200707241625320560.pdfBuilding Division
DATE: July 24, 2007
TO: Debbie Guenther
20902 67th Ave NE #332
Arlington, WA 98223
FROM: Jenny Readwin, Plans Examiner
RE: Plan Check# BLD 2007 0560
Project: SFR
Project Address: 1043 Grandview St
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please redline plans or submit two (2) sets of revised
plans/documents (affected sheets only) with a written response to each of the items below to a Permit
Coordinator.
1) See attached comments from city consultant. Please respond to each item in writing.
L/Tem p/DST/Forms/transmittal10/03
t
Eagle Eye Consulting ,Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@ce6turytel.net
360 874 0562
Fax 360 874 0591
To: JoAnne Zulauf
121 5th Ave. N
Edmonds, WA 98020
Re: Hodel residence
1043 Grandview St.
Edmaons, WA 98020
Date: June 12, 2007
Plan Review # 2007-0560 EECE # EDM 07-22
Structure
Stated Area
S.F.
Main floor
1650
Upper floor
1575
Total
3225
Garage
830
Total
4055
Covered Area
299
Grand total
4354
The above referenced project is in the process of plan review for compliance with
Edmonds ordinances and applicable codes. The following comments,
deficiencies/correctionsmust be addressed prior to completion of plans review and
subsequent issuance of permits.
Provide revised plans and calculations along with a written response to each of the items
listed below to facilitate a shorter back -check time.
SCOPE OF REVIEW
The scope of this review is for the Ordinance, Energy, Ventilations & Indoor Air Quality
and Structural requirements of this project.
All features were checked only to the extent allowed by the submittals provided. All
portions of this project are assumed to meet or will meet other departmental requirements,
conditions and concerns before permit approval.
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General
Page 2 of 4
EECE4: EDM 07-22
Hodel, residence
1. Please show the required stairway illumination on the drawings. I was unable to
determine this from the drawings.
Sheet A4 RROF FRAMING PLAN/FOUNDATION PLAN:
2. Foundation vents shall be within 3 feet of each corner. The plan currently does not
reflect this, please modify accordingly. R408.1
3. Architect of Record (AOR), please note the garage slab shall slope to the main
door. R309.3
4. AOR, please note the furnace duct shall be a minimum of number 26 gage. 8309.1
Sheet A5 UPPER FLOOR PLAN/MAIN FLOOR PLAN:
5. AOR, please add a smoke alarm giving access to bedroom 4. R313
6. AOR, please show the required interior and exterior illumination as required per
R303.6. R303.6
7. AOR, please specify the windows at the covered porch next to the door shall be
safety glazed. R308.4
8. AOR, please provide information for the winder stair as required per R311.5.8
STRUCTURAL COMMENTS
General
9. Engineer of Record (EOR), the area used in the lateral analysis appears not to
match this structure. Please clarify how the areas used in the lateral analysis were
determined in order to calculate the required base shear for lateral load transfer.
10. EOR; please provide a lateral analysis for the horizontal diaphragm. This was not
in the submitted documents. How was the nailing information determined? Please
submit this on the response.
Sheet A7 LEFT & RIGHT ELEVATION:
11. AOR; please provide a detail for the required connection of the brick veneer. The
brick veneer will be over 4 feet above grade and details are required to show how
the forces will be transferred. Detail 21 on sheet A3 is for walls under 4 feet and
all that is specified is to adhere the stone veneer to the wall. Please modify the
detail accordingly to show the required connections.
Page 3 of 4
EECE#: EDM 07-22
Hodel, residence
Sheet A2 DETAILS:
12. Detail 3: Toe nailing cannot be used to transfer more than 150 plf. Detail 3 is
specified where this force will be exceeded. Please modify accordingly. IBC
2305.1.4
13. Detail 5: Toe nailing cannot be used to transfer more than 150 plf. Detail 5 is
specified where this force will be exceeded. Please modify accordingly. IBC
2305.1.4
Sheet A4 ROOF FRAMING PLAN/FOUNDATION PLAN:
14. AOR, specify the required connection of the double joist at the crawl space at
footing mark FTGO1. Note, uplift forces will be applied due to alternate loading
combinations.
15. EOR, please specify the required connections of the 2x8 ledger at the porch.
R502.2.1
Sheet A5 UPPER FLOOR PLAN/MAIN FLOOR PLAN:
16. AOR, please provide a detail for the connection of the intersections of 5-1/8 X 15
and 5-1/8X 10-1 /2 bearing on the supporting 5 -1/8X 13 -112 glu-lam beam in the
garage. The joist depth is 9-1/2 and the glu-lam has a different depth. Please
modify accordingly.
17. AOR, please provide a detail at the LRP panel in the garage for the 5-1/8X18 and
the 6X12 beams. Due to the different depths and the transfer of the lateral shear
forces a detail is required to show the load transfer to act as assumed per APA
report TT -074.
18. AOR, please specify the required connection of the 5-1/8X 13-112 to the 4x6 post
in the garage wall. All post to beam connections shall be specified to prevent
lateral displacement. Please modify accordingly.
19. EOR, please specify the required hold-down at the P1-3 shear wall at the fireplace
at the family room.
20. AOR, please provide a detail s at the diagonal beam (3-1/8X12 dropped) and the 3-
112X9. The dropped beam is also supporting 2X12 joists and there is difference in
depth at this location. Please clarify the required connections at this location on the
drawings.
Page 4 of 4
EECE#: EDM 07-22
Hodel, residence
21. It appears, based off the lateral loads and the dead load at shear wall mark P1-2 at
the play room, hold-downs are required. Please specify the hold-downs or justify
by analysis that this is not required.
22. EOR, the shear wall at the covered porch does not meet the minimum required per
code. Provide an analysis to justify. IBC 2305.3.3
Sheet A8 BUILDING SECTIONS "X'& "B":
23. EOR, please specify the required anchor bolt spacing on the plan as noted in the
shear wall schedule note 7: I was unable to find where this was specified on the
drawings.
ENERGY COMMENTS
Prescriptive method used.
No comment at this time.
VENTILATIONS & INDOOR AIR QUALTIY COMMENTS (V&IAQC)
No comment at this time
Additional corrections may be required following receipt of corrections and additional
information as requested.
Your plans are being reviewed concurrently with the Building Department, Fire
Department, Zoning Department and Public Works Engineering. Changes, clarifications
or additional corrections may be required subsequent to the Building Department plan
review when comments are received from the other concerned departments.
Should you have any inquiries regarding this letter, please contact Hoyt Jeter at (360) 874-
0562 between 8:00 am. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President