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City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 3, 2007
TO: Landsverk Quality Homes
Lgh.inc@comcast.net
FROM: Jenny Readwin, Plans Ex in
RE: Plan Check # 2047-0860
Proj ect: SFR
Project Address: 9007 196th Street SW
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) Please add the following information to the site plan.
■ Datum point 85' off the property point will be impossible for the building inspector to
perform height verification inspection. Please choose alternate datum point and specify
elevation (i.e. top of fire hydrant, ect.).
■ Clearly label covered porches. The one off the living room is covered by some working
You may redline plans or resubmit three (3) new site plans scaled no smaller than 1 "=20' and
one on paper no larger than 8 %2" x 14".
2) Show how island sink will be vented through the roof or with a loop vent as permitted by UPC
909.0.Air admittance valves are not permitted unless first approved by the Building Official
under and alternate method per UPC 301.2.
3) See attached structural comments from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO BOX 523
Olalla, WA 98359
hoyqeter@centurytel.net
360 874 0562
Fax 360 874 0591
211
To: Duane Landsverk J° ,-
21118 66th Ave. W
Lynnwood, WA, WA 98037
Re: Landsverk Quality Homes, Lot 1 c .OSt Q( �ot4o5 �
9007 196TH at SW Lot 1
Edmonds, WA, WA 98020
Plan Review # 2007-0860
Structure
Arca S.F.
Main Floor
2968
Total
2968
Garage
726
Total
3694
Porch off living
room
180
Patio/porch @
n
316
nand total
4190
9/19/2007
EECE # EDM 07-31
The above referenced project is in the process of plan review for compliance with
Edmonds ordinances and applicable codes. The following comments,
deficiencies/corrections must 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 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.
Page 2 of 5
EECE#: EDM 07-31
Landverk Quality Homes, Lot 1
ORDNANCE COMMENTS
General
1. Please note on the drawing the method to prevent water from accumulating behind
the wall. R703.1
Sheet 2: Floor Plans
2. All rooms that have a closet must be considered a sleeping room. Therefore please
modify the den room to meet the sleeping room requirements. For example smoke
alarms and egress requirements. R313.2 and 8310
3. The furnace and water heater room is considered part of the garage since the door
is not a separation. All penetration from the garage must have the opening filled
with an approved material that will resist the free passage of flame and product of
combustions. Please note this on the drawings. R309.1.2
Sheet 3: Foundation Plan
4. Based off the layout of the foundation system, there is not cross ventilations with at
least one vent installed with -in three feet of each comer. Either modify the crawl
space ventilation to use 1 over 150 or install one with -in 3 feet of each corner as
required per code.
5. Please specify the required slope of the garage slab on the drawings. R309.3
Sheet 5: Roof Plan
6. It is not clear how 50% to 80% of the roof ventilation is in the upper third of the
roof. Please clarify how this is met in order to use 1/300 to determine the minimum
roof ventilations. R806
Sheet 6: Details
STRUCTURAL COMMENTS
General
7. Please add the required nailing table on the drawings. This has been modified from
the 2003 code and should be added to the drawings to show the nailing that is
required. Only the pertinent information that applies to this project should be
clearly identified on the drawings. Table 602.3
Page 3 of 5
EECE#: EDM 07-31
Landverk Quality Homes, Lot 1
8. Please provide a key plan for the analysis of the beams. All that is noted is worse
case but it is not clear how the worse case was determined. Please submit this on
the response.
9. Engineer of Record (EOR), it appear the lateral design used a story height of 8 feet
but the drawings specify the height is 9 feet. Please resubmit analysis with a height
of 9 feet as shown on Sheet 1.
10. Please label on the drawing that the bottom chord of the trusses roust be designed
for a live load of 20 PSF. IRC table 8301.5
Sheet 2: Floor Plans
11. The garage header is supporting a point load from the girder truss that has not been
included in the design of this header. Please clarify on the response.
12. Please modify the header beam at the PF/S shear wall to meet the minimum depth.
4X10 does not meet these requirements. Please modify accordingly. IBC figure
2309.3.2
13. Please specify the required connection of the 4x4 post to the footing and at the top
supporting the 4x8 beams.
14. EOR, please provide a detail how the 4x8 porch beam is being supported at the
exterior walls. Currently there is not any method for this support.
Sheet 3: Foundation Plan
15. The drawings do not show any method to connect the beam to the supporting post.
A positive connection is required to be added to the drawings to prevent lateral
translations. Please add this information to the drawings.
16. EOR, please submit analysis for the 4x10 crawl space beam.
17. EOR, it appear based off the roof framing and floor framing the corner footing at
the family room will not support the required design loads. Submit analysis to
justify.
18. EOR, please provide analysis for the wall typical footing support for the post
supporting the girder truss at the perimeter wall. One side a 3000x13 footing is
noted but not the other side. Analysis is required.
Sheet 4: Floor Framing Plan
19. EOR, please provide a detail at the intersection of the triple joist, double joist and
the girder beam at the nook area.
Page 4 of 5
EECE#: EDM 07-31
Landverk Quality Homes, Lot 1
20. Please note on the drawing that the joist shall lap a minimum of 3" and must be
nailed together with a minimum of 3 10D. R502.6.1
Sheet 5: Roof Plan
21. EOR, please provide a detail at the covered porch and the living room to show
how this will be framed to transfer the design forces. It is not clear how this will be
built based off the drawings submitted.
22. EOR, please provide a detail at the gas fireplace area. It is not clear how this area
will be supported.
Sheet 6: Details
23. Detail A4: EOR, please specify the required connection of the 514X4 cleats to the
post and the beams. This is required to be specified on the drawings.
24. Detail A5: The code states the maximum unbalanced fills shall not exceed 4 feet.
The reason for this is the soil on the passive side is resting the forces and shall not
be sloped away as shown. Modify the detail to show level back fill so the
maximum 4 feet is not exceeded. R404.1.4
25. Detail A5: Please specify the reinforcement for the wall shown not just the table to
use. How is the contractor going to determine the classification of the soil or know
what reinforcement to use? Modify the drawings accordingly.
26. Detail A: Please specify the required connection at the top of wall. The top of the
wall is required to be supported to use IRC provisions. R404.1.3
27. Deck Detail: Provide analysis for the deck guard to transfer the code required
forces. There is no information how this will be connected to transfer the forces.
Sheet 7: S1: Structural Notes
28. EOR, please modify the shear wall required washer to be a 3x3xl/4 not 3116. The
code required the washer to be a minimum thickness of .229 inches. IBC 23 05.3.11
and R602.11.1
ENERGY COMMENTS
Prescriptive method used:
No comment at this time
VENTILATIONS AND INDOOR AIRQUALTIY COMMNETS
Page 5 of 5
EECE#: EDM 07-31
Landverk Quality Homes, Lot 1
Sheet 2: Floor Plans
29. Please specify the required whole house fan size based off number of bedroom and
square feet of habitable space for this house. Nothing is specified to meet the table
in the code. Please add this information to the drawings. ( Please note the den room
must be considered a bedroom room)
30. Please specify the required fan size in the master bathroom. Nothing is specified at
this time. ( Alternative note that 50 cfm ass typical on the drawings)
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 Teter at (360) 874-
0562 between 8:00 a.m. and 5:00 p.m.
LO
Hoyt Jeter, P.E.
President