20071019104434.pdfo� EDO City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
.(425) 771-0220
DATE: October 19, 2007
TO: Norco Construction
FAX 360-654-0881
FROM: Jenny Readwin, Plans E amin
RE: Plan Check # 2007-0902
Project: SFR
Project Address: 9725 227�h Place 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.
9 Show the roof outline
■ Label all bumpouts (i.e. fireplace)
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 %" x 14".
2) 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
hoytjeter@oenturytel.net
360 874 0562
Fax 360 874 0591
To: Jerry & Virginia Lowe
121 5th Ave. N
Edmonds, WA, WA 98020
Re: Lowe Residence
9725 227th PL SW
Edmonds, WA, WA 98020
Plan Review # 2007-0902
Structure
Stated Area
S.E
First floor
2076
Second floor
878
Total
2954
Garage
720
Total
3674
overed Knq
24
rand total
3698
September 19, 2007
EECE # EDM 07-34
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, Ordinance, Ventilations and Indoor Air
Quality and, Energy 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.
STRUCTURAL CONBMNTS
Sheet 5: Foundation Plan
Page 2 of 4
EECE#: EDM 07-34
Lowe Residence
1. Engineer of Record (EOR), please specify the required footing size at the left end
wall under the post shown. The size of this footing is not clear.
2. EOR, please clarify the TH truss specified as a T3I 250. This joist is not in the truss
joist catalog to check capacity. Please modify to state the joist that will be used per
published data or submit ICC report of the joist specified in order to check that it
will support the design loads.
3. EOR, please provide calculations that the perimeter footing will support the point
loads from the girder beam.
4. The analysis submitted for the 42X42X12 footing states 6 #4 required but the
drawings state 5#4. Please clarify why a smaller reinforcement is specified than the
analysis requires.
5. Please submit an analysis for the 24X24X10 footing. This was not in the analysis
submitted. Per check analysis it appears 4#4 are required, not 3#4 as specified on
the drawings. Please justify footings at this location.
Sheet 6: Upper Floor Framing
6. EOR, please specify the required connections of the 5-1/4X5-114 PSL column to
the 5-114X16 PSL beam.
7. EOR, please specify the connections of the (3) 2x6 column to the 5-114X16 PSL
beam. Nothing is specified at this time.
8. EOR, please specify the required connection of the 3-112X5-113 P -lam column to
the different beams framed into it. It is not clear what the required connections will
be.
9. EOR, please provide an analysis for the 6X12 beam supporting the hip master
truss.
10. EOR, please note (3) 2x6 shall also be at the other end of the 6X12 or submit an
analysis to justify that it is not required.
11. Please provide a detail between the low roof and the upper framing floor. It is not
clear how this is going to be built in order to complete the review.
Sheet 8: Details & Sections
12. Deck Detail: Please specify the required connection of the Scab ties on the
drawings.
Page 3 of 4
EECE#: EDM 07-34
Lowe Residence
13. Deck Details: Nails cannot be used for the ledger of deck construction. Please
modify detail accordingly. R502.2.1
14. Please note that reinforcement steel shall have a 90 degree hook on the wall to
footing. R403.1.3
15. Stair detail: EOR, please specify the required connection of the stair stringer to the
supporting beams. Nothing is specified at this time.
ORDINACE COMMENTS
Sheet 3: Main Floor Plan
16. Please show the location of the low roof attic space. Each separate attic space must
have a minimum sized access. R807
17. Please dimension the space in front of the WC in the powder room to meet the
minimum of 21" clearance. Figure 8307.1
18. Please dimension the intermediate landing on the drawings. R311.5.4
Sheet 5: Foundation Plan
19. The drawings do not show under floor vents within three feet of each corner.
Please modify accordingly.
Sheet 6: Upper Floor Framing
20. The drawings do not clearly show how the roof area will meet the minimum
ventilation requirements as required per code. Please clarify on the drawings.
Sheet 7: Roof Framing
21. Please clarify how the minimum roof ventilation is being met on the drawings.
Please modify accordingly. R806
22. Please clarify the drainage for the roof system. I assume there will be gutters and
downspouts but the drawings do not show this. Please modify accordingly.
Sheet 8: Details & Sections
23. Please modify the tub and shower note to state 72" and not 70 ". R307.2
ENERGY COMMENTS
Sheet 8; Details & Sections
Page 4 of 4
EECE#: EDM 07-34
Lowe Residence
24. Please modify the energy table to match the current state energy code. This has
changed as of July 1 2007.
VENTIALTIONS AND INDOOR AIRQUALTIY COMMENTS (V&IAQC)
General
25. Please clarify the locations and the minimum sizes of the whole house fan on the
drawings. I was unable to find where this information was specified.
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 a.m. and 5:00 p.m.
U-12
Hoyt Jeter, P.E.
President