20071121085128.pdfo� Ebro City of Edmonds
'01�'tI PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: November 21, 2007
TO: Norco Construction
FAX 360-654-0881
FROM: Jenny Readwin, Plans E ami
RE: Plan Check # 2007-0902
Proj ect: SFR
Project Address: 9725 227th Place SW
During re -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) ok
2) 11/21/07See attached addition comments for City Consultant. 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@centurytel.net
360 874 0562
Fax 360 874 0591
To: Jerry & Virginia Lowe
121 5th Ave. N
Edmonds, WA, 98020
Re: Lowe Residence November 8, 2007
9725 227th PL SW
Edmonds, WA, 98020
Plan Review # 2007-0902 EECE # EDM 07-34 (2)
Second Comment letter
Structure
Stated Area
sx.
First floor
2076
Second floor
878
Total
2954
Garage
720
Total
3674
overed Knq
24
rand total
3698
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 Structara4 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 COMMENTS
Sheet 6: Upper Floor Framing
Page 2 of 4
EECE#: EDM 07-34 (2)
Lowe Residence 2007-0902
1. 6 EOR, please sped the required connections of the 5-1/4X5-114 PSL column to
the 5-114X16 PSL beam. The column cap was not specified on the drawings. Please
add this to the drawings.
2. 7. EOR, please specify the connections of the (3) 2x6 column to the 5-1/4X16 PSL
beam. Nothing is specified at this time. This still has not been added to the
drawings. Please clearly add this information to the drawings.
3. 8. EOR, please sped 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. This still has not been added to the drawings. Please clearly add this
information to the drawings
4. 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. The analysis submitted only looked at
vertical loads and not lateral loads. The double studs must be checked for all load
combinations. Please submit this on the response.
5. 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. There is still
not a detail specified on how all the lateral and vertical loads are going to be
transferred due to this change in diaphragm. Please provide details and analysis for
all the required load transfer.
Sheet S: Details & Sections
6. 12. Deck Detail: Please sped the required connection of the Scab ties on the
drawings. If this detail is not applicable please remove or cross off the set. All
items that do not apply to the project should be removed.
7. 13. Deck Details: Nails cannot be used for the ledger of deck construction. Please
modem detail accordingly. R502.2.1 If this detail is not applicable please remove or
cross off the set. All item that do not apply to the project should be removed
S. 14. Please note that reinforcement steel shall have a 90 degree hook on the wall to
footing. R403.1.3 Drawing still has not been modified as required per code. Please
modify and resubmit the drawings.
9. 15. Stair detail • EOR, please sped the required connection of the stair stringer
to the supporting beams. Nothing is specified at this time. EOR please submit
analysis for the L70 to support the design loads. It appears based off the span that
the loads will be exceeded if this angle clip is used. Submit analysis to justify. (The
stairs are not dimension so I had to scale it. Please add the dimension and submit
the analysis)
Page 3 of 4
EECE#: EDM 07-34 (2)
Lowe Residence 2007-0902
Illafflik,rx'41- W1
Sheet 3: Main Floor Plan
10. 1 b. Please show the location of the low roof attic space. Each separate attic space
must have a minimum sized access. R807. This does not appear to be modified on
the drawings. Please modify accordingly.
Sheet 5: Foundation Plan
11. 19. The drawings do not show underfloor vents within three feet of each corner.
Please mod6 accordingly. This still has not been modified on the drawings.
Please modify accordingly at all locations.
Sheet 6: Upper Floor Framing
12.20. 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. The
drawings still do not show how the minimum roof ventilations will be met. All that
is noted is'/2 at roof jacks or ridge and'/2 at bird blocks. How many roof jacks will
be provided? How many bird block holes will be used? More information is
required to be added to the drawings in order to verify code compliance. R806
Sheet 7: Roof Framing
13.21. Please clam how the minimum roof ventilation is being met on the drawings.
Please modem accordingly. R806 The drawings still do not show how the
minimum roof ventilations will be met. All that is noted is %z at roof jacks or ridge
and'/2 at bird blocks. How many roof jacks will be provided? How many bird
block holes will be used? More information is required to be added to the drawings
in order to verify code compliance. 8806
ENERGY COMMENTS
Sheet 8: Details & Sections
14.24. Please modf the energy table to match the current state energy code. This has
changed as of July 12007. The items checked to be used for this house is not
correct. The IRC has removed occupancy but the state energy code has not. This
structure is an R3 not a RI or R2. R1 is for hotels, motel and hotel general used for
primary for transient in nature. R2 is apartment, dormitories not used transient.
Please modify the drawings accordingly.
VENTL4LTIONS AND INDOOR AIRQUALTTY COW4ENTS (V&IAQC)
Page 4 of 4
EECE#: EDM 07-34 (2)
Lowe Residence 2007-0902
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 a.m. and 5:00 p.m.
I:
Hoyt Jeter, P.E.
President