20071206134051.pdfaV EDo City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
FSS t s9° (425) 771-0220
DATE: December 6, 2007
TO: Patricia Brennan Architects
pbarch@earthlink.net
FROM: Jenny Readwin, Plans Ex finer
RE: Plan Check # 2007-1139
Project: Burt Addition/Remodel
Project Address: 7709 201St 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 must be a fixed point. If a utility pole is used there must be a clear reference
point (i.e. nail or spike).
You may redline plans or resubmit three (3) new site plans scaled no smaller than 1"=20' and
one on paper no larger than S Mz" x 14".
2) Show how island sink will be vented through the roof or with a loop vent as permitted by UPC
909.O.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.
b
Eagle Eye Consulting Engineers, P.S. -
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Theresa Umbaugh
121 5th Ave. N
Edmonds, WA 98020
Re: Burt Addition
7709 201st Street S.W.
Edmonds, WA 98026
Plan Review # 2007-1139 EECE # EDM 07-62
PIan Review Comment t
Structure
Stated Area
S.F.
Existing Residence
1519
Additions
362
Total
1.881
Deck first floor
145
Grand total
2026
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, Ordnance, Energy and Ventilations and
Indoor Air Quality 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
General
1. EOR, the wind analysis submitted state per the ASCE 7-02 but the adopted code is
7-05. Please modify accordingly.
Page 2 of 4
EECE#: EDM 07-62 (Plan review comment 1)
Burt Addition 2007-1139
2. EOR it is not clear how the beams loads, reactions, moments were determined
based off the analysis submitted. All that is noted is the results. Please clarify how
the loads were determined in the analysis.
3. EOR please clarify how the building weights were determined for the lateral loads.
It appears only the floor and roof dead loads were used and not the weight of the
walls. Please justify the 11.2 kips and the 10.2 kips.
Sheet A2 Foundations Plan
4. EOR, Please specify the required size and connections of the ledger noted on the
plan. It is not clear the size or how it will be connected to the structures. Please
clarify on the drawings.
Sheet A4 Roof Plan
5. EOR, it is not clear on the drawings what is supporting the 3-112X11-114 PSL
ridge beam. Please modify accordingly.
6. EOR please specify the required connections of the 5-114X116 PSL to the
supporting studs.
7. EOR, please clarify the call out for the 5-114X116 PSL. There is not a 116 PSL
size beam. I believe this is a miss print on the drawings. Please modify
accordingly.
Sheet A7 Details
8. Detail 3: EOR, please specify the maximum notch to be used for the roof joist.
This is very important for the shear at this location. NDS 3.4.2
9. Detail 3: EOR, please specify the required connections for the roof joist to the
supporting ridge beam.
Sheet A8 Details
10. Detail 2: EOR please provide analysis for the ledger to support the flora framing.
This detail is reference on sheet A2.
11. Detail 1: EOR please provide analysis for this detail. This is being used under the
post reactions as shown on sheet A4 and A2. Submit analysis to justify a footing
width of 14".
Ordinance Comments
Page 3 of 4
EECE#: EDM 07-62 ( Plan review comment 1)
Burt Addition 2007-1139
Sheet Al
12. Please correct the code information to the adopted code at this time. The 2003 is
not the adopted code but it is the 2006 international codes as amended by the state
of Washington.
Sheet A2 Foundations Plan
13. AOR, please clarify how the under floor required ventilations is being met with the
additions. The code requires one vent with in three feet of each corner. Also it
appears the existing under floor vents may be affected by the remodel and has not
been included in the foundations vent calculations. Please modify accordingly.
Sheet A3 First floor Plan
14. AOR, please show locations of the smoke alarms on the drawings. R313.2.1
15. AOR please note the required stairway illuminations as required per IRC 303.6.
16. AOR please show or not the required light activations locations at the stairway.
R303.6.1
Sheet A4 Roof Plan
17. Please clarify on the drawing how the minimum roof ventilations are being met.
R806.1
Ventilations and Indoor Air Quality Comments
Sheet A3
18. AOR please specify the required fan to be used for the kitchen. It is not clear if this
is existing and a fan is already provided or new one is required. Please add the
required fan or show locations of the exiting fan. WSV&IAQC 302.2.1
Energy Comments
Sheet A5
19. Please modify the glazing to state a maximum of U-.34. This is a change in the
state energy code July 12007,
Sheet A3 First floor Plan
Page 4 of 4
EECE#: EDM 07-62 ( Plan review comment 1)
Burt Addition 2007-1139
20. Please note exterior glazed door are to be considered windows and must meet of
exceed the glazing U factor. Please note the required U value to be used for the
glazed door not to exceed a U of .35.
Sheet A7
21. Detail 1: AOR, please modify the wall insulations to state a minimum of R21 and
not R19. R19 is not more restrictive. WSEC table 6-1
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.
By:
Hoyt Jeter, P.E.
President