20080219110132.pdfDATE: February 19, 2008
TO: Scott Andersen
scottandersen@cbbain.com
FROM: Jenny Readwin, Plans E aurin
RE: Plan Check # 2007-1234
Project: Jansen New SFR
Project Address: 701 6th Ave S.
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) ok
3) ok
4) ok
5) 2/19/08 See attached additional comments.See attached structural comments from city
consultant. Respond to each item in writing.
City of Edmonds
`vPLAN
REVIEW COMMENTS
BUILDING DIVISION
Fsr 3 ago
(425) 771-0220
DATE: February 19, 2008
TO: Scott Andersen
scottandersen@cbbain.com
FROM: Jenny Readwin, Plans E aurin
RE: Plan Check # 2007-1234
Project: Jansen New SFR
Project Address: 701 6th Ave S.
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) ok
3) ok
4) ok
5) 2/19/08 See attached additional comments.See attached structural comments from city
consultant. Respond to each item in writing.
I1
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
Theresa Umbaugh
121 5th Ave. S
Edmonds, WA 98020
Jansen Residence
701 6th Ave. S
Edmonds, WA 98020
Plan Review # BLD 2007-1234 EECE # EDM 07-86(2)
Plan review number 02
Structure
Area S.F.
Lower Floor
914
Main floor
2389
Upper floor
2032
Total
5335
Garage
1081
Total
6416
Storage
588
Lower Floor Patio
97
Main Floor Deck
445
Main Floor Porch
252
Master Bedroom
12
Deck
Bedroom 3 Deck
19
Bonus Room Deck
246
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.
The original comments will be written in italics if unable to verify code compliance.
SCOPE OF REVIEW
The scope of this review is for the Structural, Ordinance, Energy and Ventilations and
Indoor Air Quality requirements of this project.
Page 2 of 4
PIan Review Number 02
EECE#: EDM 07-86 (2)
Jansen Residence BLD 2007-1234
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.
Note the original comment will be written in italic if more information is required to verify
code compliance.
Ordinance Comments
Sheet A0: Cover Sheet
1. 2. Please update your residential general notes to the adopted code at this time.
The adopted is the 2006 and not the 2003. Please modify accordingly. This sheet
was not submitted with the response. As noted in the letter. Please submit this in
order to complete the review.
Sheet A7: Upper Floor Plan
2. 14.,40R please provide detail for the guards used at the open to below area. All
that is noted is the code sections and details should be provided to show
compliance. R31 Response states see sheet A11 but there is not a sheet A11. I
assume the intent is detail 1 I on sheet A7. Please clarify upon response.
Structural Comments
Sheet A0: Cover Sheet
3. 19. AOR, please modify the design data for the city of Edmonds requirements. For
example thefrost line is a minimum of 18" and not 12" as noted. Please modify
accordingly. IRC table R301.2. This sheet was not submitted with the response.
Please submit this upon the response.
Sheet A4: Lower Floor Framing Plan
4. 24. Detail 8:,40R, please specify the required connection of the blocking member
to the supporting structure in order to support the deck ledger. Nothing is specified
at this time. (Also note there is a wide flange beams where this detail occurs and
will not be bolting to any blocking) Only half of these items were corrected.
Please specify how the solid 2-1/4 TJI rim is being attached to the wall. Please add
this information to the drawings to complete the load path.
5. 27. AOR please provide a detail for the post supporting the load above on beam
mark BII (W16X40) This still has not been addressed. The post bearing on top of
Page 3 of 4
Plan Review Number 02
EECE#: EDM 07-86 (2)
Jansen Residence BLD 2007-1234
the beam is required to show positive connections and I was unable to find where
this information is specified. Please add this to the drawing.
6. 28. AOR, please specify the required size of the beam located at the guest
bedroom. The response states 4x 10 but beam B20 is a 4x 12. How are these
members being connected? Please add a detail here.
Sheet A6: Upper Floor Framing Plan
7. 35. AOR please provide a detail far the PT 2x10 back spanning to connect to the
I1-7/8 TJI joist. Also submit documentations from the joist manufacture to modify
the joist to support the deckframing. The connection at the wall should be
specified. Note live loads may act on only one portion of the member and this
connection is very important. Please add the required connection to transfer this
force. Please add this to the drawing
8. 36. Submit analysis for the deckjoist cantilevering over the beam at the deck.
Alternative live must be used and all required connections must be able to resist
this loads. Based as detail the loads will not be able to be transfer to the
supporting member. Please modify accordingly. The connection at the wall should
be specified. Note live loads may act on only one portion of the member and this
connection is very important. Please add the required connection to transfer this
force. Please add this to the drawing
9. 38.AOR, per definition the floor diaphragm is classified as having discontinuity
due to the opening in the diaphragm. There is nothing to positively tie the wings
together in a seismic event. Modify analysis and detail to address the discontinuity.
IBC 2305.2.3 ASCE table 12.3.1 item 3. ASCE 12.3.2.1. The diaphragm may tear
in seiemic event and this separate horizontal diaphragm must be positively
attached. Plywood alone does not meet this provisions. Please add strap or another
method to keep the diaphragm from tearing. Please specify a method to transfer
this force.
Sheet Al 0: Details
10. 43. Detail 9: AOR submit analysis for the A34 @ 24 "O/C to support the retaining
wall horizontal reactions. The wall must be designed for an at rest pressure, since
the wall is being braced. The design submitted assumes the top of the wall is free
to rotate. This is not the case. Please modify accordingly.
ENERGY COMMENTS
Sheet A0: Cover Sheet
Page 4 of 4
Plan Review Number 02
EECE#: EDM 07-86 (2)
Jansen Residence BLD 2007-1234
11. 44. Please update the energy note to the adopted code at this time in the project
information's. The adopted code is the 2006 editions not the 2004. This sheet has
not been submitted at this time. Please submit this with the revisions requested.
VENTILATION & INDOOR AIR QUALITY CODE (V&IAQC)
General
Sheet A0: Cover Sheet
12. 45. Please update the ventilations and indoor air quality notes to the adopted code.
The adopted code is the 2006 editions not the 2004. Sheet AO has not been
submitted with a response.
Sheet A3: Lower Floor Plan
13.46. Please specify the required fan size to use in the powder room. The drawings
have not specified this at this time. Please modify accordingly.
Sheet A5: Main Floor Plan
14. 48. Please specify the required whole house fan size in the laundry room. Whole
house fan of 100cfm does not appear to meet the Washington state ventilation
code. Please modify accordingly. WSV&IAQC 303.4.1.1
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 Jeter at (360) 874-
0562 between 8:00 a.m. and 5:00 p.m.
By -
Hoyt Jeter, P.E.
President