20080312084135.pdfa Eno City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
Fst. t s90 (425) 771-0220
DATE: March 12, 2008
TO: Michel Construction
michelbz@nwlink.com
FROM: Jenny Readwin, Plans E4
RE: Plan Check # 2008-0105
Project: SFR
Project Address: 747 Bell Street
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 is too far and 23' lower in elevation than the corner of the garage which would
make it extremely difficult for the inspector to perforin height check. Please choose alternate
fixed datum point closer and more accessible to the property.
Minimum 36" hard surface landing is required at the bottom of the exterior stairs near the
rockery. Please note on site plan.
■ According to the site plan the garage wall joggs in on the West side. Please actual footprint
of the house on the site plan and also show patio/landing off the garage mandoor.
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 %z" x 14".
2) Please clearly show how combustion air for the two water heaters and furnace will be provided
in the mechanical room.
3) On sheet A3 please specify what the blue wall next to the kitchen sink is. I did not locate this in
the key. If this is a half wall please clearly note how the sink will be vented through the roof or
with approved loop vent.
4) 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: Theresa Umbaugh
121 5th Ave. N.
Edmonds, WA 98020
Re: Michel Residence
747 Bell St.
Edmonds, WA 98020
Plan Review # 2008-0105 EECE # EDM 08-11
Plan review number 1
Structure
Stated Area
S.F.
Basement
1131
1" Floor
2337
2'd Floor
1470
Total
4938
Garage
1376
Total
6314
Peck 2nd floor
168
Grand total
6482
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 pians 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 (V&IAQC) and energy review 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
Plan Review Number 01
EECE#: EDM 08-11
Michel Residence
2008-0105
ORDINANCE COAMENTS
Sheet A2: Basement Floor Plan
1. Please specify the required stair illumination. R303.6
2. Please note the garage slab shall slope to the main door. R309.3
3. Please specify that all the penetrations through the garage to house separation wall
shall be protected by filling the opening around the penetrating item with approved
material to resist the free passage of flame and products of combustion. The
supply and the exhaust fan will be penetrating the separations. R309.1.2
Sheet A3: i" Floor Plan
4. EOR, please add the information for the handrails for the exterior stairs at the
porch entry. Based off the site plan it appears there will be 4 risers and this requires
a handrail. 8311.5.6
5. EOR, please specify the required depth of the intermediate landing at the stair. This
shall not be Iess than 36" R311.5.4.1
Sheet A4: 2 d Floor Plan
6. Smoke alarms shall be installed outside each separate sleeping area in the
immediate vicinity of the bedrooms. One is required to be placed outside bedroom
2. R313.1
7. EOR it is not clear how the occupants will be able to get to bedroom #2. There is a
wall 9'-6" high and a linen closet blocking the bridge to the deck. Please clarify
this area.
8. EOR, please clarify how there is access to the library space. There is not any door
to get to this area. Please clarify this space.
Sheet A5: Roof Plan
9. Please clarify the drainage for the roof. It is not clear at this time. R903.4
Sheet A9: 3rd Floor Framing Plan
10. EOR, please clarify on the drawing the locations of the roof drains. It is not clear
the based off the submitted drawings.
Page 3 of 5
Plan Review Number 01
EECE#: EDM 08-11
Michel Residence
2008-0105
Sheet A 10:
11. Detail B: The detail state the rise and run will be specified on the plan. This is
important so the tread and rise are not modified during the flight that exceeds the
code requirements. Please add this information accordingly. 8311.5.3
DetailsA11:
12. Please note the infills shall be able to resist 50 psf. R301.5
Structural Comments
Sheet A9: 3T4 Floor Framing Plan
13. EOR, provide detail on the drawing for the connections of the 5.25 wide PSL and
the 3.5 PSL at the 6x6 post.
Sheet Al 1:
14. EOR, submit analysis for the rockery being purposed 7 feet heights. All retaining
wall over 4 feet must be engineered and submitted for review. R105.2
15. The drawings imply there is a geotechnical report for this project. Please submit
this upon response.
Sheet A6: Foundation Plan
16. EOR please specify the required size and reinforcement for the footing shown on
this sheet.
Sheet A7: I' Floor Framing Plan
17. EOR, please clarify the required connection of the 3-112X11 718 PSL to the I -
1/4X 11-718 Timberstrand.
18. EOR, please specify the required connection of the 2x12 to the supporting beam
(3-1/2X11-718 PSL)
Sheet A9: 3'd Floor Framing Plan
19. EOR, please submit analysis for the (2) 2x6 supporting the 5.25X 7.25 PSL each
side. Best case scenario the bearing area would be 5.25"X1.5". Provide details and
analysis at these locations.
Page 4 of 5
Pian Review Number Ol
EECE4: EDM 08-11
Michel Residence
2008-0105
20. EOR, provide detail on the drawing for the connections of the 5.25 wide PSL and
the 3.5 PSL at the 6x6 post.
Sheet S-2: Structural Details
21. Detail 7: The detail state 5/SIM. Please clarify where this information is located.
Detail 5 on this sheet does not specify what the "sim" is noting to. Please clarify
on the drawings.
22. Detail 9: EOR please clarify where the detail for the footing is located on the
drawings. All that is noted is "REFERS TO FOOTING DETAILS FOR
REINFORCEMENT" It is not clear where this information is located.
Sheet 5-2.1: Structural Details
23. Detail 1 and Detail 2: EOR please provide analysis for the basement wall with the
reinforce placement shown to support the code required design loads. IBC 1806
Sheet S-5: 2nd Floor Shear Walls
24. EOR, the drawing note a drag strut with out specifying the specifying neither the
required nailing nor the required member to use. Please modify accordingly.
Energy
Sheet P1: Project Information
25. The glazing U value does not meet the 2006 state energy code. Please modify
accordingly. WSEC 602.7.1
Ventilations and Indoor Air Quality (V&IAQC) review
Sheet A3: I" Floor Plan
26. EOR, please specify the required fan size to be used in the kitchen. WSV&IAQC
302.2.1
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.
Page 5 of 5
Plan Review Number 01
EECE#: EDM 08-11
Michel Residence
2008-0105
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.
LO
Hoyt Jeter, P.E.
President