20080327094332.pdfEagle Eye Consulting Engineers, P.S.
PO Box 523
01alla, WA 98359 �^
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Marie Harrison
121 5th Ave N
Edmonds, WA 98020
Re: Graves Renovation
23226 Humber Lane
Edmonds, WA 98020
Plan Review # 2008-0190 EECE # EDM 08-22
Plan review number 01
Structure
Area S.F.
Existing 1St Floor
1335
New 1St Floor
525
Total
1860
Lxisting Garage
452
rand total
2312
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 Ordinance, Structural, Energy, Ventilation and
Indoor Air Quality Comments (V&L4QC) 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.
ORDINANCE COMMENTS
Sheet A2Foundation/ Main Framing
1. Please correct the reference to match the adopted code. The sections number
shown appears to match the old UBC code and not the adopted international codes
Page 2 of 3
Plan Review Number 01
EECE#: EDM 08-22
Graves Renovation
2008-0190
Sheet A3 First Floor Plan
2. Please specify the egress window out of the new master bedroom.
3. Please show the locations of the existing smoke alarms in the bedrooms. If there is
not one then one must be added. R313
4. Please add a smoke alarm giving access to the sleeping room. 8313
5. Please note the existing windows in the sleeping room are operable for egress
requirements. If this is not the case then the window must be changed to meet the
egress requirements.
6. 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. R309.1.2
Sheet A4 Roof Framing Plan
7. Please clarify the drainage of the roof. Where are the downspouts.
STRUCTURAL COMMENTS
Sheet A3 First Floor Plan
8. The drawings only show shear walls on three sides. Submit engineering analysis
for three side diaphragms supported or note which wall on the interior is a shear
wall. Based off the width a shear wall has to be placed on the inside and extend to
the roof diaphragm. Please modify accordingly.
Sheet A4 Roof Framing Plan
9. Please provide a detail at the ridge to show how the 2x12 joist will be supported at
the ridge.
10. All beams shall have a positive connection at the supporting post. Please specify
the required post to beams connections. This included multiple stud post.
11. Please submit analysis for the 6x8 ridge beam to support the design loads.
12. Please clarify the support on the inside of the structure for the 6x8 ridge beam. It is
not clear what will be supporting this member. If a post is added here it will fall
with in the hall way. If the 6x8 is cantilevering over the inside wall the beam will
be overstress. Please clarify this area.
Page 3 of 3
Plan Review Number 01
EECE#: EDM 08-22
Graves Renovation
2008-0190
Sheet A7
13. Please note the plate washer shall be a minimum 3 x 3 x .229" at all anchor bolts.
R602.1 I. I. and IBC 2305.3.11
Sheet A8 Structural Notes
14. The drawings state to use the IBC 2003 which is not the adopted code. The adopted
code is the 2006. Please modify accordingly.
15. The drawings state SRC/SRB. I assumed this is referencing the Seattle building
code. This code is only approving to be used in Seattle and not the city of
Edmonds. Please modify accordingly.
Sheet AS 1 Details
16. Please clarify where details 1, 2, 3, 4, 12 and 11. None of these are referenced on
the plan. Please clarify where these are to be built in order to check these details.
Energy
Sheet A2 Foundation/ Main Framing
17. Please modify the energy code notes to match the state energy code. The maximum
U value for the window shall not exceed .35. The older state energy code had this
at .4. ( The glazing schedule notes the correct U value but the notes do not).
V&IAQ Comments
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.
By:.`
Hoyt Jeter, P.E.
President