20080414100914.pdft.
F
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Marie Harrison
121 5th Ave. N.
Edmonds, WA 98020
Re: Johnson Residence
8040 Cyrus Pl.
Edmonds, WA 98020
Plan Review # 2008-0176 EECE # EDM 08-19
Plan review number 01
Structure
Area S.F.
Lower floor
2503
Main floor
2503
Total
5006
arae
780
atai
5786
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, Ordinance, Energy, Ventilations and
indoor air quality (V&IAQQ 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.
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Plan Review Number 01
EECE#: EDM 08-19
Johnson Residence
2008-0176
ORDINANCE COMMENTS
General
1. Please note on the drawings that the smoke alarms shall be hot-wired with battery
back-up. 8313.2
2. Please specify the floor elevations on the drawings. Without them there is no way
to do a complete review. Please add this information to the drawings.
Sheet 3: Basement Plan
3. Per definition this floor is not a basement but considered a lower floor. Please
modify the drawings to state this.
4. Usable space under stairways shall have the walls and soffits on the enclosed side
protected with a minimum of 1/2 -Gypsum. Please add this to the drawings. 8311.2.2
5. All exterior doors shall have a minimum landing specified on the drawings
including the height of the threshold. R311.4.3
6. Architect of Record (AOR), please specify the required dimension of the
intermediated landing on the drawings. R311.5.4
7. Please specify the requited width of the stairway on the drawings.
8. Please provide a handrail detail. R311.5.6.2.
9. Smoke alarms shall be installed outside each separate sleeping area in the
immediate vicinity of the bedrooms. Please add this to the drawings. 8313.2
10. All rooms that have a closet must be considered a sleeping room. Please add the
required egress window out of media space. R310
11. AOR, please specify the hot water tanks shall be strapped to resist lateral
displacement as required per M1307.2.
12. All exterior doors shall have a minimum landing specified on the drawings
including the height of the threshold. 8311.4.3
Sheet 4: Main Floor Plan
13. Please specify the required stair illumination on the drawings. R303.6
Page 3 of 6
Plan Review Number 01
EECE#: EDM 08-19
Johnson Residence
2008-0176
14. Please specify the required light activation at the top and bottom of the stairs, per
R303.6.1.
15. 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
16. All exterior doors shall have a minimum landing specified on the drawings,
including the height of the threshold. R311.4.3
17. Smoke alarms shall be installed outside each separate sleeping area in the
immediate vicinity of the bedrooms. R313.2
Sheet 6: North & South Elevations
18. Provide a detail of the flashing at the roof/wall and ridge locations. R703
Sheet 8: Roof Plan
19. AOR, please clarify on the drawing the required roof ventilations with analysis.
The ventilation shall be 1/150 the roof area. I was unable to determine this from
the drawings. Since there are manufacture trusses shown there appear there will be
attic space some where. It is not clear based off the submitted information's. R806
20. Provide attic access size & location. R807.1.
21. AOR, please specify the locations of the roof drains and their required size. R
903.4
Sheet 9: Cross Section
22. Wood siding, sheathing and wall framing on the exterior of the building have
clearance less than 6 inches from the ground shall be protected against decay. The
details do not specify what the clearance will be. Please modify accorindly.R319.1
23. Based off the stair configurations and the height noted the minimum head
clearance of 6'8 will not be met. Please modify accordingly. 8311.5.2
Structural Comments
General
24. Please provide a key plan for the structural design. It is not clear which beam is to
be used where or where each shear wall is to be placed. For example, where is
Page 4 of 6
Plan Review Number 01
EECE#: EDM 08-19
Johnson Residence
2008-0176
beam mark 08-156 13B located? Please submit a key or some other method to see
which beam design is for what beam upon response.
25. Please provide key plan for the foundations design. It is not clear, based off the
submitted information which footing this is located in order to check the vertical
loads.
26. It appears the table for the footing was taken from the CRSI manual. Please clearly
show which part of this table is being used and submit analysis to justify the
footing shown on the drawings.
27. Please specify the nailing of new,floor and roof diaphragm. Table IRC
503.2.1.1(1)
28. Please specify the species of lumber that will be used on the drawings.
Sheet 7: Floor Joist Layout
29. Since multiple studs are being used for the post the required top and bottom
connections should be specified including how the studs will be attached. Please
modify the drawings accordingly.
30. Please specify the required post to beam connection on the drawings.
31. Please specify the required beam to be used on the drawings.
Sheet S: Roof Plan
32. Please specify the required post to beam connection on the drawings.
33. Please specify the required beam to be used on the drawings.
34. Per definition the roof diaphragm is classified as a horizontal irregularity. Analysis
has not considered this. Please modify accordingly. ASCE 12.3.2.1 and Table 12.3-
1
Sheet 9: Cross Section
35. Please specify the required post -to -foundation connection at all load-bearing posts.
Nothing is specified just schematically shown. This should be on the drawings in
order to complete the review. R407.3
36. Please submit sheet S 1 sheet as noted in the cross section.
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Plan Review Number 01
EECE#: EDM 08-19
Johnson Residence
2008-0176
37. EOR, the analysis submitted state a reaction of 569 pound per foot of wall shall be
resisted at the top. But the drawings do not specify the required connections.
Submit detail and analysis to resist this design force on the drawings.
38. EOR, please specify the required hanger on the drawings to support the design
forces.
39. Provide analysis for straight bar embedment for the wall shown. Based off the
depth of the footing a 90 degree should be provided unless analysis can be shown
per ACT that straight bar embedment will support the required design forces.
Sheet 10: Cross Section
40. Please specify the required beam to post connections on the drawings.
41. The code requires a 90 degree hook of the vertical reinforcement into the footing.
The detail does not specifies this nor state this.
Sheet 11: Details
42. Please specify the required post -to -foundation type of connection at all posts.
There are different ones noted for the same conditions. Please note the required one
to use. R407.3
43. The drawing states compact fill dirt as required. The drawings should specify when
this is required and what the compactions shall be. Please modify the drawings
accordingly.
Energy Comments
General
44. Please add to the drawing the required slab on grade per the state energy code.
WSEC 502.1.4.8
45. Please specify the required U value for the doors. WSEC 602.6.2
Sheet 9: Cross Section
46. The insulations specified for the roof does not meet the 2006 state energy code.
This is limited to 500 square feet. Please modify accordingly. WSEC table 6-1 foot
note 2 and foot note 3.
Ventilations and Indoor Air Quality Comments
Page 6 of 6
Plan Review Number 01
EECE#: EDM 08-19
Johnson Residence
2008-0176
Sheet 3: Basement Plan
47. Please clarify the required ventilations for the room label media room. This is
required to have either natural venations or mechanical ventilations. Please modify
the drawings accordingly. WSV&IAQC 302.5.3 8303.1 exception 1
48. Please specify the required fan size for the bathroom. WSV&IAQC 303.3.2
Sheet 4: Main Floor Plan
49. Please specify the required fan size for the bathroom. WSV&IAQC 303.3.2
50. Please specify the required whole house fan noted in the mud room. WSV&IAQC
303.3.4
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 am. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President