20080418094150.pdfEagle Eye Consulting Engineers, P.S.
PO Box 523 1A N11L
Olalla, WA 98359 ,
hoytjeter@centurytel. net
360 874 0562
Fax 360 874 0591
To: Marie Harrison
121 5th Ave N
Edmonds, WA 98020
Re: Lovell Residence
7425 Braemar Drive
Edmonds, WA 98020
Plan Review # 2008-0258 EECE # EDM 08-29
Plan review number OI
Structure
Stated Area
S.F.
Existing Main Floor
2220
New Upper Floor
876
Total
3096
xisting Garage
790
otal
`886
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, V&IAQC and Energy
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 l
General
1. Please clarify on the drawings the required roof ventilations. I was unable to
determine this from the drawings. R806
Page 2 of 5
Plan Review Number 01
EECE#: EDM 08-29
Lovell Residence
2008-0258
2. Please provide the required attic access size & location on the drawings. It was not
clear where this information's is specified. R807.1.
3. Architect of Record (AOR), please specify the locations of the roof drains and their
required size. It was not clear where this information was specified on the
drawings. R 903.4
4. Please clarify if there will be a washer and dryer installed in this house. This is
important to make sure the dryer is properly vented to the exterior. M1502.2
/�/
Sheet A-1 Existing Plan .rS �'rt/� Z'Jr lfA�� '
5. Please specify the required stair illumination on the drawings. R303.6
6. Please specify the required light activation at the bottom of the stairs, per R303.6.1.
7. Usable space under stairways shall have the walls and soffits on the enclosed side
protected with a minimum of 1/2 -Gypsum. There is a door shown from the Reading
room that will have useable space under the stairs. Please add this to the drawings.
R311.2.2
8. Please provide a handrail detail for the new stairs. R311.5.6.2. 1/taut4k ft401- 0"I//
9. Please clarify the locations of the smoke alarm on this level. One is required on
each level. R313.2 item 3
10. Please clarify how the hot water tank will be vented to the exterior with the new
additions.
Sheet A-2 Second Floor Edition/ South Elevation
11. Please specify the required smoke alarm in the sleeping rooms. R313
12. AOR please specify the hot water tanks shall be strapped to resist lateral
displacement as required per M1307.2.
13. Please clarify how the new window will meet the egress requirements per code.
Please modify the drawings accordingly. R310
14. Please add guard details for the porch off the upper floor bedrooms to show code
compliance. R312
15. Please specify the required light activation at the top of the stairs, per R303.6.1.
Page 3 of 5
Plan Review Number 01
EECE#: EDM 08-29
Lovell Residence
2008-0258
Sheet A-4 North and East Elevations
16. Please specify that the chimney shall extend a minimum of 2 feet above any
combustible material within 10 feet measured horizontally. Table R1003.1
Sheet 10 of 14 Typical Garage Foundation
17. Crawl space ventilation shall be a maximum of 3' from the comer. R408.2.
Sheet E-1 Electrical Plan and Notes
18. Please note on the drawings that the smoke alarms shall be hot-wired with battery
back-up. R313.2
STRUCTURAL COMMENTS
General — %VVI& �ndwt�•�- Pl�'^..rc•r/�d yg ��
19. Engineer of Record (EOR), please specify the required anchorage of the truss to the
supporting structures. The IBC required the register design professional to specify
this. IBC 2303.4.1.6
20. AOR, please note on the drawings that the bottom chord for the truss shall be
design for a live load of 20 psf. IBC table 1607.1 R301.5
21. Please specify the nailing of floor diaphragm. Table IRC 503.2.1.1(1)
Sheet A-4 North and East Elevations
22. Please clarify on the drawings what is supporting the covered deck framing. It was
not clear the vertical support for this area based off the submitted drawings. Please
modify showing the post, girders, connections, etc in order to complete the review.
,Sheet 10 of 14 Typical Garage Foundation
23. There is no information for the attachment of the deck ledger. Please add this
information to the drawing. R502.2.2
Sheet S-1 Floor Framing Plan and Notes
24. Please specify the required connection of the floor joist to the supporting beams.
25. Sections BB: Please specify the required new strap noted in this details.
Page 4 of 5
Plan Review Number 01
EECE#: EDM 08-29
Lovell Residence
2008-0258
26. Section AA and BB: Please specify the required connection of the roof overhang.
All this is noted is schematically the framing with out any information's for the
member size, connections, etc. Please modify accordingly.
27. EOR, please provide analysis for the existing beam to support the floor framing
and the roof framing above. Based off the span and assuming ET species it appear
the beam will not support the design loads. Submit analysis to justify. (This also
should include the post.
28. Please provide a detail at the new second floor wall bearing on the exiting joist. It
is not clear how this will be constructed based off the drawings submitted.
Sheet S-2 Existing Roof -Part Plan
29. Note 2: Please specify on the drawings where this note shall apply. All that is noted
as required but the information where this shall be used should be specified.
30. Note 3: Please specify where this shall be used. All that is note where it is
appropriate. The design drawings should clearly note where this shall be used in
order to complete the review.
Sheet S-3 Structural Details
31. Please modify the shear wall schedule to clear note single 3X for SW -3. Double 2x
are not approved by the code for nails spacing of 2" OIC. IBC 2306.4.1 footnote e
32. Please add to the drawing the required collector elements for the interior shear
wall. This is required to collect the horizontal diaphragm forces and drag it into the
vertical shear wall. Please modify accordingly.
33. EOR, there appear to be no vertical lateral resisting for the cantilever floor system
over the existing porch. It is not clear in the analysis how the was accounted for.
This is for grid line A in the analysis submitted. Please clarify in the analysis and
on the drawings how the horizontal lateral forces will be resisted based off this
layout.
VENTILATION & INDOOR AIR QUALITY CONTROL COMMENTS
General
34. Since more than 500 square feet is being added to this structure, the whole house
fan must be updated. Please modify accordingly. WSV&IAQC 101.3.1.1
Sheet E-1 Electrical Plan and Notes
Page 5 of 5
Plan Review Number 01
EECE#: EDM 08-29
Lovell Residence
2008-0258
35. Please specify the required exhaust fan to use for the bathrooms.
36. Please specify the required exhaust fan to use at the furnace room.
ENERGY COMMENTS
General
37. Please submit analysis for how 19% of the glazing is being met as noted for the
additions.
Sheet A-2 Second Floor Edition/ South Elevation
38. Please specify the U value for the new window being added to this structure. It
appear this is not noted on the drawings.
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.
Hoyt Jeter, P.E.
President