20080423111536.pdfo� Epi City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
�Sr $qo (425) 771-0220
DATE: April 22, 2008
TO: Stephen Redmond
FROM: Jeannine Graf, Building Officinal
RE: Plan Check # BLD20080255
Project: Kirkendall SFR
Project Address: 18819 Olympic View Drive
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please resubmit two (2) copies of revised sheets and/or
documents with a written response to each of the items below to the Permit Coordinator assigned to
your project:
1) In general the site plan must match the house plans. Please add the following information to the
site plan.
• Covered entry porch
• Property lines must be indicated
• Provide top and bottom wall elevations for the bulkhead retaining walls, (the wall design
shall be supplemented with supporting calculations)
• Label all cantilevered features, covered porches, decks, etc. and indicate setback distances to
property lines
■ Height must be taken from the smallest rectangle that encompasses all four corners of the
proposed residence. The original undisturbed grade (before demolition) must be re-
established which may require the services of a licensed surveyor. Point A must be taken
from grade prior to demolition.
• Indicate all existing asphalt that will remain and indicate all new proposed asphalt or
concrete on site.
• Provide grades at two foot contours on entire lot.
• Site plan is missing all utility connections (gas, water, sewer, storm, phone, cable, etc.)
■ Indicate distance from any structure, slab, patio, deck, etc. to top of slope.
Resubmit three (3) new site plans scaled (one scaled site plan shall be no larger than 8 1/z" x 14")
2) Note the 2006 edition of codes on the soils report.
3) The geotechnical report is also required for compliance to IRC R403 and not only ECDC 23.80;
supplement as necessary.
4) Complete the fan page for sizing on the energy worksheet.
5) The floor plans are missing where the section views apply.
6) Complete the stair detail and provide a guard detail.
7) Provide a typical exterior landing detail.
8) Call out all interior wall finishes for all rooms and spaces.
9) Provide a bollard to protect garage mechanical equipment.
10) Specify door type between dwelling and garage.
11) For habitable rooms that have no natural light or ventilation provide details for the code
exception.
12) Specify all glazing required to be safety glazed on elevation views and floor plans.
13) Show how kitchen sinks will be vented through the roof or with a loop vent as permitted by
UPC 909.0. Air admittance valves are not permitted unless first approved by the Building
Official under a formal alternate design request per UPC 301.2 (additional fee required).
14) Indicate note on fireblocking requirements for furred walls per IRC 602.8.
15) Specify on the elevation views where the grades slope away from the building. If minimum 6"
within 10' is not possible or habitable or useable space is below grade, foundation drainage is
required. Provide footing drain detail on foundation sections complying with R405.1 and the
soils report and show required drain locations on the foundation plan.
16) Retaining walls located in a critical area must have plans designed consistent with ECDC
Chapter 23.80 (including design calculations) and stamped by a Washington State Licensed
Professional Engineer. The City requires peer review and special inspections for all retaining
walls in critical areas or their buffers.
17) Special inspections are required for this project and must be clearly noted on the plans.
Complete the enclosed special inspection agreement (note the form must be signed by the
owner, the general contractor and the special inspector and submit to the City for approval prior
to issuance).
18) See attached structural comments from city consultant. Respond to each item in writing.
Page 2 of 2
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359 m,
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Marie Harrison
121 5th Ave N
Edmonds, WA 98020
Re: Kirkendall -Spring Residence
18819 Olympic View Dr
Edmonds, WA 98020
Plan Review # 2008-0255 EECE # EDM 08-28
PIan review number 01
Structure
Stated Area
S.F.
Basement
1482
Main
1994
Second
1280
Total
4756
Garage
512
Total
5268
Covered Porch
60
Grand total
5328
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.
Page 2 of 6
Plan Review Number 01
EECE#: EDM 08-28
Kirkendall -Spring Residence
2008-0255
ORDINANCE COMMENTS
General
1. Architect of Record (AOR), please clearly add to the drawing the required riser and
tread depth for the stairs. I was unable to find where this information was specified.
R311.5.3
2. Please note on the drawings that the smoke alarms shall be hot-wired with battery
back-up. R313.2
3. Please clarify on the drawing the roof drainage and method to drainage away from
the foundations. R903.4 & R401.3
Sheet 10:
4. Drawing state roof is by others. Please provide information for the roofing. R801.1
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Sheet B
5. Please submit the DSS that may override the plans as noted on this sheet.
Sheet 1 First Floor Plan
6. Please specify the required light activation at the top and bottom of the stairs, per
R303.6.1.
7. Please clarify the locations of the smoke alarm on this level. One is required on
each level. R313.2 item 3
8. Smoke alarms shall be installed outside each separate sleeping area in the
immediate vicinity of the bedrooms. Please add this to the drawings. R313.2
Sheet 2 Second Floor Plan
9. Please clarify the locations of the smoke alarm on this level. R313.2
10. Smoke alarms shall be installed outside each separate sleeping area in the
immediate vicinity of the bedrooms. R313.2
11. Please provide guard details at the loft opening to below. Nothing is specified at
this time. R312
Sheet 3 Foundation & Basement Plan
Page 3 of 6
Plan Review Number 01
EECE##: EDM 08-28
Kirkendall -Spring Residence
2008-0255
12. 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
13. Architect of Record (AOR), please note the garage slab slope to the main door. All
that is notes is per code. Please specify the required slope. R309.3
14. The plan shows a closet will be under the stairs. 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. R311.2.2
15. Please provide information for the window well. This is required to meet the IRC
sections R310.2. All that is notes is by others. R310.2
16. Per definitions, the storage room maybe classified as a bedroom and smoke alarms
and egress shall be met. The room label as a dark room, could be classified as a
closet and must meet the life safety issues of the code. Please add a smoke alarm in
this room and egress requirements. R313 and R311
Sheet 12 Cross Section thru C-1
17. Please complete the references that are blank on this sheet.
STRUCTURAL COMMENTS
Sheet 7 First Floor Framing Plan
18. EOR, please provide a detail at the intersection of beam mark QQ (5-1/8X9" GLU)
and 5-18X19-1/2 glu-lam.
Sheet 8 Second Floor Framing Plan
19. EOR, please clarify the capacity for the LU -P28 hanger. This is not in the Simpson
catalog so I was unable to check the capacity. There is LU and LUS but it appear
there is not a LUP. Please clarify upon the response.
Sheet 9 Roof Framing Plan
20. EOR, please provide a detail at the support of the beam mark Q-11 and W-15.
Since the beam are different depth of 3" a detail and analysis should be provide to
show how the forces would be resisted.
21. EOR please provide a detail at the intersection of the beam R-17, Q-11, Q-08 and
3-1/2X16-1/2 Y21.
Page 4of6
PIan Review Number 01
EECE#: EDM 08-28
Kirkendall -Spring Residence
2008-0255
Sheet 18 Details
22. Detail A: Provide analysis for the A34 connecting to the plywood backing to
support the design loads. Based off the detail the required design forces will not be
resisted. Please modify accordingly.
Sheet 20 Details
23. Please provide information for the connector shown. All that is stated is #780-4.
What is a 780-4. Please provide this information when resubmitted.
Sheet 22 Details
24. Detail H: Please clarify on the drawings where this detail is referenced. The details
state hanger per plan but I was unable to find this information specified. Please
clarify on the response in order to complete this review.
Sheet B General Notes
25. Please modify the rafter to plate toe nailing to meet the minimum requirements of
Table R602.3(1), Rafter to plate shall be a minimum 2-16d and not 3-8d. In
addition, the fiber board sheathing requirements are less then required per this
table. Please update the nailing to the adopted code. ( It is fine to have more then
required but not less) Table R602.3
Sheet S-1 Shear wall Schedule
26. Shear wall schedule: Please modify note 4 to state a minimum size washer shall be
a minimum 3X3X.229. The note on this sheet states 3X3X3/16" to use, which has
a thickness of .1875". This is less then required per the adopted code. IBC
2305.3.11
27. EOR, please clarify on the drawings where the lateral restraint panel will be used.
This is important to make sure the correct header is used. I was unable able to find
on the drawings where this was referenced. Figure 2308.9.3.2
Sheet S-3 Schedules
28. Design analysis submitted use an active pressure of 30 PCF. The geotechnical
report prepared by Krazan & Associate states for active conditions the pressure
shall be 35 psf Please modify accordingly.
29. Please submit design analysis for all the wall heights shown. The submitted
analysis only has height for an 8 -foot wall and a 9 -foot wall. However, the
Page S of 6
Plan Review Number 01
EECE#: EDM 08-28
Kirkendall -Spring Residence
2008-0255
schedule has many different heights, even heights that exceed the des Win
parameters. C 1806 / 'Jl� M til% � /'qi f 1 4)14
®� '� !�✓�%f T7; Mir '
30. EOR, please clarify why the design of the wall for the restrained conditions did not
use the at -rest conditions. For active conditions, the wall shall be able to deflect.
VENTILATION & INDOOR AIR QUALITY CONTROL COMMENTS
General
31. Please specify the location of the whole house fan location on the drawings.
32. Please specify the required CFM for the whole house fan. WSV&IAQC 302.3
Sheet 1 First Floor Plan
33. Please specify the required fan in the water closet. WSV&IAQC 303.3.1
34. Please specify the required fan to use in the kitchen. WSV&IAQC 303.3.1
35. Please specify the required fan to use to the master bathroom WSV&IAQC 303.3.1
Sheet 2 Second Floor Plan
36. Please specify the required fan in the water closet. WSV&IAQC 303.3.1
Sheet 3 Foundation & Basement Plan
37. Please specify the required fan in the water closet. WSV&IAQC 303.3.1
ENERGY COMMENTS
General
38. Please specify the required U value for the window for this project. The state 2006
code has modified this from older energy codes. Please add thus information to the
drawings.
Sheet 12
39. Please specify the required insulation to use for the roof system. For 2x12 the rafter
insulations shall be R38 High density fiberglass batt or equivalent. WSEC table 6-1
footnote 3.
Page 6 of 6
Plan Review Number OJ
EECE#: EDM 08-28
Kirkendall -Spring Residence
2008-0255
40. Please specify the required insulation for the wall system.
Additional corrections may be required following receipt of corrections and additional
infonnation 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