20080506142510.pdfDATE: May 6, 2008
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Tom Leren, Leren Company
FROM: Jeannine Graf, Building Officialalf
RE: Plan Check # BLD20080288
Project: Landsverk SFR
Project Address: 1010 Grandview Street
During review of the above noted application 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) Please add the following information to the site plan.
Roof area of outdoor LIR room and front porch, alter lot coverage as needed
■ Indicate proposed rockeries, retaining walls, etc.
2) Provide stair detail, guard, handrail, rise, run, headroom, stair illumination, etc.
3) Provide a construction detail of the outdoor fireplace
4) Provide guard detail at second floor hall to great room below. Guards are required to resist 200
psf and the in -fill components must resist 50 psf per Table R301.5. Note on plans.
5) Show how island sink 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).
6) For site built showers provide shower pan construction detail, materials, drain, slope, etc.
7) See attached structural comments from city consultant. Respond to each item in writing.
t -
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
1215" Ave N
Edmonds, WA 98020
Re: Landsverk-McGlothlin Residence
1010 Grandview Street
Edmonds, WA 98020
Plan Review # 2008-0288
Plan review number 41
EECE # EDM 08-34
trueture
Stated Area
S.F.
Main floor
1928
Upper Floor
1671
Total
3599
Garage
1010
Total
4609
Covered Epyy Porches
66
Covered Outdoor Living318
Grand total
4993
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
Iisted below to facilitate a shorter back -check time,
SCOPE OF REVIEW
The scope of this review is for the Structural, Ordinance, V&LAQC, 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 4
Plan Review Number 01
EECE#: EDM 08-34
Landsverk-McGlothlin Residence
2008-0288
1#3 :I 0 QK1 i1 s[K/3u lu 1 A►y1�`f
Sheet 5 Main Floor Plan
1. Please add a smoke alarm giving access to the study. All rooms with a closet are
considered sleeping rooms and must meet the minimum code requirements for
sleeping rooms. PIease add this to the drawings. R313
2. Please specify the required light activation at the top and bottom of the stairs, per
R303.6.1.
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. R309.1.2
4. Architect of Record (AOR), please provide the tread and rise requirements for the
winder stairway. 8311.5.3.2
5. AOR please specify the hot water tanks shall be strapped to resist lateral
displacement as required per M1307.2.
6. Please clarify on the drawing how the dryer will be vented to the outside. The vent
shall not be with 3 feet of any opening in the wall. Please add this information to
the drawings. M1502.2
.Sheet 7 2"d Floor Plan
7. The minimum head clearance for the stairs shall not be less then 6'8". This is noted
under key note 11 but based off the configuration and the rafter beam locations it
appears this will not be met. Please note on the drawings a detail at this locations
to show the minimum headroom clearance will be met at the flat ceiling line.
R311.5.2
Sheet 8 Roof Plan
8. Please clarify on the drawing the required roof ventilations. All that is noted is the
code language. Where are the AF50 being located, how many bird blocks are
required in each bay, etc. Please clarify this on the drawings. 8806
9. The code requires roofs built with combustible material and has a vertical height of
30" or more to have an access. Sections B on sheet 9 show a small attic with out
any access Please clarify the locations of the attic access for this area. R807.1
10. AOR please specify the locations of the roof drains and their required size. R 943.4
Page 3 of 4
Pian Review Number 01
EECE4: EDM 08-34
Landsverk McGlothlin Residence
2008-0288
STRUCTURAL COMMENTS
General
11. AOR, please note on the drawing that the bottom chord for the truss shall be design
for a live load of 20 psf. IBC table 1607.1 R301.5
12. Engineer of Record (EOR) the plans details show 1-112 Iightweight concrete to be
used on the floor system. But the analysis used a dead load of 10 psf for the floors.
1-1/2 light weight concrete has an approximately a dead weight of 13.75 psf (I 10
pcf): Please modify the. drawingor the analysis for correct dead weight. (see sheet
I I of the architectural sheets)
Sheet 4 Foundations Plan
13. Please specify the required post to foundations connections. Detail E 10 is only for
a 4x4 post and not 6x6 posts. Please modify accordingly.
Sheet 6 2"d Floor Framing
14. EOR, please submit analysis and provide a details with all required connections for
the moment connection of the small balcony overlook. Sheet 9 notes some of the
member size but the connections including analysis is required for this
connections.
Sheet 8 Roof Plan
15. EOR, please provide a detail at the comer post in the kitchen. There is a 4X8,.
framing in at this locations. What is the post cap and how is one of the beams
being supported. PIease clarify this location for the required support connections.
16. EOR, please provide a detail at the intersections for the 6x10 and 5-1/8Xl 8 glu-
lam this is located at the outdoor living room patio.
17. EOR, please specify the required post base connections of the 6x6 supporting the
5-1/8X19-112 glu-lam ridge. The top is specified but I was unable to find where the
required post base was specified for the support of the 6x6. Please clarify upon the
response. (This bears directly on the 5-118X27 beam)
Sheet 9 Building Sections
18. Detail G-9: Please specify the required OHS, OHT, etc straps noted in this detail
for this framing. (Plan sheet 8 does not specify this hanger to be used)
Page 4 of 4
Plan Review Number 01
EECE#: EDM 08-34
Landsverk-McGlothlin Residence
2008-0288
Sheet 10 Details
19. Detail E: EOR please clarify how the PB44 will be used at the 6x5 post. It appears
this details will be used at these post.
VENTILATION AND INDOOR AIR QUALITY CONTROL COMMENTS
Sheet 5 Main Floor Plan
20. The CFM specified for the whole house fan does not meet table 3-2. Note the study
must be considered a bedroom for code compliances. So if using prescriptive
method the minimum ventilations rate shall not be less then Iia cfm but the
drawings state 100 cfm to be used for the whole house fan. Please modify
accordingly, WSV&IAQC table 3-2
ENERGY COMMENTS
Prescriptive method used
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.
Hoyt 3eter, P.E.
President