20080811152935.pdfEagle Eye Consulting Engineers, P.S.
PO Box 523
01alla, WA 98359
hoytjeter@centurytel.net
3608740562
Fax 360 874 0691
To: Linda Thomquist
121 5h Ave N
Edmonds, WA 98020
Re: Klug Remodel
724 9th Ave N
Edmonds, WA 98020
Plan Review # 2008-0603 EECE # EDM 08-75
Plan review number 01
structure
A i - e -a �'S.
Existing Main
Floor
1600
Added Main floor
36
Ppper floor
582
Total
2218
Exiting Garage
360
Total
2578
Peck
48
The above referenced project is in the process of plan review for compliance with
Edmonds ordinances and applicable codes. The following comments,
deficiencies/coffections 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, V&L4QC, 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.
u
U
I)EVELoPMENT SEBVICES GTR.
CITY OF EDMONDS
Page 2 of 4
Plan Review Number 01
EECE#: EDM 08-75
Klug Remodel
2008-0603
ORDINANCE COMMENTS
Sheet 2 Upper Floor Plan
1. Please specify the required light activation at the top of the stairs, per R303.6. I.
2. Please note the window at the stair landing shall be safety glazed or justify on the
drawings not required. R308.4
3. The window at the bathtub shall be safety glazed. Please note this on the drawing.
R308.4
4. Please clarify how the 560 square feet was determined for the additions. Based off
the written dimension the area is 583. Please clarify how the 560 was determined
and modify accordingly.
5. Please provide guard details at the stairway. Nothing is provided at this time just
note V2 walls. R312
6. Please provide flashing details at the balcony to prevent water penetrating the
building. R703.8
7. Please provide guard details for the balcony rail. Nothing is provided at this time.
R312
Sheet Wain Floor Plan
8. It appears there is a door at the existing laundry room since BM7 is being added.
Please specify the required separations of the residence and the garage. R309.1
9. Please note on the drawings any penetration from the garage and the residence
shall be protected by filling around the open to prevent the passage of flame and
products of combustions. R309.2
10. Please specify the required light activation at the bottom of the stairs, per
R303.6. 1.
Sheet 5 Stair Detail, Balcony detail, Cross Section
11. Please clarify on the drawing how the enclosed space will be vented at the landing
shown at the stairs. It appear this space will be complete concealed.
12. Please specify the required flashing not just a note flash. More information is
required to show code compliance to prevent water from entering the structure.
R703.8.
Page 3 of 4
Plan Review Number 01
EECE#: EDM 08-75
Klug Remodel
2008-0603
STRUCTURAL COMMENTS
Sheet 3Main Floor Plan
13. The drawings is using (4) 2x 12 to support the joist. But the member are being hung
from the beam. Unless the 2X 12 are attached to transfer the force to work
compositely only one joist will be supporting the forces. This joist will not support
the design loads. Please modify the drawings in order for the design forces to
supported.
Sheet 4 Lower Floor/Foundation Plan
14. Please specify the required depth of the footing supporting the bearing wall. The
width of 12" is specified but not the required depth.
15. EOR, please provide a detail how the existing wall and new portion of the wall
note at the garage entrance will be constructed. Is the existing ply being complete
removed so the wall will act as design or is another method used? Please clarify on
the drawings how this will be built in order to resist eh lateral forces.
Sheet 5 Stair Detail, Balcony detail, Cross Section
16. Please specify the required connection of the balcony joist to the supporting beam.
17. Please specify the required connection of the stair stringer to support the desing
loads. Nothing is specified at this time.
Sheet 6 Shear wall Schedule
18. Please modify note 7 for shear wall mark 2 to state 3X member required and the
nails shall be staggered. IBC table 2306.4.1 footnote e
VERNTILATION AND INDOOR AIR QUALITY CONTROL COMMENTS
No comment at this time for this portion of the review
ENERGY COMMIENTS
Prescriptive Method Used
No comment at this time for this portion of the review
Additional corrections may be required following receipt of corrections and additional
infbrmation as requested.
Page 4 of 4
Plan Review Number 01
EECE#: EDM 08-75
Klug Remodel
2008-0603
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