20081216152550.pdfEagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0599
To: Marie Harrison
1215' Ave N
Edmonds, WA 98020
Re: Murillo Addition
23406 97th Place W
Edmonds, WA 98020
Plan Review #2008-0750 EECE #EDM 08-85 (3)
Plan review number 03
Structure
,area S.F.
Lower floor
2781
Second floor
1154
Total
3935
Garage
319
Total
4254
New Deck
84
Patio
66
Grand total
4404
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, V&IAQC, 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 5
Plan Review Number 03
EECE#: EDM 08-85 (3)
Murillo Addition
2008-0750
Per communications 12116108 with John Holland this structures does not
meet the IRC requirements for coâ–ºiventional constructions and he will be
resubmittima with en ineer's drawings and analJsis. The ori inal
comments will be left as written before to assist the applicant.
STRUCTURAL COMMENTS
1. Please submit analysis and engineering drawings for this additions
General
2. 1.4. Please specify the required diaphragm nailing on the drawings.. Table IRC
503.2.1.1(1). The response states "See new sheet 5A". This sheet does not have the
diaphragm nailing requirements specified. The table is for vertical loads and not
diaphragm requirements. Please modify accordingly. Analysis to show the
diaphragm forces will be resisted.
Sheet 3 Purposed (lower) Floor Plan -
3. 2. 5. Please add a detail at the bedroom 6 and the existing garage above. Based off
the drawings the support of the existing garage will be compromised with this
remodel. Please clarify on the drawings. The response states to "furr" out the wall
for the new additions, but the slab will not support the forces. Please modify
accordingly. OK
4. 3. Please specify the required header size and the required support at the windows
noted on this sheet. The header size are specified but the required connections.
Please add this upon the engineer's response.
Sheet 5 Foundation Plan/Deck Framing
4. 8. Based off a span off trusses of approximately 35 feet the allowable soil
bearing pressure will be exceeded. Please submit analysis either to justify the
footing size or modify accordingly. The response states made the footing 16" wide
X 8" but this will not support the vertical forces due to the door openings. Please
modify the drawing accordingly. Submit engineers analysis for the foundations to
support the vertical loads.
Sheet 6 Roof Framing Plan
6. 5. 10. Please specify the required over framing attachments on the drawings. This
has not been specified on the drawings. Please add this to the drawings. OK
Page 3 of 5
Pian Review Number 03
EECE#: EDM 08-85 (3)
Murillo Addition
2008-0750
7. 6. 11. Please specify the required framing support for the skylights noted on this
sheet. Noting is specified at this time. The drawings state DBL. What is the DBL?
The main span would be double trusses, but what about perpendicular to the
trusses? Please clarify the size and the required connections of the DBL noted on
the revised sheet. The framing should be specified including the hanger to support
these structural members.
7. 12. Please specify the required connection for the 6x10 beams on the drawings.
A positive connection is required to be specified. The only place the connection is
specified is at the post but not at the main house. How is the new 6x10 going to be
supported at these locations? Please modify the drawings to show how the vertical
loads are going to be transferred. A detail should be provided at the main house to
show how the HU610 will be supported. Plywood can not support the design
froces.
9. 8. 13. The drawings do not show any information for the attachment of the new
diaphragm to the existing wall locations. Please add a detail at this location to
show the lateral load path on the drawings. The response states "See detail cross
sections on sheet 5A". The diaphragm is a horizontal or sloped system acting to
transmit lateral forces to the vertical resisting elements. This still is not specified
on the drawings. Nothing is specified to transfer the diaphragm lateral forces. This
still need to be addressed by a licensed professional
ORDINANCE COMMENTS
General
10. 1. 1. Please add the dimension for the construction of this structure. It is fine to put
field verify on the drawings but with the dimension specified there is know way to
determine the actual size of the structures. I have scaled some of the missing
dimension but this information should be provided when resubmitting. Please
specify how far the kitchen area extends past the exiting garage wall. The drawings
show a jog out without any dimension specified. OK
11. 2.4. The drawings note the total area on the site is 3179 ft^2 but based off the
written dimensions and a few places scaled this gross area will be exceeded. Please
add all pertinent written dimensions and modify the drawings accordingly to not
exceed the 3200 ft^2. This still cannot be verified since the jog out is not specified
at the kitchen. OK
12. 3. 5. None of the windows in the sleeping room shows any requirements for
meeting egress. Please modify the drawing to specify the minimum egress. R310.
The drawing still does not show how the windows will be operable, to meet the
Page 4of5
Plan Review Number 03
EECE#: EDM 08-85 (3)
Murillo Addition
2008-0750
egress requirements. Please provide window schedule showing operable windows
required for egress OK.
Sheet 3 New Floor Plan
13. 4. 10. Please specify the required fire-resistant filling around all penetrations at
walls between the house and the garage. With the new wall being added it is not
clear if there will be any penetrations new penetration into the structure. R309.1.2.
This still is not noted on the drawings. Please add this to the drawings. OK
14. 5. 11. All exterior doors shall have a minimum landing specified on the drawings
including the height of the threshold. R311.4.3 The response states 36" minimum,
but this is not noted for the doors off each of the bedrooms to the exterior. Please
modify accordingly. OK
Sheet 4 Floor Plan I" Floor
15. 6. 15. Please provide a detail of the guardrail on the drawings. IRC 312 and Table
301.5 Guard details still have not been provided as per the response that states
"See sheet 3 bubbled". Please add the guards required at the stairs below. This still
has not been addressed
16. Please provide information for the wall support of the enclosed deck noted on the
drawings.
Sheet 6 Roof Framing Plan
17. 7. 17. Please clarify on the drawing the required roof ventilations. I was unable to
determine this from the drawings. R806. The response states "bird block from the
truss company". Please submit this to enable complete review of proper roof
ventilations. OK
Sheet 7 Cross Section
18. 8. 19. The building code requires roofs built with combustible material and with a
vertical height of 30" or more to have an attic access. Please note on the drawing
the vertical clearance and note the required attic access if required. (Without
knowing the slope of the truss bottom chord and size there is know way to
determine if the 30" will be exceeded. R807.1. The response states that the access
is off the enclosed deck. Please provide details at this area to show how this is
being built. It is not clear based on the submitted drawings. This still is not clear
the access location on the drawings. Please modify the drawings to clearly show
the locations and requirement per R807.1
Page 5 of 5
Plan Review Number 03
EECE#: EDM 08-85 (3)
Murillo Addition
2008-0750
VENTILATION AND INDOOR AIR QUALITY COMMENTS
General
19. 9.20. Please specify the location and the required CFM for the whole house fan for
this structure. Since the remodel area exceeds 500 ft the structures shall meet the
whole house state ventilation requirements. WSV&IAQC 101.3.1.1. The required
CFM shall be specified on the drawing for the structures. The response states "per
HVAC contractor." Ifthis is to be specified as a deferred submittal, this should be
listed on the drawings. Nevertheless, the minimum required per the Washington
state ventilations codes should be specified on the drawings. Please modify
accordingly. It appear the 250 cfm whole house fan will exceed the maximum
allowed for 7 bedrooms and a square footage 3935. Prescriptive should be between
160SFM and 240 CFM. Please modify accordingly.
ENERGY COMMENTS
Prescriptive method used
Sheet 5 Foundation Plan/Deck Framing
20. 10. 21. Please note that the slab on grade shall a minimum of RIO insulations.
This still is not specified on the drawings. OK
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.
By: 1
Hoyt Jeter, P.E.
President