Andersen Office by Hoyt.doc
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
th
121 5 Ave N
Edmonds, WA 98020
Re: Anderson Office
675 Edmonds Way
Edmonds, WA 98020
Plan Review # 2008-0635 EECE # EDM 08-79
Plan review number 01
Structure/Occupancy Type Of OLF Area S.F.
Constructions
First Floor/S2 VB 200 Gross 1014
First Floor/B VB 100 Gross 2808
Second floor/B VB 100 Gross 3227
Total 7049
Sprinkled Yes
Air Conditions Yes
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
Structural, Ordinance, V&IAQC, Energy
The scope of this review is for therequirements
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 7
Plan Review Number 01
EECE#: EDM 08-79
Anderson Office
2008-0635
Ordinance Comments
General
1.Please clarify the location of the ADA parking locations and the requirements per
IBC 1106. This also should include the van space. IBC 1106.5
2.AOR, please provide occupant calculations for this occupancy shown on this sheet.
All sheets A0 has are the maximum per table. However, the drawings do not
reflect the minimum number of exits. If the intent is to use this, then all occupancy
shall have at least two exist and this is not the case. Please modify accordingly.
3.Please specify the required means of egress illumination on the drawings. IBC
1006
Sheet A0 Cover Sheet
4.The building code information states not to be sprinkled but the separation
requirements state to be sprinkled. Please clarify upon the response.
5.Please note under the deferred submittal for the fire suppression system to be
submitted.
Sheet A1.1 Site and parking Plan, Site Details
6.Omit
Sheet A2.1 Floor Plans, Enlarged Floor Plans, Interior Elevations
7.AOR, please clarify the size of the landing size outside door 121. This space is not
dimensioned, so it is not clear the locations of the walls. I scaled it but this should
be dimensioned when resubmitting.
8.AOR, please clarify the wall mark noted with a dash in it between grid 2 and grid 1
shown on this sheet.
9.AOR, the drawing state dashed line indicated one-hour rated construction but the
there is not any dashed lines. I assume the spacing between the dashed is too small
to show up on this size of print. Please modify the drawings in order to clearly
show the one hour rated wall locations.
10.Please show the location of the required egress exit signs. IBC 1011
Page 3 of 7
Plan Review Number 01
EECE#: EDM 08-79
Anderson Office
2008-0635
11.AOR, please justify the door swing 102 for tenant A on the drawings. Since the
occupant is using on the drawings exceed 50 then the door swing shall be in
direction of egress. IBC 1008.1.2
12.Please clarify the location of the area of refuge. 1007.6 Or justify the omission of
area of refuge per 1007.3 and 1020.1 (Italics added by COE)
13.Please clarify how the interior stair will be enclosed when opening up to the upper
floor and not in an enclosure. IBC 1020 Or justify the use of two unenclosed exit
stairways per 1007.3 and 1020.1
Sheet A3.1 Bldg. Elevations, Bldg. Sections
14. AOR, please provide detail for the attachment of the brick veneer on the drawings.
IBC 1405
Sheet A4.1 Bldg. Elevations, Bldg. Sections
15.AOR, please complete the reference 00/00 note in wall sections 17.
16.Wall section 18: Please note the vertical clear distance shall not be less then 98”
for the van parking space. Based off the detail it appears the height will be lower
then this. ANSI 502.6
Sheet A5.1 Stair Plans, Stair Sections
17.Section 20: Please clarify where detail 00/00 is drawn. This is referenced to be
used at the stairs but this is not on the set.
18.Usable space under the stair shall be a one hour rated assembly. All that is noted is
2 layer of 5/8 gypsum without specifying the required attachment. Please complete
the assembly for the useable space under the stairs. IBC 1009.5.3 Enclosures under
stairways
19.At stair section, the handrail shall continue to slope beyond the bottom riser for the
depth of on tread.
Sheet A9.1 Wall Assemblies, Floor Assemblies, Roof Assemblies, Roof Drain Detail
20.The adopted code at this time is the 2006 not the 2003 IBC. Please update all the
detail to the IBC 2006 and not the 2003 IBC.
21.The rated assemblies are not complete on the drawings. Please complete the rated
assembly on the drawings. This should include the attachment not just the GA
number or the UL number.
Page 4 of 7
Plan Review Number 01
EECE#: EDM 08-79
Anderson Office
2008-0635
STRUCTURAL COMMENTS
General
22.The design analysis states per IBC 2003 and not the IBC 2006. Please modify
accordingly.
23.EOR, the drawings imply the use of masonry shear walls. The seismic R-value for
special reinforced masonry wall is 5 but for ordinary masonry wall, the R-value
shall be 2. Please submit analysis for the lateral resisting element being a masonry
wall and not for wood wall. ASCE table 12.2-1
Sheet S2.1 Foundation Plan and Second Floor Framing Plan
24.The shear wall along grind line 7 appears not to meet the minimum height to width
ratio. Please clarify upon the response. IBC 2305.3.4
25.EOR, please provide analysis for the cantilever second floor diaphragm to transfer
the lateral shear forces to the interior shear wall along grid line 5. The diaphragm
is noted as being unblocked and it appears based off check analysis that unblock
diaphragm will not transfer the required forces. The shear force from the shear
wall along second floor gird line must also be considered to transfer the force to
the interior shear wall along grid line 5. Please clarify in the analysis how this was
accounted for. IBC 2305.2.5 and figure 2305.2.5(2)
26.Please add detail 4 on sheet S4.2 as note along diagonal masonry shear wall 1
between grid line 2 and grid 1.
27.EOR, please provide details and analysis for the masonry wall specified on this
sheet.
28.EOR, please provide details and analysis for the support of the beam mark B4 at
the masonry wall.
29.EOR, please clarify note 3. This state floor sheathing shall be per detail 3 on S5.2
but detail 3 on this sheet is for typical hold down. Please modify accordingly.
30.EOR, please clarify the diaphragm chord at the masonry walls. The chord is
required to be continuous. IBC 1602 IBC 2305.1.5
31.EOR, please note on the drawing the wood diaphragm unsupported edges where
the masonry shear wall is located shall have these edges blocked. IBC
2305.1.5exceptions 2.2.4
Page 5 of 7
Plan Review Number 01
EECE#: EDM 08-79
Anderson Office
2008-0635
32.EOR, please provide a detail and analysis for the wide flange to resist the uplift
loads at the columns. The analysis shows an uplift of 3.42 kips.
33.EOR, please provide a detail at the 5x5x1/4 tube steel column supporting the
W18X60 and the beam mark B5 6-3/4X19
Sheet S2.2 Roof Framing Plan
34.EOR, please specify the required column to support beam mark B4 along the
diagonal wall between grid line 4 and grid line 3.
35.EOR, please specify the required column and connection for beam mark B6 at grid
line 4C.
36.EOR, please specify the required column and connection for beam mark B6 at grid
line E.7 and grid 4.
37.EOR, please specify the required connection of the B4 to the wide flange beam B6.
The schedule implies MEG5 but this is not approved to be used for the connection
to a steel beam per Simpson Hanger option Matrix. Please modify accordingly
Simpson C-2008.
38.EOR, please provide a detail for the connection of the B1 and B4 to the column C6
at grid line B5. The beams have different depth and a detail is required to show
complete load path.
Sheet S3.1 Schedules
39. Steel Column Schedule: EOR please clarify the base plate details. It state either
use 6A or 6b on sheet S5.2 but this sheet does not have these details. Please clarify
upon the response.
40.Beam Header Schedule: Please add sheet S7.1 with the detail reference in note 3
and not 4 in order to complete the review.
41.Wood Column Schedule: Please add detail 7 on sheet S5.3 as noted in note 3.
42.Concrete Column: Please add column detail 6 to sheet S4.2 as noted in the
schedule. ( Note I believe the intent is to specify 2 on this sheet)
Sheet S4.2 Typical Foundation Sections and Details
43.Detail 2: EOR, please specify the required embed plate and details specified for the
support of the wide flange beam. ( The plan does not specifies this)
Page 6 of 7
Plan Review Number 01
EECE#: EDM 08-79
Anderson Office
2008-0635
44.Detail 2: Please correct reference to state 3 on sheet S4.2. I believe this is the
correct reference.
45.Detail 3: EOR, please clarify the number of vertical reinforcement and the tie
configuration for 8#6. The detail shows 12 vertical bars.
46.Detail 3: Please add detail 5 to the set as referenced in the detail.
Sheet S5.4 Typical Foundation Sections and Details
47.Detail 7: Please provide sheet S7.1 with detail 3 as noted in the detail.
48.Detail 7: EOR please provide analysis for the overturning force being resisted with
a 5/16” weld of the anchor bolt to the top of the wide flange beam.
Sheet S6.2 Roof Framing Sections and Details
49.Detail 2: EOR, please clarify the note to see detail 5/S5.2 for notes and detail not
called out. This details 5 on sheet S5.2 is for the stair construction.
ENERGY COMMENTS
General:
50.AOR, please add to the maximum allowable lighting wattage of .2 for the covered
parking space. All that was included was the office space but the 2007 has also
included the parking spaces area. Since this is covered parking, this shall be
included in the lighting wattage analysis. WSEC table 15-1
Sheet A6.1
51.Please note on the drawing the recess lights fixture shall be Type IC rated and
certified under ASTM E283 to have no more then that 2.0 CFM air movement
from the conditions space to the ceiling cavity. WQSEC 1314.4
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.
Page 7 of 7
Plan Review Number 01
EECE#: EDM 08-79
Anderson Office
2008-0635
By:
Hoyt Jeter, P.E.
President