Bldg Comments 1.pdfok Fns City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
�St k $90 (425) 771-0220
DATE: April 25, 2008
TO: Fred Breske
FROM: Jeannine Gralat
RE: Plan Check # BLD((2Jj0080263
Project: 9330 LLC SFR
Project Address: 9330 218th Place SW
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) The City copy of all plan sets must be wet signed by the applicable design professional.
2) An addendum to the original geotechnical report is required for the new foundation design.
3) Provide a detail of the island sink loop vent as permitted by UPC 909.0.
4) Provide crawlspace ventilation calculations.
5) Provide attic ventilation calculations.
6) If shower is site built provide shower pan construction detail including materials, drain, slope,
etc.
7) 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).
8) See attached structural comments from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Theresa Umbaugh
121 5" Ave N
Edmonds, WA 98020
Re: Fred Breske Residence
9330 218" PI SW
Edmonds, Wa 98020
Plan Review # 2008-0263 EECE # EDM 08-32
Plan review number 01
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.
i ' *JW" i%�IWv
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.
ORDINANCE COMMENTS
General
1. Please note on the drawings that the smoke alarms shall be hot-wired with battery
back-up. R313.2
2. Architect of Record (AOR), please specify the locations of the roof drains and their
required size. R 903.4
Structure Area S.F.
Main floor 2240
Garage 560
Total 2800
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.
i ' *JW" i%�IWv
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.
ORDINANCE COMMENTS
General
1. Please note on the drawings that the smoke alarms shall be hot-wired with battery
back-up. R313.2
2. Architect of Record (AOR), please specify the locations of the roof drains and their
required size. R 903.4
Page 2of4
Plan Review Number 01
EECE#: EDM 08-32
Fred Breske Residence
2008-0263
Sheet 2 Main Floor Plan
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. Please add a smoke alarm outside of bedroom 3. Smoke alarms shall be installed
outside each separate sleeping area in the immediate vicinity of the bedrooms.
R313.2
5. Please clarify on the drawing how the dryer will be vented to the outside. The vent
shall not be within 3 feet of any opening in the wall. Please add this information to
the drawings. M1502.2
Sheet 3 Foundations Plan
6. One crawl space vent shall be within three feet of each corner. Please specify this
and modify the vents as shown on this sheet. R408.2 .77V4/"& er4%c�1.Q�j�✓
Sheet 4 Section & Details
7. Detail F: A 4 inch diameter sphere shall not be allowed to pass through the railing.
A 2x2 has a width of 1.5" since the 2" is a nominal dimension. With a spacing of
5" O/C this will allow a 4" sphere to pass through (5"-1.5/2=4.25"). Please modify
the detail accordingly.
STRUCTURAL COMMENTS
General
8. The design analysis used Fa of 1.0. This is only approved for sites that have a rock
base. This is not the case. The simplified method per ASCE 12.14.8 has two
methods to calculate the Fa. Use either 1.5 as required per ASCE 12.14.8.1 or
ASCE 11.43. Based off the zip code per the USGA site the Ss will not equal or be
larger then 1.25. The seismic base shear of .128 times the dead weight is not
correct for this site zip code. Modify the lateral analysis for the correct seismic
parameter or use the simplified methods and use 1.4 for soil site. ASCE 12.14.8
9. AOR, please note on the drawing that the bottom chord for the truss shall be
designed for a live load of 20 ps£ IBC table 1607.1 R301.5
10. Please specify the nailing of floor diaphragm. Table IRC 503.2.1.1(1)
Page 3 of 4
Plan Review Number 01
EECE#: EDM 08-32
Fred Breske Residence
2008-0263
11. AOR, please clarify the required roof ventilations on the drawings. I was unable to
determine this from the drawings. An analysis should be provided to show
compliance. R806
Sheet 2 Main Floor Plan
12. The shear wall on the garage side does not meet the minimum height to width
ratios required per the code. In addition, the foundation has the wall has a 2'4"on
sheet 3 but the floor has it at 2'6. R602.10.4. If using the IBC for the lateral design
then the minimum height to width ratios shall be met. Please modify accordingly.
IBC table 2305.3.4 & R602.10.4
13. Please submit an analysis for the 5-114X9-112 supporting the girder truss.
Sheet 3 Foundations Plan
14. The code does not allow un -reinforced footings in seismic design categories D0,
D1 and D2. Please specify the required reinforcement for the 13XI3X6- footing
noted in the crawl space. WSA sections R403.1.3
15. Please specify the required connection for the cantilevered joist at the dining room
and nook area. Uplift forces will be resulting at the back span and the required
connections should be specified on the drawings to resist this force. Nothing is
called out at this time.
Sheet 4 Section & Details
16. Detail A: Please specify the required connections for the 1x4 scab to the post and
beam. All post and beams are required to have the required connections specified.
R407.3
17. Detail F: Please specify the metal hanger to use at the deck. All that is noted is
metal hanger. In order to check the capacity the one that will be used is required to
be specified to resist the design forces.
18. Please specify the required anchorage of the truss to the supporting structures. The
IBC requires the registered design professional to specify this. 113C 2303.4.1.6
R802.10.5
19. Detail A: Please specify the screw size and spacing for the floor system to be
attached to the floor system. This diaphragm needs to transfer the lateral loads to
the resisting elements. In addition, the attachment braces the compression zone of
the wood joist. All that is noted is "Glued & Screw".
Page 4 of 4
Plan Review Number 01
EECE#: EDM 08-32
Fred Breske Residence
2008-0263
20. Detail A: Please specify the roof diaphragm nailing on the drawings. Table IRC
503.2.1.1(1)
VENTILATION & INDOOE AIR QUALITY CONTROL COMMENTS
No comment at this time.
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.
Bv.
Hoyt Jeter, P.E.
President