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City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
425-771-0220
Date: 7111108
To: Terry Aua, AIA
FAX 503-452-0466
From: Theresa Umbaugh
City of Edmonds
Building Division
RE: Plan Check: BLD2008-0519
Project: Feyk Residence
Project Address: 9705 236th PI SW, Edmonds
During review of the above noted application, it was found that the
following information, corrections, or clarifications are needed. Please
redline plans or submit two (2) sets of revised plans/documents (effected
sheets only) with a written response to each of the items to a permit
coordinator.
Date Sent:7/11108 email / mail 1 fax page: 1 of: 5
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Terry Aue, AIA
Fax 503-452-0466
Re: Feyk Residence
9705 236t Place SW
Edmonds, WA 98020
Plan Review # 2008-0519 - Please provide written responses along with
resubmittal items to your permit coordinator at City Hall.
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.
SCOPE OF REVIEW
The scope of this review is for the Structural, Ordinance, 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.
New Garden
Room
237
Existing 15 Floor
???
New 2n Floor
???
Total
???
Existing Garage
???
Total
???
New Terrace
??
Grand total
I ???
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, 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.
Page 2 of 5
Plan Review Number 01
EECE#: EDM 08-61
Feyk Residence
2008-0519
STRUCUTRAL COMMENTS
General
1. The design analysis states the wall studs are being designed by Oregon specialty code.
Please submit this for review or modify the state of Washington code since this structure is
being built in Washington. I am familiar with the old CABO adopted by Oregon but not
this reference.
2. Engineer of Record (EOR), please submit a lateral analysis for the ICF panel to resist the
force.
Sheet 3 2"d floor Plan (half story) and Roof Framing Plan
3. EOR, please add the required shear nailing for the braced shear walls noted on this sheet.
Nothing appears to specify the required diaphragm nailing in order to check the capacity.
4. Please specify the required connection of the 6x6 over the new portico, to the main house.
It is not clear how this will be connected to resist the design loads.
Sheet 4 Foundation Plan and 2"d Floor Framing
5. Note 4: Please specify the required Simpson hanger to use for the 2x8 and the (2) 2x8.
6. EOR, please specify the required header beam at the stair to support the stair stringer. It
was not clear what would be used at this location. This header is also supporting the floor
joist @ 8" O/C.
7. Please clarify the required connection of the (3) 1-314X14 sister together beams to the
supporting post. All beam to post connections should be specified. IBC 2304.9.7
Sheet 7 Building Sections
8. Detail F: Please specify the required connection of the 6X6 beam to the main house.
Sheet 8Wall Sections and Details
9. Detail 5: EOR, please provide an analysis for the 2x8 ledger with 1/2" lag bolt @2'8" O/C to
support the design loads. Per check analysis it appears this will not support the required
design loads.
10. Detail 5: EOR, please specify the required connection of the 2x8 terrace deck joist to the
2x8 ledger. I was unable to determine this from the drawings in order to check the capacity.
Sheet 9 Structural Section Details
Page 3 of 5
Plan Review Number 4.1
EECE#: EDM 08-61
Feyk Residence
2008-0519
11. Detail 2 and 5: EOR, please specify the required expansion bolt that will be used. Not all
expansion bolts are approved to resist lateral loads per ICC report. Please add this
information to the drawings.
12. Detail 2: It is not clear what the edge distance of the expansion bolt will be. However,
based off the drawing, the edge clearance appears to not meet the minimum requirements
to resist any uplift forces. I assumed since Simpson hangers were specified, their
expansion bolts will be used. Please submit an analysis and specify the anchor bolts and
modify the allowable based off the edged distance.
13. Detail 1: EOR, please specify the edge distance for the first expansion bolt in order to
check the hold down capacity.
14. Please note that the plate washer shall be a minimum 3 x 3 x.229" at all anchor bolts.
R602.11.1. and IBC 23 05.3.11
ORDINANCE COMMENTS
Sheet 2 First Floor Plans
15. Please specify the required light activation at the top and bottom of the stairs, per R303.6.1,
16. Architect of Record (AOR), please add the information for the handrails for the exterior
stairs at the dining room. 8311.5
17. 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
18. Please note the window next to the existing dining room that is being replaced shall be
safety glazed. Please specify this. R308.4
19. AOR, please clearly add the required riser height and tread depth for the stairs to the
drawing. R311.5.3
20. There is a new closet noted at the stair. Usable space under stairways shall have the walls
and soffits on the enclosed side protected with a minimum of 1/2 -Gypsum. Please add this to
the drawings. R311.2.2
21. It appears, based off this remodel, that all the smoke alarms can be updated to the current
cod and be hot wired with battery back up. Please note this on the drawings. IRC R313.2.1
Sheet 3 2" d floor Plan (half story) and Roof Framing Plan
22. The window at the bathtub shall be safety glazed. Please note this on the drawing. R308.4
Page 4 of 5
Plan Review Number 01
EECE#: EDM 08-61
Feyk Residence
2008-0519
23. Please note the window next to the terrace door shall be safety glazed. R308.4
24. Please specify the locations of the roof drains and their required sizes. R 903.4
25. Not all dimensions are specified in order to determine the floor are. For example, the
exercise room changes on the east side. Please modify accordingly.
ENERGY COMMENTS
Sheet 1B General Notes and Site Plan
26. Please update the glazing to the adopted energy code. The U value of .4 was for the older
code. Please modify to reflect .35 minimum. WSEC table 6.1
VENTILATIONS & INDOOR AIR QUALTIY COMMENTS
General
27. Please provide the required calculations and the equipment sizes for the heating and
cooling systems. Option size per IRC 1403.3 and WSEC section 503
Sheet 2 First Floor Plans
28. Please specify he required CFM for the whole house fan. WSV&IAQC 303.4.1.1
29. Please specify the required CFM for the bathroom and kitchen. WSV&IAQC 303.3.1
Sheet 3 2"d floor Plan (half story) and Roof Framing Plan
30. Please specify the required CFM for the bathroom. WSV&IAQC 303.3.1
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.
IM
Page 5 of 5
Plan Review Number 0.1.
EECEM EDM 08-61
Feyk Residence
2008-0519
Hoyt 3eter, P.E.
President