BLDG COMMENTS 1.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 24, 2008
TO: Joseph Mucci, AIA
FROM: Jeannine Graf
RE: Plan Check # BLD20080252
Project: Long Addition/Remodel
Project Address: 20024 Maplewood Drive
During review of the above application, it was found that 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:
Carport Remodel to Garage
1) Code compliant footing/wall required for entire carport conversion to garage
2) Provide typical section view of garage
3) Indicate landing at mandoor
4) Add additional trellis post footings on A2.1 as shown on plot plan
5) Remove the two trellis posts in the side yard setback on the plot plan
Addition/Remodel
1) Indicate ceiling height in basement laundry area.
2) Is basement heated or unheated?
3) What is the purpose of the existing wall fan in the basement?
4) Indicate areas of rat slab that will be used for storage.
5) Provide access/ventilation to crawl space areas.
6) Provide door schedule
7) Provide ceiling height information on loft sleeping room, egress required to be provided indicate
on plan
8) Indicate smoke alarms to be provided in existing sleeping rooms, existing sleeping rooms that
will have ceiling sheetrock removed shall be upgraded with hardwired/interconnected smoke
alarms
9) Provide typical stair detail, add handrail on interior stairs.
10) Show required stair illumination.
11) Specify deck fireplace on Sheet A2.2 (provide specs for exterior installation).
12) Sheet A2.2 notes detail F/A5.2 but the F elevation does not match the floor plan (double door),
please clarify.
13) Provide typical deck guard detail.
14) Provide typical exterior stair detail.
15) Indicate all landings at doors and stairs.
16) Specify all glazing that is required to be safety glazed.
17) Provide smoke alarm in outside hall of sleeping rooms.
18) Provide loop vent detail per UPC 909.0. Air admittance valves are not permitted unless first
approved by the Building Official under a formal alternate design request per UPC 301.2
(additional fee required).
19) Provide crawlspace ventilation calculations according to R408.1 (1 square foot for every 150
square feet of crawlspace area) and show size and location of crawlspace vents on foundation
plan (area by exercise room).
20) Note all wood exposed to weather shall be pressure treated or naturally resistant to decay.
21) Indicate note on fireblocking requirements for furred walls per IRC 602.8.
22) Specify on the elevation views where the grades slope away from the building. If minimum 6"
within 10' is not possible or habitable or useable space is below grade, foundation drainage is
required. Provide footing drain detail on foundation sections complying with R405.1 and show
required drain locations on the foundation plan.
23) The City has no permit records for the rear yard garden shed. Also it appears the shed
encroaches into the setback. Please consult with the owner on the following options; a) reduce
the shed to 120sf or less such that no permit is required and remove the portion that encroaches
into the setback or, b) obtain a permit and relocate the building on site to meet setbacks or, c)
remove the building from site or, d) obtain a variance (very difficult) to leave the building in its
existing location and then obtain the required building permit.
24) See attached structural comments from city consultant. Respond to each item in writing.
Page 2 of 2
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Eagle Eye Consulting Engineers, P.S.
Area S.F.
PO Box 523
547
Ofalla, WA 9$359
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hoytjeter@centurytel.net
360 $74 0562
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Fax 360 874 0591
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'To: Marie Harrison
528
1215" Ave N
???
Edmonds, i'+kFA 98020
427
Re: Long Residence
???
20424 Maplewood Drive
Edmonds, WA 98020
Plan Review # 2008-0252
EECE # EDM 09-36
Plan review number 01
Structure
Area S.F.
New Main Floor
547
New Upper Floor
138
DdMng Floor
???
atal
`?7 .
New Garage
528
Total
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New Deck
427
rand total
???
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 only 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,
STRUCTURAL COMMENTS
General
Page 2 of 4
Plan Review Number 01
EECE#: EDM O8-36
Long Addition
2008-0252
1. Please specify. the existing and new area being added. The drawings should have
this information on the drawings. It was not clear the existing area and the new
area.
2. The design analysis states that the wind is per the IBC 2003. This is not the
adopted code at this time but the IBC 2006 shall be used. Please modify
accordingly.
3. Engineer of Record (EOR), the Construction calculations have pages where it is
unreadable. Please resubmit all sheets in order to complete the check.
Sheet A2.1 Foundation Plan
4. Please specify the required foundations for the 4x4 post at the stair stringers. A
footing is required at these locations.
Sheet A2.3 Main Floor Plan
5. EOR, please specify the required foundation for the new garage. There is no
information on what the required foundations shall be. Please modify accordingly.
6. Please provide information for the attachments and the construction of the guard.
For example, the attachment of the railing posts to the structures. A section on
A5.2 and A5.3 does not specify this. Please modify accordingly.
Sheet A2.4
7. Please specify the required construction of the breezeway; it is not clear how this
will be built. Please add this information with supporting analysis.
Sheet AU Structural Notes
8. Concrete Protection: Please modify the note to state 3" and not 2" for clearance for
the footing. Concrete cast against the earth shall have a minimum thickness of 3"
and not 2: as noted. The 2" is only for when exposed to earth -to -earth or whether.
However, when permanently cast against earth, as is the case with footing the clear
shall be 3". Please modify accordingly. ACI 7.7
Page 3 of 4
Plan Review Number 01
EECE#: EDM 08-36
Long Addition
2008-0252
Sheet A4.2 Structural Details; Schedules
9. Shear wall Schedule footnote 6: Submit engineer analysis for the use of (2) 2X in
lieu of single 3X as required per code. APA TT -076 January 2007 reports and LSC
allows this as long as engineer's analysis is submitted to justify the shear transfer.
Also the required stitched together should be specified. APA report TT -076 does
not specifies this as per the note implies. Please submit this upon response. LBC
2305.4.1 footnote i
Sheet A4.3 Main Floor Framing; Basement Shear Walls
10. Architect of Record (AOR), submit analysis for the ledger support with '/z lag @
32"0/C to support the design loads. Nails cannot be used to transfer the loads for
ledgers. IBC 1604.8.3
Sheet A4.4 Second Floor Framing; Main Floor Shear Walls
11. Please modify the Plate washer for the APA portal frame. The washer shall not be
less then a 3x3. IBC 2305.9.3.2 an Figure 2308.9.3.2
12. Detail 1: Please specify the required hanger to use as noted in the detail at the entry
roof.
13. Detail @ porch: Please specify the required diaphragm nailing for the "car
decking" framing. Nothing is specified to transfer the lateral forces.
14. EOR, please submit analysis for the diaphragm transfer at the roof ridge. There is
not a beam at the ridge and there appears not to be any method to transfer the
lateral forces. Please submit analysis to justify.
Sheet A4.5 Roof Framing Plan
15. EOR, the roof plan states field verify the existing beam. What is the assumed size
of this beam? There is know way to check this beam with out know the size.
Alternative specify the required size and this may be field verify. Please modify
accordingly.
Sheet A5.2 Wall Sections
16. EOR, please submit analysis for the 2x4 stud framing at the crawl space to support
the design loads.
Sheet A5.3 Wall Section and Details
Page 4 of 4
Plan Review Number 01
EECE#: EDM 08-36
Long Addition
2008-0252
17. EOR, please specify the required connection of the ledger of the structures.
Nothing appears to be specified 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.
By. 1
Hoyt Jeter, P.E.
President