Bldg Comments 1.pdfEagle 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 5th Ave, N
Edmonds, WA 98020
Re: Cornell Residence
628 Dayton St.
Edmonds, WA 98020
Plan Review # 2008-0172 EECE # EDM 08-18
Plan review number 01
Structure
Area S.F.
First floor
1414
Second floor
1255
Total
2669
Garage
639
Total
3308
Deck 2nd floor
130
Covered Porch
127
rand total
3565
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, Energy, and Ventilation &
Indoor Air quality Review 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 08-18
Cornell Residence
2008-0172
1YS1_1C_4 ► [a] D to Lei 0 10 1 WLW
General
1. Please reference the details to the drawings and remove all details that do not
pertain to this structure.
Sheet 1: Site Plan
2. The typical wall sections show wood siding resting against concrete. All wood
framing members that rest on concrete exterior foundation walls and are less then
8" from the exposed ground shall be protected against decay. Please note pressure
treated plywood or modify the detail to shove the siding not in contact with the
concrete. R319.1 item 2
Sheet 2: Roof, Second and Foundation Plan
3. Architect of Record (AOR), please clarify on the drawing the required roof
ventilations. I was unable to determine this from the drawings. R806
4. AOR, please specify the locations of the roof drains and their required size. R
903.4
5. AOR, please specify the locations of the roof drains and their required size. R
903.4
Sheet 3: First Floor Plan
6. Please specify the required light activation at the top and bottom of the stairs, per
R303.6.1.
7. Please note on the drawings that the smoke alarms shall be hot-wired with battery
back-up. R313.2
8. Please specify the required fire-resistant filing around all penetrations at walls
between the house and the garage. With the furnace and water heater in the garage,
you need to have required such penetrations. R309.1.2
9. Please specify the hot water tanks shall be strapped to resist lateral displacement as
required per M1307.2.
Page 3 of 5
Plan Review Number 01
EECE#: EDM 08-18
Cornell Residence
2008-0172
10. Please clarify the construction of the deck at the interface of the exterior house.
Noting is specified except schematically how this will be built. More information
is required in order to complete the review. For example, the flashing
requirements. R703.8 items 5
11. Please add a protection in front of the appliance in the garage from possible
impact. M1307.3
12. Please clarify the duct terminations and length on the drawings. M1502.2
STRUCTURAL COMMENTS
General
13. Engineer of Record (EOR), please specify the required anchorage of the truss to the
supporting structures. The IBC required the register design professional to specify
this. IBC 2303.4.1.6
14. AOR, please note on the drawing that the bottom chord for the truss shall be
designed for a live load of 20 psf. IBC table 1607.1 8301.5
15. EOR, it appears the joists were only designed for a loading of 40 psf and not
including the floor dead loads. Please clarify the analysis why only 40 psf was all
that was used on page 10 of the analysis.
16. EOR, please provide a plan specifying the locations of the shear wall as required
per the analysis. Based off the submitted drawings there is not any plan specifying
which shear wall is required where based off the analysis submitted. Please modify
accordingly.
Sheet 2: Roof, Second and Foundation Plan
17. EOR, please specify the required joist to be used on the plan. All that is noted is
see structural but the structural sheets do not have the plan drawn or the required
size.
18. This drawing state the foundations are per the structural sheets but the structural
sheets do not specify the required information's. Please add this to the drawings.
Sheet 3: First Floor Plan
19. Please provide details and analysis for the guards required for the master bedroom
deck. Nothing is specified at this item in order to check this.
Page 4 of 5
Plan Review Number 01
EECE#: EDM 08-18
Cornell Residence
2008-0172
Sheet 5: Elevations
20. Please provide information for the hot-wired specified to use in order to resist the
code required farces. IRC table 301.5
21. Please specify the amount of the beam to be notched as shown on this detail in
order to check the capacity. This information should be specified on the drawings.
Sheet 5-2.0: Structural Details
22. EOR, please reference the required details to the plans. It is not clear based off the
drawings submitted where each detail will be used. Please add plans to specify
where the details shall be applied. This should not be left up to the contractor. For
example, with out any plan showing where the shear walls are to be used, how
does the contractor know which detail to use? Please provide this upon the
response. IBC 106.1.1 R106.1.1
Sheet 5-3.0: Structural Details
23. EOR, please reference the required details to the plans. It is not clear based off the
drawings submitted where each detail will be used. Please add plans to specify
where the details shall be applied. This should not be left up to the contractor. For
example, with out any plan showing where the shear walls are to be used how does
the contractor know which detail to use? Please provide this upon the response.
TBC 106.1.1 R106.1.1
Ventilations & Indoor Air quality Comments (V&IAQC)
Sheet 3: First Floor Plan
24. Please add an additional fan in the master bathroom water closet. Since there is a
door a fan is required in this room and in the main bathroom.
Energy Comments
Assumed Prescriptive method Used
Sheet 5: Elevations
25. Please modify the window schedule to meet the adopted state energy code. For
example, the U values do not meet the state energy code. WSEC 502.1.2
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
Page 5 of 5
Plan Review Number 01
EECE4: EDM 08-18
Cornell Residence
2008-0172
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:
Hoyt Jeter, P.E.
President