Building Comments 1.pdfDATE: May 27, 2008
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: James Johnson
FROM: Jeannine Graf, Building Official
RE: Plan Check 4 BLD20080317
Project: Johnson SFR
Project Address: 8526 184" Street SW
During review of the above noted 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:
1) Please answer the following questions and add the following to the plot plan.
■ Will the existing shed be demolished
■ Will the existing rockery be removed from encroaching onto the neighboring property
■ Please provide copies of the recorded documents/easements as shown on the plot plan
a Call out the covered porch and the patio and indicate setback distances to property lines
Resubmit three (3) new site plans scaled and one additional reduced site plan on paper no larger
than 8 %2" x 14".
2) Complete the third page of the energy worksheet.
3) Provide smoke alarms in outside hall of sleeping rooms.
4) Provide guard detail at second floor hall to room below. Guards are required to resist 200 psf
and the in -fill components must resist 50 psf per Table R301.5.
5) Indicate kitchen sinks will be vented through the roof or with a loop vent as permitted by 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).
6) In general remove details or notes that do not apply for example remove wall sections on Sheet
G -I that do not apply.
7) 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
1215' Ave N
Edmonds, WA 98020
Re: Johnson Residence
8525 184` St SW
Edmonds, WA 98020
Plan Review #2008-0317
Plan review number 01
Structure
Area S.F.
First floor
2075
Second floor
1065
Total
3140
Garage
1052
rand total
4192
EECE # EDM 08-41
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 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 3
Plan review Number 01
EECE#: EDM 08-41
Johnson Residence
2008-0317
STRUCTURAL COMMENTS
General
1. The lateral analysis state per IBC 2006 but the analysis is per ASCE 7-02 and not
ASCE 7-05. Section 9.5 is reserved for future provisions. Please modify the
analysis accordingly. IBC 1613
Sheet A2 Foundation Plan
2. Prove analysis for the typical spread footing supporting the reaction of GB4
Sheet A3 Main Floor Plan
3. Please specify the required connection of the GB -4 to the supporting GB -3.
Nothing is specified at this time.
4. Please modify the header used with the lateral restraint panel in the garage to meet
the minimum beam depth. The net header depth shall not be less then 11.25". The
drawings note 9" GLB and a 4x10 beam as the header. IBC figure 2308.9.3.2.
5. Details 6: Toenailing cannot be used to transfer more then 150 plf. Please modify
detail 6 to transfer the forces that will exceed this force. IBC 2305.1.4
6. Please specify the number of studs to support GB3 at the garage door.
Sheet A5 Roof Framing Plan
7. Please specify the required anchorage to the truss to the structures. IBC 2304.1.6
8. Detail l and Detail 2: Please note the 2" OIC spacing shall be staggered. IBC table
2306.4.1
9. Detail 11: Please specify the required axial force the truss is required to be design
for on the drawings. The details are required for the truss to act as the collector
elements and must be design to transfer this force. Please specify this clearly on the
drawings.
10. Please specify the number of stud required to be used to support the girder truss.
All that is noted is the force. Either add table to show the number of studs for
different reactions or specify at each location the number of studs required. (For
example 6 kips load at the bonus room.)
Sheet A6 Sections/Notes
Page 3 of 3
Plan Review Number 01
EECE#: EDM 08-41
Johnson Residence
2008-4317
11. Please modify the shear wall schedule to note the 2" OIC spacing shall use a 3X
member and the nails shall be staggered. Double 2 are not allowed when the
nailing is spaced this close. IBC 2306.4.1 footnote i.
Sheet G-1 Typical Wall Sections
12. Typical stair Details: Please specify the required hanger to support the stair
stringer.
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.
Hoyt Jeter, P.E.
President