Building Comments 1.pdf.GEIX z`•¢i' WM
= City of Edmonds
Plan Review Corrections
Plan Check # &D -008 -6/229 Date
Project Name/Address_ 6 4Z
Contact Person/Address In. leo Mel
Department: Building ® Engineering ❑ Planning ❑ Fire ❑ Public Works ❑
Reviewer J -6m, -c- -
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❑ Submit 2 sets of revised plans/documents to the Permit Coordinator.
❑ Corrections may be made by red lining plans/documents on file with the City.
DATE FAXED (Attach fax transmittal) PAGE -L OF
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoygeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Theresa Umbaugh
121 5th Ave. N.
Edmonds, WA 98020
Re: Koopai Residence
20218 76th Ave. W
Edmonds, WA 98026
Plan Review # 2008-0179 EECE # EDM 08-20
Plan review number 01
tructure
StatedArea 1
S.F.
Main floor
1330
Second floor
1179
Total
2509
Garage
638
Total
3147
Deck first floor
216
rand total
3363
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 pians 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 Ordinance, Structural Energy, Ventilation and
Indoor Air Quality Comments (V&IAQC) 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 6
Plan Review Number 01
EECE#: EDM 08-20
Koopai Residence
2008-0179
ORDINANCE CONUV ENTS
General
1 _ Please provide a roof plan for this structure.
2. Architect of Record (AOR), please specify the locations of the roof drains and their
required size. R 903.4
3. Please provide analysis and locations of the required roof ventilations.
Sheet 1 Elevation:
4. Please specify the height of the main floor above grade. This is important for the
deck guards.
Sheet 2 Elevation:
5. Please specify the height of the main floor above grade.
Sheet 3 Foundation Plan
6. One crawl space vent shall be with in three feet of each corner. Please specify this
and modify the vents as shown on this sheet. R408.2
7. Engineer of Record (EOR), please specify the required connections of the 2x8
ledger at the porch. R502.2.1
8. Please clarify the size of the crawl space access. R807.1
Sheet 4 Main Floor Plan
9. Please specify the required light activation at the top and bottom of the stairs, per
8303.6.1.
10. AOR, please provide details for the constructions of the winder stairway. For
example, the tread requirements. 8311.5.3.2
11. Please provide a handrail detail. R311.5.6.
12. AOR, please add guardrail details on the drawings to show compliance with the
code. R312
Page 3 of 6
Plan. Review Number 01
EECE#: EDM 08--20
Koopai Residence
2008-0179
13. Please clarify the locations of the smoke alarm on this level. One is required on
each level. 8313.2 item 3
14. Usable space under stairways shall have the walls and soffits on the enclosed side
. protected with a minimum of %z -Gypsum. Please add this to the drawings. 8311.2.2
15. Please show the required landing outside the all exterior doors on the drawing as
required per 8311.4
16. Please specify the required fire-resistant filing around all penetrations at walls
between the house and the garage. It appears that the fimmee and water heater in
the garage will have required such penetrations. 8309.1,2
17. Please note the garage slab shall slope to the main door. 8309.3
18. The dryer is required to vent to the outside and not be near any opening. Please
show on the drawing how the dryer will be vented to the exterior of the house.
M1502.2
Sheet 5 Shear Wall Schedule and Upper Floor Plan
19. Please clarify the locations of the smoke alarm on this level. One is required on
each level. 8.313.2 item 3
20. Smoke alarms shall be installed outside each separate sleeping area in the
immediate vicinity of the bedrooms. R313.2
21. Smoke alarms are required in each separate sleeping room. Please add one in each
room.
22. Please note on the drawings that the smoke alarms shall be hot-wired with battery
back-up. 8313.2
23. Please note the windows that are to be used for egress and specify minimum
operable dimensions. R310
Sheet 6 Sections
24. Please clarify the attic access. R807.1
STRUCTURAL COMiWNTS
General
Page 4 of 6
Plan Review Number 01
EECE#: EDM 08-20
Koopai Residence
2008-0179
25. AOR, please note on the drawing that the bottom chord for the truss shall be
designed for a live load of 20 psf. The drawings state 10 PSF to be used. IBC table
1607.1 R301.5
26. Please clarify on the drawing the required floor and roof diaphragm nailing
requirements. I was unable to find where this information was specified. IRC
503.2.1.1(1)
27. Please specify the species of lumber that will be used for this structure. Without
this information there is no way to complete the structural review of this structure.
Sheet 3 Foundation Pian
28. FOR, please specify the required reinforcement for the 10X10 concrete pier.
29. It appear there is (3) 2x8 being used at the porch. Please specify the required
connections at the ends and the required nailing to attach the member together to
act as 3 beams.
30. EOR, please specify the required location of the bolt at the ends of the plate
sections. One Bolt shall be with in seven bolt diameter from each end of the plat
sections. The interior braced wall shall be placed with in 12" of each end. R403.1.6
Sheet 4 Main Floor Plan
31. Please clarify what an AT -95 and At -95 beam size it.
32. Please specify the required hanger to be used of the flush framed joist noted on the
drawings. Without knowing the size to be used there is no way to check if the
hanger will support the design loads.
33. Please specify the required post connections of post mark P2. This bear on top of
the 5-.25X11.78 header beam. Please provide a detail at these locations.
34. Please specify the required shear wall at the living room. Per analysis it appears
this is required to be a SW -3.
35. Please specify the required shear wall at the kitchen. Based off the lateral forces the
single SW3 at the laundry rooms appears it will not support the lateral diaphragm
force. Please modify accordingly.
Sheet 5 Shear Wall Schedule
Page 5 of 6
Plan Review Number 01
EECE#: EDM 08-20
Koopai Residence
2008-0179
36. Please modify the note to use double studs for nailing at 2" O/C. The detail is not
allowed for nails and can not be staggered on a 2X member with 2" OIC nailing.
You could put 4 studs and nailing accordingly and get the 2" O/C spacing but a
single 2x on each edge is not allowed with this close of spacing. Please modify
accordingly. IBC table 2306.4.1 footnote e.
37. Please clarify what the PCT -97 truss is. Nothing is shown at this time.
Sheet 7 Section "G"
38. Spikes/nails are not allowed for the connection of the ledger. Please either modify
with through bolts or lag bolt as required per code. R502.2.2
Sheet 9 Notes
39. Submit analysis for the guard rail connection to resist the code required force of
200 pound applied at the top rail. Per check analysis, 4 screws appear not to be able
to resist this force. Submit analysis and specify the screws to use.
ENERGY COMMENTS
Assumed prescriptive method used for Energy code compliance
Sheet 6 Sections
40. Please specify the required insulations R value to use for the walls.
41.. Please specify the required insulations R value to use for the crawl space floor
system.
42. Please specify the required insulations R value to use for the ceilings.
43. Please specify the required insulations R value to use for the Vaulted ceilings.
Sheet 7 Section "G"
44. Please specify the required insulations R value to use for the walls.
45. Please specify the required insulations R value to use for the crawl space floor
system.
46. Please specify the required insulations R value to use for the ceilings.
V&L4,Q COMMENTS
Page 6 of 6
Plan Review Number 01
EECE#: EDM 08-20
Koopai Residence
2008-0179
General
47. Please specify the CFM and the location of the whole house fan on the drawings. I
was unable to find where this information was specified in order to check for
compliance.
Sheet 4 Main Floor Plan
48. Please specify the required fan size to be used in the powder room.
49. There is not fan specified in the laundry room. Please specify the fan and the
required size.
50. Please specify the required fan to be used in the kitchen.
Sheet 5
51. Please specify the required fan to be used in the "ensuit" room shower room
52. Please specify the required fan to be used in the water closet
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. Charges, 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) 974-
0562
740562 between 8:00 am. and 5:00 p.m.
By: - "'
Hoyt Jeter, P.E.
President