0944_001ARCHITECTURE & DESIGN
April 19, 2019
CITY OF EDMONDS
BUILDING DIVISION
425 771 0220
REGARDING PERMITS:
PROJECT #BLD2019-0183
LEIF BJORBACK— BUILDING OFFICIAL
38321 VISTA KEY DRIVE NE, HANSVILLE, WA 98340
Please see below a restatement of your comments for your convenience followed by a written response from W.E.A.D. in
bold. We have chosen only to restate items listed by number, but do list responses by letter if necessary or so stated. If
there is any additional information needed, please don't hesitate to contact this office by phone or email. The comments
addressed pertain only to sections from Construction Cost Breakdown through A-102, #13. All structural review items are
included in a separate .pdf from the structural engineer included with this documentation.
CONSTRUCTION COST BREAKDOWN
1. Several values given on the construction cost breakdown do not appear to be consistent with the information shown
on the plans, and will need to be clarified and coordinated.
a. A revised construction cost breakdown was submitted by owner and project manager.
b. A revised construction cost breakdown was submitted by owner and project manager.
c. Windows that have been changed or not used have been so marked on the window schedule, otherwise, all
windows will be new. All new doors will be installed as well.
d. Existing plans have been coordinated and noted. Windows and doors should be correct on A-100.
Front entry only shows on one plan because of the split level nature of the layout of the house.
e. Existing plumbing and electrical to be replaced and/ or updated. Retention of existing hot water mechanical as
well as HVAC duly noted. See A-100.
f. Existing plans have been coordinated and noted. Windows and doors should be correct on A-100.
Front entry only shows on one plan because of the split level nature of the layout of the house.
g. Existing plans have been coordinated and noted. Windows and doors should be correct on A-300.
Front entry only shows on one plan because of the split level nature of the layout of the house.
h. Randy Brockway- contractor, Calvin Muianax- owner have signed construction cost form.
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ARCHITECTURE & DESIGN
G-001
38321 VISTA KEY DRIVE NE, HANSVILLE, WA 98340
�. The htiilrling tharmnl PnvPlnpe has been designed by RESr_.hPr_.k snff_warP program; hnwpvpr, this program
does not meet the minimum requirements of the 2015 Washington State Energy Code. The design must
be altered in order to meet the WSEC. Most notably, (if you use the prescriptive compliance approach) the
attic insulation is required to be a minimum of R-49, and the slab perimeter R-10. Please mske the
corresponding changes to all affected plan sheets. WSEC 402.1.1
3. In the Energy Code Compliance section, indicate the R-values for floors, walls, ceiling/attic and slabs.
A-101
4 Modify any windows on the plans to coordinate with changes made in response to item 1c above.
A-102
5. Please label each window that is to be a bedroom Egress window. R310
All escape "windows" have been so noted @ Ground Floor, Main Floor, and Window Schedule.
6. Indicate a handrail complying with R311.7.8 at each stair.
Handrails indicated and labeled at new stair in back and existing entry stair on A-102, A-101,
D/ A-302
7. Indicate the dimensions of stair risers and treads. R311.7.5
Dimensions indicated and labeled for new stair in back on #3/ A-304. Existing stair to remain as is.
8. Locate the carbon monoxide alarm in the immediate vicinity of the bedroom. R315.2.2
See revised location for alarm between bathroom and Bedroom #1
9. Indicate size of window, and whether safety glazing is required for interior windows `W1-2x1 and W1-2x2
Size and safety rating now indicated and labeled on plan.
10. Provide an exhaust fan in the Master WC. M1507.4
Fan and rating indicated on plan in Master WC
11. Indicate on the plans the cfm capacity for all exhaust fans according to Table M1507.4.
See notes with arrows indicated and labeled at all exhaust fans
12. Provide a means for makeup air at the laundry. A minimum of 100 sq. inches is required
Note with frame located on the deck area pointing at door into laundry. Grill over door indicated as
solution.
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ARCHITECTURE & DESIGN
38321 VISTA KEY DRIVE NE, HANSVILLE, WA 98340
13. Due to he fact that the addition is greater than 500 s.f., a whole house exhaust system is required. Please
indicate which method is to be used within IRC M1507.3. Indicate on the floor plan the location of all fans
and equipment, anti the SIZQ of the fan complying with Tahle M1507.3.3 (1)_
Whole house solution indicated on plan with framed note pointing to fan being used and
specification for fan. Note located in room labeled "Dining Area".
51.2, S2.O, S2.1, S2.2, 5.9.2- ITEMS 14 THRU 27.
Structural review comments answered under separate cover from Structural Engineer.
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ENGINEERING
April 12, 2019
City of Edmonds
Building Division
(425) 771-0220
Regarding Pe,nimts:
Project #BLD2019-0183
Leif Bjorback — Building Official,
Please see below a restatement of your comments for your convenience followed by a written
response from our team in bold. We hope you find our response adequate for you to complete
your review. If there is any additional information needed, please feel free to contact this office
by the phone number or email provided at the end. The comments addressed pertain to structural
only and are numbered as in the comment letter.
51.2
14. Reference the holddown schedule. The anchor specified for the HDU4 is a `rod and
nut/washer per 2/S 1.2.' Please change the reference to read: 'I 2/S 1.2.'
Reference has been updated.
15. Reference detail 12/S 1.2. The embedded rod assembly appears to be similar to Simpson
product `PAB' (pre -assembled anchor bolt.) The detail does not appear to meet the
dimensional requirements as shown in the Simpson manual for concrete surrounding the
lower end of the bolt. Either
We've specified the SB5/8x24 to resolve this comment.
a. Specify the embedded rod to be a PAB5, and adjust the dimensions of the concrete in
the detail accordingly, or
b. Consider using a different type of holddown bolt such as an SB or SSTB sufficient to
resist the uplift loads that apply, or
c. Provide a different design sufficient to resist the uplift loads that apply.
52.0
16. HDU4 holddowns are called out in several locations at the existing foundation stemwall. No
details could be found for this retrofit installation. Provide structural calculations and plan
details supporting the design of this installation.
See calcs in Supplemental Calculation Package and new detail 12/56.0.
180 Nickerson
Suite 302
Seattle, WA
98109
(206)285-4512
Structural Engineers
MENGINEERING
52.1
17. Please clarify on the plans the meaning of the circled numbers (3, 4) located near the ends of
certain beams. Are these perhaps references to the number of bundled studs within columns
under the ends of these beams?
Yes. The symbol has been added to the framing legend.
18. A number of floor beams appear to be mis-labeled on the plans when compared to the
structural calculations. For example,
Sorry for the confusion. Pages 7, 8, & 9 of the calc package shows the plans of the building.
On those pdf sheets are markups (in blue) that designate the design used (ie. FB-4 is the
beam calc on page 31). It's unfortunate that those designations are also used on the plans to
label FB-4, which means Flush Beam 4 that calls for a 5 1/2x 91/4" GLB from the table on
that sheet. We've clouded the design designations and added the beam maps to the
supplemental calcs for reference.
This explanation should resolve all of comment 18.
a. The loading and spans of FB-2 (2 locations) under the kitchen appear to match those
of the calculations for FB-3,
b. The loading and span of HR-3 under the kitchen appear to match the calculations for
FB-4,
c. The loading and span of F13-4 under the kitchen appear to match the calculations for
FB-5.
Please verify and ensure that all beams are properly represented on this sheet and match
their respective design in the calculations.
Verified.
19. Specify on the plans the model and size of beam hangers to be used at locations where
beams hang on other beams, specifically for floor beams under kitchen and deck.
We've added our typical hanger schedule to SLO.
20. Indicate on the plans that all deck beams and deck columns are to be pressure treated. R317
This is found in note 06200 on SLO.
21. Indicate on the plans the proper type of corrosion resistance of hardware and fasteners to be
used in contact with pressure treated wood. R317.3
This is found in note 06200 on SLO.
180 Nickerson
Suite 302
Seattle, WA
98109
(206)285.4512
Structural Engineers
180 Nickerson
Ci TENGINEERING Suite 302
Seattle, WA
T7%r7f 98109
(206) 285.4512
22. Indicate deck beam hangers and brackets to be a minimum of hot dipped galvanized (HDG).
R317 and Simpson manual
This is found in note 06200 on S1.0.
23. Clarify the proposed use of DF#2 lumber at deck joists DJ1 and DJ2. This comment is
meant as an advisory that pressure treated DF#2 lumber is not normally a readily available
item and may need to be special ordered.
Noted.
24. Clarify the proposed use of DF#1 lumber at 6x6 deck columns. This comment is meant as
an advisory that pressure treated DF#1 lumber is not normally a readily available item and
may need to be special ordered.
Noted.
S2.2
25. Provide structural calculations for the HR-1 header over door D202 to account for the load
imposed by the girder truss bearing on it.
See Supplemental calcs. Beam has been revised to HR-2.
26. Provide structural calculations for the HR-2 header over window W201 to account for the
load imposed by the girder truss bearing on it.
See Supplemental calcs.
S9.2
27. Reference detail 9 `Deck/Rim conn.' It appears that the lag bolt design at the deck ledger is
inadequate as shown to support the load imposed from the hot tub. Please provide
calculations for this connection, and modify the detail as needed. Also, please specify an
appropriate hanger for the double joists at this location.
See supplemental calculations. Added notes and details to plan for this revision.
Feel free to contact our office with any questions or concerns.
Regards,
Tyler S. Wandschneider, PE
(206) 285-4512 Ext. 315
tyIcrw(i ctcliginccring.com
Structural Engineers
04/12/2019