20071107142319.pdfCity of Edmonds
O�
N PLAN REVIEW COMMENTS.
BUILDING DIVISION
�Sr, t ago (425) 771-0220
DATE: November 7, 2007
TO: Greg and Maria Hinkel
greghin@microsoft.com
FROM: Jenny Readwin, Plans E4
RE: Plan Check # 2007-1014
Project: Hinkel Addition
Project Address: 7517 172°6 Street SW
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please redline plans or submit two (2) sets of revised
plans/documents (affected sheets only) with a written response to each of the items below to a
Permit Coordinator.
1) Please add the following information to the site plan.
■ Show landing outside the office exterior door.
■ Label deck as proposed
You may redline plans or resubmit three (3) new site plans scaled no smaller than 1 "=20' and
one on paper no larger than 8 %" x 14".
2) Overall lot slope as well as the section through the new additions exceeds 15% so a soils report
is required stamped and signed by a Washington State Licensed Professional Engineer. See
attached for minimum report requirements.
3) 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: Marie Harrison
121 5th Ave. N.
Edmonds, WA, WA 98020
Re: Hinkle Addition
7517 172nd St. S.W.
Edmonds, WA, 98026
Plan Review # 2007-1014
21
Date: October 19, 2007
EECE # EDM 07-50
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 Ordinance, Structural, V&L4QC, and Energy
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.
ORDINANCE COMMENTS
SHEET 7: ELEVATIONS
1. Please clarify that the windows shown at the upper floor deck will be operable, to
meet egress requirements. R310.1
2. Please specify that the windows shown at the two new decks will be safety glazing.
R308
Page 2 of 4
EECE#: EDM 07-50
Hinkle Addition
SHEET 2: UPPER & MIDDLE FLOOR PLAN
3. Please specify the location of all required smoke alarms, per R311.2.
4. Specify that all the smoke alarms shall be interconnected in such a manner that the
actuation of one alarm will activate all of the alarms in the individual unit. R311
5. Please show the required stair illumination and the location of the light activation
at each run of stair, per R303.6.
6. Please provide deck details. From the sections on Sheet 5, it appears that the upper
deck cantilevers. Please specify what kind of decking and guard rails are being
provided. R106.1.1
SHEET 3: FOUNDATION PLAN/ MIDDLE FLOOR FRAMING
7. Please show locations of under floor ventilation, as required per R408. Include an
analysis to show how much ventilation is required, as well as how that requirement
will be satisfied. Also note how the ventilation of the existing crawl space (to the
existing house) will not be adversely impacted. R408.1 and R408.2.
SHEET 4: ROOF FRAMING PLAN
8. Please provide an analysis to show how much attic ventilation is required, and
specify how that ventilation will be provided. R806
9. Please clarify how the construction of the new roof will not adversely impact the
existing ventilation to the existing roof. It appears that some existing eave venting
will be eliminated by the addition of the new roof. Please clarify.
STRUCTURAL COMMENTS
GENERAL
10. Please add to the drawings the Fastening Schedule from Table R602.3.
11. Please clarify where the horizontal diaphragm nailing has been specified. (I can
find the wall nailing schedule, but not the horizontal nailing schedule).
Sheet 2: UPPER & MIDDLE FLOOR PLAN
12. Please provide analysis for the 2x10 at 16" on center spanning 24 feet with a 5 foot
cantilever.
Page 3 of 4
EECE#: EDM 07-50
Hinkle Addition
Sheet 3: FOUNDATION PLAN/ MIDDLE FLOOR FRAMING
13. Please specify the required connection of the 3-1/2x9 and 8-3/4x9 Glulam beams.
14. Please specify all the required post to beam connections on the drawings.
15. Provide analysis for the 4x6 ledger supporting the floor joists. Per check analysis,
it appears that the required design forces will not be resisted.
16. Please provide detail and analysis for the ledger supporting the deck framing.
17. Please specify the size of the footing supporting the 3-1/8x10-112 Glulam.
18. Please specify the required post supporting the 3-1/8x10-112 Glulam.
19. Please specify, the required connection of the post to the 3-1/8x10-1/2 Glulam.
20. Please specify the required connection of the post (supporting the 3-118x10-1/2
Glulam) to the footing.
21. Please provide details for the required guards at the new deck. Table R301.5
Sheet 4: ROOF FRAMING PLAN
22. Please specify the required connection of the stair stringer to the supporting
structure.
23. Please specify the required connection of the 2x10 hip rafters to the supporting
structure.
Sheet 5: BUT DING SECTIONS
24. Please specify the required connection of the new roof ledgers to the existing
framing.
25. Per the location of the footing at grade (as drawn in the building section), it appears
there won't be enough distance to prevent shallow failure. Please clarify.
R403.1.7.1
26. Please provide analysis for the additional load being applied to the top of the
existing will not overstress the existing soil below.
Page 4 of 4
EECE#: EDM 07-50
Hinkle Addition
SHEET 6: FRAMING ELEVATIONS
27. Please specify the required connection of the engineered wood joists to the
supporting members.
28. Please specify the required connection of the roof trusses to the supporting walls.
Nothing is specified at this time.
ENERGY COMMENTS
SHEET 1:
29. Please update the window specifications to meet the minimum standards of the
current 2006 Energy Code. The U -value shall be .35, not .40, as currently state.
Washington State Energy Code Table 6-1
SHEET 5:
30. Please note the required vapor barrier separating the conditioned space from the
unconditioned space. 502.1.6.2
VENTILATION & INDOOR AIR QUALITY CODE (V&IAQC)
GENERAL:
31. Please clarify the location and size of the Whole House fan. Additions greater than
500 square feet of conditioned floor area are not exempt from meeting whole house
ventilation WSV&IAQC 101.3.1.1
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.
Hoyt Jeter, P.E.
President
SOILS INVESTIGATION AND/OR REPORT (Cont.)
The classification of bearing soil at the site .must be
determined and called out on the plans. The following
information from IRC Table R401.4.1, will assist
individuals in determining the soil classification of the
building site. The Building Official may require this
classification to be made by a Washington State licensed
Geotechnical Engineer or Engineering Geologist in a
written report when soils are not adaptable to conventional
spread footings or if allowable foundation and lateral
pressures do not meet the values set' forth in the table
below. The allowable foundation . and lateral pressures
may not exceed the values in this table, unless data to
substantiate the use of higher values is submitted. Sidehill
or steep slope construction IS NOT considered
conventional construction and soils reports are required for
lots with 15% or more slope, unless determined
unnecessary by the Building Official. For more specific
and technical information on soil capacity, foundation
design and construction components, refer to 113C Chapter
18 an C Chapter 4 or contact a professional engineer.
TABLE R401A.1
PRESUMPTIVE Lorca -REARING VALUES OF
2a0t;IN0ATr0v N4ATFR1AtAl
For Sl- i pound per square toot= 0.0479 kNlm2_
a. When soil tests are required by Section 8401.4, the allowable bearing
capacities of the soil shall be part of the recommendations.
b. Where the building official determines that in-place soils with an
allowable bearing capacity of less than L,SOO psf are likely to be present
at the site, tate allowable bearing capacity shall be determined by a soils
investigation.
When soils reports are required, they shall include the following:
1. A plot plan showing the location of test borings and/or excavations.
2. A complete record of the soil samples.
3. A record of the soils profile.
4. Elevation of the water table, if encountered.
5. Recommendations for foundation type and design criteria, including but not limited to: bearing capacity
of natural or compacted soil; provisions to mitigate the effects of expansive soils; relitigation of the effects
of liquefaction, differential settlement an carrying soil strength, the effects of adjacent loads, and
foundation drainage.
5. Expected total and differential settlement.
7. Pile and pier foundation information in accordance with IBC Section 1808-2.2.
8. Special design and construction provisions for footings or foundations founded on expansive soils, as
necessary.
9. Compacted fill material properties and testing in accordance with IBC Section 1803.5.
NOTE: Report recommendations shall be incorporated into the foundation design
4. DRAINAGE PLAN (See Handout #E72)
Development of over 2,000 square feet of new impervious area since July 1977 requires an on-site drainage.
system- Impervious area includes: building pad with eave overhangs, paved or graveled areas, solid surface
decks, patios, walkways, breezeways, awnings, accessory structures, sidewalks, and driveways. Submit three
(3) -drainage plans, scaled 1"--20', showing all impervious area with square footages as well as the location of
the proposed drainage detention system. Attach three (3) copies of the drainage worksheet (See Handout
#E72). Note: The plan must provide for temporary and permanent erosion control and must include footing
drain details.
3
L \TEiviP1€iEfILDINGWIANDOUT ICODESISFR 1373.DOC
Revised 5106
lGo:w-Iil�Alurrc
PRESSURE
CLASS OF MATEPUAL
uuuds per square foot
Crystallitte bedrock
17,000
Sedimentary and foliated rock
4,900
Sandy gravel and/or gravel
GW and GP)
3,000
Sand, silty sand, clayey sand, silty
gravel and clayey gravel
5W, SP, Slbf, SC, GM and CC)
2,000
Clay, sandy clay, silty clay, clayey
silt, siltand sandy silt
CL ML, M1-1 and CH
1,500°
For Sl- i pound per square toot= 0.0479 kNlm2_
a. When soil tests are required by Section 8401.4, the allowable bearing
capacities of the soil shall be part of the recommendations.
b. Where the building official determines that in-place soils with an
allowable bearing capacity of less than L,SOO psf are likely to be present
at the site, tate allowable bearing capacity shall be determined by a soils
investigation.
When soils reports are required, they shall include the following:
1. A plot plan showing the location of test borings and/or excavations.
2. A complete record of the soil samples.
3. A record of the soils profile.
4. Elevation of the water table, if encountered.
5. Recommendations for foundation type and design criteria, including but not limited to: bearing capacity
of natural or compacted soil; provisions to mitigate the effects of expansive soils; relitigation of the effects
of liquefaction, differential settlement an carrying soil strength, the effects of adjacent loads, and
foundation drainage.
5. Expected total and differential settlement.
7. Pile and pier foundation information in accordance with IBC Section 1808-2.2.
8. Special design and construction provisions for footings or foundations founded on expansive soils, as
necessary.
9. Compacted fill material properties and testing in accordance with IBC Section 1803.5.
NOTE: Report recommendations shall be incorporated into the foundation design
4. DRAINAGE PLAN (See Handout #E72)
Development of over 2,000 square feet of new impervious area since July 1977 requires an on-site drainage.
system- Impervious area includes: building pad with eave overhangs, paved or graveled areas, solid surface
decks, patios, walkways, breezeways, awnings, accessory structures, sidewalks, and driveways. Submit three
(3) -drainage plans, scaled 1"--20', showing all impervious area with square footages as well as the location of
the proposed drainage detention system. Attach three (3) copies of the drainage worksheet (See Handout
#E72). Note: The plan must provide for temporary and permanent erosion control and must include footing
drain details.
3
L \TEiviP1€iEfILDINGWIANDOUT ICODESISFR 1373.DOC
Revised 5106