20071114152320.pdfEagle 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 St. N
Edmonds, WA 98020
Re: Stark Addition
805 Aloha St.
Edmonds, WA 98020
Plan Review # 2007-1063
Date: November 8, 2007
EECE # EDM 07-55
Structure
Area S.F.
Existing Main Floor
???
New Addition Kitchen
429
New extend Famil
oom
145
Total
574
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&L QC 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.
Page 2 of 4
EECE##: EDM 07-55
Stark Addition 2007-1063
STRUCTURAL CONEWENTS
General
1. The lateral design analysis appears to be per the 2003 IBC and not the 2006 code.
Note the ASCE shall be 2005 and not 2002. Please modify accordingly.
Sheet 1: Foundation Details
2. The drawing state the post will be noted on the plan but the post sizes appear not to
be specified. Please add this to the drawings.
3. Detail 2: Please specify the required connection of the joist to the supporting crawl
space beam. This is very important since this is what braces the compression part
due to bending. The alternative is to submit analysis for the beam completely un -
braced.
4. Engineer of Record (EOR), please specify the required post to foundation
connections for the post above the supporting 7X9 -1f2 PSL and girder truss at the
extended family room. I was unable to determine this from the drawings submitted.
Sheet 2 Main Floor framing plan
5. EOR please provide analysis for the 2x101edger attached to the house to support
the design loads. Note nails cannot be used for withdrawal loads for ledger
connections. IBC 1604.8.3 R502.2.2
Sheet 3: Main Floor Plan
6. At the new kitchen window there is a note that states "hanger (typ)". Please clarify
what this hanger will be in order to check capacity. Please note, with 2x6 walls
and 6 x members there is no way to have angle clips installed on the side to
connect to the multiple post. Please provide a detail at these locations and analyze
accordingly.
7. The roof framing does not show the skylight framing but it appears skylights will
be used. Please clarify the drawings accordingly.
Sheet 4: Roof Framing Plan
8. EOR, please specify the required connections for the post to the multiple stud post
column. I was unable to determine this form the drawings submitted.
9. EOR, please submit analysis for the 6x10 beam supporting the interior ridge beam.
Page 3 of 4
EECE#: EDM 07-55
Stark Addition 2007-1063
10. EOR, please provide a detail for the support of the 5-1/8X15 ridge beam. Typical
framing is having a post added here to pick up this beam (then the post bears on the
beam below since the roof is sloped). Please add this information to the drawings
or clarify how the design forces will be transferred.
11. EOR, please provide details at the new rafter framing over the 7X9112 PSL. It is
not clear how this will be supported.
12. EOR, please specify the number of column studs supporting the new girder truss at
the extended family room exterior wall. With out clearly knowing the existing roof
framing a double stud will not support the required design loads.
Sheet S1: Details
13. EOR, please note a 90 degree hook for the vertical reinforcement steel in the
footing. The alternative is to submit an analysis for straight embedment(s) as
required per ACI.
ORDINANCE COMMENTS
Sheet 1: Foundation Details
14. Please clarify how the existing crawl space will not be adversely affected by the
additions. The crawl space ventilation has only dealt with the additions but based
off the remodel additional vents may be required. Please clarify on the drawings.
Sheet 3: Main Floor Plan
15. Please modify the tub and shower notes to reflect 72" waterproofing and not 70".
This is a UBC requirement. 8307.2 (Please note, it appear new bathrooms are not
going to be added. Please delete information that do not apply for this permit or
modify them to meet the adopted code)
16. The code requires a landing outside every exterior door. This landing is required to
be a minimum of the door width. The drawings state minimum of 36X36 landing
outside a door where the width will exceed 36". Please modify this accordingly.
R311.4.3
VENTILATION & INDOOR AM QUALITY CODE (V&IAQC)
Sheet 3: Main Floor Plan
17. Please show the locations and note what CFM fan will be used in the kitchen. With
the new kitchen added, this should be specified on the drawings.
Page 4 of 4
EECE#: EDM 07-55
Stark Addition 2007-1063
ENERGY COMMENTS
Prescriptive method used
No comment at this time.
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 am. and 5:00 p.m.
.0
Hoyt Jeter, P.E.
President