20080109091139.pdfO� ED,�o City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsr. s a9° (425) 771-0220
DATE: January 9, 2008
TO: Scott Andersen
scottandersen@cbbain.com
FROM: Jenny Readwin, Plans Ex ne .
RE: Plan Check # 2007-1234
Project: Jansen New SFR
Project Address: 701 6th Ave S.
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.
■ Reduced plot plan is not legible and not to scale. Please provide new reduced plot plan
scaled no smaller than 1"=20' on 8 %" x 14" or smaller paper.
• Show library fireplace bumpout.
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 1/2" x 14".
2) The rear patio and stairs as well as the front deck and stairs shown on the site plan does not
match the plans. Please revise drawings accordingly.
3) An additional smoke detector is required in the lower floor media room. Please note on plans.
4) Show how island sink 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 and alternate method per UPC 301.2.
5) 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
121 5th Ave. S
Edmonds, WA 98020
Re: Jansen Residence
701 6th Ave. S
Edmonds, WA 98020
Plan Review # BLD 2007-1234
Plan review number 01
Structure
Stated Area
S.F.
Lower Floor
902
Main floor
2382
Aper floor
1969
Total
5253
Garage
1027
Grand total
6280
EECE # EDM 07-86
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, Ordinance, Energy and Ventilations and
Indoor Air Quality 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
General
Page 2 of 6
Plan Review Number 01
EECEff: EDM 07-86
Jansen Residence BLD 2007-1234
1. Please specify the required light switches for the stair to be at top and bottom of
each run. 8303.6.1
Sheet A0: Cover Sheet
2. Please update your residential general notes to the adopted code at this time_ The
adopted is the 2006 and not the 2003. Please modify accordingly
Sheet A3: Lower Floor Plan
3. AOR( Architect of Record), please modify the general notes to the adopted code.
2003 international codes is not the adopted code.
4. AOR, please modify note 16 to state 50 plf and not 20 plf as required by the
adopted code. The 20 plf is the old UBC requirements and this has been modified.
Table 8301.5
5. Please specify the required light switches for the stair to be at top and bottom of
each run. R303.6.1
6. Please note on the drawing that all penetrations shall have the opening around it
filled with the approved material to prevent passage of flame and product of
combustible. R309.1.2
7. The building code required the door between the garage and the residence to solid
wood not less than 1-318" in thickness, solid or honey comb steel door not less thea
1-3/8 thick, or 20 minutes. Please specify this clearly on the drawings. R309.1
8. Please note the furnace and the hot water heater shall be strapped to resist lateral
displacement as required per M1307.2. IRC M1307.2
9. AOR, please specify the required protection of the hot water heater and furnace
from impact from automobile. M1307.3.1
Sheet A5: Main Floor Plan
I 0. AOR, please modify the general notes to the adopted code. 2,003 international
codes is not the adopted code.
11. AOR, please modify note 16 to state 50 plf and not 20 plf as required by the
adopted code. The 20 plf is the old UBC requirements and this has been modified.
Table R301.5
12. AOR, please shoe the required handrails for the exterior steps. r her� there are
more then four riser handrails are are required. R311.5.6
Page 3 of 6
Plan Review Number dl
EECE#: EDM 07-86
Jansen Residence BLD 2007-1234
Sheet A7: Upper Floor Plan
13. Please provide information for the construction of the winder stair on the drawings.
R311.5.3
14. AOR please provide detail for the guards used at the open to below area. All that is
noted is the code sections and details should be provided to show compliance.
R312
15. AOR, an additional smoke alarm is required giving access to bedroom 3. Please
modify accordingly. R313
Sheet A8: Roof Framing Plan
16. It is not correct to round dawn for the roof ventilations. Since 22.2 is required the
amount that must be used is 23 not 22. Please modify accordingly. To use 1 over
300 50 % and not more then 80% shall be in the upper third of the roof.
Sheet A10: Details
17. AOR, the roof detail does not reflect what is going to be built. Please modify the
drawings to reflect the actual roof framing members.
Structural Comments
General
18. AOR, it appeasr only % the height of the wall where used for the lateral seismic
forces. When calculating the diaphragm force to each level the wall is simple
supported by assumption and V2 the wall above that level and V2 the wall below
shall be considered for the lateral forces. But the analysis one used one level not
both. Please justify.
Sheet A0: Cover Sheet
19. AOR, please modify the design data for the city of Edmonds requirements. For
example the frost line is a minimum of 18" and not 12" as noted. Please modify
accordingly. IRC table 8301.2
Sheet A2: Foundation Plan
20. AOR, please provide analysis for the 56142112 footing shown on the sheer
supporting two post.
Page 4 of 6
Plan Review Number 01
EECE#: EDM 07-86
Jansen Residence BLD 2007-1234
21. AOR, please submit analysis for the 6X6 post bearing on the typical wall spread
footing at the wall between the garage and the media room. Based off check
analysis it appears a larger footing shall be at this locations. IBC 1801.2
Sheet A3: Lower Floor Plan
22. AOR, please specify the required post to be beam connections. It is not clear what
this connection will be.
23. AOR please specify the required connections of the beam mark B22 to the concrete
wall. Nothing is specified at this time.
Sheet A4: Lower Floor Framing Plan
24. Detail 8: AOR, please specify the required connection of the blocking member to
the supporting structure in order to support the deck ledger. Nothing is specified at
this time. (Also note there is a wide flange beams where this detail occurs and will
not be bolting to any blocking.)
25. Detail 4: AOR please specify the required hanger to be used to support the joist
and deck joist. Not all hangers are approved to be used as details with steel beam.
See Simpson hanger matrix.
26. AOR, Simpson "ITS" are not approved to be used with a steel beam as noted.
Submit ICC approved report to justify the use of an ITS. Simpson Hanger options.
27. AOR please provide a detail for the post supporting the load above on beam mark
B 11(W 16X40).
28. AOR, please specify the required size of the beam located at the guest bedroom.
29. AOR, please specify the required beam size between the deck and the Library.
30. AOR please note the LUS hanger shall be with extra protections since in contact
with treated lumber.
31. AOR please specify the required post to bean connections. For example the 6X6
post supporting beam marks B 13. Nothing is called out at this time.
32. AOR, please clarify the required support for the B21 beam.
Sheet A6: Upper Floor Framing Plan
Page 5 of 6
Plan Review Number 01
EECE#: EDM 07-86
Jansen Residence BLD 2007-1234
33. AOR, please specify the required post and connections for the beam mark B5.
There are other locations that do not specify the required connections. So please
modify accordingly.
34. AOR, provide a detail for the built ups plat form of (6) 2x12 stitched together w/
(2) '/, DIA thru-Bolt to Parallam. What is the spacing of the bolts, what is the edge
clearance, etc? More information is required to assure complete load path.
35. AOR please provide a detail for the PT 2x10 back spanning to connect to the 11-
7/8 TJI joist_ Also submit documentations from the joist manufacture to modify the
joist to support the deck framing.
36. Submit analysis for the deck joist cantilevering over the beam at the deck.
Alternative live must be used and all required connections must be able to resist
this loads. Based as detail the loads will not be able to be transfer to the supporting
member. Please modify accordingly.
37. AOR, please specify the required beam size at the deck support.
38. AOR, per definition the floor diaphragm is classified as having discontinuity due to
the opening in the diaphragm. There is nothing to positively tie the wings together
in a seismic event. Modify analysis and detail to address the discontinuity. IBC
2305.2.3 ASCE table 12.3.1 item 3. ASCE 12.3.2.1
Sheet A7: Upper Floor Plan
39. Please specify on the drawings the required post to beam connections. Nothing is
specified at this time.
Sheet A8: Roof Framing Plan
40. Please specify the maximum depth of the girder truss on the drawings. Base off the
span and the sections it appear the depth will be exceed for trusses of this span
when scaling the drawings. It important not to exceed the maximum height as
noted in the sections cut. Please add this information to the drawings.
41. AOR, please provide analysis for the header beam supporting the girder truss.
42. AOR please resubmit analysis for the RB5 supporting the girder truss with point
loads as required based off the framing layout.
Sheet A10: Details
43. Detail 9: AOR submit analysis for the A34 @ 24 " O/C to support the retaining
wall horizontal reactions.
Page 6 of 6
Plan Review Number 01
EECE#: EDM 07-86
Jansen Residence BLD 2007-1234
ENERGY CONUSIENTS
Sheet A0: Cover Sheet
44. Please update the energy note to the adopted code at this time in the project
information's. The adopted code is the 2006 editions not the 2004.
VENTILATION & INDOOR AIR QUALITY CODE (V&IAQC)
General
Sheet A0: Cover Sheet
45. Please update the ventilations and indoor air quality notes to the adopted code. The
adopted code is the 2006 editions not the 2004.
Sheet A3: Lower Floor Plan
46. Please specify the required fan size to use in the powder room.
Sheet A5: Main Floor Plan
47. Please specify the required fan size to use in the bath room off the Guest Bedroom.
48. Please specify the required whole house fan size in the laundry room.
Sheet A7: Upper Floor Plan
49. Please specify the required fan size to use in the master bath room.
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.
LOW
Hoyt Jeter, P.E.
President