20080318122811.pdfofEDo City of Edmonds
ell
PLAN REVIEW. COMMENTS
BUILDING DIVISION
Fsc. t 89° (425) 771-0220
DATE: March 18, 2008
TO: Phil Kallsen
phil@kallsenarchitecture.com
FROM: Jenny Readwin, Plans Exams r
-t
RE: Plan Check # 2007-0695
Project: Launceford Addition
Project Address: 15703 Soundview Place
During re -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) ok
2) ok
3) 3/18/08 Still Need. Provide letter from. Geotechnical Engineer of Record stating that they have
reviewed the plans and that they are consistent with the report recommendations.
4) 3/18/08 Still Need. Special inspections are required for the following. Complete the enclosed
special inspection agreement signed by the owner, the general contractor and the special
inspector and submit to the City for approval prior to issuance. Special inspector must be
Geotechnical Engineer of Record.
• Excavation/Grading/Site prep
• Soil Bearing Verification
• Placement of fill and compaction
• Temporary and Final Erosion Control
• Subsurface drainage installation including footing drains
5) 3/18/08 See attached additional comments. 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 �^
h oyt j ete r@ce n to ryte I. n et
360 874 0562
Fax 360 874 0591
To: Theresa Umbaugh
121 5th Ave, N.
Edmonds, WA 98020
Re: Launceford Addition
18703 Sound View Place
Edmonds, WA 98020
Plan Review # 2007-4695 EECE # EDM 08-17
Plan review number 41
Structure
Area S.F.
Main Floor Additions
662
Upper Floor Additions
1634
Total
2296
Garage
969
Total
3265
Upper Floor Deck
190
Grand total
3455
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, Ventilations and Indoor Air Quality,
Ordinance (V&IAQC), and Energy review 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.
The review was based off the IRC 2003 as adopted by the state of Washington and the city
of Edmonds since this project was grandfather under this code.
ORDINANCE COMMENTS
Page 2 of 4
Plan Review Number 01
EECE4: EDM 08-17
Launceford Addition
2007-0695
Sheet 2: Main Floor Plan
1. Please specify the required handrails for the exterior stairs. Hand rails are required
when there is four or more risers. Nothing is shown at this time. R311.5.6
2. Please dimension the width of the stairway. It appears the width will be less than 3
feet. Please clearly add this information R311.5.1
Sheet 3: Upper Floor Plan
3. Since there is a closet being added at the Alcove this must be considered a sleeping
room. Please add a smoke alarm in this room since it is required. R313
Sheet 9: Roof Plan
4. Please provide a detail on the drawing for the interface between the new and
existing portion of the house. It is not clear how this will be framed.
STRUCTURAL COMMENTS
Plot Plan
5. Please submit design for the retaining walls shown that will be required based off
this sheet. IBC 1806
Sheet 7: Foundations & Upper Floor Framing
6. Please specify the required connection of the glu-lam beams to the concrete pilaster
shown on this sheet.
7. Please submit analysis for the floor ledger connections
8. At the double joist supporting the SW -3 shear wall is it being supported by the
2x10 ledger. Submit analysis for this to support the design loads. Based off the
forces and analysis it appears the detail 11 will not support this force.
Sheet 8. Roof Framing Plan
9. Please specify the required hanger/connections to support the 2x12 joist.
10. Please provide a detail for the lateral shear transfer of the roof diaphragm to the
exterior shear wall. It was not clear how this would be accomplished based off the
submitted drawings.
Page 3 of 4
Plan Review Number 01
EECE#: EDM 08-17
Launceford Addition
2007-0695
11. Please provide a detail of the 4x8 beam being connected to the existing wall at grid
C and grid 4.
12. Please specify the 2x10 DF2 ledger to the existing shear wall shown on this sheet
along grid 4.
Sheet 13: Details
13. Details 10 and Details 11: Please submit design analysis for the retaining wall. IBC
1806
14. Detail 12: Geotechnical engineer has not submitted any information's for the
Rockery wall. Submit design analysis for the 12 foot rockery wall shown on this
sheet.
Sheet 14: Foundations Details
15. Detail 2: Please specify the required epoxy that will be used for the # 4 bars.
16. Detail 11: Please submit analysis for the retaining wall shown. IBC 1806
Sheet 15: Framing Details
17. Detail 11: Please submit analysis for the ledger attachment to the studs. Based off
the span of the joist and the reactions it appears the nailing will not support the
forces. NDS table 11N.
18. Detail 5: Please specify the required connections of the bottom ledger to the wall
Sheet 15: Framing Details
19. Detain : Please provide analysis for the guard rail shown. Per check analysis it
appears the code required 200 point load applied at the top will not be able to be
resisted. Please submit analysis to justify.
Sheet 19: Details
20. Detail 9: Please specify the required connection of the stair stinger to the
supporting member. Nothing is specified at this time.
Page 4 of 4
Plan Review Number 01
EECE#: EDM 08-17
Launceford Addition
2007-0695
VENTILATIONS AND INDOOR AIR QUALITY, ORDINANCE (V&IAQC)
Sheet 10
21. Please specify the required fan for the laundry room. Nothing is specified at this
time.
22. Sheet 3 implies there is a bathroom in the game room but there is not any fan
specified. Please note this on the drawings.
Energy
General
23. I was unable to find where in the drawing the required U values were specified.
Sheet 6 does not specify this. Please clarify where this information is specified.
WSEC table 6-1
Sheet 9: Roof Plan
24. Please specify the required U value for the skylights purposed. Nothing is specified
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 5:00 a.m. and 5:00 p.m.
Hoyt Jeter, P.E.
President