20080627110709.pdfov ED
Fst. 1890
DATE: June 27, 2008
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Michael D. Echelbarger
mike@cchelbarger.com
FROM: Jeannine Grawv
RE: Plan Check 4 2008-0408
Project: Echelbarger SFR
Project Address: 620 Sunset Avenue North
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 item indicating the
change made and where it can be found on the plans. Submit directly to the Permit Coordinator
assigned to your project. Plans should be hi -lighted or bubbled showing the changes.
1) Please add the following information to the site plan.
• Indicate size of rear yard metal shed
• Indicate setback distances from metal shed to property lines
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 %Z" x 14".
2) Add note that island sink will be vented through the roof or with a loop vent as permitted by
UPC 909.0.
3) Provide specifications on elevator; must include structural footing requirements, elevator pit
drainage requirements, venting requirements.
4) Add elevator penthouse on elevation views. Indicate maximum height and width of elevator
above actual roof elevation.
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: Marie Harrison
121 5" Ave N
Edmond, WA 98020
Re: Echelbarger Residence
620 Sunset Ave
Edmonds, WA 9802
Plan Review #2008-0408 EECE #: EDM 08-52
Plan review number 01
tructur°e
Area &F.
Main Floor
1972
gpper Floor
3147
Total
5119
Garage
1278
Total
6397
Decks
274
Grand ':l'Otal
667:1.
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, Ordinances, V&IAQC, 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 5
Plan Review Number 01
EECE#: EDM 08-52
Echelbarger Residence
2008-0408
ORDINANCE COMMENTS
General
1. Please note on the drawings that the smoke alarms shall be hot-wired with battery
back up. R313.2
Sheet 2 Building Section A -A
2. Please add to the drawing the required thread width of the stairs. The rise is
specified but not the run. R311.5.3.2
3. Please clarify how the roof will meet the required roof ventilations when the soffit
is provided with hardy board. Please modify the drawings accordingly to show how
this will be vented. R806
Sheet 3 Foundation & Main Floor Framing
4. Please specify that all the penetrations through the garage to house separation wall
shall be protected by filling the opening around the penetrating item with approved
material to resist the free passage of flame and products of combustion. R309.1.2
Sheet 4 Main Floor Plan
5. Please specify the required light activation at the top and bottom of the stairs, per
R303.6.1.
6. All exterior doors shall have a minimum landing specified on the drawings
including the height of the threshold. Please specify the landing out side the storage
room door and the back hall door. R311.4.3
7. AOR please specify the required dimension of the intermediated landing on the
drawings. R311.5.4
8. Please provide a handrail detail. R311.5.6.2.
9. AOR please specify the hot water tanks shall be strapped to resist lateral
displacement as required per M1307.2.
10. Please clarify on the drawing how the dryer will be vented to the outside. The vent
shall not be with 3 feet of any opening in the wall. Please add this information to
the drawings. M1502.2
Page 3 of 5
Plan Review Number 01
EECE#: EDM 08-52
Echelbarger Residence
2008.0408
11. Please specify that all the penetrations through the garage to house separation wall
shall be protected by filling the opening around the penetrating item with approved
material to resist the free passage of flame and products of combustion. R309.1.2
Sheet 6 Upper Floor Plan
12. Note minimum required finish wall material & height in the shower & bath areas.
R307.2.
13. Please note the windows at the bathtub shall be safety glazed. Please add this on
the drawings. R308.4
14. Please �e detail for the construction of the deck. N
Ti
. ng
P1 Pam Brow.-er arr��
c�J' .
15. Please show how the fireplace chimney will be vented to the outside. This must not
be near any openings and if it vents through the roof is shall extend a minimum of
2 feet above any combustible material. Since this information is not shown, I was
unable to review for this. Table R1003.1
Sheet 7 Roof Framing
16. AOR please specify the locations of the roof drains and their required size. R 903.4
STRUCTURAL COMMENTS
General
17. AOR, please note on the drawing that the bottom chord for the truss shall be design
for a live load of 20 psf. IBC table 1607.1 R301.5
Sheet 3 Foundation & Main Floor Framing
18. All post to foundations connections shall be specified on the drawings to prevent
lateral displacement. Please add this information to the drawings. R407.1
Sheet 4 Main Floor Plan
19. Please note the required width for the shear wall at the patio door. It is required to
have a minimum width of 24 "for 2 story. It appears the minimum width will not
be met. Please add this to the drawings and modify accordingly. IBC figure
2308.9.3.1
Page 4 of 5
Plan Review Number 01
EECE#. EDM 08-52
Echelbarger Residence
2008-0408
20. The lateral restraint panels at the garage appear should not be less then 24" Please
justify the smaller width. lBC 2308.9.3.1
Sheet 5 Framing Abr. Main Floor
21. Please specify the required post to beam comlections at the 6X6 supporting the 5-
1/4X14 PSL.
22. Please add to the drawings the required post to beam connections. I was unable to
find where on the drawings this information was specified. Please add this
information to support the required design loads.
23. EOR please specify the required collector element to transfer the lateral force into
the interior shear walls. Nothing is specified at this time.
24. Please specify the required beam hanger to use for when the beams are flush with
each other. For example the 5-1/4 X18 and the 5-1/4X18. I was unable to
determine this from the drawings.
Sheet 7 Roof Framing
25. Please specify the required anchorage of the truss to the supporting structures. The
IBC/IRC required the register design professional to specify this. IBC 2303.4.1.6
R802.10.5
VENTILATION AND INDOOR AIR QUALITY CONTROL COMMENTS
Sheet 6 Upper Floor Plan
26. Please modify the whole house fan size to match table 3-2 of the state ventilations
code. Based off the number of bedroom and the floor area 100 CFM to 130 CFM
appear not to meet the minimum. Please modify accordingly. WSV&IAQC table 3-
2 and 302.3.2
ENERGY COMMENTS
General
27. Please note on the drawing the minimum U value for the windows. The max U
shall not exceed .35 for the vertical glazing. WSEC code table 6-1
Sheet 3 Foundation & Main Floor Framing
Page 5 of 5
Plan Review Number 01
EECE#: EDM 08-52
Echelbarger Residence
2008-0408
28. Please note on the drawing that the vapor barrier shall lap a minimum of 12"
WSEC 502.1.6.7
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.
By:
Hoyt Jeter, P.E.
President