2008-0750 Murillo.pdf
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
th
121 5 Ave N
Edmonds, WA 98020
Re: Murillo Addition
th
23406 97 Place W
Edmonds, WA 98020
Plan Review #2008-0750 EECE #EDM 08-85
Plan review number 01
Structure Area S.F.
Lower floor 2781
Second floor 1154
Total 3935
Garage 319
Total 4254
New Deck 84
Patio 66
Grand total 4404
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
Structural, Ordinance, V&IAQC, Energy
The scope of this review is for therequirements
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 6
Plan Review Number 01
EECE#: EDM 08-85
Murillo Addition
2008-0750
STRUCTURAL COMMENTS
General
1.Several structural details show bolts, joist hangers, nails, etc. in contact with
pressure treated wood. The new pressure treated lumber has been shown to be very
corrosive, with some of the treatments being five times more corrosive than others.
Hot-dipped galvanizing may not provide adequate protection for some of the
treatments being used. At present the industry is recommending a higher grade of
hot-dipped galvanizing as a minimum, with stainless steel being preferred. Please
specify bolt, nailing, and joist hanger protection where these items are in contact
with pressure treated wood. It is recommended that the use of triple zinc ZMAX
(G185 per ASTM A653) and hot dip galvanize (ASTM A123 for connectors and
ASTM 153 for fasteners and anchors) as a minimum be specifically stated.
Simpson T-PTWOOD 1. R319.3
2.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
3.Please specify the required post-to-foundation connection at all load-bearing posts.
Nothing is noted on the drawings at this time. R407.3
4.Please specify the required diaphragm nailing on the drawings.. Table IRC
503.2.1.1(1)
Sheet 3 Purposed (lower) Floor Plan
5.Please add a detail at the bedroom 6 and the existing garage above. Based off the
drawings the support of the existing garage will be compromised with this
remodel. Please clarify on the drawings.
Sheet 4 Purposed Upper Floor Plan
6.There is no information for the attachment of the deck ledger. Please add this
information to the drawing. R502.2.2
Sheet 5 Foundation Plan/Deck Framing
7. Please note the plate washer shall be a minimum 3 x 3 x 0.229 at all anchor
bolts. R602.11.1. and IBC 2305.3.11
8.Based off a span off trusses of approximately 35 feet the allowable soil bearing
pressure will be exceeded. Please submit analysis either to justify the footing size
or modify accordingly.
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Plan Review Number 01
EECE#: EDM 08-85
Murillo Addition
2008-0750
9.Please specify the required post base connections for the 6x6.
Sheet 6 Roof Framing Plan
10.Please specify the required over framing attachments on the drawings.
11.Please specify the required framing support for the skylights noted on this sheet.
Noting is specified at this time.
12.Please specify the required connection for the 6x10 beams on the drawings. A
positive connection is required to be specified.
13.The drawings do not show any information for the attachment of the new
diaphragm to the existing wall locations. Please add a detail at this location to
show the lateral load path on the drawings.
ORDINANCE COMMENTS
General
1.Please add the dimension for the construction of this structure. It is fine to put field
verify on the drawings but with the dimension specified there is know way to
determine the actual size of the structures. I have scaled some of the missing
dimension but this information should be provided when resubmitting.
2.Please provide a front elevation. All that is provided is 2 side elevations and one
rear elevations. All 4 sides should be provided with respect to the grade line.
3.Please add grid lines or some other way to determine the floor locations. Through
out the plan the plans appear to be rotate and it is not clear which wall lines up
with what based off the drawings. Either all the plans need to be drawn in the same
direction or gridlines or another method should be specified on the drawings to
clarify how this will be constructed. Sheet 11 and sheet 10 has drawn the framing
plan in two different directions.
4.The drawings note the total area on the site is 3179 ft^2 but based off the written
dimensions and a few places scaled this gross area will be exceeded. Please add all
pertinent written dimensions and modify the drawings accordingly to not exceed
the 3200 ft^2.
5.None of the windows in the sleeping room shows any requirements for meeting
egress. Please modify the drawing to specify the minimum egress. R310
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Plan Review Number 01
EECE#: EDM 08-85
Murillo Addition
2008-0750
6.Please provide a handrail detail. No handrails are specified at any of the stairways.
Please add this information to the drawings.R311.5.6.2.
7.Please note on the drawings that the smoke alarms shall be hot-wired with battery
back-up. R313.2
8.Please show the locations of the hot water tanks and note it shall be strapped to
resist lateral displacement as required per M1307.2.
Sheet 3 New Floor Plan
9.Please specify the required light activation at the top and bottom of the stairs, per
R303.6.1.
10.Please specify the required fire-resistant filling around all penetrations at walls
between the house and the garage. With the new wall being added it is not clear if
there will be any penetrations new penetration into the structure. R309.1.2
11.All exterior doors shall have a minimum landing specified on the drawings
including the height of the threshold. R311.4.3
12.Usable space under stairways shall have the walls and soffits on the enclosed side
protected with a minimum of ½-gypsum. Please add this to the drawings. With the
new walls and the usable are on the lower floor the stairs shall be protected.
R311.2.2
13.Please add a smoke alarm outside of bedroom 3, 4, 5 and 6. Smoke alarms shall
be installed outside sleeping area in the immediate vicinity of the bedrooms. All
that is specified in the one in the bedroom. R313.2
14.Please add a smoke alarm outside of bedroom 2 and 1. R313.2
st
Sheet 4 Floor Plan 1
Floor
15.Please provide a detail of the guardrail on the drawings. IRC 312 and Table 301.5
Sheet 5 Foundation Plan/Deck Framing
16. Please provide a section between the existing garage above area and the new area
being added. Since the garage is located next to, the new area it appears a
surcharge is required to be in the design. It is not clear on the elevations of the
garage slab based off the new floor area being added. Please clarify the drawings
by either added the elevation of each level or add a cross section through this area
for clarifications to show how this is relative to the each floor line. Also
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Plan Review Number 01
EECE#: EDM 08-85
Murillo Addition
2008-0750
Sheet 6 Roof Framing Plan
17.Please clarify on the drawing the required roof ventilations. I was unable to
determine this from the drawings. R806
18.Please specify the locations of the roof drains and their required size on the
drawings. R 903.4
Sheet 7 Cross Section
19.The building code requires roofs built with combustible material and with a
vertical height of 30 or more to have an attic access. Please note on the drawing
the vertical clearance and note the required attic access if required. (Without
knowing the slope of the truss bottom chord and size there is know way to
determine if the 30 will be exceeded. R807.1
VENTILATION AND INDOOR AIR QUALITY COMMENTS
General
20.Please specify the location and the required CFM for the whole house fan for this
structure. Since the remodel area exceeds 500 ft the structures shall meet the
whole house state ventilation requirements. WSV&IAQC 101.3.1.1.
ENERGY COMMENTS
Prescriptive method used
Sheet 5 Foundation Plan/Deck Framing
21. Please note that the slab on grade shall a minimum of R10 insulations.
22.Please note on the drawing that ground cover 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.
Page 6 of 6
Plan Review Number 01
EECE#: EDM 08-85
Murillo Addition
2008-0750
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