Bldg Comments 1.pdfEagle 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 N
Edmonds, WA 98020
Re: Weber Residence
23329 92nd Ave W
Edmonds, WA 98020
Plan Review # 2008-0241 EECE # EDM 08-26
Plan review number 08
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&L4QC 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.
ORDINANCE COMMENTS
General / i2dt// 7 kC �4 CG�•t�t.��C �a�,/,, � ✓("W
1. Please provide a roof plan for this structure. Nothing is specified at this time.
Main floor
1428
Upper floor
1542
Total
2970
Garage
576
Grand total
3546
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&L4QC 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.
ORDINANCE COMMENTS
General / i2dt// 7 kC �4 CG�•t�t.��C �a�,/,, � ✓("W
1. Please provide a roof plan for this structure. Nothing is specified at this time.
Page 2 of 6
Plan Review Number 01
EECE#: EDM 08-26
Weber Residence
2008-0241
2. Please note on the drawings that the smoke alarms shall be hot-wired with battery
back-up. R313.2
3. Please specify the locations of the roof drains and their required size. R 903.4
Sheet 1 Exterior Elevations
4. Please provide details for the step in the roof it is not clear on how this will be
constructed. Nothing is specified at this time.
5. Please provide information for the flashing to prevent moisture from entering the
wall or roof though the joints. All that is noted is flashing with out any details or
information on how this will be constructed. Please modify, accordingly.
Sheet 2 Main Floor Plan
6. Note minimum required finish wall material & height in the shower & bath areas.
R307.2.
7. 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
S. All exterior doors shall have a minimum landing specified on the drawings
including the height of the threshold. R311.4.3
9. AOR please specify the required dimension of the intermediate landing on the
drawings. 8311.5.4
10. Please provide a handrail detail. R311.5.6.2.
11. Smoke alarms shall be installed outside each separate sleeping area in the
immediate vicinity of the bedrooms. There shall be one placed outside bedroom
#4. The one at the stairs does not meet this requirements do to the framing. R313.2
Sheet 3 Upper Floor plan
12. Please add a smoke alarm giving access to the master bedroom. One is required at
this location. R313
13. Please provide a detail of the guardrail. IRC 312 and Table 301.5
14. Please specify the required light activation at the top and bottom of the stairs, per
R303.6.1.
Page 3 of 6
Plan Review Number 01
EECE#: EDM 08-26
Weber Residence
2008-0241
15. All rooms with closet must meet sleeping room provisions. Please add a smoke
alarm in this room as required per R313.
16. Please dimension the intermediate size of the landing. R311.5.4
Sheet 5 Sections and Details
17. The stair detail specified doe not reflect what is being purposed. Please modify the
drawings accordingly to show what is going to be built. For example, there is
required to be an intermediated landing but this is not shown. Modify the drawings
accordingly.
Sheet 6 Energy and General Notes
18. AOR, please clarify on the drawing the required roof ventilations. I was unable to
determine this from the drawings. The drawings are showing trusses in the details
but the plans are not specify the trusses but solid sawn lumber and not showing any
required ventilations. Please modify the drawings to clarify what is going to be
built. R806
19. AOR, please clarify how the attic ventilations was determined. The required
ventilations shall be based off the net free ventilated area. This should be specified
on the drawings to assure compliance. R806.2
20. Provide attic access size & location. Details reflect attic access will be required.
R807.1.
STRUCTURAL COMMENTS
General
21. Please reference the details to the drawings, and remove all details that do not
pertain to this structure.
22. EOR, please clarify how the sub -diaphragm and diaphragm width was determined
to be 24 feet. For the garage, this will be OK but not the main structures since the
dimensions do not match. Please modify accordingly.
23. EOR, the wind design used a roof slope of 7 to 12. This is not the case for this roof
system. The 4:12, 3:12, etc and it is not conservative to use the 7:12 for the wind
analysis. A 4 to 12 is a roof angle of 20 degrees and the wind pressure is greater
then used for design.
Page 4 of 6
Plan Review Number 01
EECE#: EDM 08-26
Weber Residence
2008-0241
24. EOR please provide a key plan in the analysis to show which shear is for which
locations. There are 4 foot high shear walls used in the analysis it is not clear
where these wall are. Please modify in order to complete the review.
Sheet 2 Main Floor Plan
25. Please specify the required beam to multi stud connections on the drawings.
Nothing is called out at this time.
26. Please specify the required 4x6 -post connection to the 5-118X16-112 glu-lam beam.
27. EOR, please 3specify the required shear wall to be used at the great room. The
hold-downs are called out but not the type shear wall. Please modify accordingly.
28. Please specify the required connections for Beam mark H to the supporting beam
mark I.
29. EOR the reactions for beam "I" being supported by beams "K" specify a hanger
that appears will not support the design loads. Please modify accordingly. In
additions, the beam depth is 21" and the supporting beam depth is 16-112. Provide
a detail at this locations
30. EOR, please specify the required hanger to use to support the 2x12 in the garage
that are flush framed with the glu-lam beam. Nothing is specified at this time.
31. Please specify the required connections of the 4x6 beam at the double post.
32. Please note the shear wall to use at the great room. Hold-down is specified without
the required shear wall designations.
33. Please submit analysis or the HU48TF supporting the 3-12X10-112 GLB in the
family room.
,Sheet 3 Upper Floor plan
34. Please specify the required hanger to use for the 2x14 rafter being hung from the
glu-lam beam.
Sheet 4 Foundation Plan
35. EOR, please submit analysis or no reinforcement for the footing mark Q.
36. EOR, please submit analysis for the 3'X5X15 footing located at the garage and
house wall
Page 5 of 6
Plan Review Number 01
EECE#: EDM 08-26
Weber Residence
2008-0241
37. FOR, please specify the required connections of the header 4x8 to the supporting
studs/post.
Sheet 5 Sections and Details
38. Detail F: Please the required connections of the stair stringer at the top. Nothing is
specified at this time.
39. Detail F: Please specify he required connection of the 4x6 support to the stair
stringer. Nothing is specified at this time.
40. Detail A: EOR submit analysis for the studs spaced @ 18" OIC noted in the
details.
41. Please note the vertical steel into the footing shall have a 90 -degree hook. R403.1.3
42. Detail B: FOR please submit analysis for the retaining wall. None was in the
package submitted. IBC 1806
43. Detail D: Provide information for the Concrete nails noted in this detail. More
information is required in order to complete the review.
Sheet 6 Energy and General Notes
44. Modify you typical detail to reflect the roof system that is purposed. Trusses are
not specified on the roof plan. Modify the drawings accordingly.
45. Framing Notes 7: Please clarify what a big beam is to be in order to assure the
correct stresses are used. Big beam is a relative term.
Sheet S-2.0 Structural Notes
46. Detail 3: FOR please specify the required ledger connections with analysis to
support the rafter.
ENERGY
Prescriptive method Used
No comment at this time
VENTILATION & INDOOR AIR QUALTY CONTROL
General
Page 6 of 6
Plan Review Number 01
EECE#: EDM 08-26
Weber Residence
2008-0241
47. Please correct the ventilation work sheet. The office spaced on the upper floor is
considered a bedroom and must be considered when determining the whole house
exhaust fan size. Please correct accordingly.
Sheet 3 Upper Floor plan
48. Please clarify on the drawings how the laundry room exhaust fan will terminated to
the exterior of the building. WSV&IAQC 303.4.1.4
Sheet 6 Energy and General Notes
49. Modify the ventilations table to match the square footage.
50. The number a bedrooms for this structure is not a 4 bedroom but a 5 bedroom. All
rooms with closet must be considered a sleeping room for code compliance. Please
modify accordingly.
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.
In
Hoyt Jeter, P.E.
President
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Property Owner Name #B57
Property Address SAMPLE PLOT PLAN
Tax Account Parcel #
Scale. 1"=20` +13 4+109
IMPERVIOUS SURFACE CALCS (SOLID SURFACES) +106
`08.
Exist_ Building Roof Outline: 2200 A. (constr. in 1962)
Existing Covered Porch: 75 sf. (constructed in 1962) +104 --
"
Existing Driveway. 610 st: (constructed in 1987) ' +102I -
Existing Patio: 200 sf. (constructed in 1985) +100
Proposed Addition: 440 sf.
aA;
Proposed Garage: 500 sf. g
Proposed Deck: 90 A.
+98
HEIGHT CALCS
A +99' 1 �`
B=+107'
C=+100'
D=+105' I $
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2 I
AVE GRADE _ 102.75' �,� x � - - . -• B
ACTUAL = 123' �� +99,r :+107 I
MAXIMUM[ = 127.75'
1 �
J, 1
1 �
I Existing Rockery
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- 1
1
Existing oW,
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LOT COVERAGE: r
25'-0" Exist n
351s sQ.FT. (26%) Residence t, ° 1 c,
Yatioi 2000 sq -ft.. I co
LOT AREA _
13,527 SQ.F'T. I ,
LOT SLOPE: 11%-
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i Existing y
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Property Line I I i Driveway'
I Slope 6
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100'
r9g Si'dewatk,
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��! M MAIN STREET
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Revised 7107
DATUM PT- +100'
Center of Right -of -Way
Top of S5 Manhole Cover
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—ATTACHMENT A
Revised 7107
PLOT PLAN CHECKLIST
It is the owner/applicant's responsibility to submit a true and accurate
plot plan to the City for review.
❑ Property owner's name, tax account parcel number and street address.
❑ Plan Scaled 1 "=20', with North arrow designation.
❑ Streets, approaches, driveways, sidewalks, alleys, easements (public
and private), paved areas, street dedications and adjacent City right-
of-way (developed or undeveloped). Show all dimensions.
❑ Side sewer stub location and proposed sewer lines, water meter
location, water service line location, gas, cable and phone lines, fire
hydrants, telephone poles, utility transformers.
❑ Existing physical features and water courses of any size (i.e., streams
creeks, ponds, ditches, etc.).
❑ Dimension all buildings and structures (label existing or proposed),
indicate setback distances, lot area and lot coverage.
❑ Accessory structures and projections; decks, porches, hot tubs, pools,
cantilevered structures, bay windows, chimneys, roof overhangs, eave
lines, breezeways, patios, sheds, pool mechanical rooms, etc.
❑ Retaining wall or rockery location (for retaining walls provide typical
section detail). (See Handout #B62)
❑. Fences existing and proposed. (See Handout #B31
❑ Building height calculations, average grade, actual height, maximum
allowed height (See Handout #B41). Datum point (benchmark) must
be located off-site (i.e. top of sewer manhole lid, top of fire hydrant,
mark on telephone pole, etc.). Indicate lowest footing or slab
elevation.
❑ Elevation grades at the property corners. Topographic grades to be
shown at two foot intervals across the lot. Indicate lot slope and
driveway slope. (See Handout 037)
❑ Existing impervious area calculations (Pre and Post July 1977) and
new proposed impervious area calculation. See Handout #E72
Revised 7/07