Bldg Comments 1.pdfEagle Eye Consulting Engineers, P.S.
PO Box 523
Oialla, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Theresa Umbaugh
121 5th Ave N
Edmonds, WA 98020
Re: -tPv< Residence /G/(Jr,W,,�
1137 Sierra Place
Edmonds, WA 98020
Plan Review # 2008-0237
Plan review number O1
Structure
Stated Area
S.F.
Lower
1885
Main
2719
Upper
1940
Total
6544
Garage
982
Total
7526
Deck first floor
792
Grand total
8318
EECE # EDM 08-27
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 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 7
Plan Review Number 01
EECE#: EDM 08-27
Lewis Residence
2008-0237
ORDINANCE COMMENTS
General
1. Please update the set of drawings to the adopted code. The 2003 IBC with
Washington state amendment is not the state adopted versions for this permit. The
2006 international codes shall be used. Please modify the drawings accordingly.
Sheet A-0 Cover Sheet
2. Architect of Record(AOR), please add to the drawings the purposed area for the
decks. This should be included with the drawings.
Sheet A-3 Foundation Plan
3. Crawl space ventilation shall be a maximum of 3' from the corner. The crawl
space does not specify this or show this. Please modify accordingly. R408.2
Sheet A-4 Lower Floor Plan
4. Please specify the required stair illumination on the drawings. R303.6
5. Please specify the required light activation at the top and bottom of the stairs, per
R303.6.1.
6. Please specify the requirement for the winder stairs as required per the code.
7. AOR, please add guardrail details on the drawings to show compliance with the
code. R312
Sheet A-5 Main Floor Plan
8. Please specify the required light activation at the top and bottom of the stairs, per
R303.6.1.
9. Usable space under stairways shall have the walls and soffits on the enclosed side
protected with a minimum of 1/7 -Gypsum. Please add this to the drawings. R311.2.2
10. AOR, please add the information for the handrails for the exterior stairs at the
entry. R311.5
11. AOR, please provide the tread requirements for the winder stairway. R311.5.3.2
Page 3 of 7
Plan Review Number 01
EECE#: EDM 08-27
Lewis Residence
2008-0237
12. Please provide a handrail detail. R311.5.6.2. All that is noted is design per IRC.
Please provide this information on the drawings.
13. A landing is required outside the powder room door. Please add this to the
drawings.
14. Please note on the drawing that the prefab guard rail shall be submitted to the
building department for review.
Sheet A-6 Upper Framing Plan
15. Please specify the required light activation at the top and bottom of the stairs, per
R303.6.1.
16. Please provide guard over looking the area below.
Sheet A-7 Roof Framing Plan
17. AOR, please note on the drawing that the bottom chord for the truss shall be
designed for a live load of 20 psf. IBC table 1607.1 R301.5
18. The number of roof vents required is not a mathematical rounding. Since, 14.08
roof vents are required then 15 shall be used not 14. Please add additional roof vent
to the plan.
19. AOR, please clarify the roof drainage on the drawings. R903.4
Sheet A-8 Sections & Details
20. AOR, please provide guard details on the drawings in compliance with the code.
Nothing is specified at this time. 8312
STRUCTURAL COMMENTS
General
21. AOR, please submit final geotechnical report. The one submitted state preliminary.
22. The analysis for the wood species does not use the correct stresses specified in the
NDS. Please resubmit analysis for the wood member with the correct stresses to
resist the required gravity loads.
23. Lateral analysis state ASCE 7-02 to be used. The adopted code is ASCE 7-05.
Please modify accordingly.
Page 4 of 7
Plan Review Number 01
EECE#: EDM 08-27
Lewis Residence
2008-0237
24. AOR, each shear wall width shall be considered when determine the unit shear.
The height to width ratio shall be evaluated per shear wall width and the shear
force shall be adjusted accordingly. It is not correct to just add up all the walls in
one direct but each separate width shall be investigated. Please modify the lateral
analysis accordingly. IBC figure 2305.3.5. and IBC 2305.3.6
25. AOR, the analysis of the seismic lateral forces ignored half of the lower wall dead
weight. The vertical distribution of lateral forces shall use all dead loads per ASCE
12.14.8.2. Please modify the analysis accordingly. ASCE 12.14.8.3
26. AOR, submit analysis for the retaining wall for this project including the
recommendations per Associates Earth Science lateral wall pressure sections 11 of
the geotechnical report. IBC 1806
Sheet A-4 Lower Floor Plan
27. AOR, please specify the required header at the door into the powder room.
28. AOR, please submit analysis and specify the required connections of the deck joist
to the ledger. Nothing is specified at this time.
29. AOR, please provide details and analysis for the attachment of the ledger to
support the deck loads. Nothing is specified at this time. R502.2.2
30. EOR please provide a detail for the different depth glu-lam connections. Detail
6/D2 will not work for different depth beams.
31. AOR the TJI species specified are not in the TJI catalog. Please modify the
drawing to the up to date designations to assure the correct joist is used for the
floor system to support the design loads.
Sheet A-5 Main Floor Plan
32. Provide a guard detail at both the interior & exterior locations. Verify attachments
to the structure with minimum required lateral loading. R312
Sheet A-6 Upper Framing Plan
33. Provide a guard detail at both the interior & exterior locations. Verify attachments
to the structure with minimum required lateral loading. R312
34. AOR, please provide analysis for the (4) 2x6 to support the code required loading.
This must include the out plane forces and the vertical reactions. Please modify
accordingly.
Page 5 of 7
Plan Review Number 01
EECE#: EDM 08-27
Lewis Residence
2008-0237
Sheet A-7 Roof Framing Plan
35. AOR, please specify the required connections of the RB 6x14 to the supporting
studs post.
36. AOR, please specify the required connections of the 6x14 roof beam to the 4x12
supporting beam.
37. AOR, please specify the required connections of the RB7 4x12 to the supporting
studs post.
38. AOR, please provide a detail for the connections at the intersections of RB6 and
RB7 stud post support.
39. AOR, please reference detail 5 on sheet L1 at the interior shear walls below the
trusses. (A detail is reference at shear wall P1-6 but it overwritten and is
unreadable. I assume this is this detail.)
40. AOR, please specify the required connection of the GB -1 and GB -2 to the
supporting stud post.
41. AOR, please specify, on the plan, the required interior collector elements to drag
the forces into the shear walls. Not only all shear walls but also the collector
elements shall be specified for the interior shear walls.
42. AOR, please specify the required nailing for the drag strut on the drawings.
Sheet A-8 Sections & Details
43. AOR, a surcharge shall be added to the retaining wall based off the locations of the
rockery wall. Submit analysis to account for this.
Sheet L-1 Lateral Details
44. When nail spacing is 2" OIC the member shall be a minimum of 3" nominal
member and the nails shall be staggered. Modify the schedule accordingly. IBC
2306.4.1 footnote e
Sheet D- i Typical Details
45. Detail 1: Please specify the required hanger to support the stair stringer. Nothing is
specified at this time.
Sheet D-2 Typical Details
Page 6 of 7
Plan Review Number 01
EECE#: EDM 08-27
Lewis Residence
2008-0237
46, Detail 6: AOR, please specify the required reinforcement of the concrete plinth.
47. The footing is required to be at the frost line depth of the city of Edmonds table
301.2. Please modify the detail accordingly.
48. AOR, submit analysis for the bearing of the glu-lam beam on a bearing plate 3/4 X
5-118 to support the design loads.
49. AOR, specify the required thickness for the side plate. Nothing is specified at this
time.
50. AOR, submit analysis for the retaining wall schedule specified on this sheet
incorporating all the geotechnical requirements. IBC 1806
51. Detail 5: Concrete column are required to have ties. Please add the required
information's. ACI 7.10.5
Sheet D-3 Typical Details
52. Detail 3: Submit analysis for the ledger to support the design loads. This should
include the bolted connections.
53. Detail 3: AOR, submit information for the deck slab. The dead load noted in the
analysis was 10 psf. Please justify this dead and submit analysis for the deck joist.
54. Detail 1: AOR please reference the detail to the plan in order to check the per plan
note. I was unable to find where this information's was specified.
VENTILATION & INDOOR AIR QUALITY CONTROL
General
5 5. Please clarify the locations and the size of the whole house fan. I was unable to
find this information specified on the drawings.
Sheet A-0 Cover Sheet
56. Please update the general notes to the adopted state ventilations code.
Sheet A-5 Main Floor Plan
57. Please specify the required fan in the bathroom next to the garage.
Sheet A-6 Upper Framing Plan
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Plan Review Number 01
EECE#: EDM 08-27
Lewis Residence
2008-0237
58. Please specify the required fan in the laundry closet as required per the state
ventilation code. WSV&IAQC 303.3.1
ENERGY
Sheet A-0 Cover Sheet
59. Please submit the drawing to the state adopted energy code. For example, the U
value for the windows cannot exceed .35 but the drawings state .4. 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.
Hoyt Jeter, P.E.
President