EE-1.pdfEagle Eye Consulting Engineers, PS
ISO Box 523
Ofafla, WA 98359
hoytjeter@centurytel.net
253 857-4151
Fax 253 857-5759
To: Theresa Umbaugh
City of Edmonds
Edmonds, 0
Re: Bui Residence
16105 75th PIace West
Edmonds, 0
Plan Review # 05-564 EECE # ED 05-72
Structure
Area S.F.
Lower floor
1051
Main floor
2988
LJpper floor
2043
Total
6082
Garage
840
Total
6922
Deck
876
Grand total
7798
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 and non-structural requirements of this
project-
All
roject
Ail 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.
General
Sheet 10 ELEVATIONS:
2. Please provide requirement for the attachment of the concrete tile. R905.3.5 And
905.3.7
Sheet 4 LOWER FLOOR PLAN:
3. Please modify note 18C to state 72" and not 70 inches for the waterproofing.
8307.2
Sheet S MAIN FLOOR PLAN:
4. Please modify note 18C to state 72" and not 70 inches for the waterproofing.
R307.2
5. Please provide information for the fireplace. It is being placed next to the house on
the terrace. The chimney must extend past combustible material. The elevation
does not show this fireplace. A wood burning fireplace requires this information to
be shown. Please add all pertinent information per chapter 10 of the IRC.
Sheet 8 UPPER FLOOR PLAN:
5. Please label the window at the bathtub to be safety glazed. The master bedroom is
labeled but not the other bathroom on this floor. R308.4
7. 1 was unable to find where the attic access was specified on the drawings. Please
clarify location and size. R807.1
8. Please add a fan in where the bath tub is located. One is also required at this
location. R303.3
Page 3 of 5
9. Please provide detail on the drawing for the guards required for the opening in the
floor diaphragm. R312.
10. Please modify note 18C to state 72" and not 70 inches for the waterproofing.
R307.2
Sheet 9 ROOF FRAMING PLAN:
11. Please show size and location of the required roof vents. R806
STRUCTURAL COMMENTS
General
12. It appears based off the analysis submitted the roof framing was not included in the
seismic analysis. All that is shown is for the upper level, main level and the
basement. Please clarify the analysis when resubmitting. IBC 1617.5.1
13. Roof framing has concrete tile. Please clarify how this was accounted for in the
seismic analysis. It appears this has not been included in the design. Please clarify
on the response and give a break down of the dead loads used.
14. EOR please justify exposure B used for this structure. Since the structure is located
on the Puget Sound it appears by definition exposure B is not correct but exposure
C shall be used. Please justify. IBC 1.609.4
15. Based off the seismic analysis the factors were determined based off the zip code
and not the soil report. This is not conservative for this structure based off report
prepared by LSI Adapt. Please submit letter from the geotechnical engineer to
justify seismic design parameters used in the design. IBC 1615
16. It does not appear 70 Psf traffic loading as recommended by the geotechnical
engineer was accounted for in the design of the retaining walls. This will apply for
this structure. Please clarify on the response.
Sheet 1.1 SITE PLAN:
17. Please provide detail on the drawing for the retaining wall shown. All that is stated
is 30 inches wall per sheet 2.1. There is not any retaining wall on this sheet. Please
clarify on the response. IBC 1806.
Sheet 7 UPPER FLOOR FRAMING PLAN:
18. Please provide analysis for the typical header of (2) 2x10 HF as noted in general
note number 3. Analysis submitted appears not to address this. IBC 106.3.3
Page 4 of 5
19. Please provide a detail for the post that supports the 5-118X18 and 3-112X11-7/8
beam. How is this to be framed? Is the glu-lam notched at this location? Please
provide analysis and details for this condition. IBC 2304.9.7
20. Please specify the hanger size to use at the deck joist. IBC 23 04.9.6
21. Check analysis for (2) 2x10 at the media room shows this will not support the
loads. Also this is located at the window. Based off the span the beam will deflect
and the opening for the window may not work. Please provide analysis for this
header to justify. IBC 106.3.3
Sheet 9 ROOF FRAMING PLAN:
22. Please specify the B412 hanger for each side of the 4X12. beam.. It is only
specified on one side. IBC 106.3.3
23. Please specify the post size and the required connection. All that I was able to find
was the note to post down. All posts are required to have positive connections
specified or detailed on the drawings. R407.3
Sheet S 1.1 DETAILS:
Sheet S 1.2 DETAILS:
25. Detail 12: Please specify the required embedment for the threaded rod into the
blocking piece. All that is specified is per manufacture but the size of the bolt and
the required embedment should be specified. I assume a lag bolt is going to be
used at these locations.
ENERGY COMMENTS
Prescriptive method used.
No comments at this time
VENTILATION AND INDOOR AIR QUALITY COMMENTS
Sheet 8:
Page 5 of 5
26. Based off the number of bedroom and the square footage it appears the whole
house fan CFM size does not meet table 3-2. All bedrooms must be used when
determining the minimum and maximum required ventilation. Please verify and
modify accordingly.
27. Please specify the required fan for the Bathroom on this level.
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
(253) 857.41.51. between 8:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President