20070228162830.pdfa Eby City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
est. 1 s9° (425) 771-0220
DATE: February 28, 2007
TO: Will Phillips
definitive.homes@comeast.net
FROM: Jenny Readwin, Plans Ex mer
RE: Plan Check # 2007-0109
Project: SFR
Project Address: 961 Cedar St.
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 items below to a
Permit Coordinator.
1) On the site plan show master bedroom bay window and fireplace bump out. Please provide 3
copies scaled 1"=20' or larger and one on paper no larger than 8 %2" x 14.
2) Show how island sink will be vented through the roof or with a loop vent as permitted by UPC
909.0.Air admittance valves are not permitted unless first approved by the Building Official
under and alternate method per UPC 301.2.
3) An additional smoke detector is required in the hall outside bedrooms 2 and 3 and outside the
main floor guest bedroom. Please note on plans.
4) R403.1.3 requires all vertical rebar to have a standard hook. Revise all foundation details to
reflect.
5) For detail 2/A6 please specify lag screws or bolts and note size and spacing. Per R502.2.1 nails
subject to withdrawal are not permitted for floor ledgers.
6) Sec attached structural comments from city consultant. Respond to each item in writing.
BJY Northwest
Architecture • Engineering - Planning • Government 7ervices
February 7, 2007
To: Nash, Jones Anderson
1644 NE 80}" St. Kirkland@nashjonesanderson.com
Kirkland, WA 98033 Contact phone 425-828-4117
Re: Difinitive Homes, 961 Cedar St.
1736125 Ih Ave SE
Bellevue, WA
Edmonds # 2007-0109 BJY# 030731-001
Structure Occupancy Cons't. Type Area S.F
Building R -31U VB 3403/693
The above referenced project is in the process of plan review for compliance with
Edmonds ordinances and applicable codes (Architectural and Structural). 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. A response to correction
must be provided to the City of Edmonds within 90 days of the date of this letter or the
permit application may be cancelled without notice
Please submit revised drawings, calculations and other requested material directly
to City of Edmond's Permit Center and BJY Northwest
SCOPE OF REVIEW
The scope of this review is for the ordinance, building, structural portions 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.
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STRUCTURAL
Calculation
In wind calculation -- Exposure " B" (< 30') -- adjustment factor for height
and exposure should be 1.0 instead of 1.4 per IBC 2003 Table
1609.6.2.1 (4).
2. Please show calculation to check the max. shear wall aspect ratios
(Height -Width ratio) per IBC table 2305.3.3, especially for grid line c at
the main floor level(around the garage door). The allowable shear value
shall be reduced accordingly; even it meets the 3.5:1 ratio requirement.
3. Please show the calculation of the drag force and specify the strap and
nailing for drag strut in the lateral load analysis.
Drawings
4. A-6, Section A -A --- Please shows the finish grade elevation is at least
18 " min. throughout to the bottom of sub -floor joist of crawl space to be
able to avoid using the preservative treated 2x10 per IBC 2304.11.2.1
5. A-6, Detail 1 --- Please specify the thickness and grade roof plywood
sheathing to assure the strength is bigger than what is stated in
calculation.
6. G1, typical wall section --- Fasteners for preservative -treated and
fire -retardant -treated wood shall be of hot -dipped zinc -coated
galvanized steel, stainless steel, silicon bronze or copper. Coating
weights for zinc -coated fasteners shall be in accordance with ASTM
Al 53. ISC Sec.2304.9.5 & IRC Sec. 319.3
7.. L1, detail 1 & 2 --- 3" X 3" X 114 " plate washers required at each anchors
bolt per IRC 2003 Sec. R602.11.1.
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.
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Should you have any inquiries regarding this letter, please contact BJY at
(206) 264-8400 between 8:00 am and 5:00 pm. Or email tedchen@,bjy.com
B:
Y
Ted Chen PE
BJY Northwest
Norton Building, 801 2nd Ave. Suite 306
Seattle WA 98104
T,
41256
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