20070419151120.pdfCity of Edmonds
PLAN REVIEW COMMENTS
-"" BUILDING DIVISION
�Shr aqo (425) 771-0220
DATE: April 12, 2007
TO: Fred Breske
fred.breske@consultmoore.com
FROM: Jenny Readwin, Plans Ex ner
RE: Plan Check # 2007-0251
Project: 9330 LLC SFR
Project Address: 9330218th Place SW
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/label the covered porch, garage man door landing, rear deck and label
proposed residence. Submit three new site plans scaled 1"=20' or greater and one on paper no
larger than 8 I/2" x 14".
2) Since the basement is heated and has rough in plumbing it can not be considered "unfinished".
Please specify use of space for this area (i.e. recreation room, etc.).
3) On the floor plan show 120 cfxn whole house fan in the laundry room as specified in the
completed energy form.
4) Energy form and plans show option I (12%) glazing. Please complete the enclosed window
schedule to verify glazing is 12% or less. If not please revise to option IV (unlimited).
5) Show how island sink will be vented through the roof or with a loop vent as permitted by UPC
909.O.Air admittance valves are not permitted unless first approved by the Building Official
under and alternate method per UPC 301.2.
6) Provide attic ventilation calculations according to R806.2 (1 square foot for every 300 square
feet of attic space if using both eave and ridge vents and 1 square foot for every 150.square feet
if not).
7) Revise detail D/4 -load bearing wall must be fully supported on the foundation. wall.
8) See attached structural comments from city consultant. Respond to each item in writing.
9) NEW COMMENT 4/19/07: Ed Sibrel from the Engineering Department has informed me that
when this property was originally platted this lot was designed to act as the retention pond for
drainage from the other lots in the plat. Contact Ed for further drainage improvement
requirements. For this reason, a complete soils report is required. Please see attached for
minimum report requirements and submit three (3) copies with this resubmittal.
BJY Northwest
Architecture • Engineering Planning • Government Services
March 6, 2007
To: Impression Design Contact person; Douglas Engelson
2418-C California St Phone: 425-252.9200
Everett, WA 88201 Fax:
Re: Project Description: 1 SFR With Attached Garage
PLAN CK # 2007-0251 9330 218"" PL SW BJY# 030731-003
Structure Level
SFR
l=evel 1
Level 2
Occupancy Cons't, Type Area S. F
R3 TYPE VB 1344
R31U TYPE VB 2256/552
The above referenced project is in the process of plan review for compliance with
The City of Edmonds ordinances and applicable codes (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.
SCOPE OF REVIEW
The scope of this review is for the ordinance, structural and energy portions of this
project.
All features were checked only to the extent allowed by the submittals provided.
All portions of this project ark assumed to meet or will meet other departmental
requirements, conditions and concerns before permit approval.
1
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GENERAL COMMENTS
STRUCTURAL COMMENTS
CALCULATION
1. In seismic calculation -- page 4 of 32. It does not appear the wall weight
9psf include 4" brick veneer at front elevation. Please clarify.
3. - Please show retaining wall calculation. From detail B of sheet # 5 of 6, Wall
rebar "B" does not embed into the footing which means the bar is relying
on Dowel bar "A " to provide the development lap length. These two
types of bar have different spacing, please explain how does it work.
4. Provide calculations and details for the double top plate splices where the .
plates act as diaphragm chords. Reference Section IBC Table 2304.9.1.
All load paths must be complete.
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5. Sheet # 3 Of 6, Please provide stepped footing detail for the rebar
arrangement and brace wall detail per IBC 2308.11.3.2-.
6. Sheet # 4 Of 6, detail A, B, C, D & E, Please show standard hook for the
rebar in -the footing per IRC R463.1.3.
7. Sheet # 4 Of 6, detail A, B, C, D ,E & H, 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. Reference Section IBC Sec.2304.9.5 & IRC Sec. 319.3
Additional.corrections may be required following receipt of corrections and additional,
information as requested.
Your plans are being reviewed concurrently with the Building De artment, Fire
Department, Zoning Department and Public Works Engineering. 'C tions
or additional corrections may be required subsequent to the Bui Ian .
review when comments are received from the other concerned d enter _
Should you have any inquiries regarding this leiter, ifease co B
(206) 284-8400 between 8:00 am and 5.00 pm.
By:
Ted Chen
WINDOW SCHEDULE WORKSHEET
Complete the following form and submit one copy with each set of plans. The information shown on this Worksheet lhust
correspond to the windows shown on the plans. Include rough opening of all windows, skylights, and glass block. Doors with
more than 5001._ glazing must also be shown. The rough opening is the framed dimension prior to installation of window, door,
etc.
Total Glazing Area (rough openings)
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Total Heated Floor Area
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Actual
Actual Glazing Area percentage (Lime A divided by line B xc 100)
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Maxamurn Allowed Glazing Area percentage (determined by compiianca option -see reverse charts)
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Total Glazing
Area (rough openings)
Total Glazing Area (rough openings)
as • � �m.D "y�1V }
Total Heated Floor Area
V
Actual
Actual Glazing Area percentage (Lime A divided by line B xc 100)
IN
Maxamurn Allowed Glazing Area percentage (determined by compiianca option -see reverse charts)
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