200707241625160594.pdfDATE: July 24, 2007
TO: Jim Pensoneault
818 9th Ave South
Edmonds, WA 98020
FROM: Jenny Readwin, Plans Examiner
RE: Plan Check # BLD200705Y4
Project: SFR
Project Address: 820 91h Avenue South
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) See attached comments from city consultant. Respond to each item in writing.
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BJY Northwest
Architecture - Engineering • Planning • Government Services
June 7, 2007
Return Correction Notice & Plans to City of Edmonds Only
To: Kohler Associates
200 N Pacific St Suite 103
Seattle, WA 98105
Contact person: Dwayne
Phone: 206-675.9100
Re: Project Description: 1 SFR With Attached Garage
PLAN CK # 2007-0594 820 9T" AVE S BJY# 030731-015
Structure Level
SFR
Level 1
Occupancy_ Cons't. Type Area S.F
R31U TYPE VB 2056/638
The above referenced project is in the process of plan review for compliance with
The City of Edmonds ordinances and applicable codes (Structural, Non Structural,
Energy & Ventilation). The following comments, deficiencies/corrections must be
addressed prior to completion of plans review and subsequent issuance of
permits.
Provide revised plans and calculationsalon with a written respons 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 are assumed to meet or will meet other departmental
requirements, conditions and concerns before permit approval.
pE�1�!-OPM�� S�FtV1C�S
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SHEET A3.1-2 & A2.0
1. Safety Glazing Required: Glazing in an individual fixed or operable panel
that meets all of the following conditions:
7.1. Exposed area of an individual pane greater than 9 square feet
7.2. Bottom edge less than 18 inches above the floor.
7.3. Top edge greater than 36 inches above the floor.
7.4. One or more walking surfaces within 36 inches horizontally of the
glazing. (R308.4)
Please indicate windows requiring safety glazing on plan sheets and
window schedule
SHEET S2.0
1. Openings for under -floor ventilation. The minimum net area of ventilation
openings shall not be less than 1 square foot for each 150 square feet of
under -floor space area. (R408.1)
2694 Square Feet of under -floor area =17.96 Sq Ft of Venting area,
only 14.4 Sq Ft is indicated on foundation plan. Please Clarify
V
STRUCTURAL COMMENTS
CALCULATION
1. In seismic calculation -- page 4 of GIL. It does not appear the exterior wall
weight 9psf includes stone veneer at east & south elevation (Reference
to architectural sheet A3.0 & A3.1)_ Please clarify.
DRAWINGS
2. General -- Provide details for the double wall plate lap splices where the
plates act as diaphragm chords per IBC table 2304.9.1 item 10.
3. Sheet S 3.1. 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 9 %TJ1 per IBC 2304.11.2.1
4. Sheet S3.1. Please call out naturally durable woods or treated wood for the
structural members that are exposed to weather, such as 2X4 @ 16
" O.C. at section B, L & M_ Per IBC 2304.11.5.
5. Sheet S 3.1. Please specify the vertical rebar in the stem wall and show
standard hook in the footing per IRC R403.1.3.
6. Sheet S 3.1 & S3.2. Section shows bottom of footing below the undisturbed
ground surface is less than 12 ", which is in conflict with IBC section
1805.2. Please clarify.
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 BJY at
(206) 2648400 between 8.00 am and 5:00 pm.
BY :
Ted Chen
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