200707241625480609.pdfDATE:
City of Edmonds
Plan Review Comments
July 24, 2007
Building Division
TO: Leif Helleren
PO Box 1764
Edmonds, WA 98020
FROM: Jenny Readwin, Plans Examiner
RE: Plan Check# BLD 2007 o6o9
Project: SFR
Project Address: 8704 200th St 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) See attached comments from city consultant. Please respond to each item in writing.
LITem plDST/Formsltransmittal l 0103
BJY Northwest
Architecture Engineering • Planning • Government Services
June 15, 2007
. Return Correction Notice & Plans to City of Edmonds Only
To: Leif Helleren Const. Contact person:
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Re: Project Description: 1 SFR With Attached Garage
PLAN CK # 2007-0609 BJY# 030731-017
Structure Occ� Cons't. Type Area S.F
SFR R3/U TYPE VB 4229/971
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 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 are assumed to meet or will meet other departmental
requirements, conditions and concerns before permit approval.
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GENERAL COMMENTS
1. Egress and rescue openings shall be required in accordance with the 2003
IRC Chapter 3 SECTION R310,
Safety glazed shall be required in accordance with the 2003 IRG Chapter 3
SECTION R308
Please provide window schedule indicating the above requirements
2. 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)
Please provide location of floor vents on foundation plan
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STRUCTURAL COMMENTS
CALCULATION
1. Plan irregularities --- This project plan configuration and its lateral force
resisting system contain reentrant corners where both projections of the
structure beyond a reentrant corner are greater than 15 %. Please
show the calculation of the drag force and specify the strap and nailing
for drag strut in the lateral load analysis, especially for the re-entrant
corner. The design forces determined shalt be increased 25 % per IBC
1620.4.1 and table 1616.5.1.1 plan structural irregularities. Please also
check the diaphragm aspect ratios, in your assumption for calculation,
not to exceed 4: 1 for maximum length -width ratio per IBC table
2305.2.3.
2. Simplified wind load method (method 1) can't be used for this project for the
following two reasons: (1) the building is not regular shaped and don't
have symmetrical cross section in each direction per IBC 2003
1609.6.1.1 .5: (2) The mean roof height cannot exceed the least
horizontal dimension of the building per IBC 2003 1609.6.1.
DRAWINGS
3. General. 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 A153. Reference Section IBC
See.2304.9.5 & IRC Sec. 319.3.
4. General. Can't find the concrete vault in any drawing as submitted in the
calculation sheets.
5. Sheet A-4. Please call out preservative -treated wood for the covered porch
framing that is exposed to weather per IBC 2304.11.4.2
6. Sheet A-10. Detail" 9 ".Please specify standard hook in the footing per IRC
R403.1.3.
7, Sheet A-10. Detail " 7 & 8 ". 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
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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) 264-8400 between 8;00 am and 5.00 pm.
By:
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