200707241720450611.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: July 24, 2007
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FROM: Jenny Readwin, Plans Examiner
RE: Plan Check # BLD20070611
Project: Grant SFR
Project Address: 7807 173rd 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) Please add the following information to the site plan.
All proposed retaining walls or rockeries.
You may redline plans or resubmit three (3) new site plans scaled no smaller than 1"=20' and
one on paper no larger than 8 1/2" x 14".
2) Guardrails are required to resist 200 psf and the in -fill components must resist 50 psf per Table
R301.5. Note on plans.
3) 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.
4) Show size and location of crawlspace access (Minimum 18" x 24" in floor or 16" x 24" through
perimeter wall).
5) Show size and location of attic access (Minimum 22" x 30").
6) Provide typical stair detail showing rise, run, handrail, guardrail, headroom etc. complying with
R311.5.
7) Per our Retaining wall handout retaining walls located in a critical area must have plans
designed consistent with ECDC Chapter 23.80 (including design calculations) and stamped by a
Washington State Licensed Professional Engineer. The City reserves the right to require peer
review and/or special inspections for all retaining walls in critical areas or their buffers.
Whenever a retaining wall exceeds 6 feet in height, peer review and special inspections will be
required.
8) See attached structural comments from city consultant. Respond to each item in writing.
BJY Northwest
Architecture • Engineering • Planning . Government Services
June 15, 2007
Return Correction Notice & Plans to City of Edmonds Only
To: Eric & Michelle Grant
Owner
Contact person: JoAnne Zulauf
City of Edmonds
425.771.0220 x 1336
Re: Project Description: 1 SFR With Attached Garage
PLAN CK # 2007-0611 17311° ST SW. BJY# 030731-018
Structure
SFR
Occupancy_ Cons't. Type Area S.F
R31U TYPE VB 4232/1008
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.
MCEIV60
JUN 2 7 2007
DEVELOPMENT SERVICES
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GENERAL COMMENTS
SHEET 1
1. Smoke Alarm
Smoke alarms are not indicated on main level & main level guest
room. Please Clarify
STRUCTURAL COMMENTS
CALCULATION
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 shall be increased 25 % per IBC
1620.4.1 and table 1616.5.1.1 plan structural irregularities.
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.
3. Sheet 4 of 6. Detail " DECK DETAIL " specify (3) 16d to resist 20# / LF for
handrail. Per SBC 1607.7.1 Handrail assemblies shall be designed to
resist a load of 50 PLF applied in any direction at the top. Please
resolve.
DRAWINGS
4. Sheet 1 of 6. Main floor plan. Please call out the size of exterior wood posts
at the main entrance.
5. Sheet 4 of 6. Detail " DECK DETAIL ". Please call out naturally durable
woods or preservative treated wood for the structural members that are
exposed to weather. Per IBC 2304.11.2.6 & IBC 2304.11.5.
6. Sheet 4 of 6. Detail " Restrained foundation wall "_ Please provide
calculation and verify the adequacy the 9 ft high retaining wall with only a
2 `-8" wide footing. It appears that the overturning safety factor will
exceed 1.5 for the case of top connection parallel. If the wall is design
top and bottom restrained, then the wood floor diaphragm has to be
designed to resist the lateral loads from retaining soil plus the seismic
load. All load paths must be complete. (From diaphragm to shear wall to
footing)
7. Sheet 4 of 6. Detail " typical pony wall ". Please specify standard hook in the
footing per IRC R403.1.3.
8. Sheet 4 of 6. Detail " INTMED BRG SUP. ". show bottom of footing below
the undisturbed ground surface is less than 12 ", which is in conflict with
IBC section 1805.2. Please clarify.
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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) 264-8400 between 8:00 am and 5:00 pm.
By:
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