20070813085417.pdfo City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsr. 3890 (425) 771-0220
DATE: August 13, 2007
TO: Alexander Bay Construction
Ryan Wright
Ryan,_wright@yahoo.com
FROM: Jenny Readwin, Plans Ex Hero
RE: Plan Check # 2007-0692
Project: New SFR
Project Address: 810 14th Street 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.
■ Show covered porch.
■ Show landing outside garage man door.
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 %" x 14".
2) For alternate foundation wall detail on sheet 3 specify specific top flange hanger to use or
specify ledger size and fastener type, size and spacing. Special Inspections will be required for
any epoxy or expansion anchors.
3) Gas fireplace in the master bedroom must be direct vent. Please note on plans.
4) R403.1.3 requires all vertical rebar to have a standard hook. Revise all foundation details to
reflect.
5) Provide footing drain detail on foundation sections complying with R405.1 (see attached).
6) See attached structural comments from city consultant. Respond to each item in writing.
BJY Northwest
Architecture • Engineering • Planning • Government Services
July 20, 2007
Return Correction Notice & Plans to City of Edmonds Only
To: Wright Residence Marie Harrison Senior Permit
Coordinator
Development Services Department
City of Edmonds, WA
425.771.0220
Re: Project Description: 1 SFR With Attached Garage
PLAN CK # 2007-0692 81014:m ST, SW BJY# 030731-036
STORY OCCUPANCY CONST. TYPE
AREA SY
1S Floor/Gars a R3/U VB
1934/792
2" Floor R3 VB
2135
Total Heated
4069
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.
Non structural and energy approved
STRUCTURAL COMMENTS
CALCULATION
1. Please show calculation to check the maximum shear wall aspect ratios
(Height -Width ratio) per IBC table 2305.3.3, especially for SW "E44" in
grid line c at the first floor level (around the garage door). The allowable
shear value shall be reduced accordingly; even it meets the 3.5:1 ratio
requirement after adding a concrete pier to raise up the wooden shear
wall.
DRAWINGS
2. General Please specify the species and grade of plywood sheathing
(diaphragm and shear wall) to assure the strength is bigger than what is
stated in calculation.
3. Sheet 3. Please call out the anti -crack minimum temperature reinforcement
and vapor barrier below for the 4" slab on grade.
4. Sheet 3. Detail " alternative foundation wall ". Please specify vertical
reinforcement between stem wall and footing and show standard hook in
the footing per IRC 8403.1.3.
5. Sheet 3. Detail " 1 " Please call out the reinforcement of the concrete pier for
the raised shear wall.
6. Sheet 10. First/second floor " Shear wall lay out ". 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 comer, for
example along grid. line 3 of second floor so that the lateral loads of
bonus room can be dragged to Shear wall "D4", per IBC 1620.4.1 and
table 1616.5.1.1 plan structural irregularities.
7. Sheet 10. Firstlsecond floor " Shear wall lay out ". A CSI strap was called
out along one side of the staircase opening. Please specify the length of the
strap. Why's it put only on one side of the opening?
Additional corrections may be required following receipt of corrections and additional
information as requested.
PA
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) 264-8440 between 8.00 am and 5:00 pm.
Foundation Drainage..Examples
Footing drains are requiriDd for concrete or masonry foundation walls that retain
earth and enclose habitable or usea§le space located below grade - IRC 405.1
Grade shall slope away from 6" minimum wood -
foundation walls ininimum 6 earth separation
inches within the first 10 feet.
.. miiiiiiATIIII
�IIIIVA
Filter membrane
4" perforated drain pipe inTH I I
washed gravel or crushed
rock (minimum one sieve
size larger than the opening
or perforation)
Habitableoruseable
space below grade
Footing drains are required for crawlspaces if topography does not allow for -minimum
6 inch slope away from the foundation wall within the first 10 feet - IRC 401.3
6" minimum wood -
earth separation
� L
Filter membrane
4" perforated drain pipe in
washed gravel or crushed
rock (minimum one sieve
size larger than the opening e. Ui
or perforation)
L'StempWuadingYhandoutYsirYaVadvoecdCl.vsd --4l06
Crawlspace
ATTACHMENT Cj..