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❑ Submit 2 sets of revised plans/documents to the Permit Coordinator.
® Corrections may be made by red lining plans/documents on file with the City.
DATE FAXED (Attach fax transmittal) PAGE l of 2
BJY Northwest
Architecture • Engineering • Iarmir)q • Government Sets';ic
August 24, 2007
Return Correction Notice & Plans to City of Edmonds Only
To:. Contact person:
Re: Project Description: SFD Addition
PLAN CK # 2007-0733 16912 TALBOT ROAD BJY# 047
STORY I OCCUPANCY CONS'T. TYPE I AREA S.F
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.
RECEIVED
ARCHITECTURAL COMMENTS AUG 2 4 2007
SHEET A3 BUILDING DEPT.
1. The industry standard depicts existing wall construction from proposed
construction. Clarify wail construction. R106.1.1.
2, Cut section 2A/A8 can not be found. Clarify. R106.1.1.
3. Maximum step at the front door shall be 11/2". Note this requirement.
R311 A.3.
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4. The code does not allow the garage man door to open into a sleeping room.
The den has a closet and this room shall be defined as a sleeping room.
Resolve. R309.1.
5. Provide bollard detail. Show embedment depth. M1307.3.1.
6. Thru gas fireplace has a key note #11. Where is this detail? Provide
manufacturers name and ER or ICBO #. R106.1.1.
7. Note the location and size of the attic access. R807.1.
8. Note that minimum finish wall material in the shower shall be 72" high.
R307.2.
9. Existing living room fireplace has a note that states repair as necessary.
Clarify. Is this repair structural? R106.1.1.
CE- 1=PT R
1. Provide attic ventilation calculations for vent blocking. It appears that a 2"
soffit vent would meet the requirements for eave venting. Note size and # of
holes for vent blocking. R806.1.
2. Show all ridge vent locations. Resolve. R106.1.1.
(ZWPr-T AR
1. Note minimum R- values and thickness for flat roof insulation. Sections note
R-38 batt insulation. Clarify. R106.1.1.
2. Between the great room and living room stud wall a fire block is required at
the ceiling line of the living room. R602.8.
3. Reference note #6. Call out spacing of brick ties per the code. R703.7.4.1.
4. Reference note #4. Provide details for masonry fireplace construction.
Referencing a code section does not meet the code. The code requires
details be provided to show the type of construction required. R106.1.1.
5. Fire blocking is required at exterior walls at the dropped soffit line. R602.8.
SHEET A9
1. Reference detail 3. Clarify if the footing is located in undisturbed soil or if
the footing sits on top of the crawl space grade as per your sections. Details
appear to show both. Figure R602.3(1).
2. Reference detail 4. Minimum 1" air space is required at masonry veneer.
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Figure R703.7.
3. Reference detail 9. Masonry veneer supported by a steel angle requires
that all headers and beams have a maximum deflection of 11600. Verify.
R703.
SHEET A10
1. Structural notes calls for 314 " roof sheathing. Details note 1/2". Clarify.
R106.1.1.
STRUCTURAL COMMENTS
DRAWINGS
SHEET S3.2
1. Reference detail 12. Post shall be pressure treated or redwood when less
than 8" to the soil. R319.1.
2. Reference details 1, 2, 5 and 4. When the wall sheathing material is in
contact with the concrete then it shall be pressure treated or a minimum of
8" from finish grade. R319.1.
SHEET S4.1
1. Reference note #4 at shear wall schedule. Provide a detail of double stud
wall construction showing shear wall nailing at the center'/2 of the stud.
Note that if nails are in the outer'/ of the stud that they have no value and if
the stud is split then it shall be replaced. The code allows double studs at
shear walls with higher loads but enforcement of nailing is overlooked with
gun nailing and inaccurate framing. The code is the minimum and a 3x stud
assures that wall framing can resist loading. Note 16d stud nail spacing
connecting the double studs. Provide calculations to justify nailing.
2. Notes call for 16d nail substitution for A35 clips. The shear wail schedule is
not clear what the nail requirements are for this substitution. Clarify.
SHEET 54.2
1. Referenced detail 9. Show required fire blocking at roof decking in the stud
wall. R602.8.
CALCULATIONS
1. Page 7. Living room does not appear to have a shear wall at the west
elevation. The 11w ratio is greater than 1. Calculations shall be provided for
diaphragm deflection. IBC 2305.2.5.
3
ENERGY COMMENTS
SHEET Al2
1. There is a skylight at the kitchen. Prescriptive requirements notes N.A.
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) 264-8400 between 8:00 am and 5:00 pm.
By:
Ted Chen
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