20070912115453.pdfa EDO City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
�sr 1 g90 (425) 771-0220
DATE: September 12, 2007
TO: Kyle Kragseth
Kyle.kragseth@lewisbuilds.com
FROM: Jenny Readwin, Plans Ex ine
RE: Plan Check # 2007-0777
Project: Kragseth new SFR
Project Address: 22708 95th Place W
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.
x Show North garage door landing (36"x 36" minimum).
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) Based on comments dated September 10, 2007 by Jen Machuga, planner a geotechnical report is
required. Please make sure your geotech addresses all the requirements of IRC chapter 4. See
attached for minimum building department geotech report requirements to assure that the report
covers Building and Planning requirements.
3) Per completed energy form the whole house fan is required to be 120-180 cfm. Please note on
plans.
4) See attached structural comments from city consultant. Respond to each item in writing.
BJY N
Ol"thweSt
Architecture . Engineering • Planning • Government Service
\�\
August 29, 2007
To: City of Edmonds Contact person: Theresa
City of Edmonds
425.771.0220 x 1389
Re: Project Description: Kraagseth, new SFR
PLAN CK # 2007- 0776 & 0777 2706 95'x" PL W.
1
1
FLOOR
U
BUILDING
VB
13JY# 063
AREA
1796
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). The following comments, deficienciestcorrections 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 non-structural portion
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 concerris before permit approval.
ARCHITECTURAL C MMENTS
Non Structural & Energy Review Approved
STRUCTURAL CO MENT
ALCULATION
1. Sheet L1 --- Reference detail 4,5 7 & A3. Please provide calculation and
1
verify the adequacy the 9 ft high retaining wall with only a 16 "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). From
.section A of A-2, There is no 4 sides of wall, the walls can't be counted
as basement walls, plus horizontal reinforcement (#4 @ 10" 0. C.) is not
designed to span 28'
DRAWINGS
SHEET A3
2. Please provide stepped footing detail for the rebar arrangement and
brace wall detail per IBC 2308.11.3.2
SHEET A4 A5
3. Missing shear wall on one side. Please clarify
4. Missing header beams. Please provide.
5. Please provide framing plan for main floor.
SHEET Q-- I
6. Provide design of deck railing per IBC 1607.1 (50 PLF)& 1607.1.1.
(200# point load). Verify fastener design considers exposure per IBC
sec. 2304.9.5 & IRC Sec. 319.3
Additional corrections may be required following receipt of corrections and additional
information as requested.
Your pians 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
ted.chen@bjv.eom (206) 264-8440 between 8:00 at,
By:
contact BJY at
2
SOILS INVESTIGATION AND/OR REPORT (Cont.)
The following information from IRC Table R401.4.1, will
assist individuals in determining the soil classification of
the building site. The Building Official may require this
classification to be made by a Washington State licensed
Geotechnical Engineer or Engineering Geologist in a
written report when soils are not adaptable to conventional
spread footings or if allowable foundation and lateral
pressures do not meet the values set forth in the table
below. The allowable foundation and lateral pressures
may not exceed the values in this table, unless data to
substantiate the use of higher values is submitted. Sidehill
or steep sloe construction IS NOT considered
conventional construction and soils reports are required for
lots with _ 15% or more - slope, unless._ determined
unnecessM by the Building Official. For more specific
and. technical information on soil capacity, foundation
design and construction components, refer to IBC Chapter
18 and IRC Chapter 4 or contact a professional engineer.
TABLE R401.4,1
PRESUMPTIVE LOAD-BEARING VALUES OF
FOUNDATION MATERIALS'
For Sl: I pound per square foot = 0.0479 Mm2.
a. When soil tests are required by Section R401.4, the allowable bearing
capacities of the soil shall be part of the recommendations.
b. Where the building official determines that in-place soils with an
allowable bearing capacity of less than 1,500 psf are likely to be present
at the site, the allowable bearing capacity shall be determined by a soils
investigation.
When soils reports are required, they shall include the following:
1. A plot plan showing the location of test borings and/or excavations.
2. A complete record of the soil samples.
3. A record of the soils profile.
4. Elevation of the water table, if encountered.
5. Recommendations for foundation type and design criteria, including but not limited to: bearing capacity
of natural or compacted soil; provisions to mitigate the effects of expansive soils; mitigation of the effects
of liquefaction, differential settlement and carrying soil strength, the effects of adjacent loads, and
foundation drainage.
6. Expected total and differential settlement.
7. Pile and pier foundation information in accordance with IBC Section 1808.2.2.
8. Special design and construction provisions for footings or foundations founded on expansive soils, as
necessary.
9. Compacted fill material properties and testing in accordance with IBC Section 1803.5.
NOTE: Report recommendations shall be incorporated into the foundation design
4. DRAINAGE PLAN (3 copies) (See Handout #E72)
Development of over 2,000 square feet of impervious area requires an on-site drainage system. Impervious
area includes: building pad with cave overhangs, paved or graveled areas, solid surface decks, patios,
walkways, breezeways, awnings, accessory structures, sidewalks, and driveways. Submit three (3) drainage
plans, scaled 1 "=20', showing all impervious area with square footages as well as the location of the proposed
drainage detention system. Attach three (3) copies of the drainage worksheet. Note: The plan must provide
for temporary and permanent erosion control and must include footing drain details.
Revised 7107
LOAD-BEARING
PRESSURE
CLASS OF MATERIAL(pounds
per square foot
�gtystalline bedrock
12,000
Sedimentary and foliated rock
4,000
Sandy gravel and/or gravel
(GW and GP
3,000
Sand, silty sand, clayey sand, silty
gravel and clayey gravel
SW, SP, SM, SC, GM and GC
2000,
Clay, sandy clay, silty clay, clayey
silt, silt and sandy silt
(Cl, ML, MH and.M.
I,5001
For Sl: I pound per square foot = 0.0479 Mm2.
a. When soil tests are required by Section R401.4, the allowable bearing
capacities of the soil shall be part of the recommendations.
b. Where the building official determines that in-place soils with an
allowable bearing capacity of less than 1,500 psf are likely to be present
at the site, the allowable bearing capacity shall be determined by a soils
investigation.
When soils reports are required, they shall include the following:
1. A plot plan showing the location of test borings and/or excavations.
2. A complete record of the soil samples.
3. A record of the soils profile.
4. Elevation of the water table, if encountered.
5. Recommendations for foundation type and design criteria, including but not limited to: bearing capacity
of natural or compacted soil; provisions to mitigate the effects of expansive soils; mitigation of the effects
of liquefaction, differential settlement and carrying soil strength, the effects of adjacent loads, and
foundation drainage.
6. Expected total and differential settlement.
7. Pile and pier foundation information in accordance with IBC Section 1808.2.2.
8. Special design and construction provisions for footings or foundations founded on expansive soils, as
necessary.
9. Compacted fill material properties and testing in accordance with IBC Section 1803.5.
NOTE: Report recommendations shall be incorporated into the foundation design
4. DRAINAGE PLAN (3 copies) (See Handout #E72)
Development of over 2,000 square feet of impervious area requires an on-site drainage system. Impervious
area includes: building pad with cave overhangs, paved or graveled areas, solid surface decks, patios,
walkways, breezeways, awnings, accessory structures, sidewalks, and driveways. Submit three (3) drainage
plans, scaled 1 "=20', showing all impervious area with square footages as well as the location of the proposed
drainage detention system. Attach three (3) copies of the drainage worksheet. Note: The plan must provide
for temporary and permanent erosion control and must include footing drain details.
Revised 7107