20070917142404.pdfCity of Edmonds
3_ PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsr 1 S90 (425) 771-0220
DATE: September 17, 2007
TO: Mark Loewen
22029 98th Place W
Edmonds, WA 98020
FROM- Jenny Readwin, Plans Ex in
RE: Plan Check # 2007-0652
Project: 17201 72'a Ave W
Project Address: Addition/Remodel
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.
• Label North Arrow
• According to the application this is also to permit a deck that was constructed without
permits. Please label deck on the site plan as proposed. Contact the Planning Department
regarding deck off the South side of the house with the setback area.
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 V x 14".
2) Provide complete deck framing and foundation plans. Plans show deck as existing but the
application states that this.permit is to approve a deck that was constructed without permits.
3) Complete the enclosed plumbing fixture count for all new or re -located plumbing fixtures.
4) Provide a written detailed description of work specifically for the remodel area. Plans appear to
show all new walls except two. Will this be a complete tear down to the foundation? Also, a
written bid is required for all remodel work (excluding addition areas) from the contractor. This
is how we base our remodel fees. Please provide.
5) Specify height of.guardraii at top of stairs open to below. Also, guardrails are required to resist
200 psf and the in -fill components must resist 50 psf per Table R301.5. Note on plans.
6) Show all required safety glazing on the plans (i.e. within 2' of a door, at the master bathtub,
etc.).
7) Note garage/dwelling separation on plans. minimum 20 minute rated or 1 318" solid core door.
8) Geotechnical report from Dennis M. Bruce, P.E. dated July 14, 2007 only covers the deck and
some drainage concerns. Please provide complete geotechnical report complying with IRC
chapter 4. See attached for minimum report requirements. Once this report is received special
inspections will be determined.
9.) See attached structural comments from city consultant. Respond to each item in writing_
SOILSINVESTIGATION AND/OR REPORT (Cont.)
The following information from IRC Table 8401.4.1, 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 slope construction IS NOT considered
conventional construction and soils_ reports_ are required for
lots with 15% or more slope, unless determined
unnecessary 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
V"f INM &Ti!]NRfATFRIAFS'
For Sl: I pound per square foot = 0.0479 [cNlm2.
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:
L 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.
b_ 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_ #E
Development of over 2,000 square feet of impervious area requires an on-site drainage system. impervious
area includes: building pad with eave overhangs, paved or graveled areas, solid surface decks, patios,
walkways, breezeways, awnings, accessory structures, sidewalks, and driveways. Submit three (3) drainage
plans, scaled V=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 3
LOAD -SEARING
PRESSURE
CLASS OF NLATERIAL(pounds
per square foot
Crystalline 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
gavel and clayey gravel
(SW, SP, SM, SC, GM and GC)
2,000
Clay, sandy clay, silty clay, clayey
silt, silt and sandy silt
(Cl, ML, MH and Cl I)
1,5006
For Sl: I pound per square foot = 0.0479 [cNlm2.
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:
L 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.
b_ 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_ #E
Development of over 2,000 square feet of impervious area requires an on-site drainage system. impervious
area includes: building pad with eave overhangs, paved or graveled areas, solid surface decks, patios,
walkways, breezeways, awnings, accessory structures, sidewalks, and driveways. Submit three (3) drainage
plans, scaled V=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 3
Number Fixture Tvae
L:1 EMP1gST's1FOP,MSIPLUMBF]X_xds_ 8-31-06 update 2
Water Closet (Toilet)
Sink (kitchen, laundry, bar, etc.)
Lavatory
Tub/Shower
Dishwasher
Hose Bib
Water Heater
Expansion Tank For Water Heater
Floor Drain
Pressure Reduction Valve
Water Service Line
Drinking Fountain
Bidet/Urinal
Clothes Washer
Backflow Protection Device
Hydronic Heat In Floor Wall
Other
GAS OUTLETS
AC Unit BTUs Location
Furnace BTUs Location
Water Heater BTUs Location
Boiler BTUs Location
Dryer
Stove[Range/Oven
Fireplacelinsert BTUs Location
Outdoor BBQ
L:1 EMP1gST's1FOP,MSIPLUMBF]X_xds_ 8-31-06 update 2
BJY Northwest
Architecture • Engineering • Planning • Government Services
August 29, 2007
To: City of Edmonds Contact person: Theresa
City of Edmonds
425.771.0220 x 1389
Re: Project Description: Loewen, Addition & new garage
PLAN CK # 2007- 0652 17201 72"° AVE W. BJY# 055
STORY OCCUPANCY CONST. TYPE—F 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). 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 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 concerns before permit approval.
ARCHITECTURAL COMMENTS
Not all required smoke detectors have been indicated on the plan
1. A smoke alarm is required in the basement, outside the master bedroom
on the main floor and in the loft on the second floor.
STRUCTURAL COMMENTS
npAwimrm
SHEET S -1
1
2. Reference Table "2". 3" X 3" X 114 " plate washers required at each
anchors bolt. IRC Sec. R602.11.1. & 2006 IBC 2305.3.11.
SHEET S - 3
3. Provide details to show how the new footings connect to the existing
footing taking into account of different settlement of new and existing
structures.
4. Provide details to show how the new floor/roof framing connects to the
existing structures. Connection shall be designed to resist the seismic
force FP per IBC 1620.2.4.
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
fed.chen(a)fiiV.com (206) 254-8400 between 8:00 am and 5:00 pm.
Ted Chen
E