20080214112227.pdfa� EDS City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
Fs t. 1 s 9 0 (425) 771-0220
DATE: February 14, 2008
TO: Kearsley Homes, Inc.
r@kearsleyhomes.com
FROM: Jenny Readwin, Plans xamin
RE: Plan Check # 2008-0053
Project: Cutts Addition
Project Address: 1316 12th Ave N
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) Because the lot slope exceeds 15% and the presence of a stream, a complete soils report
complying with IRC Chapter 4 is required (see attached for minimum submittal requirements).
Special Inspections will be determined once the report is received.
2) Please clarify scope of work on the plans. Application is for garage addition but plans also show
bedroom/bathroom addition. If remodel or any other area is being added please provide
complete framing and foundation. plans. If not other work is being done please clearly show on
the plans.
3) Specify size of garage door headers.
4) Section B/3 is going North/South. Please provide a East/West section to show how rafters are
connected to ridge beam and headers. Section B says they are connected with joist hangers.
Please specify which hanger is to be use. Some of them will not work for this application.
5) Note garage/dwelling separation on plans. Minimum %2" sheetrock required on garage side of
wall and 518" type X on the ceiling when there is habitable space above and minimum 20 minute
rated or 1 318" solid core door.
6) Each truss or rafter is required to be anchored to bearing wall with approved framing clips. Note
on plans.
7) R403.1.3 requires all vertical rebar to have a standard hook. Revise all foundation details to
reflect.
SOILS INVESTIGATION AND/OR REPORT (Court.)
The classification of bearing soil at the site must be
determined and called out on the plans. 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 rewired for
lots_ with t5%_ 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 TBC Chapter
18 and IRC Chapter 4 or contact a professional engineer.
TABLE R40IA.1
PRESUMPTIVE LOAD-BEARING VALUES OF
FOUNDATION MATERIALS'
For S l= t pound per square foot — 0.0479 kNltn2_
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 beating 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 an 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 (See Handout #E72)
Development of over 2,000 square feet of new impervious area since July 1977 requires an on-site drainage,
systeln,. 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 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 (See Handout
#E72). Note: The plan must provide for temporary and permanent erosion control and must include footing
drain details.
3.
LTMMP18U1LD1NGU4ANDOUT [CODl;S1S1~R B73.DOC
Revised S.106
LOAD-BEARING
PRESSURE
CLASS of MATERIAL(pounds
per square foot
Crystalline bedrock
12,000
Sedimentary and foliated rock
4,000
Sandy ;navel and/or gravel
GW and GP
3,000
Sand, silty sand, clayey sand, silty
gravel and clayey gravel
SW, SP, Stet, SC, GM and GC)
2,000
Clay, sandy clay, silty clay, clayey
silt, silt and sandy silt
Cl, ML, MHandCH
1,06,
For S l= t pound per square foot — 0.0479 kNltn2_
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 beating 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 an 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 (See Handout #E72)
Development of over 2,000 square feet of new impervious area since July 1977 requires an on-site drainage,
systeln,. 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 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 (See Handout
#E72). Note: The plan must provide for temporary and permanent erosion control and must include footing
drain details.
3.
LTMMP18U1LD1NGU4ANDOUT [CODl;S1S1~R B73.DOC
Revised S.106