20090121140321.pdfDATE: 1-21-2009
TO: Chateau Construction
Attn: Michael Kerr
PO Box 2669
Lynnwood, WA 98036
FROM: Pat Lawler
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425)771.-0220
RE: Plan Check: BLD20081014
Project: Single Family Residence
Project Address: 8014 192nd St. SW
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide written responses as to where the changes can
be found on the plans, and submit revised plans/documents to a Permit Coordinator.
1. If providing a low point drain in the crawl space, as stated in the notes on sheet A-3, contact
the Engineering Division to determine the site plan and drain termination requirements.
2. The proposed grading plan indicates a fairly substantial amount of fill material associated with
this SFR. If any fill is proposed to be used as engineered fill beneath the footings, a soils report
and compaction testing will be required. The City's Special Inspection form will then need to be
filled out and signed. Please indicate either way.
3. The bay window bump out needs to be included in the rectangle used to calculate the building
height. Revise the building height site plan and calculations accordingly.
4. Due the the planner's comments regarding building height calculations, if the building
elevations will change, e.g. change of roof pitch then submit revised drawings.
5. Provide mechanical crawl space ventilation information due to the inability to meet R408.2
requirements for under floor ventilation openings within 3' of each corner of the building. See
R408.3 for mechanical ventilation requirements.
6. Provide a 6x6 post in the crawl space directly under the 6x6 post carrying the point load adjacent
to the stairwell.
7. Provide foundation gravity analysis. Include type of soil and assumed soils bearing capacity per
TableR401.4.1.
S. Provide maximum slope cut and connection detail for 8-314" GLB and 2x10 joists in garage.
9. Provide connection details for footing to post, post to beam, beam to beam, joists to beam, at
major beam and post locations, particularly in garage and front porch.
10. Call out strap requirements where beams are let into the walls and top plates removed.
11. Specify hurricane clip to be used at detail 1/G1.
12. The shear wall schedule calls out 2"x2"0116" washers. According to IBC 2305.3.11
YxYx.229 are the minimum size washers for shear walls. Please correct on plans.
13. The shear wall table indicates 3x framing to be used at panel edges according to IBC Table
2306.3.1. Detail 1/L1 and notes on the plans indicate that a doubled 2x can be substituted for
the 3x material. Please justify and supply nailing requirements to stitch the 2x's together.
14. Detail 2/L-1 shows toenails being used to transfer the 220 PLF shear wall loads to the upper
floor shearwalls. Per IBC Section 2305.1.4, in seismic Design Category D„ the capacity for
toenail connections cannot exceed 150 plf. Revise deatail to include appropriate hardware for
the shear transfer.
15. A demolition permit is required to demolish the existing garage and any other structures
proposed to be removed. Contact a City Permit Coordinator for application.
16. Provide manufacturer's specifications for cultured stone installation. This can be provided on
site for the building inspector at framing inspection.
17. Provide window flashing and trim flashing details.
Pat Lawler
Plans Examiner
425 7710220 x 1703
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