Building Comments 1.pdfPlan Check # 131-02x ��� 7 Date (r -2--O ;7
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Department; Building Engineering ❑ Planning ❑ Fire ❑ Public Works ❑
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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 fle with the City.
DATE FAXED (Attach fax transmittal) PAGE OF
BJY Northwest
Architecture • Engineering • Planning • Government Services
June 27, 2007
Return Correction. Notice & Plans to City of Edmonds Only
To: Ric & Mary Olsin Contact: Theresa M. Umbaugh
Permit Coordinator
City of Edmonds
(425) 771-0220
Re: Project Description: 1 SFR room addition
PLAN CK # 2007-0627
Structure
121 EDMONDS ST. BJY# 030731-019
Occupancy Cons't. Type Area S.F
SF3 ADDITION R31U TYPE VB 900 (ADDITION ONLY)
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, deficienciesfcorrections 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.
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GENERAL COMMENTS
SMOKE ALARMS
When interior alterations, repairs or additions requiring a permit occur, or when
one or more sleeping rooms are added or created in existing dwellings, the
individual dwelling unit shall be provided with smoke alarms located as required for
new dwellings; the smoke alarms shall be interconnected and hard wired.
Exceptions:
Smoke alarms in existing areas shall not be required to be interconnected and
hard wired.where the alterations or repairs do not result in the removal of interior
wall or ceiling finishes exposing the structure, unless there is an attic, crawl space,
or basement available which could provide access for hard wiring and
interconnection without the removal of interior finishes. ([EB] IRC 8313.1.1)
Provide Interconnected Smoke Alarms in the following areas:
1. In each sleeping room.
2. Outside each separate sleeping area in the immediate vicinity of the
bedrooms.
3. On each story of the dwelling, including the basement
VENTILATION
Please provide calculations and details for roof (attic) and foundation (crawl
space) venting
K
STRUCTURAL COMMENTS
CALCULATION
1. Calculation --- Lateral loads analysis is incomplete. Package submitted for review
is missing detailed seismic & wind load calculation, there is an assumed 20
PSF lateral load in calculation. Please provide copy of calculations indicate
why the lateral load is 20 PSF.
DRAWINGS
2. General -- Fasteners for preservative -treated and fire -retardant -treated wood shall
be of hot -dipped zinc -coated galvanized steel, stainless steel, silicon bronze or
copper. Coating weights for zinc -coated fasteners shall be in accordance with
ASTM A153. Reference Section IBC Sec.2304.9.5 & IRC Sec. 319.3
3. Sheet 5 of 16. -- Please call out all lateral system components, such as drag strut,
strap, etc. Show all shear walls. Missing shear wall for N -S direction in main
floor framing plan
4. Sheet 6 of 16. Detail "11 ". -- Please call out preservative -treated wood for the
deck framing that is exposed to weather per IBC 2304.11.4.2
5. Sheet 7 of 16. Detail " 8 " post foundation. -- Section shows bottom of footing
below the undisturbed ground surface is less than 12 ", which is in conflict with IBC
section 1805.2. Please clarify.
6. Sheet 7 of 16. Detail " 12 ". -- Please specify concrete cover for the reinforcement
in the footing (Typically, it's 1.5" for wall and 3" for the footing). Please show a
construction joint between the footing and stem wall. It is impractical to pour
the footing and wall at the same time without specifying the concrete mix
design.
7. Sheet 8 of 16. -- Clarify note number 2 on the shear wall schedule. How many
inches O.C. of the nailing is supposed to put in that note? Should it be 3"
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 i
(206) 264-8400 between 8.00
0
regarding this letter, please contact BJY at
5.00 pm.
Ted Chen
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