20061019133047.pdfoV EDo City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
BSc. t s9° (425) 771-0220
DATE: October 19, 2006
TO: Harold and Marguerite Huycke
18223 84th PI W
Edmonds, WA 98026
FROM: Jenny Readwin, Plans Ex e
RE: Plan Check # 2006-1170
Project: Huycke Deck
Project Address: 18223 84th P1 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) On the site plan show new stair location.
2) Please provide topography lines on the site plan. See attached sample site plan.
3) Per our conversations and the application form submitted this area is greater than 15% slope and
you had visually noticed some of the hill eroding around the deck footings. Provide complete
soils report complying with IRC chapter 4 for proposed deck area. See attached for minimum
report requirements. Incorporate all foundation recommendations into the plans.
4) Provide axial load calculations for posts that exceed 8' in height.
5) Provide complete framing plans for the existing deck (footings, posts, beams, etc) and clearly
show what will remain and what will be replaced.
Property Owner Name
Property Address
Tax Account Parcel #
#B57
SAMPLE PLOT PLAN
Scale: V=20'
IMPERVIOUS SURFACE CALCS (SOLID SURFACES)
Exist. Building Roof Outline: 2200 A. (constr. in 1962)
Existing Covered Porch: 75 sf: (constructed in 1962)
Existing Driveway: 610 s£ (constructed in 1987)
Existing Patio: 200 sf: (constructed in 1985)
Proposed Addition: 440 sf.
Proposed Garage: 500 s£.
Proposed Deck: 90 A.
HEIGHT CALLS
A = +99'
B = +107'
C = +100'
D = +105'
AVE GRADE =102.75'
ACTUAL = 123'
MAXIMUM =127.75'
+1 08 +109
+106��
+1102 +
1 04
+p-
+9_--- - i
+y9
M1111
11, I [ g
i[
Existing Rockery
LOT COVERAGE:
3515 SQ.FT. (26%)
LOT AREA:
13,527 SQXT.
LOT SLOPE: 11% i
O
N
�I
I
Property Line < t
\I
+98
N l=Fl
+991;
f
i
7
1
i
Exmbn
canoe e
Patio i
Existing
Residence
2000 sq.ft.
MAIN STREET
+105
'telephone Pole
DATUM PT. +100' Center of Right -of -Way
— �ss Top at SS Manhole Cover
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Covered Porcb�{-
— — —I
Existing-
�` �- Grade
Contours I
� i �
1
5010 Sq ft r
I
I
I i€"Lln
esi:.`Fopt ng-S3e hp
l� 7, �
%� a�
i € { ➢025
C!i
+100'
Existing
Asphalt
Driveway
Slope 6%
3
I
rn
100'
Sidewalk
Water Meter
MAIN STREET
+105
'telephone Pole
DATUM PT. +100' Center of Right -of -Way
— �ss Top at SS Manhole Cover
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PLOUSITE PLAN CHECKLIST
❑ Property owner's name, tax account parcel number and street address.
❑ North arrow designation and Scaled 1"=20'.
0 Streets, approaches, driveways, sidewalks, alleys, easements (public
and private), paved areas, street dedications and adjacent City right-
of-way
ight-
ofway (developed or undeveloped). Show dimensions.
❑ Side sewer stub and proposed sewer lines, water meter location, water
service line, gas, cable and phone lines, fire hydrants, telephone poles,
utility transformers.
❑ Existing physical features and water courses of any size (i.e., streams
creeks, ponds, ditches, etc.).
❑ Dimension all buildings and structures (label them existing or
proposed), indicate setback distances, lot area and lot coverage.
❑ Accessory structures and projections; decks, porches, hot tubs, pools,
cantilevered structures, bay windows, chimneys, roof overhangs, eave
lines, breezeways, patios, sheds, pool mechanical rooms, etc.
❑ Retaining wall or rockery location with typical section detail. (Refer
to separate Rockery and Retaining Tall Handouts #B62 & #B63)
❑ Fences existing and proposed.
❑ Building height calculations, average grade, actual height, maximum
allowed height (See Handout #B41). Datum point and elevation
located off-site (i.e. top of sewer manhole lid, top of fire hydrant, etc.)
and lowest footing elevation.
❑ Elevations at four corners of property lines. Topographic lines at two
foot intervals. Lot slope and driveway slope.
❑ Impervious surface calculations, existing impervious surface (Pre and
Post July 1977) separate from proposed impervious surface.
It is the owner/applicant's responsibility to submit a true and
accurate plot/site plan to the City.
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SOILS INVESTIGATION AND/OR REPORT (Cont.)
The classification of bearing soil at the site must be
determined and called out on the plans. 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 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 8401.4.1
PRESUMPTIVE LOAD-BEARING VALUES OF
FnT1NnATtnN MATF.RTAINa
For SI: I pound per square foot— 0.0479 kN/m2.
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 sails 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 an 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 (See Handout #E72)
Development of over 2,000 square feet of new impervious area since July 1977 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 (See Handout
#E72). Note: The plan must provide for temporary and permanent erosion control and must include footing
drain details.
3
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LOAD-BEARING
PRESSURE
CLASS OF MATERIAL(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
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 CII)
1,500s
For SI: I pound per square foot— 0.0479 kN/m2.
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 sails 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 an 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 (See Handout #E72)
Development of over 2,000 square feet of new impervious area since July 1977 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 (See Handout
#E72). Note: The plan must provide for temporary and permanent erosion control and must include footing
drain details.
3
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