20070808134112.pdfof Eby City of Edmonds
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'D'i"0,11 PLAN REVIEW COMMENTS
BUILDING DIVISION
�Sr. 1s9° (425) 771-0220
DATE: August S, 2007
TO: Ken and Rani Kettel
kettle@verizon.net
FROM: Jenny Readwin, Plans Ex'ne
RE: Plan Check # 2007-0665
Project. SFR
Project Address: 21607 96' Ave 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) Please add the following information to the site plan.
■ Add covered porch off the North side of the house at the utility room to the site plan.
■ Garage picture window needs to be on the site plan and must meet setbacks as well as
included in height calculation box.
■ Specify height and material of proposed fence (Le. 6' cedar).
You may redline plans or resubmit three (3) new site plans scaled no smaller than 1"=20' and
one on paper no larger than S %a" x 14".
2) Provide footing drain detail on foundation sections complying with R405.1. See attached
sample.
3) See attached structural comments from city consultant. Respond to each item in writing.
Foundation Draina a Exam fes
Footing drains are required for concrete or masonry foundation walls that retain
earth and enclose habitable or useaOle space located below grade - IRC 405.1
Grade shall slope away from 6" minimum wood-
fioundatiearth separation
wails minimum 6 p
inches within the first 10 feet,
Filter membraneIM-1
1[[_ =-
4" perforated drain pipe in'
washed gravel or crushed
rock (minimum one sieve
size larger than the opening
or perforation)
Habitable or useable
space below grade
Footing drains are required for crawlspaces if topography does not allow for.minimum
6 inch slope away from the foundation wall within the first 10 feet - IRC 409.3
6" minimum wood -
earth separation
Filter membrane
4" perforated drain pipe in '—"' II""
gashed gravel or crashed '
rock (miaimum.one sieve
size Larger than the opening
or perforation)
1:lternplhuddw,�gvmdouwi%aadxnecdC9.vsd --wo6
Crawlspace
ATTACHMENT C.1 ..
BJY Northwest
;,?t?c"tare • Enaineer€na - Piannina • Government Services
July 23, 2007
Return Correction Notice & Plans to City of Edmonds Only
To: Kettel Contact person: JoAnne Zulauf
City of Edmonds
425.771.0220 x 133
Re: Project Description: 1 SFR With Attached Garage
PLAN CK # 2007-0665 21607 96TH AVE W BJY# 030731-031
STORY
OCCUPANCY
CONST. TYPE
AREA SY
Garage
U
VB
750
1S Floor
R3
VB
1569
2 Floor
R3
VB
1638
Deck
U
VB
240
Total. Finished Area
3207
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, 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 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.
1
GENERAL COMMENTS
Non Structural, Energy and Ventilation are approved
STRUCTURAL COMMENTS
CALCULATION
1. Please show calculation to check the maximum shear wall aspect ratios
(Height -Width ratio) per IBC table 2305.3.3, The allowable shear value shall
be reduced accordingly; even it meets the 3.5:1 ratio requirement after
adding a concrete pier for raised -up wooden shear wall.
DRAWINGS
2. Sheet 3 of 10. Detail" Shear panel at garage'. Please provide dimension of
height for concrete pier.
3. Sheet 6 of 10: Detail " Shear wall schedule ". Note number 6 specifies
2X2X3116 for plate washer. 3" X 3" X 1/4 " plate washers required at
each anchors bolt per IRC 2003 Sec. R602.11.1. and IBC 2006.
4. Sheet 5 of 10. Covered porch area. Provide design of deck hand railing per
IBC 1607.1 (50 PLF) & 1607.1.1. (200 pounds point load) Verify fastener
design considers exposure per IBC sec. 2304.9.5 & IRC Sec. 319.3.
Provide detail.
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 leiter, please contact SJY at
(206) 2648400 between 8:00 am and 5:00 pm.
By:
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