20070820094647.pdfTO: Randy Munson
randymunson@comcast.net
FROM: Jenny Readwin, Plans Ex ner '
RE: Plan Check # 2007-0688
Project: Falcon Ridge SFR
Project Address: 8008 240th Place SW
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.
■ Please clarify datum point. All that is labeled is existing rim (manhole? catch basin?) also is
there any closer site datum to use? This datum point will be very difficult for height
inspection.
You may redline plans or resubmit three (3) new site plans scaled no smaller than 1 "=20' and
one on paper no larger than 8 !/2" x 14".
2) Please add note 21 on the floor plan at the garage to specify garage/dwelling separation.
3) Per enclosed energy form the whole house fan is required to be 140-210 cfin. Please revise note
37.
4) Master bedroom fireplace is required to be direct vent. Please note on plans.
5) Provide footing drain detail on foundation sections complying with R405.1 and show required
drain locations on the foundation plan. See attached detail.
6) Plans show a sewer ejector pump. A separate permit is required for sewer ejector pumps. Please
see enclosed handout for minimum submittal requirements.
7) See attached structural comments from city consultant. Respond to each item in writing.
City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
est. is9°
(425) 771-0220
DATE: August 20, 2007
TO: Randy Munson
randymunson@comcast.net
FROM: Jenny Readwin, Plans Ex ner '
RE: Plan Check # 2007-0688
Project: Falcon Ridge SFR
Project Address: 8008 240th Place SW
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.
■ Please clarify datum point. All that is labeled is existing rim (manhole? catch basin?) also is
there any closer site datum to use? This datum point will be very difficult for height
inspection.
You may redline plans or resubmit three (3) new site plans scaled no smaller than 1 "=20' and
one on paper no larger than 8 !/2" x 14".
2) Please add note 21 on the floor plan at the garage to specify garage/dwelling separation.
3) Per enclosed energy form the whole house fan is required to be 140-210 cfin. Please revise note
37.
4) Master bedroom fireplace is required to be direct vent. Please note on plans.
5) Provide footing drain detail on foundation sections complying with R405.1 and show required
drain locations on the foundation plan. See attached detail.
6) Plans show a sewer ejector pump. A separate permit is required for sewer ejector pumps. Please
see enclosed handout for minimum submittal requirements.
7) See attached structural comments from city consultant. Respond to each item in writing.
BJY Northwest
Architecture • Engineering Planning • Government Services
Aug. 17, 2007
Return Correction Notice & Plans to City of Edmonds Only
To: Contact person: JoAnne Zulauf
City of Edmonds
425.771.0220 x 1336
Re: New Single Family Resident
Plan CK # 2007-0688 8008 2401h place SW BJY# 030731-040
STORY
OCCUPANCY
CONS'T. TYPE
AREA S.F
tiara e
U
VB
541
1S Floor+ deck
R3
VB
2331+120
2 Floor
R3
VB
2331
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 Review Approved
STRUCTURAL- COMMENTS
CALCULATION
1. In wind calculation -- Simplified wind load method can't be used for this
project since the building is not regular shaped and don't have
symmetrical cross section in each direction per IBC 2003 1609.6.1.1 .5
nRnwiNC.S
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 Al 53. Reference Section IBC Sec.2304.9.5 & IRC Sec. 319.3
3. Sheet A6. Please provide calculation and verify the adequacy the 7 ft high
retaining wall with only a 1 `-4" wide footing. It appears that the overturning
safety factor will exceed 1.5 for the case of top connection parallel. If the wall is
design top and bottom restrained, then the wood floor diaphragm has to be
designed to resist the lateral loads from retaining soil plus the seismic load. All
load paths must be complete. (From diaphragm to shear wall to footing)
4. Sheet A6. Please call out rebar and size of the pad foundation for the exterior
deck at south exterior wall.
5. Sheet A6. It appears that there is an eccentric load in concrete pad
foundation that supports three columns in concrete porch area. Please
provide calculation to justify the design.
6. Sheet A7. Please specify natural durable or PT wood for exterior stair that
connect to the deck per IBC 2304.11.5.
7. Sheet A7. Provide blocking and strap around opening in horizontal
diaphragm bigger than 4'-0" (for example: Stair opening) for stress
concentration, per IBC 2308.11.3.3.
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 inquiries regarding this letter, please contact BJY at
ted.chenCa)_biy.com or (206) 254-8400 between 8.00 am and 5:00 pm.
Ted Chen
2
.... ........... . ........ . ..
Foundation Drainage Exampies
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 -
foundation walls minimum 6 earth separation
inches Within the first 10 feet,
Fiftermembrane
IIID I
Habitable -or useable
space below grade
Footing drains are required for crawispaces if topography does not allow for minimum
6 inch slope away from the foundation wall within the first 10 feet - IRC 401.3
6" minimum wood -
earth separation
Filter membrane ll I
11 I
4" perforated drain pipe in
washed gravel or crushed
rock (minimum one sieve
size larger than the opening
orperforation)
1111W7-7-
L:ttemplby-ddingitmcloufisfAaltaclu.ne dCl-vsd —4106
Crawispace
ATTACHMENT CI.
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 crawispaces if topography does not allow for minimum
6 inch slope away from the foundation wall within the first 10 feet - IRC 401.3
6" minimum wood -
earth separation
Filter membrane ll I
11 I
4" perforated drain pipe in
washed gravel or crushed
rock (minimum one sieve
size larger than the opening
orperforation)
1111W7-7-
L:ttemplby-ddingitmcloufisfAaltaclu.ne dCl-vsd —4106
Crawispace
ATTACHMENT CI.
city of edmonds
development information
Sanitary Waste Ejector System
Permit Submittal Requirements
PERMIT REQUIRED: A permit is required for the installation of a sanitary waste ejector (sump
pump) system.
CODES: Uniform Plumbing Code 2006 Edition
FEE: $90 plus $15 City surcharge fee
SUBMITTAL REQUIREMENTS:
Regardless, of the type(s) of installation permit(s) required, the City shall perform a plan review of the
proposed sanitary waste ejector system in advance of permit issuance. Some installations require outside
peer review (when required peer review fee to be paid in full by the applicant). The following is
required to be submitted:
1. Permit Application Form C. specify what fixtures will be connected to the ejector
2. Plot Plan - Three (3) copies, scaled 1 "=20' (one (1) of the three (3) plot plans must be no larger
than 81/2" x 14") with the following: (See Handout 4B57)
a) Property lines and utility easements
b) Location of buildings on property
c) Manhole elevation (rim and invert) of nearest upstream and downstream manholes
d) Elevation of sewer lateral stub at the property line (information at City Hall)
e) Grade/slope of proposed piping
f) Finished slab and/or floor elevations
g) Lowest elevation of plumbing fixtures to be served by the ejector system
h) Location of ejector pump within the house (specify room or area). For exterior installations show
location of ejector pump on site plan and include the distance of pump to exterior wall of building
and nearest property lines.
i) Location and type of alarm for over flow to be used
3. Plumbing schematic of all piping to be used in the sewer ejector system (distinguish new versus
existing piping and fixtures). NOTE: the minimum size of any pump from a sump having a water
closet connected to it shall not be less than two (2) inches. The minimum size sanitary side sewer line
shall be four (4) inches.
4. Sizing calculations for the sewer ejector pump
5. Manufacturer's specifications for the sewer ejector pump and backwater valve
Revised 7107
GENERAL INSTALLATION REQUIREMENTS
The following regulations apply to single family dwellings and individual plumbing facilities that are not
considered to be public use. For non-residential installation requirements refer to the end of this handout.
A sewer ejector pump may be installed on discharge to a building side sewer line or building drain line. A
sewer ejector pump discharge line shall not discharge directly into a sewer lateral or sewer main. Where
the owner/applicant chooses to install the sewer ejector pump will determine the types of permits and
inspections required. Factors that may play a role in the location are: the topography of the site, location of
fixtures to be connected, ease of installation, etc_
Wherever practicable, all plumbing fixtures shall be drained to the public sewer system by gravity flow.
The permit for a sewer ejector pump is a special approval and shall only be granted when gravity flow
cannot be established due to elevation of lowest drain relative to the City sewer. Only those plumbing
fixtures that cannot maintain a gravity flow may be connected to a sewer ejector pump. In all cases the
sewer ejector pump shall be sized to handle all connected plumbing fixtures.
DESIGN STANDARDS
All equipment shall be UL listed and ICC/IAPMO certified, and be installed per the manufacturer's
installation instructions, except for the externally mounted control panel, electrical power connections,
gravity sewer inlet hubs and the pump assembly, which are installed in the field. Design flow rates shall be
based on peak water demands of all fixtures flowing into the sewer ejector system as outlined in Appendix
A of the current adopted Uniform Plumbing Code. Exterior hose bibbs should not be included in these
calculations.
Prohibited Installations
Storm drains (including roof drains) and groundwater collection systems are not permitted to
be connected to the sewer ejector pump.
♦ Sump pumps (pumps that transfer seeping groundwater from a foundation crawlspace or
basement to a location outside the home above grade) are not permitted to be connected to
the sewer ejector pump.
DEFINITIONS
Backwater Valve: When applicable, protection from backflow of sewage is required by installing an
approved type backwater valve (also called backwater device).
Building Drain Line: That portion of sanitary sewer line under the house (under slab or within the crawl
space) or within two (2) feet of the exterior wall of the building. This piping is typically Schedule 40 ABS
or Schedule 40 PVC DWV.
Building Side Sewer Line: That portion of the sanitary sewer line located more than two (2) feet from the
exterior wall of the building to the sewer stub at the property line. This piping is required to be ductile iron
pipe or Polyvinyl chloride SDR 35 (PVC) pipe.
Revised 7107
Ejector PumR: Ejector pumps are used to transfer domestic sewage from waste lines below the elevation of
the sewer main to higher sanitary lines in the house or yard. Typical plumbing fixtures connected to an
ejector pump are toilets, bathtubs, showers, sinks, washing machines, etc.
Sewer Lateral: That portion of the sanitary sewer line from the private property line to the sewer main in
the street.
NON-RESIDENTIAL INSTALLATIONS
Pursuant to Section 710.9 of the Uniform Plumbing Code, interior sewer ejector pumps shall be dual
pumps when serving any public use occupancy. Public use is defined as plumbing fixtures that are not
intended for the private use of a family or an individual.
Dual pumps or ejectors are required on public use installations and shall be arranged to function
independently in case of overload or mechanical failure. The lowest inlet shall have a minimum clearance
to two (2) inches from the high water or starting level of the sump. Public use pumps shall have an audio
and visual alarm, readily accessible, that signals pump failure or an overload condition.
All other permit requirement provisions shall apply as referenced earlier in this handout. Peer review may
be required.
OTHER PERMIT INFORMATION
Side Sewer Permit. Extension, alteration of, or connection to, the building side sewer line shall be
completed in accordance with the terms of a Side Sewer permit (See Handout #E71). Inspections for this
portion of the piping are performed by the City Engineering Inspector (425-771-0220 ext 1326).
Plumbing Permit: Extension, alteration of, or connection, to the building drain line, and/or installation of
an ejector pump inside the house or within two (2) feet of the exterior wall, shall be completed in
accordance with a Plumbing Permit (See Handout #BSS) under the current edition of the adopted Uniform
Plumbing Code. Additional fees will be required if new fixtures are installed or existing fixtures are
relocated. Inspections for this portion of the piping are performed by the City Building Inspector (425-771-
0220 ext 1333).
`Note, it is possible that both a Side Sewer Permit and a Plumbing Permit could be required on some
projects.
**Note, if it is discovered that the side sewer line is cracked or damaged, thereby allowing infiltration of
rain or ground water, that piping shall be required to be immediately repaired with a side sewer repair
permit.
***Note, all contractors doing work in the City must obtain a City business license.
NOTE: THE PURPOSE OF THIS HANDOUT IS TO ASSIST THE PUBLIC IN COMPLYING WITH DETAILED PERMIT SUBMITTAL
REQUIREMENTS. IT IS NOT A COMPLETE LIST OF PERMIT OR CODE REQUIREMENTS AND SHOULD NOT BE USED AS A SUBSTITUTE FOR
APPLICABLE LAWS AND REGULATIONS. IT IS THE RESPONSIBILITY OF THE OWNER/DESIGN PROFESSIONAL TO REVIEW THE SUBMIT rAL
FOR COMPLETENESS AND APPLICABILITY TO OTHER CODES. ONLY COMPLETE APPLICATIONS WILL BE ACCEPTED BY THE CITY FOR
REVIEW.
Revised 7/07