090043-White remodel.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: 2/5/2009
TO: Henry Byam
Lloyd J. White
P.O. Box 5003
Lynnwood, WA 98046
FROM: Pat Lawler
RE: Plan Check: BLD20090043
Project: Remodel
Project Address: 17808 Talbot Road
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.The site plan does not accurately reflect the building plans for the existing and the proposed
deck. The building plans and site plan need to show the total scope of work proposed.
2.The structural engineering is to be based on the recommendations of the geotechnical report, by
Associated Earth Science, Inc., dated January 14, 2009. The geotechnical engineer is required
to approve the structural engineering prior to re-submittal to the City for building plan review.
Provide a revised set of engineering calculations and structural pages based on the geotechnical
report, the 2006 IBC, and the ASCE 7-05. The current submittal is based on the 03 code and
ASCE 7-02.
3.Special inspection requirements will be determined after resub
4.The EOR shall identify the bolt requirements for the Simpson steel strongwall, SSW24x10, at
the garage door opening location. The design pages call out a 1 inch bolt, without reference to
length, grade, nut and washer, or SSTB requirements. Provide strongwall product information
from Simpson/Strong Tie, including current charts of allowable loads. Provide building section
through garage wall at SSW24-10 location. The SSW24-10 is 10 tall and it looks like there is
less than nine feet from the top of the slab to the bottom of the joists, let alone enough room for
the door header. The section will help to identify if the wall will be balloon framed to the floor
deck, or if the intent is to use a floor truss. The EOR should specifically address shear transfer
at this location.
5.Remove or cross off all foundation details that are changed or superceded by the new
engineering pages, except those intended to be used for other than foundation requirements.
6.Some of the shearwall locations have been whited out and modified. The EOR needs to initial
changes.
7.Section B on sheet 02S1 indicates an 8 fill on top of the wall. Justify the connections and
hinge point.
8.The engineering calc. pages 15 and 16 show FJ1 joist spacing at 12 o.c. Sheet O2F2 calls out
16 o.c. Correct the spacing to match the engineering.
9.EOR to justify the parapet construction for wind and guard requirements. It appears to have a
hinge point at the roof line.
10.Detail E/0S3 does not comply with the WSEC 502.1.4.8 rigid insulation Slab-on-grade
exception: For monolithic slabs, the insulation shall extend downward from the top of the slab
to the bottom of the footing. Insulation shall be protected by flashing or other approved means
where exposed to the weather.
11.Correctly label the elevation pages. The North elevation is labeled South and vice-versa.
12.The shearwall schedule note 10 calls out 2x2x3/16 washers. IBC 2305.3.11 requires min.
3x3x.229 washers. Please correct.
13.Provide deck shear and gravity calculations and construction requirements. If the existing
footings for the first story deck are proposed for using for adding the second story deck, the
footing dimensions need to be identified and justified. Provide connection details for new posts,
beams, and joists.
14.Indicate that all wood exposed to the weather is to be pressure treated or naturally decay
resistant.
15.Provide manufacturers specifications for torch-down roofing. Will be checking for ability of
product to sustain additional deck loads from the floating deck.
16.Provide prefab floating deck construction details.
17.Some of windows do not appear to meet R613.2, window sill requirements. It basically does not
allow a window opening within 24 of the floor where there is a 6 or more potential fall on the
outside. This appears to occur at locations where openable windows are six feet tall, with no
deck on the outside.
18.Identify windows required to be safety glazed. Windows within 24 of doors, stairwell
locations, within 18 of floor when the glazing is large enough, are some of the obvious spots.
19.Show the roof drain locations on the roof plan.
20.Section A and B both show the roof sloping ¼ inch per foot. There does not appear to be
crickets or other means to direct the flow of rainwater to the roof drains. Please correct.
21.Provide guard and handrail details.
22.Detail D/O2S2 does not identify the type of weather membrane and siding at the inside of the
parapet walls.
23.Provide roof ventilation calculations and show how these requirements will be achieved through
the size and spacing of the vents at the parapet walls, and the required 1 minimum air space
above the insulation in the joist bays.
Pat Lawler
Plans Examiner
425 771 0220 x1703
Page 2 of 2