09-0731 Chateau SFR.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: 10/26/09
TO: Chateau Construction & Development LLC
PO Box 2669
Lynnwood, WA 98036
RE: Plan Check: BLD20090731
Project: Single Family Residence
nd
Project Address: 8006 192 St SW
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.Architect of record:
a.Specify hanger requirements at beam to beam locations such as the dining room
beam to the living room beam, intersecting garage beams, etc.
b.Specify joist hanger requirements.
c.Justify shear diaphragm transfer at beam B-9. The top of the floor sheathing appears
to be flush to the top of the beam, if nominal 2x12 floor joists are used and the B-9
beam is 11-7/8deep.
d.Provide connection detail for Beams GB-4 to GB-5 at 6x6 columns. Identify column
cap.
e.Detail 2/L-1 and 3/L-1 calls out toenails for the shear transfer. Per IBC section
2305.1.4, toenails are limited to 150 PLF. Call out the correct hardware or justify.
f.The lateral restraint panel 1/L1 appears to be similar to Figure 2308.9.3.2. The
problem is that for a two story building the minimum panel width is 24 inches, and a
tie down with min. 1000 lb. capacity, two studs, and a 1000 lb strap would be
required at the other side of the garage door opening. Provide rebar requirements in
foundation below. Another option to achieve the required values might be a
Simpson Strong Wall or equivalent type unit.
g.Justify minimum bracing for wall line C, both first and second floors. The aspect
ratio for the balloon framed P1-4 walls in the living room greatly exceed the 2 to 1
seismic, and 3-1/2 to 1 wind limitations according to table 2305.3.4. Without these
walls in the calcs, the minimum requirements for conventional light framing are
severely under achieved. The second floor walls above the garage at bedroom
number four are less than the minimum four foot wide, so the ends of the alternate
brace panels will need straps to the beam below, and the load path continued to the
foundation, or justify another method.
h.Justify by calculations the 19 tall balloon framed stud walls in the living room.
Include the 4x4 posts carrying the girder truss point loads.
i.The Lateral Design Data sheet should refer to the Allowable Stress Design, not
Allowable Strength Design.
j.At wall line Bmain, 18 lineal feet of shearwall is indicated, when approximately 166
inches appears to be more accurate. Make adjustments, if necessary.
2.Show pan under water heater drain to building exterior.
3.Provide smoke alarm in immediate vicinity outside master bedroom.
Pat Lawler
patrick.lawler@ci.edmonds.wa.us
Plans Examiner
425 771 0220 x1703
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