09-786 Pac Emerald SFR #1.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: 12/3/09
TO: Pacific Emerald Homes Inc
PO Box 822
Edmonds, WA 98020
RE: Plan Check: BLD20090786
Project: SFR
th
Project Address: 808 9 Ave S
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.Engineer of Record:
a.Provide full size sealed and signed structural sheets including shearwall plan and
details. If the engineer is willing to stamp and sign the sheets by the building
designer, the details will need to be consistent with the engineering calculation
package, e.g. 1/A-10 shows the three 6x6 posts as #2 grade unlike the engineering
detail 4 shows a 6x6 #1 DFL column and there are shear transfer details on the plans
that do not appear in the calculation package. The 6 max height for the RSW detail
#1 will need to be transferred to the full sized plan, or justified.
b.Provide a full gravity analysis, and this will include comparing engineered truss
drawings and the point load path from the girder trusses to the foundation.
c.Indicate the min. 3x3 x .229 plate washers for anchor bolts, or show where on the
plans this is noted. Provide an anchor bolt minimum at non-shear wall locations.
d.Provide shear wall to roof diaphragm details at both truss heel and rafter locations.
2.Provide an anchor bolt minimum at non-shear wall locations.
3.Due to the complicated nature of the roof system, and some apparent incongruities with the roof
plan, provide engineered truss drawings from the truss manufacturer, including all girder trusses,
hangers, and the truss layout. These drawings need to be stamped and signed by the truss
engineer and provided to the EOR for the required gravity calculations.
4.Foundation vent calculations need to be performed using the net free ventilation area, which for
a typical 8x16 manufactured foundation vent has 73 net free square inches of ventilation, not
128 as indicated on plans.
5.Detail 3/A-9 does not provide the min standard hook extension into the foundation of 14 per
R403.1.3
6.The 6x6 column in the garage is required to be pressure treated or elevated a minimum of 12
above the concrete slab per R319.1(4).
7.Garage floor slab to slope to door openings, R309.3.
8.Provide at least one full cross section from footing to roof, exterior wall to exterior wall.
9.Indicate roof pitches on roof framing plans. There appears to be something strange about beam
#2, the 2x12 rafters, and the location of the hip. If the #2 beam is the hip beam, it will only
work in that location if only if both pitches are the same. Hopefully the truss engineering plan
will help to clarify this anomaly.
10.A smoke detector is missing from the immediate vicinity outside bedroom #2.
Pat Lawler
patrick.lawler@ci.edmonds.wa.us
Plans Examiner
425 771 0220 x1703
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