20100128110635119.pdfDATE: 10/28/2010
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PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Marci Bryant
PO Box 99042
Seattle, WA 98139
RE: Plan Check: BLD2009-0795
Project: Lowenthal SFR
Project Address: 18720 Soundview Place
During the second review of the resubmitted 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. See attached City of Edmonds consulting engineer's structural second plan review comment
letter #2.
2. It appears that window A, adjacent to the bench seat in the living room, does not comply with
the requirements of R613.2 Window sills. If the opening of an operable window is greater than
72" above finished grade, the lowest clear opening of the window shall be a minimum of 24"
above the finished floor. The purpose of this code is to protect small children from a fall.
Pat Lawler
patrick.lawler@ci.edmonds.wa.us
Plans Examiner
425 7710220 x 1703
Consulting Engineer
5831 106th Street SW, Mukilteo, WA 98275 -4646 P425.315.8519 F425.315.8619 loconnor26@verizon.net
Leif Bjorback
Acting Building Official
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020
January 25th, 2010
Application No.: #BLD20090795
Project: Lowenthal, SFR
Structural Review
Location: 18720 Sound View Place
Reviewer: O'Connor
This project has been reviewed for a second time for f he structural
requirements of the 2006 International Building Codes. The following are
comments directed to the applicant indicating additional or revised
information required. Clarifications of unresolved corrections are shown in
bold. Please let me know if you have any questions.
Structural
10. Provide a foundation detail reference for the foundation wall
between the garage and the shop.
The response indicates A -S.7. Reference this section on the garage
foundation plan.
Detail A/S.7 - specify the maximum height of backfill between slab
elevations. Show the appropriate wall reference for height.
12. Sheet S.2, provide foundation section references for the residence,
including all footings, retaining walls, foundation walls, etc.
Foundation plan S.2 referenced 7/S.5 or Detail B for the foundation at the
lower structure. Show the transition between these two different walls. The
cantilever retaining wall shows reinforcing on the tension side. Detail 7
shows reinforcing in the center of the wall. The wall is shown as greater
than 42" in section A at bedroom/darkroom - note at detail B shows
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retaining wall required for this. Show appropriate footing width and
reference the retaining wall section in the appropriate place(s) on the
foundation plan as previously indicated.
18. Clarify load for west wing ridge beam. Calculations show 8 x 40 psf
= 340"/ft. Now was that load (span) determined? The roof span appears
to be 27'/2 x 40 psf = 540 plf, not the 340 plf shown. Please clarify. Revise
calculations as necessary.
Calculation sheet F-2 clearly shows a design load of 340 plf for this beam.
Provide revised calculations as previously indicated.
19. Also clarify how loading was determined for two other ridge beams
at east end of house.
Calculation sheet FI OA shows a ridge beam that does not appear to
correspond to either loading condition of the beams on the east building.
Provide calculations that reflect actual design conditions.
Roof framing plan shows that 5'14 x 11 7/8 PSL is supported on two
cantilever 6 x 12's. Provide a support/connection detail for this.
20. Provide a section through the garage/shop/loft.
A section has been provided. The wall between the garage and shop
should specify the sheathing required for the shear walls and clarify the
location of the horizontal beveled siding.
The garage section is labeled section A - continued. This should be
labeled to show that it is the shop/garage section and not the section A
shown for the residence.
Sheet A.2 garage/shop note I revise this note to reflect actual
construction. Per the plans, this is not a basement wall.
21. Clarify the framing of the walkway roof.
• The framing plans provided do not show the size of the beam
supporting the cantilever rafters over the walkway adjacent to the
shop.
• Show the beam size and provide calculations for this beam showing
it's adequacy for the loads shown.
• Provide rafter calculations for uplift from wind load and uplift at
ridge for cantilevered loads. The cantilever shown on the plans is 7',
not 6' shown for sizing the rafters.
• Show all connections for uplift of the rafters.
Show roof framing on the framing plan for walkway roof between
buildings.
24. Show blocking at roof ridge and roof rafter connections to beam.
Structural response indicates "see revised architectural section for
blocking. This section was not revised to show blocking. Sheet A.7 roof
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ridge - show blocking and connection between roof rafters, beam,
blocking as previously indicated.
25. Show detail of connection for continuation of roof diaphragm at
continuous roof ridge vent.
Not shown.
26. Continue section A -A to show the roof elevation change over the
master bedroom/mud room. Include connection details that show how
the roof diaphragm loads are transferred at the diaphragm discontinuity.
Structural response indicates building designed as separate winds, thus
we are not considering shear transfer across the discontinuous roof
diaphragm..... the portion of the building in question was designed as one
whole portion, not two portions and therefore the transfer of load across
the roof diaphragm must be considered in the lateral design. Reference
detail 31 to the roof elevation changes as previously indicated.
27. Clarify the support of the roof framing members at the "SM Ridge"
at the moment frame including the ridge and the 3' overhang on the
end.
The SM ridge was changed. However there is still no support shown for the
3' over hang at the front gable. Show the support for this overhang as
previously indicated.
34. Sheet S.6, the section reference for detail 23 is shown on the framing
plan at the intersection of the moment frame roof member and column.
Clarify the detail which shows the plate for the 6 x 12 beam connected to
and supported by the roof level member of the moment frame, not the
column.
Detail 23/S.6 shows the column extending up above the 6 x 12 beam that
is supported on the column. The elevations show that the 2 x 12 beams
are at the top of the column with the roof rafters running over the top of
the beams and moment frame. Clarify this detail to show the actual
location of the beams in relationship to the column and roof framing.
39. Specify construction details of window well shown at south
elevation.
Response indicates that window well has been eliminated. However,
sheet S.2 foundation plan and notes still reference note I - window well.
Eliminate note at foundation plan.
40. Sheet A.7, typical wall section shows pre -manufactured trusses.
Where are these used? Show end wall construction with vaulted ceiling.
This was not revised.
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41. Sheet A.7 - elevations show metal roofing, typical wall section
shows composition - Clarify.
The typical wall section was not revised.
45. Specify deck construction details, ledger connections, guard rail
connections, etc.
Guard rail connections are not specified.
Please contact me if you have any questions.
Lani O'Connor, P.E.
cc: Marie Harrison, Permit Coordinator