2013-0524 Precision SFR Lot 2.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: June 12, 2013
TO: Precision Homes, Inc.
builder28@comcast.net
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2013-0524
Project: Precision SFR Lot 2
Project Address: 8725 Main Street
During a 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, cloud all changes on the revised plans, and submit the revised
plans/documents to a Permit Coordinator. Thank you.
On pages A3, A4, A5, and A6:
1.Clarify the source of loading for the bearing walls represented along the west walls of the
Kitchen and supported below to guide proper review, installation, and inspection. Typically,
full-span gable trusses with over-framing would be used for the roof framing represented on
page A6. Alternatively, the truss design drawings can be provided as a deferred submittal
for review prior to installation per R802.10.1. The placement of the trusses and their
required support can be determined at that time.
On page A3:
2.Provide a reference where applicable to detail 2/G1 for the required construction of the
footings and foundation walls to guide proper installation and inspection.
3.Provide a detail and a reference to it for the required footing/foundation supporting the
Lateral Restraint Panel per R602.10.3.3 see also review comment #18.
On page A3 or A4:
4.Provide a reference where applicable to detail 1/G1 for the required construction of the
walls to guide proper installation and inspection.
On page A4:
5.Indicate on the plans the required framing members to be used as joists and their spacing for
the deck on the east side of the structure.
6.Provide a detail and a reference to it for the required deck ledger connection to the band joist
per R502.2.2.1.
7.Provide a detail and a reference to it for the required deck lateral load connection per
R502.2.2.
8.Indicate on the plans the required framing members to complete the load path to the
foundation below the point loads at each end of RB-3 3-1/8x9 24F-V4 DF/DF GLB per
R301.1.
On page A5:
9.Clarify the callout for beam PB-1 3-1/8x12 24F-V4 DF/DF GLB it appears to be over
spanned. The loads used for sizing in the provided beam calculations do not seem to reflect
the conditions represented on pages A5 and A6.
10.Indicate on the plans the required 18-foot long P1-6 braced wall panel located along the
east wall of the garage braced wall line 3 on the main level per the provided lateral
calculations.
11.Indicate on the plans the required 29-foot long total P1-6 braced wall panels located along
the south walls of the garage/Master Bathroom braced wall line A on the main level per
the provided lateral calculations.
12.Indicate on the plans the required 23-foot long total P1-6 braced wall panels located along
the north wall of the Den/Kitchen/Dining Room/Great Room braced wall line B on the
main level per the provided lateral calculations.
On page A5 or A6:
13.Provide a detail and a reference to it for the required construction/connection at the top of
the P1-6 braced wall panel located along the east wall of the garage - braced wall line 3
on the main level to complete the shear transfer from the roof diaphragm.
14.Provide a detail and a reference to it for the required construction/connection at the top of
the P1-4 braced wall panels located along the west wall of the Powder Room - braced wall
line 2 on the main level to complete the shear transfer from the roof diaphragm.
15.Provide a detail and a reference to it for the required connection at the top of the P1-6
braced wall panels located along the south walls of the garage/Master Bathroom braced
wall line A on the main level to complete the shear transfer from the roof diaphragm.
16.Provide a detail and a reference to it for the required connection at the top of the P1-6
braced wall panel located along north wall of the Den/Kitchen/Dining Room/Great Room
braced wall line B on the main level to complete the shear transfer from the roof
diaphragm.
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On page L1:
17.Shear Wall Schedule Clarify the required location for the attachment of the A35 Anchors
at the spacing specified for the various braced walls to guide proper installation and
inspection. The Shear Wall Schedule General Notes give direction to See plans to
determine the different designators for shear wall materials , however nothing can be
found on the plans or provided details.
18.Detail 1 Lateral Restraint Panel Change the International Residential Code (IRC)
section/figure reference from R602.10.6.2 to R602.10.3.3.
19.Detail 1 Lateral Restraint Panel - Provide a detail and a reference to it for the required
footing/foundation supporting the Lateral Restraint Panel per R602.10.3.3 see also
review comment #2.
20.Detail 1 - Lateral Restraint Panel Provide a detail and a reference to it (or add to this
detail) for the required construction of the panel on the north side of the garage door opening
to guide proper installation and inspection. The construction of a P1-4 braced wall on the
north side will not meet the requirements of nor provide the functional capability of the
design.
* With the adoption of the 2012 IRC , effective July 1, 2013, The Portal Frame with Hold Downs
for Engineered Applications (APA The Engineered Wood Association publication TT-100E
December 2012) may be of use as an alternative to the IRC R602.10.3.3 Method PFH: Portal
Frame with Hold-downs. It allows for a 3500 pound strap-type embedded hold-down as opposed
to the 4200 pound strap required by the IRC, reflecting the stated capacity for such items as
produced by the various framing connector manufacturers. All other elements of the two designs
are the same. *
21.Detail 2 Typical Shearwall to Roof Connection Clarify the reference to the Shear Wall
Schedule for the required nailing to attach the roof sheathing to the rafters/trusses. No roof
sheathing attachment criteria could be found on the schedule.
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