2013-0723 Herrick remodel-addition.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: August 1, 2013
TO: Randall J. Munson
randy.munson@comcast.net
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2013-0723
Project: Herrick remodel-addition
st
Project Address: 6804 161 Street SW
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.
General note:
The unique and specific nature of the work necessary to complete your project requires
·
special inspection per IBC 1704. A City of Edmonds Special Inspection and Testing
Agreement (see attached) for the following work will need to be completed and returned
prior to permit issuance.
Pipe Piles
o
Welding
o
On page A-4:
1.Main Level Floor Plan - Clarify the difference in the proposed cedar deck shown and that
represented on the South Elevation on page A-2, the West Elevation on page A-3, and the
Foundation Plan on page A-6. Provide the required construction (isolated footings, beams,
joists, ledger and attachment, etc.) if the deck is to be as shown on this page.
On pages A-4 or A-5:
2.Indicate on the plans the location of the hot water tank and the furnace to guide proper
review, construction, and inspection.
On page A-6:
3.Foundation Plan - Clarify the detail callout 7/A-99 along the west side of the Great
Room. There is no page A-99 and no applicable detail #7 could be found among the
other pages.
4.Foundation Plan - Provide references to the applicable required construction details found on
page A-9 to guide proper review, construction, and inspection. Of specific concern are the
pipe pile/grade beam foundation details and the construction of the Safe Room.
On page A-7:
5.Upper Floor and Lower Roof Framing Plan Indicate on page A-6 of the plans the required
cast-in-place holddown locations to guide proper review, construction, and inspection. The
holddown locations/leader lines are difficult to discern from the other details shown on this
page.
6.Upper Floor and Lower Roof Framing Plan Clarify the required construction to support the
cantilevered southwest corner of the Master Bedroom and roof above.
7.Upper Floor and Lower Roof Framing Plan Identify on the plans the location of Beam No.
5 3-1/2x9-1/2 2.0E PSL noted in the provided gravity calculations.
8.Upper Floor and Lower Roof Framing Plan Clarify the difference in the callout for Beam
No. 6 7x9-1/2 2.0E PSL and that noted in the provided gravity calculations.
9.Upper Floor and Lower Roof Framing Plan Clarify the required construction to support the
south wall of the Master Bathroom shower and roof above.
10.Upper Floor and Lower Roof Framing Plan Clarify the required construction to support the
west wall of the Master Bathroom shower and roof above.
11.Upper Floor and Lower Roof Framing Plan Clarify the callout for Beam No. 8 3-1/2x9-
1/2 2.0E PSL. It appears to be over spanned and deflects beyond that per R301.7. The load
from the roof framing over the kitchen does not appear to have been accounted for. Verify
effect of point load placed on Beam No. 10 W 8x35 WFS beam.
12.Upper Floor and Lower Roof Framing Plan Indicate on the plans the required framing
connector to support the load at the west end of Beam No. 8 3-1/2x9-1/2 2.0E PSL to
guide proper construction and inspection.
13.Upper Floor and Lower Roof Framing Plan Clarify the required construction to support the
west wall of the Master Bathroom and roof above.
14.Upper Floor and Lower Roof Framing Plan Clarify the source of the 536 lbs. point load
supported by Beam No. 13 3-1/2x9-1/2 2.0E PSL. The load appears to be less than
anticipated for the represented construction (floor, exterior wall, roof/girder truss) being
supported and may affect the callout/design for other bearing members (Beam No. 13 3-
1/2x9-1/2 2.0E PSL and the girder truss it appears to be supported by).
15. Upper Floor and Lower Roof Framing Plan Indicate on the plans the required framing
connector to support the load at the south end of the framing member identified in review
comment #14 where it to guide proper construction and inspection.
16.Upper Floor and Lower Roof Framing Plan Indicate on the plans the load and the required
framing connector to support it at the west end of Beam No. 13 3-1/2x9-1/2 2.0E PSL
to guide proper design (if connected to a girder truss), construction and inspection.
17.Upper Floor and Lower Roof Framing Plan Provide a detail and a reference to it for the
required method to attach the floor joists to Beam No. 10 W 8x35 WFS to guide proper
construction and inspection.
18.Indicate on the plans the required 5.7 foot long braced wall panel along braced wall line 3
noted on page 4.2 of the provided structural calculations.
19.Indicate on the plans the required two 1.5 foot long braced wall panels along braced wall line
B noted on page 5.2 of the provided structural calculations.
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20.Framing Notes Clarify the difference in the typical floor framing joists to be used, unless
otherwise noted, and those noted below the Upper Floor and Lower Roof Framing Plan
drawing label.
21.Holddown Schedule Clarify the callout for the Alt. T-1 holdown PHD2-SDS3. Per the
manufacturer, this holdown is no longer available.
22.Holddown Schedule Clarify the callout for the epoxy to be used for the anchorage of the
Alt. T-1 holddowns. Simpson SET epoxy has not been tested and qualified for
performance in cracked and uncracked concrete per ICC-ES AC308.
On page A-8:
23.Upper Roof Framing Plan Indicate on the plans the required beam over the 50x30 window
in the Utility Room to support the load from the south end of the girder truss/new hip
girder. Evidence of other possible support is indicated by the presence of three (2) 2x6
columns, however no beams are specified.
On page A-9:
24.Soil note Clarify the reference to geotechnical report #JN 12231, completed by Geotech
Consultants, Inc. and also referenced in the Pipe Pile Foundation notes. No report could be
found among the submitted construction permit application documents.
25.Pipe Pile Foundation notes Clarify the difference in the required dimensions of the 4
diameter pipe pile top plates and those noted in details 1, 5, 6, 7, and 8.
26.Pipe Pile Foundation notes Indicate on the plans the required pipe pile installation criteria
to guide proper construction and inspection.
On page A-11:
27.Detail #18 Egress Window Requirements Change the wording of the measuring point
from finished sill to bottom of clear opening per R310.1.
On page A-12:
28.Detail #9 Blocking Detail Change the general note reference from note 6 to note 8 to
guide proper construction and inspection.
On page A-14:
29.2012 Washington State Energy Code General Notes Change the section references to meet
those of the 2012 code or eliminate altogether. Other information among the submitted
construction permit application documents indicates measures in compliance with the
current code.
Other construction permit documents:
30.Structural Calculations for Lateral and Pipe Piles Provide/update calculations that
reference the applicable sections/formulas of and meet the requirements of the 2012
International Building Code (IBC).
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