2013-1081 S & D SFR.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: November 4, 2013
TO: S & D Construction, LLC
scharco@msn.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2013-1081
Project: S & D SFR
Project Address: 936 Walnut Street
During a review of the plans by the Building Division for the above noted project, it was found that
the following information, clarifications, or changes are needed. A complete review cannot be
performed until the revised plans/documents, including a written response indicating where the
clouded or otherwise highlighted changes can be found on the plans, have been submitted to a
Permit Coordinator. Reviews by other divisions, such as Planning, Engineering, or Fire, may result
in additional comments.
On pages 1, 2, 6, 7, the Exterior Stair Detail on page 9, and the South Elevation and West
Elevation on page 10:
1.Clarify the vertical rise between floor levels or landings of the flight of stairs to the roof
deck shown at that allowed per R311.7.3.
On page 1:
2.Main Floor Plan Bedroom Egress note in Bedroom 3 - Change the wording of the
measuring point from sill ht to bottom of clear opening per R310.1.
3.Main Floor Plan Clarify the list of engineered framing members near the room label for
the Dining Room.
On page 2:
4.Indicate on the plans the area of construction represented to guide proper construction and
inspection.
5.Clarify the callout for the joists U5 11.875 1.9E LVL to be used to support the ends of
the SW-6 braced wall above. They do not appear to meet the irregular structure
requirements of R301.2.2.2.5.
6.Clarify the callout for rafters U6 1.5x7.25 1.5E LSL to be used as roof rafters of the
canopy over the main entry. The 1.5E LSL is no longer produced per the manufacturer.
On page 3:
7.Foundation Plan Clarify the callout for the 24x24 footing below the north end of beam E
and west end of beam F. It appears to be undersized for the loads noted in the provided
structural calculations at that location.
8.Foundation Plan Provide a detail, and a reference to it, for the required method of
construction for the cantilevered retaining wall that extends north from the east side
foundation wall to guide proper construction and inspection.
On page 4:
9.Lower Floor Plan Clarify the callout for beam D (2)5-1/2 1.9E LVLs to be used to
support the loads over the 4.0x4.6 window in the west wall of the Rec. Room. It appears
to be over spanned and fails in shear. The point load for the west end of beam MB5 does
not appear to have been accounted for in the provided structural calculations.
10.Lower Floor Plan Indicate on the plans the beam to be used to support the north end of
deck joists M7 11.875 TJI 110 to guide proper construction and inspection. The
callout (identified as beam J 3-1/2x11-7/8 2.0E PSL in the provided structural
calculations) appears to have been double pasted and cannot be read.
11.Lower Floor Plan Indicate on the plans the required post to support the load from the west
end of beam M3Beam 2.
12.Lower Floor Plan Indicate on the plans the required post to support the load from the west
end of beam M3Beam 3.
On page 5:
13.Lower Floor Framing Clarify the placement of beam M3Beam1 5.25x11.875 2.0E PSL
to guide proper construction and inspection. It does not appear to be located below the
point load at the south end of beam UB1 as noted in the provided structural calculations.
On pages 8 and 9:
14.Clarify the callout for the two ½ inch diameter 5 inch long lag screws and other
attachment details for the Canopy Holddown. How many nails are required to transfer the
loads from the canopy to the 4x6? What is the required thickness of the metal plate to be
used to create the anchors?
On page 9:
15.Number/letter the details as referenced on other pages to guide proper construction and
inspection.
16.Exterior Stair Detail Indicate on the plans the required construction to restrict a 4 sphere
for the stair risers per R311.7.5.1.
On page 10:
17.South & West Elevations - Clarify the exterior stairs to the main level south deck shown and
omitted elsewhere in the submitted construction documents.
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