2014-1165 Heslop 2 (Shapiro-Basri).pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: February 18, 2015
TO: Tony Shapiro
AD Shapiro Architects
FROM: Andrew Gahan, Plans Examiner
nd
RE: Plan Check: BLD2014-1165 2 Review
Project: Heslop Remodel/Addition
rd
Project Address: 652 3 Avenue N.
During the 2nd 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. Reviews by other
divisions, such as Planning, Engineering, or Fire, may result in additional comments.
1.Comments 1-11: OK
Calculations
12.Sheet 12
a.OK
b.OK
c.The overturning force shown at wall TE exceeds the tabulated capacity for HDU5
holdowns in the Simpson catalogue. Please select a holdown with adequate
capacity.
The overturning force listed on page 12 of the original calculations show that the
overturning load to be resisted at wall line TE is 8.18 kips. The capacity for the
downsized HDU4 listed on 11 shows that the maximum capacity of an HDU4
holdown is 6391# for seismic and 7304# for wind, both of which are exceeded. In
addition, the capacities shown on sheet 11, as increased for LRFD design method
appear to correlate with the values listed for Douglas Fir #2.
Please upsize the holdown as needed and verify that the framing to which the
upsized hardware will be fastened will be DF#2 or better.
d.OK
e.OK
f.OK
13.Comments 13-15: OK
See Additional Comments on the next page.
Additional Comments
As previously noted, the non-conforming condition of this structure requires adherence to the
Edmonds Community Development Code (ECDC) Section 17.40.020. The aforementioned ECDC
code section limits the remodel to 75% of the replacement cost if it is desired to continue use of the
structure in the non-conforming condition.
With regard to the above statement involving ECDC Section 17.40.020, inconcistencies were found
between the chart entitled Percent of Exterior & Interior Walls Reused in the Final House (the
chart) and 3/A102 Ext/Int Wall Reuse and Demo Floor Plan (the demo plan):
a.North Wall Grid 3 22 lineal feet (LF) remaining on the chart, but only about 11 shown
to remain on the demo plan.
b.East Wall Grid E 20.25 LF remaining on chart, 14 on demo plan.
c.East Wall Grid D 21.13 LF remaining on chart, it appears that the entire wall line will
be demolished.
d.South Wall Grid 4 39.75 LF remaining on chart, 22 on demo plan.
e.West Wall Grid B 10 LF remaining on chart, 3.5 on demo plan.
Please revise the plans and/or cost estimate as needed.
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