2014-1213 Echelbarger SFR - Amy.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: January 9, 2015
TO: Echelbarger Investments, LLC
todd@echelbarger.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2014-1213
Project: Echelbarger SFR Shaw Lane Lot 1
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Project Address: 21810 86 Place W
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 revised plans, have been submitted
to a Permit Coordinator. Reviews by other divisions, such as Planning, Engineering, or Fire, may
result in additional comments.
On sheet P1:
1.Note #11 Eliminate the information provided for the installation of this hot water tank to
coincide with that indicated elsewhere on the submitted construction documents.
On sheet A1:
2.East Elevation Clarify the difference in the width of the window represented in the east
wall of the Great Room and that indicated elsewhere on the submitted construction
documents.
3.North Elevation - Clarify the difference in the width of the window represented in the north
wall of the Kitchen and that indicated elsewhere on the submitted construction documents.
On sheets A2 and A5:
4.Clarify the difference in the length of the shear walls represented and of those indicated in
the provided structural calculations. Changes appear to have been made to the plans after
the lateral design had been completed by the registered engineer.
On sheet A2:
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5.1 Floor Plan Indicate on the plans the required protective barrier or construction to
protect the mechanical equipment from physical damage per UPC 507.13.1 and IRC
M1307.3.1.
On sheets A3 and A6:
6.Clarify the difference in the length of the shear walls represented and of those indicated in
the provided structural calculations. Changes appear to have been made to the plans after
the lateral design had been completed by the registered engineer.
On sheet A4:
7.Foundation Plan
a.Indicate on the plans the required width of the footing and foundation walls
represented, and referenced in details S/A7 and T/A7, to guide proper review,
construction, and inspection.
b.Clarify the difference in the construction of the floor joist support indicated and that
represented in detail T/A7. The building plans should consistently represent the
required construction to avoid confusion and to guide proper review, installation, and
inspection.
c.Clarify the callout for the 1-6x1-6 widened or isolated footing used to support
the loads from the first floor framing and the east end of Beam 13 3-1/2x11-7/8
2.0E PSL over the Pantry. It appears to be undersized for the loads anticipated
by the represented construction.
d.Provide on the plans the required construction to support the loads from Beam 17
3-1/2x11-7/8 1.9E LVL to guide proper review, installation, and inspection. The
provided structural calculations indicate a span that would place the point load of one
end or the other over the floor framing below.
e.Provide on the plans the required widened footings to support the loads below each
end of the 27-6 girder truss represented on sheet A6. The typical footing
represented in detail S/A7 does not appear to be able to support the loads
anticipated by the represented construction.
f.Provide on the plans the required widened footings to support the loads below each
end of Beam 20 6-3/4x16-1/2 24F-V4 GLB. The typical footing represented in
detail S/A7 does not appear to be able to support the loads anticipated by the
represented construction.
g.Provide on the plans the required widened footings to support the loads below each
end of Beam 22 5-1/8x12 24F-V4 GLB. The typical footing represented in
detail S/A7 does not appear to be able to support the loads anticipated by the
represented construction.
h.Provide on the plans the required widened footing to support the loads below the
west end of Beam 18 5.25x11-7/8 2.0E PSL. The typical footing represented in
detail S/A7 does not appear to be able to support the loads anticipated by the
represented construction.
i.Provide on the plans the required widened footing to support the loads below where
the north end of Beam 9 1-3/4x11-7/8 1.9E LVL and the west end of Beam 13
3-1/2x11-7/8 2.0E PSL converge. The typical footing represented in detail S/A7
does not appear to be able to support the loads anticipated by the represented
construction.
Page 2 of 4
On sheet A5:
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8.2 Floor Framing Plan
a.Clarify the location of the posts and beam used to support the roof framing of the
covered porch. They appear to be located within the required 25-foot setback.
b.Indicate on the plans the required structure to support the roof rafters on each side of
the covered porch to guide proper review, construction, and inspection.
c.Provide a detail, and a reference to it, for the required construction below the SW1
shear walls along the offset north walls of Bed #3, Bed #2, and the Bonus room
to complete the load path from the shear walls to the walls below.
d.Provide a detail, and a reference to it, for the required construction below the SW1
shear walls along the cantilevered east wall of the Bonus room to complete the load
path from the shear walls to the walls below.
e.Provide a detail, and a reference to it, for the required construction below the SW1
shear walls along the offset south walls of the Master Bath and the Master
Bedroom to complete the load path from the shear walls to the walls below.
f.Provide a detail, and a reference to it, for the required construction below the SW1
shear walls along the offset west walls of the walk-in-closet (W.I.C.) and Bed #4
to complete the load path from the shear walls to the walls below.
g.Clarify the callout for Beam 9 1-3/4x11-7/8 1.9E LVL to be used to support the
loads from the upper level floor framing over the Dining Room and from the north
end of the girder truss above Bedroom #4. It appears to be over spanned, fails in
bending, and deflects beyond that allowed per IRC Table 301.7. The provided
structural calculations indicate a point load from the girder truss lower than and
located differently from that anticipated by the represented construction.
h.Clarify the callout for Beam 9 1-3/4x11-7/8 1.9E LVL to be used to support the
loads from the upper level floor framing over the Den, from the south end of the
girder truss above Bedroom #4, and the north end of the beam over the W.I.C.
window. It appears to be over spanned and fails in bending.
i.Clarify the callout for Beam 18 5.25x11-7/8 2.0E PSL to be used to support the
loads from the upper level floor framing over the Den and Dining Room and from
the converging ends of Beam(s) 9 1-3/4x11-7/8 1.9E LVLs. It appears to be over
spanned and deflects beyond that allowed per IRC Table 301.7. The provided
structural calculations do not include the point loads from the LVLs and the
deflection limits appear to be different than that anticipated by the use of the
member.
On sheet A7:
9.Detail S/A7 Foundation @ Rim Clarify the placement of the leader lines and of the
information regarding the required placement of footing/foundation reinforcement, and of
the vapor barrier to guide proper review, construction, and inspection. The information
does not appear to correspond to the indicated element to be constructed.
Page 3 of 4
On sheet S1:
10.Seismic Design Criteria Clarify the difference in the design base shear noted and that
indicated in the provided structural calculations. The information on S1 appears to be for a
different project (Job #).
11.Shearwall Schedule Provide on the plans the required construction criteria for the SW2
shearwalls indicated on sheets A2 and A5 to guide proper construction and installation.
Page 4 of 4