2014-1213 Echelbarger SFR2 - Amy.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: February 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
th
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 sheets A2 and A5:
1.Clarify the difference in the length of the shear walls represented along the north exterior
wall and of those indicated along wall line 1 in the provided structural calculations. Many
of the walls do not appear to meet the aspect ratio requirements of ANSI/AF&PA SDPWS.
There appears to be a note on the provided structural calculations that may be of use if a
detail and a reference to it is provided on the plans.
On sheets A3 and A6:
2.Clarify the difference in the length of the shear walls represented along the north exterior
wall and of those indicated along wall line B in the provided structural calculations.
Many of the walls do not appear to meet the aspect ratio requirements of ANSI/AF&PA
SDPWS. There appears to be a note on the provided structural calculations that may be of
use if a detail and a reference to it is provided on the plans.
On sheet A4:
3.Foundation Plan
a.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. The review response and the provided beam calculation
both indicate loads far lower than that anticipated by the represented construction,
especially considering the support given for the east end of the 35 foot girder truss.
On sheet A5:
nd
4.2 Floor Framing Plan
b.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. The referenced detail B/A7
Sec(tion) @ Low Roof does not appear to correspond with the cantilevered
construction in the location noted.
c.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.
d.Clarify the callout for Beam 9A 3-1/2x11-7/8 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. There does not appear to be an
engineered beam of that type with those dimensions per the manufacturer.
e.Clarify the callout for Beam 9B 3-1/2x11-7/8 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. There does not appear to be an engineered beam of that type with those
dimensions per the manufacturer.
f.Clarify the callout for Beam 17 3-1/2x11-7/8 1.9E LVL to be used to support
the loads from the upper level floor framing over the Great Room. There does not
appear to be an engineered beam of that type with those dimensions per the
manufacturer.
g.Indicate on the plans the required construction to resist the uplift at the east end of
Beam 18 5.25x11-7/8 2.0E PSL. While the provided structural calculations
justify a 13 foot beam, with the east end supported by the beam over the door
opening of the Den, a 17+ foot one-piece beam installed would result in uplift at
the east-most end. A note requiring a beam-break at the beam over the door
opening of the Den, or a strap anchoring the east-most end of the one-piece beam
to the wall below would guide proper construction and inspection.
h.Clarify the callout for Beam 23 3-1/2x11-7/8 2.0E LVL to be used to support
the loads from the east end of the beam over the window in the Master Bathroom.
There does not appear to be an engineered beam of that type with those dimensions
per the manufacturer.
i.Clarify the callout for the 3-1/2x11-7/8 1.9E LVL to be used to support the loads
below the east portion of Beam 18 5.25x11-7/8 2.0E PSL. There does not appear
to be an engineered beam of that type with those dimensions per the manufacturer.
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