2014-1214 Echelbarger SFR - Amy.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: January 7, 2015
TO: Echelbarger Investments, LLC
todd@echelbarger.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2014-1214
Project: Echelbarger SFR Shaw Lane Lot 3
th
Project Address: 21814 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 #10 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.North Elevation Clarify the difference in the width of the window represented in the north
wall of the Master Bedroom and that indicated elsewhere on the submitted construction
documents.
3.West Elevation - Clarify the difference in the width of the window represented in the west
wall of the Master Bedroom and that indicated elsewhere on the submitted construction
documents.
4.East Elevation Clarify the difference in the location of the door represented in the east wall
of the garage and that indicated elsewhere on the submitted construction documents.
On sheet A3:
nd
5.2
Floor Plan Indicate on the plans the required carbon monoxide alarm per IRC R315.1.
On sheet A4:
6.Foundation Plan
a.Clarify the difference in the required placement of the T1 holdowns
STHD14/14RJ indicated and that represented elsewhere in the submitted
construction documents. The Foundation Plan found in the provided structural
calculations appear to require a greater number of holdowns.
b.Indicate on the plans the required widened footing to support the loads below the
north end of Beam 2 and the converging ends of Beam(s) 1.
c.Clarify the callout for the DBL 2x10 HF #2 to be used to support the loads below
the north end of Beam 5. They appear to be over spanned and fail in bending.
On sheet A5:
st
7.1 Floor Framing & Roof Plan
a.Change the word 1st to 2nd to properly reflect the proposed construction and that
listed on the Table of Contents on sheet P1.
b.Clarify the difference in the required placement of the T1 holdowns
STHD14/14RJ indicated and that represented elsewhere in the submitted
construction documents. The Foundation Plan found in the provided structural
calculations appear to require a greater number of holdowns.
c.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.
d.Indicate on the plans the two 3-foot-long shear walls located along wall line A as
noted in the provided structural calculations.
e.Provide a detail, and a reference to it, for the required construction below the SW1
shear walls along the stepped-back portions of the north and south walls of the
Bonus Room(s) wall lines A and B - to complete the load path from the shear
walls to the floor diaphragm below.
f.Provide a detail, and a reference to it, for the required construction below the SW1
shear walls along the stepped-back portions of the east walls of the Bonus
Room(s) wall line 1 - to complete the load path from the shear walls to the floor
diaphragm below.
g.Clarify the callout for Beam 9 5-1/2x12 24F-V4 GLB to be used to support the
floor, wall, and roof loads over the west side of Bedroom #3. It appears to be over
spanned and deflects beyond that allowed per IBC Table 1604.3. The deflection
limits noted in the provided structural calculations do not appear to be for a floor
member.
On sheet A6:
8.Roof Plan
a.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.
b.Provide a detail, and a reference to it, for the required construction above the SW1
shear wall along the east and west walls of the Bonus Room(s) wall line 2 - to
complete the load path through the scissor trusses from the roof diaphragm above.
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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.
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