2015-0604 Wurdeman (Reed-Munson).pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: July 15, 2015
TO: Randall J. Munson
randy.munson@comcast.net
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2015-0604
Project: Wurdeman Residence
Project Address: 707 Main 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 revised plans, have been submitted
to a Permit Coordinator. Reviews by other divisions, such as Planning, Engineering, or Fire, may
result in additional comments.
Sheet A-2
1.Update all references to the 2009 IRC to the 2012 IRC.
Sheet A-3
2.The configuration of the man door along the lower floor of the West Elevation does not
match that area as represented on the floor plan sheet. Clarify.
Sheet A-7
3.The reference to detail 15/A-12 encircling the RSW appears correct, but the additional
reference to the same detail using a section cut appears to be in error. Please clarify.
4.The reference to detail 7/A-12 is in error. That detail shows engineered lumber instead of
the steel beam represented on the plan. Provide calculations and detailing for the footing
supporting the steel beam/post sealed and signed by an engineer licensed in the State of
Washington.
5.Provide calculations and detailing for the top-restrained foundation wall shown in detail
2/A-7. In addition provide calculations for any cantilevered retaining wall in excess of 4-0
above finished grade. All of the above shall be sealed and signed by an engineer licensed in
the State of Washington.
6.Verify that the continuous footing supporting BM 21 above is structurally adequate as
shown.
7.It appears that T-1 and T-2 wall-to-wall-type straps have been specified in areas with full-
height concrete walls. Please clarify.
Sheet A-8
8.See comment 7 above.
9.Verify the structural adequacy of the (2) 2x6 column specified at the interior end of BM 21.
10.Please specify the typical U-style hanger intended for use with the floor joists specified.
11.It appears that BM 23 is missing a point load above. Please verify.
12.Specify a hanger for the interior end of BM 23.
13.Provide a detail for the connections between BM 22, BM 24 at the steel beam.
14.The beam specified for BM 22 does not match that specified in the calculations. Please
clarify.
15.Provide a detail for the connection of the T-1 and T-2 straps to the steel beam.
16.Clarify how detail 7/A-14 applies in the location show. It appears from the framing plan and
the section views that the framing above bears on the steel beam. The detail referenced
shows the steel beam flush.
17.Please provide calculations and detailing for the steel beam/columns sealed and signed by an
engineer licensed in the State of Washington.
18.Please provide calculations and detailing for the steel beam/columns sealed and signed by an
engineer licensed in the State of Washington.
19.Please provide calculations for the cantilevered joists extending over the garage door wall
line sealed and signed by an engineer licensed in the State of Washington.
20.Please provide calculations for each of the garage/man door headers sealed and signed by an
engineer licensed in the State of Washington.
21.The referenced detail 10/A-13 is required to be installed at not less than (2) places per IRC
R507.2.3. Please specify additional location(s) where this detail is to occur.
22.Tight-fit, solid blocking should be specified beneath any bearing or shear wall above such as
above the RSW wall line among others. Please note where blocking is required.
23.Please reference detail 15/A-12 at each of the RSW panels.
24.The holdowns shown at the RSW panels do not match those shown in detail 15/A-12.
Please verify.
25.It appears that a header is missing above the opening between the stairs and the elevator
shaft. Clarify.
26.The referenced detail 7/A-13 located above the garage seems to be in error. That detail is
for an attic hatch. Please clarify.
27.The holdown schedule states that 7/8 DIA. THREADED ROD FLOOR TO FLOOR for
T-4 holdowns. No such condition could be found. Please clarify.
Sheet A9
28.The beams across the stairs and elevator shaft openings are unidentified. A note in the
Framing Notes refers to exterior openings, but not interior. Please clarify and provide
calculations for these members.
29.Please specify the hanger to be used from BM 4 to BM 5.
30.Clarify whether BM 5 is to be framed flush or beneath the floor joists. Either the hanger in
the previous comment is unnecessary, or the floor joists should be hung from BM 5. Please
clarify the framing in this area.
31. The calculations show that BM 6 is only 5, but it is shown to scale at approximately 6
long. Please clarify.
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32.Please provide calculations for the header supporting the south cantilevered deck. 4x8
appears to be overstressed.
33.Specify and provide calculations for the beam supporting the north side of the lower roof
above the covered deck (and also supporting the south side of the north cantilevered deck).
34.Please provide calculations for the cantilevered deck joists sealed and signed by an engineer
licensed in the State of Washington.
35.BM 15 is represented as a double cantilevered beam on the plans but in the calculations, it is
shown with just one side cantilevered. Please clarify.
36.It appears that BM 9 is missing point loads from above. Please clarify.
Sheet A-10
37.It appears that the 6x10 header supporting the south end of the 28 girder truss is
overstressed in shear. Please verify structural adequacy.
38.Please move the referenced detail 1/A-10 to clarify where it is to be applied.
39.It appears that the (2) 2x6 columns supporting the 28 girder truss are overstressed. Please
verify adequacy.
Sheet A-11
40.The representation of the steel beam in the section details is inconsistent with the framing
plans. See comment 16 above.
41.Detail 3/A6 is referenced in Section 1, but no such detail could be found. Clarify.
Sheet A-12
42.Detail 15 as outlined above, there are several inconsistencies between Detail 15, the plans
and the calculations:
a.STHD14 holdowns are shown in the detail, but HDQ8-SDS3 holdowns are identified
on the plans, the shear wall schedule and in the calculations.
b.The minimum width of the RSW panels shown on the detail is 16, but the minimum
width shown on the calculations is 24.
c.The calculations show the shear load resisted by the RSW panels is in excess of the
capacity of the 3 nailing shown. The nailing pattern should be 2 o.c. staggered.
Sheet A-14
43.Detail 8 shows a configuration that differs from that shown on the framing sheet. See
comment 16 above.
Sheet A-17
44.Metal Connectors, Note 2 the code reference is listed as IBC section R602.3 (1), but that
code section is actually from the IRC. Please revise.
45.Plywood and Diaphragm, Note 1 similarly, the IBC reference is actually an IRC reference.
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