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2015-0641 O'Malley SFR - O'Neill.pdf City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 DATE: July 7, 2015 TO: Bruce O’Neill mick@designworksconstruction.net FROM: Chuck Miller, Plans Examiner RE: Plan Check: BLD2015-0641 Project: O’Malley SFR Project Address: 754 Bell 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. On sheet A-3: 1.Upper Floor Framing Plan a.Provide a detail on the plans, and a reference to it, for the required construction of the ‘wall-to-wall’ connection referenced in the ‘Comments’ column of the ‘Holdown Schedule’ on sheet ‘A-6’ for the holdown marked ‘T-2’ – HDQU11-SDS2.5. b.Clarify the difference in the callout for the ‘Simpson Strong-Wall Shearwalls’ marked ‘SSW24’ along wall line ‘B’ and the referenced installation details ‘9/SW2’ and ‘11/SW2’. ‘Simpson Strong-Wall Shearwalls’ identified as ‘SSWxx’ are ‘Steel Strong-Wall Shearwalls’ and the information on sheet ‘SW2’ is for the installation of ‘Wood Strong-Wall Shearwalls’. On sheet A-4: 2.Upper Floor Plan – Change the section reference for the balcony walking surface construction from ‘AA/A6’ to ‘B-B/A-9’. 3.Roof Framing Plan – Clarify the note “2x6 outriggers w/2x6 sub-fascia (see section for detail)” to be used for the upper level roof framing. The construction specified in ‘Section B-B @ Garage’ appears to be for use with ‘I-joist’ framing members. Provide on the plans an additional detail to be used with the manufactured trusses or have the overhang incorporated into the roof truss design. 4.Upper Floor Plan and Roof Framing Plan - Clarify the difference in the placement of the window marked ‘20’ and of that represented on the ‘East Elevation’ on sheet ‘A-7’, and noted in the provided structural calculations. 5.Glazing Schedule a.Clarify the difference in the width of the window marked ‘8’ and of that represented on the ‘Main Floor Plan’ and the ‘Upper Floor Framing Plan’ on sheet ‘A-3’, and noted in the provided structural calculations. b.Clarify the difference in the width of the sliding glass door marked ‘17’ and of that represented on the ‘Upper Floor Plan’ and the ‘Roof Framing Plan’ on sheet ‘A-4’. c.Clarify the difference in the width of the window marked ‘23’ and of that represented on the ‘Upper Floor Plan’ and the ‘Roof Framing Plan’ on sheet ‘A-4’, and noted in the provided structural calculations. On sheet A-5: 6.First Floor Framing Plan a.Clarify the difference in the width of the cantilevered portion of the first floor framing below the north wall of the ‘Living’ room and of that noted on sheet ‘A-3’ – Main Floor Plan and Upper Floor Framing Plan. b.Indicate on the plans the required posts to support the compression loads below each end of the of the shearwalls marked ‘SSW24’ along wall line ‘B’ on sheet ‘A-3’ – Upper Floor Framing Plan. c.Indicate on the plans the minimum required posts to support the loads below each end of beam ‘FB-1’ – 5.26x16 2.0E PSL. d.Indicate on the plans the required hanger or construction to support the loads at the north end of beam ‘FB-3’ – 3.5x11.875 2.05E PSL. e.Clarify the callout for the 2-2x6 post to be used to support the loads below the converging ends of beams ‘FB-7’ – 3.5x11.875 2.05E PSL - and ‘FB-8’ – 3.5x9.5 2.05E PSL. It appears to be undersized for the loads noted in the provided structural calculations. f.Clarify the callout for detail ‘1/A5’ – Holdown Floor to Floor – to be used with the holdown marked ‘T-3’ – HDQ8-SDS3 - to complete the connection to resist the overturning uplift through the first floor framing. Per the manufacturer, the holdown does not appear to be able to develop the tension load noted in the provided structural calculations from the shear wall marked ‘SW3’ along wall line ‘1’ on the west wall of the ‘Kitchen’ on sheet ‘A-3’ – Upper Floor Framing Plan’. 7.Detail 1/A5 - Clarify the callout for the framing members to be used for the attachment of the holdown marked ‘T-3’ – HDQ8-SDS3. Per the manufacturer, it appears that a very specific wood member thickness and species of wood be used to develop the tension load noted in the provided structural calculations. On sheet A-6: 8.Foundation Plan a.Indicate on the plans the required ‘widened’ footings to support the loads below each end of beam ‘FB-1’. The ‘typical’ footing in detail ‘1/A6’ appears to be undersized for the loads noted in the provided structural calculations. b.Clarify the callout for the 30x30x12 ‘widened’ footing to be used to support the loads below the west ends of beams ‘RB-2’ – 5.25x14 2.05E PSL – ‘FB-11’ – 3.5x11.875 2.05E PSL – and ‘FB-4’ – 7x14 2.05E PSL. It appears to be undersized for the cumulative loads noted in the provided structural calculations. Page 2 of 4 c.Indicate on the plans the required ‘widened’ footing to be used to support the loads below the east ends of beams ‘RB-2’ – 5.25x14 2.05E PSL – ‘FB-11’ – 3.5x11.875 2.05E PSL – ‘FB-4’ – 7x14 2.05E PSL – and the west end of the ‘SSW24’ along wall line ‘B’ at the west end of the north wall of the ‘Living Room’ on sheet ‘A-3’ – Upper Floor Framing Plan. The ‘typical’ footing in detail ‘1/A6’ appears to be undersized for the loads noted in the provided structural calculations. d.Indicate on the plans the required ‘widened’ footing to be used to support the loads below the west end of beam ‘FB-13’ – 5.25x16 2.05E PSL – and the east end of the ‘SSW24’ along wall line ‘B’ at the west end of the north wall of the ‘Living Room’ on sheet ‘A-3’ – Upper Floor Framing Plan. The ‘typical’ footing in detail ‘1/A6’ appears to be undersized for the loads noted in the provided structural calculations. e.Indicate on the plans the required ‘widened’ footing to be used to support the loads below the west end of beam ‘FB-12’ – 3.5x9.5 2.05E PSL – ‘FB-3’ – 3.5x11.875 2.05E PSL – and the east end of the ‘SSW24’ along wall line ‘B’ at the east end of the north wall of the ‘Kitchen’ on sheet ‘A-3’ – Upper Floor Framing Plan. The ‘typical’ footing in detail ‘1/A6’ appears to be undersized for the loads noted in the provided structural calculations. f.Indicate on the plans the required ‘widened’ footing to be used to support the loads below the west end of beam ‘FB-10’ – 3.5x11.875 2.05E PSL – and the west end of the ‘SSW24’ along wall line ‘B’ at the east end of the north wall of the ‘Kitchen’ on sheet ‘A-3’ – Upper Floor Framing Plan. The ‘typical’ footing in detail ‘1/A6’ appears to be undersized for the loads noted in the provided structural calculations. g.Clarify the callout for the holdown marked ‘T-3’ – HDQ8-SDS3 – to be used to complete the overturning uplift restraint from the south end of the shear wall marked ‘SW-3’ along wall line ‘1’ on the west wall of the ‘Kitchen’ on sheet ‘A-3’ – Upper Floor Framing Plan’. Per the manufacturer, it does not appear to develop the tension load noted for that wall in the provided structural calculations and represented construction on the plans. h.Clarify the location identified for the installation of the holdown marked ‘T-4’ – STHD14/14RJ – to be used as anchorage to resist overturning uplift at the east end of the 16 foot long ‘SW-3’ shearwall along wall line ‘B’. It does appear to be at the end of the shearwall as anticipated. i.Indicate on the plans the required anchorage to resist overturning uplift at each end of the shearwall marked ‘SSW24’ along wall line ‘B’ at the east end of the north wall of the ‘Living Room’ on sheet ‘A-3’ – Upper Floor Framing Plan. j.Indicate on the plans the required anchorage to resist overturning uplift at the east end of the shearwall marked ‘SSW24’ along wall line ‘B’ at the west end of the north wall of the ‘Living Room’ on sheet ‘A-3’ – Upper Floor Framing Plan. k.Clarify the note “w/threaded rod to SSW above” associated with the callout for the holdowns marked ‘T-4’ – STHD14/14RJ – to be used as anchorage to resist overturning uplift at the each end of the 4 foot long shearwall along wall line ‘B’. Per manufacturer, there does not appear a method supporting such an installation. l.Clarify the callout for the holdowns marked ‘T-4’ – STHD14/14RJ – to be used as anchorage to resist overturning uplift at each end of the shearwalls along wall line ‘B’. Per the manufacturer, the holdowns do not appear to be able to develop the tension loads noted in the provided structural calculations. Page 3 of 4 9.Holdown Schedule a.Clarify the callout for the holdown marked ‘T-2’ – HDQU11-SDS2.5. Per the manufacturer, it appears that it is no longer available and there is quite a difference in the allowable tension loads when attached to a 6x6 for those similarly identified. b.Indicate on the plans the required framing members to be used for the attachment of the holdown marked ‘T-3’ – HDQ8-SDS3. Per the manufacturer, it appears that a very specific wood member thickness and species of wood be used to develop the tension loads noted in the provided structural calculations. c.Indicate on the plans the required minimum grade of all-thread rod to be used to connect the holdowns marked ‘T-3’ – HDQ8-SDS3 – and complete the overturning uplift restraint from the shear walls above. 10.Detail 1/A6 – Garage Foundation Wall a.Indicate on the plans the required minimum dimensions of the footing and foundation. b.Indicate on the plans the required footing and foundation wall reinforcement and its spacing. On sheet A-8: 11.North Elevation a.Clarify the difference in the width of the large, center window of the ‘Living Room’ and of that represented on sheet ‘A-3 - Main Floor Plan and Upper Floor Framing Plan, and noted in the provided structural calculations. b.Clarify the difference in the width of the cantilevered portion of the first floor framing below the north wall of the ‘Living’ room and of that noted on sheet ‘A-3’ – Main Floor Plan and Upper Floor Framing Plan. Page 4 of 4