2015-0794 UE Services addition-remodel2 - James-Anderson Design.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: September 2, 2015
TO: UE Services
Eric Sundquist
ewsoundbranch@yahoo.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0794
Project: UE Services addition-remodel
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Project Address: 23320 75 Avenue 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. Items that recur on this list appear in italics.
General Review Note:
During the review of the resubmitted construction documents, changes appear to have been made to
the plans beyond those in response to the earlier plan review comments. Just as with the changes
made in response to plan review comments, all other changes are required to be clouded, or
otherwise highlighted, and be accompanied by written notes explaining the change. Otherwise,
additional review time is required and possibly additional plan review fees.
On the 2012 Washington State Energy Code: UA Alternative Worksheet:
1.Vertical Glazing Indicate on the worksheet the required information for the proposed
installation of the 3.9x3.6 window in the west wall of the Kitchen represented on sheets 4
and 5, and of the 6.0xX.X window in the north wall of the Master Bedroom represented
on sheet 5. Verify the re-calculated Proposed UA Total meets the requirements for the
selected WSEC Total UA Alternative compliance path per WSEC R402.1.4.
On sheet 2 Foundation Plan:
2.Foundation Plan
a.Indicate on the plans the required R-30 floor insulation value installed throughout
the existing and proposed underfloor areas per the selected WSEC Total UA
Alternative compliance path per WSEC R402.1.4. The method of installation shall
not require or result in the compression of batt insulation.
b.Indicate on the plans the minimum required widened footings below each the north
end of the girder truss used to support the east ends of the roof trusses over the
Dining Room and the Living Room see also review comment 3.d below. The
Shear transfer through concrete occurs at
response to the plan review states:
approximately a 1:1 ratio throughout the height of the concrete wall (no
reinforcement, worst case.) Therefore with an 18 minimum stem wall, a 6
minimum footing and (2) 2x4s, it will transfer the load across 53 of footing
(24 + 3 post.) So 4.25 X 1 = 4.25 X 200 #/sq ft = 8500# allowable. The
reaction at the end of the girder truss is 7200# which is < 8500 therefore is
allowed. Sketch included.
For the south end of the girder truss, the dispersed
bearing load appears to be met if the existing construction is as assumed. The
reaction at the north end of the girder truss, when combined with that of the west end
of the north-most porch beam, appears to be a bit higher (indicated to be 8579# on
sheet 5). That difference, along with the other loads already being supported by the
foundation wall (floor framing, wall dead load, roof framing to the north of the
girder truss) and their own dispersed bearing loads, results in overlapping angles of
load dispersion, and limits the available capacity of the foundation in that area.
On sheet 4 Floor Plan:
3.First Floor Plan Indicate on the plans the proposed 6.0xX.X window in the north wall of
the Master Bedroom represented on sheet 5. The submitted construction documents
should consistently represent the proposed project to guide proper review, construction, and
inspection.
On sheet 5 Roof Framing:
4.Roof Framing
a.Clarify the callout for the proposed (3)2x4s to support the loads below the north end
of the girder truss used to support the east ends of the roof trusses over the Dining
Room and the Living Room and the west end of beam B-1 4x8 DF#2 used to
support it. The loads noted in the provided Nailed Built-Up Wood Column
calculation for column C-2 appear to be beyond the bearing capacity of the HF#2
or better bottom plate noted on sheet 1 Design Loads Framing Lumber.
b.Clarify the callout for the proposed (3)2x4s to support the loads below the south end
of the beam H-6 5-1/x15 GLB - used to support the east ends of the roof trusses
over the Garage. The loads noted in the provided Nailed Built-Up Wood Column
calculation for column C-3 appear to be beyond the bearing capacity of the HF#2
or better bottom plate noted on sheet 1 Design Loads Framing Lumber.
c.Indicate on the plans the minimum required beam, and the minimum required posts
below each end of it, beam H-4 3-1/8x9 GLB - used to support the loads over the
window in the west wall of the Family Room. The minimum required column
callouts or posts do not appear to have been addedto the resubmitted construction
documents.
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On sheet 7 North & South Exterior Elevations:
5.North Elevation Indicate on the plans the 6.0xX.X window in the north wall of the Master
Bedroom represented on sheet 5.
On sheet 9 Details:
6.Typical Wall Section @ New Construction Clarify the difference in the indicated size of
the proposed floor framing members and of that noted on sheet 2 Foundation Plan.
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