20150810163756.pdfArchitects
Planners
DATE: June 10, 2015
TO: Andrew Gahan, Plans Examiner
City of Edmonds, Building Division
FROM: David Pagel
Gabbert Architects Planners
david .p@gabbertarchitects.com
RE: Plan Check: BLD2015-0278
Project: New SFR
Project Address: 7317 Lake Ballinger Way
Here is our response with the items requested by Edmonds Building Review for the Ballinger
house project located at 7317 Lake Ballinger Way. Edmonds review comments are followed by
Gabbert Architects Planners response and the sheet number where the information/ correction can
be found if applicable.
Non -Structural
Sheet A2.0
1. Floor Plan Notes:
1. Smoke detectors should be installed per IRC R314 as amended by the state of
Washington. The IBC section referenced is incorrect or outdated. Please revise
and show the smoke detector locations on the floor plan.
i. We have amended the plans to show the locations of Smoke
Detector, see Sheet A4.0
2. Note 3 specifies a I00 cfm exhaust fan in the kitchen, but the electrical pl an on
sheet A4.0 shows a 75 cf m fan. Please clarify.
i. We have revised Note 3 to specify 150 CFM for the exhaust fan
in the kitchen, see sheet A4.0
3. The note for exhaust fans in the bathroom is incomplete. Per the state amended
IRC M 1 507, exhaust fans are to be provided in kitchens, laundry rooms,
bathrooms and toilet rooms. While not 'required ' it is most helpful if the exhaust
fans are shown on the plans to help guide proper review, installation and
inspection.
i. We have revised Bathroom exhaust Notes to amend IRC
M 1507, See sheet A4.0
2. Carbon monoxide detectors are required per TRC R 31 5. Please provide CO
detector location s on the floor plan.
i. We have amended the plans to show carbon monoxide
detectors as required per TRC R315, See Sheet A4.0
3. Per IRC R308, safety glass is required at the (2) windows in the lower floor bathroom
(F-2), and at the window closest to the En try door (F-8), due to their proximity to a
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door. Please rev 1 se.
We have revised the Window Schedule to have safety glass per IRC
R308, See sheet A5.1
Sheet A2.1
4. The floor plan notes should be revised per comment #1 above.
1. Amended the plans, see sheet A4.
5. Please show the locations of all exhaust fans, smoke detectors and carbon
monoxide detectors to help guide Proper review and installation.
1. Amended the plans to show all locations of Smoke Detectors and
carbon monoxide detectors, see sheet A4.0
6. Per IRC R308. safety glass is require a at the (1) windows at the corner of the master
bath, above the toilet in the upper floor bath, and at the window from the Master
bedroom to the 'open to below' area. Please revise.
1. Amended the window schedule to show safety glass per code, see
sheet A5.1
Sheet A8.0
7. Stair and Railing Notes- Note 1 needs to have the 'material' specified or the note
removed.
1. Revised the notes to display material, See sheet A8.0 notes
8. Details 6 and 7 - it is unclear how the stair stringer will be supported at each end. Please
clarify.
1. Revised details to show stringer support, see sheet A8.0 details 6 and
7
9. Detail 8 - Please clarify if the double top plate will be notched to accommodate the
landing joists/hangers.
1. Plans amended to clarify double top plate, see sheet A8.0 detail 8
Sheet A1O.O
10. Detail 6 - The anchor bolts are shown to be countersunk into the sill plate. Please specify
the min i mum thickness to remain and verify that the engineer has considered
the aforementioned minimum thickness specified.
1. Revised the sheet details—Detail 6 is not needed for this plan set.
6-,
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Sheet 10.1
11. Detail 1 -See comment 10 above.
1. Amended the detail to show 5/8" anchor bolt, see sheet A 10.0 detail
6
12. Detail 2 - It appears that the lower end of the knee brace will be secured with a f
fabricated steel bracket. Please provide detailed specifications including welding
requirements and dimensions for that connection.
1. Revised Detail 2 correcting and labeling the knee brace, see sheet
A10.1
Sheet S1.O
13. Provide details and associated detail bugs for each foundation configuration that will
be utilized.
1. Revised plans to show associated details for each foundation
configuration see sheet S 1.0.
14. Detail 3- The floor plan shows that the driveway will be supported on a pipe pile
foundation, but no pipe piles are shown in the associated detail.
1. Amended detail 3 to call out pipe piles, see sheet S1.0
15. Provide connection details for the sistered 2x12s to be cantilevered over the foundation
forming the front porch.
1. Amended the sheet to display details for the sistered 2x 12's to be
cantilevered over the foundation forming the front porch, see sheet
S1.1
16. A section was cut across the
1. Amended the plans see sheet S1.0
Sheet S 1 .2
17. It is unclear how the exterior end of RB -04 is supported. Please clarify.
1. Revised the plans to show how RB -04 is to be supported, See sheet
S1.2
Sheet 51.3
18. Detail 5 - clarify the method of shear transfer between the bottom of the 1 -joist and
the double top plate below.
1. Amended the detail to show how the shear will transfer between the
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bottoms of the 1 -joist to the double top plate below, see sheet S 1.3
detail 5
19. Detail 17 - clarify the path of shear flow throughout this detail and specify connections.
1. Revised detail 17 to display the flow of shear throughout the detail
and specifying the connections, see sheet S 1.3 and detail 17.
Calculations
20. Page 2
A. The variable 'F' listed under the seismic parameters shows the value for a one story
structure. Please revise.
Calculations revised to reflect two story structure, see calculations.
b. Reference the current code used in the design, i.e. 2012 IBC.
Calculations revised to reflect current code, see calculations.
21. Floor beam FBOI-UL could not be located on the plan.
Floor beam noted on upper level framing plan over kitchen window
22. The garage slab, garage grade beams and driveway slab area 4.5"x4.5" located to produce
the worst loading case per IBC Table 1607.I. Please provide calculation should all be
designed to support a 3000# concentrated load over an area 4.5"x4.5" located to produce the
worst loading case per IBC Table 1607.I. Please provide calculations.
Calculations provided to show compliance with IBC 2012
23. Lateral calculations sheet showing seismic calculations: It appears the value used for 'I' in
the base shear calculations appears to be 1.0 referencing a one-story structure. Please revise
the calculations using 1=1.1 for a two-story structure.
Calculations revised to reflect two story structure
Building Division
1. Provide lateral and gravity calculations along with any Pertinent details for the detached
garage to help guide proper review, construction and inspection.
Calculations provided