2015-0831 Shepard addition-garage2 - Munson.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 2, 2015
TO: Randy Munson
randy.munson@comcast.net
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0831
Project: Shepard addition-garage
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Project Address: 10222 244 Street SW
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. Items that recur on this list appear in italics.
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Resubmittals must be made at the Development Services Department on the 2 Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm. The Permit Center is closed on
Wednesdays.
Reviews by other divisions, such as Planning, Engineering, or Fire, may result in additional
comments.
On sheet A-6 Framing Plans, Braced Wall Schedule, Details, and Notes:
1.Braced Wall Panels & Alternate Braced Walls Schedule - Clarify the specified Base Plate
Nailing for the braced wall panels marked BWP. It does not appear to be equivalent to
the prescriptive requirements of IRC Table R602.3(1). The change made in response to the
16d at 16 O.C.
review comments (from 16d at 8 O.C. to ) is still not equivalent to that
required per IRC Table R602.3(1).
2.Floor Framing Plan
a.Provide a detail, and a reference to it, for the required construction to accommodate
opening in the north wall of the Entry on the lower level. Of particular concern is
the effect of the opening on the lateral design of the lower level, and the necessary
alterations to the adjacent retaining wall. The response to the plan review comment
Added Detail #7, Sheet a-7
states: . The added detail, Eye Brow Roof Detail and
referenced detail within, Detail #8 Eye Brow Roof Detail does not appear to
address the concerns of the earlier review comment.
b.Clarify the detail reference 4/A-6 for the Portal Frame with Hold-downs to be
used to resist lateral loads at the west end of the braced wall line along the north side
of the structure. It does not appear to meet the minimum length requirements of IRC
Table R602.10.5.
c.Clarify the callout for the Alternate Braced Walls (ABW) to be used to resist lateral
loads at the west ends of the braced wall lines along the north and south sides of the
structure. They do It does not appear to meet the minimum length requirements of
IRC Table R602.10.5. No change appears to have been made to the plans.
d.Clarify the callout for the 4x6 posts below each end of beam B 1 7x16 2.0E PSL.
They appear to be undersized for the loads anticipated by the represented
construction. The total load noted in the provided beam calculation appears to be
New Column
a bit low. The response to the plan review comment states:
Calculation and changed Framing Plan.
A New Column Calculation could not
be found among the resubmitted construction documents. No change appears to
have been made to the Framing Plan.
On sheet A-9 Design Load and General Notes:
3.General Notes
a.Smoke/Carbon Monoxide Alarms - Note Q.2 Eliminate the conditional language
for the required power source of the smoke alarms to be installed per IRC R314.4.
The change made does not appear to address the concerns of the earlier review
comment.
b.Smoke/Carbon Monoxide Alarms - Note Q.4 Eliminate the conditional language
for the required installation of, and update the required locations for the installation
of, carbon monoxide alarms per IRC R315.3. The change made does not appear to
address the concerns of the earlier review comment.
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