2015-0910 Classico SFR - Hagge Design.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 8, 2015
TO: Classico Homes
classicohomes@gmail.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0910
Project: Classico SFR
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Project Address: 532 7 Avenue S
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.
nd
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 the Residential Building Permit Application Form A:
1.Mechanical Fixture Count Clarify the difference in the proposed furnace to be installed
and the Washington State Energy Code (WSEC) Table R406.2, option 3b required air source
heat pump selected on sheet A1.1. The location of the furnace indicated in the garage on
sheet A3 could serve as that of the air handler for a proposed heat pump.
On sheet A1.1:
2.Window Schedule Second Floor Clarify the difference in the proposed size of the
window marked 42 in the west wall of the Master Bath and of that represented on sheet
A4 Second Floor Plan and sheet S6 - Second Floor Shearwalls & Framing Above.
On sheet A2:
3.Architectural Foundation Plan Clarify the note: Retaining wall per structural. Align with
wall on adjacent lot along the northeast corner of the structure. Design/construction criteria
for the proposed retaining wall could not be found on the structural pages.
On sheet A3:
4.First Floor Plan
a.Clarify the difference in the proposed placement of the windows marked 4, 4A,
5, and 5A in the south and east walls of the stairway and of that represented on
sheet A6 Front (East) Elevation and sheet A7 Left (South) Elevation. The
proposed window installations would also appear to affect the construction of the
stairs and landings.
b.Clarify the difference in the indicated placement of the proposed window in the
south wall of the Dining Room and of that represented on sheet S5 First Floor
Shearwalls & Framing Above. It appears to affect the amount of proposed shearwall
along wall line B in the provided structural calculations see also plan review
comment 4.a above.
c.Clarify the difference in the proposed size of the window marked 4 in the south
wall of the stairway and of that represented on sheet S5 - First Floor Shearwalls &
Framing Above. It appears to affect the amount of proposed shearwall along wall
line B in the provided structural calculations see also plan review comment 4.a
above.
On sheet A7:
5.Rear (West) Elevation - Clarify the difference in the proposed size of the window in the
west wall of the Master Bath and of that represented on sheet A4 Second Floor Plan
and sheet S6 - Second Floor Shearwalls & Framing Above.
On sheet S4:
6.First Floor Framing
a.Clarify the callout for the 4x10 DF #2 to be used to support the loads from the upper
and lower floor framing and each end of the beam (3-1/2x11-7/8 LSL) at the east end
of beam 1-23. It appears to be over spanned and fails in bending and in shear.
b.Clarify the callout for footing F1.5 at the south end, and footing F2 at the north
end, of the 4x10 DF #2 noted in review comment 6.a above. They appear to be
undersized for the loads anticipated by the represented construction.
c.Clarify the callout for footing F2 below the south end beam 1-1 5-1/4x18 PSL.
It appears to be undersized for the loads anticipated by the represented construction.
The loads from the upper floor between a point 5 feet and 13 feet from the south end
of beam 1-1 do not appear to have been accounted for in the provided structural
calculations.
d.Indicate on the plans the minimum required widened footing below the south end
beam 1-4 5-1/4x181-7/8 PSL. The typical footing appears to be undersized for
the loads anticipated by the represented construction. The loads from the upper floor
between a point 6 feet and 22.5 feet from the south end of beam 1-4 do not appear
to have been accounted for in the provided structural calculations.
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On sheet S5:
7.First Floor Shearwalls & Framing Above
a.Provide a shearwall callout for the portion of the north wall of the Garage
designated as a shearwall along wall line B in the provided structural calculations.
b.Clarify the callout for the HHUS hanger to be used to support the loads at the east
end of beam 1-23 5-1/4x11-7/8 PSL. Per the manufacturer, it does not appear to
be sufficient for the loads noted in the provided structural calculations.
c.Provide on the plans a detail, and a reference to it, for the required construction of
the Canopy between beam 1-15 and beam 1-16 to guide proper installation and
inspection.
d.Indicate on the plans the minimum required post to support the loads below the south
end of beam 1-1 5-1/4x18 PSL - to guide proper installation and inspection.
e.Indicate on the plans the minimum required hanger to support the loads below the
north end of beam 1-1 5-1/4x18 PSL - to guide proper installation and inspection.
f.Indicate on the plans the minimum required post to support the loads below the west
end of beam 1-2 3-1/2x11-7/8 LSL - to guide proper installation and inspection.
g.Clarify the callout for beam 1-4 5-1/4x11-7/8 PSL. It appears to be over
spanned, fails in bending, and deflects beyond that permitted per IRC Table 301.7.
The loads from the upper floor between a point 6 feet and 22.5 feet from the south
end of beam do not appear to have been accounted for in the provided structural
calculations.
h.Indicate on the plans the minimum required hanger to support the loads below the
north end of beam 1-4 5-1/4x11-7/8 PSL - to guide proper installation and
inspection.
i.Indicate on the plans the minimum required post to support the loads below the south
end of beam 1-4 5-1/4x11-7/8 PSL - to guide proper installation and inspection.
j.Indicate on the plans the minimum required post to support the loads below the
converging ends of beam 1-5 and beam 1-5a to guide proper installation and
inspection.
On sheet S6:
8.Second Floor Shearwalls & Framing Above
a.Clarify the callout for detail FRH at various locations indicated for the installation
of headers. The represented construction in the detail does not appear to reflect that
anticipated on this level.
b.Indicate on the plans the minimum required post to support the loads below the
converging ends of girder truss 2-5 and girder truss 2-11 to guide proper
installation and inspection.
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