2015-0936 Ronquillo (Weller-Reed).pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 13, 2015
TO: Scott Schrieber
c/o Janette Ronquillo LLC
scott@ronscotthomes.com
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2015-0936
Project: Ronquillo LLC
Project Address: 20621 Maplewood Drive
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.
General Comments
1.It appears that a tankless water heater may be proposed for this building. Please state on the
plans if this is the proposed path of compliance with the WSEC regarding Table 406.2.
Sheet A2
2.The application Form A indicates a tankless water heater will be in service, but details 2 and
3 refer to seismic strapping for a water heater tank. Per comment 1 above, please clarify.
Sheet A3
3.Provide detail bugs to those areas where details 1 through 4 on Sheet A3 are necessary, or
remove the unrelated details from the plan.
Sheet A4
4.A boiler is shown within the Shop. Please provide the specifications for the boiler and the
purpose it will serve. If radiant floor heat is to be employed, please clearly indicate where
this will occur and provide a detail to show what construction method will be used (i.e. pre-
manufactured panels, free-form with a topping slab, etc.) to help guide proper review.
5.Provide detail bugs and/or section cuts at locations where details 1 through 3 on Sheet A4
are necessary, or remove the unrelated details from the plan.
Sheet A5
6.Provide an exhaust fan per IRC M1507 in the powder room by the stairs.
7.It appears that the window along the back wall of the stairs is required to have safety
glazing. Please verify.
8.Provide detail bugs and/or section cuts at locations where details 1 through 3 on Sheet A5
are necessary, or remove the unrelated details from the plan.
9.It appears that the whole house ventilation exhaust fan is proposed to be located within the
laundry room. Please specify that with a 100 cfm fan, the timer must be set to operate 2
hours, 24 minutes per each 4-hour period, 24-hours per day per IRC M1507.
Sheet A6
10.Detail 1 according to the engineers calculations, the nail spacing at the lateral wall panels
is supposed to be 2 o.c. (not 3 o.c.). Additionally, the minimum width of the panel is to be
2-0 (not 16) and the maximum height of the wood portion of the wall is limited to 6-6
(not width x 3.5). Please revise the detail.
Sheet A7
11.Please provide vertical calculations for all steel beams that are stamped by a Washington
State licensed engineer.
12.Provide a detail for each steel beam end condition proposed for this project to be approved
by a Washington State licensed engineer.
13. The T-1 holdowns at each side of the SW-2 panels along the front of the structure appear to
be undersized per the engineering calculations according to the capacities listed in the
Simpson catalog for seismic loading. Please verify.
Sheet A8
14. Please provide vertical calculations for all steel beams that are stamped by a Washington
State licensed engineer.
15.Provide a detail for each steel beam end condition proposed for this project to be approved
by a Washington State licensed engineer.
Lateral Calculations
16.Page 5.10 Wall line B per item 13 above, it appears the calculated overturning load
exceeds the capacity listed for the T-1 holdown provided. Additionally, it appears that the
calculated shear load at the RSW panels exceeds the capacity listed for that wall on sheet
6.11. Please verify
Gravity Calculations
17.Item 4A It appears the point load includes loading from the longer Beam 3A, but not from
the other side. Please verify.
18.As previously requested, please submit calculations and end condition/connection details for
all steel beams.
19.Joist 13 the calculations show that the joists are 15-7 in total length, but the plans show
that the joists are much longer. Please verify.
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