2015-1267 Gaenz SFR - CW Design.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: February 23, 2016
TO: Arne & Raquel Gaenz
arne@skoobi.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-1267
Project: Gaenz SFR
Project Address: 1024 Bell Street
disapproved
Please be advised that the building plans for the above referenced project have been
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
.
information, clarifications, or changes are neededReviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter.
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 and from 8am-12pm on
Wednesdays.
In the Slope Consultation prepared by Earth Solutions NW LLC ES-4042.01:
1.Clarify the differences in the noted general conclusion and necessary measures to be taken
during the various phases of the proposed project and of that indicated in referenced
geotechnical report prepared by Geotech Consultants, Inc. JN 05160. There does not
appear to be a directive in the slope consultation to incorporate the specific processes and
design determined by geotechnical investigations performed per International Building Code
(IBC) 1803.1 found in the referenced report. Similar geotechnical investigations do not
appear to have been performed by Earth Solutions supporting the alternative
recommendations.
On the Residential Building Permit Application Form A:
2.Clarify the difference in the location, number, or type of the following items listed and that
of those represented on the provided architectural drawings (sheets A3.0, A4.0, and
A5.0). The amounts should consistently reflect the location or number to be installed and
is required to properly determine the various portions of the permit fees.
a.Mechanical Furnace Indicated location as crawl but represented on sheet A3.0
Lower Floor Plan in a mechanical room. Installation of a furnace (or any other
fuel-fired mechanical equipment in a crawlspace requires the installation of ½-inch
gypsum wallboard, 5/8 structural panels, or equivalent on the underside of the floor
framing member to provide fire protection per International Residential Code (IRC)
R501.3
b.Fuel Gas Water Heater Indicated BTUs as 80K but typically, a tankless water
heater is required per the selected Washington State Energy Code (WSEC) Table
R406.2, option 5b on sheet A0.1. The typical demand of a tankless water heater
begins at about 199K, requiring significantly larger gas piping. There are tank-type
water heaters that meet the required EF of .82 and have a lower demand, but the cost
is almost twice that of the tankless-type see also plan review comment #2d below.
c.Plumbing Fixture Count Dishwasher Indicated number as 2 but the only
represented installation was in the Kitchen on sheet A4.0 Main Floor Plan.
d.Plumbing Fixture Count Water Heater Tankless? Not indicated but a tankless
water heater may be required per the selected Washington State Energy Code
(WSEC) Table R406.2, option 5b on sheet A0.1 see also plan review comment
#2b above.
e.Plumbing Fixture Count Clothes Washer - Indicated number as 2 but the only
represented laundry area is represented on sheet A3.0 Lower Floor Plan.
On sheet A1.0 General Notes:
3.Carbon Monoxide Alarms Eliminate from the plans the conditional language regarding the
required installation in dwelling units within which fuel-fired appliances are installed
and in dwelling units that have attached garages.. It does not reflect that currently amended
and adopted by the Washington State Building Code Council pursuant to Chapters 19.27 and
70.92 Revised Code of Washington (RCW).
On sheet A2.0 Foundation Plan:
4.Foundation Plan
a.Clarify the callout for the F1 and F2 isolated footings. There does not appear to
be a corresponding designation in the Typ Foundation Notes Symbol Legend
on the same sheet.
b.Indicate on the plans the minimum required widened footing to support the loads
below where the west end of the 7x11-7/8 PSL beam #5 on sheets 4 and A2 of
the provided structural calculations and the north end of the 5-1/4x11-7/8 PSL
converge along the east side of the stairs.
c.Clarify the callout for the F1 widened footing to support the loads below the east
end of the 5-1/2x16-1/2 GLB beam #6 on sheets 5 and A2 of the provided
structural calculations - over Bedroom 3. It appears to be undersized for the loads
noted in the provided structural calculations see also review comment #6i.
Page 2 of 6
d.Clarify the callout for details 9/S1.0 and 10/S1.0 for the required construction of
the foundation along the south side of the structure. The specified maximum height
of wall loading appears to be less than that represented on sheets A7.1 and A7.2
Exterior Elevations , sheet A8.0 Building Section A-A, and anticipated by the
proposed construction.
e.Clarify the callout for details 16/S1.1, 17/S1.1, and 18/S1.1 for the required
construction of the foundation along the south side of the crawl space. The
specified maximum height of wall loading appears to be less than that represented on
sheets A7.1 and A7.2 Exterior Elevations , sheet A8.0 Building Section
A-A, and anticipated by the proposed construction.
f.Clarify the callout for details 1/S1.0, 3/S1.0, and 4/S1.0 for the required
construction of the foundation along the north side of the crawl space. The
specified maximum height of wall loading appears to be less than that represented on
sheets A7.1 and A7.2 Exterior Elevations , sheet A8.0 Building Section
A-A, and anticipated by the proposed construction.
On sheet A3.0 Lower Floor Plan:
5.Lower Floor Plan
a.Clarify the omission of the crawl space and pony wall level P1-4, P2-2, and
P1-2 shear walls specified on sheet A2 of the provided structural calculations
along the respective north, east, and west walls. The design of the structural
engineer indicates a stepped foundation at specific points not represented on the
plans.
b.Indicate on the plans the minimum required post to support the loads below each end
of the beam over the window in the east wall of Bedroom 4.
c.Indicate on the plans the minimum required post to support the loads below the east
end of the beam over the Dining Room above and the east end of the 6x10 beam
over the Kids Area door.
d.Indicate on the plans the minimum required post to support the loads below each end
of the 3-1/2x10-1/2 GLB beam over the window in Bedroom 2.
e.Clarify the callout for the (3)2x column to support the loads below the east end of the
5-1/2x16-1/2 GLB beam #6 on sheets 5 and A2 of the provided structural
calculations - over Bedroom 3. The bearing area appears to be undersized for the
loads noted in the provided structural calculations see also review comment #6i.
On sheet A3.1 Main Floor Framing Plan:
6.Main Floor Framing Plan
a.Indicate on the plans the required construction to transfer the lateral loads from the
floor diaphragm to the top of the P1-4 shear wall along the east wall of Bedroom
2 (or relocate the callout for detail 26/S1.2 along the west wall of Bathroom 3
there does not appear to be a shear wall at that location).
b.Clarify the callout for detail 26/S1.2 for the required construction along the west
wall of Bathroom 3. There does not appear to be a shear wall at that location.
c.Indicate on the plans the required construction to transfer the lateral loads from the
floor diaphragm to the top of the P1-4 shear wall along the wall west of the stairs.
Page 3 of 6
d.Clarify the callout for detail 29/S1.2 for the required construction along the west
wall of the room identified as mechanical. There does not appear to be a shear wall
at that location.
e.Indicate on the plans the minimum required beam to support the loads of the floor
framing above the door of Bedroom 4.
f.Indicate on the plans the minimum required beam to support the loads of the floor
framing and other loads above the window in the east wall of Bedroom 4.
g.Indicate on the plans the required holdowns at each end of the P2-3 shear walls
along the east side of the structure gridline 1 - as specified on sheet 8 of the
provided structural calculations.
h.Clarify the indicated number of MST72 holdowns to be installed at each end of the
P2-2 shear walls along the south side of the structure gridline A. It appears to
be different than that specified at those locations on sheet 9 of the provided
structural calculations.
i.Indicate on the plans the minimum required beam to support the loads of the floor
framing and other loads above Bathroom 3. The plans appear to indicate that the 5-
1/2x16-1/2 GLB over Bedroom 3 is to continue over Bathroom 3 however, the
beam calculation on sheet 5 of the provided structural calculations indicates a beam
length of 16 feet. The use of a continuous multi-span beam may result in uplift at
the east end of the beam and a considerably greater point load at the middle support
requiring additional measures for both not currently shown on the plans.
j.Indicate on the plans the minimum required beam to support the west ends of the
floor joists over the hallway leading to the room identified as mechanical.
k.Indicate on the plans the required construction to support the loads below the bearing
walls and point loads represented on sheet A4.1 Upper Floor Framing Plan over
the northwest portion of the crawlspace (north of Bedroom 3).
On sheet A4.0 Main Floor Plan:
7.Main Floor Plan
a.Clarify the omission of the pony wall level P2-3shear wall specified on page A3
of the provided structural calculations along the north-most portion of the east wall.
The design of the structural engineer indicates a stepped foundation at a specific
point not represented on the plans.
b.Indicate on the plans the required shear walls at the various locations specified on
page A4 of the provided structural calculations.
c.Clarify the indicated construction of the P2-3 and P2-2 shear walls along the
respective east and south walls of the Great Room. It does not appear to reflect that
anticipated in addressing the floor opening between the Main Floor and Upper
Floor. The walls along the south side of the structure may not meet the aspect ratio
requirements of ANSI/AF&PA Special Design Provisions for Wind and Seismic
(SDPWS).
d.Indicate on the plans the minimum required post to support the loads below the south
end of the 3-1/2x11-7/8 PSL beam #4 on sheets 3 and A3 of the provided
structural calculations over the west side of the stairs.
Page 4 of 6
e.Indicate on the plans the minimum required post to support the loads below the north
end of the bolted together 7x11-7/8 PSL & 5-1/4x11-7/8 PSL beam #3 on sheets
2 and A3 of the provided structural calculations over the Kitchen. The
typical (2)2x6 column does not appear to provide the bearing area required for the
loads noted in the provided structural calculations.
On sheet A4.1 Upper Floor Framing Plan:
8.Upper Floor Framing Plan
a.Clarify the callout for the 1-3/4x11-7/8 PSL joists to be used to support the loads
over the Powder Room, Walk-In-Closet, Master Bathroom, and the north
portions of the Dining Room and Pantry. They do not appear to be an available
width per the manufacturer and appear to be different than that specified at those
locations on page A3 of the provided structural calculations.
b.Clarify the callout for the 3-1/2x11-7/8 PSL to be used to support the loads of the
floor framing and other loads above the windows in the south wall of the Kitchen.
It does not appear to reflect that specified on sheets 3 and A3 of the provided
structural calculations.
c.Clarify the callout for the 3-1/2x9 GLB to be used to support the loads of the floor
framing and the loads below the east wall of the Garage. It does not appear to
reflect that identified as Beam #4 and specified on sheets 3 and A3 of the
provided structural calculations.
d.Clarify the callout for detail 29/S1.2 for the required construction along the west
wall of the Master Bedroom. There does not appear to be a shear wall above or
below at that location.
e.Clarify the callout for detail 36/S1.3 for the required construction below the north
wall of the Mudroom. The wall above does not appear to be a shear wall.
f.Indicate on the plans the required holdowns at each end of the P1-4 shear walls as
specified on sheet 9 of the provided structural calculations.
On sheet A6.0 Roof Framing Plan:
9.Roof Framing Plan Provide on the plans a detail, and a reference to it, for the required
construction of the exposed roof beams indicated along the north and south sides of the
structure and represented in the North Elevation and South Elevation on sheet A7.0.
On sheets S0.0, S1.0, S1.1, S1.2, and S1.3:
10.Structural Notes/Shear Wall Schedule, and Structural Details - Provide on the plans as part
of a complete submittal a stamp/acknowledgement by the engineer of record for the non-
prescriptive design work represented.
On sheet S1.0 Structural Details #1-12:
11.Detail #1 Section - Provide structural calculations supporting the design of the foundation
construction specified in detail 1/S1.0.
Page 5 of 6
On sheet S1.1 Structural Details #13-24:
12.Detail #22 Section Clarify the callout for the use of toe-nails to transfer the load from
the shear wall above through the floor diaphragm to the top of the shear wall below. The
load appears to be greater than the 150 PLF allowed per ANSI/AF&PA SDPWS.
On sheet S1.2 Structural Details #24A-33:
13.Details #26, #30, and #31 Sections Clarify the callout for the use of toe-nails to transfer
the loads from the floor diaphragm to the top of the shear walls below. The loads appear to
be greater than the 150 PLF allowed per ANSI/AF&PA SDPWS.
On sheet S1.3 Structural Details #34-43:
14.Detail #41 Section Clarify the callout for the use of toe-nails to transfer the load from
the floor diaphragm to the top of the shear wall below. The load appears to be greater than
the 150 PLF allowed per ANSI/AF&PA SDPWS.
On sheet 9 of the provided structural calculations:
15.Shear Side/Side - @ Upper Floor Clarify the omission of holdowns along gridline G. It
appears that the shorter shear wall lengths would result in overturning when using criteria
similar to that indicated along gridline A.
On sheet A2 of the provided structural calculations:
16.Clarify the callout for section 26 for the required construction along the west wall of
Bathroom 3. There does not appear to be a shear wall at that location.
17.Clarify the callout for section 29 for the required construction along the west wall of the
room identified as mechanical. There does not appear to be a shear wall at that location.
On sheet A3 of the provided structural calculations:
18.Clarify the callout for section 29 for the required construction along the west wall of the
Master Bedroom. There does not appear to be a shear wall above or below at that location.
19.Clarify the callout for section 36 for the required construction below the north wall of the
Mudroom. The wall above does not appear to be a shear wall.
Page 6 of 6