2015-1320 White (Wesco).pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: January 5, 2016
TO: Tony Shapiro
A.D. Shapiro Architects
tonys@adshapiro.com
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2015-1320
Project: White SFR
Project Address: 8545 Talbot Road
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. Note that the comnments from the original review appear below in
italics.
Original Non-structural:
1.Please clarify by what means the required energy credits from Table 406.2 of the 2012
Washington State Energy Code will be met.
The information provided in your response must be added to the plans.
2.Clarify the method by which the whole house ventilation requirements will be met per the
2012 IRC section M1507.
The information provided in your response must be added to the plans.
3.Please verify that all fixed and operable panels of swinging, sliding and bifold doors are
equipped with safety glazing per IRC R308.4.
OK
4.Door number D32 is shown along the north wall of the Jacuzzi room attached to the north
end of the master suite. However, door D32 is unidentified on the door schedule. Please
clarify.
OK
Original Structural:
5.Main Floor Plan
a.The upper floor is comprised of two sub-diaphragms. It is clear how the two sub-
diaphragms are transferring shear load on three sides and intermediately. However,
please clarify the shear path of the lateral load generated by the upper floor
diaphragm along the interior halves of the aforementioned sub-diaphragms.
Please show how the new columns will effectively transfer lateral loads into the
foundation. Provide details of the connections required above, below and at the mid-
span diaphragm along the columns.
b.It appears that the sub-diaphragms comprising the upper floor do not conform to the
aspect ratios provided in the AF&PA SDPWS section 4.2.4. Please justify.
OK
c.Please provide calculations to show that the upper floor diaphragms are not
overstressed without blocking.
OK
6.Please provide framing layouts for the roof and floor framing from the manufacturer for
each level of the structure with engineered lumber/trusses, as a deferred submittal.
OK
Additional Comments
Sheet A1
7.Note on plans that stucco installation is to conform to IRC R703.6.
Sheet A-3
8.Add a note SEE SHEET A13 FOR WINDOW/DOOR SCHEDULES.
9.Provide detail bugs to reference the relevant foundation details to help guide proper review,
construction and inspection.
Sheet A-4
10.Note on the plans that the pool will be submitted under a separate permit.
11.Please specify on the plans the method to be used to fill and drain the Jacuzzi. While the
pool can be applied for under a separate permit, the above considerations should be made for
the pool as well.
Page 2 of 4
12.Provide the details required for the HFX assembly specified at the garage doors. At
minimum, please include the manufacturers typical detail sheet in the plans to help guide
proper construction and inspection.
13.Add a note SEE SHEET A13 FOR WINDOW/DOOR SCHEDULES.
14.Provide a note indicating where the shear wall schedule can be found. No shear wall
schedule could be found during this review.
Sheet A-5
15.Provide a detail with specifications or calculations for the guard rails above the open to
below area per IRC Table R301.5.
16.Specify on the plans the method to be used to fill and drain the Jacuzzi off the Master
Bedroom.
17.Add a note SEE SHEET A13 FOR WINDOW/DOOR SCHEDULES.
18.Provide a note indicating where the shear wall schedule can be found. No shear wall
schedule could be found during this review.
Sheet A-6
19.It appears that the columns are called out by number, but it is unclear to what that number is
referring. Please provide a column schedule correlating to the column call-outs or label each
column appropriately.
20.Provide details and/or specifications for wood column to footing connections.
21.Provide details for steel column to footing connections.
22.Install detail bugs or at minimum a reference to the foundation detail sheet.
Sheet A-7
23.Provide steel connections details for the various configurations to be utilized including steel
to steel and steel to wood connections.
24.Provide steel column to top of stem wall connection details.
25.Specify each of the beam hangers required.
Sheet A-8
26.Provide connection details for the new 21.5 HSS6x6x3/8 column including top connection,
mid-span floor connection and foundation connection details.
27.Clarify what the B/1 call-out is representing. It appears that it may be a detail, but no such
detail could be found.
Sheet A-9A
28.Provide a detail for locations where three beams interface at a single column such as where
B63, B52 and B53 interface.
29.Studs over 12 require a stud height check per IRC R301.3. Please provide calculations
showing structural adequacy at those studs in excess of 12 in height.
30.Per Item#27 above, it appears that a detail sheet may be missing from the submitted plan set
as no details could be found to correlate with the call-outs on the plan. Please clarify.
Page 3 of 4
31.Please provide a shear wall schedule and make reference to it on this sheet.
Sheet A-10
32.Detail A refers to Page S-1, yet no S-1 could be found. Please clarify.
33.Detail C has a note SEE PAGE FOR STEEL COLUMN CONNECTION. Please clarify
what is intended with this note.
34.Specify how the 1x6 nailers at the top and bottom of the steel beam will be connected to the
flanges.
Sheet A-11
35.Similar to Item#32 above, several references are made to Sheet S-1, yet no such sheet could
be found.
36.Section 1B refers to R402.2.2.8. This is not a valid section from the 2012 IBC. Please
clarify what this is referencing.
37.Each of the sections on this sheet refer to another place for concrete and reinforcing
information. This information could not be found on the plans.
Sheet A-12
38.Add a note to the plans that the swimming pool will be applied for under a separate permit
or as a deferred submittal.
Sheet A-13
39.For consistency and accuracy, please label ALL glazing that is required to be safety glass.
General
40.The engineer has included several details including B/1, F/1, H/1, I/1 and a cantilevered
foundation detail/schedule that do not appear on the plans. Please include these details and
reference them in the appropriate locations.
41.Please include typical shear transfer details for connections at the roof, floor to floor and at
the foundation to clarify the shear load path.
42.No general construction notes could be found in the plan set other than notes referring
specifically to stairs. General notes are commonly desirable for job specific clarifications as
well as typical notes. Please verify that it is the design teams intention to exclude any sort
of general notes.
Page 4 of 4