2015-1559 Abbott SFR - Johnson Arch.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 8, 2016
TO: Ron Johnson, Architect
ronarchps@outlook.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-1559
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Project Address: 16404 75 Place W
Project: Abbott SFR
Scope: Construct single-family residence w/attached garage R-3/U occupancy
group V-B construction - sprinkler system required mechanical and plumbing
included
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 in itemized letter format 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 8:30am-12pm on Wednesdays.
On the General Notes sheet:
1.General Notes On the note regarding the required seismic anchorage of the water heater
eliminate the conditional language about non-rigid connections. It does not appear in the
2012 Uniform Plumbing Code section 507.2.
On sheet A3 Elevations:
2.Detached Garage West Elevation
a.Clarify the difference in the representation of the west wall adjacent to the north-
most garage door and of that shown on sheet A6 Detached Garage.
b.Provide on the plans a detail, and a reference to it, for the required support of hard
surfaces such as patios and driveways on structural fill per the provided geotechnical
report NGA File No. 917515, dated December 7, 2015 page 3.
On sheet A4 Energy & Room Notes:
3.Room Notes Legend
a.Note #3 Indicate on the plans the required measurement point of the bottom of the
clear opening for the emergency escape and rescue opening at 44 inches above the
finish floor per International Residential Code (IRC) R310.1.
b.Note # 6 Change on the plans the code version regarding the required guard
construction to limit the passage of a 4-inch sphere from 2009 to 2012.
On sheets A5, A7, and A8 Floor Plans:
4.Indicate on the plans the location of all of the mechanical appliances and their fuel gas
demands as requested on the City of Edmonds Residential Building Permit Application
Form F. Of particular concern is the required gas piping sizing to meet the demands of the
installed appliances.
On sheet A5 Main Floor Plan:
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5.Main Floor Plan Indicate on the plans the required safety glazing for the 127window in
the west wall of the Dining Room per IRC 308.4.3.
On sheet A8 Basement Plan:
6.Basement Plan
a.Indicate on the plans the required smoke alarms in the Bedroom and outside of the
sleeping area in the immediate vicinity of the Bedroom per IRC R314.3.
b.Indicate on the plans the required carbon monoxide alarm outside of the sleeping
area in the immediate vicinity of the Bedroom per IRC R315.1.
c.Clarify the proposed installation of a single furnace to provide the required heating
per IRC R303.9. While mechanical plans are not required for single-family
residential structures, consideration should be given to the system installation
requirements necessary to heat and cool approximately 70,000 cubic feet of area.
The number and location of the appliances can minimize the size/use of
chases/soffits for the required sizing of the supply- and return-air ductwork to
condition the space.
On sheet S1 Foundation Plan:
7.Foundation Plan
a.Clarify the represented spacing of the auger cast piles used to support the exterior
walls of the structure. It appears to be greater than the maximum specified in detail
4 on sheet S7.
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b.Clarify the design of the foundation elements below the each end of the west roof
girder truss over the west bedrooms. The cumulative loads from the ends of the
framing members below the north end of the girder truss result in a point load that
appears to be greater than the design load of the auger cast pile, without adding the
uniform loads from the adjacent grade beams. The point load below the south end of
the girder truss appears to result in failure of the grade beam.
c.Clarify the callout to section 3/S5 Typical Basement Wall for the minimum
required construction along the west walls of the garage and west end of the entry
patio. It does not appear to correspond with that represented on sheet A1 South
Elevation or with the anticipated construction.
d.Clarify the callout to section 5/S5 West Wall Detail for the minimum required
construction of the interior grade beams below bearing walls. It does not appear to
correspond with the anticipated construction.
e.Indicate on the plans the required construction to transfer the lateral loads of the
interior shear walls along shear wall lines A and B to the resistive elements
below. Interior footings cast monolithically with a slab and supporting bracing walls
must extend 12 inches below the top of the slab per IRC R403.1.4.2 or otherwise be
designed per accepted engineering methods.
On sheet S2 Main Floor Framing:
8.Main Floor Framing Plan
a.Clarify the difference in the specified placement of solid blocking for the support of
the high concrete wall below the west wall of the garage and of that indicated in
section 4/S5.
b.Provide on the plans a detail, and a reference to it, for the required construction at the
top of the interior shear walls to transfer the floor diaphragm lateral loads to the
resistive elements below along shear wall line A to the east of and beyond the shear
wall using the 20 long (2)1-3/4x14 LVL.
c.Clarify the callout for the (3)1-3/4x14 LVLs to be used to support the point loads
below the 5-1/4x11-7/8 PSLs over the south end of the Kitchen. They appear to be
over spanned, fail in bending, and deflect beyond that permitted per IRC Table
R301.7.
d.Indicate on the plans the required construction to support the loads below the post at
the west end of the angled beam over the kitchen sink. The wall below appears to be
one foot forward of the point load above.
e.Indicate on the plans the required construction of the wall below the SW2 shear
wall above (west wall of the Office) to transfer the lateral loads to the resistive
elements below.
On sheet S2 and S3:
9.Indicate on the plans the required construction for the installation of the full-length CS18
straps used to connect the floor diaphragm to the shear walls below. Of particular interest
are areas where the placement of a beam or other framing member has not been indicated
below the strap.
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On sheets S3 and S4:
10.Indicate on the plans the required construction of the north and west walls of the Great
Room to resist wind loads. The 3-1/2x11-7/8 PSL and the 5-1/2x11-7/8 PSL beams appear
to limit the typical use of balloon-framed walls. The out-of-plane loads must be
considered in the sizing (depth) and spacing of the framing members see also review
comment below.
11.Indicate on the plans the required construction of shear walls to transfer lateral loads to
resistive elements below when adjacent to floor openings. Typically, balloon-framed walls
are used in areas such as those to the north and the east of the Loft area. The shear walls
must not exceed the maximum shear wall aspect ratios per American Forest & Paper
Association Special Design Provisions for Wind and Seismic (AF&PA SDPWS) Table
4.3.4. Of particular concern are the walls in the northeast corner of the structure, along wall
lines A and 1.
On sheet S3 Upper Floor Framing:
12.Upper Floor Framing Plan
a.Provide on the plans a detail, and a reference to it, for the required construction at the
top of the interior shear walls to transfer the floor diaphragm lateral loads to the
resistive elements below along shear wall line A to the east of the shear wall using
the 36 long PSL.
b.Indicate on the plans the required construction to resist the uplift loads over the
second support from the left of the cantilevered 5-1/4x11-7/8 PSL used to support
the roof over the covered deck.
On sheet S4 Roof Framing Plan:
13.Roof Framing Plan
a.Clarify the callout for a shear wall adjacent to the floor opening and over the door
opening in the north wall of the Office.
b.Provide on the plans a detail, and a reference to it, for the required construction at the
top of the interior shear walls to transfer the roof diaphragm lateral loads to the
resistive elements below along shear wall lines A and 1.
c.Indicate on the plans the minimum required post to support the loads below each end
of the girder truss over the stairs and Loft Area. The typical 4x4 post appears to
be undersized for the noted loads.
d.Indicate on the plans the minimum required post to support the loads below each end
of the north-south oriented hip girder truss over the bedrooms.
On sheet S5 Section Details:
14.Section 1 Garage Grade Beam/Pier Clarify the difference in the indicated thickness of
the concrete garage slab and of that specified on sheet S1 Foundation Plan.
15.Section 2 Basement Concrete 4 High Wall - Provide as part of a complete submittal
structural calculations prepared and stamped by an engineer supporting the design of the
grade beam/foundation wall.
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16.Section 3 Typical Basement Wall - Provide as part of a complete submittal structural
calculations prepared and stamped by an engineer supporting the design of the grade
beam/retaining foundation wall.
17.Section 5 West Wall Detail - Provide as part of a complete submittal structural
calculations prepared and stamped by an engineer supporting the design of the grade
beam/foundation wall.
On sheet S6 Details:
18.Details 2 and 3 Indicate on the plans the required placement of reinforcement to connect
the slab to the grade beam below.
19.Detail 4 - Indicate on the plans the required placement of reinforcement to connect the
retaining wall footing to the pile cap/leveling footing below.
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