2016-0344 Select Homes SFR - Nash.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: December 27, 2016
TO: Select Homes, Inc.
kayla.clark@outlook.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2016-0344
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Project Address: 8721 218 Street SW
Project: Select Homes SFR
Scope: Construct single family residence R-3/U occupancy group V-B
construction - NFPA-13D 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 sheet A1:
1.Rear Elevation Clarify on the plans the difference in the width of the window represented
in the east wall of the Master Bedroom and of that represented on sheet A4 Main Floor
Plan. The window callout appears to coincide with that represented on sheet A1, but not
with that on the same sheet.
On sheet A2:
2.Left Elevation Clarify on the plans the difference in the width of the windows represented
in the north wall of the Kitchen and of that represented on sheet A4 Main Floor Plan.
The window callout appears to coincide with that represented on sheet A2, but not with
that on the same sheet.
On sheet A3:
3.Foundation Plan
a.Indicate on the plans the required minimum size and reinforcement of the typical
isolated footings to avoid scaling and to guide proper review, construction, and
inspection.
b.Indicate on the plans the minimum widened footing to support the loads below the
converging ends of the 4x10 beam over the entry to the Den and the east-west floor
framing girder truss over the stairs, and from the west end of the east-west roof
framing girder truss over the stairs. The typical footing/foundation wall appears to
be undersized for the loads anticipated by the represented construction.
On sheet A4:
4.Main Floor Plan
a.Indicate on the plans the P1-4 shear wall along the east wall of the Garage (shear
wall line B) specified in the provided Beam, Lateral and Seismic Calculations.
b.Clarify on the plans the callout for the P1-6 shear wall along the north wall of the
stairs (shear wall line 2) where there is no floor diaphragm. The design does not
appear to meet that required/allowed per the American Wood Council (AWC)
Special Design Provisions for Wind and Seismic (SDPWS). Update the provided
Beam, Lateral and Seismic Calculations as required in response to the review
comment.
On sheet A5:
5.Upper Floor Framing Plan Clarify on the plans the proposed construction and connections
for the represented floor diaphragm opening for the stairs and the designated shear walls on
sheet A4. The specified design does not appear to meet that required/allowed per the
AWC SDPWS. Often, a truss or beam is used as a collector/drag-strut to transfer the loads
to an adjacent shear wall to avoid openings in the floor diaphragm and narrow portions of
the floor diaphragm.
On sheet A6:
6.Upper Floor Plan - Clarify on the plans the callout for the P1-4 shear wall along the north
wall of the stairs (shear wall line 2) where there is no floor diaphragm. The represented
shear wall lengths do not appear to be as specified in the provided Beam, Lateral and
Seismic Calculations and the design does not appear to meet that required/allowed per the
AWC SDPWS. Update the provided Beam, Lateral and Seismic Calculations as required
in response to the review comment.
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