2016-1426 Tiersma (McCullough-Pitzer) 2.pdf0 ED"1
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Asr. 1?190
DATE
TO
FROM
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
August 2, 2017
West Tier Development Corp
Peter Tiersma
petergwesttier. com
Eric Carter, Plans Examiner
Plan Check: BLD2016-1426
Project: New SFR
Project Address: 9213 224th Street SW
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. Please refer to comments written in red, comments not written in red
are considered reconciled.
Sheet AO
1. `CARPENTRY' — please correct the reference of the 2012 Codes to the 2015 Codes.
2. `AUTOMATIC FIRE SPRINKLER SYSTEMS' — It appears that automatic sprinklers are
being required by the Fire Department. Please revise.
3. Please specify on the plans the method of compliance with Section R406 of the Washington
State Energy Code, to achieve the required 3.5 energy credits.
Sheet A3
4. It appears the section call -outs A and B are in error. A should be B, vice versa. Please verify
(typical throughout plan sheets).
5. It appears that Detail 4/53.1 is called out in error. There is no sheet 53.1, and the detail 4/S-
3 appears to be unrelated.
6. Everywhere Details 1/S-2 and 2/S-2 are specified, the footing should be 2' 10" wide. Please
revise the plans to be drawn to scale to help guide proper construction and inspection.
7. Detail 5/S2 is called out along the foundation between the crawl space and the living space.
Along that foundation line, HDU11 holdowns are specified with a 24" minimum embedment
per the holdown schedule on Sheet S-1. Please clarify.
8. The widths of details 5/S-2, 6/S-2, 8/S-2 and 9/S-2 are not defined. The details show a `per
plan' dimensions, but those dimensions could not be found on the plans. Please clarify.
Sheet A4
9. Please clarify how Emergency Escape and Rescue egress requirements per IRC R310.1 are
being satisfied at the basement level.
Sheet A5
10. Please provide a detail to show how beams M02 and M09 will meet at the post. The two
beams are of different depths and the specified CCQ68 column cap will not accommodate a
103/4" wide beam.
11. Please specify the exact location for deck seismic detail 5/S-1. It is currently shown away
from the side of the deck where it is likely intended.
Sheet A6
12. Please identify the window in the Den/Guest as an emergency egress window.
13. The 3030 AWN window in the 3/4 Bath should be safety glass due to its proximity to the
shower. Please verify.
Sheet A7
14. The garage door header is listed as 3'/z x 16'/z GLB in the calculations and in the beam schedule
to the side, but is labeled as 3'/z x 15 on the framing plan. Please reconcile.
15. Beam UO3 is shown in the calculations to have a backspan of I F, but shows a backspan of
approximately 17.5' on the framing plan. Please clarify.
16. U06 is shown on the plans as a 4xl2, but the calculations show this member as a 3 '/z x 16'/z
GLB in the calculations. While the 4x12 is likely structurally adequate, please have the FOR
verify. In addition, please detail how the 16" floor trusses will hang from the 4x12 beam if
the 4x12 is used.
17. It appears that the floor trusses are meant to hang from Beam U08, as they do from UO2, but
the hangers are not shown. Please clarify.
Sheet A8
18. The windows at each side of the corner by the tub in the Master Bath should be safety glass
per IRC R308.4
19. Identify which windows within the bedrooms are provided to satisfy IRC R310.
Sheet A9
20. Detail 10/A2 called out at the bumped out area appears to be in error. Please verify.
21. Detail 2/A2 called out at the front low roof area appears to be in error. Please verify.
22. Detail 6/S-1 called out at the front to rear interior shear wall appears to be in error. The detail
appears to be appropriate for exterior walls. Please clarify.
23. Please revise all code references to the 2015 Codes.
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Sheet Al2
24. Per item 4 above, please review the section call -outs and reconcile.
Sheet S- I
25. Please provide structural sheets that are signed by the FOR (typical throughout S-sheets).
26. The typical wall section refers to sub -details 2A, 2B and 2C, which could not be found. Please
correct the references.
27. Detail 9 appears to require a specified connection between the two top plates to complete the
shear flow path. Please review and clarify.
28. Per item 8 above, please clarify those footing widths that are unspecified.
Structural
29. Please provide structural calculations that are signed by the EOR. Revised Structural
calculations have been submitted. These calculations are required to be stamped and signed
by the EOR. The signature has not been provided.
30. The calculations submitted do not appear to contain lateral calculations. Please provide lateral
calculations. Note that the lateral design could not be reviewed. The lateral designed has been
reviewed. Please clarify the discrepancies between the submitted lateral design and the plans
on A4. It appears that a SW5 with hold- downs may have been overlooked at the storage area.
31. In addition, please provide foundation calculations for all walls expected to be in excess of 4
feet tall. Note that the foundation design could not be reviewed.
32. The gravity calculations submitted include a designation that 2015 IBC load combinations
were analyzed, the calculations refer to the 2012 IBC in whole. Please update the calculations
or include a letter from the FOR stating that the calculations will not change with a code
update.
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