BLD20150038 BLDG COMMENTS 1.pdf
DATE: March 2, 2015
TO: Scott Schrieber
scott@ronscotthomes.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0038
Project: Olson SFR
Project Address: 9221 Olympic View Drive
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.
On sheet A5:
1. Lower Level Floor Plan
a. Clarify the difference in the type of heating proposed on the ‘Residential Building
Permit Application – Form A’ (hydronic heating with a 150K boiler) and of that
represented on the plans (furnace in the crawlspace).
b. Indicate on the plans the location of the boiler to be used for the hydronic heating
system.
On sheets A6 – Foundation Plan – and A7 – Main Floor Framing Plan:
2. Indicate on the plans the required construction to resist the uplift forces of the east end of
‘Beam 18’ – 7x14 2.0E PSL - used to support the point load from ‘Beam 6’ above. There
does not appear to be enough ‘dead load’ or other connection at the base of the post to resist
the load noted in the provided beam calculations.
On sheet A6:
3. Detail 2 – Footing Detail – Indicate on the plans the required 12 inch depth below the top of
the slab for interior footings supporting bearing or bracing walls per International
Residential Code (IRC) R403.1.4.2.
4. Foundation Plan – Indicate on the plans the required construction, or provide a reference to a
detail, for the footings and foundations supporting interior bearing and shear walls to guide
proper review, installation, and inspection. There appears to be both ‘thickened slab
footings’ and typical ‘foundations with spread footings’ on the plans.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 2
On sheet A7:
5. Main Floor Framing Plan – Indicate on the plans the required fire protection for the
underside of the floor framing over the crawl space below the north portion of the structure
containing the water heater and the furnace per International Residential Code (IRC)
R501.3.
On sheets A7 and A8:
6. Shear Wall and Holdown Table – Provide on the plans the details of ‘Note #9’ referenced in
the ‘Shearwall Schedule’ on the same sheet to guide proper review, construction, and
inspection.
On sheet A8:
7. Roof Framing Plan
a. Clarify the callout for the 3-1/2x7 PSL column to be used to support the loads near
the middle of the span of ‘Beam 6’ – 5-1/8x15 GLB over the east portions of the
‘Great Room’ and the ‘Dining Room’. It appears to be undersized and fails to
provide the required support for the anticipated loads.
b. Indicate on the plans the required framing members to be used as roof rafters over
the ‘Covered Outdoor Room’ to guide proper review, construction, and inspection.
On sheet ‘A8’ the ‘typical’ roof framing is noted as 11-7/8 TJI210 rafters at 24
inches on-center in the ‘Framing Notes’, however section ‘C/A9’ identifies the
rafters over the ‘Covered Outdoor Room’ as TJI230 (11-7/8 inch) rafters at 24 inches
on-center.