2014-1109 Echelbarger (ANW-Mitchell).pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: December 10, 2014
TO: Todd Echelbarger, VP
Echelbarger Investments, LLC
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2014-1109
Project: Accessory
th
Project Address: 15701 75 Place W.
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.
Lateral Design
1.It appears that wall line B (upper floor) and wall line 7 (main floor) were not included in the
lateral analysis. At the upper floor B wall line, no lateral load from the upper floor was
transferred to wall line B of the main floor in the calculations, despite the plans showing that
the upper floor has a P1-4 shearwall with holdowns at each end of wall along wall line B.
Please clarify.
2.Wall line A at the upper floor is shown as P1-6 in the calculations but labeled P1-4 on the
plans. Similarly, the walls along wall lines E (upper and main floors), wall lines 1, 4 and 5
(upper floor) and wall lines 1 and 2 (main floor) have been upgraded from what is shown on
the plans. No action is required since the shear walls have been upgraded.
3.The shear walls along wall lines 3 (upper and main floors) and wall lines 5 and 6 (upper and
main floors) do not meet the required aspect ratio per ANSI/AF&PA SDPWS Table 4.3.4.
Please revise the shear walls to meet those requirements, provide calculations and detailing
for a perforated shear wall condition, or reanalyze the structure excluding those walls from
the lateral force resisting system.
4.While the shear walls along upper floor wall line E meet the aforementioned aspect ratio, the
location of straps only at the corners indicate that the intention is to transfer shear load
through a perforated shear wall condition. If so, please provide calculations and detailing.
If not, holdowns should be located at each end of each wall.
5.The lateral calculations for front to rear at the main floor show 7 kips of load to each side of
the structure. It appears that no lateral load from above was added into the total load to be
resisted at this wall line. Please revise or verify.
6.Please provide shear wall overturning calculations as part of the lateral analysis.