2014-1314 Bilanko (Ron Johnson).pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: January 27, 2015
TO: Jeff Vehrs
jeffvehrs@frontier.com
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2014-1314
Project: New SFR
Project Address: 542 Forsyth Lane
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.
Non-structural Comments
Sheet 1 of 5:
1.Specify the lateral connections per the shear wall schedule in the detail provided on this
sheet.
Sheet 2 of 5:
2.Safety glass should be provided at the following locations per R308.4:
a.the window adjacent to the door in the office.
b.the window between the door and the fireplace.
c.the window adjacent to the sink in the bathroom.
3.Per option 5b selected from the WSEC to obtain 1.5 energy credits, please show the location
of the tankless water heater and remove the conventional water heater from the plan.
Additionally, the Permit Application Form A indicates that no tankless water heater will be
installed, contrary to the aforementioned path of compliance to the energy code. Please
advise.
4.Provide the whole house ventilation requirements for the equipment selected with regard to
airflow rate per IRC Table M1507.3.3(1) and Table M15073.3(2).
5.Note 7 the reference to WSEC 503 is incorrect. Please revise.
Sheet 3 of 5:
6.For consistency, please label the shear walls along the west wall line.
Sheet 4 of 5:
7.The code reference regarding attic venting is incorrect. Please revise.
Sheet 5 of 5:
8.Detail 6 The anchor bolt spacing provided in the detail does not coincide with the shear
wall schedule. Revise accordingly.
9.Detail 9 A35F clips are no longer available. Specify a current connector.
10.Detail 9 Per the AF&PA SDPWS 4.1.7, toe nails are not allowed to transferred lateral load
in excess of 150 plf in seismic design category D. Revise detail with an appropriate method
of shear transfer.
11.Details 10 & 14 Please update all code references. Those shown are incorrect.
12.Detail 13 The floor diaphragm nailing does not coincide with the nail pattern specified
under the Lumber Strength under the General Notes.
13.Detail 15 Please remove this detail from the plan as it does not apply since a tankless
water heater is to be installed.
General Notes
14.The floor diaphragm nailing under Plywood does not coincide with the floor diaphragm
nailing under Lumber Strength. Also see item #12 above.
15.Lumber Strength - Specify the lumber grade to be used for PSL members.
16.Concrete update Code reference.
17.Miscellaneous Notes revise note from finished sill height of 44 above floor to bottom
of clear opening to be 44 maximum above finished floor.
18.Miscellaneous Notes Notes 11 and 12 have incorrect Code references. Please revise.
19.Miscellaneous Notes Note #15 should include that the smoke detectors are to be hard-
wired in addition to interconnected with a battery back-up.
Calculations
20.The floor beam between the Great Room and the back patio appears to be overstressed in
bending. Please revise.
21.Please specify which floor hangers that are to be used instead of the general note shown. It
is acceptable to specify a hanger and include or equivalent to allow for flexibility by the
contractor.
22.Provide a detail showing how the shear load from the upper floor will be transferred to the
shear walls at the lower floor, where the two levels are offset.
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23.The walls at each corner along the north wall of the 1 floor appear to not meet the aspect
ratio set forth in AF&PA SDPWS Table 4.3.4.
24.Calculations could not be found to show that all walls with an aspect ratio of greater than 2:1
have been adjusted according to AF&PA SDPWS section 4.3.4.1. Please provide the
calculations required by that section and revise the plans/shear wall schedule as required.
25.In seismic zone D, overturning should be calculated per the worst case at each wall line.
The calculations provided show that the overturning forces were calculated as if each wall
line consists of one wall that has the cumulative wall length, rather than each individual wall
segment. Please revise the calculations, holdown schedule and the plans as required using
the narrowest wall in each wall line.
26.Where overturning loads are introduced to beams/headers below, those forces should be
included in the gravity analysis on a worst case basis. Revise the gravity calculations to
include overturning forces from above and revise the plans as required.
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