2015-1484-1485 Thuesen SFR-Detached Garage.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: January 7, 2016
TO: Eric Thuesen
Eric Thuesen Custom Homes LLC
ericthuesen@frontier.com
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2015-1484 (House)/1485 (Garage)
Project: New SFR and Detached Garage
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Project Address: 510 8 Avenue N.
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.
Sheet A2
1.It appears there is a window missing from the North Elevation and a door missing from the
East Elevation. Please reconcile the elevations with the floor plans.
Sheet A3
2.The details bugs appear to reference the incorrect sheet (A2 rather than A3). Please revise.
3.Detail 1 does not match the design shown in the calculations. The overall depth of the stem
wall and footing should be 42 as a minimum to conform to the numbers provided by the
EOR.
4.The engineering calculations show that the rear foundation at the back patio (below the
outdoor fireplace) is required to be installed per Detail 3. As shown, it appears that no
foundation is specified at that location. Please revise.
5.As shown, all perimeter foundation will be required to be built per Detail 1/A3. Per the
engineering calculations, the perimeter foundation at the front porch, and the
aforementioned back patio rear foundation are specified to be per Detail 3/A3. While the
condition shown is more conservative, it may prove difficult to maintain other building
elements as intended. Please verify.
Sheet A4
6.Provide smoke detectors and a CO detector per IRC R314 and R315 throughout.
7.The engineering calculations include a Detail H/1 for Blocked Window Shear Wall Detail
that could not be located on the plans. Please provide that detail on the plans and references
to where it applies, or provide approval from the EOR to eliminate it from the design. If the
latter, please also provide revised engineering calculations to substantiate the change.
8.Provide safety glazing in the window above the toilet in the Guest/BR2 Bathroom per IRC
R308.4.5.
9.Please specify the method of compliance with whole house ventilation requirements per IRC
M1507.3 as amended by the State of Washington.
10.The wall between the Den and the Foyer is specified as a shear wall. It appears that this
wall does not meet the aspect ratio set forth in the AWC SDPWS. If this is meant to be a
perforated shear wall, please provide a detail and calculations specific to the configuration
shown.
11.Provide interior shear wall top connections for shear transfer from the roof to the shear wall
below for each different condition encountered. This includes details for roof trusses
parallel and perpendicular at the aforementioned shear walls adjacent to the Den as well as
the shear walls around the Outdoor Room.
12.Specify the method of compliance regarding Table 406.2 of the Washington State Energy
Code. No information could be located on the plans describing how the mandatory 1.5
energy credits per WSEC R406.2 will be achieved.
13.Please provide shear flow details showing how shear load is transferred from the roof to the
shear walls, etc. down to the foundation.
Sheet A5
14.The roof framing plan appears to be incomplete.
a.Label all girder trusses, hip masters, etc. as such.
b.The interior end of the trusses shown over the Den appear to be unsupported. Please
revise.
c.The openings along the front of the Kitchen/Dining Room do not match what is
shown on Sheet A4. Please revise.
d.There are several headers supporting large point loads that are unspecified and/or do
not match the engineering calculations. Please reconcile.
e.Please note that the revisions required per the above comments will likely result in
revisions to the foundation/pin pile design. At the time of resubmittal, revised
calculations or a letter of verification will be required from the EOR.
15.The fan schedule shows that the Kitchen hood will be 85 cfm at 0.25 water gauge. Per IRC
M1507.4, the minimum requirement is 100 cfm at 0.25 water gauge. Please revise.
Sheet A6
16.Revise the detail bugs on the Foundation Plan to reference Sheet A3 rather than A2.
17.Add a note referencing Sheet A4 for shear wall requirements.
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