2015-1559 Abbott SFR 2- Johnson Arch.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: August 5, 2016
TO: Ron Johnson, Architect
ronarchps@outlook.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-1559
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Project Address: 16404 75 Place W
Project: Abbott SFR
Scope: Construct single-family residence w/attached garage R-3/U occupancy
group V-B construction - sprinkler system required mechanical and plumbing
included
disapproved
Please be advised that the building plans for the above referenced project have been
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
.
information, clarifications, or changes are neededReviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter. Items that recur on this list appear in italics.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter format indicating where the clouded or otherwise
highlighted changes can be found on the revised plans, have been submitted to a Permit
Coordinator.
nd
Resubmittals must be made at the Development Services Department on the 2 Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
General Review Notes:
1.Provide as part of a complete submittal structural calculations prepared and stamped by an
engineer supporting the design of the temporary soldier pile walls represented on sheets 1
and 2 of the submitted Grading Plan and sheets A1, A2, and A3 of the
architectural/structural plans for the proposed structures to be constructed under this permit
and permit BLD2015-1602.
On the Site Plan:
2.Indicate on the plans whether the conc. block walls on the north property line and the
ecology block wall and the conc. block wall along the south property line are existing
or proposed. All construction proposed as part of the scope of work under this permit
should be referenced in the various reports/documents required per ECDC 19.10 and have
detailed architectural and structural plans with structural calculations and specifications
incorporating the design parameters established by the geotechnical engineer.
On sheet S2 Main Floor Framing:
3.Main Floor Framing Plan
a.Clarify on the plans the callout for the east-most (3)1-3/4x14 LVLs to be used to
support the point load below the 5-1/4x11-7/8 PSLs over the south end of the
Kitchen. It appears to be over spanned and deflects beyond that permitted per IRC
Table R301.7. The represented placement is also one foot west of that anticipated by
the work indicated on sheet S3.
b.Clarify on the plans the callout for detail TYP/S6 at the three north-south interior
SW2 shear walls. An applicable detail reflecting that anticipated by the
represented construction could not be found.
On sheets S3 and S4:
4.Indicate on the plans the required construction of shear walls to transfer lateral loads to
resistive elements below when adjacent to floor openings. Typically, balloon-framed walls
are used in areas such as those to the north and the east of the Loft area. The shear walls
must not exceed the maximum shear wall aspect ratios per American Forest & Paper
Association Special Design Provisions for Wind and Seismic (AF&PA SDPWS) Table
4.3.4. Of particular concern are the walls in the northeast corner of the structure, along
See revised
wall lines A B and 1. The response to the plan review comment states:
plan.
. No changes appear to have been made to the resubmitted plans.
On sheet S3 Upper Floor Framing:
5.Upper Floor Framing Plan
a.Indicate on the plans the minimum required post to support the loads below each end
of the north-south oriented hip girder truss over the bedrooms.
b.Clarify the note on the plans The 3-1/2 x 11-7/8 PSL sits below the 5-1/2 x 11-
7/8 PSL. The north-south PSL appears to have been changed on the plans and
now both beams are 5-1/2x11-7/8 PSLs.
On sheet S4 Roof Framing Plan:
6.Roof Framing Plan
a.Clarify the callout for a shear wall adjacent to the floor opening and over the door
opening in the north wall of the Office. The response to the plan review comment
See revised plan.
states: . No changes appear to have been made to the
resubmitted plans.
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b.Indicate on the plans the minimum required post to support the loads below each end
of the girder truss over the stairs and Loft Area. The typical 4x4 post appears to
be undersized for the noted loads. The response to the plan review comment states:
See note added to plans.
. A note does not appear to have been added to the
resubmitted plans.
On sheet S5 Section Details:
7.Section 5 West Wall Detail - Provide as part of a complete submittal structural
calculations prepared and stamped by an engineer supporting the design of the grade
See enclosed
beam/foundation wall. The response to the plan review comment states:
calculations.
. The calculations appear to support the design of a grade beam different than
that specified on the plans.
On sheet S7 Details:
8.Detail 4 - Indicate on the plans the required placement of reinforcement to connect the
retaining wall footing to the pile cap/leveling footing below. The response to the plan review
See revised plans.
comment states: . No changes regarding the connection of the retaining
wall footing to the pile cap/leveling footing below appear to have been made to the
resubmitted plans.
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