5003 OCEAN AVE 2023-10-27 - Laserfiche WebLink

Rod Koon 5003 Ocean Ave, Everett, WA 98203 Plan Check Number: B2112-017, First Building Review March 22, 2022 b. The retaining wall at the garage should be designed with a vehicle surcharge load if a retaining wall is present (see previous comment 6 for more information). c. See Typical Top Restrained Basement Wall Detail, supporting calculations, and the exception in IBC Section 1610.1. The exception allows foundation walls extending not more than 8 feet below grade and laterally supported at the top by a flexible diaphragm to be permitted to be designed for active pressure. The foundation wall for this project exceeds 8 feet and should be designed for at rest pressures. 9. See elevations, sections, and Raised Shear Wall (RSW) Detail on Sheet 7. Detail specifies 5'-3" maximum shear wall height. It appears elevations show about a 14-15' tall wall at the corner location of the garage where a shear wall and the RSW detail is specified. It is not clear how the shear wall is to be constructed to meet the height requirements. Is the intended design to have a concrete wall up to 9 feet tall? Detail should specify a maximum height for the concrete wall and calculations substantiating the design should be submitted for review. 10. See overturning calculations in the structural calculations, rear elevation, and floor plans. It appears that the wall heights in the structural calculations should be updated to reflect the plans. For example, a 3-foot shear wall is specified on the exterior wall of the garage that appears to not meet aspect ratio. The structural calculations on Page 4.1 appear to show a wall height of 8.1 feet (Wall Line 6) but elevations show about a 14-15-foot-tall wall. Calculations should be updated for all shear walls to the appropriate height. 11. The structure has a re-entrant corner at the location of the fireplace in the living room. The diaphragm chord should be developed on either side of the re-entrant corner into the diaphragm at all levels including the roof. The roof diaphragm should have sufficient shear capacity to transfer chord forces in addition to shear forces from lateral loads. See IBC Section 1613.1 and 2306.1, and SDPWS Section 4.1.4. 12. See Master Bedroom on Sheet 4 and Roof Framing Plan on Sheet 6. It appears that a cantilever diaphragm is shown on the plans that is similar to an open front structure (see Figure 4A in the 2015 Seismic Design Provisions for Wind and Seismic). The exception in Section 4.2.5.2 is not met due to the cantilever diaphragm length of more than 6 feet. Drawings and calculations should show the open front structure to comply with section 4.2.5.2 of the 2015 SDPWS. 13. The roof diaphragm appears to require collector elements to transfer loads to the vertical elements of the lateral force resisting system (LFRS). However, the diaphragm does not appear to include collectors. Plans should specify any drag load/ collector load requirements. R106.1.1, R802.10, and IBC 2303.4.1.1 (6) 14. See interior shear wall located at the garage/laundry and Section A on Sheet 5. Provide a framing detail showing how shear is transferred from the roof diaphragm to the shear wall. 15. See deck footings on the Foundation Plan. Plans should provide details for the deck footings. See Section R507.3 for more information. Detail should include connection from post to footing. R507.4.1 3200 Cedar Street © 425.257.8810 O everetteps@everettwa.gov Everett, WA 98201 425.257.8857 fax everettwa.gov/permits Page 5 of 6