2313 COLUMBIA AVE B 2025-09-10 - Laserfiche WebLink

5. No additional action required. 6. This comment has not been addressed. First Floor Plan 1/A101 includes a note specifying one-hour construction for the wall. This note does not address the eave construction. In addition, a note stating one-hour construction does not address the code requirements to provide details specifying one-hour construction. See the referenced IRC section for additional information on providing one-hour eave construction. Structural: 1. This comment has not been addressed. The drawings generally do not provide sufficient structural information to perform the proposed work and demonstrate compliance with the code. The following is provided to assist the design in completing the structural design, but should not be construed as a comprehensive list. It is the designer's responsibility to provide a complete design. a. A general fastener schedule should be provided per IRC Table R602.3(1). Providing a reference to this table in the drawings does not satisfy this requirement. In addition, the make and model of proprietary hardware should be specified where used for connections. b. Details for the construction of the new walls should be included. The details should specify connections for the top and bottom framing plates to the existing structure. See IRC Sections R106.1.1 and R301.1. c. Continuing with the previous comment, a typical detail for framing around wall openings should be provided clarifying the required construction. Note that the (2) 2x6 construction as shown may not be sufficient, and is at a minimum atypical construction. The required headers for the first story are not specified. d. Braced wall construction is not specified (see more below). e. Wall anchor diameter is not specified. The location of the anchors from the wall ends should be specified. f. The Stair Section Detail specifies "(3) 2x12" stair joists. The spacing of the joists should be specified and should comply with Table R302.3.1(2) considering a minimum 40 psf live load. Note that the apparent span of 10 feet exceeds the capacity for the effective net depth of the stringers (i.e., estimated at approximately 5.5 inches+/-). Sistered framing, shorter spans, or deeper framing is required. g. The load path between the roof sheathing and the braced wall sheathing is not clear. The proposed trusses specify blocking that exceeds the height of standard blocking. A detail specifying the construction at this location should be provided. h. The second story wall construction at the north and south walls is anticipated to be discontinuous at the truss bottom chords and not continue to the roof sheathing. The drawings should include a detail bracing the top of the walls. The bracing should be designed for the minimum out-of-plane loading per Table R301.2. See Sections R301.1, R601.2, and R602.3. i. A detail should be provided for the roof outlookers to clarify the required construction. The intended construction at the corner condition is not clear. j. The framing plans on Sheet A103 appear to require construction that is not clearly specified, including but not limited to additional 2x at the top of the stairs and double roof truss at the center of the building. All required construction should be clearly specified. k. The north and south second story walls do not bear on perpendicular studs. This results on eccentric loading of the rim joist below. Details are required to transfer the forces through the floor plate, particularly for concentrated load points (e.g., king and jamb studs) and at braced walls. 2. This comment has not been addressed. The drawings do not specify the locations and proposed construction of the braces walls. As indicated, it appears that engineered shear walls are required,which are beyond the prescriptive limits of the IRC. Specifically, holdowns are specified. At least one wall (i.e.,the south first-story wall) appears shorter than required per IRC Table 602.10.3(3);this cannot be verified because the intended construction is not clear. Notes for the placement of the holdowns for both levels are not sufficient to indicated where these are intended; details should also be provided. Since holdowns denote engineered design, calculations and drawings sealed and signed by a professional engineer licensed in the state of Washington are required. Note that several walls have discontinuous ends and required design of the beams to be performed 2