20071107151420.pdfo� Eby City of Edmonds
%; PLAN REVIEW COMMENTS
BUILDING DIVISION
Fs o .(425)771-0220
t S89
DATE: November 7, 2007
TO: Shadykya Yakov
yshadykya@yahoo.com
FROM: Jenny Readwin, Plans E amin
RE: Plan Check # 2007.1034
Project: Yarin Remodel/Addition
Project Address: 720 Melody Ln
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please redline plans or submit two (2) sets of revised
plans/documents (affected sheets only) with a written response to each of the items below to a
Permit Coordinator.
1) See attached structural comments from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoAeter@centurytel.net
360 874 0562
Fax 360 874 0599
To: Theresa Umbaugh
121 5th Ave N
Edmonds, WA, 98020
Re: Yarin Addition
720 Melody Lane
Edmonds, WA, 98020
21
Date: 25 October 2007
Plan Review # 20.07-1034 EECE # EDM 07-52
Structure
Stated Area S.F.
Existing Basement
746
Basement Addition
554.6
Remodeled Basement old garage)
598.5
Exis!jRg Main Floor
1344.5
Main Floor Addition
663
Upper Floor Addition
1344.5
Total
5721.7
New Garage
661.5
Total
6383.2
Main Floor Entry Porch
?
Main Floor Deck
662.8
Upper Floor Deck
661
Grand total
The above referenced project is in the process of plan review for compliance with
Edmonds ordinances and applicable codes. The following comments,
deficiencies/corrections must be addressed prior to completion of plans review and
subsequent issuance of permits.
Provide revised plans and calculations along with a written response to each of the items
listed below to facilitate a shorter back -check time.
SCOPE OF REVIEW
The scope of this review is for the Ordinance, Structural, V&IAQC, and Energy
requirements of this project.
All features were checked only to the extent allowed by the submittals provided. All
portions of this project are assumed to meet or will meet other departmental requirements,
conditions and concerns before permit approval.
Page 2 of 7
EECE#: EDM 07-51
Hashbarger Addition
General
1. Please clarify the discrepancy in the stated floor areas. The given `total' does not
appear to equal the sum of the floors.
Sheet A13:
2. Please update drawings to reflect the state adopted code. The UBC is not the
current state -adopted code at this time.
Sheet A05:
3. Please specify that the windows at the patio shall be safety glazing. R308.4
4. Please specify the required stair illumination. R303.6
5. Please note the required locations for the stair light activation on the drawings.
R303.6.1
6. Please clarify how the existing under floor ventilation will be maintained or at least
not be adversely affected by the new addition.
7. Please specify the required protection at the usable space under the stairs.
R311.2.2
8. Please clarify how the dryer will be vented to the outside.
9. Please add a smoke alarm giving access to the bedroom. It appears that the given
smoke alarm in the hallway does not have an unobstructed view/access of the
bedroom door. R313.2
10. Note 16: The Uniform Mechanical Code is not the current state adopted
mechanical code. Please 41revised note accordingly. WAC 5151
11. Please specify the required finish surface of the shower compartment, as required
by R307.2.
12. Please note on the drawings that any penetrations of the garage material shall be
protected by filling the opening around the penetrating item with approved material
to resist the free passage of flame and products of combustion. 8309.1.2
Page 3 of 7
EECE#: EDM 07-51
Hashbarger Addition
Sheet A07:
13. Please provide sheets A14 and A15 with the details, as called out on the drawings.
14. Please provide details at wall to roof deck intersection.
Sheet A08:
15. Please provide the required information for the construction of the winder stair
case. 8311.5.3, 8311.5.8
Sheet A09:
16. Please provide details for the interior guards.
17. Please provide guard rail details for the roof deck.
18. Please clarify the drainage of the roof deck.
19. Please clarify the weather protection (membrane, flashing, drainage, etc.) R903
20. Please provide details and product literature to justify that the glass bock will
support deck live load forces. 8301.5
21. Please provide the required testing and labeling for the glass block skylight.
8308.6.9
22. Please provide details to show how glass block skylight will be flashed to prevent
water intrusion.
23. Please provide details at wall to roof deck intersection.
24. Please note the window at the winder stair shall be safety glazing, or justify that
this is not required. R308.4
25. Please specify the window at the Master Bathroom tub to be safety glazed. R308.4
26. Please modify note #8 to specify waterproofing 72" high. 8307.2
Page 4 of 7
EECE4: EDM 0751
Hashbarger Addition
Sheet A 10:
27. Please clarify the ventilation for the roof framing. Nothing is shown at this time,
except for the V -notch called out on one detail, and the note stating "Ventilation
per plan". Clarify how the provided square area of the V -notch will meet the
square area of venting requirement.
28. Please specify the required slope of the roof.
Sheet Al 1:
29. Please clarify where Section AA is being cut on the plan.
30. Please provide detail at the steps between the different levels of the roof deck.
31. Please clarify the water-resistant siding attachment as specified by Table R703.4.
32. Detail A/A11: Please modify detail to require a 6" minimum distance for wood
siding, framing and plywood from the exterior ground. R319.1 item 2 and item 5.
STRUCTURAL COMMENTS
General
33. Please reference the details provided within the drawings.
34. Several structural details show bolts, joist hangers, hails, etc. in contact with
pressure treated wood. The new pressure treated lumber has been shown to be very
corrosive, with some of the treatments being 5times more corrosive than others.
Hot dipped galvanizing may not provide adequate protection for some of the
treatments being used. At present the industry is recommending a higher grade of
hot -dipped galvanizing as a minimum, with stainless steel being preferred.. Please
specify bolt, nailing, and joist hanger protection where these items are in contact
with pressure treated wood. It is recommended to specifically state as a minimum
to use triple zinc ZMAX (G185 per ASTM A653) Hot Dip Galvanize (ASTM
A123 for connectors and ASTM 153 for fasteners and anchors). Simpson T-
PTWOOD 1/06 expires 1/08. R319.3
35. Please add to the drawings, the correct required shear wall schedule per the
analysis. HN Lehtinen Engineering shear wall schedule does not appear to include
all the shear walls that are required. Please modify accordingly
36. Please note on the drawings that the shear wall nailing shall be staggered.
Page 5 of 7
EECE#: EDM 07.51
Hashbarger Addition
Sheet A13:
37. Please provide guard rail details to resist code required forces. 8301.5
Sheet A04:
38. 11A04: Please specify the required epoxy to be used.
39. Please specify the required connection of the W post to the footing.
40. Please provide details and analysis for the new exterior retaining wall that is being
installed.
41. Please clarify the size and the required reinforcing of the footing at the exterior
wall at the garage opening.
42. Please provide analysis that the existing foundation under the 77" tall wall will
support the additional forces incurred by the second story addition.
43. Please note special inspection required for the new reinforcing bars to be epoxyed
into the existing foundation.
Sheet A05:
44. Please provide the required information for the construction of the winder stair
case. 8311.5.3, 8311.5.8
Sheet A06:
45. Please specify the required connection of the TJI joists to the supporting beams.
Nothing is specified at this time.
46. Please provide analysis for the 3x10 pressure -treated ledger fastened to the house.
It appears that as noted this may not support the required forces.
47. From sheet A05, it appears that the overhang outside the Entertainment room
kitchenette is cantilevered. From A06, it appears that there is a wall below these
floor joists. Please clarify this discrepancy
48. Please specify the minimum garage door header required that is to be verified.
Page 6 of 7
EECE#: EDM 07-51
Hashbarger Addition
Sheet A.08:
49. Please specify the required hangers to be used for the typical floor joists.
50. Please specify the required hangers for the pressure -treated 2x10 deck joists.
51. Please note JB hangers are not approved to be used in contact with pressure -treated
lumber. Please modify hanger specification accordingly. Simpson Strong Tie
Corrosion Information
52. Please provide analysis for the ledger attachment with I/Z" thru-bolts at 32" on
center. Per check analysis, it does not appear that this will support the forces.
53. Please specify the required size of the timber strand. `XXX' is all that is currently
specified-
54.
pecifed.54. Please provide details for the connection of the wide -flange beam.
55. Please specify the required connection of the joists spanning over the PSL beam.
Sheet A11:
56. Detail A/Al 1: Please provide a 90 degree hook at the vertical reinforcing steel into
the footing.
57. Detail A/A11: Please specify the required reinforcing steel for the footing and the
foundation wall.
58. Please modify the plate washer to state 3"x3"x .229" R602.11.1
59. Please provide analysis for the deck framing to support the load of the floating
concrete tiles.
ENERGY CODE
60. Please specify in the drawings the required .R insulation values for the exterior
walls and ceilings.
VENTILATION & INDOOR AIR QUALITY CODE (V&IAQC)
61. Please specify the required fan in the Laundry Room
62. Please specify the required fan in the Master Bathroom.
63. Please clarify the size and location of the required whole house fan.
Page 7 of 7
EECE#: EDM 07-51
Hashbarger Addition
Additional corrections may be required following receipt of corrections and additional
information as requested.
Your plans are being reviewed concurrently with the Building Department, Fire
Department, Zoning Department and. Public Works Engineering. Changes, clarifications
or additional corrections may be required subsequent to the Building Department plan
review when comments are received from the other concerned departments.
Should you have any inquiries regarding this letter, please contact Hoyt Jeter at (360) 874-
0562 between 8:00 a.m. and 5:00 p.m.
By. '19/1
Hoyt Jeter, P.E.
President