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20071226152206.pdfo� rpo City of Edmonds PLAN REVIEW COMMENTS e`3s`r BUILDING DIVISION (425) 771-0220 DATE: December 26, 2007 TO: Shadykya Yakov yshadykya@yahoo.com FROM: Jenny Readwin, Plans Ex ine RE: Plan Check # 2007-1034 Project: Yarin Remodel/Addition Proj ect Address: 720 Melody Ln During re -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) 12/26/07 See attached additional comments. 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 hoytjeter@centurytel.net 360 874 0562 Fax 360 874 0591 To: Theresa Umbaugh 121 5th Ave N Edmonds, WA, 98020 Re: Yarin Addition 720 Melody Lane Edmonds, WA, 98020 2-1 Plan Review # 2007-1034 EECE # EDM 07-52 (2) Second Comment Letter Structure Stated Area S.F. xisting Basement 746 Basement Addition 554.6 Remodeled Basement old garage) 598.5 in Main Floor 1344.5 Floor Addition 663r rain Floor Addition 1344.5 l 5721.7 ew Gara e 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. Note; A written response was not submitted an how the first items were addressed. I did my best to CLnd throughout the set how each items was modified accordingly, but it was not clear and some items will be rewritten for clari acations. SCOPE OF REVIEW Page 2 of�, EECE#: EDM 07-52 (2) Yarin Addition 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. ORDINANCE COMMENTS Sheet A05: 1. 6. Please clarify how the existing underfloor ventilation will be maintained or at least not be adversely affected by the new addition. This appears not to be addressed at this time. Please clarify on the drawings how this will be corrected. 2. 8. Please clarify how the dryer will be vented to the outside. The duct terminations shall not be with in three feet of any opening. As drawing the duct will terminate with in three feet of an opening. Please modify the drawings accordingly. Sheet A09: 3. 16. Please provide details for the interior guards. This still has not been provided. Please provide this upon the response. 4. .17. Please provide guardrail details for the roof deck. This still has not been provided. Please provide this upon the response. 5. Please provide detail for the construction of the parapet wall. Nothing is provided except note parapet wall. Please provide detail to show code compliance. Sheet A10: 6. 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. This still appear not to be addressed at this time 7. Please clarify where the overflow drains and scupper are going to be used at the parapet wall. R903.4.1 Sheet Al 1: S. Please complete the reference call out shown on this sheet. It is blank. Page 3 ofO EECE#: EDM 07-52 (2) Yarin Addition 9. 30. Please provide detail at the steps between the different levels of the roof deck. It is not clear how this was addressed. Please clarify on the response. 10. 31. Please clarify the water-resistant siding attachment as specified by Table R703.4. This still has not been addressed at this time. 11. Detail B 11: Please note the vertical reinforcement steel shall have a 90 degree into the footing. This is not specified at this time. 12. 32. Detail A1A11: Please modify detail to require a 6" minimum distance far wood siding, framing and plywood from the exterior ground. R319.1 item 2 and item S. The detail now show siding with in 4"and the siding must be pressure tested. Please clearly note this on the drawings or modify accordingly. R319. Sheet A14: 13. Detail 19: Provide analysis for this connection. Sheet A15: 14. JB hangers are not approved to be used in contact with treated lumber. Please modify accordingly. STRUCTURAL COMMENTS General 15. 35. Please add to the drawings, the correct required shear wall schedule per the analysis. HN Lchtinen Engineering shear wall schedule does not appear to include all the shear walls that are required. Please modify accordingly. It is not clear how this has been modified on the drawings. Please clarify on the response. 16. 36. Please note on the drawings that the shear wall nailing shall be staggered. This has not been correct as required. Nailing that is 2" OIC is required to have a minimum size member of 3X and the nails shall be staggered. This should be clearly specified on the drawings. Pleases modify accordingly. IBC table 2306.4.1 Sheet A13: 17. 37. Please provide guardrail details to resist code required forces. R301.5. This still appears not to be addressed at this time. Please clarify on the response. ,Sheet A04: Page 4 of� EECE#: EDM 07-52 (2) Yarin Addition 18. Please specify the required post to base connections. Nothing is specified at this time. For example the (3) 2x6, or the 6x6. Please clearly modify the drawings accordingly. 19. 40. Please provide details and analysis for the new exterior retaining wall that is being installed. This still has not been provided at this time. 20. 47. Please clarify the size and the required reinforcing of the footing at the exterior wall at the garage opening. This still has not been modified accordingly to show what the required size of the footing will be and the reinforcement. 21. 42. Please provide analysis that the existing foundation under the 77" tall wall will support the additional forces incurred by the second story addition. This still has not been provided at this time. Sheet A05: 22. 44. Please provide the required information for the construction of the winder stair case. 8311.5.3, R311.5.8 This still has not been provided at this time. Please clarify where this information is provided clearly on the drawings. Sheet A06: 23. 45. Please specify the required connection of the TJI joists to the supporting beams. Nothing is specified at this time. This still has not been specified in order to complete the review. 24. 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. Analysis still not provided to justify. 25. Submit analysis sand detail for the roof deck guard. Nothing was provided in the response. This still has not been provided as requested. Please provide this information upon the next response. Sheet A08: 26. Please specify the required connections of the deck joist to the supporting5-114X14 PSL. Nothing is specified at this time. 27. 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 Page 5 of t EECE#: EDM 07-52 (2) Yarin Addition 28. 52. Please provide analysis for the ledger attachment with 1/ " thru-bolts at 32 " on center. Per check analysis, it does not appear that this will support the forces. Analysis was not submitted to justify the thru bolt support. Please submit this upon the response. All that was done was the spacing changed. 29. 55. Please specify the required connection of the joists spanning over the PSL beam. Nothing has been specified at this time. Please modify accordingly. 30. ADR, please provide detail for the attachment of the deck joist to the steel beam. How is the ledger being attached to the steel beam? Steel beam have flanges and a web in the center. Based off the notes this will not have enough support to support the design loads. Submit a detail and analysis at these locations. More information's is required to be submitted to show complete load path. This still has not been provided at this time. 31. The steel to wood post new detail states the following "HOLES FOR M BOLTS...." Please clarify what the ? is to stand for. 32. AOR, submit analysis for the PT 2x12 to support the concrete roof tiles and the required live loads. This was not submitted. Sheet Al 1: 33. 59. Please provide analysis for the deck framing to support the load of the floating concrete tiles. This still has not been submitted for review at this time. Sheet A14: 34. Detail 19: Please submit analysis for the ledger support. (Also the required hanger to be used) I believe this detail is not correct as drawn based off the required locations for this to be used. Please modify accordingly. 35. Detail 15: The detail is not per the adopted code but per the UBC. For example 20 pounds per linear feet does not meet the international codes as adopted by the state of Washington. Please modify the detail to be in compliance with the adopted code. 36. Detail 12: The code required the reinforcement steel to have a 90 degree hook Sheet Al 5: 37. Detail 3: The code required the reinforcement steel to have a 90 degree hook but the drawings show 180 degree. Either modify the detail to show standard hook or add reinforcement at the 135 degree hook. Page 6 of & EECE#: EDM 07-52 (2) Yarin Addition 38. Detail 6: The code required the reinforcement steel to have a 90 degree hook. 39. Please justify grade 40 steel to be used for the reinforcement as noted. ENERGY CODE No comments at this time VENTILATION & INDOOR AIR QUALITY CODE (V&IAQC) 40. 62. Please specify the required fan in the Master Bathroom. WSV&IAQC 302.2.1 41. 63. Please clarify the size and location of the required whole house fan. This appears still not to be addressed at this time. Sheet A05: 42. The fan duct shall not be with in three feet of any openings. Based off the revised drawing the fan duct will be with in this limit. Please modify accordingly. M1502.2 Sheet A07: 43. Please specify the required fan in the bathroom off the Foyer. WSV&IAQC 302.2.1 Sheet A09: 44. Please specify the required fan in the bathroom off bedrooms. WSV&IAQC 302.2.1 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. Lo Hoyt Jeter, P.E.