2017-0662 Nishiwaki Alteration.pdfCity of Edmonds
OV EDAI 0
PLAN REVIEW COMMENTS
. ..... BUILDING DIVISION
(425) 771-0220
DATE: June 1, 2017
TO: Homero Nishiwaki
HomerokLN-ARC.com
FROM: Eric Carter, Plans Examiner
RE: Plan Check: BLD2017-0662
Project Address: 23615 96th PL W
Scope: Alteration / Single Family Dwelling, — R-3/U occupancy group — V-B
construction— mechanical and plumbing included
Please be advised that the building plans for the above referenced project have been disapproved
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 needed. Reviews 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
hi2hli2hted chanus can be found on the revised plans, have been submitted to a Permit
Coordinator.
Resubmittals must be made at the Development Services Department on the 2 d Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
This building plan review cannot be completed until we receive the following items:
Sheet A- 1:
1. 2012 code references are mentioned in multiple areas of the notes. Please change the
outdated code references to the applicable 2015 codes.
Sheet A2:
2. The proposed bathroom, north of the kitchen requires a local exhaust fan. Please indicate
a local exhaust fan with a minimum of 50CFM on the plans.
Sheet A3:
3. The proposed double 2x8 header supporting the roof load over the new double doors to
the deck appears to be over spanned. Without clarification, it is assumed that these 2x8's
are HF #2. Please clarify header species or upsize header to accommodate anticipated
loads.
4. It appears from detail I/A4 the roof is "stick framed". With conventional stick framed
construction there is generally an intermediate brace that transfers roof load to the
ceiling joist. Without clarification of the roof assembly's construction, I am unable to
verify the triple 2x12 beam that is proposed is adequate. Please add to the plans the
species and grade of the beam as well as the any clarification of the roof structure
construction.
5. It appears that the new triple 2x8 beam over the proposed bathroom is extremely
overstressed for the anticipated loads. Please clarify and change on the plans.
Furthermore; verify the existing structure will accommodate the anticipated loads and
indicate on the plans the size of the supporting foundation.
Sheet 4:
6. Detail 6 indicates a 2x8 deck ledger with 1/2"x5" lags bolts 32' O.C. used as attachment.
The anticipated loads exceed the allowed values of 1/2" lag bolt of the proposed spacing.
Furthermore; the lag bolts must be installed in compliance with IRC 507.2.1 (1), which
requires the bolts to be staggered. Please change on the plans.
Page 2 of 3
Page 3 of 3