2017-1083 Tipyasothi alteration.pdfCity of Edmonds
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PLAN REVIEW COMMENTS
. ..... BUILDING DIVISION
(425) 771-0220
DATE: August 2l't 2017
TO: Ay-Chiung Liu
qy-chiung.lkgabbertachitects.com
FROM: Eric Carter, Plans Examiner
RE: Plan Check: BLD2017-1037
Project Address: 7317 Lake Ballinger Way
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 chan2es 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:
General:
1. With review of the provided topographical survey, the proposed property is located
below the "Base Flood Elevation" of 286.14 as based on NAVD88.
C. R322.1, General, is hereby amended as follows:
A2.0
Buildings and structures constructed in whole or in part in flood hazard areas (including A or V Zones) as
established in Table R301.2(l) shall be designed and constructed in accordance with the provisions
contained in this section. Construction or reconstruction of residential structures is prohibited within
designated floodways, except for (i) repairs, reconstruction, or improvements to a structure which do not
increase the ground floor area; and (ii) repairs, reconstruction or improvements to a structure, the cost of
which does not exceed 50 percent of the market value of the structure either, (A) before the repair, or
reconstruction is started, or (B) if the structure has been damaged, and is being restored, before the
damage occurred. Any project for improvement of a structure to correct existing violations of State or local
health, sanitary, or safety code specifications which have been identified by the local code enforcement
official and which are the minimum necessary to assure safe living conditions, or to structures identified as
historic places, may be excluded from the 50 percent calculation.
In order to verify that your project does not meet this threshold, the following must be
provided to the city:
a. A cost breakdown showing the demolition is less than 50% of the replacement cost of
the building.
b. Distinguish clearly on the plans which portions of the building are to be retained as
existing and which are new, in order to establish a design that clearly demonstrates the
level of demolition as laid out in the cost breakdown. Please contact me if you need
further clarification on this issue.
c. Please see the attached worksheet, if this is the method you choose, please complete, and
return with your resubmittal.
2. R314.3, Smoke alarms are required to be installed and interconnected, outside each
separate sleeping area, each level of the dwelling, and each sleeping room. Please
indicate the locations of the smoke detectors on the plans.
3. R3015.3, Carbon Monoxide detectors are required to be installed and interconnected
outside each sleeping area and each level of the home. Please indicate on the plans.
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4. R1507.4, Local exhaust is required to be installed in each bathroom, kitchen, water
closet, and laundry. Please indicate the location and CFM rating of each individual fan
on the plans.
5. The plan references the removal of a beam along the plan right portion of the structure.
Structural details have not been provided with this submittal. Please provide a roof
framing plan and structural calculations.
Please let me know if I can be of any additional assistance.
Eric Carter
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