2018-1080 Hartley SFR (HARTLEY) - 190117.pdf
DATE: January 17, 2019
TO: Robin Hartley
FROM: Eric Evensen, Plans Examiner
RE: Plan Check: BLD2018-1080
Project Address: 24304 92nd Ave W
Scope: Remodel – Garage Only, VB construction, Plumbing and Mechanical
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
highlighted changes 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 2nd 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:
Permit:
1. It is understood that revisions to the garage and roof deck would be handled separately
under permit BLD2018-1635.
2. All originally approved plan sheets appear to be replaced by the new revised sheets.
Please transfer all relevant details, notes and callout to new sheets (i.e. furnace, water
heater, smoke detectors, exhaust fans, window sizes, header sizes, etc.)
Basement Plan:
3. An existing (2) 2x6 beam is called out as spanning north-south across the open west wall
of the Family Room on the existing plan, however the existing jambs that support each
end of that beam are shown removed on the new plan. Please clarify on the plans how
the existing (2) 2x6 beam would be supported.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 2
4. An existing wall is shown on the west side of the Workshop, however roughly six feet of
the wall is shown removed on the new plan. Detail 6 of the details sheet calls out an
existing (2) 2x6 Beam and the two new transfer beams above to support where the wall
will be removed. Please clarify on the plans that each of the beams is a new beam and
indicate how each would be supported. It appears that the new (2)2x6 beam is
undersized to carry the new load from the transfer beam in addition to the floor loads
from the Dining Room and Living Room above.
5. On the west side of the existing Workshop, about four feet of the wall is shown removed
on the new plan. While not shown, existing supporting framing is likely to be
supporting the point load above from the south end of the existing opening between
Living Room and Dining Room. This part of the existing basement wall is being
removed. Please clarify on the plans how this vertical framing member will be
supported.
6. On the west side of the existing Workshop, about six feet from the exterior south wall,
the point load on the existing supporting framing is going to increase. Instead of
supporting only the point load above from the north end of the existing opening
between Living Room and Dining Room, it will also support the new point load above
from the new adjacent opening. See Section 5 on the Sections sheet. Please clarify on
the plans how this how these two adjacent vertical framing members will be supported.
First Floor Plan:
7. A new deck is shown on the drawings. Would you like it to be included with this
permit? If so, we’ll need the following information:
a. Height of deck above ground. Uncovered decks not exceeding 200 square feet in
area that are not more than thirty (30) inches above grade at any point and do not
serve the required exit door are exempt from Residential Permits.
b. If above thirty (30) inches, deck design and details including a guard, framing plan,
connection to the house, posts, footing, stairs, and railings in compliance with the
2015 International Residential Code (IRC).
c. A revised plan site plan, showing extent of deck and stairs.
d. Or, in lieu of providing items b and c at this time, constructing the deck could be by
separate permit.
8. Indicate (2) 2 x 12 header in two places at kitchen instead of 2 x 12.
Please be aware that once the above corrections are made, subsequent city review may identify
further corrections. Please let me know if I can be of any additional assistance.
Eric Evensen