0507_001.pdfDATE:
TO:
FROM:
RE:
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425)771-0220
January 7, 2019
Robert Hartley
Eric Evensen, Plans Examiner
Plan Check: BLD2018-1635
Project Address: 24304 92" d 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
hip.hlighted 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:
/it
appears the existing work on the garage was constructed entirely without a permit.
Therefore, this review will be as if a new garage is being submitted for construction. All
submitted items should reflect the setback required by Planning.
Foundatii Plan: 1RNs
�✓I. Provide a dimensioned garage foundation plan, drawn to scale, and supporting details. f
Include the following: j(,�7►�1(L�-R4�.L `�
a. Perimeter concrete foundations walls with footings. PO-' r , 7
b. Spot footings where interior columns are proposed.
L ��'� R`L( = '�� r
c. Foundation details showing reinforcing.
Framing P n:
W. Provide a dimensioned garage framing plan, drawn to scale, and supporting details.
Include the following:
a. Roof/patio deck framing plan, with slope, joist and beam sizes, roof sheathing.
b. Post locations and sizes, with post base and post cap details.
c. Beam sizes for spanning garage door openings.
d. Location of braced walls, with holddowns and footings.
Structur Calculations:
Provide structural calculations for lateral design and for gravity load design of beams
with spans greater than 8 feet. Calculations must be stamped and signed by a
Washington State Licensed structural engineer.
Floor PI
Provide a dimensioned garage floor plan, drawn to scale. Include the following:
< Exterior garage walls.
V Doors and windows in the exterior garage walls.
A'/z" gypsum board on garage side of wall shared with the house.
Doors and windows from the garage to the house.
It. Columns in the garage.
Appliances proposed in the garage, if any, such as furnace, washer/dryer, or water
heater.
Fuel source for the proposed appliances in garage (gas, propane, oil, electric).
Plumbing fixtures for the proposed garage, such as utility sink or hose bibb.
Roof Plan
Provide a roof plan of the proposed garage drawn to scale. Include the following:
Proposed deck, deck seating/guardrail, and deck access stair.
Doors and windows of house adjacent to proposed garage roof/deck.
re' Direction of roof slope.
,d. Gutters and downspouts.
Exterior Elevations:
Provide four exterior elevations of the proposed garage drawn to scale. Include the
following:
Overall height.
Garage doors.
Man doors.
/eC• Windows.
X.` Roof deck.
/i Deck access stair.
< Deck built-in seating.
Trellises.
House beyond.
Wall Sec ions:
Provide a typical exterior wall section of the garage wall. Include and label the
following:
Footing, footing size, and footing drainage.
elf Foundation wall and wall thickness.
Wall studs and stud size.
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Wall sheathing.
Exterior finish.
Roof joists, size, and spacing.
.g! Roof sheathing.
% ta: Roof finish.
/Fire -Rated Construction:
Provide note on floor plan calling for 1/2" gypsum board on the garage side of the wall
shared with the existing house.
/6 Provide note on the building section calling for 5/8" gypsum board on the garage side of
the roof framing shared with the roof deck above.
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
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