20071213094710.pdfor EDS City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
�sr 1g90 (425) 771-0220
DATE: December 13, 2007
TO: Prestige Builders, Inc.
prestigebuilders@comcast.net
FROM: Jenny Readwin, Plans Ex ine
RE: Plan Check # 2007-1175
Project: Hovik addition/remodel
Proj ect Address: 1103 12t' Ave N.
During 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) Please add the following information to the site plan.
■ Label deck and covered porch as existing.
• Swimming pools must be completely surrounded by a substantial fence at least six feet in
height, no openings greater than 2" and self-closing, self -latching gates with inside lock
inaccessible to children is required. Per ECDC19.00.005(C)(7)(C) any swimming pool not
presently fenced complying with these requirements must be upgraded. Please show
complying fence on the site plan and specify if existing or proposed.
You may redline plans or resubmit three. (3) new site plans scaled no smaller than 1"=20' and
one on paper no larger than 8 %2" x 14".
2) Show how island sink will be vented through the roof or with a loop vent as permitted by UPC
909.0 -Air admittance valves are not permitted unless first approved by the Building Official
under and alternate method per UPC 301.2.
3) Note garage/dwelling separation on plans. Minimum %2" sheetrock required on garage side of
wall and 5/8" type X on the ceiling when there is habitable space above and minimum 20 minute
rated or 13/8" solid core door.
4) 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 I
360 874 0562
Fax 360 874 0591
To: Marie Harrison
121 5th Ave. N r
Edmonds, WA 98020
Re: Hovik Addition
1103 12th Ave N. `T
Edmonds, WA 98020
Plan Review # 2007-1175 EECE # EDM 07-78
Plan review number 1
Structure Stated Area
S.F.
Existing
3484
New Added
157
otal
3641.
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.
SCOPE OF REVIEW
The scope of this review is for the Structural, ordinance, ventilations and indoor air
quality, and energy code 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.
Page 2 of 4
Plan Review Number 01
EECE#: EDM 07-78
Hovik Addition
STRUCTURAL COMMENTS
Sheet 1: Plot flan
1. Please add the shear schedule to the plans as noted in the general notes.
2. EOR, please clarify where the horizontal floor diaphragm nailing requirements are
specified on the drawings. I was unable to determine this from the drawings
submitted.
Sheet 2: Existing Basement Plan and purposed changes
3. EOR, please specify the required post to beam connections. For example, the 5-
1/8X12 GLB to the supporting post. All that is noted is the post size. I was unable
to find where this was specified.
4. EOR, please provide analysis for the ledger attached to the house to support the
design loads. ( Note nails can not be used for ledgers connections for withdrawal)
5. Please provide section B as noted on this sheet. I was unable to find where this was
specified on the drawings.
6. Please provide sections at the 2 -car Garage. It is not clear how this is being build as
noted on this sheet.
7. EOR, please provide a detail at the 3-112X9-1/4 PSL at the family room additions.
It is not clear if the beams is below the 2x10 or in the same plane and hangers are
required. Please add a detail at these locations.
8. EOR, please specify the required connection of the diagonal DBL 2X10 to the
supporting members. Nothing is specified at this time.
9. EOR please clarify the connection of the 6X8 to the 4X10 header beam over the
window.
10. EOR, please specify the required connections of the 6X8 beam (over the pool
equipment). Nothing is specified at this time.
11. EOR, please specify the required connections of the 2x6 joist (over the pool
equipment). Nothing is specified at this time
Sheet 5: Elevations
12. EOR, please provide information for the new brick veneer connection on the
drawings. Nothing was specified at this time.
Page 3 of 4
Plan Review Number 01
EECE#: EDM 07-78
Hovik Addition
Sheet 7: Construction Details
13. Please specify the required joist hanger to be used for the details. All that is noted
is joist hanger with the actual one to use. Please modify accordingly.
14. EOR, please justify the nail spacing to be 6" OIC. Based off the analysis submitted
the nails should be 6" OIC and not 6' OIC. Please modify accordingly.
15. EOR, please modify the shear wall nailing schedule to state single 3X member
required for nails spacing of 2" OIC and the nails shall be staggered. Double 2X
member is not allowed to be used for 2" OIC. IBC table 2306.4.1 footnote e.
Ordinance Comments
General
16. AOR, please give a break down of the new and existing portion of the house total
area.
Sheet 2: Existing Basement Plan and Proposed changes
17. AOR please specify the door that is being used to separate the residence from the
garage. R309.1
18. AOR, please note on the drawings that penetrations through the garage and main
house shall be protected by filling the opening around the penetrations with
approved material to resist free passage of flame and product of combustions. With
the appliance in the garage there will be penetrations. R309.1.2
19. AOR, please add to the drawing a method to protect the hot water heater and gas
furnace for impact when located in the garage. M1307.3.1
20. AOR, please note on the drawing the required seismic anchorage strapping of the
appliances. M1307.2
Sheet 4: Main Floor Plan with Proposed Changes
21. Please show locations of all smoke alarms on the drawings. This is required to be
shown in all code required places. That is one in each sleeping room and on giving
access to each sleeping room.. Please modify drawings accordingly. R313
22. Please justify the NE bedroom window meets the egress requirements. This is
required to meet egress if the existing window does not. Please modify
accordingly. R310
Page 4 of 4
Plan Review Number 01
EECE#: EDM 07-78
Hovik Addition
23. Please not on the drawing that the tile in the bathtub shall not be less then 6 feet.
R307.2
24. Please note the locations of the light activations. This is required to be placed at the
bottom and top of the stairs. Please modify the drawings accordingly. R303.6.1
25. 1 can not tell from the drawing the height of the window at the deck and they may
required to be tempered. Please noted tempered or justify on the drawings not
required. R308.4
26. Please provide guard detail for the deck framing. If the exiting guard does not meet
the guar provisions this should be modified. Please note the code required guard
requirement to be field verify on the drawings. R312
Energy Comments
General
27. Please specify the required U value to be used for the new windows being added.
The energy code has modified the window U values and this must be used for the
remodel if using prescriptive methods. WSEC table 6-1
Ventilation and indoor air quality Comments
Sheet 4: Main Floor Plan with Proposed Changes
28. Please specify the required fan size in the new kitchen.
29. Please specify the required fan size in the new bathroom.
30. Please specify the required fan size in the new master bathroom.
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.
By:
Hoyt Jeter, P.E.
President