20071030081410.pdfInc.1$9,3
CITY OF EDMONDS
121 STH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221
Website: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
October 30, 2007
Poppi Handy, AIA
e-mail poppihand nyahoo.com
RE: Plan Check # 2007-0725
Peschl Addiltion/Renaodel
275 4t'' Ave S, Edmonds
Dear Ms. Handy:
GARY HAAKENSON
MAYOR
Please respond to the enclosed comments from Ann Bullis and Jen Machuga regarding
your building application. We will also need either a contractor's bid or list of materials
to value your project. The City cannot continue to process your application until you
fully respond to all of the noted items.
Sincerely,
arie�I��rr�son
Senior Permit Coordinator
Cc: File
L1Temp1DST'slMaster Letters\Pls Respond
• Incorporated August 11, 1890 •
Sister City - Hekinan, Japan
of E1 City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsr 1 g9° (425) 771-0220
DATE: August 7, 2007
TO: Poppi Handy, AIA
E-mail: poppihandy@yahoo.com
FROM: Ann Bullis, Assistant Building Official
RE: Revision to Permit #2007-0725
Project: Petschl Addition/Remodel
Project Address: 275 4th Ave S.
During review of the proposed plans for the above noted project, it was found that the following
information, clarifications or changes are needed. Provide written responses to each comment and
where changes can be found on the plans. Please resubmit to Marie Harrison, Permit Coordinator.
1. List the following codes and editions on the coversheet of the plans:
a. 2006 international Building Code (including Accessibility) with State Amendments
b. 2006 International Mechanical Code (including International Fuel Gas Code) with
State Amendments
c. 2006 International Fire Code with State Amendments
d. 2006 Uniform Plumbing Code with State Amendments
e. 2006 Washington State Energy Code (WAC 5 1 -11)
f. 2006 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
g. Edmonds Community Development Code
2. Sheet A5.2 is missing from both sets of plans. Please provide 2 copies for review with the
resubmittal. Since this sheet appears to contain all of the fire resistive construction information,
review of these items will wait until the resubmittal.
3. Submit a reduced site plan (no larger than 8 %z x 14) at scale 1 "=20' or larger. The one
submitted is too small and will not microfilm well.
4. On the site plan, clarify (with labeling) which stairways are existing to remain, and which will
be removed or replaced.
5. Note under General Information on the coversheet that the occupancy of the garage is U.
6. Disregard Fire Marshal comments regarding fire sprinkler and fire alarm systems. The fire
sprinkler system is required throughout the building (IBC 903.2.7). The current code requires.
that an automatic fire sprinkler system (NFPA 13-R) be installed throughout a building
containing an R2 occupancy. Since the addition is expanding the existing R2 occupancy, the
sprinkler system is required. The fire alarm system is required for monitoring purposes (IBC
903.4). Please contact the Fire Marshal if you have questions regarding the sprinkler or fire
alarm systems. Revise note 17 on Sheet T1.0 that the sprinkler system must meet NFPA-13R
and that a dire alarm system for monitoring is required.
7. Revise note 16 to reference the City of Edmonds and clearly list all separate permit and deferred
submittals such as Fire Sprinkler, Fire Alarm, State Electrical, State Elevator, Mechanical,
Plumbing, Structural Shop Drawings, etc. See City handouts for submittal requirements.
8. Revised fire sprinkler and fire alarm notes under General Information on Sheet T 1.0 to show
that they are required.
9. On the floor plans, show the location of the fire sprinkler room and fire alarm panel.
10. The fire connection permit is required to be reviewed and issued with the main building permit.
See enclosed City handout for minimum submittal requirements for the fire connection permit
application.
11. Clearly show that the dwelling unit meets TBC 113C 1019.2 #1 for Buildings with One Exit.
Dimension the travel distance on the floor plans
12. Provide occupant load calculations for each floor, unit 4, and total for the building.
13. Provide opening percentage calculations for the upper floor on both sides, since existing side
yards are 10 feet or less (openings includes windows, doors, duct outlets, and the open side of
the deck). IBC 704.8
14. New or altered exterior walls less than 10 feet to the property line must be 1 -hour fire rated
(exposure to fire from the inside only per TBC 704.5). Provide listed and tested 1 -hour exterior
wall assembly and cross-reference where it applies on the plans. IBC 602
15. Revised note 4 on the window schedule to note that the fresh air port is required in each
habitable space as part of the whole house ventilation system (State VIAQ 302). Also, show
location of whole house exhaust fan and cfm.
16. On the floor plan, dimension the width of the stairways
17. Gas fireplaces in sleeping rooms and bathroom must be direct vent.
I8. The window adjacent to the tub in the master bath must be safety glazed.
19. Show vent openings in the blocking for details on Sheet A3.2.
20. Provide deck guard construction detail.
21. A 50 cfm exhaust fan is required at the laundry room.
22. The dwelling unit with the addition (appears to be Unit 4 but needs to be labeled on the plans)
must be a Type B accessible unit (IBC 3409.5) --- both levels. Provide/revised dimensions and
details to show compliance on the plans with ICC/ANSI Al 17.1 Section 1004. Revise
accessibility note under General Information on Sheet T1.0.
23. Provide manufacturer's installation instructions and structural requirements for the proposed
elevator.
24. A solid core or 20 minute rated door is required at the elevator opening to the garage to
complete the fire separation.
25. Caution on required plumbing venting of the island sink. A loop vent will be required per UPC
909.0. No air admittance valves will be permitted.
26. Structural calculations (lateral and gravity) were not submitted for review. Structural review
will wait until the resubmittal.
27. Special inspections will be determined during the structural review.
Page 2 of 2
<n_ CITY OF EDMONDS • 121 5rh AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 - FAX: 425.771.0221 • WEB: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • ENGINEERING • BUILDING
August 15, 2007
Poppi Handy, AIA
Email: poppihandy@yahoo.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2007-0725
PETSCHL ADDITION/REMODEL AT 275 — 4 T AVENUE SOUTH
Dear Ms. Handy:
I have reviewed the above building permit application for the Planning Division and it was found that
the following information, corrections, or clarifications will need to be addressed before review can
continue:
Setbacks: The minimum required side setback for the RM -1.5 zone is 10 feet. The site plan
for your proposal shows 7 -foot existing side setbacks from the northern and southern property
lines. Pursuant to ECDC 17.40.020.8, although the existing building does not meet the
minimum required 10 -foot side setbacks, all new additions must meet these setbacks.
Therefore, the proposed upper level addition must be cut back so that it meets the minimum
required 10 -foot side setbacks from the northern and southern property lines. Please update
your site plan and building plans to reflect this change. Note that per Interpretations File No.
2006-1, "Enclosing an existing carport by turning it into a garage is a legal activity that
complies with the City's nonconforming rules." Therefore, the existing side setbacks may be
maintained for the conversion of the carport into a garage.
2. Height Calculations: It was noted that you are not proposing to increase the height of the
existing structure. However, pursuant to ECDC 17.40.020.13, if the existing structure is above
the maximum allowed height for the RM -1.5 zone, the addition will need to be lower in height
so that it meets the maximum allowed height for the zone. Please provide height calculations
on your site plan to show that the height of the addition is less than 25 feet in height over
original grade. The City's height calculation handout is enclosed for your reference.
Design Review: Since your proposed project is open to exterior view and is increasing the
square footage of the existing building, the proposal is subject to the design review
requirements of ECDC 20.10. The elevation drawings submitted with your building permit
application will be sufficient for staff to conduct design review on your project. Please note
that the required $100 design review fee has been added to your building permit application and
will be due when the permit is issued. There is no need to respond to this item; it is included for
informational purposes only.
Please submit three copies of the updated site plan (at least one copy must be reduced in size) and only
two copies of any affected sheets of the building plans. Please make all submittals to a Development
Services Permit Coordinator, Monday through Friday, 9:00 am to noon or 1:00 pm to 4:00 pm. If you
have any questions, feel free to contact the at (425) 771-0220, ext. 1224. 1 look forward to working
with you on this project.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Planner