2015-1360 Dack addition-remodel - Fosmore.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: January 15, 2016
TO: Wally Fosmore
wallyf@fosmoreconstruction.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-1360
Project Address: 850 North Stream Lane
Project: Dack addition-remodel
Scope: Addition and remodel of single family residence R-3/U occupancy groups
V-B construction NFPA sprinkler system not required mechanical and plumbing
included
disapproved
Please be advised that the building plans for the above referenced project have been
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 neededReviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter.
A complete review cannot be performed until the revised plans/documents, including a
written response indicating where the clouded or otherwise highlighted changes can be
found on the revised plans, have been submitted to a Permit Coordinator.
nd
Resubmittals must be made at the Development Services Department on the 2
Floor of City
Hall. Permit Center hours are M, T, Th, & F from 8am-4:30pm. The Permit Center is closed
on Wednesdays.
On the Residential Building Permit Application Form A:
1.Scope of Work Clarify the difference in the indicated scope of work and of that
represented on the provided architectural drawings. The submitted construction documents
should consistently detail the proposed work.
2.Plumbing Fixture Count - Clarify the difference in the number of the following items listed
and that of those represented on the provided architectural drawings. The amounts should
consistently reflect the number to be added/altered and is required to properly determine the
plumbing portion of the permit fees.
a.Plumbing Fixture Count Water Closet (Toilet)
b.Plumbing Fixture Count Sink
c.Plumbing Fixture Count Tub/Shower
In the Environmentally Critical Areas Study & Buffer Mitigation Plan:
3.Project Description - Clarify the difference in the indicated scope of work and of that
represented on the provided architectural drawings.
General Notes:
4.Provide as part of a complete permit submittal an Existing Floor Plan per the City of
Edmonds Residential Addition/Remodel/Alteration Permit Submittal Requirements. It is
difficult to assess the extent and effect of the proposed work without knowing the existing
configuration of the structure. In addition to the indicated use of each of the spaces, it
should include the locations of the interior/exterior walls and the openings in them.
5.Indicate on the plans the required energy credits to be selected per Washington State Energy
Code (WSEC) R406.
On sheet 2 Floor Plan:
6.Floor Plan Indicate on the plans the required carbon monoxide alarm outside of each
sleeping area in the immediate vicinity of the bedrooms and on each level per International
Residential Code (IRC) R315.
On sheet 3 Foundation Plan:
7.Foundation Plan Clarify the difference in the indicated built-up beam and of that
specified on sheet 4 Framing Plan and on sheet 5 Section View.
On sheet 4 Framing Plan:
8.Framing Plan
a.Indicate on the plans the minimum required attachment of the (2)2x10 joist below
the west exterior wall of the Kitchen addition to the built-up beam to guide proper
review, installation, and inspection.
b.Indicate on the plans the minimum required attachment to support the east end of the
built-up beam.
c.Indicate on the plans the proposed construction required to mitigate the removal of
the existing exterior walls supported by the foundation and transfer the lateral loads
from the floor diaphragm of the addition to the foundation.
On sheet 5 Section View:
9.Section View
a.Clarify the proposed R-Value of the attic insulation. It does not appear to comply
with that required per WSEC Table 402.1.1.
b.Clarify the proposed R-Value of the floor insulation. It does not appear to comply
with that required per WSEC Table 402.1.1.
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