2016-0420 Peterson remodel-addition - RA Fisher Arch.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May 10, 2016
TO: Richard Fisher
rafisher@richardafisher.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2016-0421
Project Address: 820 Maple Street
Project: Peterson remodel-addition
Scope: Interior remodel/convert portion of existing attic to habitable space/add
bathroom/add covered porch R-3 occupancy group V-B construction
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 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.
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 and from 8:30am-12pm on Wednesdays.
On sheet A2.0 Main Floor Plan:
1.Main Floor Plan
a.Indicate on the plans the required smoke alarm per IRC R314.
b.Indicate on the plans the required carbon monoxide alarm per IRC R315.
c.Clarify the representation of the door in the east wall of the Mud Room. It does not
appear to be noted as existing similar to that of the other doors and windows.
d.Indicate on the plans the required minimum beam to support the loads over the door
in the east wall of the Mud Room to guide proper review, construction, and
inspection.
On sheet A2.1 Upper Floor Plans:
2.Attic Plan
a.Clarify the indicated uses of the attic space. There does not appear to be a record
with the City of Edmonds or the Snohomish County Assessors Office of a permit to
convert the attic to habitable space. The additional heated floor area also requires the
selection of a proposed means to be used to develop additional energy efficiency
credits per Washington State Energy Code (WSEC) R406.2 that must be indicated on
the plans.
b.Provide as part of a complete submittal roof, attic floor, and upper floor framing
plans per the City of Edmonds Residential Addition/Remodel/Alteration Permit
Submittal Requirements. Of particular concern is the alteration of the existing
framing to accommodate the stairway and the conversion of the attic area to
habitable space and the corresponding change in live loads per IRC Table R301.5.
c.Indicate on the plans the required emergency escape and rescue opening per
International Residential Code (IRC) R310.1.
d.Indicate on the plans the required smoke alarm per IRC R314.
e.Indicate on the plans the required carbon monoxide alarm per IRC R315.
f.Clarify the representation of the windows in the walls of the Study, Exercise,
Bathroom, and Stair. They do not appear to be noted as existing similar to that
of the other doors and windows elsewhere on the plans.
g.Indicate on the plans the required minimum beams to support the loads over the
windows in the Study, Exercise, Bathroom, and Stair to guide proper review,
construction, and inspection.
h.Clarify the width of the mid-level stair landing. It does not appear to meet the width
requirements of IRC R311.7.6.
i.Indicate the required safety glazing for the window at the mid-level stair landing per
IRC R308.4.6.
3.Upper Floor Plan
a.Indicate on the plans the required smoke alarm in each sleeping room, and outside of
the sleeping area in the immediate vicinity of the bedrooms, per IRC R314.
b.Indicate on the plans the required carbon monoxide alarm outside of the sleeping
area in the immediate vicinity of the bedrooms per IRC R315.
c.Clarify the width of the mid-level stair landing. It does not appear to meet the width
requirements of IRC R311.7.6.
d.Indicate the required safety glazing for the window at the mid-level stair landing per
IRC R308.4.6.
e.Indicate on the plans the required minimum beam to support the loads over the
window in the Stair to guide proper review, construction, and inspection.
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