2017-0352 Petschel.pdfOV EDAf
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St. I
Citv of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 11, 2017
TO: Larry K Cross
Icross@cross2dg.com
FROM: Eric Carter, Plans Examiner
RE: Plan Check: BLD2017-0352
Project Address: 751 Northstream Lane
Scope: Remodel / Addition of single family dwelling — R-3/u occupancy group —
V-B construction— mechanical and plumbing 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 indicatin where the 'clouded' or otherwise
hil!hlil!hted 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 2 nd 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:
The construction project involves demolition of a significant portion of the existing structure. Please
be aware that structures that are demolished to the level that meets or exceeds 75% of the
replacement cost of the structure will not be allowed by city code to be rebuilt except to full -on
standards for new construction. Reference Edmonds Community Development Code section
17.40.020(F). In order to verify that your project does not meet this threshold, the following must be
provided to the city:
a. A cost breakdown showing the demolition is less than 75% of the replacement cost of the building.
b. Distinguish clearly on the plans which portions of the building are to be retained as existing and
which are new, in order to establish a design that clearly demonstrates the level of demolition as laid
out in the cost breakdown. Please contact me if you need further clarification on this issue.
c. Please the attached worksheet, if this is the method you choose, please complete, and return with
your resubmittal.
2. Please indicate on the plans, the path of compliance to the Washington State Energy Code
(WSEC) regarding the energy credits required for an addition per Table 406.2.
3. Please indicate on the plans how the requirements regarding whole -house ventilation will be
achieved per IRC M 15 07.3.
4. Local exhaust fans within bathrooms, laundry rooms and kitchens are required per IRC
M 15 07.4. Please indicate in the plans the location and CFM -
This plan appears to have provisions for an Accessory Dwelling Unit on the lower level, if
that is your intention, you will need to indicate on the plans on how you intend to separate the
dwellings per IRC 302.3 or have interconnected smoke and carbon monoxide alarms.
Additionally both dwellings must have independant ventilation, plumbing, and electrical
systems.
6. Plan notes on pages A2.01 — 2.03 have IBC references, this structure will be reviewed using
2015 IRC codes. Please remove the IBC references and update with applicable IRC standards.
7. Notes on A3.01 and A3.02 appear to have IBC and or outdated code references. Please change
and or update the applicable notes to reflect 2015 IRC codes.
8. The plan sets have the verb age "preliminary not for construction", please remove this from
the side bar to avoid confusion with field personnel as the resubmittals have the ability to be
the "Approved" set of plans.
9. The project notes on page CS1.01 reference a construction type of VA (1hour) construction.
Is this the intended method of construction? Please clarify or change on the plans.
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