2018-0005 Cariaso SFR (SILA) - 190207.pdf
DATE: February 7, 2019
TO: Chris Reinhart
FROM: Eric Evensen, Plans Examiner
RE: Plan Check: BLD2018-0005
Project Address: 821 Walnut Str
Scope: Addition and Remodel to SFR, Garage, Grade/Fill 150 Yards, Phase 1 and
Phase 2. R-3 occupancy group – VB 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.
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.
Resubmittals must be made at the Development Services Department on the 2nd 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:
1. On Sheet A0.01, correct the north arrow of the Vicinity Map to point to sheet left.
2. On the drawings, indicate that the concrete foundation walls that retain earth and enclose
interior space shall be dampproofed, per IRC 406.1.
3. Indicate on the drawings a minimum of one egress door with clear width of not less than 32”
with the door open 90 degrees, per 2015 International Residential Code (IRC) 311.2.
4. Add a dimension on the drawings at hallway indicating the finish to finish width of a
hallway shall not be less than 3 feet, per IRC 311.6.
5. On the sheet A0.01, please provide a brief description of each of the three energy credit
options selected for the benefit of the general contractor and the building inspector.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 3
6. On the drawings, please indicate compliance of the additions with Section R502 of the 2015
Washington State Energy Code (WSEC):
a. Provide at least one programmable thermostat for each heating and cooling system.
Minimum requirement is a 5-2 programmable schedule (weekdays/weekends) per
WSEC R403.1.
b. Seal ducts, air handlers, and filter boxes per WSEC R403.3.2.
c. Test ducts for leaks in accordance with WSU RS-33 at rough-in and at
postconstruction per WSEC R403.3.4.
d. Insulate hot water piping to a minimum of R-6 per WSEC R403.4.
e. Whole-house mechanical ventilation system fan efficacy shall meet the requirements
of WSEC Table R403.1.
f. New lighting systems that are part of the addition shall have a minimum of 75-
percent of the lamps in permanently installed installations be high-efficacy lamps as
defined in WSEC R202.
7. On the drawings, please indicate compliance of parts of the existing building being altered
with Section R503 of the 2015 Washington State Energy Code (WSEC):
a. Provide building thermal insulation per WSEC Table R402.1.1.
b. Provide insulation for ceilings with attic spaces per WSEC R402.2.1.
c. Provide eave baffles in vented attics per WSEC R402.2.3.
d. Weatherstrip and seal access hatches and doors from conditioned space to
unconditioned spaces and provide baffle where loose insulation is used in the attic
per WSEC R402.2.4.
e. Install floor framing cavity insulation to be in permanent contact with the subfloor
above per WSEC R402.2.7.
f. Windows and sliding glass doors shall be tested and labeled per WSEC R402.4.3 to
have an air infiltration rate no less than 0.3 cfm per square foot and swinging doors
no more than 0.5 cfm per square foot.
g. Open combustion air openings for appliances shall comply with WSEC R402.4.4.
8. On the drawings, please indicate the location of the tankless gas water heater and the gas
furnace referenced on the permit application.
9. On the drawings, please call out a range hood in the kitchen, and indicate exhaust fans with
100 cfm in the kitchen, and 50 cfm in each bathroom, toilet room, and laundry room, per
IRC Table M1507.4.
10. Be advised that the project will bring the total water supply fixture units (WSFU) of the
completed project beyond the capacity of a 3/4” meter and street service at any pressure per
Uniform Plumbing Code (UPC) Table 610.4. Building supply and branches would exceed
1” piping.
11. In addition to listing the requirement in the notes, please indicate the location of each for CO
alarm and fire alarm on the plans for the benefit of the general contractor and the building
inspector.
12. On each of the bathtubs in the project, please indicate the drain and shower head as needed.
Page 3 of 3
13. On the drawings, indicate safety glazing at the following hazardous locations per IRC 308.4:
a. Lower Level: Window to the northernmost Toilet
b. Upper Level: Windows on either side of Door 111 and both of the windows in the
northernmost Toilet.
14. Several conflicts exist between the submitted architectural floor plans and the exterior
elevations.
a. Lower Level: location of the exterior door in the corner bedroom and location of the
window in the second bedroom.
b. Upper Level: width of window from Toilet overlooking deck.
15. Several conflicts exist between the submitted architectural plans and the structural framing
plans.
a. Lower Level Floor Plan A2.02/Upper Floor Framing Plan S1.03:
- location of the exterior door in the corner bedroom
- location of the exterior window in the second bedroom.
b. Upper Level Floor Plan A2.03/Roof Plan S1.05:
- location of the exterior double door at Deck.
- location of the two windows at interior stair.
- location of exterior opening in line with west wall of interior stair.
- location of window from Living in line with east wall of interior stair.
- location of window from Toilet overlooking Deck.
- location of window in middle bedroom.
- location of the two windows from Living on south wall.
- width of window from south corner bedroom on south wall.
- width of structure from east to west.
- location of chimney.
c. Roof Plan A2.04/Roof Plan S1.05:
- ridge line is shown in different locations.
16. Provide architect’s signature on Sheets S1.0 and S1.05.
Please be aware that once the above corrections are made, subsequent city review may identify
further corrections. Please let me know if I can be of any additional assistance.
Eric Evensen