2018-0455 Berdine-Bayson Remodel.pdfOV EDAI 0
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE:
April 16,2018
TO:
Erik de Los Reyes
FROM:
Eric Carter, Plans Examiner
RE: Plan Check: BLD2018-0455
Project Address: 18824 Soundview Place
Scope: Alteration, SFR, VB construction, Plumbing and Mechanical 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, includin2 a
written response in itemized letter format indicating where the 'clouded' or otherwise
hi2hli2hted chan2es 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 d 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:
General:
The proposed plans indicate more than 500 square feet of space being converted from
"unconditioned" to "conditioned". Once the 500 square foot threshold has been
exceeded, a whole house ventilation system in accordance with M 15 07.3 is required.
Please indicate the new or existing provisions that comply with 2015 IRC M 1507.3 on
the plans.
Page A2.4:
2. A local exhaust fan is required at the new laundry room but does not appear to have been
indicated. Please add a local exhaust fan with a minimum of 50 CFM to the plans.
3. A smoke detector is required outside each sleeping area. Please indicate a smoke
detector within the immediate vicinity of the sleeping areas on the plans.
A2.5:
S2.2:
4. The plans indicate that at the mechanical room, the closet off the wine niche and the
unfinished storage room will be " unconditioned". If these rooms are not to be heated,
the doors to those spaces must be sealed in accordance with Washington State Energy
Code R402.2.4. Please clarify and indicate on the plans.
5. A smoke detector is required outside each sleeping area. Please indicate a smoke
detector within the immediate vicinity of the sleeping areas on the plans.
6. The windows located along the walking surface of the new deck will be required to be
safety glazed if they are considered to be in a "hazardous location" as determined with
IRC R308.4.3. Please clarify if the windows along the walking surface of the new deck
are to be safety glazed on the plans.
7. The proposed 2xl 0 deck joists are over spanned for the intended loads. When sizing
your deck joists, you will need to take into account the Washington State amendment of
60PSF of "live load" as well as incising and wet service factors. Please revise the joist
size or spacing on the plans.
Please let me know if I can be of any additional assistance.
Eric Carter
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