2018-0598 Bussard addition (2).pdf
DATE: July 17, 2018
TO: Fosmore Construction
Waldo Fosmore
FROM: Eric Carter, Plans Examiner
RE: Plan Check: BLD2018-0598
Project Address: 831 Caspers ST
Scope: Addition, 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, 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.
During the cursory review the following items were noted.
General:
1. RECONCILED The City of Edmonds requires plans with load carrying members 8’
and longer to have structural calculations provided for review. Please include two sets of
gravity calculations.
2. It is unclear how the lateral considerations for both wind and seismic will be
accomplished. If you intend to provide a prescriptive design in accordance with section
602.10 of the 2015 International Residential Code, please indicate which method(s) and
code sections on the plans. If you intend to have the Washington State licensed Engineer
create a design, please provide two sets of stamped calculations.
It is understood that the you would like to use the prescriptive methods as described in
section R602.10 of the 2015 IRC. Unfortunately, it is unclear which method 3A complies
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
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with. Please identify which codes sections and type of bracing to be used as identified in
table 602.10.4 and which code section the elected bracing is to require to comply with.
Please consult the entire section as there are very specific minimum dimensions and
maximum spacing that braced walls must comply with. The bracing must also take into
consideration the effect in which the addition will have on the existing structure. If the
method of bracing requires specific hold downs or anchors, also include those on the
plans.
3. RECONCILED As the planning department has indicated in their review, this addition
fits the description of an “Accessory Dwelling Unit”. If this is the intent of the addition,
you will need to provide a 1 hour fire separation between the units or interconnect the
smoke and carbon monoxide detectors of the two units. Additionally, you will need to
provide intendant water shut off and electrical panel that are readily accessible to the
occupants of the ADU without requiring special provisions to access through the
primary dwelling. Please clarify and indicate on the plans.
4. RECONCILED Plan sheet 2 indicates an electric wall heater in the laundry room but
does not appear to indicate how the rest of the addition will be heated. Please clarify and
indicate on the plans.
5. The proposed addition exceeds 500 square feet and will require “whole house”
mechanical ventilation in accordance with M1507.3. If this is intended to be an “ADU”
the system is only required to ventilate the new portion, if this is truly an addition the
system must accommodate the entire home. Please indicate on the plans.
It is understood that you would like to use a 6924 CFM Whole House exhaust fan. As
required by section M1507.3, the exhaust fan would only need to be a continuously
operating 90CFM exhaust fan, such as the one you are installing in the proposed
laundry room. If you intend to install an intermittently operating fan, the CFM will need
to be increased in accordance with table M1507.3.3 (2). Please clarify the method in
which you choose to utilize.
6. RECONCILED Carbon Monoxide detectors are required on each level of the home and
outside every sleeping area. Please indicate on the plans.
Additional comments may be generated upon the second review.
Please let me know if I can be of any further assistance.
Sincerely,
Eric Carter
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