2018-0598 Bussard addition.pdfOV EDAI 0
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May 21, 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
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.
During the cursory review the following items were noted.
General:
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.
3. 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 I 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. 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 M 1507.3. 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.
6. 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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