2018-1098 Chung SFR (CHUNG).pdf
DATE: December 13, 2018
TO: Sui H. & Lai S. Chung
FROM: Eric Evensen, Plans Examiner
RE: Plan Check: BLD2018-1098
Project Address: 721 Edmonds Way
Scope: New SFR
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:
On the Building Plans:
1. Efficient Water Heating 5A – On Sheet A2 all showerheads and the kitchen sink faucet
in the house were selected to be rated at 1.75 GPM or less, while all other lavatory
fixtures were selected to be rated at 1.0 GPM or less to satisfy option 5A. Add a
description of the requirements of Option 5A to the plan sheets A5 and A6.
2. Efficient Water Heating 5C – On Sheet A2 the water heater was selected to be gas,
propane or with a minimum EF of 0.91. Correct the callout on Sheet A5.
3. Whole House Mechanical Ventilation – On Sheets A2 and A5 the supply side whole
house mechanical ventilation was selected to run 75% of the time at 80 cfm, from inside
Laundry. Please provide a louvered door at Laundry for make-up air.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 2
4. This application seems to have no hose bibbs. They are not required by code. Did you
want to include them in this project? If so, please indicate them on the plans for
inclusion to insure proper installation and inspection.
5. Interior and Exterior Stairway Illumination – Indicate the required stair illumination at
the top landing of the exterior stair per IRC R303.8, at the landing and treads of the
interior stair per IRC R308.7.
6. Use Designation – The name “Bonus Room” is not a code-related word. Code-related
words include terms such as “living”, “sleeping”, “eating”, and “utility.” Please provide
the use or uses envisioned for this space. Adding a smoke detector resolves this issue.
7. Footing Schedule – Provide a copy of the footing schedule found in the structural
calculations on the plan sheets.
8. Left Elevation – Per this elevation, two of the 6x12 beams supporting the upper level
floor over Entry cantilever 2’ beyond the face of the exterior wall. Structural
calculations seem not to take this into consideration.
9. Structural Calculations – Lateral analysis at wall A calls for a 12’ total length of walls on
the main level. Floor plan shows only a 9’ total of walls available on the main level.
Please advise on the adequacy of wall A on the main level to resist the required lateral
loads.
10. Structural Calculations – Lateral analysis lists walls B and C, offset by 6’, as being
considered a single wall. The Wood Frame Construction Manual does not require
special consideration of floor plan offsets up to 4 feet. Please clarify.
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