2018-1169 Lyon remodel-addition (PARTNERS).pdf
DATE: September 24, 2018
TO: Chris Lyon
FROM: Eric Evensen, Plans Examiner
RE: Plan Check: BLD2018-1169
Project Address: 10610 240th Pl SW
Scope: Remodel/Addition, 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.
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 item:
A0-1:
1. Energy Credits Schedule lists project as Small Dwelling Unit which requires 1.5 credits
per IRC 406.2. Area of conditioned space additions to existing building include
insulating walls of 285 SF basement and the 251 SF addition. Total conditioned space
additions are greater than 500 SF but less than 1500 SF so the project meets the
requirements of a Small Dwelling Unit. Correct second line to read “Small Dwelling
Unit - Provide 1.5 Credits,” correct “Credits Required” to “1.5” and delete the word
“surplus.”
2. Update the Project Data for existing home by replacing the area of the existing basement
with the word “unconditioned.” Existing Home total is 1,295 SF. Under new addition,
add a line for “Insulate 285 SF Basement” and revise Total Addition to 536 S.F.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 3
A2-0:
3. Revise existing basement stair to add a lower landing of 36 inches min in the direction of
travel compliant with IRC R311.7.6. Add handrails and riser(s) from landing to lower
floor. Match stair width and handrail height of the existing upper stairs and handrails.
Refer to Attachment I, Sample Stair Detail.
4. Indicate pressure-treated lumber at all deck framing.
A2-1:
5. Call out all existing and proposed fireplaces and appliances that connect with the
existing chimney that is being extended under this permit.
6. Six person hot tub: Hot tub shall comply with the 2015 International Swimming Pool
and Spa Code. Indicate on the drawings whether this is a permanent spa (water heating
and water circulating equipment not an integral part of the product) or a portable spa.
Provide either a lockable safety cover compliant with ASTM F1346 for the hot tub or
show a 48” high barrier not less than 20 inches from the water’s edge. Provide details
showing compliance with ISPSC Section 305.
7. Provide header size for windows “G” and “H”.
8. Provide safety glazing at window “C”.
9. Drawn lengths of exterior walls on the architectural sheets are shorter than the wall
lengths used for the lateral analysis in the structural calculations. Submit a letter from
the structural engineer stating that the walls referenced as A1, A2, A3, A4, and B1 in the
original structural lateral calculations are adequate for the expected lateral loads as
drawn.
10. Lateral analysis in the structural calculations have cripple walls 1a, 1b and A1
transferring lateral loads to the existing foundation walls and footings. Provide a note or
detail compliant with IRC R602.9 showing how this will be done.
11. Provide handrail at all stairs with 4 or more risers.
A3-1:
12. Per discussion at counter, the configuration of new roof trusses over existing roof
framing will be modified. Headers for windows A, B, G, and H will be reviewed after
revised roof drawings have been received.
A5-1:
13. The section shows an incomplete thermal barrier at basement walls. Show compliance
with WSEC Table R402.1.1 for above grade and below grade walls at all sides of
basement.
A5-3:
14. See comment above (1/A5-1).
Page 3 of 3
Let me know if I can be of any additional assistance.
Eric Evensen