2018-1322 RODRIGUES SFR (KVA) - 181115.pdf
DATE: November 16, 2018
TO: Keir Vondruska, KVA Architecture Company
FROM: Eric Evensen, Plans Examiner
RE: Plan Check: BLD2018-1322
Project Address: 800 Brookmere Dr
Scope: 339 SF First Floor Addition, Remodel SFR – R-3 occupancy/U occupancy
groups – VB construction – mechanical and plumbing 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 items:
On sheet A2.01A:
1. Correct sheet name to Existing First Floor Plan
On sheet A2.01B:
2. First Floor Plan
a. Smoke Alarms - International Residential Code (IRC) R314.3
i. A smoke alarm is not required by code in the Garage
ii. The smoke alarms outside and inside the Proposed Bedroom need to be
at least 3’-0” from a bathroom door (IRC) R314.3
iii. Smoke alarm in kitchen is too close to cooking per (IRC) R314.2.
Distance required from cooking depends on alarm type:
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 2
- Ionization greater than or equal to 20’ from cooking
- Piezoelectric greater than or equal to 10’ from cooking
- Photoelectric greater than or equal to 6’ from cooking
iv. Smoke alarms shall be interconnected per R314.4
b. Carbon Monoxide Alarms – (IRC) R315
i. A CO alarm is not required by the IRC in either the Garage or in the
Kitchen.
c. Shower Controls – Uniform Plumbing Code (UPC) 408.9
i. Arrange control valves and showerhead in Proposed Bathroom so that
the bather can adjust the valves prior to stepping in to the shower spray
On sheet A202B:
3. Second Floor Plan
a. Shower Controls – Uniform Plumbing Code (UPC) 408.9
i. Arrange control valves and showerhead in Proposed Master Bathroom
so that the bather can adjust the valves prior to stepping in to the shower
spray
b. Safety Glazing - International Residential Code (IRC) R308.4.5
i. Provide safety glazing in Existing Bathroom by Bedroom #4
On sheets A401 and A402:
4. Proposed Enlarged Plans – See comments 1 and 2 above.
On sheet S2.0:
5. Foundation Plan – Show and callout a minimum of two openings 1 square feet each for
cross ventilating underfloor space per R408.2.
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