2018-1450 Stepanchenko SFR (SIIA) - 181129.pdf
DATE: November 28, 2018
TO: Peter Stepanchenko
FROM: Eric Evensen, Plans Examiner
RE: Plan Check: BLD2018-1450
Project Address: 8917 192nd St SW
Scope: Addition and Remodel 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:
Building Permit Application:
On the submitted drawings:
1. Insulation per Energy Code – In the addition, ceiling insulation of R-38 as shown on the
drawings is allowed for single rafter framing. The roof truss proposed has adequate
room for the R-49 required by Washington State Energy Code (WSEC) Table R402.1.1.
Correct ceiling insulation on upper floor to R-49 on A01 and A12.
2. Footing Sizes – On A04:
a. Correct Foundation Note 6 to reference Footing Schedule on S2.
b. Correct the footing size at the deck posts to match the Footing Schedule.
3. Hazardous Locations for Glazing – Label on the plans the required locations of safety
glazing per International Residential Code (IRC) R308.4, including:
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 3
a. Laundry
b. Bedroom #4
c. Bath (Main Level)
d. Powder
e. Master Bath
4. Emergency Escape and Rescue Openings – Label on the plans emergency escape and
rescue openings for Bedrooms #2 and #3 upstairs, per IRC R310.
5. Handrails – Indicate handrails for all stairs with 4 or more risers, per IRC R311.7.8.
6. Guards – Indicate on the plans guards at the exterior stairs to basement, per IRC R312.
7. Foundation Dampproofing and Waterproofing – Indicate dampproofing and
waterproofing on the new foundation wall per IRC R406.1.
8. East Elevation – Window locations on this elevation do not match those shown on the
Upper Floor Plan.
9. Sauna – Please provide manufacturer’s cut sheet and listing for equipment.
10. Legend on A06 – Correct reference drawing for Hold-Down and Shear Wall information
to Sheet S2.
11. Walls in Family on A06 – On the west wall of Family, to the north of the glazing, add
the section of missing wall.
12. Gas Hot Water Tank and Gas Furnace – It unclear whether gas appliances that appear in
the same place on both the Existing Main Floor Plan A03.1 and the Main Floor Plan A06
are the same appliances, or whether one or both are being replaced. On the drawings,
provide a list each gas appliance that will be in the completed house. For each appliance
add if it is existing or new.
13. Local Exhaust – Add a local exhaust at the Laundry Room and provide a minimum 100
cfm local exhaust at the Kitchen per IRC Table M1507.4. Note that these cfm ratings
are minimum code requirements and may be increased if desired for your whole house
ventilation.
14. Indicate on the plans the location for the laundry appliances. Will the washer, dryer, and
laundry tray remain in their existing locations?
15. Showers in Bath – Locate control valves and showerheads so that the bather can adjust
the valves prior to stepping into the shower spray, per Uniform Plumbing Code (UPC)
408.9.
16. Upper Floor South Wall (GL 1.2) – SW1 on A08 calls for a 15’-3” long single-sided
shear wall. Structural calculations call for a 23’-10” long single-sided shear wall.
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17. Upper Floor North Wall (GL 2.2) – SW5 on A08 calls for a 24’-6” long double-sided
shear wall. Structural calculations call for a 24’-6” long single side shear wall.
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