2019-1376 Ritter - hanson remodel.pdfDATE: November 25, 2019
TO: Kirsten Hanson
FROM: Kevin Bloomfield, Plans Examiner
RE: Plan Check: BLD20191376
Project Address: 719 Caspers St
Scope: Seal Basement and remodel adding one bedroom in attic space
Thank you for submitting your plans to the City of Edmonds for review. We have completed an
initial review of the project mentioned above. For this project to move forward a few items will
need to be addressed.
Once a revised set of plans, including a written response to the list of the items contained in this
letter are resubmitted, we can complete the review. Some items may require a review by other
divisions, such as Planning, Engineering, or Fire and will be noted as such.
Resubmittals can 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.
To complete the review the following items will need to be addressed:
Page 4
1. Plans reflect a door at the bottom of the stairs to the basement and a “barn Door” at the
bottom of the stairs on the main floor. A landing the width of the stairs is required in these
locations. A landing is required at front porch stairs also.
R311.7.6 Landings for Stairways
There shall be a floor or landing at the top and bottom of each stairway. The width
perpendicular to the direction of travel shall be not less than the width of the flight served.
2. Please include a handrail detail that addresses the requirements of R311.7.8 Handrails.
Include depth height and cross-section in the detail.
3. The plans indicate the water heater is being used to qualify for the energy credit. Please
include model and efficiency rating on the plans. Also include the same information for the
“New Furnace”.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 3
4. This space is labeled as UN-HEATED. Include a general note on the plans to show how the
pipes will be protected from freezing. Also include any boring or drilling, if any, being done
on the foundation to accommodate the plumbing for the washer, dryer and tub sink.
5. A Carbon Monoxide detector / Alarm is required on every floor of a home. Plans do not
show a CO alarms on the main floor, Upper floor or the basement. Combination Smoke/CO
alarms are an acceptable option.
Section R315 Carbon Monoxide Alarms
R315.2.2 Alterations, Repairs and Additions
existing dwellings shall be equipped with carbon monoxide alarms in accordance with
Section R315.2.1. An inspection will occur where alterations, repairs, or additions requiring
a permit occur, or where one or more sleeping rooms are added or created.
6. Please detail the use of the Mystery Spot. Also include and explanation of the “tiny access”.
Because this is an accessible space through the “tiny access” there are minimum sizes for the
access and fire blocking concerns throughout that space if required.
Page 5
7. Plans show arcadia door on south west side of building is to have a barrier until deck built.
Include a detail of this “Barrier”. Please assure the design complies with
Section R312 Guards and Window Fall Protection
R312.1 Guards
Guards shall be provided in accordance with Sections R312.1.1 through R312.1.4.
R312.1.1 Where Required
Guards shall be located along open-sided walking surfaces, including stairs, ramps and
landings, that are located more than 30 inches measured vertically to the floor
or grade below at any point within 36 inches horizontally to the edge of the open side.
8. Please include CFM for all bathroom fans. Also include the CFM for the kitchen and any
other fans in the house.
9. Unable to locate the calculations for “4x12” beam on the “upper floor/lower roof” detail.
10. The structural details are stamped by the EOR. However the changes made to the plans
require the EOR to stamp those also. Please have the EOR review and stamp the appropriate
pages.
Page 6
11. Indicate height of porch on details. If hand rail and guard is required (> 30” from porch to
ground) please include the details for guard and handrail as required.
Page 3 of 3
12. Footing at porch does not indicate depth. The minimum frost line depth in the city of
Edmonds is 18” ECDC 19.05.020 item 6.
If you need any clarification or have any questions at all, please feel free to call anytime.
Kevin Bloomfield