2019-1519 Murphy Residence.pdf
DATE: December 19, 2019
TO: James Murphy
FROM: Kevin Bloomfield, Plans Examiner
RE: Plan Check: BLD20191519
Project Address: 420 6th Ave North
Scope: Remodel and Addition
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:
General:
1. The Engineer of Record (EOR) stamp has expired (10/31/2019). Please have EOR restamp
with current stamp.
2. The City of Edmonds has adopted the 2015 Washington State Energy Code (2015 WSEC).
This will apply to your remodel and addition. It appears the home is now approximately
1600 SqFt. According to the 2015 WSEC, Section 406.2, item two, this would make this
home a “Medium Dwelling Unit”.
As a medium dwelling unit the home will need to satisfy 3.5 energy credits. 2015 WSEC
Table 406.2 “Energy Credits” will assist you in finding the credits you qualify for and how
to reflect those credits on the plans.
Page A3
3. Bedroom 1 bathroom does not show a window above the tub. The elevation reflects a
window in this area. Please correct the plans to show which situation is correct. If glazing is
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 3
used in this area and the bottom sill is below 60”, the window must be safety glass. R308.4.5
Glazing and Wet Surfaces
4. Window at entry is closer than 24” to the entry door. This glazing should be safety glass.
R308.4.2 Glazing Adjacent to Doors
5. Smoke Alarm and Carbon Monoxide Alarm locations must be shown on plans. Refer to
Section R314 Smoke Alarms and Section R315 Carbon Monoxide Alarms for locations and
requirements.
6. Mechanical ventilation is required for the bathroom(s) and cooktop in the kitchen. It appears
that these are not identified on the plans. Please provide this on the plans for this project to
include the CFM for each per R303.4 Minimum ventilation performance.
7. With the addition of the 680 sq. ft. of habitable space, you will be required to have a whole
house ventilation system. R303.4. Please indicate this on the plans.
8. The laundry room contains a dryer and furnace. This will require make up air and ventilation
Section M1507 Mechanical Ventilation. Indicate this on the plans for this project.
9. The door separating the garage from the home must be fire rated. Dwelling-Garage Opening
and Penetration Protection openings between the garage and residence shall be equipped
with solid wood doors not less than 13/8 inches in thickness, solid or honeycomb-core steel
doors not less than 13/8 inches thick, or 20-minute fire-rated doors, equipped with a self-
closing device. R302.5.1 Opening Protection
10. Plans indicate “SH” in the mechanical room. Please identify what this abbreviation means.
11. A handrail will be required for the stairway. The handrails must comply with Section
R311.7.8 Handrails, Handrails shall be provided on not less than one side of each continuous
run of treads or flight with four or more risers.
12. If entry porch is over 30” in height a guard will be required. If guard is required please
include a detail on the plans. If entry porch is new please include a detail of the ledger and
all connections including any hold downs or tension devises for the deck as well as the
guard per Section R312 Guards and Window Fall Protection
Page A4
13. As with page A3 safety glass is required at doors to deck, window at top pf stairs, large
window in bedroom, and glass in shower.
14. Also as with page A3 smoke detectors and Carbon Monoxide Alarms are required in this
area also. Please indicate on the plans location and type of device. All smoke alarm and CO
Alarm in the home should be interconnected as outlined in Section R314.4 Interconnection.
Page 3 of 3
15. Detail for second floor porch is required. Please indicate all connections and ties. Include
lumber type and size used. The details should reflect any tension ties used to connect deck to
home.
16. A detail of the guard for the second floor deck is required. Please refer to Section R312
Guards and Window Fall Protection for code requirements.
Page A5
17. The new roof for the second floor will need ventilation. Please follow Section R806 Roof
Ventilation for guidelines on this requirement.
R806.2 Minimum Vent Area
The minimum net free ventilating area shall be 1/150 of the area of the vented space.
Exception: The minimum net free ventilation area shall be 1/300 of the vented space provided
one or more of the following conditions are met:
In Climate Zones 6, 7 and 8, a Class I or II vapor retarder is installed on the warm-
in-winter side of the ceiling.
Not less than 40 percent and not more than 50 percent of the required ventilating area
is provided by ventilators located in the upper portion of the attic or rafter space.
18. Please identify the location of roof, ridge or attic ventilation on the plans. Include
calculations to meet the code requirements.
If you need any clarification or have any questions at all, please feel free to call anytime.
Kevin Bloomfield