4154_001.pdfOctober 17, 2018
Eric Evensen
City of Edmonds
121 5L" Ave North
Edmonds, WA 98020
Permit BLD20181169 10610 240111 PL SW, Edmonds
Planning Comment letter September 24, 2018
Dear Mr. Evensen,
We are in receipt of the comment letter dated September 24, 2018 and have made
changes to our plans in response. Below are the items from the letter, with additional
comments describing our updates to the plans.
Sheet A-0. 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."
We have updated theplans to reflect this information.
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.
We have updated the project data.
A2-0
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 1, Sample Stair Detail.
We have added the landing at the bottom of the stairs by making the last rise
beattheedgeofthelanding. Tliere(juiretitleptltistrowprot,idei,,
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added handrail notes, and a section to shois, the heights.
OCT 2018
BUILDING DEPARTMENI
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Redmond, WA 98052
425-636-8006
4. Indicate pressure -treated lumber at all deck framing.
The structuralplan sheet S1. 0 have notes by division 060 71 indicating all
lumber exposed to weather to bepreservative treated. We have added a note
to our cover sheet general notes as well to address the item.
A-2.1
5. Call out all existing and proposed fireplaces and appliances that connect with
the existing chimney that is being extended under this permit.
The existingfireplace is being removed. A new zero clearance model is to be
installed in its place. We have updated thefloor plans to show this.
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 F 1346 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.
We have called out the locking safety cover on theplans. The unit is self
contained.
7. See structural letter attached.
8. Provide safety glazing at window C
We have updated the elevations to call out the safety glazing.
9. See structural letter attached.
10. See structural letter attached.
11. Provide handrail at all stairs with 4 or more risers.
We have added handrails to theplans.
A-3.1
12. See Structural letter attached.
A-5.1 / A-5.3
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.
We have updated our sections to complete the thermal barrier. We have rigid
insulation at the exterior below grade, which extends up to the plate, and is
protected byflashing where exposed to weather. The interior insulation has
8383 158" Ave NE, Suite 250
Redmond, WA 98052
425-636-8006
been added/ updated to R-21. See the wall sections to show the different
conditions.
se do not hesitate to call should you have any questions on this resubmittal.
erely,
tners Architectural Design Group, Inc.
�- - -I"
E. Koch
cipal
1: Updated drawings dated 10/17/2018
Structural engineering letter 10/15/2018
8383 15811 Ave NE, Suite 250
Redmond, WA 98052
425-636-8006