2019-0803 Trieu Comments
DATE: December 9, 2019
TO: Paul Trieu
Paul-oa@live.com
FROM: Donovan Akau, Plans Examiner
RE: Plan Check: BLD2019-0803
Project Address: 7011 Lake Ballinger Way
Scope: Remodel existing workshop to add bathroom, kitchen and party space
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. Items that recur on this list appear in italics.
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.
Page A1.04:
It appears that the proposed parking area has been changed to a now new proposed Patio. Please clarify/correct this on
the plans.
1. Based on previous discussion at the counter here at the city of Edmonds. The agreement of the guar d rail and
its design was approved with the understanding that the area that it was serving was a parking area with a
walking surface. Due to the change of the use of this area, the code will require that the guardrail meet the
2015 IRC standard for guard rails found in section R312. Please make corrections to this guard rail and add
any additional guard rails as required per the section R312. Provide these corrections/details of the
construction and fastening for the guardrails on the plans. 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 section
R312.1.1
2. The new stairs will also require a handrail/guardrail per section R312/ R311.7.8. Please provide a detail as to
how this will be constructed to include height, continuity, grip size and how it will be attached to the
structure that will be used to accomplish this code requirement for this project.
3. Per the ECDC (E) section 105.2 the retaining wall will need an Engineer of record to design/stamp and sign
based on the elevations that are provided on the plans for the retaining wall or have the retaining wall to
have a max height of 4’ or less that is measured vertically fr om the finished grade at the exposed toe to the
highest point in the wall. Please make these corrections on the plans.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 2
4. Please provide details on the plans for the stairs on the plans. The stairs are to meet section R311.7
Upon review of the resubmitted documents, additional comments may be generated . Please feel free to contact ne if you
have any questions.
Sincerely,
Donovan Akau