20060915162847.pdfor Eoo City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsr.
7,411 (425) 771-0220
DATE: ,September 15, 2006
TO: pied Brown
fred@ffbrowndesign.com
FROM: Jenny Readwin, Plans Ex ne
RE: Plan Check # 2006-0703
Project: Hinkel Basement Remodel
Project Address: 7517 172nd St SW.
During re -review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please redline plans or submit two (2) sets of revised
plans/documents (affected sheets only) with a written response to each of the above items to a
Permit Coordinator.
1) ok
2) ok
3) ok
4) ok
5) The Building Official has a written interpretation that ways when a room has a closet
regardless of specified use on the plans it must meet minimum egress and smoke detector
requirements for sleeping rooms and the City has been very consistent with enforcement of
this interpretation. Media room has a closet therefore it is considered a sleeping room and must
meet minimum egress requirements or. IRC R310. Smoke detector is also required inside the
media room and in the immediate vicinity outside the room.
6) I explained your situation to the Building Official and she determined that the stair must be
installed in order for the City to grant approval to finish off the basement regardless of signed
ADU covenant. Stair on plans is labeled "future". This stair must be constructed as part of this
permit or the basement will be considered a duplex. Label stair as proposed and provide typical
stair detail including stair rise, run, headroom, handrail, width, etc.
7) ok
S) I also spoke to the Building Official regarding this matter and since the space was un -heated
before it will need to meet the minimum energy code requirement. The City has been very
consistent on requiring existing structures being converted from heated space to un -heated
space to be insulated to meet current code. IfR-.IO slab insulation can not be met we have in
the past accepted upgrades to the existing house (i.e. blow in additional attic insulation or
upgrade less energy efficient windows with better windows). If these upgrades are not passible
a compondnetperformance form must be completed. You can find the form at
www.enerjzv.wsu.edu. Provide wall section details to show how various locations will meet the
minimum required insulation r -values (furred out basement walls). Also specify if floor is slab
on grade and if so and R-10 exterior wall or slab insulation can not be achieve what is proposed
to compensate for lack of insulation.
9) A separate permit is still required if the ejector pump is located inside the building. Please
submit all minimum submittal requirements shown on our Sewer Ejector Handout. A
separate permit is required for sewer ejector pump. See attached handout for minimum submittal
requirements and contact the Engineering Department with any questions.
10) ok
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