Add second floor master bedroom and bath over existing garage. existing stairs to be modified to access over new area. Builder is verifying that the existing furnace will be sufficient for added square footage. Prescriptive energy code is proposed. Engineering has been provided for headers, beams and floor joists. A separate electrical. mechanical and plumbing permit are required. No exterior excavation is needed. All work is to be done according to plans, notes, review notes and local codes. **BJM**