1102_001.pdfDATE
TO
FROM:
Citv of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425)771-0220
February 8, 2019 SEE RESPONSE TO COMMENTS BELOW
IN RED...
Dimitri Lokhmatov
dlokhmatov a,gmail.com
Chuck Miller, Senior Plans Examiner
chuck.m i l ler(c)edmondswa.gov
RE: Plan Check: BLD2018-1585 — Pt review
Project Address)(942 Alder Street
Project: Dueck addition/ADU
Scope: Addition of living space and deck - remodel/conversion of existing basement
to an ADU — IRC one -family dwelling with one ADU — VB construction —
mechanical and plumbing included
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.
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. Only those sheets specifically referenced as follows need to be resubmitted.
Resubmittals must be made at the Development Services Department on the 2"d Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
General plan review notes:
1. To satisfy Section IV, Item 3 of the City of Edmonds `Conditional Use Permit — Accessory
Dwelling Unit (ADU)'— File Number PLN20180029 - the scope of work to be performed
under this building permit must include the proposed conversion of the existing basement
for use as an accessory dwelling unit and be correspondingly noted on the plans. As an
alternative, a separate building permit for the proposal to convert the existing basement for
use as an ADU may be obtained, but references to the ADU must be removed from the
construction documents for work under this permit.
The plan set has been revised to indicate both the addition portion of the home and the conversion of the
basement to an A.D.U.
*Additional note by the plans examiner — Through the observations made by the Associate
Planner reviewing the above noted conditional use permit application, it is apparent that the
existing basement is already being used as an ADU without prior approval. In either of the
building permit scenarios noted above, the Building Division will perform the necessary
reviews and inspections of prior work and any other required to comply with the applicable
building codes. Acknowledged.
2. The proposed addition of the plumbing fixtures represented on the construction documents
requires the installation of a larger water meter and building supply/water service line,
independent of the use of a portion of the structure as an ADU. The proposed demand
exceeds the capacity of a 1/4" meter at any pressure per Uniform Plumbing Code (UPC)
Table 610.4. Information to be address by others. (Builder)
The following comments regard the conversion of the existing basement for use as an ADU as if
proposed under this permit. The concerns should be similarly addressed for work to be completed
under a separate permit.
On sheet A2 — ENERGY CALCULATIONS:
3. 2015 WASHINGTON STATE ENERGY CODE
This is indicated a. MISC. ENERGY CODE NOTES — Detail 1 — HEADER INSULATION - Clarify on
on as detail VA2 the plans the represented location of the `R-10' insulation of the exterior `headers'.
on sheet A6. Does While not specifically required, the insulation is typically installed to the exterior
not apply to basement side to extend the dew point to the outside of the weather resistive barrier and avoid
ADU as ext. walls are
existing. condensation within the wall cavity.
b. TABLE R402.1.1 FOOTNOTES — Update, or eliminate from the plans, the provided
information. It does not appear to reflect that found in the currently adopted version
of the Washington State Energy Code (WSEC). Updated.
On sheet A4 — BASEMENT ADU PLAN:
4. Planl — EXISTING BASEMENT FLOOR
a. Indicate on the plans the proposed method of compliance with the separation
requirements/allowances for the construction of a dwelling unit within the existing
dwelling unit. One -hour fire -resistance rated construction is required to separate the
dwelling units per IRC R302.3, unless all of the required smoke alarms in the
accessory dwelling unit and the primary dwelling unit are interconnected in such a
manner that the actuation of one alarm will activate all of the alarms in both the
primary dwelling unit and the accessory dwelling unit as allowed per the IRC
definition of `dwelling unit'. Additional notes have been added to sheet A4.
b. Clarify on the plans the represented removal and addition of interior walls at various
locations throughout the basement level. There does not appear to be information
provided regarding the typical construction of those walls and of that required where
bearing loads. No new walls are proposed. "As -built" details have been added to A4 depicting existing
construction at basement walls.
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c. Clarify on the plans the represented relocation of plumbing fixtures in the bathroom
serving the ADU. The scope of work on the application and on the construction
documents must clearly indicate the work proposed/required to convert the basement
for use as an ADU as proposed under this permit, including that completed without
approval at a prior time. Plumbing is existing and avail. for inspection. No change is proposed.
d. Clarify on the plans those areas served by the `existing furnace' located in the
`STORAGE/MECH. ROOM'. Of particular concern is compliance with
International Residential Code (IRC) M1602.2, Item 6. Additional notes provided.
On sheet A5 — BASEMENT/GARAGE PLAN:
5. Plan 1 — GARAGE FLOOR
a. Change on the plans the description of the basement proposed under work to be
completed under this permit from `EXISTING BASEMENT (NO CHANGES)' to
`BASEMENT ADU' as noted on sheet `A4' and required to comply with File
Number PLN20180029. Revised.
b. Clarify on the plans the referenced area to be served by the following:
• The new furnace to be located in the existing 2 car garage. Revised
• The new stairs. Revised.
Both appear to be intended to serve the area of the addition to the existing structure,
and not that proposed to be used as an ADU under this permit.
On sheet A6 — MAIN FLOOR PLAN:
6. KEYNOTE SCHEDULE —KEY VALUE `09' — Change on the plans the referenced IRC
section regarding the installation of direct vent gas fireplaces from `R1004' to
`M1303/G2427.2.1'. IRC Chapter 10 regards the installation of solid fuel fireplaces. Revised.
7. Plan 1 — ADDITION FLOOR — Clarify on the plans the referenced area to be served by door
`D1' — see plan review comment `5.b'. Revised.
On sheet S2 — STRUCTURAL DETAILS:
8. Section 13 — Eliminate from the plans, or change to reflect that represented, the section
description. While the detail appears to represent that anticipated where called out on the
plans, its description may lead to confusion during construction and inspection.
Corrected.
On sheet S4 — FOUNDATION PLAN:
9. FOUNDATION PLAN
a. Clarify on the plans the callout to detail `9/S2' (representing a shear wall over a
Callout has been �eam at the edge of a floor diaphragm) at gridline `D,3'. It does not appear to
corrected to 12/S
correspond with that required for the construction of the foundation at that location.
b. Indicate on the plans the minimum required `widened' footing to support the loads
below the converging ends of beams `BM-06' at gridline `D,3'. The specified
footing `F-05' — 18x8 continuous footing — appears to be undersized for the
anticipated loads.
The footing size 18"x10" is correct. It was designed as a grade beam. The calculation is not clearly labeled but is
shown on page 35 of the submitted calculations. The maximum stress ratio and bearing pressure are shown in the
design summary at the bottom of the page.
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On sheet S5 — MAIN FLOOR FRAMING:
10. MAIN FLOOR FRAMING
The callout has a. Clarify on the plans the callout to detail `18/S2' — INTERIOR SHEAR WALL
been corrected to PARALLEL TO TRUSS -at gridline `B.25,6'. It does not appear to correspond with
20/S2 that required for the construction of the floor framing at that location.
b. Provide on the plans a callout to a detail representing the minimum required
construction to transfer the lateral loads from the upper level shear walls along
gridline `2', through the floor diaphragm, to the main level shear walls along gridline
'3'. See new detail 5/S2
On sheet S6 — ROOF PLAN:
11. ATTIC VENTILATION CALCULATIONS — Update the provided information regarding
the exception to the minimum attic ventilation requirements to reflect that specified in the
currently adopted version of the IRC. Attic ventilation notes updated.
On sheet S7 — MISC. DETAILS:
12. Detail 10 — HEADER INSULATION DETAIL - Clarify on the plans the represented
location of the `R-10' insulation of the exterior `headers' — see plan review comment `3.a'.
The header insulation is proposed for the new construction area only.
Section bug detail 10 has been removed and has been updated to 1/A2 to be consistent with other detail.
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