2013-0513 Sloan ADU-covered deck .pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: June 5, 2013
TO: Yvonne Sloan
von@communitynorthwest.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2013-0513
Project: Sloan ADU-covered deck
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Project Address: 21616 80 Avenue W
During a review of the plans for the above noted project, it was found that the following
information, clarifications or changes are needed. Please provide written responses as to where the
changes can be found on the plans, cloud all changes on the revised plans, and submit the revised
plans/documents to a Permit Coordinator. Thank you.
General note:
1.Indicate on the plans the location of the water service shut off valve. It must be equally
accessible at all times to occupants of both dwelling units per UPC 605.2 or a separate valve
can be installed for the ADU.
2.Indicate on the plans the location of the water heater. It must be equally accessible at all
times to occupants of both dwelling units per R306.4 or a separate water heater can be
installed for the ADU.
3.Indicate on the plans the location of the natural gas service shut off valve. It must be equally
accessible at all times to occupants of both dwelling units per G2420.1.3 or a separate valve
can be installed for the ADU.
4.Indicate on the plans the location of the electric service disconnect. It must be equally
accessible at all times to occupants of both dwelling units per NEC 230.72(C) or a separate
disconnect can be installed for the ADU.
5.Indicate on the plans the means to be used to provide comfort heat for the ADU per R303.8.
There must be at least one thermostat in the ADU to regulate the temperature per WSEC
503.8.3.2.
6.Provide beam calculations for all beams per the City of Edmonds Residential
Addition/Remodel/Alteration Permit Submittal Requirements.
7.Provide lateral design calculations per the City of Edmonds Residential
Addition/Remodel/Alteration Permit Submittal Requirements.
On page A2:
8.Provide a detail and a reference to it for the required 1-hour fire-resistance rated wall
assembly separating the dwelling units per R302.3. Penetrations of the rated assembly must
comply with the requirements of R302.4.
9.Indicate on the plans the required 100 cfm minimum source specific exhaust fan for the
ADU kitchen per M1507.
10.Clarify the structure represented between the existing exterior wall to be removed and the
new 2x6 wall at the south end of the ADU to guide proper review, construction, and
inspection.
On page A2 or A4:
11.Provide a reference to detail A/A5 where applicable to guide proper construction and
inspection.
On page A3:
12.Provide a detail and reference to it for the means to be used to connect the new
construction to the existing construction per the City of Edmonds Residential
Addition/Remodel/Alteration Permit Submittal Requirements.
13.Provide a reference to detail M/A5 where applicable to guide proper construction and
inspection.
14.Clarify the callout for the 24x24x12 isolated footings below each end of Beam 3 4x12
HF #2. They appear to be undersized for the loads represented on pages A3 and A4 see
also plan review notes #16 and #17.
On page A4:
15.Indicate on the plans the required framing connector for the support of the south end of the
south-most 4x12 supporting the roof over the deck to guide proper construction and
inspection.
16.Verify with the truss designer the proposed configuration of the girder truss numbered 1 to
guide proper review, construction, and inspection of the required structural elements (beams,
posts, footings, etc.) to support it. Typically with a gable roof intersecting a hip roof, a
girder truss with a span similar to the smaller roof section would be used to support the north
end of the jack trusses from the larger roof section, continuing with over-framing for the
roof to the intersecting valley. A beam would support the remaining jack trusses west of
the west exterior wall of the ADU. Alternatively, the truss design drawings can be provided
as a deferred submittal for review prior to installation per R802.10.1. The placement of the
trusses and their required support can be determined at that time.
17.Verify with the truss designer the proposed location of the girder truss numbered 2 to guide
proper review, construction, and inspection of the required structural elements (beams, posts,
footings, etc.) to support it. Typically, hip-master trusses are located approximately 8 feet
from the corner of the structure. Alternatively, the truss design drawings can be provided as
a deferred submittal for review prior to installation per R802.10.1. The placement of the
trusses and their required support can be determined at that time.
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