2013-0583 Anderson basement remodel.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: June 7, 2013
TO: R. Michael Anderson
mikespady@gmail.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2013-0583
Project: Anderson basement remodel
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Project Address: 7717 205 Place SW
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: The scope of work provided on the permit application and submitted plans for the
remodel of the basement are more than sufficient for work to be done in a single family dwelling
unit. However, in the Overview of the Project on page 1, you state as your intent that the work will
meet the requirements for a future Accessory Dwelling Unit. when completed. As a two-family
dwelling, the following items need to be addressed to meet the requirements of R302.3 and other
related sections and applicable codes.
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. The plumbing code requires a shut off valve inside each
dwelling unit, separate from the meter shut off.
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. Unlike the water shut off, the valve at the meter is sufficient
as long as equal access is available.
4.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. Due to the requirement for separate controls and restrictions on return air
locations (M1602), most often electric baseboard /wall heat is provided.
On page A2:
5.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. The assembly noted on pages 4 and 5 of the
provided building plans can be approved as equivalent to that noted in R302.3 for the
floor/ceiling construction. However, other areas where one dwelling unit communicates, or
connects, with the other, such as the Mechanical/Workshop and the interior stairwell,
requires separation as well. For example, the walls surrounding the Mechanical/Workshop
could be constructed as 1-hour walls, with a 1-3/8-inch solid wood or 20-minute door added
at its access and at the base of the interior stairs to separate the stairwell.
Again, the above items are not required for the stated scope of work to be compliant with current
building codes. If the above items are addressed and the work completed as approved, the structure
could meet the Building Division requirements for use as a two-family dwelling, meeting the
objective stated in the Overview of the Project on page 1 of the provided building plans.
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