2014-0871 Harter addition-ADU - Riverside Arch.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 2, 2014
TO: Riverside Architecture
Jeff Price
jeff@riverarch.net
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2014-0871
Project: Harter addition
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Project Address: 9630 238 Street SW
During a review of the plans by the Building Division for the above noted project, it was found that
the following information, clarifications, or changes are needed. A complete review cannot be
performed until the revised plans/documents, including a written response indicating where the
clouded or otherwise highlighted changes can be found on the revised plans, have been submitted
to a Permit Coordinator. Reviews by other divisions, such as Planning, Engineering, or Fire, may
result in additional comments.
On sheet A1:
1.Project Description Change the wording in the scope of work to clarify that the intention
of the addition is for a use as allowed under a separate permit. The purpose of the building
permit is to verify the construction of a permissible structure for an intended use; however
the allowance for the use is determined by the approval of the Planning Division, in this
instance by a Type 2 Conditional Use Permit for the use of the addition as an Accessory
Dwelling Unit.
2.Foundation Plan Clarify the callout for the inverted HU28-2TF framing connectors at
only the locations noted. Without a beam to support the deck joists, it appears that the
connection of the joists at each side of all of the plinths would be necessary to properly bear
the load from the double 2x8 rim board used as the alternative. The referenced details do
not appear to imply the installation at each of the plinths either.
3.
On sheet A2:
4.The creation of two separate dwelling units within a structure originally designed as a single
dwelling unit has very specific requirements to meet the welfare and life safety requirements
of the Building Division and the community development concerns of the Planning
Division. Refer to the attached Accessory Dwelling Unit handout (see attachment) for
guidance with the following plan review comments:
a.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 portion of the structure to be used as an
ADU. The plumbing code requires a shut off valve inside each dwelling unit,
separate from the meter shut off.
b.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 portion of the structure to be used as an ADU.
c.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 portion of the structure to
be used as an ADU.
d.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 portion of the structure to be used as an ADU.
Unlike the water shut off, the valve at the meter is sufficient as long as equal access
is available.
e.Indicate on the plans the means to be used to provide comfort heat for the portion of
the structure to be used as an ADU per R303.8. There must be at least one
thermostat in each dwelling unit to regulate the temperature per WSEC 503.8.3.2.
f.Indicate on the plans the method to be used to provide the required whole house
mechanical ventilation per M1507.3 for the portion of the structure to be used as an
ADU.
g.Provide a detail and a reference to it for the required 1-hour fire-resistance rated wall
assembly extending from the top of the foundation to the underside of the roof
sheathing separating the dwelling units per R302.3. Penetrations of the rated
assembly must comply with the requirements of R302.4.
5.Proposed and Existing Floor Plan
a.Indicate on the plans the required smoke alarm in the sleeping room, and outside of
the sleeping area in the immediate vicinity of the bedroom, of the existing portion of
the structure per R314.
b.Indicate on the plans the required carbon monoxide alarms outside of the sleeping
areas in the immediate vicinity of the bedrooms per R315.
c.Indicate on the plans the required safety glazing for the 8.0x6.0 window in the south
wall of the Living Room per R308.4.2.
On sheet A3:
6.Existing Upper Floor Plan - Clarify the existence of the Bonus Room. The Snohomish
County Assessors Office lists the existing structure as having two levels of finished area of
935 square feet. There does not appear to have been a permit issued for the addition of a
bonus room. Nothing in this permit approval process shall be interpreted as allowing or
permitting the maintenance of any currently existing illegal, nonconforming, or unpermitted
site condition which is outside the scope of the permit application, regardless of whether
such condition is shown on the drawing.
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7.Proposed Roof and Existing Main Floor Plan
a.Indicate on the plans the required smoke alarm in each sleeping room, outside of the
sleeping area in the immediate vicinity of the bedrooms, and on each level, of the
existing portion of the structure per R314.
b.Indicate on the plans the required carbon monoxide alarms outside of the sleeping
area in the immediate vicinity of the bedrooms, and on each level, of the existing
portion of the structure per R315.
c.Indicate on the plans the required posts below each end of the girder truss over the
west side of the garage. The loads appear to be greater than the bearing capacity of
the typical double 2x4 post/bottom plate.
d.Indicate on the plans the required roof framing members over the Laundry and
Office area of the addition to guide proper review construction and inspection.
e.Clarify the callout for the 3-1/8x10-1/2 GLB ridge over the east portion of the
addition. It appears to be less in depth than the cut end of the minimum sized rafter
as required per R802.3.
f.Indicate on the plans the required posts below the south ends of the (2)2x10s
w/1/2x9 steel plate over the Living Room and Kitchen/Dining Room areas of
the addition.
g.Clarify the clouded area in the south portion of the Existing Living Room. The
stated scope of work on the permit application and other submitted construction
documents does not appear to include any work in this area.
On sheet A7:
8.Details 2 & 3 Clarify the detail reference to 4/A7 for the typical deck framing notes.
Detail 4/A7 appears to represent the construction of the stairs between the addition and the
existing basement.
9.Detail 10 Clarify the detail reference to 6/S2 for the support post construction. Detail
6/S2 appears to represent the construction of the site retaining wall.
On sheet S3:
10.Detail 3 Indicate on the plans the required type of 5/8 diameter anchor to be used for the
attachment of the HDU holdowns. Per the manufacturer, the designer must specify the
anchor bolt type, length, and diameter.
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