2015-0447 Hellene remodel-proposed ADU - Travers Arch.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 28, 2015
TO: Mark Travers Architect
mark@marktraversarchitect.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0447
Project: Hellene remodel-proposed ADU
Project Address: 18908 Olympic View Drive
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.
General Review Note:
1.The purpose of this building permit is a remodel of the upper floor (convert a bedroom to a
bathroom) and of the lower level/basement (remove walls, add doors, bedroom, laundry,
kitchen), and to verify the required construction for the use of a portion of the structure for
an intended use as an Accessory Dwelling Unit (ADU). The allowance for the use of a
portion of the lower level as an ADU is determined by the approval of a Planning Division
Type 2 Conditional Use Permit.
On sheet A2.1:
2.General notes regarding the proposed ADU - 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 Uniform
Plumbing Code (UPC) 606.3 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 International Residential Code
(IRC) 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 National
Electric Code (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 IRC 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 IRC R303.9. There must be at least one
thermostat in each dwelling unit to regulate the temperature per Washington State
Energy Code (WSEC) 403.1.1.
f.Indicate on the plans the method to be used to provide the required whole house
mechanical ventilation per IRC M1507.3 for the portion of the structure to be used as
an ADU.
3.Proposed Main Floor Plan
a.Indicate on the plans the required smoke alarm in the sleeping rooms and outside of
the sleeping area in the immediate vicinity of the bedrooms per IRC R314.
b.Indicate on the plans the required carbon monoxide alarm outside of the sleeping
area in the immediate vicinity of the bedrooms per IRC R315.
c.Indicate on the plans the required local exhaust with a minimum intermittent air flow
rate of 50 CFM for the bathroom in the southeast corner per IRC M1507.4.
d.Clarify the callout on the plans for the door/window marked G in the west wall of
the Living room. It appears to be different than that noted on the Window
Schedule on sheet A3.
e.Clarify the callout on the plans for the window marked B in the east wall of the east
Bedroom. It appears to be different than that noted on the Window Schedule on
sheet A3.
f.Indicate on the plans the required safety glazing for the window marked A adjacent
the shower in the southeast Bathroom per IRC R308.4.5.
g.Indicate on the plans the location where the new glass door marked N is to be
installed as noted on the Window Schedule on sheet A3.
4.Proposed Basement Floor Plan
a.Indicate on the plans the location where the new glass door marked O is to be
installed as noted on the Window Schedule on sheet A3.
b.Indicate on the plans the required local exhaust with a minimum intermittent air flow
rate of 50 CFM for the Laundry per IRC M1507.4.
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c.Indicate on the plans the required minimum beam(s) to be used to support the loads
over the added door on the west side of the space used to access the Storage
(Primary) area and over the added door on the west side of the Living Room to
guide proper review, construction, and inspection. Provide floor and roof framing
plans (or a section representing general framing details, i.e. stick-framed or truss
roof, floor joists, etc.).
d.Indicate on the plans the required minimum beam(s) to be used to support the loads
over the added door on the west side of the Primary Storage area and over the
opening between the Living Room and the Kitchen.
e.Clarify the reference on the plans to detail 2/A3 for the required wall construction
separating the two dwelling spaces. Such walls must be constructed of one-hour
fire-resistance rated assemblies when tested in accordance with ASTM E 119 or UL
263 per IRC R302.3. The fire-resistance rated wall assembly must also separate the
Storage (Primary) space from the portion of the structure to be used as an ADU.
f.Provide a reference on the plans to detail 4/A3 for the required one-hour fire-
resistance rated floor/ceiling assembly to be used to separate the two dwelling spaces
per IRC R302.3.
g.Provide on the plans a detail, and a reference to it, for the required one-hour fire-
resistance rated protection of the supporting construction (beams, posts below them,
and exterior walls/other construction used to support the floor framing) of the fire-
resistance rated floor/ceiling assembly per IRC R302.3.1.
h.Provide a note on the plans indicating the required fire-resistance rated firestopping
for membrane- and through-penetrations of the fire-resistance rated construction for
exhaust fans/ducts, recessed lighting, plumbing vents, etc. per IRC 302.4.
On sheet A3:
5.IEEC 2012 Section R-402 Update on the plans (or eliminate) the provided information to
reflect that amended and adopted as the Washington State Energy Code.
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