2015-0447 Hellene remodel-proposed ADU4 - Travers Arch.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: August 26, 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. Items that recur on this list appear in italics.
On sheet A2.1 Floor Plans:
1.Proposed Basement Floor Plan - 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. The
A note regarding comfort heat for the ADU
response to the plan review comment states:
is added on A2.1. The owner is intending to do the conversion as mentioned in the
modification request for ADU letter in the Land use application.
The note on sheet A2.1
The existing fire place is to be converted to gas to provide
of the plans indicates: (sic)
heat for the ADU.
IRC R303.9 requires that dwelling units shall be provided with heating
facilities capable of maintaining a minimum room temperature of 68 degrees at a point 3 feet
above the floor and 2 feet from exterior walls in all habitable rooms at design temperature
(27 degrees per IRC Table R301.2(1)). The opening of the existing fireplace is over 37 feet
from the most remote corner of Bedroom 1, is over 34 feet from the most remote corner of
Bedroom 2, and faces away from both. Using the fireplace to provide and maintain
comfort heat for areas that remote to the appliance appears to be beyond the capabilities of
those most commonly installed, and would probably result in uncomfortably high
temperatures in the Living Room while attempting to do so. In projects such as this,
electric wall heating units are typically installed to provide the required comfort heat while
also allowing independent temperature control.
On sheet A.3 Elevations, Details, & Schedules:
2.Detail 5 Rated Wood Column, Typical and Detail 6 - Rated Wood Beam, Typical
Indicate on the plans the required installation criteria of the one-hour fire-resistance rated
(when tested in accordance with ASTM E 119 or UL 263) supporting construction of the
floor/ceiling over the ADU per IRC R302.3.1, similar to that noted in details 3 and 4 on
sheet A3.
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