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2015-0639 Pruett addition-proposed ADU - Shapiro Arch.pdf City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 DATE: August 3, 2015 TO: AD Shapiro Architects Tony Shapiro tonys@adshipiro.com FROM: Chuck Miller, Plans Examiner RE: Plan Check: BLD2015-0639 Project: Pruett addition-proposed ADU nd Project Address: 9011 192 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. General Review Note: 1.The purpose of this building permit is for the work associated with a remodel and two-story addition to an existing structure, 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’. 2.Provide an ‘Existing Floor Plan’ including the present location of all mechanical appliances (and their fuel gas demands) and plumbing fixtures. 3.Indicate on the plans the location of all of the relocated and added mechanical appliances and their fuel gas demands. The proposed work and systems to support the separate dwelling units have not been clearly represented on the permit application or the submitted construction documents. Of particular concern is the gas piping sizing to meet the demands of the installed appliances. On sheet A 101 – Cover Sheet, Site Plan, Code Notes, Vicinity Map, Project Team: 4.Bldg Code Data a.Basic Allowable Floor Area – Clarify the building area limit noted. It does not appear to correspond to that indicated for ‘R-3’ or ‘U’ occupancy classifications in International Building Code (IBC) Table 503. b.Areas Doubled for Multistory B Occupancy – Clarify the building area noted. The proposed use does not appear to be as a ‘B’ occupancy, and IBC section 506.4 only regards single occupancy buildings. c.Total Area Allowed - Clarify the building area limit noted. It does not appear to correspond to that indicated for ‘R-3’ or ‘U’ occupancy classifications in International Building Code (IBC) Table 503. d.Occupant Load – Clarify the noted occupant load factor. It does not appear to correspond to that noted for ‘Residential’ or ‘Parking Garages’ per IBC Table 1004.1.2. e.Occupancy Separation – Clarify the required separation of occupancies. It does not appear to correspond to that indicated for ‘R’ and ‘U’ occupancy classifications in IBC Table 503. 5.Energy Code Data a.Note #2 – Indicate on the plans the requirement that in a building where the energy use will increase, existing ceiling, wall, or floor cavities required to be insulated and exposed during construction will comply with 2012 Washington State Energy Code (WSEC) Table R402.1.1. Existing 2x4 walls exposed during construction shall be insulated to a minimum of R-15. b.Note #4 – Change the U-factor for skylights from ‘0.80’ to ‘0.50’ per WSEC Table R402.1.1. c.Note #5 – Clarify the note “No insulation required since all slab is in unheated area.”. The existing structure is noted by the Snohomish County Assessor’s office and in the ‘Scope of Work’ – Note #5 – as being heated hydronically. Additional ‘slab-on-grade’ work appears to be proposed on sheet ‘A102’ – Demolition Floor Plan. d.Note #8 – Clarify the selected WSEC Table 406.2 option ‘3a’. The existing structure is noted by the Snohomish County Assessor’s office and in the ‘Scope of Work’ – Note #5 – as being heated hydronically. Option ‘3a’ regards furnace installations. e.Note #8 – Indicate on the plans the required maximum water use for showerheads and kitchen sink faucets of 1.75 GPM, and for all other lavatories of 1.0 GPM, per selected WSEC Table 406.2 option ‘5a’. f.Note #10 – Add the wording “and on each level” per International Residential Code (IRC) R314.3. g.Note #11 (listed required insulation and fenestration factors) – Change the following information per the selected WSEC Table 406.2 option ‘1a’: Floor slab – R-10 perimeter and under entire slab · Windows – U=0.28 · On sheet A 102 – Code Sheet: 6.Demolition Floor Plan – Clarify the difference in the square footage of the existing slab to be removed for the new ADU slab noted above gridline ‘1.7’ and that of the existing slab where the new ADU is to be located indicated between gridlines ‘F’ and ‘G’. 7.Building Notes a.Egress Notes – Edit the following information: Change the minimum net clear opening of the emergency escape and rescue · openings from ‘224 inches’ to ‘24 inches’. Add the wording “when measured from the bottom of the clear opening.” · after the word ‘levels’ per IRC 310.1. Page 2 of 6 b.Shower Notes – Clarify the wording regarding the use of gypsum board as a backer for adhesive application of ceramic tile or other required nonabsorbent finish and in areas subject to continuous high humidity or direct exposure to water. It does not appear to coincide with that of IRC 702.3.8. c.Garage Note – Change the wording regarding the required dwelling/garage separation from ‘have a double’ to ‘habitable’ per IRC Table R302.6. d.Water Heater Notes – Change the seismic zone for the required anchorage to resist displacement from ‘D2’ to ‘C, D, E, and F’ per Uniform Plumbing Code 507.2. On sheets A 111 – Main Floor Plan – and A 112 – Upper Floor Plan: 8.Indicate on the plans the location and extent of the masonry fireplace noted on sheet ‘A202’ – North Elevation. On sheet A 111 – Main Floor Plan: 9.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 for the proposed ADU per IRC R306.4. c.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. d.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 WSEC 403.1.1. The manifold/controls of a hydronic heat system must be equally accessible at all times, or a separate manifold/control must be available to independently regulate the system. e.Per the International Residential Code (IRC) definition of ‘dwelling’, and the meeting of the provisions allowed in it for one accessory dwelling unit, the construction of fire-resistance rated assemblies between the dwelling units is optional. Two of the provisions will be met with the compliance of the conditional use permit for the use of the portion of the structure as an ADU. The remaining requirement – “All required smoke alarms in the accessory dwelling unit and the primary dwelling unit are interconnected in such a manner that the actuation of one Page 3 of 6 alarm will activate all alarms in both the primary dwelling unit and the accessory dwelling unit.” – must be noted on the plans and verified in the field to allow for the option to not construct fire-resistance rated assemblies between the dwelling units. Otherwise, the proposed fire-resistance rated construction, and any related City of Edmonds plan review comments, must achieve the requirements of IRC R302.3. 10.Main Floor Plan a.Provide on the plans a door and window schedule, and a reference to it, for the various door and window installations associated with this project. Of particular interest are window required to be safety glazed per IRC R308, or serve as emergency escape and rescue openings per IRC R310, and doors required to be fire- resistance rated per IRC R302.4. b.Indicate on the plans the required smoke alarm outside of, and in the immediate vicinity of, ‘Bedroom 1’ per IRC R314. c.Indicate on the plans the required carbon monoxide alarm outside of, and in the immediate vicinity of, ‘Bedroom 1’ per IRC R314. d.Clarify the callout for wall type ‘WW31’ along the east wall of space ‘A106’ – Bath. It does not appear to meet the requirements of IRC R302.3 – see also plan review note # 9.e above. e.Clarify the callout for wall type ‘WW25’ along the south wall of space ‘101’ – Entry. No such wall type could be found on sheet ‘A 113’ or elsewhere among the submitted construction documents. f.Clarify the placement of a boiler in space ‘107 – Boiler. It does not appear to meet the combustion air requirements of IRC G2407. g.Clarify the difference in the representation of windows marked ‘A06’ in the north wall of space ‘A104’ – Bedroom 1 – and of that noted at that location on sheet ‘S-2’ – Main Floor. h.Clarify the difference in the representation of the window marked ‘01’ and door marked ‘101’ in the east wall of space ‘101’ – Entry – and of that noted at that location on sheet ‘S-2’ – Main Floor. On sheet A 112 – Upper Floor Plan: 11.Option A Upper Floor Plan a.Provide on the plans a detail, and a reference to it, for the required construction of the ‘1 hr rated hood exhaust chase from ADU kitchen below’ in compliance with ASTM E 119 or UL 263 – see also plan review note # 9.e above. b.Clarify the represented ‘structure’ along the east wall of space ‘104’ - Kitchen. A corresponding element could not be found on sheet ‘A 201’ – East Elevation. c.Clarify the difference in the representation of the windows in the west wall of space ‘201’ – Hall – on sheet ‘S-2’ – Upper Floor – and on sheet ‘S-3’ – Roof Level – and of that noted at that location on this sheet. d.Clarify the difference in the representation of the windows marked ‘A06’ in the north wall of space ‘203’ – Master Bedroom – and of that noted at that location on sheet ‘S-2’ – Upper Floor – and on sheet ‘S-3’ – Roof Level. Page 4 of 6 On sheet A 113 – Roof Plan, Exterior Details, Partition Types: 12.Wall Legend – WW 22 – Clarify the indicated required thickness of the gypsum wallboard to be installed. It does not appear to be that noted for ‘GA File No. WP 3510’ in the Gypsum Association ‘Fire Resistance Design Manual’. The required fasteners (type, length, shank, head diameter), and their spacing, must also be specified on the plans to guide proper installation and inspection – see also plan review note # 9.e above. On sheet A 202 – North & South Elevations: 13.North Elevation a.Clarify the difference in the representation of the window marked ‘A08’ in the north wall of space ‘A106’ – Bath – and of that shown on sheet ‘A 111’ – Main Floor Plan – and sheet ‘S-2’ – Detail #1 Main Floor. b.Clarify the difference in the representation of the windows on each side of the ‘French’ doors in the south wall of space ‘103’ – Dining – and of that shown on sheet ‘A 111’ – Main Floor Plan – and sheet ‘S-2’ – Detail #1 Main Floor. On sheet A301 – Building Sections: 14.Detail #1 – 301 ADU Master Bedroom Looking North - and Detail #3 – Entry Stair Looking West – Indicate on the plans the required minimum 1-hour fire-resistance rated floor/ceiling construction between the separate dwelling units per IRC 302.3 – see also plan review note #9.e above. On sheet S-2 – Structural Plans: 15.Detail #1 – Main Floor a.Indicate on the plans the minimum required post to support the loads below the trimmer(s) between the two windows marked ‘43’ in space ‘208’ – Studio/Office. b.Clarify the callout for the 24x24 isolated footing to be used to support the north end of beam ‘B2-3’ – existing beam/3.5x11.875 PSL. It appears to be undersized for the loads anticipated by the represented construction. The loads noted in the provided structural calculations do not appear to account for the tributary load from the existing roof on the cantilevered end of the beam. The south end of the ‘existing roof beam to remain’ appears to also be bearing at the same location. 16.Detail #2 – Upper Floor a.Provide on the plans a legend, or other description, indicating the meaning of the ‘letter-P-in-circle’ with arrow(s). b.Clarify the represented ‘structure’ along the east wall of space ‘104’ - Kitchen. A corresponding element could not be found on sheet ‘A 201’ – East Elevation. On sheet S-2 and/or sheet S-3 – Structural Plans: 17.S-2 – Upper Floor – or S-3 a.Indicate on the plans the minimum required posts to support the loads below the west ends of the girder trusses supporting the ‘truss girder or 5.25x14 PSL (RB-2)’ over space ‘203’ – Master Bedroom. Page 5 of 6 b.Indicate on the plans the minimum required post to support the loads below the south end of the beam used to support the south girder truss over the south-most window marked ‘A10’ in the east wall of space ‘201’ – Hall. On sheet S-3 Structural Plans: 18.Roof Level a.Clarify the note “6,600 LBS OF TOTAL REACTIONS” at each end of the ‘truss girder or 5.25x14 PSL (RB-2)’ over space ‘203’ – Master Bedroom. The load at the north end appears to be lower than that anticipated by the represented construction. b.Clarify the callout for the 2x10s to be installed at 24 inches on-center and be used as roof rafters. They appear to be over spanned and fail in bending. c.Clarify the represented ‘structure’ along the east wall of space ‘104’ - Kitchen. A corresponding element could not be found on sheet ‘A 201’ – East Elevation. d.Indicate on the plans the required minimum ‘existing beam to be verified’ used to support the loads over the east and west walls of the ‘Kitchen’ to guide proper construction and inspection. e.Clarify the placement of the notes “Existing beam to be verified…” on the ‘Roof Level’ framing detail. The construction represented on detail ‘10/S-4’ and ‘15/S4’ suggest that the note might be more appropriate on ‘Detail #2’ – Upper Floor – on sheet ‘S-2’. On sheet S-4 – Structural Details: 19.Detail #1 - Indicate on the plans the minimum required width of the foundation wall to guide proper construction and inspection. 20.Details #10, #15, and #16 – Indicate on the plans the required minimum attachment of the ‘bottom plate’ of the ‘extended and spliced’ wall framing to the ‘top plate’ of the existing wall framing to resist lateral loads. 21.Detail #14 – Clarify the callout for ‘(3)2x6 under post’ below the midspan of the SIP roof. It does not appear to correspond to the construction represented on sheet ‘S-3’ – Roof Level. 22.Detail #18 – Indicate on the plans the required installation of blocking between the wall studs to be used for the attachment of the ‘2x ledger’. 23.Detail #19 – Indicate on the plans the required installation of blocking between the wall studs to be used for the attachment of the ‘2x ledger’. Page 6 of 6