2015-0639 Pruett addition-proposed ADU 4-Shapiro Arch.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: January 26, 2016
TO: AD Shapiro Architects
Tony Shapiro
tonys@adshapiro.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0639
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Project Address: 9011 192 Street SW
Project: Pruett addition-proposed ADU
Scope: Addition and remodel to existing SFR - proposed ADU not required to be
separated per IRC definition of dwelling unit, item 3 R-3/U occupancy group V-
B construction mechanical and plumbing included
disapproved
Please be advised that the building plans for the above referenced project have been
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
.
information, clarifications, or changes are neededReviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter.
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.
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Resubmittals must be made at the Development Services Department on the 2
Floor of City
Hall. Permit Center hours are M, T, Th, & F from 8am-4:30pm. The Permit Center is closed
on Wednesdays.
On sheet A 101 Cover Sheet, Code Notes, Vicinity Map, Project Team:
Energy Code Data - Note #8 and #16 Clarify the selected WSEC Table 406.2 option 3 d (note #8)
and option 4 (note #16). The existing structure is noted by the Snohomish County Assessors
office and in the Scope of Work Note #5 as being heated hydronically.
The response to the plan review comment states:
Energy Code: drawings are modified to use
a. 1a. .5 credit efficient bldg envelope
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b. 3d. 1.0 credit high efficiency zonal electric heating heat pump equip for 2
story heater/cooling
c. 5b. 1.5 credit efficient tankless gas water heating system.
Regarding note #8 The selection ofoption 1a cannot be used because the required modifications
to the floor insulation and slab insulation either cannot be met (there is not an underfloor or other
floor over an unheated space) or are already required prescriptively. Modifying the windows only
is not sufficient to develop the .5 credits. There does not appear to have been a proposal to reduce
the total UA by 5% per WSEC R402.1.4. As noted earlier, only option 3d develops credits for a
proposal that benefits only a portion or zone of the structure. However, option 3d regards homes
primary space heating system is zonal electric heating
where the , not hydronic.
Regarding note #16 - Option 4 regards the installation of a furnace to provide the required comfort
heat through a ducted distribution system. The furnace and all ductwork are required to be located
within the conditioned space. AFUE (Annual Fuel Utilization Efficiency) is a thermal efficiency
measure of a combustion appliance, such as a furnace selected under this option, and not an electric
heat pump.
As with most of the options, the building permit drawings shall specify the option being selected
and shall specify the heating equipment type and the minimum equipment efficiency of the primary
means of providing the required comfort heat per WSEC Table 406.2.
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