2015-1032 Rifai.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 22, 2015
TO: Jihad Rifai
gianniii@hotmail.com
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2015-1032
Project: Rifai Addition
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Project Address: 18613 80 Avenue W.
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.
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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.
Reviews by other divisions, such as Planning, Engineering, or Fire, may result in additional
comments.
General Review Comments:
1.It appears as though the resulting dwelling of the remodel/addition represented on the plans
may be intended for 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.If an ADU usage is desired, the creation of two separate dwelling units within a structure
designed as a single dwelling unit has specific requirements to meet the welfare and life
safety requirements of the Building Division and the community development concerns of
the Planning Division including:
a.The water service shout off 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.The electrical service disconnect 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.
c.The natural gas service shut off valve (as applicable) 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.It must be specified how the whole house mechanical ventilation per IRC M1507.3
will be achieved for each of the portion of the structure to be used as an ADU.
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
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 dwelling units must be separated from each other by wall and
floor/ceiling assemblies having not less than one-hour fire-resistance rating when
tested in accordance with ASTM E 119 or UL 263 per IRC R302.3.
Sheet A2:
3.The Code references for notes P-1 and P-6 appear to be incorrect. Please verify.
4.The window adjacent to the toilet and shower in the bathroom is required to be safety
glazing per IRC R308.4.
Sheet A3:
5.Many of the notes are referencing Code sections from the 2009 IRC. Please update these
references to the current Code sections.
6.The window adjacent to the sink in the bathroom and the window along the exterior wall of
the bedroom are required to be safety glazing per IRC R308.4.
Sheet E:
7.There are conflicting specifications regarding the U-Factor to be used for the new windows.
In some places it is specified that windows must have a UF of 0.28 minimum per WSEC
Table 406.2 Option 1a. Other locations present other UF values for the windows. Please
make these requirements consistent throughout.
8.Whole House Ventilation the whole house ventilation timer requirements should be
expressed in increments of minutes/4-hour period per IRC M1507.3.3(1) and M1507.3.3(2).
In addition, refer to comment 1d above.
Sheet S2:
9.Main Floor Framing Plan
a.Provide seismic connections at the deck per IRC R507.2.3.
b.It appears that joists 2.6 (2x10@16 o.c.) are overstressed as represented. The
calculations show that they were analyzed as a shorter span than shown.
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Sheet S3:
10.Roof Framing Plan
a.It appears that the beam 1.1 (3.5x11.875 LSL) is overstressed as represented. The
calculations show that the beam was analyzed as a shorter span than shown.
Sheet S4:
11.Typical Wall Section
a.Provide nailing requirement for shear transfer from the upper floor bottom plate to
the rim joist, or specify where the wall sheathing will break.
b.The note regarding anchor bolts refers to the shear wall schedule for spacing, but no
shear wall schedule could be found. Specify the spacing.
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