2015-1115 Crosby SFR - Nash Arch.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 21, 2015
TO: Crosby Homes, Inc.
chuckcrosby@cox.net
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-1115
Project: Crosby SFR
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Project Address: 23207 75 Place 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 Note:
1.The purpose of this building permit is for the construction of a new single family dwelling
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.General notes regarding the proposed ADU - The creation of two separate dwelling units
within a structure 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 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.
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 Washington State
Energy Code (WSEC) 403.1.1. Ducted systems are prohibited from obtaining
outdoor and return air from another dwelling unit per IRC M1602.2.
e.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.
f.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.
On sheet A1:
3.2012 WSEC Notes Ventilation Change the code section references for the type of system
and the sizing of the fan to be used to provide whole house ventilation from M1508.3,
Table M1508.2, and Table M1508.3 to M1507.3.4, Table M1507.3.3(1), and Table
1507.3.3(2) per the 2012 IRC.
On sheet A3:
4.Foundation Plan
a.Provide on the plans a callout for Detail 3 on sheet G1 for the minimum required
construction of the continuous footings/foundation to guide proper review,
installation, and inspection.
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b.Provide on the plans a detail, and a reference to it, for the minimum required
construction when the floor joists are parallel to the basement footings/foundation
wall to guide proper review, installation, and inspection. The design must be
supported by calculations, especially regarding the area adjacent the stairway with
the narrow floor diaphragm and large floor opening.
c.Indicate on the plans the minimum required construction to support the loads below
the load-bearing element represented over the east door to the lower floor Storage
on sheet A5.
On sheet A4:
5.Lower Floor Plan
a.Indicate on the plans the required smoke alarm outside of the sleeping area in the
immediate vicinity of the bedroom of the ADU Unit, or relocate that indicated in
the Living Room, per IRC R314.
b.Indicate on the plans the required carbon monoxide alarm outside of the sleeping
area in the immediate vicinity of the bedroom of the ADU Unit, or relocate that
indicated in the Living Room, per IRC R315.
On sheet A5:
6.Main Floor Framing Plan
a.Clarify the floor framing represented for the landing at the top of the stairs up from
the lower floor. It does not appear to reflect that anticipated by the use indicated on
sheet A6.
b.Clarify the callout to detail 2/L-1 for the required construction of the cantilevered
portion of the floor of the Great Room. The referenced detail does not appear to
include the deck ledger, or are the west ends of the deck joists going to be supported
by the wall below as suggested by the Main Floor Framing Plan?
c.Indicate on the plans the minimum required construction to support the loads below
each end of the P1-6 shear walls along the east side of the Great Room.
On sheet A6:
7.Main Floor Plan
a.Eliminate the indicated crawl space access in the closet of the Foyer. It does not
appear to correspond to the represented use of the space below on sheet A4
Lower Floor Plan.
b.Eliminate, or change the indicated PT. LD ABV and placement of the (3)2x6
designated at various locations in the west portion of the structure to reflect that
anticipated by the roof construction represented on sheet A7.
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