2016-0368 Bielas ADU.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 15, 2016
TO: Brandon Bielas
brandonjbielas@gmail.com
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2016-0368
Project: Bielas Residence
th
Project Address: 8623 244 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.
1.Please clarify on the plans how the R-10 (2 at perimeter) slab insulation requirements for
living space over slab on grade will be met per Washington State Energy Code (WSEC)
Table 402.1.1.
2.Please specify the path of compliance per R406 of the WSEC which states that additional
heated space up to 750 square feet requires 0.5 energy credit per Table R406.2.
3.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 shut 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. Please show where this is to be located.
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.
Please show where this is to be located.
4.It should be noted on the plans that the insulation provided within the new exterior wall
where the garage door is currently shall to conform to the Washington State Energy Code
(WESC) Table R402.1.1, i.e. R-21 required. Either specify a 2x6 wall with batt insulation
or specify what insulation will be used in a 2x4 wall to achieve the required R-21 (such as
closed cell spray foam insulation. All existing walls are to be upgraded to the highest R-
value possible within the existing cavity. For example 2x4 framing will require R-15 if
fiberglass batt insulation is used.
5.Please identify which bedroom window will comply with the emergency egress
requirements set forth in IRC R310.1.
6.Verify a 50 CFM minimum exhaust fan within the existing bathroom per IRC M1507.4.
7.Please show the new location of the dryer to help guide proper inspection.
and
8.Note that the smoke detectors within the entire structure are to be interconnected
hardwired
per IRC R315.
9.Please show the carbon monoxide detector at the lower floor per IRC R315.
10.Provide a double 2x10 minimum above the proposed or provide engineering showing that a
single 2x10 is structurally adequate.
11.Specify the diameter, spacing and embedment depth of the proposed anchor bolts to be used.
12.Verify that the top of foundation will be 6 minimum above finished grade or provide
weather treated wood for any elements lower than 6 above finished grade.
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