2017-1288 Newsome ADU.pdfCity of Edmonds
OV EDAI 0
PLAN REVIEW COMMENTS
. ..... BUILDING DIVISION
(425) 771-0220
DATE: October 24, 2017
TO: Robert Newsome
mewsome@comcast.net
FROM: Eric Carter, Plans Examiner
RE: Plan Check: BLD2017-1187
Project Address: 23730 104th AVE W
Scope: ADU Addition / Single Family Dwelling, — R-3/U occupancy group — V-B
construction— mechanical and plumbing included
Please be advised that the building plans for the above referenced project have been disapproved
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 needed. Reviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter. Items that recur on this list appear in italics.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter format indicating where the 'clouded' or otherwise
hi2hli2hted chan2es can be found on the revised plans, have been submitted to a Permit
Coordinator.
Resubmittals must be made at the Development Services Department on the 2 d Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
During the cursory review of the submitted building plans, several items were found to be insufficient
or more clarification is needed prior to plan approval.
Site plan:
1. This plan will be reviewed under the 2015 Washington State Energy code. The plans reference
2012 WSEC. Please update the note on the plans.
2. The 2015 WSEC requires that these plans identify the prescriptive requirements of table
R402.1.3 plus an additional 1.5 energy credits from table R406.2. Please reference elected
energy credits on the plans.
General:
The primary residence and the proposed ADU must act as independent dwellings. Please
indicate on the plans where the electrical panel, water shut off, gas service disconnect
and heating appliances will be located for the proposed dwelling. These locations must
be readily accessible to the dwelling they service without having to access through the
adjacent dwelling.
4. In each unit, smoke alarms shall be installed in each sleeping room, outside of each separate
sleeping area and in the immediate vicinity of the bedrooms, and on each level (including
basements and habitable attics). All required smoke alarms shall be 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. Please indicate the locations of the smoke alarms on
the plans.
5. Carbon Monoxide alarms are required to be installed one each level of the proposed ADU
dwelling and within the immediate vicinity of each sleeping area. Please indicate the locations of
the CO alarms on the plans.
6. Construction details or references to the S sheets are not indicated on the A pages of the plans.
Furthermore; the Engineer of Record must review and stamp each page of the plans in which
their work has been used or identified for compliance. Please have the Engineer of Record
review the proposed A pages and stamp for compliance.
7. Local exhaust fans shall be installed in each kitchen, bathroom, water closet, laundry room, and
any other room where water vapor or cooking odors are produced per the 2015 International
Residential Code section M 15 07.4 Please indicate on the plans the location and CFM rating of
each local exhaust fan in accordance with section M 1507.4.
8. Each new dwelling shall be equipped with a "whole house" ventilation system. Please indicate
on the plans what method of whole house ventilation will be used in accordance with IRC
M1507.3.
9. Emergency escape and reuse openings are required. Basements, habitable attics and every
sleeping room shall not have less than one operable emergency escape and rescue opening.
These openings must have not less than 5.7 square feet of net clear opening. These openings
must have a minimum clear width of 20 inches and clear height of 24 inches. Window sill
heights must not exceed 44 inches off the floor. Please indicted which openings will be used as
the emergency escape opening on the plans.
This plan review has not been completed, additional comments may be generated upon review of the
resubmitted documents.
Please let me know if I can be of any additional assistance.
Eric Carter
Page 2 of 3
Page 3 of 3