20180625151306.pdfBussard Additlon
831 Caspers St
Preston Fosmore
Fosmore Construct¡on
Preston F@ Fosmo reCo nstruction.com
Plan Review Comment Response Letter
Genera[:
1. The City of Edmonds requires ptans with load carrying members I'and longer to have
structuraI catcutations provided for review. Ptease inctude two sets of gravity
catculations.
Structural Calculations have been prepared by Weyerhauser and included with the resubmission.
2. lt is unctear how the lateraI considerations for both wind and seismic witt be
accomptished. lfyou intend to provide a prescriptive design in accordance with section
ó02.10 ofthe 2015 lnternationat ResidentiaI Code, ptease indicate which method(s) and
code sections on the ptans. lf you intend to have the Washington State Iicensed Engineer
create a design, please provide two sets of stamped catcutations.
Lateral Reinforcement by Continuous Wood Structural Panel sheathing, T /16" thick and nailed @ 6" at
the edges and 12" ¡n the field as per Method 3a of Section 602.10 of the 2015 lnternational Residential
Code. This note included on page 2.
3. As the ptanning department has indicated in their review, this addition fits the
description of an'Accessory Dwetting Unit".lf this is the intent of the addition, you witt
need to provide a t hour fire separation between the units or interconnect the smoke and
carbon monoxide detectors of the two units. Additionatty. you wit[ need to provide
intendant water shut off and etectricat paneI that are readity accessibte to the occupants
of the A0U without requiring speciat provisions to access through the primary dwetting.
Ptease ctarify and indicate on the ptans.
The client has opted to forego the supplemental kitchen as the additional administrative costs of an ADU
are outside their budget. Notes on an interconnected smoke detector system have been included on
pages 2 and 3 of the floor plans.
4. Ptan sheet 2 indicates an electric watl heater in the laundry room but does not appear to
indicate how the rest of the addition witt be heated. Ptease ctarify and indicate on the
ptans.
The addition will be heated by a 40,000 BTU direct-vent gas fireplace that faces the bedroom and living
room and is controlled by a thermostat ¡n the living room.
5. The proposed addition exceeds 500 square feet and witt require "whote house"
mechanicatventitation in accordance with M1507.3. lf this is intended to be an "AIIU"
the system is onty required to ventitate the new portion, if this is truty an addition the
system must accommodate the entire home. Ptease indicate on the ptans.
QuietCool 6,924 CFM Whole-House Exhauast Fan to be installed in a common area on the second story
of the existing house and controlled with QuietCool Wi-Fi Smart Control Hub for whole house fans. Thís
is noted on page 3.
ó. Carbon Monoxide detectors are required on each [eve[ ofthe home and outside every
steeping area. Ptease indicate on the ptans.
Notes on Carbon Monoxide detectors have been included on pages 2 and 3
Pta nn ing:
1. Accessory tlwetting Unit The proposed addition meets the definition of an Accessory Dwelting Unit (A0U) according to ECÐC
21.05.015 and is, therefore, subject to the requirements of ECUC Chapter 20.21. Prior to obtaining buitding permit approvat, a
proposed A[}U must undergo review and approvat of a Conditional. Use Permit. Ptease refer to the City's AIIU handout (llandout #P1)
for additionat information on the review process and requirements. As part of your apptication for a Conditionat Use Permit for the
ADU, it witt need to be shown that the proposal compties with atl requirements of ECIIC Chapler 2ß.21. inctuding but not timited to a
timitation on the size of the AUU (not to exceed 800 square feet), the need to provide three off-street parking stalts, and
confirmation that the owner witL reside in either the main residence or the A0U. lf you have any questions on the ConditionaI Use
Permit review process or the A[}U requirements of EC[JC Chapter 20.21. ptease contact the Ptanning 0ivision.
The client has opted to forego the supplemental k¡tchen as the additional administrative costs of an ADU
are outside their budget.
2. Site Ptan Ptease make the fottowing corrections to your site ptan: a. The property dimensions are shown incorrectty on the site
pl.an. According to Snohomish County Assessor's records, the legaI description for the site is as foltows: ÛIANA LEE A[l[} BLK 000 0-
00 - L0T 4 LESS SIHY. The southeastern corner ofthe originatty ptatted lot was removed for the right-of-way. Ptease correct the
property dimensions as necessary.
b. When correcting the dimensions of the lot to be consistent with the tegat description, be sure to atso update the tot area,
proposed setback distances, and lot coverage catculations accordingty. Make any necessary revisions in order for the proposaI to
compty with the site devetopment standards as measured from the corrected property tines.
c. lndicate the shortest distance from the proposed stairsto the eastern property [ine. lt must be shown that these stairs compty
with the minimum required 10'side setback lf necessary, revise the proposat in order to compty with this side setback
requirement.
Corrections have been made to the site plan on page 1
3. Lot Coverage: Lot coverage is defined as the totat ground coverage of atl buitdings or structures on a site measured from the
outside of externaI watts or supporting members exctuding a maximum of 30" of eaves. The maximum atlowed lot coverage within
the RS-12 zone is 35% of the ¡reltot area. Ptease note that the lot coverage catcutations are separate from impervious surface
catcutations. The lot coverage calcutations on your site ptan appear inc0rrect. Ptease update the tot coverage catcutations to
inctude the footprint of the existing residence and proposed addition as wet[ as the existing covered front porch (measured out to
the support posts). proposed exterior stairs, any existing or proposed cantitevers or projections, and any existing or proposed
accessory structures. Ptease revise accordingty and ctearty indicate what was inctuded in the lot coverage catcutations.
Additionatty. the proposed tot coverage shoutd be calcutated as a percentage of the corrected lot area as discussed above.
Corrections have been made to the site plan on page 1
4. Height Catcutations: lndicate the average originaI grade, maximum allowed height, and proposed height on the building
etevation views.
Corrections have been made to the elevations on page 4