3198_001.pdfDATE:
TO:
FROM
RE:
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
October 7, 2019
Ola Groset
iriagroset(a)yahoo.coni
Donovan Akau, Plans Examiner
Plan Check: BLD2019-0975
Project Address: 22027 961h Ave. West
Scope: New SFR, ADU, R-3, VB Construction.
12/1/19
See response to comments
below in red...
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 pinns/documents, including a written response in
itemized letter format indicatinp. where lite 'clouded' or otherwise hiahliphted chanees 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 firom 8:30am-12pm on Wednesdays.
Sheet A3:
Sheet A5:
Sheet A6:
1. South Elevation indicates 3 windows located at the interior stair way of the SFR. A6 indicates one
window at interior stairwell of SFR, Please clarify/correct the plans of installation/location of the
window(s) at interior stairwell. The view level on sheet A6 has been revised to indicate the
three windows at the stairway.
2. One -hour fire rated walls and horizontal assemblies are required between the main dwelling and the
accessory dwelling unit. Provide details of fire rated walls and floor -ceilings on the plans, including the
complete listed and tested fire rated assemblies and cross-reference where they apply on the plans. 2015
IRC section R302.3 and R302.4. Additional details for 1 hour assemblies added to sheet A4. 1 hour walls
have been indicated on 2nd floor and 1 hour floor area has been hatched on main floor.
3. The master bathroom mechanical ventilation is not identified on the plans. Please identify that there is a
mechanical fan along with the CFM rating. Revised and added fans at toilet room and shower area.
4. Make up air is required for the laundry room as indicated on the main floor. Please show on the plans a
minimum 100 square make-up air opening into this room. IRC G2439.5 and IMC 504.6
Additional note added to laundry room at main floor.
5. Make up air is required for both laundry closets as indicated on the 2,d floor plan for the new SFR and
ADU. Please show on the plans a minimum 100 square make-up air opening for both laundry closets on
the 2 "d floor. IRC G2439.5 and IMC 504.6 Additional note added to ADU laundry closet. Furthermore,
the laundry closet on the 2nd floor has been eliminated.
6. With the required I hour separation between the new SRF and ADU, it appears that an additional attic
access will be required for the SFR. Correct/indicate where the additional attic access will be located in
the SFR for this project on the plans. An additional access has been added to bedroom 2 of the
main residence.
General:
7. The primary residence and the proposed ADU must act as independent dwellings. Please indicate on the
plans where the electrical panel and water shut off will be located for each dwelling. These locations
must be readily accessible to the dwelling they service without having to access through the adjacent
dwelling. Please indicate on the plans where the water shut off(s) and electrical panel(s) will be located
for the primary residence and ADU or provide documentation on the plans that the utilities for both the
SFR and ADI.) are readily accessible, by both the tenant of the ADU and the owner of the SFR.
Main unit Elect. & shutoff in garage as noted, ADU Elect. panel & water shutoff on 2nd floor near kitchen
8. The Whole house ventilation is required to be separate for the independent use of an ADU and SFR.
111casc show on the plans ho%v this is to be achieved to ineet section M 1507.3 2015 IRC.
Two separate whole house fans will be incorporated, each with their owl) controls. Notes
revised on floor plans plans at main and 2nd floor and ventilation table on sheet A2 revised to
indicate and calculate the two whole house fan and their spaces.
Upon review of the resubmitted documents, additional comments may be generated.
Sincerely,
Donovan Akau
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