Building Comments 2.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: June 2, 2015
TO: Mark Travers Architect
mark@marktraversarchitect.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0447
Project: Hellene remodel-proposed ADU
Project Address: 18908 Olympic View Drive
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. Items that recur on this list appear in italics.
General Review Note:
1.The purpose of this building permit is a remodel of the upper floor (convert a bedroom to a
bathroom) and of the lower level/basement (remove walls, add doors, bedroom, laundry,
kitchen), 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.Discussions regarding fire-resistance rated construction between the separate dwellings in a
structure with an ADU have occurred between this and other authorities having jurisdiction
and have resulted in the following determination as it applies to this project:
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.
On sheet A2.1:
3.General notes regarding the proposed ADU - The creation of two separate dwelling units
within a structure originally 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 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. The location of the natural gas service shut off valve identified
on the resubmitted plan appears to be at the kitchen sink.
b.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. It appears that a thermostat has been indicated
(incorrectly marked 3 natural gas service shut off valve) in the hallway adjacent
the bathroom. A clouded note Whole House Mechanical Ventilation indicates
whole-house ventilation integrated with the forced-air ventilation system and a
furnace has been identified in the space Storage (Primary, Unlivable) without
noting which residence its serving. This system must be separate from that
providing the comfort heat and whole-house ventilation for the other residence. The
local exhaust fan in the bathroom marked 5 has also been identified as Whole-
House Mechanical Ventilation, but is typically not part of an integrated system.
4.Proposed Main Floor Plan
a.Clarify the callout on the plans for the window marked B in the east wall of the east
Bedroom. It appears to be different than that noted on the Window Schedule on
sheet A3. No change was observed on the resubmitted sheet.
5.Proposed Basement Floor Plan
a.Indicate on the plans the required minimum beam(s) to be used to support the loads
over the added door on the west side of the space used to access the Storage
(Primary) area and over the added door on the west side of the Living Room to
guide proper review, construction, and inspection. Provide floor and roof framing
plans (or a section representing general framing details, i.e. stick-framed or truss
roof, floor joists, etc.). No change was observed on the resubmitted sheet.
b.Indicate on the plans the required minimum beam to be used to support the loads
over the window in the west wall of the Living Room marked A.
c.Indicate on the plans the required minimum beam(s) to be used to support the loads
over the added door on the west side of the Primary Storage area and over the
opening between the Living Room and the Kitchen. No change was observed on
the resubmitted sheet. Adequate bearing for point loads (beyond the existing slab)
must also be provided or verified.
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