2015-1619 Mangum (H2D-Perbix SE).pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: February 3, 2016
TO: Carmen Ulrich
H2D Architects
carmenu@h2darchitects.com
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2015-1619
Project: Mangum Addition/Remodel
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Project Address: 625 6 Avenue S.
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.
Sheet A1.1
1.The office spaces within the basement could readily be converted to sleeping rooms
considering that they will be equipped with smoke detectors and egress windows/window
wells. Therefore it is suggested that another smoke detector be installed outside of and in
the vicinity of the office doors per IRC R314.
2.Furnace Note #4 references the SBC, when it should reference the IRC.
3.It appears that this level could readily be used as an Accessory Dwelling Unit (ADU). If an
ADU is desired, an additional permit (conditional use permit) is required. In addition to the
permitting required, the following items must be addressed on the plans:
a.Indicate on the plans the location of the water service shut off valve. It 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.
b.Indicate on the plans the location of the electric service disconnect. It 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.
c.It appears that no natural gas is to be used within this space. If there is gas within
this space, 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.
d.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. In this case, clarify if the
electric furnace shown is to heat the entire structure, or just the lower floor. There
must be at least one thermostat in each dwelling unit to regulate the temperature per
Washington State Energy Code (WSEC) 403.1.1. Ducted systems are prohibited
from obtaining outdoor and return air from another dwelling unit per IRC M1602.2.
e.Indicate on the plans the method to be used to provide the required whole house
mechanical ventilation per IRC M1507.3 for the portion of the structure to be used as
an ADU.
f.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.
Otherwise, the dwelling units must be separated from each other by wall and
floor/ceiling assemblies having not less than one-hour fire-resistance rating when
tested in accordance with ASTM E 119 or UL 263 per IRC R302.3.
Sheet A1.2
4.The existing window within the recreation room (above the window well below) will require
safety glazing due to its proximity to the new location of the reused door per IRC R308.4.
Sheet S2.1
5.There are 2 question marks shown along the west side of the roof framing plan. Please
verify that no information is missing.
6. It appears that there are walls along the west side of the upper floor that are represented as
SW-4 shear walls, but dont meet the aspect ratio set forth in AF&PA SDPWS section 4.3.4.
Please verify.
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