2016-0026 Cook (Cross Creek Construction).pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: January 26, 2016
TO: Eric Meinke
Cross Creek Construction
crosscreekco@yahoo.com
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2016-0026
Project: Cook ADU
Project Address: 632 Maple Street
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.
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Resubmittals must be made at the Development Services Department on the 2 Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm. The Permit Center is closed on
Wednesdays.
Reviews by other divisions, such as Planning, Engineering, or Fire, may result in additional
comments.
General Review Comments:
1.It appears from the drawings submitted in 2003 that the ADU is proposed to be created
above garage space. Please indicate on the plans that the ceiling of the garage below is to be
verified as 1-hour fire-rated construction per IRC R302.6. Field verification will be
required.
2.It is unclear how the ADU space is to be heated. Please specify the method of providing
comfort heat to that space.
3.The creation of two separate dwelling units within a structure designed as a single dwelling
unit has specific requirements to meet the welfare and life safety requirements of the
Building Division and the community development concerns of the Planning Division
including:
a.The water service shut off 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. Please show where this is to be located.
b.The electrical service disconnect 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.
Please show where this is to be located.
c.The natural gas service shut off valve (as applicable) 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.
Otherwise, specify that no natural gas appliances will be used.
d.It must be specified how the whole house mechanical ventilation per IRC M1507.3
will be achieved the portion of the structure to be used as an ADU.
e.Per the International Residential Code (IRC) definition of dwelling, and the
provisions allowed in it for one accessory dwelling unit, the construction of fire-
resistance rated assemblies between the dwelling units is optional provided that 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. This
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.
4.Provide an exhaust fan within the bathroom per IRC M1507.
5.Please show the toilet and the tub or shower in the bathroom.
6.It should be noted on the plans that the insulation provided is to conform to the Washington
State Energy Code (WESC) Table R402.1.1.
7.While it is not prohibited by Code, it is not recommended that a smoke detector be located
within the kitchen. It is suggested that it be located elsewhere outside of and in the vicinity
of the bedroom door.
8.Please show the locations of all windows and doors on the floor plan. In addition, verify
that the bedroom is equipped with an emergency egress window conforming to IRC R310.
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