20070116135125.pdfo'e E1) City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsr $qo (425) 771-0220
DATE: January 16, 2007
TO: Dan Garvida
dan@garvidadesign.com
FROM: Jenny Readwin, Plans Examiner
RE: Plan Check # 2006-1387
Project: Fajarillo Garage Conversion
Project Address:
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please redline plans or submit two (2) sets of revised
plans/documents (affected sheets only) with a written response to each of the items below to a
Permit Coordinator.
1) On the site plan show extent of fence surrounding swimming pool area. Per ECDC
19.00.005(0)(7) all swimming pools must be completely surrounded by a 6' high fence with
openings no larger than 2". All gates must be self closing self latching.. If current fence does not
meet these requirements fence must be upgraded.
2) Because this is an Adult Family Home and you are adding bedrooms please add exiting arrows
to this plan for all sleeping rooms or provide separate exit plan. Also room designations do not
match state licensing code designations (i.e. rooms that exit out the approved ramp are NS -1, S
are for rooms that only have exits using stairs). See attached Adult Family Home Handout for
requirements.
3) Please provide building sections (one Nortb/South and the other East/West) from the foundation
through the roof at the garage showing foundation dimensions, weather protection where garage
door was, insulation, floor joists, ledger, etc.).
#B3
PERMIT SUBMITTAL REQUIREMENTS
Adult Family Homes containing living facilities (including provisions for sleeping, eating, cooking and
sanitation) for six (6) or fewer residents are subject to the following requirements:
1. A City Compliance permit is required to verify minimum building and fire life -safety codes within the
Adult Family Home. Submit a complete permit application and required permit fee. Note, additional
recording fees are also required for covenant recording (See #2d and #7 below).
2. Complete Page 1 of the WABO inspection checklist attached (form can also be found on line at
www.wabo.org) and submit with the compliance permit application.
3. Floor plan of the resident area. Submit two (2) copies (scaled 1/4" =1') include the following:
a. Designate the use and size of all rooms and spaces including headroom (Le., living room 10
feet by 12 feet, 8 foot ceiling, etc.)
b. Indicate the path of travel (including stairs, ramps, platform lifts, etc.) from sleeping rooms to
a yard, alley or public way (i.e., street or alley)
C. Ramp permit approval required regardless of height or size. Provide construction details.
d. Show location of all heating appliances and thermostats, (i.e., furnace, wall heaters, etc.)
e. If two kitchens are proposed a `Second Kitchen Covenant' is required (recording fee)
£ Dimension all sleeping rooms including windows, doors, and sill height
g. Show smoke alarms (detectors) --MUST BE HARDWIRED AND INTERCONNECTED
h. Each sleeping room shall be designated by at least one of the following State Licensing code
requirements:
• Type S where the means of egress contains stairs, elevators or platform lifts.
• Type NS 1 — where one means of egress is at grade level or a ramp is constructed in
accordance with IRC Section 311.6.
• Type NS2 — where two means of egress are at grade level or ramps constructed in
accordance with IRC Section 311.6.
4. In addition, each sleeping room within the entire residence shall meet the following requirements:
a. Emergency egress by providing a door that leads directly to the outside OR a window with a
minimum net clear openable area of 5.7 square feet, a minimum clear openable height of 24
inches and minimum clear openable width of 20 inches. The window sill height cannot be
more than 44 inches above the finished floor.
b. The minimum sleeping room size is 70 square feet with 7 feet minimum headroom.
c. Smoke alarms are required in each sleeping room throughout the entire residence, in the outside
hallway of all sleeping room areas and on each floor of the residence. All smoke alarms shall
be hardwired and interconnected throughout the entire home (IBC 9.07.2.10.3). Wiring
shall be permanent without a disconnecting switch. Alarms shall sound an alarm audible in all
sleeping areas of the dwelling unit in which they are located.
d. All bedroom and bathroom doors shall be openable from the outside when locked. Every closet
that is provided with a door lock shall be readily openable from the inside.
5. A Fire Exit plan shall be developed for emergency evacuation of residents and must be submitted to the
City for review with the compliance permit. Once approved the Fire Exit plan shall be posted in the
house in a conspicuous place.
L:TEMP:BUILDING:TCODEHANDOUT/AFH B3 revised 9/06