2016-0165 Sebhatu (AFH).pdfOV EQ_4 City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: February 19, 2016
TO: Teages Sebhatu
tea�,es.sebhatu@yahoo.com
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2016-0165
Project: Adult Family Home Remodel/Addition
Project Address: 7520 Ridge Way
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.
General Comments
1. Please clearly indicate on the floor plans if any of the existing windows will be replaced. If
all of the windows are to be replaced, please note that on the plans.
2. It appears that the upstairs bedrooms are not to be used as part of the Adult Family Home.
Please state on the plans that those bedrooms upstairs will not be utilized for that purpose.
3. Show the locations of all heating appliances and thermostats.
4. Indicate on the plans that all bedroom and bathroom doors shall be openable from the
outside when locked. Similarly, indicate the every closet that is provided with a door lock
shall be readily openable from the inside.
5. In converting garage space to heated living space, there are requirements set forth in the
Washington State Energy Code (WSEC) that need to be satisfied. Specify the path of
compliance to satisfy those requirements regarding WSEC Table 406.2.
6. Specify how the whole house ventilation requirements will be satisfied per IRC M1507.
7. Specify on the plans that the structure will be 'R-3 — Adult Family Home'.
8. Provide safety glazing at the 5040 window between the new 3 6 6 8 man -door and the corner of
the building.
9. Identify all plumbing fixtures that will be new, replaced or moved.
10. The furring walls are shown to be 2x4. Please specify the insulation to be used in achieving
the R-21 minimum set forth in WSEC Table R402. 1. 1.
Structural Comments
11. Detail 5 shows a concrete curb to be poured up providing the required separation between
existing grade and the wood elements used to construct the wall above. However, there is
no connection shown between that curb and the garage slab below. There should be some
connection between the two elements to ensure they
12. Revise the elevations to show the upper floor cantilevered over the front of the garage.
13. It is shown on the I st Floor Demo Plan that the interior end of the central floor beam over
the garage bears adjacent to an existing door that is to be removed. With the removal of that
portion of wall, indicate how that end of the beam will be supported.
14. It appears that a new window is to be added in Bedroom D. The remainder of that wall line
does not appear to meet the requirements of IRC Chapter 6 for a prescriptive design. Either
clarify how the submitted design meets the prescriptive requirements or provide lateral
calculations stamped by an engineer licensed in the State of Washington.
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