Loading...
2016-0706 Abateneh (2).pdf City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 DATE: August 31, 2016 TO: Nebiyu M. Abateneh nebiyuma@yahoo.com FROM: Andrew Gahan, Plans Examiner RE: Plan Check: BLD2016-0706 Project: Remodel SFR to AFH th Project Address: 7709 236 Street SW 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. Adult Family Home Comments 1.A maximum of (6) bedrooms can be used to house residents in an Adult Family Home (AFH) per DSHS requirements. In addition, those bedrooms specified for that use must be labeled ‘A’ through ‘F’ on the plans. Other bedrooms must be explicitly labeled on the plan that they are not for use as part of the AFH. 2.All bedrooms and bathrooms must be openable from the outside when locked. In addition, any closet with a lock must be openable from inside. Please specify on the plans the hardware to be used to achieve this end. 3.Please provide fire extinguisher locations on the plans. Plan Comments 4.Please relocate the combination SD/CO from adjacent to the stairs around the corner in the ‘Receiving Room’ so as to locate it equidistant from both bedrooms on that side of the structure. 5.Note that a SD/CO must be located on the upper level. Also note on the plans that all required SD’s, on both levels, must be interconnected and hard-wired per IRC R314. 6.Note on the plans that the bathrooms will require grab bars per WA State Amended IRC R325.8. 7.Note on the plans that the ramp/hand rails are to comply with WA State Amended IRC R325.9. 8.The framing plan shows an unlabeled header along an apparent bearing wall over the new washer/dryer location. Please specify that member. 9.Exhaust fans are required in the laundry room, each bathroom and within the kitchen per IRC M1507. Please add these to the plans. 10.There appears to be a ‘dead space’ between the bedroom closet and the stairway. Please specify the use for this space and how it is accessed, or specify it as dead space. 11. Please show on the plans how the furnace room is accessed. Additional Information/Requirements Needed 12.Due to the structural work to be completed for this project, the following will be required to complete the plans: a.Roof Framing Plan b.Upper Floor Plan c.Upper Floor Framing Plan d.Ramp Framing Plan e.Ramp Foundation Plan 13.Provide a detail showing how the infill portion of the garage doors will be constructed. Will there be a new concrete curb to maintain clearance from the driveway? Will the wall, including sheeting, studs, plates, etc. be built completely from pressure-treated lumber? 14.Please detail how the Washington State Energy Code (WSEC) requirements for insulation per Table R402.1.1 will be met in the area where the garage will be converted to living space. This includes R-10 perimeter slab insulation, R-21 wall insulation and R-49 insulation within the attic space. Please provide details in the plans for the slab insulation including each specific condition (at driveway, grade, patio, etc.). Please specify the wall and attic insulation on the plans. 15.It appears that at least one new window will be added to the rear of the house. Please specify and detail how the remaining panels are to be retrofitted to meet the requirements set for the in IRC Chapter 6 for the prescriptive method of design. Otherwise provide a stamped design including details and calculations from an engineer licensed in the State of Washington. Page 2 of 2