2018-1205 Girmay AFH.pdf
DATE: October 3, 2018
TO: Moges Girmay
Mogesgirmay@gmail.com
FROM: Leif Bjorback, Buidling Official
RE: Plan Check: BLD2018-1205
Project Address: 17110 67th Ave W
Scope: Adult Family Home and Remodel to existing residence. Plumbing and
Mechanical included. VB Construction.
Please be advised that the building plans for the above referenced project have been disapproved
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
information, clarifications, or changes are needed. Reviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter. Items that recur on this list appear in italics.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter format indicating where the ‘clouded’ or otherwise
highlighted changes can be found on the revised plans, have been submitted to a Permit
Coordinator.
Resubmittals must be made at the Development Services Department on the 2nd Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
1. The valuation of $8000 shown on the permit application appears to not adequately
represent the amount of work proposed in the project. The valuation must include all
equipment, materials, labor, overhead and profit (in other words, fair market value of the
construction.) In order for the City to establish an appropriate permit fee, please provide
a construction cost estimate that fairly represents the market value of the work.
2. Reference the exterior wall line contiguous to bedrooms A and B, where it appears that a
new window is proposed in bedroom B and the window in bedroom A is being shifted
toward the corner of the house. This new configuration of what the building code calls a
“braced wall line” may not meet the prescriptive requirements of IRC section R602.10
for wall bracing. Please indicate on the plans the type of wall bracing that exists
currently, such as let-in bracing, or sheathing such as plywood, OSB, particleboard,
fiberboard or diagonal wood boards. Indicate the thickness of the material, and whether
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
or not it extends above and below the windows. If you wish to discuss this issue prior to
resubmittal, please contact me.
Alternately, it may be possible to comply with the code by relocating or reducing the
size of the windows in order to provide minimum 4 foot panels at each end of the braced
wall line. This would also depend on the type of bracing provided.
3. The “Footing Under Slab and Curb Detail” provided does not meet the minimum
requirements of the Washington State Energy Code C503.2 for insulation of the newly
heated space, in particular for the floor/slab insulation as well as the depth of the stud
cavity, which should be furred out to accommodate the minimum R value of 21. See the
attached detail “Garage Conversion to Conditioned Space” put out by the WSU Energy
Extension as a possible option for compliance. Please note that use of this detail may
raise the garage floor level higher than the adjacent hallway, requiring adjustments to the
floor level in adjacent rooms.
Please let me know if I can be of any further assistance.
Sincerely,
Leif Bjorback