4100_001.pdfCitv of Edmonds
OV. E.Q4f
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 11, 2018
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FROM: Eric Evensen, Plans Examiner
RE: Plan Check: BLD2018-1262
Project Address: 21420 86'h Ave W
Scope: Remodel of Garage to Bedrooms — Adult Family Home - VB construction,
Pignibing and Mechanical included.
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.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter format indicatina where the 'clouded' or otherwise
highlighted changes can be found on (lie revised plans have been submitted to a Permit
Coordinator.
Resubmittals must be made at the Development Services Department on the 2 nd Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:3 Opm and from 8:3 Oam- 12pm on Wednesdays.
This building plan review cannot be completed until we receive the following items:
Proposed Floor Plan / Exit Plan:
/I. Escape Windows — On the plans, indicate the location of each exterior window to be
used for egress with the word "EGRESS". Each egress window at grade level shall have
a sill height of not more than 44", a net clear opening of not less than 5.0 square feet, a
net clear height of not less than 24" and a net clear width of not less than 20" per
International Residentail Code (IRC) R310.2.
/2. Smoke Alarms - Indicate on the plans the required smoke alarm outside each sleeping
area in the immediate vicinity of the bedrooms. The alarm devices shall be
interconnected per IRC R314.3-A and IRC R325.5.
3. Bedroom Designation — Change on the plans the Bedroom designations from numbers to
letters to comply with the Building Inspector's inspection criteria for Adult Family
Homes.
%/4. Indicate on the plans the location of grab bars to be installed for water closets, bathtubs,
and shower stalls at facilities designed for use by family home clients per IRC R325.8.
Note that acrylic bars found in bathing units shall be removed.
a. Water closets — horizontal grab bar each side
b. Bathtubs — vertical grab bars and horizontal grab bars
c. Shower stalls —control end. head end. and back wall grab bars.
Stem Wall at Garage
a. Clarify on the plans the difference in the proposed configuration/location of the
concrete stem wall along the east and south edges of the existing garage and that
detailed on the same sheet.
b. Note that minimum reinforcement for the stem wall is #4 vertical rebar at 48" on
center dowelled into existing concrete min. 2" with one continuous #4 horizontal
rebar within 12" of top of stem wall per IRC R403.1.3.
c. Clarify on the plans the requirement for V2" x 10" anchor bolts with not less than
7" embedment and washers not less than 0.229" x 3" x 3" to be provided
between the sil I plate and the nut washers per IRC R403.1.6 and R603.1 1. 1.
d. Clarify on the plans to furr out out the wall to accommodate R-21 insulation and
to provide 6 mil visqueen over the existing Garage slab per the attached Garage
Conversion to Conditioned Space Design by WSU Energy Extension,
Please be aware that once the above corrections are made, subsequent city review may identify
further corrections. Please let me know if I can be of any additional assistance.
Eric Evensen
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