22-105069-Drawing Set-11.22.2222-105069
COVER PAGE
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PAGE 1) - COVER PAGE SITE INFORMATION VICINITY MAP
PAGE 2) EXISTING FLOOR PLAN ELECTRICAL MECHANICAL - IMPROVEMENTS
WASHINGTON STATE ENERGY COMPLIANCE: (SEE GENERAL NOTES WSEC)
TO COMPLY WITH: WAC 51-51-0325 SECTION R325 ADULT FAMILY HOMES
GENERAL INFORMATION:
PROJECT ADDRESS: 28526 20TH AVE S, FEDERAY WAY, WA 98003, KING COUNTY.
PARCEL ID: 422200-0230
LEGAL DESCRIPTION: LAURELWOOD NORTH #1 PLAT BLOCK PLAT LOT-23
OWNERS NAME AND ADDRESS: ABIY ANBESSO, 28526 20TH AVE S, FEDERAL WAY, WA 98003.
OWNERS CONTACT INFORMATION: CELL 206-356-7882 EMAIL -
PROJECT NAME: ADULT FAMILY HOME
DESCRIPTION OF ALL PROPOSED WORK:
EXISTING SFR TO BECOME AN ADULT FAMILY HOME. ADDING ONE NEW WALL BETWEEN THE KITCHEN AND FAMILY
ROOM, CREATING THE 4T" BEDROOM.
SITE INFORMATION:
LOT SQ FT: 8,136 SF.
EXISTING HOME SQ FT (INCLUDING ATTACHED GARAGE): 1,740 + 480 = 2,220 SF.
COVERED DECKS AND PORCHES: FRONT 20 SF.
OTHER STRUCTURES: SHED 100 SF.
CONCRETE FLAT WORK: 80 SF.
ASPHALT DRIVEWAY: 450 SF.
NEW ADDITIONS: NONE.
NEW CONCRETE FLAT WORK: NONE.
TOTAL IMPERVIOUS SURFACES WITH IMPROVEMENTS: 2,870 SF.
TOTAL IMPERVIOUS SURFACES % OF LOT SQ FT: 35%
TOTAL NEW SQ FT OF HOME WITH IMPROVEMENTS: UNCHANGED 1,740 SF.
WATER INFILTRATION SYSTEM OR STORM WATER RETENTION:
ONSITE SYSTEM: N/A
UTILITIES: WATER, GAS, ELECTRIC, SEWER, FROM STREET TO HOUSE.
ALL WORK TO COMPLY WITH: 2018 WA STATE ENERGY COMPLIANCE (WSEC)
WSEC - SECTIONS R406.1 R406.3: ADDITIONAL ENERGY EFFICIENCY REQUIREMENTS. (SEE NOTES, END OF THIS PAGE)
WSEC SECTIONS R501.1 R504.2:
NEW CONSTRUCTION: (SEE PLANS FOR LOCATIONS OF NEW CONSTRUCTION IF ANY) TO INCLUDE THE FOLLOWING:
NEW BUILDINGS; ADDITIONS TO EXISTING BUILDINGS; ALTERATIONS TO EXISTING BUILDINGS; CONVERTING NONCONDITIONED SPACE
TO CONDITIONED SPACE.
WSEC - SECTIONS: R501.1 THROUGH R504.2:
ALL WORK TO EXISTING BUILDINGS TO COMPLY WITH: 2018 WA STATE ENERGY COMPLIANCE (WSEC)
EXISTING BUILDINGS: (SEE PLANS FOR LOCATIONS OF EXISTING CONSTRUCTION TO REMAIN UNALTERED) TO INCLUDE THE
FOLLOWING:
REPAIRS AND IMPROVEMENTS THAT ARE NOT ALTERING THE EXISTING STRUCTURE:
REPLACE WITH LIKE FOR LIKE MATERIALS OR FOLLOW ALL GENERAL NOTES AND REQUIREMENTS ON PAGE 2 FOR NEW CONSTRUCTION.
INTERIOR REMODELING: REMOVING OR ADDING NEW INTERIOR WALLS OR BEAMS.
SEE ALL GENERAL NOTES AND REQUIREMENTS ON PAGE 2.
INSULATION REQUIREMENTS AS FOLLOWS:
INSULATION REQUIRED IN NEW SECTIONS ONLY.
WALLS: ALL EXTERIOR 2X4 WALLS R-15
FLOORS (OVER CRAWL): R-30
ATTIC SPACE: R-49
VAULTED CEILINGS: MAXIMUM THAT WILL FIT.
5
SECTION R406.1 R406.3: ADDITIONAL ENERGY EFFICIENCY REQUIREMENTS.
TOTAL NUMBER OF CREDITS REQUIRED FOR THIS JOB ARE AS FOLLOWS:
TOTAL CREDITS REQUIRED
EXPLANATION IF NO CREDITS REQUIRED:
NO CREDITS REQUIRED FOR THIS PROJECT. NO ADDED CONDITIONED SPACE. CONVERT FAMILY ROOM TO BEDROOM-4 BY ADDING ONE WALL.
TABLE 406.3 ENERGY CREDIT OPTIONS CHOSEN: (PAGES TO BE AN ATTACHMENT)
NOTE: OWNER IS REMOVING ALL BASEBOARD, ELECTRIC, HEATERS, AND INSTALLING AN ELECTRIC HEAT PUMP, MINI SPLIT, SYSTEM. HVAC CONTRACTOR TO
CALCULATE SIZE, NUMBER OF HEADS, AND PLACEMENT.
PAGE 2: - GENERAL NOTES AND REQUIREMENTS FOR ALL NEW WORK
ALL NEW WORK TO COMPLY WITH 2O18 IRC, IMC, UPC AND 2017 NEC CODES. (2018 IBC IF APPLICABLE)
2018 WSEC (WASHINGTON STATE ENERGY COMPLIANCE) CODES.
2018 WA AMENDMENTS TO: IRC, IMC.
TO COMPLY WITH: WAC 51-51-0325 SECTION R325 ADULT FAMILY HOMES
(1) - LUMBER: (PER 2018 IRC TABLES)
BEAMS, GIRDERS: DOUGLAS FIR #2 OR BETTER.
FLOOR JOISTS, RAFTERS: DOGLAS FIR #2 OR BETTER.
STUDS: KD DOUG FIR OR HEM FIR #2 OR BETTER.
MISC. FRAMING: DOUG FIR OR HEM FIR #2 OF BETTER.
(2) - FRAMING: (ALL WOOD FRAMING) (IRC CHAPTER 6)
ALL FRAMING; METHODS,, NAILING, NOTCHING, BORING, ETC, TO BE ACCORDING TO IRC 2018, TABLES
AND SPECIFICATIONS, R602.3(1).
FASTENING SCHEDULES: TABLE R602.3 (1) SHEATHING: TABLE R602.3 (3)
(3) - HARDWARE:
ALL HARDWARE SIMPSON OR EQUAL. (SEE PLANS FOR LOCATIONS)
HDG NAILS REQUIRD FOR ALL NAILING INTO PRESSURE TREATED LUMBER.
(4) - ELECTRICAL:
EXISTING: 200 AMP MAIN PANEL, WITH BREAKERS.
NEW: ELECTRICAL CIRCUIT FOR NEW ELECTRIC HEAT PUMP.
(5) - PLUMBING:
EXISTING:
NEW: NO NEW PLUMBING.
(6) - HVAC:
EXISTING: ELECTRIC, BASEBOARD, HEATERS. TO BE REMOVED.
NEW: ELECTRIC, MINI SPLIT, HEAT PUMP.
Smoke alarms shall be installed in the following locations:
1)In each sleeping room,
2)Outside each separate sleeping area in the immediate vicin
of the bedrooms,
3)On each additional story of the dwelling, including basemen
but not including crawl spaces and uninhabitable attics.
In split levels, a smoke alarm installed on the upper level shal
suffice for the adjacent lower level provided that there are no
intervening doors and the lower level is less than one full stor'.
below the upper level.
International Residential Code (IRC) R313.1
PAGE TITLE: COVER
PAGE -
SITE
INFORMATION - VICINITY
MAP -
PROPERTY ADDRESS:
28526
20TH
AVE 5, FEDERAL WAY, WA
98003 -
(N) 1 �740 SF 4/2
(E) 1 �740 SF 3/20
WINDOWS AND EXTERIOR GLASS DOORS SCHEDULE:
TO COMPLY WITH: 2018 IRC, SECTION R609 AND WSEC 2018
ALL NEW WINDOWS TO HAVE A MINIMUM U-FACTOR RATING OF .30 OR LESS. ALL FRAMES TO BE VINYL OR
COMPOSITE.
NEW AND REPLACEMENT WINDOWS SHALL BE INSTALLED USING APPROVED WINDOW FLASHING MEMBRANE,
EXTERIOR GRADE SEALANTS, AND TOP GSM FLASHING PER IRC.
EGGRESS BEDROOM WINDOWS: (NO NEW BEDROOM WINDOWS)
ALL NEW BEDROOM WINDOWS TO HAVE EGGRESS, NET OPENING SIZE PER IRC OF 5.7 SQ. FT. CLEAR NET MIN.
WIDTH 20", CLEAR NET MIN. HEIGHT 24". MINIMUM SILL HEIGHT 44 INCHES FROM FLOOR OR LESS.
EXISTING HOUSE WINDOWS:
#-------------- TYPE --------LOCATION -------- SQ FT
(1)
3-0 X 5-0
SINGLE HUNG BEDROOM-3 15 SF EGRESS WINDOW
(2)
3-0 X 5-0
SINGLE HUNG BEDROOM-2 15 SF EGRESS WINDOW
(3)
5-0 X 2-0
SLIDER BATH-2 10 SF SAFETY GLASS IF LESS THAN 5 ABOVE TUB.
(4)
5-0 X 2-0
SLIDER BATH-2 10 SF SAFETY GLASS IF LESS THAN 5 ABOVE TUB.
(5)
5-0 X 4-0
SLIDER BEDROOM- I 20 SF EGRESS WINDOW
(6)
4-0 X 6-0
FIXED LIVING ROOM 24 SF BOTTOM HALF SAFETY GLASS
(7)
4-0 X 6-0
FIXED LIVING ROOM 24 SF BOTTOM HALF SAFETY GLASS
(8)
6-0 X 6-8
SIIDING GLASS DOOR 40 SF SAFETY GLASS
(9)
6-0 X 4-0
SLIDER KITCHEN 24 SF.
(10)
6-0 X 4-0
(E) FAMILY RM > (N) BEDROOM-4 WINDOW SLIDER 24 SF EGRESS WINDOW
(1 1)
6-0 X 3-0
SLIDER - GARAGE
NEW WINDOWS AND GLASS DOORS: NONE.
NEW EXTERIOR DOORS: NONE.
ALL NEW EXTERIOR DOORS TO BE: SOLID CORE, PRE -HUNG W/ WEATHER STRIPPING AND THRESHOLDS.
GARAGE: DOORS FROM GARAGE TO HOUSE TO BE: 20 MINUTE, FIRE RATED, PRE -HUNG, AND SELF CLOSING
HINGES.
TOTAL NEW GLASS SQ. FT. ---------------------------- 0 SF.
TOTAL SQ FT OF ADDITION -------------------------- 0 SF.
OF FLOOR SQ. FT. --------------------------------------- N/A
RECEIVED
Dec 01 2022
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT
cl
JOB TITLE: ADULT FAMILY HOME
OWNER: ABIY ANBESSO
OWNERS ADDRESS: 28526 20TH AVE
FEDERAL WAY, WA 98003, KING C,
PARCEL ID: 422200-0230
LEGAL DESCRIPTION: SEE PAGE - I
DATE OF PLANS: 10-02-22
PLANS BY: JEFF BONES
PAGE - I OF - 2
22-105069
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NOTES
FLOOR PLAN GENERAL NOTES: (SEE ALL GENERAL NOTES ON PAGE 2)
ALL NEW WORK TO COMPLY WITH 2O18 IRC, IMC, UPC AND 2017 NEC CODES.
2018 WSEC (WASHINGTON STATE ENERGY COMPLIANCE CODES).
2018 WA AMENDMENTS TO: IRC, IMC.
TO COMPLY WITH: WAC 51-51-0325 SECTION R325 ADULT FAMILY HOMES
WALL FRAMING:
========= = (NOT FILLED IN WALL LINES) = EXISTING 2X4 OR 2X6 WALLS, 16" OC FRAMING.
========= = (FILLED IN WALL LINES) = NEW 2X6 EXTERIOR, AND OR 2X4 INTERIOR WALLS, 16" OC FRAMING.
OR CLOUDED AREAS = WALLS AND OR AREAS TO BE REMOVED OR ALTERED.
NEW WALLS ON CONCRETE TO HAVE A PT BOTTOM PLATE. ALL NAILS INTO PT LUMBER TO BE HDG. BOTTOM PLATE ANCHORED TO
CONCRETE WITH 'A" CONCRETE ANCHORS, MAX. 4 OC AND < 13" FROM ALL ENDS.
d ELECTRICAL:
J -O- = SURFACE MOUNT LIGHT FIXTURE. =O= = ELECTRICAL RECEPTACLE. - RECESSED, LED LIGHT FIXTURE = O / RC
`0 NOTE: IF MORE THAN 50% OF LIGHT FIXTURES ARE BEING REPLACED THEN 90% OF NEW FIXTURES TO BE: LED OR CFL TYPE. 2018 WSEC
�. R404.1
NEW WORK: ADDITIONAL RECEPTACLES IN NEW WALL. NEW CIRCUIT FOR NEW ELECTRIC, MINI SPLIT, HEAT PUMP.
s
I
D
PLUMBING:
ALL SHOWERHEAD AND KITCHEN SINK FAUCETS INSTALLED SHALL BE RATED AT 1.75 GPM OR LESS. ALL OTHER LAVATORY FAUCETS
SHALL BE RATED AT 1.0 GPM OR LESS. TOILETS SHALL BE 1.28 GALLONS PER FLUSH.
NEW WORK: NEW GRAB BARS IN SHOWERS AND AROUND TOILETS SEE:
TO COMPLY WITH: WAC 51-51-0325 SECTION R325 ADULT FAMILY HOMES
VENTILATION:
[F] & F/L = VENTILATION FAN AND FAN/LIGHT COMBOS. BATHROOM AND LAUNDRY AREAS, 50 CFM MINIMUM. KITCHEN RANGE HOOD,
100 400 CFM. ALL FANS TO BE DUCTED TO AN EXTERIOR LOCATION WITH VENT, CAP.
NEW WORK: SERVICE EXISTING FANS IN KITCHEN, LAUNDRY, AND BATHROOMS, OR REPLACE IF DEFECTIVE.
HVAC:
] EH = ELECTRIC WALL HEATER. [] - HV = HEAT REGISTER FROM EXISTING OR NEW HVAC SYSTEM.
NEW WORK: NEW ELECTRIC, MINI SPLIT, HEAT PUMP WITH HEADS IN ALL ROOMS. SYSTEM TO BE DESIGNED AND INSTALLED BY A
LICENSED HVAC CONTRACTOR.
WINDOWS:
(#) NOTES EXISTING WINDOW ON EXISTING FLOOR PLAN AND NEW WINDOW ON NEW FLOOR PLAN.
ALL WINDOWS LISTED IN WINDOW SCHEDULE, PAGE-2.
Existing Floor Plan
PAGE TITLE: EXTISTING FLOOR
PLAN -ELECTRICAL
-MECHANICAL -
(N) 1,740
SF 4/2 - SCALE -'/a" = I - 0" RECEIVED
PROPERTY
ADDRESS:
28526 20TH
AVE
S,
FEDERAL
WAY, WA 98003 - (E)
1,740
SF
3/2. peLo„o„
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT
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PAGE TITLE: EXISTING FLOOR PLAN - ELECTRICAL - MECHANICAL - IMPROVEMENTS - (N) - 1,740 SF 4/2 - SCALE - '/4" = 1 - 0"
PROPERTY ADDRESS: 28526 20TH AVE S, FEDERAL WAY, WA 98003 - (E) 1,740 SF 3/2.
FLOOR PLAN GENERAL NOTES: (SEE ALL GENERAL NOTES ON PAGE 2)
ALL NEW WORK TO COMPLY WITH 2O18 IRC, IMC, UPC AND 2017 NEC CODES.
2018 WSEC (WASHINGTON STATE ENERGY COMPLIANCE CODES).
2018 WA AMENDMENTS TO: IRC, IMC.
TO COMPLY WITH: WAC 51-51-0325 SECTION R325 ADULT FAMILY HOMES
WALL FRAMING:
(NOT FILLED IN WALL LINES) = EXISTING 2X4 OR 2X6 WALLS, 16" OC FRAMING.
(FILLED IN WALL LINES) = NEW 2X6 EXTERIOR, AND OR 2X4 INTERIOR WALLS, 16" OC
FRAMING.
OR CLOUDED AREAS = WALLS AND OR AREAS TO BE REMOVED OR ALTERED.
NEW WALLS ON CONCRETE TO HAVE A PT BOTTOM PLATE. ALL NAILS INTO PT LUMBER TO BE HDG.
BOTTOM PLATE ANCHORED TO CONCRETE WITH 'A" CONCRETE ANCHORS, MAX. 4 OC AND < 13"
FROM ALL ENDS.
ELECTRICAL:
—O— = SURFACE MOUNT LIGHT FIXTURE. =O= = ELECTRICAL RECEPTACLE. — RECESSED, LED LIGHT
FIXTURE = O / RC
NOTE: IF MORE THAN 50% OF LIGHT FIXTURES ARE BEING REPLACED THEN 90% OF NEW FIXTURES TO
BE: LED OR CFL TYPE. 2018 WSEC R404.1
NEW WORK: ADDITIONAL RECEPTACLES IN NEW WALL. NEW CIRCUIT FOR NEW ELECTRIC, MINI SPLIT,
HEAT PUMP.
PLUMBING:
ALL SHOWERHEAD AND KITCHEN SINK FAUCETS INSTALLED SHALL BE RATED AT 1.75 GPM OR LESS. ALL
OTHER LAVATORY FAUCETS SHALL BE RATED AT 1.0 GPM OR LESS. TOILETS SHALL BE 1.28 GALLONS PER
FLUSH.
NEW WORK: NEW GRAB BARS IN SHOWERS AND AROUND TOILETS SEE:
TO COMPLY WITH: WAC 51-51-0325 SECTION R325 ADULT FAMILY HOMES
VENTILATION:
[F] & F/L = VENTILATION FAN AND FAN/LIGHT COMBOS. BATHROOM AND LAUNDRY AREAS, 50 CFM
MINIMUM. KITCHEN RANGE HOOD, 100 400 CFM. ALL FANS TO BE DUCTED TO AN EXTERIOR
LOCATION WITH VENT, CAP.
NEW WORK: SERVICE EXISTING FANS IN KITCHEN, LAUNDRY, AND BATHROOMS, OR REPLACE IF
DEFECTIVE.
HVAC:
] EH = ELECTRIC WALL HEATER. [] — HV = HEAT REGISTER FROM EXISTING OR NEW HVAC SYSTEM.
NEW WORK: NEW ELECTRIC, MINI SPLIT, HEAT PUMP WITH HEADS IN ALL ROOMS. SYSTEM TO BE
DESIGNED AND INSTALLED BY A LICENSED HVAC CONTRACTOR.
WINDOWS:
(#) NOTES EXISTING WINDOW ON EXISTING FLOOR PLAN AND NEW WINDOW ON NEW FLOOR
PLAN.
ALL WINDOWS LISTED IN WINDOW SCHEDULE, PAGE-2.
RECEIVED
Dec 01 2022
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT
Proposed Floor Plan
JOB TITLE: ADULT FAN
OWNER: ABIY AN BESS
OWNERS ADDRESS: 28
FEDERAL WAY, WA 98
COUNTY.
PARCEL ID.- 422200-023
LEGAL DESCRIPTION:
DATE OF PLANS: 10-02
PLANS BY: JEFF BONES
PAGE-2 OF-2