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DATE: April 6, 2006
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Warren Lafon, Architect
Sent via e-mail: warrenlafonQearthlink.net
Copy also mailed to Warren Lafon
FROM: Ann Bullis, Assistant Building Official *_
RE: Plan Check: 06-095
Project: Storage Addition and Change of Use R3 to B
ProjectAddress: 635ParadiseLane
During review of the above noted project, it was found that the following information, corrections,
or clarifications are needed. Please respond in writing to each of the comments below, including
where the changes can be found on the plans. Please resubmit revised plans to Marie Harri'son,
Permit Coordinator.
1) As requested in the preapplication meeting for this project, so that the appropriate occupancies can
be determined for the storage building and repair/calibration area, please have the business owner
provide written descriptions of the materials to be stored/used, as well as any activities, methods
of repair, tools, equipment, etc. and if any dusts or other products or residues will be produced.
2) Provide occupant load calculations for each occupancy and for the total building on the
coversheet. IBC 1004
3) Provide allowable area calculations on the covershect. IBC 506
4) Note in the project data on the coversheet that the building will be sprinkled with an NFPA- 13
system as noted in General Note 11, and add fire sprinkler and fire alarm systems to the deferred
submittals list.
5) Note the datum elevation on the site plan.
6) Dimension the width of the 5 foot access aisle for the accessible parking stall.
7) An accessible path of travel is required from the public right of way to the main building entrance.
Where the path of travel crosses vehicular lanes, a 44" wide striped crosswalk is required.
8) Provide a detail of the accessible parking sign (see enclosed handout).
9) Clarify your note at the accessible parking stall, that the asphalt will be level with the concrete
pad. Does this mean that there is a level (2% max slope) from the access aisle to the main
entrance door? Please clarify note to address accessible path of travel requirements.
10) The pocket door is not an approved door in the exit path of travel (IBC 1008.1.2). Revise to side
hinged swinging door.
11) On the floor and site plans, clarify where the main building entrance is located. Assuming it is the
south entrance which also is the accessible exit, show the accessible path of travel from this area
throughout the building:
a) Dimension maneuvering distances for the entry door (see enclosed copy from ICC/ANSI
Al 17. 1)
b) Dimension finished clearance between entry closet wall and office wall comer.
c) The accessible route must be provided from the main entrance to all offices, the accessible
restroom, the conference room and calibration room.
d) Dimension maneuvering distances at all doors noted in (c) above.
e) The accessible route cannot pass through kitchens or storage.
12) If business activities (other than storage) occur in the storage building, that portion of the building
where those activities take place must be accessible.
13) Exterior wall assembly WP 8131 noted on details 1 & 2 requires "cementitious backer units"
(Durock was the proprietary used for the fire test), not gypsum sheathing. Please revise or select
another assembly. You may want to consider WP 8 105 which uses 5/8" gyp sheathing.
14) Provide the complete listing for the fire rated assemblies shown on details 1, 2 & 3 on Sheet A4.
15) Note the location of the 3 -hour fire barrier on the floor plan, and also note on detail 4/A4 that this
is a 3-hour fire barrier.
16) Revise detail 4/A4 to show the 3-hour fire barrier continuous through to the underside of the roof
sheathing (IBC 706.4).
17) Two exits are required and must be spaced apart V2 the overall diagonal distance of the overall
building. Assuming that the south office entry door and door I of the storage addition are the 2
required exits, dimension the minimum required distance between exits on the floor plan.
18) Install illuminated exit sign over the storage building exit and office exit, and specify power
backup.
19) Show location of emergency lighting fixtures on the plans and specify power backup. IBC 1006
20) An imaginary property line must be placed between the walls of the "court" created at the patio
area to determine exterior wall and opening protection (please show on the site plan and floor
plan). Exterior wall and opening protection is required within 10 feet of the assumed property line
(IBC Table 602). Dimension the distance from the assumed property line to each building wall
and revise exterior wall rating and openings accordingly. IBC 704
21) A parapet is required on the fire rated exterior walls where openings are not permitted or required
to be protected, unless an exception is used (see 113C 704.11). If an exception is used, clearly
show all requirements on the plans. You may be able to use exception 6 since you are fully
sprinklering the building (see IBC 704.8.1 regarding protected openings in fully sprinkled
buildings).
22) The storage racks in the warehouse must be seismically anchored. Provide engineered
calculations and anchoring details in accordance with ASCE-7 section 19.14.6.3
23) Provide door hardware information for accessibility and egress (locking devices).
24) Since the insulation will remain exposed at the ceiling of the storage addition, note on the plans
that it must meet IBC 803, Class C flame spread 76-200, and smoke developed 0-450.
Manufacturer's product information must be provided on site for the Building Inspector.
25) Ventilation must be provided either mechanically or with natural ventilation using building
openings (windows and doors) in accordance with the State Ventilation Indoor Air Quality
Code.
a) Natural ventilation: Provide in each room or area at the rate 4% of the floor area. Show the
calculations on the plans. OR
b) Mechanical ventilation: Provide outdoor air at the rates specified in VIAQ Table 3-4 (based
on.the occupant load established in #9 above) to each room or area. The system must be
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balanced (supply and return/exhaust). Provide mechanical plans and calculations showing
compliance. Provide manufacturer's specs for the mechanical units to be installed.
26) The sink trap at the accessible restroorn must be insulated. Note on detail Sheet A2.
27) Provide minimum 50 cfin exhaust fan in each restroom, and exhaust to exterior.
28) Gas furnace not permitted to be located in bathroom/toilet room per IMC 303.3 unless exception I
or 3 is used (see enclosed copy for your convenience). Since this will change the location of the
equipment, it needs to be addressed at this time.
29) Show kitchen exhaust fan cftn and vent terminating to the exterior of the building.
30) Complete review for mechanical and plumbing was not done at this time since they will be
deferred submittals.
3 1) Include the Shearwall Schedule from the engineered calculations on Sheet AS.
32) Add structural general notes to Sheet AS.
3 3) Note that SW1 is used for all walls.
34) Call out post sizes at glulam beams on Sheet AS.
35) On Sheet AS show the existing and proposed foundation at office portion of the building,
including on interior walls to show that beam loads will be carried to the foundation (also note the
foundation dimensions at interior walls so minimum codes can be verified).
36) Soil bearing verification will be subject to inspection by the City Building Inspector, however if
the inspector finds that the soils are questionable to support the specified load bearing pressure,
verification by a geotechnical engineer will be required prior to pour.
37) Provide a separate construction detail at the conference room exterior wall to clearly show that the
foundation will be continuous, and show how this will coordinate with the "raised floof 'detail.
38) Specify wall construction at all infill areas (interior and exterior).
39) Clarify if any of the proposed interior walls are bearing walls, for example the south wall of the
restroom. A roof plan of the existing building was not provided so this could be verified.
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