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DATE: July 17,2006
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Rocky Sheldon
FAX: 206-628-0386
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2006-0752
Project: Tenant Irnpro vement
Project Address: 21616 76h Ave W, Suites 101 & 102
In reviewing the plans for the above noted project, it was found that the following information, clarifications
or changes are needed. Please submit 2 sets of revised plans/documents (affected sheets only) to Marie
Harrison, Permit Coordinator.
I . With this tenant improvement, clarify if suites 10 1 and 102 intended to be combined and function as one
tenant space. If they are to function as 2 tenant spaces, show the main and accessible entrance to suite
102. Clarify plans.
2. IBC 1004.1 requires that the largest number of occupants (actual number of occupants or number
determined using factors in Table 1004.1.2) be used, Clarify occupant load calcs on Sheet A2. 1. What
does "programinatic occupancy load" mean? Please clearly show on the plans the actual vs. calculated
occupant load. For example, based on the number of chairs shown on the floor plan, Suite 10 1 will have
50 occupants, which requires 2 exits. Revise calculated occupant load to show gross area of tenant
spaces (not including conference rooms) at a factor of 100 (per IBC 1002 gross area includes essentially
everything except shafts) plus the conference room occupant load. By my calculations, the occupant
load of suite 101 is 39 and the occupant load of suite 102 is 36. Chairs on the floor plan well exceed
these amounts. Revise/ ustify.
Show on plans if the 1 -hour rating of the roof -ceiling above is the suspended ceiling system or at the
underside of the joists above.
4. If the suspended ceiling system is providing the 1-hour fire rating (per item 2 above), where the grid
system will be altered, provide the listed and tested 1 -hour suspended ceiling system to be used (grid and
panels that have been tested together). Submit the manufacturer's grid and p anel information
referencing the specified listing number.
S. Provide listed and tested firestopping assemblies for penetrations of fire rated walls and ceilings.
6. A portion of the reception counter must be accessible per ICC/ANSI A 117.1 section 904. Provide a
construction detail showing the height and width of the counter for forward or side approach.
7. Dimension the minimum 18" maneuvering distance on pull -side of entrance door next to the reception
counter. Dimension the minimum 12" maneuvering distance on the push side of door 1011 A.
8. Per IBC/WAC 3409.6 exception 1, provide upgrades to the existing elements of the accessible route of
travel not exceed 20% of the contractor's bid, such as door hardware, restrooms, exterior path of travel
to the entrances, etc. Architect to provide a letter stating what existing elements do not meet current
accessibility codes, and state what upgrades will be made as part of this project to meettoxceed 20%
(including itemized bid showing how the 20% is being met). Show upgrades on the plans.
9. Revise details 1 & 3 Sheet A2.2 for seismic anchoring of partitions to roof or floor structure above to
meet IBC 1621.1.2, ASCE-7 section 9.6.2.8.1 for lateral bracing.
10. Revise reflected ceiling plan to show existing and proposed mechanical/HVAC work (listed in
contractor's bid), or list as a deferred submittal. Supply and return are required for each occupied area,
which is currently not shown on the plans.
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