20060911125832.pdfo'� coo City of Edmonds
R PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: September 11, 2006
TO: Rachel King
Perrault Interiors
FAX: 206-923-3014
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2006-0940
Project: Aegis Retirement hm
Project Address: 21500 72nd Ave W
During review of 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 to Marie
Harrison, Permit Coordinator
1. Provide detailed scope of work on the coversheet of the plans for all work under this permit
(exterior as well as interior improvements must be included). Include items noted in the general
notes on Al.Ia.
2. List all separate permits/deferred submittals on the cover sheet of the plans. The City prefers that
mechanical and plumbing plans be included with and issued with the main building permit to help
avoid any construction delays. No mechanical and plumbing comments were provided at this time
since there was not enough information provided with this submittal. Other possible deferred
items are fire sprinkler, fire alarm, fire safety and evacuation plan, signs, etc.
3. The occupant load calculations on the coversheet are incorrect. Revise per factors shown in IBC
Table 1004.1.2 (e.g. 200 for residential areas, 15 for activity/dining areas, 7 for theater, etc.).
Since the main occupancy of the building is residential, the factor is based on gross floor area
which would include corridors, stairways, closets, etc.
4. Revise R4 occupancy to LC occupancy only per State Amendment (WAC 51-50 310.1).
5. Maximum occupant load must be posted in all assembly rooms. Note the occupant load and
posting requirement on the floor plans at the applicable rooms (activity, dining, theater, family,
etc.). IBC 1004.3
6. By my calculations, the occupant load for Activity 332 exceeds 49 requiring 2 exits. Revise plans
or submit your occupant load calculations for that room for review.
7. Clearly show on plans how this building is designed per IBC 302 for separated uses, non -
separated uses, accessory uses, incidental uses, etc. Per WAC 51-50 419.4 apply R2 occupancy
provisions for the LC occupancy.
8. Where alterations are being made to existing construction, including exposing wall and floor -
ceiling cavities, upgrades are required to current code, including for fire resistive construction, fire
stopping, sound transmission class (STC), etc. Clearly note and show this on the plans.
9. Provide listed and tested fire rated assemblies for walls, floor -ceilings, roof -ceilings, and cross-
reference where they apply on the pians. Where an STC of 50 or more is required, the listed and
tested assembly must include this information.
10. Since WAC 51-50 419.6 exception 2 is being used for sleeping rooms, the facility must be divided
into at least two compartments by smoke barriers. Clearly show the location of each smoke
barrier on each floor. Clearly show smoke barrier construction requirements on the plans (IBC
709).
11. Show location of smoke detectors within each unit (WAC 51-50 419.4).
12. On Sheet A1.02 revise accessibility notes to meet current IBC and ICC/ANSI Al 17.1
requirements. For example:
a. Revise note 49 for stall and access aisle requirements.
b. Revise note #14 for height of parking sign requirements.
c. Revise note #17 for location and height of accessible restroom signage.
d. Clarify note #18 regarding locked exit doors.
e. Revise note #19 regarding height of door hardware.
f. Revise note #20 to account for maneuvering distances that may require larger dimensions.
13. State Amendment to 113C 3409.6 exception 1: Architect of record to provide letter stating what
parts of the site and building are currently not accessible, state the project cost and what 20% of it
equals, list what upgrades will be done as part of this permit as well as showing that the total costs
of the upgrades is at least 20%.
14. Exterior improvements for accessibility and life -safety requirements must be included with the
main permit. Revise site and landscape plans accordingly.
15. The decks at the common activity/dining rooms and break room must be accessible, including
door, hardware, opening force, and threshold.
16. Remove exit signs at slider doors at common activity rooms since the slider door is not a
complying egress door. Exit doors must be side -hinged and lead to the public way.
17. Show accessible seating at the theater and dining areas.
18. Provide assistive listening devices at the theater and any other assembly area where audible
communications are integral to the use of the space. (IBC 1108.2.7)
19. Show 60" turning radius and encroachments at rooms 330 and 329.
20. Provide required maneuvering distance dimensions at break room 210B, Activity 110, cross -
corridor doors, Activity 113,
21. Where drinking fountains are provided, one must be accessible and one standard height. Provide
details.
22. On detail Q/D4 dimension the length of the grab bar at the back of the toilet.
23. Hydrotub Room 109 must be accessible. Provide details, including seat, grab bars, etc.
24. All door hardware must be accessible. Clarify hardware groups on D 1 to clearly show this.
25. Provide window information for Studio 326 & 327 so that minimum emergency egress can be
verified.
26. Provide listed and tested fire stopping assemblies for all through and membrane penetrations of
fire rated assemblies. Where existing rated walls and floor ceilings are exposed, fire stopping
must be provided if it is currently not in place.
27. Where fire rated glazing is also required to be safety glazed, it cannot be wire glass. Clearly note
on the door/glazing schedules.
28. This is a type VA building. Exposed floor -ceilings, roof -ceilings, walls, columns, beams, etc.
must be 1 -hour fire resistive construction, and all penetrations must be firestopped with listed and
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tested 1 -hour fire stopping assemblies. Clearly show these details and assemblies on the plans at
this time to avoid delays in the field during construction.
29. On the floor plans, note how exhaust fans, dryer vents, B -vents, etc. will be run to the exterior of
the building, show the location of shafts, provide shaft construction details (vertical shafts, lined
joist bays, etc.) to show how 1 -hour fire rated walls, floor -ceilings, etc. are maintained. Also
provide detail for light fixture penetrations (i.e. tenting). Provide soffit detail where they will be
used without penetration of fire rated walls and floor -ceilings.
30. Provide manufacturer's information for delayed egress locks and provide information on plans
showing compliance to TBC 1008.1.8.6.
31. Show locations of existing and proposed illuminated exit signs and emergency lighting throughout
the building. Show all existing and proposed fire rated doors, including rating in minutes.
32. Clarify/describe use of room 227.
33. Clarify/describe use of space for room 126 "Life's Haven". How is this room used?
34. Specify use of space next to Janitor 125,
35. Original plan for room 136 shows this area as crawlspace and we have no record of permits for
alterations to this area. It will now be occupiable space for laundry facilities and plans must show
code compliance. Specify if heated or unheated space, provide wall construction detail, it is an
incidental use, exhaust fan required, show how vent paths to the exterior for exhaust fan and dryer
duct, clarify if laundry facilities for resident use or staff use only, etc. Note the remaining space as
crawlspace.
36. Note fuel source for dryers and ranges.
37. Specify use of space for small room accessed off of each deck.
38. If kitchens will be used by residents, they must be accessible.
39. Will any changes be made to the existing main commercial kitchen? If so, provide kitchen
equipment plan with noted changes.
40. Remove hallway designation and label required corridor throughout the building.
41. What type of cooking will be done in the kitchens of the new activity areas? This information is
needed to determine what type of exhaust hood system will be required (Type I or Type II) and for
the City's Pre -Treatment Technician to determine grease trap/interceptor requirements.
42. Specify Type I or Type IT hoods at kitchens in activity areas.
43. Exhaust fan required at each laundry area, including at activity areas.
44. New sinks at resident laundry rooms must be accessible. Provide/cross-reference details.
45. On Sheet D3 dimension the height of the guardrail. (36" minimum at individual units, and 42"
minimum at all other areas).
46. Provide a construction detail of the guardrail showing the current construction of the guardrail and
how the new intermediate rails will be attached. If welded, a special inspection is required
(contact me for forms if this is the case).
47. On Sheet D3 dimension the height of the fence.
48. Coordinate W/D4 with floor plan A3.1 c for Unit 327 side grab bar at toilet. Show how the grab
bar will be anchored.
49. In the general notes, note the type of existing heating system (fuel type-- electric and/or gas, and
system type -- boiler, radiant, baseboard, split system, etc.).
50. Incorporate all changes in response to State Department of Health review comments.
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