20060920090705.pdfLL oz Ego City of Edmonds
. PLAN REVIEW COMMENTS
' '� BUILDING DIVISION
Fsr. ts9° (425) 771-0220
DATE: September 20, 2006
TO: Warren LaFon
'Warrenlafon@earthlink.net'
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2006-0977
Project: Edmonds Landscaping Change of Use/Remodel
Project Address: 22313 76' 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
When a building undergoes a Change of Occupancy, it must be made to comply with the code provision for
the new occupancy, including but not limited to exiting, fire separations, accessibility, light, ventilation,
restroom facilities.
Sheet A-1:
a. Provide detailed written scope of work for this permit.
b. H.C. parking sign: revise height of sign to 60" measured from bottom of sign to parking surface.
ICC/ANSI Al 17.1 Section 502.7
c. Revise address to 22313 76th Ave W
d. Under list of Building Codes, revise Energy Code edition to 2004.
e. On site plan label existing building as "existing single family residence to be converted to office
building".
f. Clarify/label the site plan with regards to existing and proposed construction. Such as paving,
walkways, structures (deck/patio at the rear?), stairs, landings, rockery, etc.
g. State on the plans how the existing garage will be used so the appropriate occupancy can be
determined. Based on our conversation about this project a few weeks ago, S 1 storage seemed the
most applicable. Based on the use:
i. The exterior wall must meet exterior wall and opening protection requirements of IBC 602 and
704. Based on an S 1 occupancy, the exterior wall would need to be 2 -hour fire resistive
construction with exposure from both sides. Provide listed and tested assembly detail and listing
number on the plans, and cross reference where it applies on the plans.
ii. A parapet would be required on the south wall (same rating as the wall), unless an exception is
used (IBC 704.11). If an exception is not used, see IBC 704.11.1 for height of parapets for a
sloping roof.
iii. Show roof eaves of garage. They would not be permitted to encroach over the property line, and
coordinate with parapet requirement above. Also show garage roof drainage. It would not be
permitted to flow onto the adjacent property.
I Revise plan view of the ramp to show required handrails on both sides of the ramp with required 12"
top and bottom extensions and returned ends. Note that the ramp cannot exceed 1:12 slope. Provide a
ramp construction detail showing the following:
i. Edge protection of curb/barrier, or extended floor surface (see attached section 405.9 and figure
405.9).
ii. Handrail height, grippable cross section, returned ends
2. Revise address to 22313 76"' Ave W on title blocks of all plan sheets.
3. Provide existing floor plan.
4. Distinguish new walls from existing walls.
5. Note the door sizes so that the accessible route can be verified throughout the offices and conference,
restroom, entry, and kitchen.
6. At the office with no door shown, where the accessible route would be through two openings with a 90
degree turn, alteration would need to be made to allow minimum maneuvering distances (see attached).
7. Note exit door hardware and locking devices. if IBC 1008.1.8.3 exception 2 will be used, note all
requirements on the plans.
S. Provide the following restroom calculation on the plan to show that exception for 1 restroom is met:
1187/200 = 6
6<15 therefore 1 unisex restroom is permitted per WAC 5 1-5 0 2902.3.1 exception 1.
9. Verify that existing restroom fixtures must meet the minimum requirements for accessibility or replace.
10. Dimension length of grab bars on the plans. Revise plan to meet attached figure 604.5.1 and 604.5.2.
11. Dimension the actual centerline of toilet to the adjacent wall 16" min. to 18" max.
12. All door hardware must be accessible (except to utility room). Note on the plans.
13. A minimum 50 cfm exhaust fan is required in the restroom.
14. A minimum 250 cfm exhaust fan is required in the kitchen.
15. 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 VT_AQ Table 3-4 (based
on the occupant load established for the building) to each room or area. The system must be
balanced (supply and return/exhaust). Provide mechanical plans and calculations showing
compliance. Provide manufacturer's specs for the existing or new mechanical units to be
installed.
Page 2 of 2
ICC/ANSI A117.1-2003
Chapter 4. Accessible Routes
Table 405.2—Allowable Ramp Dimensions for Construction in
Existing Sites, Buildings, and Facilities
Slopel Maximum Rise
Steeper than 1:10 but not steeper than 1:8 3 inches (75 mm)
Steeper than 1:12 but not steeper than 1:10 6 inches (150 mm)
1A slope steeper than 1:8 shall not be permitted.
405.5 Clear Width. The clear width of a ramp run
shall be 36 inches (915 mm) minimum. Where
handrails are provided on the ramp run, the clear
width shall be measured between the handrails.
405.6 Rise. The rise for any ramp run shall be 30
inches (760 mm) maximum.
405.7 Landings. Ramps shall have landings at bot-
tom and top of each ramp run. Landings shall com-
ply with Section 405.7.
405.7.1 Slope. Landings shall have a slope not
steeper than 1:48 and shall comply with Section
302.
405.7.2 Width. Clear width of landings shall be
at least as wide as the widest ramp run leading
to the landing.
405.7.3 Length. Landings shall have a clear
length of 60 inches (1525 mm) minimum.
ing are adjacent to a ramp landing, landings
shall be sized to provide a turning space com-
plying with Section 304.3.
405.8 Handrails. Ramp runs with a rise greater
than 6 inches (150 mm) shall have handrails com-
plying with Section 505.
405.9 Edge Protection. Edge protection comply-
ing with Section 405.9.1 or 405.9.2 shall be pro-
vided on each side of ramp runs and at each side of
ramp landings.
EXCEPTIONS:
1. Ramps not required to have handrails where
curb ramp flares complying with Section
406.3 are provided.
2. Sides of ramp landings serving an adjoining
ramp run or stairway.
3. Sides of ramp landings having a vertical
drop-off of 312 inch (13 mm) maximum within
10 inches (255 mm) horizontally of the mini-
mum landing area.
405.9.1 Extended Floor Surface. The floor
405.7.4 Change in Direction. Ramps that
change direction at ramp landings shall be surface of the ramp run or ramp landing shall sized to provide a turning space complying with extend 12 inches (305 mm) minimum beyond
Sectioninside face of a railing complying with Sec -
Section 304.3. tion 505.
405.7.5 Doorways. Where doorways are adja-
cent to a ramp landing, maneuvering clear-
ances required by Sections 404.2.3 and
404.3.2 shall be permitted to overlap the land-
ing area. Where doors that are subject to lock -
405.9.2 Curb or Barrier. A curb or barrier shall
be provided that prevents the passage of a
4 -inch (100 mm) diameter sphere where any
portion of the sphere is within 4 inches (100
mm) of the floor.
60 min60 min
1,525 1525
landing ramp run I landing
ast as wide as ramp run
(a)
Fig. 405.7
Ramp Landings
60 min
1525
ramp run 5 u,
landing E
C) LOr
co
ramp
run
(b)
23
Chapter 4. Accessible Routes
(a) Extended Surface
iCC1ANS All 7.1-2003
Fig. 405.9
Ramp Edge Protection
405.10 Wet Conditions. Landings subject to wet
conditions shall be designed to prevent the accu-
mulation of water.
406 Curb Ramps
406.1 General. Curb ramps on accessible routes
shall comply with Sections 406, 405.2, 405.3, and
405.10.
406.2 Counter Slope. Counter slopes of adjoining
gutters and road surfaces immediately adjacent to
adjoining surface 20
maximum slope
1 1
(b) Curb or Barrier
the curb ramp shall not be steeper than 1:20. The
adjacent surfaces at transitions at curb ramps to
walks, gutters and streets shall be atthe same level.
406.3 Sides of Curb Ramps. Where provided, curb
ramp flares shall not be steeper than 1:10.
406.4 Width. Curb ramps shall be 36 inches (915
mm) minimum in width, exclusive of flared sides.
406.5 Floor Surface. Floor surfaces of curb ramps
shall comply with Section 302.
12
Fig. 406.2
Counter Slope of Surfaces Adjacent to Curb Ramps
flared sides 1:10 max slope
Fig. 406.3
Sides of Curb Ramps
24
curb ramp maximum
slope
ICC/ANSI A117.1-2003
404.2.3.2 Sliding and Folding Doors.
Sliding doors and folding doors shall have
maneuvering clearances complying with
Table 404.2.3.2.
404.2.3.3 Doorways without Doors.
Doorways without doors that are less than
36 inches (915 mm) in width shall have ma-
neuvering clearances complying with Table
404.2.3.3
404.2.3.4 Recessed Doors. Where any
obstruction within 18 inches (455 mm) of
the latch side of a doorway projects more
than 8 inches (205 mm) beyond the face of
the door, measured perpendicular to the
face of the door, maneuvering clearances
for a forward approach shall be provided.
Chapter 4. Accessible Routes
404.2.3.5 Floor Surface. Floor surface
within the maneuvering clearances shall
have a slope not steeper than 1:48 and
shall comply with Section 302.
404.2.4 Thresholds at Doorways. If provided,
thresholds at doorways shall be 1/2 inch (13
mm) maximum in height. Raised thresholds and
changes in level at doorways shall comply with
Sections 302 and 303.
EXCEPTION: Section 404.2.4 shall not ap-
ply to existing thresholds or altered thresh-
olds 3/4 inch (19 mm) maximum in height
that have a beveled edge on each side with
a maximum slope of 1:2 for the height ex-
ceeding 1/4 inch (6.4 mm).
Table 404.2.3.2 --Maneuvering Clearances at Sliding and Folding Doors
Approach Direction
MINIMUM MANEUVERING CLEARANCES
Perpendicular to Doorway
Parallel to Doorway
(beyond stop or latch side
unless noted)
From front
48 inches (1220 mm)
0 inches (0 mm)
From nonlatch side
42 inches (1065 mm)
22 inches (560 mm)1
From latch side
42 inches (1065 mm)
24 inches (610 mm)
'Beyond pocket or hinge side.
I V i----------�
1 14> 1
I 1 E N I 1 c to
I 1
y I 1
I 1 1 22 min
I I 560 ------ 1
-----------
I �I
E o 24 min
N I 610
(a) Front Approach (b) Pocket or binge Approach (c) Stop or Latch Approach
Fig. 404.2.3.2
Maneuvering Clearance at Sliding and Folding Doors
Table 404.2.3.3—Maneuvering Clearances for Doorways without Doors
Approach Direction
MINIMUM MANEUVERING CLEARANCES
Perpendicular to Doorway
From front
48 inches (1220 mm)
From side
42 inches (1065 mm)
19