20061006125045.pdf� I City of Edmonds
las O
ell
PLAN REVIEW COMMENTS
BUILDING DIVISION
est. 1 s9° (425) 771-0220
DATE: October 6, 2006
TO: Rachel King
Perrault Interiors
FAX: 206-923-3014
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2006-0940
Project: Aegis Retirement Inn
Project Address: 21500 72nd Ave W
During re -review of the plans for the above noted project, it was found that the following
information, clarifications or changes are needed. Please submit 3 sets of revised plans/documents
to Marie Harrison, Permit Coordinator
1 Scope of work, deferred submittals/separate permits:
A Previous item #1: Revise scope of work on Sheet AI.01 to include all work to be done
under this permit (exterior and interior improvements). Please be specific so there is
not confusion. Since you have chosen to defer some permits (see comment below
regarding exterior improvements which cannot be deferred), the work should still be
listed under the overall scope of work for this permit, but then should also be listed
under "deferred submittals" (such as plumbing, mechanical, fire sprinkler, fire alarm,
State elevator, State electrical, signs, fire safety evacuation plans, etc.). For the items
currently listed on A1.01, be more specific; for example describe the "new common
rooms" and "life -safety items". Also, as previously requested, include items noted in
the general note on Al .l a (such as reroof, exterior painting, fence, guards, deck
surfacing, restriping parking lot, entry doors, etc.), and include list of accessible
upgrades.
B Previous item #2: The coversheet lists deferred submittals in 2 separate areas. Please
combine them into one list and coordinate with item 1a above.
2 Exterior improvements: In speaking with Meg Gruwell, Planner for this project, from
reviewing your plans, it is our understanding that the following exterior improvements will be
made as part of this project: repainting the exterior of the building, landscaping (planting,
hardscape, planters, benches), reroof, new fences, alter deck guardrails, reseal and restripe
parking lot, replace entry doors, resurface exterior decks, site work and grading per
accessibility note on Sheet A1.01 (or please revise to be applicable to this project). If there is
additional work we are unaware of, please show it on the plans and list in the description of
work.
A Previous item #14: Revised site plans were not received with the latest resubmittal.
As previously noted, exterior improvements for accessibility and life -safety
requirements must be included with the main permit. In discussing your project with,
Meg Gruwell, Planner and Lyle Chrisman, Engineer for this project, since there are
several exterior improvements that are now part of this project, all exterior
improvements must be included with this permit so the project can be reviewed as a
whole by Planning, Engineering, Fire and Building Divisions.
a Provide a plan for the parking lot re -striping. See enclosed parking lot handout
for information.
b See enclosed handouts for minimum site and landscape plan submittal
requirements.
c The submitted site plan (copy of old plan from 1975) shows a "fixture parking
lot" at the rear of the building. Does this currently exist? Is it proposed under
this permit? Please clarify.
d Show exit paths of travel to the public way and coordinate with exits shown on
Sheet Alla.
e Show the exterior accessible routes of travel for the site, including but not
limited to:
i From the public way to the main building entrance(s), including
directional signage as needed.
ii Accessible parking stalls, including dimensions, parking stall signage,
and directional signage as needed to be main building entrance(s).
Accessible stalls must be located as close as possible to the main
building entrance(s).
iii Curb ramps, ramps, slopes, dimensioned turning spaces and widths of
paths of travel, etc.
iv Drop of zones, if provided.
f Show the location of the new fence and cross-reference the fence detail on
Sheet D3.
g Note the existing and proposed roof colors/materials.
h Show new landscaping, plantings, hardscape, etc.
i Show decks and cross-reference guardrail modification detail on Sheet D3.
3 Previous item 6. Occupant load of Activity 332: On Sheet A3.1 c, show and dimension the
extent of the actual areas where different occupant load factors are being applied (kitchen,
storage, office, activity) noted in the calculation in your response letter, and show the occupant
load calculations on Sheet A3.Ic
4 Provide occupant load talcs for the dining room 235 on Sheet A2.1b. Occupant load must be
posted for this room.
5 Previous item 7: Per your written response, the building is designed using Separated Uses
(IBC 302.3.2). Although all walls will be one hour construction, the construction of, for
example, 1 -hour fire barrier walls for occupancy separation is different that construction of 1 -
hour fire partitions for dwelling unit separation, or corridors. Protection of openings in these
walls also has different requirements. The plans must clearly show and label the location of
fire barriers, fire partitions, smoke partitions, fire rated exterior walls, etc.
6 Please provide the location of your response to previous item 48: Where alterations are being
made to existing construction, including exposing wall and floor -ceiling cavities, upgrades
are required to current code, including for fare resistive construction, fire stopping, sound
transmission class (STC), etc. Clearly note and show this on the plans
Page 2 of 4
7 Previous item #9 not adequately addressed. No listings could be found on the plans so that fire
resistive construction and STC ratings can be verified. Also the details on D1 do not distinguish
between fire barrier walls (which must extend to the underside of the roof/floor decking above)
and fire partitions (which can stop at the fire rated horizontal assembly).
8 Previous item #10: This item must still be addressed. On the coversheet you have listed WAC
51-50 419.6 exception 2 for sleeping rooms for occupants with an Evacuation Capability II or III.
To use this exception 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).
9 Previous item #11: The location of smoke detectors still need to be shown on the plans within
each unit (WAC 51-50 419.4).
10 Previous item 12: Changes made to the following notes do not reflect current accessibility code
requirements. For example:
A Revise note #9 to be 13 feet wide (8 foot stall and 5 foot access aisle)
B Revise note #14 for the bottom of the sign to be 60" above the parking surface (not to
center of sign).
C Revise note #17 still does not meet location and height requirements for accessible
restroom signage.
D Clarify note #18 regarding locked exit doors. This note is still confusing.
E Revise note #19 for door hardware height to be 34" minimum to 48" maximum above
finished floor.
F Revise note #20 still needs to be revised to account for maneuvering distances that may
require larger dimensions.
11 Previous item 13: Letter provided by architect did not address all items previously requested.
State Amendment to IBC 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%. Revise and resubmit.
12 Previous item 20: Regarding your written response to this comment, the code does not give
exception for "able bodied employees". This item must still be addressed. Provide required
maneuvering distance dimensions at break room 214B, Activity 110, cross -corridor doors,
Activity 113,
13 Previous item 21: Cut sheets were received, however the plans do not show that one drinking
fountain will be accessible and one will be standard height in each location.
14 Previous item 23: Manufacturer's specifications for the Hydrotub in Room 109 were provided,
however they do not show compliance with ICC/ANSI Al 17.1 section 607 for accessibility, nor
do the plans show these requirements. Please provide.
15 Previous item 26 was not addressed: 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.
16 Previous item 29: We received the dryer venting sketches, however the architectural plans did not
provide details, as previously requested, to show how 1 -hour fire rated walls, floor -ceilings, etc.
are maintained for all venting (vertical shafts, lined joist bays, etc.). The actual dryer venting will
be reviewed with the mechanical submittal.
17 Previous item 30: We received information for the delay egress with regards to equipment to be
used within the locking system (switches, magnetic holds, electromagnetic lacks, etc. However,
Page 3 of 4
as previously requested, the information provided and architectural plans do not show compliance
with IBC 1008.1.8.6 items 1 through 6.
18 Previous item 31 not addressed: 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.
19 Previous item 34 clarification: Specify use of space between corridor 123 and laundry 136.
20 Add creation of laundry/mechanical room 136 in the description of work.
21 This is a Type VA building. The columns and beams shown in the structural design must be
individually protected to 1 -hour construction (IBC Table 601 and section 714.1). Provide details
and listed and tested assemblies for protection of the columns and beams. If spray -applied fire
proofing will be used, special inspection is required.
22 Reference Structural Design Sketches by MLA Engineering dated 8/24/06 on the architectural
plans at the areas where changes will be made. Or, provide full-size structural plans/details
stamped by the engineer of record.
23 Special inspection is required for welding, epoxy anchors, high-strength bolting, and spray -applied
fire proofing. Complete the enclosed Special Inspection and Testing Agreement. Have the owner,
general contractor and special inspector sign the form and return for Building Official approval
prior to permit issuance.
24 The kitchen equipment plan shows that Type I and II Hoods and Hood Suppression system will be
replaced. List the Type I Hood and Hood Suppression system as deferred submittals. The Type II
Hood will be reviewed with the mechanical submittal.
25 Based on your response to previous item 41, Type 11 hoods will be required in the activity area
kitchens. Please note on the kitchen floor plans (previous item 42). The hoods will be reviewed
with the mechanical submittal.
26 Previous item 45: Areas with decks that are not individual dwelling units, such as activity areas
and break room, the deck guard must be 42" high.
27 Previous item 46: Revise the guardrail detail to show the construction members and size and type
of members to be added.
28 Previous item 48: Floor plan grab bar configuration is still not coordinated with guardrail shown
in detail.
Page 4 of 4