20061117151721.pdfo� ET) City of Edmonds_
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s€ PLAN REVIEW COMMENTS
BUILDING DIVISION
Est. s9° (425) 771-0220
DATE: November 16, 2006
TO: Alan Estrella
8112 Talbot Road
Edmonds, WA 98026
FROM: Ann Bullis, Assistant Building Official W7—
RE: Plan Check #2006-1194
Project: Axis Physical Therapy -- Remodel
Project Address: 21009 76`h 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 revised plans/documents to Marie Harrison, Permit
Coordinator. City archived plans of this building were used during the plan review process to compare to
the plans submitted for this permit. The architect needs to clearly show on the plans what work is new vs.
what work is existing (as shown on City approved plans).
1. Provide as -built structural plans of the building to clearly show how all loads are carried to the
foundation system. In comparing the City archived construction plans to the submitted as -built
plans, alterations have been made to the structural system. Structural plans and calculations
must be stamped and signed by the Architect of record, or a State licensed Professional
Engineer.
2. A separate permit is required for the hydro therapy pool. See enclosed City handout for
submittal requirements. The handout is geared to outdoor pools for single family residences, but
still provides basic information. If the pool is prefabricated, provide manufacturer's information
and installation instructions, and provide structural plans showing how the pool is supported to
meet manufacturer's requirements, including floor alterations that were made around the pool
area. If the pool was site -built, provide engineered plans and calculations stamped and signed
by a State licensed Professional Engineer. Provide mechanical and plumbing plans for the pool.
A permit is also required from Snohomish County Health District for the pool. Submit a copy of
their plan review comments with the resubmittal.
3. 2 exits are required for the main floor of the building and must be spaced I/2 the overall diagonal
distance of the building. The east exit door (now blocked by the pool) appears to have been a
required exit. Clearly show the required exits for the main floor with illuminated exit signs at
the doors and directing occupants to exits, dimension the overall diagonal length of the building,
and distance between exit doors. The north door must be one of the required exits to meet the
minimum distance between exits, therefore the path of travel to exit must be compliant. See
item 5 regarding the stairs and ramp that were constructed without permit near the platform lift.
4. Since the exterior door at the therapy pool room is not provided with a complying landing, and
access to the landing, it must be removed, or a redesign of this area is required.
5. All exterior doors and doors within the path of exit travel must swing in the direction of travel.
IBC 1008.1.2
6. Emergency lighting is required per IBC 1006. Show locations on the plans and provide battery
backup.
7. The stair and ramp near the platform lift must meet current code. A redesign of the stair/ramp
area is required.
a. The ramp as shown on the plans far exceeds the maximum allowed slope of 1:12
(8.3%). The ramp as shown is approximately 19%. Ramps (used as part of the exit
path of travel only, not used for accessibility) must meet IBC 1010. Provide details
showing compliance.
b. Provide a construction detail of the stairway, including rise, ran, width, landing size,
handrails on both sides, handrail height, handrail top and bottom extensions, and
returned ends, etc. See IBC 1009.
8. The platform lift must meet current accessibility codes and a permit must be obtained from the
City as well as from by State Labor and Industries. Provide details on the plans showing
compliance, and provide manufacturer's information and installation instructions for the lift.
The platform lift is part of the accessible means of egress, which requires standby power, unless
an approved accessible means of egress is provided at the north exit (IBC 1007.6). WAC 51-50
3409.7.3, ICC/ANSI Al 17.1,113C 1007.5, ASME Al 8.1 and WAC Chapter 296-96.
9. The plans show a new ramp was constructed at the north entrance that was not shown on City
archive plans. Provide details showing compliance to ICC/ANSI Al 17.1 section 405 for
accessibility.
10. Handrails are required at all exterior stairways (IBC 1009).
11. Distinguish new walls from existing walls (constructed with permit). Provide wall construction
details and cross-reference where they apply on the plans.
12. Based on previously approved 1996 plans, the reception counter at the main entry lobby has
been remodeled. A portion of the counter must be accessible (see ICC/ANSI A117.1 section
904).
13. The reception office at the north entrance has been remodeled and previously had a reception
counter. A portion of the new reception counter/desk must be also be accessible. ICC/ANSI
Al 17.1 section 904
14. Restrooms must be accessible. Dimension floor plans and provide details showing compliance.
IBC 3409.6
15. Clearly show that the main entrance of the building is accessible
16. On the site plan, an accessible parking sign is required at the accessible parking space. Provide
detail (see enclosed example).
17. On the site plan show that the path of travel from the accessible parking stall access aisle to the
main building entrance is accessible, including curb ramp (if curb exists), and provide detail of
ramp at entrance noted on the site plan. Provide slope, width, handrails, landings, etc.
(ICC/ANSI Al 17.1405 & 406).
18. Dimension the clearance at the opening north of the platform lift. It must be at least 44".
19. Verify and show that existing shower in therapy pool room is accessible as required on the 1996
plans.
20. Identify the fixture in Treatment room 5. It appears to be a shower. This was not shown on the
1996 plans.. This shower must be accessible. Provide details showing compliance. IBC 1109.2
21. The dressing room and shower on the lower floor were not shown on City archived plans and
must be accessible. ICC/ANSI Al 17.1 section 608 and 803
22. Safety glazing is required per IBC 2406.3 such as adjacent to doors, the therapy pool room
(2406.3 49), etc.
Page 2 of 3
23. Door hardware must be accessible and meet exiting requirements. IBC 1008.1.8, ICC/ANSI
A117.1 section 404.2.6
24. Doors must meet maneuvering distances per ICC/ANSI Al 17.1 section 404.2.3 (see attached).
25. Provide construction plan/details for the pool equipment addition (foundation and framing plans,
etc.). Dimension height of B -vent above the roof line and from building openings.
26. Provide a mechanical plan showing ventilation (supply and return) is provided for each
room/space (IMC 403).
27. Note cfin of each exhaust fan in kitchen, laundry and bathroom areas.
28. Ventilation is required for the hydro therapy pool room at the minimum rate of 0.50 cfmisf (or
more to control humidity). State VIAQ Table 3-4.
29. The owner's letter states that the parking lot was resurfaced and striped, however the striping
does not match the 1996 plans. Fully dimension the parking stalls (length and width) and drive
aisles.
30. A shed is shown on the site plan within the setback area that is not shown on City archive plans.
Contact the Planner for this project for setback requirements. Note on the plans what types of
items are stored in the shed.
31. The site plan shows fences that were not shown on City archive plans nor to City records show
permits for them. See enclosed fence handout for submittal requirements.
32. The site plan shows a "ramp down to lower level offices" on the east side of the building which
is not shown on City archived plans. Clarify where this ramp exists and accesses the building on
the floor plans. The ramp must meet IBC 1010. Provide details showing compliance.
33. Complete the enclosed plumbing fixture schedule for all new and replaced plumbing fixtures.
34. A ,State electrical permit from Labor and Industries is required for all electrical work.
Page 3 of 3
PLUMBING FIXTURE COUNT
Number Fixture Type
Water Closet (toilet, bidet, urinal)
Sink (including laundry sink, bar sink, etc.)
Lavatory (bathroom sink)
Tub/Shower
Dishwasher
Clothes Washer
Hose Bib (exterior water faucet)
Hot Water Tank
Expansion Tank (for water heater)
Floor Drain
Backflow Protection Device
Pressure Reduction Valve
Grease Trap
Water Service Line
Drinking Fountain
Bidet l Urinal
GAS OUTLETS
AC Unit
Furnace BTU's
Water Heater
Boiler
Dryer
Stove/Range/Oven
Gas FireplacelLogsllnsert
Outdoor Barbeque
Total Gas Piping Outlets
Appliance Location
L:ITEMPI 3UI LDI NGIFORMSIPLU MBFIX.XLS
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