20070117131133.pdfOV EDO City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
Fst 1 g90 (425) 771-0220
DATE: January 17, 2007
TO: Keith Beddow
Sent via e-mail to kfbeddow@hotmail.com
FROM: Ann Bullis, Assistant Building Official j
RE: Plan Check #2006-1391
Project: Interior remodel and partial change of use
Project Address: 109 Main Street
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Provide written responses to each comment and where changes can be
found on the plans. Submit 2 sets of revised plans/documents to Theresa Umbaugh, Permit Coordinator.
This project includes a Change of Occupancy for the second floor, requiring compliance with current code
for the new occupancy. IBC 3406
On the coversheet of the plans:
a. Provide a detailed written scope of work.
b. Note the Type of Construction (VB), provide occupant load calculations (IBC 1004), note
the occupancy of the bottom floor (it is also a B per City archived plans), and note the
occupancy of the upper floor.
c. Note the applicable codes for this project:
i. 2003 International Building Code (including Accessibility) with State
Amendments
ii. 2003 International Mechanical Code (including International Fuel Gas Code)
with State Amendments
iii. 2003 International Fire Code with State Amendments
iv. 2003 Uniform Plumbing Code with State Amendments
v. 2004 Washington State Energy Code (WAC 51-11)
vi. 2003 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
vii. Edmonds Community Development Code
2. The openings in the west exterior wall as shown must comply with IBC 704. The existing exterior wall
is less than 3 feet to the property line, therefore no openings are permitted. Revise floor plan, provide
construction section details (cross-reference where they apply on the plans) and elevation view to show
this change. The infill must be 1 -hour fire rated. Note the listed and tested 1 -hour fire rated assembly
on the plans.
3. The exit stairway and guardrail from the upper floor must comply with current code, including rise, run,
guardrails (including resistance of loads), handrails, handrail extensions, solid risers, intermediate rail
spacing, etc. See IBC 1009 & 1012. Provide details showing compliance and cross reference where
they apply on the plans.
4. Show locations of existing safety glazing. Safety glazing must meet IBC 2406.
5. Specify door hardware for exiting purposes (note the type of door hardware and locking devices — see
IBC 1008.1.8.).
6. 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 State VIAQ Table 34 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 mechanical units to be
installed. If mechanical equipment will be Iocated on the exterior of the building, contact the
Planning Division for possible screening for aesthetics.
7. Provide minimum 50 cfm exhaust fan in each restroom.
8. Flooring at restrooms must extend up the wall a minimum of 6". The walls must have a smooth, hard,
nonabsorbent surface with 2 feet of water closets for a height of 4 feet above the floor.
9. Complete the enclosed plumbing fixture schedule for fixtures that are either new or will be relocated.
Plumbing will be included with the main permit, not a deferred submittal.
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