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20070207154430.pdfo� Ego City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION Fsr 1890 (425)771-0220 DATE: February 7, 2007 TO: Dwight Steele Steele Home Services FAX: 425-640-7237 FROM: Ann Bullis, Assistant Building Official RE: Plan Check #2007-0071 Project: Steele Home Services -- Interior and Exterior Remodel Project Address: 23631 Highway 99 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 revised plans/documents to Theresa Umbaugh, Permit Coordinator. Please call me if you have questions, or please call in advance to schedule an appointment. 1. Note the scale of the floor plan and revise the plan to meet that scale. For example, it appears the plan is drawn at 3116"=1' however the ramp is not drawn entirely to scale. 2. The I -hour fire separation must be maintained separating the garage from the B occupancy. The wall infill must be I -hour rated (provide detail) and the door must be self-closing 3/a hour rated. Please show on plans. 3. Accessible ramp (ICC/ANSI Al 17.1 section 405 --- a copy has been provided for your use): a. Coordinate ramp floor and framing plans to match (for example, ramp length, landing size, etc.). b. Ramp landings must have a minimum 60" minimum circular turning space. Please show on the floor and framing plans. c. On the floor and framing plans dimension the width of each section of ramp. d. Dimension the length in the direction of travel of the bottom ramp landing (the adjacent stairway and handrail cannot encroach into the minimum landing size). e. In calculating the slope of the ramp, given the top and bottom elevations shown on the floor plan and the length of the ramps at maximum 1:12 slope, the maximum permitted ramp slope will be exceeded. Provide the elevation points for each landing. Based on the current plan starting at the top of the ramp 103'8" - 1 l"=10259" — 5"=10254" — 8" = 101'8" which exceeds the bottom ramp elevation shown on the plans by 3". Please revise and coordinate with framing plan. f. On ramp detail A sheet 3, dimension the maximum distance from the ramp or landing to grade. If it exceeds 30", a complying 42" high guardrail is required in addition to the handrail. g. On the north and west elevation views of the ramp, where the ramp is provided with 2 rails, the bottom rail must be 4" above the ramp/landing surface for edge protection (Section 405.9) h. Revise depth of footings to minimum 12". 4. Provide accessible shower details showing compliance to ICC/ANSI Al 17.1 section 608 (copy provided for your use). If the shower will be prefab, a manufacturer's cut sheet can be provided which shows compliance. 5. On the site plan, show the location of the accessible parking sign at the head of the accessible parking stall. 6. Door from coffee room to garage must have a complying landing (36"x36"). If this requires the stairway to be rebuilt, it must comply with current code (rise, run, handrails both sides, handrail extensions, width, etc.) 7. Note the width of the door to the front office. 8. Handrails are required on both sides of all stairways. 9. Clarify/dimension handrail detail 1 on Sheet 2 to show it will meet IBC 1009.11. Since it will not be circular, it must have a perimeter dimension of 4" minimum and 6.25" maximum with a maximum cross- section of 2.25". 10. Show how ventilation is provided to the offices, show room and coffee room 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, and show all openable area of windows/doors on the plans. OR b. Mechanical ventilation: Provide outdoor air at the rates specified in VIAQ Table 34 (based on the occupant load established for the building) to each room or area. The system must be balanced (supply and retum/exhaust). Provide mechanical plans and calculations showing compliance. Provide manufacturer's specs for the mechanical units to be installed. 11. Revise "applicable codes" on Sheet 3 as follows: a. 2003 International Building Code (including Accessibility) with State Amendments b. 2003 International Mechanical Code (including International Fuel Gas Code) with State Amendments c. 2003 International Fire Code with State Amendments d. 2003 Uniform Plumbing Code with State Amendments e. 2004 Washington State Energy Code (WAC 51-11) f. 2003 Washington State Ventilation Indoor Air Quality Code (WAC 51-13) g. 2002 National Electrical Code with State Amendments h. Edmonds Community Development Code Page 2 of 2 Chapter 4. Accessible Routes ICCIANSi A117.1-2003 404.2.7 Closing Speed. the floor are not required to comply with Section 404.2.10. 404.2.7.1 Door Closers. Door closers shall be adjusted so that from an open position of 90 degrees, the time required to move the door to an open position of 12 degrees shall be 5 seconds minimum. 404.2.7.2 Spring Hinges. Door spring hinges shall be adjusted so that from the open position of 70 degrees, the door shall move to the closed position in 1.5 seconds minimum. 404.2.8 Door -Opening Force. Fire doors shall have the minimum opening force allowable by the appropriate administrative authority. The: force for..pushing or pulling open doors other than fire doors shall be as follows: 1. Interior hinged door: 5.0 pounds (22.2 N) maximum 2. Sliding or folding door: 5.0 pounds (22.2 N)` maximum These forces do not apply to the force required to retract latch bolts or disengage other devices that hold the door in a closed position. 404.2.9 Door Surface. Door surfaces within 10 inches (255 mm) of the floor, measured vertical- ly, shall be a smooth surface on the push side extending the full width of the door. Parts creat- ing horizontal or vertical joints in such surface shall be within 1/16 inch (1.6 mm) of the same plane as the other. Cavities created by added kick plates shall be capped. EXCEPTIONS. 1. Sliding doors. 2. Tempered glass doors without stiles and having a bottom rail or shoe with the top leading edge tapered at no less than 60 degrees from the horizontal shall not be required to meet the 10 inch (255 mm) bottom rail height requirement. 3. Doors that do not extend to within 10 inches (255 mm) of the floor. 404.2 .10 Vision Lites. Doors and sidelites ad- jacent to doors containing one or more glazing panels that permit viewing through the panels .shall have the bottom of at least one panel on either the door or an adjacent sidelite 43 inches (1090 mm) maximum above the floor. EXCEPTION: Vision lites with the lowest part more than 66 inches (1675 mm) above 22 404.3 Automatic Doors. Automatic doors and au- tomatic gates shall comply with Section 404.3. Full powered automatic doors shall comply with ANSI/ BHMA A156.10 listed in Section 105.2.4. Power - assist and low-energy doors shall comply with ANSI/BHMA A156.19 listed in Section 105.2.3. EXCEPTION: Doors, doorways, and gates de- signed to be operated only by security personnel shall not be required to comply with Sections 404.3.2, 404.3.4, and 404.3.5. 404.3.1 Clear Opening Width. Doorways shall have a clear opening width of 32 inches (815 mm) in power -on and power -off mode. The minimum clear opening width for automatic door systems shall be based on the clear opening width provided with all leafs in the open position. 404.3.2 Maneuvering Clearances. Maneuver- ing clearances at power -assisted doors shall comply with Section 404.2.3. 404.3.3 Thresholds. Thresholds and changes in level at doorways shall comply with Section 404.2.4. 404.3.4 Two Doors in Series. Doors in series shall comply with Section 404.2.5. 404.3.5 Control Switches. Manually operated control switches shall comply with Section 3.09: The clear'.floor space adjacent to the control switch shall be located beyond the arc of the door swing. 405 Ramps 405.1 General. Ramps along accessible routes shall comply with Section 405. 405.2 Slope. Ramp runs shall have a running slope not steeper than 1:12. EXCEPTION: In existing buildings or facilities, ramps shall be permitted to have slopes steeper than 1:12 complying with Table 405.2 where such slopes are necessary due to space limitations. 405.3 Cross Slope. Cross slope of ramp runs shall not be steeper than 1:48. 405.4 Floor Surfaces. Floor surfaces of ramp runs shall comply with Section 302. 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) 'A 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 112 inch (13 mm) maximum within 10 inches (255 mm) horizontally of the mini- mum landing area. 405.7.4 Change in Direction. Ramps that 405.9.1 Extended Floor Surface. The floor 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 Section 304.3. the inside face of a railing complying with Sec- tion 505. 405.7.5 Doorways. Where doorways are adja- 405.9.2 Curb or Barrier. A curb or barrier shall cent to a ramp landing, maneuvering clear- be provided that prevents the passage of a ances required by Sections 404.2.3 and 4 -inch (100 mm) diameter sphere where any 404.3.2 shall be permitted to overlap the land- porton of the sphere is within 4 inches (100 ing area. Where doors that are subject to lock- mm) of the floor. 60 min 60 min 60 min 1525 1525 1525 landing ramp run landing ramp run = ,n landing E cj at least as wide as ramp run 0 T- (a) ramp run Fig. 405.7 (b) Ramp Landings 23 Chapter 4. Accessible Routes (a) Extended Surface ICC/ANSI A117.1-2003 (b) Curb or Barrier Fig. 405.9 Ramp Edge Protection 405.10 Wet Conditions. Landings subject to wet the curb ramp shall not be steeper than 1:20. The conditions shall be designed to prevent the accu- adjacent surfaces at transitions at curb ramps to mulation of water. walks, gutters and streets shall be at the same level. 406 Curb Ramps 406.3 Sides of Curb Ramps. Where provided, curb ramp flares shall not be steeper than 1.10. 406.1 General. Curb ramps on accessible routes shall comply with Sections 406, 405.2, 405.3, and 406.4 Width. Curb ramps shall be 36 inches (915 405.10. mm) minimum in width, exclusive of flared sides. 406.2 Counter Slope. Counter slopes of adjoining 406.5 Floor Surface. Floor surfaces of curb ramps gutters and road surfaces immediately adjacent to shall comply with Section 302. adjoining surface maximum slope 2 1 1 12 curb ramp maximum slope 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 Chapter 6. Plumbing Elements and Facilities c E LO m d� 75-150 It LO °} 0 m ;; � � 0 CO U U7 12 max 305 U N N 4 max 100 (a) Elevation 24 min 24 max 610 610 (b) Plan Fig. 607.4.2 Grab Bars for Bathtubs without Permanent Seats 607.5 Controls. Controls, other than drain stop- pers, shall be provided on an end wall, located be- tween the bathtub rim and grab bar, and between the open side of the bathtub and the midpoint of the width of the bathtub. Controls shall comply with Sec- tion 309.4. Fig. 607.5 Location of Bathtub Controls 56 ]CC/ANSI A117.1-2003 607.6 Hand Shower. A hand shower with a hose 59 inches (1500 mm) minimum in length, that can be used as both a fixed shower head and as a hand shower, shall be provided. The hand shower shall have a control with a nonpositive shut-off feature. An adjustable -height hand shower mounted on a vertical bar shall be installed so as to not obstruct the use of grab bars. 607.7 Bathtub Enclosures. Enclosures for bath- tubs shall not obstruct controls or transfer from wheelchairs onto bathtub seats or into bathtubs. En- closures on bathtubs shall not have tracks installed on the rim of the bathtub. 607.8 Water Temperature. Bathtubs shall deliver water that is 120 degrees F (49 degrees C) maxi- mum. 608 Shower Compartments 608.1 General. Accessible shower compartments shall comply with Section 608. iCCIANSI A117.1-2003 Chapter 6. Plumbing Elements and Facilities 608.2 Size and Clearances. 6082.1 Transfer -Type Shower Compart- ments. Transfer -type shower compartments shall have a clear inside dimension of 36 inches (915 mm) in width and 36 inches (915 mm) in depth, measured at the center point of opposing sides. An entry 36 inches (915 mm) minimum in width shall be provided. A clearance of 48 inch- es (1220 mm) minimum in length measured perpendicular from the control wall, and 36 inches (915 mm) minimum in depth shall be pro- vided adjacent to the open face of the compart- ment. 36 min 915 back wall (k cont wallt (i -t— r-111— wall rol CO I C) c cn rn Cf) 48 min 1220 Mote: inside finished dimensions measured at the center points of opposing sides Fig. 608.2.1 Transfer -Type Shower Compartment Size and Clearance 608.2.2 Standard Roll -in -Type Shower Compartments. Standard roll -in -type shower compartments shall have a clear inside dimen- sion of 60 inches (1525 mm) minimum in width and 30 inches (760 mm) minimum in depth, measured at the center point of opposing sides. An entry 60 inches (1525 mm) minimum in width shall be provided. A clearance of 60 inches (1525 mm) minimum in length adjacent to the 60 -inch (1525 mm) width of the open face of the shower compartment, and 30 inches (760 mm) minimum in depth, shall be provided. A lavatory coynmplying with Section 606 shall be per- mitted at the end of the clearance opposite the shower compartment side where shower con- trols are positioned. Where shower controls are located on the back wall and no seat is pro - vided, the lavatory shall be permitted at either end of the clearance. 0 rack wall side side wall wall - — _- coo co LJ 60 min 1525 Note: inside finished dimensions measured at the center points of opposing sides Fig. 608.2.2 Standard Roll -in -Type Shower Compartment Size and Clearance 608.2.3 Alternate Roll -in -Type Shower Compartments. Alternate roll -in shower compartments shall have a clear inside dimen- sion of 60 inches (1525 mm) minimum in width, and 36 inches (915 mm) in depth, measured at the center point of opposing sides. An entry 36 inches (915) mm) minimum in width shall be provided at one end of the 60 -inch (1525 mm) width of the compartment. A seat wall, 24 inch- es (610 mm) minimum and 36 inches (915 mm) maximum in length, shall be provided on the entry side of the compartment. 608.3 Grab Bars. Grab bars shall comply with Sec- tion 609 and shall be provided in accordance with Section 608.3. Where multiple grab bars are used, required horizontal grab bars shall be installed at the same height above the floor. EXCEPTIONS: 1. Grab bars are not required to be installed in a shower facility for a single occupant, ac- cessed only through a private office and not for common use or public use, provided rein- forcement has been installed in walls and lo- cated so as to permit the installation of grab bars complying with Section 608.3. 2. In Type A units, grab bars are not required to be installed where reinforcement complying with Section 1003.11.9 is installed for the fu- ture installation of grab bars. 57 Chapter 6. Plumbing Elements and f=acilities M 60 min 1525 Note: inside finished dimensions measured at the center points of opposing sides Fig. 608.2.3 Alternate Roll -In -Type Shower Compartment Size and Clearance 608.3.1 Transfer -Type Showers. Grab bars for transfer type showers shall comply with Section 608.3.1. E 608.3.1.1 Horizontal Grab Bars. Horizon- tal grab bars shall be provided across the control wall and on the back wall to a point 18 inches (455 mm) from the control wall. 608.3.1.2 Vertical Grab Bar. A vertical grab bar 18 inches (455 mm) minimum in length shall be provided on the control end wall 3 inches (75 mm) minimum to 6 inches (150 mm) maximum above the horizontal .grab bar, and 4 inches (10{0 mm) maximum inward from the front edge of the shower. 608.3.1.3 Grab Bar Configuration. Grab bars complying with Sections 608.3.1.1 and 608.3.1.2 shall be permitted to be sep- 6 max 6 max (a) Without Seat 0 LO Y ICC/ANSI All 7.1-2003 arate bars, a single piece bar, or combina- tion thereof. se; wa 18 )ntrol all 4 max 102 Fig. 608.3.1 Grab Bars in Transfer -Type Showers 608.3.2 Standard Rall -in -Type Showers. In standard roll -in type showers, grab bars shall be provided on three walls of showers without seats. Where a seat is provided in a standard roll -in type shower, grab bars shall be provided on the back wall and on the wall opposite the seat. Grab bars shall not be provided above the seat. Grab bars shall be 6 inches (150 mm) maximum from the adjacent wall. 608.3.3 Alternate Rall -in -Type Showers. In alternate roll -in type showers, grab bars shall be provided on the back wall and the end wall adja- cent to the seat. Grab bars shall not be provided above the seat. Grab bars shall be 6 inches (150 mm) maximum from the adjacent wall. 608.4 Seats. A folding or nonfolding seat shall be provided in transfer -type shower compartments. A seat shall be provided in an alternate roll -in -type shower compartment. In standard and alternate roll - in -type showers where a seat is provided, if the seat extends over the minimum clear inside dimension required by Section 608.2.2 or 608.2.3, the seat shall be a folding seat. Seats shall comply with Sec- tion 610. 6 max 150 back wall o end I I[end �`,�-' wall Li i 1aN Fig. 608.3.2 Grab Bars in Standard Rall -in -Type Showers (b) With Seat end wall seat wall 2-4-36 36 min 610-915 915 M 60 min 1525 Note: inside finished dimensions measured at the center points of opposing sides Fig. 608.2.3 Alternate Roll -In -Type Shower Compartment Size and Clearance 608.3.1 Transfer -Type Showers. Grab bars for transfer type showers shall comply with Section 608.3.1. E 608.3.1.1 Horizontal Grab Bars. Horizon- tal grab bars shall be provided across the control wall and on the back wall to a point 18 inches (455 mm) from the control wall. 608.3.1.2 Vertical Grab Bar. A vertical grab bar 18 inches (455 mm) minimum in length shall be provided on the control end wall 3 inches (75 mm) minimum to 6 inches (150 mm) maximum above the horizontal .grab bar, and 4 inches (10{0 mm) maximum inward from the front edge of the shower. 608.3.1.3 Grab Bar Configuration. Grab bars complying with Sections 608.3.1.1 and 608.3.1.2 shall be permitted to be sep- 6 max 6 max (a) Without Seat 0 LO Y ICC/ANSI All 7.1-2003 arate bars, a single piece bar, or combina- tion thereof. se; wa 18 )ntrol all 4 max 102 Fig. 608.3.1 Grab Bars in Transfer -Type Showers 608.3.2 Standard Rall -in -Type Showers. In standard roll -in type showers, grab bars shall be provided on three walls of showers without seats. Where a seat is provided in a standard roll -in type shower, grab bars shall be provided on the back wall and on the wall opposite the seat. Grab bars shall not be provided above the seat. Grab bars shall be 6 inches (150 mm) maximum from the adjacent wall. 608.3.3 Alternate Rall -in -Type Showers. In alternate roll -in type showers, grab bars shall be provided on the back wall and the end wall adja- cent to the seat. Grab bars shall not be provided above the seat. Grab bars shall be 6 inches (150 mm) maximum from the adjacent wall. 608.4 Seats. A folding or nonfolding seat shall be provided in transfer -type shower compartments. A seat shall be provided in an alternate roll -in -type shower compartment. In standard and alternate roll - in -type showers where a seat is provided, if the seat extends over the minimum clear inside dimension required by Section 608.2.2 or 608.2.3, the seat shall be a folding seat. Seats shall comply with Sec- tion 610. 6 max 150 back wall o end I I[end �`,�-' wall Li i 1aN Fig. 608.3.2 Grab Bars in Standard Rall -in -Type Showers (b) With Seat IGC/ANSI All 7.1-2003 6 max 150 6 max 150 back wall seat wall Chapter 6. Plumbing Elements and Facilities 15 max 380 Jli c'� o control CM CO r wall c CO Fig. 608.3.3 Grab Bars in Alternate Roll -in -Type Showers EXCEPTIONS: 1. A shower seat is not required to be installed in a shower facility for a single occupant, ac- cessed only through a private office and not for common use or public use, provided rein- forcement has been installed in walls and lo- cated so as to permit the installation of a shower seat complying with Section 608.4. 2. In Type A units, a shower seat is not required to be installed where reinforcement comply- ing with Section 1003.11.9 is installed for the future installation of a shower seat. 608.5 Controls and Hand Showers. Controls and hand showers shall comply with Sections 608.5 and 309.4. 608.5.1 Transfer -Type Showers. In transfer - type showers, the controls and hand shower shall be located on the control wall opposite the seat, 38 inches (965 mm) minimum and 48 inch- es (1220 mm) maximum above the shower floor, within 15 inches (380 mm), left or right, of the centerline of the seat. Can be located on any wall of shower E o _ � N W N CO r co (a) Without Seat Fig. 608.5.1 Transfer -Type Shower Controls and Handshowers Location 608.5.2 Standard Roll -In Showers. In stan- dard roll -in showers, the controls and hand shower shall be located 38 inches (965 mm) minimum and 48 inches (1220 mm) maximum above the shower floor. in standard roll -in show- ers with seats, the controls and hand shower shall be located on the back wall, no more than 27 inches (685 mm) maximum from the end wall behind the seat. 608.5.3 Alternate Roll -in Showers. In alter- nate roll -in showers, the controls and hand shower shall be located 38 inches (965 mm) minimum and 48 inches (1220 mm) maximum above the shower floor. In alternate roll -in show- ers with controls and hand shower located on the end wall adjacent to the seat, the controls and hand shower shall be 27 inches (685 mm) maximum from the seat wall. In alternate roll -in showers with the controls and hand shower lo- cated on the back wail opposite the seat, the (b) With Seat Fig. 608.5.2 Standard Roll -in -Type Shower Control and Handshower Location N N r 59 Chapter 6. Plumbing Elements and Facilities controls and hand shower shall be located with- in 15 inches (380 mm), left or right, of the center- line of the seat. EXCEPTION: A fixed shower head with the controls and shower head located on the back wall opposite the seat shall be per- mitted. 608.6 Hanel Showers. A hand shower with a hose 59 inches (1500 mm) minimum in length, that can be used both as a fixed shower head and as a hand shower, shall be provided. The hand shower shall have a control with a nonpositive shut-off feature. An adjustable -height shower head mounted on a vertical bar shall be installed so as to not obstruct the use of grab bars. E 0 q 60 27 max enc wad a With Seat (Elevation) back wall iCC/ANSI A117.1-2003 EXCEPTION: A fixed shower head shall be per- mitted in lieu of a hand shower where the scoping provisions of the administrative authority require a fixed shower head. 608.7 Thresholds. Thresholds in roll -in -type show- er compartment shall be 1/2 inch (13 mm) maximum in height in accordance with Section 303. In trans- fer -type shower compartments, thresholds 1/2 inch (13 mm) maximum in height shall be beveled, rounded, or vertical. EXCEPTION: In existing facilities, in transfer - type shower compartments where provision of a threshold 112 inch (13 mm) in height would disturb the structural reinforcement of the floor slab, a threshold 2 inches (51 mm) maximum in height shall be permitted. side end wall wall seat wall 15 max 17 380 f back wall I o E N E L0 00 J 4- 00 (b) With Seat (Elevation) M d Without Seat With Seat (Plan) (Pian) Fig. 608.5.3 Alternate Roll -In -Type Shower Control and Handshower Location ie all