20070312084404.pdfsok �n City of Edmonds
PLAN REVIEW COMMENTS
- BUILDING DIVISION
�St ago (425) 771-0220
DATE: March 12, 2007
TO: Jack McKean
Salmon Bay Design Group
FAX: 206-783-6885
FROM: Ann Bullis, Assistant Building Official
WP
RE: Plan Check #2006-1195
Project: Edmonds Professional Center — Addition
Project Address: 7315 212th Street SW
During re -review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Provide written responses addressing each item and note where
changes can be found on the plans. Please submit revised plans/documents to Theresa Umbaugh, Permit
Coordinator.
NONSTRUCTURAL COMMENTS
1. All sets of architectural plans must be stamped and signed by the architect of record. All
sets of structural plans must be stamped and signed by the structural engineer of record.
Only one set of plans submitted was stamped and signed.
2. Since the temporary pharmacy building and ramp will be in place for the duration of
construction, submit permit application now so that it may be issued with the main building
permit. Contact Theresa Umbaugh for minimum submittal requirements. (previous items 1c,
I d)
3. Show the location of the retaining wall on the site plan (similar to what was done for the
rockeries) and cross-reference the detail (2/A1.8). Also, on 2/A1.8 cross-reference the
construction detail for the retaining wall. (previous item 1 h)
4. Provide section details through rockeries on 1/A1.8 and 3/A1.8 to show there is no surcharge
imposed on the rockeries — show worst case condition (see City Rockery Handout). If a
surcharge is imposed, an engineered retaining wall is required, including details and
calculations (see City Retaining Wall Handout). (previous items I i and Ij)
5. On the site plan, specify which spaces are van accessible. Based on the number of total
accessible stalls provided, 5 are required. The vertical clearance at the van parking stalls,
access aisles, and vehicle access to the stalls must be a minimum of 98". Clearly show that
this will be met at the covered parking area. ICC/ANSI A117.1 section 502.6
6. On new detail 15/A1.7 add stair maximum rise and minimum run. (previous item Ik)
7. On new detail 19/A1.7 dimension the minimum winder tread requirements IBC 1009.3 and
1009.8. Also, see detail from handbook at end of comments. (previous item 1k)
8. Clearly show the location and extent of the 1 -hour fire barrier separating B and S2
occupancies on Sheets A2.1, A2.2, A2.3 (large 1 -hour rated overhead doors, 1 -hour rated
window shutters, 1 -hour rated wall). Add missing symbols to legends. (previous FM
comment 1)
9. On 2/A4.1, 2/A4.2, 3/A4.1, 1/A4.2 show the 1 -hour rated fire barrier separating the Band S2
occupancies. (previous FM comment])
10. Please add wall type diamond symbol to legend on quadrant plans and reference sheet where
wall types can be found. (continuation ofprevious item 16)
11. The manufacturer's information sheet provided for the fire shutter doors did include the code
requirements noted in previous item 14 and in my e-mail to you dated 2/22/06. Please add
these fire shutter door requirements to the plans (for the large overhead doors as well as the
window shutters), including labeling, testing and certification requirements. Provide
complete information now for review, or list as a deferred submittal on the coversheet of the
plans. Cross reference these requirements to A2.1, A2.2, A2.3, 15/A4.5, and B4/A4.7.
12. On A2.2 at grid 0.9/1).1 and A2.3 at grid 0.9/F.2 change exterior wall type to 5 (1 -hour fire
rated). Plans currently show wall type 6 non -rated.
13. Revised plans (A4.3) now show ventilation openings in the 1 -hour horizontal assembly
between the S2 and B above. These openings are not permitted to penetrate the assembly.
You may want to consider adding openings to the nonrated north side of the exterior wall.
14. D2/A9.1 is noted on many of the door references shown on the floor plans, such as at the
pharmacy, however the detail has been crossed out on the plans. Please revise.
15. Provide door reference for exit doors from the pharmacy.
16. Stair construction details on A4.8 are incomplete. Provide rise, run, construction materials,
handrail/guardrail information, width, landing requirements, etc. (previous item 34)
17. As discussed previously on the phone, the architect has chosen to use IBC/WAC 3409.6
exception 1. Provide a letter stamped and signed by the architect showing compliance with
this section stating what parts of the existing site and building are 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%.
18. Omit the construction/work shown on the northeast lot (with the sheds) except the drainage
and right-of-way improvements (coordinate with Lyle Chrisman, Engineering Division).
The construction of the sheds is currently under enforcement action, is on a separate lot, and
must not be shown on the site, civil and landscape plans.
19. We did not receive revised specifications noted in the response letter.
MECHANICAL/PLUMBING COMMENTS
20. Since the sewage ejector is not under the scope of the UPC, Lyle Chrisman, Engineering
reviewer, will provide review and comments regarding this item.
21. Previous item 50 regarding 1% slope request: Currently the plans show areas where 1%
slope will be provided on waste lines. As previously requested, the letter must include the
reason for each case why the minimum 2% slope cannot be achieved, and submit processing
fee of $180.00. A blanket approval will not be given for the project.
Page 2 of 2
MEANS OF EGRESS
This exception provides for less stringent require-
ments for residential units where the occupants are fa-
miliar with the circular stair arrangement.
1009.8 Winders. Winders are not permitted in means of egress
stairways except within a dwelling unit.
❖This section specifies the minimum dimensional re-
quirements for the construction of stairway winders.
Winders are used to form a bend in a flight of stairways
to change the direction of the run.
The risk of injury in the use of stairways constructed
with winders is greater than for stairways constructed as
straight runs. This is particularly true in emergency situ-
ations where the rate of travel up or down a stairway is
increased from the pace set under normal conditions of
stairway use.
The employment of winders in stairway construction
creates a special hazard because of the tapered config-
uration of the treads. For example, a person descending
a straight flight of stairs will set up a natural cadence or
rhythmic movement. However, in a stairway con-
structed with winders, the rhythmic movement of de-
scent is suddenly disturbed when the section of stair-
way with the winders is reached. Because of the
tapered treads, the horizontal distance traveled by each
of the footsteps nearest the radial center of the winding
section is necessarily shorter than the distance that
1009.8 —1009.9
must be traveled by each if the footsteps are nearest the
periphery or outer edge of the stairway (see Figure
1009.8). This condition sets up an eccentric movement.
The hazard is further amplified because the inner foot-
steps (nearest to the radial center of the turn) must land
on those portions of the tapered treads that are smaller
in depth than the portions receiving the outer footsteps.
Because of the inherent dangers of stairways with
winders, this section prohibits winders except for stair-
ways serving a single dwelling unit. This section does
not prohibit winders from being used in stairways that
are not a required means of egress.
WINDERS
11" MIN.
6" MIN.
` 12"
CONTINUOUS HANDRAIL
For Si_ 1 inch = 25.4 mm-
Figure 1009.8
STAIR WINDERS
1009.9 Spiral stairways. Spiral stairways are permitted to be
used as a component in the means of egress only within dwelling
units or from a space not more than 250 square feet (23 m2) in
area and serving not more than five occupants, or from galleries,
catwalks and gridirons in accordance with Section 1014.6.
A spiral stairway shall have a 7.5 -inch (191 mm) miniinum
clear tread depth at a point 12 inches (305 mm) from the narrow
edge. The risers shall be sufficient to provide a headroom of 78
inches (1981 mm) minimum, but riser height shall not be more
than 9.5 inches (241 mm). The minimum stairway width shall be
26 inches (660 mm).
-*.-Spiral stairways are generally constructed with a fixed
center pole which serves as either the primary or the
only means of support from which pie -shaped treads ra-
diate to form a winding stairway.
The commentary to Section 1009.8 regarding the ec-
2003 INTERNATIONAL BUILDING CODE' COMMENTARY 10-55