20070313145907.pdfor EDS City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
Est } g90 (425) 771-0220
DATE: March 13, 2007
TO: Michael Trower
FAX: 206-323-3111
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check #2007-0198 and 2007-0199
Project: Westgate Arms Apartments --Remodel
Project Address: 9504 and 9508 Edmonds Way
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.
1. Note the Type of Construction for the building on the coversheet of the plans. For this review it was
assumed to be Type VA (1 -hour).
2. Note on the coversheet if a fire sprinkler system currently exists and, if so, in what areas.
3. Note the heat source for the dwelling units and common areas on the coversheet of the plans.
4. On the site pian, show the location of the fencing and privacy screens and label which are existing and
which are new. Also, please clarify what note "fences re slit" means.
5. Accessible parking must be provided at the re -striped parking lot. Based on 78 parking stalls provided
on site, 4 must be accessible. Provide curb ramp(s) to connect accessible parking stalls to accessible
route to building entrance. Revised site plan and provide detail (see enclosed example). ICC/ANSI
Al 17.1 section 502
6. Provide self-closing 20 minute rated doors at the new opening in the existing 1 -hour corridor at the
recreation room. Alter new stairway to provide required landings on each side of the doors.
7. Revise stair detail to show minimum run, handrail height, 12" handrail extensions at the top and bottom
of the stairway (handrail extensions must extend in the direction of travel, not turn at the top of the stair
nosing). IBC 1009, 1008.1.4
8. Where dryer ducts and plumbing is removed from the existing common laundry room, note on the plans
to provide fire blocking at the floor/roof-ceiling, and fire stopping at the penetrations of fire rated
assemblies.
9. Clearly note on the pians the rating and closing devices on the existing unit entry doors.
10. Where new washer/dryer unit is being placed in front of the water heater, clearly show/dimension that
the minimum required access and work space will be provided for the water heater per WAC 51-56-
509.1 and 509.3, including a minimum 24" clear passageway to the water heater and 30"x30" work
space. Note whether water heaters are electrical or gas. If gas, clearances and combustion air must also
be maintained.
11. On Sheet 5, clearly show that a minimum of 3 feet will be provided from the exhaust outlets to the
building openings. 1MC/WAC 502.7.3.6 #3
12. Show that the 1 -hour fire rated wall and roof -ceiling construction will be maintained at the construction
work to accommodate the new 4x10 beam.
13. An additional smoke detector is required at the room/area accessing the bedroom.
14. Accessible route of travel must be provided to new exercise room, unless the architect can show that it is
technically infeasible as defined in IBC 3402.1 (provide written letter to the Building Official,
stamped/signed citing code sections and stating why technically infeasible).
15. The alterations require accessibility upgrades per IBC/WAC 3409.6. On the plans clearly show that the
exterior and interior accessible route of travel complies with current code, or provide upgrades per the
previously referenced section. If you choose to use exception #1 of that section, provide a letter
stamped and signed by the architect (reference the code exception), stating what parts of the existing site
and building are not accessible, the project cost and what 20% of it equals, list the upgrades that will be
done as part of this permit as well as showing that the total cost of the upgrades is at least 20%.
16. Note on plans that I -hour fire stopping will be required for all new and existing (expose during
construction) penetrations of fire rated assemblies.
17. A separate Electrical Permit from State Labor and Industries will be required.
18. RCW 64.55 (EHB 1848): Provide separate bid for the exterior improvements to the "building
enclosure" to comply with RCW 64.55. This code can be found on the following website:
httn:Happs.leg.wa.gov/RCW/default.aspx?cite=64.55&full=true . Since the apartments are being
converted to condominiums, the sale prohibition covenant section would not apply.
If the improvements are 5% or less of the market improvement value of the building according to
Snohomish County Records, it is not considered "rehabilitative construction". If this is the case, have
the building owner provide that in a letter (see RCW 64.55.020(1)).
If it exceeds 5% of the market improvement value of the building, the following is required:
a. Building Enclosure documents stamped and signed by a State licensed Architect or
Professional Engineer must be submitted to the Building Department.
b. In addition to the building enclosure plans, the design professional must submit a written
statement stamped/signed that "The undersigned has provided building enclosure documents
that in my professional judgment are appropriate to satisfy the requirements of Sections I
through 10 of this act".
c. The building enclosure must be inspected by a qualified inspector and, prior to final
Building inspection/occupancy, the Building Enclosure Inspector must submit a signed letter
certifying that the building enclosure has been inspected in substantial compliance with the
building enclosure design documents.
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