20070406143009.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 77.1-0220
DATE: April 6, 2007
Stephen Murakami
Hutteball & Oremus Architecture
4010 Lake Washington Blvd. NE, Suite 320
Kirkland, WA 98033
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check #2007-0315
Project: Harborview Plaza — Interior Remodel
Project Address: 152 3"' Ave S
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. On the coversheet, note the Type of Construction and occupanc(ies).
2. Provide occupant load calculations for each tenant space and for the total floor.
3. Note suite numbers for each tenant space.
4. List separate permits on the coversheet of the plans, including Fire Alarm System Alteration, State
Electrical, and Mechanical (unless enough information can be shown on the architectural pians see
enclosed mechanical handout for information - caution on location of mechanical ductwork and
equipment with regards to the corridor IBC 1016.4 and penetrations of fire rated construction IBC 716).
Since the plumbing work is minor, we will include it as part of the main remodel permit and all work
will be subject to field inspection by the City Building Inspector.
5. According to the original approved plans and permit for this building, it was built under the 1988 UBC,
Type VA Construction with a 1 -hour corridor on the main floor with 2 required exits (the north and
south exits, not the east lobby). As shown on the proposed plans, the south and east exits are not spaced
apart %Z the overall diagonal dimension of the main floor, which was required in the 1988 UBC and is
still required in IBC 1014.2.1. Revise plans to meet minimum exiting requirements.
6. Since this building was built under the 1988 UBC, 1 -hour fire rated corridors are required to be
maintained as part of the required means of egress, particularly since the building is not fully sprinkled
with an N -FPA -13 system. Provide 1 -hour fire rated wall detail with referenced Iisted and tested
assembly, and include construction requirements of the assembly on the detail. The wall must extend to
the 1 -hour fire rated floor -ceiling assembly above (IBC 708.4) or to a 1 -hour rated corridor ceiling
constructed as required for the corridor wall (see IBC 708.4 exception 3).
7. Label the 1 -hour corridor, offices, and 1 -hour rated stair enclosures. Label all uses of space in the tenant
spaces and space adjacent to the kitchen (which does not appear to have self-closing doors).
8. Corridor doors must be self-closing, 20 minute rated with "S" rating on the label. Door hardware must
meet exiting and accessibility requirements.
9. Columns and beams exposed during construction must be individually protected to 1 -hour construction
(IBC 601 and 714)
10. Glazing in the corridor walls must be 3/4 hour fire rated window assemblies with label (IBC 715.4). Wire
glass is not permitted where safety glazing is required (WAC 51-50 2406.1.2).
IL On detail 3/A3 clarify "kicker" material. It must meet IBC 1621.1.
12. Show all appliances in the kitchen. If there is a stove or oven, a Type II hood is required (IBC 507.2),
including details showing how the exhaust duct will be run to the exterior of the building, while
maintaining 1 -hour fire rated assemblies.
13. Show locations of illuminated exit signs to direct occupant to required exits, and note type of power
backup.
14_ Show locations of emergency lighting and note type of power backup.
15. Provide a reflected ceiling plan showing location of existing and proposed mechanical
ductwork/diffusers, lighting, fire alarm devices, etc.
16. 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%.
17. Dimension required accessible maneuvering distances at the doors (see enclosed handout).
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monds
development information
Commercial Mechanical/HVAC
Permit Submittal Requirements
PERMIT REQUIRED: A permit is required for the installation of mechanical equipment_
CODES: International Building (IBC) and Mechanical (1MC) Code (2003 Edition)
Uniform Plumbing Code (UPC) (2003 Edition)
International Fuel Gas Code (2003 Edition)
Washington State Energy Code (WSEC) (2003 Edition)
Washington State Ventilation & indoor Air Quality Code (VIAQ) (2003)
FEE: Based on size and type of equipment or appliance
SUBMITTAL REQUIREMENTS:
I _ Two (2) sets of plans must be submitted showing the following:
a) Locations of all heating, ventilation, air conditioning equipment. Provide manufacturer's specifications. Note
fuel source, Btu input/output.
b) Submit applicable State Non -Residential Energy Code compliance forms. Forms can be found on the web at
http://www.neec.net/resources/resources.html.
c) Show duct smoke alarm (detector) .locations.
d) Show or detail how combustion air will be provided_
e) Provide HVAC ductwork layout, including supply diffusers, return air grills, and cfm.
0 Specify duct and pipe insulation R -value, and duct scaling.
g) Label all plenums and provide details showing plenum construction and exposed materials within the plenum.
h) For roof mounted equipment, provide weight of equipment and structural support information, including roof
framing plans, snow and dead loads, etc. Provide building elevations showing visibility of mechanical equipment
and screening and equipment dimensions_
i) Provide construction details for mechanical equipment support structures, including wall and ceiling platforms.
J) Dimension clearances around mechanical equipment.
k) Show condensate waste discharge location.
1) Provide seismic anchoring details.
m) Provide outdoor air calculations per State VIAQ Table 34 and show how it will be provided/distributed-
n) Show location and size of all exhaust fans.
a) Provide parking garage ventilation calculations, show location and size of supply and exhaust fans, and location
of exhaust outlet to building openings, supply inlets, property lines, and height above grade.
p) Location and type of all fire/smoke dampers. Provide manufacturer's specifications.
q) Venting path for exhaust ducts, dryer vents, gas appliance vents, B -vents, etc. and show outlet/inlet locations.
r) Locations and construction details of all mechanical shafts, including listed and tested assemblies.
s) Gas piping layout, sizing, pipe material, and support hanger spacing, and number of gas piping outlets.
NOTE: All listed and tested appliances or units shall be installed per the manufacturer's specifications.
NOTE: THE PURPOSE OF THIS HANDOUT IS TO ASSIST THE PUBLIC IN COMPLYING WITH DETAILED PERMIT SUBMITTAL REQUIREMENTS. IT IS
NOT A COMPLETE LIST OF PERMIT OR CODE REQUIREMENTS AND SHOULD NOT BE USED AS A SUBSTITUTE FOR APPLICABLE LAWS AND
REGULATIONS. Fr IS THE RESPONSIBILITY OF THE OWNER/MSIGN PROFESSIONAL TO REVIEW THE SUBMITTAL FOR COMPLETENESS AND
APPLICABILI'T'Y TO OTHER CODES. ONLY COMPLETE APPLICATIONS WILL BE ACCEPTED BY THE CITY FOR REVIEW
L:ITEMPIBUILDINGIHANDOUT ICODESICOMMECI4icodes_DOC
Revised 7104
Chapter 4_ Accessible Routes
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(a) Front Approach, Pull Side
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ICC(ANSI Al 17-1-2003
*It troth closer and latch are provided
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(b) Front Approach,
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(c) Hinge Approach, Pull Side (d) Hinge Approach, Pull Side
*If both closer and latch are provided
**48 min (1220) if both dosed and latch provided
12 min* *54 rain (1370) if closer is provided
305 -__-._-------
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(e) Binge Approach,
(f) Latch Approach, Pull Side
Push Side
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1 24 rain
1 610
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(g) Latch Approach,
Push Side
*48 min (1220)
if closer is provided
Fig. 404.2.3.1
Maneuvering Clearance at Manual Swinging Doors
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