20070802093238.pdfF ED City of Edmonds
PLAN REVIEW COMMENTS
9 BUILDING DIVISION
Fsr. i ago (425) 771-0220
DATE: August 1, 2007
TO: Ralph Allen
rwallen@gracearchitectspllc.com
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check #2007-0382
Project: Reichler Office Building Addition
Project Address: 21827 76t`' Ave W
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 to each comment and where changes can be
found on the plans. Please submit revised plans/documents to Marie Harrison, Permit Coordinator.
1. On Sheet A1.0 revised accessible parking sign note to reference ICC/ANSI A117.1 section 502.7 and
that the bottom of the sign must be 60" above the parking surface. (previous item 4b)
2. All uses of space are still not noted on the plans. For example, all spaces adjacent to elevator on parking
level, space adjacent to stairway on parking level, exit passageway on parking level, the parking garage,
space adjacent to the elevator on the upper floor, the space adjacent to exam room 5, etc. If there are
any accessory or incidental uses, note them on the coversheet and floor plans as well as fire separation
requirements. (previous item 1b)
3. The medical records storage is enlarging with this remodel and will exceed 100 square feet, therefore the
walls (including existing) must be 1 -hour fire rated, with a 60 minute self-closing, gasketed door. IBC
302.1.1
4. The symbol used on the floor plans for the 1 -hour rated walls at the following locations is not on the
legend, please revise/clarify (previous item 5):
a. Parking level stair enclosure, exit passageway, and separation at elevator lobby area.
b. Main level stair enclosures, elevator, lobby, and wall changes to restroom 106 and lab.
5. Note on the door schedule that all fire rated doors must self -close and latch. Also clearly note which
doors must have gaskets (smoke and draft control assemblies), such as the incidental storage uses over
100 s£, elevator lobby door at the main level, etc. (partial previous item 10)
6. The storage room opening into the north exit passageway is not permitted and must be removed (IBC
1020.4). The original plans for this building show this as a dead space with no openings into the exit
enclosure. (further clarification ofprevious item 10)
7. Provide 1 -hour listed and tested fire rated assemblies for the existing 2x lumber joist system to Sheet
A4.0.
8. Provide I -hour listed and tested fire rated assembly for the existing beams supporting the occupancy
separation and fire barrier walls (IBC 706.4 and 711.4). (previous item 8)
9. Clearly cross reference on the plans where each listed and tested fire rated assembly on Sheet ASA
applies.
10. Revised building and wall sections to clearly show/reference the applicable 1 -hour floor ceiling
assemblies separating B and S2 occupancies, as well as the floor -ceiling offset framing at 1 -hour exit
enclosures at both levels. Also clarify if the walls of the exit enclosures and shafts will be carried to the
underside of the roof sheathing or will terminate at a 1 -hour roof -ceiling assembly. (previous item 7 &
9)
11. For the 1 -hour glazing at the lobby, note that wire glass cannot be used where safety glazing is required,
and provide calculation to show compliance to IBC 706.7 and note window sizes. (previous item 11)
12. Door 103 must be 1 -hour fire rated to complete the continuity of the stair enclosure. (previous item 12)
13. Revise '/2 diagonal dimension to be from the inside face of the exterior walls and revised dimension
between exits to be measured in a straight line (not actual travel distance). IBC 1014.2.1 (previous item
13)
14. Per your response to item 14, list fire rated overhead coiling door on the deferred submittals list on the
covershect.
15. IBC 1008.1.8.3 #2 only applies to the main entrance door (101). Revised door schedule hardware
(hardware type A & E) for exit enclosures. (previous item 17)
16. Dimension width of all exit stairways.
17. Previous item 18 was not addressed. 2 accessible means of egress are required from the new second
floor. If you are using the stair enclosures, they must meet IBC 1007.3 including areas of refuge.
Designate areas on the plans and provide dimensions and signage showing compliance. If you are using
the elevator as one of the accessible means of egress as noted in your response, it must meet IBC 1007.4
including standby power, ASME emergency operation and signaling device requirements, signage, and
the elevator shall be accessed from either an area of refuge or horizontal exit.
18. Main level floor plan and enlarge restroom plans on A5.0 show the vanity encroaching into the
accessible toilet clear floor space. Revise. (previous item 19)
19. Clearly dimension maneuvering clearances at doors 102 and 103 within the stair enclosure to show
compliance with ICC/ANSI Al 17.1 section 404.2.3. Both doors are required to have self -closers which
must be taken into account in the dimensions.
20. Previous item 20 regarding accessibility upgrades to the existing portions of the building: Since the
exterior accessible path of travel is provided, this would apply to the parking garage and main floor.
Show complying accessible route throughout or if you choose to use exception #1 of IBC/WAC 3409.6,
provide a letter stamped and signed by the architect (reference the code exception), stating what parts of
the existing 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%.
21. We were unable to find the information for the Kawneer glazed wall/roof. Please provide or list as a
deferred submittal on the coversheet. (previous item 21)
22. Note on the lower and main floors the existing uses to remain versus new uses so there is no confusion.
(previous item 24)
23. Still need general contractor written statement of responsibility. (previous item 25)
24. Still need Special Inspection Agreement to be submitted. (previous item 26)
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