20070911144412.pdfo E� City of Edmonds
PLAN REVIEW COMMENTS
- BUILDING DIVISION
�Sr 1 g90 (425) 771-0220
DATE: September 11, 2007
TO: Joel Niemi
FAX: 425-259-5242
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2041194
Project: Axis Physical Therapy
Project Address: 21009 76fl1 Ave W
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. PIease resubmit to Marie Harrison, Permit Coordinator.
1. The City has only received "draft" structural and ventilation reports. Please provide 2 copies of final
versions of each to the City for review.
2. Previous item 1. The draft structural report notes areas where structural changes have been made to the
building, however no structural plans were provided (such as additions or modifications to
headers/beams and floor framing, new pool construction, addition to building for mechanical equip.,
etc.). Please provide as previously requested. IBC 106.1
3. Previous item 2: A separate permit is still required for the hydrotherapy pool, including construction
plans as noted above, including mechanical and plumbing. Please provide as previously requested.
4. Previous item 3: Two exits are still required from the building per IBC 1018.1 (unless you can show
that the building meets IBC 1018.2 — however this is not a single level or 1 -story building, the occupant
load is exceeded (see #5 below) and the travel distance would have to be dimensioned on the plans)
exits must be spaced apart 1/2 the overall diagonal distance of the building. As previously requested,
show the required exits with illuminated exit signs at the doors and directing occupants to the exits,
dimension the overall diagonal length of the building and distance between exit doors.
5. Previous item 4: Since the exterior door at the therapy pool room is not provided with a complying
landing and access to the landing, the door must be removed or a redesign of this area is required. IBC
1008
6. Previous item 5: Provide occupant load calculations with floor areas on the plans. Applicable factors
from IBC Table 1004.1.2 would be exercise = 50 gross; waiting = 15 net; therapy pool and pool room =
50 gross; offices, treatment rooms, and remaining business areas = 100. By my calculation, the
occupant load is 64 requiring doors to swing in the direction of travel.
7. Previous item 6: Emergency lighting locations and method of power back-up were not shown on the
plans as previously requested.
8. Previous item 7: Dimension width of new stair. Revise note #3 on A0.0 to including handrail height
and dimensioned top and bottom extensions. IBC 1009
9. Previous item 9: There are conflicting responses for item #9 on the plans and in your response letter.
Your letter notes that the slope of the north ramp is 1:5. If the lower floor is storage only as noted in
your letter, revise the floor plan accordingly and remove or revise ramp so that it does not exceed 1:8
slope (the maximum slope permitted for a ramp that is not used for accessibility or means of egress per
IBC 1010.2). If the lower floor is office (as shown on the floor plans), revise the ramp to meet
accessibility requirements. We are unaware of a code exception that would exempt this area from
meeting accessibility requirements because it will not be used for patient services.
10. Previous item 10: On the plans submitted previously for this project by another architect, there is an
exterior landing and stair that is not shown on the floor plans. Please verify and provided if it is there.
Show handrails on both sides of all exterior stairways as previously requested.
11. Previous item 11: Under wall types on floor plan, note the stud size and spacing.
12. Previous item 12: Provide detail of accessible customer counter area.
13. Previous items 14 and 15: As discussed in the brief meeting we had with you in May, new or altered
construction must meet accessibility requirements. Alterations made to the building require accessibility
upgrades per 1BC/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%.
14. Previous item 19: Provide details of shower showing accessibility compliance.
15. Previous item 20: Since the shower was not previously approved under a permit, it must be accessible
or removed.
16. Previous item 22: Safety glazing locations were not provided on the plans. Also, at the new ramp note
the height of the adjacent glazing -- safety glazing may be required.
17. Previous item 23: Door hardware information could not be found on the plans.
18. Previous item 24: All new or altered doors or walls affecting maneuvering distances at existing doors
must meet ICC/ANSI Al 17.1 Section 404.2. See item 13 above for all other doors.
19. Previous item 25: Still needed. Also see item 2 above.
20. Previous items 26 & 27:
a. Provide field measurements for all rooms/spaces (including existing) as noted in Rice Group
report.
b. Based on Table 1 of the Rice Group Report:
i. Provide lower floor ventilation figures to reflect proposed uses (billing office with
fire storage and unlabeled room) and floor areas.
ii. Provide upper floor ventilation figures to reflect proposed uses and floor areas.
iii. At rooms where the report notes that ventilation does not comply, revise plan to
note how minimum ventilation will be provided (coordinate with proposed uses and
floor areas).
21. Previous item 33: Complete the enclosed plumbing fixture schedule for all new and replaced plumbing
fixtures and note which rooms they are located in.
22. Where changes are made to the exterior of the building, provide elevation views as well as architectural
and structural plans.
23. Label use of space next to shower at lower floor.
24. Sheet SD2.0:
a. Provide structural calculation and detail for connection of 4x6 beam to side of post, and
beam to existing building construction.
b. Footings must be minimum 12"xl2'xl2" below grade with post to footing connection.
c. Note the post to beam connector where beam sits on top of post, and beam to footing
connection at detail A4.
d. Show location of footings on framing plan.
25. On the site plan dimension the pool equipment addition from the property line. It must meet minimum
setback requirements.
Page 2 of 2
Number
Fixture Tvge
Revised 7/07
Water Closet (Toilet)
Sink (kitchen, laundry, bar, etc.)
Lavatory
Tub/Shower
Dishwasher
Hose Bib
Water Heater
Expansion Tank For Water Heater
Floor Drain
Pressure Reduction Valve
Water Service Line
Drinking Fountain
Bidet/Urinal
Clothes Washer
Backflow Protection Device
Hydronic Heat In Floor Wall
Other
GAS OUTLETS
AC Unit BTUs Location
Furnace BTUs Location
Water Heater BTUs Location
Boiler BTUs Location
Dryer
Stove/Range/Oven
Fireplacellnsert BTUs Location
Outdoor BBQ
Revised 7/07