20071003071822.pdfov City of Edmonds
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==Ee PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsr g90 (425) 771-0220
DATE: October 2, 2007
TO: Dave Pederson
E-mail: dave.pedersen@comcast.net
FROM: Ann Bullis, Assistant Building Official
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RE: Plan Check # 2007-0957
Project: Brudvik — Exterior stair, covered porch, and elevated walkway
Project Address: 23200 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. Please resubmit to Marie Harrison, Permit Coordinator.
1. The City has no plans or construction information for this building, since it was built under
Snohomish County jurisdiction. Provide dimensioned floor plans of the building with uses of
space noted so that occupancy and occupant load can be determined for exiting and minimum
code requirements for the new exterior stair and elevated walkway. Show required exits.
2. Exterior stairway (revise plans to show the following):
a. Dimension the finished width (IBC 1009.1)
b. Guardrail at stair landing and at stairway must be minimum 42" high (IBC 1013.2)
c. Handrails are required on both sides of the stairway (in addition of the guardrail on
the open side) with top and bottom extensions. Dimension handrail extensions and
return handrail ends.
d. The opening created at the open risers must be less than 4".
e. Note stair tread and landing material.
f Note post size
g. Show connection detail of handrail/ guardrail posts to the stair stringer.
3. Provide roof framing plan for new covered porch roof. Show how it is tied into existing framing
and how all loads are carried to the foundation. Dimension details and call out all construction
materials and sizes.
4. Elevated walkway/ramp (revise plans to show the following):
a. Provide structural calculations (stamped and signed by a State licensed Professional
Engineer) for the connection of the 3x12 beams to the side of the posts, or redesign
to conventional construction where the beams are bearing directly on top of the posts
(with post to beam connectors).
b. Live load is 100 psf (IBC Table 1607.1). Provide calculation to justify joist size or
increase to 2x8 HF#2 minimum.
c. Dimension width of ramp/walkway.
d. Note spacing of joists
e. Note the slope of the ramp portion of the elevated walkway. If greater than 1:20,
handrails are required on both sides of the ramp (in addition to the required
guardrail), with handrail extensions.
£ Dimension the landing. It must meet accessibility maneuvering clearances
(ICC/ANSI Al 17.1 Section 404.2).
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 building owner (reference the code
exception), stating what parts of the existing site/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%. Start with the accessible path of
travel on the exterior of the building such as accessible parking (see enclosed handout) and
accessible path of travel from the parking stall to the accessible main building entrance.
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