20080115142903.pdfo Ear
City. of Edmonds
0
PLAN REVIEW COMMENTS
BUILDING DIVISION
Psf I g9Q (425) 771-0220
DATE: January 15, 2008
TO: Joel Niemi
FAX: 425-259-5242
FROM: Ann Bullis, Assistant Building Official 6V
RE: Plan Check # 2007-1215
Project: Axis Physical Therapy
Project Address: 21009 76h 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 resubmit to Marie Harrison, Permit Coordinator.
1. Still outstanding: 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. Still outstanding, also the City did not receive the Mayes testing report, nor the second structural
report mentioned on Sheet T0.0. 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. Pool permit application and plans are still outstanding: 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. Provide grade plane calculations to justify use of IBC 1019.2. Response to this item notes that
exiting routes and distances are noted on new sheet T0.1 which does not show this information.
Clearly show travel distance compliance on T0.1 to justify use of TBC 1019.2. Travel distance is
measured from the most remote point within the story to the required exit (not from an exit access
doorway to the exit) IBC 1016.1. 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. On A0.0, clearly show that door 4 (exterior door to the pool room) will be removed as noted in
your response to item 5 on Sheet T0.0. 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. These occupant load factors are taken from IBC Table 1004.1.2 and are applicable to the uses
noted on the plans. Revised occupant Ioad calculations as previously requested. 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. Ok
S. Ok
9. Still outstanding: 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. Provide handrails on both sides of all exterior stairways as previously requested. 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. Note the stud size and spacing under wall types for "wall constructed after 1993 permit
drawings". Previous item 11: Under wall types on floor plan, note the stud size and spacing.
12. Still outstanding: Previous item 12: Provide detail of accessible customer counter area.
13. Still outstanding: 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 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%.
14. Show grab bar dimension requirements, including vertical grab bar per ICC/ANSI Al 17.1 section
608.3.1. Show with dimensions that the seat complies with ICC/ANSI A117.1 section 610.
Dimension the size of the shower and accessible clearance in front of the shower per ICC/ANSI
A117.1 section 608.2. Previous item 19: Provide details of shower showing accessibility compliance.
15. Provide dimensioned details showing code compliance. Previous item 20: Since the shower was not
previously approved under a permit, it must be accessible or removed.
16. On elevation B/A2, where glazing is located less than 60" above the ramp surface, safety glazing is
required — plans scale to less than 60". Dimension bottom of window to ramp surface. Window 3
& 4 must be safety glazed. 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. Ok
18. Doors 2-25, 2-24, 2-22 are also new or altered and do not appear to meet maneuvering clearances.
Where existing doors were constructed with a permit and have not been altered, compliance to
current maneuvering clearances would be applicable where required in item 13 above. Also,
dimension the required maneuvering clearances on the plans. 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. Still outstanding: Previous item 25: Still needed. Also see item 2 above.
20. Updated report from the mechanical engineer noted in response was not provided to the City.
Please provide for review. Where non-compliance is shown, show how ventilation will be
provided to comply with current code. 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.
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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. A plumbing fixture schedule was not provided. 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. Ok.
23. Ok.
24. Ok, pressure treated posts embedded in concrete footings.
25. Contact the Planner regarding minimum setbacks for the pool equipment addition shown at 6 feet
from the property line on the site plan. On the site plan dimension the pool equipment addition from
the property line. It must meet minimum setback requirements.
26. Clarify what is being shown on new Sheet T0.1. Label the dashed line and what it represents.
27. The previous correction from Linda McMurphy, Public Works Dept. dated 11/1/2006 regarding
premise isolation (reduced pressure backflow assembly) has still not been addressed on the plans.
Please revise, and contact her at 425-771-0235 if you have questions.
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