20080331111258.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: March 31, 2008
TO: George Wilson
FAX: 425-481-2026
FROM: Axon Bullis, Assistant Building Official
RE: Plan Check it 2007-1210
Project: Olympic Vista Condos -- Remodel
Project Address: 421 Sprague Street
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. Provide existing floor plans.
2. Clearly distinguish all new construction, fixtures, etc. from existing to remain.
3. Revise plan notes throughout the plans to reference IBC codes and sections (notes currently
reference the IRC).
4. Add laundry facilities for each unit to the project scope of work.
5. On the site plan, show location and detail of the accessible parking stall and access aisle (see
enclosed sample detail). Show the accessible route of travel from the parking stall access aisle
and public sidewalk to the bottom of the new ramp, including slope, changes in elevation such
as steps, etc.
6. The surface of the deck must be accessible. Note the surface material and finish.
7. Provide a dimensioned construction detail of the new accessible ramp, 'including construction
materials (only partial construction is shown on the foundation plan), handrails (both sides) with
top and bottom extensions, dimensioned landings, clear width between handrails, edge
protection, surface finish, etc. See ICC/ANSI Al 17.1 section 405 for minimum requirements.
8. Show handrails at existing stairways (both sides).
9. New guardrail on upper floor must be 42" minimum in height. Also, revise guardrail
information on note 6 to IBC 1013 requirements (plans currently show IRC requirements).
Guardrail at main floor deck can be 36" if fall is 30" or less.
10. Previous item 4: As discussed at the counter, show how exhaust fans and dryer ducts will be
vented to the exterior of the building while maintaining the 1 -hour fire rated wall and floor-
ceiling/roof ceiling assemblies (such as with lined joist bays, soffits below the 1 -hour construction
without penetrating fire rated assemblies, etc. Provide details and show on the plans where they
apply.
11. Show how water heaters will be vented to the exterior (while maintaining 1 -hour assemblies) and
how adequate combustion air will be provided.
12. Revise note 13 for posts at new Beam A to be 4x4 or (2)2x4 DF#2 per structural calcs.
13. Previous item 8: Specify post -to -footing and post -to -beam connectors at new posts/beams or
where new loads are imposed on existing posts/beams.
14. EOR to specify epoxy grouted anchor requirements.
15. Special inspection will be required for installation of epoxy anchors into existing foundation by
a WABO certified special inspector. Complete the enclosed Special Inspection and Testing
Agreement. Have all parties sign the form and return for City approval prior to permit issuance.
16. Previous item 1: The design professional for the Building Enclosure documents must submit a
written statement stamped/signed that "The undersigned has provided building enclosure
documents that in my professional judgment are appropriate to satisfy the requirements of RCW
64.55.005 through 64.55.090".
17. Previous item 7: Provide firestopping requirements on the plans per IBC 712,
18. Note on the plans that where exterior walls are exposed they must be insulated to the maximum
extent possible (R15 for 2x4 walls.
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