2009-0142 One Ballard #2.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 20, 2009
TO: Ronald D. Johnson, Architect
Ronmaile@verizon.net
FROM: Leif Bjorback, Assistant Building Official
RE: Plan Check: 2009-0142
nd
Project: One Ballard, 2 Review
th
Project Address: 610 5 Ave S.
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide written responses as to where the changes can be found
on the plans, and submit revised plans/documents to Theresa Umbaugh, Senior Permit Coordinator. Thank
you.
1.Previous item 4, (2 hour fire barrier walls must be provided between the stairway that
connects the A occupancy with the lower level M occupancy.) Please indicate on main floor
plan that the wall between the stairway and the A occupancy is a 2 hour wall. As it appears that
this wall will stack over a 1 hour wall below, please provide a cross sectional detail of the
stairwell at this point for clarity.
2.Fire barrier walls are required to extend to the underside of the roof deck above, as in the case of
the main floor fire barriers. Please include a detail of how the tops of these walls meet this
requirement. IBC 706.5
3.The door at the bottom of the stairs must swing into the stair enclosure, in the direction of exit
travel, since the occupant load served exceeds 50. IBC 1008.1.2. Show that the door swing into
the enclosure does not reduce the required stair landing width by more than 22 inches in any
position. IBC 1005.2
4.Provide a minimum hallway width of 42 inches for maneuvering clearance for the door at the
westernmost restroom. ANSI A117.1 Section 404.2.3
5.Provide maneuvering clearance for the door from Unit D to the hallway to comply with ANSI
A117.1 Section 404.2.3. Note that if the door swing is reversed to be in the direction of exit
travel, only 42 inches will be needed for the push approach.
6.Previous item 13. (Show a handrail on both sides of the stairway.) Please show handrail
extensions at top and bottom of each handrail per IBC 1012.5. At the top of the stairs, where it is
infeasible to achieve the full 12 inch extension because of proximity to the exit door, provide as
long an extension as is feasible.
7.Previous item 14. (Penetrations of ducts through fire rated walls or floor/ceiling assemblies
must be shown on the architectural drawings. Please provide penetration protection and
firestopping details for any penetration of the 2 hour floor ceiling assemblies.) These elements
must be addressed on the architectural drawings.
8.Please show the dropped ceiling portion of Unit B as having at least a 6-8 ceiling height. It is
possible that ductwork may need to be reworked in order to achieve this. IBC 1003.2 and
1003.3.