2009-0142 One Ballard.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: March 31, 2009
TO: Ronald D. Johnson, Architect
Ronmaile@verizon.net
FROM: Leif Bjorback, Assistant Building Official
RE: Plan Check: 2009-0142
Project: One Ballard
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.Please add a statement on the front page of the plans to the effect that this permit is for
shell/core of the basement only, and that occupancy of the basement level will not be
allowed prior to subsequent tenant improvement permit(s) being obtained and finaled.
2.Please list on the front page that separate permits are required for signs, HVAC and
plumbing.
3.The roof line projection at the new parapet wall is not permitted to extend beyond the
face of the 2 hour wall. IBC 704.2
4.The plans indicate a 2 hour fire resistive rating for the floor ceiling between the A and M
occupancies. If separated occupancies per IBC 508.3.3 is to be used in the building
design, 2 hour fire barrier walls must be provided between A and M occupancies on the
main floor level as well as at the stairway that connects the A occupancy with the lower
level M occupancy. Please indicate on the plans which walls are part of the occupancy
separation. Door openings in the 2 hour walls shall be rated at 1½ hours.
5.Provide an Exiting Plan for the basement level on the drawings, showing the path of
egress travel from each of the tenant spaces and the restrooms to an exit.
6.Since 2 exits are required for the basement level per IBC 1019.1, all spaces within this
level shall have access to 2 exits. If the corridor is to be used as a required exit access, it
shall be continuous until it reaches an exit. IBC 1017.5. Please modify the corridor
accordingly.
7.The corridor shall be 1 hour fire rated. Indicate on the drawings which walls and floor
ceiling assemblies will be fire rated, and provide details showing the construction. IBC
Table 1017.1.
8.Show that doors into the corridor are self-closing per IBC 715.4.7 or automatic closing
per IBC 715.4.7.2.
9.Show that doors swinging into the corridor do not reduce the required corridor width by
more than 22 inches in any position. IBC 1005.2
10.Show dimensions on the drawings to indicate adequate maneuvering clearances for
corridor doors complying with ANSI A117.1 Section 404.2.3
11.Revise the layout of the corridor to remove dead ends longer than 20 feet. IBC 1017.3
12.If the interior stairway is to be used as a required exit, it shall be enclosed (IBC 1020.1)
with 1 hour fire barriers. Doors opening into the stairway shall be 1 hour fire rated. IBC
706.7 and Table 715.4. Be aware that once a given level of exit protection is achieved,
such level of protection shall not be reduced until arrival at the exit discharge.
IBC1018.1
13.Show a handrail on both sides of the stairway. IBC 1009.10
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.
15.Show a minimum headroom clearance of 6-8 at the stairway. IBC 1009.2
16.Show the basement ceiling to be at least 7-6 high for at least 50% of each space, with
the remainder at least 6-8 high. IBC 1003.2 and 1003.3.
17.Show the means of egress illumination for the corridor and stairway. IBC 1006.1
18.Show the locations of emergency lighting fixtures in the corridor. IBC 1006.3
19.Show the locations of exit signs in the corridor. IBC 1011.1
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