2009-0439 Kwick-n-Kleen #2.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 7, 2009
TO: Michel Construction, Inc.
th
7907 212 Ave SW
Edmonds, WA 98026
ddwight@michelproperties.com
FROM: Leif Bjorback, Assistant Building Official
nd
RE: Plan Check: 2009-0439 2 review
Project: Kwick-n-Kleen
Project Address: 9715 Edmonds Way
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Text shown below in italics indicates text from the previous
comment letter. 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 #1: Please indicate on the plans the construction type of the building and the
occupancy group of the new and existing spaces within the building. According to city records,
the existing building is construction type VB, not VA. Please correct this on the plans. Also, the
occupancy group for the retail space is M (mercantile), which is within a larger B occupancy
building.
2.Previous item #2: Since the structural design does not meet prescriptive requirements of the
IBC, it will need to be engineered by a Washington State licensed design professional, with
stamped and signed plans and calculations. The elements that do not meet prescriptive
requirements are the unconventional slab foundation, and the lack of braced wall panels in the
east wall. The response indicates the addition of SW-3 LRPs, but no design or details were
provided. If your intent is to construct alternate braced wall panels according to IBC 2308.9.3.2,
please include a detail on the plans similar to IBC Figure 2308.9.3.2.
Also, the response indicates the foundation will be a standard slab, but no design or details
were provided. The IBC does not have prescriptive requirements for slab foundations; however,
the footings and foundation may be designed prescriptively according to IBC 1805.4.2 and
1805.5. Please provide details on the drawings that clearly show how the provisions of these
code sections are met.
3.Previous item #3: Please provide a detail showing how the 2x10 rafters are connected to the
existing wall. A note was added to the plan for the ledger attachment. Please indicate the type of
existing wall construction. If it is masonry, different fasteners will need to be shown.
4.Previous item #7: Please complete the Interior Lighting Budget Form. It may be downloaded
from www.neec.net/resources/resources.html under Lighting Compliance Form. WSEC 1530
This form must be provided for review prior to Building Department approval of the plans.
5.Previous item #11: Please show the location of the roof drains on the roof plan, and how they
are routed to properly dispose of rainwater. The plans now show downspout locations. Since
this is a flat roof, the plumbing code requires overflow scuppers. Please add these to the plans.
UPC 1101.11.2.1
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