2009-0530 Harbor Square Gym #2.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: November 13, 2009
TO: Warren LaFon
849 Puget Way
Edmonds, WA 98020
FROM: Leif Bjorback, Assistant Building Official
nd
RE: Plan Check: 2009-0530 2 review
Project: Harbor Square Athletic Club
Project Address: 160 West Dayton
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. Text in italics is from the previous comment letter. Thank you.
Cover Sheet
1.Previous item 2: Please provide Allowable Area calculations for the portion of the building in
which the new floor area is being added. It is not clear from the plans or from researching city
records where the delineations of the separate buildings are within the overall building. This
information is necessary in order to justify the additional floor area. IBC 503.1, 705.1 The
calculations provided state the frontage increase is 50% for a total of 56,000 sf allowable floor
area (for 2 floors); however, with 2 sides open, the frontage increase is only 25% which allows
for a maximum area of 17,500 per floor. Please adjust the calculations accordingly on the plans.
2.Previous item 3: Provide occupancy classification and occupant load calculations for each
area, or separate building impacted by the alterations. Under the 2001-0014 alteration
permit the City approved occupant load figures for existing spaces. Please incorporate these
numbers onto the current set of plans. For example, the occupant load for the tennis court (room
107) is 63; for the basketball court (room 106) is 400; for the gym (room 109, formerly
aerobics) is 51; for aerobics (formerly spinning) is 85.
Sheet A-2
3.Previous item 4: Please show on sheets A-2 and A-3 floor plans the locations of the existing 4
hour fire walls (UBC area separation walls). These separations must be verified by the architect
as existing, and compliant in order to perform an accurate analysis of building code issues.
The newly provided response information along with further code research has identified the
following code deficiencies:
a.The fire walls (and protected openings therein) must be entirely built in the same vertical
plane, respectively, without horizontal offsets. IBC 705.2
b.Provide dimensions to show that the openings through each firewall do not exceed 120
square feet. IBC 705.8
c.Show opening protection for openings through both firewalls. IBC 705.8
d.Provide details for fire walls at the roof level sufficient to show compliance with the
following code sections:
i.All fire wall materials must be non-combustible and 4 hour rated for the first 30
inches above the lower roof. IBC 705.4
ii.Openings (clerestory windows) through the 4 hour rated fire wall must be
protected by a 90 minute rating. IBC 715.5
iii.Wall construction greater than 30 inches above the lower roof level shall be of
minimum 1 hour rated construction, with non-combustible materials or fire-
retardant-treated wood. Openings through this portion of the wall shall be no less
than ¾ hour rated. IBC 602.3 and 705.6.1
iv.Please modify details 6, 7, 8, 10 and 11 on S8.0, and others as applicable, to
show compliance.
v.The aggregate width of openings at any floor level shall not exceed 25% of the
length of the fire wall. It appears the row of clerestory windows dimensioned at
39-7 exceeds this maximum. Please provide the overall length of the firewall,
and calculations to show these openings do not exceed 25%. IBC 705.8
4.Previous item 5: Please show the exit passageway on level 1 as it was built under permit 2001-
0014. Please label the Exit Passageway as such on the floor plan.
Sheet A-3
5.Previous item 7: Provide dimensions and full accessibility details for the new toilet room. ANSI
A117.1 Chapter 6 In addition to the details provided, include dimensions for the height of the
toilet, the distance between the wall and centerline of the toilet, height of the sink, height of knee
space under the sink, length of the sidewall grab bar, height to the bottom of the mirror, and
height of the accessibility sign adjacent to the door.
6.Previous item 9: All new doors shall have maneuvering clearances per ANSI A117.1 Section
404.2.3.1. As drawn, the doors to the Massage rooms and two doors at the top of the stairs do
not meet these dimensions. Please make the required adjustments and provide dimensions for
walls and door locations on the plans, typical. The locations mentioned above have been
addressed properly; however the angled door to the inner existing office must now be addressed.
This room did not appear on the previous plan submittal.
General
7.Previous item 16:
At the new exterior stairs, provide dimensions for rise and run, and show that the
Please show that the opening between treads does not allow a 4
risers are not open. IBC 1009
inch sphere to pass through.
8.Previous item 17:
At the new exterior stairs, provide details and dimensions for top and bottom
landings, guards and handrails. IBC 1009
a.
The top landing must be a minimum of 58 inches wide, as the door when opened shall not
reduce the width of the landing to less than one-half the required width. IBC 1009.4
b.Show that the tops of the handrails extends 12 inches beyond the top riser, and enlarge
the upper landing to accommodate this. IBC 1012.5
Page 2 of 4
c.The bottom handrail extension must continue to slope for the depth of one tread beyond
the bottom riser. IBC 1012.5
d.Add a note stating that the guard and handrail assemblies will resist a 200 lb. load. IBC
1607.7
9.Previous item 18: The alterations require accessibility upgrades per WAC 51.50 (IBC 3409.7).
On the plans clearly show that the entire 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 the overall project cost, 20% of the project cost, and list
the accessibility 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%. Your response requests a waiver for this item; however the
City is unable to overlook this code requirement. We would be open to discussing options toward the
achievement of this requirement with you if you wish.
Additional items:
1.The new plan set shows a new suspended ceiling design at the lower floor ceiling on sheet
A-8. Please provide additional details showing the type of wall moldings and spreader bars
to be used. Also, for ceiling areas exceeding 2500 square feet, a seismic separation joint is
required. Please show the location of the seismic separation joint on the plans and include a
detail for its design. ASCE 7-05 section 13.5.6.2.2
2. Show on the plans accessible signage for the accessible entrance(s), and directional signage
at the non-accessible entrances showing the route to the nearest accessible entrance. IBC
1110.
3.Provide 44 inch wide pathway striping from the accessible parking stall disembarkment zone
to the new curb ramp. IBC 1101.2.2 and 1106.6
4.Please clarify the note at the angled entrance to the new Exercise Room that reads UP(2)R.
It appears, from comparing the other doorway into this room, that a stairway is not needed at
this location.
5.Floor-ceiling assemblies and roof-ceiling assemblies in Type IIIA construction shall be
minimum one hour rated. Please indicate where this applies on the plans, and provide details
with listing and testing information for all assemblies. IBC Table 601
6.Provide details to show a minimum 2 hour fire rated protective assemblies for all beams,
columns and connections within exterior walls, typical. Please include listing and testing
information for all assemblies. IBC 714.2 and 714.5
7.Glu-lam beams and other lumber within exterior walls of Type III construction shall be fire-
retardant-treated wood. Modify details on sheets S4.0 and S8.0 (and others) accordingly.
IBC 602.3
8.The permit for the spa (2007-1135) is still active, and has not had any city inspections to
approve progress. Either complete the inspection process on this work and have it finaled, or
cancel the permit and remove the spa and surrounding construction. (The spa permit expires
March 25, 2010.) Please inform the city of the owners intentions for this project.
Page 3 of 4
9.Please address the attached structural comments from Eagle Eye Consulting.
Page 4 of 4