2009-0530 Harbor Square Gym.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: September 11, 2009
TO: Warren LaFon
849 Puget Way
Edmonds, WA 98020
FROM: Leif Bjorback, Assistant Building Official
RE: Plan Check: 2009-0530
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. Thank you.
Cover Sheet
1.Please indicate the Construction Type as III-A, rather than III-A 1-HR.
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
3.Provide occupancy classification and occupant load calculations for each area, or separate
building impacted by the alterations.
Sheet A-2
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.
5.Please show the exit passageway on level 1 as it was built under permit 2001-0014.
6.Indicate safety glazing in relites at front entry. IBC 2406.3
Sheet A-3
7.Provide dimensions and full accessibility details for the new toilet room. ANSI A117.1 Chapter
6
8.All new doors shall have minimum clear openings of 32 inches, typical (commonly this requires
3068 doors). This includes the doors to the new offices and massage rooms. Please adjust the
drawings and the door schedule accordingly. IBC 1008.1
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.
10.Indicate lever style hardware at all new doors. ANSI A117.1 Section 404.2.6
11.Indicate safety glazing in relites in the new offices. IBC 2406.3
12.The doors and fire shutter serving the new exercise room must be minimum 3 hour fire rated.
Please indicate this on the plans. This is based on the assumption that the exercise room walls
are 4 hour rated construction. IBC 715.4
13.The Massage Room on the Existing Floor Plan is shown on the proposed Partial Floor Plan as
Existing Storage. Please clarify the existing and proposed use of this room.
Sheet A-6
14.The title blocks for sheets A-6 and A-7 reference a project for Mr. and Mrs. Echelbarger. Please
correct this information.
Sheet A-9
15.In order to justify allowable areas in existing buildings (see item #2 above), clearly show on the
Roof Plan the location of existing fire walls (area separation walls) and provide as-built details
showing parapet construction (or construction in lieu of parapets, where applicable.)
General
16.
At the new exterior stairs, provide dimensions for rise and run, and show that the risers are not open.
IBC 1009
17.
At the new exterior stairs, provide details and dimensions for top and bottom landings, guards and
handrails. IBC 1009
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%.
19.Please address the attached structural comments from Eagle Eye Consulting.
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