2012-1075 Hinsch change of use.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: December 7, 2012
TO: Steve & Kathryn Hinsch
khinsch@comcast.net
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: 2012-1075
Project: Hinsch change of use
Project Address: 23901 Edmonds Way
During a 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, cloud all changes on the revised plans, and submit the revised
plans/documents to a Permit Coordinator. Thank you.
On pages 1, 2, and 3:
1.Provide the required minimum exterior accessible route clear width of 44 inches at the ramp
per 1101.2.2.
On page 1:
2.Clarify the difference between the ramp construction materials shown and that noted on page
3. While both methods could be used to construct the ramp, using a note, such as ADA
ramp to be constructed of wood or conrete , allows for options while maintaining
consistency from page to page.
3.Clarify the difference between the handrail/guard construction shown and that represented
on pages 2 and 3. While each could be used to construct the handrail, consistency should be
maintained from page to page to guide proper construction and inspection.
4.Clarify the difference between the landing dimensions shown and that noted on pages 2 and
3.
5.Clarify the difference in the required return at the end of the handrail after it extends
beyond the end of the ramp per 1012.6, omitted in the detail at the bottom of the page, and
represented differently on pages 2 and 3 of the plans.
6.Indicate the on-center spacing of the treated 2x8 tapered joists for the ramp. The use of 5/4
cedar boards or certain plywood sheathing as a walking surface requires specific spacing of
the framing members to safely support their loads.
7.Provide the required edge protection on each side of the ramp run and the side of the landing
per 1010.9.
8.Provide the required ramp for the ½-inch to 1-inch change in level from the ramp landing
to the door threshold per ANSI117.1-2003 section 303. It might be easier to construct the
landing within ½ inch below or at the same level as the door threshold and leave a maximum
of a 1/2 inch gap between to let water drain. A beveled edge, not steeper than 1:2, will be
required for changes in level greater than ¼ inch and not more than ½ inch.
9.Provide the required handrails on both sides of the stairs per 1009.12.
10.Indicate the required stair riser heights of 7 inches maximum and 4 inches minimum per
1009.4.2.
11.Indicate the required safety glazing for the window on the stair-side of the door per
2406.4.11.
On page 2:
12.Provide the required handrails on both sides of the stairs per 1009.12.
13.Indicate the required stair riser heights of 7 inches maximum and 4 inches minimum per
1009.4.2.
14.Indicate the required safety glazing for the window on the stair-side of the door per
2406.4.11.
15.Identify or indicate the use of each of the spaces on the floor plan. This information is
needed to determine the areas containing or serving a primary function and requiring
accessibility provisions per 3411.4.2.
16.The door hardware for the main entry and all doors serving the primary function shall have a
shape that is easy to grasp with one hand and does not require tight grasping, pinching, or
twisting of the wrist to operate per ANSI117.1-2003 section 404.2.6. Use of lever-type door
handles typically meets this requirement.
On page 3:
17.Floor Plan and Ramp Elevation Clarify the callout for 1-inch diameter galvanized tube
steel for the required ramp handrails. Handrails with a circular cross section shall have an
outside diameter of at least 1-1/4 inches and not greater than 2 inches per 1012.3.1.
18.Provide the required handrails on both sides of the stairs per 1009.12.
19.Indicate the required stair riser heights of 7 inches maximum and 4 inches minimum per
1009.4.2.
20.Indicate the required safety glazing for the window on the stair-side of the door per
2406.4.11.
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