2012-1122 Aldercrest Addition.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: January 8, 2013
TO: Coates Design Architects
Email: Bob@coatesdesign.com
FROM: Leif Bjorback, Assistant Building Official
RE: Plan Check: 2012-1122
Project: Aldercrest Health and Rehab.
nd
Project Address: 21400 72 Ave W
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 a permit coordinator in the Development
Services Department. Thank you.
1.The alterations require accessibility upgrades per WAC 51.50 (IBC 3411.7). On the plans
clearly show that the entire 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%.
2.Please provide a depiction of the existing smoke barrier separating the (two) smoke
compartments within Building 1 (so designated on the original construction drawings), as
currently required by IBC 407.4. Provide an explanation of how the proposed alterations
impact the smoke compartment configuration, if at all. Verify whether or not an additional
means of egress addressed in section 407.4.2 is required or not.
3.The new exterior west wall of Room 104 is situated 16 feet from the east exterior wall of the
existing west wing of the building. It appears on the original construction drawings that these
are separate buildings on the same lot. In the new configuration, an imaginary lot line will
need to be established for the purpose of determining fire separation distance and allowable
openings in the exterior walls. Please show this imaginary lot line on the plans, and show how
the respective exterior wall openings of both buildings comply with IBC 705.8. See also IBC
705.3.
4.Provide details for the shower stall sufficient to show compliance for accessibility according
to ANSI A117.1 section 608. Show dimensions, grab bars, threshold design, seat, etc. IBC
1109.2
5.Indicate on the plans a sign at the unisex restroom. IBC 1110.1
6.Please clarify the wall covering within 2 feet of the water closet will be a smooth, hard, non-
absorbent surface to a height of 4 feet. IBC 1210.2
7.On the Door schedule, please indicate that all door hardware will be lever style, or otherwise
accessible. IBC 1008.1.9.1
8.Provide a copy of the Snohomish Health District review letter.
9.Engineer of Record, use Occupancy Category III instead of Occupancy Category II as found
on sheet S1.1 and in the calculations, since the structure is an I-2 occupancy with an occupant
load greater than 50. Please review the seismic and wind calculations and show any resulting
changes to the calculations and the plans. IBC 1604.5
10.According to the Rafter Schedule on S1.1 the new TJI rafters (14.24) are overspanned. Please
revise as needed.
11.Please provide construction details for the light shelf on the exterior of the south wall as on
sheet A500.
12.Special inspections have been identified for the project. Please complete and return the
attached special inspection agreement forms. These forms must be completed and approved
prior to issuance of the permit.
13.Show a guard on the drawings meeting the requirements of IMC 304.11at RT-1 since it is
closer than 10 feet to the edge of the roof.
14.Provide stamped and signed engineering calculations and details for seismic anchorage of RT-
1, as it weighs more than 400 pounds. Show attachements for roof-to-curb as well as curb-to-
unit.
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