2015-0994 Harbor Square AC expansion #2.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: January 20, 2016
TO: Warren LaFon
Email: warrenlafon@earthlink.net
FROM: Leif Bjorback, Building Official
nd
RE: Plan Check: BLD2015-0994 and BLD2015-0995, 2 review
Project: Harbor Square Athletic Club expansion and storage shed
Project Address: 160 W Dayton
During the second 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.
Note that italicized text denotes new comments or portions of comments.
New Storage Shed
1.As of January 20, 2016, the storage shed has been removed from the project.
Athletic Club Main Building
Sheet A-1
1.Addressed.
2.Addressed.
3.Removed from scope.
4.Removed from scope.
a.On the plans, show the allowable area (Aa) calculations using IBC Equation 5-2. This item has
not been addressed.
b.On the plans, show the frontage increase (If) calculations using IBC Equation 5-2. This item has
not been addressed.
c.Indicate which building the frontage increase applies to. This item has not been addressed.
d.The allowable areas should be shown per story as per IBC Table 503. This item has not been
addressed.
5.Addressed.
6.Show the square footage for the proposed additions to Building 3. The resulting total area must
comply with the allowable area calculated for the building. This item has not been addressed.
7.Removed from scope.
8.Addressed.
Sheet A-2
9.Exterior walls in Type III-A construction are required to be constructed of non-combustible materials
or fire-resistant-treated wood. Revise the New Exterior Wall detail to comply with the requirements
of IBC 602.3.
a.Label the studs as fire retardant (FR), not pressure treated.
b.Label the plywood as fire retardant (FR).
c.Indicate the type of siding to be used. It must be non-combustible.
10.In the New Exterior Wall detail, change the 2x4 studs to 2x6 in order to accommodate the required
R21 insulation. WSEC Table C402.2
a.The studs have been corrected, but please indicate the vertical rebar size and spacing.
11.Addressed.
12.Addressed.
13.Removed from scope.
14.Removed from scope.
15.Removed from scope.
16.Provide details for all accessible fixtures and features in the Family Room, to comply with ICC
A117.1 chapter 6. This item has not been addressed.
17.Addressed.
18.Addressed.
19.Show handrails at both sides of the existing concrete ramp. Include details and dimensions to show
compliance with IBC 1010.9 and 1012. A note was added, but no details or dimensions were
included.
20.Show an accessible bench in the locker room complying with ICC A117.1 sections 803.4 and 903. If
one already exists, please indicate it on the plan. This item has not been addressed. An accessible
bench is required in both the New Locker Room and the New Family Room. IBC 1109.2
21.Removed from scope.
Sheet A-3
22.Removed from scope.
23.Removed from scope.
24.Removed from scope.
Sheet A-4
25.Removed from scope. Please remove sheet from plan set.
Structural
26.Removed from scope.
Sheet S-1
27.Removed from scope. Please remove or strike the First Floor Plan and the Ledger details that no
longer pertain from plan set.
28.Removed from scope.
29.Removed from scope.
30.Removed from scope.
31.Removed from scope.
32.Removed from scope.
General
33.Provide a lighting plan for the new and impacted areas, complete with lighting controls complying
with the energy code. This item has not been addressed.
34.Provide an Interior Lighting Summary form showing the allowable and proposed wattage for the
proposed lighting, to determine compliance with the energy code. This item has not been addressed.
35.The alterations require accessibility upgrades for the building per WAC 51.50 (IBC 3411.7). On the
plans, either a) clearly show that the entire interior accessible route of travel complies with current
code, or b) 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),
Page 2 of 3
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%. This
item has not been addressed.
36.Provide a revised valuation for the construction of the project, separating out the added floor areas
(additions and mezzanine) from the remodeled areas. This valuation is used to appropriately assess
building permit fees. This item has not been addressed.
The following are new comments generated as a result of your latest resubmittal:
37.The latest resubmittal included the addition of 4 new rooftop HVAC units.
a.Please provide details for the installation of the rooftop units, including attachments of the curb
to the roof structure, as well as the attachments of the units to curb. These details must be
consistent with the Reed Engineering design that was submitted on December 13, 2015.
b.Provide manufacturer specs for the mechanical units.
c.Provide a completed mechanical energy form. This form can be found online at neec.net.
38.Additional structural calcs by the EOR have been submitted showing structural details for the new
openings in existing tilt-up walls. Please incorporate these details into the plan set.
Page 3 of 3