2015-0994 Harbor Square AC expansion.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: September 30, 2015
TO: Warren LaFon
Email: warrenlafon@earthlink.net
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2015-0994 and BLD2015-0995
Project: Harbor Square Athletic Club expansion and storage shed
Project Address: 160 W Dayton
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please note that a complete review could not be performed due to
the lack of information provided on the plans. Additional review comments may result once the plans
are resubmitted for second review. 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.
New Storage Shed
1.Provide the construction type for the existing tennis center building to which the storage shed will be
attached. Depending on the type of construction, the design may need to be modified to meet
associated requirements.
2.Provide a cross section of the foundation/slab/wall.
3.Provide a description and/or detail for the roof ledger at the existing concrete wall.
Athletic Club Main Building
Sheet A-1
1.According to City records, the construction type of the existing building is type III-A. Please show
this on the plans. The design of the proposed work must be consistent with the designated type of
construction.
2.Show the proposed additions to the building on the Site Plan.
3.The Building Size notation block states 15,483 SF Two Story Building; Plus 3903 SF First
Addition; Plus 3945 SF Proposed Addition; Total = 23,331 SF. What do these numbers represent? I
could not find a correlation to how they relate to the project.
4. The Building Size notation block states Two Sides Open = 50% increase = 56,000 SF Allowed.
This appears to be a calculation for frontage increase for allowable area for the building, but the
calculation is incomplete and apparently incorrect.
a.On the plans, show the allowable area (Aa) calculations using IBC Equation 5-2.
b.On the plans, show the frontage increase (If) calculations using IBC Equation 5-2.
c.Indicate which building the frontage increase applies to.
d.The allowable areas should be shown per story as per IBC Table 503.
5.Verify the square footage of Building 3. The area shown on the plans states 22,649 SF, but my rough
calculations result in a significantly different figure.
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.
7.Show the square footage for the proposed new mezzanine.
8.Show the occupant load calculations for all new and altered spaces. IBC 1004
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.
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
11.In the New Exterior Wall detail, show the slab perimeter insulation (R-10) on the outside of the wall.
Show sufficient protection for the insulation where exposed. WSEC Table C402.2
12.In the New Locker Room detail, show R21 insulation in the portions of the locker room exterior wall
shown as existing but which are now enclosing conditioned space.
13.Label the use of the space below the new mezzanine and the remainder of the existing tennis court
area. Provide corresponding occupant loads.
14.In Type III-A construction, floor ceiling assemblies and associated supporting members must be 1
hour fire rated. Provide notations on the plan, as well as listed fire rated assemblies (with construction
details).
15.The maximum vertical rise of a stairway between landings is 12 feet. It appears the new stairway
exceeds the maximum. Please revise plans accordingly. IBC1009.10
16.Provide details for all accessible fixtures and features in the Family Room, to comply with ICC
A117.1 chapter 6.
17.Indicate a wainscot on the walls adjacent to the new toilet. IBC 1210.2.2
18.Label the exhaust fan in the Family Room as such, and indicate the CFM.
19.Show handrails at both sides of the existing concrete ramp. Include details and dimensions to show
compliance with IBC 1010.9 and 1012.
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.
21.Add a note to the floor plan indicating the new windows in the north exterior wall.
Sheet A-3
22.Identify the use of the new mezzanine space and provide the corresponding occupant load.
23.On the Stair Detail,
a.Show the height of the handrail as a vertical distance (not perpendicular) from the stair nosings to
the top of the handrail. The range allowed by code is 34 to 38. IBC 1012.2
b.The bottom extension of the handrail shall continue on the slope a distance at least the depth of
one tread beyond the bottom riser. IBC 1012.6
24.Show the width of the stairs.
Sheet A-4
25.Provide a description (or schedule) for the new windows in the north exterior wall. Include the type of
material and the U-value for the windows.
Structural
26.Provide a beam layout sheet with the calculations showing all beams and joists.
Sheet S-1
27.In the Ledger Detail,
Page 2 of 3
a.lags are generally used for attachments to wood, not concrete. Please indicate the correct type
of anchor to be used for the ledger. It appears the structural calcs contain specs for a wedge
anchor that may be the intended anchor.
b.Show the spacing of the ledger anchors along the length of the ledger sections. This must match
the structural calcs.
28.Indicate the mezzanine deck material on the plans.
29.Indicate the floor joists on the plans. Clarify from the calcs which members these are. It appears they
may be Joist 1 in the calcs.
30.Several beam descriptions on the plans do not match those found in the calcs. Also, the beam
descriptions do not appear to follow conventional nomenclature for glu-lams and are indistinguishable
to this reviewer. Please verify that all joists and beams in the structural calcs are properly depicted on
the plans.
31.The Upper Stair Stringer in the calcs is not shown on the plans, and does not appear to be consistent
with the stair details on A-3 and S-1. Please coordinate.
32.The calcs for the Stair Treads do not appear to be consistent with the stair details on A-3 and S-1.
Please coordinate.
General
33.Provide a lighting plan for the new and impacted areas, complete with lighting controls complying
with the energy code.
34.Provide an Interior Lighting Summary form showing the allowable and proposed wattage for the
proposed lighting, to determine compliance with the energy code.
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),
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%.
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.
Please note that a complete review could not be performed due to the lack of information provided on
the plans. Additional review comments may result once the plans are resubmitted for second review.
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