2016-0392 Ten Gun TI2 - Mallet Arch.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: June 27, 2016
TO: Mallet A+D
nkamemoto-lyons@malletinc.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2016-0392
rd
Project Address: 120 3 Avenue S
Project: Ten Gun Design TI
Scope: Tenant improvement for creative design business B occupancy group 78
occupants V-A construction - NFPA-13 sprinkler system mechanical, plumbing,
and fire systems installation/alteration under separate permits
disapproved
Please be advised that the building plans for the above referenced project have been
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
.
information, clarifications, or changes are neededReviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter. Items that recur on this list appear in italics.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter format indicating where the clouded or otherwise
highlighted changes can be found on the revised plans, have been submitted to a Permit
Coordinator.
nd
Resubmittals must be made at the Development Services Department on the 2 Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
On sheets A1.0, A1.3, and A1.4 Proposed Floor Plan:
1.Floor Plan - Clarify the indicated height of seating/surfaces in space 123 Coffee Bar.
They do not appear to meet the requirements of IBC 1108.2.9.1/1109.11 and ICC A117.1-
Not a
2009 sections 902 and 903. The response to the plan review comment states:
primary function not required to be ADA accessible per IBC 1109.
. The scoping
requirements of IBC 1103.1 require that facilities, elements, and spaces shall be accessible,
with exemptions as allowed per IBC 1104 through 1110. There does not appear to be any
qualifying language regarding the primary function of the facility, element, or space in
those sections. IBC 3411.7 requires that certain facilities serving an area of a primary
function, such as toilets, drinking fountains, and telephones, be included in the scope of
work, even if outside of where the alterations affecting the area of primary function are to be
completed. IBC 3411.6 requires that a facility that is altered comply with the applicable
provisions of IBC Chapter 11.
2.Floor Plan Clarify the added note NEW 1.5-HR Door and the wall construction
callout P3 near space 108 Exit. Those elements appeared to be represented as
existing in the earlier submittal, although different than shown on the plans for the original
construction under permit BLD1993-0593. If new construction is to be performed in this
area, accommodations to meet the accessible route requirements per IBC 1103.2.3 and ICC
A117.1-2009 section 404.2.3.2/Table 404.2.3.2 for door R01 at the north end of space
109 Hall A should be made unless technically infeasible.
On sheet A1.6 Egress Plan:
3.Egress Floor Plan Informational only No response required - In the response to the plan
review comment regarding the functions of space used to calculate the occupant load it was
noted that the exit signs were to be removed to the existing door E03 and a Not an Exit
sign was to be added. There does not appear to be any reason to remove the existing exit
signs directing occupants to a compliant exit, even if in excess of that required and provided
elsewhere. The additional measure of safety achieved at no additional cost of construction
warrants the continued use of the signs and the notes to remove them and add the sign have
been lined-out on the plans.
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