20161012110915.pdfH tteball& efMUS
October 11, 2016
Chuck Miller
Plans Examiner, City of Edmonds
121 5th Ave N
Edmonds, WA 98020
Re: Ratelco / Harbor View Plaza — Permit # BLD2016-1048
Mr. Miller,
On the attached document you will find our response to each of your review
comments for the above permit. In addition, we have provided you with a
revised set of drawings to assist in your review. Please feel free to call if you
have questions or need additional information.
Sincerely,
OCT I I 2 11
ITT P6,DMONDS
Steven Busi 4010 Lake Washington Blvd. NE
g Suite 320 Kirkland, WA 98033
Principal hoarch.com
p 425 828 8948
f 425 828 9067
DATE
TO:
FROM:
City,,,of,,E,dmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
October 7, 2016
Hutteball & Oremus Architecture, Inc.
sbusig@hoarch.com
Chuck Miller, Plans Examiner
RUUUUUIUUW
SUB
RE: Plan Check: BLD2016-1048
Project Address: 152 3rd Avenue S
Project: Ratelco/Harbor View Plaza TI
Scope: Remove/add non -bearing interior walls in separate suites to create new office
spaces/conference room — refinish restrooms — B/R-2/S-2 occupancy groups — Suite
105/29 occupants — Suite 201/24 occupants — I-BN-A construction — no NFPA-13
sprinkler system — plumbing included
Please be advised that the building plans for the above referenced project have been disapproved
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 needed. Reviews by other divisions, such as Planning, Engineering, or
Fire, may result in additional comments that require attention beyond the scope of this letter.
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.
Resubmittals must be made at the Development Services Department on the 2nd Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
General review note:
Indicate on the plans the required drinking fountain(s) installation to meet both the
accessible and standing spout outlet height requirements of International Existing Building
Code (IEBC) 410.7/403.1/IBC 2902.5.1/1109.5.1 and ICC Al17.1-2009 section 602.4.
Drinking fountains located within a travel distance of 500 feet of the most remote location in
the tenant spaces not more than one story above or below the tenant spaces may comply if in
a common area of the building. The response to the earlier plan review comment states:
"The sink at the communal Kitchenette will be revised to include an accessible sink
with drink ware provided at this location. The communal Kitchenette is located within
500'-0" from the most remote location on the second floor and first floor and within
one storey (sic) of all tenant spaces. Refer to Detail 1 on Sheet A1.01 and Detail 18 on
Sheet A4.00 for additional information. Drawings have been clouded for
clarification." There are no provisions in the IBC or ICC A117.1-2009 for substitutions of
other fixtures for the required drinking fountains beyond the allowance for 'bottle -fillers' for
up to 50 percent of the required number in occupancies that require more than two on each
floor per IBC 2902.5.4.2. Revise sheets `P0.1', 'P1.0', 'P1.1', and 'P1.2' as applicable in
response to the plan review comment.
Response: The communal Kitchenette is a space used by and common to all building tenants
and their visitors. The sink at the communal Kitchenette has been revised to include an
accessible sink with knee/toe space for forward approach. The 34" counter top height of allows
for a bubbler installation that meets the accessible spout height requirement while the 36"
counter top height allows for a bubbler installation that meets the standing height requirement.
The communal Kitchenette is located within 500'-0" from the most remote location on the
second floor and first floor tenant spaces and within one story of all tenant spaces. Refer to
Detail 1 on Sheet A1.01 and Detail 18 on Sheet A4.00 for additional information. Drawings
have been clouded for clarification.
On sheet A1.01 — Enlarged Restroom Plans (First Floor):
2. Resolved — Note added to sheet A1.01 and details on sheet A4.00 revised.
On sheet A1.02 — Enlarged Office Plans (First Floor):
3. Resolved — Note added and detail revised.
On sheet A2.00 — Enlarged Office Plans (Second Floor):
4. Resolved — Turning space and knee/toe space for forward approach provided.
5. Resolved — Note added and detail revised.
On sheet A3.00 Construction & RCP Details:
6. Detail 17 — Typical Section @ Partition Wall — Clarify on the plans the reference to '1988 UBC
Table 43-13, Tiem(sic) 66' for the required construction criteria of the one -hour fire -resistance
rated wall. There is no such `item number' in the 1988 UBC Table No. 43-B. The response to
the review comment must include the specified components of the fire -resistance rated
assembly and their installation criteria to guide proper construction and inspection. The
response to the earlier plan review comment states: "The location of the existing one hour
corridor has been identified on the plans. Refer to Detail 2 & 3 on Sheet G0.00. Detail 17
on Sheet A3.00 has been revised to identify the components of the assembly and the
required UL assembly. Drawing has been clouded for clarification." The installation
criteria of the UL assembly (U423) have not been provided on the plans. Each assembly has
specified installation criteria, such as the fasteners to be used, the spacing of the fasteners,
the orientation of the gypsum wallboard and related considerations for each, the offset of
gypsum wallboard panel edges, etc. that must be provided to guide proper installation and
inspection of the indicated assembly.
Response: The installation criteria for UL assembly (U423) has been added to plans. Refer to
Detail 17 and the RATING NOTES on sheet A3.00.
On sheet P0.1 — Legend, Notes and Schedules — Plumbing:
7. Resolved — Note removed from plans.