2017-0519 Healthcare Realty spec suite - TGBA.pdfOV EQ_4 City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May 10, 2017
TO: Gina Dais
TGB Architects
izdais@tgbarchitects.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2017-0519
Project Address: 21727 76th Avenue W
Project: Healthcare Realty spec suite tenant improvement
Scope: Remove/add interior non -bearing walls w/doors, remove/replace suspended
tile ceiling system, add/relocate sinks/toilet, reconfigure restroom — B occupancy
group — 19 occupants — VB construction — existing NFPA- 13 sprinkler system —
mechanical and plumbing included — fire sprinkler system alteration/sprinkler head
relocation/fire alarm under separate permit
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 indicatin2 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 2 nd Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
On sheet A2.11 — Demolition, Floor, and Ceiling Plans:
1. Plan 1 — Floor Plan
a. Clarify on the plan the represented placement of the water heater serving the lavatory
in space '112' — Toilet. It does not appear to meet the maximum piping length per
Washington State Energy Code (WSEQ Table C404.3. 1. Utilization of an
instantaneous water heater for the lavatory is typically proposed to avoid having to
install a tank -type water heater in the same space (or immediately on the other side
of the wall behind/adjacent the lavatory) and still meet the accessibility requirements
of ICC A 117.1-2009.
b. Clarify on the plans the represented placement of the water closet. It does not appear
to provide the required minimum clearance width around the water closet per ICC
Al 17.1-2009 Section 604.3.1 as indicated on sheet 'A8.01' — Toilets and Drinking
Fountains (and Water Coolers) — Typical Clearances and Mounting Locations. The
Americans with Disabilities Act (ADA) requires that all 'Title IIF regulated
structures that contain a primary function area comply. Alterations to the primary
function area require that the 'path of travel' is readily accessible to and usable by
individuals with disabilities, including individuals who use wheelchairs. The 'path
of travel' includes the restrooms. The State of Washington 'State Building Code
Council' (SBCC) achieves this objective by the adoption of the International
Existing Building Code JEBQ. Per IEBC 410.7, where an alteration contains an
area of primary function, the route to the primary function area shall be accessible.
The accessible route to the primary function area shall include toilet facilities serving
the area of primary function. The costs of providing the accessible route are not
required to exceed 20 percent of the costs of the alterations affecting the area of
primary function. It appears that by relocating the north wall of space '112' — Toilet
- that the required clear minimum clear width around the water closet per ICC
Al 17.1-2009 Section 604.3.1 can be provided.
On sheet A6.01 — Legends -Casework:
2. Section 4B — ADA Section at Reception (Side Panel sim) — Clarify on the plans the
specified depth of the accessible portion of the sales and service countertop. It does not
appear to meet the depth requirements of ICC Al 17.1-2009 Section 904.3.
On sheet A8.01 — Interior Elevations:
3. Toilets and Drinking Fountains (and Water Coolers) — Typical Clearances and Mounting
Locations — Coat Hooks & Robe Hooks — Clarify on the plans the specified mounting height
of the coat/robe hook where one is indicated. It does not appear to meet the reach range
requirements of ICC Al 17.1-2009 Sections 603.4/308.
On sheet A8.11 — Legends — Partitions, Doors, Door Schedule:
4. Door Schedule - Indicate on the plans the required installation of door hardware that does
not necessitate tight pinching or grasping, or twisting of the wrist to operate for each of the
doors per International Building Code (IBC) 1010. 1.9.1 and ICC Al 17.1-2009 section
404.2.6.
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