20170519093952.pdfMay 18, 2017
Chuck Miller, Plans Examiner
City of Edmonds
RESUB
MAY 18 2017
BUILDING DEPARTMENT
CITY OF EDMONDS
Re: Plan Review Comments
Plan Check: BLD2017-0519
Project Address: 21727 76 th Avenue W
Project: Healthcare Realty spec suite tenant improvement
Scope: Remove/add interior non -bearing walls w1doors, remove/replace suspended tile
ceiling system, add/relocate sinks/toilet, reconfigure restroom - B occupancy group - 19
occupants - VB construction - existing NFPA-1 3 sprinkler system - mechanical and
plumbing included - fire sprinkler system alteration/sprinkler head relocation/fire alarm
under separate permit
Dear Mr. Miller,
Thank you for taking the time earlier in the week to discuss the comments for the Healthcare
Realty spec suite .... it was greatly appreciated! Please find our responses and revised sheets to
address your comments.
On sheet A2. 11 — Demolition, Floor, and Ceiling Plans:
1. Plan 1 — Floor Plan
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 behindladjacent the lavatory) and still meet the accessibility requirements of
ICC A 117.1-2009.
- See revised sheet A2.21 FF&E and Finish Plans for added note for point -of -
use water heater to be installed within 2 feet of lavatory per WSEC Table
C401.3.1
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
A 117.1-2009 Section 604.3. 1 as indicated on sheet 'A 8. 01'— Toilets and Drinking
Fountains (and Water Coolers) — Typical Clearances and Mounting Locations. The
Americans with Disabilities Act (ADA) requires that all 'Title 111'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 (1EBC). 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
A 117.1-2009 Section 604.3. 1 can be provided.
Page I of 2 425.778 1530 21911 76' Ave W Suite 210
"I" Edmonds, WA 98026 tgb I architects
Per reissued sheet A2.11 Demolition, Floor, and Ceiling Plans.
3. Demolition Plan: the south wall of the existing toilet is
indicated as being demolished RESUB
1. Floor Plan: a new partition will be constructed to be provide a
clear dimension of 6-0". MAY 18 2017
BUILDING DEPARTMENT
On sheet A6. 01 - Legends- Casework: C ITY OF EDMONDS
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 A 117.1-2009 Section 904.3.
Per issued sheet A2.11 Demolition, Floor, and Ceiling Plans, the
reception desk has been reconfigured to meeting ICC Al 17.1-2009
requirements. Also, see sheet A6.01 Legends- Casework detail 5 for
the reconfigured reception desk sections.
On sheet A8.01 — InteriorBevations:
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 A 117.1-2009 Sections 603.41308.
Per Sheet A8.01 Interior Elevations, the Accessories Placement diagram
indicates the mount heights for coat hooks. The lower coat hook is mounted
at 48" aff, within the reach range requirement. This sheet has been reissued
for your convenience.
On sheetA8. 11 — Legends — Partitions, Doors, DoorSchedule:
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 ofthe
doors per International Building Code (IBC) 1010. 1. 9. 1 and ICC A 117.1-2009 section
404.2.6.
Per reissued Sheet A8.11 Legends — Partitions, Doors, Door Schedule,
the Door -Hardware Locations has been revised to clarify all doors to
received levers and hardware to meeting I BC and ICC Al 17. 1.
If there are any further comments or questions regarding this project, please let me know. My
number is 425-778-1530 or via em'ail at gdais@tgbarchitects.com
Sincerely,
Gina Dais
Attachments: Reissued sheets A2.1 1, A2.21, A6.01, and A8.11
Page 2 of 2 421111 1130 � 11111 76' Ave W. Suite 210
Www.wbarch it .11S.00111 Edmonds, I � tgb