2017-0591 Point Edwards amenity bldg TI-change of use - Group Arch.pdfCity of Edmonds.
PLAN R.EVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: June 9, 2017
TO: Louise Dickins
louise(a-),triaddev.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2017-0591
Project Address: 85 Pine Street
Project: Point Edwards amenity building TI-change of use
Scope: Add non -bearing interior walls and reconfigure space for guest suites —
nonseparated A-3/R- I occupancy groups — 278 occupants — VB construction -
NFPA- 13 sprinkler system required — mechanical and plumbing included - fire
sprinkler, fire alarm, etc. under separate permits
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
highli2hted 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.
On sheet G1.01 — General Architectural Notes and Specifications:
Division 23 — Heating, Ventilating, and Air Conditioning — Note 14 — Change on the plans
the specified climate zone regarding the energy code requirements from '1' to '4C'.
On sheet G1.02 — General Architectural Notes and Specifications:
2. Division 26 —Electrical —Note 10 —Change on the plans the referenced code section
regarding means of egress illumination requirements from '1006' to '1008'.
3. Dwelling Unit Requirements — Note 3 — Change on the plans the height in inches above the
drain inlet for the installation of smooth, nonabsorbent finishes in shower compartments and
above bathtubs from '70' to '72'.
4. Interior Environment Notes
a. Note I — Change on the plans the referenced code section regarding headroom in
stairways from '10 11.2' to '10 11.3'.
b. Note 2 — Change on the plans the specified minimum headroom for the various
spaces noted to reflect that found in the currently adopted version of the code.
5. Acoustic/Sound Transmission Requirements & Notes — Note 5 — Change on the plans the
referenced code section regarding the construction of walls and floors to meet the sound
transmission requirements to that found in the currently adopted version of the code.
On sheet A2.01 — Level 1:
6. Level I — Clarify on the plans the represented means of egress serving the 'Theater'. It does
not appear to reflect that approved under the permit for the original construction of the
structure — BLD2004-0175 - or that required per International Building Code (IBC)
1006.2.1.
On sheet A2.02 — Level 2:
7. Level 2
a. Clarify on the plans the indicated 'swing' of the door 'marked' ' 20 1'. It appears to
reduce the required means of egress width by more than 7 inches when in a fully
open position as prohibited by IBC 1005.7.1 when a door -closer, specified on sheet
'A8. 10' — Door Schedule, is installed. The response to the plan review comment
should also consider the use of a 'right-handed' door to avoid creating an obstruction
to the occupants entering the 'Hall' from the 'Community Room' and 'Fitness Area'.
b. Clarify on the plans the 'callout' to wall type 'W.22' for the walls separating each of
the sleeping units from other sleeping units to meet the requirements of IBC 420.2.
A corresponding detail specifying the required construction of the fire -resistance
rated assembly could not be found among the submitted construction documents.
c. Clarify on the plans the represented placement/'swing' of the doors serving the
bathrooms of 'Guest V and of 'Guest 3'. It does not appear to provide the required
maneuvering clearance per ICC A 117.1-2009 Sections 1002.5/404 or to maintain the
clear floor space per ICC A 117.1-2009 Section 1004.11.2. 1.
d. Clarify on the plans the represented placement of the lavatory in the bathrooms of
'Guest 1' and of 'Guest 3'. It does not appear to provide the required clear floor
space, centered on the lavatory, per ICC Al 17.1-2009 Sections 1004.11.3.1.1/305.3.
If the option to provide a forward approach per ICC Al 17.1-2009 Section 606 is
utilized, the additional requirements of ICC A 117.1-2009 Section 1004.11.3. 1.1
regarding the cabinetry, the floor finish, and the wall finish must be noted on the
plans to guide proper installation and inspection.
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Wall Type W. 1 — Demising/Corridor — Clarify on the plans the specified assembly —
Gypsum Association — Fire Resistance Design Manual — WP 3005 — to meet the
requirements of IBC 420.2. The proposed fire -resistance rated assembly is 'proprietary'
(requiring specific materials from the specified manufacturer(s) for construction) and is most
commonly used for 'new' construction where, unlike 'existing' construction, the source of
the materials used can be easily determined. None of the 'wall types' noted in the approved
plans under permit BLD2004-0175 utilized a 'proprietary' assembly or otherwise
specified/required a material manufacturer. Typically, a 'generic' assembly is specified
(such as GA File No. WP 3244) to avoid the need to verify the manufacturer of the various
components of 'existing' construction to be used in a fire -resistance rated assembly.
On sheet A2.03 — Level 2 RCP/Electrical:
9. Level 2 Reflected Ceiling Plan - Provide as part of a complete permit application submittal
2015 Washington State Energy Code (WSEQ 'Compliance Forms for Commercial
Buildings including R2, R3, R4 over 3 stories and all Rl' as required for the selections
noted on the 'Interior and Exterior Lighting Alterations' section of the WSEC Lighting
Summary — LTG -SUM — supporting the compliance of the represented installation. The
completed forms must include 'LTG -SUM', 'LTG-INT-SPACE'or'LTG-INT-BLD'as
applicable, and 'LTG-CHK', at a minimum. Verify that the methods utilized in meeting the
applicable provisions have been identified on the plans.
On sheet A5. 10 — Accessibility Details:
10. Accessibility General Notes
a. Note 2
i. Clarify on the plans the reference to 'WAC 1106.10.5' regarding door -
opening forces. A corresponding 'Title' in the Washington Administrative
Code (or code section in the IBC) could not be found.
ii. Clarify on the plans the conditional language excluding 'Type B' dwelling
units from the requirements regarding interior door hardware. It does not
appear to be found in the currently adopted code version.
b. Note 3 — Clarify on the plans the specified allowance for a reduction in the required
clear width of interior doorways in 'Type B' units. It does not appear to be found in
the currently adopted code version.
c. Note 6 — Change on the plans the referenced code version regulating accessibility in
buildings and facilities from '2003' to '2009'.
d. Note 9 — Change on the plans the referenced code version regulating accessibility in
buildings and facilities from '2003' to '2009'.
e. Note 10 — Change on the plans the referenced code version regulating accessibility in
buildings and facilities from '2003' to '2009'.
f. Note 16
i. Change on the plans the referenced code sections regarding accessible
dispenser requirements from '1101.2.7' to '1101.2.4' and from '606.7' to
'604.7'.
ii. Change on the plans the code language regarding accessible dispenser
requirements to reflect that found in the currently adopted version of the
code.
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11. Detail 1 —Typical Type '13' Unit Mounting Heights
a. Change on the plans the referenced code section regarding shower grab bar location
requirements from '1004.11.2' to '1004. 11. 1'.
b. Eliminate ftom the plans the referenced code section '604.5.3' regarding swing up
grab bar requirements.
On sheet A8. 10 — Details/Schedules:
12. Window General Notes
a. Note 2 — Clarify on the plans the referenced code section regarding the limitations of
window openings with sills located more than 72 inches above the finished grade.
It does not appear to be found in the currently adopted code version.
b. Note 3 — Clarify on (or eliminate from) the plans the provided information. It does
not appear to correspond with the proposed project/scope of work.
13. Detail 5 — Occ. Load @ Assembly Spaces — Eliminate from the plans the references to
'Seattle' regarding the fire department/fire marshal requirements for posting of the occupant
load. The City of Seattle does not have jurisdictional authority over regulated work in the
city of Edmonds.
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