2017-0591 Point Edwards amenity bldg TI-change of use 2- Group Arch.pdfCity of Edmonds.
PLAN R.EVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: July 20, 2017
TO: Louise Dickins
louise(a-),triaddev.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2017-0591 — 2nd review
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 — 254 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. 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
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:
1. Division 23 — Heating, Ventilating, and Air Conditioning — Note 14 — Resolved - The
specified climate zone regarding the energy code requirements has been changed on the
plans from '1' to '4C'.
On sheet G1.02 — General Architectural Notes and Specifications:
2. Division 26 — Electrical — Note 10 — Resolved — The referenced code section regarding
means of egress illumination requirements has been changed on the plans from '1006' to
110081.
3. Dwelling Unit Requirements — Note 3 — Resolved - The height in inches above the drain
inlet for the installation of smooth, nonabsorbent finishes in shower compartments and
above bathtubs has been changed on the plans from '70' to '72'.
4. Interior Environment Notes
a. Note I — Resolved - The referenced code section regarding headroom in stairways
has been changed on the plans from '10 11.2' to '10 11.3'.
b. Note 2 — Resolved - The specified minimum headroom for the various spaces noted
has been changed on the plans to reflect that found in the currently adopted version
of the code.
5. Acoustic/Sound Transmission Requirements & Notes — Note 5 — Resolved - The
information regarding the construction of walls and floors to meet the sound transmission
requirements has been eliminated from the plans.
On sheet A2.01 — Level 1:
6. Level I — Resolved — The plans examiner overlooked a revision to that approved under the
permit for the original construction of the structure — BLD2004-0175. The use of 'fixed
seating' reduced the calculated occupant load to 38 occupants and the required means of
egress serving the 'Theater' to one exit as represented as 'existing' on the construction
documents for the current proposal
On sheet A2.02 — Level 2:
7. Level 2
a. Resolved — The indicated 'swing' of the door 'marked' ' 20 F has been increased to
prevent the reduction in the required means of egress width by more than 7 inches
when in a fully open position prohibited by IBC 1005.7. 1.
b. Resolved - The 'callout' to wall type 'W.22' for the walls separating each of the
sleeping units from other sleeping units has been changed on the plans to meet the
requirements of IBC 420.2.
c. Resolved - The represented placement/'swing' of the doors serving the bathrooms of
'Guest 1' and of 'Guest 3' has been changed on the plans to provide the required
maneuvering clearance per ICC A 117.1-2009 Sections 1002.5/404 and to maintain
the clear floor space per ICC A 117.1-2009 Section 1004.11.2. 1.
d. Resolved - The additional requirements of ICC Al 17.1-2009 Section 1004.11.3. 1.1
regarding the cabinetry, the floor finish, and the wall finish has been noted on the
plans as noted in the option to provide a forward approach per ICC A 117.1-2009
Section 606 for the represented placement of the lavatory in the bathrooms of 'Guest
F and of 'Guest 3'.
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Wall Type W. 1 — Demising/Corridor — Resolved - The specified assembly has been changed
to a 'generic' assembly on the plans.
On sheet A2.03 — Level 2 RCP/Electrical:
9. Level 2 Reflected Ceiling Plan — Partially resolved - P-revide as 19art of a eemplete peRnit
appheafien submittal 2015 W-as-hington State Energy Code (WSEQ 'Ge�lianee Femisfe
Gemmer-eial Buikkngw ineluding 4?2, R3, R4 ever 3 steries and all Rj'as "uiredfier
seleefiens noted on the Vn�rier and &Yterier Lighting,4kerations's-eefien of the WSEZ
Ligking Summary LTG SUA! sWer4ing the eenThanee of the represented installation.
The eenTletedfemis- must inelude IT-G SUAf-, IT-G IALT SA4GE'er ITG 1W RbD'as
aff keabk-, and V:�T-G CHK-, at a minimum Verify that the methods utilized in meeting the
applicable provisions have been identified on the plans. The response to the earlier plan
review comment states: "Sheet AO.02 has been added to the set, and populated with the
required WSEC compliance forms. Sheet A2.03 has updated notes regarding lighting
anddaylighting.". On sheet 'AO. 02' — 'LTG- SUM' —The compliance method options for
'Building Additions' have been selected instead of that/those for 'Interior and Exterior
Lighting Alterations". As clarified in the explanatory notes of that section, all of the 'new +
existing -to -remain fixtures' must be accounted for in determining the compliance of lighting
wattage of the proposed installation with the maximum allowed. On 'LTG-INT-SPACE' -
The total number of fixtures accounted for do not appear to coincide with that represented
on sheet 'A2.03' — Level 2 Reflected Ceiling Plan. On 'LTG-CHK' - The compliance
information for the required 'means of egress illumination' and the 'lighting fixture
schedule' are required to be shown on the plans per WSEC C 103.2.
On sheet A5. 10 — Accessibility Details:
10. Accessibility General Notes
a. Note 2
i. Resolved - The reference to 'WAC 1106.10.5' regarding door -opening forces
has been changed on the plans.
ii. Resolved — The plans examiner concurs with the response to the earlier plan
review comment that, by exclusion, doors serving areas that are not required
to be accessible in 'Type B' dwelling units are exempt from the requirements
regarding interior door hardware.
b. Note 3 — Resolved - The plans examiner concurs with the response to the earlier plan
review comment that doors serving areas that are not required to be accessible in
'Type B' dwelling units must comply with the requirements regarding the clear
width of interior doorways per ICC Al 17.1-2009 Section 1004.5.2.
c. Note 6 — Resolved — The referenced code version regulating accessibility in
buildings and facilities has been changed on the plans from '2003' to '2009'.
d. Note 9 — Resolved - The referenced code version regulating accessibility in
buildings and facilities has been changed on the plans from '2003' to '2009'.
e. Note 10 — Resolved - The referenced code version regulating accessibility in
buildings and facilities has been changed on the plans from '2003' to '2009'.
f. Note 16
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i. Resolved - The referenced code sections regarding accessible dispenser
requirements have been changed on the plans from '110 1.2.7' to '110 1.2.4'
and from '606.7' to '604.7'.
ii. Resolved - The code language regarding accessible dispenser requirements
has been changed on the plans to section and table references found in the
currently adopted version of the code.
11. Detail I —Typical Type 'B' Unit Mounting Heights
a. Resolved - The referenced code section regarding shower grab bar location
requirements has been changed on the plans from '1004.11.2' to '1004.11. 1'.
b. Resolved - The referenced code section regarding swing up grab bar requirements
has been changed on the plans from '604.5.3' to '604.5.2'.
On sheet A8. 10 — Details/Schedules:
12. Window General Notes
a. Note 2 — Resolved - The referenced code section regarding the limitations of
window openings with sills located more than 72 inches above the finished grade has
been removed from the plans.
b. Note 3 — Resolved - The provided information does not correspond with the
proposed project/scope of work and has been removed from the plans.
13. Detail 5 — Occ. Load @ Assembly Spaces — Resolved - The references to 'Seattle' regarding
the fire department/fire marshal requirements for posting of the occupant load have been
revised/'red-lined' on the plans.
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