2018-0342 Alpha Assisted Living Alteration (2).pdfOV EDAI 0
DATE: April 11, 2018
TO
FROM
RE:
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Third Place Design Cooperative
Mark@thirdplacedesigncoop.com
Eric Carter, Plans Examiner
Plan Check: BLD2018-0342
Project Address: 8425 Bowdoin Way
Scope: Interior remodel of assisted living Facility
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 indicatins! where the 'clouded' or otherwise
highlij!hted chani!es 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, THz, & F from 8am-4:30pm and from 8:30am-12pm on
Wednesdays.
This building plan review cannot be completed until we receive the following items:
General:
RIECONCILED Provide as part of a complete building permit application submittal
stamped and sealed construction drawings prepared by a licensed architect registered to
practice in the State of Washington per Revised Code of Washington (RCW) 18.08.4 10.
The proposed project affects the life safety system of the structure due to the alteration to
fire rated assemblies and openings. The drawings should incorporate the applicable
responses to the plan review comments and/or the proposed methods of meeting compliance
with applicable codes
2. RECONCILED In accordance with WAC 388-78A-2850, a review approval letter from the
Construction Review Services of Washington State Department of Health. Provide as part
of a complete building permit application submittal of a copy of the required District for the
proposed project per the City of Edmonds.
3. RECONCILED A Residential Building Permit Application was filled out at the time of the
original submittal. This project is being reviewed as an 1-1 and falls under the regulation of
the IBC. As part of complete resubmittal, a commercial application will need to fill out in its
entirety.
A2.01:
4. RECONCILED Notes indicate the removal of existing lighting. Provide as part of the
resubmittal, Washington State Energy Code (WSEC) Compliance Forms for Commercial
Buildings. Areas that will have new fixtures installed are required to be indicated on the
energy forms.
5. RECONCILED Notes indicate the removal of existing ceiling GWB and Lights, ETC.
Included in the ETC will any alterations to existing heating, ventilation, or exhaust systems
within the designated work areas? Please indicate the location of existing, new or relocated
grilles, diffisers and if they communicate with the rated corridor on the plans. Fire/Smoke
protection will be required if applicable in accordance with IBC 717.
A 5.10:
6. RECONCILED Detail IA indicates a 2x4 stud wall with 5/8" type X GWB on both sides.
The GWB attachment details are not identified. Furthermore; is the one hour assembly
prescriptive as described in the 2015 IBC or a recognized listed assembly? If so please add
the code reference or listing number to the plans in accordance with IBC 703.3
7. RECONCILED The plans indicate new smoke/co detectors to be installed. Our records
indicate that this building currently has a fire alarm system. If these detectors are being
added to the existing system, a separate permit will be required. Please clarify.
A 7.00:
8. RECONCILED The door schedule and plans indicate the installation of 20 minute rated
doors at the corridor. These doors also need to comply with the smoke and draft control
requirements of IBC 716.5.3. Please indicate on the plans how these door assemblies will
comply.
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General:
3
I apologize for not catching this on the first review but the alterations require accessibility
upgrades for the building per WAC 51.50 (IEBC 410.7). On the plans, either a) clearly
show that the interior accessible route of travel complies with current code, or b) provide
upgrades per the previously referenced section. If you choose to use exception #1 of that
section, provide a letter (reference the code exception), stating the overall project cost, 20%
of the project cost, and list the accessibility upgrades that will be done as part of this permit
as well as showing that the total cost of the upgrades is at least 20%.
For example, the valuation of the project as listed on the permit application is $7000, 20% of
which is $1400. The code requires that in addition to your basic construction budget, a
minimum of $1400 must be spent on accessible upgrades unless the space fully complies
with accessibility requirements of IEBC 410.7. Possible features that could be considered
for upgrades might include accessible toilets and sinks, restroorn grab bars, door sizes and
approach space, etc.
10. It is noted on the plans that a high temp dishwasher is to be installed. A type 11 hood as
described in section 507.3 of the 2015 IMC will be required, unless the dishwasher is listed
as low steam. If the dishwasher is not low steam, you also have the option of incorporating
the into the HVAC system design. When submitting for your mechanical permit please
provide a cut sheet for the proposed dishwasher and how you intend to provide exhaust for
the appliance. Please be aware, separate permits will be required for the Fire Sprinklers,
Fire Alarms, Mechanical, and Plumbing. Please apply separately for any permits that apply
to your project.
11. As noted on page A6.00, there are lighted exit signs that lead the occupants from the kitchen
through the laundry and utility rooms. IBC 10 16.2 #5 states that, egress shall not pass
through storage rooms, closets, or spaces used for similar purposes. Please eliminate the
lighted sign at both inside the laundry room and the door from the kitchen to the laundry.
Please let me know if I can be of any additional assistance.
Eric Carter
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