20180809123921.pdfJACKSON I MAIN
A R C H I T F C T U R E
August 8, 2018
Chuck Miller
Senior Plans Examiner
1215 th Ave N
Edmonds, WA 98020
RE: Plan Check: BLD2018-0864 - 1st review
Anytime Fitness Tenant Improvement — Change of Use
22824 100th Avenue W
Edmonds, WA 98020
Dear Chuck:
The following are Jackson I Main Architecture (JMA) responses to the correction letter, dated July 31,
2018. Responses are numbered to correspond with the order in which the questions were received for
the project referenced above:
General plan review note - Per International Building Code (IBC) 903.2.13, as amended by the
Edmonds Community Development Code (ECDC) 19.25.035.A.4, an existing building having a fire area of
5,000 or greater square feet separated from the remainder with existing fire barriers that undergoes
alterations and/or a change of occupancy must have an approved automatic fire sprinkler system
installed and maintained. Those portions separated from the area undergoing the alterations, repairs,
or changes of occupancy as noted above shall be required to comply with ECDC
19.25.035.A.5. For the purposes of ECDC 19.25.035, spaces may not be separated by adding fire barriers
per IBC 707.3.10 to avoid the requirement. Assemblies shall still be provided where required by other
sections of the code. Partial area automatic sprinkler systems are prohibited except where approved by
the fire code official.
Response: On Sheet AO.0 under Separate Submittals, the following have been added: Mechanical,
Electrical, Plumbing, Fire Protection: Fire Sprinkler and Fire Alarm.
On sheet AO.0 — Cover Sheet:
Code Data
a. Applicable Codes - Change on the plans the adopted code regulating plumbing
systems from 'International Plumbing Code'to 'Uniform Plumbing Code' per
Washington Administrative Code (WAC) 51-56.
Response: On Sheet AO.0 under Applicable Codes 'International Plumbing Cocle'has been changed to
'Uniform Plumbing Cocle.'
b. Site and Building Info — Building Statistics — Change on the plans the 'existing
occupancy type' from 'General Retail' to 'Mercantile Group M' per International
Building Code (IBC) 309.1.
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Response: On Sheet AO.0 under Site and Building Info — Building Statistics — the existing occupancy
type has been changed from 'General Retail' to 'Mercantile (M)' — it has also been changed in the
Project Scope.
C. Chapter 10: General Means of Egress — Occ. Load Factor
i. Guest Lobby — Change on the plans the occupant load factor from
'100/occ.' to '15/occ.' to reflect that applied to waiting areas with
casually spaced (unconcentrated) chairs per IBC Table 1004.1.2.
Response: On Sheet AO.0 under General Means of Egress — Occ. Load Factor of the Guest Lobby has
been updated to be 15/occ. and the occupant number is now 14. It has been updated on the Code
Compliance Plan as well.
ii. Member Area — Change on the plans the occupant load factor from
'50/occ.' to '18 inches/occ.' to reflect that required for the represented
bench seating per IBC 1004.4.
Response: On Sheet AO.0 under General Means of Egress — Occ. Load Factor of the Member Area has
been updated to be 18"/occ. and the occupant number is now S. It has been updated on the Code
Compliance Plan as well.
iii. Utility - Change on the plans the occupant load factor from '100/occ.' to
'300/occ.' to reflect that applied to accessory storage areas per IBC
Table 1004.1.2.
Response: On Sheet AO.0 under General Means of Egress — Occ. Load Factor of all of the Exercise Area
has been combined and updated to be SO/occ. and the occupant number is now 86. It has been
updated on the Code Compliance Plan as well.
iv. Men's Restrooms, Women's Restrooms, and Hall — Clarify on the plans
the designation of 'Accessory Use' and lack of an occupant load factor
applied to those areas. They do not appear to reflect that determined
using the 'function of area' criteria when calculating occupant loads
using 'net' and 'gross' floor areas per 113C 1004. All occupiable spaces
(even mechanical equipment rooms) must be accounted for, including
restrooms and corridors. Typically, service areas are accounted for
using the 'business' function of space with a corresponding occupant
load factor of '100 gross'.
Response: On Sheet AO.0 under General Means of Egress — Occ. Load Factor of all the restrooms and
hallway has been updated to be "business" with 100/occ. and the occupant number is now 4. It has
been updated on the Code Compliance Plan as well.
Update on the plans the 'Total Occupant Load', the applicable 'Exit Requirements', and 'Minimum
Number of Required Plumbing Facilities' using the occupant load determined in response to the above
plan review comments.
Response: On Sheet AO.0 under Exit Requirements and Minimum Number of Required Plumbing
Facilities — the following has been updated to reflect the new occupant load number: Occ. Load (112),
Required Door Width (22.4"), Exit Access Travel Distance (250 Feet w/Sprinkler System), Proposed
Door Width (144") and number of Men and Women split count (122 (Men: 56 — Women 56). The info
has been updated on the Code Compliance Plan as well.
JACKSON I MAIN ARCHITECTURE, P.S. 311 FIRST AVENUE SOUTH, SEATTLE, WA 98104 206.324.4800 JACKSONMAIN.COM
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d. Location Map — Change on the plans the location of the proposed work identified by
the 'leader line' from 10117 Edmonds Way — Seattle Goodwill — to the west -most
portion of the adjacent structure formerly occupied by Westgate Clothing Outlet.
Response: On Sheet AO.0 under Location Map the leader line has been updated to reflect the
proposed work site location.
e. Key Plan — Change on the plans the location of the proposed work identified by the
'leader line'from 10117 Edmonds Way — Seattle Goodwill — to the west -most portion of
the adjacent structure formerly occupied by Westgate Clothing Outlet.
Response: On Sheet AO.0 under Key Plan the leader line has been updated to reflect the proposed
work site location.
On sheet AO.1 — Interior Accessibility:
2. A.D.A.A.G. Interior Accessibility Components
a. Reach Ranges, Controls, & Operating Mechanisms — High and Low Side Reach
Limits - Change on the plans the indicated 'low side reach limit' in inches from '9'
to '15' per 2010 Standards for Accessible Design Section 308.3.1.
Response: On Sheet AO.1 under Reach Ranges, Controls & Operating Mechanisms — High and Low Side
Reach Limits the low side reach limit has been changed from 9" to 15"
b. Foodservice Lines, Tableware Areas, & Checkout Aisles — Tableware Areas -
Change on the plans the indicated maximum height above the finish floor in inches
for an obstructed high side reach from '54' to '46' per 2010 Standards for Accessible
Design Section 905.4.1.
Response: On Sheet AO.1 Foodservice lines, Tableware Areas, and Checkout Aisles — tableware areas —
has been removed from the sheet — as it does not pertain to our scope of work. The removal has been
clouded.
General note regarding the above plan review comments — in addition to the changes above,
the placement of the numbering does not appear to correspond with many of the separate
requirements.
Response: On Sheet AO.1 the sections of the 2009 I.C.C./ANSI A117.1 that are referenced in the notes
have been updated to reflect the accurate sections. The notes are clouded on the sheet that have
been modified.
2009 I.C.C./A.N.S.I. A117.1
a. Doors - Provide on the plans a detail representing the requirements for two doors in
a series, such as that represented serving spaces '109' and '110', per ICC A117.1-2009
Section 404.2.5.
Response: On Sheet AO.1 under doors, the two doors in a series that is represented serving spaces 109
and 110 has been updated to reflect a 60" minimum clear space.
JACKSON I MAIN ARCHITECTURE, P.S. 311 FIRST AVENUE SOUTH, SEATTLE, WA 98104 206.324.4800 JACKSONMAIN.COM
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b. Restrooms — Parallel Approach - Eliminate from the plans the provided detail
regarding a 'parallel approach' to drinking fountains. The allowance is only for
drinking fountains primarily for children's use per ICC A117.1-2009 Section 602.2.
Response: On Sheet AO.1 under Restrooms — Parallel Approach, the parallel approach has been
removed. The removal has been clouded.
C. Foodservice Lines, Tableware Areas, & Checkout Aisles
i. Obstructed Forward Reach
1. Change on the plans the label of the detail to 'Unobstructed
Forward Reach' to correspond with that depicted.
Response: On Sheet AO.1 under now called 'Reach Ranges'— 'Obstructed Forward Reach' has been
changed to'Unobstructed Forward Reach.'
2. Change on the plans the indicated 'high forward reach limit' in
inches from '44' to '48' per ICC A117.1-2009 Section 308.2.1.
Response: On Sheet AO.1 under now called'Reach Ranges'— the'High Forward Reach Limit'has been
changed from 44" to 48" max.
ii. Obstructed High Forward Reach —Change on the plans the indicated
maximum 'forward reach depth' in inches from '23'to '25' per ICC
A117.1-2009 Section 308.2.2.
Response: On Sheet AO.1 under now called 'Reach Ranges'— 'Obstructed High Forward Reach'— the
forward reach depth has been changed from 20"-23" to 20"-25."
On sheet A1.0 — Demolition Plan:
4. Demolition Notes
a. Note 8 — Indicate on the plans those fire -resistance rated items required to be
maintained to guide proper demolition.
Response: On Sheet AIL.0 Mark 23 in the demolition plan legend has referenced note 8 and has been
placed on the plans where it is applicable.
b. Note 15 — Add on the plans the required approval from a building official for repairs,
alterations, and/or changes to any structural elements.
Response: On Sheet A1.0 Mark 24 in the demolition plan legend notes "approval required from a
building official for repairs, alterations, and/or changes to any structural elements" and has been
placed on the plans where it is applicable.
On sheet A2.0 — Floor Plan:
Floor Plan
Indicate on the plans the type of fixtures/furnishings to be placed in the 'Guest
Lobby' and whether they are to be 'fixed/built-in' or not. Of particular concern are
those furnishings required to be accessible and areas where the type of seating is
used to determine an 'occupant load' per IBC Table 1004.1.2.
JACKSON I MAIN ARCHITECTURE, P.S. 311 FIRST AVENUE SOUTH, SEATTLE, WA 98104 206.324.4800 JACKSONMAIN.COM
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ARCH ITECTU RE
Response: On Sheet A2.0 the plan has been updated to reflect the furniture being placed in the 'Guest
Lobby.' Mark 20 in the Floor Plan Legend notes there will be two free standing chairs, with the
dimensions 32"W x 34"D x 18" Seat Height. No other furniture will be in that space and the chairs will
not affect the accessible route.
b. Clarify on the plans the represented placement of the water heater serving the
lavatories in spaces '106', '107', '109', and '110'. It does not appear to meet the
maximum piping length per Washington State Energy Code (WSEC) Table
C404.3.1. Utilization of an instantaneous water heater for each of the lavatories is
typically proposed to avoid having to install a tank -type water heater in the same
space and still meet the accessibility requirements of ICC A117.1-2009.
Response: On Sheet A6.0 detail 2 Enlarged Restroom Plan- A note has been added that states:
"Recirculating Loop to be Located within 2'-0" of Restroom Faucet, typ."
6. Floor Plan Legend — 'Mark' 13 — Change on the plans the detail reference regarding the
typica I blocking for the TV from '7/A7.2' to '14/A7.2'.
Response: On Sheet A2.0 —Floor Plan Legend Mark 13 has been updated to reflect the correct detail of
14/A7.2.
On sheet A3.0 — Ceiling Plan:
7. Ceiling Plan
a. Indicate on the plans those spaces required to have occupancy sensor lighting controls
installed per WSEC C405.2.1.
Response: On Sheet A3.0 — Energy Code Requirement notes have been added; Also Mark 10 under the
Plan Legend states: Install Occupancy Sensor Control per WSEC C405.2.1. Mark 10 has been added to
the following rooms on the Ceiling Plan: All Restrooms (106, 107, 109, 110), Storage/Utility Room
(108), Trainer Office (104), and Office (102).
b. Indicate on the plans those spaces required to have time switch lighting controls
installed per WSEC C405.2.1.
Response: On Sheet A3.0 — Energy Code Requirement notes have been added; Also Mark 11 under
the Plan Legend states: Install Time Switch Lighting Control Per WSEC C405.2.2. Mark 11 has been
added to the Ceiling Plan to control the rest of the spaces that do not have occupancy sensors.
On sheet A5.0 — Schedules:
8. Door & Hardware Schedule — Window Frames —'Mark' 'W2'— Clarify on the plans the
difference in the indicated distance above the finish floor for the installation of the window
and of that likely with the placement of the acoustical ceiling tile ceiling system at the
height specified on sheet 'A3.0'— Ceiling Plan.
Response: On Sheet AS.0 — Window mark 'W2'— the distance above finish floor has been updated and
does not interfere with the ceiling height that is noted on the Sheet A3.0 Ceiling Plan.
9. Architectural General Notes — Note 12 — Change on the plans the wording of the readily
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visible sign adjacent to the main doorway from "This door to remain unlocked during
business hours" to "This door to remain unlocked when building is occupied" per IBC
1010.1.9.3, Item 2.2.
Response: On Sheet AS.0 — Under Architectural General Notes — Note 12 has been updated to say
"This door to remain unlocked when building is occupied"
On sheet A6.0 — Interior Elevations:
10. Plan/Elevation Legend
a. 'Mark' '2'— Change on the plans the detail reference regarding the coved ceramic base
from '5/A7Tto'2/A7X.
Response: On Sheet A6.0 — Mark 2 has been updated to reference the correct detail number - 2/A7.1.
b. Add to the plans the information regarding the items 'marked' '17' on the various
elevations.
Response: On Sheet A6.0 — Mark 17 has been added to the Plan/ Elevation Legend to provide
further info for the Plans and elevations on this sheet.
11. Plan I/A6.0 —Enlarged Restroom Plan
a. Change on the plans the following elevation 'callouts' in space '109'— W. Restroom:
From 'A' to 'C'
From Wto'A'
From 'C'to'D'
From V to '13'
Response: On Sheet A6.0 — The following elevation callouts have been updated for space 109
— W.Restroom: Wto V, 'B' to 'X, Vto V, W to 'B'
b. Change on the plans the following elevation 'callouts' in space '110'— M. Restroom:
From Wto 'C'
From 'C'to'B'
Response: On Sheet A6.0 — The following elevation callouts have been updated for space 110
— M. Restroom: 'B' to V, V to 'B'
6
12. Plan 2/A6.0 — Enlarged Restroom Plan — Change on the plans the 'marks' of the following items:
From '10' to '12'
From '12'to '10'
Response: On Sheet A6.0 —The following 'marks' have been updated on the Enlarged
Restroom Plan: '10' to '12', '12' to '10'
13. Elevation 4/A6.0 — Men's Shower Room Elevations - Clarify on the plans the provided depictions
of the following elevation 'callouts':
'13'
'C'
They do not appear to correspond with that represented on plan 'I/A6.0' — Enlarged
Restroom Plan.
JACKSON I MAIN ARCHITECTURE, P.S. 311 FIRST AVENUE SOUTH, SEATTLE, WA 98104 206.324.4800 JACKSONMAIN.COM
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Response: On Sheet A6.0 — Men's Shower Room Elevations -- The following elevations have
been updated to reflect what is shown in the Enlarged Restroom Plan 1/A6.0: Elevation 'B'
and Elevation 'C'
14. Elevation 5/A6.0 — Women's Shower Room Elevations - Clarify on the plans the provided
depictions of the following elevation 'callouts':
Icy
'D1
They do not appear to correspond with that represented on plan 'I/A6.0'— Enlarged
Restroom Plan.
Response: On Sheet A6.0 — Women's Shower Room Elevations -- The following elevations
have been updated to reflect what is shown in the Enlarged Restroom Plan IL/A6.0: Elevation
'C' and Elevation V
On the provided Washington State Energy Code Compliance Forms for Commercial Buildings including
R2, R3, R4 over 3 stories and all RI:
15. Interior Lighting — Space -By -Space Method — LTG-INT-SPACE checklist — Proposed
Lighting Wattage table - Clarify the indicated watts/fixture for the proposed 'Cooper Track' in
the following spaces:
'101'— Guest Lobby
'103'— Member Lobby
'105' — Stretch Area
It does not appear to comply with that specified in 'Note 7' of the form. Resubmit the 'LTG-INT-SPACE'
checklist as required to verify compliance of the proposed 'Interior Lighting Power Allowance' in the
response to the plan review comment.
Response: On LTG-INT-SPACE Checklist — Proposed Lighting Wattage table — The wattage for the
proposed Cooper Track has been updated from 9 Watts to 50 Watts. This change made the space non-
compliant. On sheet A3.0, Ceiling Plan — I have removed one 8' Cree LED Strip Luminaire w/hangers
LS8-80L40K-89W from the space 114 and another from space 112 making the number of fixtures 25
instead of 27. This modification has made the space compliant. The changes are clouded on the ceiling
plan on A3.0.
Sincerely,
jtu,t,c,� 5"""u
Theresa Barnett
Interior Designer
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