BLDG COMMENTS 2.pdfCity of Edmonds
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- PLAN REVIEW COMMENTS
BUILDING DIVISION
Est 1$94 (425) 771-0220
DATE: April 30, 2008
TO: Steve Waite
waitearch@comcast.net
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2008-0156
Project: 210 LLC Remodeling/Change of Use
Project Address: 21010 76th Avenue West
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Provide written responses to each comment and where
changes can be found on the plans. Please resubmit to Theresa Umbaugh, Senior Permit
Coordinator.
1. Ok
2. Ok
3. List separate permits and deferred submittals (must add HVAC for office in upper right corner
of the pre-existing garage—no natural ventilation).
4. Ok
5, Ok
6. Ok
7. Elements of the `pre-existing' first floor plan (break room, office to the left of the breakroorn,
storage room and office in the upper right corner of the pre-existing garage) must be added to
this permit since this work was done without a permit.
8. On the proposed floor plan, clearly distinguish between existing construction to remain and
proposed construction to be done under this permit (including previous work done without
permits).
9. West deck plans/details:
a. Covered deck/stair structure must be added to the site plan and elevation views.
b. Dimension the distance from the rear property line to the covered deck/stair structure.
c. The structure must meet exterior wall and opening requirements of IBC 704 and 602
due to close proximity to the property line. Provide opening percentage calculations
and 1 -hour construction where less than 10 feet to the property line.
d. The guard must be a minimum of 42" high at the deck (IBC 1013.2).
e. Provide roof framing plan and show how loads are carried to foundation.
f. Revise detail BB/3 to show deck framing from existing cantilever framing.
g. Provide structural calculations to show the existing cantilever will support the
deck/stair structure.
h. Provide structural calculation for cantilevcred joists at stair landing area.
i. Specify footing size and depth (tapered prefab concrete pads do not meet the
minimum footing requirements). Footings must be placed on firm bearing soil and
be sized to support the loads from the roof and deck/stair structure.
J. Specify number of lags for guard posts, maximum guard post spacing, and top rail
size and attachment requirements. Guard must meet IBC 1607.7 for loading.
10. Include the existing 90 minute door at the bottom of the stairs with this permit.
11. Ok
12. Please alter your letter using WAC 51-50 3409.7 exception #1, stating what parts of the existing
site and building are not accessible, the project cost and what 20% of it equals, list the 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%. Please note the previous unpermitted work must also be included in the total
valuation. Also, see 924 below.
13. Mechanical ventilation must be provided for the office created in the upper right corner of the
pre-existing garage: Provide outdoor air at the rates specified in VIAQ Table 3-4 (based on the
occupant load established for the building) to each room or area. The system must be balanced
(supply and return exhaust). Provide mechanical plans and calculations showing compliance.
Provide manufacturer's specs for the mechanical units to be installed.
14. Accessible maneuvering clearances at interior doors at the office areas that were created without
a permit must be provided (ICC/ANSI A117.1 section 404.2).
15. Because this building is not an IBC building the nonseparated uses provision cannot be applied.
It is possible for the AIA to perform a code analysis to prove that the building could be IBC
compliant but that would require that the building be fully sprinklered with an NFPA-13 system
(IBC 903.2.7). Otherwise the original correction stands: A 2 -hour occupancy separation (fire
barrier and horizontal assembly) is required between the B and R occupancies (IBC 508.3).
Clearly show the fire separation on the plans (with sections and details), provide listed and
tested 2 -hour assemblies on the plans and cross reference where they apply. Supporting
construction (walls, columns, beams) must also be 2 -hour fire rated with details and listed and
tested assemblies.
16. Ok
17. Ok for main entrance door but for the other new or altered doors and existing doors in the
change of use area, provide door hardware information for exiting and accessibility compliance.
18. Ok
19. The original plans do not indicate an existing footing/wall at the garage doors, provide an exterior
wall construction detail for the infill areas, including new foundation. If a foundation does exist
as shown on your detail, how was this verified by you in the field?
20. Provide wall construction details (fire barrier walls must extend to the underside of the floor
deck above). Non-bearing non -rated walls must be anchored to the floor structure above for
lateral resistance.
21. The new occupant load from Suite A is 16 persons please indicate on plans.
22. Note the accessible parking stall sign requirements is 6 feet not 6 inches.
23. Ok
24. After the plans are approved and are ready for issuance a revised bid or materials cost
breakdown shall be provided to include any changes made to the plans during plan review.
Note, the breakdown must include all work that was done without a permit and this amount
needs to match #12 above.
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