building comments 1.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: September 29, 2017
TO: Shawn Sullivan
shawn&luredesimsolutions. com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2017-1161 - I" review
Project Address: 8325 212th Street SW, Suite 103
Project: Edmonds Family Chiropractic
Scope: Remove/add non -bearing interior walls/doors and cabinetry/fixtures to
reconfigure spaces — separated/nonseparated (undetermined) B occupancy group —
20 occupants — VB construction - no sprinkler system required — mechanical and
plumbing 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
highlighted 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 A1.0 — Site Plan:
1. Site Plan — Indicate on the plans the occupancy classifications of the tenants on each side of
the space to be altered under the scope of this permit per the City of Edmonds `Tenant
Improvement Permit Submittal Requirements'.
2. Project Data
a. Construction Type - Change on the plans the indicated International Building Code
(IBC) Section 602 `type of construction' from `V-A' to `VB' per that approved and
constructed under permit BLD 1989-0072.
b. Project Square Footage — Change on the plans the indicated area in square feet of the
`tenant improvements' from ` 1595' to ` 1512' to reflect the area within the exterior
walls that are used to determine applicable code compliance.
On sheet A2.2 — Proposed Floor Plan Concept Design:
3. Project Data
a. Construction Type - Change on the plans the indicated International Building Code
(IBC) Section 602 `type of construction' from `V-A' to `VB' per that approved and
constructed under permit BLD 1989-0072.
b. Project Square Footage — Change on the plans the indicated area in square feet of the
`tenant improvements' from ` 1595' to ` 1512' to reflect the area within the exterior
walls that are used to determine applicable code compliance.
4. Door Schedule
a. Door No. `107A' — Clarify on the plans the proposed installation of a type `A' door
serving space `107' — Exam Room. It does not appear to reflect that described
elsewhere in the `Door Schedule' or that anticipated at that location.
b. Provide on the plans a `callout' to the applicable `hardware group' from the `Door
Hardware' schedule for each of the listed doors to guide proper installation and
inspection.
5. Door Hardware schedule — Eliminate from, or update on, the plans the descriptions of the
spaces corresponding with each of the listed door hardware `groups'. They do not all appear
to reflect the uses of space noted in the `Proposed Plan' on the same sheet.
6. Occupancy Load Calc - Clarify on the plans the difference in the indicated area and
occupant load factor used and of those determined using IBC Table 1004.1.2. Assembly
areas where people wait for services, such as `waiting rooms', `reception areas', `lobbies',
etc. have specific dimensional and `function of area' criteria (often dependent upon the
availability and type of seating provided) that determine the occupant load factor to be
applied when calculating occupant loads. Update the indicated `max occupancy load'
determined in response to the plan review comment.
7. Wall Legend - Wall type `3' - Clarify on the plans the reference to IBC Section 717
regarding the provided `fire blocking, tapping (sic) and draft stopping' of the `existing 1
hour partition/separation wall'. IBC 717 regards ducts and air transfer openings.
8. General Notes — Note 13 — Clarify on the plans the difference in the noted requirement for
the completion of mechanical and plumbing work under separate permits and of that
indicated on the City of Edmonds `Commercial & Multi -family Building Permit
Application'.
9. Proposed Plan
a. Clarify on the plans the presence of `existing 1 hour partition/separation wall'
construction between the space to be altered under the scope of this permit and the
tenants on each side indicated by the wall type `mark' `3'. A record of permitted
work requiring such an installation could not be found.
b. Clarify on the plans the presence of `existing 2x6 load bearing partition wall'
construction along the south side of space ` 108' — Corridor - indicated by the wall
type `mark' W. It does not appear to reflect that approved and constructed under
permit BLD1989-0072. A record of permitted alterations to the structure requiring
such an installation could not be found.
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Indicate on the plans the specific measures required for the `existing' restroom to
comply with International Existing Building Code (IEBC) 410.7 and ICC A117.1-
2009 Section 604 regarding elements along the accessible route serving the primary
function to guide proper construction and inspection. As represented, it appears that
the lavatory may need to be moved slightly west to provide the required clearance
around the water closet per ICC Al 17.1-2009 Section 604.3.1. Typically, the
installation of a vertical grab bar per ICC Al 17.1-2009 Section 604.5.1 is also
required for `existing' restrooms where little prior permitted work has occurred. The
costs of providing the accessible route are not required to exceed 20 percent of the
costs of the alterations affecting the area of primary function.
On sheet A2.3 — Proposed RCP and Partial Wall Sections:
10. Energy Code Notes — Update the provided information to reflect that applicable to the
proposed lighting and required by Washington State Energy Code (WSEC) C405.2. The
indicated requirements appear to be a `mix' of those specific to `luminaire-level lighting
controls' (LLLC) (note 1 and note 3) with those for the occupancy sensor and daylight
responsive controls specified on the `Reflected Ceiling P1anPlan'. The `note' references on
`Symbols — Lighting Controls' should also be changed in response to the plan review
comment.
11. Reflected Ceiling PlanPlan
a. Clarify on the plans the presence of `existing 1 hour partition/separation wall'
construction between the space to be altered under the scope of this permit and the
tenants on the south side indicated by the wall type `mark' `3'. A record of
permitted work requiring such an installation could not be found.
b. Clarify on the plans the `callout' to section `4/A2.4' regarding proposed work in
space `102' — Reception. Sheet `A2.4' could not be found among the submitted
construction documents, although section `2' — Interior Non -Load Bearing Partition
Wall — w/GWB Soffit / T-Bar Ceiling — does appear to correspond with the context
of the `callout'.
c. `Darken' on the plans the `hatching/shading' used to differentiate the separate
`daylight zones' from the remaining areas to be lighted.
12. Section 2 - Interior Non -Load Bearing Partition Wall — w/GWB Soffit / T-Bar Ceiling —
Extend on the plans the `leader line' from the information regarding the installation of the
`horizontal metal studs' for the construction of the soffit to the member represented on the
plans to guide proper installation and inspection.
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