Building Comments 1 (2).pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May 10, 2018
TO: John Faley/Broderick Architects
j ohngbroderickarchite cts. com
FROM: Chuck Miller, Plans Examiner
chuck.miller(a-),,edmondswa. gov
RE: Plan Check: BLD2018-0442 - 1st review
Project Address: 9529 244th Street SW
Project: Haberman alteration
Scope: Remove/add bearing/non-bearing portions of exterior/interior walls,
windows, doors to reconfigure spaces — nonseparated Business Group B occupancy —
undetermined number of occupants — VB construction — no sprinkler system —
medical gas piping, mechanical, plumbing, 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.
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. Only those sheets specifically referenced as follows need to be resubmitted.
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 A0.1 — Title Sheet:
1. Plan 1 — Site Plan — Clarify on the plans the indicated width of the accessible van parking
space. It does not appear to comply with ICC Al 17.1-2009 Section 502.2.
On sheet Al.1 — Foundation Plan:
2. Plan 1 — Foundation Plan
a. Specify on the plans the minimum required structure/structural member to replace
the existing 6x6 wood beam to be removed from the following locations:
i. Gridline `1.5/C-D'
ii. Gridline `2/C-D'
b. Clarify on the plans the difference in the indicated width of the existing concrete
masonry unit (CMU) foundation and of that noted in detail `5/S2.0'.
On sheet A1.2 — Main Floor Demolition Plan:
3. Plan 1 — Demolition Plan - Clarify on the plans the callouts to the different headers at
various locations. They do not appear to correspond with the proposed demolition work.
4. Demolition Plan Keynotes (as named by the plans examiner)
a. Keynotes 1 through 3 - Update the provided information to guide proper review,
construction, and inspection. The `Floor Plan Legend' appears to have covered a
portion of the keynotes when it was `pasted' to the sheet.
b. Keynotes 9 and 10 — Clarify on the plans the use of the term `selectively' regarding
the removal of walls. The walls proposed to be removed must be specifically
identified on the plans to guide proper plan review, demolition, and inspection.
5. Wall legend (as named by the plans examiner) — Clarify on the plans the reference to "See
Demo Plan" for guidance regarding the walls to be removed. A `Demo Plan' different than
that on sheet `A1.2' could not be found among the submitted construction documents.
On sheet A1.3 — Floor Plan:
6. New Door Schedule — Provide on the plans information differentiating a type `A' door from
a type `B'.
7. Exit Notes — Egress Plan Notes
a. In the first note — Change on the plans the section reference regarding thresholds to
that found in the currently adopted version of the International Building Code (IBC).
Section 1008 regards means of egress illumination.
b. In the second note - Change on the plans the section reference regarding door
operations to that found in the currently adopted version of the IBC.
c. In the third note - Change on the plans the section references regarding door
hardware and door hardware height to that found in the currently adopted version of
the IBC.
d. In the fourth note - Change on the plans the section reference regarding where exit
signs are required to that found in the currently adopted version of the IBC. Section
1011 regards stairways.
e. In the sixth note - Change on the plans the section reference regarding the
illumination level under emergency power to that found in the currently adopted
version of the IBC. Section 1006 regards the number of exits and exit access
doorways.
Page 2 of 6
8. Plan 1 - Main Floor Plan with Exiting
a. Indicate on the plans the location(s) of the medical gas storage and of the vacuum
system to guide proper plan review, installation, and inspection.
b. Indicate on the plans the type of fixtures/furnishings to be placed in the `Waiting'
and `Break Room' areas 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.
c. Clarify on the plans the represented width of the `ADA counter' identified by
keynote `2'. It does not appear to comply with ICC A117.1-2009 Section 904.3.1.
There does not appear to be provisions for a forward approach represented on the
illustration on sheet `A2.1' — Interior Elevations.
d. Clarify on the plans the indicated width of the framed opening along the west wall of
and into the `Office'. It does not appear to comply with the required maneuvering
clearance for doorways without doors per ICC A 117.1-2009 Section 404.2.3.4 after
the installation of millwork.
e. Clarify on the plans the represented location of door `101' serving `Chair 5'. It does
not appear to provide the required maneuvering clearance from the `pull' side of a
`forward approach' or a `latch approach' per ICC A117.1-2009 Section 404.2.3.
f. Clarify on the plans the note; "Solid backing per vendor spec" along the east and
west walls of `Chair 5' space. Per sheet `D 1' — General Notes — Note 2 — the design
of the support for and attachment of the equipment is the responsibility of the project
architect/designer/engineer.
g. Clarify on the plans the represented location of door `102' serving the `New ADA
Bathroom/Restroom'. It does not appear to provide the required maneuvering
clearance from the `push' side of a `latch approach' or a `hinge approach' per ICC
A 117.1-2009 Section 404.2.3.
h. Clarify on the plans the represented location of door `103' serving the `Lab'. It does
not appear to provide the required maneuvering clearance from the `push' side of a
`latch approach' or a `hinge approach' per ICC A117.1-2009 Section 404.2.3.
i. Clarify on the plans the represented `swing' of door `103' serving the `Lab'. It does
not appear to provide accessible employee access to all work areas when in the
`open' position per IBC 1103.2.2.
j. Clarify on the plans the represented configuration of the `Lab'. It does not appear to
provide the required clear floor space per ICC Al 17.1-2009 Section 305.7.2.
k. Clarify on the plans the note; "Solid backing per vendor spec" along the south wall
of the `Lab'. Per sheet `D1' — General Notes — Note 2 — the design of the support for
and attachment of the equipment is the responsibility of the project
architect/designer/engineer.
9. Main Floor Plan Keynotes (as named by the plans examiner)
a. Keynote 13 — Change on the plans the referenced version of the American National
Standard Institute (ANSI) A117.1 — Accessible and Usable Buildings and Facilities —
from `2003' to `2009' to reflect that currently adopted.
b. Keynote 15 — Clarify on the plans the difference in the note "...because no closer
will be provided at this door." and of that specified for door ` 102' on the `New Door
Schedule'.
Page 3 of 6
c. Keynote 17 - Clarify on the plans the accounting of the spaces and their `function of
space' used to determine the `occupant load' per IBC Table 1004.1.2. `Waiting'
areas with seating have specific occupant loads factors, different from that of the
general `business' areas. Change on the plans the noted occupant load in response to
the above information.
d. Keynote 21 — Clarify on the plans the note "Not Used". There appears to be multiple
references to keynote `21' on Plan 1 — Main Floor Plan with Exiting.
On sheet AI A — Framing Plan:
10. Plan I — Framing Plan, Showing Element to be Demolished in Red
a. Eliminate from the plans the portion of the plan title referencing a color used to
identify those elements to be demolished. The submitted construction documents
were printed in black and white.
b. Clarify on the plans the reference to sheet `A2.1' at gridline `4.5/C'. A
corresponding detail regarding framing could not be found on that sheet.
c. Indicate on the plans the size, species, and grade of the existing roof rafters and
identify each of those walls assumed/identified to be load -bearing to guide proper
plan review. Of particular concern is the support of the roof framing over the south
portion of the structure and the load path to the framing below.
On sheet Al.5 — Enlarged Floor Plans:
11. Clarify on the plans the identification of each floor plan as `1/A1.5'. Update the floor plan
callouts on sheet `A1.3' and sheet `A1.4' as applicable to the response to the plan review
comment.
12. Plan 1 — Enlarged Bath Plan — Notes
a. Note 1
i. Change on the plans the referenced code version from `2003' to `2009'.
ii. Change on the plans the referenced code section from `603.2.3' to `603.2,
Exception 2'.
b. Note 5 — Provide on the plans a detail/sheet callout for the `fixture mounting height
diagram'.
13. Plan 1 — Enlarged Operatory Plan — Specify on the plans the minimum required number,
size, spacing, etc. of the fasteners for the connection of the blocking to the adjacent framing
and of the equipment to the blocking at the locations noted on the plan. Additional attention
should be given to the equipment support along the north wall to address the concern noted
on sheet `D 1' — Floor and Bracing.
14. Plan 1 — Enlarged Reception Plan
a. Clarify on the plans the represented placement of the relocated file cabinets along the
south wall of the `Office/Reception' area. It does not appear to maintain the required
clear width of the accessible route per ICC A117.1-2009 Section 403.5, including the
permitted extent of the reduction per the exception.
b. Clarify on the plans the represented width of the `ADA counter'. It does not appear
to comply with ICC A117.1-2009 Section 904.3.1. There does not appear to be
provisions for a forward approach represented on the illustration on sheet `A2.1' —
Interior Elevations.
Page 4 of 6
c. Change on the plans the `mark' of the door serving the `Storage' area from `101' to
11001.
On sheet A4.1 — Reflected Ceiling Plan:
15. Plan 1 — Reflected Ceiling Plan
a. Represent on the plans the existing lighting fixture installation to be retained as noted
on the provided 2015 Washington State Energy Code (WSEC) `Compliance Forms
for Commercial Buildings including R2, R3, R4 over 3 stories and all R1'- Interior
Lighting — Space -By -Space Method — LTG-INT-SPACE form.
b. Indicate on the plans the required occupancy sensor controls per WSEC C405.2.1.
c. Indicate on the plans the required time switch controls per WSEC C405.2.2.
16. Energy Lighting Schedule - Provide on the plans a lighting control narrative (type(s) and
locations of lighting controls, such as occupant sensor and time switch, meeting WSEC
C405.2) per WSEC C103.2.
On sheet S 1.0 — General Structural Notes:
17. General Structural Notes — Criteria — Note 2 — Add to the plans the `Floor Live Load' for
`Lobbies and First -Floor Corridors' per IBC Table 1607.1, Item 22. The existing floor
framing below the expanded `Waiting' area may need to be verified.
On sheet 52.0 — Framing Details:
18. Detail 3 — Clarify on the plans the specified column cap. There does not appear to be an
`ACES' per the manufacturer.
On sheet D 1 — Equipment Plan:
19. Floor and Bracing —
a. Provide on the plans a detail, and a reference to it, for the minimum required
construction to support the ceiling monitor.
b. Change on the plans the `mark' of the door serving the `Storage' area from ` 101' to
`100'.
c. Change on the plans the `mark' of the door serving the `Sterile' area from `105' to
` 106' .
On sheet D2 — Equipment Plan:
20. Electrical & Plumbing
a. Change on the plans the `mark' of the door serving the `Storage' area from `101' to
`100'.
b. Change on the plans the `mark' of the door serving the `Sterile' area from `105' to
` 106' .
Page 5 of 6
On the provided 2015 WSEC `Compliance Forms for Commercial Buildings including R2, R3, R4
over 3 stories and all RI':
21. On the `Lighting Summary — LTG -SUM' form
a. Interior Lighting Power Allowance Method — Clarify on the form the selected
`Building Area Method' for determining the interior lighting power allowance per
WSEC C405.2. Typically, the method is used for large, open, contiguous areas of a
building. The provided interior lighting calculation form is for the `space -by -space'
method.
b. Interior Lighting Controls — Clarify on the form the selected `Luminaire Level
Lighting Controls' lighting control compliance path. None of the fixtures listed on
sheet `A4. V — Energy Lighting Schedule — appear to provide the functionality
required per WSEC C405.2, Exceptions 5.1 through 5.4.
c. Interior and Exterior Lighting Alterations — Select on the form that applicable to the
area served by the new/moved electrical panel noted on various sheets of the
provided construction documents.
22. On the `Interior Lighting — Space -By -Space Method — LTG-INT-Space' form - Maximum
Allowed Lighting Wattage — Indicate on the form the total area used to determine the
`Allowed Watts' for the lighting system installation required to be represented on sheet
`A4.1' — Reflected Ceiling Plan.
Page 6 of 6