Building Comments 1.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: March 13, 2018
TO: State Mechanical
stevec&statemech.net
FROM: Chuck Miller, Plans Examiner
chuck.miller(a-),,edmonmdswa. gov
RE: Plan Check: BLD2018-0228 - 1st review
Project Address: 22019 Highway 99
Project: Edmonds Village commercial building plumbing
Scope: Partial installation of `rough' plumbing/roof drains/gas piping/grease
interceptor serving 3 spaces (fire areas) for proposed Assembly Group A-2
occupancy classification (actual occupancy classification to be determined under
separate `tenant improvement' permit(s)) — proposed occupant load-287 (actual
number of occupants to be determined under separate `tenant improvement'
permit(s)) — VB construction — sprinkler system requirement not determined (fire
sprinkler requirement to be determined under separate `tenant improvement'
permit(s)) — mechanical, plumbing, fire sprinkler, 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.
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.
General plan review comments regarding the provided information:
• The review of the proposed project and the applicable building code requirements are based
upon presumed occupancy classifications with a theoretical number of occupants determined
using arbitrary areas for each `function of space' noted on the plans. Many of the elements
required to be specified to determine the demands on each of the proposed systems, such as
plumbing fixtures, cooking equipment, HVAC equipment, etc., are presumably to be
provided under separately obtained `tenant improvement' permits at a later date. Since the
building codes do not recognize temporary or conditional "for now" uses of space(s) and the
associated appliances/equipment, approvals granted for work completed under this permit
may not be given for work to be completed under separate `tenant improvement' permits for
uses of space, determined occupant loads, and system demands different than those
proposed under this permit.
On sheet A0.1 — Title Sheet:
Project Data
a. Chapter 3 — Use & Occupancy Classification — Tabulated `Occupancy' — Clarify on
the plans the indication of two `occupancy classifications' — A2/13 — with regard to
the provisions/requirements of International Building Code (IBC) 2902.1. The area
of each of the occupancy classifications and the associated occupant loads must be
calculated to determine the `theoretical' minimum number of fixtures required for
each.
b. Chapter 5 — General Building Heights & Areas — Allowable Building Height
i. Eliminate from the plans the table title `Allowable Building Height'. The
section title — General Heights & Areas — and the tabulated information
appears to regard more than the allowable height of the building.
ii. Tabulated `Building Area' — Clarify on the plans the indicated `Allowable'
area. It does not appear to correspond with that determined per IBC 506.2.1
or IBC 506.2.2. Otherwise, provide justification for the proposal to construct
a building larger than the given `allowable' area.
c. Chapter 10 —Means of Egress —Clarify on the plans the provided information with
regard to the provisions for the design, construction, and arrangement of the required
means of egress from the structure suggested by the section title.
On sheet A0.2 — General Notes:
2. Demolition Notes — Note 14 — Eliminate from/update on the plans the provided information
to reflect the work proposed in the provided construction documents.
On sheet A0.2a — General Notes:
3. Accessibility Notes — Change on the plans the referenced code version regarding
accessibility provisions from `2012' to `2015' in the following notes:
• Note 1
• Note 4
Page 2 of 4
On sheet Al.1 — Proposed Site Plan:
4. Proposed Site Plan Notes —'Mark' 13 - Eliminate from the plans the `callout' to a `detail' on
a sheet that has not been provided as part of this permit application submittal, or
indicate/specify work to be completed under a separate permit.
On sheet A2.1 — Floor Plans:
5. Plan 1 — Demolition Plan
a. Eliminate from the plans the `callouts' to `elevations' on a sheet that has not been
provided as part of this permit application submittal, or indicate/specify work to be
completed under a separate permit.
b. Clarify on the plans the `callout' to floor plan note 7 along the west side of the
building. The `Floor Plan Notes' on the same sheet indicate the note as `Not Used'.
6. Plan 2 — Floor Plan — Eliminate from the plans the various `callouts' to `elevations',
`sections', and `enlarged plans' on sheets that have not been provided as part of this permit
application submittal, or indicate/specify work to be completed under a separate permit.
7. Door Types - Eliminate from the plans the `callouts' to `details' on a sheet that has not been
provided as part of this permit application submittal, or indicate/specify work to be
completed under a separate permit.
8. Door Notes - Slide Bolt and Pad Lock — Eliminate from the plans the provided information.
There does not appear to be a location represented where an installation would be approved.
9. Legend - Eliminate from the plans the `callouts' to `details' on a sheet that has not been
provided as part of this permit application submittal, or indicate/specify work to be
completed under a separate permit.
On sheet A3.1 — Roof Plans:
10. Plan 2 — Roof Plan
a. Eliminate from the plans the various `callouts' to `elevations', `details', `sections',
and `enlarged plans' on sheets that have not been provided as part of this permit
application submittal, or indicate/specify work to be completed under a separate
permit.
b. Clarify on the plans the `callout' to detail `11/A6.2' — EIFS Parapet — along
`gridline' `D'. The additional stud wall framing referenced in the detail does not
appear to correspond with that anticipated or represented elsewhere in the provided
construction documents.
Add to the plans a note (such as `low roof) indicating the specific area of the roof
corresponding with the `callout' to detail `1/A6.2' to guide proper construction and
inspection.
On sheet A6.2 — Details:
11. Detail 5 — Metal Roof Gutter — Change on the plans the element identified by the `leader
line' to that corresponding with the note `stud wall framing'.
12. Detail 7 — Metal Roof Rake Flashing — Change on the plans the element identified by the
`leader line' to that corresponding with the note `stud wall framing'.
Page 3 of 4
13. Detail 8 — Roof Access Ladder — Clarify on the plans the indicated distance that the side
railings of the ladder extend above the top of parapet. It does not appear to comply with
International Mechanical Code (IMC) 306.5.
On sheet P0.0 — Legend, General Notes and Calculations:
14. Water Supply Pipe Sizing Calculation Form — Clarify on the plans the referenced source for
the provided information. Charts `A2.1' and `A4.1' could not be found in `Appendix `A' of
the 2015 Uniform Plumbing Code (UPC).
15. Natural Gas Pipe Sizing — Note 2 — Change on the plans the referenced regulatory code and
section regarding the sizing of the gas piping from `2015 UPC Table 1216.2(1)' to `2015
International Fuel Gas Code (IFGC) Table 402.4(2)' to correspond with that adopted by the
Washington State Building Code Council (SBCC) per the Washington State Administrative
Code (WAC) Chapter 51-52-21000.
16. Storm Pipe Sizing
a. Vertical Leaders — Clarify on the plans the difference in the indicated `roof area'
served by the noted `roof drains' and of that represented on sheet `A3.1' — Roof
Plans — Plan 2 — Roof Plan.
b. Horizontal Piping — Clarify on the plans the difference in the indicated `roof area'
served by the noted `roof drains' and of that represented on sheet `A3.1' — Roof
Plans — Plan 2 — Roof Plan.
17. Grease Interceptor — Clarify on the plans the difference in the indicated quantity, drainage
fixture units (D.F.U.), and total D.F.U. and of that noted in the `Plumbing Load Tabulations'
— Waste Pipe Fixture Unit Load Calc. - for the following fixtures in each of the tenant
spaces:
• Floor Drain
• Prep Sink
• Dishwasher
• Pre Rinse
• Floor Sink
The plans should consistently represent the proposed work to guide proper review,
construction and inspection. Verify the size of the required grease interceptor using the
DFUs determined in response to the above plan review comment.
On sheet P 1.1 — Plumbing Roof Plan:
18. Plumbing Roof Plan
a. Indicate on the plans the required installation of cleanouts serving the building storm
drains per UPC 1101.13.
b. Change on the plans the `numbering' of the `flag' for the `Y vent through roof for
future tenant' from `10' to `11'.
19. Flag Notes — Flag Note 8 — Indicate on the plans the minimum required size of the piping
serving each of the secondary roof drains per UPC 1101.12.2.2.1.
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