Building Comments 1.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: March 4, 2019
TO: Emerald Aire, Inc.
permits kemeraldaire. com
FROM: Chuck Miller, Senior Plans Examiner
chuck.miller(a-),,edmondswa. gov
RE: Plan Check: BLD2019-0118 — 1st review
Project Address: 22214 Highway 99
Project: Doug's Mazda mechanical
Scope: Installation of rooftop/wall-mounted split system heat pumps/electric forced
air heater/DOAS ERVs/garage exhaust and associated ductwork /controls —
nonseparated Business group B/Storage group S-2 occupancies — 160 occupants —
IIB construction — NFPA 13 sprinkler system — structure, 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. 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 M0.0 — HVAC COVERSHEET:
BASEMENT CAR STORAGE NARRATIVE
a. Clarify on the plans the specified type of ventilation system to be provided for the
`BASEMENT CAR STORAGE' area. While identified elsewhere on these plans as
an `INVENTORY STORAGE' area of vehicles for retail sale, the use of the area has
been classified on the approved plans for the structure under permit BLD2017-1119
as a Storage group S-2 occupancy — enclosed parking garage. While it is understood
that the space will not be used for the parking of employee or visitor vehicles, the
concerns of the International Mechanical Code (IMC) regarding those that are stored
there are the same. The presence of carbon monoxide/nitrogen dioxide anytime a
vehicle is started and running while being moved into or out of a space, especially
those where additional vehicles are first required to be moved, must be addressed by
a system complying with IMC Table 403.3.1.1/404/Washington State Energy Code
(WSEC) C403.2.6.4 — see also plan review comments `4' and `6.a'.
b. Change on the plans the provided information regarding the appliance used to semi -
heat the car storage area to that corresponding with the `ELECTRIC FORCED AIR
HEATER' specified on sheet'MO. V — HVAC EQUIPMENT SCHEDULES.
2. SERVICE RECEPTION — Clarify on the plans the difference in the stated space -
conditioning of the SERVICE RECEPTION area and of that noted on the `Low Energy and
Semi -Heated Spaces' portion of the 2015 WSEC `Compliance Forms for Commercial
Buildings including R2, R3, R4 over 3 stories and all R1' Mechanical Summary — MECH-
SUM — form — see also plan review comment `8.c'.
On sheet MO.1 — HVAC EQUIPMENT SCHEDULES:
3. ENERGY RECOVERY VENTILATORS — ERV-1 — Clarify on the plans the model
specified to serve the areas noted on sheet `M0.2' — HVAC LOADS & CALCS —
VENTILATION CALCULATIONS — and represented on sheet `M1.2' — MAIN LEVEL
HVAC PLAN — MAIN LEVEL PLAN. It does not appear to have the capacity required to
comply with IMC Table 403.3.1.1/403.3.1.1, Exception — see plan review comment `6.b' for
specific information.
4. FANS — FN-1 - Clarify on the plans the specified equipment used to ventilate the
`INVENTORY STORAGE' area. The proposed fan does not appear to comply with that
required for an enclosed parking garage per IMC Table 403.3.1.1/404. The fan controls and
detectors must also comply with WSEC C403.2.6.4 and be identified on the plans.
On sheet M0.2 — HVAC LOADS & CALCS:
5. HVAC SYSTEM HEATING AND COOLING LOADS SUMMARY - COOLING
SYSTEM PSYCHROMETRICS — Clarify on the plans the indicated `Outdoor Design Temp
Heating' value in'F. It does not appear to correspond with that specified for Edmonds in
WSEC Appendix C, Table C-1.
6. VENTILATION CALCULATIONS
a. OCCUPANCY CLASSIFICATION — Change on the plans the indicated IMC
`OCCUPANCY CLASSIFICATION' from `RETAIL STORAGE' to `ENCLOSED
PARKING GARAGE'. Update/change the provided information to reflect that
applicable per IMC Table 403.3.1.1/404.
b. ACTUAL # OF OCCUPANTS — SHOWROOM W and SHOWROOM E — Clarify
on the plans the indicated number of occupants used to determine the ventilation
requirements. It appears to be significantly less than that using IMC Table 403.3.1.1
or allowed per IMC 403.3.1.1, Exception. Using the ratio of the floor area served by
each of the systems to apportion the number of occupants noted on the approved
plans for BLD2017-1119, the number of occupants for each area would be as
follows:
• SHOWROOM W — 27 occupants
• SHOWROOM E — 58 occupants
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Update/change the corresponding information to reflect that applicable per IMC
Table 403.3.1.1/403.3.1.1, Exception.
On sheet MI. I — LOWER LEVEL HVAC PLAN:
7. LOWER LEVEL PLAN — Specify on the plans bollards, or an alternative method, to protect
appliance 'FUR- I' —electric forced air heater —per IMC 303.4. The height of the lower
level does not appear to allow compliance with IMC 304.6 when vehicles are possibly
arranged as represented on sheet `A2.2' — STORAGE — LOWER LEVEL PLAN — LOWER
LEVEL PLAN.
On sheet M 1.2 — MAIN LEVEL HVAC PLAN:
8. MAIN LEVEL PLAN
a. Clarify on the plans the difference in the configuration of the various spaces and of
that represented on sheet `A2.1' — MAIN LEVEL PLAN — OFFICE MEZZANINE —
MAIN LEVEL PLAN. Update the configuration/sizing of the ductwork serving
each of the rooftop units in response to plan review comments `6.b' and `8.b' in
addition to this review comment.
b. Indicate on the plans the required provision of an exhaust airflow rate of
approximately 40 CFM in the `JANITOR' space per IMC Table 403.3.1.1.
c. Indicate on the plans the proposed method/appliance used to `semi -heat' the
`SERVICE RECEPTION' area as noted on the 2015 WSEC `Compliance Forms for
Commercial Buildings including R2, R3, R4 over 3 stories and all R1' — Mechanical
Summary — MECH-SUM — form.
On sheet M3.1 — HVAC DETAILS:
9. RTU-1 INSTALLATION DETAIL and RTU-2 INSTALLATION DETAIL — Specify on the
plans the minimum required attachment (fasteners and their spacing for equipment-to-
curb/spacing of fasteners for curb -to -roof) of each of the equipment to resist lateral loads per
American Society of Civil Engineers (ASCE) 7-16, Chapter 13. The design must be
supported by structural calculations. A reference to the alterations of the roof framing to
accommodate the mechanical equipment, and be completed as a revision of that represented
on sheet `S 1.4' — ROOF FRAMING PLAN' — of the approved plans for permit BLD2017-
1119, must be also added to the plans.
On the 2015 WSEC `Compliance Forms for Commercial Buildings including R2, R3, R4 over 3
stories and all R1':
10. Provide as part of a complete permit application submittal the 2015 WSEC `Compliance
Forms for Commercial Buildings including R2, R3, R4 over 3 stories and all R1'
Mechanical Permit Plans Checklist — MECH-CHK — and the Mechanical Fan System Power
Allowance — MECH-FANSYS-SUM — form.
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