Building Comments 1.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 1, 2018
TO: Dykeman, Inc.
Kelli Smith
kellis(-,dykeman.net.
FROM: Chuck Miller, Senior Plans Examiner
chuck.miller(2edmondswa. gov
RE: Plan Check: BLD2018-1089 -15t review
Project Address: 201 Main Street, Suite 2
Project: Peoples Bank tenant improvement
Scope: Install interior non -bearing walls and doors to configure spaces-replace/install
exterior doors to accommodate needs -install lighting — separated Business group B
occupancy — 77 occupants — VA construction — NFPA 13 sprinkler system —
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. 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.
General plan review comment:
The scope of work of this project requires it to comply with the `Additional Efficiency
Package Options' per Washington State Energy Code (WSEC) C406. The two `Additional
Efficiency Package Options' must be selected, be indicated on the plans, and the applicable
elements be incorporated into the plans of the applicable permit(s) for the work to be done.
Typically, the first two options are selected due to the relative difficulty/high cost of the
remaining options. As required by the selected `LPA Calculation Type' on the provided
2015 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 —
worksheet, the proposed lighting installation complies using the indicated information but is
not 75 percent or less than the maximum allowable lighting wattage to qualify as a selected
option.
On sheet G02 — Project Information:
2. General Notes — Provide on the plans a note regarding the measuring point for horizontal
dimensions, such as `face of stud', similar to that provided in `Note 8' for height
dimensions. This information could also be provided on sheet `Al.11' to guide proper
construction and inspection.
3. Building Code Information
a. Occupant Load — Clarify on the plans the `occupant load factor' used to determine
the occupant load in the following areas:
• Space ` 102' - Waiting
• Space ` 105' — Conference
• Space ` 114' — Lunch Room
It does not appear to reflect that required per International Building Code (IBC)
Table 1004.1.2 for assembly areas with unconcentrated seating. Approval has been
given to reduce the calculated occupant load per IBC 1004.1.2 to 77 occupants in
consideration of the use of space ' 114' - Lunch Room - by the employees already
accounted for elsewhere in the associated office spaces.
b. Plumbing Fixture Count — Update the provided information to reflect that determined
in response to the plan review comment `2.a'.
On sheet SD1.0 — Site Plan:
4. Plan Al — Site Plan
a. Change on the plans the orientation of the `north arrow' from the indicated west.
b. Change on the plans the wording regarding the provided accessible route at the
northwest portion of the tenant space from `second required' to `additional'. Given
the provided accessible main entrance and the required accessible route from the
accessible parking, and that only 60 percent of all public entrances shall be
accessible per International Building Code (IBC) 1105.1, it appears to be an
`additional' accessible entrance.
On sheet A1.00 — Wall Types:
General note regarding all of the indicated wall types
a. Indicate on the plans the method to be used to attach the top of the walls to the
structure above. Details, such as those found on sheet `A9.20' — Interior Details —
Ceiling — must include the specified fasteners and their spacing to be used at the top
of the wall/at the structure above.
b. Indicate on the plans the method to be used to attach the bottom of the walls to the
structure below. Include the specified fasteners and their spacing.
Page 2 of 8
On sheet Al.I I — Floor Plan:
6. Plan Al —Floor Plan
a. Change on the plans the orientation of the `north arrow' from the indicated west.
b. Clarify on the plans the callouts to wall type `SN.6/11' in the following locations:
• The west wall of space ` 100' — Entry Vestibule
• The north wall of space `105.1' — Storage
• The north wall of space `121' — Shredder
A corresponding wall type could not be found on sheet `A1.00' — Wall Types.
c. Clarify on the plans the callout to wall type `SN.4/11' along the west wall of space
`104' — Open Office. A corresponding wall type could not be found on sheet
`A1.00' — Wall Types.
d. Clarify on the plans the callouts to wall type `SNA/10A' in the following locations:
• The north wall of space ` 114' — Lunch Room
• The north wall of space `116' — Women
A corresponding wall type could not be found on sheet `A1.00' — Wall Types.
e. Clarify on the plans the represented operation of door `105A' serving space `105' —
Conference. It does not appear to comply with IBC 1010.1.2, Exception 9.
f. Clarify on the plans the indicated width of the portion of space ` 112' — Hallway —
adjacent to the entry to space `113' — Quiet Room. If measured from the face -of -
stud, it does not appear to comply with the maneuvering clearance required per ICC
A 117.1-2009 Section 404.2.3 for either approach from the `push' side after the
installation of gypsum wallboard.
g. Provide on the plans a `door number' for that serving space `113.1' — Closet.
h. Clarify on the plans the placement of door 'I 17A' serving space ` 117' — Men. It
does not appear to provide the maneuvering clearance required per ICC A117.1-2009
Section 404.2.3 for either approach from the `pull' side — see also plan review
comment `20'.
i. Clarify on the plans the represented configuration of space `118' — Janitor. It does
not appear to meet the requirements of IBC 1103.2.2 without a turning space per ICC
A117.1-2009 Section 304.3.
j. Indicate on the plans the installation of drinking fountain(s) meeting the
requirements of IBC 1109.5/2902.5 and ICC A117.1-2009 Section 604.
k. Indicate on the plans the location of the water heater(s) serving the lavatories in
spaces `116' — Women — and `117' — Men'. It must meet the maximum piping
length per WSEC Table C404.3.1. Although the work to install it may be completed
under a separate permit, the method of compliance may need to be considered in the
design of the spaces. Utilization of a recirculating system or an instantaneous water
heater for each of the lavatories is often proposed to avoid having to install a tank -
type water heater in the each of the restrooms.
7. General Notes — Floor Plan — Note D — Change on the plans the detail callout regarding the
`typical door clearances' from `D4/A7.10' to `A4/A7.10'.
8. Keynote Legend
a. Key Value 5 — Keynote Text - Indicate on the plans the required installation of a sink
that complies with ICC Al 17.1-2009 Section 804.4.
b. Key Value 6 — Keynote Text - Indicate on the plans the required installation of a
combination refrigerator/freezer that complies with ICC Al 17.1-2009 Section
804.5.6.
Page 3 of 8
On sheet Al.12 — Floor Finish Plan:
9. Plan Al — Floor Finish Plan
a. Change on the plans the orientation of the `north arrow' from the indicated west.
b. Provide on the plans a callout to detail `A1/A9.10' — Step at Entry Section Detail — at
the step up to space `101' — Lobby.
c. Clarify on the plans the represented operation of the door serving space `105' —
Conference. It does not appear to comply with IBC 1010.1.2, Exception 9.
d. Clarify on the plans the placement of the door serving space ` 117' — Men. It does
not appear to provide the maneuvering clearance required per ICC Al 17.1-2009
Section 404.2.3 for either approach from the `pull' side — see also plan review
comment `20'.
e. Clarify on the plans the represented configuration of space `118' — Janitor. It does
not appear to meet the requirements of IBC 1103.2.2 without a turning space per ICC
A117.1-2009 Section 304.3.
f. Indicate on the plans the installation of drinking fountain(s) meeting the
requirements of IBC 1109.5/2902.5 and ICC A117.1-2009 Section 604.
On sheet Al.13 — Equipment Plan:
10. Plan Al — Equipment Plan
a. Change on the plans the orientation of the `north arrow' from the indicated west.
b. Clarify on the plans the represented operation of the door serving space `105' —
Conference. It does not appear to comply with IBC 1010.1.2, Exception 9.
c. Clarify on the plans the placement of the door serving space ` 117' — Men. It does
not appear to provide the maneuvering clearance required per ICC Al 17.1-2009
Section 404.2.3 for either approach from the `pull' side — see also plan review
comment `20'.
d. Clarify on the plans the represented configuration of space `118' — Janitor. It does
not appear to meet the requirements of IBC 1103.2.2 without a turning space per ICC
A117.1-2009 Section 304.3.
e. Indicate on the plans the installation of drinking fountain(s) meeting the
requirements of IBC 1109.5/2902.5 and ICC A117.1-2009 Section 604.
On sheet Al.14 — Power -Data Plan:
11. Plan Al — Floor Power -Data Plan
a. Change on the plans the orientation of the `north arrow' from the indicated west.
b. Clarify on the plans the represented operation of the door serving space `105' —
Conference. It does not appear to comply with IBC 1010.1.2, Exception 9.
c. Change on the plans the keynote `value' regarding the garbage disposal outlet
location in space `114' — Lunch Room — from `3' to `2'.
d. Clarify on the plans the placement of the door serving space ` 117' — Men. It does
not appear to provide the maneuvering clearance required per ICC Al 17.1-2009
Section 404.2.3 for either approach from the `pull' side — see also plan review
comment `20'.
Page 4 of 8
e. Clarify on the plans the represented configuration of space `118' — Janitor. It does
not appear to meet the requirements of IBC 1103.2.2 without a turning space per ICC
Al17.1-2009 Section 304.3.
f. Indicate on the plans the installation of drinking fountain(s) meeting the
requirements of IBC 1109.5/2902.5 and ICC A117.1-2009 Section 604.
g. Eliminate from the plans the keynote `mark' in the stairway to the east of space ` 122'
— Teller Work Room.
12. Legend — Power / Data — Thermostat — Change on the plans the specified distance in inches
above the finished floor for the installation of the thermostats in the individual offices from
`72' to `48 or otherwise required per IBC 1109.13/ICC A117.1-2009 Section 308.
On sheet Al. 15 — Security Plan:
13. Plan Al — Floor Security Plan
a. Change on the plans the orientation of the `north arrow' from the indicated west.
b. Clarify on the plans the represented operation of the door serving space `105' —
Conference. It does not appear to comply with IBC 1010.1.2, Exception 9.
c. Clarify on the plans the placement of the door serving space ` 117' — Men. It does
not appear to provide the maneuvering clearance required per ICC Al 17.1-2009
Section 404.2.3 for either approach from the `pull' side — see also plan review
comment `20'.
d. Clarify on the plans the represented configuration of space `118' — Janitor. It does
not appear to meet the requirements of IBC 1103.2.2 without a turning space per ICC
Al 17.1-2009 Section 304.3.
e. Indicate on the plans the installation of drinking fountain(s) meeting the
requirements of IBC1109.5/2902.5 and ICC A117.1-2009 Section 604.
14. Legend — Security — Key Pad — Specify on the plans the requirements numbered one through
six of IBC 1010.1.9.9 regarding the installation and operation of the electromagnetically
locked egress doors controlled by a key pad.
On sheet A1.31 — Furnishing Plan:
15. Plan Al — Floor Furnishing Plan
a. Change on the plans the orientation of the `north arrow' from the indicated west.
b. Clarify on the plans the represented operation of the door serving space `105' —
Conference. It does not appear to comply with IBC 1010.1.2, Exception 9.
c. Clarify on the plans the placement of the door serving space ` 117' — Men. It does
not appear to provide the maneuvering clearance required per ICC Al 17.1-2009
Section 404.2.3 for either approach from the `pull' side — see also plan review
comment `20'.
d. Clarify on the plans the represented configuration of space `118' — Janitor. It does
not appear to meet the requirements of IBC 1103.2.2 without a turning space per ICC
Al17.1-2009 Section 304.3.
e. Indicate on the plans the installation of drinking fountain(s) meeting the
requirements of IBC1109.5/2902.5 and ICC A117.1-2009 Section 604.
Page 5 of 8
On sheet AIAI — Reflected Ceiling Plan:
16. Plan Al — Reflected Ceiling Plan
a. Change on the plans the orientation of the `north arrow' from the indicated west.
b. Indicate on the plans the proposed ceiling finishes in the following spaces:
• Space `100' — Entry Vestibule
• Along the east side of space `101.1' — New Accounts
• Space`102'
• Space`104'
• Space`115'
• Space `
116'
• Space`117'
• Space `
120'
— Waiting
— Open Office
— Hallway
- Women
— Men
— Vestibule
• Space ` 124' — AHD/ATM
c. Indicate on the plans the proposed ceiling heights in the following spaces:
• Along the east sides of spaces `101.1' — New Accounts -and `102' -Waiting
• Space ` 104' — Open Office
d. Provide on the plans a reference to a detail regarding the proposed transition between
the different ceiling heights along the west walls in spaces `105' through `111' —
Offices.
e. Provide on the plans a detail, and a reference to it, for the proposed construction of
the `clouds' over space ` 103' — Teller.
f. Clarify on the plans the detail callout to `B4/A9.20' at the transition from space
`104' — Open Office — to space `112' — Hallway. Unless there is an unspecified
soffit at that location, the suspended ceiling appears to continue in that area.
g. Indicate on the plans the required emergency electrical system installation for the
lighting in spaces ` 100', ` 112', and ` 120' per IBC 1008.3.1 / 1008.3.2.
h. Indicate on the plans the required installation of time switch control(s) for the
lighting in areas not provided with occupant sensor controls per WSEC C405.2.2.
i. Clarify on the plans the reference to `primary' and `secondary' automatic daylight
zones in spaces ` 105.1', ` 106', ` 107', ` 108', ` 109', ` 110', ` 111', and ` 112'. The
spaces do not appear to be subject to the `daylight responsive control' requirements
of WSEC C405.2.4 due to the number of fixtures in the daylight zones.
j. Indicate on the plans the required installation of an occupancy sensor control for the
light in space `113.1' — Closet — per WSEC C405.2.1.
k. Clarify on the plans the represented configuration of space `118' — Janitor. It does
not appear to meet the requirements of IBC 1103.2.2 without a turning space per ICC
Al17.1-2009 Section 304.3.
1. Indicate on the plans the installation of drinking fountain(s) meeting the
requirements of IBC1109.5/2902.5 and ICC A117.1-2009 Section 604.
17. General Notes — Reflected Ceiling Plans
a. Note A — Change on the plans the sheet reference regarding the ceiling details from
`A9.30' to `A9.20'.
b. Note B - Change on the plans the sheet reference regarding the seismic bracing of
suspended ceilings from `A9.30' to `A9.20'.
c. Note C - Change on the plans the detail reference regarding the metal ceiling joists
from `C1/A9.30' to `C1/A9.20'.
Page 6 of 8
On sheet A4.10 — Enlarged Plans & Elevations:
18. Elevation C7 — Janitor #119 — C — Change on the plans the keynote `value' regarding the
floor sink from ` 16' to ` 17' .
19. Elevation B4 — Women # 116 — C — Change on the plans the keynote `value' regarding the
grab bars from `4' to `12'.
20. Plan B 1 — Floor Plan — Toilet Rooms — Indicate on the plans the required maneuvering
clearance beyond the latch parallel to the doorway from the `pull' side of space `117' — Men
— per Al 17.1-2009 Section 404.2.3.
On sheet A4.11 — Enlarged Plans — Casework:
21. Plan C 1— Plan — Solution Center — Clarify on the plans the represented service counter.
There does not appear to be a portion meeting the requirements of A117.1-2009 Section
904.3. Update the associated elevations as required in response to this plan review
comment.
22. Elevations C2, C3, C4, C5, B3, and B4 — Clarify on the plans the keynote `values' `FG-B'
and `PL-4'. A corresponding material could not be found on sheet `A6.10'.
23. Plan Al — Plan — Teller Pod — Clarify on the plans the represented service counter. There
does not appear to be a portion meeting the requirements of Al 17.1-2009 Section 904.3.
Update the associated elevations and sections as required in response to this plan review
comment.
24. Section 2 — Teller Pod — Section A -A — Change on the plans the section references from `C-
C-A4.20' and `B-B/A4.20' to `C-C/A4.11' and `B-B/A4.11', respectively.
25. Section 3 — Teller Pod — Section B-B and C-C
a. Teller Pod Section B-B — Change on the plans the section reference from `A-
A/A4.20' to `A-A/A4.11'.
b. Teller Pod Section C-C — Change on the plans the section reference from `A-
A/A4.20' to `A-A/A4.11'.
On sheet A6.10 — Mounting Height, Wall, Floor Finishes Legends:
26. Finish Material Key — Flooring — Clarify on the plans the `marks' `F5a' and `F5b'. They do
not appear to correspond with that listed on this sheet — Material Legend — Floor Finishes -
or on sheet `A1.12' — Floor Finish Plan — Material Legend — Floor Finishes.
On sheet A7.10 — Door Schedule:
27. Door Schedule
a. Provide on the plans a note regarding the required accessible hardware that does not
require tight grasping, tight pinching or twisting of the wrist to operate per IBC
1010.1.9.1/ICC A117.1-2009 Section 404.2.6. Of particular concern is the operating
hardware of sliding doors when in the fully open position.
b. Clarify on the plans the specified `panel type' for door `100B' serving space `100' —
Entry Vestibule. It does not appear to correspond with that represented at that
location.
c. Clarify on the plans the description of door `105A' serving space `105' —
Conference. It does not appear to comply with IBC 1010.1.2, Exception 9.
Page 7 of 8
d. Specify on the plans the type of hardware to be used for door `105A' serving space
`105' — Conference. Consideration should be given to the means of maintaining the
after-hours security of the primary tenant space when the room is utilized as a public
meeting space.
e. Provide on the plans information regarding the installation of door `105B' in the
west wall of space `105' — Conference. Consideration should be given to the access
to and means of egress from the space when utilized as a public meeting space after
the business hours of the primary tenant.
f. Clarify on the plans the provided information for door `106G'. A corresponding
door could not be found elsewhere among the provided construction documents.
g. Clarify on the plans the provided information for door `110V'. A corresponding
door could not be found elsewhere among the provided construction documents.
h. Provide on the plans information regarding the installation of door 'I 12A' in the
west wall of space `112' — Hallway. Of particular concern is the required panic
hardware per IBC 1010.1.10 under this scope of work not specified for the door
identified as `I06B' under the permit for the `shell' structure — BLD2016-0506.
i. Indicate on the plans whether or not a closer is to be installed on door `113A' serving
space `113' — Quiet Room. Of particular concern is the required maneuvering space
from the `push' side per ICC A117.1-2009 Section 404.2.3.
j. Provide on the plans information regarding the installation of the door serving space
`113.1' - Closet — in space `113' — Quiet Room.
k. Indicate on the plans whether or not a closer is to be installed on door 'I 17A'
serving space `117' — Men. Of particular concern is the required maneuvering space
from each side per ICC A117.1-2009 Section 404.2.3.
1. Provide on the plans information regarding the installation of door 'I 20A' in the east
wall of space `120' — Vestibule. Of particular concern is the required panic hardware
per IBC 1010.1.10 under this scope of work not specified for the door identified as
`I06C' under the permit for the `shell' structure — BLD2016-0506. The door is also
required to provide the minimum one -hour fire -resistance rated opening protection
per IBC Table 716.5.
in. Clarify on the plans the specified `panel type' for door `12013' serving space `120' -
Vestibule. It does not appear to correspond with that represented at that location.
n. Indicate on the plans the required operational capability of door `124A' serving
space ` 124' - AHD/ATM — of being able to open from the inside while locked per
1010.1.9.
On sheet A9.20 — Interior Details — Ceiling:
28. Details B2, B3, and B4 — Specify on the plans the minimum required fasteners, their number
and their spacing, at each end of the bracing for the represented elements.
Page 8 of 8