EdmondsCentralPlaza2.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May 23, 2008
TO: Benny Kim
FAX: 866-821-9163
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2008-0137
Project: Remodel – Edmonds Central Plaza
Project Address: 23830 Highway 99
During re-review of the plans for the above noted project, it was found that the following
information, clarifications or changes are needed. Provide written responses to each comment and
where changes can be found on the plans. Please resubmit to Theresa Umbaugh, Permit
Coordinator.
1.Show the proposed stair enclosures on the site plan.
2.Plans show that Suites 105 and 115 will be under separate tenant improvement permits, which
means this permit is a shell/core only for those spaces. Clearly note this on the plans. These
spaces must meet minimum fire and life-safety codes including ventilation.
3.Revise Suite 115 to an A2 occupancy instead of a B occupancy since the space exceeds 750 sf
(IBC 303.1 exception). Revise occupant load calculations also. (continuation of previous items
3& 6)
4.In a fully sprinklered building (NFPA-13 System), a 1-hour fire separation is required between
the A2 and B/M occupancies. Revise allowable area and height calculations on the plans if you
intent to use non-separated uses. The building must meet all requirements of IBC 508.3.2 for
the most restrictive occupancy (which will be the A2). (continuation of previous items 4 & 5)
5.Provide the second floor plan to layout, occupancies, and how stairs will be accessed. Also
show existing vs. proposed work to the second floor. It appears that the existing exterior exit
balcony will now be enclosed, creating possible code issues for exiting, ventilation, energy, etc.
Verify that tenant spaces were not relying on this area for natural ventilation into the tenant
spaces. Will the enclosed balcony areas be heated or unheated? Provide more information so a
complete review can be done.
6.Show accessible route to the second floor (IBC 3409.8.4, 1104.4, & 1104.5).
7.Dimension accessible maneuvering clearances at the entrance to the restrooms.
8.Note if stone veneer is existing or proposed and whether anchored or adhered veneer. If
proposed, provide details for installation and show compliance to IBC 1405.5.
9.Provide foundation plans for the proposed stair enclosures.
10.Provide section views (both directions) through the north and south stair enclosures, and details
showing the following:
a.Stairways including landings must be designed for a live load of 100 with a
minimum concentrated tread load of 300 lbs. (IBC Table 1607.1). Provide calcs and
details to show compliance.
b.Structural section showing construction members, connections, load path from roof
to foundation, ledger attachments, wall bracing, etc.
c.Structural connections of the stair structural members to the existing building.
d.Roof framing plan.
e.Rise, run, finished width, handrails on both sides, grippable handrail, handrail top
and bottom extensions (or continuous), handrail terminations, fireblocking, guard,
etc.
f.Exterior finishes and assemblies.
11.Provide lateral calculations to for the 5+ foot high parapet.
12.On A5/A2.2 show the existing parapet construction and how the new parapet extension will be
tied in and show construction requirements and attachments as determined in lateral
calculations.
13.If the roof assembly will be altered to accommodate the new parapet, include on details and
scope of work.
14.Are the stair enclosures heated or unheated? If heated, show source of heat.
15.Show required exits for Hosoony Market, since one door is being removed.
16.Note that exit signs must have power back-up. (previous item 7)
17.Show complying accessible parking stalls. These have been required to be updated on many of
the past tenant improvements for this site and must be shown accurately. If still non-complying,
include the required upgrades with this permit. (continuation of previous item 9)
18.Completed Lighting Summary form is still required for the remodel and alterations associated
with this permit. (previous item 10)
19.Still waiting for contractorÂ’s bid (previous item 11).
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