NaCPA2.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May 13, 2007
TO: Daniel Kim
FAX: 425-806-0529
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check #2006-1331
Project: Alisa Na, CPA Interior & Exterior Remodel/Change of Occupancy
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Project Address: 8319 238 Street SW
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. Submit 2 sets of revised plans/documents to Theresa Umbaugh, Permit Coordinator.
This project includes a Change of Occupancy, requiring that the building is made to comply with current
code for the new occupancy. IBC 3406
Where applicable, new comments are noted in bold italics next to previous comments. Provide written
responses to comments as previously requested.
1.Not addressed. On the coversheet, note the Type of Construction per IBC 602, and the occupant load
(IBC 1004).
2.Site Plan:
a.Dimension accessible parking stall and access aisle on site plan. Show location/size of all
parking stalls on site. The archived site/civil plan for this property shows an accessible parking
stall for the business use on the west side of the building. The designer notes on the coversheet
under project information that the accessible stall will be at the front of the building, which is
not permitted (see Engineering Division comments).
b.Show accessible parking stall striped access aisle and path of travel to accessible entrance.
The stall cannot encroach into the minimum 48 accessible path of travel to the building
entrance door. Provide wheel stop or bollards to keep this area clear. Provide accessible
parking stall detail and show accessible path of travel from the parking stall and public sidewalk
to the accessible building entrance. Include slope, changes in elevations, ramps where
applicable, etc.
c.Not addressed: Dimension distances between the building property lines and the adjacent R3
duplex, and also show dimensions to imaginary property line as noted in item 2 below.
d.Dimensions not provided. Show sidewalks, accessory structures such as trellises (dimension
distance from accessory structures to property lines), decks, stairways, eaves/projections, trash
enclosure,
3.Not addressed. Provide imaginary property line between this building and the adjacent R3 duplex and
determine fire rated exterior wall and opening protection requirements, as well as for architectural
projections (see IBC Table 602, 704, and 1406). Where exterior walls and projections (such as eaves or
trellis) must be fire rated, provide construction details and listed and tested assemblies, non-combustible
siding where needed, and cross reference where they apply on the plans. Provide opening percentage
calculations and dimension openings on the plans so calculations can be verified. The archived site plan
for the adjacent R3 duplex shows that the east exterior wall of the existing duplex is 1-hour fire rated. If
there are openings in the east duplex exterior wall, this must be taken into account in placing the
imaginary property line.
4.Not all dimensions were provided. On the floor plans, dimension the width and length of all proposed
trellises.
5.The lower floor must be accessible, including the building entrance(s), reception desk, each office,
restroom, and accessible route to each of these areas.
a.Provide detail of proposed new ramp showing compliance to ICC/ANSI A117.1 section 405.
Detail 8/S4.1 is incorrect and does not provide enough information. Cross-reference the
details on the floor plan. Provide construction detail of existing ramp at reception area. It must
meet ICC/ANSI A117.1 section 405, including slope, landings, handrails on both sides with
handrail extensions, etc.
b.Not addressed. A portion of the reception desk must be accessible per ICC/ANSI A117.1
section 904.
c.Ok, changed to 4 door. Door D1 does not meet accessibility requirements of ICC/ANSI
A117.1 section 404.2. For double-leafed doors, at least one of the active leaves must comply.
d.Not addressed. Throughout the accessible route of travel, specify door hardware that does not
require tight grasping, pinching or twisting of the wrist to operate, such as lever-style.
e.Dimension maneuvering distance at hall side of restroom door. See attached handout. The
restroom must be redesigned to be accessible. It must also be a unisex restroom with accessible
M/F signage, including Braille. Include dimensioned plan and elevation views to show
compliance.
f.Not addressed. Where pocket doors are used, clearly note the accessible door hardware, and the
clear open width with hardware installed.
6.Not addressed. This building must either meet the requirements of IBC 1018.2 for Buildings with One
Exit, or the existing exterior stairway must be the required second exit.
a.If the designer intends to only provide one exit, the occupant load cannot exceed 30 and the
travel distance cannot exceed 75 feet. By my calculation, the travel distance exceeds 75 feet.
Clearly dimension the travel distance on the plans to show compliance.
b.The existing exterior deck/stairway, it must meet current code, including structural requirements
whether or not it is used as a required exit, including rise, run, handrails on both sides of the
stairway, handrail extensions, width, guardrail height and intermediate rail spacing, structural
loads, footings, etc. Provide construction details of deck/stairway to show compliance. If the
nd
exterior stair will be the required 2 exit, clearly note on the plans and provide emergency
lighting and illuminated exit signage on both floors. Specify method of power back-up. The
exit door must be minimum 3068.
7.Not addressed. Provide a stair construction detail for both stairways, including rise, run, headroom,
handrails on both sides, handrail extensions, returned handrail ends, show height of guard in relation to
height of handrail, etc. The maximum stair rise is 7 (plan notes 8). IBC 1009
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8.Not addressed: Dimension height of headroom at 1 floor hallway under stairway. It must be a
minimum of 7-0 (IBC 1003.2).
9.Not addressed: Where the bottom edge of glazing is less than 60 above the stair or landing surface, it
must be safety glazed (IBC 2406.3). This appears to occur at both the interior and exterior stairways.
10.Not addressed: The front windows adjacent to the door or where the bottom edge of the window is less
than 18 above grade must be safety glazed (IBC 2406.3).
11.Not addressed: Specify door hardware for egress purposes. Note width of existing doors.
12.Not addressed: Since mechanical will be deferred as noted in the General Notes, specify the type of
heating and ventilation systems to be installed on the coversheet of the plans for general information
purposes and coordinate with the reflected ceiling and floor plans. Enclosed is the Citys handout for
Mechanical/HVAC permit submittal. Ventilation (supply and return) must be provided to each
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room/space. If mechanical equipment will be located on the exterior of the building, contact the
Planning Division for possible screening for aesthetics.
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13.Still required at 2 floor restroom and 50cfm needs to be specified for both. Provide minimum 50 cfm
exhaust fan in each restroom.
14.Ok. Flooring at restrooms must extend up the wall a minimum of 6.
15.Not addressed. Specify the roof class of the existing building based on the Type of Construction (IBC
1505).
16.Not provided. Complete the enclosed plumbing fixture schedule for fixtures that are either new or will
be relocated. Plumbing will be included with the main permit, not a deferred submittal.
17.Not provided. Special inspection is required for epoxy grouted bolts. Complete the enclosed Special
Inspection and Testing Agreement, have the building owner, general contractor and special inspector
sign the form and return for Building Official approval prior to permit issuance. Special inspector must
be WABO Certified or a State licensed Professional Engineer.
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