OldMilltown3.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: June 12, 2007
TO: Ralph Allen, Architect
Grace Architects
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check #: 2006-0845
Project: Old Milltown addition and major remodel
th
Project Address: 201 5 Ave S.
During re-review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please provide written responses to each comment as to
how it has been addressed (support with code sections where applicable), and where changes can be
found on the plans. Please submit revised plans/documents to Theresa Umbaugh, Permit
Coordinator.
1)Revise mixed use ratio calculations on Sheet A1.0.A to show the ratios for each building (on
each side of the new 3 hour Fire Wall that is now shown on the plans). (follow-up to previous
item 6)
2)Revise occupancy chart on Sheet A1.0.A to reflect both buildings (Type VA and Type VB
construction). (follow-up to previous item 6)
3)Clearly note on the coversheet of the plans that the building will be fully sprinkled with an
NFPA-13 system, and add fire sprinkler system to the separate permit list.
4)Coordinate the location and dimensioned size of the grease interceptor. The Civils, architectural
and structural plans all show it differently. The review comments for the grease interceptor will
be under separate cover.
5)The site plan (Sheet A1.0.2) still does not show the correct location of the property lines based
on the survey submitted. Also, distinguish between the property lines and height calculation
box. (previous item 12a)
6)On Sheet A2.1, show and label the location of the property lines. Dimension the distances from
the property lines to the building, particularly at the south side of the building. Clearly show
that the building meet exterior wall and opening protection as well as fire wall requirements
(most restrictive codes apply). (previous item 12a)
7)Site plan still does not show a designated datum point. (previous item 12f)
8)The Encroachment Plan (Sheet A1.0.3) still does not show the dimension of the encroachment
of the northwest corner curved awning. (previous item 13)
9)Building sections on Sheet A4.2 still do not show property lines, dimensioned encroachments,
etc. (previous item 17)
10)Relabel detail 5 A2.4 (since it is not a stair detail) and cross reference on the plans where it
applies.
11)Symbols shown on Fire Rating Key on Sheet A2.0.1 cannot be found on the plans. Revise to
clearly show all fire ratings/separations. Also, cross reference the legend to Sheet A2.0.
12)New Fire Wall at Grid H:
a)Clearly show that the fire wall has sufficient structural stability to allow collapse of
construction on either side with out collapse of the wall for the 3 hour duration (IBC 705.2).
Detail 3/S10 shows that the concrete wall will be continuous at the off-set floors, there is no
detail for the steel stud wall and roof. Provide building sections to adequately show this.
b)Provide joint assembly detail where W9 and W1 transition (concrete wall to steel stud wall).
Provide construction detail and specific listed and tested 3-hour joint assembly to be used
and show on the plans where it applies. (IBC 713)
c)Provide section/construction details showing required vertical continuity of the fire wall,
from foundation through to a point 30 above the roof (unless termination exception is used
per IBC 705.6). Particular areas of concern that are evident on the plans are at Grid H1,
ndst
H3.5, and where the 2 floor 3 hour wall is off-set from the 1 floor 3 hour wall. It is the
architects responsibility to clearly show on the plans that the proposed 3-hour fire wall
meets IBC 705. Also, make it clear on the plans what code exceptions are being used. This
needs to be coordinated with the structural plans.
d)Provide construction details at each end of the 3 hour fire wall showing required horizontal
continuity per IBC 705.5, including termination at exterior walls and projecting elements. It
is the architects responsibility to clearly show on the plans that the proposed 3-hour fire
wall meets IBC 705. Also, make it clear on the plans what code exceptions are being used.
13)4-hour Fire Wall at Grid 8: Provide construction details showing the termination of the fire wall
to meet IBC 705, including the transition of 4hour wall to 1 hour wall, at the windows, and at
the alcove area of doors 90 and 91 where it must maintain vertical continuity.
14)Architect to determine if Alternates shown on Sheet A2.1 will be done or not and revise
affected plans accordingly. Clearly show what work is proposed with no options/alternates.
15)Your response to previous item 20 only addressed firestopping issues which was previously
provided on the plans. However, no details were provided showing how fire rated assemblies
will be maintained where penetrations are made by ducts, lights, exhaust fans, etc. (such as with
shafts, lined joist bays, chases, etc.). This will likely be an issue at the Type VA building. The
mechanical plans are deferred and mechanical engineers commonly will not detail on the plans
how fire rated assemblies will be maintained since this is an architectural issue. Please provide
to avoid delays during construction. One example is your response to item 31 regarding the
ductwork for the Type I hoods. Fire barrier walls must extend to the underside of the floor
sheathing. A section detail showing how the duct work will be run in relation to the 1-hour fire
rated assemblies should be provided at this time to avoid construction delays during deferred
submittals.
16)Add fastener type, size and spacing to all fire rated assemblies on Sheets A2.5 and A2.6 so they
are constructed and inspected properly in the field. (previous item 19)
17)What types of mechanical equipment will be located in the mechanical equipment yard.
18)Fire rated assembly references on Sheets A2.0.1 and A2.1.1 must be revised to show the exterior
walls as 1-hour fire rated for the Type VA Building. Walls facing the public way are not
required to be rated on the exterior side per IBC 704.5, but they are still 1-hour fire rated.
19)Individual protection of structural members (beams and columns) is required in accordance with
IBC 714.2 including those within fire rated wall and floor-ceiling assemblies. Details have been
crossed out on Sheet A2.6 that apply. Revise and cross-reference on the plans where the details
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apply. The building sections show a few locations for columns, but more direction is needed for
the contractor to be sure the required beams and columns are protected. (previous item 19)
20)Revise notes on the door schedule to show that all fire rated and smoke doors must be self-
closing with gaskets.
21)Unable to find dimensioned ramp plans (previous item 34).
22)Handrails shown on floor plans are difficult to see and need dimensioned handrail extensions at
top and bottom. (previous item 39)
23)The door hardware information on the schedule (blank or exit notation) is not enough
information to verify minimum exiting and accessibility codes. Note type of locking device,
handle, panic bar, etc. (previous item 36)
24)Previous item 38 regarding side grab bar dimensions was not addressed.
25)Previous items 40 and 41 regarding accessible path of travel from the public way was not
addressed.
26)Please provide 3 copies of the subsequent geotech report by Zipper Zeman mentioned in #43 of
your response letter.
27)Previous item 44: Special Inspection forms still need to be submitted for City review and
approval.
28)Remove note on floor plans regarding permit submittal being for the Type VA building only.
Life-safety and accessibility work is being done in both the Type VB and VA buildings.
29)Show make-up air louvers on elevation views for aesthetic review by Planning. Maintain
clearances from exhaust outlets.
30)See Building Official letter regarding the Alternate Design under separate cover.
31)During tenant improvement design, caution on compliance with common path of egress travel
(IBC 1013.3).
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