Response letter 1.pdfMay 9, 2018
Chuck Miller, Plans Examiner
City of Edmonds
Re: Plan Review Comments
Plan Check: BLD2018-0363 - 1st review
Project Address: 21701 76th Avenue W, Suite 304 Project:
Healthcare Realty tenant improvement
Scope: Remove/add non -bearing interior walls and doors to reconfigure spaces —
nonseparated Business Group B occupancy — 20 occupants — VA construction — no
sprinkler system — mechanical, plumbing, fire alarm, etc. under separate permits
Dear Mr. Miller,
Thank you for taking the time earlier in the week to discuss the comments for the Healthcare
Realty spec suite .... it was greatly appreciated! Please find our responses and revised sheets to
address your comments.
On sheet A0.21 — Code
Analysis:
1. Code Analysis — Outpatient Clinic - Tenant Improvement
a. Change on the plans the referenced building code regulating the proposed
workfrom 'Seattle' to'International'.
See attached A0.21
b. Occupancy and Use
i. In the section regarding the outpatient clinic spaces and related
spaces — Change on the plans the indicated area in square feet from
'853' to '908' to reflect that accounted for on sheet 'A2.1 V — Plan 2 —
Third Floor — Floor Plan.
See attached A0.21
ii. In the section regarding the waiting areas, conference rooms, etc. —
Change on the plans the indicated area in square feet from '255' to
'153' to reflect that accounted for on sheet 'A2.1 V — Plan 2 — Third
Floor — Floor Plan.
See attached A.021
iii. In the section regarding the storage area — Change on the plans the
indicated area in square feet from '32' to '15' to reflect that
represented for on sheet 'A2.1 V — Plan 2 — Third Floor — Floor Plan.
See attached A0.21
c. Fire -Rating for Building Elements, Fire and Smoke Protection Features —
Change on the plans the indicated rating in hours required for the interior
bearing walls from '0' to '1' per International Building Code (IBC) Table 601.
See attached A0.21
d. Means of Egress
Pagel of3 425.778.1530 I 21911 76" Ave W. Suite 210 tgb
www tebarchitcets.com Edmonds, WA 98026
In the section regarding the business areas
1. Change on the plans the indicated area in square feet from
'853' to '908' to reflect that accounted for on sheet 'A2.11' —
Plan 2 — Third Floor — Floor Plan.
See attached A0.21
2. Change on the plans the floor area in square feet per
occupant load factor for the business areas from "30' to
"00' per IBC Table 1004.1.2.
See attached A0.21
ii. In the section regarding the assembly -function areas without fixed
seating - Change on the plans the indicated area in square feet from
'255' to "53' to reflect that accounted for on sheet 'A2.11' — Plan 2 —
Third Floor — Floor Plan. Change the number of occupants to that
determined using the reduced area.
See attached A0.21
iii. In the section regarding the accessory -storage areas, mechanical
rooms — Change on the plans the indicted area in square feet from
'32' to '15' to reflect that represented for on sheet 'A2.11' — Plan 2 —
Third Floor —Floor Plan.
See attached A0.21
iv. In the section regarding the project occupant load - Change on the
plans the number of occupants to that determined in response to the
above plan review comments.
See attached A0.21
v. In the section regarding spaces where one exit is allowed — Eliminate
from the plans the references to Section 1006.3.2 and Table
1006.3.2(2) regarding means of egress from stories (the indicated
maximum common path of egress travel distance does not apply to
stories, especially the third story).
See attached A0.21
On sheet A0.41 — Legends — Partitions, Doors & Door Schedule:
2. Door Schedule - Door No. 300
a. In the section regarding the fire -rating — Indicate on the plans the required
smoke and draft control for the door assembly in a corridor per IBC 716.5.3.1.
See added comment to door 300 on attached A0.41
b. In the comments section — Indicate on the plans the required provisions forself-
/automatic-closing of the door per IBC 716.5.9.
See added comment to door 300 on attached A0.41
3. General Notes for Doors, Frames, elites, Sidelites, and Hardware - Indicate on the
plans the required installation of door hardware that does not necessitate tight
pinching or grasping, or twisting of the wrist to operate for each of the doors per
IBC 1010.1.9.1 and ICC A117.1-2009 section 404.2.6.
See added notes on attached A0.41
4. Partition -Types —Type 31 a -Specify on the plans the required construction criteria
of the referenced fire -resistance rated assembly — UL Design U-419. The
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information must include the specific components of the listed assembly (type and
thickness of the gypsum wallboard - type, size, shank diameter, and length of
fasteners, etc.) and their installation criteria to guide proper construction and
inspection.
See added sheet A0.42
5. Partition -Type: Vertical Configuration Legend —Type 'a'— Fire -Rated Partition
a. Provide on the plans information regarding the required attachment at the top
of the partition to the deck above. Include the specified fasteners and their
spacing.
See added details on attached A0.41
b. Clarify on the plans the specified installation of the powder -actuated fasteners.
See added detail on attached A0.41
On sheet A2.11 —Third Floor Plan & Ceiling Plan:
Plan 3 — Third Floor — Ceiling Plan
a. Clarify on the plans the automatic daylighting lighting controls to be
installed in space '304' — Exam. The space does not appear to be subject
to the 'daylight responsive control' requirements of Washington State
Energy Code (WSEC) C405.2.4 due to the number of fixtures in the
daylight zones and also qualifies for Exception 1. Typically, an occupancy
sensor is installed per WSEC C405.2.1.
See clarification on A2.11
2. Light Fixture Schedule
a. Provide a lighting control narrative (type(s) and locations of lighting controls,
such as occupant sensor and time switch, meeting WSEC C405.2) per
WSEC C103.2.
See added notes on A2.11
b. Indicate on the plans that differentiating the 'B*' type of light fixture from the
`B' type.
See clarification on A2.11
On sheet A2.15 — Interior Details:
3. Section 5B — Reception Sections — Clarify on the plans the specified depth of the
accessible portion of the sales and service countertop. It does not appear to meet
the depth requirements of ICC A117.1-2009 Section 904.3.
See revised reception desk detail on A2.11 and A2.15
If there are any further comments or questions regarding this project, please let me know. My
number is 425-599-4463 or via email at gdais@tgbarchitects.
Sincerely,
Gina Dais
Attachments: A0.21, A0.41, A0.42, A2.11, and A2.15
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www.teb;urh•i itccts. n Edmonds, WA 98026