RESPONSE TO BLDG COMMENTS 1.pdfJuly 29, 2014
Leif Bjorback
Building Official
City of Edmonds
121 5"' Avenue North
Edmonds WA, 98020
CARLETTI ARCHITECTS, P.S.
architecture, interior design & planning
Reference: Building Plan Review Comments
Plan Check # 2014-0457
Prestige Care and Rehabilitation of Edmonds
Skilled Nursing Facility
21008 76t" Ave. W
Edmonds, WA 98026
Dear Mr. Bjorback:
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The following is in response to your correction checklist dated July 8, 2014. Please find
listed below our itemized responses:
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1. Add a note to the plans to provide identification and marking of smoke and fire- rated walls
as required by IBC 703.7
SPONSE: All smoke and fire rated walls will have proper identification and markings
provided to meet the requirements of IBC 703.7. Please note that the si(niage will be either
located above the acoustical ceiling panels or within the attic space so it is not visible NNrithirr the
space. Please see attached sheet A-0.0 where this note has been added under the rated v,,alls
section.
2. Provide a brief commentary on the plans as to how the corridors meet the requirements for
continuity and separation of IBC 407.2 as relates to the adjacent and comiected areas at the
Dining Room and the Multipurpose Space.
REA SPI ONSEo Per. section 407 Group 1.2 407.2 reads. "Corridors in occupancies in Group I-2
shall be continuous to the exits, and shall be separate from other areas in accordance with
Section 407.3 except spaces conforming to Sections 407.2.1through 407.2.4. " 40 7.2.1 reads as
fol lovvs., " Waiting and Similar Areas. Waiting areas and similar spaces constructed as required
for corridors shall be permitted to be open to a corridor only lvhere all of the folloti�ing criteria
are met:
1. The spaces are not occupied as care recipient's sleeping rooms, treatment rooms,
incidental uses in accordance with Section 509, or hazardous uses.
S:Arch\13\13 Documents\13.625 Presitge Care\City\Sent\7.29-14 Building Correction Letter\1.3-625 Building
Correction Response Letter 7-29-14.docx
116 E. Fir Street, Suite A Mount Vernon, WA 98273 (360) 424-0394 FAX (360) 424-5726
Leif Bjorback
July 29, 2014
Page 2 of 10
2. The open space is protected by an automatic fare detection system installed in accordance
ivith section 907.
3. The corridors onto ia,hich the spaces open, in the same smoke compartment, are protected
by an automatic fare detection system installed in accordance with Section 907, or the
smoke compartment in which the spaces are located is equipped throughout with quick-
response
uickresponse sprinklers in accordance with Section 903.3.2
4. The space is arranges so as not to obstruct access to the required exits. "
We feel that the Multi -Purpose and Dining space meet the Similar areas under section 407.2.1
and Nve do meet all the requirements of items 1-4 noted above. Please see the updated sheet A-
2.0 where we clearly show the fire partition wall locations around the dining room and multi-
purpose space. The commentary also seems to support these spaces being open to the corridor.
It notes the following: " To address the various operational requirements of occupancies
classified as Group I-2, the code includes provisions that both permit various areas to be open to
corridors and address suite arrangements of the exit access portions of the facilities. " It also
notes the following. "Areas similar to waiting rooms could include common visiting areas,
reception or information stations and patient check in stations. " We feel this meets the intent of
this code section.
3. Indicate on the plans the quantity and locations of Accessible and Type B units, and how
they are identified. At least 50% of sleeping units must be Accessible. IBC 1107.5.2
RESPONSE: Currently all residential units have been designed as accessible hunts even though
IBC section 1107.5.2 notes that only 50% need to be accessible to meet code. We will add a
note to cover sheet A-0.0 that states this as well.
Sheet A-0.0
4. Below the architect stamp, change the description from "New Church" to "New Building" to
agree with the similar notation on other plan sheets.
RESPONSE: On the title block of sheet A-0.0 the description has been changed to ne«,
building to agree with the similar notation on the other plan sheets. See attached updated Sheet
A-0.0.
Please add the categories of Lateral Wood and Structural Observation to the list of special
inspections. IBC 1704
RESPONSE: The categories of Lateral Wood and Structural Observation has been added to the
list of special inspections required per IBC 1704 on cover sheet A-0.0. See attached.
6. Special inspections have been identified for the project. Please complete the attached special
inspection agreement forms and return them to my office prior to issuance of the building
permit.
t
CARLETTI ARCHITECTS, P.S.
Leif Bjorback
July 29, 2014
Page 3 of 10
RESPONSE: Please see the attached special inspection agreement form that has been filled out
and signed accordingly.
7. In the Rated Walls section, add the following information:
a. Exterior walls within 30 feet of property lines are to be 1 -hour rated. IBC Table 602
RESPONSE: This note has been added to the cover sheet under the rated walls section.
b. The number of smoke compartments should be (4) including the basement. IBC 407.5
RESPONSE: This note has been adjusted per the cover sheet A-0.0 under the rated wall
section to note there are (4) not (3) smoke compartments.
c. Corridor walls are to be smoke rated. IBC 407.3
RESPONSE: This note has been added to cover sheet A-0.0 under the rated wall section.
d. Please add details and notes as necessary to other sheets representing these features.
RESPONSE: The Life Safety Plan A-2.0 has been updated to clearly show the wall ratings
noted on the cover sheet and as required to meet the fire rating requirements noted within the
item 7 correction comments. See updated sheet A-2.0. We have also added sheet A-2.OA
with all the GA File 4s for the rated walls and details of the rated walls. All sheets
throughout the drawing set will match the fire wall requirements on the above noted sheets.
e. Provide additional notes and details (on other plans sheets) regarding the Fire Wall to
demonstrate how it complies with IBC 706. The notes state that both fire resistant
plywood and a parapet will be used but the detailing is not provided. I suggest details be
added to sheets A-2.4, A-2.13, A-7.1 and 52.3.3 as needed to show construction at the
attic and roof levels, as well as how the structural stability requirements of 706.2 are met.
RESPONSE: Sheets A-2.0 life safety plan; A-2.OA fire -smoke wall details, A-2.13 roof
plan, and A-7.1 wall types have been updated to show construction details at the wall, attic
and roof levels and how they meet the rating requirements. Sheet A-7.1 wall types will
reference back to sheet A-2.0 to meet the fire and smoke wall requirements noted on this
sheet. Please note that a parapet will not be used at the 2 hour fire wall/ roof and the
exceptions will be used to avoid the parapet extending past the roof deck. Also please note
that the 2 hour wall will not extend past the exterior wall and the exception will be used to
avoid extending this wall past the exterior wall. 5-2.3 has been updated to shoNN, the
structural stability requirements of 706.2. Please see attached.
0
CARLETTI ARCHITECTS, P.S.
Leif Bjorback
July 29, 2014
Page 4 of] O
Sheet A-2.0
8. On sheets A-2.0 through A-2.6, in the Exit Plan Notes, item #4 includes egress widths shown
as "xxx." Please show the correct values for these calculations.
RESPONSE: On sheet A-2.0 through A-2.6 the Exit Plan Notes item 4-4 have been updated to
show the actual valine of the egress widths required. Please see the updated sheets accordingly.
9. On sheets A-2.0 through A-2.6, in the Floor Plan Legend, the references called out in the
note "See wall types detail..." are incorrect. Please verify and reference the correct details.
RESPONSE: On sheet A-2.0 through A-2.6 Nvithin the floor plan legend the NVall type details are
now correctly referenced. See the updated sheets accordingly.
10. Indicate the floor/ceiling assembly is one-hour fire rated and smoke rated. IBC 407.5 and
Table 601.
SPONSE: The ceiling assembly at the first floor is one -holo fire rated and smoke rated per
IBC 407.5 and Table 6.01. There has been an added note placed on sheet A-2.0 and please see
attached GA file # RC 2609. The ceiling assembly at the basement is one-hour fire rated and
smoke rated per IBC 407.5 and Table 601. There has been an added note placed on sheet A-2.0
and please see attached Red. Built One hour assembly F CAN/ULC-5101 and ASTM El 19; JCC
ES Report ESR -2994 PFS Corporation Listing Directory. The assembly listings have also been
added to sheet A -10A.
11. Show the corridor walls as smoke partitions. IBC 407.3
RESPONSE: The corridor walls are smoke partitions per IBC 407.3. Please see updated sheet
A-2.0 where it notes the respective corridor walls that are smoke partitions and the details and
assembly listings on sheet A-2.OA. Please note the corridor smoke partition walls only go iip to
bottom of trusses which is the intersection of the (1) hour lid.
12. Show the linen rooms and laundry as one-hour fire rated`. Table 509.
REA SPONSE: The clean linen room, soiled linen room, and laundry room in the basement are
now showing a (1) hour fire barmier on sheet. A-2.OA basement life safety, plan. Also the (4)
Soiled Utility Rooms, and (4) 'lean Utility rooms will have linen in them at times so they are
now showing a 1. hour fire barrier around those rooms on sheet A-2.0 accordingly.
Sheet A2.2
13. On Floor Plans A, B, C, D and Basement, a number of walls are marked with bashed
marking. Please show on the Floor Plan Legend the type of wall indicated by this marking.
RESPONSE. This Nvall batch is representing a bearing Nvall. The Floor Plan legend on sheets A.-
2.2 through A-2.6 has been updated to note this wall as a bearing wall accordingly.
CABLE -m ARCHITECTS, P.S.
Leif Bjorback
July 29, 2014
Page S of 10
14. On Floor Plans A, B, C, D and Basement, a number of interior walls are marked with solid
black. The Floor Plan Legend indicates these are exterior walls. Please clarify.
RESPONSE: The solid black walls at interior locations are shear «valls per the structural plans.
The floor plan legend on sheets A-2.2- A-2.6 has been updated to clearly represent these walls as
shear `walls accordingly. We have chosen a separate hatch from the exterior Nvalls to help
designate them clearly as the shear walls.
15. On sheets A-2.2 through A-2.6, please review the fire and smoke ratings of each of' the wall
types called out, as the corresponding wall types on sheet A-7.1 do not consistently provide
the required fire and smoke ratings for the walls in question. Please verify that the
representation of all wall types are coordinated between the various plan sheets affected.
SPONSE: Sheets A-2.2 through A-2.6 w' all type call outs have been accurately coordinated
and referenced back to %wall types on sheet A-7.1/ A -7.1A. Sheet A-7.11 A -7.1A wall types have
been updated and will reference back to sheet A-2.0 to meet the fire and smoke wall
requirements noted on this sheet. There are many wall type situation but Nve want to make sure
the contractor is pulling the correct wall rating requirements from sheet A-2.0 accordingly and
basing them on the details added to sheet A. -2.0A. Please see updated sheets accordingly.
1.6. On sheets A-2.2 through A-2.5, verify that all corridor doors are smoke sealed. Show this on
the door schedule. IBC 407.3.1
SPONSE: On sheets A-2.2 through A-2.5 all corridor doors will be smoke sealed to meet
IBC section 407.3.1. This will be shown on the door schedule sheets A-2.15 and A-2.16
accordingly for all the respective corridor doors inthe notes section. Please see the updated
sheets accordingly.
17. Indicate the linen rooms as requiring one-hour walls. Table 509
SPONSE: The linen rooms are now providing (1) hour fire barrier walls typical to meet the
requirements of IBC table 509. See updated sheet. A-2.0, details on sheet A-2.OA and the
respective `4 7,111 types on sheet A-7. L
Sheet. A-2.6
18. Indicate the laundry wall types as either one-hour or smoke -rated. IBC 509.4.2
SPONSE: The laundry room is now providing (1) hour fire barrier Nvalls typical to ineet IBC
section 509.4.2. See added sheet A-2.OA Basement Life Safety Plan, details on sheet A_-2.OA
and the respective \vall types on sheet. A-7.1 / A-7.1 A.
19. Indicate the linen rooms as requiring one-hour walls. Table 509
RESPONSE® ,`tee answer to item 1/17 above as this is the sarne commejit.
CARLE-m ARCHITECTS_P.s.
Leif Bjorback
July 29, 2014
Page 6 of 10
Sheet A-2.14/ A-2.15
20. Please revise the Door Schedule to show smoke gaskets and positive latching on all corridor
doors. IBC 407.3.1
RESPONSE: A smoke casket has been added in the notes portion of the door schedule for all
corridor doors on sheets A-2.14 and A-2.5 to meet IBC. section 407.3.1. All the corridor doors
are latch doors and have positive latching.
Sheet A-2.16
21. Please revise the Window Schedule to show the maximum U value of .30 for non-metal
windows and .38 for metal windows. WSEC Table C402.3
SPONSE: The window schedule has beers updated to show the maximum U Value of ,30 for
non-rnetal Nvindows and .38 for metal windows per WSEC 'fable 0402.3. See updated Sheet A-
2.16.
Sheet A-2.17
22. Bathing Restroom 127 (and all other common area restrooms) requires a 48 inch high
wainscot within 2 feet of the toilet. Please show this on the plans. IBC 1210.2.2
RESPONSE: Bathing Restroom 127, PT Restrooms. (4) common area restrooms have a Tile
Wainscot to minimum 60" A.F.F. all (4) walls of the rooms. The (2) basement restrooms have a
P -lam wainscot to 60" A.F.F. all (4) walls of the rooms. Please see the notes section of the
schedule on sheet A-2.17 and.A-2.18 as well as the interior elevations on sheets A-8.0 through
A-8.6.
Sheet A-4.0
23. Please insert the correct callout information in the reference symbols that appear as
"X/AXX" or similar. Please correct this same issue on sheets A-4.3, A-4.4, A-5.0 and A-5.1.
SPONSE: The correct callout information has been added to the reference, syrrnbols that
appear. as X/A-XX. or similar. See i:ipdated sheets A--4.3, A-4.4, A-5.0" A-5.1. alld A-5.2
accordingly tivith the correct references to the details.
Sheets A-5.0, A-5.1 and A-5.2
24. In the roof construction details, change the R38 attic insulation to R49. WSEC Table 402.2
RESPONSE: The note of R-38 attic hisirlation has been changed to R49 attic, instilation per
MSEC table 402.2 on sheets A-5.0. A-5.1, and A-5.2.
CARLETTI ARCHITECTS, P.S.
Leif Bjorback
July 29, 2014
Page 7 of 10
25. Provide detail showing one-hour construction of the floor/ceiling assembly. Provide a listed.
and tested assembly on the plans. IBC 407.5
RE, SPONSE: The ceiling assembly at the first floor is one-hour fire rated and smoke rated per
IBC 407.5 and Table 601. There has been an added note placed on sheet A-2.0 and please see
attached GA file 4 RC 2609. The ceiling assembly at the basement is one-hour fire rated and
smoke rated per IBC 407.5 and Table 601. There has been an added note placed on sheet A-2.0
and please see attached Red Built One hour assembly F CAN[ULC-5101 and ASTM E119; ICC
ES Report ESR -2994 PFS Corporation Listing Directory. The assembly listings have also been
added to sheet A-2.OA.
Sheet A-6.0 through A-6.5 Enlarued Floor Plans
26. What are "F.0.1.0" and "F.C.I.0?"
SPONSE: "F.O.I.O." means Furnished by Owner and Installed by Owner and "F.C.I.C.
means Furnished by Contractor and Installed by Contractor.
27. In Accessible sleeping rooms, indicate at least one bed will have an open bed frame. ICC
A117.1 section 1002.15.2
SPONSE: One bed within the entire facility willhave an open bed frame per ICC At 17.1
section 1002.15.2. This will be noted on the Enlarged Plan Detail I/ A-6.0
28. Clarify the type of shower stalls, whether roll -in or transfer type, and the requirement for a
vertical grab bar. ICC A117.1 section 608.3
RESPONSE: They are roll -in shosvcr stalls typical throughout. A vertical grab bar has been
included at all showers to meet ICC At 17.1 section 608.3. Please see the interior elevations on
sheet A8.0 to A-8.6 at all the showers typical throughout.
29. Show onall the Enlarged Floor Plans the minimum clear 60 inch width of floor space at
toilets from the side wall to the nearest fixture (lav). ICC A117.1 section 604.3.1
SPONSE: On the Enlarged floor plans for the (4) corridor public restroorns, (2) basernent
public restroorns and the (1) bathing restroom they now show a 117iniinurn clear 60"" width of'
floor space at toilets from the side wall to the nearest fixture (lav) per ICC. All 7.1 section
604.3.1. These adjustments have -been made to detail 1/ A-6.4 and detail 5/ A-6.5 for the above
noted restroorns. Detail I/ A-6.0, Detail 1/A-6.1. Detail I/A-6.2, Detail 1/ A-6.3, Detail 1/2/ A-
6.5 are resident restroorns and those restroon:rs fall under ICC Al 17.1 Chapter 10 Dwelling Units
and Sleeping Units. Please refer to 1003.11.2.4.4 Clearance Overlap and specifically the
exception noted below. The exception reads, "A lavatory measuring 24 inches maximum in
depth and complying with Section 1003.11.2.2 shall be permitted on the rear wall 18 inches
minimum f tom the centerline of the water closet to the side edge of the lavatory where the
clearance at the water closet is 66 inches minimum measured perpendicular from the rear mall.
Pease refer to diagram (c) Clearance with Lavatory (overlap Exception) noted below.
CARLET-1I ARCHITECTS, P.S.
Leif Bjorback
July 29, 2014
Page 8 of'10
Therefore, Detail 1/ A-6.0. Detail 1 /A-6.1, Detail 1 /A-6.2, Detail I/ A-6.3, Detail 1/2/ A-6.5 at
the resident restrooms show the 1 81" clear dimension from the center of the water closet to the
edge of the Lavatory and the 66" clear dimension perpendicular from the rear wall.
Sheet„ A-7.11 Wall T} Les
30. Indicate for each fire -resistive wall type the listed and tested design number (e.g. WP 3644)
and, the fastener size and spacing. This is to facilitate effective plan review, installation and
inspection of these assemblies.
REA SPONSE: All fire resistive wall types have a listed and tested design number associated.
Please refer to sheet A-2.0, A-2.OA, and wall type detail sheet A-7.1/ A -7.1A for added listed
and tested design numbers accordingly.
31. Please review the fire and smoke ratings of each of the wall types called out, as the
corresponding wall types on sheet A-7.1 do not consistently provide the required fire and
smoke ratings for the walls as required and as shown in the floor plans. Please verify that the
representation of all wall types are coordinated between the various plan sheets affected.
SPONSE: Sheets A-2.2 through A-2.6 wall type call outs have been accurately coordinated
and referenced back to «vall types on sheet A-7.1. ,Sheet A-7.1 wall t5,pes have been updated and
will reference back to sheet A-2.0 to meet the fire and smoke wall requirements noted on this
sheet. There are many wall type situation but «%e Nvant to make, sure the contractor is pulling the
correct tiv, 111 rating requirements from sheet A-2.0 accordingly and basing them on the details
added to sheet A-2.OA. Please see updated sheets accordingly.
32. Provide details for smoke barriers for the corridor wall, the smoke compartment walls and
floor/ceiling assemblies.
SPONSE: The details for smoke partitions for the corridor wall, the smoke barrier
compartment walls and floor/ ceiling assemblies have been added to sheet A-2.OA. Sheet A-7.1/
A -7.1A references these wall tapes to life safety plan A -2.0/A -2.0A. Sheet A-2.0 calls out the
details on sheets A-2.OA accordingly. .
Sheet 8.0
33. All cornmon area and Accessible unit restrooms are required to have a vertical grab bar on
the side wall next to the toilet. Please add this to detail 2. ICC Al 17.1 section 604.5.1
RESPONSE: Vertical Grab bars are now illustrated on sheet A-5.0 as required per ICC Al 17.
section 604.5.1. See updated sheet A-8.0. All restrooms have the vertical grab bars throughout
as «yell.
CARLETH ARCHITECTS, P.S.
Leif Bjorhack
July 29, 2014
Page 9 of 10
34. Show dimensions of the toilets in the details, including
a. Distance from side wall to centerline as 16-18 inches. ICC A117.1 section°604.2
RE, SPONSE: All interior clevation sheets A-8.0 to A-8.6 have been updated to ilhasti°ate the
side Nvall to centerline as 16-18 inches per ICC A117.1 section 6-4.2
b. Clearance width of 60 inches. ICC Al 17.1 section 604.3
RESPONSE: Please refer to the item 429 response above on this item.
c. Height of toilet seat as 17-19 inches. ICC Al 17.1 section 604.4
RESPONSE: All height of toilet seat as 17-19" per ICC Al 17.1 section 604.4 has been
added to the interior elevation sheets accordingly
Sheet 8.4
35. All common area and Accessible unit restrooms are required to have a vertical grab bar on
the side wall next to the toilet. Please add this to detail 106. ICC Al 17.1 section 604.5.1
RE, SP®NSE: Vertical Grab bars are now illustrated on sheet A-8.4 as required per TCC A1.17.1
section 604.5.1. See updated sheet A-8.4. All restrooms have the vertical arab bars throughout
as vveli.
IJnei7y
36. Provide a completed Exterior Lighting energy form to show compliance with WSEC C405.6.
Confirm that the information in the form is consistent with the exterior lighting shown on
sheet E 1.1.
SPONSE: The completed Exterior lighting energy form to show compliance \vith. WS.E..,C.
C405.6 is attached to this re -submittal for your review and approval. The information in the
form is consistent with the exterior lighting shown on sheet El. I.
Structural
37. Please address the structural review comments by Doug Beck and Associates for this project.
RIESPONSE: The structu7•al engineer has received the stnictural review comments by Doug
Beck and Associates and will respond with a written response and updated structural sheets
accordingly.
A,
CARLETTj ARCHITECTS, P.S.
Leif Bjorback
July 29, 2014
Page 10 of 10
If you have any questions, please don't hesitate to call me.
Sincerely,
s
David Wilson
Carletti Architects, P.S.
Cc: TJ Mellama — Exxel Pacific (Contractor)
Peter Carletti — Carletti Architects (Architect)
Paul Rasmussen — Prestige Care, Inc. (Owner Contact)
April Copeland — Prestige Care, Inc. (Owner Contact)
Attachments:
Special Inspection Form Signed accordingly.
- GA file # 3242
- GA file # 3644
GA file # 3661
GA file # 4230
- Red Built One -Hour Assembly F CAN/ULC-5101 and ASTM E119; ICC ES
report ESR -2994. PFS Corporation listing directory.
- GA file # RC 2609
- Exterior Lighting Energy Form
Updated Drawings Re -Submitted: (2) sets 24 x 36
-(3) Two hardcopies of 24 x 36 updated complete sets of Civil, Architectural,
Structural,. Mechanical (HVAC)/ Plumbing, Electrical, Kitchen, and Landscape Plans.
Note: Plan sheets that have revisions are clouded and marked with revision triangle
#2 and the Revision section on the title block of adjusted sheets are labeled "City Rel,
— Bid Set 8-4-14-14 " with Revision Triangle #2
CARrErri ARCHITECTS, P.S.