20160914130631.pdfUHuttebaII&Of
September 14, 2016
Chuck Miller
Plans Examiner, City of Edmonds
121 5th Ave N
Edmonds, WA 98020
Re: Ratelco / Harbor View Plaza — Permit # BLD2016-1048
Mr. Miller,
om or FIMMiNDS
We have received your review comments related to the Ratelco / Harbor View
Plaza TI, Plan Check BLD2016-1048. Thank you for your time reviewing this
submittal.
On the attached document you will find our response to each of your
comments; they are identified in green. In addition, we have provided you with
a revised set of drawings to assist in addressing you review comments.
Please feel free to call if you have questions or need additional information.
Sincerely,
Steven Busig
Principal
4010 Lake Washington Blvd. NE
Suite 320 Kirkland, WA 98033
hoarch.com
p 425 828 8948
f 425 826 9067
City of Edmonds
"LAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: September 2, 2016
TO: Hutteball & Oremus Architecture, Inc.
sbusig@hoarch.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2016-1048
Project Address: 152 3rd Avenue S
Project: Ratelco/Harbor View Plaza TI
Scope: Remove/add non-bearing interior walls in separate suites to create new office
spaces/conference room — refinish restrooms — B/R -2/S-2 occupancy groups — Suite
105/29 occupants — Suite 201/24 occupants — I -BN -A construction — no NFPA-13
sprinkler system — plumbing included
Please be advised that the building plans for the above referenced project have been disapproved
for the purposes of obtaining a building permit. During a review of the plans by the Building Division
for compliance with the applicable building codes, it was found that the following information,
clarifications, or changes are needed. Reviews by other divisions, such as Planning, Engineering, or
Fire, may result in additional comments that require attention beyond the scope of this letter.
A complete review cannot be performed until the revised plans/documents, including a written
response in itemized letter format indicating where the `clouded' or otherwise highlighted
changes can be found on the revised plans, have been submitted to a Permit
Coordinator.
Resubmittals must be made at the Development Services Department on the 2nd Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
General review note:
Indicate on the plans the required drinking fountain(s) installation to meet both the
accessible and standing spout outlet height requirements of International Existing Building
Code (IEBC) 410.7/403.1/IBC 2902.5.1/1109.5.1 and ICC A117.1-2009 section 602.4.
Drinking fountains located within a travel distance of 500 feet of the most remote location in
the tenant spaces not more than one story above or below the tenant spaces may comply if
in a common area of the building.
HOA: The sink at the communal Kitchenette will be revised to include an accessible sink
with drink ware provided at this location. The communal Kitchenette is located within 500'-0"
from the most remote location on the second floor and first floor and within one storey of all
tenant spaces. Refer to Detail Ion Sheet A1.01 and Detail 18 on Sheet A4.00 for additional
information. Drawings have been clouded for clarification.
On sheet A1.01 — Enlarged Restroom Plans (First Floor):
2. Detail 1 — Enlarged Restroom Floor Plan (First Floor) — Indicate on the plans the required
installation of a vertical grab bar in each (`Men's' and `Women's') accessible toilet
compartment per IEBC 403.1/ IBC 1109.2 and ICC A117.1-2009 section 604.5.1.
HOA: Refer to the additional note on Sheet A1.01 and to Details 2, 12 and 17 on Sheet
A4.00 for vertical grab bar locations and installation requirements. Drawings has been
clouded for clarification.
On sheet A1.02 — Enlarged Office Plans (First Floor):
3. Detail 3 — Enlarged RCP Office Plan (First Floor) — Indicate on the plans the required
occupancy sensors to the new interior spaces per Washington State Energy Code (WSEC)
C 103.2/C405.2.1.
HOA: Refer to the Drawing Legend and Detail 3 on Sheet A 1.02 for occupancy sensor
locations. Drawings have been clouded for clarification.
On sheet A2.00 — Enlarged Office Plans (Second Floor):
4. Detail 1 — Enlarged Office Floor Plan (Second Floor) — Clarify on the plans the
configuration of the `Kitchen'. It does not appear to meet the required accessibility per
IEBC 410.6/403.1 and IBC1103.1/1109.4 as follows:
• Clearances per ICC Al 17.1-2009 section 804.2.2
HOA: Refer to Detail 1 on Sheet A2.00 & Detail 8 on Sheet A4.00 for casework
revisions to include an accessible turning radius. Drawings have been clouded for
clarification.
• Sink clear floor space per ICC Al 17.1-2009 sections 804.4/606.2
HOA: Refer to Detail 8 on Sheet A4.00 for casework revisions to include open toe and
knee space. Drawing has been clouded for clarification.
5. Detail 2 — Enlarged RCP Restroom Plan (Second Floor) — Indicate on the plans the required
occupancy sensors to the new interior spaces per Washington State Energy Code (WSEC)
C103.2/C405.2.1.
HOA: Refer to the Drawings Legend and Detail 2 on Sheet A2.00 for occupancy sensor
locations. Drawings have been clouded for clarification.
On sheet A3.00 Construction & RCP Details:
6. Detail 17 — Typical Section @ Partition Wall — Clarify on the plans the reference to `1988
UBC Table 43-B, Tiem(sic) 66' for the required construction criteria of the one-hour fire -
resistance rated wall. There is no such `item number' in the 1988 UBC Table No. 43-B.
The response to the review comment must include the specified components of the fire -
resistance rated assembly and their installation criteria to guide proper construction and
inspection.
HOA: The location of the existing one hour corridor has been identified on the plans. Refer
to Detail 2 & 3 on Sheet G0.00. Detail 17 on Sheet A3.00 has been revised to identify the
components of the assembly and the required UL assembly. Drawing has been clouded for
clarification.
On sheet P0.1 — Legend, Notes and Schedules — Plumbing:
7. General Notes — Non -Structural Components — Note 3 — Clarify on the plans the noted code
reference and requirements regarding `contractor responsibility'. It does not appear to
correspond to IBC 1705.11 or that found elsewhere, such as IBC 1704.4.
HOA: This note has been removed. Refer to General Notes on Sheet P0.1 for Non -
Structural Mechanical Component revisions.