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Mr. John Hadley <br />EMA Investments, LLC <br />Plan Check Number: 61809-011, First Review <br />December 12, 2018 <br />Additional Comments: <br />27. The extent of the tenant space included in the proposed work is not clear. Reference other <br />comments providing additional information on issues identified in this comment. See IBC <br />Section 107.2.1. The following comments should be addressed: <br />a. The area included in the proposed work should be clearly delineated in the plans. Areas <br />that are not clearly indicated as being within the project scope include, but are not <br />limited to: Classroom 1, two existing storage rooms at the east end, area, designated as <br />unimproved space, mechanical and machine rooms at the southwest corner. <br />b. The project includes construction of a concrete topping layer on the existing concrete <br />slab -on -grade (SOG). The perimeter of the SOG should be shown. Details for the edge <br />conditions, particularly along interior walls and steps, shall be included in the <br />construction drawings. <br />c. The proposed work areas must be separated from the remaining building by rated walls <br />and a horizontal assembly. The perimeter of the rated walls shall be specified. Details <br />for the rated wall and its intersection with the horizontal assembly shall be included in <br />the construction drawings. <br />28. The project has been revised to include an unprotected opening for the new balcony area. <br />In addition, the project will require ventilation of the bathrooms and kitchen.' The building <br />has multiple existing unprotected openings along the west exterior wall. Based on a fire <br />separation distance of between 10 to 15 feet, the maximum area of unprotected openings is <br />45% per IBC Table 705.8. Calculations substantiating that the basement level complies <br />with the limit, including the proposed additional openings, shall be submitted for review. <br />Note that windows infilled with less than the required fire -rating for the exterior wall shall <br />be included in the unprotected opening total area. Include documentation substantiating <br />the separation distance. See other comments that are contingent on the opening area. <br />29. The northwest corner of the space has been revised to provide a balcony open to the <br />building exterior. The building is Type IIIB construction. The following comments shall be <br />addressed: <br />a. The extent of the demolition and modification of the existing west exterior wall is not <br />clear. The width of the guardrail appears to exceeding the existing window width. The <br />existing building appears to have a wide perimeter of unknown building construction on <br />all sides of the window. An elevation and section shall be provided for this wall to clarify <br />the proposed demolition and construction. <br />b. The exterior walls shall have a minimum insulation rating of R-13 plus R-10ci per WSEC <br />Table C402.1.3. <br />c. The window in the south wall shall have a maximum thermal rating of U=0.3 per WSEC <br />Table C402.4. <br />d. The sliding glass door in the east wall shall have a maximum thermal rating of U=0.3 <br />per WSEC Table C402.4. <br />e. The sliding glass door in the east wall shall be constructed of safety glazing per IBC <br />Section 2406.4.1. <br />_f. The sliding glass door in the east wall shall have a threshold complying with ICC A117.1- <br />09. See IBC Section 1101.2. <br />Q 3200 Cedar Street <br />Everett, WA 98201 <br />425.257.8800 <br />425.257.8882-fax <br />everettpw@everettwa.gov <br />(a everettwa.gov <br />