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20150921114014.pdfR' kittd ARCHITECTURE, PLANNING, RESTAUr 9924 - 225TH Place 4 (425)697-0983 email: raoarch@mindspring.com 18 September 2015 City of Edmonds Development Services Department Building Division 121 5th Avenue N. Edmonds, WA 98020 Attn: Leif Bjorback, Building Official q,e�fi µ9 jpzry i �,a� lA��cra d b _.,.gqy Re: Trike Stop Daycare Center - Westgate ESP BLD20150962 (Main Building) Dear Leif: I am responding in letter form with references as noted to a Drawing Resubmittal, dated xx September 2015 with all revisions noted by "cloud" and Revision Delta No. 1, in response to your initial comments on behalf of the Building Division for the above referenced project. Thank you for sending my office your comments dated 1 September 2015. Item No. 1: Sheet A-1 and Attachment Exhibits: In order to show development justification for the Main Building with two distinct occupancies (B and I-4) with classification as non -separated occupancies, while showing compliance with IBC Table 503 which limits the allowable area for each of the occupancy types to 9,000 s.f. maximum, the use of IBC Sec. 506.2, Frontage Increases are utilized since the actual total area of the two occupancies is 9,916 s.f. This is the area of the existing building and no increased area is a part of this current application. I have utilized Frontage Increase at 100th Avenue W; and Frontage Increase between the Main Building and Infant Building. I am attaching graphic exhibits to show the somewhat complicated calculations for If = (F/P - 0.25)(W/30) due to the great number of 'ins and outs" at the existing building perimeter in order to determine the "weighted average" of "W" in the formula. Calculations show that by utilizing the Frontage Increases on these two sides of the existing Main Building, the allowable area can be increased from 9,000 s.f. allowable to 11,406 s.f. allowable, thus the existing 9,916 s.f. is in compliance. This summary is provided in a new note in the Development Justification Notes on Sheet A-1. The Frontage Increase Calculations are provided separately herewith. Item No. 2: Sheet A-1: See new Site Development Note No. 23„ Item No. 3: Sheets A-2: A new Room Number Legend has been provided in the lower right corner of the sheet for the Floor Plan explaining the wall elevation numbering system. Plan Check Response Letter to Leif Bjorback, Building Official Trike Stop Daycare Center - Westgate EBP Main Building - BLD20150962 18 September 2015 Page 2 Item No. 4: Sheet A-12: New Sheet A-12 contains Interior Elevations for the Visitor's Toilet, Rm. 13118, which will be a guide for all toilet room fixturization and accessibility standards and clearances. Item No. 5: Sheets A-2 and A-9: Door DBI 12 has been modified to open into Hallway B105 in order to provide the clearance required on the pull side of the door. The approach to Door DB118 has been modified by changing the location of the north wail to provide the 24" clearance on the push side of the door. Item No. 7: Sheets A-4 and A-5: The Light Fixture / Electrical Legend has been modified to indicate the wattage of existing or new electrical light fixtures to be used on this current project. Item No. 8: Sheets A-4 and A-5: A majority of new recessed can lights have been eliminated in order to show compliance with maximum total wattage for lighting; and resubmitted forms by the Electrical Subcontractor are provided. Item No. 9: Sheets A-4 and A-5: A clarification is herewith provided regarding exterior lighting - the wall -mounted flood lights shown around the building exterior are all existing, and no change is anticipated. Item No. 10: Sheet A-8: The Room Finish Schedule has been modified to indicate a complying wainscot material at all walls of Staff Toilet, Rm. B113 and Visitor's Toilet, Rm. 8118. Sheet A-12: This new Sheet has been added to provide Interior Elevations for the Visitor's Toilet which is to provide handicapped accessibility and clearances to be used as a guide. The new wainscot material WS -1 has been indicated on all walls. Item No. 11: Sheet A-9: The Door Schedule on Sheet A-9 has been modified to specify 3'-0" wide doors at all "primary function" doors. This would include Doors DB112 through D13118; D13120; DB122; DB126; DB129 through DB134; and D13136. Item No. 12: Sheet A-11: Detail 3/A-11 has been modified to indicate the wood species type and to be used as blocking below the new load bearing post. In addition, I herewith provide a further clarification from the Structural Engineer, Jim Paustian of Pace Engineering Technologies, Inc. as follows: "The wood blocking under the post has been changed to DFL, No. 2. The compression perpendicular to the grain stress at the top of the post was determined on page 8 of the structural calculations and found to be acceptable. The compression perpendicular to the grain stress at the bottom of the post (top of blocking) is less than the calculated at the top of the Plan Check Response Letter to Leif Bjorback, Building Official Trike Stop Daycare Center — Westgate EBP Main Building - BLD20150962 18 September 2015 Page 3 post due to the bearing area being larger (5.5" x 5.5" area at bottom versus 4.4" x 5.5" area at top), and is therefore, adequate by inspection." Item No. 13: Sheets A-3 and A-4: New 4 x 6 headers are shown above Doors DB102, DB104, DB107, DB108, and DB109. As noted in the Plan Correction Response for the Infant Building, the Main Building as well has no shear wall panels as such. There are no hold-downs or other mechanical means for securing today's typical plywood shear walls. The existing exterior sheathing material is horizontal siding with a horizontal shiplap finish siding material. Item No. 14: Sheets A-4 and A-5: Please refer to conceptual locations for new return air registers; and new Note 15 on the Reflected Ceiling / Lighting Plan Notes, which clarifies that mechanical ventilation will be provided with new return air registers in each room complying with the International Mechanical Code Section 401.2. It is also noted that the mechanical subcontractor is to provide drawings for location of registers, ducting modifications, and controls for the revised HVAC system, and to secure permits as may be required by the City of Edmonds. Item Nos. 15 and 16: Sheets A-4 and A-5: The Light Fixture / Electrical Legend has been modified to indicate that the Combination Light Fixture Exhaust Fan is to provide minimum rates of exhaust as specified for continuous or intermittent use - at different rates for Toilet Rooms and for Laundry Room. Item No. 17: Sheet A-2, A-3, and A-8: Sheet A-8 has been modified to show a new Schedule for Heating and Air Conditioning Units Legend. The existing Forced Air Units have been identified and are keyed to the Floor Plans on Sheets A-2 and A-3. The Legend also clarifies that those FAU units are existing and are to remain. The only changes are to the underfloor ducting distribution system to be modified to properly serve the new room layouts in the Daycare Center portion only. All ducting and control changes are to be coordinated by the HVAC subcontractor and applications for permit are to be submitted to the City of Edmonds and secured by the subcontractor under separate permit as may be required. Please do contact me if you have any questions or require further clarification regarding this Plan Check Response Letter which will accompany Resubmittal Sets of Drawings dated 28 August 2015 with changes identified with "revision clouds" and Delta No. 1. Thank you for your continuing assistance. •slnrely your,, , AV T h a r"- A. 6kimot0, Architect encl: Frontage Increase Calculation Diagrams cc: Autumn Snow SAW Construction