20060630101234.pdfA
0,C ED
DATE: June 30, 2006
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Peneloppe Chanel
1973120"' Ave NW
Shoreline, WA 98177
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 06-221
Project: Crescendo Achieve Educational Services
Project Address: 8115 240" Street SW
In reviewing the resubmitted plans for the above noted project, it was found that the following information,
clarifications or changes must still be made to the plans. Most of the items in Building Division comments
dated June 8, 2006 were discussed at the City meeting with the architect and building owner on June 20,
2006, however they have not been addressed on the plans. Based on past discussions, it is our understanding
that this is now an E occupancy with children older than 2 1/2years of age. The following comments have
been rewritten to reflect what was discussed at that meeting and must be addressed by the Architect. Please
submit 2 sets of revised plans, stamped by the architect of record, and written responses to the comments
below to Marie Harrison, Permit Coordinator.
1. Architect to provide a written scope of work for this project on the plans.
2. Architect to note the Type of Construction for the building (IBC Chapter 6). During the meeting the
architect said it could qualify as a VB. This needs to be verified and shown on the plans- Previous item
3
3. Currently this building is a B occupancy, and based on verbal information, the proposed occupancy will
be E (children older than 2 Y2. years of age). As discussed with the architect, a Change of Use is required
including all required upgrades associated with the proposed occupancy and for accessibility, and must
be clearly shown on the plans. This includes, but is not limited to. exiting, occupant load calculations
(still needed for entire building, also see occupancy load comments below), corridors, minimum number
of restrooms, accessibility throughout the building (except storage rooms), exterior wall and opening
protection, etc. Clearly note the occupancy and ages of children on the plans as provided by the
business owner. (IBC 3406. 1) previous items 4 & 5
4. Plans still do not clearly distinguish existing construction, construction built previously without permit,
or construction proposed under this permit due to upgrades required by the change of use. This needs to
be addressed by the Architect on the plans. Previous item 2
5. The site plan is still incomplete: previous items 6 & 7
a. Site plan needs to show the entire site (architect provided one at meeting for discussion purposes)
b. Site plan needs to be stamped by the architect of record due to code issues discussed at the meeting,
such as accessibility, exterior wall and opening protection., exit path of travel to the public way
(particularly through the north exit through the playground and gated area), compliance of gate (for
exiting, accessibility, signage, emergency lighting, etc), etc.
c. Site plan still needs to show the following accessible path of travel from the accessible parking stall
to the accessible building entry through the gate (not shown) through the play area (not shown),
including slopes, curb ramps, landings, width of gate, and dimensions so accessible path of travel
can be verified. This was discussed at length in the meeting and was not addressed at all on the
plans. Show the location of the accessible parking stall sign. The accessible parking space must be
located as close to the accessible entrance as possible.
d. Show the location and height of all fences and gates.
e. Note the scale of the site plan (minimum I "=20'), identify and dimension all property lines,
streets/alleys/easements, driveway entrances, sidewalks, and dimension the trash enclosure area.
f, Dimension distances from this building to property lines and adjacent structures so exterior wall and
opening protection can be verified for the E * occupancy (IBC 704).
6. As discussed in the meeting, the architect must clearly show the accessible path of travel throughout the
building (except storage rooms), including but not limited to accessible entrance/exit� door widths,
maneuvering clearances at doors, restrooms, signage, etc. previous item 8 & 10
7. A portion of the reception counter must be accessible per ICC/ANSI Al 17.1 section 904. For a forward
approach the accessible portion of the counter must be minimum 30" in width and maximum 36" in
height above the finished floor. Previous item 9
8. Fully dimension the floor plans of the overall building and all rooms. Note the floor area of each room
(storage room areas not noted) and for the overall building. Previous item 11
9. Note all door sizes, fire ratings, and clearances at openings without doors. Previous item 12
10. 2 exits are required from the building and must be spaced apart Y2the maximum overall diagonal
distance of the building. Based on the discussion in the meeting, this would be the exit at the reception
area and the most westerly exit door on the north side of the building. The exit doors from tutor offices
2 & 3 are intervening rooms with no discernable exit path for the occupants, however they can be exits
for the tutor offices only. Revise exit signage to direct occupant to the 2 required exits noted previously.
Architect to also verify and clearly show illuminated exit signage (with power backup) locations, and
emergency lighting (with power backup) locations on the plans. IBC 1013.2, 1014.1, 1014.2, 1016.3
previous item 13
11. The maximum length of dead end corridor is 20 feet. As discussed in the meeting, the architect was
going to redesign the exiting, doors, and corridor configuration at the west end of the building, which
has not been done. Also, the architect was going to redesign or request a written modification to address
the east dead end corridor issue, which also has not been done. IBC 10 16.3 previous item 14
12. Clearly show on the plans that the common path of egress travel does not exceed 75 feet per IBC 10 13.3
and as defined in IBC 1002- previous item 15
13. Maximum occupant load signs must be posted at each classroom, tutor room, and conference room. IBC
1004.3 previous item 16
14.. The main exit doors must have panic hardware. The actuating door bar must extend at least Y2of the
door leaf width. All other door hardware (except storage room doors) must be accessible hardware such
as lever -style. Note the type of locking devices for each door. IBC 1008.1.9 previous item 17
15. Provide the floor area for the storage rooms on the plans. Storage areas greater than 100 square feet
must be separated from the rest of the building with a I -hour fire barrier unless the building is fully
sprinkled. Provide I -hour fire rated wall construction detail extending to the underside of the roof
sheathing, and listed and tested fire rated assembly. Cross reference where it applies on the plans. IBC
302. 1.1 previous item 18
16. Provide wall construction details (stud size, spacing, gyp, etc.). Show how the wall will be anchored to
.. the floor and ceiling. IBC 1621.1.2, ASCE 7 section 9.6.2.8.1 previous item 19
17. For 1 -hour rated walls and ceiling, provide construction details and listed/tested assemblies, and cross
reference where they apply on the plans. Corridors must be 1 -hour fire rated (walls and ceiling), with
self -closing 20 minute rated doors. Architect to revise plans and verify existing corridors meet
minimum code requirements. Previous item 20
18. Provide a mechanical plan showing how supply and return will be provided to each occupied space.
Show location of smoke/fire dampers where applicable. Previous item 21.
19. Ventilation must be provided either mechanically gr with natural ventilation using building openings
(windows and doors): previous item 22
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a. Natural ventilation: Provide in each room or area at the rate 4% of the floor area. Show the
calculations on the plans. OR
b. Mechanical ventilation: Provide outdoor air at the rates specified in VIAQ Table 3 -4 (based
on the occupant load established for the building) to each room or area. The system must be
balanced (supply and retum/exhaust). Provide mechanical plans and calculations showing
compliance. Provide manufacturer's specs for the existing mechanical units and/or new
units to be installed.
20. A lunch room is now shown on the plans. Provide a letter from the business owner stating whether food
will be prepared on site, or if children/staff will bring their lunch to school with no on -site food
preparation. If food will be prepared on site, show kitchen layout, equipment plan, and contact Jon
Lein, Pretreatment Technician for waste pretreatment requirements (such as grease trap or grease
interceptor). Architect to revise/clarify plans.
2 1. Based on the floor area for the lunch room now shown on the plans, 2 exits are required, and must be
spaced apart V2 the overall diagonal distance of the lunch room. Also, the occupant load factor for this
room would be 15. Architect to revise plans.
22. Based on the floor area for the dance and music studio now shown on the floor plan, the occupant load
factor would be 15. Architect to revise plans-
23. The occupant load factor for the lobby area should be 15. Architect to revise plans.
24. Business owner to provide a letter describing the use of the "waiting gallery" and "teacher's room" so
that appropriate uses and occupant load factors can be verified. Architect to revise plans as needed
based on letter.
Cc: Michael Perry, Architect — FAX: 425-827-9218
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