20060706131715.pdf0' E
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DATE: May 19,2006
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Autumn Snow
FAX: 425-774-1456
FROM: Ann Bullis, Assistant Building Official *>
RE: Plan Check #: 06-014
Project: Trike Stop Change of Use
Project Address: 22309 76' Ave W
During review of the above noted application, it was found that the following information,
clarifications or changes are needed on the plans/documents. Please submit revised
plans/documents to Theresa Umbaugh, Permit Coordinator.
If Revise Project Data on ALO to reference City of Edmonds, and add Occupancies (14 and R3,
with the detached garage as a U occupancy).
;�<Note all uses of space on Sheet A2. 1.
,�ron the site plan, dimension distances from property lines to all structures. Exterior wall and
opening protection will be verified once this information is provided. The site plan scales to 8.5
feet on the south side of the building which would require the exterior wall of the building to be
1-hour rated, a parapet to be provided unless exception is used, and limited openings per IBC
Table 704.8.
,A<On the site plan show an imaginary property line between buildings from which exterior wall
_.jand opening protection will be determined. Revise plans accordingly.
JJ_ Dimension accessible parking stall access aisle (5'-0').
fiKComplying handrails are required on both sides of the accessible ramp. Show them on the ramp
plans, dimension the height above the ramp/landings, gripable cross-section, handrail
extensions, etc.
,7)' Provide a guardrail construction detail showing anchoring to the ramp structure, maxim -am
_,ppenings, materials, etc.
A� Show post sizes and note that they will be pressure treated. Also, note the Joists will be pressure
treated. Note the ramp subfloor surface and finish.
Provide detail of ramp for footing (including depth below grade), post to footing connection,
post to beam connection, etc.
XThe minimum width and depth of footings is 12" per EBC 1805.
�IfFor buildings with one exit (E3 C 10 18.2), the occupant load of the first floor cannot exceed 10
(whether using Table 1018.2 or 1014.1). Sheet ALO under general notes and project data notes
state that there will be more than 10 occupants (14 total occupants); therefore a second exit
would be required. The preapplication comments dated 12/12/05 were preliminary only and
assumed an E occupancy for one exit with an estimated occupant load of 3 5. Not enough
information was provided on the preapplication plans, from which the comments were based, to
determine the daycare occupancy to be an 14. Revise plans and general notes accordingly.
��rovide elevation views of the buildings, stairs and ramp to help clarify the exit path of travel to
ade for the R3 dwelling. Elevation points along the path of travel would also help.
or the dwelling.
On sheet A2.2 show the deck and stairs that are part of the exit path f
W11101T,
,W�P ovide door hardware information for accessibility and egress (locking devices) on the plans.
,.leomplete the enclosed plurnbing fixture schedule for new or relocated fixtures. There appears
to be a new sink at the changing area.
XWill furnace and/or water heater be replaced? Note if they are gas or electric. If gas,
combustion air must be provided per IMC Chapter 7 and verified in the field.
,WT Sheet A2.3 has a note "no change to this floor level". Please remove since this is the daycare
floor.
.�KSheet A2.2 has a note" no change to this floor level". Please remove this note since the architect
have chosen to use IIBC 302.3.1 nonseparated uses which requires that the entire structure meet
the most restrictive codes for the occupancies in the building. For example, sleeping rooms
must meet egress requirements, exit door and path of exit travel to public way must meet code
including stairways and handrails, the entire building will be sprinklered and have fire alarm,
exhaust fans required in bathroom, kitchen and laundry, habitable spaces must meet minimum
natural light and ventilation, smoke alarms are required per 10BC 907.2. 10 and must be
interconnected.
><With regards to the request for one unisex accessible restroom. instead of two as required by
code, you may request a Modification per IBC 104. 10. Revise your letter to include this request
at the beginning of the letter. At the end of your letter please also include a statement that you
understand that if your business operations change, such as care of children 2 Y2years of age or
older a change of use permit would be required and the minimum restroorn requirements of code
at that time would need to be met. A drinking fountain is only required if the occupant load
exceeds 30, which does not appear to be an issue under this application, however see item 11
above regarding occupant load.
Submit revised bid reflecting all work for this project based on fair market labor and materials.
Since you have chosen to act as the general contractor for this project, submit the bids from your
subcontractors.
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