2010-0323 OV Montessori.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May 24, 2010
TO: Kathleen Graham
grahamclan@comcast.net
FROM: Leif Bjorback, Assistant Building Official
RE: Plan Check: 2010-0323
Project: Olympic View Montessori Change of Use
th
Project Address: 18530 76 Ave W
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide written responses as to where the changes can
be found on the plans, and submit revised plans/documents to Theresa Umbaugh, Senior Permit
Coordinator. Thank you.
1.Sheet E2 may be submitted for use as reference to existing conditions, however please remove
additional markings from this sheet. Alterations to stamped design sheets by professional
engineers are not allowed to be done by anyone other than the engineer per state law.
2.The accessible van stall should be shown as 16 feet overall width (11 feet van plus 5 feet access
aisle). It appears there has not been enough width allotted on the plans. ANSI A117.1 section
502
3.Show on the plans the bottom of the accessible parking sign is at 5 feet above grade. ANSI
A117.1 section 502
4.Please label the new walkway from the new exit door at the north wall, and show how it ties in
to the existing landing and walkway. Please indicate the type of construction of the walkway
(concrete, etc.)
5.The new exterior door at the north wall must be fire rated for ¾ hour and self closing, since the
exterior wall itself is 1 hour rated due to proximity to property line. IBC 714.1.7 and Table 715.4
6.Please show dimensions of all doors on the plans. The minimum door size for all doors is 36
inches. This includes the currently 30 inch exterior door on the south wall. IBC 1008.1.1
7.Indicate on the plans that all doors are to have a maximum threshold height of ½ inch and all
hardware is to be lever style or otherwise accessible. IBC 1008.1.6 and 1008.1.8
8.Please illustrate on the plans which walls are existing, to be removed, new and/or fire rated.
9.Please provide construction details of all new framed walls.
10.Specify the listed fire rated assembly for the new fire rated walls and show details for
construction; or show that the different occupancies (E and S2) do not need separation according
to IBC 508.3.2 Non-separated Use.
11.Please remove the reference on sheet A2: 1 Hour Double Fire Rated Doors in the Storage
Area, or clarify this note.
12.The buildings occupant load calculated according to the IBC using square footage exceeds 50.
Unless fire sprinklers are to be installed, please propose a lower occupant load for the building.
Show the proposed OL for each space on the plans.
13.Due to occupant load exceeding 10 for the room, provide a second exit from the Indoor Play
Area. The 2 exits from this room must be separated by a minimum of ½ the overall diagonal
dimension of the room. IBC 1015.1 and 1015.2.1
14.The second exit from the north classroom must be separated by a minimum of ½ the overall
diagonal dimension of the room. Please relocate the new door to achieve this dimension. IBC
1015.2.1
15.Indicate exit sign locations on the plans. IBC 1011.1
16.Will there be a fence around the exterior playground? If so, a gate with a compliant egress latch
will be needed to accommodate the path of travel from the building exits. All exits must provide
a direct and unobstructed access to a public way. Please show the fence on the plans, including
the type of construction, the height of the fence and type of gate latch. IBC 1024.6
17.There are 2 lines shown across the entry hallway. If these are steps, please label as such,
including rise and run dimensions. Also, show handrails on each side with top and bottom
extensions. IBC 1009.10
18.Please submit a completed Lighting Summary form.
19.Show how outside air ventilation will be provided in the Office and Indoor Play Area by either
natural or mechanical means. IBC 1203.4
20.Indicate exhaust fans in the restrooms with at least 50 cfm capacity.
21.How will heat be provided to the Office and Indoor Play Area? Please indicate this on the plans.
22.It appears the furnace and water heater will be relocated. Show the new locations of these
appliances.
23.Please provide details and dimensions for all accessible fixtures and features in the new
restrooms per ANSI A117.1 section 603.
24.In the new south restroom, provide a minimum 60 inch wide unobstructed toilet space from the
side wall to the edge of the lav. ANSI A117.1 section 604.3
25.In the new south restroom, provide minimum 18 inches from the latch edge of the door to the
side wall, or reverse the swing of the door. ANSI A117.1 section 404.2.3
26.Walls within 2 feet of toilets shall be surfaced with hard, non-absorbent material to a height of 4
feet. Please indicate this on the plan. IBC 1210
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