2015-0868 Sprouts addition-change of use - Peck Design.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: August 25, 2015
TO: Jennifer & Graham Gifford
jenngifford05@gmail.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0868
Project: Sprouts addition-change of use
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Project Address: 20919 76 Avenue W
During a review of the plans by the Building Division for the above noted project, it was found that
the following information, clarifications, or changes are needed. A complete review cannot be
performed until the revised plans/documents, including a written response indicating where the
clouded or otherwise highlighted changes can be found on the revised plans, have been submitted
to a Permit Coordinator. Reviews by other divisions, such as Planning, Engineering, or Fire, may
result in additional comments.
On the Notes sheet:
1.General review notes:
a.Indicate on the plans the occupancy classification of the existing and proposed
structures per the City of Edmonds Tenant Improvement Permit Submittal
Requirements see attached. The ages and number of children, along with Chapter
3 of the IBC is used to determine the occupancy classification.
b.Indicate on the plans the occupant loads of the existing and proposed structures per
the City of Edmonds Tenant Improvement Permit Submittal Requirements see
attached. The type of intended use (those most closely matched with IBC Table
1004.1.2) for each of the structures, along with the square footage of each structure,
is used to determine the occupant loads.
Both of the above should correspond to the operational allowances of the licensed use
through the Washington State Department of Early Learning. The current license allows 36
children of ages 12 months to 6 years.
2.Code Change on the plans the code from IRC to International Building Code (IBC) to
reflect that applicable to the proposed use of the structure.
3.2012 IMC Indicate on the plans the proposed means to be used to provide the required
ventilation per International Mechanical Code (IMC) 401.2.
4.Washington State Energy Code (WSEC)
a.All Other Roofs Eliminate the provided information or change it to reflect the
requirements of WSEC Table C402.2.
b.Opaque Doors Change the required U-factor from 0.16 to 0.37 per WSEC
Table C402.2.
c.Indicate on the plans the proposed method(s) to be used to comply with the electrical
power and lighting systems requirements of WSEC C405. The provided WSEC
2009 Prescriptive Energy Code Compliance for Single Family and Duplex Housing
worksheet is out-of-date and not applicable to the proposed use.
On sheet A1.0 Site Plan:
5.Site Plan Clarify on the plans the identification of a uniform 5-foot distance from the
existing structure in the southeast corner of the site to the property line. Site plans from
prior permitted work appear to indicate that the distance from the south wall of the existing
structure to the property line is less than 5 feet, and gets progressively shorter from west to
east. The distance between the exterior wall and the property line (known as the fire
separation distance) is used to determine the required fire-resistance rated construction of
the walls, wall openings, and wall projections per IBC 705.
On sheet A1.1 Parking Plan:
6.Parking Plan
a.Indicate on the plans the required marking of the accessible (labeled Disabled on
the plans) parking space per ICC A117.7-2009 section 502.3. Since there are less
than 26 parking spaces required, only one is required to be accessible per IBC Table
1106.1, and it is required to be van-accessible per IBC 1106.5. The access aisle and
signage requirements of ICC A117.1-2009 section 502 should also be identified on
the plan.
b.Indicate on the plans the required exterior accessible route to the areas of the primary
function of the facility per IBC 1104. The accessible route includes all exterior
walkways, gates, ramps, doorways, and any other means used to provide access to
areas/facilities required to be accessible.
On sheet A1.3 New Floor Plans:
7.New Floor Plan
a.Eliminate from the plans the wording walled-in carport and existing finished
detached garage used to identify the proposed uses of the represented spaces.
b.Identify on the plans the proposed use of each room/space, being mindful of uses
similar to those identified in IBC Table 1004.1.2.
c.Provide on the plans a detail, and a reference to it, for the required accessible
features (horizontal and vertical grab bars, etc.) and their installation criteria
(location, reach-range, etc.) for the ADA Bathroom per ICC A117.1-2009 chapter
6. There are specifications in the same chapter for facilities primarily for childrens
use.
d.Indicate on the plans the proposed means to be used to provide the required
ventilation for the bathroom and play area per International Mechanical Code (IMC)
401.2.
e.Provide on the plans a detail, and a reference to it, indicating the required
construction criteria of the one-hour fire-resistance rated wall tested in accordance
with ASTM E 119 or UL 263 with exposure from both sides, along the south side of
the structure per IBC 705.
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On sheet A1.4 Foundation/Framing Plans:
8.Foundation and Roof Framing Plans - Indicate on the plans the required minimum
construction of the foundation and wall framing to resist the lateral forces from wind/seismic
loads. Typically, a structure regulated under the IBC is required to be designed by a
licensed engineer, with calculations provided to support the design. Given the amount of
existing structure to be retained, the small amount of new construction, and the construction
type of the structure, proposed applicable prescriptive methods of construction of braced
walls per International Residential Code (IRC) 602.10 will be considered. An example
would be a proposal to use Method ABW: Alternate Braced Wall Panels per IRC
R602.10.6.1 to resist lateral loads along the west wall of the structure.
9.Roof Framing Plan - Provide on the plans a detail, and a reference to it, indicating the
required construction criteria of the one-hour fire-resistance rated roof projection tested in
accordance with ASTM E 119 or UL 263, along the south side of the structure per IBC 705.
On sheet A1.5 Sections, Details:
10.Footing/Foundation Detail
a.Clarify on the plans the callout for the ½ x 8 j-bolts to be used to connect the sole
plate to the thickened slab footing. They do not appear to be long enough to meet
the minimum embedment length of 7 inches per IBC 2308.6 while providing a
means to attach the sole plate with the required nut and washer.
b.Change on the plans the minimum depth below the undisturbed ground surface of the
bottom of the footing from 14 to 18 inches per IBC1809.5.
c.Indicate on the plans the required minimum concrete slab floor base course per IBC
1805.4.1.
d.Indicate on the plans the required dampproofing of the concrete slab floor per IBC
1805.2.1/IBC 1907.
e.Indicate on the plans the required minimum R-10 slab insulation per WSEC Table
C402.2.
f.Indicate on the plans the required minimum construction of the thickened-edge slab
footing/foundation to resist the lateral forces from wind/seismic loads. Typically, a
structure regulated under the IBC is required to be designed by a licensed engineer,
with calculations provided to support the design. Given the amount of existing
structure to be retained, the small amount of new construction, and the construction
type of the structure, proposed applicable prescriptive methods of construction of
braced walls per International Residential Code (IRC) 602.10 will be considered. An
example would be a proposal to use the footing/foundation design for Method
ABW: Alternate Braced Wall Panels per IRC R602.10.6.1 to resist lateral loads
along the west wall of the structure.
11.Wall Section
a.Change on the plans the required minimum attic insulation from R-38 to R-49 per
WSEC Table C402.2.
b.Indicate on the plans the minimum size and maximum spacing of the exterior wall
studs per IBC 2308.
c.Indicate on the plans the proposed materials to be used to provide the building with
the required weather-resistant exterior wall envelope per IBC 1403.2.
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A separate permit is required for the proposed removal of exterior stairs and a ramp, and the
construction of an exterior ramp, and any other work associated with the adjacent structure
indicated on the submitted construction documents for this permit. In addition to the applicable
comments listed above for the garage/carport addition and change of use (such as 1.a, 1.b, 6.b,
7.b), the following items should be considered in any proposal for work to be done to the adjacent
structure.
On sheet A1.2 As-Built Plans:
12.As-Built Plan Identify on the plans the use of each room/space, being mindful of uses
similar to those identified in IBC Table 1004.1.2.
On sheet A1.3 New Floor Plans:
13.New Floor Plan
a.Indicate on the plans the required interior accessible route to the areas of the primary
function of the facility per IBC 1104. The accessible route includes all wall
openings/doorways and any other means used to provide access to areas/facilities
required to be accessible.
b.Provide on the plans a detail, and a reference to it, for the required minimum
construction criteria of the ramp and the required associated landings, handrails, edge
protection, etc. per IBC 1010.
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