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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
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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