2018-0578 Trike Stop Partial Change of Occ #2.pdf
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DATE: August 1, 2018
TO: Autumn Snow
Email: thetrikestop@comcast.net
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2018-0578, 2nd review
Project: Trike Stop Partial Change of Occupancy
Project Address: 23107 100th 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 in letter format as to where the
changes can be found on the plans, and submit revised plans/documents to a permit coordinator in the
Development Services Department. Note that new comments or additions to previous comments are noted in
italics.
1. Previous item #9: The project alterations trigger the requirement for accessibility upgrades to the
existing structure. Show on the plans how the requirements of IEBC 1012.8.1 and 705.2 are being
met. Please be aware that the valuation for the project as determined by the building official likely will
be higher than what is shown on the permit application.
This item has not been addressed. On the plans, either a) clearly indicate that the interior accessible
route of travel complies with current code, or b) provide upgrades per the previously referenced
section. If you choose to use exception #1 of that section, provide a letter (reference the code
exception), stating the overall project cost, 20% of the project cost, and list the accessibility upgrades
that will be done as part of this permit as well as showing that the total cost of the upgrades is at least
20%. Show these features on the plans.
For example, the valuation of the project as listed on the permit application is $6771, 20% of which is
$1400. The code requires that in addition to your basic construction budget, a minimum of $1354
must be spent on accessible upgrades unless the space fully complies with accessibility requirements
of IEBC 410.7. Possible features that could be considered for upgrades might include accessible
toilets and sinks, restroom grab bars, door sizes and approach space, door hardware, etc.
2. Upon thorough review of the proposed project, this new item must be addressed. According to IBC
903.2.6 (Washington State amendment, effective beginning in 2016) a fire sprinkler system is required
for I-4 daycares with an occupant load of greater than 100, regardless of exiting provisions. Since the
entire building comprises a single fire area, due to non-separated occupancies, the occupant load of
the entire building counts toward the applicable occupant load number. Note on the plans that a
separate permit will be required for fire sprinklers. IEBC 407.1
Thank you,
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
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Leif Bjorback, Building Official
City of Edmonds
(425) 771-0220
Leif.bjorback@edmondswa.gov