2019-0430 St Albans Preschool and Parking Lot.pdf
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DATE: May 13, 2019
TO: Jeannie Wells
Email: Jeannie.stalbansedmonds@gmail.com
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2019-0430
Project: St. Alban’s Preschool and Parking Lot
Project Address: 21405 82nd Pl 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 to each comment, and submit revised
plans/documents to a permit coordinator in the Development Services Department.
Parking Lot
1. Van parking spaces that are angled shall have access aisles located on the passenger side of the
parking space as per ICC A117.1 Section 502.4.1. Therefore, in the currently proposed configuration,
only one of the van spaces shown meets this requirement. However, two van stalls are not required by
the building code, so the second stall could be labeled as a standard accessible stall if you so choose.
Please revise the site plan accordingly.
2. Provide a minimum 44 inch wide striped pathway across the drive aisle from the parking access aisle
to the building entrance/walkway. ICC A117.1 Section 502.4.1
3. Access aisles for van accessible parking spaces shall be a minimum of 96 inches in width, as per a
recent Washington State amendment to ICC A117.1 Section 502.4.2. Please revise the site plan
accordingly.
Preschool
4. Please upsize the floor plan to be printed on minimum 11x17 size sheet.
5. Indicate on the plans the following information:
a. The proposed occupancy group. Most likely ‘E’ as per IBC 305.2.
b. The proposed use of the space (preschool), including the age range of students. Of particular
concern would be that all students are above the age of 2 ½.
c. Clarify the square footage to be utilized by the preschool. In the April 14, 2019 letter from
Gregory Siebers, it is stated “the subject use is a preschool facility with a total square footage
of 1800 SF and a maximum of 6 staff and 52 students.” However, the floor plan indicates the
use of only 2 classrooms, along with a storage room, a restroom and the corridor.
d. Occupant load calculations. Show on the plans the occupant load of each classroom (use a
factor of 20sf per person) and associated spaces (300sf per person for storage) in order to
properly determine egress and other requirements. The resulting occupant load numbers will
be considered maximums for each space. This may not necessarily agree with the “6 staff and
52 students” as in the letter mentioned above. IBC 1004.1.2
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
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e. Note on the plans the restrooms that will be used by the preschool. At least 2 are required to
be available at all times during school hours. They do not both need to be in the same
building/wing. IBC 2902.1
Thank you,
Leif Bjorback, Building Official
City of Edmonds
(425) 771-0220
Leif.bjorback@edmondswa.gov