Building Comments 1.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May 30, 2018
TO: Ralph Allen
rwallen& gracearchitectspll. com
FROM: Chuck Miller, Senior Plans Examiner
chuck.miller(a-),,edmondswa. gov
RE: Plan Check: BLD2018-0503 - I" review
Project Address: 21827 76th Avenue W
Project: Kids Foundation Academy change of use
Scope: Add exterior/interior walls/doors/windows to convert existing parking garage
to child day care — separated Institutional Group I-4 occupancy — 106 occupants —
VB construction — NFPA 13 sprinkler system — mechanical, plumbing, fire sprinkler,
fire alarm, etc. under separate permits
Please be advised that the building plans for the above referenced project have been disapproved
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
information, clarifications, or changes are needed. Reviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter format indicating where the `clouded' or otherwise
highlighted changes can be found on the revised plans, have been submitted to a Permit
Coordinator. Only those sheets specifically referenced as follows need to be resubmitted.
Resubmittals must be made at the Development Services Department on the 2nd Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
General plan review note:
Provide as part of a complete permit application submittal at least one sheet representing the
existing configuration of the structure, including the locations of exterior and interior walls,
openings for doors and windows, and uses of the spaces within. Of particular concern are
any structural elements, fire resistance rated construction, and means of egress components
required to be maintained or that will be affected by the work proposed under this permit
application.
On sheet AO-00 — Site Plan — Project Information:
2. SI Permit/Site Plan - Clarify on the plans the provision of detailed information regarding
work typically referenced more generally when to be performed under a separately obtained
permit. The separated work appears to describe/represent elements that are required for the
proposed project under this permit application and, if provided separately, would require the
coordination of detailed information to accurately and consistently reflect the proposed
compliance path. Of particular concern are the required van -accessible parking spaces and
access aisles, the exterior accessible route, and the Washington State Energy Code (WSEC)
compliance of the exterior lighting.
3. Building Information
a. Construction Type — Clarify on the plans the indicated type of construction.
Originally constructed of Type VB construction under permit BLD1988-0397, with
an additional story added along with an automatic sprinkler system under permits
BLD2007-0382 and BLD20080223 respectively, there does not appear to be a record
of work proposed or completed to change the construction type to `VA'.
b. # of Stories — Change on the plans the number of stories allowed from `4' to `3' per
the response to the above plan review comment and International Building Code
(IBC) Table 504.4.
On sheet TI-0.0 — Site Work — TI permit:
4. Reichler Property Parking Analysis — Parking inventory/under SI permit - Clarify on the
plans the difference in the indicated number of lower lot parking spaces and of that
accounted for under `Parking inventory/under TI permit only'. While the total number of
spaces provided by the combined lots under both proposals exceed that required by the
Planning Division, the number of compliant accessible parking spaces based upon the
number provided for each lot per IBC 1106 is different — see also plan review comment #2.
On sheet TI-0.1 — Code & Life Safety:
Plan 1 — Lower Level — Floor Plan — Egress
a. Represent and identify on the plans the required shear walls and the fire -resistance
rated columns, walls, doors, and floor/ceiling assembly used to separate the portion
of the structure above and space `E-01'- Exist Stair/Exit, space `E-02' — Exist
Elev/Elect/Fire Sprinkler, and space `E-03' — Existg Corridor — serving it from that
area currently used for parking. Those elements, originally constructed under permit
BLD1988-0397 and altered under permit BLD2007-0382, must be maintained to
provide the required separation between the proposed Institutional Group I-4
occupancy and the remaining Business Group B occupancy of the remainder of the
structure per IBC 508.4. Of particular concern are the represented location of some,
and the omission of many other, of the walls and doors represented on the plans for
permit BLD2007-0382.
b. Indicate on the plans that the noted occupant loads are per Washington State
Department of Early Learning (DEL) licensing criteria for the following areas:
• Room A
• Room B
• Room C
Page 2 of 9
c. Clarify on the plans the note: "ACCESS PATH TO BLDG TOILETS at MAIN &
UPPER LEVELS" in space `003' — Room C. It is not clear if it is intended to be a
reference to the required accessible restrooms per International Existing Building
Code (IEBC) 410.7/403.1/IBC Table 2902.1/1109.2 and ICC Al 17.1-2009 Section
604. The separate accessible restrooms are considered part of the accessible route
and must be located where they can be accessed from within the building or from the
exterior of the building not more than one story above or below and within a travel
distance of 500 feet of the most remote location in the tenant space. Access to
facilities serving multiple tenants shall be through a common use area and not
through an area controlled by another tenant. The public shall have access to the
accessible restrooms at all times that the building is occupied. The costs of
providing the accessible route are not required to exceed 20 percent of the costs of
the alterations affecting the area of primary function.
d. Represent on the plans the required drinking fountain(s) installation to meet both the
accessible and standing spout outlet height requirements of IBC 2902.5.1/1109.5.1
and ICC A 117.1-2009 section 602.4.
e. Represent on the plans the required accessible bathtub/shower per IBC Table
2902.1/1109.2/ICC Al 17.1-2009 Sections 603/607/608.
f. Clarify on the plans the difference in the represented number of water closets and of
that required per IBC Table 2902.1.
g. Clarify on the plans the represented configuration of the restrooms and the location
of the water closets within them. They do not appear meet the accessibility
requirements of IBC 1109.2/ICC A117.1-2009 Sections 603/604.
h. Clarify on the plans the represented location of the door serving space `002' — Room
B. It does not appear to provide the required maneuvering clearance for a front
approach from the `pull' side per ICC Al 17.1-2009 Section 404.2.3.
i. Clarify on the plans the represented location of the door serving space `005' — Toilet.
It does not appear to provide the required maneuvering clearance for a front
approach from the `push' side per ICC Al 17.1-2009 Section 404.2.3.
j. Clarify on the plans the represented location of the door serving space `006' — Toilet.
It does not appear to provide the required maneuvering clearance for a front
approach from the `push' side per ICC Al 17.1-2009 Section 404.2.3.
k. Clarify on the plans the represented location of the door serving space `007' —
Kitchen. It does not appear to provide the required maneuvering clearance for a
front approach from the `pull' side per ICC Al 17.1-2009 Section 404.2.3.
1. Indicate on the plans the required installation of a washing machine and a clothes
dryer in space `010' — Laundry Closet- in compliance with ICC Al 17.1-2009 Section
611.
m. Represent on the plans the location of the heated water source serving the lavatories
in the following spaces:
• 001 — Room A
• 002 — Room B
• 003 — Room C
It must meet the maximum piping length per WSEC Table C404.3.1. Utilization of
an instantaneous water heater for each of the lavatories is typically proposed to avoid
having to install a tank -type water heater in the same space and still meet the
accessibility requirements of ICC Al 17.1-2009.
Page 3 of 9
6. Table 1004.1.2 — Change on the plans the column heading of the list of areas used to
determine the occupant load from `occupancy' to `function of space' per IBC Table
1004.1.2.
7. Occupant Load Calculations - Clarify on the plans the indicated `area/occ' (occupant load
factor per IBC 1004.1.2) and `tot occs' (occupant loads) for the following spaces:
• 004 - Outdoor play
• 005
— Toilet
• 006
— Toilet
• 007
— Kitchen
• 008
— Storage
• 009
— Closet
• 010
— Laundry
• 016
— Corridor
They do not appear to reflect that determined using the `function of area' criteria
when calculating occupant loads using `net' and `gross' floor areas per IBC 1004.
Change on the plans the corresponding information in response to the above.
8. `Occupancy Classification' code references — Eliminate from the plans those sections not
applicable to the proposed project.
On sheet TI-1.0 — Floor Plan — Layout:
9. Plan I — Lower Level — Floor Plan Layout
a. Represent and identify on the plans the required shear walls and the fire -resistance
rated columns, walls, doors, and floor/ceiling assembly used to separate the portion
of the structure above and space `E-01'- Exist Stair/Exit, space `E-02' — Exist
Elev/Elect/Fire Sprinkler, and space `E-03' — Existg Corridor — serving it from that
area currently used for parking. Those elements, originally constructed under permit
BLD1988-0397 and altered under permit BLD2007-0382, must be maintained to
provide the required separation between the proposed Institutional Group I-4
occupancy and the remaining Business Group B occupancy of the remainder of the
structure per IBC 508.4. Of particular concern are the represented location of some,
and the omission of many other, of the walls and doors represented on the plans for
permit BLD2007-0382.
b. Provide on the plans a legend, or a reference to sheet(s) where one can be found,
specifying that required for each of the `marked' doors, walls, windows, etc.
c. Represent on the plans the required drinking fountain(s) installation to meet both the
accessible and standing spout outlet height requirements of IBC 2902.5.1/1109.5.1
and ICC A117.1-2009 section 602.4.
d. Represent on the plans the required accessible bathtub/shower per IBC Table
2902.1/1109.2/ICC Al 17.1-2009 Sections 603/607/608.
e. Clarify on the plans the difference in the represented number of water closets and of
that required per IBC Table 2902.1.
f. Clarify on the plans the represented configuration of the restrooms and the location
of the water closets within them. They do not appear meet the accessibility
requirements of IBC 1109.2/ICC A117.1-2009 Sections 603/604.
g. Clarify on the plans the represented location of the door serving space `002' — Room
B. It does not appear to provide the required maneuvering clearance for a front
approach from the `pull' side per ICC Al 17.1-2009 Section 404.2.3.
Page 4 of 9
h. Clarify on the plans the represented location of the door serving space `005' — Toilet.
It does not appear to provide the required maneuvering clearance for a front
approach from the `push' side per ICC Al 17.1-2009 Section 404.2.3.
i. Clarify on the plans the represented location of the door serving space `006' — Toilet.
It does not appear to provide the required maneuvering clearance for a front
approach from the `push' side per ICC Al 17.1-2009 Section 404.2.3.
j. Clarify on the plans the represented location of the door serving space 4007' —
Kitchen. It does not appear to provide the required maneuvering clearance for a
front approach from the `pull' side per ICC Al 17.1-2009 Section 404.2.3.
k. Indicate on the plans the required installation of a washing machine and a clothes
dryer in space `010' — Laundry Closet- in compliance with ICC Al 17.1-2009 Section
611.
1. Represent on the plans the location of the heated water source serving the lavatories
in the following spaces:
• 001 — Room A
• 002 — Room B
• 003 — Room C
It must meet the maximum piping length per WSEC Table C404.3.1. Utilization of
an instantaneous water heater for each of the lavatories is typically proposed to avoid
having to install a tank -type water heater in the same space and still meet the
accessibility requirements of ICC Al 17.1-2009.
m. Clarify on the plans the note: "Existing opng at vehicle entry" near door `004-13'
serving space `004' — Outdoor Play. It does not appear to correspond with the
represented uses of the spaces and there is not a `leader line' to elsewhere on the
plans.
On sheet TI-1.2 — Floor Plan:
10. Room Schedule - Clarify on the plans the indicated `Occ load' for the listed rooms. They do
not appear to reflect the `function of area' criteria or that determined when calculating
occupant loads using `net' and `gross' floor areas per IBC 1004. Change on the plans the
provided information in response to the above.
11. Window Schedule
a. Specify on the plans the required safety glazing per IBC 2406.4.2 for the following
windows and locations:
• Mark 3 —adjacent to door `003-A' serving space `003' —Room C
• Mark 12 —adjacent to door `015-A' serving space `015' — Entry -Lobby
b. Specify on the plans the required safety glazing per IBC 2406.4.3 for the following
window and locations:
• Mark 7 —in the south wall of space `015' — Entry -Lobby —and along both
walls of space `016' - Corridor
12. Door Schedule
a. Mark — Clarify on the plans the provided information regarding the doors `marked'
`004-L' and `004-M'. Those doors could not be found `marked' on this sheet or
elsewhere among the provided construction documents.
b. Door Elevation — Change on the plans the sheet reference for the `door elevation'
from `T1-1.1' to `TI-1.2'.
Page 5 of 9
Fire Rating — Clarify on the plans the difference in the specified fire rating for the
following doors and of that required to protect the openings in the required
separation constructed under permit BLD1988-0397, altered under permit BLD2007-
0382, and to be maintained between the proposed Institutional Group I-4 occupancy
and the remaining Business Group B occupancy of the remainder of the structure per
IBC 508.4:
• Door E-01.1
• Door E-01.3
• Door E-02.1
• Door E-02.2
d. Hardware
i. Specify on the plans the required panic and fire exit hardware for the
following doors:
• Door 015-A
• Door 016-13
ii. Specify on the plans the required self- or automatic closing hardware per IBC
716.5.9 for the following doors:
• Door E-01.1
• Door E-01.3
• Door E-02.1
• Door E-02.2
iii. Clarify on the plans the specification of the following `hardware groups':
• Group 3
• Group 4
• Group 5
• Group 6
• Group 7
Corresponding information could not be found on this sheet or elsewhere among the
provided construction documents.
Door Notes
i. Note 1 — Provide on the plans a detail, and a reference to it, for the required
minimum required one -hour rated fire -resistance rated wall construction.
The plans must specify the minimum required construction criteria of a
listed assembly tested in accordance with ASTM E 119 or UL 263, or in
accordance with IBC 703.3. Corresponding information could not be found
among the provided construction documents for wall type `DC -exist'.
ii. Note 4 — Clarify on the plans the wording: "adjust drain line at interior of
space to 7' min clearance". Plumbing work required by/associated with the
work to be completed under this permit must be performed per the
approved plans submitted under a separate permit.
13. Plan 1 — Lower Level Floor Plan
a. Represent and identify on the plans the required shear walls and the fire -resistance
rated columns, walls, doors, and floor/ceiling assembly used to separate the portion
of the structure above and space `E-0I'- Exist Stair/Exit, space `E-02' — Exist
Elev/Elect/Fire Sprinkler, and space `E-03' — Existg Corridor — serving it from that
area currently used for parking. Those elements, originally constructed under permit
BLD1988-0397 and altered under permit BLD2007-0382, must be maintained to
Page 6 of 9
provide the required separation between the proposed Institutional Group 1-4
occupancy and the remaining Business Group B occupancy of the remainder of the
structure per IBC 508.4. Of particular concern are the represented location of some,
and the omission of many other, of the walls and doors represented on the plans for
permit BLD2007-0382.
b. Provide on the plans a legend, or a reference to sheet(s) where one can be found,
specifying that required for each of the `marked' walls.
c. Represent on the plans the required drinking fountain(s) installation to meet both the
accessible and standing spout outlet height requirements of IBC 2902.5.1/1109.5.1
and ICC A 117.1-2009 section 602.4.
d. Represent on the plans the required accessible bathtub/shower per IBC Table
2902.1/1109.2/ICC Al 17.1-2009 Sections 603/607/608.
e. Clarify on the plans the difference in the represented number of water closets and of
that required per IBC Table 2902.1.
f. Clarify on the plans the represented configuration of the restrooms and the location
of the water closets within them. They do not appear meet the accessibility
requirements of IBC 1109.2/ICC A117.1-2009 Sections 603/604.
g. Clarify on the plans the represented location of the door serving space `002' — Room
B. It does not appear to provide the required maneuvering clearance for a front
approach from the `pull' side per ICC Al 17.1-2009 Section 404.2.3.
h. Clarify on the plans the represented location of the door serving space `005' — Toilet.
It does not appear to provide the required maneuvering clearance for a front
approach from the `push' side per ICC Al 17.1-2009 Section 404.2.3.
i. Clarify on the plans the represented location of the door serving space `006' — Toilet.
It does not appear to provide the required maneuvering clearance for a front
approach from the `push' side per ICC Al 17.1-2009 Section 404.2.3.
j. Clarify on the plans the represented location of the door serving space `007' —
Kitchen. It does not appear to provide the required maneuvering clearance for a
front approach from the `pull' side per ICC Al 17.1-2009 Section 404.2.3.
k. Indicate on the plans the required installation of a washing machine and a clothes
dryer in space `010' — Laundry Closet- in compliance with ICC Al 17.1-2009 Section
611.
1. Represent on the plans the location of the heated water source serving the lavatories
in the following spaces:
• 001— Room A
• 002 — Room B
• 003 — Room C
It must meet the maximum piping length per WSEC Table C404.3.1. Utilization of
an instantaneous water heater for each of the lavatories is typically proposed to avoid
having to install a tank -type water heater in the same space and still meet the
accessibility requirements of ICC Al 17.1-2009.
m. Provide on the plans a window type `mark' for those adjacent to door `015-A' in the
east wall of space `015' - Entry -Lobby.
n. Provide on the plans a window type `mark' for that in the south wall of space `001' —
Room A closest to the west side of space `005' — Toilet.
o. Clarify on the plans the `callout' to elevation `6/TI-1.2' along the south side of the
structure near the `Dumpster'. A corresponding elevation could not be found on this
sheet or elsewhere among the provided construction documents.
Page 7 of 9
On sheet TI-1.2a — Wall Types:
14. Specify on the plans the minimum required construction for wall type `DC-ptn2'.
15. Specify on the plans the minimum required construction for wall type `DC -exist' separating
the proposed Institutional Group I-4 occupancy and the remaining Business Group B
occupancy of the remainder of the structure per IBC 508.4. The plans must specify the
minimum required construction criteria of a listed assembly tested in accordance with
ASTM E 119 or UL 263, or in accordance with IBC 703.3.
16. Specify on the plans the minimum required construction to protect the columns supporting
the floor/ceiling assembly separating the proposed Institutional Group I-4 occupancy and the
remaining Business Group B occupancy of the remainder of the structure per IBC 508.4.
The plans must specify the minimum required construction criteria of a listed assembly
tested in accordance with ASTM E 119 or UL 263, or in accordance with IBC 703.3.
17. Notes for Detail 1/TI-1.2a — Change on the plans the keynote mark for the cladding from `7'
to `8'.
18. Detail 5 — Bearing Footing — Change on the plans the title of the corresponding notes for the
detail from `2/TI-1.2a' to `5/TI-1.2a'.
On sheet TI-2.1 — Exterior Elevations:
19. Project Notes — TI Permit Work — Note 15 — See plan review comment `2'. Whether
completed under this permit application or under that to follow, the provided information
must include construction criteria for the stairway, including the handrails and guards, in
compliance with IBC 1011, IBC 1014, and IBC 1015 respectively.
On sheet TI-3.1 — Reflected Ceiling Plan:
20. Plan 1 — Lower Level - Reflected Clg Plan
a. Specify on the plans the construction criteria of the suspended ceiling system
components in compliance with IBC 808 and American Society of Civil Engineers
(ASCE) `Minimum Design Loads for Buildings and Other Structures' - 7-16 -
Section 13.5.6.
b. Provide as part of a complete building permit application submittal 2015 WSEC
`Compliance Forms for Commercial Buildings including R2, R3, R4 over 3 stories
and all R1' as required for the selections noted on the `Interior and Exterior Lighting
Alterations' section of the WSEC Lighting Summary — LTG -SUM — supporting the
compliance of the proposed installation. The completed forms must include `LTG -
SUM', `LTG-INT-SPACE', and `LTG-CHK', at a minimum.
21. Lighting Fixture Schedule
a. Provide on the plans the wattage for each of the listed lighting fixtures and a lighting
control narrative to verify that the methods utilized in meeting the applicable
provisions have been identified on the plans per WSEC C103.2.
b. Comments — Clarify on the plans the noted `emergency circuit' for the fixture
`marked' `L1-EC'. Typically, all circuits experience a loss power during a power
failure unless an emergency power system, such as storage batteries or an on -site
generator, is installed. Lighting fixtures with integral storage batteries that provide
the required emergency power for illumination per IBC 1008.3 are often specified to
avoid installing emergency power systems.
Page 8 of 9
22. General Reflected Clg Notes — Eliminate from the plans the note regarding a separate design
for the lighting system installation. The construction documents are required to provide the
lighting fixture schedule with wattage and control narrative that support the installation
proposed on the plans per WSEC C103.2.
On sheet TI-4.1 — Electrical Floor Plan:
23. Plan 1 — Lower Level — Floor Plan / Elect — Specify on the plans lighting controls for each
of the spaces in compliance with WSEC C405.2.
Page 9 of 9