response to bldg comments 1.pdf---Richard
A.
i C,
rchitle .,
ARCHITECTURE, PLANNING, RESTAURANT
INTERIORS
9924 - 2251-H Place SW, Edmonds, WA 98020-5924 Cell (425)697-0983 email: raoarch@mindspring.com
28 August 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 EBP
BLD20150891 (Infant Building)
Dear Leif:
I am responding in letter form with references as noted to a Drawing Resubmittal, dated 28 August
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 in your email dated 19 August 2015.
Item No. 1:
Sheets A-1 and A-11:
Refer to Details 6/A-11 and 7/A-11 on Sheet A-11 for Handicapped Parking Sign design
and requirements. Refer to the Site Plan on Sheet A-1 for those referenced Details at the
handicapped parking stalls indicated.
Item No. 2:
Sheet A-1 and A-2:
The Floor Plan on Sheet A-2 now shows the width of the handicapped ramp at 3'-8" and
the landing area outside of Door DA109 as 5'-0" in both directions.
Item No. 3:
Sheets A-1, A-2, and A-11:
The Handicapped Ramp is shown with a handrail on both sides with 12" extensions at
top and bottom of the ramp on the Floor Plan; and in new Detail 8/A-11.
Item No. 4:
Sheet A-11:
Detail 8/A-11 shows a uniform 2" high protective top of curb elevation that follows the
slope of the ramped surface at a uniform dimension.
Item No. 5:
Sheets A-1, A-2, and A-11:
The Main Stair at the Entry to the Infant Building has been restructured as shown. The
existing Stair and sidewall are in poor condition and do not meet dimensional requirements for
ADA access. The new Stair design provides step in two directions with handrails meeting ADA
requirements in three locations as shown. Please refer to the Floor Plan on Sheet A-2 and the
referenced Detail 13/A-11 for the Stair dimensional and construction details.
Plan Check Response Letter to Leif Bjorback, Building Official
Trike Stop Daycare Center - Westgate EBP
28 August 2015
Page 2
Item No. 6:
Sheets A-2 and A-11:
Refer to Item No. 5 above for the Main Stair requirements.
The Secondary exit door locations and means of exit from Rooms A107 and A109 have
been modified in this current submittal as shown on the Floor Plan Sheet A-2. The secondary
exit doors DA102 and DA104 now exit to a new Exit Deck that will daylight and flush join finish
surfaces at the existing a.c. paving on the east end of this new Exit Deck. The existing finish
grade elevation relative to the existing finish floor elevation of the Infant Building will allow us
to do this. Dimensional information is shown on the Floor Plan.
Please refer to new Details 11/A-11 and 12/A-11 as referenced showing structural
connections at the existing building perimeter wall and at the new foundation stem wall to be
constructed on the south side of the Exit Deck solution.
Please refer to the Floor Plan Notes Legend on Sheet A-2 for new Note 19, which
provides the specification of an aluminum component guardrail system, 42" in height above the
finish surface of the Exit Deck, and requiring compliance with code required design for lateral
load resistance.
Item No. 7:
Sheet A-2:
The Occupancy Load Calculation on Sheet A-2 has been modified to indicate the Infant,
6 Weeks to 12 Months Room is to have a ratio of 35 s.f. per child instead of the 50 s.f. per child
as required by the State of Washington licensing agency for childcare facilities. The Load
Calculation has been modified to show 14 occupants in that room. The total for the Infant
Building is now shown as 39 occupants total.
Item No. 8:
Clarification: The room identification number shown in the rectangle box is, indeed, to
distinguish room numbers. Those room numbers and the surrounding numbers (1, 2, 3, and 4)
re intended to correspond to the Wall Elevations indicated on the Room Finish Schedule, Sheet
A-5. In some cases where no wall number is included that is intended to indicate that the room
has no wall on that side. I have included a new Legend in the lower right corner of the Floor
Plan exhibit on Sheet A-2 to clarify.
Item No. 9:
Sheet A-8:
The Handicapped Toilet Room A103, is now provided with Interior Elevations on Sheet
A-8, showing dimensional and other requirements for clearances and heights to show
compliance with ADA standards for accessibility and safety.
Item No. 10: (Earlier response was provided by the Architect in a letter dated 21 August 2015)
Questioning if (3) Toilet Facilities are required for the Infant Building, based on total occupancy
count as required using the 1:15 occupant/toilet fixture ratio as noted in IBC Table 2902.1 for
Childcare Centers with an I-4 occupancy type.
In response I am offering the following breakdown of areas and uses, which has been updated
from the original submittal and Occupancy Loan Calculation on Sheet A-2 to reflect a ratio of 1
occupant per 35 s.f. in the Infants: 6 Weeks - 12 Months, which had originally been designated
for 50 s.f. per occupant.
Infants: 6 Wks - 12 Mo. = (2) staff 12 children **
Young Ones: 12 - 18 Mo. = (1) staff 6 children **
Ones: 18 - 24 Mo. = (1) staff 10 children
Kitchen/Laundry @ 1:200 = (1) staff
Plan Check Response Letter to Leif Bjorback, Building Official
Trike Stop Daycare Center - Westgate EBP
28 August 2015
Page 3
Reception, Serv. Entry, Staff
@ 1:100 = (2) staff
Entry @ 1:15 = (4) occupants
11 Adults 28 children 39 TOTAL OCCUPANTS
** It is the Owner's and Architect's belief, however, that the strict interpretation of the IBC
Table 2902.1 does not take into consideration the ages of some of the actual users of this
Childcare Center, in particular, the ages of Infants 6 Wks - 12 Mo. and Young Ones 12 - 18 Mo.
The infants and young children of this age are incapable of using the Toilet facilities themselves
actual users should legitimately be reduced. We would suggest, then, that the number of
children using the toilet facilities should be reduced by 18 - leaving the total number using toilet
facilities at: 21 TOTAL OCCUPANTS
If you are in agreement with this reasoning, the original provision of (2) Toilet Facilities
should be sufficient. If you have concerns that the use of the Building may change over time, I
believe the Owner would be willing to write a letter stating the long-term plans for the Infant
Building, and a "conditional" approval could be given by the City based on a continued use
basis.
Item No. 11:
Sheet A-3:
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. 12:
Sheet A-3:
I have provided clarification on the Light Fixture / Electrical Legend to indicate that the
wall -mounted Flood Lights shown on the exterior perimeter of the Infant Building are existing
fixtures to remain.
Full Service Electric, LLC, the electrical subcontractor for this project has provided a
supplement to his original submittal for energy compliance with copies of Ltg-Ext, which was not
included before.
Item No. 13:
Sheet A-5 and Sheet A-8:
I have modified the Room Finish Schedule to indicate the use of an appropriate wainscot
material to be used in the Handicapped Toilet Room, A103. This is graphically indicated now on
Sheet A-8, Interior Elevations.
Item No. 14:
Sheet A-6:
Doors DA112, DA113, and DA115 have all been changed on the Door Schedule to new
doors with 3'-0" width to comply with "primary function doors" with a clearance of minimum 32"
in a 90 degree position.
Item No. 15:
Sheet A-6 and A-7:
Window WA103 in Room A107 has been modified to indicate the original location and
size as being unchanged from the existing condition as a result of relocating Door DA102 to the
south wall of the room as part of the solution for the previously described Exit Deck.
Plan Check Response Letter to Leif Bjorback, Building Official
Trike Stop Daycare Center - Westgate EBP
28 August 2015
Page 4
Window WA105, a Type "A" Window, has been modified on the Window Schedule to
show that the western -most panel of the existing window is to be modified to have tempered
glass in order to comply with safety glass required when within 24" of exterior Door DA104.
Item No. 16:
Sheet A-2:
New 4 x 6 headers are shown above Doors DA102, DA104, DA105, and DA106.
As a clarification in regard to changes in shear walls as a result of these new or modified
door openings, there are no plywood or shear wall panels as such on the current building. What
exists is a mix of 1 x 6 horizontal, original, board sheathing nailed to the perimeter wood studs
and some small plywood panel patches from a later date. There are no apparent hold-downs or
other mechanical means for securing today's typical plywood shear walls.
The existing exterior finish material is a horizontal shiplap siding approximately 8" high.
Item No. 17:
Sheet A-3:
Please refer to new Note 13 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 No. 18 and No. 19:
Sheet A-3:
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.
Trash Enclosure:
Sheet A-11:
Please note that the Trash Enclosure shown on the Site Plan has been designed and
detailed based on input from Steve Fisher in Public Works at the City of Edmonds. The Trash
Enclosure is referenced with Details 9/A-11 and 10/A-11. I provide this note though no
comments were provided at the time of your initial Correction List.
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.
C_in
cerlyyorich Okimoto, Arc-itect
cc Autumn Snow
SAW Construction