03.31.11-Kallsen Response Comments.pdfLLSEN
A R C H I T E C T U R E
31 March 2011
Leif Rjorback
Assistant Building Official
Michael Clugston
Associate Planner
Jeanie McConnell
Engineering Program Manager
City of Edmonds
121 - 5th Avenue North
Edmonds WA 98020
T 425-771-0220
F 425-771-0221
Dick's Drive -Ira - Edmonds
Permit Re -submittal
Project Address 21910 — HWY 99 Edmonds WA 98026
Parcel No. 00580700004008
Plan -Check No. BLD 2011-0095
Pre -Application Meeting No. PRE2010-00015, 12 Dec 2010
We re -submit documents in response to Planning Division Review Comments dated
March 7, 2011, Building Division Plan Review Comments dated March 11, 2011, and
Engineering Division Plan Review Comments dated 18 March 2011. Revisions are listed:
Planning Division 7 March 2011.
1. Color drawings or renderings of building:
Please submit one copy (11 X 17 max.) of color drawings or renderings showing each of the
elevation views of the proposed restaurant.
Color renderings provided for N, S, E, and W Elevations. Copy of electronic
modeling file is available if additional views are required.
2. Exterior lighting:
Please submit a photograph or technical drawing of each of the proposed exterior light fixtures. I
noted #2, #6, and #8 on the Electrical Fixture Schedule on Sheet 22. Also, #8 is to be a mast -
mounted floodlight but does not indicate cut-off. Where will that be located? Are there any other
taller fixtures proposed for the parking area?
Manufacturers' specification sheets or photographs are provided for exterior light
fixtures #2, and #6. Fixtures #2 will be interior to the Trash Yard. Fixture #6, which
will be exterior to the building, is Dark -Sky rated. Exterior light fixture #8 is
removed from electrical fixture schedule sheet 22.
3. Setbacks:
A 4' street setback is noted on the Plot Plan (Sheet 1). While there is a required 4' street setback
on the larger Haggen property, the Dick's lot is considered a flag lot and therefore has 0' foot
setbacks all around. While the change will not impact the project, for clarity, please revisee
street setback on the Cover Sheet (CS) and Plot Plans.
PR -4 2011
85 SOUTH WASHINGTON SUITE 301 SEATTLE WA 98104 TEL 206-382-1679 PUILDINM DEPARTMENI-
phil@kallsenarchitecture.com olTy OF MMONDS
LLSEN
A R C H I T E C T U R E
Note referring to street setback at east property lune is revised on general notes
sheet CS and site plan sheet 1.
4. Landscape Plan:
(a). Please verify that the location of the landscaping islands shown on the Plot Plan (Sheet 1) at
each end of the row of interior parking stalls matches that shown on the Landscaping Plan (Sheet
26) and that the minimum size requirements are met (ECDC 20.13.030.E.2.a).
Landscape islands are adjusted for consistency on sheet 26. Planter area
calculations are provided on sheet 26.
(b). The island planters show only ground cover planting. A shade tree is required in each of the
planters; the Norway Maple would be appropriate since it is used throughout or the applicant may
want to consider using a different type of deciduous tree in the internal planting beds to establish a
contrast between the interior and the exterior portions of the site.
Shade trees type 3 (Norway Maple) added to island planters at interior of parking
lot, landscape plan sheet 26.
(c). It appears the existing street trees will be removed and replaced with the Norway Maple. The
landscape plan seems to indicate that the maples will be installed on the western side of the
bioswale rather than on the eastern Highway 99 side. To maintain continuity along Highway 99,
please revise the location of the five maples to the eastern side of the bioswale, closer to the
sidewalk and Highway 99.
Street trees re -positioned to eastern side of bioswale on landscape plan sheet 26.
(d). Because the applicant is working with Haggen on some significant landscaping improvements
at the northeast corner of the site, the applicant may want to consider replacing the two street trees
located on either side of the two vehicular entrances to Highway 99. Doing this would provide
design continuity in the vicinity while likely providing improved sight lines into the restaurant area.
Applicant has chosen to preserve the existing street trees north of the northern
access drive, and south of the southern access drive along highway 99, subject to
Planning Division approval.
Building Division 11 Murch 2011.
1. In the Building Code Summary on sheet 2, please reference the following effective codes:
the 2009 Uniform Plumbing Code, the 2009 Washington State Energy Code, and delete the
reference to the VIAQ._
2009 UPC and 2009 WSEC referenced in Building Code Summary, Sheet CS.
Reference to 2006 VIAQ deleted.
2. Please submit the proper energy compliance forms for the 2009 Energy Code. These include
the Interior and Exterior Lighting Summary forms (available on www.neec.net); Energy
Metering (also available on www.neec.net); and either the Building Envelope form
(available on www.neec.net) or the Table 13-1 worksheet from the 2009 code.
New package of 2009 WSEC Worksheets, dated 28 March 2011, provided, to replace
original submittal.
3. Please indicate on the window schedule the maximum U value for all windows is 0.40.
WSEC Table 13-1
85 SOUTH WASHINGTON SUITE 301 SEATTLE WA 98104 TEL 206-382-1679
phil@kallsenarchitecture.com
LLSEN
A R C H I T E C T U R E
Window U -value revised to U = 0.40 on Window Schedule, sheet 21 and
Specification 8520, sheet 24.
4. Change detail 9/15 to read R-38 instead of R-30 ceiling batt insulation. (I am unable to find a
callout reference to this detail elsewhere on the plans. R-38 is properly shown on sheet 3.)
WSEC Table 13-1,
R-38 roof insulation required on revised detail 12115.
5. Please provide a copy of the Snohomish Health District review letter for the project.
Snohomish Health District Review letter provided under separate cover.
6. At handicap parking stall #33, the locate the access aisle adjacent to the accessible stall.
Please coordinate the accessible parking information so the layouts on sheets 1 and 2 agree
with each other. ANSI Al 17.1 section 502.4.1
HC parking stall #33 adjusted on sheet 2, showing that the adjacent concrete
sidewalk provides the required access aisle. Vertical offset reduced to Y2" at detail
9110.
7. Show a curb ramp or other means to facilitate an accessible route from the access aisle
mentioned above to the building entrance.
Notes clarifying local pavement grades in the vicinity of access aisle for HC
parking stall #33 added to sheet 2.
8. Show signage on the plans for the accessible parking stalls. Please add a reference on the
floor plan or site plan for signage detail 11/19. IBC 1110.1
Barrier -free signage call -outs added (3 sign locations total) to floor plan sheet 2.
9. Alter,detail 11/19 to indicate 5 feet to the bottom of the parking sign. ANSI Al 17.1 section
502.7
HC sign raised to provide 5'-0" clearance to bottom of sign per revised detail
11/19.
10.. Curb ramp flared sides shall not be steeper than 1:10. Please alter detail 11/10 accordingly.
ANSI Al 17.1 section 406.3
Flared sides of curb ramp near HC parking stalls #48 and #49 revised to 1:12 slope
on detail 11/10 and floor plan 1/2.
11. Landings at the top of curb ramps shall be at least 3 feet long. It appears that there will not
be sufficient space to accomodate the required landings at sides of the building where the
width of the sidewalks are 6 feet. ANSI A117.1 section 406.7
Code -compliant configuration of curb ramp for HC parking stalls #48 and #49
shown on adjusted floor plan 1/2.
12. Please indicate on the plans that the ATM will meet the requirements of ANSI Al 17.1
section 707, or provide sufficient details to show compliance.
Note requiring ANSI A117.1 Sect. 707 compliance for the ATM machine added to
floor plan sheet 2 and east elevation 3/3.
85 SOUTH WASHINGTON SUITE 301 SEATTLE WA 98104 TEL 206-382-1679
phil@kallsenarchitecture.com
IRIFRILLSEN
A R C H I T E C T U R E
13. If there are to be fire rated shafts for the grease hood exhausts, please indicate on the plans
where they are to be located and provide details as to their construction, including the listing
of rated assemblies used.
Shaft detail 7/17 added, with reference symbols boor plan 1/2 and framing plan
1/6.
14. At the Trash Enclosure, please indicate the stair width to be a minimum of 36 inches. IBC
1009.1
Width of interior stairway in the trash enclosure increased to 36", per revised floor
plan sheet 2.
15. Please alter detail 11111 to show the radius of curvature for the stair nosing as 9/16 inch or
less. IBC 1009.4.4
Stair nosing curvature adjusted on detail 11/11.
16. Please alter detail 10/11 to show the handrail extending horizontally 12 inches beyond the
top riser and continuing along the slope for the depth of one tread beyond the bottom riser,
minimum v . IBC 1012.6
Handrail extensions adjusted per revised detail 10/ 11.
17. 1 was unable to determine that all door hardware meets the provisions of IBC 10080.1.9.1 for
accessibility. Please indicate the use of lever hardware or otherwise as appropriate.
General note added to door schedule sheet 21; consistent with Spec 08710, sheet
24.
18. Please verify that the width of the clear floor space at the toilets in restrooms 106 and 107
are a minimum of 5 feet from the side wall to the nearest fixture. ANSI Al 17.1 section
604.3
E/W dimension of Toilet Rooms 106 and 107 increased by one inch; countertops at
sinks # SK-3 and SK-4 reduced to 30" wide on floor plan 1/2; with dimension string
added to demonstrate compliance with ANSI A117.1 Section 604.3.
19. Add dimensions to the plans (detail 7115) to show the customer service counter complies
with ANSI A117.1 section 904.3. At least a portion of the counter must be no more than 36
inches in height.
Dimensions showing standard and barrier-free heights of customer service counter
added to detail 7/15 and east elevation, 3/3.
20. Please clarify the flow of the roof venting as shown in details 1/13 and 6113. It is unclear
how the airflow travels over the top of the walls from the eaves to the rest of the roof
structure. IBC 1203.2
Roof ventilation path is corrected as follows:
Low-point_ Ventilation:
Along gridline 1, CMU top blocks are omitted at 48" O.C., and replaced by 8 X 16
screened vents. Total vent area at low point is calculated as: 17 gents @ 0.8 SF =
13.6 SF vent area. This provides all required low-point ventilation. See note on
revised detail 1/ 13, and CMU elevation revisions sheet 3.
85 SOUTH WASHINGTON SUITE 301 SEATTLE WA 98104 TEL 206-382-1679
phil@kallsenarchitecture.com
KALLSEN
A R C 11 1 T E C T U R E
85 SOUTH WASHINGTON SUITE 301 SEATTLE WA 98104 TEL 206-382-1679
plil1@1<allsefiarchite(,tui,e.cof,n
KALLSEN
A R C H I T E C T U R it
Irrigation line, which will be serviced off the new domestic water line, and the
required double check valve assembly are added to Landscape plan 12/26.
8. As noted in the building division plan review comments, the open trash enclosure area shall be
enclosed to prevent rain water from entering the sanitary sewer system. Please revise plans
accordingly.
Complete roof cover is added over the trash yard #118. Revised drawings include:
floor plan 1/2, roof framing plan 1/6, roof plan 1/7, electrical plan 1/8, and detail
3/ 14 (omitted).
13. The river rock channel and bio -retention area has not been shown consistent with Sheet 1 —
Site Plan. Please revise the plan sheets accordingly.
The configuration of the river rock channel and the rain garden are adjusted on site
plan 1/ 1 to match the civil drawings. Rain garden detail 1/26 is removed from the
plans (see civil drawings for detail).
15. Notes 38 & 42 under the General Notes found on sheet C2.1 reference perimeter foundation
drains. Will the perimeter foundation drains be installed with the subject development? If so, please
include in plans and show the point of connection to the storm system. If not, please remove/revise
notes accordingly.
Foundation drains and under -slab drains are shown, and the point of connection is
adjusted on foundation plan 1/5.
18. Please confirm that the entire roof gutter system for the proposed building will be sloped to the
northwest corner of the building. This would not be a typical installation. Will the one downspout be
able to handle the flow from the entire rooftop?
All roof drainage is directed to the single downspout in order to serve the rain -
garden at the proper elevation. Horizontal roof drain leader is shown on roof pian
1/7. Calculations by LPD Engineering for capacity of leader and downspout are
based upon maximum storm of 3.1 inches per hour.
Sheet 1 — Site Plan
1. Please refer to comment #13 under Sheet C2.0 above regarding consistency between the civil
plans and the site plan. Please revise accordingly.
The configuration of the river rock channel and the rain garden are adjusted on site
plan I/ 1 to match the civil drawings. Rain garden detail 1/26 is removed (see civil
drawings for detail).
2. Please add a note to refer to the civil construction drawings for civil engineering improvements
and parking lot layout.
Reference to civil engineering drawings is added to plot pian 1/1.
Sheet 26 — Landscape Plan
1. The landscape plan indicates installation of an irrigation system. Show the location of the
proposed irrigation lines and location of the required double check valve assembly.
Irrigation lines and double check valve assembly added to landscape plan 12/26.
2. A separate irrigation sprinkler permit shall be obtained from the City Public Works Department
at 7110 — 210t St. SW.
85 SOUTH WASHINGTON SUITE 301 SEATTLE WA 98104 TEL 206-382-1679
ph ilakallsenarchitecture. com
MKIALLSEN
A R C H I T E C T U R E
Application for separate irrigation sprinkler permit will be submitted to City Public
Works Department, as a vendor -designed deferred submittal.
3. Show the proposed water meter location for the subject development and indicate a Moot
minimum clear area shall be maintained around the meter.
Proposed water meter and required 3 -foot minimum clear area shown on site plan
1/1.
Please contact me if you require any clarifications or corrections to this material.
Tperely,
Phil Kallsen Architect (Contact Design Professional)
85 SOUTH WASHINGTON SUITE 301 SEATTLE WA 98104 TEL 206-382-1679
phil@kallsenarchitecture.com