1299_001.pdfuuI[[n Lauri Strauss, AIA LEED AP BD+C
la uri@design2 LAST.com
543 Main 5t Suite 101
Edmonds,WA 98020
o. 425 67 3.7 269 c.907.3 1 7,5040
www.design2LAST.com
design2
LAST
RE:
inc.
3A May2019
BLDG2019-0500
Tenant lmprovement for Santa Fe Mexican Grill and Cantina
Response to Plan Review comments dated 5/22/2019
Generçl:
L Please provide a capy of the plan review letter fram the Snohomish {outtty Health District.
We have submitted the plans to the Snohomish County Health District for review concurrent with this
building plan review. Upon receipt of the acceptance letter from them, we will submit that to the City of
Edmonds. We understand our building permit may not be able to be issued untilthat letter is submitted.
2. The valuation of $6A,000 is notecl on the permit applieatian. ln çccardçnce with sectian 1CI?.3 the applicant
shallprovide on estimûted permitvalue at the time of application. Permitvaluation shcllinclude totalvalue of
work, including materiúl and labor for the permit belng issued, By the provicled scope af work an submitted
permit appli€útian the valuation ntay be underestimated. Please provicle a detniled estírnate a{ all îtems {lçbar
and Materials) inclucled in the scope work. lf the vçluçtion ûmount dûes ch*nge, please be sure ta ttpdate the
required ZtVo upgrades as noted in Co¡nmVet #3.
Since the initial application, we have received a bid from a local contractor. The breakdown for construct¡on
for this project was listed as follows:
Concrete
Framing
Finishes
Casework
Plumbing
Electrical
Total 5 144,000
A-1:
3, The pluns !ndicate that this project is to eomply with seetíon 4'!A.7 of the lnternatiçnal Existing
Buildíng {ode.
A" T!¡e *lterations require aetessibi!íty upgrades f ar the buildíng per WAt 5 Í .5t (lËB( 4f Û.7), ün the plans,
either a) cÍearly sÍtow that the interiçr accessible raute of travel contplies with current code, or b) provide
upgrades per the previously referenced seúian. lf you choase fo use exceptíon #"1 af that section, provide a
letter stampecl and siqned by the archîtect {reference the code exception), statrng the overall proiect cast, Z{}o/a
of the praject cost, çnd list the accessibility upgrades that will be rlone as part of this pennit as well as showínç
that the tats! cost af the. upErades is af lenst 200/o.\how these features on the plûns.
$ 7,ooo
s 15,000
s 25,000
s 20,000
S 4l,ooo
5 51,000
0¡l
ß.The alterations require aecessibility upgrades for the building perWAC 5l.50 (IEBC 4'1t.fl. An the pians,
either a) clearly show that the interior accessible route of trave! complies with current code, or b) provide
upgrades per rhe previously referenced sectiçn" lf you choose ta use exæptian #'l af that sectíon, provide a
letter (reference fhe crsde exceptian), stating the overall project cost, 2to/a of the ¡traject cost, and list the
acrcssi{siiity upgrades that wíll be dane as part *f this permit as well as shrswing that the tatal cost of the
upgrades is çt ieast 20Y0. Shaw these features on the plans.
This letter shall serve as the stamped signed letter from the architect stät¡ng the ADA upgrades being
completed are compliant. We are taking exception #I that shows it is technically infeasible to make both
toilets ADA accessible. One toilet and all other areas will be fully compliant. The following statement has
been included in the "code analysis" portion on drawing sheetAt:
* lt is technically infeasible to bring both toilet rooms into compliance as follows:
1. There is not enough space for two ADA toilets in the existing location. A minimum of 70 s.f. is
needed for the water closet and lavatory including all the clear floor space requirements. One of the
toilets has this but the other is only 48 sf.
2. The toilets would either have to be enlarged in their existing location or moved to a new location
within the footprint of the tenant space.
To move the toilets would entail cutting the existing concrete slab and installing new
underground plumbing. tapping into the city lines in the street in a new location, and reconfiguring
much of the existing dining room area. This would reduce the number of tables that could be placed
and used in the dining room, reducing the number of customers that can be accommodated, and
ultimately the potential profit of the business. We estimate the cost for this design at -$100,000,
well over the max 2070 of estimated construction cost.
To enlarge the toilets in place would entail removing and replacing the wall between the
kitchen and toilets rooms. This serves as the plumbing wall for allthe toilet fixtures as well as the
kitchen dishwashing area and wash sinks. The water heater and janitors'closet would also have to
be relocated in this scenario. We estimate the cost for this design at 59,l,000, less than moving
them, but still well over 20% of the estimated construction cost.
A-2:
4. The prop<tsed furniture plans, 3/A2 and enlarged section 1/A3 eppear ta indicçte that there wil! be a 4'5"
distance frcm the faæ af the tsar top lo the acljace¡lf {:oofås along the southern windows.ln accordance with the
lïC 1A2.9.'! 2,1, a minímum of 19" plus the m¡nimum €gress width sh*ll be accounted for. The overal! widtt¡ of 36"
far egress pltts 19" fr¡r the seating, or * rninimum af 55", the dimensiût1s ûtr the plans do not *ppe-ør ta comply.
Please clarify and change on the plans.
Please reference revised sheet A-2. We have moved the bar top to ensure the 4-7" for compliant egress
from the bar area.
We lookforward to hearing yourfeedback and subsequent issuing of a building permitforthis project.
Sincerely,lgat
Lauri Strauss, AIA LEED AP BD&C, President and CEÛ
design2 LAST | 543 Main Street, Suite 101 | Ëdmonds, WA 98020 | 425-673-7269 o. 9û7-317-5A4Q c.