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June 6, 2019
To: Mr. Leif Bjorback
Building Official
Development Services Department
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Re Plan Check: BLD2019-0397
Kahlo's Cantina Addition/Remodel at 102 Main Street
Mr. Bjorback,
I am providing the following information in response to the plan check comment letter from your
department dated May 20, 2019 for the above referenced project.
General
1. Please provide a copy of the plan review letter from Snohomish Health District.
Response: A copy of the plan review letter will be provided to the City when the project
receives approval from Snohomish Health District.
2. According to the City's adopted Flood lnsurance Rate Map (FIRM), a portion of the properly lies
within the boundary of Flood Zone AEl2. ln order to establish that the building is not within the
flood zone, a survey is required by a professional land surveyor prior to completion of the
Building Division review of this permit.
Response: Designations on the current "effective" FIRM map available through the FEMA
Flood Map Service Genter website indicate the site is not located in a flood zone.
3. Special inspections have been identified for the project. Please complete and return the
attached special inspection agreement form at any time prior to issuance of the permit.
Response: Noted.
Sheet 41.1
4. Add 2015 lnternational Existing Building Code (IEBC) to the codes listed on this sheef.
Response: The above referenced code has been added.
5. Reference Site Plan Note 16 which says "New masonry or concrete retaining wall to replace
rockery." Please clarify the overall height of the referenced wall as well as clarify the height of
unopposed grade. Provide construction details for this wall.
Response: The current rockery will remain and will not be replaced with a retaining wall.
2812 Colby Avenue
P (425)252-2153
Everett WA 9820'l
wv,¡w.281 2arch itecture. com
a84G
Plan Review Comments for Plan Check # 2019-0397
Project Name: Kahlo's Cantina
June 6, 2019
6. Reference Site Plan Nofes I and 10 regarding sidewalks with a max¡mum slope of 8%.
Watkways exceed¡ng 5% slope are considered ramps, and will need to meet the requ¡rements
of IBC 1012 for ramps and IBC 1014 for handrails. Show on the plans design and details
sufficient to verify compliance with these requirements. Update the Site Plan Notes accordingly.
Response: Notes 9 and 10 have been amended to state a maximum slope o15%.
7. Provide a tanding outside of both gates with a minimum run of 5 feet (as for ramp landings, IBC
1012.6.3) and a maximum s/ope of 2%. IBC 1010.1.5 and 1010.2
Response: A landing has been added outside of both gates. Please see corresponding
detail 71A.1.3.
8. The tanding outside of each gafe rs required to extend 18 inches in width beyond the latch side
of the gate to provide an accessible approach. See ICC A117.1 section 404.2.3.
Response: See response to comment 7.
9. Provide an illuminated exit sign at both exterior gates. IBC 1013
Response: Per IBC lO13.1exception 2, in an emergency it is expected patio occupants
will exit away from the structure through the provided patio gates and sidewalks to the
public way as this is the most obvious and identifiable way to exit the patio away from
the structure.
Sheet 41.2
10. tn the ptan set provided, there are two 'A1 .2'sheefs. Please correct the one also labeled "Site
Details" in order to agree with the Drawing lndex on sheet A1.1.
Response: Drawing numbers have been corrected.
Sheet 42.0
1 1. Occupant Load.
a. As previously discussed, the seating calculations for the Bar area should be based on an
occupant load factor of 1 person per 7 square feet. This reviewer's calculations result in a
Bar seating (not Bar prep area) OL of 12 based on approximately 81 square feet. Please
revise the Bar seating OL on the plans and adjust the Dining area OL accordingly.
Response: Occupant loads have been revised.
b. The resulting occupant load for the building is approximately 102, which is beyond the
threshold of 100 at which fire sprinklers are required. lf you so choose, you may propose a
maximum occupant load of 99 in order to avoid this requirement. The maximum occupant
load must be posted near the main entrance as per IBC 1004.3. lndicate this on the plans.
Response: A note requiring the maximum occupant load posted and location has been
added.
2812 Colby Avenue
P (425)252-2153
Everett WA 98201
www.281 2arch itectu re. com
a84G
Plan Review Comments for Plan Check # 2019-0397
Project Name: Kahlo's Cantina
June 6, 2019
Sheet 42.1
12. The Demolition Ptan indicates the demolition of a substantial portion of the existing structure.
Please be aware that structures that are demolished to the level that meets or exceeds 75% of
the replacement cast af the structure will not be allovved by city code to be rebuilt except to fttll-
on standards for new construction. Reference Edmonds Community Development Code section
17.40.020(F). ln order to verify that your project does not meet this threshold, the following must
be provided to the city:
a. A cost breakdown showing the demolition is /ess than 75% of the replacement cost of the
building.
b. The permit drawings must demonstrate coordination with the cost breakdown. Please
contact me if you need furfher clarification on this issue.
Response: The guidelines of ECDC 17.40.020(F) apply to nonconforming buildings that
are damaged or destroyed in an amount equal to75% or more its replacement cost at the
time of destruction. The purpose of the portion of building shell proposed to be removed
is not due to damage or destruction but rather to offer improved design for both an
interior and exterior experience. A portion of the interior demolition, specifically for
finishes and fixtures, was done under a previously issued demolition permit for which no
similar comment was issued by the City recognizing this section of code. ln terms of
square footage, the remaining demolition work described on this plan, accounts for
roughly less than 35% of the existing building shell and slab. Approximately 65% of the
existing building shell and slab will remain intact. Proposed building elements and
exterior finishes conform to Gity design standards and structural improvements bring
the building up to current code standards.
Sheet 42.2
13. Reference wood framed wall "8" at the norfh end of the Type t hood. Wood framing is not
allowed within 18 inches of the Type t hood. Please revise the plans accordingly. IMC 507.2.6
Response: The wall type has been changed to reference the appropriate type for this
condition.
1 4. Reference the sfee/ sfud watl at gridline 2. Provide a minimum separation of 18 inches from the
Type t hood to the existing columns within the wall. Coordinate any structural changes made
with the structural drawings as needed.
Response: The existing columns are beyond the minimum 3" clearance requirement from
combustibles per item 9 (c) in the Gommercial Kitchen Hood & Hood Fire Suppression
System Requirements Gity handout when protected with a l-HR fire resistive material.
Note 10 has been revised to reference the City handout and an additional note has been
added to the wall type general notes for a fire-rated gypsum wall board.
15. Please verify that all wood framing rs af /easf 18 inches from the Type t hood.
Response: See response to comment 14.
2812 Colby Avenue
P (425)252-2153
Everett WA 98201
v'¡v'rw.2B1 2architecture.com
a84G
Plan Review Comments for Plan Check # 2019-0397
Project Name; Kahlo's Cantina
June 6,2019
16. Clarify the designation of walltype 'X'that occurs near the back door.
Response: Walltype has been labeled.
17. Clarify the designation of window type 'X' at the Private dining room.
Response: Window type has been labeled.
18. Provide the design and specifications for the relocated walk-in cooler sufficient to show
compliance with WSEC section C410.2 if not site built, or C410.2.1 if site built. WSEC C503.1
Response: The existing walk-in cooler will remain in its current location and will not be
relocated. An additionalwalk-in cooler is proposed in the bar area. Please see attached
man ufactu rer specifications.
Sheet 42.3
19. Please remove the callout for detail '6' at the canopies as that detail does not relate to the
canopies.
Response: The correct callout and note have been provided.
20. ln the Ceiling Plan Legend, show the wattage for each light fixture in order to facilitate proper
installation and inspection.
Response: Light fixture wattage is located in the lighting schedule on drawing lD3 of the
interior design drawings included with this set of corrected drawings. The WSEG lighting
compliance forms have been revised to include the updated lighting layout.
Sheet 44.4
21. Reference Secfion 1 showing the slab perimeter insulation under the slab. This detail needs to
be revised to show the rigid insulation on the exterior of the concrete slab/footing in order to
meet the intent of the energy code. WSEC C402.1.3
Response: Sections have been revised to show the rigid insulation on the exterior of the
footing. Detail 2lA4.1has been added.
Sheet 52.1
22. Please provide a connection detail for the column to beam connections at gridline B-3.
Response: Detail 9/54.0 has been added.
Sincerely,
Jeff rt
ieff @281 2a rch ite ctu re. com
2812 Colby Avenue
P (425)252-2153
Everett WA 98201
www .28 1 2ar ch itectu re. co m