2014-0741 Dairy Queen.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: August 14, 2014
TO: Rahil Karmali
Email: karmali.rahil@gmail.com
FROM: Leif Bjorback, Building Official
RE: Plan Check: 2014-0741
Project: Dairy Queen
th
Project Address: 7530 212 St SW
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide a written response letter describing where the
changes can be found on the plans, and submit revised plans/documents to a permit coordinator in the
Development Services Department. Thank you.
1.Provide a site plan for the project, showing the location and extent of the chimney, canopy
and walkways, along with any other features required on a standard site plan. Reviewers from
other City departments may have additional comments regarding the need for a site plan.
2.Indicate the construction type for the structure on the plans. City records indicate the most
recently recognized construction type as type V-1 hour, which is equivolent to type V-A in
current code.
3.Indicate the occupancy group for the structure on the plans. City records indicate the most
recently recognized use as group B; however, with an increase in seating area (the plans
show a seating capacity of 58, up from a previous capacity of 42) the new occupancy group
should be shown as A-2. IBC 303
4.The occupant load of the dining area must be posted. Please indicate this signage on the plans.
IBC 1004.2
5.Indicate on the plans that the drink counter/ soda machine is to be relocated. It is not clear on
the plans that this is part of the scope of work.
6.Since the building construction is type V-A, all exterior and bearing walls and roof/ceiling
assemblies are required to have a 1 hour fire resistance rating. The details provided do not
reflect this requirement. Please show in the details how the fire rating will be maintained for
these assemblies. IBC Table 601
7.Indicate panic hardware for the relocated exterior door. IBC 1008.1.10
8.It appears that there are new lighting soffits shown above the dining room. If so, indicate this
as new construction on the plans. If lighting fixtures and layout will be changed, the lighting
will need to meet the requirements of the Washington State Energy Code. Please fill out and
return the attached Lighting Summary form.
9.Provide clarification or additional details for the hexagonal reference callouts on a number of
plan sheets. There is no schedule or reference as to what these callouts refer to.
10.Show the alterations to the chimney wall on the floor plan, to coordinate with the information
shown on Section Detail 7, which shows new 2x10 wall framing. City records show this
section of wall to be a 2-sided shearwall. Show on the plans how this shearwall will be
maintained (or rebuilt to its present structural strength.)
11.Notes on the Building Eyebrow Detail state See Str. but no structural pages have been
submitted. Please provide the referenced sheets.
12.Notes on the Drive Thru Canopy Detail state See Str. but no structural pages have been
submitted. Please provide the referenced sheets.
13.The elevation views suggest the entire building may be repainted or even re-clad. Please
clarify this on the plans, and provide specifications if new materials are to be used.
14.Reference the Alpolic Section Detail. The Alpolic panels appear to be Metal Composite
Materials (MCMs) and if so, must comply with the requirements of IBC 1407. Provide
manufacturer specifications along with applicable listings (ICC evaluation report, UL) to
show compliance with the IBC.
15.The alterations require accessibility upgrades for the building per WAC 51.50 (IBC 3411.7).
On the plans, either a) clearly show that the entire interior accessible route of travel complies
with current code, or b) provide upgrades per the previously referenced section. If you choose
to use exception #1 of that section, provide a letter (reference the code exception), stating the
overall project cost, 20% of the project cost, and list the accessibility upgrades that will be
done as part of this permit as well as showing that the total cost of the upgrades is at least
20%.
For example, the valuation of the project as listed on the permit application is $30,000, 20%
of which is $6000. The code requires that in addition to your basic construction budget, a
minimum of $6000 must be spent on accessible upgrades unless the space fully complies with
all current accessibility requirements. Possible features that could be considered for upgrades
might include accessible toilets and sinks, restroom grab bars, door sizes and approach space,
etc. Please contact me to discuss this issue.
16.When comparing the plans to the permit application submitted, it is unclear as to what the
actual scope of work is for this project. Please provide an updated scope of all work included
in the project, as well as an updated valuation for the work. If possible, please provide a
contractors cost estimate.
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