2016-0497 Sizzle Steak House TI - Techcraft Corp.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May 19, 2016
TO: David Lee
david6081@hotmail.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2016-0497
Project Address: 23805 Highway 99, Suite 101
Project: Sizzle Steak House
Scope: Tenant improvement for restaurant A-2 occupancy group 173 occupants
V-B construction - NFPA-13 sprinkler system required mechanical, plumbing, type
I hood, fire suppression for hood, fire sprinkler, fire alarm, etc. under separate
permits
disapproved
Please be advised that the building plans for the above referenced project have been
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
.
information, clarifications, or changes are neededReviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter format indicating where the clouded or otherwise
highlighted changes can be found on the revised plans, have been submitted to a Permit
Coordinator.
nd
Resubmittals must be made at the Development Services Department on the 2 Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
On sheet A1:
1.Property Data Construction Type Change on the plans the type of construction from III-
B to V-B per the original construction under permit BLD1989-0831.
2.Building Height and Area Limitation Change on the plans the provided information to
reflect that corresponding to the type of construction noted in plan review comment 1
above.
3.Occupancy and Separation Clarify the stated presence of existing non-combustible two
hour rated wall construction on the north and south side of the proposed tenant space. A
record of permitted work requiring or allowing the construction of such work could not be
found. A proposal to construct fire barriers for occupancy separation could be included in
the scope of work under this permit see also plan review comment 6.d.
4.Code Complying Change on the plans for the provided information the noted jurisdiction
from Lynnwood to Edmonds.
5.Occupancy Load and Plumbing Fixture Calculation
a.Clarify the indicated net area for each of the listed areas. The Restroom and
Hallway and Kitchen and Service areas appear to be considerably larger and the
Assembly Area considerably smaller than that determined during a review of the
plans see attachment occupant load. When determining occupant loads IBC
sections 1014.1.2, 1004.4, 1004.5, and Table 1004.1.2 have specific dimensional and
function of area criteria that determine the occupant load factor to be applied when
calculating occupant loads using net and gross floor areas. Change on the plans
the noted occupant loads in response to the above information.
b.Change on the plans the required number of plumbing fixtures calculated using the
occupant load determined in response to plan review comment 5.a above.
c.Indicate on the plans the required automatic fire sprinkler system for fire areas with
an occupant load of 100 or more per IBC 903.2.1.2.
On sheet A2:
6.Proposed Floor Plan
a.Change on the plans the detail reference for the water channel from E/A3 to
C/A4.
b.Clarify on the plans the representation of double doors at the northeast exit. There
also appears to be a window indicated at that location see also sheet A3.
c.Indicate on the plans the required panic and fire exit hardware for the exit door(s) at
the northeast exit per IBC 1008.1.10.
d.Indicate on the plans the required fire barriers for occupancy separation between this
occupancy and the adjacent occupancies per IBC 508.4.4 see also plan review
comment 3.
e.Clarify the represented placement of the doors in the Kitchen. They do not appear
to provide the minimum required maneuvering clearance at the doors from the egress
side of the Kitchen per IBC 1103.2.3 and ICC A117.1-2009 section 404.2.3.
f.Clarify the represented placement of the flip-up portion of the counter in the
Service area. It does not appear to provide the minimum required accessible route
width per IBC 1103.2.3 and ICC A117.1-2009 section 404.2.3.
7.Notes
a.Note #1 - Change on the plans the required posting of the occupant load per IBC
1004.3 using the occupant load determined in response to plan review comment 5.a
above.
b.Note # 3 Change on the plans the code version from 2009 to 2012.
c.Note #4 Change on the plans the code section from 1008.1.8.3 to 1008.1.9.3.
8.Interior Finish Schedule Change on the plans the code table from 803.5 to 803.9 and
add a note specifying the required sprinklered areas for the noted classifications.
9.Equipment Schedule The review of this proposal is only for compliance with that required
by the applicable codes for the use of the space and does not include the mechanical and
plumbing systems. The information provided is only for reference.
Page 2 of 3
On sheet A3:
10.Construction Floor Plan - Clarify the indicated width of the hallway leading to the
restrooms. It does not appear to provide the minimum required maneuvering clearance at
the doors to the restrooms or from the egress side of the hallway per ICC A117.1-2009
section 404.2.3.
11.Restroom General Notes Note #14 Change on the plans the code section from 1210.1
to 1210.2.1.
12.Legend Clarify the similarity of the markings used to identify the new full wall and the
new low wall (4AFF).
On sheet A4:
13.Lighting Schedule
a.Recessed Ceiling Light Clarify the difference in the quantity listed and of the
number represented on the Ceiling and Lighting Plan.
b.Tenant Space Floor Area Clarify the difference in the indicated square footage and
of that noted on sheet A1 Property Data and Occupancy Load and Plumbing
Fixture Calculation.
14.Detail D Change on the plans the label of the detail to reflect the represented construction.
15.Washington State Energy Code (WSEC) Interior Lighting Summary Space-By-Space
compliance form
a.Maximum Allowed Lighting Wattage Change on the form/plans the gross interior
area square footage to reflect that determined in response to plan review comment
5.a. Update the corresponding information (watts allowed) as required.
b.Proposed Lighting Wattage Compact Fluorescent, Ceiling Recessed - Clarify the
difference in the quantity listed and of the number represented on the Ceiling and
Lighting Plan. Update the corresponding information (watts proposed) as required.
16.Lighting Notes Note #12 Change on the plans the provided information to reflect that
required per the currently adopted code or eliminate.
Page 3 of 3