2016-0497 Sizzle Steak House TI3 - Techcraft Corp.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: January 26, 2017
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 85 occupants
V-B construction - sprinkler system NOT 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. Items that recur on this list appear in italics.
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:
Resolved
1.The incorrect construction type has been changed on the plans.
Resolved
2.- The incorrect construction type has been changed on the plans.
Resolved
3. The locations of the existing, differently fire-resistance rated walls have been
changed on the plans. The note regarding a barber shop has been removed from the plans.
A note proposing separated occupancies has been added to the plans. The construction of
the existing 2 hr rated non-combustible wall will be verified by field inspection.
Resolved
4. The incorrect code version has been changed on the plans.
5.Occupancy Load and Plumbing Fixture Calculation
Resolved
a. The incorrect area amounts and corresponding occupant loads have been
corrected on the plans by the plans examiner.
Resolved
b. No change is required due to the revised proposed floor plan and the
corresponding reduction in the calculated occupant load.
Resolved
c. No change is required due to the revised proposed floor plan and the
corresponding reduction in the calculated occupant load along with the proposed
installation of fire barriers for separated occupancies that reduce the fire area below
the threshold for the required installation of an automatic sprinkler system.
On sheet A2:
6.Proposed Floor Plan
Resolved
a. The proposed installation of a water channel has been eliminated from
the plans.
Resolved
b. The plans have been changed to indicate an existing window that is to
be replaced with a new door to match the existing door.
Resolved
c. The plans indicate the required installation of panic hardware.
Resolved
d. - The construction of the existing 2 hr rated non-combustible wall will
be verified by field inspection. A listing for detail A/A3 has been provided on the
plans.
Resolved
e. - No change is required due to the revised proposed floor plan.
Resolved
f. - No change is required due to the revised proposed floor plan.
7.Notes
Resolved
a.- The incorrect occupant load has been corrected on the plans by the plans
examiner.
Resolved
b.- The incorrect code version has been changed on the plans.
Resolved
c.- The incorrect code section has been changed on the plans.
Resolved
8. The incorrect code section has been changed on the plans.
Resolved
9. The associated plumbing work will be performed under a separate permit.
On sheet A3:
Unresolved
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 per ICC A117.1-2009 section 404.2.3 with the
indicated door hardware installed. The response to the earlier plan review comment states:
Response: The minimum required clearance is 42 according to 404.2.3 per diagram
(e) & (g). We changed the two way-swinging door to one-way swing door.
(sic) . The
minimum required clearance is 48 inches according to 404.2.3 per diagram (e) & (g) when a
closer is provided, as noted in the hardware set specified for doors 1 and 2 on the New
Door Schedule on sheet A2. The doors that were changed were those serving the
Kitchen.
Resolved
11. - The incorrect code section has been changed on the plans.
Resolved
12. The height of the new low wall has been specified on the plans.
Page 2 of 4
On sheet A4:
13.Lighting Schedule
Resolved
a. The incorrect number of light fixtures has been corrected on the plans by
the plans examiner.
Resolved
b. The incorrect information has been eliminated from the plans.
Resolved
14. The incorrectly labeled detail has been eliminated from the plans.
15.Washington State Energy Code (WSEC) Interior Lighting Summary Space-By-Space
compliance form
Resolved
a.- The incorrect area amounts and corresponding watts allowed have been
corrected on the plans by the plans examiner.
Resolved
b. - The incorrect number of light fixtures and corresponding watts
proposed have been corrected on the plans by the plans examiner.
Resolved
16. The incorrect note has been eliminated from the plans.
On sheet A2:
17.Proposed Floor Plan
Unresolved
a.- Clarify on the plans the represented width of the hallway serving the
restrooms. It does not appear to provide the minimum required maneuvering
clearance at doors #1 and #2 from the push side per IBC 1101.2 and ICC
A117.1-2009 section 404.2.3 with the indicated door hardware installed. The
Response: Corrected. The
response to the earlier plan review comment states:
minimum required clearance is 42 according to 404.2.3 per diagram (e) & (g).
We changed the two way-swinging door to one-way swing door.
(sic) . The
minimum required clearance is 48 inches according to 404.2.3 per diagram (e) & (g)
when a closer is provided, as noted in the hardware set specified for doors 1 and 2
on the New Door Schedule on sheet A2. The doors that were changed were those
serving the Kitchen.
Resolved
b. The Kitchen has been reconfigured to provide the minimum clear
width between the cook line and the work tables.
Resolved
c. A reference to detail B/A3 for the required construction of the walls
has been provided on the plans.
Resolved
d. No shelving or racks will be used in the Storage area.
Resolved
e.- The type of materials/goods to be stored in the Storage area has been
indicated on the plans.
18.Equipment Schedule
Resolved
a. The incorrect number of hand sinks has been corrected on the plans.
Resolved
b.- The incorrect number of Type I hoods has been corrected on the plans
by the plans examiner.
Resolved
19.New Door Schedule The wording of the note has been changed to reflect the
proposed work.
Resolved
20.Legend - The height of the new low wall has been specified on the plans.
Resolved
21.Notes Note #8 - The incorrect information has been eliminated from the plans.
Page 3 of 4
On sheet A3:
Unresolved
22.Detail A Building Separation Wall Details - Provide as part of a complete
submittal a listed fire-resistance rated wall assembly determined in accordance with test
procedures set forth in ASTM E 119 or UL 263 or in accordance with IBC section 703.3.
The information must include the specified components of the fire-resistance rated assembly
(type and thickness of the gypsum wallboard - type, size, shank diameter, and length of
fasteners) and their installation criteria (wallboard installed vertically or horizontally and
the panel edge offset fastener spacing) to guide proper construction and inspection. While
a listing for the fire-resistance rated wall assembly has been provided on the plans, GA File
No. WP 1502 Gypsum Association Fire Resistance Design Manual is a proprietary
assembly, requiring the gypsum wallboard (and the other components) to be of a specific
manufacture American Gypsum Company LLC 5/8 FireBloc Type X. Verification
that the existing gypsum wallboard is from the specified manufacturer would appear to be
unlikely in the field. Another listed assembly that is generic, such as GA File No. WP
1522 Gypsum Association Fire Resistance Design Manual would minimize the extent
of compliance verification of the existing wall construction. The specified type, size, shank
diameter, length, and spacing of the fasteners used to attach the gypsum wallboard to the
framing in any listed assembly must be provided on the plans to guide proper construction
and inspection.
On sheet A4:
Resolved
23.Lighting Schedule - Emergency Light - The incorrect number of light fixtures
has been corrected on the plans by the plans examiner.
General plan review note:
Unresolved
24.- To date the City of Edmonds has not received the required approval letter
from the Environmental Health Division of the Snohomish Health District for the proposed
Response: We received
project. The response to the earlier plan review comment states:
health department review comment to request adding dump sink in the drink bar. We
added this dump sink between 3 compartment bar sink and ice sink. The equipment
number used as #33. All plumbing plan revised accordingly.
. To date the City of
Edmonds has not received the required approval letter from the Environmental Health
Division of the Snohomish Health District for the revision of the proposed project.
Page 4 of 4