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2016-0553 NW Peak Brewery TI 2- Shapiro Arch.pdf City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION L (425) 771-0220 DATE: September 30, 2016 TO: A.D. Shapiro Architects Tony Shapiro tony@adshapiro.com FROM: Chuck Miller, Plans Examiner RE: Plan Check: BLD2016-0553 th Project Address: 18502 76 Avenue W Project: NW Peak Brewery TI Scope: Convert auto service center to restaurant and brewery (16% or less alcohol content) use – A-2/F-2 occupancy groups – unknown number of occupants – V-B construction - NFPA-13 sprinkler system not required – mechanical and plumbing not included 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. General Review Note: 1.On the WSEC Mechanical Summary – MECH-SUM – Complete the resubmitted form, including the ‘Mechanical Systems Summary’. Of particular concern is the use of a gas fired unit heater, sized and installed in an existing unconditioned, uninsulated, limited- access ‘S-1’ occupancy now proposed to be used to provide comfort heat for a restaurant and brewery – A-2/F-2 occupancies. The proposed method of providing the required outdoor air for the uses of space per IMC Table 403.3 must also be indicated on the plans. 2.On the WSEC Interior Lighting Summary – LTG-SUM a.Clarify on the form the ‘Project Description’ selection of ‘Alteration’. The proposed change of use and change of space use from an unconditioned, uninsulated, limited- access ‘S-1’ occupancy to that of an restaurant and brewery – A-2/F-2 occupancies required compliance as a ‘New Building’ per WSEC C101.4.4. Provide updated compliance forms reflecting the proposed lighting in compliance with C405.5. b.Clarify the difference in the indicated ‘Interior Lighting System Description’ of ‘lay in ceiling with flourscent (sic) fixtures throughout’ and of that noted on WSEC Interior Lighting Summary – Space-By-Space – LTG-INT-SPACE – on WSEC Interior Lighting Summary – Building Area Method – LTG-INT-BLD – and on sheet ‘A110’ – Detail 5 – Reflected Ceiling Plan. 3.Clarify the submittal of both the WSEC Prescriptive Path – ENV-PRESCRIPTIVE - and the WSEC Component Performance – ENV-UA – Code compliance forms. The selected compliance path on the submitted WSEC Envelope Summary – ENV-SUM – is indicated to be ‘Prescriptive’ and provides the perspective for the following review comments: 4.On the WSEC Envelope Summary – ENV-SUM a.Clarify on the form the indicated ‘Vertical Fenestration and Skylight Area Calculation’ information. It does not appear to reflect that of either the ‘heated’ or ‘semi-heated’ spaces indicated on sheet ‘A101’ – Detail 2 – Code Plan – see also plan review comment 4.b below. b.The project is indicated to contain semi-heated spaces. Semi-heated spaces shall be documented separately from other conditioned spaces – provide separate compliance forms for each conditioned space. Note that envelope elements, such as interior walls separating semi-heated spaces from other conditioned spaces in the same building, are required to comply with exterior thermal envelope requirements and be specified as applicable on the plans. 5.On the WSEC Prescriptive Path – ENV-PRESCRIPTIVE - Complete the resubmitted form, including the information regarding each of the building components in compliance with that required per WSEC Table C402.2, such as ‘R-49’ roof insulation when placed below the roof deck. On sheet A102 – Site Plan: 6.Detail 1 – Site Plan – Indicate on the plans the required marking to discourage parking in the access aisle of the accessible parking space per ICC A117.1-2009 section 502.4.4. On sheet A101 – Cover Sheet: 7.Scope of Work a.Clarify on the plans the difference in the proposal to provide ‘R-30’ roof insulation below the roof deck and of that required per WSEC C101.4.4/Table C402.2 and indicated on sheet ‘A111’ – Building Elevations, Sections – Detail 5 – Section at Brewery, Tank, & Tasting Rooms. b.Clarify on the plans the difference in the identified use of space ‘#102’ Serving Room - and of that indicated on sheet ‘A101’ – Cover Sheet – Detail 2 – Code Plan. Page 2 of 6 8.Energy Code - Clarify on the plans the difference in the proposal to provide ‘R-15’ wall insulation and ‘R-30’ roof insulation and of that required per WSEC C101.4.4/Table C402.2. Update the provided information to reflect that determined to be in compliance in response to plan review comment #2 4. The response to the earlier plan review comment Clarified difference to provide ‘R-15’ wall insulation and ‘R-30’ roof insulation states: “ per WSEC C101.4/TableC402.2. Updated information to reflect the attached Energy form referenced in response 2a ”. No change appears to have been made and the information provided on the referenced form is incomplete. 9.Building Code Data a.Clarify on the plans the note: “Occupancy based on Sec 508.3.1 non-separated occupancies, with A-2, standing space as the governing occupant load per table 1004.1.2.”. Function of space and occupant load factors per IBC Table 1004.1.2 are not factors in determining compliance with IBC 508.3.1. b.Non-Separated Occupancy Calculation - Reformat and update the provided table on the plans to properly indicate that proposed and required per IBC Table 503 and IBC Table 1004.1.2. c.Non-separated Occupancy Calculation - Occupancy Group – Public Eating/Seating, 15 sf/occ – A-2 Occupancy - Clarify on the plans the applied occupant load factor per IBC Table 1004.1.2. Benches, booths, barstools and other seating types, as well as standing areas, have specific occupant loads factors different than that indicated for tables and chairs. The indicated area also appears to include space ‘104’ – Vestibule – space ‘105’ – Men – space ‘106’ - Women – space ‘107’ – Brewing – and space ‘108’ – unspecified - which should have the appropriate ‘function of space’ factor per IBC Table 1004.1.2 applied for the proposed uses. 10.Detail 2 – Code Plan - Clarify on the plans the applied occupant load factor for the space identified as ‘Bar Room’ per IBC Table 1004.1.2 Benches, booths, barstools and other seating types, as well as standing areas, have specific occupant loads factors different than that indicated for tables and chairs – see also plan review notes 9.b and 9.c. On sheet A110 – Plans and Details: 11.Detail 1 – Seating Plan – Indicate on the plans the required minimum and maximum heights of the accessible portion of the bar above the floor per ICC A117.1-2009 section 902.4. 12.Detail 2 – Toilet Room Elevation – Clarify on the plans the specified distance above the floor for the placement of the vertical grab bar. It does not appear to comply with that required per ICC A117.1-2009 section 604.5.1. 13.Detail 3 – Fermenting Vessels – Provide on the plans a detail, and a reference to it for the required attachment of the fermenting vessels (and those marked ‘HLT’, ‘MT’, and ‘BK’) to resist seismic loads per IBC 1613.1/American Society of Civil Engineers (ASCE) 15.1.1. Provided detail for required The response to the earlier plan review comment states: “ attachment of fermenting vessels, HLT, MT, and BK to resist seismic loads per IBC 1613.1/ASCE 15.1.1. ”. A detail for the attachment and engineering supporting the design could not be found among the resubmitted construction documents. 14.Detail 4 – Toilet Room Enlarged Plan a.Clarify on the plans the specified distance from the rear wall for the placement of the vertical grab bar. It does not appear to comply with that required per ICC A117.1- 2009 section 604.5. Page 3 of 6 b.Clarify on the plans the indicated distance from the edge of the lavatory to the sidewall adjacent to the toilet. It does not appear to provide the required minimum clearance per ICC A117.1-2009 section 604.3.1. 15.Detail 11 – Floor Plan a.Indicate on the plans the required minimum maneuvering clearances in space ‘104’ – Vestibule – per ICC A117.1-2009 section 404.2.3. Indicate on the plans if a door closer is to be installed on the doors to the restrooms (the information was not included in the ‘HDW Group’ section of the ‘Door Schedule’). b.Indicate on the plans the required attachment at the base and top of the full-height interior walls to guide proper construction and inspection. 16.Door Schedule a.Clarify on the plans the information provided for the following doors: Mark 1 · Mark 3 · Mark 5 · Mark 101D · Callouts for doors ‘marked’ as above could not be found on the plans. b.Indicate on the plans the required door hardware on accessible doors that do not require tight grasping, pinching, or twisting of the wrist to operate per IBC 1008.1.9.1 and ICC A117.1-2009 section 404.2.6. c.Indicate on the plans the required door hardware and signage for the door ‘marked’ ‘101A’ in space ‘101’ – Tasting Room – per IBC 1008.1.9.3. d.Indicate on the plans the required panic hardware for the door ‘marked’ ‘102’ in space ‘102’ – Serving Room – per IBC 1008.1.10. 17.Window Schedule a.Clarify on the plans the information provided for the following window: Mark 9 · Callouts for a window ‘marked’ as above could not be found on the plans. b.Clarify on the plans the count for the windows ‘marked’ ‘Exist’. It appears to be greater than that represented on the plans. On sheet A111 – Building Elevations, Sections: 18.Detail 2 – South Elevation – Clarify the representation of the wall height of the portion of the structure from gridline ‘C’ to ‘D’. It does not appear to reflect the existing conditions, especially the area above the proposed restrooms. Provide a detail for the required wall/parapet construction above the roof surface. The response to the earlier plan review Clarified representation of wall height of the portion of structure comment states: “ from gridline ‘C’ to ‘D’. Provided detail for the required wall/parapet construction above the roof surface. ”. No changes, explanation, or detail could be found on the resubmitted plans. 19.Detail 4 – North Elevation a.Indicate on the plans the location of the door ‘marked’ ‘101F’ on sheet ‘A110’ – Detail 11 – Floor Plan. Page 4 of 6 b.Clarify the representation of the wall height of the portion of the structure from gridline ‘C.4’ to ‘D’. It does not appear to reflect the existing conditions. Provide a detail for the required wall/parapet construction above the roof surface. The Clarified representation of response to the earlier plan review comment states: “ wall height of the portion of structure from gridline ‘C.4’ to ‘D’. Provided detail for the required wall/parapet construction above the roof surface. ”. No changes, explanation, or detail could be found on the resubmitted plans. 20.Detail 5 – Section at Brewery, Tank, & Tasting Rooms - Clarify on the plans the difference in the proposal to provide ‘R-39’ roof insulation below the roof deck and of that required per WSEC C101.4.4/Table C402.2 21.Detail 9 – Scupper Detail at Roof - Clarify on the plans the difference in the proposal to provide 2 inches of ‘R-24.5’ foam insulation and 3-1/2 inches of ‘R-15’ batt insulation below the roof deck and of that required per WSEC C101.4.4/Table C402.2 On sheet S-2 – Structural Plans: 22.Detail 1 – Main Floor a.Clarify on the plans the difference in the length and placement of the shear wall and anchorage along the east side of the structure and of that indicated for shear wall ‘LA’ in the provided structural calculations. The wall openings for the windows and door do not appear to have been accounted for in the provided structural calculations. b.Clarify on the plans the difference in the length and placement of the shear wall and anchorage along the north side of the structure and of that indicated for shear wall ‘TB’ in the provided structural calculations. The wall opening for the window does not appear to have been accounted for in the provided structural calculations. c.Clarify on the plans the difference in the length and placement of the shear wall and anchorage along the south side of the structure and of that indicated for shear wall ‘TF’ in the provided structural calculations. The wall opening for the door does not appear to have been accounted for in the provided structural calculations. d.Clarify on the plans the difference in the length and placement of the shear wall and anchorage along the south side of the structure and of that indicated for shear wall ‘TE’ in the provided structural calculations. The wall openings for the ‘existing’ windows do not appear to have been accounted for in the provided structural calculations. 23.Detail 2 – Roof Level a.Clarify on the plans the indicated portion of the roof to be ‘raised to match the surrounding roof’. It does not appear to reflect the existing conditions, especially the area above the proposed restrooms. The response to the earlier plan review Response: Please see attached south elevation (page 2) showing comment states: “ the southeast portion of the building whose roof will be raised (clouded in red) to match the elevation of the rest of the building. The roof of the restroom area does not need to be raised. ”. There are plan review concerns regarding the representation of the structure on the ‘South Elevation’ (as well as the ‘East Elevation’ and the ‘North Elevation’) – see plan review comments 18 and 19.b. - that have been substantiated by site visits to the proposed project site. To date, an accurate representation of the existing structure, or of the areas to be altered and the required construction, has not been provided. Page 5 of 6 b.Indicate on the plans the minimum construction to support the loads over the door ‘marked’ ‘101F’ on sheet ‘A110’ – Detail 11 – Floor Plan – in the north wall of space ‘107’ – Tank Room. c.Indicate on the plans the minimum construction to support the loads over the windows ‘marked’ ‘Exist’ on sheet ‘A110’ – Detail 11 – Floor Plan – in the south wall of space ‘107’ – Tank Room. d.Indicate on the plans the minimum construction to support the loads over the door ‘marked’ ‘101A’ and the windows ‘marked ‘’01’ on sheet ‘A110’ – Detail 11 – Floor Plan – in the east wall of space ‘101’ – Tasting Room. On sheet S-3 – Structural Details: 24.Sections 1, 2, 3, 4, and 5 – Specify on the plans the minimum fastener for the attachment of the ‘A35’ framing anchors to the roof sheathing. The proposed installation does not appear to allow for the fastener specified by the manufacturer. Page 6 of 6