20161114110355.pdfRESPONSES TO PLAN REVIEW COMMENT
TECHCRAFT CORPORATION
2126 NW 204'h St, Shoreline, WA 98177
Tele: 206-817-6081
Email: david608m1m )qM il.com
City of Edmonds Plan Examiners
Mr. Chuck Miller, Plans Examiner
Date: 11 /03/2016
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
The following are our responses to your plan review comments. All revisions are marked
with cloud on revision plan.
Chuck biller, Plans, Examiner
On Sheet 1:
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.
Changed from `111-- ' try V- ' p r 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.
Revised the note on the plan for requested nested building s��paration,
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'.
Existing north side is two layer ,151FV ClWB each side of metal ,trod wralf, it is classified as
two-hour separation, We added two hour separation wall attached to existing non-
combustible wall on North side; separation well. SEE PLAN SFIEET A
4. Code Complying — Change on the plans for the provided information the noted
jurisdiction from 'Lynnwood' to 'Edmonds'.
Changed on the Plan for the jurisdiction from 'Lynnwood' to 'Edmonds'.
5. Occupancy Load and Plumbing Fixture Calculations
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.
Recalculated Occupant toads and revised on they plans,
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.
Recalculated the required number of plumbing fixtures and revised on the plans.
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.
Revised and indicated on the playas.
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'..
Revised the plan for the `water channel' from "EIA3' 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.
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Revised the plan, replaced the existing window to a .door, and noted a new door, to
match existing door.
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.
Noted on the Mans 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'.
Sens the answer of the comment `°3". devised the plans, SEE SHEET A2
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 Al 17.1-2009 section 404.2.3.
Revised they kitchen clearance in the plans according to minimum mquirements,
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 Al 17.1-2009 section 404.2.3.
Revised the plan and complied with 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.
Noted in the Plan Sheet
b. Note # 3 — Change on the plans the code version from '2009' to '2012'.
Changed the code version on the Plan Sheet from `2009' to `20151
.
c. Note #4 — Change on the plans the code section from '1008.1.8.3' to '1008.1.9.3'.
Changed the code version on the Plan Sheet from `1008.1.8.3' to '1008.1.9.3'.
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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.
Revised on the h"l ns
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.
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.
Revised oo the, Plat) Sheet A 3,
11. Restroom General Notes — Note #14 — Change on the plans the code section from
'1210.1' to'1210.2.1'.
Corrected on the Plan Sheet A3,
12. Legend — Clarify the similarity of the 'markings' used to identify the 'new full wall'
and the 'new low wall (4'AFF)'.
Clarified on the Plan Sheet A .
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'.
Revised on the Plans
b. Tenant Space Floor Area — Clarify the difference in the indicated square footage and
of that noted on sheet Al —'Property Data' and 'Occupancy Load and Plumbing Fixture
Calculation'.
l evis(,O on the Plans
14. Detail D — Change on the plans the label of the detail to reflect the represented
construction.
Rc,, loved the Detail D, No longer needed in the plan.
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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.
Changed on tho plans,
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.
Revised on the plan.
16. Lighting Notes —Note #12 —Change on the plans the provided information to reflect
that required per the currently adopted code or eliminate.
Revised on the plans as Section 404.1 Per 2015IECC,
Should you have any questions and concern, please contact me as your convenient: My
cell phone 206-817.6081, Email: david6081@grnail.corrf .
Sincerely,
David Lee
Techcraft Corp.
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