20161128134539.pdfBotesch, Nash & Mall
Architects, P.S.
November 18, 2016
ATTN: Chuck Miller
City of Edmonds
RE: Plan Check: BLD2016-1126
Project: Herbal Legends Cannabis T.I.
Project Address: 7217 212th Street SW
Review Comments:
On the City of Edmonds 'Commercial & Multi -Family Building Permit Application':
1. Clarify the indicated 'Project Valuation'. It appears to be less than that anticipated by the
represented construction and indicated scope of work. Per Edmonds Community
Development Code (ECDC) 19.70.015, building construction valuation for the purpose of
calculating permit fees shall include the total value of work, including but not limited to all
construction work for which the permit is issued, as well as all finish work, painting,
roofing, electrical, plumbing, heating, air conditioning, elevators, fire extinguishing
systems and any other permanent equipment as applicable.
Project valuation has been revised to an estimated number of $40,000.
On sheet 1:
2. Narrative/Scope of Work
a. Update on the plans (or eliminate) the information regarding the assumed occupancy
groups of the prior tenant. It does not reflect that determined at the time of original
occupancy under permit BLD1988-0146 in compliance with the 1985 Uniform
Building Code (UBC) — 62/134.
Narrative/scope of work and occupancy table removed. See sheet G1.0 for
occupant loads on a space by space basis per IBC table 1004.1.1.
b. Clarify on the plans the note: "The restroom will also be upgraded to current ADA
standards as shown, and will not be available for public use, but will be general
neutral." It does not appear to comply with the requirements of International Existing
Building Code (IEBC) 403.1 to maintain public access.
Note removed. For ADA restroom design and required clearances refer to sheet
A1.0 details 1, 3, 4, and 5.
c. Change on the plans the title of table and first column of the table to reflect that used
in IBC Table 1004.1.2. Occupancy classifications are typically used to determine the
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specifics of the structure (such as height, area, and separation from other
classifications). Occupant loads are typically determined by the function of space
(use) within the larger occupancy group and are used to specify the required means
of egress elements of a project. The function of space 'Mercantile — Storage' would
be an appropriate entry where `S-1' is indicated.
Note removed. See sheet G1.0 for occupancy type for the building and occupant
loads on a space by space basis per IBC table 1004.1.1.
3. Floor Plan
a. Indicate on the plans any built-in furnishings, shelving, or racks that may be installed
in any of the spaces. Shelving/racks that exceed 6 feet in height must be seismically
anchored.
Sheet A1.0 — Add "NOTE: 1. ANY SHELVING OR STORAGE RACKS OVER 6 FT
TALL MUST BE SEISMICALLY ANCHORED."
b. Indicate on the plans the accessible sales and service counter (or portion of that
proposed) meeting the requirements of ICC A117.1-2009 Section 904.1
Sheet A1.0 — Add Keynote "1.2 30"x48" CLEAR SPACE (SIDE APPROACH)."
- 30"x48" clear space added to floor plan.
c. Indicate on the plans the proposed construction of the wall used to separate the
'Sales Area' from the 'Storage' area. Of particular concern is required attachment at
the base and bracing at the top of the ceiling-height/full-height walls. The non -
bearing interior walls erected at the time of the original construction of the structure
were required to be 'held -down' from the roof framing to allow for deflection of the
roof trusses.
Sheet A1.0 — Add Detail 2 — Wall Types.
Sheet A2.0 — Add Detail 2 — Wall bracing detail.
d. Clarify on the plans the proposed placement of the wall used to separate the 'Sales
Area' from the 'Storage' areas. It does not appear to comply with the access
requirements for the route to the public toilet facilities per IEBC 403.1/IBC 2902.31.
Sheet A1.0 — Added new access route from Reception Area 101 to Restroom 105
for public restroom accessibility.
e. Clarify on the plans the proposed installation of a 'bi-fold' door between the 'Sales
Area' and the 'Reception Area'. It does not appear to meet the requirements of IBC
1010.12/1010.1.4.3.
Sheet A1.0 — Add Keynote "1.7 REMOVE EXISTING DOORS."
f. Indicate on the plans whether or not the door installation between the 'Sales Area'
and the 'Storage' will include both a closer and a latch. Of particular concern is the
required maneuvering clearance on the 'push' side per ICC A117.1-2009 Section
404.2.3.
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Sheet A1.0 — Added door schedule indicating no closer on door 103A.
-Added "NOTE: ALL DOOR HARDWARE MUST COMPLY WITH
ICC/ANSI A117.1-2009 SECTIONS 404.2.6 — 404.2.8 FOR ACCESSIBLITY
REQUIREMENTS."
-Added dimension on push side of door 103A.
g. Clarify on the plans the proposed door installations at the ends of the 'Sales
Counter'. They do not appear to provide the required maneuvering clearance on the
'pull' side per ICC A117.1-2009 Section 404.23. Per IBC 1103.2.2 the area behind
the 'Sales counter' must meet the requirements, even if only to be used by the
employees.
Sheet A1.0 — Gates at the end of the counters have been removed.
- The sales counter has been updated and a dimension has been
added to show the minimum required clearance of 36" and a 5%
0" wheelchair turn around space has been provided at the
opposite end.
h. Indicate on the plans the required drinking fountain(s) installation to meet both the
accessible and standing spout outlet height requirements of IEBC 410.7/403.1/IBC
2902.5.1/1109.5.1 and ICC A117.1-2009 Section 602.4. Drinking fountains located
within a travel distance of 500 feet of the most remote location in the tenant spaces
not more than one story above the tenant spaces may comply if in a common area of
the building.
Sheet A1.0 — Add Keynote "7.7 NEW ADA COMPLIANT LAVATORY/DRINKING
FOUNTAIN COMBO. (JUST MANUFACTURING MODEL CWH-2524 OR
EQUIVALENT.)"
- Added details 3, 4 and 5 on sheet A1.0.
On sheet 2:
4. Accessible Parking Spaces Table — Change on the plans the table values in the
'Required Min Number of accessible Spaces' column to reflect that of IBC Table 1106.1.
Sheet G1.0 — Parking calculations added to show the number of total spaces and
accessible spaces required.
On the provided Washington State Energy Code (WSEC) Compliance Forms for Commercial
Buildings:
5. Interior Display Lighting — Space -By -Space — LTG-INT-SPACE checklist— Proposed
Lighting Wattage table.
a. Clarify on the plans the entry of information regarding the installation of the 'Track
light with LED Spotlights' in the 'Sales Ara'. The proposed installation appears to be
'display' lighting and should be accounted for on the 'Proposed Retail Display Light
Wattage' table. Resubmit the "LTG-INT-SPACE checklist as required to verify
compliance of the proposed 'Interior Lighting Power Allowance' in the response to
the plan review comment.
Sheet A2.0 Reflected Ceiling Plan — 2015 WSEC Lighting Compliance Form - LTG-
INT-SPACE checklist has been added showing all light fixtures and wattages.
- Added keynote 2.4 — "NEW LED TRACK LIGHT FIXTURE.
PROVIDE WATTAGE LIMITER FOR THIS FIXTURE TO BE
LIMITED TO A MAXIMUM OF 840 WATTS PER WSEC SECTION
C405.4.1."
- This fixture is not display lighting.
b. Clarify the indicated watts/fixture for the proposed 'Track Light with LED Spotlights' in
the 'Sales' area. It does not appear to comply with that specified in 'Note 7' of the
form. Resubmit the 'LTG-INT-SPACE' checklist as required to verify compliance with
the proposed "interior Lighting Power Allowance; in the response to the plan review
comment.
Sheet A2.0 Reflected Ceiling Plan — Added keynote 2.4 — "NEW LED TRACK LIGHT
FIXTURE. PROVIDE WATTAGE LIMITER FOR THIS FIXTURE TO BE LIMITED TO A
MAXIMUM OF 840 WATTS PER WSEC SECTION C405.4.1."
6. Interior Display Lighting — Space -By -Space — LTG-INT-DISPLAY checklist — Proposed
Retail Display Lighting Wattage table — Clarify on the plans the entry of information
regarding the installation of the 'Recessed LED Can Light' in the 'Sales Area'. The
proposed installation appears to be "area' lighting and should be accounted for on the
'Proposed Lighting Wattage' table. Resubmit the 'LTG-INT-SPACE' checklist as required
to verify compliance of the proposed 'Interior
Lighting Power Allowance' in the response to the plan review comment.
Sheet A2.0 Reflected Ceiling Plan — 2015 WSEC Lighting Compliance Form - LTG-
INT-SPACE checklist has been added indicating the display lighting allowance as
587 watts.
7. Interior Display Lighting -0 Space -By -Space — LTG-INT-DISPLAY checklist — Proposed
Lobby Art/Exhibit Display Lighting Wattage table — Clarify on the plans the entry of
information regarding the installation of the 'Recessed LED Can Light' in the 'Reception
area'. The proposed installation appears to be 'area' lighting and should be accounted
for on the 'Proposed Lighting Wattage' table. Resubmit the 'LTG-OINT-SPACE' checklist
as required to verify compliance of the proposed 'Interior Lighting Power Allowance' in
the response to the plan review comment.
Sheet A2.0 Reflected Ceiling Plan — 2015 WSEC Lighting Compliance Form - LTG-
INT-SPACE checklist has been added indicating the display lighting allowance as
587 watts.
8. Lighting Plan — Indicate on the plans the required occupancy sensors to the new interior
spaces per Washington State Energy Code (WSEC) C103.2/C405.2.1 WSEC C103.2
requires that the lighting fixture schedule with wattage and control narrative to be shown
on the plans. The 8-1/2x11 'Lighting Plan' attached to the WSEC compliance forms
should be part of the building plans to guide proper installation and inspection
Sheet A2.0 Reflected Ceiling Plan — Added note "1. PROVIDE OCCUPANCY
SENSORS IN ALL RESTROOMS, OFFICES AND STORAGE AREAS."
Sincerely,
BOTESCH, NASH & HALL ARCHITECTS, P.S.
Miles Walker
Associate