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DATE: April 3, 2017
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Jason Greye
Email: Anothercastlearcade@gmail.com
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2017-0327
Project: Arcade expansion and change of occupancy
Project Address: 23303 Highway 99
During review of the plans for the above noted project, it was found that the following information, clarifications
or changes are needed. Please provide written responses as to where the changes can be found on the plans, and
submit revised plans/documents to a permit coordinator in the Development Services Department.
1. During a review of the permitting history of the occupancy of the building, it was found that the
original City business license for Another Castle was issued in 2009 for a retail store in suite C for the
purpose of selling video games and related items. Subsequent to that time, the business has apparently
expanded into adjacent tenant spaces and undergone a change in occupancy to an assembly use
without the city's knowledge or the appropriate permits. The review of the current proposed project
assumes a change of occupancy for the entire arcade tenant space, and that all alterations performed
since 2009 are included in the current proposed work.
2. Show on the plans the proposed occupancy group as 'A-3 Amusement Arcade.' IBC 303.4
3. Modify the Site Map to clearly show the extent of the proposed arcade.
4. In order to properly evaluate the occupancy requirements of the building code, provide an overall
floor plan showing and labelling all tenant spaces within the building, including both floor levels.
Show the extent of the proposed arcade.
5. Provide Allowable Area calculations for the building on the plans, and specify whether the project
will be completed using Separated Occupancies as per IBC 508.4 or Non -separated Occupancies per
IBC 508.3.
6. If the building is required to have Separated Occupancies, show the locations of all wall assemblies
and floor/ceiling assemblies that are required to be fire rated; and provide listed and tested assemblies
(such as by UL, or the Gypsum Association, etc.) along with construction details on the plans. See
IBC Table 508.4.
7. There appears to be a step in the floor level near the center of the space. A ramp may be required at
this location unless the application meets an exception to IBC 1003.5. Please revise the plans as
needed.
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8. Show on the plans to post the Maximum occupant load. EBC 1004.3
9. Show emergency lighting on the plans. IBC 1008
10. Show exit signs at the 3 main exit doors. EBC 1013
11. The southwest door and the main entry door must swing out, in the direction of egress. IBC
1010.1.2.1
12. State on the plans that all doors will have lever style or otherwise accessible hardware. IBC
1010.1.9.1
13. At the main entrance, show a sign stating "THIS DOOR TO REMAIN UNLOCKED WHEN
BUILDING IS OCCUPIED." EBC 10 10. 1.9.3
14. Provide panic hardware at the southwest exit door and at both doors at the Employee Entrance. IBC
1010.1.10
15. Provide the Washington State Energy Code form for any changes in lighting, or state on the plans
there are no proposed changes to lighting.
16. Clarify the extent of the HVAC work and whether it is included in the scope of this permit. If
included, provide specifications for the rooftop equipment and other related equipment. If the new
rooftop equipment weighs more than 400 pounds, an engineered design for the gravity support and
seismic anchorage of the unit will be required. If the HVAC work is to be deferred, a separate permit
may be obtained at a later date, and HVAC should be listed on the plans as a separate permit.
17. Please note that in order to provide natural ventilation for the space as indicated on the plans by the
note: "All Doors Open for Fresh Air," the total openings need to be at least 4% of the floor area, or
approximately 100 square feet. IMC 402
Thank you.
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