20170522110308.pdfCity of Edmonds,
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 13, 2017
TO: Qian Zhang
HGL Design
hL,,I.designconstructioiiO,P-mail.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2017-0275
Project Address: 22001 Highway 99, Suite 400
Project: DTC Hunan Restaurant
RESUB
MAy 19 2017
BUILDING DEPARTMENT
ciTY OF EDMONDS
Scope: Tenant improvement for restaurant — A-2 occupancy group — 121 occupants —
VB construction - NFPA- 13 sprinkler system required — mechanical, plumbing, type I
hood, fire suppression for hood, fire sprinkler, fire alarm, etc. under separate permits
Please be advised that the building plans for the above referenced project have been disapproved
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 needed. Reviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter.
A complete review cannot be performed until the revised Vlans/documents, includ'
written response in itemized letter format indicating where the 'clouded' or other -wise
highlighted changes can be found on the revised plans, have been submitted to a Permit
Coordinator.
Resubmittals must be made at the Development Services Department on the 2 d Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:3 Opin and from 8:3 Oam- I 2pin on Wednesdays.
yeUaW 0--&aL
General plan review note:
Provide as part of a complete permit application submittal a copy of the required review
approval letter from the Envirom-nental Health Division of the Snohomish Health District for
the proposed project per the City of Edmonds 'Tenant Improvement Permit Submittal
Requirements'. (health district submitted. Due to [lie flact ofl'significa.nL understaffed and
backlog of submission, (lie waiting time is expected to be several months, Please proceed to
the permit applicaiion reviewand issue the building permit., thanks)
On sheet A- I — Project Information, Description, Notes, Code Information, Occupant Load
Calculation, Vicinity Map, and Site Plan:
2. Project Description — Note 2 — Clarify on the plans the stated presence of "Landlord
provided 2 hour fire rated walls between suites.". A record of permitted work requiring or
allowing the construction of such work could not be found — see also plan review comments
'3a', '3b', and'6a'.(It is confirmed that the 2 hour fire rated walls were perinitted under
BLD 2015-1265)
3. Code Information
a. Indicate on the plans the required automatic fire sprinkler system for fire areas
exceeding 5000 square feet per International Building Code (IBC) 903.2.1.2, Item
L(notapplicable, the plan has area less Lh,,m 5,000 sq ft)
b. 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, Item 2 — see also plan review
comment'4'. (not applicable, the updated plaii with occupiiicy Imid calcLita(ioll per
guidance gives less than 100 occLipants.)
4. Occupancy Load Calculation - Clarify on the plans the accounting of the functions of use of
the proposed tenant space per International Building Code (IBC) Table 1004.1.2.
Approximately 25% of the 'occupiable' space has not been accounted for. Standing areas
and seating types different than tables and chairs, such as those in space '00 1' — Waiting
Area — on sheet 'A-2', have specific occupant loads factors. Other 'occupiable' areas, such
as space '005' — Corridor — and the restrooms — space '006' — Men — and space '007' —
Women — also need to be accounted for. The indicated 'Dining' area also appears to be
considerably smaller than that determined during a review of the plans — see attachment
'occupant load'. Change on the plans the noted occupant loads in response to the above
information. (Plan has been updated to have lowei� tliaii 100 ocetipants, Pleasc see tipdated
occupant load ealculatiori.)
5. General Notes — Note 7 — Change on the plans the provided information for the 'Health
Department'j urisdiction from 'King County' to 'Snohomish Health District'. (revi sed,
see updated drawim,)
I __
On sheet A-2 — Proposed Floor Plan, Schedules & Partition Type Details:
6. Proposed Floor Plan
a. Clarify on the plans the note: "Existing 2 hour fire rated wall to remain — Provided
by shell permit.". A record of permitted work requiring or allowing the construction
of such work could not be found. A proposal to construct a fire barrier to reduce the
fire area to below that requiring an automatic fire sprinkler system per IBC 903.2.1.2
could be included in the scope of work under this pen -nit and must include 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
proposed fire barrier per IBC 707.3. 1 O/Table 707.3. 10 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. The construction of an
6 existing' wall proposed as that meeting the requirements of IBC 707.3. 1 O/Table
707.3. 10 will be verified by the Building Inspector.
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(It is confirmed that the 2 hour fire rated walls we.re pLrmitted under BLD 2015-
1265)
b. Clarify on the plans the note: "Existing 45 min fire rated door to remain —
Provided by shell permit.". A record of permitted work requiring or allowing the
construction of such work could not be found. A proposal to protect the opening in a
fire barrier to reduce the fire area to below that requiring an automatic fire sprinkler
system per IBC 903.2.1.2 could be included in the scope of work under this permit
and must include a listed fire -resistance rated assembly determined in accordance with
test procedures set forth in NFPA 252 or UL I OC per IBC 716.5. The proposed fire
door assembly, required to have a I- I /2-hour fire -resistance rating per IBC Table
716.5, must also provide smoke and draft control per IBC 716.5.3. The installation of
an 'existing' fire door assembly proposed as meeting that required per IBC 716.5 will
be verified by the Building Inspector — see also plan review comment '7a'.
(It is con hirmed that the 45 mins fire rated door was pertnitted u.nder 131A) 2015- 12165)
c. Clarify on the plans the indicated width of space '005' —'Corridor'. It does not appear
to provide the required maneuvering clearance per ICC Al 17.1-2009 Section
404.2.3 at the door 'marked' ' 102' when both a door closer and latch is installed as
required per IBC 716.5.9 — see also plan review comment'7b'. ((.."orridor was revised to 4�
to ineet the required clearance,, see updated drawing)
d. Clarify on the plans the indicated 'swing' of the door 'marked' ' 105'. It appears to
reduce the required means of egress width by more than one-half as prohibited by IBC
1005.7.1. (Door 105 was removed, see updated drawinp)
e. Indicate on the plans the required posting of the occupant load per IBC 1004.3.(revised see
updated dravvin,,
f. Indicate on the plans the required minimum ventilation rates for each of the various
uses of space (occupancy classification) per IMC Table 403.3. 1. 1. The information is
required for the design of the mechanical system to be installed under a separate
permit. (revised,, see updated drawing)
7. Door Schedule
Clarify on the plans the remark '1' for door 'marked' ' 102'. The 'existing' 45 minute
fire -resistance rated door does not meet the requirements for protecting an opening in a
2-hour fire -resistance rated fire barrier used to reduce the fire area to below that
requiring an automatic fire sprinkler system per IBC 903.2.1.2. (It is eonFj fined that the
45 mins fire rated door was pert-nitted under BLD 2015-1265)
a. Indicate on the plans if a 'door closer' is to be installed for the doors 'marked' 103' and
'104'. The indicated width of the 'corridor' does not appear to provide the required
maneuvering clearance per ICC A 117.1-2009 Section 404.2.3 at the doors to space
'007' — Women — and space '006' — Men - when door closers are installed. (N o el osers
were provided for the door 103 ) and 104, see updated door schedule,)
8. Equipment List — 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.
a. Clarify on the plans the difference in the indicated quantity of items 'marked' '9'— 1
shelf work table — to be installed and of that represented on the 'Proposed Floor Plan'.
(revised, see updated equipment list)
b. Clarify on the plans the difference in the specified length of the item 'marked'' 1 OA'
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— (3) Door Sandwich Prep Table — to be installed and of that represented on the 'Proposed
Floor Plan'. (revised,, . see updated equipni eut list.)
c. Verify with the manufacturer that the installation of the proposed dishwasher
'marked' ' 17' does not require a Type 11 hood per International Mechanical Code
(IMC) 507.3. (Verified., the dishwasher is undereouuter dishvvasher that does iiot
produce heat at)d steani. Per IMC section 5073. the type 2 hood is ortly required for
dishwasher that produces heat and steani. See attached. specifIcad.on lor di,��hwasher ,
9. Detail '2/A2'— Typ. Type PI Partition —Clarify on the plans the note: "Extend to bottom of
structure & provide top & bottom plates to allow for vertical adjustment". The design of the walls
must provide an allowance for the movement of the roof construction while still retaining the top of
the wall in place. (revi sect.. see updated drawing)
10. On sheet A-3 — Proposed Reflected Ceiling Plan:
11. Provide as part of a complete permit application submittal 2015 Washington State Energy
Code (WSEQ 'Compliance Forms for Commercial Buildings including R2, R3, R4 over 3
stories and all Rl' as required for the selections noted on the 'Interior and Exterior Lighting
Alterations' section of the WSEC Lighting Summary — LTG -SUM — supporting the
compliance of the represented installation. The completed forms must include 'LTG -SUM',
'LTG-INT-SPACE' or'LTG-INT-BLD' as applicable, and'LTG-CHK', at a minimum.
Verify that the methods utilized in meeting the applicable provisions have been identified on
the plans. (see provided ciiergy code)
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