2017-0570 Bucatini TI-remodel - Peter Schroeder Arch.pdfOV EQ_4 City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May 23, 2017
TO: Hots Sands LLC, D.B.A 'Bucatini'
Peter Lamb
peterlamb 1147 @ gmail. com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2017-0570
Project Address: 9818 Edmonds Way
Project: Bucatini tenant improvement -remodel
Scope: Tenant improvement -addition for restaurant — A-2 occupancy group — 123
occupants — VB construction - NFPA- 13 sprinkler system required — mechanical,
plumbing, fire sprinkler, fire alann, 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 plans/documents, including a
written response in itemized letter format indicating where the 'clouded' or otherwise
hi2hli2hted chan2es 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-4:30pm and from 8:30am-12pm on Wednesdays.
General plan review note:
1. Provide as part of a complete permit application submittal a copy of the required review
approval letter from the Environmental Health Division of the Snohomish Health District for
the proposed project per the City of Edmonds 'Tenant Improvement Permit Submittal
Requirements'.
On sheet Al — Project Data — Site Plan — Vicinity Plan:
2. Project Data
a. Indicate on the plans the required automatic fire sprinkler system for fire areas with
an occupant load of 100 or more per International Building Code (IBC) 903.2.1.2,
Item 2 — see also plan review comment '2.c'
b. Occupancy Group — Change on the plans the indicated occupancy classification to
that of the use of a space for assembly purposes intended for food and/or drink
consumption.
c. Occupancy Load - Clarify on the plans the accounting of the functions of use of the
proposed tenant space per 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 the area just inside the entrance (typically
used as 4waiting areas'), barstools at the 'lunch counter' and the 'bar', and the
'booths' indicated on sheet 'A2', have specific occupant loads factors. Other
'occupiable' areas, such as the 'kitchen' and the restrooms and the walkways leading
to them, also need to be accounted for — see attachment 'occupant load'. Change on
the plans the noted occupant loads in response to the above information.
Detail B — 2-Hour Area Separation Wall — Clarify on the plans the proposed construction
criteria of the 2-hour fire -resistance rated wall. It does not appear to reflect that found in
IBC Table 721.1(2), the Gypsum Association 'Fire Resistance Design Manual, the
Underwriters Laboratories 'Certifications Directory', or other referenced resources. 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 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. Columns supporting the 'existing
wood beam' must be noted on the plans and be fully enclosed by the fire -resistance rated
wall construction or be protected with a fire -resistance rated assembly intended for columns.
On sheet A2 — Floor Plan — Plumbing Plan:
4. Lighting Plan - 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 'Building
Additions' 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.
The 'Light Fixture Schedule' must include the lighting fixture wattage and a lighting control
narrative must be provided to verify that the methods utilized in meeting the applicable
provisions have been identified on the plans.
5. Plumbing Plan — 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 purpose of the following notes is to highlight items represented on
these plans that require specific information to be noted on the plans prepared for the
separate permit application submittal(s).
a. Provide information from the manufacturer of the 'glass washer' that the installation
does not require a Type Il hood per International Mechanical Code (IMC) 507.3. An
HVAC system design that incorporates the heat and moisture loads from the
appliances or a separate removal system are acceptable alternatives that must be
noted on the plans.
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b. Note on the plans if the installation of a beverage dispenser utilizing a carbonator
and the installation of backflow prevention device to protect the potable water supply
to a carbonator is proposed as part of the project. All fixtures/equipment/appliances
requiring a connection to the potable water supply system must be indicated on the
plans.
6. Main Floor Plan
a. Indicate on the plans the required posting of the occupant load per IBC 1004.3.
b. 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.
c. Indicate on the plans the accessible seating and standing spaces distributed
throughout the various areas of the facility. At least 5 percent, but not less than one,
in each area must be accessible per IBC 1108.2.9. 1. The use of fixed tables and
seating requires a clear floor space per ICC Al 17.1-2009 section 305, with
exceptions for knee and toe clearance below drink surfaces 12 inches or less in
depth. Movable tables and seating can be positioned/removed to accommodate as
needed. The tops of accessible dining surfaces must be a minimum of 28 inches and
a maximum of 34 inches above the floor.
d. Indicate on the plans the required accessible toilet facility installations and placement
of grab bars, dispensers, and other features in the 'existing restrooms' to meet the
requirements IBC Table 2902.1/1109.2 and ICC Al 17.1-2009 section 603. 1. The
costs of providing the accessible route per International Existing Building Code
(IEBC) 410.7 are not required to exceed 20 percent of the costs of the alterations
affecting the area of primary function.
e. Clarify on the plans the placement of the required exits per IBC 1006.2. 1. The
indicated distance does not appear to meet that required per IBC 1007. 1. 1 unless an
automatic sprinkler system is installed as noted in plan review comment '2.a'.
f. Indicate on the plans the following information regarding the 'seasonal patio':
• If there is not a surrounding enclosure and the specifics of construction if there is.
• The type of provided seating.
• The means of egress.
g. Wall Legend - Clarify on the plans the note: "Area Separation Wall — existing". 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 permit 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 '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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