2017-0586 Thai By Day TI-remodel - Peter Schroeder Arch.pdfOV E 11,V 0 City of Edmonds,
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May 24, 2017
TO: Adisom Anujomrapan
thesamedgy7A,gmail.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2017-0586
Project Address: 182 Sunset Avenue S
Project: Thai By Day tenant improvement
Scope: Add non -bearing interior walls and reconfigure space for restaurant — A-2
occupancy group — 102 occupants — VB construction - NFPA- 13 sprinkler system
required — mechanical, plumbing, 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 plans/documents, including a
written response in itemized letter format indicating where the 'clouded' or otherwise
hi2hlighted 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 2nd 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 A- 1. 0 — Project Info:
2. Project Information —Building Code Notes
a. Occupancy Load Calculations - Clarify on the plans the accounting of the functions
of use of the proposed tenant space per International Building Code (113C) Table
1004.1.2 and IBC 1004.4. 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 'waiting areas'), barstools
at the 'counter' and the, and the 'bench' seating represented on sheet 'A-2.0', have
specific occupant loads factors. Other 'occupiable' areas, such as the 'bar' and the
restrooms and the hallway 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.
b. Occupancy Separation — Clarify on the plans the note: "Occupancy A/B No
Separation Required". It does not appear to correspond with IBC Table 508.4. A
proposal to consider the structure for nonseparated occupancy classification will
require additional information regarding the use of the remaining uses of space and
the heights and area of the entire building.
3. Occupancy and Exit Diagram
a. Clarify on the plans the length factor used to determine the occupant load along each
side of the dining area. It does not appear to coincide with that to be used for fixed
seating without dividing arms per IBC 1004.4.
b. Clarify on the plans the placement of the required exits per IBC 1006.2. 1. The
means of egress shall not pass through kitchens, storage rooms, or spaces used for
similar purposes per IBC 10 16.2, Item 5.
c. Clarify on the plans the indicated 'swing' of the door 'marked' 'D04'. It appears to
reduce the required means of egress width by more than one-half as prohibited by
IBC 1005.7. 1.
On sheet A-2.0 — Plans/Schedules/Details:
4. Floor Plan
a. Indicate on the plans the required posting of the occupant load per IBC 1004.3.
b. 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 (such as the 'bar') 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.
c. Clarify on the plans the indicated width of the hallway leading to the restrooms. It
does not appear to provide the required maneuvering clearance at the door 'marked'
'D02' per ICC A 117.1-2009 Section 404.2.3.
d. Clarify on the plans the indicated width of the hallway leading to the restrooms. It
does not appear to provide the required maneuvering clearance at the door 'marked'
'D03' per ICC A 117.1-2009 Section 404.2.3 when a door closer is installed as
specified on the 'Door Schedule'.
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e. Clarify on the plans the indicated 'swing' of the door 'marked' ' D04'. It appears to
reduce the required means of egress width by more than one-half as prohibited by
IBC 1005.7. 1.
f. Clarify on the plans the callout for the equipment 'marked' '2' in the space 'Cook
Line'. It does not appear to correspond with that specified on the 'Equipment
Schedule'.
g. Clarify on the plans the represented width between the equipment 'marked' ' I I' and
the equipment 'marked' 16' and '9'. It does not appear to provide the required
minimum clear width per IBC 1103.2.3 and ICC A 117.1-2009 section 403.5.
h. Clarify on the plans the section callout '08' in the space 'Host'. It does not appear to
indicate the 'detail' and the 'sheet' where it can be found.
i. Clarify on the plans the section callout '09' in the 'bar'. It does not appear to
indicate the 'detail' and the 'sheet' where it can be found.
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).
• Indicate on the plans the required minimum ventilation rates for each of the various
uses of space (occupancy classification) per International Mechanical Code (IMC)
Table 403.3. 1. 1.
• Provide information from the manufacturer of the 'dishwasher' that the installation
does not require a Type 11 hood per 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.
• 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.
• Clarify on the plan the represented placement of the water heater serving the
lavatories in the restrooms. It does not appear to meet the maximum piping length
per Washington State Energy Code (WSEC) Table C404.3. 1. Utilization of an
instantaneous water heater for each of the lavatories is typically proposed to avoid
having to install a tank -type water heater in the same space and still meet the
accessibility requirements of ICC A 117.1-2009.
Equipment Schedule
a. Clarify on the plans the difference in the indicated quantity of items 'marked' ' 6' —
Hand Sink, Wall Mount — to be installed and of that represented on the 'Floor Plan'.
b. Clarify on the plans the difference in the indicated quantity of items 'marked' ' 9' —
Shelving, Wall Mounted 72"W x 12"D — to be installed and of that represented on
the 'Floor Plan'.
c. Clarify on the plans the difference in the indicated quantity of items 'marked' ' 12' —
Over shelf 72"L x 12"W x 30"H — to be installed and of that represented on the
'Floor Plan'.
d. Clarify on the plans the difference in the indicated quantity of items 'marked' ' 14' —
Work Table 18"W x 30"D x 35"H — to be installed and of that represented on the
'Floor Plan'.
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6. Wall Types — Wall types 'W-2' and 'W-3' - Indicate on the plans the proposed attachment at
the base and top of the full -height walls and at the base of the 'half -walls' at the 'bar' and
6 entry'.
On sheet A-4.0 — Reflected Ceiling Plan:
7. Reflected Ceiling Plan - Provide as part of a complete permit application submittal 2015
WSEC 'Compliance Forms for Commercial Buildings including R2, R3, R4 over 3 stories
and all Rl' as required for the selections noted on the 'Building 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. The provided information
must include a lighting fixture schedule with wattage and control narrative per WSEC
C 103.2 to verify that the methods utilized in meeting the applicable provisions have been
identified on the plans.
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