2017-0590 Patty's Eggnest TI - Andy Teh.pdfCity of Edmonds.
PLAN R.EVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May 30, 2017
TO: Andy Teh
andyieh(d),andyieh.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2017-0590
Project Address: 21940 Highway 99, Suite B
Project: Patty's Eggnest tenant improvement
Scope: Add non -bearing interior walls and configure space for restaurant — B
occupancy group — 49 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
highli2hted 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 Enviromnental Health Division of the Snohomish Health District for
the proposed project per the City of Edmonds 'Tenant Improvement Permit Submittal
Requirements'.
On the City of Edmonds 'Commercial & Multi -Family Building Permit Application':
2. Clarify the indicated 'Project Valuation'. It appears to be less than that anticipated by the
represented construction and the 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 fair market labor and
materials with equipment needed to complete the 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.
On sheet 1:
3. Project Data
a. Address — Change on the plans the indicated 'postal code' from '98206' to '98026'.
b. Proposed Use — Change on the plans the wording for the permitted classification of
an 'Assembly' occupancy as a 'Business' occupancy from '38 seats' to 'less than 50
occupants' per International Building Code (IBC) 303. 1. 1.
c. Construction Type — Change on the plans the referenced IBC code section regarding
the required installation of an automatic sprinkler system from '903.2.6' to
'903.2.1.2, Items I & 2'.
4. Pen -nit Requirement — Eliminate from the plans the wording 'Deferred Submittals' for the
noted work to be completed under separate permit application submittals.
5. Legend (Doors) — Note - Change on the plans the referenced IBC code section regarding the
door hardware from '1008.1.8' to '10 10. 1.9'.
6. Occupancy Load Calculations
a. Occupancy Load Calculation: I - Change on the plans the referenced IBC table
regarding the determination of the occupant load from '1004. 1. V to '1004.1.2'.
b. Occupancy Load Calculation: 2
i. Change on the plans the referenced IBC table regarding the determination of
the occupant load from '1004. 1. 1' to '1004.1.2'.
ii. Clarify on the plans the accounting of the function of space for the 'bench'
and 'unconcentrated (tables and chairs)' areas. It does not appear to reflect
that determined per IBC Table 1004.1.2 and IBC 1004.4 — see attached
'occupant load'. While the 'bench' seating represented on the 'Optional
Dining Seating Arrangement' appears to be properly determined per IBC
1004.4 in the provided calculation, the extent of the area to be subtracted
from the 'Dining Area' in determining the 'unconcentrated seating area'
appears include area outside of that used for 'bench' seating. If the
calculated occupant load exceeds that allowable for a space with one exit per
IBC Table 1006.2. 1, the Building Official will consider the following in
determining a proposal for a reduced occupant load:
0 The common methods used during plan design and review to determine
occupiable areas are imprecise.
The provided restrooms are for tenant employee and patron use and not
for general or public use, and will be used by occupants accounted for in
other areas of the space (to avoid double -counting).
Page 2 of 5
Change on the plans the noted occupant loads in response to the above
information, including the proposed justification for a reduced occupant load
as applicable.
Food Preparation Equipment
a. Address — Change on the plans the indicated street address from '21900' to '21940'.
b. Address — Change on the plans the indicated 'postal code' from '98206' to '98026'.
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 II 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 (WSEQ 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 Al 17.1-2009.
8. Floor Plan
a. Clarify on the plans the indicated placement of the required posting of the occupant
load. It does not appear to comply with that per IBC 1004.3.
b. Clarify on the plans the difference in the representation of the various 'marked'
fixtures to be installed and of that specified for the corresponding 'mark' on the
'Food Preparation Equipment' schedule. The fixtures 'marked' from '5' and beyond
appear to be 'off by a number.
c. Clarify on the plans the represented width between the equipment currently 'marked'
'6' and '7' (and the 'work top' supporting the equipment) and the equipment on each
side in the 'Kitchen'. It does not appear to provide the required minimum clear
width per IBC 1103.2.3 and ICC Al 17.1-2009 section 403.5. Specify on the plans
the minimum required width to guide the proper installation and inspection of the
food preparation equipment.
9. Site Location — Change on the plans the indicated 'postal code' from '98206' to '98026'.
Page 3 of 5
On sheet 2:
10. 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.
11. Lighting Budget
a. Clarify on the plans the indicated 'Lighting Power Density' for each of the listed
areas. They do not appear to correspond with WSEC Table C405.4.2 (2). The
response should also reflect the information provided in response to plan review
comment '10' above.
b . Clarify on the plans the difference in the indicated number of 'ceiling pendant lights'
controlled by switch 'SW-2' to be installed and of that represented on the 'Reflected
Ceiling Plan'.
On (second) sheet 2:
12. Change the sheet number from '2' to '3'.
13. Detail 9 — Typ. Seating Arrangement — Clarify on the plans the differentiation of the width
of the 'walkway' between occupancy classifications 'A-2' and '13'. A corresponding
requirement cannot be found in the IBC.
14. Detail 10 — Cooking Equipment Spacing
a. Clarify on the plans the difference in the representation of the equipment 'marked'
'5' and of that specified for the corresponding 'mark' on the 'Food Preparation
Equipment' schedule.
b. Clarify on the plans the represented width between the cooking equipment and the
'work tables' in the 'Cooking Area'. 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.
Specify on the plans the minimum required width to guide the proper installation and
inspection of the food preparation equipment.
15. Detail 11 — Hood & Exhaust Assembly - Clarify on the plans the represented width between
the cooking equipment and the 'ref/work table' in the 'Cooking Area'. 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. Specify on the plans the minimum required width to guide the proper installation and
inspection of the food preparation equipment.
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).
Provide as part of a complete permit application submittal a sealed/stamped
design, supported by structural calculations, for the attachment/support of the
Type I hood.
Page 4 of 5
Provide information from the manufacturer of the Type I hood indicating the
installation requirements for compliance with the applicable provisions of IMC
507.
Page 5 of 5