2017-0590 Patty's Eggnest TI 2- Andy Teh.pdfCity of Edmonds.
PLAN R.EVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: July 26, 2017
TO: Andy Teh
andyieh(d),andyieh.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2017-0590 — 2nd review
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. Items that recur on this list appear in italics.
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
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 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. Resolved - A copy of the review approval letter from the Environmental Health Division of
the Snohomish Health District for the proposed project has been provided.
On the City of Edmonds 'Commercial & Multi -Family Building Permit Application':
2. Resolved - The 'Project Valuation' has been changed in the response to the earlier plan
review comment.
On sheet 1:
3. Project Data
a. Address — Resolved - The indicated 'postal code' has been changed on the plans
from '98206' to '98026'.
b. Proposed Use — Resolved - The wording for the permitted classification of an
'Assembly' occupancy as a 'Business' occupancy has been changed on the plans
from '3 8 seats' to 'less than 50 occupants' per International Building Code (IBC)
303.1.1.
c. Construction Type — Resolved - The referenced IBC code section regarding the
required installation of an automatic sprinkler system has been changed on the plans
from '903.2.6' to '903.2.1.2, Items 1 & 2'.
4. Permit Requirement — Resolved - The wording 'Deferred Submittals' for the noted work to
be completed under separate permit application submittals has been removed from the
plans.
5. Legend (Doors) — Note — Resolved - The referenced IBC code section regarding the door
hardware has been changed on the plans from '1008.1.8' to '10 10. 1.9'.
6. Occupancy Load Calculations
a. Occupancy Load Calculation: I — Resolved - The referenced IBC table regarding the
determination of the occupant load has been changed on the plans from '1004. 1. F to
'1004.1.2'.
b. Occupancy Load Calculation: 2
i. Resolved - The referenced IBC table regarding the determination of the
occupant load has been changed on the plans from '1004. 1. F to '1004.1.2'.
ii. Unresolved - Clarijy on the plans the accounting of thefunction ofspacefor
the 'bench'and 'unconcentrated (tables and chairs)'areas. It does not
appear to reflect that determinedper 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 ofthe area to be
subtractedfrom the 'Dining Area' in determining the 'Unconcentrated
seating area'appears include area outside of that usedfor 'bench'seating.
If the calculated occupant load exceeds that allowablefor a space with one
exit per IBC Table 1006.2. 1, the Building Official will consider thefollowing
in determining a proposalfor a reduced occupant loa&
0 The common methods used duringplan design and review to determine
occupiable areas are imprecise.
The provided restrooms arefor tenant employee andpatron use and not
for general or public use, and will be used by occupants accountedfor in
other areas of the space (to avoid double -counting).
Change on the plans the noted occupant loads in response to the above
information, including the proposedjustification for a reduced occupant load
as applicable. The response to the earlier plan review comments states:
"Please see revised diagram (clouded area) on page-1 regarding Bench
seating area and the common seating area.". While the 'shading' used to
define the separation of the 'bench' and unconcentrated' seating areas has
been changed, the indicated floor areas used to calculate the occupant load
Page 2 of 5
for the 'unconcentrated' area has remained unchanged as has the calculated
occupant load for that area.
7. Food Preparation Equipment
a. Address — Resolved - The indicated street address has been changed on the plans
from '21900' to '21940'.
b. Address — Resolved - The indicated 'postal code' has been changed on the plans
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 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 from the plans examiner: The response "The
dish washer (sic) will be a low -temp unit" alone does not exclude the
proposed installation from the requirements of IMC 507.3. Most
manufacturers will deliberately note on the equipment specifications that
the appliance "does not produce heat or moisture" or "does not require a
Type 11 hood".
• 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. Unresolved - Clarify on the plans the indicated placement of the requiredposting of
the occupant load. It does not appear to comply with thatper IBC 1004.3. The
response to the earlier plan review comment states: "We are open for suggestions
of where to post the occupancy sign.". The required location for the posting of the
occupant load appears to be specified in the text of IBC 1004.3.
b. Resolved - The 'Food Preparation Equipment' schedule has been changed on the
plans to correspond with the representation of the various 'marked' fixtures to be
installed.
Page 3 of 5
c. Unresolved - Clarify on the plans the represented width between the equipment
currently 'marked' Vand 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 ICCAI 17.1-2009 section 403.5. Specify
on the plans the minimum required width to guide the proper installation and
inspection of thefoodpreparation equipment. No response appears to have been
provided to, and no change appears to have been made on the resubmitted
construction documents in response to, the earlier plan review comment.
9. Site Location — Resolved - The indicated 'postal code' has been changed on the plans from
'98206' to '98026'.
On sheet 2:
10. Reflected Ceiling Plan — Unresolved - Provide as part of a complete permit application
submittal 2015 WSEC 'Compliance Formsfor Commercial Buildings including R2, R3, R4
over 3 stories and all RI'as requiredfor the selections noted on the 'Building Alterations'
section of the WSEC Lighting Summary — L TG-SUM — supporting the compliance of the
represented installation. The completedforms must include 'LTG -SUM" `LTG-INT
SPACE'or `LTG-INTBLD'as applicable, and `LTG-CHK'I at a minimum. Theprovided
information must include a lightingfixture schedule with wattage and control narrative per
WSEC C103.2 to verify that the methods utilized in meeting the applicable provisions have
been identified on the plans. The response to the earlier plan review comment states:
"Please see Sheet-2, revised "Lighting Budget".". Completed WSEC compliance forms
could not be found among the resubmitted construction documents. The alternate form
provided (and not an acceptable substitution) does not accurately determine the compliance
of the 'Proposed Lighting Wattage' of the proposed installation with the 'Maximum
Allowed Lighting Wattage' for the reasons noted in plan review comments 'l La' and
'l Lb'.
11. Lighting Budget
a. Unresolved - 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 V 0' above. No response appears to have been provided to, and no change
appears to have been made on the resubmitted construction documents in response
to, the earlier plan review comment.
b. Unresolved - 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'. The response to the earlier plan review comment
states: "light fixtures are the same at switch-1 and switch-2. Switches are
controlled independently to enable fixtures to be turned -off when natural sun
light is adequate.". The number of fixtures accounted for in the revised 'Lighting
Budget' does not accurately account for the lighting installation represented on the
'Reflected Ceiling Plan' — the number of 'Ceil. Pendent (sic) Light' to be connected
to 'SW-2' is less than represented and one is not specified.
Page 4 of 5
On (seeond) sheet 2 3:
12. Resolved - The sheet number has been changed on the plans from '2' to '3'.
13. Detail 9 — Typ. Seating Arrangement — Resolved - The differentiation of the width of the
'walkway' between occupancy classifications 'A-2' and 'B' has been removed from the
plans. Note from the plans examiner: The code/code references noted in the response to
the earlier plan review comment cite a code (UBC — Uniform Building Code) not adopted in
the state of Washington since the year '2000'. The provided code section references do not
correspond to applicable sections found in the IBC (IBC Section 10 13 regards 'exit signs'
and IBC Section 403.5 regards 'means of egress and evacuation' in 'high-rise buildings'.
14. Detail 10 — Cooking Equipment Spacing
a. Resolved - The 'Food Preparation Equipment' schedule has been changed on the
plans to correspond with the representation of the various 'marked' fixtures to be
installed.
b. Unresolved - 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] 17.1-2009
section403.5. Specify on the plans the minimum required width to guide the proper
installation and inspection of thefood preparation equipment. No response appears
to have been provided to, and no change appears to have been made on the
resubmitted construction documents in response to, the earlier plan review comment.
15. Detail 11 — Hood & Exhaust Assembly — Unresolved - Clarify on the plans the represented
width between the cooking equipment and the 'reflwork table' in the 'Cooking Area'. It
does not appear to provide the required minimum clear width per IBC 1103.2.3 and ICC
All 7.1-2009 section 403.5. Specify on the plans the minimum required width to guide the
proper installation and inspection of thefood preparation equipment. The response to the
earlier plan review comment states: "Please see UBC 1104.3.1 "Exceptions". We prefer
30" of space for proper operation of cooking.". The three 'exceptions' to Section
1104.3.1 found in the currently adopted code (IBC) do not apply for the following reasons:
• Exception I — The area of concern is not defined by permanently installed
partitions, counters, casework or furnishings. The 'ref/work table' is not intended or
required to be 'fixed -in -place.
• Exception 2 — The area of concern is not an integral component of the equipment.
• Exception 3 — The area of concern is not located in an exterior employee work area.
Therefore, the placement of the 'ref/work table' must comply with requirements of IBC
1103.2.3 and ICC A 117.1-2009 Section 403.5.
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.
• 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