2018-0641 85C Bakery and Cafe.pdf
Page 1 of 2
DATE: June 13, 2018
TO: Keith Smith, Architect
Email: ksmith@smithco.org
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2018-0641
Project: Tenant Improvement for 85C Bakery and Cafe
Project Address: 22611 76th Ave W #100
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide written responses as to where the changes can be found
on the plans, and submit revised plans/documents to a permit coordinator in the Development Services
Department.
Sheet G-1.6
1. On the plans show calculations for Allowable Area to justify the proposed mixed occupancy for the
entire building, as the presence of the new A occupancy will change the size of the building allowed
by IBC section 506. IEBC 1012.5.1
2. The occupancy separation between the A2 restaurant and the adjacent M occupancy requires a 2 hour
assembly in a non-sprinklered building. Please update the Building Code Analysis to reflect this
requirement. IBC Table 508.4
3. The sum of the areas used in the Use Group calculations (2786 sf) does not match the indicated
Building Total (apparently for the tenant space) of 2918. Please provide an accounting for the
difference of 132 sf in both the Use Group Classification and the Occupant Load sections of this sheet.
4. Occupant load calculations performed during this review according to IBC Table 1004.1.2 resulted in
an approximate number of 105 occupants in the tenant space. (This included an increased density of
5sf/occupant at the queueing line at point of sale.) A2 occupancies with occupant loads of 100 or
more are required to be fire sprinklered per IBC 903.2.1.2. Please indicate on this sheet that fire
sprinklers for the entire building are required for this project. In lieu of fire sprinklers, either
reconfigure the tenant space so that a lower occupant load may be established, or show that the
aggregate total of the calculations for the actual use of each space does not exceed 99. See also ECDC
19.25.035.
Sheet G-1.8
5. On the Site Plan, verify a code compliant accessible parking stall and path to an accessible entrance.
Sheet A-1.0
6. On the Wall Schedule change wall type W1.1 from 1 hour to 2 hours. The occupancy separation
between the A2 restaurant and the adjacent M occupancy requires a 2 hour assembly in a non-
sprinklered building. (1 hour where sprinklered.) IBC Table 508.4
7. The door type callouts in the Door Schedule (in list format) do not match those in the Door Schedule,
which shows depictions of each door type. Please coordinate this information and verify that the
callouts on the floor plan appear as intended.
8. At the D2 Side Exit Door, change the callout for Keynote 8 to Keynote 9.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 2
Sheet A-1.4
9. Add an Exit sign at the western-most storefront exit door. This is one of the 2 required exits as
determined by the diagonal/minimum separation requirements.
Sheet A-2.3
10. A vertical grab bar is required on the side wall of the toilet space. Please show this vertical grab bar
and dimensions in each of the applicable details on this sheet. ICC A117.1 section 604.5.1
Sheet E-0.2
11. On the LTG-INT-SPACE form, several “Watts Proposed” totals are incorrect. The Total Watts
calculates out to 2486, not 2450. This does not comply with the Allowed wattage of 2451. Please
adjust the form to show the correct values, and make any adjustments needed to achieve compliance.
Also, modify the Lighting Floor Plan on E-3.1 as needed to coordinate any changes.
Sheet E-3.1
12. Modify the Lighting Floor Plan as needed to reflect any changes made as a result of item 11 above.
13. Add an Exit sign at the western-most storefront exit door. This is one of the 2 required exits as
determined by the diagonal/minimum separation requirements.
Thank you,
Leif Bjorback, Building Official
City of Edmonds
(425) 771-0220
Leif.bjorback@edmondswa.gov