2018-1319 Gravity Bar TI South Space 1.pdf
DATE: October 29, 2018
TO: Elyssa Boyd
gravitybar2017@gmail.com
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2017-1135 - 1st review
Project Address: 610 5th Avenue S, Suite B
Project: The Gravity Bar tenant improvement
Scope: Change of occupancy of tenant space from retail to dining use. Minor
alterations to space.
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
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.
On the City of Edmonds ‘Commercial & Multi-Family Building Permit Application’:
1. Clarify the indicated ‘Project Valuation’. It appears to be less than that anticipated by the
represented construction and the indicated scope of work. The building construction
valuation for the purpose of calculating permit fees shall include the total value of work,
including fair market labor and materials for all alterations. These should include, but not be
limited to relocating the restroom door, adding a dining/drinking bar, changes to exterior
windows and doors, lighting, etc.
On sheet A-0.1 floor plan:
2. Indicate on the plans the proposed occupancy group, as well as the previous occupancy
group. It appears the new occupancy will meet the definition of “B” occupancy as per IBC
303.1.1.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 2
3. Each space needs to be labeled on the plans as to its use (i.e. storage, dining/banquet, stage,
etc.)
4. Provide occupant load calculations on the plans. IBC 1004
5. On the plans, show the type and swing of all doors. Indicate whether they are existing or
new.
6. On the plans, show the type of hardware for all doors. It will need to be lever handled or
otherwise accessible. IBC 1010.1.9.1
7. At least one accessible entrance is required to the space. Indicate which door that is or
whether both exterior doors are accessible. IEBC 410.8.1
8. Indicate on the plans the distance between the end of the new Bar and the nearby structural
column. The minimum distance shall be 32 inches per ICC A117.1 section 403.5.
9. Please clarify the note on the plans “Overhead window to other side down to floor.” Is this a
new window, or overhead door perhaps? Add descriptions and details as necessary. Also,
indicate the U-value showing compliance with WS Energy Code.
10. Please clarify whether the Proposed Deck is actually a patio on the existing paved surface,
or a wood framed deck.
11. The alterations require accessibility upgrades for the building per WAC 51.50 (IEBC 410.7).
On the plans, either a) clearly show that the interior accessible route of travel complies with
current code, or b) provide upgrades per the previously referenced section. If you choose to
use exception #1 of that section, provide a letter stamped and signed by the architect
(reference the code exception), stating the overall project cost, 20% of the project cost, and
list the accessibility upgrades that will be done as part of this permit as well as showing that
the total cost of the upgrades is at least 20%. Note that the valuation established compliant
with review comment #1 above will be used as the project cost.
Possible features that could be considered for upgrades might include accessible toilets and
sinks, restroom grab bars, door sizes and approach space, etc. Show the selected features on
the plans.
12. Separate toilet facilities are required for each sex where the occupant load exceeds 30
persons. (IBC 2902.2)
The separate accessible restrooms are considered part of the accessible route and must be
located where they can be accessed from within the tenant space or from the exterior of the
building unless there are accessible restrooms that exist elsewhere in the building within a
travel distance of 500 feet of the most remote location in the tenant space. The public shall
have access to the accessible restrooms at all times that the building is occupied. If this is
the case, provide a letter signed by the building owner stating the existing restrooms are
indeed available as described in this paragraph.
Energy Code
13. Where the use in a space changes from one category to another, the installed lighting
wattage shall comply with WSEC C405.4. Provide a completed energy form for Interior
Lighting - Space-By-Space Method – LTG-INT-SPACE, available at neec.net. On the plans,
show all lighting fixtures and corresponding wattages to show compliance with the energy
code.
14. Indicate on the plans the required lighting ‘controls’ (occupancy sensors) per WSEC C503.6
and C405.2.1.