2019-0397 Kahlo's Cantina - (2812 Arch) #2 combined.pdf
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DATE: July 22, 2019
TO: Jeff Stauert, Architect
Email: Jeff@2812Architicture.com
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2019-0397, second review
Project: Kahlo’s Cantina
Project Address: 102 Main St
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 to each comment, and submit revised
plans/documents to a permit coordinator in the Development Services Department. Note that any new
comments are shown in italics.
General
1. Pending.
2. According to the City’s adopted Flood Insurance Rate Map (FIRM), a portion of the property lies
within the boundary of Flood Zone AE12. In order to establish that the building is not within the flood
zone, a survey is required by a professional land surveyor prior to completion of the Building Division
review of this permit. The response states the site is not located in the flood zone according to
FEMA’s effective FIRM. However, please be advised that, as of July 25, 2017, the City of Edmonds
has recognized the preliminary FEMA rate maps as being in effect for all development. Please see the
attached memorandum dated July 25, 2017, as well as the FEMA FIRM panel 1292 entitled Revised
Preliminary 7/22/2016, and an enlarged view of the FIRM panel with the subject property shown. If
the building or proposed addition to the building is found to be within the flood zone, please contact
me to discuss how to move forward with the design of your project.
3. Pending.
Sheet A1.1
4. Completed.
5. Completed.
6. Completed.
7. Completed.
8. Completed.
9. Completed.
Sheet A1.2
10. Completed.
Sheet A2.0
11. Completed.
Sheet A2.1
12. The Demolition Plan indicates the demolition of a substantial portion of the existing structure. Please
be aware that structures that are demolished to the level that meets or exceeds 75% of the replacement
cost of the structure will not be allowed by city code to be rebuilt except to full-on standards for new
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 5
construction. Reference Edmonds Community Development Code section 17.40.020(F). In order to
verify that your project does not meet this threshold, the following must be provided to the city:
a. A cost breakdown showing the demolition is less than 75% of the replacement cost of the
building.
b. The permit drawings must demonstrate coordination with the cost breakdown. Please
contact me if you need further clarification on this issue.
This item has not been adequately addressed. The response states that “the purpose of the
portion of building shell proposed to be removed is not due to damage or destruction but rather to
offer improved design…” and that the previous interior demolition under a separate permit included
no discussion of this concept. However, the previous interior demolition and the proposed demolition
are seen as parts of the same project, and the 75% threshold does apply to the building as a whole.
Please see the following excerpt from a Building Official Interpretation from 2016.
“Determination: For any structure, whether residential or commercial, that is destroyed,
damaged or demolished in an amount equal to 75 percent or more of its replacement cost at the time
of destruction, ECDC section 17.40.020(F) shall apply. In such case, any subsequent reconstruction
will be considered to be under the category of "New" construction, and be subject to all applicable
requirements for a new structure, including for land use, utilities and site related provisions. All
permit-related documents, such as site plans, construction drawings, and other related documents
shall reflect current code requirements.”
Please respond to comments 12a and 12b above. Also, attached is a cost estimate worksheet
which you may find helpful as a guide to providing the cost breakdown. Please feel free to contact me
if you have any questions about this issue.
Sheet A2.2
13. Completed.
14. Reference the steel stud wall at gridline 2. Provide a minimum separation of 18 inches from the Type
1 hood to the existing columns within the wall. Coordinate any structural changes made with the
structural drawings as needed. The response states that the columns are beyond the minimum
separation of 3 inches as per the City handout; however, that portion of the handout appears to be
misleading (our apologies) and the proposed 3 inch separation does not meet the requirements of IMC
507.2.6 for a minimum 18 inch separation to combustibles. For reduced clearance options, you may
consider using the allowances in IMC section 308. If you choose one of these options, indicate the
proposed method and provide details on the plans to show proper construction.
15. See item 14 above.
16. Completed.
17. Completed.
18. Provide the design and specifications for the relocated walk-in cooler sufficient to show compliance
with WSEC section C410.2 if not site built, or C410.2.1 if site built. WSEC C503.1 The response
indicates an additional walk-in cooler is proposed in the bar area, and manufacturer specifications
were provided. In addition to these specifications, provide the following:
a. Indicate on the plans the required ‘strip’ doors, curtains, or other method of minimizing
infiltration at the doorway of the walk-in cooler when the door is open per WSEC C410.2,
Item 2.
b. Provide information regarding the compliance of the evaporator fan motor with the
requirements of WSEC C410.2, Item 7.
c. Provide information regarding the compliance of the condenser fan motor with the
requirements of WSEC C410.2, Item 8.
d. Indicate on the plans the required lighting efficacy, or occupancy sensor controlling the
operation, of the walk-in cooler lighting per WSEC 410.2, Item 11.
Sheet A2.3
19. Completed.
20. Completed.
Sheet A4.4
21. Completed.
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Sheet S2.1
22. Completed.
Additional comments generated from a cursory review of the newly provided Interior Designer plan set
containing “ID” sheets.
1. The plumbing fixture calculations on sheet ID0 do not match those shown on sheet A2.0. Please
coordinate.
2. On sheet ID0, reference the Applicable Codes section. It appears the reference to “LMC Title 9-Fire”
does not apply to this project.
3. The arrangement of the men’s and women’s restrooms shown on sheets ID2, ID3 and ID7 does not
match that shown on sheet A2.2. Please coordinate the design and make corrections as needed.
Please feel free to contact me if you have questions regarding this review.
Thank you,
Leif Bjorback, Building Official
City of Edmonds
(425) 771-0220
Leif.bjorback@edmondswa.gov
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MEMORANDUM
Date: July 25, 2017
To: Shane Hope, Development Services Director
From: Kernen Lien, Senior Planner
Cc: Planning and Building Divisions
Subject: Frequently Flooded Area – City Discretion and Designation
_____________________________________________________________________________
During the 2016 Critical Area Ordinance Update, new provisions were added to the Building Code
and definition of height that relate to development within frequently flooded areas within the City
of Edmonds.
Within the building code the following section was added:
ECDC 19.00.025.P IBC Section 1612.4.1, Lowest Floor Elevation, is added and reads:
For buildings in all structure categories located in the Coastal High Hazard Areas and Coastal A
Flood Zones, the elevation of the lowest floor shall be a minimum of two feet above the base
flood elevation, as determined from the applicable FEMA flood hazard map.
Prior to this amendment, not all structures within flood hazard areas were required to be
constructed with the lowest floor elevation two feet above base flood elevation. Some structures
could have been constructed with the lowest floor level at the base flood elevation. Planning for
sea level rise and increased coastal flooding, the City Council adopted this provision so new
structures within the near water front area would be less impacted by flooding events. To
compensate for this new requirement for structures to be constructed with the lowest floor two
feet above the base flood elevation, the following exception was added to the definition of height:
ECDC 21.40.030.D.1 For all properties located within the Coastal High Hazard Areas and Coastal
A Flood Zones, height is measured from the elevation that is two feet above base flood elevation
as identified from the applicable FEMA flood hazard map.
Generally, frequently flooded areas are determined by the FEMA flood insurance maps (ECDC
23.70.010.A). However, pursuant to ECDC 23.70.010.B, the City of Edmonds has some discretion in
designating frequently flooded areas. ECDC 23.70.010.B provides:
City Discretion and Designation. Flood insurance maps and the city’s critical areas inventory are
to be used as a guide for the city of Edmonds development services department, project
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applicants and/or property owners, and the public and should be considered a minimum
designation of frequently flooded areas. As flood insurance maps may be continuously updated
as areas are reexamined or new areas are identified, newer and more restrictive information for
flood hazard area identification shall be the basis for regulation. The city of Edmonds shall retain
the right to designate and identify areas known to be prone to flooding outside of the 100-year
floodplain and subject them to the provisions and protections of this title and the current
editions of the International Residential Code and International Building Code, as adopted in
ECDC Title 19.
In 2011, FEMA began a study of Snohomish County’s coast line in order to update the FEMA flood
insurance maps. The draft FEMA flood insurance rate maps were initially made available in 2014.
The draft FEMA flood insurance rate maps identify most of the near water front area as being
within the 100-year floodplain with a base flood elevation of 12 feet. These updated maps were
initially intended to become effective in 2016; however, the coastal flood map update got combined
with the riverine flood map update which has slowed down the maps’ adoption and effective date.
An issue with the riverine flood map update that has slowed down the adoption of the updated
maps has to do with uncertified dikes and levels. FEMA is still working out how to designate
floodplain areas behind the uncertified dikes and levels. The latest update from FEMA (July 5, 2017)
identifies a potential effective date of winter 2018.
The City of Edmonds has received one application for development within the 100-year floodplain
of draft FEMA flood insurance rate map and at least one other application within this area is
imminent.
Given the intent of the recently added provisions to the building code and exceptions, and the
discretion provided by ECDC 23.70.010.B to use newer more restrictive information, all
development applications within the Coastal High Hazard Areas and Coastal A Flood Zones in the
draft FEMA flood insurance rate map (attached) will be subject to the requirements of ECDC
19.00.025.P and may use the height exception provided by ECDC 21.40.030.D.1 based on the flood
elevation identified on the draft FEMA flood insurance rate map.
FLOOD HAZA RD INFORMATION
SPECIAL FLOODHAZARD AREAS
OTHER AREAS OFFLOOD HAZARD
OTHERAREAS
GEN ER ALSTRUCTURES
Without Base Flood Ele vation (BFE)
With BF E or Depth
Regulator y Flood way
Are a of Undetermined Flood Hazard
Are as Dete rmined to be Outside the 0.2% A nnual C hance Flood plain
Non-accredite d Le vee, Dike, or Flood wall
Zone A ,V, A99 Zone AE, AO, AH, VE, AR
Zone X
Zone D
HTTP://M SC.FEM A .GOV
THE INFORMATION DEPICTED ON THIS MAP AND SUPPORTINGDOCUMENTATION ARE ALSO AVAILABLE IN DIGITA L FORMAT AT
NATION AL FLOOD INSURANCE PROGRAMFLOOD INSURANCE RATE MAP
SNOHOMISH COUNT Y, WASHINGTON(AND INCORPORATED AREAS)
PANEL 1292 OF 1575
Panel Contains:
COMMUNIT Y NUMBER PANE L SUFFIX
MAP NUMBER
EFFECTIVE DATE
VERSION NUMBER2.3 .2 .1
SE E FIS REPOR T F OR ZONE DESCRIPTIONS AND INDEX MAP
Cross Sections with 1% Annual ChanceWater Sur face Elevation (B FE)
Coas tal Transe ct
OTHERFEATURES
Prof ile B aselineHydrographic F eatureBase Flood Elevation Line (B FE)
Limit of Stud yJurisdiction B oundar y
18.2
Accredited or P rovis ionally Accre ditedLevee, Dike, or Floodwall
Coas tal Transe ct B aseline
SCA LE
12921292
1300 1315
1285
1294
1305
0 1,000 2,000500Feet
1 inc h = 500 fe et 1:6,00 0
Map Projec tion:NAD 1983 StatePlane Washington Nor th FIPS 4601 Feet;Western Hemispher e; Ver tical Da tum: NAVD 88
Sn ohomis h County
0 250 500125Meters
PANEL LOCATOR
* PAN EL NOT PRINTED
NOTES TO US ERS
Channel, Culve r t, or Storm Se wer
5295000mN.
5294000mN.
5293000mN.
546000mE
7545000mE
7
300 000 FT .
295 000 FT .
29000 0 FT .
126 0000 FT
7
125 5000 FT
7
47° 46' 52"
122° 22' 30"
47° 46' 52"
122° 24' 22"
47° 48' 45"
122° 24' 22"
47° 48' 45"
122° 22' 30"
E
E
E
E
E
E
CULVERT
PugetSound
23
24
26 25
35 36
Sn ohom ish Co u ntyUnincorporated Areas535534
City ofEdmonds530163
To wn ofWoodway530308
RAILROAD
RAILROAD
ADMIRAL WAY
EDMONDS WAY
BEESON RD
1ST AVE S
FORSYTH LN
PO INT EDWA RDS PL
107TH PL W
HOLLY DR
WALNUT ST
MAPLE ST
ALDER ST
DAYTON ST
SUNSET AVE S
BELLA COOLA RD
223RD ST SW
106TH PL W
111TH PL W
3RD AVE S
240TH ST SW
4TH AVE S
3RD AVE N
4TH AVE N
DOGWO OD PL
N D E E R D R
WOODWAY PARK RD
JAMES ST
HOWELL WAY
112TH PL W
MAKAH
RD
W DAYTON ST
E
R
B
E
N
D
R
MAIN ST
KULSHAN RD
B E A C H P L
4TH
AVE
N DOGWOOD LANE
236 TH ST S W
110TH PL W
115TH PL W
216 TH ST SW
HUMBER LANE
ALGONQUIN RD
238TH ST SW
5TH AVE S
2ND AVE S
2 3 9 TH PL S W
236TH PL SW
113TH PL W
TIMBER LN
D O G W O O D L N
ELM WAY
FIR PL
S D O G W O O D L N
NOOTKA RD
W A C H U S E T T R D
UNOCO RD
5TH AVE N
108TH AVE W
POINT
WELLS RD
CHINOOK RD
S D E E R D R
217TH ST S
W H I T C O M B P L
ELM ST
RAILROAD ST
ZONE AE(EL 13)
ZONE AE(EL 12)
ZONE VE(EL 16)
ZONE AE(EL 12)
ZONE VE(EL 18)
ZONE AE(EL 12)
ZONE AE(EL 14)
ZONE AE(EL 12)
ZONE AE(EL 12)
(35
(35
(3 6
(3 6
(34
HOMELAND DR
HEMLOCK WAY
SEAMONT LN
PINE ST
To wn ofWoodway530308
Sn ohom ish Co u ntyUnincorporated Areas535534
City ofEdmonds530163
NOTE : MAP ARE A SHOWN ON THIS PANEL IS LO CATED W ITHIN TOWNS HIP 27 NO RTH, RA NGE 3 EAST
2ND AVE S
FLOODING EFFECTS FROM PUGET SO UND
ED
M
O
N
DS W
AY
2ND AVE N
BELL ST
W
O
O
D
W
A
Y
P
A
R
K
R
D
FLO ODING EFFE CTS FROM PUGET S O UND
ZONE AE(EL 14)
ZONE VE(EL 18)
ZONE VE(EL 16)
ZONE AE(EL 13)
(37
City ofEdmonds530163
17.5
0.2% A nnual Chance F lood Haz ar d, Areas of 1% annual chance f lood with average depth le ss than one foot or with drainage areas of less than one sq uare mileFuture Conditions 1% A nnual Chance F lood Haz ardArea with Re duced Flood R is k d ue to Le veeSee Notes.
Zone X
Zone X
Zone X
53 061 C1 292 F
NO SCREEN
For info rmatio n a nd questio ns ab out this map, available pr oducts associa ted with this FIRM including historic versions of this FIRM, how to o rde r produ cts or th e Natio nal Flood Insur ance Program in general,plea se ca ll the FEMA Map Informat ion eXchan ge a t 1-87 7-FEMA-MAP (1-877 -3 36-2627) or vis it the FEMA Map Service Cen ter we bsite at http ://msc.fe ma.go v. Ava ila ble prod ucts may includ e p re vious ly issued Let ter sof Ma p Cha nge, a Flo od In surance Study Re port, an d/or digital version s o f this map. Man y o f t hese productscan be orde red or obta ined directly from the webs ite. Users may de ter mine the current m ap d ate for e ach FIRM pane l by v isiting the FEMA Ma p Service Cent er webs ite o r b y callin g the FEMA Map Information e Xc hange .
Commun ities annexin g land o n adjac ent FIRM panels must obt ain a curren t co py of the adjace nt pa nel as well asthe current FIRM Ind ex. Th ese ma y be o rde re d directly fr om the M ap Service Cen ter at the numbe r liste d above.
For community and countywid e map d ates refer to t he Flood Insur ance Study report for th is jurisdiction.
To de termin e if f lood insurance is available in the commu nity, contact your Insur anc e agen t or call th e NationalFlood Insurance Program at 1-800 -63 8-6620.
Base map info rmatio n shown on this pan el was provid ed by the U SDA-FSA Aeria l Pho tography FieldOffice. This informat ion wa s de rive d from digita l orthop hotograp hy a t a scale of 1:1 2,000 a nd 1-mete r pixel resolu tion fro m photo graphy dated 2 009.
EDM ONDS, CI TY OF 530163 1292 FSNOHOMISH COUNT Y 535534 1292 FWOODWAY, TOWN OF 530308 1292 F
122
109
110
111
111
131
101
123
128
105
116
120
100
100
111
136
130
137
110
133
116
121
123
125
170
111
91
211
102
150
SUNSET
AVE
S
RAILROAD ST
SUNSET AVE N
RAILROAD AVE
MAIN ST
JAMES ST
JAMES ST
W MAIN ST
RAILROADAVEN
Base Flood Elevation12 feet
Base Flood Elevation13 feet
HFIRM 1292 & 1285102 M ain Street
1 inch = 100 feetScale
Legend
STATI C_BFE
12
13
14
15
16
17
18
19
22
23