2019-0397 Kahlo's Cantina.pdf
Page 1 of 2
DATE: May 20, 2019
TO: Jeff Stauert, Architect
Email: Jeff@2812Architicture.com
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2019-0397
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.
General
1. Please provide a copy of the plan review letter from Snohomish Health District.
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.
3. Special inspections have been identified for the project. Please complete and return the attached
special inspection agreement form at any time prior to issuance of the permit.
Sheet A1.1
4. Add 2015 International Existing Building Code (IEBC) to the codes listed on this sheet.
5. Reference Site Plan Note 16 which says “New masonry or concrete retaining wall to replace rockery.”
Please clarify the overall height of the referenced wall as well as clarify the height of unopposed
grade. Provide construction details for this wall.
6. Reference Site Plan Notes 9 and 10 regarding sidewalks with a maximum slope of 8%. Walkways
exceeding 5% slope are considered ramps, and will need to meet the requirements of IBC 1012 for
ramps and IBC 1014 for handrails. Show on the plans design and details sufficient to verify
compliance with these requirements. Update the Site Plan Notes accordingly.
7. Provide a landing outside of both gates with a minimum run of 5 feet (as for ramp landings, IBC
1012.6.3) and a maximum slope of 2%. IBC 1010.1.5 and 1010.2
8. The landing outside of each gate is required to extend 18 inches in width beyond the latch side of the
gate to provide an accessible approach. See ICC A117.1 section 404.2.3.
9. Provide an illuminated exit sign at both exterior gates. IBC 1013
Sheet A1.2
10. In the plan set provided, there are two ‘A1.2’ sheets. Please correct the one also labeled “Site Details”
in order to agree with the Drawing Index on sheet A1.1.
Sheet A2.0
11. Occupant Load.
a. As previously discussed, the seating calculations for the Bar area should be based on an
occupant load factor of 1 person per 7 square feet. This reviewer’s calculations result in a Bar
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 2
seating (not Bar prep area) OL of 12 based on approximately 81 square feet. Please revise the
Bar seating OL on the plans and adjust the Dining area OL accordingly.
b. The resulting occupant load for the building is approximately 102, which is beyond the
threshold of 100 at which fire sprinklers are required. If you so choose, you may propose a
maximum occupant load of 99 in order to avoid this requirement. The maximum occupant
load must be posted near the main entrance as per IBC 1004.3. Indicate this on the plans.
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
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.
Sheet A2.2
13. Reference wood framed wall “E” at the north end of the Type 1 hood. Wood framing is not allowed
within 18 inches of the Type 1 hood. Please revise the plans accordingly. IMC 507.2.6
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.
15. Please verify that all wood framing is at least 18 inches from the Type 1 hood.
16. Clarify the designation of wall type ‘X’ that occurs near the back door.
17. Clarify the designation of window type ‘X’ at the Private dining room.
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
Sheet A2.3
19. Please remove the callout for detail ‘6’ at the canopies as that detail does not relate to the canopies.
20. In the Ceiling Plan Legend, show the wattage for each light fixture in order to facilitate proper
installation and inspection.
Sheet A4.4
21. Reference Section 1 showing the slab perimeter insulation under the slab. This detail needs to be
revised to show the rigid insulation on the exterior of the concrete slab/footing in order to meet the
intent of the energy code. WSEC C402.1.3
Sheet S2.1
22. Please provide a connection detail for the column to beam connections at gridline B-3.
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