Building Comments 1.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: January 25, 2018
TO: Kali & Kris Kelnero
kali. albri ghtk gmail. com
FROM: Chuck Miller, Plans Examiner
chuck.miller(&,,edmonmdswa. gov
RE: Plan Check: BLD2017-1743 - I` review
Project Address: 545 Main Street
Project: Kelnero change of use/tenant improvement
Scope: Remove/alter interior non-bearing/bearing walls to reconfigure spaces -
construct deck — A-2 occupancy group — 78 occupants — VB construction — no
sprinkler required — mechanical, plumbing, Type I hood, Type I hood fire
suppression, 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.
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':
Clarify the indicated `Project Valuation'. It appears to be less than that anticipated by the
represented construction and the indicated scope of work. Per Edmonds Community
Development Code (ECDC) 19.70.015, building construction valuation for the purpose of
calculating permit fees shall include the total value of work, including fair market labor and
materials with equipment needed to complete the work, including but not limited to all
construction work for which the permit is issued, as well as all finish work, painting,
roofing, electrical, plumbing, heating, air conditioning, elevators, fire extinguishing systems
and any other permanent equipment as applicable.
General plan review note:
2. Provide as part of a complete building permit application submittal stamped and sealed
construction drawings prepared by a licensed architect registered to practice in the State of
Washington per Revised Code of Washington (RCW) 18.08.410. The proposed project
affects the life safety system of the structure due to the increase in the number of occupants
and to changes regarding the required means of egress and barrier -free provisions. The
drawings should incorporate the applicable responses to the following plan review
comments and/or the proposed methods of meeting compliance with applicable codes.
3. Provide as part of a complete building permit application submittal an analysis of the
existing framing elements and their ability to resist the minimum uniform loads noted in
International Building Code (IBC) Table 1607.1 due to the change of occupancy per
International Existing Building Code (IEBC) 403.3.1.
4. Provide as part of a complete building permit application submittal a copy of the required
review approval letter from the Environmental Health Division of the Snohomish Health
District for the proposed project per the City of Edmonds `Tenant Improvement Permit
Submittal Requirements'.
General concern regarding the submitted construction documents:
5. Clarify on the plans the indicated `scale' of the drawings and the extent of the given
dimensions. The differences between the many dimensions noted on the plans and those
determined by `scaling' limit the ability to perform a proper review of the proposed project.
Aside from a `reduced site plan' (if required), the size of the sheets should be consistent
throughout the submittal.
On the provided `Permit Submittal Supplemental Information':
6. Page 2
a. Occupant Load Calculations — Clarify the difference in the combined area of the
listed `functions of space' and of that determined by `scaling' the plans (see also plan
review comment `5') and indicated by the Snohomish County Assessor's office. All
occupiable areas must be accounted for and have the applicable `occupant load
factor' applied to determine the occupant load per IBC 1004.
b. Floor Plans — Heating and ventilation/Additional ventilation — Verify on the plans
the capability of the existing mechanical ventilation system to provide the minimum
ventilation rates per International Mechanical Code (IMC) Table 403.3.1.1. The
change of use from a `Business Group B' occupancy classification (with a
significantly lower `occupant density') to an `Assembly Group A-2' occupancy
classification will require a substantially larger volume of `outside air' to be
provided throughout the dining area than that for the prior use. Dependence upon
operable windows and doors to supplement the portion supplied by the existing
system in providing that required during all periods that the space is occupied may
be difficult during times of inclement/cold weather. The required installations of a
Type I and Type II hood per IMC 506/507 (or approved alternatives) may also
require installation of additional equipment to be performed under separate permit(s).
Page 2 of 6
7. Page 3 — Reflected Ceiling Plan — Clarify the difference in the note: "Ceiling construction,
light fixtures, and skylights will not be changed." and of that noted in the `Interior Lighting
System Description' portion of the Washington State Energy Code (WSEC) `2015
Washington State Energy Code Compliance Forms for Commercial Buildings including R2,
R3, R4 over 3 stories and all R1' Lighting Summary — LTG -SUM. Existing ceiling finishes
and lighting fixtures over food preparation areas may also be required to be changed to meet
the requirements of the Environmental Health division of the Snohomish Health District.
8. Page 7 — Equipment List
a. Add to the list the required installation of a `Type I' hood over the `medium -duty'
cooking appliance (induction range) per IMC 507.2 to be performed under separate
permit.
b. Add to the list the required installation of a `Type II' hood over any dishwasher and
appliance(s) that produce heat or moisture per IMC 507.3 to be performed under
separate permit. As an alternative, indicate the incorporation of the heat and
moisture loads into the design of the HVAC system, the design of a separate removal
system, or provide manufacturer's information for the dishwasher, glass sanitizer,
etc. indicating that the appliance does not produce heat or moisture.
On the provided 2015 Washington State Energy Code Compliance Forms for Commercial
Buildings including R2, R3, R4 over 3 stories and all R1:
9. Provide as part of a complete building permit application submittal `2015 Washington State
Energy Code Compliance Forms for Commercial Buildings including R2, R3, R4 over 3
stories and all R1' as required for the selections noted on the `Building Alteration' section of
the WSEC Lighting Summary — LTG -SUM — supporting the compliance of the installation
proposed in the `Interior Lighting System Description' portion of the form. The completed
forms must include `LTG-INT-SPACE' or `LTG-INT-BLD' as applicable, and a revised
`LTG-CHK', at a minimum. A `lighting plan', representing the proposed lighting
installation, along with a `lighting fixture schedule' that includes the lighting fixture wattage
and a lighting control narrative, must be provided to verify that the methods utilized in
meeting the applicable provisions have been identified on the plans.
On sheet `1' (as numbered by the plans examiner) — Site Plan:
10. In the provided notes — Signage — Indicate on the plans the required separate permit for the
installation/placement of signs.
On sheet `2' (as numbered by the plans examiner) — Existing Floor Plan:
11. Clarify on the plans the indicated removal of walls in the `Reception' and `Waiting' areas in
the south portion of the structure. Designate on the plans the walls to be removed as
`bearing' or `non -bearing' as applicable and provide a `framing/roof framing plan'
representing the existing portion of the structural members to remain and those required to
provide support where bearing walls are to be removed to guide proper review. Include a
description/detail of the existing exterior wall construction.
Page 3 of 6
On sheet `3' (as numbered by the plans examiner) — Working Drawing — Proposed Floor Plan:
12. Occupant Load Calculations — Clarify on the plans the determined occupant loads for the
`Bathroom' and the `Hallway'. All occupiable areas must be accounted for and have the
applicable `occupant load factor' applied to determine the occupant load per IBC 1004. The
areas identified in the `function of space' column of IBC Table 1004.1.2 are intended to be
applied to the general use of the space as a whole when the `occupant load factor' is based
on gross floor area and include corridors, restrooms, etc. Typically, the `business areas'
function of space/occupant load factor is used for areas where people are moving from one
portion of the building to another (similar to the factor for `airport terminal concourse').
On sheet `4' (as numbered by the plans examiner) — Proposed Floor Plan:
13. In the provided notes
a. Heating and ventilation/Additional ventilation — Verify on the plans the capability of
the existing mechanical ventilation system to provide the minimum ventilation rates
per IMC Table 403.3.1.1. The change of use from a `Business Group B' occupancy
classification (with a significantly lower `occupant density') to an `Assembly Group
A-2' occupancy classification will require a substantially larger volume of `outside
air' to be provided throughout the dining area than that for the prior use.
Dependence upon operable windows and doors to supplement the portion supplied
by the existing system in providing that required during all periods that the space is
occupied may be difficult during times of inclement/cold weather. The required
installations of a Type I and Type II hood per IMC 506/507 (or approved
alternatives) may also require installation of additional equipment to be performed
under separate permit(s).
b. Fixed Equipment
i. Add to the list the required installation of a `Type I' hood over the `medium -
duty' cooking appliance (induction range) per IMC 507.2 to be performed
under separate permit.
ii. Add to the list the required installation of a `Type II' hood over any
dishwasher and appliance(s) that produce heat or moisture per IMC 507.3 to
be performed under separate permit. As an alternative, indicate the
incorporation of the heat and moisture loads into the design of the HVAC
system, the design of a separate removal system, or provide manufacturer's
information for the dishwasher, glass sanitizer, etc. indicating that the
appliance does not produce heat or moisture.
iii. Item 11 — Sink — Identify on the plans the specific type of sink (3-
compartment, meat preparation, hand, etc.) to be installed at each of the
locations indicated on the `Proposed Floor Plan'.
iv. Item 16 — Heating appliance — Identify on the plans the specific type of
heating (cooking) appliance to be installed at each of the locations indicated
on the `Proposed Floor Plan'.
Page 4 of 6
14. Proposed Floor Plan
a. Clarify on the plans the represented placement of the water heater serving the public
lavatories. It does not appear to meet the maximum piping length per WSEC 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.
b. Change on the plans the `numbering' of the `grease trap' from `18' to `15'.
c. Indicate on the plans the location of item ` 17' — Dishwasher.
d. Indicate on the plans the location(s) of the Type I hood(s) — see plan review
comment `13.b.i'.
e. Indicate on the plans the location(s) of the Type II hood(s) — see plan review
comment `13.b.ii'.
f. Indicate on the plans the required non-combustible wall framing (steel studs) behind
the cooking appliance(s) with Type I hoods per IMC 507.2.6.
g. Indicate on the plans the required posting of the occupant load per IBC 1004.3.
h. Indicate on the plans the required installation of door hardware that is easy to grasp
with one hand and does not require tight grasping, pinching, or twisting of the wrist
to operate per IBC 1010.1.9.1/ICC Al 17.1-2009 Section 404.2.6.
i. Indicate on the plans the required installation of panic and fire exit hardware per IBC
1010.1.10.
j. Indicate on the plans the required installation of grab bars for the accessible restroom
per ICC A 117.1-2009 Section 604.5.
k. Provide on the plans a reference to a `deck framing' plan that illustrates the materials
and their placement proposed on sheets `6' and `7' resulting in the represented deck.
Clearly identify the lengths of each of the beams and of the joists to be used and their
spacing.
On sheet `5' (as numbered by the plans examiner) — Reflected Ceiling Plan:
15. In the provided notes
a. Clarify the difference in the note: "Ceiling construction, light fixtures, and skylights
will not be changed." and of that noted in the `Interior Lighting System Description'
portion of the Washington State Energy Code (WSEC) `2015 Washington State
Energy Code Compliance Forms for Commercial Buildings including R2, R3, R4
over 3 stories and all R1' Lighting Summary — LTG -SUM. Existing ceiling finishes
and lighting fixtures over food preparation areas may also be required to be changed
to meet the requirements of the Environmental Health division of the Snohomish
Health District.
b. Provide on the plans a `Lighting Fixture Schedule' with specified fixture `wattage'
and required `controls' per WSEC C103.2.
16. Reflected Ceiling Plan
a. Indicate on the plans the required exit sign for the second exit per IBC 1013.1.
b. Indicate on the plans those areas required to be provided with occupancy sensor
controls per WSEC C405.2.1.
c. Indicate on the plans the required installation of time switch control(s) per WSEC
C405.2.1.
Page 5 of 6
On sheet `6' (as numbered by the plans examiner) — Proposed Exterior Improvements:
17. Elevation view: as view from the south
a. Clarify on the plans the represented span of the beams used to support the joists of
the deck framing. The specified beams — 4x8 pressure -treated hemlock -fir — appear
to be over -spanned and fail in bending.
On sheet `7' (as numbered by the plans examiner) — Proposed Exterior Improvements:
18. Elevation view: as view from the east
a. Clarify on the plans the callout for the joists — 2x6 pressure -treated hemlock -fir — to
be used for the deck framing. When placed at 12 inches or greater on -center they
appear to be over -spanned, fail in bending, and deflect beyond that allowed per IBC
Table 1604.3.
b. Clarify on the plans the callout for the beams - 4x8 pressure -treated hemlock -fir — to
be used to support the joists of the deck framing. They appear to be over -spanned
and fail in bending.
c. Clarify on the plans the callout for the footings — 12xl2 concrete pier blocks — to be
used to support the deck framing. They appear to be undersized for the anticipated
loads.
d. Indicate on the plans the required placement of the bottom of the footing at least 18
inches below the adjacent undisturbed grade per IBC 1809.5.
e. Indicate on the plans the minimum required ledger to support the ends of the deck
joists and its attachment to the structure to guide proper review, construction, and
inspection.
Page 6 of 6