Letter Las Brisas TI permit 5-21-12.pdf
Architecture
Planning
Interior Design
May 21, 2012
Mr. Leonard Yarberry
Building Official, City of Edmonds
th
121 5 Avenue North
Edmonds, Washington 98020
Las Brisas
RE:
Mexican Restaurant
Permit BLD20120313
Dear Mr. Yarberry:
Thank you for the telephone conversation this afternoon about the Las Brisas permits application.
We appreciate your consideration in issuance of the tenant improvement permit. Our office will
make revisions and file necessary documents to satisfy issues raised in plan review comment sheets
issued by Waste Water Pre-Treatment, Fire Dept, Building Dept and Public Works. This letter
describes pending actions. Please note the following:
Waste Water Pre-Treatment – Jon Lein (plan review dated May 9,2012).
Response: Comments on this plan review relate to configuration of regular sanitary
sewer versus those required to route through pre-treatment facilities. Copies
of the plan review comments have been forwarded to the general contractor
for incorporation in the design-build plumbing documents that will be filed
with the City of Edmonds as a deferred submittal.
Fire Department – Mike Smith (plan review dated May 17, 2012).
Response: Comments of this plan review relate to an interior fire table in the bar
seating plan. Elevations, sections and details of the fire table shall be filed
as a deferred submittal. IFC chapters 308, 503 and the IMC shall be
addressed in the submittal.
Building Department – Leif Bjorback (plan review dated May 14, 2012).
Written response is provided below for each item on the plan review letter. Revised drawings and
corrected NREC forms documenting these written answers shall be filed as a deferred submittal by
Friday May 25, 2012.
\\\\Ghaserver\\projects\\11\\1195 Edmonds Restaurant\\JURISDICTION\\City of Edmonds\\Letter Edmonds plan review comment sheets 5-21-12.doc
George Hanson Architects, Inc. P.S.
P.O. Box 99627 Seattle, WA 98139 Phone: (206) 728-6900 Fax: (206) 260-2910
Page 2 of 3
1.) Please modify the occupant load calcs to reflect an OL factor of 200 sf per person in the kitchen
area. Also, include the outdoor dining in the calcs as the egress from this area travels through the
main building. IBC 1004
Response: The enclosure for the outside patio occurs partially in the right of way and
partially on private property. The enclosure in both areas shall be identical. It
shall consist of a crowd control rope swaged between 48” tall portable
stanchions. The enclosure shall be moved nightly as required to comply to
street use permit conditions for the portion located in the public right of way
and shall be set up again the next day. Stanchions shall be positioned to allow
a minimum 36” opening to accommodate exiting requirements from the
interior restaurant space and from patio to the public
The opening shall
way.
not be blocked by any obstruction or barrier.
By provision of the unobstructed opening exiting from the patio shall be
directly to the public way instead of routing back into the building. Under
that condition the occupant load of the patio is not added to the interior
occupant load.
A revised patio enclosure plan shall be filed as a deferred submittal by Friday
May 25, 2012. See other comments regarding the patio enclosure below.
2.) The rear exit door “02” into the corridor must be rated at ¾ hour to match existing construction.
Please change this on the door schedule on sheet A-5.0. (The corridor walls are constructed as “fire
barriers.”) IBC Table 715.4
Response: Revised door schedule requiring door 02 to be a ¾ hour fire-rated assembly
shall be filed as a deferred submittal by Friday May 25, 2012.
3.) A number of wattage values on the Lighting Fixture Schedule on sheet A-5.0 do not match those
shown on the Lighting Summary form. Please reconcile these documents to each other and make the
necessary adjustments.
Response: Revisions to the NREC forms and reflected ceiling plan shall be files as a
deferred submittal by Friday May 25, 2012.
4.) Lighting fixture types F7 and F8 in the kitchen are indicated as Exempt on the Lighting Summary
form. These fixtures are not exempt as they do not appear to be independent “food prep” lighting in
addition to general area lighting. WSEC 1512.2.8
Response: The NREC forms shall be corrected and filed as a deferred submittal. If the
light fixture schedule / reflected ceiling plan require revision to conform to
the NREC forms they shall be submitted with the forms.
5. Please provide a copy of the Snohomish Health District review letter for your project.
Response: The Snohomish County Health District approval letter has been delivered to
the City of Edmonds and is attached to this letter.
Page 3 of 3
Public Works Department
– Jeanie McConnell email and telephone conversation of 5-21-12
Topic #1 Street Use Permit
Response: Yes, please add a note to the Tenant Improvement Drawing that the
sidewalk will be a deferred permit. The outstanding documents shall be
files as soon as the liquor board approval letter is available.
Topic #2 Deliveries and Waste Removal (from telephone conversation)
Response: The general contractor confirmed that construction deliveries and waste
removal shall route through the front door on an intermittent basis. Trucks
will stop in parking stalls in front of the tenant space when not otherwise
occupied and depart when the off-load or load function is complete.
We understand processing of our street use permit (ENG20120178) will be held until the balance
of filing requirement can be provided.
Please advise if you have other questions. Thank you.
Sincerely,
George E. Hanson AIA
CC.Alvaro Castillo
Jon Lein Mike Smith
Leif Bjorback Jeanie McConnell
Cary Adams Joe Myers Construction