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Response to Building.pdfDATE TO: FROM: City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425)771-0220 October 3, 2017 Elyssa Boyd gravit0ar201764gmai I.com Chuck Miller, Plans Examiner RESUB BUILDING DEPARTMENT C�TYOF EDMONDS RE: Plan Check: BLD2017-1135 - 1st review Project Address: 610 5th Avenue S, Suite B Project: The Gravity Bar tenant improvement Scope: Remove fenestration/replace with segmented `roll -up' panels w/glazing - add interior non -bearing walls to reconfigure spaces to include commercial kitchen — A-2 occupancy group (proposed as `B') — 58 occupants (38 proposed) — VB construction — no sprinkler system required — mechanical, plumbing, 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 2"d 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. Per Edmonds Community Development Code (ECDC) 19.70.015, building construction valuation for the purpose of 5 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 X0 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 change in the number of occupants. The drawings should incorporate the applicable responses to the 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 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 C � Submittal Requirements'. )The context of many of the following plan review comments is that of an occupancy classification for the proposed use of the space as a 'Bu 'Hess Group B' occupancy. Responses to those plan review comments may need to include in ormation regarding the additional provisions, such as International Building Code (IBC) 508 and IBC 707, required for an occupancy classification for the use of the space as `Assembly Group A — A-2'. On sheet 1 (as numbered by plans examiner) — Front Outlook: 5. Provide on the plans information regarding the proposed replacement of the existing fenestration with the installation of a `new garage door' indicating compliance with Washington State Energy Code (WSEC) C403.4. On sheet 2 (as numbered by plans examiner) — representation of proposed floor plan: 6. Clarify on the plans the indicated occupant load of `38' persons. It does not appear to reflect that determined using the `occupant load factor' for the various `function of space' areas, �j such as `commercial kitchen', `assembly without fixed seats - unconcentrated (tables and chairs)', and for fixed seating without dividing arms per IBC Table 1004.1.2 and IBC 1004.4 — see attached `occupant load'. A tenant space used for food and/or drink consumption with an occupant load of greater than 49 Persons.does not meet the allowances of IBC 303.1.1 and must be classified as an `Assembly Group A — A-2' occupancy per IBC ScL1���` 303.3. ��7,,.pp �I��ndicate on the plans the required posting of the occupant load per IBC 1004.3. DCC,L) f '�"— ndicate on the plans the required second exit serving a space with an occupant load greater than 49 persons per IBC 1006.2. A door serving the second exit of an `A' occupancy must be provided with panic and fire exit hardware per IBC 1010.1.10. .9. Clarify on the plans the represented distance between the following elements: ,f✓��C • The `Counter/Cooler' and the east end of the wall between the `kitchen' and the `Kids Play Area'. P • The `Pre Cooler' and the west end of the `3 Compartment Sink'. They do not appear to provide the required minimum clear width per IBC 1103.2.3 and ICC A117.1-2009 section 403.5. Specify on the plans the minimum required width to guide the proper installation and inspection of the permanently installed fixtures/furnishings. tv" Page 2 of 4 10. Indicate on the plans the restrooms meeting the requirements of International Existing Building Code (IEBC) 410.7/403.1/IBC Table 2902.1/1109.2 and ICC Al 17.1-2009 section 604. 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 located 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. The restrooms represented on sheet `5' (as numbered by the plans examiner) — 2n6 Floor Plan — may be considered if they meet the accessibility requirements and access to them is not controlled by another tenant. The costs of providing the accessible route are not required to exceed 20 percent of the costs of the alterations affecting the area of primary function. 11. Indicate on the plans the required minimum ventilation rates for each of the various uses of space (occupancy classification) per International Mechanical Code (IMC) Table 403.3.1.1. The information is required for the design of the mechanical system to be installed or altered Q�` ,under a separate permit. 4111� sheet 3 (as numbered by plans examiner) — Lighting Plans: 12. Indicate on the plans the required exit sign for the second exit of an `A' occupancy per IBC 1013.1. 13. Provide on the plans a `Lighting Fixture Schedule' with specified fixture `wattage' and VQQ required `controls' per WSEC C103.2. On sheet 5 (as numbered by plans examiner) — 2nd Floor Plan: 14: Indicate on the plans the occupancy classifications of the tenants on each side of the space to be altered under the scope of this permit per the City of Edmonds `Tenant Improvement NA Permit Submittal Requirements'. A 15. Indicate on the plans the required minimum two-hour fire -resistance rated wall construction separating the'A' occupancy under this permit and the tenant space to the south per IBC Table 508.4. The plans must specify the minimum required construction criteria of a listed assembly tested in accordance with ASTM E 1 l 9 or UL 263, or in accordance with IBC 703.3, and meet the requirements of a fire barrier per IBC 707.3.9. -----16. Indicate on the plans the proposed construction of the walls in the following areas: a. The wall between the `dining' area and the `commercial kitchen' area. Clv b. The wall between the `Kids play area' and the `commercial kitchen' area. V7 6 �� c. The wall between the `Prep sink' and the `ADA cash register'. Of particular concern is required attachment at the base and top of the full -height walls to guide proper construction and inspection. On the provided Washington State Energy Code (WSEC) Compliance Forms for Commercial Buildings: 17. Interior Lighting — Space -By -Space Method — LTG-INT-SPACE checklist a. Maximum Allowed Lighting Wattage table - Clarify the accounting of the area used \ © to determine the `Maximum Allowed Lighting Wattage' per WSEC C405.4.2. Space �1 `101' appears to include the `commercial kitchen' area and what would typically be calculated using the `food preparation' use of space. Page 3 of 4 b. Proposed Lighting Wattage table - Clarify the indicated watts/fixture for the proposed `6 unit Track lighting with 3 7watt LED bulbs in each unit' lighting fixtures in space `101'. It does not appear to comply with that specified in `Note 7' of the form. Resubmit the `LTG-INT-SPACE' checklist as required to verify compliance of the proposed `Interior Lighting Power Allowance' in the response to the above plan review comments. Page 4 of 4