2011-0457 Baicha Tea Room.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: July 7, 2011
TO: Nos Narin
Catch Design Studio
Email: Nos@catchstudio.com
FROM: Leif Bjorback, Assistant Building Official
RE: Plan Check: 2011-0457
Project: Baicha Tea Room
Project Address: 622 5th Ave S
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 as to where the changes can
be found on the plans, and submit revised plans/documents to Linda Thornquist, Permit
Coordinator.
1.Please complete an Interior Lighting Summary form, which can be found at www.neec.net.
2.Provide a copy of the review letter from the Snohomish Health District.
3.If new parking is proposed or the parking configuration rearranged, accessible parking will
be required. In this case, show a van-accessible parking stall with an access aisle, and
indicate dimensions and striping as per ANSI A117.1 Section 502.
4.The City is aware that the building is attached to a multifamily residential building to the
west. In order to perform a sufficient code review of your project, it is essential to consider
the interface of the differing types of occupancies in the two connected buildings. Please
provide adequate information on the drawings to represent each of the occupancies/spaces
involved and the existing or proposed fire resistive construction separating each from the
other as required by code. IBC 420
5.Since you are proposing a new use on the lower level, the stairway must be rebuilt to meet
current building code standards. Please add dimensions and details to show compliance with
IBC 1009 for stair width, rise and run, headroom, handrails, etc. IBC 3404.1
6.Since you are proposing a new location for the restroom, it should be located on the
accessible (upper) level of the facility. Please revise drawings accordingly.
7.Please identify on the plans which features are existing and which are proposed, such as the
water heater, mop sink, stairs, doors, etc.
8.On sheet A1, please correct the square footage of the main floor shown as 1266 SF to agree
with the occupant load table that shows 523 SF for the main floor.
9.Show on the plans how ventilation is provided to the space, either by natural means or by
mechanical. If natural ventilation is used, the net amount of openings (doors and windows)
must be miniumum 4% of the square footage of the space. In addition to this, the kitchens
must be ventilated at an exhaust airflow rate of 0.7 cfm/sf. If the mechanical system is to be
a deferred permit, please indicate this on the plans. IMC 402 and 403
10.Piping plans will be required for the plumbing system. Either provide the piping plans with
your resubmittal or indicate that Plumbing will be a separate permit.
11.If the series of 2 exit doors on the lower level are being proposed as new or altered
construction, the space between the 2 doors in series shall be 48 inches minimum plus the
width of a door swinging into the space. IBC 1008.1.8
12.The following accessibility issues must be addressed:
a.Indicate lever style hardware on all doors.
b.Add dimensions for the toilet to show its height as 17-19 inches and the distance
from the side wall to centerline of toilet as 16-18 inches.
c.Provide minimum 18 inches of clear floor space between door #102 and the oven for
adequate maneuvering clearance at the door. ANSI A117.1 Section 404.2.3
d.Provide minmum 42 inches between cabinet #27 and door #103 for adequate
maneuvering clearance at the door. ANSI A117.1 Section 404.2.3
Page 2 of 2