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2016-0088 Red Lantern Chinese restaurant TI - King.pdf City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 DATE: February 17, 2016 TO: Eddie King edking11@hotmail.com FROM: Chuck Miller, Plans Examiner RE: Plan Check: BLD2016-0088 th Project Address: 546 5 Avenue S Project: Red Lantern Chinese restaurant Scope: TI for restaurant– A-2 occupancy group – V-B construction - NFPA-13 sprinkler system required– mechanical, plumbing, type I hood, fire suppression for hood, fire sprinkler relocation, etc. under separate permits disapproved Please be advised that the building plans for the above referenced project have been 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 neededReviews 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 indicating where the ‘clouded’ or otherwise highlighted changes can be found on the revised plans, have been submitted to a Permit Coordinator. nd Resubmittals must be made at the Development Services Department on the 2 Floor of City Hall. Permit Center hours are M, T, Th, & F from 8am-4:30pm. The Permit Center is closed on Wednesdays. On sheet A1 – Site Plan-Floor Plan-RCP Plan-Section/ADA Detail: 1.Scope of Work – Clarify the indicated addition of a ‘Bar’ as part of the proposed work under this permit. There does not appear to be a corresponding area represented on detail ‘5’ – Proposed New Door Schedule (change to ‘Proposed Floor Plan’) – see also review comments #2a-2c. 2.Project Data – Item #6 – Clarify the indicated occupant loads as follows: a.Entrance/Dinning (sic) Area – The indicated floor area appears to be a bit low and may not include the floor area adjacent the ‘Beverage Serve Station’. If this area is to be used as a ‘Bar’ (patrons served/consuming drinks etc.) the appropriate occupant load factors per International Building Code (IBC) Table 1004.1.2 (i.e. ‘Concentrated Assembly’ or ‘Standing Assembly’) must be applied. b.Kitchen Bar Area – The indicated floor area appears to be a bit high and to include an area identified as a ‘Bar’ (patrons served/consuming drinks etc.) and not part of the ‘Kitchen’ and its applicable occupant load factor. Any area to be used as a ‘Bar’ (patrons served/consuming drinks etc.) must have the appropriate occupant load factors per IBC Table 1004.1.2 (i.e. ‘Concentrated Assembly’ or ‘Standing Assembly’) applied. c.Bar/Rest Room (sic)/Hallway/Storage – The indicated area appears to include spaces not typically associated with ‘Accessory Storage Areas’ per IBC Table 1004.1.2 and also uses an incorrect occupant load factor. Any area to be used as a ‘Bar’ (patrons served/consuming drinks etc.) must have the appropriate occupant load factors per IBC Table 1004.1.2 (i.e. ‘Concentrated Assembly’ or ‘Standing Assembly’) applied. Areas such as ‘Restrooms’ and ‘Hallways’ are excluded from ‘Net Floor Area’ occupant load factors such as those for the ‘Dining’ area, but could be accounted for as part of the ‘Kitchen’ area. 3.Min. Plumbing Fixtures (Group A) – Clarify the indicated ratio of the minimum required plumbing fixtures. It does not appear to coincide with that indicated for ‘A-2’ occupancy groups in IBC Table 2902.1. 4.Detail # 4 – Reflected Ceiling Plan – Lighting Calculation - Clarify the indicated number of ‘Wall Mount Lights’ to be installed. It does not appear to coincide with that represented on the ‘Reflected Ceiling Plan’. 5.Detail # 5 – Proposed New Door Schedule a.Change the label to ‘Proposed Floor Plan’ to reflect that represented in the detail. b.Clarify the indicated number of ‘49’ for the posting of the occupant load per IBC 1004.3. The ‘posted’ number is to only include that determined using the occupant load factor(s) for areas identified as ‘Assembly’ occupancies. c.Change the identified element from ‘Exit Sign’ to ‘Means of Egress Illumination’ to reflect that indicated by the ‘leader line’. d.Verify that the indicated ‘swing’ of the egress door is per IBC 1008.1.2 after re- calculating the tenant space occupant loads in response to plan review comments #2a-2c above. e.Verify that the indicated number of exits or exit access doorways is per IBC 1015 after re-calculating the tenant space occupant loads in response to plan review comments #2a-2c above. f.Clarify the indicated ‘Existing Walls’ at the ‘Host’ and ‘Waiting’ areas. It does not appear to correspond to that proposed in detail #2 – Demo Plan. g.Provide a reference as required to detail #8 – Partition Wall with Seismic Bracing (Perpen.) - for the required attachment at the top of walls that do not extend to and are attached to the roof structure. h.Clarify the indicated ‘(Existing)’ type I hood – Type I Hood 1. There does not appear to be a record of an approved installation of a type I hood and the required fire suppression system. It could be included with the separate permit required for ‘Type I Hood 2’ – see also review comment #7. i.Provide a note on the plans regarding the required maintenance of the minimum 1- hour fire-resistance rated occupancy separation walls per IBC 508.4 where applicable. 6.Detail #6 – Proposed New Door Schedule a.Remarks - Change the applicable code version for each of the doors from ‘ICC/ANSI 1117.1-2003’ to ‘ICC A117.1-2009’ to reflect that currently adopted. Page 2 of 3 b.Indicate on the plans the required accessible door hardware for each of the doors per IBC 1008.1.9.1 and ICC A117.1-2009 section 404.2.6. 7.Detail #7 – Kitchen Equioment (sic) Schedule – The required number, locations, etc. of the noted items (and of those not listed) are not part of this review and will be determined under separate permits and reviews by the appropriate agencies. Page 3 of 3