2016-0553 NW Peak Brewery TI - Shapiro Arch.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
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(425) 771-0220
DATE: June 8, 2016
TO: A.D. Shapiro Architects
Tony Shapiro
tony@adshapiro.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2016-0553
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Project Address: 18502 76 Avenue W
Project: NW Peak Brewery TI
Scope: Convert auto service center to restaurant and brewery (16% or less alcohol
content) use A-2/F-2 occupancy groups unknown number of occupants V-B
construction - NFPA-13 sprinkler system not required mechanical and plumbing
not included
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 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.
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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 and from 8:30am-12pm on Wednesdays.
General Review Notes:
1.The most recent permitted use of the existing structure was for use as an auto service
center per the Snohomish County Assessors Office. The following comments regard the
minimum building, accessibility, and life-safety requirements for the change of use and
change of space use from an unconditioned, uninsulated, limited-access S-1 occupancy to
that of an restaurant and brewery A-2/F-2 occupancies - per applicable codes and the City
of Edmonds Tenant Improvement Permit Submittal Requirements see attached. In
addition to those areas undergoing a change of use/space use, existing elements serving the
area of primary function and part of the accessible route are required to be accessible per
International Building Code (IBC) 3411.7. The costs of providing the accessible route are
not required to exceed 20 percent of the costs of the alteration affecting the area of primary
function.
2.Provide the following as part of a complete permit application submittal:
2012 Washington State Energy Code (WSEC) Compliance Forms for Commercial
·
Buildings for the proposed building envelope.
2012 WSEC Compliance Forms for Commercial Buildings as required for Change
·
of Space Use for the proposed lighting installation.
2012 WSEC Compliance Forms for Commercial Buildings for the proposed
·
mechanical system. The proposed system is required to provide the required
ventilation per International Mechanical Code (IMC) 401.2/Table 403.3.
Indicate on the plans the pertinent data and features of the proposed building elements,
systems, and equipment in compliance with the applicable portions of the code per WSEC
C103.2.
On sheet A 001 Cover Sheet, Bldg. Code, Site, Parcel Data, Code Plan, Overall Site Boundry (sic)
Plan:
3.Scope of Work - Clarify the difference in the proposal to provide R-15 wall insulation and
R-30 roof insulation and of that required per WSEC C101.4.4/Table C402.2. Update the
provided information to reflect that determined to be in compliance in response to plan
review comment #2. The replacement of the roof decking and installation of a torch-
down roof covering completed under permit BLD2015-0567 occurred prior to the use
proposed under this permit and does not appear to have included the installation of
insulation entirely above the deck.
4.Energy Code
a.Existing Heat source - Update the provided information to reflect that determined to
be in compliance in response to plan review comment #2. The installation of a gas
unit heater completed under permit BLD2015-0607 occurred prior to the use
proposed under this permit.
b.Clarify the difference in the proposal to provide R-15 wall insulation and R-30
roof insulation and of that required per WSEC C101.4.4/Table C402.2. Update the
provided information to reflect that determined to be in compliance in response to
plan review comment #2.
5.Deferred Submittals
a.Mechanical and plumbing permit Indicate on the plans the requirement that all
deferred submittals or work done under separate permit(s) must be reviewed and
approved prior to the performance of an inspection of the floor slab or framing as
applicable.
b.Electrical installations/alterations are regulated by the Washington State Department
of Labor & Industries and require a separate permit.
c.Fire alarm installations/alterations are to be completed under a separate permit.
6.Building Code Data
a.Building Code Information - Eliminate the reference to the 2012 Washington State
Ventilation Indoor Air Quality Code (WAC 51-13). The referenced Washington
Administrative Code (WAC) chapter regards the 2006 code requirements. The
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ventilation and indoor air quality provisions have been incorporated into the
International Mechanical Code (IMC) since 2009.
b.Occupancy Group Public Eating/Seating, 15 sf/occ Clarify the applied occupant
load factor per IBC Table 1004.1.2. A seating plan or representation of the proposed
furnishings required per the City of Edmonds Tenant Improvement Permit
Submittal Requirements could not be found among the provided construction
documents. Benches, booths, barstools and other seating types, as well as standing
areas, have specific occupant loads factors different than that indicated for tables and
chairs. The indicated area also appears to include space 102 Prep Room which
should have the appropriate function of space factor per IBC Table 1004.1.2
applied for the proposed use.
c.Basic allowable floor area Clarify the building area limit noted. It does not appear
to correspond to that indicated for A-2 or F-2 occupancy classifications in IBC
Table 503. Indicate on the plans that determined per IBC 508.3.1 if using
nonseparated occupancies to comply with the mixed use and occupancy provisions
of IBC 508.
d.B Occupancy Eliminate the provided information. It does not appear to apply to
the proposed scope of work.
e.S1 Occupancy Eliminate the provided information. It does not appear to apply to
the proposed scope of work.
f.Total area Allowed - Clarify the building area limit noted. It does not appear to
correspond to that indicated for A-2 or F-2 occupancy classifications in IBC
Table 503. Indicate on the plans that determined per IBC 508.3.1 if using
nonseparated occupancies to comply with the mixed use and occupancy provisions
of IBC 508.
On sheet A110 Floor Plan:
7.General review note - Provide on the plans a door and window schedule, and a reference to
it, for the various existing and proposed door and window installations associated with this
project. Of particular interest are those required to comply with WSEC Table C402.2 (or as
determined in response to plan review comment #2), doors required to be fire-resistance
rated per IBC Table 508.4 as applicable, and windows required to be safety glazed per IBC
2406.
8.Details 1, 2, 5, and 6 Provide on the plans a detail, and a reference to it, for the required
construction of the projections over the doors on the east, south, and west sides of the
structure to guide proper review, installation, and inspection.
9.Detail 2 North Elevation Clarify the representation of the wall height of the portion of
the structure from gridline C.4 to D. It does not appear to reflect the existing conditions.
Provide a detail for the required wall/parapet construction above the roof surface.
10.Detail 3 Toilet Room Elevation Indicate on the plans the required vertical grab bar per
ICC A117.1-2009 section 604.5 see also General Review Note #1 above.
11.Detail 5 South Elevation Clarify the representation of the wall height of the portion of
the structure from gridline C to D. It does not appear to reflect the existing conditions,
especially the area above the proposed restrooms. Provide a detail for the required
wall/parapet construction above the roof surface.
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12.Detail 7 Section Looking East @ Brewing Area Clarify the difference in the proposal to
provide R-15 or R-13 wall insulation and R-30 roof insulation and of that required per
WSEC C101.4.4/Table C402.2. Update the provided information to reflect that determined
to be in compliance in response to plan review comment #2.
13.Detail 8 Scupper Detail at Roof
a.Provide a detail indicating the number and locations of the proposed installation of
roof drains meeting the requirements of Uniform Plumbing Code (UPC) 1101.11.
b.Clarify the proposed secondary (overflow) roof drain. It does not appear to meet the
requirements of UPC 1101.11.2.2.
14.Detail 10 Main Floor Plan Indicate on the plans the required installation of slab
insulation in the heated areas of the structure per WSEC Table C402.2.
15.Detail 11
a.Identify on the plans the use of the following spaces:
Space 102 Prep Room
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Space 108 - Room
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b.Indicate on the plans the locations of all fixed equipment, counters, shelving, storage
racks, etc. Shelving/racks that exceed 6 feet in height must be seismically anchored.
c.Provide a seating plan representing the proposed type of seating (tables and chairs,
barstools, booths, etc.) and indicate whether fixed or not.
d.Indicate on the plans the accessible seating and standing spaces distributed
throughout the various areas of the facility. At least 5 percent in each area must be
accessible per IBC 1108.2.9.1. The use of fixed tables and seating requires a clear
floor space per ICC A117.1-2009 section 305, with exceptions for knee and toe
clearance below drink surfaces 12 inches or less in depth. Movable tables and
seating can be positioned/removed to accommodate as needed. The tops of
accessible dining surfaces must be a minimum of 28 inches and a maximum of 34
inches above the floor.
e.Provide on the plans a detail, and a reference to it for the required attachment of the
fermenting vessels (and those marked HLT, MT, and BK) to resist seismic
loads per IBC 1613.1/American Society of Civil Engineers (ASCE) 15.1.1.
f.Indicate on the plans the required attachment at the base and top of the full-height
walls marked WW21 to guide proper construction and inspection.
On sheet S-2 Structural Plans:
16.Details 1 and 2 Clarify the difference in the indicated locations of gridlines C and D
and of that shown on sheet A110 details 10 and 11.
17.Detail 2 Roof Level Clarify the indicated portion of the roof to be raised to match the
surrounding roof. It does not appear to reflect the existing conditions, especially the area
above the proposed restrooms.
On sheet S-3 Structural Details:
18.Sections 1, 2, 3, 4, and 5 Clarify the callout for #8 short screws for the attachment of the
A35 framing anchors to the roof sheathing. The proposed installation does not appear to
be an alternative per the manufacturer. The placement of the roof insulation per WSEC
Table C402.2 appears to allow for the attachment of the roof sheathing to the 2x8 framing
below prior to the installation of the roof covering.
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