20060807140558.pdfSOV EDt�rO
est. 189
City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
DATE August 9, 2006
STAFF: Ann Bullis, Assistant Building Official
RE: Project: 3014' Ave N
Jeffrey Phillips, 8 Unit Condominium
A preliminary review was done with the pre -application materials provided (garage plan, main
floor/site plan, upper floor plan) and we have the following comments.
General Comments:
1) Codes in effect at the time of this meeting:
a) 2003 International Building Code (including Accessibility) with State Amendments
b) 2003 International Mechanical Code (including International Fuel Gas Code) with State
Amendments
c) 2003 International Fire Code with State Amendments
d) 2003 Uniform Plumbing Code with State Amendments
e) 2004 Washington State Energy Code (WAC 51-11)
f) 2003 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
g) Edmonds Community Development Code
2) Please be aware that the State will likely to adopt the 2006 International Codes and Uniform
Plumbing Code effective July 1, 2007, The City of Edmonds has scheduled code adoptions to
coincide with the State with the same effective dates. This would require that permit
applications submitted on or after that date be designed using the newly adopted 2006 codes.
3) List all deferred submittals on the cover sheet of the plans. The City prefers that plumbing
plans be included with and issued with the main building permit to help avoid any construction
delays. Common deferred items are mechanical, fire sprinkler, fire alarm, signs, side sewer,
water meter, shop drawings, State Elevator, State Electrical, etc.
4) A soils report prepared by a State Licensed Geotechnical Engineer is required.
5) Specify type of construction and provide allowable area calculations to justify. Please note that
this review was based on Type VA construction.
6) Provide story calculations to justify basement (see Story and Story Above Grade Plane in IBC
Chapter 2 definitions). Please note this review was based on a 3 story building.
7) Specify the occupancy for each building. Based on the uses of space noted on the
preapplication plans, the parking garage would be an S2 occupancy and the two floors of
condominiums would be an R2 occupancy.
8) The building must be provided with an automatic sprinkler system meeting Standard NFPA-
13R. Note, some code exceptions require the installation of an NFPA-13 system.
Building Division Pre -application Comments l
9) Exterior wall and opening protection: No dimensions were provided on the plans to show
distances from exterior building walls to property lines, so only general information can be
provided. The centerline of the streets and alley can be used to determine exterior wall and
opening protection. Based on the Official Street Map, 4th Avenue North is 50' wide, Edmonds
Street is 60' wide, and the Alley is 15 feet wide.
a) Exterior walls: For VA construction, exterior walls must be 1 -hour fire rated (IBC Table
602). Where exterior walls are more than 5 feet from the property lines, exterior walls must
be rated for exposure to fire from the inside. If 5 feet or less to property lines, exterior
walls must be rated for exposure to both sides (IBC 704.5). A parapet is required on
exterior walls unless an exception is used (see IBC 704.11).
b) Provide calculations on the plans to show maximum area of exterior wall openings per IBC
Table 704.8.
10) Provide occupant load calculations for each floor of building as well as for the total building.
IBC 1004
11) Dwelling units must be separated from each other with 1 -hour fire partitions (IBC 708).
12) Walls and floor -ceilings separating dwellings from other dwellings or common areas (such as
corridors, stair enclosures, elevator and mechanical shafts, etc. must meet a Sound
Transmission Class (STC) of 50 or more. Provide listed and tested assemblies showing
compliance.
13) Stairways must meet the requirements for vertical exit enclosure per IBC 1019 since they
penetrate 2 floors, including fire barrier walls, self-closing 60 minute rated doors, etc. Each
must exit directly to the outside or to a 1 -hour rated exit passageway. Elevators cannot open
into an exit passageway or stair enclosure. IBC 1019 and 1020
14) The dwelling units must exit into a 1 -hour rated corridor with self-closing, 20 minute rated
doors with smoke "S" rating. IBC 1016
15) A 2 -hour fire barrier is required to separate the S2 garage from the R2 dwellings. This can be
reduced to 1 -hour if the building is fully sprinkled with an NFPA-13 system. IBC 302.3.2
16) Provide 1 -hour listed and tested assemblies for walls, floor -ceilings, roof -ceilings, and
individual protection of structural members supporting a floor and roof or more than one
floor, as well as the 1 hour fire barriers (interior/ exterior columns and beams). Provide
details with complete listed and tested assemblies and reference on the floor plans where they
apply.
17) Where penetrations of the fire rated assemblies are made (such as with ducts, pipes, wiring,
light fixtures, etc.) provide details to show how the fire rated assemblies will be maintained,
such as with vertical and horizontal shafts (lined joist bays or soffits below the 1 -hour
envelope), fire stopping assemblies, etc.
18) Deck floor -ceilings and roof -ceilings must be 1 -hour rated. Provide construction details and
listed/tested assemblies with materials that can be exposed to weather.
19) The building/site must be accessible including pedestrian access from the public street to the
main building entrance, accessible path of travel throughout the building, Type B accessible
units, maneuvering distances, parking, etc. Provide details showing compliance. See IBC
Chapter 11 and ICC/ANSI Al 17.1. Based on the plans provided:
a) 1 barrier free parking space is required and must be located as near as possible to the
elevator (as is shown on the garage plan). See enclosed handout for required dimensions.
Dimension all parking spaces on the plans.
Building Division Pre -application Comments 2
b) The south gate and hardware must be accessible.
c) Dwelling units must be Type B accessible. Provide details showing compliance.
d) Door thresholds, including the main entrance door/gate, cannot exceed %2".
e) Door hardware must be accessible.
fl Maneuvering distances are required at each door. See enclosed handout.
g) 2 exits must be accessible unless an exception is used. IBC 1007
h) If an accessible ramp will be provided, provide details, including slope, width, landing
length and width at top and bottom of the ramp, handrails, total rise, etc.
20) Provide door hardware information for accessibility and egress (locking devices).
21) Show locations of illuminated exit signage and emergency lighting (IBC 1011, 1006), and
specify power back-up.
22) Provide Residential Energy and Ventilation Code compliance forms with your application.
See City Energy/Ventilation handout.
23) Show the location of the parking garage exhaust outlet. It must meet IMC/WAC 502.7.3.6
#2, including 10 feet from property line, 10 feet from building openings, and 10 feet
minimum above grade.
24) Plans must be stamped by a State licensed Architect or Professional Engineer.
25) It appears that grading will exceed 500 cyds. Please contact the Planning Division for SEPA
requirements.
26) This building is subject to House Bill 1848 (see attached bulletin). If this building will be
condominiums, building enclosure documents stamped/signed by a State licensed Architect or
Engineer are required, and special inspection is required of the installation of the building
enclosure elements. If this building will be apartments, a Sale Prohibition Covenant must be
submitted prior to issuance of the building permit (City will provide covenant form).
27) Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
28) Contact Linda McMurphy, Cross -connection Control Specialist, at 425-771-0235 regarding
premise isolation requirements to protect the public water system.
FREQUENTLY OVERLOOKED ITEMS
The following is a list of frequently overlooked items that apply to many projects. They are listed as a
tool to help minimize corrections required during plan review.
General
• Incomplete submittals, insufficient number of copies, plans not separated out
• General coordination of all plans not done prior to permit submittal nor throughout
resubmittals (architectural, structural, landscape, civil, mechanical, plumbing, fire
sprinkler, etc.)
• Overall coordination of plans with details clearly and accurately referenced throughout
the plans as to where they apply. For example, a fire rated wall must be clearly identified
and refer to a construction detail that accurately describes how the wall is to be
constructed so it meets the listed and tested assembly requirements, including insulation
for sound transmission control if applicable.
Deferred submittals and separate permits not called out on plans
Building Division Pre -application Comments 3
• Site plan, landscape plan and civil plan not to same scale—usually a vast difference
between landscape plan and civil for parking space width, planters, patios, driveway
width, location of electrical equipment, parking spaces, etc.
Shoring plan not submitted with initial application or submitted very late in the process;
plans show shoring extending onto adjacent private property or into City RW
• Energy calculations deferred to mechanical permit submittal, energy submitted late which
affects framing approval
• Allowable area calculations not provided with permit application, yards on site plans not
adequately shown
• Fire hydrant locations not specified at pre -application meeting
• Structures that require a permit are shown on landscape plans not on architecturals
• Stairs, landings, walkways, ramps not shown on site plans
• Garage headroom to obstructions such as sprinkler heads, pipes, ducts, beams, insulation
Fire Resistive Construction
• Fire ratings and locations of required occupancy separations, fire walls, horizontal
separation walls, exit passageways, corridors, exterior walls, etc not clearly specified on
floor plans and in section views
• Listed and tested fire -rated assemblies not specified on plans and do not match
construction details
• Listed and tested fire -rated assemblies and details showing structural frame protection
(such as for columns and beams) not provided on plans, including those within wall and
floor -ceiling assemblies
• Fire -stopping details and products not specified on plans
• Fire rated corridor detail not provided
• Column jacketing in parking garage to protect fire -resistive covering from damage
Mechanical/Plumbin
• Locations of all fire/smoke dampers not shown on mechanical plans
• Routing of exhaust ducts, dryer vents, gas appliance vents, HVAC ductwork not
coordinated prior to issuance of main permit
• Locations and construction details of all mechanical shafts not provided on plans
• Mechanical exhaust outlet locations, especially for parking garage exhaust not shown on
floor plans, roof plans, sections and elevations (generator location not approved by ADB
and placed in setback areas)
• Appropriate cross -connection control devices provided at the property line on domestic
water line, fire sprinkler line, and irrigation line.
• Appropriate cross -connection control devices provided on fixtures within the building.
Exitin
• General exiting configuration not submitted at pre -application meeting, creates redesign
in many cases
• Exit enclosure must exit directly to the outside or to an exit passageway
Building Division Pre -application Comments 4
• Elevators not permitted to open into exit passageways, lobbies not provided when
required
• Occupant load calculations not included with permit application
Accessibility
• Accessible signage location and details not provided on plans
• Accessible means of egress and areas of refuge not shown on plans
• Length and width of accessible parking space not shown on plans
• Accessible cross walk not provided with in route of travel when crossing vehicular drive
aisles
• Accessible route of travel not complete nor adequately detailed on the plans. For
example, from the public way (sidewalk) to the main building entrance, from the
accessible parking space(s) to the building entrance, to mailboxes, dumpsters, and
accessory buildings, and throughout building. .Detail ramps, slopes, handrails, landings,
width of path of travel, etc.
Building Division Pre -application Comments 5
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Chapter 4. Accessible Routes
18
]CC/ANSI A117.1-2003
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If both closer and latch are provided
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Fig. 404.2.3.1
Maneuvering Clearance at Manual Swinging Doors