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City of Edmonds
ES�.1g9° PRE -APPLICATION COMMENTS
BUILDING DIVISION
DATE August 9, 2006
STAFF: Ann Bullis, Assistant Building Official
RE: Project: 7238 21211, Street SW
John Sullivan — Edmonds Senior Center (Housing)
A preliminary review was done with the pre -application materials provided and we have the
following comments.
Comments re2ardinLy submitted question list relating to Buildine- Code:
1) Sprinklering requirements: NFPA-13 sprinkler system will be required based on the
proposed occupancies (R, B, M) and story increase for a total of 4 stories above basement.
See additional comments below. Also see comment # 11 regarding Class 1 standpipe system.
2) Which building code would apply to a project of this type: See General Comments #4 & 5
below.
3) Does the code allow residential occupancy of Type I construction on ground floor: We are
unclear what is specifically being asked. In general, the code would permit a Type I building
housing an R2 occupancy. However, if you are asking if IBC 508.2 permits an R occupancy
below the 3 hour horizontal separation, the answer is no — see #4 of that code section.
General Comments:
4) 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
5)
6)
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
Please be aware that the State will likely adopt the 2006 International Codes and Uniform
Plumbing Code effective July 1, 2007. The City of Edmonds will schedule 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.
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 plumbing, mechanical, fire sprinkler, fire alarm, signs,
side sewer, water meter, shop drawings, State Elevator, State Electrical, etc.
Building Division Pre -application Comments 1
7) A soils report prepared by a State Licensed Geotechnical Engineer is required.
8) For this preapplication meeting, since the plans note the maximum building height of 45 feet,
no comments were provided with regards to High-Rise Buildings IBC 403.
.9) The R2 portion of this building was reviewed as apartments, not Licensed Care or Institutional
occupancies. Clarify how the senior housing will operate so that applicability of other
occupancies (LC or I) can be determined. If it will be licensed care, specify what type of
license will be issued by State DSHS.
10) The building must be provided with an automatic sprinkler system meeting Standard NFPA
13 (IBC 903), including the Type IA basement per IBC 903.2.10.1.
11) A Class I standpipe system is required since the building will exceed 30 feet above the lowest
level of fire department vehicle access. IBC 905.3.1
12) It appears that the architect is trying to use IBC 508.2. This section has very specific conditions
that must be met, and must be clearly shown on the plans. In reviewing the preapplication
plans, we have the following comments at this time regarding use of this code section:
a) Basement must be Type IA construction. Story calculations must be provided to justify the
basement (see Story and Story Above Grade Plane in IBC Chapter 2 definitions). The
basement parking garage (S2 occupancy) must be separated from the B/M/R2 occupancies
above with a 3-hour horizontal assembly. Provide listed and tested fire rated assembly or
fire resistance calculation (IBC 721).
b) Shafts, stairways, elevators, etc. that penetrate the 3 hour horizontal assembly must be 2 -
hour rated. Shafts originating at the ground floor level and extending through 4 floors must
also be 2 hour rated. Shafts that penetrate the 3 -hour horizontal assembly must be non-
combustible construction.
c) The maximum number of stories permitted for Type VA would be 3 per IBC Table 503,
plus 1 additional story (above the Type I basement) since the building will be fully
sprinkled per IBC 504. The 5th floor would not be permitted using Type VA construction.
The type of construction would need to be increased to permit the 5t11 story.
13) Provide allowable area calculations. If non -separated uses will be used above the 3 -hour
horizontal separation, the code provisions for the most restrictive occupancy must be applied to
the entire building, including but not limited to allowable area and height. If separated uses
will be used, mixed use ratio calculations must be provided in addition to allowable area and
height calculations. The fire barrier ratings separating occupancies must be clearly shown on
the plans. IBC 302.3, 503
14) Specify which spaces on the ground floor are office vs. retail and show fire barrier ratings
separating the B and M occupancies if the design will use separate uses.
15) 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.
a) Exterior walls: For VA construction, exterior walls must be 1 -hour fire rated (IBC Table
601 and 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). For IA construction, see
Table 601 and 602 exterior bearing walls are required to be 3 -hour rated. Be sure to read
footnotes for both tables.
Building Division Pre -application Comments 2
b) Provide calculations on the plans to show maximum area of exterior wall openings per IBC
Table 704.8.
16) Provide occupant load calculations for each floor of building as well as for the total building.
IBC 1004
17) Dwelling units must be separated from each other with 1 -hour fire partitions (IBC 708) and
horizontal assemblies (TBC 711).
18) Walls and floor -ceilings separating dwellings from other dwellings or common areas (such as
corridors, stair enclosures, elevator and mechanical shafts, adjacent retail and office spaces, etc.
must meet a Sound Transmission Class (STC) of 50 or more. Provide listed and tested
assemblies showing compliance.
19) Stairways must meet the requirements for vertical exit enclosure per iBC 1019 including 2 -
hour fire barrier walls, self-closing 90 minute rated doors, etc. Each must exit directly to the
outside or to a 2 -hour rated exit passageway (must maintain the same level of protection as
stair enclosure). Elevators cannot open into an exit passageway or stair enclosure. IBC 1019
and 1020
20) The dwelling units must exit into a 1 -hour rated corridor with self-closing, 20 minute rated
doors with smoke "S" rating. IBC 1016
21) Provide listed and tested assemblies for walls, floor -ceilings, roof -ceilings, and individual
protection of structural members per IBC 714.2 as well as those supporting fire barriers.
Provide details with complete listed and tested assemblies and reference on the floor plans
where they apply.
22) 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 horizontal
assembly), fire stopping assemblies, etc.
23) Sleeping rooms below the 4th story above grade plane must be provided with emergency escape
windows or doors per IBC 1025 unless an exception can be used.
24) The elevator car must accommodate an ambulance stretcher in the horizontal, open position,
and the elevator shall be identified with the star of life symbol. IBC 3002.4
25) 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 A and B
accessible units, maneuvering distances, parking, etc. Provide details showing compliance.
See IBC Chapter 11 and ICC/ANSI A117.1. Based on the plans provided:
a) Based on 32 parking stalls provided, 2 must be accessible 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.
b) Based on 69 dwelling units, 4 must be Type A accessible units and must be dispersed
among the various classes of units (i.e. 1 bedroom, 2 bedroom, etc.). Provide details
showing compliance.
c) All other dwelling units that are not Type A must be Type B accessible. Provide details
. showing compliance.
d) 2 exits must be accessible unless an exception is used (IBC 1007). Since the building is 4
or more stories in height, at least one accessible means of egress shall be the elevator
which must meet 1BC 1007.4, including standby power, ASME emergency operation and
Building Division Pre -application Comments 3
signaling device requirements, and signage, (since the building will be fully sprinkled,
access from an area of refuge or horizontal exit would not be required -- see exception).
e) Restrooms for ground floor office/retail uses must be accessible.
26) Show locations of illuminated exit signage and emergency lighting (TBC 1011, 1006), and
specify power back-up.
27) Provide plumbing fixture calculations on the plans per WAC 51 -40 -Chapter 29. To
determine minimum number of restrooms. Restrooms must be accessible.
28) Provide Residential and Non -Residential Energy and Ventilation Code compliance forms
with your application. See City handout for prescriptive residential compliance forms.
Additional residential energy forms can be found on the following website
htip://www.energy.wsu.edu/code/code_support.cfin. Non -Residential Energy Code
compliance forms can be found on the following website http://www.neec.net
29) 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.
30) A minimum 7'-0" clearance (from all projections such as beams, pipes, insulation, sprinklers,
ducts, etc.) is required at the parking area under the building. Note the Engineering and Fire
Departments may require additional clearance.
31) 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).
32) Plans must be stamped by a State licensed Architect or Professional Engineer.
33) Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
34) 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 4
• 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/Plumbing
• 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.
Exiting
• 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 5
• 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 6
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Chapter 4. Accessible Routes
18
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Fig. 404.2.3.1
Maneuvering Clearance at Manual Swinging Doors