20061212111229.pdfDATE
STAFF
City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
December 13, 2006
Ann Bullis, Assistant Building Official
A ----
Project: Add 4th Condo Unit Within Existing Building
621 Bell Street
Katy Reischling
A preliminary review was done with the pre -application materials provided and we have the
following comments. Alterations made to the building must meet current adopted codes in effect
at the time of permit application. We were unable to determine on the sketches provided, all work
that will be done to accommodate the new dwelling unit. Complete review will be done during the
plan review process.
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 5 1 -11)
f) 2003 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
g) Edmonds Community Development Code
2) The building exceeds 4000 sf, which requires plans to be prepared and stamped/signed by a
State licensed Architect or Professional Engineer. RCW 18.08.410
3) Type of Construction : VB
4) Occupancies: Dwellings R2; Garage U
5) Provide occupant load calculations for each floor and for the total building.
6) Proposed bedrooms must meet current emergency egress requirements of IBC 1025:
One openable escape window in each sleeping room with an openable area of not less than 5.7
sf, a minimum clear height of 24", a minimum clear width of 20", and a finished sill height of
not more than 44" above finished floor.
7) Smoke detectors are required in Units C and D in the following locations and must be
hardwired with battery backup and be interconnected: In each sleeping room, outside of each
separate sleeping area in the immediate vicinity of the bedrooms, and on each additional story
of the dwelling unit. IBC 907.2.10.1.2
8) Units C and D must each have a complying exit door minimum (36" wide x 6'8" high) that
leads to. the public street or alley.
Building Division Pre -application Comments 1
9) A fire separation is required between the garage and dwelling units per IBC 406.1.4.
10) Walls and floors separating Units C & D and common areas (such as garage) must be 1 -hour
fire rated with an STC (Sound Transmission Class) of 50 or more. Provide listed and tested
fire rated assemblies and details on the plans.
11) Units C and D must be Type B accessible dwelling units unless and exception applies. Have
your architect investigate this issue with respect to your project.
12) One parking stall must be accessible (see enclosed handout for information).
13) An automatic sprinkler system is required throughout the building per IBC 903.2.7. An NFPA-
13R system can be used, however if the sprinkler system will be used for code exceptions, have
your architect check code references carefully to be sure the system type (NFPA-13 or 13R)
proposed is permitted. See Fire Marshal's comments for more information on the fire sprinkler
and fire alarm systems.
14) Show the location of the fire sprinkler room on the floor plans.
15) Whole house ventilation system must be provided for Unit D. See Energy/Ventilation handout.
16) This building is subject to House Bill 1848 (see attached bulletin) as it relates to alterations
made to the exterior of the building.
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 pen -nit 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
• 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
Building Division Pre -application Comments 2
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.
Ex�. rtmg
• 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
• 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 3
Multi -Unit Building_ Permits
ATTENTION: Developers of Condominiums and Multi -Unit Buildings
Engrossed House Bill 1848, an act relating to managing construction defect disputes involving multi -unit
housing is effective August 1, 2005_ The Act affects all multi -unit buildings containing more than two
dwelling units including commercial mixed-use buildings containing more than two dwelling units. This Act
is applicable to all permit applications issued August 1, 2005 or later regardless of the original permit
submittal or application date.
The following classes of buildings are not subject to this Bill:
Hotels/Motels
Dormitories
Care Facilities
•, Floating homes
❖ A building containing attached dwelling units that are each located on a single platted lot
A building in which all of the dwelling units are held under one ownership and is subject to
a recorded irrevocable Sale Prohibition Covenant.
What this means to the applicant at permit submittal. All permit applications for construction or
rehabilitative construction of multi -unit buildings must include building enclosure design documents and
details (prepared and stamped by a State licensed Architect or Engineer) that identifies the building
enclosure construction including but not limited to; waterproofing, weather proofing and/or other
protection from water or moisture intrusion. This requirement may be waived if a recorded irrevocable
Sale Prohibition Covenant is submitted with the permit application.
✓ Rehabilitative Construction means construction work on the building enclosure of a multi -unit
residential building if the cost of such construction work (based on a licensed contractors bid
including labor and materials) is more than 5% of the assessed value of the building (assessed
value is determined from the Snohomish County Assessors website).
✓ Building Enclosure means that part of any building, above or below grade, that physically
separates the outside or exterior environment from interior environments and which
weatherproofs, waterproofs, or otherwise protects the building or its components from water or
moisture intrusion. Interior environments consist of both heated and unheated enclosed
spaces. The building enclosure includes, but is not limited to, that portion of roofs, walls,
balcony support columns, decks, windows, doors, vents, and other penetrations through exterior
walls, which is waterproof, weatherproof, or otherwise protect the building or its components
from water or moisture intrusion.
✓ Building Enclosure Design Documents means plans, details, and specifications for the
building enclosure that have been stamped by a licensed architect or engineer. The documents
shall include details of flashing, intersections at roof, eaves or parapets, means of drainage,
water -resistive membrane and details around openings.
✓ Sale Prohibition Covenant means a recorded covenant that prohibits the sale or other
disposition of individual dwelling units as or as part of a condominium for five years or more
from the date of first occupancy. The covenant must be recorded
What this means to the City. Effective August 1, 2005, the City is prohibited from issuing a permit
for construction or rehabilitation/repair construction unless proper building enclosure documents and
details are provided including a stamped statement by the Architect or Engineer indicating; 'The
undersigned has provided building enclosure documents that in my professional judgment are
appropriate to satisfy the requirements of EHB 1848 Sections 1 through 10 of this Act" (unless a
covenant is provided as described above.)
• Inspection requirements. All multi -unit buildings shall have the building enclosure progress
inspected by a Qualified Inspector during the course of construction and during rehabilitative or
repair construction. The Qualified Inspector is a third party independent inspector paid by the
applicant. The architect or engineer of record is permitted to be the Qualified Inspector.
Final occupancylapproval conditions. The City is prohibited from issuing a Certificate of
Occupancy or granting final project approval until the Qualified Inspector has submitted field reports
including a final report certifying that the building enclosure has been .properly inspected during the
course of construction or rehabilitative construction/repair, and that the work is in substantial
compliance with the building enclosure design documents. The City is not responsible for determining
whether the building enclosure design documents or the inspections performed are adequate or
appropriate to satisfy the requirements of the Act.
For a complete copy of EHB 1848:
http:ilwww.leg.wa.gov/pub/billinfo/2005-06/Htm/Bills/House%20Passed%2OLegistature/1848.PL.htrn
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