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City of Edmonds
Est. lag° PRE—APPLICATION COMMENTS
BUILDING DIVISION
DATE January 17, 2007
STAFF: Ann Bullis, Assistant Building Official
RE: Project: 23904 Highway 99
New Taco Time Restaurant
A preliminary review was done with the pre -application materials provided (site plan only) and
we have the following comments for both Scenario 91 (new building), and Scenario #2 (major
remodel).
General Comments for Both Scenarios:
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) Basic Design Loads specific to Edmonds
a) Snow load 25 psf -- nonreducible
b) Seismic design category D
c) Wind speed 85 mph, 3 sec gust
d) Wind exposure B (at Highway 99 location)
3) 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.
4) List all deferred submittals on the cover sheet of the plans. The City prefers that mechanical
and plumbing plans be included with and issued with the main building permit to help avoid
any construction delays, however they can be deferred. Other common deferred items are fire
sprinkler, fire alarm, signs, side sewer, water meter, shop drawings, State electrical, State
elevator, etc.
5) Specify the type of construction. Based on the size of the building, it could probably be Type
VB wood frame.
6) Occupancy specified on the plans as A2.
7) Provide occupant load calculations.
Building Division Pre -application Comments 1
8) If the occupant load is 100 or more, an automatic sprinkler system is required in accordance
with NFPA-13 (WAC 51-50 903.2.1.2).
9) See Fire Marshal's comments for fire alarm requirements.
10) If the occupant load is 100 or more, panic hardware is required on exterior doors (IBC
1008.1.9). Provide door hardware information for each door within the building so that exiting
and accessibility can be verified.
11) Provide restroom calculations in accordance with WAC 51-50 Chapter 29.
12) The building/site must be barrier free accessible including the main entrance, restroom,
maneuvering distances, parking, customer counter areas, pedestrian access from the public
street, etc. Provide details showing compliance.
13) Provide Non -Residential Energy Code compliance forms with your application. These forms
are available on the following website: http://www.neec.net/documents. If using prescriptive
compliance, at minimum the Envelope Summary form and Lighting Summary form must be
submitted with your application.
14) Ventilation must be provided either mechanically or with natural ventilation using building
openings (windows and doors) in accordance with the State Ventilation Indoor Air Quality
Code.
a) Natural ventilation: Provide in each room or area at the rate 4% of the floor area. Show
the calculations on the plans. OR
b) Mechanical ventilation: Provide outdoor air at the rates specified in VIAQ Table 3-4 to
each room or area. The system must be balanced (supply and return/exhaust). Provide
mechanical plans and calculations showing compliance. Provide manufacturer's specs
for the mechanical units to be installed.
15) Provide minimum 50 cfm exhaust fan in each restroom.
16) See Commercial/Multifamily Handout for minimum submittal requirements.
17) Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
IS) Contact Linda McMurphy, Cross -connection Control Specialist, at 425-771-0235 regarding
premise isolation requirements to protect the public water system.
Additional Comments Specific for Scenario #1 New Building
19) A soils report is required for this project.
20) Since the building is 10 feet or more from the property lines, the exterior walls are not required
to be fire rated, however, for architectural projections and eaves, see IBC 704.2 and 1406.
21) If a drive-thru canopy will be proposed, it must meet exterior wall and opening protection
provisions of IBC 704, including parapets. Provide fire rated construction details showing
compliance, including listed and tested assemblies.
Additional Comments Specific for Scenario #2 Major Remodel:
22) A soils report may be required depending on what foundation work will be done.
23) If the building is less than 10 feet to the property lines, it must meet exterior wall and opening
protection provisions. (including existing walls) of IBC 704, including parapets and
architectural projections (also see 113C 1406).
Building Division Pre -application Comments 2
24) If the existing drive-thru canopy will be remain, it must meet exterior wall and opening
protection provisions of IBC 704, including parapets and architectural projections. Provide fire
rated construction details showing compliance, including listed and tested assemblies.
25) Structural upgrades: All new construction must meet current structural codes in effect at the
time of permit application. For alterations to existing structures, see IBC 161.4.3 and 3403.
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
• 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
Building Division Pre -application Comments 3
• 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.
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
• 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 4