20070214074157.pdfOF EDS
City of Edmonds
�s[. 1R9� PRE -APPLICATION COMMENTS
BUILDING DIVISION
DATE February 14, 2007
STAFF: Ann Bullis, Assistant Building Official
RE: Project: 4031505 Edmonds Street
Remodel existing apartment building/attached dwelling
A preliminary review was done with the pre -application materials provided and we have the following
comments.
RESPONSE TO SPECIFIC QUESTIONS NOTED BY ARCHITECT ON PLANS:
1) Question 1— Can deck connecting apartment building and S.F. residence be removed?
The deck is not shown on the original approved plans for the 5 -unit apartment building. City archive
records show that no permit was ever issued for the deck. According to the original approved plans,
the west stairway is a required exit for the upper floor units. The deck is part of the required exit
stairway at the landing. If the deck will remain as part of the alterations, it must be included in the
plans and reviewed for current code compliance. Proposed alterations must be designed taking into
account the code requirements for both buildings. All alterations must meet current codes.
2) Question 2 —Can stair between apartment building and SF residence be remodeled or relocated?
According to the original approved plans, the west stairway to be removed is a required exit for the
upper floor units. Proposed alterations must be designed taking into account the code requirements
for both buildings, including exiting. All alterations must meet current codes.
3) Question 3 — Can dormers be added to main roof to height of existing ridge?
Dormer additions must meet current building code for construction. Provide framing plans and
details showing compliance.
4) Question 4 — Can existing ridge/roof extend east within building footprint for bath addition upstairs?
Could be affected by close proximity to adjacent building. The architect will need to do a code
analysis to determine if the addition would be allowed. Proposed alterations must be designed taking
into account the code requirements for both buildings. All alterations must meet current codes.
5) Question 5 — Can open west entry porch be enclosed?
The architect will need to do a code analysis to determine if the addition would be allowed.
Proposed alterations must be designed taking into account the code requirements for both buildings.
All alterations must meet current codes.
Building Division Pre -application Comments 1
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6) Question 6 —Can exterior deck be added above enclosed west entry porch?
Proposed alterations must be designed taking into account the code requirements for both buildings.
All alterations must meet current codes.
7) Question 7 — Can low site wall be added along street curbs?
To be addressed by Engineering Division.
Many of the answers to these questions depend on the code analysis done by the architect and the design
choices she chooses in the code to demonstrate compliance, addressing issues such as IBC 704 and 503
particularly with regards to buildings on the same lot (allowable area, exterior wall and opening
protection, imaginary property lines, type of construction); IBC Chapter 10 for exiting, etc.
GENERAL. COMMENTS
8) 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
9) 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
10) Please be aware that the State will likely adopt the 2006 International Codes and Uniform PIumbing
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.
11) 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.
12) The certificate of occupancy for 505 Edmonds Street is for 5 units. The preapplication plans note there
are 6 units, and the county assessor information show there are 8 units. There are no permits on file for
approval of additional units which must be resolved as a separate enforcement action with the City.
The Planning Division will determine the maximum number of units permitted for zoning purposes.
13) The original building construction for the 5 unit apartment recognized the tax account parcel line that
currently exists between the two structures. It is not considered a property line for building code
purposes.
14) Based on the original plans for the 5 unit building, the type of construction is VA.
15) As currently shown on the preapplication plan, the occupancy would be R2 for the dwellings and
common areas, U for the garages and covered parking area.
16) Show required fire separations.
17) Provide occupant load calculations for each floor and the total building.
18) Provide allowable area calculations on the plans. IBC 503
Building Division Pre -application Comments 2
19) Accessibility upgrades will be required per IBC 3409 depending on the final scope of work. Costs of
providing an accessible route are not required to exceed 20% of the project cost. It is the architect's
responsibility to show these upgrades on the plans, and provide a letter (stamped and signed) stating
what accessible upgrades will be made as part of this permit and show that the cost of accessible
upgrades is at least 20% of the project cost.
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, and the listed and tested assembly provided.
• 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, architectural projections, cantilevers, bay windows, etc. 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, or listed as a deferred submittal.
• Fire rated corridor detail not provided
• Column jacketing in parking garage to protect fire -resistive covering from damage
Building Division Pre -application Comments 3
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
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Snphomish County, WA Assessor Parcel Data Page 1 of 2
.................................................
NOR -
Sn s h tOnli c, Gavernment Information &Services
CountY40
Washington
* R E A L * Property Information
County Home Assessor Home Treasurer Home Information on which Department to contact
Please view Disclaimer If you have questions, comments or suggestions, please Contact Us.
Date/Time:2113/2007 10:21:08 AM Answers to Frequenter Asked Questions about Parcel Data (opens as new window)
Return to Property Information Entry_page
Parcel Number 00434202400300 Prev Parcel Reference 43420240030006
View Map of this parcel (opens as new window)
General Information
Taxpayer Name li Address (contact the Treasurer if you have questions)
OLSEN ERLING JULIUS BYPASS TRUST
15908 71ST AVE NE - - - KENMORE, WA 98028
If the above mailing address is incorrect and you want to make a change, see the information on Name and Address
Changes
Owner Name I l Address (contact the Assessor if you have questions)
OLSEN ERLING JULIUS BYPASS TRUST 1114100 SE 36TH ST STE 201 - - - BELLEVUE, WA
98006
If the above name and address is incorrect due to a recent sale, please see the information on Name and Address
Changes After a Sale
Street (Situs) Address (contact the Assessor if you have questions)
505 EDMONDS ST - - - EDMONDS, WA 98020-31.53
Parcel legal Description
CITY OF EDMONDS BLK 024 D-00 - FRAC LOTS 3 & 4 BLK G
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Treasurer's Tax. Information.
Taxes For answers to questions about Taxes, please contact the Treasurer's office (opens as new
window)
2007 Taxes for this parcel $7,094.49
(Taxes may include Surface Water Management and/or State Forest Fire Patrol fees. LID charges, if any, are not included.)
To obtain a duplicate tax statement, either download our Tax Statement Request form or call 425-388-3366 to request it
by phone.
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Assessor's Property Data Characteristics and Value Data below are for 2007 tax year.
Please contact the Treasurers office for answers to questions about Taxes (opens as new window)
For questions ONLY about property characteristics or property values (NOT taxes),
please contact the Assessor's Office (opens as new window)
Property Values do not reflect adjustments made due to an exemption, such as a senior or disabled persons
Values exemption.
Reductions for exemptions are made on the property tax bill.
http: //web5. co. snohomish. wa.us/propsys/asr-tr-propinq/Prping02-ParcelD ata.asp?PN=004342024... 2/13/2007
Snohomish County, WA Assessor Parcel Data
Tax Year 2007 Market Land $187,300 Market Improvement $603,2001 Market Total
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Property Characteristics
Tax Code Area (TCA) 00210 View Taxing Districts for this Parcel (opens as new window)
Use Code 130 Multiple Family 5 - 99 Units
Size Basis ACRE size 0.10 (Size may include undivided interest in common tracts and road parcels)
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.Property Structures
Type Yr.Built Structure Description
Commercial 1977 8 units, avg unit size 797 View Structure Data (opens as new window)
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Property Sales since 7/31./1999
Explanation of Sales Information (opens as new window)
Sales data is based solely upon excise affidavits processed by the Assessor.
Page 2 of 2
$790,500
Transfer Receipt
Sales Price Excise Deed
Grantor (Seller)
Grantee (Buyer)
Other
Date Date
Number
Type
Parcels
9/28/2005 3/10/2006
$0 397987
W
DESANTIS FAMILY LLC
OLSEN ERLING JULIUS
No
BYPASS TRUST
9/28/2005 10/6/2005
$1,185,000 483552
W
DESANTIS FAMILY LLC
OLSEN ERLILNG JULIUS
Yes
BYPASS TRUST
8/28/2003 8/29/2003
$790,000 282395
W
WARFIELD FAMILY LTD
DESANTIS FAMILY LLC
Yes
PARTNERSHIP H
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Property 81aps Township/Range/Section/Quarter, links to neaps
Neighborhood 5601000 Explanation of Neighborhood Code (opens as new window)
Township 27 Range 03 section 24 Quarter SW Find parcel maps for this Township/Range/Section
jj View Map of this parcel (opens as new window)
http://web5.co. snohomish.wa.uslpropsys/asr-tr-propinglPrpIng02-ParcelData.asp?PN=004342024... 2/13/2007