20070412104442.pdf01 EDS
a
v~, LP
City of Edmonds
ESQ. �a9° PRE-APPLICATION COMMENTS
BUILDING DIVISION
DATE April 11, 2007
STAFF: Ann Bullis, Assistant Building Official 5LV
RE: Project: Amtrak Station Remodel
210 Railroad Street
A preliminary review was done with the pre -application materials provided and we have the following
comments. The Permit Coordinator will be including several City handouts that will assist you in
providing minimum submittal information for permit application.
1) Codes in effect at the time of preapplication review:
a) 2003 International Building Code (including Accessibility) with State Amendments
b) 2003 International Mechanical Code (including International Fuel Gas Code) with State
Amendments
2)
3)
4)
5)
6)
7)
8)
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
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 or C depending on location
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 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.
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.
Provide a site plan and dimension distances from the building to property lines (see handout for other
information required on the site plan).
Specify the type of construction (from the plans it appears to be VB)
Specify the occupancies. The waiting area would be an A3 occupancy and office a B occupancy, but
more information is needed to determine the occupancy of the baggage room and Railroad Club area.
How are these spaces used? Would vehicles be permitted in the baggage room, or is it for
storage/sorting of luggage only? With the new overhead door configuration, will vehicles be driving
through the building? Is the Railroad Club an assembly type area? What type of items will be stored
in new storage OSO2?
Clearly show on the plans if IBC 302.3.1 Nonseparated Uses or IBC 302.3.2 Separated Uses will be
used, as well as incidental and accessory uses (IBC 302. 1.1 and 302.2).
Building Division Pre -application Comments 1
a) If Nonseparated Uses will be used, clearly note on the coversheet of the plans, and provide
allowable area and height calculations of the most restrictive occupancy to the entire building,
and also include additional code requirements that are applicable throughout the building per
IBC 302.3.1.
b) If Separated Uses will be used, note all required occupancy separations (IBC Table 302.3.2) and
provide details of fire rated assemblies, including the listed/tested assembly numbers (such as
from Gypsum Association Fire Design Manual, UL, etc.).
9) Provide occupant load calculations for each room/space and the total building.
10) Show locations of illuminated exit signage and emergency lighting, including method of power backup.
11) Currently the waiting room includes the restroom areas. However, it appears from the proposed plans
that occupants will be required to pass through an area of vehicle travel within the building to get to the
restrooms. The A3 occupancy includes persons, not vehicles. This would also be an unsafe condition
for the occupants and would also present ventilation issues. Code justification for this design is
required.
12) Show existing and proposed exterior and interior accessible routes of travel, including pedestrian
access to the building and boarding platforms from the public street, parking, accessible entrance(s),
maneuvering distances, restrooms, etc. Provide details showing compliance such as for ramps and
restrooms. Please be aware we have adopted portions of IBC Appendix E, including E109.3.
13) Show and label all building projections, cantilevers, etc. on the plans, including the site plan.
14) Clearly show heated vs. unheated areas and insulation R -values.
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
Building Division Pre -application Comments 2
• 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
M_ echanical/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 Iine, 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 3