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0'° PRE—APPLICATION COMMENTS
BUILDING DIVISION
DATE April 18, 2007
STAFF: Jenny Readwin, Residential Plans Examiner
Ann Bullis, Assistant Building Official['
RE: Project: Anderson Town homes @ 8806 236`h Street SW
A preliminary review was done with the pre -application materials provided (basic conceptual site plan
and conceptual elevation views) and we have the following comments.
Codes in effect at the time of this meeting:
2003 International Building Code (including Accessibility) with State Amendments
2003 International Residential Code with State Amendments
2003 International Mechanical Code (including International Fuel Gas Code) with State
Amendments
2003 International Fire Code with State Amendments
2003 Uniform Plumbing Code with State Amendments
2004 Washington State Energy Code (WAC 5 1 -11)
2003 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
Edmonds Community Development Code (ECDC)
General Comments:
1. A complete soils report complying with IRC chapter 4 or IBC chapter 18 will be required (see attached
. handouts for minimum report requirements).
2. 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.
2003 International Residential Code Comments:
3. In order for the proposed townhouses to be designed under the 2003 International Residential Code
they must be no more than three stories in height with separate means of egress, continuous from the
foundation through he roof and open on at least two sides (8101.2 and definition of townhouse). If
proposed design does not meet this criteria please see 2003 International Building Code comments
below.
4. Townhouses must be separated in accordance with R317.2. Please clearly show dwelling unit
separation on section details and provide copy of proposed listed and tested fire -resistance rated wall
assembly.
5. Per R322 where there are 4 or more dwelling units in a single structure the accessibility provisions of
Chapter 11 shall apply.
2003 International Building Code Comments:
6. Basic Design Loads specific to Edmonds
a. Snow load 25 psf — nonreducible
Building Division Pre -application Comments 1
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b. Seismic design category D
c. Wind speed 85 mph, 3 sec gust
d. Wind exposure B (880' & 236t)
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.
Specify the type of construction. Based on a 3 -story building, it would be Type VA, or could be Type
VB with a height increase (see IBC 504.2). To qualify the lower floor as a basement, provide Provide
story calculations to justify (see Story and Story Above Grade Plane in IBC Chapter 2 definitions).
Please note this review was based on a 3 story building of Type VA construction.
Occupancy would be R2 for the dwellings and common areas. Garages: S2 if common area garages, U
if each garage is directly accessed by its associated individually dwelling unit only. Please note this
review was based on R2 and U occu ancies.
Provide occupant load calculations for each floor, townhouse and the total building.
Provide allowable area calculations on the plans. IBC 503
An automatic sprinkler system is required (Standard NFPA-13R, unless used for code exceptions that
require an NFPA-13 system).
See Fire Marshal's comments for fire alarm requirements.
Exterior wall and opening protection where walls are less than 30 feet to the property line:
a. Exterior walls: For VA construction, exterior walls must be 1 -hour fire rated (IBC Table
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).
b. Provide calculations on the plans to show maximum area of exterior wall openings per IBC
Table 704.8.
Dwelling units must be separated from each other with 1 -hour fire partitions (TBC 708). Provide listed
and tested assemblies (such as IBC Chapter 7 tables, UL, Gypsum Association hire Resistive Design
Manual, etc.) showing compliance.
Walls and floor -ceilings separating dwellings from other dwellings or common areas (such as
corridors, stair enclosures, elevator and mechanical shafts, etc. must meet a Sound Transmission Class
(STC) of 50 or more. Provide listed and tested assemblies showing compliance.
Private garages (U occupancy) must be separated from the associated dwelling per IBC 406.1.4.
Provide 1 -hour listed and tested assemblies for walls, floor -ceilings, roof -ceilings, and individual
protection of structural members supporting a floor and roof or more than one floor, as well as the 1
hour fire barriers (interior/ exterior columns and beams). Provide details with complete listed and
tested assemblies and reference on the floor plans where they apply.
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 (Iined joist bays or soffits below the 1 -hour envelope), fire stopping
assemblies, etc.
20. Deck floor -ceilings and roof -ceilings must be 1 -hour rated. Provide construction details and
listed/tested assemblies with materials that can be exposed to weather.
21. The building/site must be accessible including but not limited to, pedestrian access from the public
street to the main building entrance(s), accessible path of travel throughout the building/units, Type B
accessible units, maneuvering distances, parking, etc. Provide details showing compliance. See IBC
Chapter 11 and ICC/ANSI A117.1.
22. Provide door hardware information for accessibility and egress (locking devices).
Building Division Pre -application Comments 2
23. Provide Residential Energy and Ventilation Code compliance forms with your application. See City
Energy/Ventilation handout.
24. This building is subject to RCW 64.55 (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, either building enclosure documents must be submitted
or a Sale Prohibition Covenant must be submitted prior to issuance of the building permit (City will
provide covenant form).
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
• GeneraI 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.
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.
Exitin
• 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
Multi -Unit Building Permits
ATTENTION: Developers of Condominiums and Multi -Unit Buildings
Engrossed House Bill 9848, an act relating to managing construction defect disputes involving multi -unit
housing is effective August 9, 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 9 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
s Dormitories
Care Facilities
Floating homes
L• 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 rehabilitationlrepair 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:fhvww.leg.wa.gov/pub/billinfo/2005-06/Htm/Bills/House%20Passed%20Legislature/l 848.PL.htm