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City of Edmonds
�St ag9° PRE—APPLICATION COMMENTS
BUILDING DIVISION
DATE April 25, 2007
STAFF: Ann Bullis, Assistant Building Official
RE: Project: 121 ,Sunset Ave
New Mixed Use Building -- S Condominiums, Office, Common Assembly Room
A preliminary review was done with the pre -application materials provided and we have the
following 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 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 most likely C for this location
3) Please be aware that the State is scheduled 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) A soils report is required for this project.
6) Specify the type of construction. Since type of construction was not specified on the plans,
Type VA was assumed for this review.
7) Clearly show on plans how this building is designed per IBC 302 for separated uses, non -
separated uses, accessory uses, incidental uses, etc. If separated uses will be used mixed use
ratio calculations are required.
Building Division Pre -application Comments 1
8) Occupancies would be R2 for the dwellings, S2 for the parking garage, S 1 for the storage areas,
A3 for the common assembly room, and B for the office. The S2 garage also includes the
covered driveway area within the envelope of the building.
9) Provide occupant load calculations for each floor and the total building.
10) Provide allowable area calculations on the plans. IBC 503
11) An automatic sprinkler system is required (Standard NFPA-13).
12) See Fire Marshal's comments for fire alarm requirements.
13) For site retaining walls, provide engineered retaining wall details and calculations, and take
into account possible surcharges from adjacent buildings, driveways, parking areas, etc.
14) Provide a plan showing how temporary cuts will be treated, whether with shoring or grading at
a 1:1 slope with geotech approval. If shoring will be required, the shoring design and
calculations will require peer review at full cost to the applicant. Coordination must be made
between all design professionals for the shoring design. Also address grading and construction
in relation to the existing rockery.
15) Based on Type VA construction, exterior walls and projections must be 1 -hour fire rated,
openings limited/protected in accordance with IBC 704.8, and provided with parapets (IBC
704.11 — see exceptions). See IBC 503, 601, 602, & 704. As an example of limited exterior
wall openings, where walls are greater than 5 feet up to 10 feet from the property line,
openings are limited to 25% (in fully sprinkled building) of the wall area for each story. The
land owned by Burlington Northern Railroad is not considered public right-of-way, so exterior
wall and opening protection code provisions apply just as for the north and south property
lines.
16) See IBC 601 and 602 for additional fire rating requirements, such as roof -ceiling, individual
protection of structural members, etc.
17) The elevator shaft must be 1 -hour rated (IBC 706 & 707).
18) The exit enclosures must be 1 -hour rated with self-closing 60 minute rated doors. (IBC 706 &
1019.1).
19) Dwelling units must be separated from each other with 1 -hour horizontal assemblies and fire
partitions, and must meet a minimum Sound Transmission Class (STC) of 50 or more. Provide
copy of listed and tested 1 -hour fire rated assemblies with STC rating of 50 or more, and
provide details showing the specific requirements of the assembly on the plans.
20) Provide details of fire rated walls, floor -ceilings, and projections on the plans, including the
complete listed and tested fire rated assemblies and cross-reference where they apply on the
plans.
21) Where ducts, exhaust fans, can lights, etc. penetrate the 1 -hour fire rated assemblies, show
how the rating will be maintained, such as with lined joist bays, vertical shafts, soffits, etc.,
and provide details.
22) All penetrations of the 1 -hour rated assemblies must be firestopped per IBC 712.3. 1 -hour
rated putty pads must be installed on the electrical boxes, unless exception for steel electrical
boxes is used (see IBC 712.3.2).
23) The building (each floor) must be provided with 2 exits, unless it can meet IBC 1018.2 for
Buildings With One Exit. In reviewing IBC Table 1018.2, it appears that the current building
design will exceed the maximum 50 foot travel distance.
24) Assuming that 2 exits will need to be provided (per item 22 above), the common path of
egress travel cannot exceed 75 feet (see IBC 1013.1 and 1002 for definition).
Building Division Pre -application Comments 2
25) Sleeping rooms must meet egress requirements of IBC 1025 and must open directly into a
public street, public alley, yard or court. In the case of a yard or court, the occupant must
have direct and unobstructed access to the public way. The plans must clearly show how this
will be provided for the upper floor sleeping rooms that egress into fenced yard areas below.
26) Exit enclosures must exit directly to the outside or to a 1 -hour exit passageway (IBC 1019,
1020). Once occupants enter a level of fire protection, that fire protection must be
maintained to the exterior of the building.
27) Columns (including finished materials) cannot encroach within the required widths/lengths of
the parking stalls.
28) The building/site must be barrier free accessible including the main entrance, maneuvering
distances, parking, pedestrian access from the public street, mailboxes, etc. All units must be
Type B accessible. (Provide details showing compliance. Examples of items shown on the
plans submitted for this meeting:
a) Te accessible parking stalls must have a 5' foot wide adjacent access aisle which can be
shared by both stalls, and a parking sign at the head of each stall
b) The common assembly room must be fully accessible, including kitchen, restroom (and
shower), doors to closet, door hardware, maneuvering clearances, clear floor spaces, etc.
c) The office and restroom must be fully accessible, including the restroom, maneuvering
distances, and clear floor spaces.
d) The common area side of all unit entry doors must be accessible.
e) For Type B unit requirements see ICC/ANSI Al 17.1 section 1004.
29) Provide Non -Residential Energy Code compliance forms for the commercial portions of the
building and Residential Energy Code compliance forms for the residential portions of the
building). These forms are available on the following websites:
htip://www.neec.net/documents and htip://www.energy.wsu.edu/code
30) Ventilation of the commercial spaces 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
(based on the occupant load established in #9 above) to each room or area. The system
must be balanced (supply and retum/exhaust). Provide mechanical plans and calculations
showing compliance. Provide manufacturer's specs for the mechanical units to be
installed.
31) Show all mechanical shaft locations on the plans. Commonly, issues arise with the garage
exhaust and elevator equipment room ventilation. Parking garage ventilation (supply and
exhaust) is required at the rate of 1.5 cfin/sf of floor area. Show location of supply air inlet(s)
and garage exhaust outlet (outlet location must meet WAC 51-52 501.5 #2)
32) These buildings are subject to RCW 64.55 (EHB 1848 -- see attached bulletin). Since the
building will house 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. RCW 64.55 can be found on the following
website: htip://Wps.leg.wa.gov/rew/
Building Division Pre -application Comments 3
33) Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
34) Contact Linda McMurphy, Cross -connection Control Specialist, at 425-771-0235 regarding
premise isolation requirements to protect the public water system.
35) Plans must be stamped by a State licensed Architect or Professional Engineer, including
structural plans and calculations.
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, landsdape, 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
Building Division Pre -application Comments 4
• 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
Mechanical/Plumbing
• 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 5
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 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
❖ 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. Ail 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 9, 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 occupancy/approval 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 9848:
http://www.leg.wa.gov/pub/biIlinfo/2005-06/Htm/Bills/House%20Passed%20Legisiature/9 848.PL.htm