20070829071538.pdfBUILDING DIVISION
DATE August 29, 2007
STAFF: Ann Bullis, Assistant Building Official 9�7_
RE: Project: 5th and Howell Mixed Use Building
610 Stn Ave South (current address)
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) 2006 International Building Code (including Accessibility) with State Amendments
b) 2006 International Mechanical Code (including International Fuel Gas Code) with State
Amendments
c) 2006 International Fire Code with State Amendments
d) 2006 Uniform Plumbing Code with State Amendments
e) 2006 Washington State Energy Code (WAC 5 1 -11)
0 2006 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 C (coastal)
3) 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.
4) A soils report is required for this project.
5) . The buildings must be provided with an automatic sprinkler system meeting Standard NFPA-
13. Note, some code exceptions require the installation of an NFPA-13 system. Clearly note
on the coversheet of the plans the code exceptions you are intending to use in your design
that require the sprinkler system. .
6) Provide occupant load calculations for each floor of each building as well as for the total
building. IBC 1004
7) Provide allowable area calculations on the plans to justify Type VA construction, which you
have proposed on your plans.
Building Division Pre -application Comments 1
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8) Note all occupancies in the building. Based on the floor plans, the lower floor would be S2
parking garage, the main floor occupancy is unlmown since uses of space were not provided,
and the upper floor would he R2.
9) Clearly show on plans how this building is designed per IBC 508 for separated uses, non -
separated uses, accessory uses, incidental uses, etc.
10) A minimum of 2 exits are required from each floor (IBC 1019.1) unless the entire building
meets IBC 1019.2 for Buildings with One Exit. In a fully sprinkled building, exits must be
spaced apart 113 the overall diagonal distance of the floor.
11) All required exits must be accessible per 1007. The automatic sprinkler exception was
removed from the 2006 IBC.
12) The common path of egress travel cannot exceed 75 feet for a fully sprinkled building (100
feet for B & S occupancies). IBC 1014.3 (also see IBC 1002 for definition of Common Path
of Egress Travel). Clearly show this on the plans.
13) Fire rating of exterior walls and openings: Dimensions to property lines were not provided.
a) See Table 602 and 704.8 for location to property line and permitted openings.
b) Projections (such as eaves) are limited per IBC 704.2, and must be I -hour fire rated if
located where openings are prohibited or must be protected per IBC Table 704.8
c) Exterior walls 5 feet for less to the property line must have wall coverings (essentially
noncombustible) that do not exhibit sustained flaming per NFPA 268.
14) An imaginary property line must be established at the court. Court walls are subject to exterior
wall and opening protection noted in #13 above.
15) Dwellings must be separated from each other with 1 -hour fire partitions with an attic draftstop
extending to the underside of the roof sheathing (see sprinkler exception). Provide listed and
tested 1 -hour assemblies with tested STC rating.
16) 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.
17) Stairways must meet the requirements for vertical exit enclosure per IBC 1019. 1 hour exit
enclosures must have self-closing 60 minute rated doors. Exit enclosures must exit directly
to the outside or to an exit passageway equal to the fire rating of the stair enclosure.
Elevators cannot open into an exit passageway or stair enclosure. IBC 1019, 1020, 1024
.18) Exterior exit stairways must be located at least 10 feet from adjacent lot lines (IBC 1024.3).
Also see IBC 1023 for additional requirements specific to exterior exit stairways.
19) The dwelling units must exit into a 1 -hour rated corridor with self-closing, 20 minute rated
doors with smoke "S" rating. IBC 1016
20) 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).
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) Provide listed and tested fire rated 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 occupancy separations (such as from Gypsum Fire Resistance Design
Building Division Pre -application Comments 2
Manual, UL or IBC Chapter 7 Tables). Provide details with complete listed and tested
assemblies and reference on the floor plans where they apply.
23) Where deck floor -ceilings and roof -ceilings must be fire rated, provide construction details and
listed/tested assemblies with materials that can be exposed to weather. Decks must also meet
exterior wall and opening protection requirements noted in item #10 above.
24) Show locations of illuminated exit signage and emergency lighting (IBC 1011, 1006), and
specify power back-up.
25) Show the location of the parking garage exhaust outlet(s). It must meet 1MC/WAC 502.7.3.6
#2, including 10 feet from property line, 10 feet from building openings, and 10 feet
minimum above grade.
26) The building/site must be accessible including pedestrian access from the public street to the
main building entrance, accessible path of travel throughout the building, Type B accessible
dwelling units, maneuvering distances, parking, signage, etc. Provide details showing
compliance. See IBC Chapter I 1 and ICC/ANSI A117.1.
27) Provide a shoring plan with calculations (stamped and signed by a State licensed Professional
Engineer). This will require peer review at applicant's expense.
28) Complete the State Non -Residential Energy and Ventilation worksheets and submit with your
permit application. Worksheets can be found on the following website:
http://www.neec.net/resources/resources.html. At minimum the Envelope Summary form
and Lighting Summary form must be submitted with the application.
29) These buildings are subject to RCW 64.55 (EHB 1848). If the dwelling units 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 these building will be apartments, a Sale Prohibition Covenant must be
submitted prior to issuance of the building permit (City will provide covenant form), or
building enclosure documents and inspection are required as noted above.
30) Provide plumbing fixture (restroom) calculation per WAC 51 -50 -Chapter 29 for the
commercial areas of the building.
31) Ventilation of the commercial and occupiable common area 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 return/exhaust). Provide mechanical plans and calculations
showing compliance. Provide manufacturer's specs for the mechanical units to be
installed.
32) Whole house ventilation system is required for the dwelling units.
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.
Building Division Pre -application Comments 3
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 wails, 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
• Fire rated corridor detail not provided
• Column jacketing in parking garage to protect fire -resistive covering from damage
Building Division Pre -application Comments 4
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 5