20071009103829.pdfOr EDo
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City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
DATE October 11, 2007
STAFF: Ann Bullis, Assistant Building Official
RE: Project. Change of Use from Single Family Residence to Commercial Office Use
Address: 21214 82nd Place West
APPLICANT: Ben Cain
A preliminary review was done with the pre -application materials provided and we have the
following comments.
General 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)
f) 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 most likely B for this location
3) Change of occupancy from an R3 dwelling to a B office with storage/garage space being an
incidental use. A 1 -hour fire barrier is required between the B office and the storage/garage
spaces. If the garage doors will be removed from the existing garage so that vehicles cannot be
stored in this space, the space may qualify as an S 1 occupancy (depending on answer to #9
below) requiring no fire separation,
4) Type of Construction is VB
5) Provide occupant load calculations (IBC Table 1004.1.1).
6) South exterior wall 2.5 feet from property line:
a) Must be 1 -hour fire rated. Provide listed and tested 1 -hour exterior wall assembly on the
plans. Wall must be rated for exposure from both sides since 5 feet or less from the
property line (IBC 704.5).
b) Siding shall not exhibit sustained flaming per NFPA 268.
Building Division Pre -application Comments 1
c) Parapet required unless exception is used (IBC 704.11).
d) No openings permitted (IBC 704.7).
7) North exterior wall 6 feet from property line:
a) Must be 1 -hour fire rated. Provide listed and tested 1 -hour exterior wall assembly on the
plans. Wall must be rated for exposure from the inside only since more than 5 feet from the
property line (IBC 704.5).
b) Parapet required unless exception is used (IBC 704.11).
c) Openings are limited to 10% of the wall area of the story (IBC 704.7). Currently no
openings are shown in this wall.
S) Barrier Free Accessibility (TBC Chapter 11 and ICC/ANSI Al 17.1 — 2003 edition): The
building/site must be barrier free accessible including interior and exterior accessible routes of
travel. Based on the site and floor plan provided, the following will be required. Provide
dimensioned details on the plans showing compliance:
a) 1 parking stall with adjacent access aisle must be accessible. See attached detail for
dimension and signage requirements. The accessible parking stall must be located as close
as possible to the main building entrance. The accessible route of travel must be provided
from the parking stall access aisle to the main building entrance. Dimension width, turning
radius, slope, ramps, etc.
b) The entrance door and landings must be accessible, including door hardware and
maneuvering distances. Minimum 36" door required.
c) Door hardware must be accessible (such as lever -style) throughout.
d) A portion of the reception counter must be accessible per ICC/ANS1 Al 17.1 Section 904.
e) Accessible maneuvering clearances must be provided at all office entry doors, restrooms,
conference room, production area, etc.
f) Accessible pedestrian route from the public sidewalk to the main building entrance.
g) The restroom near the kitchen must be accessible for use by both sexes and signed
accordingly (see enclosed handout). WAC 51-50 2902.3.1 exception
9) List types of items that will be located in "personal storage" and "storage and archives" so that
appropriate occupancy classifications and fire separations can be determined.
10) Note on the plans if the storage areas are heated or unheated.
11) Is water heater in bathroom gas or electric? If gas, it is not permitted in a bathroom and must
be relocated, and must also be provided with minimum combustion air.
12)
13) Ventilation 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 for the building) to each room or area. The
system must be balanced (supply and return/exhaust). Provide -mechanical plans and
calculations showing compliance. See City Commercial Mechanical Handout for
submittal information.
14) Minimum 50 cfin exhaust fan required in each restroom. Minimum 100 cfin exhaust fan
required in kitchen.
Building Division Pre -application Comments 2
15) Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
16) Contact Linda McMurphy, Cross -connection Control Specialist, at 425-771-0235 regarding
premise isolation requirements to protect the public water system.
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
• Plans do not clearly show that a return air plenum will be provided which can affect other
architectural code issues.
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 3
• Listed and tested fire -rated assemblies and details showing structural frame protection
(such as for columns and beams) not provided on pians, 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/Flumbing
• If plumbing is a deferred submittal, it is commonly submitted for permit without adequate
time for the City to review, process and issue the permit, thereby holding up the
underground plumbing work on site.
• 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
• Common path of exit travel not shown.
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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