20071024082032.pdfSTAFF: Ann Bullis, Assistant Building Official
RE: Project: 20728 76th Ave W
Murphy Townhomes
A preliminary review was done with the pre -application materials provided (site plan and front
elevation view only) and we have the following comments.
Below are comments in general for the project, as well as those specific to either the TRC or IBC,
depending on which code is used for design of this project.
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 Residential Code with State Amendments
c) 2006 International Mechanical Code (including International Fuel Gas Code) with State
Amendments
d) 2006 International Fire Code with State Amendments
e) 2006 Uniform Plumbing Code with State Amendments
f) 2006 Washington State Energy Code (WAC 51-11)
g) 2006 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
h) Edmonds Community Development Code
2) Basic Design Loads specific to Edmonds
a) Snow load 25 psf — nonreducible
b) Seismic design category D (D2 for IRC)
c) Wind speed 85 mph, 3 sec gust
d) Wind exposure B (207th and 76th location)
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 prepared by a State Licensed Geotechnical Engineer is required.
5) Sleeping rooms must be provided with egress windows.
6) Smoke detectors are required in each sleeping room, in each area accessing a sleeping room
and on each floor. They must be hardwired with battery back-up and interconnected.
Building Division Pre -application Comments 1
oY
City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
DATE
October 25, 2007
STAFF: Ann Bullis, Assistant Building Official
RE: Project: 20728 76th Ave W
Murphy Townhomes
A preliminary review was done with the pre -application materials provided (site plan and front
elevation view only) and we have the following comments.
Below are comments in general for the project, as well as those specific to either the TRC or IBC,
depending on which code is used for design of this project.
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 Residential Code with State Amendments
c) 2006 International Mechanical Code (including International Fuel Gas Code) with State
Amendments
d) 2006 International Fire Code with State Amendments
e) 2006 Uniform Plumbing Code with State Amendments
f) 2006 Washington State Energy Code (WAC 51-11)
g) 2006 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
h) Edmonds Community Development Code
2) Basic Design Loads specific to Edmonds
a) Snow load 25 psf — nonreducible
b) Seismic design category D (D2 for IRC)
c) Wind speed 85 mph, 3 sec gust
d) Wind exposure B (207th and 76th location)
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 prepared by a State Licensed Geotechnical Engineer is required.
5) Sleeping rooms must be provided with egress windows.
6) Smoke detectors are required in each sleeping room, in each area accessing a sleeping room
and on each floor. They must be hardwired with battery back-up and interconnected.
Building Division Pre -application Comments 1
7) Complete the City's Residential Energy and Ventilation Worksheets and submit with your
permit application. _
8) These buildings are subject to EHB 1848 (see attached bulletin). If the buildings 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. If these building will be apartments, building enclosure documents are
required OR ,Sale Prohibition Covenants must be submitted for each building prior to issuance
of the building permits (City will provide covenant form).
9) Caution on encroachment of patios and decks in the setback area. Contact Planning Division
for code requirements.
10) Plans must be stamped by a State licensed Architect or Professional Engineer.
11) Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
12) Contact Linda McMurphy, Cross -connection Control Specialist, at 425-771-0235 regarding
premise isolation requirements to protect the public water system.
Comments specific to the International Residential Code
13) Townhouses must be separated from each other in accordance with IRC R317.2 (also see State
Amendments), with either construction of two 1 -hour rated exterior walls, or one common 2 -
hour rated wall. Provide construction details from the foundation through the roof showing
compliance, continuity, and listed and tested fire rated assembly(ies).
14) Buildings containing more than 4 dwelling units must be provided with an automatic sprinkler
system (NFPA-13R) with fire alarm for monitoring purposes.
15) Buildings containing 4 or more dwelling units must be accessible (IRC R322), including but
not limited to Type B dwelling units, accessible parking, building/unit entrance, maneuvering
distances, pedestrian access from the public sidewalk, mailboxes, accessible route through site,
etc. Provide details showing compliance.
16) Walls separating dwelling units must have a Sound Transmission Class (STC) of 45 or more.
Appendix K
Comments specific to the International Building Code
17) Provide allowable area calculations for each building.
18) Specify occupancy (R2 dwelling with U private garage) and Type of Construction (VB
assumed for this review).
19) Automatic sprinkler system required (NFPA 13R) with fire alarm for monitoring purposes.
20) Townhouses must be separated from each other with a 1 -hour rated fire partition (IBC 708).
Provide construction details showing code compliance, including listed and tested fire rated
assembly(ies).
21) The each garage must be separated from its associated dwelling in accordance with IBC
406.1.4, including self-closing, self -latching door.
22) Walls separating dwelling units must have a Sound Transmission Class (STC) of 50 or more.
IBC 1207
23) The building and site must be accessible including but not limited to the building/unit
entrance, maneuvering distances, parking, pedestrian access from the public sidewalk,
Building Division Pre -application Comments 2
mailboxes, accessible route through site, etc. Provide details showing compliance. All units
must be Type B accessible.
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 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
• Fire rated corridor detail not provided
• Column jacketing in parking garage to protect fire -resistive covering from damage
Building Division Pre -application Comments 3
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 gavel 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 Buildinq 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 1 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. 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 safe 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 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.
IN 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 EH13 1848:
http,/lwww.leg.wa.govipub[billinfol2005-06/Htm/Bills/House°/a20Passed%2OLegislatu re/l 848.PL.htm