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City of Edmonds
est. s aa° PRE -APPLICATION COMMENTS
BUILDING DIVISION
DATE November 15, 2007
.STAFF: Ann Bullis, Assistant Building Official
RE: Project Address: 24310 76`h Ave W
Northwood Contractors Corp.
Change of use from mercantile to office
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
2)
3)
4)
5)
6)
7)
c) 2006 International Fire Code with State Amendments
d) 2006 Uniform Plumbing Code with State Amendments
e) 2006 Washington State Energy Code (WAC 5 11)
f) 2006 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
g) Edmonds Community Development Code
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 B (210th and 70`h Ave W location)
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 submittals are signs, shop
drawings, State electrical, etc.
Type of Construction: VB
Occupancies based on floor plan and written description of project: Change of use from M to B.
Provide occupant load calculations on the plans for each suite and the total building.
Fire rating of exterior walls and openings (site plan does not show dimensioned distances from the
building to property lines and plan is not to scale):
a) Where the exterior walls are less than 10 feet to the property line, they must be I hour fire rated
(IBC Table 602) and a parapet is required per IBC 704.11 unless an exception can be used. No
openings are permitted 5 feet or less to the property line, and are limited by percentage per IBC
Table 704.8 where greater than 5 feet to the property line. See IBC 704.2 for projections fro the
exterior wall.
8) All penetrations of the 1 -hour rated assemblies must be firestopped per IBC 712.3.
9) Show location of illuminated exit signage and emergency lighting, including method of power backup.
10) Specify door hardware to clearly show it meets exiting and accessibility requirements.
Building Division Pre -application Comments 1
11) The building/site must be barrier free accessible including the main entrance, maneuvering distances,
parking, pedestrian access from the public street, restrooms, required exits, etc. Provide details
showing compliance. Based on the site and proposed floor plan submitted:
a) An accessible route of travel is required from the public sidewalk, including a striped crosswalk
where the accessible route is located within drive aisles.
b) The entry door must be minimum 3068 with accessible door hardware.
c) The foyer area and hallway area must meet maneuvering clearances of ICC/ANSI Al 17.1 section
404.2 for each door (copy of Figure 404.2.3.1 enclosed for your use). Fully dimension to show
compliance.
d) Each restroom must be accessible. Provide details showing compliance (see attached sample
detail).
e) Customer service/reception counters must be accessible per ICC/ANSI Al 17.1 section 904.
12) Minimum 50 cfm exhaust fan required in each restroom.
13) Ventilation of the occupiable 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 existing or proposed
mechanical units to be installed.
14) Complete the applicable 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
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 wail 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
Building Division Pre -application Comments 2
• 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 pians 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.
• Fire rated corridor detail not provided
• CoIumn jacketing in parking garage to protect fire -resistive covering from damage
Mechanical/Plumbing
• 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
Iine, 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
Building Division Pre -application Comments 3
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 pians
• 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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Chapter 4. Accessible Routes
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Fig. 404.2.3.1
Maneuvering Clearance at Manual Swinging Doors
18