20080110132320.pdfEDS
City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
DATE January 10, 2008
STAFF: Ann Bullis, Assistant Building Official
RE: Project Address: 2015' Ave S
Old Milltown — Phase It
Third floor addition with some change to uses and layout of floors 1 & 2
The review for a pre -application meeting is only preliminary in nature and although detailed plans were
provided a complete plan review was not performed. For preliminary comments we provide the
following:
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 51-11)
f) 2006 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
g) Edmonds Community Development Code
2) 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.
3) Reference the proposed easement for fire separation distance and egress on south property.
4) 3rd floor dwellings would be an R2 occupancy and common area (gym, game, entertainment, library,
etc) would be an A3 occupancy.
5) . On the approved plans for the current remodel permit of Old Milltown, there is a 3 hour fire wall that
essentially follows gridline H through the building to separate Type VA and VB construction. This
needs to be addressed and clearly shown on the plans. It must extend vertically from foundation
through to a point 30" above the roof and meet exterior wall termination requirements, with no offsets.
See IBC 705 for all fire wall construction requirements.
6) Clearly show on the plans and sections, the mechanical vent terminations (supply and exhaust).
7) The building must be fully sprinkled with an NFPA-13 system— see Fire Marshal comments regarding
fire sprinkler and fire alarm requirements.
8) Clearly note on the coversheet of the plans which code exceptions the automatic sprinkler system will
be used for in the design.
9) Clearly show the location of the property line at the alley on the site plan. The alley is 15 feet wide, so
half of the alley can be used for fire separation distance purposes for exterior walls and openings.
10) Clearly show the dimensions from the property lines and center line of alley to the exterior walls of the
building. Show the fire ratings of the exterior walls, parapets (unless exception is used), and provide
Building Division Pre -application Comments 1
calculations to justify percentage of openings in exterior walls due to proximity to property line must
meet IBC 602 and openings:
11) On each floor, occupants must have access to a minimum of 2 exits spaced apart 113 the diagonal
distance of the floor (IBC 1019.1). Clearly show this on the plans.
12) The southeast exit stair from the 3rd floor must be located in accordance with IBC 1024.3 per IBC
1023.5 see errata that refers you to 1024.3) to protect the occupant while exiting.
13) Required exits must be accessible per IBC 1007.
14) The common path of egress travel must meet IBC 1014.3 (also see IBC 1002 for definition of
Common Path of Egress Travel). Clearly show this on the plans.
15) Justify deck areas (which are considered occupiable spaces) from fire separation distance requirements.
16) Combustible exterior wall coverings must comply with IBC 1406.
17) The common path of egress travel cannot exceed 100 feet for a fully sprinkled building. 1B 1014.3
(also see IBC 1002 for definition of Common Path of Egress Travel). Clearly show this on the plans.
18) It appears that a retaining wall will be required at the parking garage designed to support a surcharge.
19) 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.
20) 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. Dwellings must be
Type B accessible. Provide details showing compliance.
21) This building is subject to RCW 64.55 (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, a Sale Prohibition Covenant
must be submitted prior to issuance of the building permit (City will provide covenant form).
22) Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure location
and size.
23) 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.
Building Division Pre -application Comments 2
• 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
• 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/Plumbine
• 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.
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
Building Division Pre -application Comments 3
• 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
Multi. -Unit Buildinig. 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:
HotelsfMotels
Dormitories
Care F=acilities
-:• 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.
What this means to the City. Effective August 1, 2005, the City is prohibited from issuing a permit
for construction or rehabilitationfrepair 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 1848:
http:llwww.leg wa.gov/pub/billinfo/2005-06/Htm/Bills/House%20Passed%20Legislature/l848.PL.htm