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PLAN REVIEW COMMENTS
BUILDING DIVISION
�St. ls9° (425) 771-0220
DATE: March 25, 2008
TO: Glenn Hyldahl
FAX: 425-290-5618
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2007-1162
Project: Sound View Senior Apartments
Project Address: 417 3rd Ave S
During re -review of the plans for the above noted project, it was found that the following
information, clarifications or changes are needed. Additional comments to previous items are in
bold italics. Provide written responses to each comment and where changes can be found on the
plans. Please resubmit 2 sets to Theresa Umbaugh, Permit Coordinator.
Please note, the Senior Fire Inspector, Mike Smith has determined that the Fire Connection
permit must be issued concurrently with the main permit. Please have your Fire Sprinkler
designer contact him as soon as possible at 425-771-0215. A handout has been included for
fire connection submittal requirements.
HASC response letter states that the owner will submit a letter establishing "less than 5%
valuation threshold". A breakdown of the bid just for the building enclosure elements
must accompany the letter. See enclosed Building Official Interpretation for the 2
acceptable methods to establish the building valuation. For example, based on the floor
areas and occupancy of the building noted on the plans, the valuation to be used for the
calculation would be $3,151, 577.00. If the bid for the building enclosure work is greater
than $157,578.00, building enclosure documents or a Sale Prohibition Covenant would still
be required as noted below. This project is subject to RCW 64.55 (EHB 1848). Please read
RCW 64.55 (which can be found on the following website http://4pps.leg.wa.gov/rcw/) to
determine how it applies to your project.
a. If the cost of the work to the building enclosure is 5% or less of the assessed value of
the building (based current building valuation table adopted by the City of Edmonds
which for this building is $3,151,577), the owner must submit a letter to the Building
Official certifying this, and a written contractor's bid for the building envelope work
only.
b. Currently the County Assessor records show this building as apartments (not
condominiums). If they will remain apartments, and the cost of the work is more
than 5% of the assessed value of the building, enclosed is a Sale Prohibition
Covenant as described in the RCW. Complete and return to the City for recording
with Snohomish County prior to permit issuance. You will be responsible for
recording costs.
c. If the buildings will be converted to condominiums, or if the cost of the work is more
than 5% of the assessed value of the building, or if the owner chooses to treat this
improvement as rehabilitative construction even if under the 5% threshold, the
following is required:
L Building Enclosure documents stamped and signed by a State licensed
Architect or Professional Engineer must be submitted.
ii. In addition to the building enclosure plans, the design professional must
submit a written statement stamped/signed that "The undersigned has
provided building enclosure documents that in my professional judgment are
appropriate to satisfy the requirements of RCW 64.55.005 through
64.55.090".
Iii, The building enclosure must be inspected by a qualified inspector.
1. Inspector qualifications:
a. A person with substantial and verifiable training and
experience in building enclosure design and construction.
b. Shall be free from improper interference or influence relating
to the inspections.
c. May not have a conflict of interest.
iv. Prior to final Building inspection/occupancy, the Building Enclosure
Inspector must submit a signed letter certifying that the building enclosure
has been inspected in substantial compliance with the building enclosure
design documents.
2. Still outstanding. The only new sheet submitted was A5.1. Throughout the plans, revise
detail callouts to reference the correct detail and sheet.
3. Still outstanding. The only new sheet submitted was A5.1 Clearly show the locations of the
new canopies and cross-reference the construction details where they apply.
4. Based on the HASC response letter, as previously noted, the residing must be included in
this permit and in the building enclosure requirements noted in item #1 above. Please
revise plans accordingly and submit residing bid. Note 34 on Sheet A3.2 states that residing
has already occurred. A building permit could not be found in City archives for this work.
Please provide copy of this building permit to us. If no permit was obtained, this work must be
included with this permit. Provide an exterior wall construction detail showing the required 1 -
hour fire rated assembly and reference the assembly number on the detail. Clearly show what
was replaced, such as sheathing, fire rated materials, weather barrier, siding, etc.
5. Based on the HASC response letter, when the reroof application is submitted, the reroof
bid must be included in the overall bid for the work to the building (under this permit,
including residing) in determining rehabilitative construction (greater than 5%). Note 33
states that the re -roofing is not included in this submittal and will be done by the owner. Please
inform the owner that item #1 above will also apply to the reroof.
Page 2 of 2
Of EDS
�� : _W -fin ° BUILDING OFFICIAL
INTERPRETATION MANUAL
�St. 1840
DATE: November 2, 2007
SUBJECT: HOW TO CALCULATE VALUATION FOR DETERMINING IF A
PROJECT IS CONSIDERED REHABILITATIVE
CONSTRUCTION
APPLICABLE RCW 64,55 BUILDING ENCLOSURE LAW
STATUTE:
This interpretation applies to all multi -unit buildings containing more than two dwelling units including
commercial mixed-use buildings containing more than two dwelling units. The referenced Law has been
in affect since August 1, 2005. All permit applications for construction, alteration or repair 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, unless it does not
qualify as Rehabilitative Construction. 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). The City must
calculate Rehabilitative Construction on most repair and alteration projects and recently encountered a
situation where the City researched the Assessor's records and found that the land value determined by
the Assessor was market rate and substantially higher than the building value, to the point where the
building value was suspiciously low. The City contacted the Assessor's office and was told that the
Assessor must compensate on the value of the building by reducing it significantly due to the high market
value of the land. Clearly the current policy of calculating Rehabilitative Construction based on the
Assessor building value is flawed and a new policy must be put in place.
Therefore, it is my determination as Building Official for the City of Edmonds that the building valuation
shall be determined by either of the following methods:
* If an applicant chooses to show that a project is not considered Rehabilitative Construction as defined
in RCW 64.55.010(9), s/he must provide the square footage of all uses and spaces within the building,
including the Type of Construction. The building official shall use the current adopted square footage
valuation table to determine the current value of the building. This figure shall be used to determine
compliance to the 5% rule OR,
• The building owner may provide a current appraisal for the building (the appraised value of the
building shall not be older than 6 months from the date of the permit application and be prepared by a
State of Washington Certified General Appraiser) and this figure shall be used to determine
compliance to the 5% rule.
BY: Effective Date: November 2, 2007
#B32
city of edmonds
development information
Fire Alarm/Fire Sprinkler/Fire Connection
Permit Submittal Requirements
PERMIT REQUIRED: A Fire Alarm Permit is required for installation or alteration of existing Fire
Alarm systems. flans must be submitted for approval and the permit must be
issued prior to start of work.
A Fire Sprinkler Permit is required for the installation or alteration of Fire
Sprinkler Systems including relocation of individual heads. City Code requires
that an automatic sprinkler system be installed throughout every building
constructed under the International Residential Code containing five (5) or
more attached dwelling units. Fire Sprinkler plans must be submitted for
approval and the permit must be issued prior to start of work_
A Fire Connection Permit is required for new construction installation of all
underground water supplies for fire protection purposes.
CODES: International Building & International Fire Code 2006 Edition
NFPA 13 Standard for the Installation of Sprinkler Systems
NFPA 24 Standard for the Installation of Private Fire Service Mains
WAC 51-40, effective 7/l/98
Edmonds Community Development Code 19.25 and City Code Title 7
City Ordinance #2724, effective 6127189
FEE: Fire Alarm: $200, plus $15 City surcharge
Fire Sprinkler: Based on a licensed contractor's bid
Fire Connection: $345, plus $15 City surcharge
SUBMITTAL REQUIREMENTS:
I . Permit Application Form A
2_ General Notes
3_ Calculations and Specifications
4, For Fire Alarms: Three (3) copies Fire Alarm Plans
5_ For Fire Sprinkler Systems: Three (3) copies of Fire Sprinkler plans stamped by FS Certificate of
Competency Holder
6. For Fire Connection Lines: Three (3) copies Civil plans stamped by a registered Professional
Engineer or a Level III Fire Sprinkler Contractor showing fire line material, size, depth, etc.
Note. The State of Washington lawfor licensed contractors (RCW 18.160) requires that a licensed Fire
Sprinkler System Contractor be listed on the face of the permit prior to permit issuance. Plans for Fire
Sprinkler Systems must he designed and stamped by a Cert led Fire Sprinkler Competency .Folder.
Revised 7107
FIRE ALARM PERMIT SUBMITTAL REQUIREMENTS
1. GENERAL NOTES: Attach or include on the working drawings:
a. Property address, name, address, phone number of the property owner and contact person for the
project
b. Clearly indicate the floor or suite number where the proposed system will be installed
c. Designate the use of rooms, spaces, tenant space or compartment (Le-, office, retail, medical, deli,
storage, mechanical, electrical, kitchen, etc.)
2. WORKING DRAWINGS: Three (3) copies, 11"x17" minimum size, with the following:
a. Floor plans showing equipment location of all alarm initiating and alarm signaling devices, alarm
control and annunciation equipment
b. Provide material specifications and cut sheets of all initiating, signaling, control and annunciation
equipment, include make, model and listing information
c. Provide voltage drop calculations and conductor type and sizes
3. CALCULATIONS AND SPECIFICATIONS: Three (3) copies of the following:
a_ Battery Calculations
b. Hardware Specifications
c. Listing Information, etc.
IMPORTANT INFORMATION
The Fire Chief shall be notified when any required fire alarm system is placed temporarily out of service and
upon restoration of service. The location of the locked FRCP, remote annunciator panels and access keys shall
be approved by the Fire Marshal prior to permit issuance. The written operating instructions for all panels and
annunciators shall be stored at the location of these units. Manual fire alarm panels shall be installed no more
than 54 inches above the finished floor surface. All State of Washington accessibility requirements (WAC 51-
44-1106.15) must be met for access, signage and visible alarms_
FIRE STOP PROTECTION REQUIREMENTS
Through -penetration fire stops shall have an F or T rating as determined by tests conducted in accordance with
IBC Section 712. Through -penetration fire stops may be used for membrane penetrations. The F rating shall
apply to through penetrations and shall not be less than the required fire resistance rating of the assembly
penetrated. The T rating shall apply to through penetration locations required to have T ratings as specified in
113C 711 and shall not be less than the required fire resistance rating of the assembly penetrated. Type F fire
stop material shall be provided around wall or membrane penetrations and/or floor and ceiling penetrations.
Type T fire stop material shall be provided for pipes and conduits larger than four (4) inches in diameter at
penetrations of floor membranes, above corridor ceilings not required to be part of the assembly, and where they
penetrate below any ceiling adjacent to walls requiring protected openings.
INSPECTION REQUIREMENTS
Inspections are conducted by the City Fire Marshal during normal business hours. Call (425) 771-0215 a
minimum of 24 hours in advance. The fire alarm permit number, address of site, name of building owner must
be provided in order to schedule an inspection. Upon completion of the installation, the installer shall prove to
the satisfaction of the Fire Marshal that all functions of the new or added system works as designed. Written
certification that the system was installed in conformance with the approved plans and specifications shall be
provided by the installer to the Fire Marshal at final inspection. A yearly alarm maintenance and test program,
done by third party testing companies, shall be set up by the owner who shall provide it to the Fire Marshal at
final inspection.
Revised 7/07 2
FIRE SPRINKLER PERMIT SUBMITTAL REOUIREMENTS
1. GENERAL NOTES: Attach or include on the working drawings:
a. Property address, name, address, phone number of the property owner and contact person for the project
b. Clearly indicate the floor or suite number where the proposed system will be installed
c_ Designate the use of building or tenant space (i.e_, office, retail, medical, etc.)
d. Specify type of construction of the building (Le., wood frame, emu block, brick, etc.)
2. WORKING DRAWINGS: Three (3) copies, 11"x17' minimum size with the following:
a. Note: plans must be stamped by Fire Sprinkler Certificate of Competency Holder
b_ Floor plans showing equipment location and fire head location(s).
c. Provide material specifications and cut sheets of all heads, devices, and equipment
d. Equipment rooms shall be detailed with a typical wall framing section view.
3. CALCULATIONS AND SPECIFICIATIONS: Three (3) copies of the following:
a. Hydraulic Calculations,
b. Fire Flow Rates, etc.
IMPORTANT INFORMATION
Altering existing rooms to accommodate systems: if a lire sprinkler equipment room is needed and an
existing room or storage area is altered to accommodate this equipment, provide an existing floor plan and
proposed floor plan of the room. Note: a building permit is also required.
Altering existing parking spaces to accommodate systems: When parking garages are altered to
accommodate fire sprinkler rooms and parking spaces are altered, relocated or removed; provide an entire
parking lot plan showing the total number of existing spaces. Clearly indicate the location and number of
parking spaces that will be removed and note headroom clearance. NOTE: Parking spaces that are removed
may have to be provided elsewhere on site or an alternate option, as permitted by the Edmonds Community
Development Code, (contact a City Planner for code options) may be used in order to meet City parking
regulations (subject to review and approval by the City). Rarely can parking spaces be removed that have no
consequence to these parking requirements. Contact the City Planning Division if you have questions regarding
the minimum number of parking spaces required.
FIRE STOP PROTECTION REQUIREMENTS
Through -penetration fire stops shall have an F or T rating as determined by tests conducted in accordance with
IBC Section 712. Through -penetration fire stops may be used for membrane penetrations. The F rating shall
apply to through penetrations and shall not be less, than the required fire resistance rating of the assembly
penetrated. The T rating shall apply to through penetration locations required to have T ratings as specified and
shall not be less than the required fire resistance rating of the assembly penetrated. Type F fire stop material
shall be provided around wall or membrane penetrations and/or floor and ceiling penetrations. Type T fare stop
material shall be provided for pipes and conduits larger than four (4) inches in diameter at penetrations of floor
membranes, above corridor ceilings not required to be part of the assembly, and where they penetrate below any
ceiling adjacent to walls requiring protected openings.
INSPECTION REQUIREMENTS
Inspections are conducted by the City Fire Marshal during normal business hours_ All portions of the system
must be under test and be observed by the Fire Marshal unless specifically waived. The fire sprinkler permit
number, address of site, name of building owner must be provided in order to schedule an inspection. Call
(425) 771-0215 a minimum of 24 hours in advance. After Fire Department approval contact the City Building
Inspector by calling (425) 771--0220 extension 1333 to schedule for a final building inspection.
Revised 7107 3
FIRE CONNECTION PERMIT SUBMITTAL REQUIREMENTS
I. GENERAL NOTES: Attach or include on the working drawings:
a. Property address, name, address, phone number of the property owner and contact person for the project
b. Clearly indicate the floor or suite number where the proposed system will be installed
c. Designate the use of building, tenant space or compartment (i.e., office, retail, medical, deli, storage,
mechanical, electrical, kitchen, etc.)
2. WORKING DRAWINGS: Three (3) copies, I 1"x 17' minimum, show the following:
a. Building footprint
b. All valves, vault location, post indicating valve
c. Fire Department connection and piping to include size and material
d. All thrust blocking and pipe restraints
e. Piping materials, size, depth, etc.
f. A registered professional engineer or a level lII Fire Sprinkler Contractor must design and stamp the
plans.
3. CALCULATIONS AND SPECIFICATIONS:
Provide three (3) copies of Hydraulic Calculations.
INSTALLATION REQUIREMENTS
Fire sprinkler underground piping is defined as "that section of underground pipe dedicated exclusively to the
fire sprinkler system, that runs from the sprinkler riser to the last valve, that if closed, shuts off only the fire
sprinkler system_" There are two (2) types of installations permitted:
1. The first type, listed under the following Section 1, may be used in most cases when the backflow
protection, vault and equipment are installed at the property line.
2. The second type, listed under the following Section 2, may be used when the back flow protection and
equipment can be located in the building within 10 feet of the property line_
Note: All materials shall meet or exceed City of Edmonds approved materials list.
Section 1
1. Domestic and fire protection services are to be enclosed in separate vaults. For combination systems, see
2006 International Building Code Sections 903 for specific requirements.
2. Point of connection to supply main shall require a minimum of one (1) isolation valve. A three-way valve
cluster may be required by the Engineering Department.
3. Backflow protection equipment shall be located in a vault to grade at the property line, not to exceed 60 feet
from the point of 'connection to supply main.
4. An approved double detector check valve assembly (DDCVA) as listed with the Washington State
Department of Social and Health Services shall be installed. A State Certified Backflow Assembly Tester
shall test the assembly upon installation and the test report must be provided to the City of Edmonds Water
Department_ Annual tests are required thereafter and must be submitted on a yearly basis to the City Water
Department.
5. The detector meter shall be a Sensus brand 5/8"x'/4" SRII, cubic foot registry with remote reading capability
(TRPL). The remote register touchpad shall be mounted in the vault lid near the lid hinge point.
6. Fire Department Connection shall be located in the yard no less than 50 feet from the Primary Fire
Apparatus Access, or at a location approved by the Fire Marshal.
Revised 7107 4
5
Section 2
1. Point of connection to supply main shall require a minimum of one isolation valve. A three --way valve
cluster may be required by the Engineering Department.
2. A second isolation valve or Post Indicator Valve as required by Fire Marshal shall be required at the
property line.
3. Backflow protection equipment shall be located within the building no farther back than 10 feet from the
property line on private property.
4. An approved double detector check valve assembly (DDCVA) as listed with the Washington State
Department of Social and Health Services shall be installed. A State Certified Backflow Assembly Tester
shall test the assembly upon installation and the test report must be provided to the City of Edmonds Water
Department. Annual tests are required thereafter and must be submitted on a yearly basis to the City Water
Department.
5. The detector meter shall be a Sensus brand 5/8"x 3/4" SRII<, cubic foot registry with remote reading capability
(ECR). The remote register touchpad shall be mounted on the exterior building wall adjacent to the fireline
three (3) to five (5) feet above finished grade.
6. Fire Department Connection shall be located in the yard no less than 50 feet from the Primary Fire
Apparatus Access or at an approved location by the Fire Marshal.
INSPECTION REQUIREMENTS
Inspections are conducted by the City Fire Marshal and the Engineering Division during normal business hours.
The fire connection permit number, address of site, name of building owner must be provided in order to
schedule an inspection. A witnessed hydro/flush and static test shall be performed and observed by the Fire
Marshal. Call the Fire Department at (425) 771-0215 and Engineering Division at (425) 771-0220 extension
1326 a minimum of 24 hours in advance. Final inspection by the City Cross Connection Control Inspector is
also required. Call (425) 771-0235 extension 1644 a minimum of 24 hours in advance.
NOTE_ THE PURPOSE OF THIS HANDOUT IS TO ASSIST THE PUBLIC IN COMPLYING WITH DETAILED PERMIT
SUBMITTAL REQUIREMENTS- IT IS NOT A COMPLETE LIST OF PERMIT OR CODE REQUIREMENTS AND SHOULD
NOT BE USED AS A SUBSTITUTE FOR APPLICABLE LAWS AND REGULATIONS_ IT IS THE RESPONSIBILITY OF THE
OWNER/DESIGN PROFESSIONAL TO REVIEW THE SUBMITTAL FOR COMPLETENESS AND APPLICABILITY TO
OTHER CODES. ONLY COMPLETE APPLICATIONS WILL BE ACCEPTED BY THE CITY FOR REVIEW.
Revised 7/07 5
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