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20080325095257.pdfCity of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION IM ago (425) 771-0220 DATE: March 25, 2008 TO: Glenn Hyldahl FAX: 425-290-5618 FROM: Ann Bullis, Assistant Building Official k— RE: Plan Check # 2007-1163 Project: Olympic View Senior Apartments Project Address: 303 Howell Way 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 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 $3,026,273.00. If the bid for the building enclosure work is greater than $151,314.00, 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://app s.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 $3,026,273 b. ), the owner must submit a letter to the Building Official certifying this, and a written contractor's bid for the building envelope work only. c. 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. d. 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: i. 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 64.5 5.005 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. 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. 3. Based on the HASC response Ietter, 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 oso,V BUILDING OFFICIAL INTERPRETATION MANUAL est. 1899 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:..r4&t!5MEffective 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. Plans 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 711198 Edmonds Community Development Code 19.25 and City Code Title 7 City Ordinance #2724, effective 6/27/89 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: L 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 lain for licensed contractors (RCW 18360) requires that a licensed Fire Sprinkler System Contractor he listed on the face of the permit prior to permit issuance_ Plans for Fire Sprinkler Systems must he designed and stamped by a Certified Fire Sprinkler Competency Holder. 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 (i.e., 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 e. 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 FACP, 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 Iocation 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- 40-1106.15) 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 IBC _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) 771-4215 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 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 building or tenant space (Le_, office, retail, medical, etc.) d. Specify type of construction of the building (Le., wood frame, cmu block, brick, etc.) 2. WORKING DRAWINGS: Three (3) copies, 11 "x 17" 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 fire 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 that► 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_ 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 fours 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 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, tenant space or compartment (i.e., office, retail, medical, deli, storage, mechanical, electrical, kitchen, etc.) 2. WORKING DRAWINGS: Three (3) copies, 11"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 TIT 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 ofconnection 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/$"x %" 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 7/07 4 Section 2 I _ 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/a" SRU, 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 convection 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 0 z cs w tY z i W = � W � 0 i�zU) N flw:53 5 P: r z La W 1 U 3 C7 4 REFER TO CKWT F ! 3 i 2-1/2" SIAMESE HOSE CONNECT" --t- ! (AS REWD BY FIRE DEPT) 1 ! LEAF LID (MODEL -L -W_ HATCH- TYPE D) \ LADDER PER APWA STO PLAN #41 ALIGN WHATCH, VAULT SIZES GENERAL NOTES: 1. SPRINKLER CONTRACTORS LIKE TO ADD 4" OUTLET TEE DOWN STREAM FOR FIRE DEPT. CONNECTION_ 2. ACCESSES BY L -W. HATCH: TYPE 'D" ( H-10 PEDESTRIAN LOAD; HD -10 TRAFFIC LOAD) 3. VAULT COVER GUTTER DRAIN SHALL CONNECT TO A DRY WELL OR CATCH BASIN. 4- DDCVA MUST BE TESTED BY A QUALIFIED TESTER WITH PUBLIC WORKS PRESENT DURING TESTING_ METER SIZE AND TYPE APPROXIMATE EQUIP DIMENSIONS MINIMUM INSIDE VAULT DIMENSIONS (EXCLUDES SIAMESE CONNECTION) A 8 C D r-------------------------------------s—--------� I I WIDTH HEIGHT 4" X 3/4" # 1 1'-1" 0'--6" 4'-3" 1 PRE -ASSEMBLED. DOH STATE APPROVED I' (CHECK VALVE ! # 5* --0" B' f' _ DOUBLE DETECTOR CHECK VALVE ASSEMBLY 1 1 118 1'-2" 0'-8" 5'-6" �X�/ 6'-0" 7'--0' 8" X 3/4" IMIH- MIN. 1 1'-4" 0'-9" 6'--4" 1� 1 6'-0" 7'--0" 10" X •1" 1 1 1'-8" 0'-11" 8'-6" 14'-6" 7'-0" 7'-0" i — I 1 11 1 # 1 i m 1 1 ®® FL X FL TEE i 1 j A A64P ER, REQ ON ! BOTH EMS OF 0000A I LSENSUS SRH W/TRPL } 1 ar REMOTE READ. THE TRPL SHALL BE ! 1 `- INSTALLED ON HATCH CLOSE TO HINGE I E----_..... -----.--.-------------------•- LEAF LID (MODEL -L -W_ HATCH- TYPE D) \ LADDER PER APWA STO PLAN #41 ALIGN WHATCH, VAULT SIZES GENERAL NOTES: 1. SPRINKLER CONTRACTORS LIKE TO ADD 4" OUTLET TEE DOWN STREAM FOR FIRE DEPT. CONNECTION_ 2. ACCESSES BY L -W. HATCH: TYPE 'D" ( H-10 PEDESTRIAN LOAD; HD -10 TRAFFIC LOAD) 3. 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