555ALDER.pdf0,V E DV City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: March 13, 2008
TO: George Singer, Senior Architect
Soltner Group
FROM: Ann Bullis, Asst. Building Official
RE: Pre -Application Meeting March 13, 2008
Project: Mariner Condo Repairs
Project Address: 555 Alder Street, Building A & B
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
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 hidoor Air Quality Code (WAC 51-13)
g) Edmonds Community Development Code
2) Basic Design Loads specific to Edmonds
a) Snow load 25 psf — nonreducible
b) Seismic design category D
c) Wind speed 85 mph, 3 see gust
d) Wind exposure B (downtown)
3) List all deferred submittals on the cover sheet of the plans. Common deferred items for repairs
are: shop drawings, State electrical permit, etc.
4) Add S2 parking garage occupancy to the noted occupancies for the building.
5) Verify the proposed listed and tested wall and floor -ceiling assemblies match the actual
construction. For example, assembly FC-5420 shown for 1 -hour rated deck assemblies requires a
I" nominal wood subfloor and I" nominal wood finish floor which is not currently shown on the
deck assembly description. Revise or select new fire rated assembly that matches the
construction.
6) Provide listed and tested 1-hour rated roof -ceiling assembly on the plans, including new metal
awning. Note 3 under Fire Resistivity gives information for the Class B roof material assembly
only.
7) Provide construction details for the new storage walls at the deck areas.
8) Provide plans and construction details for the structural repair.
9) Note on the plans where safety glazing is required.
10) Provide construction details for the guards, including manufacturer's information on height and
structural loads (IBC 1607.7) if prefab. It is agreed that any guard replaced shall meet current
code (IBC 1013).
11) On the penthouse plan, distinguish between deck areas and roof areas.
12) Typical window info on A3.0 notes new windows in "exiting/modified" rough openings. Where
rough openings are increased in size, provide structural details on the plans showing headers and
loads carried to bearings, and on the south side of the building, provide window percentage
calculations per IBC 704.8 to show that maximum allowed openings will be exceeded.
13) Provide roof drain sizing calcs and details including for overflow drains.
14) All penetrations of the 1 -hour rated assemblies must be firestopped per IBC 712.3, including those
in existing construction that will be exposed. Provide listed and tested firestopping assemblies for
the various types of penetrations.
15) It is difficult to tell from the plans how much of the existing 1 -hour roof -ceiling assembly will
be exposed during construction, but where ducts, exhaust fans, can lights, etc. penetrate the I -
hour fire rated assemblies, show how the rating will be maintained, such as with lined joist bays,
vertical shafts, soffits, etc., and provide details.
16) Note the existing and proposed insulation R-values and U-values on the plans.
17) This project is subject to RCW 64.55 (EHB 1848). Please read RCW 64.55 (which can be
found on the following website ht!p:Hqpps.leg.wa.gov/rcw/ ) to determine how it applies to your
project.
a) It is estimated that the work is more than 5% of the assessed value of the building, therefore
the following is required:
i) Building Enclosure documents stamped and signed by a State licensed Architect or
Professional Engineer must be submitted (see attached public handout).
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.
V) Where phasing of construction occurs, coordinate inspection with the City Building
Inspector to insure that all required inspections are performed. Inspection by the
building enclosure inspector to meet EHB- 1848 does not substitute for required City
building inspections which must be performed by the City Building Inspector.
b) If the cost of the work is 5% or less of the assessed value of the building (see attached
Building Official Interpretation on valuation), the owner must submit a letter to the Building
Official certifying this, and a written contractor's bid for the building envelope work only.
18) The original building permit 1964-0220 shows a total of 17 units, the side sewer as -built from
1964 shows a total of 17 units, your letter dated February 28, 2008 indicates 17 existing units,
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but your site plan indicates a total of 18 units. A check of City permit records did not find a
permit to convert or create an additional 181h Unit which per your site plan is located in Building
B. Because there are no building plans on file for the original building construction the City has
been in contact with the Snohomish County Assessor's office and has confirmed that when the
building was changed from apartments to condos in 1974 only 17 units existed. The City has
ordered additional Assessor records that may assist in determining when the 181h unit was
created unless the current owners come forward and provide that information. If it is determined
that an 18th unit was illegally created an after -the -fact building compliance permit shall be
required to determine minimum life -safety requirements for habitability to current codes. The
City Planners shall determine if current zoning allows 18 total units on site (including minimum
on -site parking requirements). If a permit is subsequently issued any life -safety item found
during the inspection process on the unit shall be corrected to current code.
FREOUENTLY 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 pen -nits 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, 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.
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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/Plumbina
• 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.
Exitiniz
• 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 perinitted 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.
Accessibili1y
• 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.
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