BraunTownhomesPreapp.pdf
City of Edmonds
PRE-APPLICATION COMMENTS
BUILDING DIVISION
DATE August 15, 2007
STAFF: Ann Bullis, Assistant Building Official
th
RE: Project: 21425 80 Ave W
Braun/Fitzpatrick Townhomes
A preliminary review was done with the pre-application materials provided and we have the
following comments.
Below are comments in general for the project, as well as those specific to either the IRC or IBC,
depending on which code is used for design of this project.
General Comments:
1)Codes in effect at the time of this meeting:
a)2006 International Building Code (including Accessibility) with State Amendments
b)2006 International Residential Code with State Amendments
c)2006 International Mechanical Code (including International Fuel Gas Code) with State
Amendments
d)2006 International Fire Code with State Amendments
e)2006 Uniform Plumbing Code with State Amendments
f)2006 Washington State Energy Code (WAC 51-11)
g)2006 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
h)Edmonds Community Development Code
2)Basic Design Loads specific to Edmonds
a)Snow load 25 psf nonreducible
b)Seismic design category D (D2 for IRC)
c)Wind speed 85 mph, 3 sec gust
thth
d)Wind exposure B (214 and 80 Ave W location)
3)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.
4)A soils report prepared by a State Licensed Geotechnical Engineer is required.
5)If the subdivision will take place after building construction, it is the architects responsibility
to insure that the City approved construction plans for the building must address all code
requirements with the intent of placing future lot lines between units (building enclosure
documents are also required per #9 below). If the subdivision will take place before building
Building Division Pre-application Comments 1
construction, a survey (prepared by a State Licensed Land Surveyor) will be required prior to
pour of the foundation wall to insure that the building wall(s) are located on the property lines
(building enclosure documents per RCW 64.55 are only required if the developer elects to do
them per RCW 64.55(6)(b).
6)Sleeping rooms must be provided with egress windows.
7)Smoke detectors are required in each sleeping room, in each area accessing a sleeping room
and on each floor. They must be hardwired with battery back-up and interconnected.
8)Complete the Citys Residential Energy and Ventilation Worksheets and submit with your
permit application.
9)These buildings are subject to 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, building enclosure documents are
required OR a Sale Prohibition Covenant must be submitted prior to issuance of the building
permit (City will provide covenant form).
10)Plans must be stamped by a State licensed Architect or Professional Engineer.
11)Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
12)Contact Linda McMurphy, Cross-connection Control Specialist, at 425-771-0235 regarding
premise isolation requirements to protect the public water system.
Comments specific to the International Residential Code
13)Townhouses must be separated from each other in accordance with IRC R317.2 (also see State
Amendments), with either construction of two 1-hour rated exterior walls, or one common 2-
hour rated wall. Provide construction details from the foundation through the roof showing
compliance, continuity, and listed and tested fire rated assembly(ies).
14)Based on 3 dwelling units, an automatic sprinkler system is not required.
15)Based on 3 dwelling units of townhouse design, the building is not required to be accessible
(IRC R322).
16)Walls separating dwelling units must have a Sound Transmission Class (STC) of 45 or more.
Appendix K
Comments specific to the International Building Code
17)Automatic sprinkler system required (NFPA 13R) with fire alarm for monitoring purposes.
18)Provide allowable area calculations
19)Specify occupancy (R2) and Type of Construction (VB assumed for this review).
20)Townhouses must be separated from each other with a 2-hour rated Fire Wall (IBC 705.1.1
exception). Provide construction details from the foundation through the roof addressing all
items in IBC 705 including 30 parapet (unless exception is used), termination of exterior
walls, projecting elements, showing continuity, listed and tested fire rated assembly(ies), etc.
21)The each garage must be separated from its associated dwelling in accordance with IBC
406.1.4, including self-closing, self-latching door.
22)Walls separating dwelling units must have a Sound Transmission Class (STC) of 50 or more.
IBC 1207
Building Division Pre-application Comments 2
23)The building and site must be accessible unless exceptions can be used. Contact me for
further discussion if necessary.
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.
Deferred submittals and separate permits not called out on plans
·
Site plan, landscape plan and civil plan not to same scaleusually 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 not shown on site plans
·
Garage headroom to obstructions such as sprinkler heads, pipes, ducts, beams, insulation
·
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
·
Fire rated corridor detail not provided
·
Column jacketing in parking garage to protect fire-resistive covering from damage
·
Building Division Pre-application Comments 3
Mechanical/Plumbing
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
·
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