Building Comments.pdf
City of Edmonds
PRE-APPLICATION COMMENTS
BUILDING DIVISION
DATE April 24, 2014
STAFF: Chuck Miller, Plans Examiner
RE: Project: Edmonds Apartments
A preliminary review was done with the pre-application materials provided and we have the
following comments.
1)Codes in effect as of this meeting:
a)2012 International Building Code (IBC) (including Accessibility) with State
Amendments
b)2012 International Mechanical Code (IMC) (including International Fuel Gas Code) with
State Amendments
c)2012 International Fire Code (IFC) with State Amendments
d)2012 Uniform Plumbing Code (UPC) with State Amendments
e)2012 Washington State Energy Code (WSEC) (WAC 51-11)
f)Edmonds Community Development Code (ECDC)
2)Basic Design Loads specific to Edmonds
a)Snow load 25 psf nonreducible
b)Seismic design category D
c)Wind speed 110 ult.
d)Wind exposure B
3)A Park Impact Fee is required for this project per ECDC 3.36. The fee is to be paid at the
time the permit is issued.
4)A demolition permit is required for the removal of the existing structures. See Handout B22.
5)A soils report is required for this project. See Handout B18.
6)Plans must be stamped by a State licensed Architect or Professional Engineer, including
structural plans and calculations.
7)A completed Special Inspection & Testing Agreement is required to be returned prior to
permit issuance for work requiring special inspection per IBC Chapter 17.
8)Provide grade plane calculations on the plans in order to determine stories above grade plane.
See definition in IBC 502. Also show height calculations showing compliance with IBC 504.
9)Show how the building is designed per IBC 508 for separated uses, as indicated on the plans.
Show construction assembly types with their respective fire ratings.
10)Provide details of fire rated walls, floor-ceilings, and projections on the plans, including the
complete listed and tested fire rated assemblies and cross-reference where they apply on the
plans.
11)Show all mechanical shaft locations on the plans. Commonly, issues arise with exhaust
ducting from dwelling units.
Building Division Pre-application Comments
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12)Where ducts, exhaust fans, can lights, etc. penetrate the fire rated assemblies, show how the
rating will be maintained, such as with lined joist bays, vertical shafts, soffits, etc., and
provide details.
13)An automatic sprinkler system is required for both buildings. See Fire Marshals comments for
fire alarm and automatic sprinkler system requirements.
14)Dwelling units must be separated from each other by walls with minimum Sound Transmission
Class (STC) of not less than 50, and floor ceiling assemblies with Impact Insulation Class (IIC)
rating of not less than 50. Provide listed assemblies with details on plans.
15)The buildings/site must be barrier free accessible including the office entrance, maneuvering
distances, parking, pedestrian access from the public street, mailboxes, trash enclosure, etc.
Provide details showing compliance.
16)Accessible parking stalls shall be provided per IBC 1106.2. At least one stall shall be van
accessible, with a minimum 16 foot width, including access aisle.
17)Provide Type A and Type B dwelling units according to IBC 1107.6.2. See ICC/ANSI A117.1
sections 1003 and 1004 for unit requirements. Show the locations of the units dispersed among
the different types of units within the building, along with details showing code compliance.
18)The building is subject to RCW 64.55 (EHB 1848 -- see Handout #B83) unless it is a
building in which all of the dwelling units are held under one ownership and is subject to a
recorded irrevocable sale prohibition covenant. For all multifamily buildings, 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.
Please provide a stamped statement by the person stamping the building enclosure design
documents in substantially the following form: "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." RCW 64.55 can be found on the
following website: http://apps.leg.wa.gov/rcw/
19)Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
20)Contact Linda McMurphy, Cross-connection Control Specialist, at 425-771-0235 regarding
premise isolation requirements to protect the public water system.
Building Division Pre-application Comments
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