Building Pre-App Comments.pdf4 Ebb
O
City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
DATE August 21, 2007
STAFF: Ann Bullis, Assistant Building Official
RE: Project Address: 160 West Dayton Street
Owner: Harbor Square Athletics
Project: 3500sf Addition
A preliminary review was done with the pre -application materials provided and we have the following
comments. This review was based on Type III 1 -hour construction with a fully sprinkled building.
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 5 1 -11)
f) 2006 Washington State Ventilation Indoor 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 sec gust
d) Wind exposure C (coastal)
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 is required for this project.
5) Plans show Type III Construction, 2 -story. However, original building plans show Type HI -one hour.
Provide allowable area calculations on the plans, including mixed use ratio calculations (IBC 506.4.1).
IBC 503
6) The building must be fully sprinkled with an NFPA-13 system per IBC 903.2.1.3 where the fire area
exceeds 12,000 sf, or the occupant load of the fire area is 300 or more, of if the fire area is located on a
floor other than the level of exit discharge. See Fire Marshal comments for further automatic sprinkler
information and fire alarm information.
7) Uses of space were not provided on the plans, but under the IBC, health clubs would be an A3
occupancy with office/administration areas as B occupancy. The parking area below the addition
would be an S2 occupancy. Based on these occupancies per IBC 508 in a fully sprinklered building a
one hour occupancy separation is required between the B and A3, and no occupancy separation is
required required between the B and S2 nor A3 and S2.
8) Provide occupant load calculations for each floor, each occupancy, and the total building.
Building Division Pre -application Comments 1
9) Clearly note on the coversheet of the plans which code exceptions the automatic sprinkler system will
be used for in the design.
10) Fire rating of exterior walls and openings: Dimensions to property lines were not provided.
a) See Table 602 and 704.8 for location to property line and permitted openings.
b) Projections (such as eaves) are limited per IBC 704.2, and must be 1 -hour fire rated if located
where openings are prohibited or must be protected per IBC Table 704.8
11) Since the building will be Type 111 -one hour construction, the building must be 1 -hour construction
throughout (unless required to be more restrictive elsewhere by the code such as for exterior walls as
noted in item 9a above). Provide details and listed and tested fire rated assemblies on the plans and
cross-reference where they apply.
12) All penetrations of the 1 -hour rated assemblies must be firestopped per IBC 712.3. 1 -hour rated putty
pads must be installed on the electrical boxes, unless exception for steel electrical boxes is used (see
IBC 712.3.2).
13) Caution on IBC Table 1019.2 for maximum travel distance. The exits must be spaced apart 113 the
overall diagonal dimension of the floor for fully sprinkled buildings.
14) The common path of egress travel cannot exceed 75 feet for a fully sprinkled building. IBC 1014.3
(also see IBC 1002 for definition of Common Path of Egress Travel). Clearly show this on the plans.
15) 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) The addition must be barrier free accessible including maneuvering distances, restrooms, required
exits, etc. Provide details showing compliance. If remodeling of the existing building will occur as
part of this project, the remodeled areas must be accessible per IBC 3409.6 & 3409.7.
17) Complete the State Non -Residential Energy and Ventilation worksheets and submit with your permit
application. Worksheets can be found on the following website:
http://www.neec.net/resources/resources,html. At minimum the Envelope Summary form and
Lighting Summary form must be submitted with the application.
18) Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure location
and size.
19) Contact Linda McMurphy, Cross -connection Control Specialist, at 425-771-0235 regarding premise
isolation requirements to protect the public water system.
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, and the listed and tested assembly provided.
• Deferred submittals and separate permits not called out on plans
Building Division Pre -application Comments 2
• 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.
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/Plumbin� ,
• 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.
Exiting
General exiting configuration not submitted at pre -application meeting, creates redesign in many
cases
Building Division Pre -application Comments . 3
• 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
• Common path of exit travel not shown.
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 Connnents 4