Building Pre-App Comments.pdfof EDS
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City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
DATE January 3, 2008
STAFF: Ann Bullis, Assistant Building Official
RE: Project Address: 555 Main Street
Mike Perry, AIA, Dimensions, Inc.
New Office Building with Parking Garage
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 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 B (5"' and Main 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 ig required for this project.
5) Plans show Type VB Construction, 2 -story with basement. Provide allowable area calculations on the
plans as well as grade plane calculations to justify basement.
6) Occupancies would be B (office), M (retail) and S2 (parking garage).
7) See Fire Marshal comments for automatic fire sprinkler and fire alarm requirements.
8) Provide occupant load calculations for each floor, each occupancy, and the total building.
9) Clearly note on the coversheet of the plans which code exceptions the automatic sprinkler system will
be used for in the design.
10) Clearly show on the plans how this building is designed per IBC 508 for separated uses, non -
separated uses, accessory uses, incidental uses, etc. Also, see IBC 406 for additional parking
garage requirements. If separated uses will be used, mixed use ratio calculations are required.
11) Fire rating of exterior walls and openings:
Building Division Pre -application Comments 1
a) Width of rights-of-way: Main Street = 60', 6t` Ave N. 60', Alley = 16'. The centerline of the
right-of-way can be used for determining fire separation distance and opening protection
requirements.
b) For B and S2 occupancies: Where the exterior walls are 10 feet or less to the property line, they
must be 1 -hour fire rated (IBC Table 602). Since the building will be fully sprinkled, openings are
not permitted 3 feet or less to the property line and are restricted greater than 3 feet to the property
line (See IBC Table 704.8 for percentage of openings allowed). Projections (such as eaves) must
be at least 2 feet from the property line (IBC 704.2) and must be 1 hour fire rated (IBC 704.2.3) 10
feet or less from the property line. Parapets are required unless an exception is used (IBC 704.11).
c) For M occupancy: Where the exterior walls are less than 5 feet to the property line, they must be
2 -hour fire rated (1BC Table 602). Since the building will be fully sprinkled, openings are not
permitted 3 feet or less to the property line and are restricted greater than 3 feet to the property line
(See IBC Table 704.8 for percentage of openings allowed). Projections (such as eaves) must be at
least 2 feet from the property line (IBC 704.2) and must be 1 hour fire rated (IBC 704.2.3) 10 feet
or less from the property line. Parapets are required unless an exception is used (IBC 704.11).
12) Combustible exterior wall coverings must comply with IBC 1406, particularly where walls are 5 feet or
less to the property line.
13) Provide details and listed and tested fire rated assemblies on the plans of all fire rated walls, floor -
ceilings and roof -ceilings, and cross-reference where they apply.
14) 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).
15) Exiting:
a) Two exits are required from each floor (including the basement) and both must be barrier free
accessible (IBC 1007). Typically this will require areas of refuge to be created.
b) The cast stairway must be a I -hour exit enclosure and exit directly to the outside or to a 1 -hour
exit passageway. Since the central stairway only serves 2 floors, see IBC 1020.1 exceptions as it
may qualify to be non -rated. However, you may want to look at IBC 1024.1 exceptions in
justifying the exit enclosure exiting to the lobby, which would require both stairways to be 1 -
hour exit enclosures.
c) Since the building will be fully sprinkled, exits must be spaced 1/3 the overall diagonal distance
of each floor.
16) The common path of egress travel cannot exceed 75 feet (100 feet for B and S2 occupancies in 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.
17) Where ducts, exhaust fans, can lights, etc. penetrate the 1 -hour fire rated assemblies, show how the
rating will be maintained, such as with lined joist bays, vertical shafts, soffits, etc., and provide
details.
18) The building/site must be barrier free accessible including the maid entrance, maneuvering distances,
parking, pedestrian access from the public street, restrooms, required exits, etc. Provide details
showing compliance.
19) Complete the State Non -Residential Energy and Ventilation worksheets and submit with your permit
application. Worksheets can be found on the following website:
htlp://www.neec.net/resources/resources.html
20) Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure location
and size.
21) 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 2
Responses to questions submitted for Building Division:
I . State Amendment of IBC 1106.6 requires that accessible parking spaces be located on the shortest
accessible route of travel from the adjacent parking to the accessible entrance, and discourages
accessible route to travel in or cross vehicular ways. Based on the current preliminary design, the
accessible stall would need to be located in the parking garage.
2. Deferred submittals (such as shop drawings, fire stopping assemblies, etc) are typically not charged
a separate fee. Separate permits (such as plumbing, mechanical, fire sprinkler, fire alarm, etc) are
charged separate permit fees. For specific permit fee information for your project, please contact
the Senior Permit Coordinator.
3. The Senior Permit Coordinator will provide review time information at the meeting. Review times
can be affected by staff and consultant workload.
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
• 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 pians 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
Building Division Pre -application Comments 3
• 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
MechanicallPlumbin�
• 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
• 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 Comments 4