ClayCommercialBuildings.pdf
City of Edmonds
PRE-APPLICATION COMMENTS
BUILDING DIVISION
DATE August 1, 2007
STAFF: Ann Bullis, Assistant Building Official
RE: Project: 23330 Highway 99
Clay Enterprises 3 retail buildings
A preliminary review was done with the pre-application materials provided and we have the
following comments.
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 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 Indoor Air Quality Code (WAC 51-13)
g)Edmonds Community Development Code
2)List all deferred submittals on the cover sheet of the plans. The City prefers that plumbing
plans be included with and issued with the main building permit to help avoid any construction
delays. Common deferred items are plumbing, mechanical, fire sprinkler, fire alarm, signs,
side sewer, water meter, shop drawings, State Elevator, State Electrical, etc.
3)A soils report prepared by a State Licensed Geotechnical Engineer is required.
4)Based on the retail use shown on the plans the occupancy for each building would be M
(Mercantile).
5)Specify the Type of Construction and provide allowable area calculations to justify. This
review was based on Type VB construction.
6)Provide occupant load calculations for each floor, each occupancy, and the total building.
7)On the site plan, show imaginary property lines between buildings (IBC 704.3) and dimension
distances from the imaginary property lines to each building. Apply exterior wall and opening
protection provisions of IBC 602 and 704.
8)Fire rating of exterior walls and openings:
a)Where the exterior walls are less than 5 feet to the property line, they must be 2 hour fire
rated (IBC Table 602). No openings are permitted (IBC Table 704.8). 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). Parapet required unless an exception can be met.
Building Division Pre-application Comments 1
b)Where the exterior walls are more than 5 feet but less than 10 feet to the property line, they
must be 1-hour fire rated (IBC Table 602) and are only required to be rated for exposure to
fire from the inside (IBC 704.5). Openings are limited per IBC Table 704.8 provide
openings percentage calculations on the plans for each story of each side of the building.
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. Parapet
required unless an exception can be met.
9)Combustible exterior wall coverings must comply with IBC 1406.
10)For fire rated construction, provide details and listed and tested fire rated assemblies on the
plans and cross-reference where they apply.
11)All penetrations of fire rated assemblies must be firestopped per IBC 712.3. Fire rated putty
pads must be installed on the electrical boxes, unless exception for steel electrical boxes is used
(see IBC 712.3.2).
12)Each building must be provided with 2 exits unless IBC 1018.2 for Buildings With One Exit
can be met. The exits must be spaced apart ½ the overall diagonal dimension of the floor.
No floor plans or exiting plans were provided for our review.
13)The common path of egress travel cannot exceed 75 feet. IBC 1014.3 (also see IBC 1002 for
definition of Common Path of Egress Travel). Clearly show this on the plans.
14)The building/site must be barrier free accessible including the main building entrances,
maneuvering distances, parking, pedestrian access from the public street, accessible path of
travel between buildings, restrooms, required exits, customer counters, dressing rooms, etc.
Provide details showing compliance. Based on 52 parking stalls, 3 must be accessible and
must be dispersed equally between the buildings (1 for each building) and located as close as
possible to the main building entrance (IBC 1106).
15)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
16)Show locations of illuminated exit signage and emergency lighting (IBC 1011, 1006), and
specify power back-up.
17)Provide plumbing fixture calculations on the plans per WAC 51-40-Chapter 29. To
determine minimum number of restrooms. Restrooms must be accessible.
18)Drinking fountains (standard and accessible) are required if the occupant load (per the factor
in WAC Table 2902.1) exceeds 30.
19)Plans must be stamped by a State licensed Architect or Professional Engineer.
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.
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
·
Building Division Pre-application Comments 2
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 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, 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/Plumbing
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
·
Building Division Pre-application Comments 3
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