EdmondsYachtClub.pdf
City of Edmonds
PRE-APPLICATION COMMENTS
BUILDING DIVISION
DATE July 9, 2008
STAFF: Ann Bullis, Building Official
RE: Project Address: 326 Admiral Way
Project: New Edmonds Yacht Club
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 51-11)
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
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, type I hood, hood suppression, signs, side sewer, water meter, shop drawings, State
electrical, State elevator, etc.
4)A soils report is required for this project.
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5)Based on the uses noted on the floor plans, in general the 1 floor would be an A2 occupancy, and the
nd
2 floor a B occupancy. Storage areas greater than 100 sf must have construction to resist the passage
of smoke (i.e. self-closing, gasketed doors, smoke barrier walls, and all penetrations sealed) (IBC
508.2.2.1). Note on the plans generally what types of items will be stored in each storage area.
6)Provide the building Type of Construction and allowable area calculations to justify the Type of
Construction and height. Since the building contains an A2 occupancy, the Type of Construction could
not be less than VA for permitted height alone.
7)The building must be provided with an automatic sprinkler system in accordance with NFPA-13
throughout.
8)Clearly show on plans how this building is designed per IBC 508 for separated uses, non-
separated uses, accessory uses, incidental uses, etc. Per IBC Table 508.3.3 a 1-hour occupancy
Building Division Pre-application Comments 1
separation (fire barrier and horizontal assembly) is required between B and S2 occupancies,
including supporting construction (walls, columns, beams, etc.).
9)Provide occupant load calculations for each floor, each occupancy, and the total building. More
information needs to be provided on how the banquet room/dance/band room will be used, before an
appropriate occupant load factor can be determined (i.e. standing space, concentrated, unconcentrated
see IBC Table 1004.1 Assembly without fixed seats). Provide a letter from the building owner stating
the various ways this assembly space will be used.
10)The patio must meet IBC 1004.8. How this area will be used and fenced (if applicable) also needs to
be addressed in the owners letter.
11)Note on the plans if a permanent platform will be provided such as at the band areas. If so, see IBC
410.4 and provide details accordingly. The platform must also be accessible.
12)Clearly note on the coversheet of the plans which code exceptions the automatic sprinkler system will
be used for in the design.
13)Provide an overall site plan showing property lines, adjacent buildings, easements, and rights-of-way.
Exterior wall and opening protection could not be reviewed at this time. See IBC 704 for requirements.
14)Occupants of the each story must have access to 2 exits and both must be accessible (IBC 1007, there
are exceptions that may apply depending on your final design). Exits must be spaced apart 1/3 the
maximum overall diagonal dimension of the story. IBC 1015.2
15)Provide exit signage and emergency lighting on the plans.
16)Provide a not an exit sign at the door to the galley from the south stairway so occupants are not
directed to the galley (IBC 1014.2)
17)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.
18)The north stairway must meet the requirements of curved stairways (IBC 1009.7). A winder stairway
would not permitted (IBC 1009.3.1)
19)The sliding doors from the deck areas are not permitted as exit doors. A minimum of one 3068 side
hinged door would be required at each deck for exiting. IBC 1008.1.2
20)Show the specific locations of safety glazing on the plans.
21)The walls and ceiling of enclosed useable space under the stairways must be 1-hour fire resistive
construction. IBC 1009.5.3
22)Provide restroom calculations on the plans per WAC 51-50 Chapter 29. Not enough information was
provided on the plans to determine if the restroom facilities you are showing are adequate.
23)The building/site must be barrier free accessible including the main entrance, required exits,
maneuvering distances, parking, pedestrian access from the public street, restrooms, service and
reception counters (including at the bar), etc. The decks must also be accessible. Provide details
showing compliance. IBC Chapter 11 and ICC/ANSI A117.1 (2003 edition). Parking was not shown
on the site plan, so minimum number of accessible stalls could not be determined.
24)If cooking equipment will be provided in the kitchen that requires a Type I hood, the location of the
hood exhaust outlet and make-up air intake and shafts needs to be included on the architecturals. See
IMC 507 & 508.
25)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
26)Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure location
and size.
27)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
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 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
·
Building Division Pre-application Comments 3
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
·
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