Pre App Brass Tack 7 Unit.pdfDATE
STAFF:
RE:
City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
December 8, 2016
Leif Bjorback, Building Official
Project: Brass Tack 7 Unit Apartments
9516 Edmonds Way
PRE2016-0006
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) 2015 International Building Code (including Accessibility) with State Amendments
b) 2015 International Mechanical Code (including International Fuel Gas Code) with State
Amendments
c) 2015 International Fire Code with State Amendments
d) 2015 Uniform Plumbing Code with State Amendments
e) 2015 Washington State Energy Code (WAC 51-11)
f) Edmonds Community Development Code
2) Basic Design Loads specific to Edmonds
a) Snow load 25 psf — nonreducible
b) Seismic design category D
c) Ultimate wind speed 110 mph, 3 sec gust
d) Wind exposure most likely B for this location
3) A soils report is required for this project. See Handout B18.
4) Plans must be stamped by a State licensed Architect or Professional Engineer, including
structural plans and calculations.
5) List all separate permits on the cover sheet of the plans. Plumbing and mechanical are
recommended to be listed as separate permits, along with fire sprinkler, fire alarm, signs, side
sewer, water meter, State electrical, State elevator, etc. Shop drawings and similar documents
may be listed as deferred submittals.
6) Include design details and (if taller than 4 feet or supporting a surcharge) structural calculations
for site retaining walls.
7) The parking garage shall comply with the requirements of IBC 406.
8) Provide allowable area calculations as per IBC 506.
9) 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.
Building Division Pre -application Comments 1
10) Where ducts, exhaust fans, can lights, etc. penetrate the fire rated assemblies, show how the
rating will be maintained, such as with fire dampers, lined joist bays, vertical shafts, soffits,
etc., and provide details.
11) See IBC 601 and 602 for additional fire rating requirements, such as roof -ceiling, individual
protection of structural members, etc.
12) It appears that the east exterior wall of the building is between 5 and 10 feet from the property
line. Exterior walls shall comply with IBC section 705 for fire ratings, projections and
openings.
13) Exit stair enclosures must be 1-hour rated with self -closing fire -rated doors where connecting
less than 4 stories. IBC 508.4, 713.4, & 1023
14) Exit enclosures must exit directly to the outside or to an exit passageway with at least the
same rating as the stair enclosure. IBC 1023
15) Common path of egress travel is regulated by IBC 1006.2.1.
16) The minimum stair tread dimension is 11 inches. Please revise the site plan to reflect this. IB
1011.5
17) Provide Type B dwelling units on at least one floor level according to IBC 1107.6.2.2 and
1107.7.1.1. See ICC/ANSI Al 17.1 section 1004 for unit requirements. Provide details
showing code compliance.
18) An accessible parking stall will be required per IBC 1106. At least one stall shall be van
accessible, with a minimum 16 foot width, including access aisle.
19) Dwelling units must be separated from each other by walls with minimum Sound Transmission
Class (STC) of 50, and floor ceiling assemblies with Impact Insulation Class (HQ and STC of
50. Provide listed assesmblies with details on plans. IBC 1207
20) Show all mechanical shaft locations on the plans. Commonly, issues arise with the garage
exhaust and elevator equipment room ventilation, or with exhaust ducting from dwelling units.
Parking garage ventilation (supply and exhaust) shall be designed per IMC chapter 4. Show
location of supply air inlet(s) and garage exhaust outlet (outlet location must meet WAC 51-52
501.2)
21) Provide Residential Energy Code compliance forms for the residential portions of the
building). These forms are available on the following websites:
http://www.neec.net/documents and htip://www.energy.wsu.edu/code
22) Apartment buildings with single ownership are exempt from the building enclosure rules of
RCW 64.55 (EHB 1848 -- see Handout #B83Contact Steve Fisher, Recycling Coordinator, at
425-771-0235 regarding dumpster enclosure location and size.
Additional items
1. Discussed accessibility issues for parking, route of travel from parking to accessible
entrances.
2. Multistory units not required to be accessible.
3. Park impact fees will apply.
4. Spaces with one exit per 1006.2.1
Building Division Pre -application Comments 2