Pre App Building 10.pdf4 OF EDP
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City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
DATE May 28, 2015
STAFF: Leif Bjorback, Building Official
RE: Project: Point Edwards Building 10
50 Pine St.
PRE2015-0003
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) 2012 International Building Code (including Accessibility) with State Amendments
b) 2012 International Mechanical Code (including International Fuel Gas Code) with State
Amendments
c) 2012 International Fire Code with State Amendments
d) 2012 Uniform Plumbing Code with State Amendments
e) 2012 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 C 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) Provide grade plane calculations on the plans in order to determine stories above grade plane.
See definition in IBC 502. Also show height calculations showing compliance with IBC 504.
6) Show how the building is designed per IBC 508 for separated uses, as indicated on the plans.
Show construction assembly types with their respective fire ratings.
7) 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.
8) Where ducts, exhaust fans, can lights, etc. penetrate the fire rated assemblies, show how the
rating will be maintained, such as with lined joist bays, vertical shafts, soffits, etc., and
provide details.
9) See IBC 601 and 602 for additional fire rating requirements, such as roof -ceiling, individual
protection of structural members, etc.
Building Division Pre -application Comments 1
10) The elevator shaft must be 2-hour rated where connecting 4 stories or more. IBC 708.4
11) Exit stair enclosures must be 2-hour rated with self -closing 90 minute rated doors where
connecting 4 stories or more. IBC 717 & 1022
12) Exit enclosures must exit directly to the outside or to an exit passageway with at least the
same rating as the stair enclosure. IBC 1022 & 1023
13) An automatic sprinkler system is required for both buildings. See Fire Marshal's comments for
fire alarm and automatic sprinkler system requirements.
14) 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
15) Common path of egress travel shall be regulated by IBC 1014.3.
16) The buildings/site must be barrier free accessible including the main entrance, maneuvering
distances, parking, pedestrian access from the public street, mailboxes, trash enclosure, etc.
Provide details showing compliance.
17) Accessible parking stalls shall be provided per IBC 1106.2. At least one stall shall be van
accessible, with a minimum 16 foot width, including access aisle. Columns (including
finished materials) cannot encroach within the required widths/lengths of the parking stalls.
18) Provide Type A Type B dwelling units according to IBC 1107.6.2. See ICC/ANSI A117.1
sections 1003 and 1004 for unit requirements. Show the locations of the units dispersed among
the different types of units within the building, along with details showing code compliance.
19) 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 404. Show location
of supply air inlet(s) and garage exhaust outlet (outlet location must meet WAC 51-52 501.2)
20) The building is subject to RCW 64.55 (EHB 1848 -- see Handout #B83). For all multifamily
buildings, building enclosure documents stamped/signed by a State licensed Architect or
Engineer are required, and special inspection is required of the installation of the building
enclosure elements. Please provide a stamped statement by the person stamping the building
enclosure design documents in substantially the following form: "The undersigned has
provided building enclosure documents that in my professional judgment are appropriate to
satisfy the requirements of RCW 64.55.005 through 64.55.090." RCW 64.55 can be found on
the following website: http:Hgpps.leg.wa ov/rcw/
21) For restrictions on rockery construction, see ECDC 18.40.020.
22) Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
23) 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