Pre App BWM 5 over 2.pdfDATE
STAFF:
RE
City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
September 21, 2017
Leif Bjorback, Building Official
Project: BWM Multifamily Building
205 units; 5 over 2 construction
23329 Highway 99
PRE2017-0010
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 5 1 -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 B 18. Due to the depth of the excavation,
temporary shoring plans will be required.
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 must 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) The parking garages shall comply with the requirements of IBC 406.
7) Provide allowable height calculations on the plans as per IBC 504.
8) Provide allowable area calculations on the plans as per IBC 506.
9) Podium style construction shall meet the requirements of IBC chapter 5, including Washington
State amendments. Applicants indicated construction may be other than S over 2.
Building Division Pre -application Comments 1
10) 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.
11) See IBC 601 and 602 for additional fire rating requirements, such as roof -ceiling, individual
protection of structural members, etc.
12) The elevator shaft must be 2-hour rated where connecting 4 stories or more. IBC 713.4
13) Exit stair enclosures must be 2-hour rated with self -closing 90 minute rated doors where
connecting 4 stories or more. IBC 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 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 will be required for the site per IBC 1106. At least one stall shall be
van accessible, with a minimum 16 foot width, including access aisle.
18) Provide Type A and 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) 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 (IIC) and STC of
50. Provide listed assemblies 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 Non -Residential Energy Code compliance forms for the commercial portions of the
building and 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 http://www.energy.wsu.edu/code
22) Depending on ownership of the building, the building may be subject to RCW 64.55 (EHB
1848 -- see Handout #1383). For all multifamily buildings that are intended for condominium
use, 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://4pps.leg.wa.gov/rcw/
Apartments under single ownership are exempt.
23) Parks Impact Fee will be assessed at $2340.16 per dwelling unit plus $1.34/sf for any
commercial space.
24) Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
25) Contact Olympic View Water and Sewer regarding premises isolation requirements for the
facility.
Building Division Pre -application Comments 2