Pre App Community Health Center Addition.pdfDATE
STAFF:
City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
April 11, 2019
Leif Bjorback, Building Official
RE: Project: Community Health Center Expansion; 1 story, sprinklered
23320 Highway 99
PRE2019-0002
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 Existing Building Code (IEBC) with State Amendments
c) 2015 International Mechanical Code (including International Fuel Gas Code) with State
Amendments
d) 2015 International Fire Code with State Amendments
e) 2015 Uniform Plumbing Code with State Amendments
f) 2015 Washington State Energy Code (WSEC) (WAC 5 1 -11)
g) 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) Separate building permits will be issued for plumbing; mechanical; fire sprinkler; fire alarm;
side sewer; water meter; signs. Permits for alterations to water and sewer utilities will be issued
through Olympic View Water and Sewer District. Permits for electrical, elevators and boilers
are obtained through L&I.
4) Shop drawings and similar documents may be listed as deferred submittals. List all separate
permits and deferred submittals on the cover sheet of the plans.
5) Plans must be stamped by a Washington State licensed Architect and/or Professional
Engineer, including structural plans and calculations.
6) For modifications to the existing building,
a) Select one of the compliance methods listed in chapter 3 of the International Existing
Building Code (either Prescriptive, Work Area or Performance Compliance Method.)
b) Structural evaluation may be required as per 301 and 1007 IEBC.
c) Accessibility requirements will be scoped within the IEBC.
Building Division Pre -application Comments 1
d) Additions and alterations to existing buildings shall comply with WSEC chapter 5 for
energy code requirements.
7) A soils report is required for this project. See Handout 1318.
8) Provide allowable area calculations as per IBC 506.
9) Show how the building is designed per IBC 508 for separated or non -separated uses. Provide
construction assembly types with their respective fire ratings.
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) 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.
12) See IBC 601 and 602 for additional fire rating requirements, such as roof -ceiling, individual
protection of structural members, etc.
13) Common path of egress travel is regulated by IBC 1006.2.1.
14) On the floor plan provided, pocket doors are shown serving the Pods Room 120. Doors serving
rooms with more than 10 occupants need to be swinging type.
15) The building/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.
16) Accessible parking stalls shall be provided per IBC 1106. At least one stall shall be van
accessible, with a minimum 16 foot width, including access aisle. Provide an evaluation on
the plans to show compliance with IBC 1106.4 for outpatient physical therapy patients as
well as overall accessible stall requirements.
17) Toilets and other plumbing fixtures shall be provided for the commercial buildings according
to IBC chapter 29. Include on the plans the calculations for required numbers of toilets,
lavatories and drinking fountains.
18) Provide Non -Residential Energy Code compliance forms for building envelope and lighting.
These forms are available on the following website:
htlps://wseccoMpliancedocuments.com/coMpliance forms.php
19) Park Impact Fees will apply, at a rate of $1.34/sf of new floor space.
20) Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
Building Division Pre -application Comments 2