Pre App Cummings 4 Unit.pdfDATE
STAFF:
RE
City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
August 3, 2017
Leif Bjorback, Building Official
Project: Cummings 4 Unit Apartments
20904 72°d Ave W
PRE2017-0009
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.
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. as applicable. Shop drawings and similar documents may
be listed as deferred submittals.
6) Fire sprinklers will be required for the building. See fire marshal for more specific information.
7) Provide allowable area calculations as per IBC 506.
8) 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.
9) 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.
Building Division Pre -application Comments 1
10) Show all mechanical shaft locations 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) Exterior walls shall comply with IBC section 705 for fire ratings, projections and openings.
13) The exit stairway shall comply with either the requirements of IBC section 1023 for interior
exit stairways or section 1027 for exterior exit stairways.
14) 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 A117.1 section 1004 for unit requirements. Provide details
showing code compliance.
15) 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.
16) 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 assesmblies with details on plans. IBC 1207
17) Provide Residential Energy Code compliance forms for the projct. These forms are available
on the following websites: http://www.neec.net/documents and
http://www.energy.wsu.edu/code
18) Apartment buildings with single ownership are exempt from the building enclosure rules of
RCW 64.55 (EHB 1848.) See Handout #1383.
19) Parks Impact fees will apply to this project. Credit will be given for the existing house as
long as construction of the new building takes place within one year of demolition of the
house.
20) Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
Building Division Pre -application Comments 2