Pre App Doug's Mazda.pdfDATE
STAFF:
City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
January 5, 2017
Leif Bjorback, Building Official
RE: Project: Doug's Mazda Sales Building
22130 Highway 99
PRE2017-0001
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) Provide allowable area calculations as per IBC 506. Please verify the Allowable Area figure of
36,000 sf as shown on sheet Al. It appears that this amount reflects the use of the `S 1' factor
for single story buildings in IBC Table 506.2 instead of the more appropriate `SM' factor for
multistory buildings.
7) On sheet Al, please revise the note regarding the "Table 504.4 Allowable stories above grade
plane" to show 3 stories instead of 2.
8) On sheet Al, please revise the note regarding the "Fire resistance of exterior walls Table 602"
to read "1 HR <10 FT TO PL."
Building Division Pre -application Comments 1
9) It appears that portions of the building are closer than 10 feet to the property line and will need
to be fire rated according to IBC Table 602. Exterior walls shall comply with IBC section 705
for fire ratings, projections and openings.
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) Exit stair enclosures are required where more than 2 floor levels are open to each other. The
enclosures must be 1-hour rated with self -closing fire -rated doors where connecting less than 4
stories. IBC 713.4, 1019 & 1023
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 1023
13) The building/site must be barrier free accessible including building entrances, interior and
exterior accessible routes, parking, pedestrian access from the public street, customer service
counters, etc. Provide details showing compliance.
14) It appears that a total of 3 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.
15) An accessible route in accordance with IBC 1104 is required between the main and lower
floor levels.
16) The 2nd floor restroom will need to meet accessibility standards, unless it meets an exception
to IBC 1109.2.
17) Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
18) Contact Jeff Groblyk, Public Works Water Division, at 425-275-4514 regarding premises
isolation requirements for the facility.
19) Park impact fees will apply at the rate of $1.34 per square foot of new floor area.
Building Division Pre -application Comments 2