Pre App Graham Preschool.pdf4 OF EDP
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City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
DATE March 4, 2010
STAFF: Leif Bjorback, Assistant Building Official
RE: Project: Montessori Preschool
18530 76th Ave W
A preliminary review was done with the pre -application materials provided and we have the
following comments.
1. The change of use from office to preschool will require a building permit. The permit
drawings will be required to be prepared and stamped/signed by a Washington State licensed
Architect.
2. The new occupancy will be Group E.
3. Clearly show on plans how this building is designed per IBC 508 for separated uses, non -
separated uses, accessory uses, incidental uses, etc. If "separated uses" are to be used, IBC
Table 508.3.3 requires a 2-hour occupancy separation (fire barrier) between E and B
occupancies.
4. The occupant load will be determined according to the International Building Code.
Preliminary calculations show the occupant load to be approximately 45, thus the proposed
size of the space will support the proposed use.
5. An accessible route of travel will be required from the parking area to and throughout the
building as per IBC chapters 11 and 34. The following are some of the accessible features
required, but this is not a comprehensive list.
a. All pass through doors must allow a minimum clear opening of 32 inches when
opened to the 90 degree position.
b. Door thresholds and hardware shall be accessible.
c. Accessible restrooms.
6. Depending on the occupancy and use of the warehouse use, one unisex restroom may be
sufficient according to IBC chapter 29 Plumbing. Be aware that enlarging the space used by
the school in the future may trigger the requirement for two restrooms, one for each sex.
Also, restroom(s) serving multiple tenants shall be accessed through a common use area and
not through an area controlled by a tenant.
7. Verify exterior walls less than 10 feet from property lines are 1 hour fire rated or complied
with code at the time of construction. IBC Table 601
8. Verify doors and windows in fire rated walls meet the requirements of IBC 704.8 or complied
with code at the time of construction.
9. Verify eave overhangs near property lines are limited according to IBC 704.2 or complied
with code at the time of construction.
Building Division Pre -application Comments 1
10. Parapets may be required according to IBC 704.11.
11. Codes in effect at the time of this meeting:
• 2006 International Building Code (including Accessibility) with State
Amendments
• 2006 International Mechanical Code (including International Fuel Gas Code)
with State Amendments
• 2006 International Fire Code with State Amendments
• 2006 Uniform Plumbing Code with State Amendments
• 2006 Washington State Energy Code (WAC 51-11)
• 2006 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
• Edmonds Community Development Code
11. Basic Design Loads specific to Edmonds
• Snow load 25 psf — nonreducible
• Seismic design category D
• Wind speed 85 mph, 3 sec gust
• Wind exposure most likely B for this location
12. 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.
13. Ventilation of the commercial spaces must be provided either mechanically or with natural
ventilation using building openings (windows and doors) in accordance with the State
Ventilation Indoor Air Quality Code.
• Natural ventilation: Provide in each room or area at the rate 4% of the floor
area. Show the calculations on the plans. OR
Mechanical ventilation: Provide outdoor air at the rates specified in VIAQ
Table 3-4 to each room or area. The system must be balanced (supply and
return/exhaust). Provide mechanical plans and calculations showing
compliance. Provide manufacturer's specs for the mechanical units to be
installed.
14. Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
15. Contact Linda McMurphy, Cross -connection Control Specialist, at 425-771-0235 regarding
premise isolation requirements to protect the public water system.
FREQUENTLY OVERLOOKED ITEMS
The following is a list of frequently overlooked items that apply to many projects. They are
listed as a tool to help minimize corrections required during plan review.
General
Incomplete submittals, insufficient number of copies, plans not separated out
General coordination of all plans not done prior to permit submittal nor throughout
resubmittals (architectural, structural, landscape, civil, mechanical, plumbing, fire
sprinkler, etc.)
Building Division Pre -application Comments 2
• Overall coordination of plans with details clearly and accurately referenced throughout
the plans as to where they apply. For example, a fire rated wall must be clearly identified
and refer to a construction detail that accurately describes how the wall is to be
constructed so it meets the listed and tested assembly requirements, including insulation
for sound transmission control if applicable, and the listed and tested assembly provided.
• Deferred submittals and separate permits not called out on plans
• Site plan, landscape plan and civil plan not to same scale —usually a vast difference
between landscape plan and civil for parking space width, planters, patios, driveway
width, location of electrical equipment, parking spaces, etc.
• Shoring plan not submitted with initial application or submitted very late in the process;
plans show shoring extending onto adjacent private property or into City RW
• Energy calculations deferred to mechanical permit submittal, energy submitted late which
affects framing approval
• Allowable area calculations not provided with permit application, yards on site plans not
adequately shown
• Fire hydrant locations not specified at pre -application meeting
• Structures that require a permit are shown on landscape plans not on architecturals
• Stairs, landings, walkways, ramps, architectural projections, cantilevers, bay windows,
etc. not shown on site plans
• Garage headroom to obstructions such as sprinkler heads, pipes, ducts, beams, insulation
Fire Resistive Construction
• Fire ratings and locations of required occupancy separations, fire walls, horizontal
separation walls, exit passageways, corridors, exterior walls, etc not clearly specified on
floor plans and in section views
• Listed and tested fire -rated assemblies not specified on plans and do not match
construction details
• Listed and tested fire -rated assemblies and details showing structural frame protection
(such as for columns and beams) not provided on plans, including those within wall and
floor -ceiling assemblies
• Fire -stopping details and products not specified on plans, or listed as a deferred submittal.
• Fire rated corridor detail not provided
• Column jacketing in parking garage to protect fire -resistive covering from damage
Mechanical/Plumbin
• Locations of all fire/smoke dampers not shown on mechanical plans
• Routing of exhaust ducts, dryer vents, gas appliance vents, HVAC ductwork not
coordinated prior to issuance of main permit
• Locations and construction details of all mechanical shafts not provided on plans
• Mechanical exhaust outlet locations, especially for parking garage exhaust not shown on
floor plans, roof plans, sections and elevations (generator location not approved by ADB
and placed in setback areas)
• Appropriate cross -connection control devices provided at the property line on domestic
water line, fire sprinkler line, and irrigation line.
Building Division Pre -application Comments 3
• Appropriate cross -connection control devices provided on fixtures within the building.
Exitiniz
• General exiting configuration not submitted at pre -application meeting, creates redesign
in many cases
• Exit enclosure must exit directly to the outside or to an exit passageway
• Elevators not permitted to open into exit passageways, lobbies not provided when
required
• Occupant load calculations not included with permit application
Accessibility
• Accessible signage location and details not provided on plans
• Accessible means of egress and areas of refuge not shown on plans
• Length and width of accessible parking space not shown on plans
• Accessible cross walk not provided with in route of travel when crossing vehicular drive
aisles
• Accessible route of travel not complete nor adequately detailed on the plans. For
example, from the public way (sidewalk) to the main building entrance, from the
accessible parking space(s) to the building entrance, to mailboxes, dumpsters, and
accessory buildings, and throughout building. Detail ramps, slopes, handrails, landings,
width of path of travel, etc.
Building Division Pre -application Comments 4