Pre App Hillside Fourplex.pdfDATE
STAFF:
RE:
City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
March 30, 2017
Leif Bjorback, Building Official
Project: Hillside Fourplex
22910 Edmonds Way
PRE2017-0004
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.
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 (WAC 51-11)
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) A soils report is required for this project. See Handout B18.
4) Structural plans and calculations must be stamped by a Washington State licensed
Professional Engineer.
5) List all separate permits on the cover sheet of the plans. Plumbing may be included within the
main building permit, however separate permits will be required for mechanical, fire sprinkler,
fire alarm, signs, side sewer, water meter, State electrical, etc. Shop drawings and similar
documents may be listed as deferred submittals.
6) 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.
7) 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
8) See IBC 601 and 602 for additional fire rating requirements, such as roof -ceiling, individual
protection of structural members, etc.
9) A fire sprinkler system is required.
10) 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.
11) 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.
12) Provide Type B dwelling units according to IBC 1107.6.2. See ICC/ANSI A117.1 sections
1003 and 1004 for unit requirements. Provide details and dimensions on the plans reflecting
these requirements.
13) 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 (HQ and STC of
50. Provide listed assesmblies with details on plans. IBC 1207
14) 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.
15) Provide Residential Energy Code compliance forms for the building. These forms are
available on the following websites: htip://www.neec.net/documents and
http://www.energy.wsu.edu/code
16) Condominium buildings are subject to RCW 64.55 (EHB 1848 -- see Handout #B83). 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://qpps.lejz.wa.gov/rcw/
17) The construction project likely involves demolition of a significant portion of the existing
structure. Please be aware that structures that are demolished to the level that meets or
exceeds 75% of the replacement cost of the structure will not be allowed by city code to be
rebuilt except to full -on standards for new construction. Reference Edmonds Community
Development Code section 17.40.020(F). In order to verify that your project does not meet
this threshold, the following may be required by the city:
a. A cost breakdown showing the demolition is less than 75% of the replacement cost of
the building.
b. Distinguish clearly on the plans which portions of the building are to be retained as
existing and which are new, in order to establish a design that clearly demonstrates the
level of demolition as laid out in the cost breakdown.
18) From Steve Fisher, Recycling Coordinator, at 425-771-0235. This plan requires screening of
any garbage and recycle collection containers, and safe access/egress for collection trucks.
The looped driveway with 2 curb cuts appears adequate for trucks to access the property to
service containers (at northwest side) but will need further review.
19) Contact the City's Cross -connection Control Specialist at 425-771-0235 regarding premise
isolation requirements to protect the public water system.
20) Park Impact fee will apply to the project.
Building Division Pre -application Comments 2
DATE
STAFF:
RE:
City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
March 30, 2017
Leif Bjorback, Building Official
Project: Hillside Fourplex
22910 Edmonds Way
PRE2017-0004
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.
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 (WAC 51-11)
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) A soils report is required for this project. See Handout B18.
4) Structural plans and calculations must be stamped by a Washington State licensed
Professional Engineer.
5) List all separate permits on the cover sheet of the plans. Plumbing may be included within the
main building permit, however separate permits will be required for mechanical, fire sprinkler,
fire alarm, signs, side sewer, water meter, State electrical, etc. Shop drawings and similar
documents may be listed as deferred submittals.
6) 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.
7) 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
8) See IBC 601 and 602 for additional fire rating requirements, such as roof -ceiling, individual
protection of structural members, etc.
9) A fire sprinkler system is required.
10) 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.
11) 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.
12) Provide Type B dwelling units according to IBC 1107.6.2. See ICC/ANSI A117.1 sections
1003 and 1004 for unit requirements. Provide details and dimensions on the plans reflecting
these requirements.
13) 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 (HQ and STC of
50. Provide listed assesmblies with details on plans. IBC 1207
14) 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.
15) Provide Residential Energy Code compliance forms for the building. These forms are
available on the following websites: htip://www.neec.net/documents and
http://www.energy.wsu.edu/code
16) Condominium buildings are subject to RCW 64.55 (EHB 1848 -- see Handout #B83). 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://qpps.lejz.wa.gov/rcw/
17) The construction project likely involves demolition of a significant portion of the existing
structure. Please be aware that structures that are demolished to the level that meets or
exceeds 75% of the replacement cost of the structure will not be allowed by city code to be
rebuilt except to full -on standards for new construction. Reference Edmonds Community
Development Code section 17.40.020(F). In order to verify that your project does not meet
this threshold, the following may be required by the city:
a. A cost breakdown showing the demolition is less than 75% of the replacement cost of
the building.
b. Distinguish clearly on the plans which portions of the building are to be retained as
existing and which are new, in order to establish a design that clearly demonstrates the
level of demolition as laid out in the cost breakdown.
18) From Steve Fisher, Recycling Coordinator, at 425-771-0235. This plan requires screening of
any garbage and recycle collection containers, and safe access/egress for collection trucks.
The looped driveway with 2 curb cuts appears adequate for trucks to access the property to
service containers (at northwest side) but will need further review.
19) Contact the City's Cross -connection Control Specialist at 425-771-0235 regarding premise
isolation requirements to protect the public water system.
20) Park Impact fee will apply to the project.
Building Division Pre -application Comments 2
DATE
STAFF:
RE:
City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
March 30, 2017
Leif Bjorback, Building Official
Project: Hillside Fourplex
22910 Edmonds Way
PRE2017-0004
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.
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 (WAC 51-11)
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) A soils report is required for this project. See Handout B18.
4) Structural plans and calculations must be stamped by a Washington State licensed
Professional Engineer.
5) List all separate permits on the cover sheet of the plans. Plumbing may be included within the
main building permit, however separate permits will be required for mechanical, fire sprinkler,
fire alarm, signs, side sewer, water meter, State electrical, etc. Shop drawings and similar
documents may be listed as deferred submittals.
6) 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.
7) 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
8) See IBC 601 and 602 for additional fire rating requirements, such as roof -ceiling, individual
protection of structural members, etc.
9) A fire sprinkler system is required.
10) 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.
11) 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.
12) Provide Type B dwelling units according to IBC 1107.6.2. See ICC/ANSI A117.1 sections
1003 and 1004 for unit requirements. Provide details and dimensions on the plans reflecting
these requirements.
13) 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 (HQ and STC of
50. Provide listed assesmblies with details on plans. IBC 1207
14) 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.
15) Provide Residential Energy Code compliance forms for the building. These forms are
available on the following websites: htip://www.neec.net/documents and
http://www.energy.wsu.edu/code
16) Condominium buildings are subject to RCW 64.55 (EHB 1848 -- see Handout #B83). 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://qpps.lejz.wa.gov/rcw/
17) The construction project likely involves demolition of a significant portion of the existing
structure. Please be aware that structures that are demolished to the level that meets or
exceeds 75% of the replacement cost of the structure will not be allowed by city code to be
rebuilt except to full -on standards for new construction. Reference Edmonds Community
Development Code section 17.40.020(F). In order to verify that your project does not meet
this threshold, the following may be required by the city:
a. A cost breakdown showing the demolition is less than 75% of the replacement cost of
the building.
b. Distinguish clearly on the plans which portions of the building are to be retained as
existing and which are new, in order to establish a design that clearly demonstrates the
level of demolition as laid out in the cost breakdown.
18) From Steve Fisher, Recycling Coordinator, at 425-771-0235. This plan requires screening of
any garbage and recycle collection containers, and safe access/egress for collection trucks.
The looped driveway with 2 curb cuts appears adequate for trucks to access the property to
service containers (at northwest side) but will need further review.
19) Contact the City's Cross -connection Control Specialist at 425-771-0235 regarding premise
isolation requirements to protect the public water system.
20) Park Impact fee will apply to the project.
Building Division Pre -application Comments 2
DATE
STAFF:
RE:
City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
March 30, 2017
Leif Bjorback, Building Official
Project: Hillside Fourplex
22910 Edmonds Way
PRE2017-0004
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.
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 (WAC 51-11)
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) A soils report is required for this project. See Handout B18.
4) Structural plans and calculations must be stamped by a Washington State licensed
Professional Engineer.
5) List all separate permits on the cover sheet of the plans. Plumbing may be included within the
main building permit, however separate permits will be required for mechanical, fire sprinkler,
fire alarm, signs, side sewer, water meter, State electrical, etc. Shop drawings and similar
documents may be listed as deferred submittals.
6) 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.
7) 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
8) See IBC 601 and 602 for additional fire rating requirements, such as roof -ceiling, individual
protection of structural members, etc.
9) A fire sprinkler system is required.
10) 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.
11) 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.
12) Provide Type B dwelling units according to IBC 1107.6.2. See ICC/ANSI A117.1 sections
1003 and 1004 for unit requirements. Provide details and dimensions on the plans reflecting
these requirements.
13) 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 (HQ and STC of
50. Provide listed assesmblies with details on plans. IBC 1207
14) 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.
15) Provide Residential Energy Code compliance forms for the building. These forms are
available on the following websites: htip://www.neec.net/documents and
http://www.energy.wsu.edu/code
16) Condominium buildings are subject to RCW 64.55 (EHB 1848 -- see Handout #B83). 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://qpps.lejz.wa.gov/rcw/
17) The construction project likely involves demolition of a significant portion of the existing
structure. Please be aware that structures that are demolished to the level that meets or
exceeds 75% of the replacement cost of the structure will not be allowed by city code to be
rebuilt except to full -on standards for new construction. Reference Edmonds Community
Development Code section 17.40.020(F). In order to verify that your project does not meet
this threshold, the following may be required by the city:
a. A cost breakdown showing the demolition is less than 75% of the replacement cost of
the building.
b. Distinguish clearly on the plans which portions of the building are to be retained as
existing and which are new, in order to establish a design that clearly demonstrates the
level of demolition as laid out in the cost breakdown.
18) From Steve Fisher, Recycling Coordinator, at 425-771-0235. This plan requires screening of
any garbage and recycle collection containers, and safe access/egress for collection trucks.
The looped driveway with 2 curb cuts appears adequate for trucks to access the property to
service containers (at northwest side) but will need further review.
19) Contact the City's Cross -connection Control Specialist at 425-771-0235 regarding premise
isolation requirements to protect the public water system.
20) Park Impact fee will apply to the project.
Building Division Pre -application Comments 2