Pre App Holy Rosary.pdf4 OF EDP
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City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
DATE February 12, 2009
STAFF: Leif Bjorback, Assistant Building Official
RE: Project Address: 760 Aloha
Project: Holy Rosary Parish Hall
A preliminary review was done with the pre -application materials provided and we have the
following comments.
1) Codes in effect at the time of this meeting:
a) 2006 International Building Code (including Accessibility) with State Amendments
b) 2006 International Mechanical Code (including International Fuel Gas Code) with State
Amendments
c) 2006 International Fire Code with State Amendments
d) 2006 Uniform Plumbing Code with State Amendments
e) 2006 Washington State Energy Code (WAC 51-11)
f) 2006 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
g) Edmonds Community Development Code
2) Basic Design Loads specific to Edmonds
a) Snow load 25 psf — nonreducible
b) Seismic design category D
c) Wind speed 85 mph, 3 sec gust
d) Wind exposure B
3) List all deferred submittals on the cover sheet of the plans. The City prefers that mechanical
and plumbing plans be included with and issued with the main building permit to help avoid
any construction delays, however they can be deferred. Other commonly deferred items are fire
sprinkler, fire alarm, type I hood, hood suppression, signs, side sewer, water meter, shop
drawings, State electrical, State elevator, etc.
4) A soils report is required for this project.
5) Based on the uses noted on the floor plans, in general the 1" floor would be a B occupancy, and
the 2nd floor an A3 occupancy. Storage areas greater than 100 sf are considered incidental uses
and must have construction to resist the passage of smoke (i.e. self -closing, gasketed doors,
smoke barrier walls, and all penetrations sealed) (IBC 508.2.2.1). Note on the plans generally
what types of items will be stored in each storage area.
6) Provide the allowable area calculations to justify the Type of Construction and height. If
"separated uses" will be used, provide mixed use ratio calculations.
7) The building must be provided with an automatic sprinkler system in accordance with NFPA-
13 throughout.
Building Division Pre -application Comments 1
8) 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 1-hour occupancy separation (fire barrier and horizontal assembly)
between A3 and B occupancies, including supporting construction (walls, columns, beams,
etc.).
9) For all fire rated walls, floor -ceilings, and roof -ceilings, provide listed and tested fire rated
assemblies (such as from Gypsum Fire Resistance Design Manual, UL or IBC Chapter 7
Tables). Provide the entire assembly on the plans and cross-reference where it applies on the
plans.
10) The enclosed stairway may need to be one hour fire rated per 1020.1; If not, provide the
rationale from the IBC justifying an unenclosed stairway.
11) Occupants of each story must have access to 2 accessible exits. If an accessible exit is not at
grade level, show on the plans with details how the exit complies with one of the options
within IBC 1007.2. Exits must be spaced apart 1/3 the maximum overall diagonal dimension
of the story. IBC 1015.2
12) Provide exit signage and emergency lighting on the plans.
13) Show the specific locations of safety glazing on the plans.
14) The walls and ceiling of enclosed useable space under the stairways must be 1-hour fire
resistive construction. IBC 1009.5.3
15) Provide manufacturer's specifications on the folding partitions. Exit doors through these
partitions must meet IBC 1008 and all accessibility requirements.
16) The building/site must be barrier free accessible including the main entrance, required exits,
maneuvering distances, parking, pedestrian access from the public street, restrooms, service
and reception counters (including at the kitchen service counter), etc. Provide details showing
compliance. IBC Chapter 11 and ICC/ANSI A117.1 (2003 edition).
17) If cooking equipment will be provided in the kitchen that requires a Type I hood, the location
of the hood exhaust outlet and make-up air intake and shafts needs to be included on the
architecturals. See IMC 507 & 508.
18) Provide a kitchen fixture plan. This will allow an initial review of potential backflow and
wastewater treatment issues.
19) The kitchen doors in series must meet the spacing requirements of IBC 1008.1.7 to provide
adequate maneuvering space between the doors.
20) Complete the State Non -Residential Energy and Ventilation worksheets and submit with your
permit application. Worksheets can be found on the following website:
hqp://www.neec.net/resources/resources.html
21) Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
22) Contact Linda McMurphy, Cross -connection Control Specialist, at 425-771-0235 regarding
premise isolation requirements to protect the public water system.
Building Division Pre -application Comments 2
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.)
• 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
• Plans do not clearly show that a return air plenum will be provided which can affect other
architectural code issues.
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 or 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
Building Division Pre -application Comments 3
• Column jacketing in parking garage to protect fire -resistive covering from damage
Mechanical/Plumbin
• If plumbing is a deferred submittal, it is commonly submitted for permit without adequate
time for the City to review, process and issue the permit, thereby holding up the
underground plumbing work on site.
• 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.
• Appropriate cross -connection control devices provided on fixtures within the building.
Exiting
• 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
• Common path of exit travel not shown.
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