Pre App Madrona School.pdfDATE
STAFF:
RE:
City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
March 24, 2016
Leif Bjorback, Building Official
Project: Madrona School Replacement
9521 2401' St SW
PRE2016-0002
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) 2012 International Building Code (including Accessibility) with State Amendments
b) 2012 International Mechanical Code (including International Fuel Gas Code) with State
Amendments
c) 2012 International Fire Code with State Amendments
d) 2012 Uniform Plumbing Code with State Amendments
e) 2012 Washington State Energy Code (WAC 51-11)
f) Edmonds Community Development Code
2) Adoption of the 2015 I -Codes will take place July 1, 2016. State amendments to the new
building codes have not been published yet, but are available in draft form on the State
Building Code Council website.
3) 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
4) Phased permits are allowed under ECDC19.00.025 K. Section 107.3.3 as follows:
Phased approval
1. The building official may issue partial permits for phased construction as part of a
development before the entire plans and specifications for the whole building or structure have
been approved provided architectural design board approval has been granted and a fully
complete permit application for the entire building or structure has been submitted for review.
2. Phased approval means permits for grading, shoring, and foundation may be issued
separately, provided concurrent approval is granted by the planning manager, city engineer and
Building Division Pre -application Comments 1
fire marshal, when applicable. No phased approval permit shall be issued unless approved civil
plans detailing the construction of all site improvements including, but not limited to: curbs,
gutters, sidewalks, paved streets, water lines, sewer lines, and storm drainage have been signed
as approved by the city engineer.
3. With such phased approval, a performance bond shall be posted with the city pursuant to
Chapter 17.10 ECDC, to cover the estimated cost of construction to city standards for the
improvements.
5) A separate building permit will be required for demolition of the structures currently on site.
6) A soils report is required for this project. See Handout 1318.
7) Plans must be stamped by a State licensed Architect or Professional Engineer, including
structural plans and calculations.
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) An automatic sprinkler system is required for each building. See Fire Marshal's comments for
specific fire alarm and automatic sprinkler system requirements.
10) The buildings/site must be barrier free accessible including building entrances, interior and
exterior accessible routes, parking, pedestrian access from the public street, passenger dropoff
zones, etc. Provide details showing compliance.
11) Plumbing fixtures are to be provided in quantities as required by IBC chapter 29 for Plumbing,
including state amendments to this chapter.
12) Park Impact fees for the new construction will be assessed at $1.34 per square foot.
13) Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
14) Contact Linda McMurphy, Cross -connection Control Specialist, at 425-771-0235 regarding
premise isolation requirements to protect the public water system.
Additional comments during meeting:
1. Discussed deferred submittals such as fire stopping submittal, specialty structural design,
etc. and separate permits for plumbing, mechanical, sprinklers, etc.
2. Existing school to be operational during construction of new campus on other end of
property. Provide operational plan. Currently plan to submit permit application November
2016, open school fall of 2018.
3. Obtain clarification on Park Impact fees from Parks director.
Building Division Pre -application Comments 2