Pre App Medical Office.pdf4 OF EDP
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City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
DATE August 1, 2013
STAFF: Leif Bjorback, Building Official
RE: Project: Medical Office Building
21200 72"d Ave W
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) 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) 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 most likely B for this location
3) A separate building permit will be issued for the demolition of existing structures.
4) List all deferred submittals on the cover sheet of the plans. Mechanical and plumbing plans
may be included with and issued with the main building permit or they can be deferred as
separate permits. Other commonly deferred items are fire sprinkler, fire alarm, signs, side
sewer, water meter, State electrical, State elevator, shop drawings, etc.
5) A soils report is required for this project. See Handout B18.
6) Plans must be stamped by a State licensed architect or professional engineer, including
structural plans and calculations.
7) Parking garage shall be designed according to IBC 406.
8) Ambulatory care facilities shall be designed according to IBC 422.
9) Provide allowable area calculations on the plans. Include justification for allowable area and
height increases according to the type of construction. IBC 503, 504 and 506.
10) See IBC 601 and 602 for fire rating requirements, such as roof -ceiling, individual protection of
structural members, etc.
11) Provide occupant load calculations for each floor and the total building.
12) See Fire Marshal's comments for fire alarm and automatic sprinkler system requirements.
Building Division Pre -application Comments 1
13) 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.
14) The building and site must be barrier free accessible including the main entrance, restrooms,
maneuvering distances, parking, passenger loading zone, etc. Provide details showing
compliance.
15) 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. Accessible stalls shall be
dispersed between covered and uncovered parking areas. Note that the minimum ceiling
height for vehicle access to accessible parking is 98 inches. Columns (including finished
materials) may not encroach within the required widths/lengths of the parking stalls.
16) Provide Non -Residential Energy Code compliance forms for envelope, mechanical, interior
and exterior lighting and metering. These forms are available online at
hqp://www.neec.net/documents.
17) Ventilation of the commercial spaces must be provided either mechanically or with natural
ventilation using building openings (windows and doors) in accordance with the IBC and
IMC.
a) Natural ventilation: Provide in each room or area at the rate 4% of the floor area. Show
the calculations on the plans. OR
b) Mechanical ventilation: Provide outdoor air at the rates specified in IMC Table 403.3
(based on the occupant load established in #9 above) 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.
18) Show all mechanical shaft locations on the plans. Commonly, issues arise with the garage
exhaust and elevator equipment room ventilation. Parking garage ventilation (supply and
exhaust) shall be designed per IBC 406 and IMC 404. Show location of supply air inlet(s) and
garage exhaust outlet (outlet location must meet WAC 51-52 501.2)
19) Where ducts, exhaust fans, can lights, etc. penetrate the fire rated assemblies, show how the
rating will be maintained, such as with lined joist bays, vertical shafts, soffits, etc., and
provide details.
20) A copy of the state Department of Health review letter must be provided for City review prior
to issuance of the permit. Any items identified during the DOH review that affect the design of
the project must be shown on the plans and reviewed by the City.
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