Pre App Rosewood Courte Mem Care.pdf4 OF EDP
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City of Edmonds
�Sr.1g9° PRE -APPLICATION COMMENTS
BUILDING DIVISION
DATE January 2, 2020
STAFF: Leif Bjorback, Building Official
RE: Project: Rosewood Courte Memory Care
728 Edmonds Way
PRE2019-0007
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 Mechanical Code (including International Fuel Gas Code) with State
Amendments
c) 2015 International Fire Code with State Amendments
d) 2015 Uniform Plumbing Code with State Amendments
e) 2015 Washington State Energy Code (WAC 5 1 -11)
f) Edmonds Community Development Code
2) 2018 I -codes are scheduled to be adopted July 1, 2020.
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) List all deferred submittals on the cover sheet of the plans. Mechanical and plumbing will be
deferred as separate permits.
5) Plans must be stamped by a State licensed Architect or Professional Engineer, including
structural plans and calculations.
6) Identify existing and new fire and smoke rated assembly types and locations on the plans. This
may include ratings of corridor walls, smoke barriers, shafts, floor -ceiling assemblies, etc.
7) Provide details of impacted fire and smoke rated assemblies, including the complete listed
and tested assemblies and cross-reference where they apply on the plans.
8) The note on sheet A2.4 addresses gypsum sheathing within the roofing system. Note that roof
eaves and other projections must meet the fire resistive assembly requirements of IBC 705.
9) Questions were provided by the applicant concerning structural aspects of the expanded main
building and shop building being located over the existing storm water vault. From a building
code perspective, this would be allowed providing the structural design meets the building
Building Division Pre -application Comments 1
code. A structural analysis of all loads imposed on the vault, as well as confirmation of the
structural capacity of the vault will need to be provided.
10) The alterations may require accessibility upgrades for the building per IEBC 410.
11) On sheet A0.1,
a) add a note to the effect that "Additions to comply with IEBC 402.
b) Delete the reference to IEBC 307 which does not exist.
12) For the electromagnetic egress hardware on doors and gates, include on the plans the specific
IBC code section and list of section requirements for the type of hardware used according to
that section. IBC 101.1.9
13) The floor plans and site plan show a new location for the exit door at the west end of the new
addition. The proposed exterior path from this exit door leads around the rear of the building
toward the parking lot and public way, where the existing exterior path appears to lead along
a much shorter and more direct route to the public sidewalk. Further discussion is required to
determine if this design meets code. Note- as discussed at the meeting, a walkway from the
new exit directly to the north to Edmonds Way will be provided.
Additional comments based on discussions at the meeting:
14) Park Impact fee will be assessed at the square foot rate of $1.34.
1 S) At permit intake, provide the square footage of the addition along with the valuation of any
related remodel portions of the project, in order to calculate the intake fee.
16) Provide water supply fixture unit count to verify water meter size is adequate.
Building Division Pre -application Comments 2