pre-app building comments.pdfCity of Edmonds
PRE -APPLICATION COMMENTS
DATE March 9, 2017
STAFF:
RE:
BUILDING DIVISION
Chuck Miller, Plans Examiner
Project: HomeStreet Bank — MG2
614 5th Avenue S
PRE2017-0003
A preliminary review was completed using the provided pre -application materials and have
resulted in the following comments:
General notes
Applicable 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 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. Ultimate wind speed 110 mph, 3 sec gust
d. Wind exposure most likely B for this location
3. A separate building permit will be required for the demolition of the structures currently on the
site.
4. Plans, including structural plans and calculations, for buildings larger than 4000 square feet
must be stamped by a Washington State licensed Architect or Professional Engineer per state
law.
5. Separate building permits will be required for plumbing, mechanical, electrical (L&I), signs
and other regulated work associated with this project.
6. A soils report is required for this project. See Handout B18.
Building Division Pre -application Comments 1
7. Park Impact fees for the new construction will not be applied provided the new building is no
larger in footprint than the existing, and the permit for the new building is obtained within one
year of issuance of the demolition permit.
8. Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding the proposed trash
enclosure location and size.
9. Contact Jeff Koblyk, Cross -connection Control Specialist, at 425-771-0235 regarding any
premise isolation requirements to protect the public water system.
Specific notes using the provided plans (6 sheets)
10. Architectural Site Plan — Schematic - The proposed number of stories and square footage of
the building complies with the IBC Chapter 5 `General Building Heights and Areas'
requirements/allowances for a `Business Group B' occupancy of Type VB construction,
without considering increases for frontage.
11. Architectural Site Plan — Schematic — and — Second Floor Schematic - Separate permit(s) will
be required for the proposed work for the `2" d Floor Future Office Tenant Space'. `Business'
or `Mercantile' occupancies do not require `separation' from the first level — other proposed
occupancies (if permitted) would require `separation' per IBC Table 508.4.
12. First Floor Schematic - Occupant load is determined according to the square footage of the
various `functions of space' (not occupancy classification) and `occupant load factors' per
IBC Table 1004.1.2. `Lobby/Reception Areas', `Breakrooms', and `Conference Rooms' are
typically congregate areas (assembly w/o fixed seats) and the remaining areas considered as
`business'. Also note the IBC Chapter 2 definitions of `gross floor area' and `net floor area'.
13. Architectural Site Plan — Schematic — and — First Floor Schematic - The siteibuilding must be
barrier-free/accessible including pedestrian access from the public street, passenger drop-off
zones, parking, exterior route, building entrances, interior circulation routes and features, etc.
Provide details showing compliance with IBC Chapter 11 and ICC A117.1-2009.
Response to questions from MG2 internal meeting memo dated February 14, 2017
14. Civil & site design questions - New retaining wall along south, west and north of property —
will this be considered a structure and require setbacks? — COE Building Division oversight
response: If allowed by other COE divisions, retaining walls over 4' tall (measured from top of
wall to exposed toe of wall) require engineered design and will be included in the scope of
work of the building permit for the structure.
Building Division Pre -application Comments 2
15. Building questions — Is mechanical rooftop screening required for this project? — COE Building
Division oversight response: If required by other COE divisions, specifications/details must be
provided for the attachment of screening to the structure or mechanical equipment (verify with
equipment manufacturer). Screening must maintain/provide required access to equipment for
service/maintenance.
Building Division Pre -application Comments 3