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Shapiro5thAveMultifamily.pdf City of Edmonds PRE-APPLICATION COMMENTS BUILDING DIVISION DATE August 1, 2007 STAFF: Ann Bullis, Assistant Building Official th RE: Project: 207 5 Ave N Tony Shapiro – 9 units A preliminary review was done with the pre-application materials provided and we have the following comments. General Comments: 1)Codes in effect at the time of this meeting: a)2006 International Building Code (including Accessibility) with State Amendments b)2006 International Residential Code (including Accessibility) with State Amendments c)2006 International Mechanical Code (including International Fuel Gas Code) with State Amendments d)2006 International Fire Code with State Amendments e)2006 Uniform Plumbing Code with State Amendments f)2006 Washington State Energy Code (WAC 51-11) g)2006 Washington State Ventilation Indoor Air Quality Code (WAC 51-13) h)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)Townhouse buildings 1 & 2 would be designed using the International Residential Code. The larger east building would be designed using the International Building Code. (IBC 101.2) General Comments for site and all buildings: 4)List all deferred submittals on the cover sheet of the plans. The City prefers that plumbing plans be included with and issued with the main building permit to help avoid any construction delays. Common deferred items are plumbing, mechanical, fire sprinkler, fire alarm, signs, side sewer, water meter, shop drawings, State Elevator, State Electrical, etc. 5)A soils report prepared by a State Licensed Geotechnical Engineer is required. 6)A separate building permit (and subsequent deferred submittals) is required for each building. 7)Contact the Planning Division for the Lot Line Adjustment/Aggregation procedure to combine the 2 lots into one. Building Division Pre-application Comments 1 8)For site retaining walls, provide engineered retaining wall details and calculations, and take into account possible surcharges from adjacent buildings, driveways, parking areas, etc. 9)Provide a plan showing how temporary cuts will be treated, whether with shoring or grading at a 1:1 slope with geotech approval. If shoring will be required, the shoring design and calculations will require peer review at full cost to the applicant. Coordination must be made between all design professionals for the shoring design. 10)Plans must be stamped by a State licensed Architect or Professional Engineer. 11)Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure location and size. 12)Contact Linda McMurphy, Cross-connection Control Specialist, at 425-771-0235 regarding premise isolation requirements to protect the public water system. Comments for the East building (IBC): 13)Provide allowable area calculations to justify Type VB construction for the east building. 14)Clearly show on plans how this building is designed per IBC 302 for separated uses, non- separated uses, accessory uses, incidental uses, etc. If separated uses will be used mixed use ratio calculations are required. 15)Occupancies would be R2 for the dwellings and common areas, S2 for the parking garage, S1 for the storage areas (or can be incidental use areas). 16)Provide occupant load calculations for each floor of the building as well as for the total building. IBC 1004 17)To determine exterior wall and opening protection requirements, on the site plan provide an imaginary property line between each building and dimension the distance from the imaginary property lines and property lines to the exterior walls of the buildings (IBC 704.3). Exterior walls must be fire rated as determined in IBC Tables 601 and 602 (most restrictive applies). Also see IBC 704 and 1406 for projections, parapets, unexposed surface temperatures, combustible exterior wall coverings, etc. Openings are limited in area depending on the location of the building to the property line, and in some cases are not permitted or must be ¾ hour to 1 ½ hour fire rated glazing assemblies. 18)See IBC 601 and 602 for additional fire rating requirements, such as roof-ceiling, individual protection of structural members, etc. 19)The elevator shaft must be 1-hour rated (IBC 706 & 707). 20)The exit enclosure(s) must be 1-hour rated with self-closing 60 minute rated doors. (IBC 706 & 1019.1). 21)Dwelling units must be separated from each other with 1-hour horizontal assemblies and fire partitions, and must meet a minimum Sound Transmission Class (STC) of 50 or more. Provide copy of listed and tested 1-hour fire rated assemblies with STC rating of 50 or more, and provide details showing the specific requirements of the assembly on the plans. 22)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. 23)Where ducts, exhaust fans, can lights, etc. penetrate the 1-hour fire rated assemblies, show how the rating will be maintained, such as with lined joist bays, vertical shafts, soffits, etc., and provide details. Building Division Pre-application Comments 2 24)All penetrations of the 1-hour rated assemblies must be firestopped per IBC 712.3. 1-hour rated putty pads must be installed on the electrical boxes, unless exception for steel electrical boxes is used (see IBC 712.3.2). 25)The building (each floor) must be provided with 2 exits, unless it can meet IBC 1018.2 for Buildings With One Exit. In reviewing IBC Table 1018.2, it appears that the current building design will exceed the maximum 50 foot travel distance. 26)Assuming that 2 exits will need to be provided (per item 22 above), the common path of egress travel cannot exceed 75 feet (see IBC 1013.1 and 1002 for definition). 27)Sleeping rooms must meet egress requirements of IBC 1025 and must open directly into a public street, public alley, yard or court. In the case of a yard or court, the occupant must have direct and unobstructed access to the public way. 28)Exit enclosure(s) must exit directly to the outside or to a 1-hour exit passageway (IBC 1020, 1021). Once occupants enter a level of fire protection, that fire protection must be maintained to the exterior of the building. The plans show the exit enclosure exiting into the parking garage, which is not permitted. 29)Columns (including finished materials) cannot encroach within the required widths/lengths of the parking stalls. 30)The building/site must be barrier free accessible including the main entrance, maneuvering distances, parking, pedestrian access from the public sidewalk, mailboxes, etc. All units must be Type B accessible. The plan does not show accessible pedestrian access from the public sidewalk. The townhouse unit within the building must also be accessible (Type B) on each floor. 31)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) is required at the rate of 1.5 cfm/sf of floor area. Show location of supply air inlet(s) and garage exhaust outlet (outlet location must meet WAC 51-52 501.5 #2) 32)These buildings are subject to RCW 64.55 (EHB 1848 - see attached bulletin). If the buildings will house condominiums, building enclosure documents stamped/signed by a State licensed Architect or Engineer are required, and special inspection is required of the installation of the building enclosure elements. If these building will be apartments, building enclosure documents will be required as noted previously, or a Sale Prohibition Covenant must be submitted prior to issuance of the building permit (City will provide covenant form). 33)Complete the City’s Residential Energy and Ventilation worksheets and submit with your permit application. 34)Show locations of illuminated exit signage and emergency lighting (IBC 1011, 1006), and specify power back-up. Comments for the Detached Single Family Townhouse Buildings #1 & #2 (IRC): 35)Buildings are not required to be accessible (IBC 1103.2.4). 36)One exit door is required for each dwelling without requiring travel through the garage. R311.4 37)Smoke detectors must be hardwired with battery backup and be interconnected. R313 38)To determine exterior wall and opening requirements based on fire separation distance, provide an imaginary property line between each building and dimension the distance from the imaginary property lines and property lines to the exterior walls of the buildings. Exterior Building Division Pre-application Comments 3 walls located less than 3 feet to the property line must be 1-hour fire rated and openings are not permitted. Projections shall not extend closer than 2 feet to the property line and must be 1- hour fire rated where less than 3 feet to the property line (R302 – see State Amendment). 39)The centerline of the alley can be used for determining fire separation distance. 40)A fire separation is required between the garage and dwelling per R309. 41)Sleeping rooms must meet egress requirements of IBC 1025 and must open directly into a public street, public alley, yard or court. In the case of a yard or court, the occupant must have direct and unobstructed access to the public way. R310 42)The plans show a room opening directly into the garage. This room cannot be a sleeping room. R309.1 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. Building Division Pre-application Comments 4 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 and 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 · Column jacketing in parking garage to protect fire-resistive covering from damage · Mechanical/Plumbing 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 Building Division Pre-application Comments 5 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 6