Woodhaven.pdf
City of Edmonds
PRE-APPLICATION COMMENTS
BUILDING DIVISION
DATE August 21, 2008
STAFF: Ann Bullis, Building Official
RE: Project Address: 23204 Edmonds Way
Woodhaven Veterinary Clinic
New Clinic
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)2006 International Building Code (including Accessibility) with State Amendments
b)2006 International Mechanical Code (including International Fuel Gas Code) with State
Amendments
c)2006 International Fire Code with State Amendments
d)2006 Uniform Plumbing Code with State Amendments
e)2006 Washington State Energy Code (WAC 51-11)
f)2006 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
g)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
nd
d)Wind exposure B (232 & Edmonds Way location)
3)List all deferred submittals on the cover sheet of the plans. The City prefers that mechanical and
plumbing plans be included with and issued with the main building permit to help avoid any
construction delays, however they can be deferred. Other common deferred items are medical gas,
signs, side sewer, water meter, shop drawings, State electrical, State elevator, etc.
4)A soils report is required for this project.
5)Provide Type VA Construction, number of stories, and allowable area calculations on the plans. For
this review, VB construction was assumed.
6)Occupancy would be B (office)
7)Provide occupant load calculations on the plans.
8)The floor area of the building was not provided, but appears to be very close to 5000 sf. If the
occupant load exceeds 49, the building must be provided with 2 exits unless it can meet IBC 1018.2
for Buildings With One Exit. In reviewing IBC Table 1019.2, it appears that the current building
design will exceed the maximum 75 foot travel distance. The exits must be spaced apart 1/2 the
overall diagonal dimension of the story.
9)The building/site must be barrier free accessible including the main entrance, customer counters,
maneuvering clearances, parking, pedestrian access from the public street, restrooms, required exits,
etc. Provide details showing compliance, and show slope of accessible path of travel on the exterior of
the building.
Building Division Pre-application Comments 1
10)The medical gas system will require a separate permit, and installation must be done by a Medical Gas
installer Licensed by State Labor and Industries. The medical gas system must be certified prior to use
(see UPC 13.28.0 and state amendments). Note on the plans if there will be a medical vacuum system.
If so, it also must meet these requirements. UPC 1309.0 (also see state amendments)
11)Where a 1-hour fire barrier is required to separate the medical gas room from the rest of the building
per IFC 3006 See Fire Marshal Comments), provide fire rated wall construction detail extending to
the underside of the roof sheathing, including listed and tested assembly, and cross reference where it
applies on the plans. Include all construction requirements of the assembly on the detail.
12)Show the patio and trellis on the site plan, and provide construction details of the trellis.
13)Note on the plans where safety glazing is required.
14)Complete the State Non-Residential Energy and Ventilation worksheets and submit with your permit
application. Worksheets can be found on the following website:
http://www.neec.net/resources/resources.html
15)Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure location
and size.
16)Contact Linda McMurphy, Cross-connection Control Specialist, at 425-771-0235 regarding premise
isolation requirements to protect the public water system.
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 scaleusually 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 2
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
·
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 3