2015-0001 311 Building Apartments pre-app - TGBA.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: January 29, 2015
TO: Nathan Woods
TGB Architects
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: PRE2015-0001
Project: 311 Building Apartments
Project Address: 311 Edmonds Street
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 (IBC) (including Accessibility) with State Amendments
b)2012 International Mechanical Code (IMC) (including International Fuel Gas Code (IFGC))
with State Amendments
c)2012 International Fire Code (IFC) with State Amendments
d)2012 Uniform Plumbing Code (UPC) with State Amendments
e)2012 Washington State Energy Code (WSEC) (WAC 51-11)
f)Edmonds Community Development Code (ECDC)
2)Basic Design Loads, specific to Edmonds:
a)Snow load 25 psf nonreducible
b)Seismic design category D1
c)Basic wind speed 85 mph, 3 sec gust
d)Wind exposure most likely B for this location
3)Plans must be stamped by a State licensed architect or professional engineer, including
structural plans and calculations.
4)List on the cover sheet of the plans all deferred submittals. 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 commonly deferred items are work
associated with fire sprinklers, fire alarms, signs, side sewer, water meter, shop drawings, State
electrical, State elevator, etc.
5)A soils report is required for this project. See City of Edmonds Handout B18.
6)Indicate on the plans whether the project is to be regulated as separate buildings on the same lot or
portions of one building. IBC 503.1.2 and 705.3.
7)Provide on the plans the allowable area calculations. Include justification for allowable area and
height increases according to the installation of automatic fire sprinklers or frontage. IBC 503,
504, and 506.
8)Provide on the plans the occupant load calculations for each floor and the building totals. IBC
1004
9)An automatic sprinkler system is required. See Fire Marshals comments for smoke and fire
alarm and automatic sprinkler system requirements. IBC 903.2.8
10)Based on fire separation distance, exterior walls must be of 1-hour fire-resistance rated
construction, with openings limited/protected. IBC 503, 705.
11)Dwelling units must be separated from each other and from other occupancies with fire-resistance
rated partitions and horizontal assemblies. IBC 420, 708, and 711.
12)Identify on the plans the means of egress components serving the occupied portions of the
building. Include the exit access travel distance. Exit enclosures must exit directly to the
outside or to an exit passageway with at least the same rating as the stair enclosure. Once
occupants enter a level of fire protection, that fire protection must be maintained to the exterior
of the building. IBC 1009, 1016, 1022, 1023, and 1027.
13)Provide on the plans the listed assemblies and details for the required construction of the fire-
resistance rated walls, floor-ceilings, and projections and cross-reference where applicable.
14)Provide on the plans the details, such as lined joist bays, vertical shafts, soffits, etc., representing
how the fire-resistance rated construction will be maintained where ducts, exhaust fans, recessed
can lights, etc. penetrate the fire rated assemblies.
15)Provide on the plans the listed assemblies and details for the required construction of the walls
separating the dwelling units from each other with a minimum Sound Transmission Class (STC)
of 50, and the floor/ceiling assemblies with an Impact Insulation Class (IIC) and STC of 50. IBC
1207.
16)Indicate on the plans the required safety glazing, as applicable. IBC 2406.
17)Provide on the plans the details representing the required building(s)/site barrier-free accessibility,
including the main entrance, maneuvering distances, parking, pedestrian access from the public
street, door hardware, signage, mailboxes, trash enclosure, etc. IBC chapter 11 and ICC A117.1-
2009.
18)Not less than 5% of the total number of dwelling units shall be Type A (1 out of 11). The
remainder of the dwelling units shall be Type B. IBC 1107.6.2 and ICC A117.1-2009 sections
1003 and 1004.
19)Indicate on the plans the required accessible route from the public street to the accessible
building entrance. IBC 1104 and ICC A117.7-2009 chapter 4.
20)Indicate on the plans the method(s) to be used to meet the residential provisions of the WSEC,
including the additional energy efficiency requirements of WSEC R406. Provide WSEC
Residential Energy Code compliance forms. The forms are available on the following website:
http://www.energy.wsu.edu/code.
21)Indicate on the plans the method(s) to be used to meet the residential mechanical ventilation
requirements. IMC chapter 4.
22)The building is subject to RCW 64.55 (EHB 1848 -- see City of Edmonds Handout #B83). For
all multifamily buildings, building enclosure documents stamped/signed by a State licensed
architect or engineer are required, and special inspection is required for the installation of the
building enclosure elements. Please provide a stamped statement by the person stamping the
building enclosure design documents in substantially the following form: "The undersigned has
provided building enclosure documents that in my professional judgment are appropriate to
satisfy the requirements of RCW 64.55.005 through 64.55.090." RCW 64.55 can be found on
the following website: http://apps.leg.wa.gov/rcw/
23)The new dwelling units are subject to park impact fees that are used to reimburse to the City the
costs of providing those facilities to the occupants of the units. The multi-family rate is
$2340.16 per unit to be paid at permit issuance.
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24)Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
25)Contact Linda McMurphy, Cross-connection Control Specialist, at 425-771-0235 regarding
premise isolation requirements to protect the public water system.
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