JacobsenMarine.pdf
City of Edmonds
PRE-APPLICATION COMMENTS
BUILDING DIVISION
DATE August 29, 2007
STAFF: Ann Bullis, Assistant Building Official
RE: Project: Jacobsens Marine
345 Admiral Way
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
d)Wind exposure B or C (likely C)
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 fire
sprinkler, fire alarm, signs, side sewer, water meter, shop drawings, State electrical, State
elevator, etc.
4)A soils report is required for this project. Please be aware that many of the buildings build on
the waterfront area are on pile foundations.
5)Plans show the building will be an M occupancy, which would apply to showroom/sales areas,
as long as the types and quantities of hazardous materials do not exceed Table 414.2.4 (see IBC
309.2). If these quantities are exceeded, the occupancy would be an H. If repair or exchange
of parts will be done in the building, that portion of the building would be either an S1 or H
occupancy. When submitting for permit application, include a written statement of how the
spaces within the building is used, justify the occupancy(ies), provide types and quantities of
hazardous materials that will be in the building, provide MSDS Sheets for hazardous materials.
Building Division Pre-application Comments 1
This review was based on an M occupancy with possible S1 occupancy at the east portion of
the building.
6)If hazardous materials, tanks, etc. will be stored outside of the building, show and label on the
site plan and provide written statement of types and quantities.
7)The buildings must be provided with an automatic sprinkler system meeting Standard NFPA-
13. Note, some code exceptions require the installation of an NFPA-13 system. Clearly note
on the coversheet of the plans the code exceptions you are intending to use in your design
that require the sprinkler system.
8)See Fire Department comments for Fire Alarm requirements.
9)Provide occupant load calculations for each floor of each building as well as for the total
building. IBC 1004
10)Provide allowable area calculations on the plans to justify Type VB construction, which you
have proposed on your plans.
11)Clearly show on plans how this building is designed per IBC 508 for separated uses, non-
separated uses, accessory uses, incidental uses, etc. Per IBC Table 508.3.3 no occupancy
separation is required between M and S1 occupancies.
12)A minimum of 2 exits are required from each floor of the building. In a fully sprinkled
building, exits must be spaced apart 1/3 the overall diagonal distance of the floor. Clearly note
the designated exits on the plans.
13)Show locations of illuminated exit signage and emergency lighting (IBC 1011, 1006), and
specify power back-up.
14)Required exits must be accessible per 1007. The automatic sprinkler exception was removed
from the 2006 IBC.
15)The common path of egress travel cannot exceed 75 feet for a fully sprinkled building (100
feet for S occupancies). IBC 1014.3 (also see IBC 1002 for definition of Common Path of
Egress Travel). Clearly show this on the plans.
16)Exterior wall and openings (IBC 602 and 704):
a)The south exterior wall (facing BNRR property) must be 2-hour fire rated with no openings
due to close proximity to the property line. Projections are not permitted per IBC 704.2. A
parapet is required per IBC 704.11 unless an exception is used. Exterior wall coverings 5
feet or less to the property line must not exhibit sustained flaming per NFPA 268 (IBC
1406.2.1.1).
b)The east exterior wall (shown at 5 feet to the property line) must be 2-hour fire rated with
maximum 15% openings (since the building will be sprinkled). Projections are limited per
IBC 704.2. A parapet is required per IBC 704.11 unless an exception is used. Exterior
wall coverings 5 feet or less to the property line must not exhibit sustained flaming per
NFPA 268 (IBC 1406.2.1.1).
17)Exterior exit stairways must be located at least 10 feet from adjacent lot lines (IBC 1024.3).
Also see IBC 1023 for additional requirements specific to exterior exit stairways.
18)Provide listed and tested fire rated assemblies where fire resistive construction is required
(such as from Gypsum Fire Resistance Design Manual, UL or IBC Chapter 7 Tables).
Provide details with complete listed and tested assemblies and reference on the plans where
they apply.
19)The building/site must be accessible including pedestrian access from the public street to the
main building entrance, accessible path of travel throughout the building, maneuvering
Building Division Pre-application Comments 2
distances, parking, signage, etc. Provide details showing compliance. See IBC Chapter 11
and 2003 ICC/ANSI A117.1. An accessible route is not required to the upper floor since it
will be 3000 sf or less (IBC 1104.4 exc. #1)
20)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. At minimum the Envelope Summary form
and Lighting Summary form must be submitted with the application.
21)Provide plumbing fixture (restroom) calculation per WAC 51-50-Chapter 29 for the
commercial areas of the building.
22)Ventilation of the occupiable spaces must be provided either mechanically or with natural
ventilation using building openings (windows and doors) in accordance with the State
Ventilation Indoor Air Quality Code.
a)Natural ventilation: Provide in each room or area at the rate 4% of the floor area. Show
the calculations on the plans. OR
b)Mechanical ventilation: Provide outdoor air at the rates specified in VIAQ Table 3-4
(based on the occupant load established in #9 above) to each room or area. The system
must be balanced (supply and return/exhaust). Provide mechanical plans and calculations
showing compliance. Provide manufacturers specs for the mechanical units to be
installed.
23)Storage racks must be designed to meet ASCE 7-05 section 15.5
24)Provide details of the stemwall with fence. If it is a retaining wall, provide structural
calculations if it will be supporting a surcharge.
25)Provide copies of all easements.
26)Contact Steve Fisher, Recycling Coordinator, at 425-771-0235 regarding dumpster enclosure
location and size.
27)Contact Linda McMurphy, Cross-connection Control Specialist, at 425-771-0235 regarding
premise isolation requirements to protect the public water system.
28)Plans must be stamped and signed by a State Licensed Architect or Professional Engineer.
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.
Deferred submittals and separate permits not called out on plans
·
Building Division Pre-application Comments 3
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 not shown on site plans
·
Garage headroom to obstructions such as sprinkler heads, pipes, ducts, beams, insulation
·
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
·
Fire rated corridor detail not provided
·
Column jacketing in parking garage to protect fire-resistive covering from damage
·
Mechanical/Plumbing
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
·
Building Division Pre-application Comments 4
Elevators not permitted to open into exit passageways, lobbies not provided when
·
required
Occupant load calculations not included with permit application
·
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 5