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Home My WebLink AboutPAR2019-00054 Pre-Submission Conference Notes - PAR Letters / Memos - 12/28/2023 MASON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT Building Division Mason County Bldg. 8, 615 West Alder Street, Shelton, WA 98584 www.co.masonma.us (360)427-9670 Belfair(360)275-4467 Elma (360)482-5269 MASON COUNTY PRE-SUBMISSION CONFERENCE NOTES • BUILDING DEPARTMENT REPRESENTATIVE: Tricia Woolett (360) 427-9670 ext. 281 E-Mail: tw@co.mason.wa.us • DATE: October 14, 2019 • PROJECT/ PROJECT TRACKING NUMBER: PAR2019-00054 • PARCEL NUMBER: 12328-50-GOON FILE • SITE ADDRESS: Coleman Lane and Ridgetop Blvd COPY• PROJECT REPRESENTATIVE (S): Tom and Laurie LLC @ 253.649.0636 DESCRIPTION & SIZE OF PROJECT/OCCUPANCY CLASSIFICATION & USE: 18 apartment buildings with club house. R-2 Occupancy. ALL COMMERCIAL SUBMITTALS ARE BY APPOINTMENT. PLEASE CALL 360.427.9670 EXT. 352 TO SCHEDULE A APPOINTMENT. COMMENTS: Details unclear on number of stories and layout. If greater that three stories will be regulated by the International Building Code, If three stories or less regulated by the International Residential Code. In accordance with WAC Section 427 of the International Building Code requires electric car charging. THE FOLLOWING MUST BE INCLUDED ON THE PLANS: • Code Analysis: Must be supplied in the construction plans and completed by a Washington State Licensed Design Professional for the scope of work. • SETBACKS TO PROPERTY LINES: Provide a site plan, drawn to scale. Clearly identify all structures including fences, parking and other similar items, with setback dimensions on site the plan. • DISTANCES TO OTHER STRUCTURES: Site plan, drawn to scale shall clearly identify distances, where required include fire-resistive details, including continuity, & tested assembly details. • FIRE RESISTANCE FOR EXTERIOR WALLS: When applicable include fire-resistive details, including continuity, & tested assembly details. • IDENTIFY TYPE OF CONSTRUCTION & PROVIDE ALLOWABLE AREA CALCULATIONS WHERE NEEDED. • FIRE-RESISTIVE RATED CONSTRUCTION & TYPE OF CONSTRUCTION: Where required demonstrate compliance. Identify the location of the assembly, compliance to continuity requirements and construction details. • NUMBER OF EXITS REQUIRED/OCCUPANT LOAD:(IBC 1004): Table 1004 is used to determine occupant load used to evaluate the structure for exiting purposes, plumbing fixture requirements, and other code related concerns. Include design calculations, demonstrating how occupant loads were calculated, on building plans. • EXIT PLAN: Clearly identify the exit path and exit signage on construction plans. • ENGINEERING REQUIRED: Structures that do not comply with prescriptive specifications of the 2015 International Code (IBC) shall be designed in accordance with Chapter 16 of the IBC. Referencing Washington State RCW 18.08.410 -Structures 4000 sq. ft or more shall have all plan pages reviewed and stamped by a Washington State licensed design professional. The review shall include a code evaluation addressing life-safety, plumbing & mechanical evaluation, and structural analysis. (ref. RCW 18.08.410) ALL PLAN PAGES SHALL BE STAMPED AND SIGNED BY THE DESIGN PROFESSIONAL, including plumbing and mechanical pages. • ACCESSIBILITY REQUIRED: YES, must include compliance information and plan details including design details and analysis demonstrating compliance to Chapter 10 demonstrating compliance to ANSI 117.1, in effect at the time of submittal. Include information demonstrating compliance for restrooms, parking spaces, accessibility to structure and signage, etc. Construction plans will NOT be accepted without compliance details include on the plans. Please See Chapter 10 of ICC A117.1 • PLUMBING SYSTEMS (Chapter 29 Washington Amendment to IBC): Using IBC Chapter 10, determine occupant load. The number of plumbing fixtures is determined based upon the occupant load. Plumbing fixtures need not be provided for unoccupied buildings. Permitted building shall comply. On plans, include design calculations for the following: water closets (M/F), Lavatories, Drinking Fountains, etc. Referencing IBC/WAC 2902.2 separate plumbing fixtures shall be required for each sex, except when the calculated occupancy load is 15 or less, and then unisex fixtures shall be allowed. Plumbing fixture count can be for the entire facility, including all structures) for compliance purposes. Provide design calculations demonstrating how the fixture count was determined on construction plans. • RESIDENTIAL ENERGY CODE (IECC/WSEC WAC51-011 R): Provide completed compliance forms. • VENTILATION CODE COMPLIANCE: Must provide calculations and compliance documentation. • AIR BARRIER: Air Barrier requirement per the WSEC must be shown on the construction documents. • GEOTECH SOILS REPORT REQUIRED? YES X / NO • PROVIDE A SPACE FOR STORAGE OF RECYCLED MATERIAL & SOLID WASTE (WAC51-50-009): Identify the location on site plan. • SPECIAL INSPECTION: Referencing IBC Chapter 17, Section 1704.1.1. When required a Statement of Special Inspections must be prepared by registered design professional in responsible charge. A completed Special Inspection Agreement form must be submitted prior to permit issuance. • INTERIOR FINISHES: Include information demonstrating compliance to Interior finishes required. • STORAGE SPACES: Identify material stored, anticipated quantities, height, and if hazardous, include MSDS sheets for each product. • MECHANICAL EQUIPMENT. Identify the location and type of mechanical equipment located within, and outside the structure. Address foundation and support systems for equipment. Where new equipment will be placed on site provide UL listing information and/or construction details shall be stamped by a Washington State licensed design professional. Where applicable include duct information and duct support compliance information. • FIRE MARSHAL REQUIREMENTS: Fire Marshal comments requirements including fire protection requirements and identify compliance information on the proposed building plans. Show the location of fire extinguishers and identify type. The following items must be completed for the project approval: • WATER SUPPLY & FIRE HYDRANT: Referencing IFC, Section 508; clearly identify fire hydrant location if one is located within 400 ft of the project. • FIRE FLOW: A copy of the approved method for determining fire flow is enclosed. Complete the Commercial fire-flow worksheet to identify fire flow and fire protection that may be necessary. Note that when fire flow is not available step 3 shall apply. See also requirements for IBC Table 503, allowable areas: 0-500 sq ft.: no protection (mitigation) needed. 501-5,999 sq ft.: Install a NFPA 72 addressable fire alarm system OR construct firewalls in accordance with IBC Section 706 to create maximum 2,000 sq ft fire areas. 6,000-12,000 sq ft.: Install NFPA 13 automatic fire sprinkler system OR install NFPA 72 addressable fire alarm system maximum 6,000 sq ft fire area with fire walls constructed in accordance with IBC Section 706, OR construct firewalls in accordance with IBC Section 706 to create maximum 2,000 ft fire areas. 12,000 sq ft. or more: Install NFPA 13 automatic fire sprinkler system. • EMERGENCY VEHICLE ACCESS: "Standards for Fire Apparatus Access Roads: adopted through Mason County Code Title 14 Section 14.17 is attached. Submit documents should clearly identify code compliance. • ADDRESSING: Referencing IFC, Section 505 and Mason County Code Chapter 14.28, all new buildings shall have an approved address. • AUTOMATIC FIRE ALARM: Referencing IFC, Section 907 and NFPA 72, when proposed provide information on plans that identifies your intent to install the alarm system. Automatic fire sprinkler system requires a separate permit. • SPRINKLER SYSTEM: Referencing IFC, Section 903 and NFPA 13, (separate permit)when proposed provide information on plans that identifies your intent to install the NFPA 13 fire sprinkler system. Verify that design calculations include additional load attributed to required fire sprinkler system. • KNOX BOX: Referencing IFC, Section 506 and access shall be required. Contact your local Fire District for detail to order your Knox box. (Club House or gate) • LAND MODIFICATION: Any grading, filling or excavation in combination that exceed 200 cu yards will require a Land Modification Permit. If the project exceeds 500 cu yards it will also need a SEPA. Depending on the scope of the project you may need an engineered Stormwater Plan and Geological report to accompany this application. • STORMWATER MANAGEMENT: A Plan must be submitted in accordance with Mason County Code Title 14.48, Stormwater Management plans must meet WA State Department of Ecology's 2012 Stormwater Regulations. PERMITS REQUIRED FOR PROJECT: o BUILDING (each structure) o PLUMBING / MECHANICAL (each structure) o GRADING PERMIT (When greater than 200 cubic yards) o FIRE SUPPRESSION, See Fire Marshal comments (each structure) o SIGN (each business) o FENCE (Greater than 7'0" above grade) o RETAINING WALL(S) (one permit for all walls on parcel) ADDITIONAL NOTES: 2018 Codes effective July 2020 ADDITIONAL REQUIREMENT FOR PERMITING: WHEN YOU SUBMIT PERMITS, YOU WILL NEED TWO (2) COPIES OF YOUR SITE/PLOT PLANS, DRAWN TO SCALE, 11X17 PAPER SIZE, ALL NECESSARY PERMIT APPLICATIONS INCLUDING THREE (3) COMPLETE SETS OF BUILDING PLANS WITH CALCULATIONS WHEN REQUIRED. (NOTE: ALL PLAN PAGES SHALL BE STAMPED BY THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE WHEN: (1)THE STRUCTURE EXCEEDS 4000 SQ. FT., (2) THE STRUCTURE IS ENGINEERED/DESIGNED. • CONSTRUCTION PLANS, drawn to scale. Include floor plan, elevations, cross section, cross section, construction details, etc. • MECHANICAL PLAN, (If a deferred submittal must be indicated on plans at submittal) • PLUMBING PLAN (If a deferred submittal must be indicated on plans at submittal) • RESIDENTIAL ENERGY CODE/VENTILATION INFORMATION. • A PLAN REVIEW FEE WILL BE COLLECTED WHEN THE BUILDING PERMIT IS SUBMITTED. VALUATIONS ARE BASED UPON THE MOST RECENT BUILDING STANDARDS VALUATION DATA. DESIGN CRITERIA: SEISMIC ZONE: D-2 WIND SPEED: 85 MPH basic 110 ultimate, Exp. (Unless proven otherwise) GROUND SNOW LOAD: 25 PSF REFERENCE CODE EDITIONS (current code): Effective August 9, 2016 2015 INTERNATIONAL BUILDING CODE(IBC), INCLUDING APPENDIX CHAPTERS C, E AND H, EXCLUDING H106; SECTIONS 101 THROUGH 107, PUBLISHED BY THE INTERNATIONAL CODE COUNCIL, AND EXCLUDING APPENDIX CHAPTERS A, B, D, F, G, I, J AND K AND; ADOPTING THE WASHINGTON STATE BUILDING CODE WAC 51- 50. 2015 INTERNATIONAL RESIDENTIAL CODE(IRC)for One- and Two-Family Dwellings (IRC) in accordance with WAC Chapter 51-51, excluding Chapter 11 and chapters 25 through 43. The energy code is regulated by WAC 51- 11R, plumbing code regulated by WAC Chapter 51-56. Including Appendix F (Radon Control), Appendix R (Light i Straw-Clay Construction), Excluding Part IV Energy, Part VII Plumbing, Part VIII Electrical and Appendix Chapters A, B, C, D, E, F, H ,I, J, K, L, M, N, O, P, O, and S and; adopting the Washington State Building Code WAC 51-51. 2015 INTERNATIONAL EXISTING BUILDING CODE(IEBC) 2015 UNIFORM PLUMBING CODE(UPC), PUBLISHED BY THE INTERNATIONAL ASSN. OF PLUMBING AND MECHANICAL OFFICIALS (IAPMO)AND ADOPTING THE WASHINGTON STATE BUILDING CODE WAC 51-56 AND WAC 51-57, EXCLUDING SECTIONS 102.4 AND CHAPTERS 12, 15, AND 16, PART I. 2015 INTERNATIONAL MECHANICAL CODE(IMC), PUBLISHED BY THE INTERNATIONAL CODE COUNCIL, AND THE 2009 INTERNATIONAL FUEL GAS CODE AS ADOPTED THROUGH THE WASHINGTON STATE BUILDING CODE WAC 51-52. 2015 INTERNATIONAL FIRE CODE (IFC) PUBLISHED BY THE INTERNATIONAL CODE COUNCIL, EXCLUDING APPENDIX A, D, AND K AND ADOPTING APPENDICES B,C,E,F, G AND ADOPTING THE WASHINGTON STATE BUILDING CODE WAC 51-54. 2015 INTERNATIONAL ENERGY CONSERVATION CODE(IECC), AS AMENDED BY WASHINGTON STATE BUILDING CODE WAC 51-11 To view the Mason County Building and Construction Code and adopted amendments go to the Mason County website at: www.co.mason.wa.us