2018-1498 Doug's Mazda Service Center - Non struc Beck.pdfBeck & Associates, PLLC
Structural Engineering & Code Consulting
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
January 13, 2019
Leif Bjorback
Building Official
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020-3145
Subject: Mazda Service Center Addition (Non-structural Review)
Permit: BLD18-1498
Per your request, Beck & Associates has completed a non-structural review of the drawings and
calculations for conformance with the 2015 International Building Code (IBC), as adopted and
amended by the State of Washington (WSA) and the City of Edmonds (ECC).
Our review of the plans and calculations indicates that corrections are necessary prior to permit
issuance. The applicant should address the following comments in itemized letter format in
addition to making corrections & revisions to the drawings. Corrections and revisions to the
drawing should be clouded so that they are clearly identifiable.
General
1) Please coordinate between drawing sheets related to existing & new building areas.
a) The Site Plan (A1.0) indicates that the footprint of the existing building is 3,792 square
feet. Provide dimensions of the Existing First Floor Demolition Plan and the Existing
Second Floor Demolition Plan on A2.0 to confirm the existing areas of each level.
Dimensions should be provided from outside face of wall to outside face of wall. If the
results are different from what is provided on the Site Plan, update the Site Plan to be
coordinated with the actual areas.
b) In the Project Information section on A0.0, identify the square footage of both existing &
new areas of both the First and Second floors. Areas should be from outside face of wall
to outside face of wall. Additionally, identify the area of existing structure to be
completely demolished (north portion of the existing Second Floor). The areas provided
should be consistent with the dimensions shown in other locations of the drawing set.
We recommend that the information be provided in tabular format for clarity.
2) Provide a Site Plan that identifies the distance from the closest face of the building to
adjacent property lines on each side of the building. These are the fire separation distance
used in determining rating of exterior walls in accordance with Table 602. It appears that all
fire separation distances will exceed 10’-0” and the exterior walls will therefore not be
required to be rated. However, this information is required to be provided within the plans to
demonstrate that this is indeed the case. Table 602
3) The plans need to specifically state that a sprinkler system, compliant with NFPA13, is
required to be provided throughout the building. Sprinkler increases are utilized to achieve
the allowable height and area. Ch. 5
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
4) Sheet A1.0 shows a Pergola. Provide complete structural analysis and design/detailing for the
construction of the Pergola.
Accessibility (IBC Ch. 11, ICC A117.1-09)
5) At least one accessible route within the site is required to be provided from public
transportation stops and public streets or sidewalks to the accessible building entrance.
Provide plans and detailing that demonstrate how this will be provided. 1104.1
6) At least one accessible route is required to the buildings on this site. Provide plans and
detailing that demonstrate how this will be provided. 1104.1
7) At least one accessible route is required to connect each accessible story in multilevel
buildings and facilities unless one of the exceptions of 1104.4 is met. Unfortunately, it does
not appear that the conditions of this project will meet any of the exceptions. An accessible
route is therefore required to connect the First Floor and the Second Floor. Accessible routes
are required to consist of one or more of the following components: walking surfaces, ramps,
and elevators. Update the plans accordingly. IBC 1104.4; ICC A117.1-09, Ch. 4
Drawing Sheets
A0.2 – Building Envelope
8) The envelope summary indicates that air barrier testing will be provided. The requirements of
that testing (in accordance with C402.5.1.2) need to be specified within the plan set.
A1.0 – Site Plan & Site Details
9) Parking calculations are shown, indicating that 19 parking spaces are provided for the Service
Center. Two standard accessible parking spaces are shown. However, no van accessible
parking spaces are shown. The code requires one van accessible parking space to be provided
for every six (or fraction thereof) standard accessible parking spaces. Provide a van accessible
parking space and specify all requirements, including aisle width and signage. Please note
that RCW 19.27.550 requires aisles for van accessible parking spaces to be a minimum of 96”
in width. IBC 1106.1, 1106.5; ICC A117.1-09, 502.2; RCW 19.27.550
10) Where the accessible route from accessible parking spaces to the building crosses traffic
lanes, the route is required to be designated and marked as a crosswalk. Update the plans to
specify and detail this. IBC 1106.63 (WA State Amendments)
11) Reference 2/A1.0 – Section @ Wall. Guards, complying with the IBC, are required to be
provided wherever there is a grade difference of 30-inches. Specify all guard requirements
(height, opening limitations). 1015
12) Reference 3/A1.0 – Exterior Stair.
a) Specify guard requirements (opening limitation of 4”). 1105.4
b) Specify and detail all handrail requirements (height, handrails are required to be provided
on both sides, extensions are required at the top and the bottom of the stairs). 1014
A2.1 – First Floor Plan & Details
13) Reference the Break Room. Safety glazing is required to be provided in the window adjacent
to Door D10. This needs to be specified. 2406.4.2
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
14) Specify handrail requirements (height, extensions) for handrails on each side of each set of
stairs. Demonstrate that the top and bottom extensions will not project into a room or space
beyond that permitted by 1003.3. 1014, 1003.3
15) Reference the stairs between the lower Service Bays and the upper Service Bays. Handrails,
with extensions, are required to be provided on both sides of the stairs. Demonstrate that the
top and bottom extensions will not project into a room or space beyond that permitted by
1003.3. 1014, 1003.3
A2.5 – Roof Plan & Details
16) Provide calculations and specifications for eave and ridge ventilation to demonstrate
adequate roof ventilation will be provided. 1203.2
17) Secondary (emergency) roof drainage is required to be provided in accordance with UPC
1101.12. Scuppers are required to be sized to prevent the depth of ponding water from
exceeding that for which the roof was designed. Scupper openings must be no less than 4
inches high and have a width equal to the circumference of the roof drain required for the
area served, sized in accordance with Table 1101.12. UPC 1101.12
A3.1– Wall Sections
18) Reference 2/A3.1. Show top and bottom handrail extensions with configuration and
dimensions complying with 1014.6 and 1003.3. 1014.6, 1003.3
A5.0 – Interior Elevations
19) Reference 2/A5.0. The sink is required to be a maximum of 34” above the floor. ICC A117.1-
09, 606
20) Reference 4&5/A5.0.
a) Specify the required height of the toilet seat (17”-19”) in order to meet accessibility
requirements. ICC A117.1-09, 604.4
b) Specify required knee and to clearance at the sink. ICC A117.1-09, 606, 306
c) Specify the required bench height (17”-19”) and length (42” min) in order to meet
accessibility requirements. ICC A117.1-09, 903
21) Reference 8/A5.0. Specify all requirements for the ramp to demonstrate compliance with the
code. Address handrails (both sides, height, extensions) and edge protection. IBC 1014; ICC
A117.1-09, 405
Other
Energy Code (2015 WSEC)
The following elements of the WSEC are required to be specified and coordinated within the plan
set.
22) All building entrances are required to be provided with vestibules, with all doors opening into and
out of the vestibule equipped with self-closing devices. It does not appear that any of the
exceptions for vestibules is met for this project. Update the plans to provide vestibules and
demonstrate that the requirements for vestibules are met. WSEC C402.5.7
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
23) Slab on grade perimeter insulation is required to extend downward from the top of the slab for
the minimum distance and either extend to the top of the footing or extend downward to at least
the bottom of the slab and then horizontally to the interior for the required minimum distance.
Current detailing shows the insulation starting at the bottom of the slab instead of the top of the
slab as required. Update detailing accordingly. WSEC C402.2.6
Please contact me should you have any questions.
Respectfully,
Douglas Beck, PE, SE
Beck & Associates, PLLC