2018-1658 Waterfront Center Building Non Struc 1 Beck.pdfBeck & Associates, PLLC
Structural Engineering & Code Consulting
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
January 22, 2019
Leif Bjorback
Building Official
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020-3145
Subject: Edmonds Waterfront Center (Non-structural Review)
Permit: BLD18-1658
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) The plans need to provide design and detailing for the construction of all dropped ceilings,
soffits, and suspended ceiling elements. If any of this will be provided as a deferred submittal
to the City for review, the plans will need to be updated to indicate that this is the case.
Deferred submittals are required to be reviewed/approved by the architect and engineer of
record prior to submittal to the City for review. Construction of typical suspended ceilings
should be comply with Technical Document 401 produced by the NW Wall & Ceiling Bureau.
We recommend that a copy of this document be provided with the construction documents.
107.3.4.1
2) Every room or space that is an assembly occupancy is required to have the occupant load of
the room or space posted in a conspicuous place, near the main exit or exit access doorway
from the room or space. On the Floor Plans, identify the location and proposed occupant load
of each assembly occupancy. 1004.3
Drawing Sheets
T1.3 – Building Code Information
3) Reference Chapter 6 – Types of Construction notes. South Wall ‘B’ is noted as having a
proposed fire separation distance of 10’-0”. However, the Site Plan on sheet A1.1 identifies a
fire separation distance (it appears to be incorrect) of 22’-1”. Provide coordination between
sheets T1.3 and A1.1. Identify the correct fire separation distance as measured from the face
of the building to the nearest property line. Table 602; 704
4) Reference the Parapet section. It is unclear on the plans how exception 4 of 705.11 will be
met so that parapets are not required. Specify all elements on the plans and provide detailing
to demonstrate that the requirements of the exception will be met. 705.11
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
5) Reference the Accessible Means of Egress section. A note indicates that the elevator is not a
part of the accessible route. While the elevator is not part of the accessible means of egress,
it is a part of (and required for) the accessible route. The note should be updated accordingly.
T1.4 – Building Code Information
6) Reference 2/T1.4 – Second Floor Occupant Loads and Exit Separation Diagram. Reference the
Group A-3 occupancy and occupant load noted for the Game Room. The occupant load of the
Game Room is required to be based on an occupant load factor of 15 sf/occupant as required
by Table 1004.1.2. Please note that the occupant load factors of Table 1004.1.2 are
maximums, resulting in minimum occupant loads for egress design. Based on the square
footage, the occupant load of the Game Room will accordingly be 48. Revise the design and
drawings accordingly. The Game Room will need to be provided with (2) exits, separated by
1/3-diagonal of the space since the resulting occupant load exiting the Game Room will
exceed 49. 1004.1
7) Reference 4/T1.4. Egress from the Thrift Store is shown via a horizontal sliding door. Egress
doors are required to be side-hinged swinging. In this case, it appears that a power-operated
door in accordance with Section 1010.1.4.2, would meet code requirements. Revise the plans
to demonstrate how egress from the Thrift Store will comply with the code. 1010.1.2,
1010.1.4.2
8) Reference 5/A1.4 – Second Floor Egress Diagram. When the folding partition between
Multipurpose 1 and Multipurpose 2 is open, Door 217 is required to be the exit access door in
order to maintain the required exit separation of the space. While 2/T1.4 shows Door 217 as
being the exit access door, 5/T1.4 does not and incorrectly shows the occupants exiting
through Door 216. Update the plan to show occupants exiting through Door 217 (into the
Game Room) and then through Door 207 (the door from the Game Room).
A1.1 – Site Plan
9) Identify the least fire separation distance on the west side of the building.
A2.1 – First Floor Plan
10) Several section references are incorrect. Provide coordination.
11) Reference the DMarc room underneath the north stairs and the Storage Room underneath
the south stairs (at the Coffee Kiosk). The walls and soffits within enclosed usable spaces
under stairways (whether enclosed or unenclosed) are required to be protected by 1-hour
fire-resistance-rated construction. 1011.7.3
a) Assemblies and detailing for the construction of the rated walls and soffits have been
provided and code requirements are met. Revisions are not required.
b) While the code does not specifically state that the doors are required to be 1-hour rated,
it is our understanding that the doors to rooms under stairways are required to be 60-
minute rated. Update the Door Schedule accordingly.
12) The exterior area along the south side of the building serves as an exit discharge and is
defined as an egress court. This exterior wall is already required to be 1-hour rated due to the
fire separation distance (less than 10’-0”). Additionally, all openings in the exterior wall are
required to be protected by opening protectives having a fire protection rating of not less
than ¾ hour where located within 10’-0” vertically of the level of the egress court. Update the
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
plans to identify all openings that are required to be provided with a ¾-hour rating. (louvers,
Laundry Room window, Door 124, glazing adjacent to door 124, and Door 137).
13) The electrical room that serves the parking area is required to be designed to accommodate
the electrical equipment and distribution required to serve a minimum of 20 percent of the
total parking spaces with 208/240 V 40-amp electrical vehicle charging infrastructure. Please
note that this requirement is to insure that the electrical room will be able to accommodate
future electrical equipment and distribution. The equipment and distribution are not
currently required to be installed. 427
A2.2 – Second Floor Plan
14) Several section references are incorrect. Provide coordination.
15) Reference the South Balcony
a) An accessible route is required to be provided to the South Balcony. Provide dimensions
and detailing that demonstrates that the threshold will meet accessibility requirements.
1104.3
b) Egress is required to be provided from the South Balcony at all times. If it is the intent to
provide locking devices on the doors leading from the balcony (Doors 219 & 232), the
plans will need to demonstrate how code requirements for egress will be met. 1004.5;
1010.1.9.5; 1010.1.9.7
16) Provide detailing for the condition where the floor intersects the 1-hour rated exterior wall.
Provide detailing that demonstrates that the required 1-hour rating (rated from both sides)
will be maintained. 602, 705
A2.3 – Roof Plan
17) Indicate on the Roof Plan how roof drainage will be addressed. Provide detailing for drains,
scuppers, etc. Please be aware that secondary (overflow) drainage is required. Provide design
and detailing for primary and secondary drainage. UPC 1101.12
18) The Roof Plan should be updated to identify the proposed distance of projections from the
building face along the south elevation. This should be consistent with what is identified in
the Building Code Info on sheet T1.3.
A4.8 – Elevator Enlarged Plans & Sections
19) Reference 3/A4.8. The Elevator Control Room is required to be enclosed with 1-hour fire
barriers constructed in accordance with Section 707 and horizontal assemblies constructed in
accordance with Section 711. 3005.4
a) Identify the assemblies that will be utilized to provide the required 1-hour ratings and
provide complete detailing for construction & inspection.
b) Openings protection is required to be provided as for fire barriers. In this case, the door
to the Elevator Control Room will need to be 45-minute rated. Table 716.5
c) Please be aware that construction supporting fire barriers and horizontal assemblies is
required to be 1-hour rated as well. The path of the rated assemblies will need to be
traced to and include columns/bearing walls, etc. 707.5.1, 711.2.3
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
20) Provide complete detailing for the construction of the 1-hour elevator shaft walls at floor and
roof intersections. Detailing will need to demonstrate that the required 1-hour rating is
maintained. 3002.1
A5.1 – Exterior Wall Types
21) GA Assembly WP 3661 requires the insulation within the rated wall to be mineral fiber
insulation. Detailing for walls that utilize this listed assembly (A2, A3, A4, A5, and A8) should
be updated to specify that the insulation is required to be mineral fiber insulation. GA
Explanatory Note #12
A5.3 – Slab; Floor/Ceiling & Ceiling/Roof Assemblies
22) Stair and Landing/Ceiling Assembly FC7b is required to provide a 1-hour rating. GA Assembly
FC 5407 is specified. However, detailing required by FC 5407 (with TJIs) is inconsistent with
the actual stair construction proposed. Provide a listed, tested 1-hour rated soffit (floor-
ceiling) assembly that is consistent with the proposed construction.
A6.1 – Accessibility Details & Notes
23) Reference 3/A6.1. Ambulatory accessible toilet compartments are required to be provided
with vertical grab bars on each side of the compartment. Locate the vertical grab bars in the
elevations and specify required dimensions. ICC A117.1-09, 604.10
24) Reference 7/A6.1.
a) The seat in the shower must meet the dimensional requirements of ICC A117.1-09, 610.
Specify all dimensions to demonstrate compliance. ICC A117.1-09, 608.2.3.2
b) The end wall grab bar is required to extend 30-inches from the back wall. This needs to
be specified. ICC A117.1-09, 608.3.2
A6.2 – Enlarged Plans – Interior Elevations
25) Reference 1/A6.2. The plumbing chase between the bathrooms extends through the floor
and creates a shaft. Identify the shaft assemblies to be utilized to provide 1-hour shaft
construction. Provide complete detailing.
A6.3 – Enlarged Plans – Interior Elevations
26) Reference 11/A6.3. A minimum clear height of 7’-6” is required to be provided at the Coffee
Kiosk. This needs to be specified. 1208.2
A6.6 – Enlarged Plans – Interior Elevations
27) Reference 3/A6.6. The stage curtain is required to meet the flame propagation performance
criteria of NFPA 701 or exhibit a maximum heat release rate of 100 kW when tested in
accordance with NFPA 289, using the 20 kW ignition source. 806.4
a) This needs to be specified on the drawings.
b) A copy of the report of the test results will be required to be provided to the building
inspector/building official during construction.
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
28) Reference 1/A6.6.
a) Specify riser heights and tread depths for the stairs leading to the Stage. 1011.5
b) Handrails are required to be provided on both sides of both stairs that lead to the Stage.
Specify dimensions and all requirements. Provide detailing. 1011.11
A6.7 – Enlarged Plans – Interior Elevations
29) Reference 7/A6.7. At least 5% of the sinks in the Clinics are required to be accessible,
requiring a front approach. Identify the accessible sink for the clinics and provide dimensions
and detailing to demonstrate that a front approach, compliant with ICC A117.1-09, will be
provided. 1109.3; ICC A117.1-09, 606
A8.1 – Door Types & Schedules
30) Specify hardware types in the door schedule and provide a door hardware schedule within
the plans. 1010
31) All doors serving A occupancies with an occupant load of 50 or more are not permitted to be
provided with a latch or lock other than panic hardware. Once panic hardware is specified for
an A occupancy with an occupant load of 50 or more, all doors along the egress path to the
exit discharge (including exterior gates) are required to be provided with panic hardware.
Identify all doors that are required to be provided with panic hardware. 1010.1.10
Energy Code (2015 WSEC)
32) 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. Update the Door Schedule to specify self-
closing devices for all doors opening into vestibules. This will include doors 129A, 129B, 126, 127,
118A, 118B, 123B, 100, 101, 102A, 103, 107, and 108. WSEC C402.5.7
Foam Plastic Insulation
33) Foam plastic insulation is required to have a flame spread index of not more than 75 and a
smoke-developed index of not more than 450 where tested in the maximum thickness intended
for use in accordance with ASTM E84 or UL 723. The plans need to be updated to specify these
requirements for foam plastic insulation. 2603.3
34) Roof assemblies with foam plastic insulation are permitted, provided the assembly with the foam
plastic insulation is a Class A, B, or C roofing assembly where tested in accordance with ASTM
E108 or UL 790. Provide documentation that the proposed roof assemblies meet these test
criteria. 2603.6
Please contact me should you have any questions.
Respectfully,
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January 22, 2019
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
Douglas Beck, PE, SE
Beck & Associates, PLLC