2019-0120 Doug's Hyundai Addition.pdf
Page 1
DATE: March 22, 2019
TO: Frank Karreman
Email: Frank@3rkarchitecture.com
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2019-0120
Project: Doug’s Hyundai Showroom and Service Center Addition
Project Address: 22130 Highway 99
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide written responses to each comment, and submit revised
plans/documents to a permit coordinator in the Development Services Department.
· Please respond to the following structural and non-structural review comments from Beck and
Associates.
· Special inspections have been identified for this project. Please complete the attached special
inspection agreement forms for Soils and for Structural and return them to the City at any time prior to
permit issuance.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
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Beck & Associates, PLLC
Structural Engineering & Code Consulting
March 8, 2019
Leif Bjorback
Building Official
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020-3145
Subject: Doug’s Hyundai (Non-structural Review)
Permit: BLD19-0120
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) Provide an overall building analysis within the drawings to demonstrate allowable heights, stories,
and areas will be met based on the proposed construction type (V-B, sprinklered) and occupancies
(B, S1, S2). While it is apparent that the building will meet the requirements, it is important that
this is documented within the design drawings. This information is also used to demonstrate that
non-separated occupancies are permitted. 503, 504, 506, 508.3
2) On the drawings, identify existing floor area, removed floor area, and new floor area.
3) The plans need to provide design and detailing (gravity and lateral) 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
4) Reference the Site Plan on sheet A1.0. Identify the shortest fire separation distance (measured
perpendicular from the face of the building to the adjacent property line, ‘assumed’ property line,
or center of the public right of way) from each exterior wall. It may be necessary to provide
multiple fire separation distances from each exterior facade to adjacent property lines based on
undulation of the building and/or property line. The fire separation distance is used to determine
if exterior walls and/or openings are required to be protected. The plans will want to demonstrate
that exterior walls and opening protection are not required based on the fire separation distance,
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or be updated accordingly. Based on the construction type and occupancies of this building, the
fire separation distance will need to be 10’-0” to avoid exterior wall rating and opening protection.
Table 602, 705.3, 705.8
Accessibility (IBC Ch. 11; ICC A117.1-09)
5) At least one accessible route within the site is required to be provided from the public
streets/sidewalk and from accessible parking.
a) Reference the route of travel from the public sidewalk to the building entrance (A1.0 – Site
Plan). Based on the proposed layout, the accessible route will consist of walking surfaces with
a slope not steeper than 1:20, ramps, and/or curb ramps. 1104; ICC A117.1-09, Ch. 4
b) Identify the slopes of walking surfaces (slope <= 1:20) or ramps that will be included in the
accessible route. Where ramps are provided, they are required to comply with ICC A117.1-09,
405. The plans need to be updated to demonstrate compliance.
c) Since the accessible route crosses traffic lanes (in the parking lot), the route is required to be
designated and marked as a crosswalk. 1106.6
d) Identify the location and provide complete detailing of curb ramps, as required to transition
between elevations. Curb ramps are required to comply with ICC A117.1-09, 406.
e) Marked crossings that are at the same level as the adjoining sidewalk/walkway are required to
be preceded by a detectable warning 24 inches in depth complying with ICC A117.1-09, 705.
Provide complete specifications & detailing for the detectable warning to demonstrate
compliance with the requirements. ICC A117.1-09, 406.12
6) Accessible Parking. Reference A1.0 – Site Plan.
a) Provide a parking analysis within the plan set to document that (2) accessible parking stalls are
required to be provided, one being van accessible. 1106
b) Identify the location of the van accessible parking space, as opposed to the standard
accessible parking space.
c) The van accessible parking space is required to be provided with an aisle width of 96-inches.
Currently, Civil plans show an aisle width of just 60-inches, consistent with what the
architectural drawings are showing. Please be aware that the RCW 19.27.550 requires the 96-
inch aisle width for van accessible parking aisles and no longer permits a 132-inch wide van
space with a 60-inch aisle width as the unmodified ICC A117.1-09 permits. Update the plans
accordingly. ICC A117.1-09, 502; RCW 19.27.550
Drawing Sheets
A2.0 – Existing Floor Demo Plans, Occupancy and Exiting Diagrams
7) Reference the Plumbing Analysis
a) The analysis should be completed to demonstrate that the combined fixture counts for the
occupancies on each level are met. For calculations involving multiple occupancies, as is the
case here, fractional numbers for each occupancy should first be summed and then rounded
up to the next whole number. Our calculations indicate that adequate fixtures will be
provided. However, this needs to be documented in the standard manner prescribed by the
code. 2902.1.1
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b) Provide an analysis for the required number of lavatories in each of the restrooms. This is
done in a similar way as for toilet fixtures. However, the required ratios may be different.
2902.1
c) Two drinking fountains are required to be provided for this project, one for people who use
wheelchairs, and one for standing persons. Update the plans to show the location of the
drinking fountains, clear floor space, fountain height, etc. Please be aware that the code does
not recognize water bottle stations, coffee stations, or cafes as substituting for the required
plumbed drinking fountains. 1109.5, 2902.5.1; ICC A117.1-09, 602.2, 602.4, 305
A2.1 – First Floor Plan
8) Please identify any elements of the existing tech toilet room that do not meet current accessibility
requirements. The IEBC requires that up to 20% of the cost of alterations be used to increase
accessibility, including accessibility of toilet rooms. In this case, it may simply require the addition
of grab bars, providing a front approach to the sink, or similar. IEBC 705.2
A2.1.1 – Wall Types, Restroom Plan & Elevations
9) Reference 7/A2.1.1. While it appears that the intent is to provide clearances for a front approach
to the sink, knee and toe clearances need to be specified to insure proper construction and
inspection. A117.1-09, 6069, 306
10) Reference 8/A2.1.1. The toilet seat height needs to be specified (17”-19”). ICC A117.1-09, 604.4
A2.2 – First Floor Reflected Ceiling Plan
11) Provide a legend that identifies each of the different ceiling elements.
A2.3 – Second Floor Plan
12) Please identify any elements of the existing toilet rooms that do not meet current accessibility
requirements. The IEBC requires that up to 20% of the cost of alterations be used to increase
accessibility, including accessibility of toilet rooms. In this case, it may simply require the addition
of grab bars, providing a front approach to the sink, providing an entry door with 32” clearance, or
similar. Please note that new doors on these bathrooms are proposed to be 2’-8” in width, which
does not provide the required 32” clearance. IEBC 705.2
A2.4 – Second Floor Reflected Ceiling Plan
13) Provide a legend that identifies each of the different ceiling elements.
A5.0 – Exterior Window & Door Schedules and Details
14) Please clarify Hardware Group 1. All doors and hardware are shown to be existing. However, dead
bolts are not permitted to be used. Occupants must be able to egress through these doors at all
times. It is fine for them to be locked from the outside. However, they must be openable at all
times from the interior without the use of a key or special knowledge or effort. Unlatching of any
door shall not require more than one operation. Manually operated flush bolts or surface bolts are
not permitted. 1010.1.9, 1010.1.9.4, 1010.1.9.5
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15) Reference Hardware Group 2. It appears that the intent is to comply with the requirements of
1010.1.9.3. Update the plans to specify all requirements for compliance. 1010.1.9.3
16) Reference D124.2 and D124.3. The glazing in the door is required to be tempered and should be
specified as such. 2406.4.1
A2.5 – Roof Plan
17) Secondary (emergency) roof drainage is required to be provided in accordance with UPC 1101.12.
The secondary roof drains are required to be located no less than 2 inches above the roof surface.
The maximum height of the roof drains shall be a height to prevent the depth of ponding water
from exceeding that for which the roof was designed. Additionally, the secondary roof drainage
system is required to be a separate system and be sized in accordance with Table 1101.12.1 based
on the rainfall rate for which the primary system is designed. Update the plans to provide detailing
for the secondary roof drainage and specify the requirements within the plan set. UPC 1101.12
Electric Vehicle Charging Infrastructure (427)
18) The electrical room 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. Please coordinate to
verify that the electrical room is large enough. 427.3
19) Five percent of the parking is required to be provided with electric vehicle charging infrastructure
(5% x 23 = 1.15 ~ 2 EV parking spaces). Additionally, the code requires one accessible parking
space to be served by EV charging infrastructure. Update the plans accordingly. 427.2, 427.5
(Washington State Amendments)
Energy Code (2015 WSEC)
20) Based on the layout, vestibules are required at all doors into/out of the Showroom as well as into/out
of the Service Advisors area. This area (that atmospherically communicates), without consideration of
the atmospheric connection to the 2nd Floor, is approximately 5,000 sf in area. All building entrances
are required to be provided with vestibules, with doors opening into and out of the vestibule being
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 402.5.7
21) The plans need to specify the required SHGC for all glazing. WSEC C402.4
Foam Plastic Insulation
22) Please indicate whether or not the ACM has a foam plastic insulation core. If it does not, please
indicate on the drawings that this is the case. If it does, please address the following items:
a) Foam plastic insulation used as interior ceiling finish (as it is in the Showroom) is required to
exhibit a flame spread index of 75 or less and a smoke-developed index of 450 or less when tested
in accordance with ASTM E84 or UL 723 AND one or more of the following is required: 2603.7
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i) The foam plastic insulation shall exhibit a flame spread index of 25 or less and a smoke-
developed index of 50 or less when tested in accordance with ASTM E84 or UL 723 at the
thickness and density intended for use and shall meet the acceptance criteria of Section
803.1.2 when tested in accordance with NFPA 286. The foam plastic insulation shall be
approved based on tests conducted in accordance with Section 2603.9. 2603.7.2
ii) The foam plastic insulation shall be covered by corrosion-resistant steel having a base metal
thickness of not less than 0.160 inch and shall exhibit a flame spread index of 75 or less and a
smoke-developed index of 450 or less when tested in accordance with ASTM E84 or UL 723 at
the thickness and density intended for use. 2603.7.3
23) 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
Fire-Resistance Rated Construction
24) Reference sheets A2.1 & A2.3. The plans show Return Air Shafts at a couple of locations. Shafts are
required to be constructed as fire barriers in accordance with Section 707. In this case, since the shafts
connect only two stories, the shafts are only required to be 1-hour rated. 713.2, 707
a) Identify the listed, tested assembly to be utilized to provide the 1-hour construction and provide
complete specifications & detailing. We recommend that an exact copy of the assembly be
included within the plant set for proper construction & inspection purposes.
b) Provide detailing to demonstrate how continuity of the shafts will be maintained at the Second
Floor Level transition. 707.5
Please contact me should you have any questions.
Respectfully,
Douglas Beck, PE, SE
Beck & Associates, PLLC
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March 8, 2019
Leif Bjorback
Building Official
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020-3145
Subject: Doug’s Hyundai (Structural Review)
Permit: BLD19-0120
Per your request, Beck & Associates has completed a 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 and the City of Edmonds.
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.
Lateral
General
1) Provide documentation that identifies the location and elements of the existing lateral
force-resisting system (LFRS)
a) What are the elements of the existing lateral force-resisting system? Where are they
located and how long are they? Identify them on the plans.
b) The analysis indicates that the existing LFRS consists (at least partially) of special
reinforced concrete shear walls (SRCSWs). Provide documentation that demonstrates
that the existing concrete shear walls meet the special requirements in order to be
considered SRCSWs.
c) How are combinations of framing systems (different seismic force-resisting systems)
addressed? Is the existing roof diaphragm a flexible diaphragm, thereby allowing
each independent line of resistance to be designed for a different lateral force-
resisting type? The plans should be updated to identify existing conditions and the
methodology proposed. ASCE 7-10, 12.2.3.3
2) Reference the Wind Load analysis on calculation page B3 (51 of 123). Wind loads are not
applied for the full length of the north & south walls. However, they are required to be.
Either demonstrate that the wind loads may be reduced based on code provisions or
revise the design to apply the wind loads for the full length of each of the north and
south sides.
3) A significant amount of mass and sail area are proposed to be added to the new front of
the building. This will impose new loads onto the existing shear walls located along both
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grid C (increase in W & E loads) and grid 1 (increase in E loads). IEBC 403.4 requires that
where an alteration increases deign lateral loads to an existing lateral loads-carrying
element, the structure of the altered building is required to be shown to meet the
requirements for new buildings (IBC 1609 Wind, 1613 Earthquake). Alternatively, an
analysis must be provided to demonstrate that the demand/capacity ratio is nor more
than 10% greater with the new addition than the demand/capacity ratio without the
addition. Provide an analysis that demonstrates that these code provisions are met.
Consider all loads that the shear walls will resist. Address shear, overturning, etc. IEBC
403.4; IBC 1609, 1613
4) Reference page B8 of the calculations. The force used for design erroneously uses the
forces for the N-S direction. The drag design should be based on 10,049 lb instead of
7,118 lb (seismic). Revise the analysis accordingly and the design as required by the
analysis.
5) Design of the moment frames along grid G need to consider they are not perpendicular
to the applied load. They need to resist the force component that is applied orthogonally
to them. This does not seem to have been considered in the design. According to our
quick hand calculations, this will amplify the force along the moment frame line by
approximately 10%.
Drawing Sheets
S001 – Structural Notes
6) Reference the Basis of Design, Seismic Design section. The basic seismic-force-resisting
system is identified as steel ordinary moment frame. Other seismic force-resisting
systems are utilized for this building and should also be identified, along with
corresponding Cs and R (special reinforced concrete shear walls, light-frame cold-formed
steel walls sheathed with wood structural panels).
S002 – Structural Notes
7) Reference the Structural Steel, Welding section.
a) All welds used in members and connections in the SFRS are required to be made of
filler metals meeting the requirements specified in clause 6.3 of Structural Welding
Code – Seismic Supplement (AWS D1.8/D1.8M). The requirements include CVN
toughness to be 20 ft-lb min @ 0F. These requirements need to be specified on the
drawings. AISC 341-10, A3.4a
b) Identify on the plans all connections that are part of the SFRS (including
collectors/drags).
S003 – Schedules
8) Reference the Roof Deck Schedule. The minimum shear capacity is noted as 342 plf.
a) Is this a shear capacity based on allowable stress design? Please clarify.
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b) According to the calculations (p. B4), the required deck capacity is 517 plf (ultimate).
Provide coordination.
S101 – Footing & Foundation Plan
9) Footing note type F2 is noted at grids 2.3-B.5 and 2.3-C.
a) Footing type F2 is not included in the Footing Schedule. Please coordinate.
b) Specify the required connection of the 6x6 posts to the footings (post base).
10) Reference the light-gage shear walls along grid 7. Holdowns (S/HDU11) are only specified
on one end of each of these shear walls. They should be specified on both ends of each
shear wall.
S102 – Second Floor & Canopy Framing Plan.
11) Specify the require beam/post connection at each end of the (4) 1-3/4x11-7/8 LVL at
grids 2.3-B.5 and 2.3-C.
S103 –Roof Framing Plan
12) Provide an analysis for the existing HSS 8x8 columns located along grid C. The analysis
needs to consider the eccentric loading that is being applied to these existing columns
from the new construction. Reference 1/S205.
S205 - Details
13) Reference 6/S205. The analysis provided for the WF connection considers that there are
(4) bolts resisting the load (p. B8 of calculations). However, the standard schedule for
W12 beams (grid 6) specifies only (3) bolts. Revise the analysis and provide coordination.
S205 - Details
14) Reference 1/S206 – Moment Frame Connection Detail. Specify the size of the stiffener
and its connection to the WF column.
15) Reference 9 & 10/S206. Both of these details state “W beam and edge angle – see plan”.
However, edge angles are not specified on the plans. Provide coordination.
Please contact me should you have any questions.
Respectfully,
Douglas Beck, PE, SE
Beck & Associates, PLLC