2019-1106 Edmonds Senior Living Building Comments1.pdf
DATE: November 13, 2019
TO: Mark Miller
Ankron Moisan Architects
mailto: Markcm@ankrommoisan.com
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2019-1106
Project Address: 21200 72nd Ave W
Project: Edmonds Senior Living/ Anthology
Scope: Licensed Assisted Living Care Center, 126 units
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.
In addition to the structural, non-structural and shoring comments by Beck and Associates included
in this document, please complete and return the attached special inspection agreement forms for
Soils and Structural aspects of your project. This may be done at any time prior to issuance of the
permit.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Beck & Associates, PLLC
Structural Engineering & Code Consulting
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
October 29, 2019
Leif Bjorback
Building Official
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020-3145
Subject: Edmonds Senior Living (Shoring Structural Review)
Permit: BLD19-1106
Per your request, Beck & Associates has completed a structural review of the shoring 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.
General
1) The geotechnical engineer for the project, Terracon, should review the shoring design for
compliance with the recommendations for shoring provided in the geotechnical report. Terracon
should provide a letter summarizing their review and providing any recommendations. All
recommendations need to be addressed in the resubmitted drawing set. (Geotech Report, p. 16)
2) Reference sheet SH3.A
a) According to the calculations, piles N1-N4 are required to be 25.0-feet in length. Please
address.
b) According to the calculations, piles E9-E10 are required to be 26.0-feet in length. Please
address.
c) According to the calculations, piles W1-W6 are required to be 0.5-feet longer than what is
specified in the Pile Schedule. Please address.
3) Reference sheet S4.1. Detail 1/SH4.1 shows an additional wall pressure ‘A’ of 225 psf. However,
the calculations are based on 125 psf additional wall pressure (surcharge). Provide coordination
and revise the analysis and/or drawings as required.
Please contact me should you have any questions.
Respectfully,
Douglas Beck, PE, SE
Beck & Associates, PLLC
Beck & Associates, PLLC
Structural Engineering & Code Consulting
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
October 29, 2019
Leif Bjorback
Building Official
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020-3145
Subject: Edmonds Senior Living (Non-structural Review)
Permit: BLD19-1106
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.
When otherwise not identified, code references are to the 2015 IBC. References beginning with
“ICC” are in reference to ICC A117.1-09 - Accessible and Usable Buildings and Facilities.
General
1) Provide an analysis for required exterior wall and opening protection ratings based on IBC
Section 705. 705, 602
a) Provide a Site Plan (A1.01) that identifies the fire separation distances on each side of the
building. Fire separation distance is required to be measured perpendicular from the
building face to the property line or centerline of the public way.
b) The analysis will need to be provided for each construction type: I-A and III-A.
i) Address exterior wall ratings.
ii) Address allowed versus provided openings.
2) All assemblies should be identified on the Floor Plans where they apply. If assemblies are
typical at certain locations, they can be identified as “typical” for the specific conditions
noted.
3) Provide an analysis, design, and detailing for the construction of all suspended & dropped
GWB ceilings. If this will be submitted to the City for review as a Deferred Submittal, the plans
need to clearly indicate that this is the case.
4) If exhaust ducts are proposed to run within the rated floor assembly, provide complete
detailing for construction in order to maintain the required 1-hour rating of the floor
assembly. Reference Tip Sheet #12 (2012) – Fire Protection of Horizontal Venting on the
MyBuildingPermit.com website for an acceptable approach.
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5) Provide detailing for the continuity of 2-hour rated shafts at the intersection of 1-hour rated
floor assemblies to demonstrate continuity of the 2-hour rating through the floor assembly.
6) Provide detailing for the construction of 1-hour rated floor construction at the intersection of
2-hour rated fire-retardant-treated exterior walls. Reference DCA-3 (Design for Code
Acceptance – 3) Fire-Resistance-Rated Wood-Frame Wall and Floor/Ceiling Assemblies for
acceptable detailing for III-A Construction. Provide coordination with the structural drawings.
7) Identify specific locations where glazing is required to be safety glazing, consistent with IBC
2406. 2406
Energy Code (Washington State Energy Code, WSEC)
8) Provide calculations to demonstrate that the ratio of vertical fenestration to above-grade wall
is less than or equal to 30%. C402.4.1
9) Provide a lighting power analysis (LPA) to demonstrate compliance with lighting
requirements. The LPA should be provided with in the drawing set.
10) Update the COMCheck analysis to reflect all conditions specified within the drawing set.
a) Wood roof assemblies are currently specified to have R25 ci. However, R38 is utilized in
the COMCheck analysis. Provide coordination.
11) Update the drawing set to demonstrate that WSEC requirements will be met. Provide
consistency between the analyses and drawings.
a) Specify U-values for glazing and doors. C402.4.3, C402.4.4
b) Specify SHGCs for glazing. C402.4.3
c) Identify the means of providing the two additional required energy credits and
demonstrate how those will be provided. C406
d) Specify the following requirements of the residential energy code.
i) New exterior headers are required to be insulated with a minimum of R-10
insulation. Table R402.1.1, footnote k
ii) Corners of stud walls are required to be fully insulated. R202, definition of
‘Intermediate Framed Walls’
iii) A minimum of 75% of all permanently installed lighting is required to be high-
efficacy. This should be addressed in the lighting power analysis as well. R404.1
Egress
12) Panic hardware is required to be provided at all doors that serve assembly occupancies. Panic
hardware is required to be provided on doors serving the assembly occupancies from the
location of the assembly occupancy and all doors along the egress path until the exit
discharge from the building. 1010.1.10
a) The Door Schedule currently identifies “exit device”. However, it is unclear if this is
referring to panic hardware or something else. Please clarify.
b) Update the plans and Door Schedule to show that panic hardware will be provided at all
required locations.
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Accessibility
13) Provide an analysis for the required number of standard accessible and van accessible parking
spaces. Provide complete detailing, dimensions, and specifications (parking space width, aisle
width, signage, etc.) to demonstrate compliance. 1106; ICC
14) Update the architectural Site Plan (A1.01) to demonstrate that an accessible route of travel is
provided from the public way & public transportation to the main building entrance. 1104.1
Elevators (Ch. 30)
15) The elevator machine/control room is required to be provided with an independent ventilation or air-
conditioning system to protect against overheating of the electrical equipment. This needs to be
specified on the plans. 3005.2 WSA
16) Where elevators serve an I occupancy, an elevator is required to be provided for fire department
emergency access to all floors. The elevator car is required to be sized to accommodate an ambulance
stretcher 24 inches by 84 inches with not less than 5-inch radius corners, in the horizontal, open position.
The elevator is required to be identified with the international symbol for emergency medical services
(star of life), with a minimum of 3 inches in height, placed inside on both sides of the hoistway door
frame. Update the plans to demonstrate that these requirements will be met. Include dimensions and
detailing of the elevator car to demonstrate compliance. Reference the attached Code Solution from the
City of Seattle which provides the level of detailing that is required to be provided within the plan set.
3002.4
17) Elevator hoistway door openings are required to be protected at each level with one of the methods of
Section 3006.3 (elevator lobby or additional doors at the elevator hoistway door opening). On each level,
identify the method of protecting the hoistway opening and specify all requirements to demonstrate
compliance with 3006.3. 3006.2, 3006.3
18) At least one elevator is required to be an accessible means of egress. 1009.2.1
a) This needs to be specified on the plans.
b) The elevator is required to comply with the emergency operation and signaling device requirements
of Section 2.27 of ASME A17.1/CSA B44. This needs to be specified. 1009.4
19) Two-way communication is required to be provided at each elevator lobby, except for the elevator lobby
at the level of exit discharge. 1009.8
a) This needs to be specified on the plans at applicable locations.
b) Identify the system requirements as outlined in 1009.8.1.
c) Provide detailing for directions for the use of the two-way communication system as outlined in
1009.8.2.
20) The elevator machine room is required to be enclosed with fire barriers and/or horizontal assemblies
that have a 2-hour rating. Identify all assemblies and provide detailing for construction. 3005.4
Drawing Sheets
G2.01 – Code Summary
21) Reference the Mixed Occupancies and Separations (508) section of the building code analysis.
Separated occupancies are noted for Level 6. While we take no exception to this approach, it
appears that a non-separated use approach could be used. The design team may want to
consider this. If this approach is taken, update the analysis to demonstrate compliance with
the non-separated use approach. 508.3
22) Reference the Means of Egress section and analysis for the required egress width. The
required egress width is noted as 33.75 inches (clear). However, the width provided is noted
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as 32 inches, which is less than required. Provide coordination. Update the analysis and door
schedule accordingly. 1005.2 1005.3
23) Reference the Plumbing Fixture Schedule section and analysis.
a) Plumbing fixtures are required to be provided within one level above or below the level
where occupants are located. As a result, the toilet fixture analysis is required to be
provided per floor for the various occupancies (other than I-1, Condition 2). Update the
analysis accordingly. 2902.3.2
b) Drinking fountains are required to be provided within one level above or below the level
where the occupants are located. 1109.5, 2902.5
i) Update the drinking fountain analysis accordingly.
ii) Provide drinking fountains as determined by the analysis.
iii) When drinking fountains are provided, at each location one is required to be
provided for standing persons and one is required to be provided for persons in
wheelchairs. Provide complete dimensions and detailing to demonstrate compliance.
G2.20 – Level P1 – FLS Plan
24) The common path of travel is required to begin at the most remote location of the parking
garage. Update the common path of travel accordingly. It appears that common path of
travel will be less than the maximum permitted (100’ per Table 1006.2.1). However, the
analysis should be updated to correctly reflect actual conditions. Ch. 2, Table 1006.2.1
25) Two means of egress are required to be provided on this level. Stair 01 provides one of the
means of egress.
a) The stair enclosure around Stair 01 is noted as a 2-hour enclosure. However, it appears
that the architect wishes to provide wood stairs within the I-A Construction below the 3-
hour horizontal assembly. If this is the case, the stair enclosure is required to be 3-hour
rated with 3-hour opening protectives in accordance with the official interpretation from
the City of Edmonds. Provide clarification and update the plans to demonstrate
compliance with these requirements. This comment is applicable to all wood stairs within
the Type I-A Construction.
b) Plans are unclear as to the 2nd means of egress that is being proposed from this level. The
noted means of egress to the exit discharge is incomplete and unclear. Update the plans
to demonstrate that the required 2nd means of egress will be provided to the exit
discharge. 1006, 1028
G2.21 – Level 1 – FLS Plan
26) Update the plans to clearly show common path of travel, egress path, etc. form the different
areas at this level. Ch. 10
a) Identify the two means of egress from the parking area. Identify the discernable egress
path. The means of egress must be accessible at all times and should be clearly marked
and independent of vehicular paths.
b) Identify the two means of egress from the Dining area.
c) Identify the two means of egress from the Great Room/Game Lounge assembly area.
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d) It appears that one of the means of egress from the Dining and Great Room/Game
Lounge will be required to be through the vestibule that leads to the parking garage.
i) Identify the discernable path of egress travel to the exit. 1016.2, #2; 1028.5
ii) Exterior exit doors are required to lead directly to the exit discharge and public way.
Update the plans to demonstrate that this requirement will be met. 1022.2.2
27) The Trash Collection room should be provided with a man-door which serves as the means of
egress. Overhead doors do not meet the criteria to serve as a means of egress. 1010
G2.22 – Level 2 – FLS Plan
28) It appears that an occupant load is not considered for some of the corridor area. However, an
occupant load needs to be considered for all areas. Utilizing an occupant load factor of
120sf/occupant gross (Institutional Sleeping Areas) would be appropriate. Table 1004.1.2
G2.23 – Level 3 – FLS Plan
29) The Chart and Meds rooms should more appropriately be assigned an occupant load factor of
100sf/occupant. Table 1004.1.2
30) The occupant load for the assisted living sleeping areas on this level is based on
200sf/occupant, an occupant load factor which is utilized for residential (R) occupancies. This
level, however, is I-1 Condition 2 and is therefore considered to be institutional in function,
requiring that the occupant load be based on 120sf/occupant (gross). Revise the egress
analysis accordingly. Table 1004.1.2
G2.24 – Level 4 – FLS Plan
31) The Chart and Meds rooms should more appropriately be assigned an occupant load factor of
100sf/occupant. Table 1004.1.2
32) The occupant load for the assisted living sleeping areas on this level is based on
200sf/occupant, an occupant load factor which is utilized for residential occupancies. This
level, however, is I-1 Condition 2 and is therefore considered to be institutional in function,
requiring that the occupant load be based on 120sf/occupant (gross). Revise the egress
analysis accordingly. Table 1004.1.2
G2.25 – Level 5 – FLS Plan
33) The Chart and Meds rooms should more appropriately be assigned an occupant load factor of
100sf/occupant. Table 1004.1.2
34) The occupant load for the assisted living sleeping areas on this level is based on
200sf/occupant, an occupant load factor which is utilized for residential occupancies. This
level, however, is I-1 Condition 2 and is therefore considered to be institutional in function,
requiring that the occupant load be based on 120sf/occupant (gross). Revise the egress
analysis accordingly. Table 1004.1.2
G2.26 – Level 6 – FLS Plan
35) The occupant load for the assisted living sleeping areas on this level is based on
200sf/occupant, an occupant load factor which is utilized for residential occupancies. This
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level, however, is I-1 Condition 2 and is therefore considered to be institutional in function,
requiring that the occupant load be based on 120sf/occupant (gross). Revise the egress
analysis accordingly. Table 1004.1.2
36) The occupant load of the Yoga Studio should more appropriately be based on 50sf/occupant
(exercise room). Revise the egress analysis accordingly. Table 1004.1.2
37) Provide an egress plan for the Deck that shows that two exit accesses will be provided. The
doors are required to be openable at all times and be provided with panic hardware due to
being an assembly occupancy. Update the plans accordingly. 1006.2, 1010.1.10
G2.27 – FLS Plans – Smoke Compartments
38) The size of the refuge areas within each smoke compartment is required to be based on no
less than 15sf/occupant for care recipients and 6sf/occupant for other occupants. Update the
analysis and design to demonstrate that this requirement is met. 420.4.1
A0.11 – Exterior Assemblies
39) Reference J10/A0.11. The architectural assembly detail doesn’t match the identified listed,
rated assembly. Provide coordination.
A0.21 – Interior Assemblies
40) Reference 6B.1/A0.21. The architectural assembly detail doesn’t match the identified listed,
rated assembly. Provide coordination.
41) Reference 6D.1 & 7D.2/A0.21. The 1-hour rating of these assemblies appears to be based on
a calculated fire-resistive rating. Table 722.6.2.(1), footnote “a” requires studs to be a
maximum of 16” o.c. Provide coordination.
42) Reference 5J.3. The architectural assembly detail doesn’t match the identified listed, rated
assembly. It includes resilient channels which are not identified as part of the rated assembly.
Provide coordination.
43) Reference GA File No. ASW 0800. It is unclear where this assembly will be used in the
construction. The assembly is not listed & tested as a bearing wall. Please coordinate with
structural plans, insuring that this assembly is utilized only at non-bearing locations.
Alternatively, provide an assembly that is listed & tested as a bearing wall assembly.
A0.31 – Horizontal Assemblies
44) Where horizontal assemblies separate dwelling/sleeping units from each other or from
adjacent occupancies, a minimum STC rating of 50 and a minimum IC rating of 50 are
required to be provided. Each assembly should identify the STC and IC ratings that they were
tested to, demonstrating that the minimum code ratings are provided. 1207.2, 1207.3
45) Reference H6/A0.31. The architectural assembly detail doesn’t match the identified listed,
rated assembly, which requires 2x10 joists. Provide coordination.
46) Reference J6/A0.31. Minimum construction for this listed, tested assembly is 2x10’s @ 16”
o.c., max. Update the architectural detail to specify this.
47) Reference Q6/A0.31. The architectural assembly detail doesn’t match the identified listed,
tested assembly, which requires 2x10 joists. Provide coordination.
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48) Reference 3C.4/A0.31. An IBC reference is provided for the 1-hour fire rating for this
assembly. However, the reference is incorrect. Identify the correct basis for a 1-hour rating.
49) Reference assembly 6G. A wall assembly has the same designation. Each assembly should be
assigned a unique identifier. Provide coordination.
A2.0P – Parking Level 1 Floor Plan.
50) Identify all assemblies on the plans where they apply.
A2.01– Level 1 Floor Plan.
51) Identify all assemblies on the plans where they apply.
52) Identify which accessible parking spaces are standard accessible spaces and which are van
accessible. 1106; ICC 502
a) Identify required dimensions for the parking spaces and access aisles.
b) Identify and provide detailing for van accessible signage.
c) Identify the accessible route of travel from the access aisles to the accessible entrance. It
appears that a curb ramp will be required at the wide access aisle. One is already shown
at the narrower access aisle.
53) At least 5% of the Dining area seating is required to be accessible. 1109.11; ICC 902
a) This needs to be specified on the plans.
b) Provide detailing and dimensions to demonstrate that adequate clear floor space,
including knee and toe clearance, will be provided.
A2.02– Level 2 Floor Plan.
54) Identify all assemblies on the plans where they apply.
55) At least 5% of the Dining area seating is required to be accessible. 1109.11; ICC 902
a) This needs to be specified on the plans.
b) Provide detailing and dimensions to demonstrate that adequate clear floor space,
including knee and toe clearance, will be provided.
56) Provide dimensions for Restroom (2011) to demonstrate required clearances will be met.
1109.2; ICC 603
A2.03– Level 3 Floor Plan.
57) Identify all assemblies on the plans where they apply.
A2.04– Level 4 Floor Plan.
58) Identify all assemblies on the plans where they apply.
A2.05– Level 5 Floor Plan.
59) Identify all assemblies on the plans where they apply.
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A2.06– Level 6 Floor Plan.
60) Identify all assemblies on the plans where they apply.
61) Assembly 6C is identified on the plans. However, there doesn’t appear to be an assembly with
this designation. Provide coordination.
62) Provide a plumbing analysis based on the occupant load of the shared spaces to demonstrate
adequate plumbing fixtures are provided. 2902
63) Identify exit access doors for the Deck (man-doors). 1010
A2.07 – Roof Plan
64) Secondary (emergency) roof drainage is required to be provided in accordance with UPC
1101.12. Provide dimensions, detailing, and specifications for roof drainage and secondary
drainage to demonstrate compliance. UPC 1101.12.2
65) On the architectural Roof Plan, identify the locations of mechanical units the will be
supported at the roof level. Provide dimensions from the edges of the mechanical units to the
edge of the roof. Guards are required to be provided where mechanical equipment is located
within 10 feet of the edge of the roof. Guards are required to extend not less than 30 inches
beyond each end of the mechanical unit and are required to be constructed so as to prevent
the passage of a sphere 21 inches in diameter. Update the plans to demonstrate compliance
with these requirements. 1015.6
A5.02 – Public and ADA Units
66) Reference the Ambulatory Stall dimensions (1/A5.02). The width of ambulatory stalls is
required to be precisely 36”. Update the detail accordingly. ICC 604.10
67) Reference 5/A5.02 – Laundry Details. The clear floor space for top loading machines is
required to be centered on the appliance. The arrow from the note indicating that the clear
floor space can be offset should be removed for the top loading machine. ICC 611.2
A5.04 – Type B
68) Reference 1/A5.04 – Type B Bathroom Details – Toilet Approach (both forward and parallel).
When the lavatory and cabinet overlap the clear floor space, they are required to be a
maximum of 24” in depth. This needs to be specified. ICC 1004.11.3.1.2.2.4
A5.24 – Unit Plans, RCPs & Elevations
69) Reference 3/A5.24 – AL C—1 ACC. The washer/dryer need to be front loading in order to
provide the required clearance. The allowed offset in clear floor space is permitted for front
loading machines but not for top loading machines. Update the plans accordingly. ICC
1002.10, ICC 611.2
A6.02 – Stair Plans and Sections
70) Identify all stair enclosure assemblies on this sheet.
71) Identify all stair dimensions on this sheet.
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A6.03 – Stair Plans and Sections
72) Identify all stair dimensions on this sheet.
73) Handrails are required to be provided with 12” extensions that extend in the direction of
egress travel. This needs to be illustrated and specified. 1014.6
74) Illustrate and specify all guard requirements. 1015
A6.21 – Elevator Plans and Sections
75) Specify elevator dimensions.
76) Identify the shaft assemblies surrounding the elevators.
A6.22 – Shaft Plans and Sections (Trash Chute)
77) Openings into the Trash Chute (all levels) are required to be protected with 90-minute rated,
self-closing doors. This needs to be specified. 713.13.1, 716
78) Reference the enlarged Trash room plans. Assembly 6C is noted at numerous locations.
However, the drawing set does not have an assembly “6C”. Provide coordination.
A10.01 – Interior Elevations
79) Reference 4/A10.1 – 1001 Recep – North. The 2’-6” high reception counter section is required
to be a minimum of 36” in length. This needs to be specified. ICC 904.3.1
A10.02 – Interior Elevations
80) A portion of the Bistro service counter is required to be accessible. Provide dimensions to
demonstrate compliance. 1109.12.3; ICC 904
A10.08 – Interior Elevations
81) The sink is required to be provided with a front approach, including knee and toe clearance.
No cabinets are permitted at the sink, whether removable or not. Update the plans
accordingly. 1109.3; ICC 606
A12.02 – Door Schedule
82) Hardware groups are identified by number. However, no information is provided in the
drawings as to what those hardware groups are. Provide code-related information (only,
please) as to what the hardware groups are (locking devices, card readers, panic hardware,
etc.). 1010
83) Update the Door Schedule to include all dwelling unit/sleeping unit corridor doors. These are
all required to be 20-minute rated. 1020
84) All doors located between the Trash Rooms and the corridor or other rooms are required to
be 45 minute rated and either self- or automatic-closing upon the actuation of a smoke
detector. Update the Door Schedule accordingly. 713.13.1
85) Doors 1007 and 6004B need to be included in the Door Schedule.
86) Door 2016 (between the Elevator Lobby and the Pantry) is required to be 20-minute rated.
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
Please contact me should you have any questions.
Respectfully,
Douglas Beck, PE, SE
Beck & Associates, PLLC
Beck & Associates, PLLC
Structural Engineering & Code Consulting
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
November 9, 2019
Leif Bjorback
Building Official
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020-3145
Subject: Edmonds Senior Living (Structural Review)
Permit: BLD19-1106
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.
General
1) The building under consideration is considered to be a significant structure by the State of
Washington (5 stories or more). As a result, it is required to be designed under the direct
supervision of an engineer licensed in the State of Washington as a Structural Engineer (SE).
Records from the WA State Department of Licensing indicate that Nathan Ingraffea, the signing
engineer, is not licensed as a Structural Engineer. KPFF will need to have a WA State licensed
Structural Engineer oversee the project and stamp/sign documents. RCW 18.43.020
2) Public rooms and corridors serving them are required to be designed for a unreducible live load
of 100 psf. Design of the structure at the following locations is required to be consider the 100
psf unreduced live load. Table 1607.1
a) Level 1 Game/Lounge, Dining, Lobby, etc. Post-tension concrete design is currently based on
a reduced live load. Revise the analysis and design accordingly.
b) Level 2
i) MC Courtyard. Post-tension concrete design is currently based on a reduced live load.
Revise the analysis and design accordingly.
ii) MC Activity, MC Dining, and Corridors/Lobbies are required to be designed for a 100 psf
unreduced live load. Revise the analysis and design accordingly.
c) Level 6. The Exterior Deck, Activity Room, Community Room, Bistro, and corridors/lobbies
are required to be designed for a 100 psf unreduced live load. Revise the analysis and design
accordingly.
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October 29, 2019
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
3) While some calculations were provided for the gravity design of the upper wood portion of the
building, a lot of analysis was missing from the calculations package. Provide calculations for the
following elements.
a) Provide an analysis for and specify on the plans all joist members and spacing. It is apparent
from the detailing that solid web wood joists will be used. The plans will need to specify the
specific joists and spacing to be used.
b) Provide calculations for the design of all headers. Address typical headers that ‘stack’ from
one level to the next, those that don’t ‘stack’ and that therefore support loads from multiple
levels, and exterior headers that are required to be fire-retardant-treated (and therefore
designed for considered reduced strength values).
c) Provide calculations for corridor framing. Address conditions where the live load is 40 psf
and conditions where the live load is 100 psf, unreducible (reference our previous
comments in this review letter).
Lateral
4) Only the weight of exterior walls was considered in the seismic mass for the seismic design of
the upper wood portion. However, interior walls, of which there are many, have a significant
mass which needs to be considered in the seismic design. Update the analysis accordingly. ASCE
7-10, 12.7.2
5) The upper wood portion of the building has horizontal structural irregularity 2, reentrant
corners. As a result, the design of forces is required to be increased for the following elements.
Provide an analysis and design that demonstrates compliance with these requirements.
12.3.3.34
a) Connections of diaphragms to vertical elements and to collectors
b) Collectors and their connections, including connections to vertical elements of the seismic
force-resisting system
6) A rigid diaphragm analysis was used for distribution of lateral forces to the wood-framed shear
walls. It is permitted to idealize a diaphragm as rigid when the computed maximum in-plane
deflection of the diaphragm itself under lateral load is less than or equal to two times the
average deflection of the adjoining vertical elements of the lateral-force-resisting system of the
associated story under equivalent tributary lateral load. Provide an analysis to demonstrate that
a rigid diaphragm analysis is acceptable and may be used for this building. SDPWS 4.2.5
7) A wind analysis is required to be completed to show which lateral force (seismic or wind)
governs the design of the structure and at what portions of the structure. 1609
8) In order to utilize the two-stage analysis procedure, the structure is required to comply with the
following items. Provide an analysis to demonstrate that the structure complies with the
requirements and that utilization of the two-stage analysis is applicable. ASCE 7-10, 12.2.3.2
a) The stiffness of the lower portion is at least 10 times the stiffness of the upper portion.
b) The period of the entire structure is greater than 1.1 times the period of the upper portion
considered as a separate structure supported at the transition from the upper to the lower
portion.
9) Provide an analysis for the design of chords and collectors at each level.
10) Provide an analysis for distribution of lateral forces into the concrete shear walls. Specify dowels
and collectors as required to transfer the forces to the shear walls.
BLD19-1106 (Structural)
October 29, 2019
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
Drawing Sheets
S0.02 – General Structural Notes
11) Reference the Concrete Mix Designs. Mat foundations are specified to have a compressive
strength of 4,000 psi. However, design of concrete shear wall mat foundations is based on 5,000
psi concrete. Provide coordination.
S0.03 – General Structural Notes
12) Reference the Sawn Lumber section. All framing in exterior walls in buildings of Type III-A
Construction is required to be fire-retardant-treated (FRT).
a) This requirement needs to be clearly stated within the drawings.
b) The engineer should review the drawings to make sure that FRT wood is specified at all
exterior wall locations.
c) Provide specifications for fasteners and connectors in contact with FRT wood in order to
prevent their corrosion. 2604.10.5
d) Design strengths of FRT wood are required to be reduced due to the process of making
wood fire-retardant-treated, based on ASTM D5664. Manufacturers are required to publish
modification factors due to fire-retardant-treatment. All wood that is fire retardant treated
is required to consider reduced values, including dimensional lumber, sheathing/plywood,
etc. Provide an analysis to demonstrate that FRT members have adequate strength to resist
imposed loads. 2303.2.5
S2.00 – Level P1
13) The plans should be updated to clearly depict the extent of the detention vault.
14) Reference the shear wall footing along grid 2 between grids L & K. Specify the footing thickness
and required reinforcement of this foundation element.
S2.01R
15) Reference the Notes. The following comments also apply to other sheets that contain these
notes. Provide coordination.
a) Note 6 references details 9 & 12/S511. However, these details do not exist within the
drawing set.
b) Note 11 references sheet S513. However, this sheet does not exist within the submitted
drawing set.
16) Reference the shear stud callout for the column located at grids 2 & B. Type ‘3’ shear studs is an
edge of slab configuration. However, this column is interior to the slab. Provide coordination.
S2.02P – Level 2 P/T Plan
17) Reference the tendon force callout of 643k near grid 1-E.5. The design force per the calculations
is required to be 536k. Provide coordination.
18) Reference the tendons along grid 1.5 between grids K & L. Identify the required tendon profile.
BLD19-1106 (Structural)
October 29, 2019
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
19) Call out the PT Beam type for the beam located along grid B between grids 2 & 13.
20) Call out the PT Beam type for the beam located along grid E between grids 5 & 7.
21) Call out the PT Beam type for the beam located along grid G between grids 8 & 12.
22) Reference the tendon force callout of 536k near grid 13-B.5. The design force per the
calculations is required to be 1,715k. Provide coordination.
23) Reference the tendon force callout of 750k near grid 13-E. The design force per the calculations
is required to be 536k. Provide coordination.
24) Reference the horizontal PT sweeps for the tendons located along grid F between grids 9 & 13.
The horizontal sweeps appear to be excessive and outside the bounds of standard horizontal
sweeps. Please address.
25) Reference the PT Beam located along grid G between grids 8 & 11. According to the calculations,
the design force is required to be 965k. However, 570k is specified. Provide coordination.
S2.02R – Level 2 Reinforcing Plan
26) Reference the column located at grid 2-E.5. According to the calculations, a significant amount
more top reinforcement is required.
27) Reference the shear wall located along grid 2 between grids K.5 & L. It appears that top
reinforcement is required over the top of the shear wall. Please review.
S2.03P – Level 3 P/T Plan
28) Identify the tendon profile for tendons spanning between grids A & L
a) Between grids 2.5 & 6
b) Between grids 9 & 12
29) A tendon force of “13412” is called out at grids 4.5-B. This should be “134k”.
30) A tendon force of “21412” is called out at grids 8-E. This should be “214k”.
31) Reference the tendons along grid 1.5 between grids K & L. Identify the required tendon profile.
32) A tendon force of 1018k is called out at grid 1-K. This should be 858k per the calculations.
Provide coordination.
33) A tendon force of 402k is called out at grid 13-J. This should be 268k per the calculations.
34) A tendon force of 643k is called out at grid 13-L. This should be 456k per the calculations.
35) A tendon force of “S3612” is called out at grids 9-L. This should be “536k”.
S2.03R – Level 3 Reinforcing Plan
36) According to the calculations, additional top reinforcement is required in the E-W direction for
all of the columns along grid 2. Provide coordination between the calculations and the plans.
37) Stud rail type “7” is called out at the columns located at grids 5.2-B, 5.2-E.5 and 7.8-B.2. This stud
rail configuration is for edge of slab conditions. However, these are interior columns. Provide
coordination.
38) ‘Dashed squares’ are shown around several columns (Eg., reference the column located at grid
13-B.3). It appears that the intent is that these are drop caps. However, this isn’t specified or
detailed anywhere. Provide clarification and coordination.
BLD19-1106 (Structural)
October 29, 2019
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
39) Reference the column located at grid 6-K.5. According to the calculations, additional top
reinforcement is required in the E-W direction.
40) Reference the column located at grid 7-F. It appears that a stud rail would be required at this
location. However, none is specified. Please review.
41) Reference the column located at grid 8-E. According to the calculations, (14) #6 T are required in
each direction.
42) Reference the column located at grid 13-B.3. According to the calculations, (21) #6 T are
required in the N-S direction.
S2.07 – Roof Plan
43) Roof drawings need to identify all framing members and spacing. None are specified other than
2x framing members.
S3.01 – S3.03 – Shear Wall Elevations
44) Provide calculations for the design of boundary elements and demonstrate compliance with ACE
318-14 for boundary element design and detailing. No analysis was provided in the submitted
calculations.
45) Reference 2/S3.02 – Core 2 – West Elevation
a) According to the calculations, #4@9” o.c. HOR, EF are required between Level 2 & 3.
b) According to the calculations, #5@12” o.c. HOR, EF are required between Level 1 & 3.
46) Reference 5/S3.03 – Shear Wall 4. According to the calculations, #4@6”o.c. HOR, EF are required
over the full height of this shear wall.
S4.01 – Typical Concrete Column Schedule
47) Reference column C-1 between Level 1 & 2. These columns are round columns. However, ties
are specified as if they were rectangular. Provide calculations for required spiral reinforcement
(as indicated in details) and update the Column Schedule accordingly.
S5.24 – P/T Beam Elevations
48) 1/S5.24 – PTB-8 Elevation. It appears that Zone 1 shear reinforcement is required adjacent to the
column located near grid F. Please review this condition.
S5.31 – Boundary Element Details
49) Details 1, 2, & 10/S5.31 all specify #4@5”o.c. ties. However, #4@4”o.c. ties are required at all
other locations. It appears that all callouts should be for #4@4”o.c. ties. Please address.
S7.01 – Wood Details
50) Reference 2/S7.01 – Wall Opening Detail.
a) Provide calculations to substantiate the header design. Address conditions where headers
do not ‘stack’ from level to level and are therefore required to support loads form more
than one level.
BLD19-1106 (Structural)
October 29, 2019
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
b) Address design of FRT headers in exterior walls. Design is required to consider reduced
strength values due to FRT treatment.
51) Reference 8/S7.01 – Typical Bearing Wall Top Plate. It appears that 5/S7.03 is the applicable top
plate splice detail, required for chords/collectors. Please address.
S7.02 – Wood Details
52) Details should specify FRT wood at all locations where exterior walls occur.
a) Some details specify this (1, 2, 3, & 4/S7.02). These details also need to specify that headers
are required to be FRT.
b) However, others do not (12, 14/S7/02) specify wood to be FRT where it is required to be.
c) Most interior walls are required to be 1-hour rated and all exterior walls are required to be
2-hour rated. Numerous details specify floor framing hangers that are supported by the
double top plate. However, GWB framing is required to extend between the exterior wall
and the framing in order to provide a complete 2-hour assembly that doesn’t have breaches
in the assembly. Update the details accordingly. Specify hangers that can accommodate the
offset due to the GWB or revise framing support conditions. Provide coordination with the
architect.
d) Reference 12/S7.02 – Roof Truss With Parapet at Exterior Wall. Provide connection design to
resist out-of-plane parapet loading. The detail currently does not demonstrate that this is
provided.
S7.04 – Wood Details
53) Reference 2/S7.04 – Typ Top of Holdown Detail. Specify required nailing of trim studs to
compression posts/studs.
S7.06 – Wood Details
54) Reference 1/S7.06 – Roof Rake at Exterior Wall. Update the detail to specify that all framing in
the exterior wall is required to be FRT.
Please contact me should you have any questions.
Respectfully,
Douglas Beck, PE, SE
Beck & Associates, PLLC