BLD18-1498 - Mazda Service Center - NS Corr. (Rvw-2, beck, 3-8-2019).doc
March 8, 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 second 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.
________________________________________________________________________________
Legend:
Faded text = initial comment adequately addressed – no further action required
Plain text = initial comment (these remain where an additional comment is made)
Blue text = additional comment in response to the resubmittal
* Please reference the New Comments section at the end of this letter.
General
Please coordinate between drawing sheets related to existing & new building areas.
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.
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.
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
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
In response to this item, the architect revised detailing on sheet A1.0. However, the design is incomplete and no calculations/analysis were provided to substantiate the design.
Provide complete gravity and lateral (wind, seismic) calculations to substantiate the design. Revise the design as determined by the analysis.
Please be aware of, and demonstrate compliance with, the requirements of ASCE 7-10, 12.2.5.2 for cantilever column (lateral) systems. ASCE 7-10, 12.2.5.2
Provide a complete load path for lateral loads to transfer from the roof diaphragm to the cantilever columns. Connections need to be designed for the specific wind and seismic forces.
Identify the specific members that are required to be preservative-treated per the definition of ‘weather-exposed surfaces’ in Ch. 2 of the IBC. Accordingly, all rafters (rafter ends
are exposed), beams, cross beams, and posts are required to be preservative-treated or of naturally decay-resistant wood. 2303.1.9, 2304.12
The footing thickness in detail 7/A1.0 remains to be specified.
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)
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
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
It is clear that the Auto Parts Storage is an area of primary function and that an accessible route is required. Please note that additions are also considered alterations (IEBC 410.5)
and that the cost of providing accessibility on a project (other than what is already required by code) is not required to exceed 20% of the costs of the alterations affecting the area(s)
of primary function. Given that the addition is an alteration, the conclusion is that the ‘cost of alterations’ is required to include the entire budget of the project. Please reference
the attached sections of the IEBC and associated Commentary which is the basis for determining requirements.
One potential way to address this issue is to itemize all costs that are going toward accessible upgrades on this project that are otherwise not required by code. Once 20% of the entire
budget is reached, no more of the budget would be required to be spent on accessibility. Provide an itemization of the costs of providing each accessible element (such as accessible
parking, accessible toilets, accessible drinking fountains, etc.) and provide a comparison to the total budget for the project. The total budget for the project, as well as costs of
providing the accessible elements, should be provided to the City as a contractor’s bid. Please note that the entire 20% of the budget is required to be spent on accessible upgrades
unless all accessible requirements are met prior to spending the 20% of the overall cost of the project. Please reference IEBC 410.7 and the associated Commentary.
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
A2.5 – Roof Plan & Details
In response to this item, a portion of the roof was changed to unvented roofing. Reference A2.5 (Roof Plan), Sections 1-4/A3.1, and Sections 1-3/A3.2
A vapor barrier is not permitted to be installed on the ceiling side of the unvented attic/roof assembly. This needs to be specified on the drawings. 1203.3, item 2
Where air-permeable insulation (batt insulation) is provided inside the building thermal envelope, it is required to be applied in direct contact with the underside of the structural
roof sheathing. Update the sections to show and specify that the batt insulation is required to be installed in direct contact with the underside of the roof sheathing. 1203.3, item
5
The air-impermeable insulation (rigid insulation on the roof), is required to provide a minimum insulation value of R-10. This needs to be specified in the Sections. 1203.3, item 5,
Table 1203.3
Provide calculations and specifications for eave and ridge ventilation to demonstrate adequate roof ventilation will be provided. 1203.2
The overflow scupper openings are required to 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. This needs to be specified on the drawings. UPC 1101.12
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
New Comments
Based on responses from the structural engineer and from detailing within the structural drawings, it is our understanding that there are existing masonry and/or concrete walls in the
existing structure that are intended to remain and/or be modified.
Architectural drawings need to show the extent of all masonry and/or concrete walls on the architectural drawings.
Clearly show how all masonry and/or concrete walls will be modified (infilled, removed, etc.).
Update sections and detailing to show masonry and/or concrete walls where they occur.
Reference the new comments in the 2nd Structural Review letter.
Please contact me should you have any questions.
Respectfully,
Douglas Beck, PE, SE
Beck & Associates, PLLC
BLD18-1498 (NS – Rvw-2)
March 8, 2019
Page 4 of 4
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
Beck & Associates, PLLC
Structural Engineering & Code Consulting
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739