BLD19-1212 - Mazda Service Center - NS Corr. (Rvw-1, beck, 10-12-2019)
October 12, 2019
Leif Bjorback
Building Official
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020-3145
Subject: Mazda Service Center (Non-structural Review)
Permit: BLD19-1212
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.
Accessibility
Reference A1.0 – Site Plan & Details. The accessible parking stall on the upper level is required to be a van accessible parking space. IBC 1106.5; ICC A117.1-09, 502.2; RCW 19.27.550
Indicate that this is the case and reference van accessible signage requirements.
The access aisle is required to be a minimum of 8’-0” wide. Update the plans accordingly.
An accessible route is required to connect each accessible story and mezzanine in multilevel buildings. An elevator would likely be the means of providing this accessible route. In order
to not have to provide this accessible route between levels, the 2nd Floor level would need to be reduced to a total of 3,000 square feet or less, thereby meeting exception 1 of Section
1104.4. Revise the plans accordingly. 1104.4(1)
When a building or portion of a building is required to be accessible, at least one accessible route is required to be provided to each portion of the building and to accessible building
entrances connecting accessible pedestrian walkways and to the public way. Currently, an accessible route of travel is not shown to be provided from the upper level street & parking
to the 2nd Level Parts Storage. The site stairs are not considered to be part of an accessible route. In order to meet exception 1 of 1104.3, the 2nd Floor level would need to be reduced
to a total of 3,000 square feet or less. Revise the plans accordingly. IBC 1104.3; ICC A117.1-09, 405
Drawing Sheets
A2.3 – Second Floor Plan & Door, Window Shedule
Two means of egress are required from the Second Floor Parts Storage and are correctly provided. Additionally, two accessible means of egress are required to be provided. Since Door
D7 is at grade level but uses exterior stairs, it can only be considered an accessible means of egress if it is built as an exterior area of assisted rescue complying with 1009.7. 1009.1
If Door D7 will officially serve as the 2nd exit, provide design, detailing, and specifications to demonstrate that the requirements for exterior areas of assisted rescue (1009.7) will
be met.
Alternatively, the open exit access stairway (grid F-5) can officially serve as both the 2nd required exit and the 2nd required accessible means of egress as long as an occupant in the
Level 2 Parts Storage can exit at all times via the open stairs and freely continue to the exterior of the building via an accessible route. If this option is chosen, plans need to
demonstrate that occupants will always be able to exit, even when the Service Shop is closed.
A3.0 – Building Sections
Reference 5/A3.0 – Insulation Liner System. It is unclear that this system meets the requirements for unvented attics. Update the plans to demonstrate compliance with the requirements
of 1203.3.
A vapor barrier is not permitted on the underside of the roof.
R-10 rigid insulation is required to be provided either directly under or direction above the roof sheathing/decking.
Where preformed insulation board is used (rigid insulation), it is required to be sealed at the perimeter of each individual sheet interior surface to form a continuous layer.
A4.0 – Exterior Elevations
All glazing in doors is required to be safety glazing. This needs to be specified. 2406.4
The open side of the ramp is required to be provided with edge protection, limiting the passage of a 4” sphere from the top of the ramp surface. Update the plans to show and specify
this. Provide detailing as required. ICC A117.1-09, 405.9
Please contact me should you have any questions.
Respectfully,
Douglas Beck, PE, SE
Beck & Associates, PLLC
BLD19-1212 (NS)
October 12, 2019
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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