Structure & MEP Design, Saint Augustine FL 

S3DA Design is providing Structural and MEP engineering services for a three-story mixed-use apartment building in Saint Augustine, Florida. The project includes basement parking, ground-level office/common areas, and 14 apartment units on the upper floors. 

This project reflects S3DA’s experience in multifamily and mixed-use developments, where coordinated Structural and MEP design helps reduce clashes, support constructability, and streamline permit-ready documentation. S3DA’s company profile highlights its nationwide Structural and MEP engineering capabilities and single-source design approach for residential, mixed-use, commercial, and other building sectors.  

S3DA’s Scope of Work 

Structural Engineering Design 

• Foundation design to support vertical and lateral loads from the upper structure.  

• Structural slab-on-grade design.  

• Second-level podium transfer structure to support gravity loads from the wood-framed upper levels.  

• Steel or concrete podium framing analysis to determine the most cost-effective structural solution.  

• CMU stair shaft shear wall design in coordination with the main lateral force-resisting system.  

• Elevated floor system design using concrete slab, steel deck, beams, or other efficient structural systems.  

• Wood framing design for Level 3 and roof, including gravity and lateral load analysis.  

• Light-frame wood shear wall design for the residential levels.  

• Subfloor system design using wood beams, joists, TJI, or other suitable framing members.  

• Main beam design using glulam, steel, LVL, or other structural members as required.  

• Structural coordination with architectural design using an IFC model.  

• Accurate 3D representation of structural elements with true size and location.  

• Structural calculation report and permit-ready structural documentation.  

Structural Submission Package 

• Structural specifications, code references, special inspection notes, loading plans, and key plans.  

• Foundation plans showing footing locations and sizes.  

• Foundation details and schedules with reinforcement requirements.  

• Slab-on-grade details.  

• Elevated framing plans showing shear walls, posts, columns, beams, joists, and other structural members.  

• Required sections, elevations, schedules, and connection details.  

• Wood framing shear wall details and floor framing details.  

• IFC structural model and 3D representation of the structure.  

MEP Engineering Design 

Electrical 

• New incoming electrical service from utility transformer to main distribution board.  

• Complete power distribution system, including distribution, sub-distribution, and branch circuit panel boards.  

• Interior lighting, exit signs, façade lighting, and lighting controls.  

• New outlet rough-ins.  

• Power distribution for HVAC equipment and miscellaneous equipment.  

• Low-voltage rough-in per owner direction.  

HVAC 

• New HVAC system design with air distribution devices.  

• Load calculations and air balance.  

• Restroom exhaust fan design.  

• Kitchen exhaust and make-up air design.  

• HVAC system analysis and recommendations.  

• Mechanical schedules.  

• HVAC air distribution plans.  

Plumbing 

• New domestic water, water heating, sanitary, and venting design.  

• Plumbing services based on the new layout.  

• Condensate collection for mechanical equipment.  

• Water heater selection and schedule.  

• Plumbing isometric drawings.  

• Plumbing equipment schedules and details.  

• Fixture count calculations.  

Key Challenges & Solutions 

A key engineering challenge is the integration of a podium transfer structure with wood-framed residential levels above, while also coordinating basement parking, office space, common areas, and CMU stair shafts. S3DA’s structural team will evaluate steel and concrete podium options to identify a cost-effective solution that supports the upper wood structure and aligns with architectural requirements. 

The combined Structural and MEP scope also requires careful coordination between framing, shafts, duct routing, plumbing risers, electrical distribution, and equipment locations. By using integrated design coordination and IFC modeling, S3DA helps reduce conflicts before construction and supports a smoother permitting and construction process. 

The Result 

S3DA will deliver a coordinated Structural and MEP design package for permit approval, including structural calculations, detailed framing and foundation plans, electrical distribution, HVAC design, plumbing systems, fixture counts, schedules, details, and a coordinated IFC structural model. The result is a practical, code-conscious, and cost-effective design package for a mixed-use multifamily development in Saint Augustine, FL.