2015-0771 Glen Street Condos - Nash3.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May 17, 2016
TO: John Rettenmier
jsrett@gmail.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0771 - Third Review
Project Address: 620 Glen Street
Project: Glen Street Condos
Scope: Construct 4-unit residential structure IBC R-2/U occupancy group V-B
construction NFPA-13R sprinkler required - mechanical and plumbing included
disapproved
Please be advised that the building plans for the above referenced project have been
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
.
information, clarifications, or changes are neededReviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter. Items that recur on this list appear in italics.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter formatindicating where the clouded or otherwise
highlighted changes can be found on the revised plans, have been submitted to a Permit
Coordinator.
nd
Resubmittals must be made at the Development Services Department on the 2 Floor of City
Hall. Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8am-12pm on
Wednesdays.
On sheet A4:
1.Lower Floor Plan - Clarify the represented location of the (3)2x6 posts to be used to support
the loads below each end of the 7x11-7/8 LSL (beam TB-01 in the provided structural
calculations) over the Kitchen above in unit B. They appear to have been misplaced as a
result of changes made to the plans in the area of the stairway.
On sheets A5 and A6:
2.Floor Plans - Clarify the differences in the specified floor surfaces to be installed in the
Great Room, Kitchen, Master Bath, and the selected Option B bathroom. They do not
appear to be that specified in the Gypsum Association Fire Resistance Design Manual GA
File No. FC 5111 when IIC tested. The proposed floor finishes in the laundry area and
hallway were not specified but are also required to comply. The response to the plan review
The floor assembly we are using from the Gypsum Association
comments states:
Manual was tested with 40lb carpet and pad. We are using carpet in the bedrooms and
laminate wood flooring and tile in the kitchen, great room, and bath areas. The fire
rating was done according to the manual with no flooring. The sound test was done
using carpet. We are choosing this assembly for its one hour fire rating which is
required by code.
. The plan review concern is not with the fire rating, but instead with the
sound transmission between the dwelling units, which is required by code to have an impact
insulation class (IIC) rating of not less than 50 per IBC 1207.3. Those areas with floor
coverings of other than 40 oz. carpet over ¼ foam pad will not comply.
On sheet A5:
3.Main Floor Plan - Clarify the callout for the (4)2x4 post to be used to support the loads
below the west end of the 3-1/2x11-7/8 LSL (beam TB-02 in the provided structural
calculations) over Bedroom Two and the east end of the 5-1/8x9 GLB (beam RB-05 in the
provided structural calculations) above in unit B. It appears to be undersized for the loads
anticipated by the represented construction and noted in the provided structural
calculations. The similarly loaded, but differently specified 4x6 post in unit A also
Reaction at
appears to be undersized. The response to the plan review comment states:
each end of TB-02 is 4900#. (4)2x4 capacity (stud axial strength controls) is 6983# and
4x6 capacity is 6410# (not shown in M1.4 but using M1.4, stud axial weak-axis strength
controls) so either post size is adequate.
. The response does not appear to account for the
4170# reaction noted in the provided structural calculations at the east end of beam RB-04.
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