2016-0561 Willowdale Townhomes 3-unit 2- Wattenbarger Arch.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: September 12, 2016
TO: Wattenbarger Architects
TravisM@Wattenbarger.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2016-0561
th
Project Address: 20730 76 Avenue W, Building C
Project: Willowdale Townhomes - 3-unit
Scope: Construct 3-dwelling unit structure IRC R-3/U townhouses V-B
construction - NFPA-13 sprinkler system requirement not 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 format indicating 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 8:30am-12pm on Wednesdays.
On sheet S4 Foundation Plan:
1.Foundation Plan Indicate on the plans the required construction to support the load below
the plan east end of Beam 1-11 5-1/8x9 GLB 24F-V4.
On sheet S5 Main Floor Shearwalls & Framing Above:
2.Main Floor Shearwalls & Framing Above - Clarify on the plans the callout for the HDR -
(2)2x6 beam - over the plan south door in the Entry of Unit 02. It appears to be over
spanned and fails in bending. Beam calculations for Beam 1-17 could not be found among
A
the submitted construction documents. The response to the plan review comments states:
calculation for Beam (1-17) was performed and determined (2)-2x6 beam is adequate.
.
While a uniform load from FLOOR appears to have been accounted for in spite of the
open to below design, the point loads below the plan south end of the 3-1/2x9 GLB 24F-
V4 and the plan east end of Beam 2-6 4x8 DF #2 do not appear to have been
accounted for. Also note that when designing the beam, the span shall be taken as the
distance from face to face of the supports, plus ½ the required bearing length at each end per
the American Wood Council (AWC) National Design Specifications for Wood Construction
(NDS) 3.2.1.
On sheet S6 Upper Floor Shearwalls & Framing Above:
3.Upper Floor Shearwalls & Framing Above
a.Clarify on the plans the callout for Beam 2-12 4x8 DF #2 - over the plan south
window in the Living Room of Unit 02. It appears to be over spanned and fails in
A new beam calc (2-12)
bending. The response to the plan review comment states:
was assessed for the HDR over the plan south window in the Living room of
unit 2. It was determined that the HDR should be sized as a 4x8 to have
capacity large enough to carry the demand load.
. The point load below the plan
east end of Beam 3-4 3-1/8x9-1/2 GLB 24F-V4 does not appear to have been
accounted for.
b.Clarify on the plans the callout for the 4x4 post below the plan west end of Beam
2-4 5-1/8x9 GLB 24F-V4. It appears to be undersized for the loads indicated in
the provided structural calculations. The response to the plan review comment
A post calculation, 2-4L was run to show the loading beneath the beam
states:
(2-4). A 4x4 post is adequate to carry the load created by the beam.
. The
concern regarding the size of the post below the plan west end of Beam 2-4 is not
the post itself, but instead is the anticipated bottom plate (where hem-fir is typically
used) used to support the post. The bearing footprint of the supported load appears
to be greater than the allowable perpendicular to grain compression (Fb). If a 4x4
post is to be used, indicate on the plans the required bearing directly on the sub-floor
sheathing, a base-plate type of framing connector, or other means to distribute the
load over the bearing surface.
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