2018-1634 Bell Street Townhomes #3 - AD Shapiro Archs.docx (2).pdf
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DATE: August 5, 2019
TO: Charles Von Goedert
Email: charles_von@comcast.net
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2018-1634 3rd Review
Project Address: 7330 172nd St SW
Scope: Construct 4-unit multi-family dwelling structure. Underdetermined construction type,
Undetermined sprinkler system, mechanical,plumbing,firesprinkler,fire alarm, under separate
permits.
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide written responses as to where the changes can be found
on the plans, and submit revised plans/documents to a permit coordinator in the Development Services
Department.
Subject: Bell Street Townhouses
Permit: BLD18-1684
Per your request, Beck & Associates has completed a 3rd structural and 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 drawings 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 = 2nd review comment
Red text = new comment
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
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New Comments (Based on Resubmitted Documents)
a. The pdf format prevents us from making any redlines or review/approval stamps to the drawings. When
resubmitting, the electronic copies will need to be in such a format as to allow redlines/markups to be
made to the plans.
b. Sheet S8 was not included in the resubmitted drawings. When resubmitting, all drawing sheets (a complete
drawing set) are required to be submitted.
General
9) This remains to be adequately addressed. Revise the assembly and plans accordingly.
- The listing provided on sheet A301 is incomplete. It does not specify the required
fasteners for connection of GWB to the ceiling
- The listing does not meet the required STC rating without gypcrete topping where
vinyl is provided (the kitchens, located directly above the garage, will apparently
include the installation of vinyl). An alternate assembly will be required.
- The complete listed, tested assembly requirements are required to be included in
the drawings in their entirety.
- Reference the attached WIJ-1.4 listing as included in AWC DCA3.
The listing of the Typical Garage Floor ceiling assembly as found on sheet A301 is inconsistent
with the referenced listings and with what is being specified on the Building Section.
Additionally, referenced listings are outdated. Provide complete detailing and specifications
for construction and inspection of a current listed, tested assembly (including fasteners).
Please note that the listed, tested assembly must include the 3” of foam insulation as
proposed. Alternatively, provide a different assembly and specifications that will match the
proposed construction.
Where fire-resistant-rated assemblies are required, provide complete specifications and
detailing for construction. We recommend that an exact copy of the listed, tested assembly be
included within the drawing set to insure proper construction and inspection.
Drawing Sheets
A103 – Roof Plans, Details
14) Details 23 & 24/A103 now provide detailing that demonstrates continuity of the
party walls at the roof level for trussed framing.
a) Provide detailing for the condition where the SIP panels run parallel to the party
wall, demonstrating that the party wall extends to the underside of the upper
roof sheathing.
b) The architect indicates that Detail #49 was removed from the drawing set.
However, we are unable to verify this as sheet S8 (which included detail #49) was
not included in the resubmitted drawing set provided to us.
Additionally, if the SIP panels do not run over the top of the rated walls, the structural
engineer will need to provide a mechanism to support the SIP panels off of the side of the
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rated walls while maintaining the continuity of the rated walls. The structural engineer will
need to provide complete design and detailing for this condition to demonstrate that
adequate support is provided.
Coordinate with the structural engineer regarding this condition. Detail #49 of the
structural drawings currently shows SIP panels running over the top of the party wall.
However, the party wall is required to extend all the way through to the underside of the
upper roof sheathing. Provide coordination and update Detail #49 accordingly. 708.4
Structural
S2 – Framing Plans
21) This item remains to be addressed. The resubmitted plans do not include the PSL
beam as indicated by the engineer. Update the plans accordingly.
A PSL beam remains to be specified along grid 2.5, between grids C.1 & D.
Reference the 3rd Floor Framing Plan. It appears that PSL beams are required at the elevator
openings to support the joists. Specify required beams at the elevators between grids B & B.1 (2
locations) and between grids C.1 & D.
22) Reference the 4th Floor Framing Plan.
e) The 5-1/4x11-7/8 PSL beams along grid D.8 support a shear wall from above.
i) This item remains to be addressed. Holdowns are not specified at each end of
each of the PSL beams as indicated by the engineer.
This item remains to be addressed.
It appears that holdowns should be provided at each end of the supported shear wall to
the beams below. Provide an analysis and design (holdowns) that is consistent with that
analysis.
Please contact me should you have any questions.
Respectfully,
Douglas Beck, PE, SE
Beck & Associates, PLLC