2018-1658 Waterfront Center Building Struc 1 Beck.pdfBeck & Associates, PLLC
Structural Engineering & Code Consulting
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
January 16, 2019
Leif Bjorback
Building Official
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020-3145
Subject: Edmonds Waterfront Center (Structural Review)
Permit: BLD18-1658
Per your request, Beck & Associates has completed a 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 and the City of Edmonds.
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.
Geotechnical
General
1) Landau Associates is required to provide a review of the submitted plans in order to assess that
the recommendations and design considerations presented in the geotechnical report have been
properly interpreted and implemented into the project design. Landau Associates should provide
a letter summarizing their review and providing any recommendations. All recommendations
need to be addressed in the resubmitted drawing set. Reference page 5-1 of the geotechnical
report.
Drawing Sheets
S2.1 – Foundation Plan
2) The Legend references 18/S3.2 for grade beam requirements. However, the reference is
incorrect. Please coordinate.
3) Identify pile spacing, dimensional locations of piles, and number of piles on the plans. Currently,
the plans only graphically show piles.
4) Identify the location of slab and construction joints on the plans (4&5/S3.1).
5) Section 17/S3.1 should be cut on the plans at the elevator.
S2.2 – First Floor Plan
6) The Legend specifies holdowns to have 5/8” diameter threaded rods. However, the Holdown
Schedule (20/S6.1) specifies threaded rods that are different/larger than 5/8” diameter. Please
coordinate.
Permit BLD18-1658 (Structural)
January 16, 2019
Page 2 of 4
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
7) In numerous locations, the plans do not identify the specific holdown required, but simply
specify “HD”. Update the plans to identify the specific holdown required (HDA, HDB, HDC, or
HDD).
8) The plans show point loads and bearing walls between grids B & C that are not supported
directly by grade beams but by the structural slab. Please review these bearing conditions and
verify that the structural slab is adequately reinforced to support these loads in addition to the
standard loads at this level.
9) Reference SW2 along grid 12. Lateral loads are transferred to this wall by the roof diaphragm at
the roof level. However, a large stair opening occurs in the floor diaphragm adjacent to this
shear wall (nearly the full length of the shear wall). Provide a mechanism for lateral loads at the
floor level to be transferred to this shear wall.
S2.3 – Second Floor Plan
10) Reference Plan Note 3. Detail 20/S5.08 is referenced but this is incorrect. Should the reference
be to 20/S6.3?
11) In numerous locations, the plans do not identify the specific holdown required, but simply
specify “HD”. Update the plans to identify the specific holdown required (HDA, HDB, HDC, or
HDD).
12) Some holdowns are not specified on the plans at locations where the calculations indicate that
holdowns are required. Identify the specific holdown required at each required location.
13) Reference the shear wall along grid 2.5 between grids A & B (between the foundation and the
first floor). The shear walls along this line between the floor and roof align approximately with
grid 2.6 (offset from the grid 2.5 shear wall). Provide a design and mechanism for transfer of the
forces from the shear wall above the floor diaphragm to the shear wall below the floor
diaphragm. Due to the shear wall offset, diaphragm and connection forces are required to be
increased by 25%. ASCE 7-10, 12.3.3.4
14) It appears the intent is that LVLs along grid B are LVL 5-1/4x18, similar to the LVLs along grid A.9
(the adjacent line of LVLs). However, this is not clear. Update the plans to provide clarity as to
the LVLs required along grid B.
15) Numerous beams along grids A.9 and B support holdowns/overturning forces (both upward and
downward) from shear walls above. The beams have been designed considering overstrength. It
is our understanding that the connections of those beams to the adjacent supporting beams are
also required to be designed considering overstrength due to the potential failures in the gravity
force resisting system should the shear walls see more loads than anticipated. Please review
these conditions and provide additional design and reinforcement as required. ASCE &-10,
12.3.3.3
16) An opening in a bearing wall (door) occurs at approximately grids B.8 & 3. A point load from
above lands directly over this opening. Provide design for the header/beam to support this point
load.
17) The calculations indicate that the stud walls along grids 8.5, 10.5 and 12, between grids C&D, are
required to have studs spaced at 12” o.c. However, they are currently specified to have studs at
16” o.c.
Permit BLD18-1658 (Structural)
January 16, 2019
Page 3 of 4
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
S2.3 – Roof Plan
18) Reference the Elevator Lid Partial Plan.
a) Specify the required nailing of the 19/32” sheathing to 3x decking below.
b) Specify the required nailing of the 3x decking to the bearing/shear wall below.
19) Reference Plan Note 4. Specify the required nailing of 3x decking to shear walls below, typ. The
3x decking will be required to transfer loads from the sheathing to the shear walls below.
20) Reference the 3x decking callout (along grid A). The note calls for “19/32” Struct Shthg”.
However, Plan Note 4 calls for ¾” T&G sheathing. Provide coordination.
21) Reference the column along grid 1, approximately at grid A.6. This column does not align with
supports below. Provide a complete load path for support of this column load.
22) Reference the triple studs supporting the GLB 6-3/4x19-1/2 along grid 8.5 (adjacent to the
elevator). These studs do not align with structure below. Provide a complete load path for
support of this bundled stud load.
23) Reference the roof beam along grid 2.9, between grids C & D. Per the calculations, the beam is
required to be supported by the bearing wall. However, no header/beam is specified for
support. Please coordinate.
24) Reference the shear wall strapping along grid 2.7, running across grid C. Specify the required
length of blocking & strapping.
25) Reference the strut specified along grid 2.7, at approximately grid B.3.
a) Section cut 2/S6.4, ES is specified. However, detail 2/S6.4 does not accurately depict the
conditions at the Roof level. Provide coordination.
b) Specify the required length of the strut.
c) It appears that the design should connect the two shear walls along this line with a collector.
Please review this condition.
26) Several locations occur where shear walls run parallel with the 3x decking (left-right direction)
where the double top plate of the shear wall will be interrupted by beams. Provide detailing of
shear walls where they cross beams. How will continuity of the double top plate be provided?
Will the shear wall stop at the underside of the beam and then solid blocking be added above to
the roof decking above?
27) The Roof Plan should show locations where there are snow drift loads which have been
considered in the design (south side of the building). The loads and distance of the drift should
be identified on the plans. Coordinate with the General Structural Notes on S0.1.
28) Detail 9/S6.6 should be specified on the Roof Plan for typical skylight framing requirements.
S3.2 – Typical Foundation Details
29) Reference detail 20/S3.2
a) Stirrup spacing is required to be 4” o.c. per the calculations (p. 151 of 234). However, the
detail specifies stirrups at 8” o.c. Provide coordination.
b) Design of the grade beam is based on a depth of 30” (p. 151 of 234). However, the detail
specifies a depth of 28”.
c) According to the calculations (p. 151 of 234), the required tension steel is 4.74 square
inches, which is greater than the area of steel specified. Provide coordination.
Permit BLD18-1658 (Structural)
January 16, 2019
Page 4 of 4
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
S5.1 – Typical Steel
30) Reference 5 & 17/S5.1. It appears that design is required to comply with 5/S5.1. However, detail
17/S5.1 is provided which provides less stringent requirements. Provide coordination.
31) Reference 7/S5.1. Where does this detail apply? It doesn’t seem to be cut on the plans.
S6.1 – Typical Wood
32) Reference 20/S6.1. Specify required stringer sizes and spacing.
S6.4 – Holdown Schedule and Details
33) Reference 5/S6.4. It appears that Note 1 should reference 5/S5.1 for base plates, in lieu of
17/S5.1, for HSS holdown conditions.
34) Reference 7/S6.4. The beam connection is specified per 18/S6.5. However, this detail does not
provide connection requirements for steel beams. Provide coordination.
35) Reference 8/S6.4. The detail references “HSS to HSS typ, detail for connection.” However, it
doesn’t appear that typical HSS-HSS connections have been specified within the plans.
36) It appears that the Holdown Schedule, 20/S6.4, should also reference detail 17/S6.4 (condition
for HDs at floors) for holdowns HDA & HDB.
S6.6 – Roof Framing Details
37) Reference 5/S6.6. The detail does not accurately reflect roof framing conditions for this project.
38) Reference 9/S6.6. Specify the maximum opening width that this detail is applicable for.
39) Reference 10/S6.6. Identify on the plans where this detail applies.
40) Reference 14 & 15/S6.6. These details do not accurately reflect roof framing conditions for this
project.
41) Reference 20/S6.6. Identify on the plans where this detail applies.
Please contact me should you have any questions.
Respectfully,
Douglas Beck, PE, SE
Beck & Associates, PLLC