2015-0235 Stine remodel-addition - Domus Classique.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: March 4, 2015
TO: Randy Newton
rknewt@msn.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0235
Project: Stine remodel-addition
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Project Address: 21702 98 Avenue W
During a review of the plans by the Building Division for the above noted project, it was found that
the following information, clarifications, or changes are needed. A complete review cannot be
performed until the revised plans/documents, including a written response indicating where the
clouded or otherwise highlighted changes can be found on the revised plans, have been submitted
to a Permit Coordinator. Reviews by other divisions, such as Planning, Engineering, or Fire, may
result in additional comments.
On sheet 2:
1.Existing/Proposed Main Floor Framing Plan
a.Indicate on the plans the required cantilevered framing member(s) to support the
point loads from Beam H2 4x8 HF#2 over the windows in the west wall of the
Family Room. The typical existing 2x10 floor joists @ 16 o.c. appear to fail in
shear and deflection below each end of the 6-foot window above. Floor joists are
often doubled when required to support such loads.
b.Indicate on the plans the required post below the north-most framing member
referred to in review comment 1.a. above to guide proper construction and
inspection.
On sheet 5:
2.Diagrammatic Roof Framing Plan
a.Provide a reference to a detail for the required construction where the existing ceiling
joists connect to the new ridge beams over the south portion of the structure. A
detail similar to that found on sheet S1.1 would appear to be sufficient.
b.Provide a detail, and a reference to it, for the required construction/placement of the
framing members over the pocket door at the north end of the Master Bathroom
to guide proper review, installation, and inspection. If Beam H7 3-1/2x11-7/8
PSL is placed with its bottom flush with that of the ceiling joists, and Ridge Beam
1 and Ridge Beam 2 are placed as represented in detail 1/S1.1, the ridge beams
would have to be supported by hangers attached to Beam H7 specify the required
hangers to support the loads. If Beam H7 is placed at header height over the
pocket door opening, the ridge beams would converge and be supported on it see
review comment 2.c. below.
c.Clarify the callout of the 3-1/2x11-7/8 PSL to be used to support the south end of
Ridge Beam 1 5-1/8x21 GLB. It does not appear to provide the minimum
required bearing for the loads noted in the provided structural calculations of the two
ridge beams.
d.Clarify the purpose of the 3-1/2x7 PSL post near the midspan of Beam H7 3-
1/2x11-7/8 PSL to guide proper review, installation, and inspection.
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