Building Comments 1.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: March 1, 2018
TO: 7500 Building, LLC
adam(2rapropertiesllc. com
FROM: Chuck Miller, Plans Examiner
chuck.miller(&,,edmonmdswa. gov
RE: Plan Check: BLD2018-0162 - 1st review
Project Address: 7500 212th Street SW
Project: 7500 Building roof structure
Scope: Construct roof structure (IBC 1510.2 penthouse) — VA construction — no fire
sprinkler system
Please be advised that the building plans for the above referenced project have been disapproved
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 needed. Reviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter.
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. Only those sheets specifically referenced as follows need to be resubmitted.
Resubmittals must be made at the Development Services Department on the 2nd 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 A-2.1 — Floor Plan:
Elevation 2/A-2.1 — North Elevation — Locate and orient the `callouts' to `sections' ` 1 /A6. V
and `2/A6.1' on the plans to reflect that represented at `gridlines' `D' and `E' on plan
`1/A2.1' — Floor Plan.
On sheet A6.1 — Section:
2. Section 1/A6.1
a. Clarify on the plans the specified beam to be used as part of the wall framing
supporting the roof. The size of the glued -laminated beam does not appear to
comply with that allowed as equivalent to the minimum solid sawn member capable
of supporting the design loads required for `Type IV (Heavy Timber, HT)'
construction per International Building Code (IBC) Table 602.4. Alternatively, the
otherwise structurally sufficient 3-1/8x10-1/2 GLB could be fire -retardant treated as
allowed per IBC 1510.2.5, Exception 3 and the reference to `Heavy Timber' be
removed — see also plan review comments `3', `5', and `6.a'.
b. Clarify on the plans the difference in the indicated width of the glued -laminated
beam and of that specified in section `2/A-6.1', detail `8/S 1.0', and on the `Roof
Plan' on sheet `51.1'.
3. Section 2/A6.1— Clarify on the plans the specified beam to be used as part of the wall
framing supporting the roof. The size of the glued -laminated beam does not appear to
comply with that allowed as equivalent to the minimum solid sawn member capable of
supporting the design loads required for `Type IV (Heavy Timber, HT)' construction per
IBC Table 602.4.
On sheet S 1.0 — Structural Notes:
4. Detail 7 — Post Base Connection
a. Clarify on the plans the difference in the indicated means to connect the base of the
4x4 posts to the framing below and of that specified in `Note 2' of `Detail 8' — Post
to Beam Connection — see also plan review comment `6.b'.
b. Indicate on the plans the minimum required element/construction to support the
loads below the `new 4x4 posts' along the north side of the roof structure. The
`existing 2x4 wall' does not appear to provide a continuous path below the loads
anticipated by the represented construction to the beam below without the use of
additional posts/blocking or other means.
Detail 8 — Post to Beam Connection — Clarify on the plans the specified beam to be used as
part of the wall framing supporting the roof. The size of the glued -laminated beam does not
appear to comply with that allowed as equivalent to the minimum solid sawn member
capable of supporting the design loads required for `Type IV (Heavy Timber, HT)'
construction per IBC Table 602.4.
On sheet S 1.1— Roof Plan:
6. Roof Framing Plan
a. Clarify on the plans the specified beam to be used as part of the wall framing
supporting the roof. The size of the glued -laminated beam does not appear to
comply with that allowed as equivalent to the minimum solid sawn member capable
of supporting the design loads required for `Type IV (Heavy Timber, HT)'
construction per IBC Table 602.4.
b. Clarify on the plans the difference in the indicated means to connect the base of the
4x4 posts to the framing below and of that specified in `Note 2' of `Detail 8' — Post
to Beam Connection — on sheet `51.0'.
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