20080806113720.pdfEagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Marie Harrison
1215" Ave N
Edmonds, WA 98020
Re: Miller Additions
10101232 nI Street SW
Edmonds WA 98026
Plan Review 4 20080554
Plan review number 0
Q.�
EECE 4 EDM 08-65
Structure
Stated Area Gross Area
S.F.
Existing Not dimensioned
1240
New area
799
Total
2039 2042
The above referenced project is in the process of plan review for compliance with
Edmonds ordinances and applicable codes. The following comments,
deficiencies/corrections must be addressed prior to completion of plans review and
subsequent issuance of permits.
Provide revised plans and calculations along with a written response to each of the items
listed below to facilitate a shorter back -check time.
SCOPE OF REVIEW
The scope of this review is for the Structural, Ordinance, V&IAQC, Energy requirements
of this project.
All features were checked only to the extent allowed by the submittals provided. All
portions of this project are assumed to meet or will meet other departmental requirements,
conditions and concerns before permit approval.
Page 2 of 4
Plan Review Number 01
EECE#: EDM 08-65
Michael & Steve Miller Additions4rojectDescription»
2008-0554
ORDINANCE COMMENTS
General
1. Not all dimensions for the existing and new additions have been added to the
drawings in order to determine the area. For example, the jog -out at the kitchen or
the length of the new walls. I scaled the drawings but the dimensions should be
specified. It is fine to note field verify, but this should be added in order to
complete the review.
2. Please clarify on the drawing the required roof ventilations. I was unable to
determine this from the drawings. R806
3. Please specify the locations of the roof drains and their required size. R 903.4
4. Please provide a roof plans for this structures.
Sheet 2 of 3 Elevations
5. Please clarify on the drawing the wall covering to be used. The drawings only note
new siding to match existing. Please modify accordingly. R703
Sheet 1 of 3 Main Floor Plan
6. Note minimum required finish wall material & height in the shower & bath areas.
R307.2.
7. Please note on the drawings that smoke alarms shall be hot-wired with battery
back-up. R313.2
8. Provide attic access size & location. R807.1.
9. Please clarify on the drawing how the roof will be vented. All enclosed attics and
enclosed rafter spaces shall be vented. Please modify accordingly. R806
10. Please clarify on the drawing how the dryer will be vented to the outside. M 15 02
Sheet 2 of 3 Foundations Plan and Sections
11. Wood siding, sheathing and wall framing on the exterior of the building have
clearance less than 6 inches from the ground shall be protected against decay.
Please note the clearance above grade on the details. R319.1
12. Please clarify on the drawing how the under floor crawl space will be vented. This
. shall be shown on the drawings R408.1
Page 3 of 4
Plan Review Number 01.
EECE#: EDM 08-65
Michael & Steve Miller Additions<cProj ectDescription>>
2008-0554
13. Crawl space ventilation shall be a maximum of 3 feet from each corner. R408.2.
STRUCTURAL COMMENTS
General
14. The drawings are not clear how the new roof and the existing roof will be tied
together. This is important to transfer the horizontal diaphragm lateral forces.
Please modify accordingly.
Sheet 1 of 3 Main Floor Plan
15. Please specify he required support of the new 3 1/8 X 12 glu-beams noted on this
sheet. Nothing is specified at this time to support the beam
Sheet 2 of 3 Foundations Plan and Sections
16. Please specify the required connection of the crawl space post to the beams. All
that is noted is scab on to it. The specific connections should be specified.
17. Please specify the required hanger to be used for the 2x8 joist. In order to check
the capacity of the hanger, the type needs to be specified.
18. Please specify the required protect of the metal hanger in contact with treated
lumber. R319.3
19. Submit analysis for the 318" Lag Bolts @ 24" OIC to support the design loads. Per
check analysis the bolts will not support the design forces.
20. Please specify the required post -to -foundation connection at all load-bearing posts.
Nothing is specified at this time to resist lateral displacement. R407.3
21. Please note the plate washer shall be a minimum 3" x 3" x 0.229" at all anchor
bolts. R602.11.1. and IBC 2305.3.11
VENTILATION AND IDOOR AIR QUALITY CONTROL COMMENTS
Sheet 1 of 3 Main Floor Plan
22. Please note the required fan size to be used in the new bathroom. WSV&IAQC
303.1
ENERGY COMMENTS
General
Page 4of4
Plan Review Number 01
EECE#: EDM 08-65
Michael & Steve Miller Additions«Proj ectDescription»
2008-0554
23. Please specify the required ground cover in the crawl space. WSEC 502.1.6.7
Sheet 1 of 3 Main Floor Plan
24. Please specify the required U value for the windows being added. The state has
modified this to a maximum of .35. The old energy code had a maximum of .4.
Please note this requirement on the drawings. WSEC table 6-1
Additional corrections may be required following receipt of corrections and additional
information as requested.
Your plans are being reviewed concurrently with the Building Department, Fire
Department, Zoning Department and Public Works Engineering. Changes, clarifications
or additional corrections may be required subsequent to the Building Department plan
review when comments are received from the other concerned departments.
Should you have any inquiries regarding this letter, please contact Hoyt Jeter at (360) 874-
0562 between 8:00 a.m. and 5:00 p.m.
Hoyt Teter, P.E.
President