20080811155810.pdfEagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoAeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Linda Thornquist
1215"' Ave N
Tacoma, WA 98020
Re: Vanleynseele Remodel
20416 80th Ave w
Edmonds, WA 98020
Plan Review # 2008-0586 EECE # EDM 08-72
Plan review number 01
Structure
Stated
Area S.F.
Existing lower floor
1114
Existing Main Floor
1502
Added to main floor
146
Total
2766
Existing Garage
400
Total
3166
Existing Deck
134
New Deck
89
Grand total
3389
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 08-72
Vanleynseele Remodel
2008-0586
ORDINANCE COMMENTS
General
1. The sum moon design is not register with the state of Washington to offer neither
architectural service nor engineering service. Please submit information from the
state of Washington board of engineers or architects license to offer professional
services with -in this state. Please submit this upon response.
Sheet A5.0 Main Floor Plan
2. AOR, please add the information for the handrails for the exterior stairs at the
covered entry. R311.5
3. AOR, please clearly add to the drawing the required riser and tread depth for the
exterior stairs. R311.5.3
4. The drawings do not show any access into the bedroom room off the new
bathroom. Please clarify.
STRUCTURAL COMMENTS
General
5. Since the lateral system does not fall under conventional construction per IRC
lateral analysis is required for this additions. Knee braces in the deck are
transferring the lateral forces. The R -value for this is not 6.5. Please submit this
with a licensed profession stamp and signature from the State of Washington.
Sheet A4.0 Main Floor Framing Plan
6. Detail 1: Please specify the required connection of the new solid blocking to the
structures.
7. The drawings state to use U210 for the pressure treated joist. U210 are not
manufacture with the proper treatment to be used in contact with treated lumber.
Pleas modify accordingly. R319.3
Sheet A6.0 Roof Framing Plan
8. Please specify the required connection of the new 4x10 to the supporting studs.
9. Please specify the required connection of the 2x12 rafter to the supporting beam.
Page 3 of 4
Plan Review Number 01
EECE#: EDM 08-72
Vanleynseele Remodel
2008-0586
Sheet A8.0 Sections
10. Please add details 2 on sheet A5.0 as noted on the sheet in the partial sections. This
detail was not on this sheet. ( I assumed the details should state 2 on A8.0 and not
A5.9)
Sheet S 1.0 Structural Notes
11. The anchor bolt washer shall be a minimum of 3X3X.229 but the drawings state
2x2x3/6. Please modify accordingly. IBC 2305.3.11 & R602.11.1
Sheet S2.0 Main Floor Shear wall Plans and Notes
12. Please submit lateral analysis for the lateral forces being resisted. This appears to
fall under timber frame cantilever column system and the R -value shall not be
greater then 1.5.
13. Please note the floor shall be solid blocked in order to transfer the diaphragm shear
forces. A cantilever system is required to have the diaphragm blocked.
14. Please submit analysis and detail for the attachment of the knee braces shown on
this sheet. Nothing is specified at this time.
15. Please clarify on the drawing the required beams, post, connections, ECT. Nothing
is specified at this time to transfer the design forces
VENTILATION AND INDOOR AIR QUALITY CONTROL COMMENTS
No comment at this time.
ENERGY COMMENTS
Sheet A8.0 Sections
16. Please modify the insulating in the wall to be R21 and not R19. WSEC table 6-1 (
Sheet A1.0 has the Washington State energy code requirements but the details does
not reflect this)
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.
Page 4 of 4
Plan Review Number 01
EECE#: EDM 08-72
Vanleynseele Remodel
2008-0586
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.
By:.�
Hoyt Jeter, P.E.
President