APPROVED RESPONSE FROM STRUCTURAL EOR BLD2021-1493COASTAL CIRCLE
2212 QUEEN ANNE AVE N #337
SEATTLE, WA 98109
DATE: 11/19/2021
TO: DONOVAN AKAU
FROM: Applicant: BRANDON BOEHM
Owner: M & SMITH H & MCK MCKINLEY
RE: Plan Check: BLD2021-1493
Project Address: 9532 231ST PL SW
Project: MCKINLEY/SMITH-INTERIOR REMODEL
Project Information
Applicant: Brandon Boehm
Applicant Phone: (206) 890-0043
Applicant Email: coastalcircle.contactC&amail.com
Structural Engineer: Nick Carter
Structural Engineer Phone: (206) 264-7784 EXT 203
Owner: Haley & Max McKinley
City of Edmonds
Reviewer: Donovan Akau
Reviewer Phone: (425) 771-0220
Please contact directly (call/email) for any additional clarification and/or questions.
Donovan Akau,
1. It appears that the sunken living room is being altered to a leveled floor to the existing
adjoining spaces. Please provide a detail as to the construction of what appears to be a newly
proposed wood floor framing over the existing crawl space.
Please see the correction response from the Structural Engineer.
2. It is apparent that the new relocated door located at the garage/dwelling swings over the
elevation change. Please make corrections of the door swing or provide a landing that meets
section R311 of the 2018 International Residential Code (IRC).
RESUB
Dec 07 2021
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
Door swing direction has been revised to meet section R311 of the 2018 IRC. Please see
sheets A2.0-2.1.
3. The hangers found on the structural plan sheets S2.1 and S3.0, appears to conflict with each
other. Sheet S2.1 indicates a HHUS hanger and sheet S3.0 indicates a LUS Series hanger. Please
clarify and or correct, the type of hangers that will be used on sheets S2.1 and S3.0.
Please see the correction response from the Structural Engineer.
4. The details found on the structural plan sheet S3.0 does not clearly demonstrate the positive
connections for post to existing footing, post to beam, and new footing to existing footing.
Please clearly demonstrate theses connections on sheet S3.0
Please see the correction response from the Structural Engineer.
5. It appears that there is no clear load path found on the plans that are proposed for this project.
Please clearly demonstrate on the plans, how the load path from the footing to the beams found
in the level 2 framing are to be constructed.
Please see the correction response from the Structural Engineer.
Sheets with Revisions:
• A2.0
• A2.1
• S2.0
• S2.1
• S3.0
BYKONEN
CARTER
QUINN
A STRUCTURAL
ENGINEERING
MEMORANDUM
Date: December 3, 2021
To: Peak General Contracting
2212 Queen Anne Ave N #337
From: Nicholas Carter/Steven Nickolas
Project: McKinley Residence
Project #: BO
Seattle, WA 98109 copyto: file
Attn: Brandon Boehm
Re: Permit Corrections Cycle #1
Below are the structural responses to the Plan Review Comments (#1, #3-5), for the plan
check #BLD2021-1493 dated November 19, 2021.
1. Refer to new detail 3/S3.0 for overfram ing detail.
3. The two hangers noted are for different attachments. The HHUS7.25/10 hanger is used
to attach the LVL beam running east/west to the LVL beam running north/south. The
LUS hangers are used to attach the existing 2x10 joists to the new LVL beams.
4. LVL beams are connected to stud stacks that will fit inside the existing interior/exterior
walls per detail 8/S3.0. Refer to updated detail 3/S3.0 showing the connection between
the existing wall and new footing. Dowels between the existing and new footings have
been added to the plans on sheet S2.0.
5. Prior to this remodel, the existing joists at Level 2 were supported on bearing walls.
These walls have been removed and replaced with LVL beams shown on sheet S2.1.
These beams are supported by new stud stacks in the existing walls or by a hanger
attached to a new LVL beam. The beam to stud stack connection is per detail 8/S3.0.
Detail 11/S3.0 has been added to the plans and shows the condition where the LVL
beam running east/west is supported by the LVL beam running north/south. The stud
stacks supporting the LVL beams are located within the existing walls, which are
supported by the exterior existing footings or the interior existing crawl space walls.
The existing footings below the crawl space walls will be removed and replaced with
larger sized footings in order to support the point loads from the stud stacks. The
connection between the interior existing crawl space walls and the new footings is per
detail 3/S3.0.
► 2033 Sixth Avenue #995 Seattle, WA 98121 206-264-7784 www.BCQ-SE.com
If there are any additional questions, please do not hesitate to contact us.
Nicholas Carter
nvc@bcq-se.com