20080707125153.pdfEagle Eye Consulting Engineers, P.S.
PO Sox 523
Olalla, WA 98339
hoytjeter@centurytel.net
360 874 056.2
Fax 360 874 0591
To: Marie Harrison
1215' Ave N
Edmonds, WA 98020
Re: Ward Residence
20302 85`h Place W
Edmonds, WA 98020
Plan Review # 2008-0487
Plan review number 58
Structure
Stated Areal
S.F.
Exis#gg 1st floor
1066
New 1 st floor
508
xisting 2d Floor
768
New 2" Floor
496
Total
2838
xis"Gars a
480
New shop o
garage
553
Total
3871
Exisft Deck
23
Existing Porch
48
New Deck
204
New Porch
48
Grand total
4194
EECE # EDM 08-58
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.
Page 2 of 4
Plan Review Number 01.
EECE#: EDM 48-58
Ward Residence
2448-4487
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_
ORDINANCE COMMENTS
General
1. Several structural details show bolts, joist hangers, nails, etc. in contact with
pressure treated wood. The new pressure treated lumber has been shown to be very
corrosive, with some of the treatments being 5times more corrosive than. others.
Hot dipped galvanizing may not provide adequate protection for some of the
treatments being used. At present, the industry is recommendiB9 a higher grade of
hot -dipped galvanizing as a minimum, with stainless steel being preferred. Please
specify bolt, nailing, and joist hanger protection where these items are in contact
with pressure treated wood. It is recommended to specifically state as a minimum
to use triple zinc ZMAX (G185 per ASTM A653) Hot Dip Galvanize (ASTM
A123 for connectors and ASTM 153 for fasteners and anchors). Simpson T-
PTWOOD 1146 expires 1/08. 8319.3
Sheet 4 First Floor Plan
2. Please specify the required light activation at the top and bottom of the stairs, per
R303.6.1-
3. Since the shop is not separated from the garage, it is assumed to part of the garage
occupancy. Please specify the required fire-resistant filing around all penetrations
at walls between the house and the garage. It appears that the furnace and water
heater in the garage will have required such penetrations. R309.1.2
4. Architect of Record (AOR), please note the garage slab and shop shall slope to the
main door. R309.3
5. Smoke alarms shall be installed outside each separate sleeping area in the
immediate vicinity of the bedrooms. Please add one giving access to the guest
room. R313.2
Sheet 5 Second Floor Plan
6. Please specify the required light activation at the top and bottom of the stairs, per
R303.6.1.
Sheet 9 Framing Plan
Page 3 of 4
Plan Review Number 01
EECE#: EDM 08-58
Ward Residence
2008-0487
7. Please specify the locations of the roof drains and their required size. R 903.4
Sheet 10 Roof Framing Plan
8. Please specify the locations of the roof drains and their required size. R 903.4
STRUCTURAL COM1v1ENTS
General
9. AOR, please note on the drawing that the bottom chord for the truss shall be
design for a live load of 20 psf. IBC table 16071 8301.5
Sheet 9 Framing Plan
10. Please specify the required post to beam connection at the house for the 4x8 beams
over the new covered deck.
11. EOR, please specify the required connections to the supporting post for the (3)
2x10 at the new dining room and quest room.
12. Please provide a detail for the connections of the new 2x10 over the laundry room
to connect to the exiting wall. It is not clear how this will be connected in order to
transfer the design forces.
VENTILATION AND INDOOR AIR QUALITY CONTROL COMMENTS
No comment at this time
ENERGY COMMENTS
Prescriptive method used
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.
Page 4 of 4
Plan Review Number 01
EECE#: EDM 08-58
Ward Residence
2008-048'
Hoyt Jeter, P.E_
President