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Bldg Comments 1.pdfEagle Eye Consulting Engineers, P.S. PO Box 523 Olalla, WA 98359 hoytjeter@centurytel.net 360 874 0562 Fax 360 874 0591 To: Theresa Umbaugh 121 5th Ave N Edmonds, WA 98020 Re: Crawford Residence 631 Alder St Edmonds, WA 98020 Plan Review # 2008-0187 Comment Letter 01 Structure Area S.F. First floor 1797 Second floor 729 Total 2526 Garage 440 Total 2966 Patio/Porch 389/72 Grand total 3427 EECE # EDM 08-21 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 Ordinance, Structural, Energy, Ventilation and Indoor Air Quality Comments (V&L4QC) 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. ORDINANCE COMMENTS Sheet A2 Exterior Elevations and Details Page 2 of 4 Plan Review Number 01 EECE#: EDM 08-21 Crawford Residence 2008-0187 1. Detail 1: Please update the detail to the IRC and not the UBC. The notes state the USC which is not the adopted code at this time. Sheet A4 Main Level Floor Plan and Notes 2. 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 3. Architect of Record (AOR), please note the garage slab shall slope to the main door. R309.3 4. Architect of Record (AOR), please note the garage slab shall slope to the main door. R309.3 5. All exterior doors shall have a minimum landing specified on the drawings including the height of the threshold. R311.4.3 Sheet A5 Upper Floor Plan and Notes 6. Please specify the required light activation at the top and bottom of the stairs, per R303.6.1. 7. AOR, please add guardrail details on the drawings to show compliance with the code. R312 8. Smoke alarms shall be installed outside each separate sleeping area in the immediate vicinity of the bedrooms. With the arch the smoke alarm shall be placed out side the doors of bedroom 2 and bedroom 3 R313.2 9. Provide a detail of the step flashing at the roof/wall. R703. Sheet A6 Foundation Plan and Details 10. One crawl space vents shall be with in three feet of each corner. Please show all locations of the crawl space vents on the plan. R408.2 Sheet A7 Upper Floor & Lower Roof Framing Plan & Shear wall 11. Please clarify the roof ventilation above the garage. 12. Please clarify the attic access for the upper roof. An access is required for this space Page 3 of 4 Plan Review Number 01 EECE#: EDM 08-21 Crawford Residence 2008-0187 Sheet A8 Upper Roof Framing Plan and Shear Wall Schedule 13. Please clarify the attic access for the upper roof. An access is required for this space 14. AOR please specify the locations of the roof drains and their required size. R 903.4 Sheet A9 Window Schedule and Details 15. Please add the required information's for the door from the garage to main house. This was not in the schedule. R309.1 STRUCTURAL COMMENTS General 16. Please note all wood bottom plates shall be Douglas fir species. Per analysis the wood plate shall not have a compression perpendicular to grain exceeding 436 psi. Hem fir compression grain is 405 psi. Please modify the drawings to state Douglas fir species shall be used for this structure. NDS table 4A. 17. Vertical analysis submitted state it used NDS 2001. This is not the adopted code. The NDS 2005 shall be used for the design of wood structures. Please modify accordingly. 18. 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 1607.1 R301.5 Sheet A5 Upper Floor Plan and Notes 19. The raised shear wall beam shall be a minimum depth of 12" but the drawings state 9-112" depth. The code required for seismic the maximum height to width rations shall not exceed 2:1. This may be reduced in the lateral resistance is reduce per footnote a. Please either modify the beam to state 12" nominal or submit analysis to justify smaller depth beam for portal frame resistance. IBC table 2305.3.4 & Figured R602.10.6.2 Sheet A6 Foundation Plan and Details 20. The anchor bolt washer shall not be less then .229" thick. 3116" noted is only .1875" thick. Please modify accordingly. R602.11.1 IBC 23 05.3.11 21. Please specify the required post to footing connections for the 8X8 Wood Column. Page 4 of 4 Plan Review Number 41 EECE#: EDM 08-21 Crawford Residence 2008-0187 Sheet A7 Upper Floor & Lower Roof Framing Plan & Shear wall Sheet A8 Upper Roof Framing Plan and Shear Wall Schedule 22. EOR, please specify the required anchorage of the truss to the supporting structures. The IBC required the register design professional to specify this. IBC 2303.4.1.6 Ener No comment at this time Ventilations and Indoor air duality comments (V&IAQC) Sheet A4 Main Level Floor Plan and Notes 23. Please specify the required fan to be used in the kitchen. There is a note 4 but this note is not reference in the kitchen. WSV&TAQC 303.3.1 24. Please add and additional fan in the master shower room area. There is one in the water closet but one is also required in this room. Please modify accordingly. WSV&IAQC 302.2.1 25. Please add a fan in the utility room. WSV&IAQC 303.3.1 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. LO Hoyt Jeter, P.E. President