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