ResponseMarch 16, 2020
DONOVAN AKAU
City of Edmonds
Building Division
121 5th Ave. N
Edmonds, WA 98020
Plan Check:
Project Address
Project:
Dear Mr. Akau:
BLD2020-0241
9327 217TH ST SW
ACJ HOLD INGS/PHAYSITH- INTERIOR REMODEL
In response to your plan review comments in a letter dated March 5, 2020, we respectively
submit the following itemized response to your questions:
1. Please identify where the Whole House Mechanical ventilation is to be located and how
this will be achieved on the set of plans. It is apparent that a continuous fan rating 50 CFM is
to be installed in the Laundry room. There is concern that the fan along with other mechanical
appliances in that room may affect the proper Combustion air requirements. Table 1507.3.3
(1) and 1507.3.3(2), 2015 IRC.
The plans were revised to illustrate the construction of the proposed deck and its supporting
elements. The knee brace details were added. To illustrate the continuation of the load
transfers from the deck to joists and columns, then continuing to the footing, and the
connection hardware, the nail size and spacing were called out on the drawings Sections C
on Drawing 4.
2. Please provide a cross-section detail from the foundation to the roof/attic showing the R values
that meets the 2015 WSEC.
New structure Cross -Section "E" was created on drawing sheet #1. The Section cut was
added to the basement plan view on drawing sheet #3. In addition, the insulation with R-
values that meet the 2015 WSEC was called out on Cross -Section E.
Sheet 2:
3. Provide a fastening schedule as how the (4) 1.75" x 20" LVL 2.0E are to be connected to
each other on the set of plans for this project
The manufacturer catalog was reviewed to obtain the fastening schedule for the roof ceiling
girder. The use of (3) rows 1/2" diameter bolts at 24" o.c. stagger every 8" was called out on plan
drawing sheet #2.
4. Provide a detail for the +40" guard rail located at the covered porch at the main entrance.
Section R312, 2015 IRC.
The handrail per sectionR312, 2015 IRC and R311.7.8 IRC details and sections were
provided on drawing sheet #1. In addition, the Section Detail was called out on drawing
sheet #2
Sheet 3:
5. It appears that the opening at the existing bearing wall has been enlarged for the door way to
the Laundry room. Please provide a detail(s) for the construction of the new opening or provide
a detail(s)/calculations from the FOR as to the construction of the new opening that will support
the loads that are imposed on the opening and how it will be supported.
The opening head was analyzed to accommodate the existing floor dead and live loads from the
kitchen and hallway above that spanning over the Laundry room. The Revision 2 calculations
package was provided. The opening head size for the doorway was called out of plan drawing sheet
#3.
6. It is apparent that a new opening has been installed in the existing bearing wall for the new
walk in closet. Please provide a detail(s) for the construction of the new opening or provide a
detail(s)/calculations from the FOR as to the construction of the new opening that will support the
loads that are imposed on the opening and how it will be supported.
The opening head was analyzed to accommodate the existing floor dead and live loads. The
opening head size was called out of plan drawing sheet #3.
7. It appears that laundry area has been created in the basement. Please clarify/correct this on
the plans.
The laundry room was created. The "LAUNDRY' room named was placed on the plan drawing
sheet #3.
8. Please indicate on the plans the appliances that are to be gas or electric. Should these
mechanical appliance be gas please provide a detail as to how the outdoor Combustion Air
requirements will be achieved. Section G2407.6 (304.6) 2015 IRC
The appliance is electric. The electric appliances were called out on plan on drawing sheet #2.
9. The fan that has been provided in the laundry that may be used for the whole house ventilation
is insufficient per table 1507.3.3(1) or if intermittent please provide the factors and the size of the
fan that is/may be used for the whole house mechanical ventilation. Please keep in mind that if
this fan is a component of the whole house ventilation that it may affect the gas fueled appliances.
See table 1507.3.3(2)
The whole -house ventilation was adjusted to match the ventilation table. The whole house
location was specified on plan drawing sheet #2. The electric heat furnace was utilized and
provided on plan drawing sheet #3.
Sheet 4:
10. It appears that there are conflicting information that is being provided from the table
"Ventilation for all group private dwelling single and multiple" and the verbiage that is being used
for the whole house ventilation. Please clarify this on the plans.
The whole house ventilation location was specified on plan drawing sheet #2. The Ventilation Table
note with extra words was removed on drawing sheet #4.
11. It appears that the appliances are gas, based on the Energy credits that have been chosen
for this project. Please indicate on the plans the appliances that are gas/electric. Should these
mechanical appliance be gas, please provide a detail as to how the outdoor Combustion Air
requirements will be achieved in the laundry/mechanical room or correct the Energy credits
chosen and make corrections on the plans. Section G2407.6 (304.6) 2015 IRC
The electric appliance heat pump was utilized and revised on drawing sheets #3 and 4. In
addition, the Energy credit was revised to reflect the contractor's last-minute changes.
This concludes our response to the plan checks' comments. Please feel free to call me at
(425)-891-5111 for any further questions or clarifications.
Sincerely,
Khoa Nguyen,
Project Design Engineer