20140624103734352.pdfJune 18, 2014
Chuck Miller, Plans Examiner
City of Edmonds Building Division
121501 Avenue North
Edmonds, Washington 98020
RE: Plan review comments for Bl -D2014-0508
Dear Mr. Miller,
Below please find my response to your plan review comments for the project referenced above ("Balas
Remodel"), listed in your letter to Steve Balas, dated June 9, 2014,
'I. neral Note
a. We will use W Table 8406.2 Option 3a, a gas furnace with a minimurn AFUE of 95%.
.Vin Floor Plan
a. The existing wall insulation is R-11 fiberglass batty, and will remain in place due to the minimal
disturbance of the existing wall assembly. The existing ceiling insulation is R-38 fiberglass batty
and will also remain due to the minimal disturbance of the ceiling assembly for the proposed work
(allowed per WSEC 1101.4.3).
b. The new beam over the opening between the kitchen and dining room will be supporting the
existing ceiling, assumed to be 10P F, with a tributary width of 12', for a total load of 120 PLF, and
spanning 14 feet. Based on a very conservative interpolation of IBC Table 2308.9.5, (4) 2x12
HF#2 joists are more than adequate. To minimize shrinkage cracks in the finished drywall a 5 %" x
117/8" PSL will be used, far exceeding the capacity of the (4) 2x1 2s.
c. The headers for the new door and window openings are required to be just (2) 2x6s, (IBC Table
2308.9.5).
3. Building Section A -A
a. The fire separation between the garage and new/existing living space shall be minimum 1/2"
gypsum wallboard.
Bales Remodel Plan Review Comments Letter
Page 2 of 2
In the interest of minimizing additional review time, could you simply attach this letter to the plans submitted
and/or approve the drawings with these corrections noted? Thank YOU for Your help Mr. Miller. Please
don't hesitate to contact me with additional questions.
Sincerely,
PWF Architecture, LLC
Philip W. Frisk, AIA, Principal
Washington State Architect Registration Number 7320
AJN
CC: Steve Solas e, All)
!nvl"Y