APPROVED BLD RESUB2 BLD2022-0946+Architectural_Plan+12.4.2022_8.54.36_AM+3250688SITE INFORMATION
SCOPE OF WORK
1. PROPOSED A NEW ROOM ADDITION TO AN EXISTING HOUSE & AS BUILT OF AN EXISTING POOL BATHROOM
LEGAL DESCRIPTION
LOT 16 MEADOWDALE ESTATES
NW 1/4 SW 1/4 SECTION B
VOLUME 5 PAGE 38
SNOHOMISH COUNTY, WA
LOT AREA 18480
LOT COVERAGE: EXISTING: 6450+348=6798SF/18480=36.7%
IMPERVIOUS SURFACE: 7980 EXISTING DECKS, RAMPS, DRIVEWAY+ THE NEW ADDTION=8328SF/18480=45%
CODE INFORMATION:
2018 - (IRC)-INTERNATIONAL RESIDENTIAL CODE
2018 NATIONAL ELECTRICAL CODE
2018 UNIFORM PLUMBING CODE
MECHANICAL CODE CODE PER IRC
WASHINGTON STAE ENERGY CODE, 2018 EDITION (WSEC)
WASHINGTON STATE VENTILATION AND INDOOR AIR QUALITY CODE, 2018 EDITION (VIAQ)
OCCUPANCY: GROUPIE R-3 (SINGLE FAMILY RESIDENCE)
ELECTRICAL: PLAN & SYSTEM TO BE DESIGNED BY INSTALLATION CONTRACTOR
AND SHALL CONFORM TO ALL COES AND REGULATIONS.
HEATING & MECHANICAL: VENTIALATION SYSTEM TO BE DESIGNED BY INSTALLING
CONTRIACTOR AND SHALL CONFORM TO ALL APPLICABLE CODES AND REGULATIONS.
ELECTRICAL & MECHNAICAL TO BE DEFFERED SUBMITTALS.
KRASSNER MARIA LETTY - PARCEL# 00513500001600
GENERAL STRUCTURAL NOTES:
CODE: IRC 2018 / IBC 2018 for structural design
Lateral design per ASCE 7-16with IBC amendments
FOUNDATIONS: EXTEND FOOTINGS TO UNDISTURBED SOIL.
CONTACT SOIL ENGINEER IF SOIL IS EXPANSIVE OR
QUESTIONABLE. BOTTOM OF EXTERIOR FOOTINGS SHALL BE 1'6"
MIN. BELOW OUTSIDE FINISHED GRADE. EXISTING FOUNDATIONS
SHALL BE WITHOUT ANY LARGE CRACKS AND SETTLEMENTS.
CONTACT THE ENGINEER WHERE QUETIONABLE.
COMPACTED FILL: SHOULD CONSIST OF PREDOMINANTLY WELL -
GRADED, GRANULAR SOIL, FREE OF ORGANIC MATERIAL AND
DEBRIS. FILL SHOULD BE PLACED IN MAXIMUM 8" LOOSE LIFTS
AND COMPACTED TO A MINIMUM OF 95 PERCENT OF THE
MAXIMUM DENSITY AT OPTIMUM MOISTURE CONTEND
DETERMINDED BY ASTM D-1557 TEST PROCEDURES.
CONCRETE: fc=2500 PSI* MINIMUM 5-1/2 SACKS OF CEMENT PER
CUBIC YARD OF CONCRETE. MAXIMUM SLUMP IS 4".
SEGREGATION OF MATERIALS TO BE PREVENTED. SAW CUT
CONTROL JOINTS FOR SLAB ON GRADE ASAP AT A MAXIMUM 15'
SPACING.
*ASSUMING 3000 PSI WILL BE ACHIEVED WITH 51/2 SACKS for
exposure. NO SPECIAL INSPECTION IS REQUIRED.
REINFORCING STEEL: #5 BARS AND LARGER SHALL BE GRADE 60
DEFORMED BARS, AND #3 AND #4 BARS MAY BE GRADE 40, IN
ACCORDANCE WITH ASTM A-615. LAP CONTINIOUS BARS 50 DIA.
MINIMUM, LION. PROVIDE CORNER BARS FOR ALL WALLS (2'
BEND). WELDED WIRE FABRIC SHALL CONFORM TO ASTM A-185
AND SHALL BE 6X6 - W1.4 X W1.4 LAB ONE FULL MESH AT SPLICES
CONCRETE COVER TO REBAR TO BE:
2X TIMBER KILN DRIED. GRADES SHALL CONFORM TO "WWPA
GRADING RULES FOR WESTERN LUMBER, LATEST EDITION."
WOOD IN CONTACT WITH CONCRETE SHALL BE PRESSURE
TREATED. MISCELLANEOUS CONNECTIONS TO BE SIMPSON
STRONG -TIE OR APPROVED EQUAL. NAILS SHALL BE COMMON
WIRE NAILS. All FASTNERS IN CONTACT WITH PRESSURE TREATED
MATERIAL SHALL BE HOT DIPPED GALVANIZED. ALL BOLTS SHALL
CONFORM TO ASTM A307. PROVIDE WASHER UNDER THE HEAD
AND NUTS OF ALL BOLTS AND LAG SCREWS BEARING ON WOOD.
SEE STAILESS STEEL REQUIREMENTS ON PLANS.
EXISTING LUMBER SHALL BE SOLID WITHOUT ANY DRYROT.
CONTACT THE ENGINEER IF QUESTIONABLE.
GENERAL NOTES:
I. ALL WORK IS TO COMPLY WITH THE: LATEST ADOPTED VERSION OF
THE 2018 INTERNATIONAL RESIDENTIAL CODE (IRC) AND/OR ANY
APPLICABLE COUNTY OR LOCAL JURISDICTION.
2. THE CONTRACTOR IS RESPONSIBLE TO CHECK THE PLANS AND IS TO
NOTIFY THE ARCHITECT Of ANY ERRORS OR OMISSIONS PRIOR TO THE
START OF CONSTRUCTION. OWNER/CONTRACTOR SHALL VERIFY WITH
LOCAL BLDG. DEPT. WHICH CLIMATE ZONE THE PROJECT WILL BE BUILT IN
3. WRITTEN DIMENSIONS SHALL HAVE PRECEDENCE OVER SCALED
DIMENSIONS. DO NOT SCALE THE DRAWINGS.
4. THIS PLAN IS DESIGNED TO MEET 2018 WASHINGTON STATE ENERGY CODE
CHAPTER 51-11 WAC UNDER PRESCRIPTIVE COMPLIANCE OUTLINED IN TABLES
6-1 & 6-2 CONTACT YOUR LOCAL BUILDING JURISDICTION FOR YOUR CLIMATE ZONE.
SHEAR WALL FRAMING: EXTERIOR WALLS TO BE SHEATHED WITH
15/32" CDX PLYWOOD, BLOCKED SOLID. SEE SHEAR WALL
SCHEDULE AS NOTED ON THE PLANS. UON, NAILS SHALL BE 8d @
6" O.C. AT PANEL EDGES AND 8d @ 12" O.C. FIELD TO STUDS
SPACED @16" O.C. See shear wall schedule for additional requirements.
ROOF DIAPHRAGM: APPLY 1/2" CDX PLYWOOD (32/16) ON ROOF,
NAIL WITH 8d @ 6" O.C. AT SUPPORTED EDGES AND 8d @ 12" O.C.
AT INTERIOR SUPPORTS, BLOCKING NOT REQ'D. UON.
FLOOR DIAPHRAGM: APPLY 3/a" MIN. CDX APA RATED PLYWOOD
(24/16) EXPOSURE 1 OR EXTERIOR GLUE, GLUED AND NAILED TO
FLOOR FRAMING MEMBERS WITH 10d COMMON WIRE NAILS AT 6"
O.C. AT ALL SUPPORTED EDGES AND WITH 10d COMMON WIRE
NAILS @ 12" OC. AT INTERIOR SUPPORTS.
NAILING:
ALL NAILS SPECIFIED ON THE DRAWINGS ARE DESIGNED TO BE
HOT DIP GALVENIZED COMMON OR POWER DRIVEN NAILS.
MINIMUM NAIL DIAMETER AND LENGHTH SHALL BE AS FOLLOWS:
EPDXY ANCHOR: ALL EPDXY SHALL BE DISPENSED BY THE DUAL
CARTRIDGE OR GLASS CAPSULE METHOD TO INSURE PROPER
MIXING. CLEAN OUT ALL HOLES WITH COMPRESSED AIR BEFORE
FILLING. SPECIAL INSPECTION REQUIRED PER DRAWINGS.
EXPANSION ANCORS: SHALL HAVE APPROVAL REPORT BY ICC ES
FOR POST INSTALLED CONCRTE ANCHORS AND SHALL BE
INSTALLED AND INSPECTED PER THE REPORT REQUIREMNETS.
INSPECTIONS: Special inspection and/or structural observation may be
required by the local jurisdiction. NOTIFY BUILDING DEPARTMENT FOR
STANDARD BUILDING DEPARTMENT INSPECTIONS AS REQUIRED
BY LOCAL ORDINANCE.
CONTRACTOR: CONTRACTOR SHALL BE RESPONSIBLE FOR ALL
SAFETY PRECAUTIONS AND METHODS, TECJNIQUES, SEQUENCES
AND TEMPORARY BAACING FOR THE STRUCTURAL SYSTEM AND
COMPONENTS TO PERFORM THE WORK.
CONTRACTOR SHALL REPORT ANY DESCREPANCIE TO THE
ENGINEER IN WRITING DURING BIDDING PROCESS.
DRAWINGS INDICATE GENERAL AND TYPICAL DETAILS OF
CONSTRUCTION; SIMILAR DETAILS SHALL BE USED WHERE
CONDITIONS ARE SIMILAR IN CHARACTER, SUBJECT TO APPROVAL
BY THE ARCHITECT OR THE ENGINEER.
ALL STRUCTURAL SYSTEMS AND COMPENENTS SHALL FOLLOW
THE SUPPLIERS GUIDLINE DURING DELIVERY, STORAGE AND
ERECTION.
THE CONTRACTOR SHALL VERIFY DIMENSIONS AND CONDITIONS
AT JOB SITE.
PRE -FABRICATED ITEMS TO BE HANDLED AND INSTALLED PER
MANUFACTURER'S RECOMMENDATIONS
2018 WASHINGTON STATE ENERGY CODE
ZONE 1 OPT IV
ENERGY
CREDIT
INSULATION
ROOF (VAULTED CEILING)
R-49
R-49
ROOF FLAT (CEILING)
EXTERIOR WALLS
R-21
R-30
UNDER FLOOR INSULATION
WALLS BELOW GRADE (INT)
R-21
WALLS BELOW GRADE (EXT)
R-10
SLAB EDGES & HEATED AREAS
R-10
R-8
NO LIMIT
AIR DUCTS AT UNHEATED AREAS
MAXIMUM GLAZING AREA
GLAZING U -FACTOR VERT.
U=.30
U=.50
U=.58
U=.20
GLAZING U-FACTOR OVERHEAD
DOOR U-FACTOR
DOORS W/MORE THAN 50% GLAZING
SHALL BE CONSIDERED A WINDOW)
FURNACE PERFORMANCE
RECESSED LIGHTING FIXTURES
80% EFF.
IC RATED
(SEC 502.4.4 WEC)
VERTICAL FENSTRATION OF NEW WINDOW U =0.24
ENERGY STAR WATER HEATIN GSYSTEM
ENERGY STAR APPLIANCE PACKAGE
.5
.5
.5
INFILTRATION: THE SEALING METHODS BETWEEN DISSIMILAR MATERIALS
SHALL ALLOW FOR DIFFERENTIAL EXPANSION AND CONTRACTION. THE
FOLLOWING SHALL BE CAULKED, GASKETED WEATHER-STRIPPED
OR OTHERWISE SEALED WITH AN AIR BARRIER MATERIAL SUITABLE
FILM OR SOLID MATERIAL.
SHEAR WALL TABLE
Notes apply to the entire Shear Wall table:
• Intermediate framing member's nailing to be 12" o.c.
• Nails(Common): 8d=0.131 "dia x2.5" 10d= 0.148" dia x3"
16d= 0.162" dia x3.5"
• Block all panel edges with min. 2x blocking.
• Apply nailing to all studs, top and bottom plates and blocking
• Framing to be 16" o.c.
• Fasteners shall be driven flush with surface of sheathing nail and staggered at joints.
• Anchor bolts to be embedded min. of 7" in concrete and to be located not more than 12" and not less than 4" from end of the wall(min. 2 A.B. per wall). Provide a hot dip
galvanized 3 x3 x0.229" washer at each A.B; max 1/2" from plate edge. The hole in the plate washer may be diagonally slotted 13/16" x 1 3/a" provided a standard cut washer is
placed between the plate washer and nut. Use 4.5"x 3" x0.229" at 2 sided walls
• Nails shall not be spaced less than 3/8" from edge of sheathing
• Pony walls to be constructed as walls above
HOLDOWN TABLE
Number
Type
Fastener to Studs
Anchor Bolts
1
HDU2
6-114 x2.5 SDS
1/2" Dia. With mi.
2-2x studs
1.75" edge list.
W Min 7" epoxy
embed or 10" embed
in CIP concrete
Notes:
• Locate Holdown on each side of the shear wall
• Stitch studs at each end with 10d Common at 6" staggered
• Refer to Manufacturer's catalog for proper installation
• Minimum concrete strength is 2500 psi
7. ALL WINDOWS WITHIN 24" OF ANY DOOR (REGARDLESS OF WALL
PLANE) AND WHOSE BOTTOM EDGE IS LESS THAN 60" ABOVE FLOOR
OR WALKING SURFACE SHALL HAVE TEMPERED GLAZING.
8. SKYLIGHTS ARE ASSUMED ARE ASSUMED TO BE PRE -MANUFACTURED UNITS
SKYLIGHTS, UNIT SKYLIGHT SHALL BE COMPLIANT WIH THE REQUIREMENT OF
AAMA/WDMA/CSA/101.S.2/A440 (.50 U VALUE)
9. ALL EXTERIOR WINDOWS ARE TO BE DOUBLE GLAZED
10. GLAZING IN DOORS, ENCLOSURE FOR HOT TUBS,
BATHTUBS, & SHOWERS AND ANY PART OF THE BUILDING
ENCLOSING THESE COMPARTMENTS WHERE BOTTOM EDGE OF GLAZING IS LESS
THAN 60" MEASURED VERTICALLY ABOVE ANY STANDING OR WALKING SURFACE,
TO BE TEMPERED GLAZING.
11. BED ROOM TO HAVE MIN. WINDOW OPENING
OF 5.7 SOFT WITH A MIN. WIDTH OF 20" AND A SILL HGT, NOT MORE THAN
44" IN ABOVE FIN. FLOOR, AND 8% GLAZING TO FLOOR AREA.
12. SMOKE DETECTORS SHALL BE INSTALLED IN EA. SLEEPING ROOM (WITH CO DETECTORS
OUTSIDE EACH SUITE OR SLEEPING ROOM), OUTSIDE THE IMMEDIATE VICINITY OF EACH
HARDWIRED INTO THE BUILDING POWER SUPPLY W/ BATTERY BACKUP AND BE
INTERCONNECTED SUCH THAT THE ACTUATION OF ONE ALARM
WILL ACTUATE ALL THE ALARMS AND WILL BE AUDIBLE IN ALL SLEEPING AREAS
OVER BACKGROUND NOISE LEVELS WITH ALL INTERVENING DOORS CLOSED.
13. ELECTRICAL RECEPTACLE IN BATHROOMS,
SHALL BE G.F.I. PER NATIONAL ELECTRICAL
CODE (N.E.C.) REQUIREMENTS.
16. BATHROOMS ARE TO BE VENTED TO THE OUTSIDE
WITH A FAN CAPABLE OF PRODUCING A MIN. 5.0 CFM INTERMITTENT DRYER
17. SPECIFIC MANUFACTURERS AND MATERIALS DEPICTED ON THESE PLANS
ARE AN INDICATION OF QUALITY AND STRENGTH. VERIFY ALL CONSTRUCTION
MATERIAL SUBSTITUTIONS WITH CURRENT APPLICABLE BUILDING CODES AND
LOCAL OFFICIALS PRIOR TO INSTALLATION.
18. ALL OUTLETS TO BE TEMPER RESISTANT
PER ELECTRICAL CODE (CONTACT ELECTRICAL INSPECTOR
IF YOU HAVE QUESTIONS)
19. ARC FAULT BREAKERS PER ELCTRICAL CODE
ALL JOINTS, SEAMS, AND PENETRATIONS (CONTACT ELECTRICAL INSPECTOR IF YOU HAVE QUESTIONS)
SITE BUILT WINDOWS, DOORS, AND SKYLIGHTS
OPENING BETWEEN WINDOW AND DOOR ASSEMBLIES AND THEIR
UTILITY PENETRATIONS
DROPPED CEILINGS OR CHASES ADJACENT TO THE THERMAL ENVELOPE
KNEE WALLS
WALLS AND CEILING SEPARATING THE GARAGE FROM CONDITIONED SPACES
BEHIND TUBS AND SHOWERS ON EXTERIOR WALLS t ■ ■ ■ ■ ■ ■ ■ ■ ■ ■
COMMON WALLS BETWEEN DWELLING UNITS IA separate plumbing permit is required for this 01
OTHER SOURCES OF INFILTRATION. ■ project. Please obtain a plumbing permit from
Ithe City of Edmonds.
5. ALL EXPOSED INSTALLATION IS TO HAVE A FLAME SPREAD RATING
NOT TO EXCEED 25. A SMOKE DEVELOPED INDEX NOT TO EXCEED 50, WHEN
TESTED IN ACCORDANCE WITH ASTM E 84, AND CRITICAL RADIANT FLUX
NOT LESS THAN 0.12 WATTS PER SQUARE CENTIMETER.
6. INSULATE ALL ACCESS DOORSMATCHES TO ATTICS
TO THE EQUIVALENT RATING OF THE WALL (R 21), THE FLOOR (R30), OR OR THE CEILING (R49)
OBTAIN ELECTRICAL
PERMIT FROM
STATE LABOR &
INDUSTRIES
APPROVED
PLANS MUST BE
ON JOB SITE
ALL WORK SUBJECT
TO FIELD
INSPECTION FOR
CODE COMPLIANCE
City
Of Edmonds
Building Department
Work
ADDITION/REMODEL
Address
7404 BRAEMAR DR
Owner
KRASSNER
Approved Date
12/16/2022
Building Official
Permit Number
BLD2022-0946
LEGEND
AREVISION
CONTRACTOR TO VERIFY ALL DIMENSIONS
AND CONDITIONS OF PROJECT AND REPORT
ANY OMISSIONSMISCREPENCIES TO OWNER
& ARCHITECT PRIOR TO COMMENCING WORK. ARCHITECT SHALL
NOT BE RESPONSIBLE FOR DISCREPANT
CONDITIONS RESULTING FROM UNAUTHORIZED WORK
PERFORMED BY THE CONTRACTOR
DISCLAIMER
THESE PLANS HAVE BEEN PREPARED TO MEET THE INTERNATIONAL
RESIDENTIAL CODE (I.R.C.) AND LOCAL BUILDING CODES AND
REGULATIONS. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO
CONSTRUCT THE ADDITION IN ACCORDANCE AND TO MEET THE I.R.C.,
LOCAL, BUILDING CODES AND REGULATIONS AND ANY SITE SPECIFIC
CONSTRAINTS. THE ARCHITECT HEREIN WILL NOT BE RESPONSIBLE FOR
ANY DAMAGES RELATING TO THE ACCURACY AND OVERALL INTEGRITY
OF THE PLANS IN EXCESS OF THE ARCHITECT FEE PAID FOR THEIR
PREPARATION. THE CONTRACTOR THEREFORE MUST CAREFULLY INSPECT ALL
DIMENSIONS AND DETAILS IN THE PLANS FOR ERRORS OR OMISSIONS.
CONTRACTOR SHALL CONTACT OWNER AND NOTIFY ARCHITECT FOR ANY DISCREPANCIES.
THESE PLANS HAVE BEEN DESIGNED TO COMPLY WITH I.R.C. 2018 & IMC 2018, UPC 2018
SHEETS INDEX:
A0.0 COVER SHEET
A1.0 SITE PLAN
C1.0 TESC PLAN
C2.0 COE TESC DETAILS
A1.1 AS BUILT FIRST FLOOR PLAN
A1.2 FOUNDATION & FLOOR PLAN
A1.3 2ND FLOOR & ROOF PLAN
A3.0 SECTIONS AND DETAILS
A.4 EXISTING SHED AS BUILT PLANS & ELEVATIONS
A5.0 FOUNDATION & FRAMING DETAILS
9133
REGISTERED
ARCHITECT
FATAH BOUALAMALLAH
STAT? OF WASNTNGTON
Architect: Fatah Boualamallah
Address: 5333 150th PL SW Edmonds, WA
98026
Phone: 425-268-3883
e-mail: fbarchitects@frontier.com
PROJECT
LOCATION
BRAEMAR
EDMONDS
: 7404
DR
, 98026
RESrU-B
O F-Dec 05 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
No. Description Date
1 SUBMITTAL COMMENT 07/13/22
2 CITY COMMENTS RESPONSE 10/10/22
KRASSNER M.LETTY
ROOM ADDTION
Cover Sheet
Project number Project Number
Date 07/10/22
Drawn by FB
Checked by FB
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PROJECT
LOCATION: 7404
BRAEMAR DR
EDMONDS, 98026
RESUB
Dec 05 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
No. I Description I Date
2 1 CITY COMMENTS RESPONSE 10/10/22
KRASSNER M.LETTY
ROOM ADDTION
- t AS BUILT FIRST
FLUOR AN
Project number Project Number
Date 07/10/22
Drawn by Author
Checked by Checker
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Scale
A1.1
NTS
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CONTINOUE
SOFFIT VEN
ROOF AREA: 295 SF
VENTING AREA: 295/300=71 SQIN
INTAKE AT LOW EAVE AND 71
SQIN EXHAUST AT HIGH EAVE
2" CONTINOUS VENT=9SQIN/LF
71SQIN/9=4FT LONG VENT MIN AT
LOW AND HIGH EAVE
MATCH EXISTING OVERHANG, V.I.F,
CONTINOUS 2" SCREI
SOFFIT INTAKE VENT
A1.3 Footin
1 N
1 /4" = 1'-0"
ROOF/TP
00
EN
Al.
3
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1/4" = 1'-0"
7sw
First Floor N
1/4" = 1'-0"
9133
REGISTERED
ARCHITECT
FATAH BOUALAMALLA
STATE OF WASHINGTON
Architect: Fatah Boualamallah
Address: 5333 150th PL SW Edmonds, WA
98026
Phone: 425-268-3883
e-mail: fbarchitects@frontier.com
PROJECT
LOCATION: 7404
BRAEMAR DR
EDMONDS, 98026
RESUB
Dec 05 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
No. I Description Date
2 CITY COMMENTS RESPONSE 10/10/22
3 City Comments 2 11/24/22
Project number
Date
Drawn by
Checked by
A1.2
Project Number
07/10/22
Author
Checker
2
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1/4" = 1'-0"
N
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1 /4" = 1'-0"
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EAST ELEVATION 0
1 1 /4" = V-0"
WEST ELEVATION
EXISTING
P. EXISTING WINDOWS,
RIFY IN FIELD SILL
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ROOF UNDERLAY, INSTALL
CONTIOUN ROOF TO WALL METAL
FLASHING AS REQUIRED
rN
Second Floor Plan
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First Floor
3'-0"
Fin Grade
2' -Of'
POOL DECK AIL
o'-0" 1
Footin
-2' - 0"
ROOF/TP �
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Second Floor Plan
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IDING
ISTING
First Floor
ZZ-3'-0"
Fin Grade
2'-Off
POOL DECK
,1]Qil1111
Footin
-2'-Off
2 SOUTH ELEVATION
1 /4" = 1'-0"
W WOOD
SICA PAINT
Second Floor Plan
12'-Off
I ALUM. GUTTER AND
JNSPOUT, TO MATCH
7. PROVIDE SPLASH
CK
I CEDAR SIDING, MATCH
7, PAINT
TRIM, PAINTED First Flo or OgL
3' - 0"
Fin Grade �
2' - 0011
=P FLOUNDATION AS POOL DECK
QUIRED ALONG GRADE 0' - 0"
Footin
-2' - 0"
9133
REGISTERED
ARCHITECT
FATAH BOUALAMALLAH
STATE OF WASHTNGTON
Architect: Fatah Boualamallah
Address: 5333 150th PL SW Edmonds, WA
98026
Phone: 425-268-3883
e-mail: fbarchitects@frontier.com
PROJECT LOCATIOIN:
14332 WALLINGFORD AVE N 98133
PROJECT
LOCATION: 7404
BRAEMAR DR
EDMONDS, 98026
RESUB
Dec 05 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
No. I Description I Date
3 1 City Comments 2 11/24/22
KRASSNER M.LETTY
ROOM ADDTION
EXTERIOR
ELEVATIONS
Project number Project Number
Date 07/10/22
Drawn by Author
Checked by Checker
Al .3
Scale 1 /4" = 1'-0"
N
N
O
N
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3
3
A3
2 ROOF/TP �
4 A3 20' - 0°
A3
2X OVERHANG
FRAMING WITH
ROUGH SAWN
SOFFIT
I
I
Second Floor Plan
12' - 0" WOOD SILL TRIM
FURR STEM WALL
N INSULATE WITH IO
RIGID INSULATION
N
I
3
First Floor
Fin Grade
— 2 -0 4
I--
t1 t1 POOLDOECOK _ =
Footing
3 = 3 _
n Section 1
nSection 2
1 /4" = 1'-0" 1 /4" = 1'-0"
V.I.F., MATCH
EXIST. ROOF
12 SLOPE
5
ASPHALT ROOF SHINGLE, OVER ROOF
UNDERLAYMENT, OVER 1/2" OSB SHEATHING
VENT AT HIGH ROOF SEE ROOF PLAN
2X FACIA BD, PAINTED
-------------- 3(2") DIA VENT OPENINGS AT
TOP OF BLOCKING EACH BAY
--------------------
ROUGHSAWN PLYWD SOFFIT,
PAINTED WITH CONTINOUS
SCREENED VENT
� R-381NSULATION
Sec Floor Plan
0"
14" DEEP RAFTERS, OR 2X4 ATTACHED
TO BOTTOM OF 2X12 RAFTERS TO FIT
R-38 BATT INSULATION WITH MIN 1" AIR
GAP WITH BAFFLES CONTINOUS ON TOP
OF INSULATION
- 4X8 DF#2 WINDOW HEADER, INSTALL R-10
RIGID INSULATION AT INTERMEDIATE
FRAMING
VINYL WINDOW PER PLAN
2X6 STUDS @ 16" O.C.
1/2" OSB SHEATHING, R21 BATT INSULATION, 5/8" TYPE "X" GYP SHEATHING
PAINTED OVER PVA PRIMER
MUD SILL GASKET
1/2" DIA. ANCHOR BOLT T-0" O.C.
w/ 3"X3" X 0.229" WASHER,
/ 4" CONCRETE SLAB OVER 3
3" COM ACTED G AVEL
BEVEL CUT SLAB EDGE OVER INSULATION
Irst Floor
3'-0"
SLOPE GRADE 5% FOR 5FT MIN
AROUND BUILDING
Fin Grade
R-10 RIGID INSULATION 2'-0" DEEP
AT PERIMITER OF SLAB
POOLDE - 011
FI-RH
p
TYPICAL WALL SECTION
3 1/2" = 1'-0"
FOOTING AND STEM WALL,
Footin SEE FOUNDATION PLAN &
_2f _ 0�S/TR�JOTURA jDET.eILS
PERFORATED FOOTING DRAIN, WITH HOLES FACING DOWN
SET IN GRAVEL BED WRAPED IN FILTER FABRIC SLOPE
TO DRAIN, CONNNECT TO EXISTING FOOTING DRAIN.
**DO NOT CONNECT DOWNSPOUT TO FOOTING DRAIN
/i\
1
A3
SECTION AT INTERIOR BEARING WALL
1 /2" = 1 '-0"
EXIST 2X 6 EXTERIOR
WALL
4X8 DF#2 HEADER AT NEW DOOR
NEW DOOR PER PLAN
SEAL JOINT OF SLAB,
UNDER NEW FLOORING
TRANSITION
-- EXISTING FOUNDATION, V.I.F.
TYP. ROOF ASSEMBLY,
SEE WALL SECTION THIS
SHEET
2X4 STUDS @ 16" O.C.
INTERIOR WALL, 1/2" TYPE GYP,
TAPE & PAINT, TYP
4X8 DF#2 HEADER
DOOR PER PLAN
4" SLAB ON 4" MOIN COMPACTED
GRAVEL
AAr
J
Fin Grade
2' _ 0" �!
THICKEND SLAB UNDER WALL PER PLAN,
SEE 5/A5 AND 8 A/A5 FOR WALL SILL
ANCHOR DETAILS
Second Floor Plan
12'-00"
First Floor
Fin Grade
2'-0"
POOL DECK
0'-00"
Footing A�
-2'- F-770
9133
REGISTERED
ARCHITECT
FATAH BOUALAMALLAH
STATE OF GVASHTNGTON
Architect: Fatah Boualamallah
Address: 5333 150th PL SW Edmonds, WA
98026
Phone: 425-268-3883
e-mail: fbarchitects@frontier.com
PROJECT
LOCATION: 7404
BRAEMAR DR
EDMONDS, 98026
RESUB
Dec 05 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
No. I Description Date
2 CITY COMMENTS RESPONSE 10/10/22
3 City Comments 2 11/24/22
1ASSNER M.LETTY
ROOM ADDTION
SECTIO
D ETA
Project number
Date
Drawn by
Checked by
Scale
NS &
ILS
Project Number
07/10/22
Author
Checker
A3
As indicated
N
N
N
N
O
N
P')
r
EXISTING ATTACHED BATHROOM AND SHED HAVE BEEN DELETED
FROM THIS PERMIT SCOPE. SHED/BATHROOM PLANS & DETAILS
ARE DELETED FROM THIS SHEET. THIS SHEET AND NOTE ARE TO
REFERENCE REVISION CHANGES TO PERMIT SCOPE AND PLAN SET
SHEET A4.0
THE EXISTING 10FTX12FT DETACHED SHED IS TO REMAIN ONSITE
THE SHED IS USED FOR STORAGE ONLY. SHED IS EXEMPTED
FROM PERMITTING CONFORMING TO ECDC Title 19.00.025 (G)
RE
Dec
D.
CD
C\d
ARCHITECT
Architect: Fatah Boualamallah
c�=WEdmonds,W�
P°n:��69;P81e-mail: fbarchitects@frontier.com
PROJECT
LOCATION: 7404
BRAE"'AR °R
EDMONDS, 98026
III
No.
Description
Date
2
CITY COMMENTS RESPONSE
KRASSNER M.LETTY
ROOM ADDTION
EXISTING SHED
Project number Project Number
Date 07/10/22
Drawn by Author
Checked by Checker
A.4
Scale
SUB
052022
iF EDMONDS
RENT SERVICES
'ARTMENT
SOLE
91
CONC. STEMWALL OR FTG.
= X
ANCHOR ROD CENTERED IN
REGISTERED
�N _q
PLATE WITH BPS= 6 PLATE WASHER
ARCHITECT
24
OVERLAP
� ----
--- =-----
n m`�
SEE PLAN FOR SLAB
I/r3" x 11j2 PRE -MOLDED SEE PLAN FOR SLAB
SECOND POUR
FIRST POUR
IJ2"0 x 10 SMOOTH
FA AH B L7AL MALLA3
STATE of infASHTNCTON
LU
°
HORIZ.
THICKNESS AND
CANT. MASTIC JOINT STRIP. THICKNESS AND
DBL. GREASED
o}
"
REINFORCING
X
REINFORCING (typ.)
(joint may be saw cut at REINFORCING (typ.)
DOWEL a 18'oc
ii
'
PER PLAN
N STAGGERED ANCHOR RODS WITH
EXTERIOR EXTERIOR
-
�N q
T_
contractor's option)
4/OR DETAIL
F_ BPS= 3 PLATE WASHERS
CORNER BARS
SI-4EAR ANCNO� O�TIONe FOR 2x& WALL SHEATHED
ON 5OTI� 51DE5
SAME SIZE 4
SPACING AS HORIZ.
ANCHOR ROD LOCATED APPROX. 13/4" ANCHOR ROD LOCATED APPROX. 23/4"
SIMP. MASA STRAP INSTALLED
REINFORCIN, W1 24"
OVERLAP
ALT. BEND
FROM SHEATHING WITH BPS= 3 PLATE FROM SHEATHING WITH BPS= 6 PLATE
ON SAME SIDE AS SHEATHING
24" OVERLAP
ERLAP�WO
WASHER WASHER
; ��j•
�y5.
�✓
;.
�.�
PLASTIC VAPOR BARRIER
AND COMPACTED GRANULAR
FILL PER PLAN (no vapor
PLASTIC VAPOR BARRIER
AND COMPACTED GRANULAR
FILL PER PLAN (no vapor
Architect: Fatah Boualamallah
Address: 5333 150th PL SW Edmonds, WA
98026
>
"'
® �"
barrier ext. slab locations
barrier 0 ext, slab IocatiDns)
Phone:425-268-3883
HORIZ.
"� "'
GONG. STEMWALL OR FTG,
�n REINFORCING
PER PLAN
Control Joint
E CONTROL OR
Construction Joint
e-mail: fbarchitects@frontier.com
' 4/OR DETAIL
X
JOINTS IN N SLABS ON GRADE TO BREAK
UP SLAB INTO RECTANGULAR AREAS
OF 250 SQUARE FEET OR LESS. AREAS
TO BE APPROX. SQUARE AND HAVE NO
ACUTE ANGLES, JONT LOCATIONS TO
1 CORNER REINFORCING
'-0"
n SHEAR ANCHIR OPTIONS Copy 1
BE APPROVED BY THE ARCHITECT.
1 /211 = 1
NAIL SHT G TO
1/2" = 1'-0"
BLOCKS AS FOR
TOP PLATES
SHEARWALL
EDGE NAILING
Typical Slab Joints
PROJECT
4'-0' AN. LAR xd M -16d NAILS
{U9iE TOP PLATE
SPACE[? EVENLY
1 1
I
LOCATION: 7404
HEADER
—
- Q -
i
--——— Ir O '_
- _._ -.. _ '_.... - - - - - -
•
-
I
a
1
I
1
BRAEMAR DR
L ATr= JGIkT
�
i 1
EDMONDS 98 026
XEN
FLAT BLOCKS W/ L5TA21 (TYPJIW
O�IER STLr��
1YALL S1rUD5 RER sal-ED.4x2
�T��.
9U
' ; I
J.
k
� I
111
TYPICAL TOP PLATE SPLICE DETAIL
C�
J 1OOTING0,DETAIL
FOOTING DETAIL2
11
1 /2 = 1 0
II A
IAl
_
RE
DETAIL
3 TYP. WINDOW STRAP
DETAIL
8
Dec
1 /2 = 1 -0
3!" _ �'
OP
DEVELOP
NOTE:
DEF
TOP PLATE SPLICE TO OCCUR AS SHOWN ABOVE AT ALL INFERIOR I
EXTERIOR, BEARING ANDIOR & SHEA"ALLS ►�T ALL LEVELS.
(E) 1/2" OSB ROOF SHEATHING
No.
Description
Date
2
CITY COMMENTS RESPONSE
10/10/22
(E) 2X4 RAFTER 9a 16" O.C.
City Comments 2
11/24/22
--
\\\
(E) 2-2X4 STUD TOP
PLATES
.
(E) 2X4 STUD WALL Qa 16"
.......
O.C.
o '
for �.;
t
7 _.
}
...........
-•--•---.. 1
AQi7 r!r!4 QA�H� I.
......... .......
'`.C$d I i �.,,�
I
_ iI
LrJ
NOT
USED
,
! `� S, I </� 11
i
(E) 1/2" OSB SHEATHING
'NC* era �u►+G
k xEOK, r
n
I 1 'I I� N
1
O 3/4" SUBFLOOR SHEATHING
4_
=L
.�VV IIwAi 10
*WCH NC�MAL
•
IM OF 00CAVA11CN
.••
1
I II� i —1
I �, � .I .
l 1
(E) 2X4 P.T. MUD SILL
KRASSNER M LETTY
r
—
f
I 1
I i i. :. I -I I I 'I j 1 i 1 I I I
I
ROOM ADDTION
.................... .
E P.T. 2X6 FLOOR JOIST 16 O.C.
FOUNDATION &
STEPPED FOOTING
8 ROOF FRAMING DETAILS
'-0"
(E) CONCRETE PAD
FRAMING DETAILS
1 /2 — 1 0
- 1/2" = 1
Project number Project Number
(E) EXISTING FINISHED GRADE
Date 07/10/22
-
Drawn by Author
Checked by KA
-
A-5
N
N
Section 3
0
3/4" = 1'-0"
Scale As indicated
M
N
SUE;
052022
IF EDMONDS
RENT SERVICES
'ARTMENT