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APPROVED BLD RESUB 2+Architectural_Plan+1.10.2023_9.49.09_AM+3306361MAXIMUM ALLOWABLE HEIGHT [411.5'] BUILDING HEIGHT [410.9'] PLATE HEIGHT -UPPER (18' 1-1/8"+/-) co 00 � SUBFLOOR — UPPER�10' 0"+/-� _ _ � PLATE HT - MAIN �' 0"+� _ _ � SUBFLOOR -MAIN (0' 0") AVG. GRADE [386.5] �VIAXIMUM ALLOWABLE HEIGHT�411.5� — — — — — BUILDING HEIGHT [410.9'] PLATE HEIGHT - UPPERS 8' 1-1/8"+/� BUILDING HEIGHT [399.0'] SUBFLOOR -UPPER (10' 0"+/-)_ PLATE HT -MAIN (9' 0"+/� �_SUBFLOOR -MAIN (0' 0") AVG. GRADE [386.5] _ © Key Design, Inc - 2022 �, i/, �� �� ',% �, �, %, ��/,; "%i;'�", /�, % , I — — — — _— I _____— I _ I �— _ L— — — — — — — — — — — — OBTAIN ELECTRICAL PERMIT FROM STATE LABOR & INDUSTRIES WHILE KEY DESIGN, INC. HAS MADE EFFORT TO ENSURE THE ACCURACY OF THESE DRAWINGS,THE BUILDER SHALL CHECK AND VERIFY ALL DIMENSIONS & COMPLIANCE TO APPLICABLE CODES PRIOR TO CONSTRUCTION. South Elevation - ,Existing 1 /4 - 1 0 West Elevation � Proposed 1 /4 - 1 0 ALL WORK SUBJECT TO FIELD INSPECTION FOR CODE COMPLIANCE __ rROVED PANS MUST BE ON JOB SITE I l— — — — — � __- __- _- �_ ..�.� �_ West Elevation, - ,Existing 1/8 - 1 0 Separate plumbing permit required. Please apply via MyBuildingPermit.com City Of Edmonds Building Department Work r ADDITION AND REMODEL Address 17116 69TH PL W Owner BINGHAM Approved Date 01 �11 %2023 Building Official EIrI.Ci C�a��r Permit Number BLD2022-0898 �� Interconnected Smoke Alarms Are A Requirement ;� Of This Permit In Accordance With R314.2.2 �� The following documentation shall be available on ' site for the building inspector: - � COE APPROVED ARCHITECTURAL PLAN SET ■ � ®COE APPROVED STRUCTURAL PLAN SET COE REVIEWED CALCULATION PACKET � ■ � ENERGY CREDIT WORKSHEET ' � ; SITE PLAN ; CIVIL PLAN � ■ ❑ i ■ ❑ � ■ ; ■ CITY OF EDMONDS BUILDING DEPARTMENT 2021 ; RESUB Jan 10 2023 CITY OF EDMONDS DEVELOPMENT SERVICES DEPARTMENT Elevations 1 Bin ham Addition 17'f 16 69th PI W PLAN:22-A061 R1 Edmonds, WA 98026 Key Design, Inc. Key Design, Inc. SCALE: 1 /4" = 1' 0" Homes of Quality Design and Construction 7433 76th Dr NE Marysville, WA 98270 1 1 0 (425) 350-1702 Of © Key Design, Inc - 2022 ,. %� ;,, ,;; . %; %„' :;: ���- WHILE KEY DESIGN, INC. HAS MADE EFFORT TO ENSURE THE ACCURACY OF THESE DRAWINGS,THE BUILDER SHALL CHECK AND VERIFY ALL DIMENSIONS & COMPLIANCE TO APPLICABLE CODES PRIOR TO CONSTRUCTION. North Elevation -Proposed 1 /4" = 1 ' 0" East Elevation -Existing 1 /4" = 1 ' 0" PLATE HEIGHT -UPPER (18' 1-1/8"+/-) __ _ _ SUBFLOOR -UPPER (10' 0'"+� I I III I I��I - _ _ _ PLATE HT - MAI N �' 0"+� � � �'I� -- -- -- __- ---------------- ___— _— _--- _ _ _ _ North Elevation - ,Existing ___-- � 1/8 - 1 0 __- _- _- _- SUBFLOOR -MAIN (0' 0� NO CHANGES VISIBLE IF FASCIA, ROOF PITCH AND OVERHANGE MATCH EXISTING AT GREAT ROOM RESUB Jan 10 2023 CITY OF EDMONDS DEVELOPMENT SERVICES DEPARTMENT Elevations 2 Bin ham Addition 17'f 16 69th PI W PLAN:22-A061 R1 Edmonds, WA 98026 Key Design, Inc. Key Design, Inc. SCALE: 1 /4" = 1' 0" Homes of Quality Design and Construction 7433 76th Dr NE Marysville, WA 98270 2 1 0 (425) 350-1702 Of 2 IN. MIN AND BOT DRILLING STRUCTURAL FLOOR MEMBERS NOTCH GREATE OF PLATE WIDT TOP PL, DETAIL TOP PLATE FRAMING TO ACCOMODATE PIPING R308.4.3 glazing in windows. Glazingg in an individual fixed or operable panel that meets all of the following conditionsshall be considered to be in a hazardous location: 1. Exposed area of an individual pane greater than 9 square feet. 2. Bottom edge less than 18 inches above the floor. 3. Top edge greater than 36 inches above the floor. 4. One or more walking surfaces within 36 inches horizontally of the glazing. Exceptions: 1. Decorative glazing. 2. Where a horizontal rail is installed on the accessible sides) of the glazing 34 to 38 inches above the walking surface. 3.Outboard panes in the insulating glass unit and other multiple glazed panels where the bottom edge of the of teh glass is 25 feet or more above grade, roof , or walking surface or other horizontal (within 45 degrees of horizontal) surface adjacent tothe glass exterior. R308.4.4 Glazing in guards and rails. All gglazing in guards and railings shall be considered loacted in a hazardouslocation. R308.4.5 glazing and wet surfacese. Glazing in walls, enclosures or fences containing or facing hot tubs, spas,whirlpools, saunas, steam rooms, bathtubs, and showers and indoor or outdoor swimming pools where the bottom exposed edge of the. glazing is less than 60 inches measured vertically above any standing or walking surface is considered a hazardous location. This shall apply to single and each pane of multiple glazing. ONDUIT Exceptions: 1. Glazing that is more than 60" measured horizontally and in a straight line, from the waters edge of a bathtub, hot tub, spa, whirlpool or swimming pool or from the edge of a shower,sauna or steam room. �ia I � I . io I � `° I I �� 6' 0„ � CUSTOM HOOD WITH FAN 1 I < VENT COOKTOP TO OUTSIC I I I I � I I I I I I I I o I I (V �� � I I o I I � I I STUD I I I I I I I I � o� I I ni I I I I I I O I I in I I I I I I I I I I I I I I I I I i� 1%AND 60% i i� STUD MUST � IORE THAN - I �S ARE I ED � I � ------ NOTCHING AND BORED HOLE LIMITATIONS FOR EXTERIOR AND BEARING WALLS SECTION R312 GUARDS AND WINDOW FALL PROTECTION R312.1 Guards. Guards shall be provided in accordancewith Sections R312.1.1 through R312.1.4. R312.1.1 Where required. Guards shall be provided for those portions of open - sided walking surfaces, including stairs, ramps and landings, that are located more than 30 inches measured vertically to the floor or grade below at any point within 36 inches horizontally to the edge of the open side. Insect screening shall not be considered as a guard. R312.1.2 Height. Required guards at open -sided walking surfaces, including stairs, porches, balconies or landings, shall be not less than 36 inches in height as measured vertically above the adjacent walking surface or the line connecting the leading edges of the treads. Exceptions: 1. Guards on the open sides of stairs shall have a height not less than 34 inches measured vertically from a line connecting the nosings. 2. Where the top of the guard serves as a handrail on the open sides of stairs, the top of the uard shall be not less than 34 inches and not more than�8 inches as measured vertically from a line connecting the nosings. R312.1.3 Opening limitations. Required guards shall not have openings from the walking surface to the required guard height that allow passage of a sphere 4 inches in diameter. Exceptions: 1. The triangular openings at the open side of stair, formed by the riser, tread and bottom rail of guard, shall not allow passage of a sphere 6 inches in diameter. 2. Guards on the open side of stairs shall not have openings that allow passage of a sphere 43/8 inches in diameter. R312.1.4 Exterior plastic composite guards.. Plasticcomposite exterior guards shall comply with the requirements of Section R317.4. © Key Design, Inc - 2022 6' 0" WHILE KEY DESIGN, INC. HAS MADE EFFORT TO ENSURE THE ACCURACY OF THESE DRAWINGS,THE BUILDER SHALL CHECK AND VERIFY ALL DIMENSIONS & COMPLIANCE TO APPLICABLE CODES PRIOR TO CONSTRUCTION. �' �' o" DINING ROOM LIVING ROOM 3' 3" � T 0" 13' 6" --------------------- R308.4.6 Glazing adjacent to stairs and ramps. Glazing where the bottom edge is less less than 6 inches above the plane of the adjacent walking surface of stairways, landings and ramps shall be considered a hazardous location. Exceptions: 1. Where a rail is installed on the accessible side(sl of the glazing 34 to 38 inches above the walking surface. The raiiil shall be capable of withstanding a horizontal loads of 50 Ibs per linear foot and have across -sectional height of not less than 1-1/2". 2.Glazing 36 inchess or more measured horizntally from the walking surface. R308.4.7 Glazing adjacent to bottom stair of landing. Glazing adjacent to to the landing at the bottom of a stairway of landing where the glazing is less than 36 inches above the landing and is within a 60 inch horizontal arc less 180 degrees from the bottom tread nosing shall be considered to be a hazardous location. TABLE M1507.4 MINIMUM REQUIRED LOCAL EXHAUST RATES FOR ONE- AND TWO-FAMILY DWELLINGS Exception: The glazing is protected by a guard complying with Section R312and the palne of glass is more than 18 inches from the guard. A 10 14' 2 1/2" r' ��. � //////� �����l�Jlllllii� ((�� o �1�.o\ v _>��.:.� COVERED PORCH I �. � � � I I I ---------------� I I I I I I I �----------------- I I I ----1----L AREA TO BE EXHAUSTED EXHAUST RATES Kitchens 100 cfm intermittent or 25 cfm continuous Bathrooms -Toilet Rooms Mechanical exhaust capacity of 50 cfm intermittent or 20 cfm continuous WSEC R403.3.1 Duct insulation R-8. Ducts w/in concrete/ground insulated to R-10 designed for below grade. WSEC R403.3.2 & R403.3.3 Ducts, air handlers, and filter boxes shall be sealed. Additional duct requirements M1601.4 Duct testing required. M1507.4 50cfm min bathroom, 100cfm min kitchens, vented to the outside (Table M1507.4) . M1507.3.4.1 Whole house fan (prescriptive sizing per Table M1507.3.3 (1)). M1507.3.4.4 Individual outdoor air inlets or operable windows with an openable a rea not less than 4 sqq in. net free area for each 10 cfm of outdoor air required by Table M 1507.3.3(1) .in each habitable room. WSEC R402.4 Provide air leakage test. Provide the completed passing test result certificate to the Bldg Dept. WSEC 403.1 Provide at least one programmable thermostat for the primary space conditioning system and one programmable thermostat for each additional system. WSEC R403.5.3 Insulate hot water pipe, both within &outside of conditioned space, shall have a minimum R-3. Hot and cold water pipe in unconditioned space shall have a minimum R-3 insulation. NEW WALL EXISTING WALL T- BEARING WALL POINT LOAD EXISTING WALL TO BE REMOVED SD SMOKE DETECTOR CO CARBON MONOXIDE DETECTOR EXHAUST FAN X LINEAR FEET OF TYPE Y SHEAR WALL, SEE ENGINEERING 19/S5.1 STRUCTURE TO BE CONSTRUCTED IN ACCORDANCE WITH: 2018 IRC 2018 UPC 2018 IMC 2018 IFC 2018 WSEC 2017 NEC Addition/Remodel Area Note: Existing Main Level 1,513 sf Existing Upper Level (No Change) 1,773 sf Proposed Addition Main Level 61 sf Total Conditioned Area (Existing +Proposed) 3,347 sf Existing Garage (No Change) 853 sf Existing Cover Porch (No Change) 444 sf Proposed Additional Conditioned Area 61 sf SECTION R406 ADDITIONAL ENERGY EFFICIENCY REQUIREMENTS R406.1 Scope. This section establishes additional energy efficiency requirements for all new construction covered by this code, including additions subject to Section R502 and change of occupancy or use subl'ect to Section R505 unless specifically exempted in Section R406. Credit from both Sections R406.2 and R406.3 are required. R406.2 Carbon emission equalization. This section establishes a base equalization between fuels used to define the equivalent carbon emissions of the options specified. The permit shall define the base fuel selection to be used and the points specified in Table R406.2 shall be used to modify the requirements in Section R406.3. The sum of credits from Tables R406.2 and R406.3 shall meet the requirements of Section R406.3. R406.3 Additional energy. efficiency requirements. Each dwelling unit in a residential building shall comply with sufficient options from Table R406.2 so as to achieve the following minimum number of credits: 1. Small Dwelling Unit:...........................................................................................3.0 credits Dwelling units less than 1500 square feet in conditioned floor area with less than 300 square feet of fenestration area. Additions to existing building greater than 500 square feet of heated floor area but less than 1500 square feet. 2. Medium Dwelling Unit:........................................................................... 6.0 credits All dwelling units that are not included in #1, #3 or #4. 3. Large Dwelling Unit:.......................................................................................... 7.0 credits Dwelling units exceeding 5000 square feet of conditioned floor area. 4. Dwelling units serving R-2 occupancies:...........................................................4.5 credits 5. Additions less than or equal to 500 square feet :................................................ 1.5 credits The drawings included with the building permit application shall identify which options have been selected and the point value of each option, regardless of whether separate mechanical, plumbing, electrical, or other permits are utilized for the project. 2018 WSEC -ENERGY CREDITS Additions < 500 sf of conditioned space (1.5 credits ) O t. Descri tion Credits 1.2 Prescripptive compliance is based on Table R402.1.1 with the following 1.0 modifications: Vertical fenestration U = 0.20. 4.1 All suppply and return ducts located in an 0.5 unconditioned attic shall be deeply buried in ceiling Insulation in accordance with Section R403.3.7. For mechanical equipment located outside the conditioned space, a max. of 10 linear feet of return duct and 5 linear feet of supply duct connections to the equipment . may be outside the deeply buried insulation. All metallic ducts located outside the conditioned space must have both transvers and longitudinal joints sealed with mastic. If flex ducts are used, they cannot contain splices. Duct leakage shall be limited to 3 cf 100 feet floor per square of conditioned area. Air handlers) shall be located within the conditionedd space. Total 1.5 RESUB Jan 10 2023 CITY OF EDMONDS DEVELOPMENT SERVICES DEPARTMENT Main Floor Plan - Prosposed Bin ham Addition 17'f 16 69th PI W PLAN:22-A061 R1 Edmonds, WA 98026 Key Design, Inc. Key Design, Inc. SCALE: 1 /4" = 1' 0" Homes of Quality Design and Construction 7433 76th Dr NE Marysville, WA 98270 3 Of 1 0 (425) 350-1702 © Key Design, Inc - 2022 WHILE KEY DESIGN, INC. HAS MADE EFFORT TO ENSURE THE ACCURACY OF THESE DRAWINGS,THE BUILDER SHALL CHECK AND VERIFY ALL DIMENSIONS & COMPLIANCE TO APPLICABLE CODES PRIOR TO CONSTRUCTION. A 8 RESUB Jan 10 2023 CITY OF EDMONDS DEVELOPMENT SERVICES DEPARTMENT Main Floor Plan - As built Bin ham Addition 17'f 16 69th PI W PLAN:22-A061 R1 Edmonds, WA 98026 Key Design, Inc. Key Design, Inc. SCALE: 1 /4" = 1' 0" Homes of Quality Design and Construction 7433 76th Dr NE Marysville, WA 98270 4 1 0 (425) 350-1702 of © Key Design, Inc - 2022 WHILE KEY DESIGN, INC. HAS MADE EFFORT TO ENSURE THE ACCURACY OF THESE DRAWINGS,THE BUILDER SHALL CHECK AND VERIFY ALL DIMENSIONS & COMPLIANCE TO APPLICABLE CODES PRIOR TO CONSTRUCTION. A A 10 8 RESUB Jan 10 2023 CITY OF EDMONDS DEVELOPMENT SERVICES DEPARTMENT Upper Floor Plan - As built Bin ham Addition 17'f 16 69th PI W PLAN:22-A061 R1 Edmonds, WA 98026 Key Design, Inc. Key Design, Inc. SCALE: 1 /4" = 1' 0" Homes of Quality Design and Construction 7433 76th Dr NE Marysville, WA 98270 5 Of 1 0 (425) 350-1702 DESIGN CRITERIA 5 -SACK CONCRETE = 2500 PSI GRADE 40 REBAR =fy PSI EO FLUID PRESSURE = 30LBS/SO FT SOIL BRG CAPACITY = 1500LBS/SO FT R317.1.1 &IRC R317.1.2 All wood in contact with earth, or wood in contact with masonry or concrete that is in contact with earth, must be pressure treated wood suitable for ground contact use. Cut ends of treated posts must be re -treated or be provided with protection from contact with concrete. R317.3.1 Fasteners for pressure treated wood must be of hot -dipped galvanized steel, stainless steel, silicon bronze or copper. Staples shall be stainless steel. Coating types and weights for connectors in contact with preservative treated wood shall be in accordance with manuf.'s recommendations, not less than ASTM A653 type G185 zinc -coated galvanized steel or equivalent, shall be used. Exception: 1. '/cinch diameter or greater steel bolts. 2. Fasteners other than nails, staples and timber rivets shall be permitted to be of mechanically deposited zinc -coated steel with coating weights per ASTM 6695, Class 55 min. 3. Plain carbon steel fasteners in SBX/DOT and zinc borate preservative -treated wood in an interior, dry enviroment shall be permitted. R317.1 Wood joists closer than 18" or wood girders closer than 12" to the ground, must be of treated wood or wood of natural resistance to decay. R403.1.6 Foundation anchorage. Wood sill plates and wood walls supported directly on continuous foundations shall be anchored to the foundation in accordance with this section. Wood sole plates at all exterior walls on monolithic slabs, wood sole plates of braced wall panels at building interiors on monolithic slabs and all wood sill plates shall be anchored to the foundation with minimum 1/2-inch diameter anchor bolts spaced not greater than 6 feet on center or approved anchors or anchor straps spaced as required to provide equivalent anchorage to 1/2-inch-diameter anchor bolts. Bolts shall extend not less than 7 inches into concrete or grouted cells of concrete masonry units. The bolts shall be located in the middle third of the width of the plate. A nut and washer shall be tightened on each anchor bolt. There shall be not fewer than two bolts per plate section with one bolt located not more than 12 inches or less than seven bolt diameters from each end of the plate section. Interior bearing wall sole plates on monolithic slab foundation that are not part of a braced wall panel shall be positively anchored with approved fasteners. Sill plates and sole plates shall be protected against decay and termites where required by Sections R317 and R318. Anchor bolts shall be permitted to be located while concrete is still plastic and before it has set. Where anchor bolts resist placement or the consolidation of concrete around anchor bolts is impeded, the concrete shall be vibrated to ensure full contact between the anchor bolts and concrete. Exceptions: 1. Walls 24 inches (610 min) total length or shorter connecting offset braced wall panels shall be anchored to the foundation with not fewer than one anchor bolt located in the center third of the plate section and shall be attached to adjacent braced wall panels at corners as shown in Item 9 of Table R602.3(1). 2. Connection of walls 12 inches (305 min) total length or shorter connecting offset braced wall panels to the foundation without anchor bolts shall be permitted. The wall shall be attached to adjacent braced wall panels at corners as shown in Item 9 of Table R602.3(1) R408.1 Minimum net area of ventilation openings shall not be less than 1 sq.ft. for each 300 sq.ft. of under floor area. A ground cover of 6-mil black polyethylene vapor retarder in or approved equalshall be laid over the ground within crawl spaces. The ground cover shall be overlapped 6 inches min. at the joints and extend to the foundation wall. (State Amendment) Exception. The ground cover can be omitted in crawls paces that have a cocrete slb floor a min. of 2 inches thick. R408.2 Openings for under -floor ventilation. The min, net area of ventilation shall not be less than 1 sf per 300sf of under -floor area. Required openings shall be evenly placed to provide cross -ventilation of the space except one side of the building shall be permitted to have no openings.vent openings shall be covered for their height &width with any of the following materials provided that the least dimension of the covering shall not exceed 1/4 inch 1. Perforated sheet metal plates 0.070 inch thick min. 2. Expanded sheet metal plates 0.047 inch thick min. 3. cast-iron grill or grating 4. Extruded load bearing brink vents 5. Hardware cloth of 0.035 inch wire or heavier. 6. Corrosion resistant wire mesh, with the min. dimension being 1/8 inch thick. Exception, the toatl area of ventilation openings shall be permitted to be reduced to 1/1500 of the under floor area where the ground surface is covered with an approved Class I vapor retarder material and the required openings are located to provide cross ventilation. The installation of operable louvers shall not be prohibited. If the installed ventilation is less than 1/300 or if operable louvers, a radon vent shall be installed to originate from a point between the ground cover and soil. R408.3 Ventilation openings in under -floor spaces specified in R408.1 and 408.2 shall not be required where: 1. Exposed earth is covered with a contiuous Classl vapor retarder. joints of the vapor retarder shall overlap 6 inches min and be sealed or taped. The edges of the vapor retarder shall extend 6 inches min up the foundation wall and a radon system shall be installed. 2. Continuously operated mechanical exhaust ventialtion is provided at a rate equal to 1 cf per minute for each 50 sf of crawl space area. Exhaust ventialtion shall terminate to the exterior. Exception If the under -floor space is used as a plenum complying with M1605.5 in existing structures. R408.4 Under floor areas must be provided with access. Access openings shall be 18"x 24" if access is through the floor, and 16"x 24" if access is through an exterior wall. If access is through an exterior wall, a space 16 inches wide and 24 inches in depth must be provided in front of the opening. Through -wall openings must not be located under doors into the building. R602.11.1 Anchor bolt washers (0.229"x 3"x3" sq.) shall be provide between the foundation sill plate and the nut except where approved anchor straps are used. R403.1.1 Minimum size. The minimum width and thickness for concrete footings shall be in accordance with Table R403.1(1) or R403.1(3) as applicable. The footing width shall be based on the load -bearing value of the soil in accordance with Table R401.4.1. Footing projections shall be not less than 2 inches (51 min) and shall not exceed the thickness of the fooling. Footing thickness and prolection for fireplaces shall be in accordance with Section R1001.2. The size of footings supporting piers and columns shall be based on the tributary load and allowable soil pressure in accordance with Table R401.4.1. R403.1.3 Footing and stem wall reinforcing in SeismicDesiggn Categories D0, D1, and D2. Concrete footings located in Seismic Design Categories D0, D1 and D2, as established in Table R301.2(1) shall have minimum reinforcement in accordance with this section and Figure R403.1.3. Rem{orcement shall be installed with support and cover in accordance with Section R403.1.3.5. R403.1.3.1 Concrete stem walls with concrete footings. In Seismic Design Categories D0, D1 and D2 where a construction joint is created between a concrete footing and a concrete stem wall, not fewer than one No. 4 vertical bar shall be installed at not more than 4 feet on center. The vertical bar shall have a standard hook and extend to the bottom of the footing and shall have support and cover as specified in Section R403.1.3.5.3 and extend not less than 14 inches into the stem wall. Standard hooks shall comply with Section R608.5.4.5. Not fewer than one No. 4 horizontal bar shall be installed within 12 inches of the top of the stem wall and one No. 4 horizontal bar shall be located 3 to 4 inches from the bottom of the footing. R403.1.3.3 Slabs -on -ground with turned -down footings. In Seismic Design Categories D0, D1 and D2, slabs -on -ground cast monolithically with turned -down footings shall have not fewer than one No. 4 bar at the top and the bottom of the footing or one No. 5 bar or two No. 4 bars in the middle third of the footing depth. Where the slab is not cast monolithically with the footing, No. 3 or larger vertical dowels with standard hooks on each end shall be installed at not more than 4 feet on center in accordance with Figure R403.1.3, Detail 2. Standard hooks shall comply with Section R608.5.4.5. R403.1.3.4 Interior bearing and braced wall panel footings in Seismic Design Categories D0, D1 and D2. In Seismic Design Categories D0, D1 and D2, interior footings supporting bearing walls or braced wall panels, and cast monolithically with a slab on grade, shall extend to a depth of not less than 12 inches below the top of the slab. R403.1.3.5 Reinforcement. Footing and stem wall reinforcement shall comply with Sections R403.1.3.5.1 througgh R403.1.3.5.4. R403.1.3.5.1 Steel reinforcement. Steel reinforcement shall comply with the requirements of ASTM A615, A706 or A996. ASTM A996 bars pproduced from rail steel shall be Type R. The minimum yield strenggth of reinforcing steel shall be 40,000 psi (Grade 40). R403.1.3.5.2 Location of reinforcement in wall. The center of vertical reinforcement in stem walls shall be located at the centerline of the wall. Horizontal and vertical reinforcement shall be located in footinggs and stem walls to provide the minimum cover required by Section R403.1.3.5.3. R403.1.3.5.3 Support and cover. Reinforcement shall be secured in the proper location in the forms with tie wire or other bar support system to prevent displacement during the concrete placement operation. Steel reinforcement m concrete cast against the earth shall have a minimum cover of 3 inches. Minimum cover for reinforcement in concrete cast in removable forms that will be exposed to the earth or weather shall be 1-1/2 inches for No. 5 bars and smaller, and 2 inches for No. 6 bars and larger. For concrete cast in removable forms that will not be exposed to the earth or weather, and for concrete cast in stay -in- lace forms, minimum cover shall be 3/4 inch R403.1.3.5.4 Lap splices. Vertical and horizontal reinforcement shall be the longest lengths practical. Where splices are necessary in reinforcement, the length of lap splice shall be in accordance with Table R608.5.4.(1) and Figure R608.5.4(1). The maximum gap between noncontact parallel bars at a lap splice shall not exceed the smaller of one -fifth the required lap length and 6 inches. R403.1.3.6 Isolated concrete footings. In detached one- and two-family dwellings that are three stories or less in height and constructed with stud bearing walls, isolated plain concrete footings supporting columns or pedestals are permitted. R403.1.4 Minimum depth. Exterior footings shall be placed not less than 12 inches below the undisturbed ground surface. Where applicable, the depth of footings shall also conform to Section R403.1.4.1. R403.1.4.1 Frost protection. Exce t where otherwise protected from frost, foundation walls, piers and other permanent supports ofpbuildings and structures shall be protected from frost by one or more of the following methods: 1. Extended below the frost line specified in TableR301.2.(1). 2. Constructed in accordance with Section R403.3. 3. Constructed in accordance with ASCE 32. 4. Erected on solid rock. Footings shall not bear on frozen soil unless the frozen condition is permanent. Exceptions: 1. Protection of free-standing accessory structures with an area of 600 square feet or less, of light -frame construction, with an eave height of 10 feet or less shall not be required. 2. Protection of free-standing accessory structures with an area of 400 square feet or less, of other than light -frame construction, with an eave height of 10 feet or less shall not be required. 3. Decks not supported by a dwelling need not be provided with footings that extend below the frost line. R403.1.5 Slope. The top surface of footings shall be Ievel.The bottom surface of footings shall not have a slope exceeding one unit vertical in 10 units horizontal (10-percent slope). Footings shall be stepped where it is necessary to change the elevation of the top surface o the footings or where the slope of the bottom surface of the footings will exceed one unit vertical in 10 units horizontal (10-percent slope). © Key Design, Inc - 2022 NOTES: ANCHOR BOLTS SHALL BE AT LEAST Yz INCH (12.7 min) IN DIAMETER AND SHALL EXTEND A MINIMUM OF 7 INCHES (178 min) INTO CONCRETE TIGHTEN 3" SO x 1/4" STEEL WASHER & NUT TO EA ANCHOR BOLT MIN. OF TWO BOLTS PER PLATE ESCTION WITH ONE BOLT LOCATED NOT MORE THAN 12 INCHES 305 min OR LESS THAN SEVEN BOLT DIAMETERS FROM THE END OF THE LATE ECTION 15" MIN LAP SPLICE OF REBAR (REBAI FNDN VENTILATION NOTE: 61 SO FT DIVIDED BY 150 EQUALS 0.41 SO FT 0.41 SO FT EQUALS 1 - 6" X 16" VENTS 72.5 SO.IN FREE VENT ADD ONE VENT FO EACH BEING COVER D LOCATE TO ALLOW CROSS VENTILATION THOUGHOUT THE CRAWL SPACE. 13' 0" i- 13' 6" - FOUNDATION VENT � - (TYP.) f~r- - � NOTE: NOTE: NOTE: 6 MIL BLACK VISOUEEN ATTACH TO EXISTING FOOTINGS AT COiNECTION VAPOR BARRIER. FOUNDATION USING WITH EXISTING SHALL BE I REBAR STUB DRILLED LOCATED AS TO NOT UNDERMINE AND EPDXIED INTO (3°' MIN OR CREATE A SURCHARGE TO - - EXISTING FOUNDAT ON EXISTING FOUNDATION - J HORIOZONTIONREBARANCH J J NOTE: ATTACH TO EXISTING � ADDITION FOUNDATION. CUTS HOLE IN EXISTING FOUNDATION WALL 18" X 24" MIN.) TFOR ACCES TO - - FOUNDATION USING REBAR STUB DRILLED y4 CRAWL SPACE. AND EPDXIED INTO �3" MIN.) EXISTING FOUNDAT ON AT LOCATIONS TO MATCH HORIZONTAL REBAR IN ' ADDITION FOUNDATION. � � � � a � I� �-� I � �- � � � N � � � I �� - J I REO'DBLOCKING AS PER PLAN DETAIL TYP. POST &BEAM ON FOOTING 1 /2" = 1' 0" Foundation Plan 1 /4" = 1' 0" R405.1 Concrete or masonry foundations. Drains shall be provided around concrete or masonry foundations that retainearth and enclose habitable or usable spaces located below grade. Drainage tiles, ggravel or crushed stone drains, perforatedpipe or other approved systems or materials shall be installed at or below the top of the footing or below the bottom of the slab and shall discharge by gravity or mechanical means into an approved drainage system. Gravel or crushed stone drains shal extend not less than 1 foot beyond the outside edge of the footing and 6 inches above the top of the footing and be covered with an approved filter membrane material. The top of open joints of drain tiles shall be protected with strips of building paper. Except where.o herwise recommended by the drain manufacturer, perforated drains shall be surrounded with an approved filter membrane or the filter membrane shall cover the washed gravel or crushed rock covering the drain. Drainage tiles or perforated pipe shall be placed on not less than 2 inches of washed gravel or crushed rock not less than one sieve size larger than the the joint opening or perforation and covered with not less than 6 inches of the same material. R406.1 Concrete and masonry foundation dampproofing� Except where required by Section R406.2 to be waterproofed, foundation walls that retain earth and enclose interior spaces and floors below grade shall be dampproofed from the higher of (a) the top of the footing or (b) 6 inches below the fop of the basement floor, to the finished grade. R602.11.1 Wall anchorage for all buildings in Seismic Design Categories D0, D1 and D2 &townhouses in Seismic Design Category C. Plate washers, not less than 0 229 inch by 3 inches h�� �'^^"�� in size, shall be provided between the foundation sill plate and the nut except where anchor straps are used. The hole in the plate washer is permitted to be diagonally sl width of up to 3/16 inch larger than the bolt diameter and a slot length not to exceed 1-3/4 inches, provided a standard cut washer is placed between the plate wad �r 20N� ON 1 WHILE KEY DESIGN, INC. HAS MADE EFFORT TO ENSURE THE ACCURACY OF THESE DRAWINGS,THE BUILDER SHALL CHECK AND VERIFY ALL DIMENSIONS & COMPLIANCE TO APPLICABLE CODES PRIOR TO CONSTRUCTION. 6 MIL. BL VAPOR B DETAIL - B TYP. 6" FOUNDATION WITH CRAWL SPACE 1/2" = 1' 0" IRC R502.6 In floor construction,11oists and beams must have not less the 1.5 inches of bearing on wood or metal and not less than 3 inches on masonry or concrete or be supported by approved joist hangers. IRC R502.7 Joists, rafters and trusses must be supported to prevent rotation by installing solid blocking at each bearing point or as required by manufacturer. R502.8.1 Sawn lumber. Notches in solid lumberjoists, rafters and beams shall not exceed one -sixth of the depth of the member, shall not be longer than one-third of the depth of the member and shall not be located in the middle one-third of the span. Notches at the ends of the member shall not exceed one-fourth the depth of the member. The tension side of members 4 inches or greater in nominal thickness shall not be notched except at the ends of the members. The diameter of holes bored or cut into members shall not exceed one-third the depth of the member. Holes shall not be closer than 2 inches (51 min) to the top or bottom of the member, or to any other hole located in the member. Where the member is notched, the hole shall not be closer than 2 inches to the notch. SOLID BLOCKING ON BOTH SIDES OF POST 1�/6��I�[el ]�_l�L[�3 REBAR PER PLAN 5" ASTENERS 2 ®� ®� 5.5" MIN. FOR 2x 8' *DISTANCE SHALL BE PERMITTED TO 6.5" MIN. FOR 2x 10 BE REDUCED TO 4.5" IF LAG SCREWS 7.5" MIN. FOR 2x 12 ARE USED OR BOLT SPACING IS REDUCED TO THAT OF LAG SCREWS ® ® TO ATTACH 2x 8 LEDGERS TO 2x 8 3/4" MIN. BAND JOISTS. �AG SCREW OR BOLT FIGURE R507.9.1.3(1) PLACEMENT OF LAG SCREWS OR BOLTS IN LEDGERS TABLE R507.9.1.3(2) PLACEMENT OF LAG SCREWS AND BOLTS IN DECK LEDGERS AND BAND JOISTS MINIMUM END AND EDGE DISTANCES AND SPACING BETWEEN ROWS TOP EDGE BOTTOM EDGE ENDS ROW SPACING Ledger a 2 inches d 3/4 inch 2 inches b 1-5/8 inches b Band Joist c 3/4 inch 2 inches e 2 inches b 1-5/8 inches b For SI: 1inch = 25.4 min. a. Lag screws or bolts shall be staggered from the top to the bottom along the horizontal run of the deck ledger in accordance with Figure R507.9.1.3(1). b. Maximum 5 inches. c. For engineered rim joists, the manufacturer's recommendations shall govern. d. The minimum distance from bottom row of lag screws or bolts to the top edge of the ledger shall be in accordance with Fi ure R507.9.1.3 1 . 9 () e. The 2 inches may be reduced to 3/4 inch when the band joist is directly supported by a. mudsill, a header or by double top wall plates. I II II II II II II II II II II II II II L�f � �� �� �� �� �� �� �� II II II II II II ��II�II����� I II II II II II II II II II II II II II II II II II II II II II II - - r II II II II II II II II II �- - --, - - -- --I I - . I I I I I I I I I I I I I I - I I- I L1 I I I II I II II II II II II �� I�L_II ���� �� �� �� �� �� rREACTION FROM STEEL BEAM I 3'/z" x 5'/z" 1.3 E TimberStrand LSL POST DIRECTLY BELOW i POINT LOAD FROM STEEL BEAM CONTINUOUS 1x 6 CLEATS ON BOTH SIDES OF BEAM 3'/z' x 5'/2' 1.3 E TimberStrand LSL POST ELEVATED MIN. 8" ABOVE EARTH ON MIN. 90# ROOFING. PROVIDE POSITIVE CONNECTION TO FOOTING. i, i PER PLAN I. DETAIL CONTINUOUS POST OPTION 1 - 4x BEAM 1 /2" = 1' 0" See structural plans for details Floor Framing Plan 1 /4" = 1' " SOLID BLOCKING ON BOTH SIDES OF POST EXISTING BEAM 6x z 0o Z REBAR PER r REACTION FROM STEEL BEAM I 6x 6 POST DIRECTLY BELOW POINT LOAD FROM STEEL BEAM WOOD CLEATS ON BOTH SIDES OF BEAM PRESSURE TREATED SUPPORT POST OR ELEVATED MIN. 8" ABOVE EARTH ON MIN. 90# ROOFING. PROVIDE POSITIVE CONNECTION TO FOOTING. _ _ � �� ��- �� �� �� �� �� �� �� I �����I�����I�����I�����I�����I�����I�����I!' I II II II II II II II II II II II II II II II II II II II II II II - - r II II II II II II II II II �- - --, - - -- --I I - . I I I I I I I I I I I I I I - I I- I L1 I I I II I II II II II II II �� I�L_II ���� �� �� �� �� �� rREACTION FROM STEEL BEAM I 3'/z" x 5'/z" 1.3 E TimberStrand LSL POST DIRECTLY BELOW i POINT LOAD FROM STEEL BEAM CONTINUOUS 1x 6 CLEATS ON BOTH SIDES OF BEAM 3'/z' x 5'/2' 1.3 E TimberStrand LSL POST ELEVATED MIN. 8" ABOVE EARTH ON MIN. 90# ROOFING. PROVIDE POSITIVE CONNECTION TO FOOTING. i, i PER PLAN I. DETAIL CONTINUOUS POST OPTION 1 - 4x BEAM 1 /2" = 1' 0" See structural plans for details Floor Framing Plan 1 /4" = 1' " SOLID BLOCKING ON BOTH SIDES OF POST EXISTING BEAM 6x z 0o Z REBAR PER r REACTION FROM STEEL BEAM I 6x 6 POST DIRECTLY BELOW POINT LOAD FROM STEEL BEAM WOOD CLEATS ON BOTH SIDES OF BEAM PRESSURE TREATED SUPPORT POST OR ELEVATED MIN. 8" ABOVE EARTH ON MIN. 90# ROOFING. PROVIDE POSITIVE CONNECTION TO FOOTING. _ _ � �� ��- �� �� �� �� �� �� �� I �����I�����I�����I�����I�����I�����I�����I!' RESUB PER PLAN Jan 10 2023 DETAIL DEVELOPMFENT SERVICES CONTINUOUS POST DEPARTMENT OPTION 2 - 6x BEAM 1 /2" = 1' 0" Addition Foundation &Floor Framing Plan Bingham Addition 17'f 16 69th PI W PLAN:22-A061 R1 Edmonds, WA 98026 Key Design, Inc. Key Design, Inc. SCALE: 1 /4" = 1' 0" Homes of Quality Design and Construction 7433 76th Dr NE Marysville, WA 98270 6 Of 1 0 (425) 350-1702 © Key Design, Inc - 2022 _ I I it �r--�� �r �� �r�� II II II i ii ii II it it it it II II II II II Ili it II � II II II LVL BEAM TO STEEL BEAM 1 /2" = 1 ' 0" See structural plans for details WHILE KEY DESIGN, INC. HAS MADE EFFORT TO ENSURE THE ACCURACY OF THESE DRAWINGS,THE BUILDER SHALL CHECK AND VERIFY ALL DIMENSIONS & COMPLIANCE TO APPLICABLE CODES PRIOR TO CONSTRUCTION. Revision of Upper Floor Framing Plan 1 /4" = 1' 0" SIMPSON HURRICANE TIES (H1 OR EQUAL (TYP.) QN,A4(_ I�A,�TI 1/2" GWB LAMENTATED COMPOSITION TO MATCH THE EXISTING ROOF OVER 30# FELT UNDERLAYMENT OVER 1/2"+/- PLYWD OR OSB SHEATHING. DOUBLE UNDERLAYMENT WHEN SLOPE IS LESS THAN 4:12 . ROOF FRAMING PER PLAN. ALL TRUSSES TO BE STAMPED BY WA. STATE ENGINEER &INSTALLED/BRACED PER MANUF. SPECIFICATIONS. VENTED BIRD BLOCKING BETWEEN EACH TRUSS/RAFTER. SKYLIGHTS PER PLAN U-VALUE TO COMPLY W/ 2018 WSEC CEILING INSULATION R49 OR R38 PER 2018 WASHINGTON STATE ENERGY CODE. PROVIDE AIR BAFFEL BETWEEN INSULATION AND ROOF SHEATHING. THE THICKNE55-OF BLOWN-1N OR SPRAYED ROOF/CEILING INSULATION(FIBERGLASS OR CELLULOSE) SHALL BE WRITTEN IN INCHES ON MARKERS THAT ARE INSTALLED AT LEAST ONE FOR EVERY 300 SUARE FEET THROUGHOUT THE ATTIC SPACE. iA) VENTED BIRD BLOCK S S( 5" CONTINUOUS ALUMINUM GUTTERS. .., ._� FASCIA r�. ri i . = a v +i- (TO MATCH EXISTIP HEADERS PER PLAN INSULATION IN EXTERIOR - WALLS - R21 PER 2018 WSEC 1/2" G.W.B. ON 2x 6 STUDS 16" O.C. 3/4" PLYWOOD SUBFLOOR -GLUED NAILED ON 2x 10 DF#2 JOISTS PER FLOOR INSULATION R30 PER 2018 WSEC 6 MIL BLACK VISOUEEN VAPOR BARRIER WINDOWS AS PER PLAN U-VALUE PER 2018 WSEC LAP SIDING TO MATCH EXISTING ASPHALT SATURATED FELT (14#/100 S.F. MIN.) OR TYVEK OR EQUAL BUILDING WRAP OSB OR PLYWOOD SHEATHING PER PLAN/ENGINEERING SINGLE BOTTOM 2x 6 PLATE _�2x 10 WRC/PWW/AZEK TRIM TO MATCH EXISTING TYP. WALL SECTION AT ADDITION 1 /2" = 1 ' 0" ROOFS R802.10.1 Truss design drawings. Truss design drawings, prepared in conformance to Section R802.10.1, shall be provided to the building official and approved prior to installation. Truss design drawings shall be provided with the shipment of trusses delivered to the job site. Truss design drawings shall include, at a minimum, the following information: 1. Slope or depth, span and spacing. 2. Location of all joints. 3. Required bearing widths. 4. Desiggn loads as applicable. 4.1. Top chord live load (as determined from Section R301.6). 4.2. Top chord dead load. 4.3. Bottom chord live load. 4.4. Bottom chord dead load. 4.5. Concentrated loads and their points of application. 4.6. Controlling wind and earthquake loads. 5. Adjustments to lumber and joint connector design values for conditions of use. 6. Each reaction force and direction. 7. Joint connector type and description such as size, each joint connector except where symmetrically located relative to the joint interface. 8. Lumber size, species and grade for each member. 9. Connection requirements for: 9.1. Truss to girder -truss. 9.2. Truss plyy to ply. 9.3. Field splices. 10. Calculated deflection ratio and/or maximum description for live and total load. 11. Maximum axial compression forces in the truss members to enable the building designer to design the size, connections and anchorage of the permanent continuous lateral bracing. Forces shall be shown on the truss design drawing or on supplemental documents. 12. Required permanent truss member bracing location. R802.11.1 Uplift resistance. Roof assemblies shall have uplift resistance in accordance with Sections R802.11.1.1 and R802.11.1.2. R806.1 Ventilation required. Enclosed attics and enclosed rafter spaces formed where ceilings are applied directly to the underside of roof rafters shall have cross ventilation for each separate space by ventilating openings protected aggainst the entrance of rain or snow. Ventilation openings shall have a least dimension of 1/16 inch minimum and 1/4 inch maximum. Ventilation openings having a least dimension larger than 1/4 inch shall be provided with corrosion -resistant wire cloth screening, hardware cloth or similar material with openings having a least dimension of 1/16 inch minimum and 1/4 inch maximum. Openings in roof framing members shall conform to the requirements of Section R802.7. Required ventilation openings shall open directly to the outside air. R806.2 Minimum vent area. The minimum net free ventilating area shall be 1/150 of the area of the vented space. R807.1 Attic access. Buildings with combustible ceilingg or roof construction shall have an attic access opening to attic areas that have a vertical height of 30 inches or greater over an area of not less than 30 square feet. The vertical height shall be measured from the top of the ceiling framing members to the underside of the roof framing members. R905.2.8.5 Drip edge. A drip edge shall be provided at eaves and rake ed�es of shingle roofs. Adjacent segments of drip edge shall be overlapped not less than 2 inches. rip edges shall extend not less than 1/4 inch below the roof sheathing and extend up back onto the roof deck not less than 2 inches. Drip edges shall be mechanically fastened to the roof deck at not more than 12 inches o.c. with fasteners as specified in Section R905.2.5. Underlayment shall be installed over the drip edge along eaves and under the drip edge along rake edges. 61 SF ATTIC AREA ABOVE�M. BATH & OVERFRAMING 1/300 OF 61 SF =0.203 SF MIN. OF FREE VENTILATION MIN 40% &MAX 50% OF VENTILATION TO BE LOCATED WITHIN 3' OF HIGHEST POINT. REMAINDER TO BE LOCATED AT THE EAVE. VENTED BIRD BLOCKS W/(3) 2" DIA. HOLES AND 1/8" SCREEN PROVIDES 0.0522 SF OF NET FREE VENT AREA PER BLOCK. COR-A-VENT ROOF TO WALL VENT PROVIDES 0.046875 SF OF NFVA PER LF. 5 VENTED BIRD BLOCKS = 0.261 SF NFVA (52.8%� 5 LF OF CORAVENT ROOF TO WALL = 0.234 SF N VA (47.2%) SECTION R806 ROOF VENTILATION R806.1 Ventilation required. Enclosed attics and enclosed rafter spaces formed where ceilings are applied directly to the underside of roof rafters shall have cross ventilation for each separate space byy ventilatingg openings protected aggainst the entrance of rain or snow. Ventilation openings shall have a least dimension of 1/16 inch ((1.6 mm) minimum and 1/4 inch (6.4 mm) maximum. Ventilation openings, having a least dimension larger than 1/4 inch (F.4 mm) shall be provided with corrosion -resistant wire cloth screenin hardware cloth or similar material with o enin s having a least dimension of 1/16 inch (1.6 mm) minimum and 1/4 inch (�.4 mml maximum. Openings in roof framing members shall conform to the requirements of Section R802.7. Required ventilation openings shall open directly to the outside air. R806. Minimum vent area. The minimum net free ventilating area shall be 1/150 of the area of the vented space. Excepption: The minimum net free ventilation area shall be 1/300 of the vented space provided one or more of the following conditions are met: 1. In Climate Zones 6, 7 and 8, a Class I or II vaporretarder is installed on the warm -in -winter side of the ceiling. 2. Not less than 40 percent and not more than 50 percent of the required ventilatingg area is provided by ventilators located in the u pper portion.of the attic or rafter space. Upper ventilators shall be located not more than 3 feet (914 mm�below the ridge or highest point of the space, measured vertically, with the balance of the required, ventilation provided, by eave or cornice vents. Where the location of wall or roof framing members conflicts with the installation of upper ventilators, installation more than 3 feet (914 mm) below the ridge or highest point of the space shall be permitted. R806.3 Vent and insulation clearance. Where eave or comice vents are installed, insulation shall not block the free flow of air. Not less than a 1-inch (25 mm) space shall be provided between the insulation and the roof sheathing and at the location of the vent. R806.4 Installation and weather protection. Ventilators shall be installed in accordance with manufacturer's instructions. Installation of ventilators in roof systems shall be in accordance with the requirements of Section R903. Installation of ventilators in wall systems shall be in accordance with the requirements of Section R703.1. Roof Framing Plan For Addition 1 /4" = 1' 0" ROOF FRAMING /ATTICS IRC R802.10.2 Trusses must be designed by a registered design professional, in accordance with ANSI/TPI1 standards. IRC R802.10.3 Trusses must be braced to prevent lateral rotation and provide lateral stability in accordance with the individual truss design drawings. IRC R802.10.4 Truss members must not be cut, notched, drilled, spliced or otherwise altered in any way without the approval of a registered design professional. Alterations resulting in the addition of loads that exceed the design load for the truss will not be permitted without verification that the truss is capable of supporting such additional loading. IRC R802.3 Ridge board: Minimum 1"thickness. Valley or hip rafter: Minimum 2" thickness. Minimum depth not less than the cut end of the rafter. IRC R803.2.1.1 Plywood roof sheathing, if exposed on underside, must exterior grade or assembled with exterior glue meeting an "Exposure 1" rating. IRC R806.1 & R806.2 Enclosed attic and rafter spaces must have cross ventilation for each separate space by vent openings protected against the entrance of rain and snow. The net free vent area may not be less than 1/150 of the space ventilated. Exception: The area may be 1/300, provided at least 50 percent and not more than 80 percent of the required vents are in the upper portion of the space and at least 3' above eave vents or if a vapor barrier with a one perm maximum rating is applied to the warm side of the ceiling. The openings must be covered with corrosion -resistant 1/4" screen. -r----- I I I I IRC R906.3 An insulation baffle with a minimum of a 1"air space installed between the insulation and the underside of the roof sheeting at the location of the vent shall be provided to maintain air flow. IRC R807.1 Attic access must have minimum size of 22" x 30" with 30" unobstructed headroom and be readily accessible. IRC R905.2 Asphalt shingles require underlayment (151b felt paper or equivalent) and a minimum 4:12 pitch on solid sheathed decks. Asphalt shingles may be installed on slopes as low as 2:12, if provided double underlayment. Asphalt shingles shall be self sealing or be interlocking. IRC R905.10.4 Metal Roofing shall be attached with Galvanized or Stainless Steel fasteners; or per manufacturers' specifications. IRC R907.3 New composition roofing may be installed over existing roofing if there is 2 or less layers of existing composition roofing; or if the existing roofing has not deteriorated so it cannot support the new roofing. RESUB Jan 10 2023 CITY OF EDMONDS DEVELOPMENT SERVICES DEPARTMENT Upper Floor Framing Plan -Proposed Bingham Addition 17116 69th PI W PLAN:22-A061 R1 Edmonds, WA 98026 Key Design, InC. Key Design, Inc. SCALE: 1 /4" = 1' 0" Homes of Quality Design and Construction 7433 76th Dr NE Marysville, WA 98270 7 1 O (425) 350-1702 of MAX HEIGHT - 25FT ABV AVG GRADE [411.5'] BUILDING HEIGHT [410.9'] 12 4.5� PLATE HEIGHT- UPPER (18' 1-1/8"+- WALK -I N CLOSET , 12 �� �7 , � SUBFLOOR -UPPER (10' 0"+� 0 - 2x 12 JOISTS @ 16" O.C. PLATE HT -MAIN (9' 0"+/-) � — — _ _ _- _ _ -SLY ROOM - _ - _ OND o _ �_ _ _ �_ _ _ �� TO DEN — �- �� �k�� �� �, _-- � �v� � ��� � - - I _ I — I — _ -- — _ _ SUBFLOOR -MAIN (0' 0") _ �� [ � - a � a � a as — AVG GRADE [386.5'] — — — — — — — — — � a a — a a Q ° ae ° a °° °a g ° � ° � ° a a ° � ° d — ° ° e — — — — ° a a a o ° °° ° ° ° � � � � � ° °� i ° � � /� ° � �\ � / ° C \° / °V A ° / \ \��/��°� �� i�� ���� ��� ���� ��� ' �� CRAWL SPACE FRAMING �, � � � �� � � �� � � �� � � �� � � ��j �� �� �A �\ \� �\ \� � ASSUMED AND WILL NEED TO BE °�� �\ \� ��\ \� ��\ \� ��\ j ��� A� ������ �� ��� � �� V REACTION CAN BE RESOLVEDM S ��° �� ����� ����� ���/� �\ \� ��\ \� � dl a �\ V �\ \ � �� � �� � �� BY THE EXISTING FOOTING � � �� � � ��� ��� ������� �� ° OR A NEW FOOTING ADDED �� � ����� ��� ��� � � ������ �� � �� as � � V ��������� �V���/V �\� \ �A �iA`/,i�� i��� � � ; i i. � �. � � i ; i i. � �. � � i ; i i. � �. � � i ; i i. � �. � � i ; i �V�V�� �� V�V�� �� V�V�� �� V�V�� �� V�V�� �� V�V�� �� � �\ \ � � \ V�� �� Detail A As Built Cross Section REsuB Jan 10 2023 CITY OF EDMONDS DEVELOPMENT SERVICES DEPARTMENT Cross Section -Existing © Key Design, Inc - 2022 WHILE KEY DESIGN, INC. HAS MADE EFFORT TO ENSURE THE ACCURACY OF THESE DRAWINGS,THE BUILDER SHALL CHECK AND VERIFY ALL DIMENSIONS & COMPLIANCE TO APPLICABLE CODES PRIOR TO CONSTRUCTION. Bin ham Addition 17'f 16 69th PI W PLAN:22-A061 R1 Edmonds, WA 98026 Key Design, Inc. Key Design, Inc. SCALE: 1 /2" = 1' 0" Homes of Quality Design and Construction 7433 76th Dr NE Marysville, WA 98270 8 of 1 O (425) 350-1702 PLATE HEIGHT -UPPER (18' 1-1/8"+/-) SUBFLOOR -UPPER (10' 0"+� PLATE HT -MAIN (9' 0"+/-) SUBFLOOR -MAIN (O' 0") © Key Design, Inc - 2022 WHILE KEY DESIGN, INC. HAS MADE EFFORT TO ENSURE THE ACCURACY OF THESE DRAWINGS,THE BUILDER SHALL CHECK AND VERIFY ALL DIMENSIONS & COMPLIANCE TO APPLICABLE CODES PRIOR TO CONSTRUCTION. Detail A Proposed Cross Section Detail B Framing -North RESUB Jan 10 2023 CITY OF EDMONDS DEVELOPMENT SERVICES DEPARTMENT Cross Section -Proposed Bin ham Addition 17'f 16 69th PI W PLAN:22-A061 R1 Edmonds, WA 98026 Key Design, Inc. Key Design, Inc. SCALE: 1 /2" = 1' 0" Homes of Quality Design and Construction 7433 76th Dr NE Marysville, WA 98270 9 Of 1 0 (425) 350-1702 -- © Key Design, Inc - 2022 Detail A Proposed Cross Section WHILE KEY DESIGN, INC. HAS MADE EFFORT TO ENSURE THE ACCURACY OF THESE DRAWINGS,THE BUILDER SHALL CHECK AND VERIFY ALL DIMENSIONS & COMPLIANCE TO APPLICABLE CODES PRIOR TO CONSTRUCTION. PLATE HEIGHT -UPPER (18' 1-1/8"+/-) \ - � SUBFLOOR -UPPER (10' 0"+/-) 0 PLATE HT -MAIN (9' 0"+/-) 0 SUBFLOOR -MAIN (0' 0") \ — -�- Detail B Poposed Cross Section RES U B Jan 10 2023 CITY OF EDMONDS DEVELOPMENT SERVICES DEPARTMENT Cross Sections -Proposed Bin ham Addition 17�16 69th PI W PLAN:22-A061 R1 Edmonds, WA 98026 Key Design, Inc. Key Design, Inc. SCALE: 1 /2" = 1' 0" Homes of Quality Design and Construction 7433 76th Dr NE Marysville, WA 98270 1 0 1 0 (425) 350-1702 of