APPROVED ENG PLN BLD RESUB1 BLD2024-0678+Architectural_Plan _AND_ Site_Plan+6.26.2024_1.16.54_PM+4345151APPROVED
PLANS MUST BE
ON JOB SITE
ALL WORK SUBJECT
TO FIELD
INSPECTION FOR
CODE COMPLIANCE
City Of Edmonds
Building Department
Work DECK
.................................
Address 19031 OCEAN AVE
Owner RIPPEY
Approved Date
Building Official
Permit Number
$moo
�9 Oo
06/26/2024
BLD2024-0678
ENGINEERING DIVISION
APPROVED AS NOTED
Jd], W aw aU 07/09/2024
VV
Applicant shall repair/replace all
damage to utilities or frontage
improvements in City right-of-way
per city standards that is caused or
occurs during the permitted project.
OWNER/CONTRACTOR IS RESPONSIBLE FOR
EROSION CONTROL AND DRAINAGE
OWNER/CONTRACTOR RESPONSIBLE FOR LOCATING
ALL ON SITE UTILITIES. RELOCATION/REVISION TO ANY
UTILITIES MAY REQUIRE A SEPERATE PERMIT.
1 FASTENERS AND CONNECTORS EXPOSED TO SALT WATER OR LOCATED 1
1 WITHIN 300 FEET OF A SALTWATER SHORELINE SHALL BE STAINLESS
STEEL PER 2021 IRC TABLE R507.2.3 FOOTNOTE B. 1
��..�..�..�..�..�..ra..ra..ra..ra..ra..Pa..�..�..�..�..�..Pa..Pa..�..1
1
1 GUARDS SHALL NOT HAVE AN OPENING FROM THE WALKING SURFACE
TO THE REQUIRED GUARD HEIGHT THAT WILL ALLOW THE PASSAGE OF
A 4" SPHERE IN ACCORDANCE WITH 2O21 IRC R312.1.3. 1
0OA-
�/ GAF
O
0 EXISTING ASPHALT/CONCRETE DRIVEWAY AND
THROUGH -DRIVE TO REMAIN.
O EXISTING CONCRETE SIDEWALK TO REMAIN.
O EXISTING PLANTER AREA CUT-OUT TO REMAIN.
MODIFICATIONS IN THIS AREA FOR NEW STRUCTURAL
CONCRETE FOUNDATION.
O EXISTING GAS METER TO REMAIN.
OEXISTING ENTRY PORCH AND STEPS FROM FINISH GRADE
TO MAIN LIVING LEVEL TO REMAIN.
OEXISTING DOUBLE ENTRY DOOR TO REMAIN.
O EXISTING GARAGE DOOR TO REMAIN.
O EXISTING WINDOWS TO REMAIN.
O EXISTING OUTER EXTENT LINE OF EXISTING, CANTILEVERED
DECK TO BE REMOVED. SEE SECOND FLOOR DEMOLITION
PLAN AND NOTES, SHEET A-1. DASHED LINE IS ALSO THE
OUTER EXTENT LINE OF THE NEW, BEAM SUPPORTED DECK
PER DRAWINGS AND DETAILS, SHEET A-2.
10. NEW STRUCTURAL POST AND CONCRETE FOUNDATION FOR
NEW EXTERIOR DECK PER DRAWINGS AND NOTES, SHEET
A-2.
11_ TEMPORARY LAYOUT OF SILT FENCING OR STRAW BALES
AS RECOMMENDED IN THE GEOTECHNICAL REPORT SHALL
BE UTILIZED TO PROTECT THE CONSTRUCTION AREA AND
PROCESSES FROM MUDDY WATER LEAVING THE JOBSITE,
PER CITY OF EDMONDS REQUIREMENTS.
12. (SPARE)
13 (SPARE)
RS-12
N_
Zone
Corner
.N_ Flag
Setbacks:
Required
Actual
25
Front
:___________;
Sides
10
78v9" :
Rear
.�5---r
------------r
------------
Other
�
:
� r
r
existing
r
Height
-- ---r
------------r
APPROVED BY PLANNING
Jun 27 2024
0
z
SITE PLAN scnLe: r = io'-o° 1
THE EXISTING, TWO-STORY SINGLE-FAMILY RESIDENCE ON THIS
PROPERTY WAS ORIGINALLY CONSTRUCTED IN 1914 AND NO
SIGNIFICANT CHANGES HAVE BEEN MADE IN THE TIME SINCE
ORIGINAL CONSTRUCTION.
OVER TIME, THE EXISTING EXTERIOR DECK AND STRUCTURE
HAVE DETERIORATED DUE TO THE EXPOSURE TO THE WEATHERING
EFFECTS OF BEING SO CLOSE TO THE PUGET SOUND ALONG OCEAN
AVENUE,
THE PROPOSED SCOPE OF WORK FOR THIS CURRENT PROJECT
IS LIMITED TO REPLACEMENT OF THE STRUCTURAL FLOOR FRAMING,
FINISH DECKING MATERIAL, AND GUARDRAIL ON THREE SIDES OF
THE EXISTING, SECOND FLOOR EXTERIOR DECK ABOVE THE
GARAGE DOOR. THE SIZE OF THE NEW DECK WILL RETAIN THE
SAME OVERALL DIMENSIONS OF THE ORIGINAL DECK.
REPLACING THE ORIGINAL CONCEPT OF USING CANTILEVERED
FLOOR JOISTS TO CREATE THE DECK STRUCTURE, THE CONCEPT
FOR THIS CURRENT PROJECT IS TO PROVIDE NEW STRUCTURAL
POSTS, CONCRETE FOUNDATIONS, AND CARRYING BEAM ALONG THE
EXISTING, OUTSIDE EDGE OF THE DECK. NEW FLOOR JOISTS WILL
SPAN FROM THE CARRYING BEAM TO NEW CONNECTIONS AT THE
CUT-OFF ENDS OF THE EXISTING FLOOR JOISTS.
REFER TO NEW ARCHITECTURAL AND STRUCTURAL DRAWINGS
AND DETAILS AS SUBMITTED HERE.
NOTE: THERE ARE NO CHANGES TO THE INTERIOR OF THE
HOME: NO CHANGES TO THE EXTERIOR OF THE HOME EXCEPT FOR
NEW STRUCTURAL SUPPORTS FOR THE REMODELED DECK AS
DETAILED IN THE DRAWINGS; NO CHANGE TO THE EXTENT OF
EXISTING HARD PAVING FOR DRIVEWAY AND SIDEWALKS.
SHEET INDEX:
A
PROPERTY DESCRIPTION, PROJECT DATA, DEVELOPMENT
JUSTIFICATION, PARTICIPANT'S LIST, SCOPE OF WORK
A-1
2ND FLR. DEMO.
PLAN, KEYNOTES
A-21ST
FLR. & FD N .
PLAN, KEYNOTES
A-3DEVELOPED
2ND
FLR. PLAN, KEY.
A -4
(SPARE)
PROPERTY DESCRIPTION:
LEGAL DESCRIPTION:
(NOTE: THE ARCHITECT WILL PROVIDE A COPY OF THE
LENGTHY LEGAL DESCRIPTION UPON REQUEST BY THE CITY OF
EDMONDS BUILDING DEPT.)
ASSESSOR'S PARCEL NO.:
PARCEL *�21031300405300
PROJECT STREET ADDRESS:
IeO31 OCEAN AVENUE, EDMONDS, WA e502ro
PROJECT DATA:
CITY OF EDMONDS, WA
CURRENT DEVELOPMENT ZONING:
R6-12, SINGLE-FAMILY RESIDENTIAL
GOVERNING AGENCY:
CITY OF EDMONDS DEVELOPMENT SERVICES
121 5th AVENUE NORTH, 2rd FLOOR
EDMONDS, WA 98020
PHONE: (425)-111-0220 EMAIL:
GOVERNING CODES:
EDMONDS COMMUNITY DEVELOPMENT CODE TITLE 19.
INTERNATIONAL RESIDENTIAL CODE 2021 AS ADOPTED/AMENDED.
INTERNATIONAL MECHANICAL CODE 2021 AS ADOPTED/AMENDED.
INTERNATIONAL FIRE CODE 2021 AS ADOPTED/AMENDED.
UNIFORM PLUMBING CODE 2021 AS ADOPTED/AMENDED.
WA STATE ENERGY CODE (CHAPT. 51-11R AND 51-11C WAC).
OCCUPANCY TYPE:
TYPE R3 - SINGLE-FAMILY RESIDENTIAL.
CONSTRUCTION TYPE:
TYPE V-B
DEVELOPMENT JUSTIFICATION:
USE ZONE: R6-12, SINGLE-FAMILY RESIDENTIAL
SETBACKS: FRONT SETBACK - 25'
SIDEYARD SETBACKS - 10'
REAR SETBACK - 25'
BUILDING AREA TABULATION:
BUILDING SITE COVERAGE. -
NOTE: THE FOLLOWING TOTALS ARE UNCHANGED BY THIS
CURRENT APPLICATION FOR REMODEL PERMIT.
TOTAL SITE = 0.20 ACRES = 12,19-1 S.F.
FIRST FLOOR AREA = 1,330 S.F.
GARAGE AREA = 6-12 S.F.
FIRST FLR. DRIVE/SIDEWALK PAVING = 1,133 S.F.
TOTAL FIRST FLOOR AREA = 3,135 S.F.
3,135 S.F. / 12,19-1 S.F. = 30.6% LESS THAN 3E>% ALLOW.
BUILDING LIVING/EXTERIOR DECK AREA TABULATION:
NOTE: THE FOLLOWING TOTALS ARE UNCHANGED BY THIS
CURRENT APPLICATION FOR REMODEL PERMIT, WHICH IS
CONFINED TO THE REPLACEMENT OF EXTERIOR DECK "A"
FIRST FLOOR: LIVING AREA = 1,330 S.F.
GARAGE = 612 S.F.
SECOND FLOOR. LIVING AREA = 2,002 S.F.
EXTERIOR DECK "A" = 112 S.F.
EXTERIOR DECK "B" = 181 S F
TOTAL EXISTING CONSTRUCTION FLOOR AREA = 4,29-1 S.F.
VICINITY MAP:
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LAN KEYNOTES:
71_n,
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EXISTING WOOD STUD WALL FRMG,
AND GYP, BRD. INTERIOR; PLYWD
WALL SNTG. AND MORTAR SET
STONE VENEER TO REMAIN.
EXISTING INTERIOR WOOD STUD WALL
AND GYP. BRD. SNTG. TO REMAIN.
k-oummEAN I Jl..uf C ur vvurlkm
lO. EXISTING STRUCTURAL WOOD STUD PERIMETER WALL
AND EXTERIOR STONE VENEER AT UPPER LEVEL TO
REMAIN,
O EXISTING WINDOW TO REMAIN.
O EXISTING SLIDING GLASS DOORS TO REMAIN.
O EXISTING EXTERIOR DECK TO REMAIN
O EXISTING ENTRY PORCH AND STEPS BELOW TO REMAIN.
OPORTION OF EXISTING, CANTILEVERED 2 x 8 FLOOR JOISTS
e 16" O.C. TO REMAIN.
OPORTION OF EXISTING, CANTILEVERED 2 x 8 FLOOR JOISTS
e 16" O.C. TO BE REMOVED. SEE STRUCTURAL DETAIL
FOR CRITICAL PORTION TO REMAIN AS CONNECTION POINT
FOR NEW FLOOR JOISTS,
O EXISTING DECKING TO BE REMOVED IN FULL.
O EXISTING WOOD DECK GUARDRAIL SYSTEM TO BE
REMOVED IN TOTAL.
10. CSPARE�
ECOND FLOOR DEMOLITION PLAN
SCALE: 1/4" = 1'-0"
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DEVELOPED FLOOR/ FOUNDAtION PLAN KEYNOTES:
G17'_nii
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EXISTING WOOD STUD WALL FRMG.
AND GYP, BRD, INTERIOR; PLYWD.
WALL SHTG. AND MORTAR SET
STONE VENEER TO REMAIN.
EXISTING INTERIOR WOOD STUD WALL
AND GYP. BRD. SHTG. TO REMAIN.
NOTE:
SEE STRUCTURAL CALCULATIONS AND DETAILS FOR NEW
STRUCTURAL REFERENCED DETAILS AS NOTED ON THIS
SHEET.
l.0 KKC IV I JI.V IBC V r VV V KN
O EXISTING STRUCTURAL WOOD STUD PERIMETER WALL
AND EXTERIOR STONE VENEER AT UPPER LEVEL TO
REMAIN.
OEXISTING WINDOW TO REMAIN.
O EXISTING GARAGE DOOR AND STRUCTURAL HEADER TO
REMAIN.
OEXISTING EXTERIOR DECK TO REMAIN (N.I.C.)
OEXISTING ENTRY DOORS, PORCH AND STEPS BELOW TO
REMAIN.
O DASHED PERIMETER LINE OF NEW DECK AND FRAMING
ABOVE.
ONEW 6 x 6 POST SUPPORTS AT WEST EDGE OF NEU DECK.
SEE STRUCTURAL DRAWINGS FOR ATTACHMENT HARDWARE
AT TOP AND BOTTOM OF POST.
O8 NEW CONCRETE SONA TUBE PLINTH CENTERED ON POST,
SEE STRUCTURAL DETAIL FOR TOP OF PLINTH ABOVE
ADJACENT FINISH PAVING OR FINISH GRADE.
O NEW 24" x 24" x 12" THICK CONCRETE FOOTING BELOW
GRADE. SEE STRUCTURAL DETAIL FOR REINFORCING AND
REBAR TIES TO CONCRETE PLINTH ABOVE.
10. CSPARE�
11. (SPARE)
DEVELOPEP FIRST FLOOR & FOUNDATION PLAN SCALE: 1/4" = l'-O"
O RTH
1
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PERT. POSTS AS
MANUF. BY VIEWRAIL.\
1 2
SC
O.G., TYP. U
i O
2ND FIN. FLR. LINE
2 x 10 SKIRT TRIM
BOT. OF NEW
GLULAM
BM. PER STRUCT.
pWGS.
NEW 6 x 6 POST SEE S.E. CALCS. 4 FRMG.
PER STRUCT. DWGS. PLAN FOR MECH. CONN.
1ST FIN. FLR. / T.O.C. LINE TOP 4 BOT. OF POST.
EXIST.
FIN. GRID.,
FIN. PAVING
LL
m -
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T.O. NEW I
DECKING
S.S. CABLE RAIL IN
TENSION CONNECT.
AT POST AS MANUF.
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PLATE AS MANUF.
BY VIEWRAIL, PER,'--}
DETAIL SPEC.
GUARDRAIL WEST ELEVATION & DETAIL REFERENCES
3
ANODIZED ALUM. TOP
RAIL AS MANUF. BY
VIEWRAIL W/ VIEWRAIL
CONNECT. HDWR. TO
TOP OF POST.
VIEWRAIL STAINLESS
STEEL GABLE SYSTEM
AND TENSIONING
FASTENERS AT POST
SIDES AS NOTED,
O I ANODIZED ALUM. POSTS
- - -- AS MANUF. SY VIEWRAIL
AT MAX. 40" O.G.
ro" x ro" SIDE MOUNT
_ PLATE AS SUPPLIED 5Y
VIEWRAIL. ATTACH TO
2 x SKIRT AND TO
VIEWRAIL VERT. POST
PER MANUF. DETAIL/
_ SPEC. UTILIZE VIEWRAIL
OUTSIDE CORNER
PLATE AT DECK
CORNERS.
!Z
� - - -- 2 x 10 SKIRT
TRIM 5URROUND. SET
/TREATED
FLLUSH W1 TOP OF DECK.
N
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EQUAL, COMPOSITE
c� DECKING W/ 1/4'' SPACE
5ETW. FOR DRAINAGE.
m
TOP OF
EXIST.
FLR. JSTS.
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DECK JOISTS IN LU528-3
HANGER EA. JOIST/
5LKG. TO 5M.
!1!
u-
ly
TYPICAL OF 2
2
SG
STRUCT. CALC.
SCALE:
1/4" = 1'-0"
4
DEVELOPED SECOND FLOOR/FRAMING PLAN KEYNOTES:
EXISTING WOOD STUD WALL FRMG. O NEW, COMPOSITE DECKING PER DETAILS AND AS
AND GYP, SRD, INTERIOR; PLYWD. SELECTED BY GENERAL CONTRACTOR.
WALL SHTG. AND MORTAR SET
STONE VENEER TO REMAIN.
EXISTING INTERIOR WOOD STUD WALL
AND GYP. SRD. SHTG. TO REMAIN.
NOTE:
SEE STRUCTURAL CALCULATIONS AND DETAILS FOR NEW
STRUCTURAL REFERENCED DETAILS AS NOTED ON THIS
SHEET,
ONEW METAL POST GUARDRAIL SYSTEM W/ CABLE RAILING
PER DETAILS AND SPECS. FOR ENTIRE PERIMETER OF NEW
EXTERIOR DECK. GUARDRAIL DESIGN TO BE CAPABLE OF
WITHSTANDING WITHOUT FAILURE A FORCE OF AT LEAST 200
POUNDS APPLIED fN A DOWNWARD OR OUTWARD
DIRECTION WITHIN 2" OF THE TOP EDGE AT ANY POINT
ALONG THE TOP RAIL. SPECIFICATIONS AS FOLLOWS:
A.) VIEWRAIL ANOD. ALUMINUM POSTS e 48" O.C. MAX.
W/ SIDE MOUNT POST HARDWARE PER MANUF. SPECS
WITH ANODIZED FINISH PER OWNER'S SELECTION.
O EXISTING STRUCTURAL WOOD STUD PERIMETER WALL 5.) STAINLESS STEEL CABLES e APPROX. 3 1/8"
AND EXTERIOR STONE VENEER AT UPPER LEVEL TO HORIZONTALLY O.C. AND ATTACHMENT HARDWARE AS
REMAIN. MANUF. BY VIEWRAIL.
O EXISTING WINDOW TO REMAIN. G.) ANODIZED ALUM. TOP RAIL AND ATTACHMENT
HARDWARE TO POSTS AS MANUF. BY VIEWRAIL.
OEXISTING SLIDING GLASS DOORS TO REMAIN.
O EXISTING EXTERIOR DECK TO REMAIN (N.I.C.) 10. NEW GLULAM BEAM AT OUTER EDGE OF NEW DECK
SUPPORTING ENDS OF NEW 2 x 8 FLOOR JOISTS. SEE
STRUCTURAL DETAILS FOR HANGER CONNECTIONS.
O EXISTING ENTRY PORCH AND STEPS BELOW TO REMAIN.
OPORTION OF EXISTING, CANTILEVERED 2 x 8 FLOOR JOISTS 11• NEW (o x /o POST BELOW GLULAM. SEE STRUCTURAL FOR
e 16 " O.C. TO REMAIN. CONNECT IONS AT TOP 4 BOT. OF POST,
O NEW, 2 x 8 FLOOR JOIST EA. SIDE OF EXISTING PORTION OF 12 (SPARE)
CANTILEVERED 2 x S FLOOR JOISTS. SEE STRUCTURAL
DETAIL FOR BOLTED CONNECTIONS. TYPICAL FOR FULL 13 (SPARE)
5
6
LENGTH OF NEW EXTERIOR DECK.
k.,um mm I JI. urr- Vr vvumt\
4 SEE DETAIL FOR EXTERIOR ELEVATION OF
A-3 GUARDRAIL AND SUPPORT FRAMING.
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SHEET NO.
TREATED 5 1/0 x 12 GL5
24F-VS PER STRUCTURAL
DTL. 1
GUARDRAIL POST/STRUCT. 3'=il-o 2
DEVELOPED SECOND FLOOR/FRAMING PLAN SCALE: ,o„0
O RTH
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A-3