APPROVED BLD BLD2022-0737+Architectural_Plan+6.6.2022_5.09.30_PM+2915545i
10 5 0 10 20
SCALE IN FEET
PROPERTY UNE
ALL WORK SUBJECT
TO FIELD
INSPECTION FOR
CODE COMPLIANCE
APPROVED
PLANS MUST BE
ON JOB SITE
OBTAIN ELECTRICAL
PERMIT FROM
STATE LABOR &
INDUSTRIES
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238TH ST SW
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LOCATION
OF PROJECT
240TH ST SW
IIX
VICINITY MAP
SCALE: NTS
PARCEL DATA
PARCEL #
00495600000500
ADDRESS
23828 86TH AVE W , EDMONDS, WA
98026-9000
LOT SIZE
0.21 ACRES
LIVING SPACE
1430 SF
QUARTER -SECTION-
TOWNSHIP -RANGE
SW-31-27-04
LEGAL DESC.
SW1 /4 SEC31 T27N R4E
PROJECT SCOPE:
• REMOVAL OF LOAD BEARING
INTERIOR KITCHEN WALL
• NEW BEAM, SUPPORTS, AND
FOUNDATIONS
City Of
Edmonds
Building
Department
Work INTERIOR REMODEL
Address 23828 86TH AVE W
Owner
RAMEY
Approved Date
6/27/2022
Building Official:___
W. V 47�
Permit Number:-
:
BLD2022-0737
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1. ALL DIMENSIONS TO BE VERIFIED BY THE CONSTRUCTION
PROFESSIONAL
WALL LEGEND
EXISTING WALLS
NEW WALLS
DEMO WALLS
28'-2"
40'-1"
29'-9"
EXISTING BASEMENT FLOOR PLAN EXISTING FIRST FLOOR PLAN
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FLOOR PLAN NOTES:
1. ALL DIMENSIONS TO BE VERIFIED BY THE CONSTRUCTION
PROFESSIONAL
2. ANY EXISTING EXTERIOR WALL CAVITIES THAT ARE OPENED
SHALL BE INSULATED TO HAVE AN R-VALUE OF 15 OR HIGHER
(R-15 BATT FOR 2X4 WALLS AND R-21 BATT FOR 2X6 WALLS)
3. EXHAUST FANS, SMOKE DETECTORS, HEAT DETECTORS AND
CARBON MONOXIDE ALARMS SHALL BE VERIFIED BY
CONTRACTOR AND PROVIDED PER PLANS IF NOT PRESENT.
WALL LEGEND
E------:1
EXISTING WALLS
NEW WALLS
DEMO WALLS
NO CHANGES TO BASEMENT FLOOR PLAN
EXHAUST FANS
20 CFM CONTINUOUS
EXHAUST FAN
100 CFM INTERMITTENT
EXHAUST FAN
SMOKE DETECTORS
INSTALL SMOKE DETECTORS WHERE INDICATED. ALL SMOKE
LSD
DETECTORS MUST BE POWERED BY THE HOME'S ELECTRICAL
SYSTEM WITH A BATTERY BACKUP AND INTERCONNECTED PER
R31 4.
CARBON MONOXIDE ALARMS
INSTALL CARBON MONOXIDE ALARMS WHERE INDICATED.
(�)C M
HEAT DETECTORS
INSTALL HEAT DETECTORS WHERE INDICATED.
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STRUCTURAL NOTES AND SPECIFICATIONS:
GENERAL
1. APPLICABLE CODES: 2018 IRC, 2018 IBC, ASCE 7-16, AWC NDS & SDPWS 2018, ACI 318-14, AISC 360-16, 2018 IEBC
OR IN A HIGH MOISTURE CONDITION (MC > 19%) SHALL BE "APPROVED PRESSURE -PRESERVATIVE -TREATED
WOOD" IN ACCORDANCE TO AWPA U1. THE SPECIES OF THE MEMBER SHALL BE "HEM FIR".
16. FIELD -CUT ENDS, NOTCHES AND DRILLED HOLES OF PRESERVATIVE -TREATED WOOD SHALL BE TREATED IN
ACCORDANCE WITH AWPA M4.
17. FASTENERS INCLUDING NUTS AND WASHERS IN CONTACT WITH PRESERVATIVE TREATED LUMBER SHALL BE
2. LOADS:
HOT -DIPPED ZINC -COATED GALVANIZED (HDG) STEEL, OR STAINLESS STEEL. CONNECTORS IN EXTERIOR
APPLICATIONS IN CONTACT WITH PRESERVATIVE -TREATED WOOD SHALL HAVE COATINGS ACCORDANCE WITH
LIVE RESIDENTIAL FLOOR
40 PSF
THE TREATED WOOD OR CONNECTOR MANUFACTURER'S RECOMMENDATIONS. IN THE ABSENCE OF
RESIDENTIAL STAIRS
40 PSF / 300 LB
MANUFACTURER'S RECOMMENDATIONS, A MINIMUM OF ASTM A 653, TYPE G185 ZINC -COATED GALVANIZED
ATTIC W/O STORAGE
10 PSF
STEEL, OR EQUIVALENT, SHALL BE USED.
DECKS
60 PSF
ROOF
20 PSF
18. UNLESS OTHERWISE NOTED, ALL FRAMING CONNECTOR AS CALLED SHALL BE:
8D BOX ..................................... 0.113"X2.5"
SNOW GROUND SNOW LOAD
25 PSF
8D COMMON / PNEUMATIC.... 0.131 "X2.5"
10D BOX....................................0.128"X3.0"
WIND RISK CATEGORY II, BASIC WIND SPEED 100 MPH
10D PNEUMATIC ...................... 0.131 "X3.0"
EXPOSURE B, ENCLOSED (GCpi=+/-0.18)
10D COMMON...........................0.148"X3.0"
ENVELOPE PROCEDURE (V=100
MPH, ASCE 7-16 CH 28.5)
16D PNEUMATIC ...................... 0.131 "X3.5"
16D COMMON ........................... 0.162"X3.5"
SEISMIC NOT CALCULATED
CONSTRUCTION / QUALITY ASSURANCE
3. THE EXISTING STRUCTURE, TO OUR KNOWLEDGE, COMPLIES WITH THE APPLICABLE BUILDING CODE
REQUIREMENTS AS DETAILED DURING ORIGINAL CONSTRUCTION. IF STRUCTURAL DEVIATIONS ARE FOUND
WHEN WORK IS PERFORMED, THE CONTRACTOR AND/OR HOMEOWNER SHALL CONTACT MODERNO
ENGINEERING TO ADDRESS ANY STRUCTURAL DEFICIENCIES.
4. ALL EXISTING DIMENSIONS ARE APPROXIMATE AND SHOULD BE CORROBORATED BY THE BUILDING
PROFESSIONAL.
6. ANY MEMBERS, CONNECTIONS, OR DETAILS SPECIFIED THAT ARE NOT LABELED WITH "NEW" OR "EXISTING"
SHALL BE VERIFIED BY THE CONTRACTOR AND ADDED AS NEW IF IT DOES NOT CURRENTLY EXIST IN THE
STRUCTURE.
7. THE CONTRACTOR SHALL COMPLY WITH THE REQUIREMENTS OF THE INTERNATIONAL RESIDENTIAL CODE
2018 AND ALL APPLICABLE FEDERAL AND STATE CODES, STANDARDS, REGULATIONS AND LAWS.
8. ANY STRUCTURAL DETAIL THAT IS NOT CLEAR OR NEEDS TO BE CHANGED FOR ANY REASON SHALL BE
SUBMITTED TO MODERNO ENGINEERING OR ANOTHER WASHINGTON STATE LICENSED PROFESSIONAL
ENGINEER FOR REVIEW AND APPROVAL.
9. THE ITEMS ASSOCIATED WITH FABRICATION, ERECTION, TEMPORARY STRUCTURES (INCLUDING SHORING AND
SCAFFOLDING) AND CONTRACTORS MEANS AND METHODS ARE THE RESPONSIBILITY OF THE CONTRACTOR.
THE STRUCTURAL DESIGN OF THESE ELEMENTS OR PROCUREMENT OF THAT STRUCTURAL DESIGN IS THE
RESPONSIBILITY OF THE CONTRACTOR.
10. THE CONTRACTOR SHALL RETAIN THE SERVICES OF PROFESSIONAL ENGINEER REGISTERED IN THE STATE OF
WASHINGTON TO PERFORM THE DESIGN OF ITEMS THAT DEVIATE FROM THE SPECIFIED PLANS.
11. JOB SAFETY AND CONSTRUCTION PROCEDURES ARE THE RESPONSIBILITY OF THE CONTRACTOR.
WOOD FRAMING
12. UNLESS OTHERWISE NOTED, ALL DIMENSIONAL LUMBER USED FOR JACK STUDS, KING STUDS AND COLUMNS
OR ANY OTHER FLOOR OR ROOF FRAMING MEMBER SHALL BE AT LEAST VISUALLY GRADED "NO. 2 DOUGLAS
FIR". UNLESS OTHERWISE NOTED, ALL DIMENSIONAL LUMBER USED FOR WALL FRAMING SHALL BE AT LEAST
VISUALLY GRADED "NO. 2 DOUGLAS FIR". LUMBER SHALL BE KILN -DRIED MC19 OR BETTER WITH THE
FOLLOWING MINIMUM PROPERTIES (IN PSI) PER NDS.
DF NO.2 Fb Ft Fv Fc PERP Fc E
2X & 4X 900 575 180 625 1350 1.8x106
6X & 8X BEAM 875 425 170 625 600 1.3x106
6X & 8X POST 750 475 750 625 700 1.3x106
13. LSL, LVL, AND PSL BEAM MEMBERS SPECIFIED ARE BY WEYERHAEUSER AND SHALL HAVE THE FOLOWING
MINIMUM PROPERTIES (IN PSI) UNLESS NOTED OTHERWISE
MEMBER Fb Fr Fv
Fc PERP
Fc
E
LSL (1.55 E) 2320 1290 310
900
2170
1.55X106
LVL (2.0 E) 2600 1895 285
750
2510
2.00X106
PSL (2.2 E) 2900 2300 290
625
2900
2.20X106
14. GLULAM BEAMS SHALL HAVE THE MINIMUM STRONG AXIS PROPERTIES LISTED BELOW PER NDS (ALL VALUES
IN PSI). UNLESS OTHERWISE NOTED THE LAYUP SHALL BE 24F-V4 AT SIMPLE SPAN BEAMS, AND 24F-V8 AT
CONTINUOUS SPAN BEAMS. UNLESS OTHERWISE NOTED ALL OUTER AND CORE LAMINATIONS SHALL ALL BE
DOUGLAS FIR. GLULAM DIMENSIONS SPECIFIED ARE ACTUAL, SIZES MAY NOT BE SUBSTITUTED.
LAYUP Fb+ / Fb- Fvx Fc PERP Ex
24F-V4 2400 / 1850 650 265 1.8x106
24F-V8 2400 / 2400 650 265 1.8x106
15. ANY FRAMING MEMBER TO BE USED IN DIRECT CONTACT WITH CONCRETE, IN CONTACT WITH THE GROUND
19. UNLESS OTHERWISE NOTED, ALL NAILING SHALL BE ASSUMED PNEUMATIC
20. WOOD FRAMING CONNECTORS USED IN DESIGN ARE BY SIMPSON STRONG -TIE. INSTALL IN STRICT
ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS. ALWAYS USE ALL FASTENERS OR 'MAX NAILING'
21. INSTALL SHEATHING AND STRAP HOLDOWNS ON THE SIDE INDICATED ON PLAN UNO.
22. FOR STRAP HOLDOWNS: TO COMBAT WOOD SHRINKAGE ALWAYS INSTALL HALF THE STRAP INITIALLY, AND
FASTEN THE SECOND HALF OF THE STRAP JUST BEFORE COVERING WITH DRYWALL / SIDING.
23. FOR BRACKET & ROD HOLDOWNS: (EXAMPLE: HDU4) TO COMBAT WOOD SHRINKAGE FULLY INSTALL THE
HOLDOWN INITIALLY, AND RE -TIGHTEN BOLT JUST BEFORE COVERING WITH DRYWALL / SIDING.
SOIL/GEOTECHNICAL
24. MINIMUM BEARING STRENGTH OF SOIL ASSUMED TO BE 2000 PSF.
25. ALL FOOTINGS SHALL BE SUPPORTED ON UNDISTURBED NATURAL SOILS. COMPACTED ENGINEERED FILL MAY
BE USED WITH WRITTEN CONSENT OF THE EOR.
CONCRETE
26. CONCRETE SHALL BE PROPORTIONED, MIXED, TRANSPORTED, AND PLACED IN ACCORDANCE WITH THE
REQUIREMENTS BELOW, ASTM C94, AND ACI 318.
27. SPECIFIED MINIMUM 28-DAY COMPRESSIVE STRENGTH OF CONCRETE SHALL BE F'c = 2500 PSI FOR ALL
APPLICATIONS. ALL CONCRETE SHALL BE NORMALWEIGHT UNLESS NOTED OTHERWISE.
28. UNLESS NOTED OTHERWISE CEMENT SHALL CONFORM TO ASTM C150, MAX W/CM RATIO SHALL BE 0.55,
NOMINAL MAXIMUM AGGREGATE SIZE SHALL BE 34", AGGREGATE SHALL CONFORM TO ASTM C33.
29. CONCRETE SLUMP SHALL NOT EXCEED 6" FOR REMOVABLE FORMS, AND SHALL EXCEED 6" FOR
STAY -IN -PLACE FORMS PER IRC R608.5.1.4 MEASURED PER ASTM C143.
23. UNLESS NOTED OTHERWISE CONCRETE EXPOSED TO FREEZING AND THAWING OR WEATHER OR SHALL BE
AIR ENTRAINED. AIR ENTRAINED CONCRETE SHALL HAVE 5% AIR ENTRAINED BY VOLUME, MEASURED PER
ASTM C231 OR ASTM C173.
24. REINFORCING BARS SHALL HAVE YIELD STRENGTH Fy = 60 KSI AND BE DEFORMED BARS CONFORMING TO
ASTM A615 GRADE 60.
25. FIELD OR SHOP WELDING REINFORCING BARS IS NOT ALLOWED UNLESS SPECIFICALLY NOTED. WHERE IT IS
SPECIFICALLY NOTED THAT REINFORCING BARS ARE TO BE WELDED THEY SHALL BE ASTM A706 GRADE 60
AND HAVE YIELD STRENGTH Fy = 60 KSI.
26. WELDED PLAIN WIRE REINFORCEMENT (WWF OR WELDED WIRE FABRIC) SHALL HAVE YIELD STRENGTH Fy = 65
KSI AND CONFORM TO ASTM A1064.
27. CONCRETE COVER FOR REINFORCING SHALL BE MEASURED FROM THE EDGE OF ANY REINFORCEMENT TO
THE EDGE OF THE CONCRETE MEMBER. CONCRETE COVER FOR REINFORCEMENT SHALL BE AS LISTED
BELOW.
CONCRETE CAST AGAINST AND PERMANENTLY IN CONTACT WITH EARTH.............................................3"
CONCRETE EXPOSED TO WEATHER OR IN CONTACT WITH EARTH
(#5 BAR AND SMALLER)..................1 12"
(#6 BAR AND LARGER)....................2"
CONCRETE NOT EXPOSED TO WEATHER OR IN CONTACT WITH EARTH
(SLAB, JOIST, & WALL REINFORCING) .......34"
(BEAM, COLUMN, & TIE REINFORCING) .... 1 12"
COMMON ABBREVIATIONS:
ABV .........................
ABOVE
ADDT'L ....................
ADDITIONAL
@ .............................
AT
BM ...........................
BEAM
BLKG .......................
BLOCKING
BOT .........................
BOTTOM
BOF .........................
BOTTOM OF FOUNDATION
CL ...........................
CENTER LINE
DIAM, O ..................
DIAMETER
DP ...........................
DEEP
(E) ...........................
EXISTING
EA ...........................
EACH
EE ...........................
EACH END
EW ..........................
EACH WAY
FFE .........................
FINISHED FLOOR ELEVATION
FND ........................
FOUNDATION
GT ...........................
GIRDER TRUSS
GL ...........................
GLULAM
HD ...........................
HOLDOWN
HDR ........................
HEADER
HGR ........................
HANGER
MFR ........................
MANUFACTURER
MIN .........................
MINIMUM
(N) ...........................
NEW
NLB .........................
NON LOAD BEARING
OC ...........................
ON CENTER
PAF .........................
POWDER ACTUATED FASTENER
PL ...........................
PLATE
PP ...........................
PER PLAN
PT ...........................
PRESSURE TREATED
REF .........................
REFER TO
SQ ...........................
SQUARE
SOG ........................
SLAB ON GRADE
STR .........................
STRUCTURAL
TYP .........................
TYPICAL
UNO, UON ..............
UNLESS NOTED OTHERWISE
W/ ...........................
WITH
WT ..........................
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FELIPE IRIZARRY
RAIL
May 28, 2022
SCALE
1/4" 1'-0"
FRAMING PLAN NOTES:
1. SEE ARCH FLOOR PLANS FOR ALL DIMENSIONS LINO. ALL
DIMENSIONS TO BE VERIFIED BY THE CONSTRUCTION
PROFESSIONAL.
2. STRUCTURAL ELEMENTS THAT ARE EXISTING OR (E) ARE ASSUMED
AND MAY BE BASED ON PREVIOUS PLANS OR INSPECTIONS. SEE
STRUCTURAL NOTES FOR INFORMATION AND REQUIREMENTS
REGARDING EXISTING AND NEW WORK.
3. STRUCTURAL PLANS SHOW THE FLOOR SHEATHING AND
SUPPORTS BELOW.
3.1. WALLS AND COLUMNS BELOW THE FLOOR HAVE SOLID LINES
3.2. WALLS AND COLUMNS ABOVE ARE SHOWN WITH HALFTONE
DASHED LINES
4. SEE DETAIL SHEETS AND STRUCTURAL NOTES SHEETS FOR
ADDITIONAL INFORMATION AND REQUIREMENTS.
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DIMENSIONS TO BE VERIFIED BY THE CONSTRUCTION
PROFESSIONAL.
2. STRUCTURAL ELEMENTS THAT ARE EXISTING OR (E) ARE ASSUMED
AND MAY BE BASED ON PREVIOUS PLANS OR INSPECTIONS. SEE
STRUCTURAL NOTES FOR INFORMATION AND REQUIREMENTS
REGARDING EXISTING AND NEW WORK.
3. STRUCTURAL PLANS SHOW THE FLOOR SHEATHING AND
SUPPORTS BELOW.
3.1. WALLS AND COLUMNS BELOW THE FLOOR HAVE SOLID LINES
3.2. WALLS AND COLUMNS ABOVE ARE SHOWN WITH HALFTONE
DASHED LINES
4. SEE DETAIL SHEETS AND STRUCTURAL NOTES SHEETS FOR
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ADD BLOCKING AS
LATERAL SUPPORT
TOENAILED W/ (4)
10d COMMON
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TOE NAIL WITH (2)_/
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