Loading...
HomeMy WebLinkAboutPermit File BLD-2017-0081 1505 Latitude Circle I _ _ 1 -- r Ai - _ lAtet dun l,n ‘) i -2 % 14.. vQJ2 t c,, i 1 v Z retf ,•:_r 0) v C iv iSCO C. `2 1 i" T V o cr St VI 2 N.,„) L 2 a) fk) C. 1 ) L--) Li_ S" •1�, �� i F 2 a- LI\ n Z" CL 60 % mk' 0lz .., L CD fl°4=m- ...c. L Q' - ' Z`i -4 4s > 1 i est ‘' lesaCC: \ i s) ‘4/ r2 sa & i C St 73 tj N CO . t Q I C...-D ' 3 CL Qo s , dir `\ m 's �.4- N 7ig-, „ t `-- ts v 1 --te cl: be 4 41 ni a ' 0 4 a) NI 0 7Ti - LL le _ E lel IP k r N k e LL Lji\% 4\ I LL .... ) mi, us -t t- , (14 E - yo) I a 4660 - c:•••••skt ..zezz. %.-zes.„11_, „Lzzi: 1,_ te: s... - ,. . . . sti `•••:"C t...8%>-. 'NC: 0 0 E ° . FN%\ . :4::_--- 4 ch cse) '''• ,.rni..% -"%c' g. I a) I(0-.I. 0 f ? 01 1 Vl.1i. t Q • - ` lldms a — Qe� j to L f so co . Ea _ _ _ _ I I - _ L - ` C - _ -I - -- - ._�. i it Q.. 1.6 b_ , �.. �� c�l csC i!'" Y, C 0t .� nocorles o i invoice/Permit fir, BLS 2017-0081 ot'., ~ '; 904 6th Street Applied date: 02/15/2017 P.O.Box 547 fir: Anacortes, WA 98221-0547 Issue date: 0412712017 :,'' � i ;l._ Expire date: 04/24/2020 (360) 293-1901 Job Address: 1505 LATITUDE CIR Permit Type: Single Family Residence Permit ANACORTES WA 98221 Project: APN: Remarks: Construct new single family residence per approved plans. Model / Office in garage Owner: 48 NORTH ON FIDALGO ISLAND LLC Contractor: LANDED GENTRY DEVELOPMENT INC Address: PO BOX 319 Address: 504 E FAIRHAVEN AVE ANACORTES WA 98221-0319 BURLINGTON WA 98233-1846 Phone: Phone: (360) 755-9021 License #: LANDEGD062D4 General Information: Fees: Occupancy Group it-1 Storm Drain GFC-Residential 1 ,550.93 Use Zone R2 Renew Building Permit Fee 1 ,300.48 Basement Square Footage 1306 Amendments/modifications 55.00 Lot Area 8175 Plan Review Deposit 200.00 1st Floor Square Footage 1914 Building Permit Fee 2,600.95 Garage Square Footage 476 Plan Review Fee 1 ,490.62 Deck Square Footage 196 Mechanical Permit Fees 121 .90 Porch Square Footage 127 Plumbing Permit Fee 167.00 Building Valuation 386600 State Building Code Fee Resi 4.50 # Forced Air Furnace <=1 ,000 1 Sewer Inspection Fee 50.00 # of Bathtubs 2 Sewer GFC-Residential 9,206.33 # of Clothes Dryers 1 Park Impact Fee 615.00 # of Clothes Washers 1 Traffic Impact Fee 900.00 # of Dishwashers 1 Total Calculated: 18,262.71 #_of_Gas Outlets 5 Deposits/Receipts: 16,962.23 # of Gas Fireplace 1 # of Gas Piping 1 Total Due: 1 ,300.48 # of Gas Water Heaters 1 # of Water Piping 1 : Ili Tr, 1.-.) Cr, 0- w. # of Hose Bibbs 3 ¢d ,., ' i 4'' `i- i"i ,-i-- I-'- i i ifs # of Kitchen Sinks 1 '-`'.:74 ,-p. -...1 # of Lavatories 5 r'�' 0 ! i =' i=•- # of Range Hoods 1 '�=i ,i >_ # of Showers 3 =' `-i- i it.i-; .., i i) --; i ii # of Slop Sinks 1 7._-, rt # of Ventilation Fans 5 • �.. it, 71. ,y, # of Water Closets 3 m = i co r- ry. t--, r;, Pl C' i , ,. .,- - r .., -. i n I....., �, r-- 1...-1 1--'- 7 —ris.) it= -7 0 ,tl i F,. co 0i F-- '- .—I ►-- •+ it. i---• i , ,_i In "z e„ CI t i it, C, i--, t'.t4 .F:. -El -CI i--.. ,o o_i tv • i-i-i Imo* PLANNING, COMMUNITY, &ECONOMIC DEVELOPMENT DEPARTMENT PLAN REVISION /ADDITIONAL INFORMATION COVER SHEET Mailing Address: P.O. Box 547,Anacortes, WA 98221 -{,,r Office Location: 904 6`h Street,Anacortes WA 98821 Phone: (360) 299-1984, Fax: (360)293-1938 Permit/Project#: Date: V t I —L—) Project Name: LOT" 'tea N k7 T-P- Project Address: l')S L C t-C-vt� Project Contact: Company Name: 1.__ C`_� �-�G 1�ST2/� p Y J LG� ��rsl �.1 c, Contact Phone: . 1:2('1' 6-ci 02 4 E Contact Email: r t Has the permit been issued yet? J Yes 0 No All revisions must be either clouded or highlighted &wet stamped by an architect/engineer(if applicable). Has this been done? CYes 0 No u Is the plan revision or additional information,in response to a plan review letter? NOV o z 2olr 0 Yes. A copy of the plan review letter with itemized responses to each item is required. El No,the revision or additional information is initiated by the applicant,designer,or builder. y ;�i If not in response to a Plan Review Letter, please explain the nature of the revisions and/or additional information: W(`i"l 1 of . 5G- Are you submitting a full replacement C) Yes No If not,what page#or title is being replaced: ). k Two full sized copies of all revised/additional information is required. Has this been done? 0 Yes 0 No Check the box next to the t\'pe of plan, report, or calculation 11 here revisions or additional information can be found. ❑ Site Plan 7 Building Plans 0 Structural Plan ❑ Landscape Plan 0 Parking Plan 0 Tree Preservation Plan ❑ Arborist Report 0 SEPA checklist 0 Wetland Report ❑ Geotechnical Report 0 Storm Drainage Analysis 0 TESC Plan ❑ Civil Plan 0 Lot Coverage Calculations 0 Impervious Surface Calculations O FAR Calculations 0 Grading Plan 0 Survey(Boundary/Topographic) O Mechanical Plan 0 Plumbing Plan ❑ Other: FOR OFFICE USE ONLY: DATE DATE ROUTED: ROUTED TO:, APPROVED BY: ROUTED APPROVED: ❑ Building Department ❑ Planning Department ❑ Stormwater ❑ Public Works Department ❑ Fire Department ❑ Third Party Review ♦T y O Planning, Community, & Economic Development Department Y .4' PO Box 547, Anacortes, WA 98221 PH: 360.299.1984 `��Rrw� Construction Stormwater Pollution Prevention Plan (SWPPP) For those projects vested under the 2005 Stormwater Manual Building permit applications for lots that are part of a subdivision that was recorded no more than 10 years prior to the date of the complete building permit application may continue to use the stormwater codes in effect at the time the subdivision application was submitted, if stormwater was addressed at the subdivision/plat level. If construction has not started as of January 1, 2022,the site will be subject to the 2012/2014 manual. A SWPPP following the Elements listed below shall be prepared and provided on site at all times.All new vested developments shall comply with the Elements listed below, unless site conditions render the element unnecessary and the exemption from that element is clearly justified in the narrative of the SWPPP. Minimum Requirements 3,4,and 5 are listed in addition to these Elements. Include the Best Management Practices (BMPs) in your SWPPP that are applicable to those minimum requirements. Clearly state the author of the SWPPP and who the on-site inspector will be.The SWPPP will have a correlating site plan, and these documents will be reviewed at the time of the City's inspection.A site evaluation inspection will take place prior to building permit issuance.The BMPs and SWPPP will be inspected after building permit issuance, prior to any digging, clearing, or grading outside of the BMP installation. ELEMENT 1: Mark Clearing Limits • Prior to beginning land disturbing activities, including clearing and grading, all clearing limits, sensitive areas and their buffers, and trees that are to be preserved within the construction area shall be clearly marked, both in the field and on the plans,to prevent damage and offsite impacts. Plastic, metal, or stake wire fence may be used to mark the clearing limits. • The duff layer, native top soil, and natural vegetation shall be retained in an undisturbed state to the maximum extent practicable. If it is not practicable to retain the duff layer in place, it should be stockpiled on-site, covered to prevent erosion, and replaced immediately upon completion of the ground disturbing activities. ELEMENT 2: Establish Construction Access • Construction vehicle access and exit shall be limited to one route, if possible, or two for linear projects such as roadways where more than one access is necessary for large equipment maneuvering. Stabilize access points with a pad of quarry spalls,crushed rock,or other equivalent BMPs,to minimize tracking onto roads. • Access points shall be stabilized with a pad of quarry spalls or crushed rock prior to traffic leaving the construction site to minimize the tracking of sediment onto public roads.Wheel wash or tire baths should be located on-site, if applicable. Page 1 of 8 • BMPs intended to trap sediment on site must be located in a manner to avoid interference with the movement of juvenile salmonids attempting to enter off-channel areas or drainages, often during non-storm events, in response to rain event changes in stream elevation or wetted area. ELEMENT 5: Stabilize Soils • All exposed and unworked soils shall be stabilized by application of effective BMPs that protect the soil from the erosive forces of raindrop impact and flowing water, and wind erosion. • From October 1 through April 30, no soils shall remain exposed and unworked for more than 2 days. From May 1 to September 30, no soils shall remain exposed and unworked for more than 7 days. This condition applies to all soils on site, whether at final grade or not. These time limits may be adjusted by the local permitting authority if it can be shown that the average time between storm events justifies a different standard. • Soils shall be stabilized at the end of the shift before a holiday or weekend if needed based on the weather forecast. • Applicable practices include, but are not limited to, temporary and permanent seeding, sodding, mulching, plastic covering, soil application of polyacrylamide (PAM), the early application of gravel base on areas to be paved, and dust control. • Soil stabilization measures selected should be appropriate for the time of year, site conditions, estimated duration of use, and potential water quality impacts that stabilization agents may have on downstream waters or ground water. • Soil stockpiles must be stabilized from erosion, protected with sediment trapping measures, and when possible, be located away from storm drain inlets, waterways and drainage channels. • Linear construction activities, including right-of-way and easement clearing, roadway development, pipelines, and trenching for utilities, shall be conducted to meet the soil stabilization requirement. Contractors shall install the bedding materials, roadbeds, structures, pipelines, or utilities and re-stabilize the disturbed soils so that: o from October 1 through April 30 no soils shall remain exposed and unworked for more than 2 days; and o from May 1 to September 30, no soils shall remain exposed and unworked for more than 7 days. ELEMENT 6: Protect Slopes • Cut and fill slopes shall be designed and constructed in a manner that will minimize erosion. Page 3 of 8 systems. ELEMENT 9: Control Pollutants • All pollutants, including waste materials and demolition debris,that occur on-site shall be handled and disposed of in a manner that does not cause contamination of stormwater. Woody debris may be chopped and spread on site. • Cover, containment, and protection from vandalism shall be provided for all chemicals, liquid products, petroleum products, and non-inert wastes present on the site (see Chapter 173-304 WAC for the definition of inert waste). On-site fueling tanks shall include secondary containment. • Maintenance and repair of heavy equipment and vehicles involving oil changes, hydraulic system drain down, solvent and de-greasing cleaning operations,fuel tank drain down and removal, and other activities which may result in discharge or spillage of pollutants to the ground or into stormwater runoff must be conducted using spill prevention measures, such as drip pans. Contaminated surfaces shall be cleaned immediately following any discharge or spill incident. Emergency repairs may be performed on-site using temporary plastic placed beneath and, if raining, over the vehicle. • Wheel wash or tire bath wastewater, shall be discharged to a separate on-site treatment system or to the sanitary sewer. • Application of agricultural chemicals, including fertilizers and pesticides, shall be conducted in a manner and at application rates that will not result in loss of chemical to stormwater runoff. Manufacturers' recommendations for application rates and procedures shall be followed. • BMPs shall be used to prevent or treat contamination of stormwater runoff by pH modifying sources. These sources include, but are not limited to, bulk cement, cement kiln dust,fly ash, new concrete washing and curing waters, waste streams generated from concrete grinding and sawing, exposed aggregate processes, and concrete pumping and mixer washout waters. Stormwater discharges shall not cause or contribute to a violation of the water quality standard for pH in the receiving water. • Construction sites with significant concrete work shall adjust the pH of stormwater if necessary to prevent violations of water quality standards. ELEMENT 10: Control De-Watering • Foundation,vault, and trench de-watering water, which has similar characteristics to stormwater runoff at the site, shall be discharged into a controlled conveyance system prior to discharge to a sediment trap or sediment pond. Channels must be stabilized, as specified in Element#8. • Clean, non-turbid de-watering water,such as well-point ground water, can be discharged to systems tributary to state surface waters, as specified in Element#8, provided the de-watering Page 5 of 8 o Limitations on activities and the extent of disturbed areas; and o Proposed erosion and sediment control measures. • Based on the information provided and/or local weather conditions,the City of Anacortes may expand or restrict the seasonal limitation on site disturbance. The City shall take enforcement action -such as a notice of violation, administrative order, penalty, or stop-work order under the following circumstances: o If, during the course of any construction activity or soil disturbance during the seasonal limitation period, sediment leaves the construction site causing a violation of the surface water quality standard; or o If clearing and grading limits or erosion and sediment control measures shown in the approved plan are not maintained. • The following activities are exempt from the seasonal clearing and grading limitations: o Routine maintenance and necessary repair of erosion and sediment control BMPs; o Routine maintenance of public facilities or existing utility structures that do not expose the soil or result in the removal of the vegetative cover to soil; and o Activities where there is one hundred percent infiltration of surface water runoff within the site in approved and installed erosion and sediment control facilities. • Coordination with Utilities and Other Contractors-The primary project proponent shall evaluate,with input from utilities and other contractors,the stormwater management requirements for the entire project, including the utilities,when preparing the Construction SWPPP. • Inspection and Monitoring-All BMPs shall be inspected, maintained, and repaired as needed to assure continued performance of their intended function.Site inspections shall be conducted by a person who is knowledgeable in the principles and practices of erosion and sediment control. The person must have the skills to 1) assess the site conditions and construction activities that could impact the quality of stormwater, and 2) assess the effectiveness of erosion and sediment control measures used to control the quality of stormwater discharges. • Whenever inspection and/or monitoring reveals that the BMPs identified in the Construction SWPPP are inadequate, due to the actual discharge of or potential to discharge a significant amount of any pollutant, appropriate BMPs or design changes shall be implemented as soon as possible. • Maintaining an Updated Construction SWPPP-The Construction SWPPP shall be retained on- site or within reasonable access to the site. • The SWPPP shall be modified whenever there is a significant change in the design, construction, operation, or maintenance at the construction site that has, or could have, a significant effect on the discharge of pollutants to waters of the state. • The SWPPP shall be modified, if during inspections or investigations conducted by the owner/operator, or the applicable local or state regulatory authority, it is determined that the SWPPP is ineffective in eliminating or significantly minimizing pollutants in stormwater Page 7 of 8 ANACORTES PUBLIC WORKS DEPARTMENT GtY Steven Lange, Project Manager P.O.BOX 547,ANACORTES,WA 98221 PH(360)293-1920 tV E-MAIL:stevel@cityofanacortes.org FAX(360)293-1938 90oa1' Memo Date: March 27,2017 To: Paul Ingalls, Plans Examiner From: Steven Lange Subject: Site Plan Review#1 for 1505 Latitude Circle cc: Eric Shjarback, Jim Baldwin The submitted site plan for 1505 Latitude Circle was reviewed by the Public Works Engineering Department on March 27, 2017 • 02-15-17: Submittal to Building Department. No final plat (On hold) • 03-27-17: Public Works review and memo back to Building Department The following comments are provided: • No frontage improvements required under this proposal. • The Planning Department is reviewing the project for Storm Water minimum requirements#1 to#5. Kait is the contact person for this item. She can be reached at 360.299.1969. • Driveway width shall be 20-foot max for residential. • No Public Works Engineering issues. )x464(4K • Water • Wastewater • Streets • Storm Drainage • Engineering a Solid Waste • Transportation •Equipment • Capital Projects • Development Services 4`W City of Anacortes Public Works Department\Building Department Small Parcel Storm Plan Section 13.36.100 9 1 L Chapter 13.36 Drainage Requirements and Regulations FEB 15 2011 Project Name: 48 NORTH PLAT&PUD Description: LOT 26 OF SAID 48 NORTH PLAT&PUD CITY OF ANACORTES Owner: 48 NORTH ON FIDALGO ISLAND,LLC Developer: LG ANACORTES, LLC (Landed Gentry Development, Inc.) Site Address: 1505 Latitude Circle Anacortes, Washington 98221 Tax Parcell.D. P31681 Prepared by: Steve Baughn, Landed Gentry Development, Inc. 504 E. Fairhaven Avenue Burlington, Washington 98233 (360) 755-9021 1. SPSP No. 1 -- Construction Access Route a. Construction vehicle access shall be limited to one route,unless approved by the official. The construction access to the site is from a paved public street,known as Latitude Circle. Use 4 to 6-inch quany spalls in temporary construction entrance per WSDOT Standard Plan I-80.10-02, for maximum soil and mud removal from tire treads, horizontal dimensions to fit maximum space available. b. A gravel construction road shall be installed which will remove as much mud and dirt from the vehicles as possible prior to entering the public roadway. The effectiveness and efficiency of the removal shall be to the satisfaction of the official. Use 4 to 6-inch quarry spalls in temporary construction entrance per WSDOT Standard Plan I-80.10-02,for maximum soil and mud removal from tire treads,horizontal dimensions to fit maximum space available. c. If conditions are such that an insufficient amount of material is removed from the tires by contact with the aggregate,the tires shall be washed prior to entering the public right-of-way. The water from this process shall be directed to a sedimentation pond of other appropriate sediment-trapping BMP for treatment prior to release to the public storm water system. There is insufficient room and slopes are not conducive to construct a sediment-trapping BMP on this site for wheel wash. Therefore, any material that may material not removed by the quarry spall BMP will be scraped off of tires by hand. If material is tracked into the public right of way, it shall be swept up and shoveled out immediately. d. The entrance shall be maintained in a condition that shall prevent the tracking or flow of mud onto the public right-of-way. Periodic maintenance of the entrance, including the removal and replacement of aggregate, and cleaning and/or repair of sediment-trapping devices shall be performed as conditions dictate or as directed by the official. This BMP will be monitored daily. Appropriate measures will be taken to ensure access is in working condition. e. Sediment tracked onto the public roadways shall be cleaned on at least a daily basis. Cleaning of public roadways shall be done by sweeping and shoveling,not by wash-down. Any material that is tracked into the street will be swept up immediately. This lot is at the street high point, so street stormwater runoff flows both to the north and to the west. The use of a catch basin inserts in the downstream catch basins located in both directions of Latitude Circle will also collect remaining debris. This catch basin insert BMP shall be checked and cleaned or replaced as needed. 2. SPSP No. 2--Stabilization of Denuded Areas. All exposed soils shall be prevented from moving off-site or into natural or artificial drainage systems through suitable application of BMP's, including,but not limited to, silt fencing, sod or other vegetation,plastic covering,mulching, or application of ground base on areas to be paved. Mulching of exposed soil is the preferred first step BMP for this project.All exposed soil shall be covered with mulching within 24 hours. 3. SPSP No. 3 --Protection of Adjacent Properties. Adjacent properties shall be protected from sediment deposition by appropriate use of vegetative buffer strips, sediment barriers or filters, dikes, berms, or mulching, or a combination of these measures and other appropriate BMP's. Due to the close proximity of this construction site and the adjacent properties, use of silt fencing will be the prominent BMP. Mulching or exposed soil will also be used, along with swales to re-direct surface flow away from the project boundaries. Plastic sheeting shall be used to cover temporary soil stockpiles along with silt fencing placed immediately down grade of any soil stockpiles. a. Surrounding properties shall be protected from storm water runoff from the development. This shall be accomplished by constructing private drain lines on the perimeter of the development and discharging the storm runoff into a public storm sewer system. Open space tracts and buffers shall not be used for this purpose,unless otherwise approved. Private drain lines shall be contained in private drainage easements with appropriate statements placed on approved documents. Due to the close proximity of this construction site and the adjacent properties,use of silt fencing will be the prominent BMP. Mulching or exposed soil will also be used, along with swales to re-direct surface flow away from the project boundaries. Plastic sheeting shall be used to cover temporary soil stockpiles along with silt fencing placed immediately down grade of any soil stockpiles. b. Drainage conveyance shall be provided to all impervious areas of the development. Each lot or other developed area shall be provided with direct connection to the main public storm water conveyance system; sidewalk drains will only be allowed with approval of the official. Adequate provisions,to the satisfaction of the official,must be provided for directing storm water runoff away from all neighboring lots. This may be accomplished by providing private drainage easements on common lot lines and/or construction of drainage swales, curtain drains or perforated pipe and connecting to the public storm conveyance system. The new home will have roof&footing drains that will be tight lined to the existing 6" SD stub located at the northwest corner of the property. c. Verification shall be provided to the city engineer that the as-built detention/retention facility is in compliance with the project requirements. There is no detention facility downstream of this project. d. All site-generated storm runoff shall be directly conveyed to a public storm conveyance system,'unless otherwise approved by the official. Easements and/or hold harmless agreements shall be obtained from affected property owners to allow passage of all site-generated storm runoff that is not directly conveyed to a contiguous public storm conveyance system. All site-generated storm runoff, such as roof drains,footing drains, and surface runoff will be collected and conveyed to the existing private storm service stub located at the northwest corner of the project site. There is no need to cross any other property to accomplish this and therefore there is no need to acquire any easements or hold harmless agreements. e. Adjacent properties shall be protected from sediment deposition by appropriate BMP's,including, but not limited to,vegetative buffer strips, sediment barriers or filters, dikes,berms, or mulching, or by a combination of these and other appropriate measures. The adjacent properties will be protected by placing any or all of the following BMP's: silt fencing,mulch cover, and mulch berms.Also, any existing vegetation that can be left undisturbed will remain as a buffer. 4. SPSP No. 4 --Maintenance. All erosion and sedimentation control BMP's shall be inspected and maintained regularly by the developer to ensure continued performance of their intended function. Project site shall be inspected daily to ensure all BMPs are functional. Any correction or repair shall be done at time of inspection. 5. SPSP No. 5 -- Other BMP's. Other appropriate BMP's to mitigate the effects of increased runoff or inadequacy of already installed BMP's shall be applied as required or ordered by the official. Will work with City of Anacortes on implementation of additional BMPs as needed. 6. SPSP No. 6-- Financial Liability. Performance bonding, or other appropriate instruments,may be required for all projects to ensure compliance with the approved small parcel storm water plan. (Ord. 2441 § 10, 1997) I will conform to the Small Parcel Storm Plan so that I am not required to obtain a Performance Bond. �p� 0V1 18579 W.Lakeview Lane Tim K. Garrison, P.E. Mount Vernon,WA 98274 Phone: (360)708-1865 Consulting Engineer timg@BuildersEngineer.com Structural Analysis: Retaining Walls At Various Locations In WA For Landed Gentry Homes and Communities Client: Landed Gentry Homes and Communities CCI Job Number: T15076 Building Design: Landed Gentry Homes and Date: July 21, 2015 Communities GAR 16 khQ y/' �;!' -Ar Z• 11j.. /UMW ge4CV 1 INDEX: Design Sketches and Callouts SK1 —SK2, CO1 Standard Specifications. B—D Calculations. Cl —C20 Total No. of pages excluding cover sheet: 26 Notes,Disclaimers: ConstructionCalc,Inc. (CCI)takes responsibility only for items specifically addressed within this report set. This report is valid only for the specific project shown above and herein.Further,this report is valid only if it is stapled or otherwise bound as it originally left this office,and contains all of the sheets as originally bound. Any sheets that are not bound to the original complete set are not valid and shall not be used (excluding authorized, stamped addendums). i —T-'V 1 FR-AN\ 1 , w4c.-t.1 o' i to�>" !.,, API® tCc�p.2- I .K.t !_a �I� (:612 AT I I r ` kt,D 'S-t .c.,44G4 Q- ,c o Z. 2 TA,6 NJ,1 VJ A\.-1_, LEA 12," I II 1 — — -- _ E-E.L. %gip, (A41 A FT s .2 �' S° P1,aox R.: 0 K51 —IR, ,IE �o N1=.1 14_ s �1,J,61 '1 E r , c �\?�L-A '1y�t�)Q 2.00 of o2 1760o i •• / GAA54-1E--' ,ILA4VEL- 1 -- M nay M,C' o F Tad-1,e S 1// S IAIA i.L IA F r1ti� s 11) -D A L . (9.(2.5 -- oof Cu( ?-5 p�-Ir o v*'.1 ‹L-- �'�--- x , a Spc.(c,E_ _ 24- f 1 Y 1-1 14 4" Plw IZ° d., ��� Nit1 8„ ,-, 6"aa,� -" r � fry . __ I s ,-"-.. Ta ›N.L iI-14-1 a C n I c .1- Toe HEEL no tf , 612-Acr-C--D "V-C---TA 0.111\tA 1/ li %2_- \WALL_ (NITS) li „f o is i Ft )_ d- t` oG �, - 41 i t ; • u — ti ;f I6 _y Ian i1Ps j°,_1l ii,l \ ji 1 1!. V (, r 10 ,',; S us ic,i x 0'2 Ax fO t Sys ; r,1 t, • w .• g.,1 , Fa.v -�1 CUL.111L n •.• ›. .)„.___ 1)0 moTA c.tt, LC_e_.. • i G [4dv"Yid_ F- csSL - ‘o ks c • l� C.�Y Akiec.F' "Tc tL,4_L. i , 1,, j500 r"a } Goat I,,(L. „1 sJ u,1 1 - flu. L04.0 -L fie,-. A ` Zvi Q5 c iMt4,;c -5IOw . l Gt-, tA,L- o 1 DE 112.�GI rLva(Z- 7—/U-1,_ ID p lMCavl?vE.Ll ttVv\-tt k 4-qC.£ •'4 ,'ramI-A 'r 1 1:l '-7 ' (If\t s,4 Ltq� 'CR_t C. 'll IIAALS 2-u 4 .1' — ;i ,ill, it Jr- mi ----a �i 1 1 4 p 4 uz i':ij _ �" (l - N 11FER1 11.1,- 1_ t c A s 14 L 1\'`i Cantilever Retaining Wall A B C D E W X Y Z Retained Wall Footing Footing Wall Vertical Horiz. Footing Footing Ht. Position Width Height Thickness Rebar 4 Rebar Transv. Cont. 0' -4' 10" 28" 9" 6" #4 @ 24" #4 @ 24" #4 @ 24" 3, #4 4'-6' 12" 36" 9" 6" #4 @ 18" #4 @ 18" #4 @ 18" 3, #4 6' -8' 9" 45" 12" 8" #5 @ 18" #4 @ 18" #5 @ 18" 4, #5 8'- 10' 12" 60" 12" 8" #6 @ 12" #4 @ 18" #5 @ 12" 6, #5 Braced Retaining Wall A B C D E F G W X Y Z Retained Wall Footing Footing Wall MASA Block Vertical Horiz. Footing Footing Ht. Position Width _ Height Thickness Spacing Spacing Rebar Rebar Transv. Cont. 0' -4' 10" 28" 9" 6" 72" Not Regd #4 @ 24" _ #4 @ 24" #4 @ 24" 3, #4 4'-6' 12" 34" 9" 6" 72" 72" #4 @ 18" #4 @ 18" #4 @ 18" 3, #4 6'- 8' 12" 42" 10" 8" 42" 46" #4 @ 18" #4 @ 18" #4 @ 18" 4, #4 8'- 10' 21" 60" 12" 8" 26" 29" #5 @ 13" #5 @ 18" #5 @ 13" 6,#5 General Notes: * Columns C,D, E, W, X, Y,Z are minimums.May use greater. * Columns F, G are maximums.May use less. Standard Structural Specifications©— Copyright, Tim K. Garrison, P.E. BASIS OF DESIGN—APPLICABLE CODES: Code.The designs herein are prepared in accordance with the 2012 IBC. Construction shall conform with the most recent building code adopted by the approving jurisdiction. LIMITED SCOPE OF CONSULTANT'S WORK: Consultant.The consultant in responsible charge of this work is Tim K. Garrison,P.E., doing business as ConstructionCalc,Inc.,hereafter indicated as"CCI." Scope of Consultant's Work. The scope of work of CCI is limited to structural analysis of: O Braced retaining walls of various heights. o Cantilever retaining walls of various heights. O Assumptions are listed in these Specifications and on SKl and SK2. The retaining walls designed herein may be used on any Landed Gentry project in WA where the assumptions listed herein are adhered to. CCI takes responsibility only for items specifically addressed in our drawings and calculations. CCI has not analyzed any other portion of any building, including but not limited to: foundations,beams, columns, walls, floors, floor framing systems,roof framing system,connections,etc. LOADS Following are the loads used for the subject design/analysis: O Roof live: 20 psf. 0 Deck dead: 0 psf O Roof+ceiling dead: 15 psf 0 Exterior wall dead: 10 psf o Roof snow: 25 psf 0 Interior wall dead: 0 psf O Roof tributary width: 20 ft. 0 Adjacent surcharge load: 0 lb. O Floor live: 40 psf 0 Assumed allowable soil bearing pressure: o Floor dead: 15 psf 1,500 psf. o Floor tributary width: 2 floors at 7.5 ft. 0 Load Summary:Live= 1000 plf.Dead= each; or 1 floor at 15 ft. 705 plf. Snow=500 plf. O Deck live: 0 psf SINGLE CLIENT: The calculations, drawings,notes, specifications, and/or tables prepared by CCI are valid only for Landed Gentry Homes and Communities in WA.These documents are not valid,are not applicable to, and shall not be used for any other client. INSPECTIONS: CCI recommends that the Contractor,Builder,or Owner retains a qualified structural specialist to inspect the items analyzed/designed herein.Note,this is not a requirement for"special inspection"per the building code. COMPETENT CONSTRUCTION PERSONNEL/SAFETY: Only competent personnel familiar with construction and safety practices germane to the project shown herein should be employed to assemble and construct the work. G Contractor shall be responsible to comply with all OSHA and State Labor and Industries Standards. Contractor assumes full responsibility as to construction methods used, safety provisions employed, and the finished as-built condition of the structure and related systems. TEMPORARY SUPPORT AND BRACING: Retaining Walls. Do not backfill against retaining walls until concrete has cured to at least 2,500 psi(okay to use high early strength admixtures or additional cement in the mix to achieve this). For retaining walls that are to be connected at their top to horizontal floor diaphragms, do not backfill against the retaining wall until such horizontal diaphragms are in place and properly connected to the retaining wall. FOOTINGS, FOUNDATIONS, SLABS ON GRADE: Geotechnical Report: CCI is not aware of a geotechnical report for this project. CCI strongly recommends that a geotechnical report be performed by a qualified geotechnical engineer for all construction projects. Soils analysis and geotechnical engineering are not a specialty of CCI. CCI depends on others for the, provision of soils data,which includes but is not limited to: allowable bearing capacity, liquefaction potential, slope stability, active and passive lateral pressures, internal friction angle,and cohesion. In the absence of a geotechnical report CCI will make assumptions regarding soil parameters,however,CCI takes no responsibility or liability for future settlement, or damage or injury due to earth movement or failure of any kind. Structural Fill: "Structural Fill"shall be granular material conforming to local or state highway specifications for imported road base or sub base; or use sand or other clean granular materials no larger than pea gravel. All structural fill must be compacted per the following section. Compaction: Place all fill materials in lifts not exceeding 8-inches. Compact using mechanical(vibratory or impact)methods. In paved areas and under structures,use structural backfill compacted to 95%relative compaction. When roots, rocks,or other undesirable materials cause over-excavation, fill over-excavation and compact per the above. Foundations, Footings on Soil: All footings and foundations to bear on undisturbed existing soil or structural fill. All organic and deleterious material beneath footings and foundations to be removed and replaced with structural fill.Bottom of footings to be below locally prescribed frost zone,not less than 12". Footing Drains.Footing drains,with washed drain rock or Mira Drain or equivalent extending to finished grade, shall be provided at the base of all footings and retaining walls which will have earth placed against them. Footing drains shall be 4"perforated pipe routed downgradient to daylight,unless otherwise specified. MATERIALS AND METHODS: Provide and install all materials in accordance with manufacturer's requirements and recommendations. It is the contractor's responsibility to ensure all field personnel understand and adhere to this. STANDARD CONCRETE: Standard Concrete. Concrete for footings, slabs, and walls shall attain a minimum 28 day strength of fc-- 2,500 psi unless otherwise noted on Plans.Maximum water/cement ratio shall be 0.45.. All materials shall be in accordance with ACI 318,latest edition.Mixing and placing of all concrete to be in accordance with IBC and ACI 304,latest edition. Admixtures. Industry recognized and approved admixtures affecting set time, flowability, and/or waterproofing may be used provided the strength and durability of the concrete is not adversely affected. Air Entrainment.Provide 5%air entraining in all concrete exposed to the earth or weather. Fly Ash.High quality fly ash or other natural pozzolan may be used in accordance with ASTM C618 with a corresponding reduction in cement content.Any such concrete shall obtain at least the strength and durability characteristics as Standard Concrete listed above. CONCRETE REINFORCING: Strength, Splicing,Bending.Reinforcing bars (rebar) shall be grade 60(Fy= 60 ksi) or better,unless otherwise specified in the Plans.All reinforcing shall be spliced, detailed,bent,and supported in accordance with applicable ACI code. CONVENTIONAL WOOD FRAMING: General Construction: Predrill all nail holes where required to avoid splitting. Connect all wood members per the Plans and applicable building code. Anchor Bolts. Shear wall anchor bolts connecting mud sills,use 5/8" diameter x 8"min embedment at the spacing shown in the Plans but never greater than 60" OC and within 12"of ends and corners,with 3"x 3"x.229" steel washers,wrench tight. Wet set anchor bolts shall have a hook or head on the embedded end. Rotohammered anchor bolts at the same spacing may be used in lieu of wet set-see specifications in previous section. An alternate to wet-set anchor bolts and washers may be Simpson MASA or MASAP at the same spacing specified for wet set anchor bolts. Non-shear wall anchor bolts shall be spaced a maximum of 72-inches and within 12-inches of ends and corners and shall be fitted with 2" steel plate washers.Use either 1/2"diameter x 8"min embedment wet- set, or 1/2"Titen HD with 4"min embedment. Non-shear wall anchors may be 0.145" diameter powder-actuated pins with 1-1/2"min concrete embedment, at 16" OC,unless otherwise shown . Pressure Treated Lumber.Use pressure treated lumber in contact with concrete and/or soil, and when directly exposed to weather.Pressure treating chemicals shall be inert, or otherwise non-reactive with metal connectors (including nails,bolts, framing connectors,etc.) or structural steel members. In certain cases non-pressure treated lumber may butt against concrete. In these cases use a layer of heavy, asphaltic-treated construction paper between wood and concrete. Floors.All wood floor diaphragms shall be nailed or screwed and glued.Use thickness as required to support the intended loads,never less than 5/8". Contractor to verify all span ratings of plywood. Where otherwise not shown on Plans, connect floor diaphragm with 8d(ring shank or screw shank nails,or similar sized screws) at 6"on edges, 12"in field,non-blocked,per IBC Case 1 pattern.Install in accordance with APA guidelines. PRE-FABRICATED FRAMING CONNECTORS: Manufacturer: Simpson brand is specified,however any other nationally recognized brand may be used provided that they are equivalent in their ability to carry all applied loads in all orientations. Installation: The Contractor shall install all prefabricated items in strict accordance with the manufacturer's recommendations and requirements.The load carrying capacity of the prefabricated item cannot be guaranteed if this provision is not adhered to.Nails and screws which will be exposed to weather shall be galvanized or stainless steel. If installation risks cracking of wood, contact engineer for alternate nailing and /or alternate connector. Ci CCiS RUCTIONCALC TM RetainCaic ConstructionCalc, Inc. We fEm .owrr T?iS BliiJdtrig_llnp,uSTpy v2.01 Job Name '4M1335 ' ( soi Wall I.D. 4' max cantilever Other Info 7/20/2015 Soil Under Footing _ Soil Type class 5: Clay, sandy clay, silty clay, clayey silt, silt and sandy silt V Soil bearing capacity, unfactored 1,500 psf I Soil coefficient of friction NA Soil lateral sliding resistance, Cl. 5 only. 130 psf Retained Soil Behind Wall Retained height, ft 4.00 ft Tot. wall ht. Vertical distance from retained soil to top of wall, ft 0.50 ft 4.50 ft Soil Type Granlualr I clay mix, dense V Moisture Content Moist I v 1 Can top df wall move slightly? Yes V Unit weight, pcf 130 pcf Angle of internal friction, degrees 30 deg Depth to groundwater, if any, ft - Backfill angle, degrees to horiz. 5 deg Resisting Conditions In Front Of Wall Condition Concrete slab or asphalt on top of footing, against wall V Soil lateral (passive) capacity; unfactored, psf/ft depth 0 psf Unit weight of material over top of toe, pcf ? 145 pcf Depth of resisting soil, Dbf, inches_ 0.0 in If asphalt or concrete on top of ftg, thickness, inches 4.0 in Loads at Top Of Wall Gravity loads: All gravity loads applied to top of wall V If ledger, what is its width (eccentricity, horiz dim), in. Live, psf Dead, psf Trib Width. ft Live Dead Snow Roof (no snow) 20.0 psf 15.0 psf 20.00 ft Top • 400.0 plf 300.0 plf Loads From Contin- Roof Snow (only) 25.0 psf 500.0 plf uous Members? _ No Floor 3 Loads Top V 0.0 plf 0.0 plf Floor 2 Loads 40.0 psf 15.0 psf 7.50 ft Top V 300.0 plf 112.5 plf Floor 1 Loads 40.0 psf 15.0 psf 7.50 ft Top o 300.0 plf 112.5 plf Wall Dead Load 10.0 psf 18.00 ft Top V 180.0 plf Other 'psf load and trib width Top V 0.0 plf 0.0 plf Other gravity loads, plf Descrip'n, opt'I: Top V 0.0 plf Other gravity loads, pll Descrip'n, opt'I: Top Subtotals, gravity loads, unfactored: 1,000 plf 705 plf 500 plf Additional Moments, ft-lb Clockwise: opposite of ledger-applied moment. V Subtotals, moments, unfactored: O ft-lb O ft-lb O ft-lb Surcharge Load Horiz distance from wall, b', ft. Horiz width of applied load, a', ft. Pressure of applied load, q', psf Earthquake Loading Seismic load? Zero seismic load V Reduce seismic loads? - V Use 1/3 increase to allowable soil bearing? No V Include wall weight in seismic force? No V RetainCalcV2_02.xls 7/20/2015 Gz, Horizontal seismic soil coefficient, kh 0.00 l Vertical seismic soil coefficient, kv 0.00 Wall Type _ Wall Type: Cantilever(not restrained at top) Wall and Footing Construction - Cantilever and Braced Stability Eccentricity, "e" 0.0 in Wall: Concrete, normal weight w Allow soil press 1,500 psf Wall compressive strength, psi, fc = 2500 1 w Toe Soil press 1,457 psf F.S.. Load Comb Okay? Compressive strength to use, psi 2,500 psi ; Heel soil press 1,485 psf 1.03 D+L+S Okay Wall thickness, in. 6 I V ( Overturning 683 ft-lb Wall thickness to use, in. 6.00 in Resisting 3,440 ft-lb 5.04 D+5 Okay Footing: Footing width, ft. 2.33 ft 28.0 in Sliding Force 436 lb Footing height, in. 9.00 in Resisting NA NA D+L Okay Location of wall on footing Input your own wall location V Heel prof n Wall Design Unity Load Comb Okay? Wall location to use, in. 12.0 in 10.0 in Max mom apld 659 ft-lb Footing compressive strength, fc 2,50o psi I v Moment allow 2,610 ft-lb 0.25 .9D+1 E+1.6H Okay Key height, in. 0.00 in Key width, in 0.00 in Shear appl'd 494 lb Shear allow 4,018 lb 0.02 .9D+1E+1.6H Okay Wall Reinforcement Provided Required, Unity Wall rebar grade Grade 60 V Vert steel, min 0.13 sq-in 0.09 sq-in 0.65 Okay Vertical rebar size # 4 'V Horiz stl, spcg 18.0 in O.C. 11.1 in O.C. 1.62 N.G. Number of rebar layers (mats) It. v Min Req'd Length 1 Layer 1, vertical rebar location (depth) Edge, earth side I w Measured from Stub vertical embed in wall 24.0 in Layer 1, cover to use, in. 2.00 in Earth face Stub 90-degree bend in footing 6.0 in Layer 1, vertical rebar center-to-center spacing, in. 18.00 in Footing Design Layer 2, vertical rebar location (depth) N/A, no 2nd layer V Toe Unity Load Comb Okay? Layer 2, cover to use, in. Tension on Bottom Layer 2, vertical rebar center-to-center spacing, in. Moment appfd 964 ft-lb -• r � 7i 0 L Horizontal rebar size # 4 V Moment allow 3,357 ft-lb 0.29 !D+1.6H+1.6L+. Okay Horizontal rebar center-to-center spacing, in. 18.00 In Shear appl'd 1,889 lb Footing Reinforcement Shear allowed 5,175 lb 0.36 !D+1.6H+1.6L+. Okay Footing rebar grade Grade 60 V Hook req'd? No Transverse rebar size # 4 V Heel Number of rebar layers (mats) II V Tension on Bottom Layer 1, transverse rebar location Bottom, minimum cover, 3" I V Moment appl'd 182 ft-lb Layer 1, cover to use, in. 3.00 in Moment allow 3,362 ft-lb 0.05 .9D+1 E+1.6H Okay Layer 1, transverse rebar center-to-center spacing, in. 18.00 in Shear appl'd 360 lb Layer 2, transverse rebar location N/A, no 2nd layer ♦ Shear allowed 5,175 lb 0.07 .9D+1 E+1.6H Okay Layer 2, cover to use, in. Hook req'd? No Layer 2, transverse rebar center-to-center spacing, in. Lonciitud'I Stee Provided Required Unity Okay? Longitudinal rebar size # 4 V Equiv. No of Bars: Area of steel 0.24 sq-in 0.22 sq-in 0.90 Okay Longitudinal rebar center-to-center spacing, max, in. 10.00 in 3 Ea. Spacing 10.0 in O.C. 13.3 in O.C. 0.75 Okay Wall Shear Forces F_S. Load Comb Top wall V 0 lb NA Base wall V 494 lb 1.2D+1.6H+1.6L+.5S Max V . 494 lb 1.2D+1.6H+1.6L+.5S Loc'n from top 4.00 ft Wall Moments F.S.. Load Comb Max pos. 659 ft-lb 1.2D+1.6H+1.6L+.5S Loc'n from top 4.00 ft Max neg. 0 ft-lb NA Loc'n from top NA Base wall M 659 ft-lb 1.2D+1.6H+1.6L+.5S RetainCalcV2_02.xls 7/20/2015 Cac CoIS RUCTIONCALC RetainCaic ConstructionCalc, Inc. Wfe-o'mpnwea-ine fin ull'dincjflta v2.01 Job Name itnQ 1� Wall I.D. 6' max cantilever Other info 7/20/2015 Soil Under Footing Soil Type Class 5: Clay, sandy clay, silty clay, clayey silt, slit and sandy silt V' Soil bearing capacity, unfactored 1,500 psf Soil coefficient of friction NA Soil lateral sliding resistance, CI. 5 only. 130 psf Retained Soil Behind Wall Retained height, ft 6.00 ft Tot. wall ht. Vertical distance from retained soil to top of wall, ft 0.50 ft 6.50 ft Soil Type Granlualr/clay mix, dense Moisture Content Moist V Can top of wall move slightly? IYes IF Unit weight, pcf 130 pcf Angle of internal friction, degrees 30 deg Depth to groundwater, if any, ft - Backfill angle, degrees to horiz. 5 deg Resisting Conditions In Front Of Wall Condition Concrete slab or asphalt on top of footing, against wall I V Soil lateral (passive) capacity, unfactored, psf/ft depth 0 psf Unit weight of material over top of toe, pcf 145 pcf Depth of resisting soil, Dbf, inches. 0.0 in If asphalt or concrete on top of fig, thickness, inches 4.0 in Loads at Top Of Wall Gravity loads: All gravity loads applied to top of wall V If ledger, what is its width (eccentricity, horiz dim), in. Live, psf Dead, psi Trib Width, ft Live Dead Snow Roof (no snow) 20.0 psf 15.0 psf 20.00 ft ToP 400.0 plf 300.0 plf Loads From Contin- Roof Snow (only) 25.0 psf 500.0 plf uous Members? No V Floor 3 Loads Top V 0.0 plf 0.0 plf Floor 2 Loads 40.0 psf 15.0 psf 7.50 ft Top t 300.0 plf 112.5 plf Floor 1 Loads 40.0 psf 15.0 psf 7.50 ft Top w 300.0 plf 112.5 plf Wall Dead Load 10.0 psf 18.00 ft Top V 180.0 plf Other 'psf load and trib width Top V 0.0 plf 0.0 plf Other gravity loads, plf Descrip'n, opt'I: Top + 0.0 plf Other gravity loads, pli Descrip'n, opt'I: Top V Subtotals, gravity loads, unfactored: 1,000 plf 705 plf 500 plf Additional Moments, ft-lb Clockwise: opposite of ledger-applied moment. V Subtotals, moments, unfactored: O ft-lb O ft-lb O ft-lb Surcharge Load Horiz distance from wall, b', ft. Horiz width of applied load, a', ft. Pressure of applied load, q', psf Earthquake Loading • Seismic load? Zero seismic load V Reduce seismic loads? I- I V Use 1/3 increase to allowable soil bearing? [No V Include wall weight in seismic force? No V RetainCalcV2_02.xls 7/20/2015 Horizontal seismic soil coefficient, kh 0.00 Vertical seismic soil coefficient, kv 0.00 Wall Type f Wall Type: j Cantilever(not restrained at top) Wall and Footing Construction - Cantilever and Braced Stability Eccentricity,"e" 0.2 in Wall: Concrete,normal weight 'w Allow soil press 1,500 psf Wall compressive strength,psi, fc= 2500 • Toe Soil press 1,445 psf F.S.. Load Comb Okay? Compressive strength to use, psi J 2,500 psi I Heel soil press 1,344 psf 1.04 D+L+S Okay Wall thickness, in. 16 ♦i Overturning 1,960 ft-lb Wall thickness to use,in. 6.00 in Resisting 6,409 ft-lb 3.27 D+S Okay Footing: Footing width,ft. 3.00 ft 36.0 in Sliding Force 880 lb Footing height,in. 9.00 in _ Resisting NA NA D+L Okay Location of wall on footing Input your own wall location V J Heel proj'n Wall Design Unity Load Comb Okay? Wall location to use,in. 18.0 in 12.0 in Max mom aptd 2,223 ft-lb Footing compressive strength,fc 2,500 psi _v Moment allow 2,296 ft-lb 0.97 . .9D+1 E+1.6H Okay Key height,in. 0.00 in Key width, in 0.00 in Shear appl'd 1,113 lb Shear allow 4,076 lb 0.18 .90+1 E+1.6H Okay Wall Reinforcement Provided Required Unity Wall rebar grade `Grade 60 'V Vert steel,min 0.13 sq-in 0.09 sq-in 0.65 Okay Vertical rebar size #4 V Horiz stl, spcg 18.0 in O.C. 11.1 in O.C. 1.62 N.G. Number of rebar layers (mats) 1 I V Min Req'd Length Layer 1, vertical rebar location(depth) Edge,earth side ('.' Measured from Stub vertical embed in wall 24.0 in Layer 1,cover to use,in. 2.00 in Earth face Stub 90-degree bend in footing 6.0 in Layer 1,vertical rebar center-to-center spacing, in. 18.00 in Footing Design Layer 2, vertical rebar location(depth) N/A,no 2nd layer V Toe Unity Load Comb Okay? Layer 2,cover to use, in. Tension on Bottom Layer 2,vertical rebar center-to-center spacing, in. Moment appl'd 2,234 ft-lb Horizontal rebar size s 4 w Moment allow 3,356 ft-lb 0.67 !D+1.6H+1.6L+. Okay Horizontal rebar center-to-center spacing,in. 18.00 in Shear appl'd 2,835 lb Footing Reinforcement Shear allowed 5,175 lb 0.55 '.D+1.6H+1.6L+. Okay Footing rebar grade Grade 60 ♦ Hook req'd? Yes 6-in,min. Transverse rebar size #4 'V Heel Number of rebar layers(mats) +i w Tension on Bottom Layer 1, transverse rebar location Bottom,minimum cover,3" ♦ Moment appl'd 630 ft-lb Layer 1,cover to use,in. 3.00 in Moment allow 3,358 ft-lb 0.19 .9D+1 E+1.6H Okay Layer 1,transverse rebar center-to-center spacing,in. 18.00 in Shear appl'd 1,223 lb Layer 2,transverse rebar location N/A,no 2nd layer ♦ Shear allowed 5,175 lb 0.24 • .9D+1 E+1.6H Okay Layer 2,cover to use,in. Hook req'd? No Layer 2, transverse rebar center-to-center spacing,in. Longitud'I Stee Provided Required Unity Okay? Longitudinal rebar size #4 t s Equiv. No of Bars: Area of steel 0.24 sq-in 0.22 sq-in 0.90 Okay Longitudinal rebar center-to-center spacing, max, in. 10.00 in 3 Ea. Spacing •10.0 in O.C. 13.3 in O.C. 0.75 Okay Wall Shear Forces F.S.. toad Comb Top wall V 0 lb NA Base wall V 1,113 lb 1.2D+1.6H+1.6L+.5S Max V 1,113 lb 1.2D+1.6H+1.6L+.5S Loc'n from top 6.00 ft Wall Moments F.S.. i.oad Comb Max pos. 2,223 ft-lb 1.2D+1.6H+1.6L+.5S Loc'n from top 6.00 ft Max neg. 0 ft-lb NA Loc'n from top NA Base wall M 2,223 ft-lb 1.2D+1.6H+1.6L+.5S RetainCaicV2_02.xis 7/20/2015 CAS RUCTION CALC RetainCalc ConstructionCalc, Inc. inr„lain wer-The ,y,ld.i-n_ TB uRt t v2.01 Job Name ,ib k501 Wall I.D. 8' max cantilever, case 1 full gray. Other Info 7/20/2015 Soil Under Footing Soil Type `Class 5:Clay,sandy clay,silty clay,clayey silt,silt and sandy silt V Soil bearing capacity, unfactored 1,500 psf Soil coefficient of friction NA Soil lateral sliding resistance, Cl.5 only. 130 psf Retained Soil Behind Wall Retained height,ft 8.00 ft Tot.wall ht. Vertical distance from retained soil to top of wall,ft 0.50 ft 8.50 ft Soil Type Granlualr/day mix,dense V Moisture Content Moist V Can top of wall move slightly? Yes j V Unit weight, pcf 130 pcf Angle of internal friction, degrees 30 deg Depth to groundwater,if any,ft - 1 Backfill angle, degrees to horiz. 5 deg Resistin Conditions In Front Of Wall Condition Concrete slab or asphalt on top of footing,against wall V Soil lateral(passive)capacity,unfactored, psf/ft depth 0 psf Unit weight of material over top of toe,pcf I 145 pcf Depth of resisting soil, Dbf, inches. 0.0 in ' If asphalt or concrete on top of ftg,thickness, inches 4.0 in Loads at Top Of Wall Gravity loads: All gravity loads applied to top of wall V If ledger,what is its width(eccentricity,horiz dim), in. Live,psf Dead,psf Trib Width,ft Live Dead Snow Roof (no snow) 20.0 psf 15.0 psf 20.00 ft Top V 400.0 plf 300.0 plf Loads From Contin- Roof Snow(only) 25.0 psf 500.0 plf uous Members? No V Floor 3 Loads Top V 0.0 plf 0.0 plf Floor 2 Loads 40.0 psf 15.0 psf 7.50 ft Top v 300.0 plf 112.5 plf Floor 1 Loads 40.0 psf 15.0 psf 7.50 ft Top V 300.0 plf 112.5 plf Wall Dead Load 10.0 psf 18.00 ft Top V 180.0 plf Other'psf load and trib width Top V 0.0 plf 0.0 plf Other gravity loads, plf Descrip'n,opt'l: Top - 0.0 plf Other gravity loads, pit Descrip'n,opt'I: Top V Subtotals, gravity loads,unfactored: 1,000 plf 705 plf 500 plf Additional Moments,ft-lb Clockwise:opposite of ledger-applied moment. V Subtotals,moments, unfactored: O ft-lb O ft-lb O ft-lb Surcharge Load Horiz distance from wall, b',ft. Horiz width of applied load,a',ft. Pressure of applied load, q', psf Earthquake Loading Seismic load? Zero seismic land V Reduce seismic loads? - V Use 1/3 increase to allowable soil bearing? No V Include wall weight in seismic force? No V RetainCalcV2 02.xls 7/20/2015 G4 Horizontal seismic soil coefficient, kh 0.00 I Vertical seismic soil coefficient, kv 0.00 Wall Type ' Wall Type: Cantilever(not restrained at top) V Wall and Footing Construction - Cantilever and Braced Stability Eccentricity, "e" 0.4 in Wall: Concrete, normal weight v Allow soil press 1,500 psf Wall compressive strength, psi, fc = 2500 v Toe Soil press 1,430 psf F.S.. Load Comb Okay? Compressive strength to use, psi 2,500 psi I Heel soil press 1,279 psf 1.05 D+L+S Okay Wall thickness, in. L I v 1 Overturning 4,647 ft-lb Wall thickness to use, in. 8.00 in Resisting 10,123 ft-lb 2.18 D+S Okay Footing: Footing width, ft. 3.50 ft 42.0 in Sliding Force 1,565 lb Footing height, in. 12.00 in Resisting NA NA D+L Okay Location of wall on footing Input your own wall location v Heel proj'n Wall Design Unity Load Comb Okay? Wall location to use, in. 28.0 in I 6.0 in Max mom apld 5,269 ft-lb Footing compressive strength, fc 2,50o psi v Moment allow 5,333 ft-lb 0.99 .9D+1 E+1.6H Okay Key height, in. 0.00 in Key width, in 0.00 in Shear appl'd 1,978 lb Shear allow 6,198 lb 0.24 .9D+1E+1.6H Okay Wall Reinforcement Provided Required Unity Wall rebar grade Grade 60 V Vert steel, min 0.21 sq-in 0.14 sq-in 0.70 Okay Vertical rebar size # s v Horiz sti, spcg 18.0 in O.C. 10.3 in O.C. 1.74 N.G.V Number of rebar layers (mats) 1 v Min Req'd Length 01:- Layer 1, vertical rebar location (depth) Edge, earth side I V Measured from Stub vertical embed in wall 30.0 in Layer 1, cover to use, in. 2.00 in Earth face Stub 90-degree bend in footing 7.5 in Layer 1, vertical rebar center-to-center spacing, in. 18.00 in Footing Design Layer 2, vertical rebar location (depth) N/A, no 2nd layer ♦ Toe Unity Load Comb Okay? Layer 2, cover to use, in. Tension on Bottom Layer 2, vertical rebar center-to-center spacing, in. Moment appl'd 5,572 ft-lb Horizontal rebar size # s v Moment allow 6,749 ft-lb 0.83 0+1.6H+1.6L+. Okay Horizontal rebar center-to-center spacing, in. 18.00 in Shear appl'd 4,271 lb Footing Reinforcement _ Shear allowed 6,750 lb 0.63 '.D+1.6H+1.6L+. Okay Footing rebar grade Grade 60 V Hook req'd? No Transverse rebar size # 5 v Heel Number of rebar layers (mats) 1 v Tension on Bottom Layer 1, transverse rebar location Centered in footing V Moment appl'd 125 ft-lb Layer 1, cover to use, in. 4.19 in Moment allow 6,772 ft-lb 0.02 .D+1.6H+1.6L+. Okay Layer 1, transverse rebar center-to-center spacing, in. 18.00 in Shear appl'd 421 lb Layer 2, transverse rebar location N/A, no 2nd layer V Shear allowed 6,750 lb 0.06 '.D+1.6H+1.6L+. Okay Layer 2, cover to use, in. Hook req'd? No Layer 2, transverse rebar center-to-center spacing, in. Longitud'I Stee Provided Required Unity Okay? Longitudinal rebar size I# s I v Equiv. No of Bars: Area of steel 0.37 sq-in 0.36 sq-in 0.97 Okay Longitudinal rebar center-to-center spacing, max, in. 10.00 in 4 Ea. Spacing 10.0 in 0.C. 12.4 in Q.C. 0.81 Okay Wall Shear Forces F.S.. Load Comb Top wall V 0 lb NA Base wall V 1,978 lb 1.2D+1.6H+1.6L+.5S Max V 1,978 lb 1.2D+1.6H+1.6L+.5S Loc'n from top 8.00 ft Wall Moments F.S.. Load Comb Max pos. 5,269 ft-lb 1.2D+1.6H+1.6L+.5S Loc'n from top 8.00 ft Max neg. 0 ft-lb NA Loc'n from top NA Base wall M 5,269 ft-lb 1.2D+1:6H+1.6L+.5S RetainCalcV2 02.xis 7/20/2015 G7 Cc: "--RUCTION CALL RetainCaic ConstructiOnCalc, Inc. inejEirmapmer_lkh [TAD or.akegi v2.01 Job Name tj,01 Wall I.D. 8' max cantilever, case 2, no gray. Other Info 7/20/2015 Soil Under Footing Soil Type Class 5:Clay,sandy clay,silty clay,clayey silt,silt and sandy slit 'Y► Soil bearing capacity, unfactored 1,500 psf Soil coefficient of friction NA Soil lateral sliding resistance, Cl.5 only. 130 psf Retained Soil Behind Wall Retained height,ft 8.00 ft Tot.wall ht. Vertical distance from retained soil to top of wall,ft 0.50 ft 8.50 ft Soil Type Granlualr/clay mix,dense Moisture Content Moist wr Can top of wall move slightly? Yes Unit weight,pcf 130 pcf Angle of internal friction, degrees 30 deg Depth to groundwater,if any,ft - Backfill angle,degrees to horiz. 5 deg • Resisting Conditions In Front Of Wall Condition Concrete slab or asphalt on top of footing,against wail ♦ Soil lateral(passive)capacity, unfactored, psf/ft depth 0 psf Unit weight of material over top of toe,pcf 145 pcf Depth of resisting soil, Dbf,inches. 0.0 in If asphalt or concrete on top of ftg,thickness,inches 4.0 in Loads at Top Of Wall Gravity loads: All gravity loads applied to top of wall ♦ if ledger,what is its width (eccentricity,horiz dim), in. Live, psi Dead, psf Trib Width, ft Live Dead Snow Roof (no snow) 20.0 psf 15.0 psf 0.00 ft Top , , 0.0 plf 0.0 plf Loads From Contin- Roof Snow(only) 25.0 psf uous Members? 0.0 plf No ♦ Floor 3 Loads Top 0.0 plf 0.0 plf Floor 2 Loads 40.0 psf 15.0 psf 0.00 ft Top 0.0 plf 0.0 plf Floor 1 Loads 40.0 psf 15.0 psf 0.00 ft Top V 0.0 plf 0.0 plf Wall Dead Load 10.0 psf 0.00 ft Top I+' 0.0 plf Other'psf load and trib width Top V 0.0 plf 0.0 plf Other gravity loads, pif Descrip'n,opt'l: Top V 0.0 plf Other gravity loads,ph Descrip'n,opt l: Top i.4. Subtotals, gravity loads,unfactored: 0 plf 0 plf 0 pif Additional Moments,ft-lb Clockwise:opposite of ledger-applied moment. Subtotals,moments, unfactored: O ft-lb O ft-lb O ft-lb Surcharge Load Horiz distance from wall,b',ft. Horiz width of applied load,a',ft. Pressure of applied load, q', psf • Earthquake Loading Seismic load? Zero seismic load Reduce seismic loads? - �► Use 1/3 increase to allowable soil bearing? No I V Include wall weight in seismic force? No V RetainCatcV2_02.xls 7/20/2015 -----; G € Horizontal seismic soil coefficient, kh 0.00 Vertical seismic soil coefficient, kv 0.00 Wall Type Wall Type: Cantilever(not restrained at top) W Wall and Footing Construction - Cantilever and Braced Stability Eccentricity, "e" 7.7 in Wall: Concrete, normal weight I ' Allow soil press 1,500 psf Wall compressive strength, psi, fc = 2500 I V Toe Soil press 1,535 psf F.S. Load Comb Okay? Compressive strength to use, psi 2,500 psi Heel soil press (24 psf) 0.98 ✓ D+L+S N.G. dO Wall thickness, in. le I V Overturning 4,647 ft-lb Wall thickness to use, in. 8.00 in Resisting 8,133 ft-lb 1.75 D+L Okay Footing: Footing width, ft. 3.75 ft 45.0 in Sliding Force 1,565 lb Footing height, in. 12.00 in Resisting NA NA D+L Okay Location of wall on footing Input your own wall location 'V Heel proj'n Wall Design Unity Load Comb Okay? Wall location to use, in.j 28.0 in 9.0 in Max mom apld 5,269 ft-lb Footing compressive strength, fc 2,500 psi w Moment allow 5,206 ft-lb 1.01 .9D+1 E+1.6H N.G. ✓p l/ Key height, in. 0.00 in Key width, in 0.00 in Shear appl'd 1,978 lb i� Shear allow 5,913 lb 0.29 .9D+1E+1.6H Okay Wall Reinforcement Provided Required Unity, Wall rebar grade Grade 60 V Veil steel, min 0.21 sq-in 0.14 sq-in 0.70 Okay Vertical rebar size # s v Horiz stl, spcg 18.0 in O.C. 10.3 in O.C. 1.74 N.G. 1f j]r Number of rebar layers (mats) I i v. Min Req'd Length Layer 1, vertical rebar location (depth) Edge, earth side V Measured from Stub vertical embed in wall 30.0 in Layer 1, cover to use, in. 2.00 in Earth face Stub 90-degree bend in footing 7.5 in Layer 1, vertical rebar center-to-center spacing, in. 18.00 in Footing Design Layer 2, vertical rebar location (depth) N/A, no 2nd layer V Toe Unity Load Comb Okay? Layer 2, cover to use, in. Tension on Bottom Layer 2, vertical rebar center-to-center spacing, in. Moment appl'd 4,850 ft-lb Horizontal rebar size # 5 W Moment allow 6,749 ft-lb 0.72 '.D+1.6H+1.6L+. Okay Horizontal rebar center-to-center spacing, in. 18.00 in Shear appl'd 3,324 lb Footing Reinforcement Shear allowed 6,750 lb 0.49 '.D+1.6H+1.6L+. Okay Footing rebar grade Grade 60 Hook req'd? No Transverse rebar size # 5 v Heel Number of rebar layers (mats) 1 I v Tension on Bottom Layer 1, transverse rebar location Centered In footing I V Moment appl'd 455 ft-lb Layer 1, cover to use, in. 4.19 In Moment allow 6,755 ft-lb 0.07 '.D+1,6H+1.6L+. Okay Layer 1, transverse rebar center-to-center spacing, in. 18.00 in Shear appl'd 1,211 lb Layer 2, transverse rebar location N/A, no 2nd layer V Shear allowed 6,750 lb 0.18 '.D+1.6H+1.6L+. Okay Layer 2, cover to use, in. Hook req'd? No Layer 2, transverse rebar center-to-center spacing, in. Lonaitud'I Stee Provided Required Unity Okay? Longitudinal rebar size # s v Equiv. No of Bars: Area of steel 0.37 sq-in 0.36 sq-in 0.97 Okay Longitudinal rebar center-to-center spacing, max, in. 10.00 in 4 Ea. Spacing 10.0 in O.C. 12.4 in O.C. 0.81 Okay Wall Shear Forces F.S.. Load Comb Top wall V 0 lb NA Base wall V 1,978 lb 1.2D+1.6H+1.6L+.5S Max V 1,978 lb 1.2D+1.6H+1.6L+.5S Loc'n from top 8.00 ft Wall Moments F.S.. Load Comb Max pos. 5,269 ft-lb 1.2D+1.6H+1.6L+.5S Loc'n from top 8.00 ft Max neg. 0 ft-lb NA Loc'n from top NA Base wall M 5,269 ft-lb 1.2D+1.6H+1.6L+.5S RetainCalcV2 02.xis 7/20/2015 TM RetainCalc CCIEIS RUCTION C ALC ConstructionCalc, Inc. WeM np:Um_er fit_93:11il'dIi19 ridtus[iff/ v2.01 Job Name , Q0 Wall I.D. 10' max cantilever, case 1 full gray. Other Info 7/20/2015 Soil Under Footing Soil Type Class Si Clay, sandy clay, silty clay, clayey silt, slit and sandy silt I V Soil bearing capacity, unfactored 1,500 psf I Soil coefficient of friction NA Soil lateral sliding resistance, Cl. 5 only. 130 psf Retained Soil Behind Wall Retained height, ft 10.00 ft Tot. wall ht. Vertical distance from retained soil to top of wall, ft 0.50 ft 10.50 ft Soil Type Granlualr/ clay mix, dense V Moisture Content [Moist V Can top of wall move slightly? Yes V Unit weight, pcf 130 pcf Angle of internal friction, degrees 30 deg Depth to groundwater, if any, ft Backfill angle, degrees to horiz. 5 deg Resisting Conditions In Front Of Wall Condition Concrete slab or asphalt on top of footing, against wall V Soil lateral (passive) capacity, unfactored, psf/ft depth 0 psf Unit weight of material over top of toe, pcf 145 pcf Depth of resisting soil, Dbf, inches. 0.0 in If asphalt or concrete on top of ftg, thickness, inches 4.0 in Loads at Top Of Wall Gravity loads: All gravity loads applied to top of wall I V If ledger, what is its width (eccentricity, horiz dim), in. _ Live, psf Dead, psf Trib Width, ft Live Dead Snow Roof (no snow) 20.0 psf 15.0 psf 20.00 ft Top 400.0 plf 300.0 plf Loads From Contin- Roof Snow (only) 25.0 psf 500.0 plf uous Members? No V Floor 3 Loads Top V 0.0 plf 0.0 plf Floor 2 Loads 40.0 psf 15.0 psf 7.50 ft Top V 300.0 plf 112.5 plf Floor 1 Loads 40.0 psf 15.0 psf 7.50 ft Top v 300.0 plf 112.5 plf Wall Dead Load 10.0 psf 18.00 ft Top V 180.0 plf Other 'psf load and trib width Top V 0.0 plf 0.0 plf Other gravity loads, plf Descrip'n, opt'!: Top V 0.0 plf Other gravity loads, pis Descrip'n, opt'l: Top V Subtotals, gravity loads, unfactored: 1,000 plf 705 plf 500 plf Additional Moments, ft-lb Clockwise: opposite of ledger-applied moment. I V Subtotals, moments, unfactored: O ft-lb O ft-lb O ft-lb Surcharge Load Horiz distance from wall, b', ft. Horiz width of applied load, a', ft. Pressure of applied load, q', psf Earthquake Loading Seismic load? Zero seismic load V Reduce seismic loads? - V Use 1/3 increase to allowable soil bearing? No V Include wall weight in seismic force? No V RetainCalcV2 02.xls 7/20/2015 d 1 o Horizontal seismic soil coefficient, kh 0.00 Vertical seismic soil coefficient, kv 0.00 Wall Type Wall Type: Lt &(not restrained at top) V Wall and Footing Construction - Cantilever and Braced Stability Eccentricity, "e" 0.2 in Wall: Concrete, normal weight © Allow soil press 1,500 psf Wall compressive strength, psi, fc = I2500 o Toe Soil press 1,280 psf F.S.. Load Comb Okay? Compressive strength to use, psi 2,500 psi ; Heel soil press 1,227 psf 1.17 D+L+S Okay Wall thickness, in. 18 v Overturning 8,484 ft-lb Wall thickness to use, in. 8.00 in Resisting 20,374 ft-lb 2.40 D+S Okay Footing: Footing width, ft. 5.00 ft 60.0 in Sliding Force 2,337 lb Footing height, in. 12.00 in Resisting NA NA D+L Okay Location of wall on footing !Input your own wall location o Heel proj'n Wall Design Unity Load Comb Okay?, Wall location to use, in. 40.0 in 12.0 in Max mom apld 10,291 ft-lb Footing compressive strength, fc 2,50D psi r o Moment allow 10,338 ft-lb 1.00 .9D+1 E+1.6H Okay Key height, in. 0.00 in Key width, in 0.00 in Shear appl'd 1 3,090 lb Shear allow 12,577 lb 0.20 .9D+1 E+1.6H Okay Wall Reinforcement Provided Required Unity Wall rebar grade Grade 60 o Vert steel, min 0.44 sq-in 0.14 sq-in 0.33 Okay Vertical rebar size # 6 o Horiz stl, spcg 18.0 in O.G. 10.3 in Q.C. 1.74 N.G. Number of rebar layers (mats) i o Min Req'd Length ("le- Layer 1, vertical rebar location (depth) Edge, earth side o Measured from Stub vertical embed in wall 36.0 in Layer 1, cover to use, in. 2.00 in Earth face Stub 90-degree bend in footing 9.0 in Layer 1, vertical rebar center-to-center spacing, in. 12.00 in Footing Design Layer 2, vertical rebar location (depth) N/A, no 2nd layer ® Toe Unity Load Comb Okay? Layer 2, cover to use, in. Tension on Bottom Layer 2, vertical rebar center-to-center spacing, in. Moment appl'd 9,902 ft-lb Horizontal rebar size # 5 v Moment allow 9,954 ft-lb 0.99 'D+1 .6H+1.6L+. Okay Horizontal rebar center-to-center spacing, in. 18.00 in Shear appl'd 5,327 lb Footing Reinforcement Shear allowed 6,750 lb 0.79 '.D+1.6H+1.6L+. Okay Footing rebar grade Grade 60 V Hook req'd? No Transverse rebar size # 5 v Heel Number of rebar layers (mats) I i ® Tension on Bottom Layer 1, transverse rebar location Centered In rooting V Moment appl'd 1,284 ft-lb Layer 1, cover to use, in. 4.19 in Moment allow 9,957 ft-lb 0.13 .9D+1E+1.6H Okay Layer 1, transverse rebar center-to-center spacing, in. 12.00 in Shear appl'd 2,554 lb Layer 2, transverse rebar location N/A, no 2nd layer o Shear allowed 6,750 lb 0.38 .9D+1 E+1.6H Okay Layer 2, cover to use, in. Hook req'd? No Layer 2, transverse rebar center-to-center spacing, in. Lonoitud'l Stee Provided Required Unity Okay? Longitudinal rebar size # 5 I o Equiv. No of Bars: Area of steel 0.37 sq-in 0.36 sq-in 0.97 Okay Longitudinal rebar center-to-center spacing, max, in. 10.00 in 6 Ea. Spacing 10.0 in O.C. 12.4 in O.C. 0.81 Okay Wall Shear Forces F.S.. Load Comb Top wall V 0 lb NA Base wall V 3,090 lb 1.2D+1.6H+1.6L+.5S Max V 3,090 lb 1.2D+1 .6H+1.6L+.5S Loc'n from top 10.00 ft Wall Moments F.S. Load Comb Max pos. 10,291 ft-lb 1.2D+1 .6H+1.6L+.5S Loc'n from top 10.00 ft Max neg. 0 ft-lb NA • Loc'n from top NA Base wall M 10,291 ft-lb 1 .2D+1 .6H+1.6L+.5S RetainCalcV2_02.xls 7/20/2015 c-cr Tm ,_-,Cs_ _, C RetainCale Gills RUCTIONCALC ConstructionCalc, Inc. w ,po : rx.'wie,u,ila'rn9 `,a{rs rir v2.01 Job Name t t(2n-1 6 Wall I.D. 10' max cantilever, case 2, no gray. Other Info 7/20/2015 Soil Under Footing Soil Type Class 5: Clay, sandy clay, silty clay, clayey silt, silt and sandy slit Soil bearing capacity, unfactored 1,500 psf • Soil coefficient of friction NA Soil lateral sliding resistance, CI. 5 only. 130 psf Retained Soil Behind Wall Retained height, ft 10.00 ft Tot. wall ht. Vertical distance from retained soil to top of wall, ft 0.50 ft 10.50 ft Soil Type Granlualr/clay mix, dense I - Moisture Content Moist I V Can top of wall move slightly? Yes 'mir Unit weight, pcf 130 pcf Angle of internal friction, degrees 30 deg Depth to groundwater, if any, ft Backfill angle, degrees to horiz. 5 deg Resisting Conditions In Front Of Wall Condition Concrete slab or asphalt on top of footing, against wall V Soil lateral (passive) capacity, unfactored, psf/ft depth 0 psf Unit weight of material over top of toe, pcf ; 145 pcf Depth of resisting soil, Dbf, inches. 0.0 in If asphalt or concrete on top of fig, thickness, inches 4.0 in • Loads at Top Of Wall Gravity loads: All gravity loads applied to top of wall V If ledger, what is its width (eccentricity, horiz dim), in. Live, psf Dead, psf Trib Width, ft Live Dead Snow Roof (no snow) 20.0 psf 15.0 psf 0.00 ft Top • 0.0 plf 0.0 plf Loads From Contin- Roof Snow (only) 25.0 psf 0.0 plf uous Members? No V Floor 3 Loads Top V 0.0 plf 0.0 plf Floor 2 Loads 40.0 psf 15.0 psf 0.00 ft Top V - 0.0 plf 0.0 pif Floor 1 Loads 40.0 psf 15.0 psf 0.00 ft Top 0.0 plf 0.0 plf Wall Dead Load 10.0 psf 0.00 ft ToP V 0.0 plf Other'psf load and trib width Top V 0.0 plf 0.0 plf , Other gravity loads, plf Descrip'n, opt'!: Top V 0.0 plf Other gravity loads, pit Descrip'n, opri: Top V Subtotals, gravity loads, unfactored: 0 plf 0 plf 0 plf Additional Moments, ft-lb Clockwise: opposite of ledger-applied moment. V • Subtotals, moments, unfactored: O ft-lb O ft-lb O ft-lb Surcharge Load Horiz distance from wall, b', ft. Horiz width of applied load, a', ft. Pressure of applied load, q', psf Earthquake Loading Seismic load? Zero seismic load V Reduce seismic loads? - V Use 1/3 increase to allowable soil bearing? �No v Include wall weight in seismic force? No V RetainCalcV2_02.xls 7/20/2015 Horizontal seismic soil coefficient, kh 0.00 G 1 z. Vertical seismic soil coefficient, kv 0.00 Wall Type Wall Type: Cantilever(not restrained at top) V Wall and Footing Construction - Cantilever and Braced Stability Eccentricity, "e" 7.9 in Wall: Concrete, normal weight V Allow soil press 1,500 psf Wall compressive strength, psi, fc = 2500 V Toe Soil press 1,456 psf F.S.. Load Comb Okay? Compressive strength to use, psi 2,500 psi Heel soil press 168 psf 1.03 D+L+S Okay Wall thickness, in. 1 B I V Overturning 8,484.ft-lb Wall thickness to use, in. 8.00 in Resisting 15,956 ft-lb 1.88 D+L Okay Footing: Footing width, ft. 5.00 ft 60.0 in Sliding Force 2,337 lb Footing height, in. 12.00 in Resisting NA NA D+L Okay Location of wall on footing Input your own wall location V Heel proj'n Wall Design Unity Load Comb Okay? Wall location to use, in. 40.0 in 12.0 in Max mom apld 10,291 ft-lb Footing compressive strength, fc 2,500 psi V Moment allow 10,246 ft-lb 1.00 .9D+1 E+1 .6H N.G. Key height, in. 0.00 in Key width, in 0.00 in Shear appl'd 3,090 lb 0 I/ Shear allow 12,291 lb 0.23 .9D+1E+1 .6H Okay Wall Reinforcement Provided Required Unity Wall rebar grade (Grade 60 V Vert steel, min 0.44 sq-in 0.14 sq-in 0.33 Okay Vertical rebar size # 6 w Horiz stl, spcg 18.0 in O.C. 10.3 in O.C. 1.74 t/ N.G. Number of rebar layers (mats) i v Min Req'd Length D tz Layer 1, vertical rebar location (depth) Edge, earth side VMeasured from Stub vertical embed in wall 36.0 in Layer 1, cover to use, in. 2.00 in Earth face Stub 90-degree bend in footing 9.0 in Layer 1, vertical rebar center-to-center spacing, in. 12.00 in Footing Design Layer 2, vertical rebar location (depth) N/A, no 2nd layer V Toe UnIty Load Comb Okay? Layer 2, cover to use, in. Tension on Bottom Layer 2, vertical rebar center-to-center spacing, in. Moment appl'd 9,233 ft-lb Horizontal rebar size # s V Moment allow 9,954 ft-lb 0.93 !D+1.6H+1.6L+. Okay Horizontal rebar center-to-center spacing, in. 18.00 in Shear appl'd 4,369 lb Footing Reinforcement Shear allowed 6,750 lb 0.65 !D+1.6H+1.6L+. Okay Footing rebar grade Grade 60 V Hook req'd? No Transverse rebar size # s v Heel Number of rebar layers (mats) t. v Tension on • Bottom Layer 1, transverse rebar location Centered In footing V Moment appl'd 1,296 ft-lb Layer 1, cover to use, in. 4.19 in Moment allow 9,957 ft-lb 0.13 !D+1.6H+1.6L+. Okay Layer 1, transverse rebar center-to-center spacing, in. 12.00 in Shear appl'd 2,593 lb Layer 2, transverse rebar location N/A, no 2nd layer V Shear allowed 6,750 lb 0.38 'D+1 .6H+1.6L+. Okay Layer 2, cover to use, in. Hook req'd? No Layer 2, transverse rebar center-to-center spacing, in. Lonoitud'I Stee Provided Required Unity Okay? Longitudinal rebar size 4 s v Equiv. No of Bars: Area of steel 0.37 sq-in 0.36 sq-in 0.97 Okay Longitudinal rebar center-to-center spacing, max, in. 10.00 in 6 Ea. Spacing 10.0 in O.C. 12.4 in O.C. 0.81 Okay • Wall Shear Forces F.S. Load Comb Top wall V 0 lb NA Base wall V 3,090 lb 1.2D+1 .6H+1.6L+.55 Max V 3,090 lb 1.2D+1.6H+1.6L+.55 Loc'n from top 10.00 ft Wall Moments F.S.. Load Comb Max pos. 10,291 ft-lb 1.2D+1.6H+1.6L+.5S Loc'n from top 10.00 ft Max neg. 0 ft-lb NA Loc'n from top NA Base wall M 10,291 ft-lb 1.2D+1.6H+1.6L+.5S RetainCalcV2_02.xls 7/20/2015 C/5 CAS RUCTIONCALC RafainCaic ConstructionCalc, Inc. 1Mp Empower.: AR aki I_15Iny?S,odtlaEry Job Name 4(5 (., Wall I.D. 4' max braced, Other Info 7/21/2015 Soil Under Footing Soil Type Class 5:Clay,sandy clay,silty clay,clayey silt,silt and sandy silt V Soil bearing capacity, unfactored 1,500 psf Soil coefficient of friction NA Soil lateral sliding resistance, Cl.5 only. 130 psf Retained Soil Behind Wall Retained height,ft 4.00 ft Tot.wall ht. Vertical distance from retained soil to top of wall,ft 0.50 ft 4.50 ft Soil Type Granlualr/clay mix,dense V Moisture Content Moist Can top of wall move slightly? Yes V Unit weight, pcf 130 pcf Angle of internal friction, degrees 30 deg Depth to groundwater,if any,ft - r Backfill angle, degrees to horiz. 5 deg Resisting Conditions In Front Of Wall Condition !Concrete slab or asphalt on top of footing,against wall V Soil lateral (passive)capacity, unfactored, psf/ft depth 0 psf r r Unit weight of material over top of toe, pcf I 145 pcf Depth of resisting soil, Dbf,inches. 0.0 in If asphalt or concrete on top of ftg,thickness,inches 4.0 in Loads at Top Of Wall Gravity loads: All gravity loads applied to top of wall i If ledger,what is its width(eccentricity, horiz dim),in. Live, psf Dead,psf Trib Width,ft Live Dead Snow Roof (no snow) 20.0 psf 15.0 psf 20.00 ft Top V. 400.0 plf 300.0 plf Loads From Contin- Roof Snow(only) 25.0 psf 500.0 plf uous Members? No rr Floor 3 Loads Top V 0.0 plf 0.0 plf Floor 2 Loads 40.0 psf 15.0 psf 7.50 ft Top V 300.0 plf 112.5 plf Floor 1 Loads 40.0 psf 15.0 psf 7.50 ft Top w 300.0 plf 112.5 plf Wall Dead Load 10.0 psf 18.00 ft Top V 180.0 plf Other'psf load and trib width Top V 0.0 plf 0.0 plf Other gravity loads, plf Descrip'n,opt'l: Top 'v 0.0 plf Other gravity loads, plc Descrip'n,opt'l: Top Subtotals,gravity loads, unfactored: 1,000 plf 705 plf 500 plf Additional Moments,ft-lb Clockwise:opposite of ledger-applied moment. Subtotals, moments, unfactored: O ft-lb O ft-lb O ft-lb Surcharge Load Horiz distance from wall, b',ft. Horiz width of applied load,a',ft. Pressure of applied load, q', psf Earthquake Loading Seismic load? Zero seismic load V Reduce seismic loads? - V Use 1/3 increase to allowable soil bearing? No V Include wall weight in seismic force? No V RetainCalcV2 02.xls 7/21/2015 Horizontal seismic soil coefficient, kh 0.00 C. / 4 Vertical seismic soil coefficient, kv 0.00 Wall Type Wall Type: Braced, fixed (moment-resisting) at base V Wall and Footing Construction - Cantilever and Braced Stability Eccentricity, "e" 0.0 in Wall: Concrete, normal weight I o Allow soil press 1,500 psf Wall compressive strength, psi, fc = 2500 V Toe Soil press 1,491 psf F.S.. Load Comb Okay? Compressive strength to use, psi 2,500 psi Heel soil press 1,496 psf 1.00 D+L+S Okay Wall thickness, in. 6 V Overturning NA Wall thickness to use, in. 6.00 in Resisting NA NA NA Okay Footing: Footing width, ft. 2.30 ft 27.6 in Sliding Force 363 lb Footing height, in. 9.00 in Resisting NA NA D+L+S Okay Location of wall on footing Input your own wall location V Heel proj'n Wall Design Unity Load Comb Okay? Wall location to use, in. 11.4 in 10.3 in Max mom apld -175 ft-lb Footing compressive strength, fc 2,500 psi V Moment allow -3,817 ft-lb 0.05 .9D+1 E+1 .6H Okay Key height, in. 0.00 in Key width, in 0.00 in Shear appl'd 437 lb Shear allow 3,118 lb 0.01 .9D+1 E+1 .6H Okay Wall Reinforcement Provided Required Unity Wall rebar grade Grade 60 V Vert steel, min 0.10 sq-in 0.09 sq-in 0.86 Okay Vertical rebar size # 4 v Horiz stl, spcg 18.0 in O.C. 11.1 in O.C. 1.62 N.G. Number of rebar layers (mats) i v Min Req'd Length Layer 1, vertical rebar location (depth) Centered In wall I o Measured from Stub vertical embed in wall 24.0 in Layer 1 , cover to use, in. 3.63 in Toe face Stub 90-degree bend in footing 6.0 in Layer 1, vertical rebar center-to-center spacing, in. 24.00 in Max allowed per Footing Design Layer 2, vertical rebar location (depth) N/A, no 2nd layer . per AC! =18" Toe Unity Load Comb Okay? Layer 2, cover to use, in. Tension on Bottom Layer 2, vertical rebar center-to-center spacing, in. Moment appl'd 1,021 ft-lb Horizontal rebar size # 9 v Moment allow 2,535 ft-lb 0.40 !D+1.6H+1.6L+. Okay Horizontal rebar center-to-center spacing, in. 18.00 in Shear appl'd 2,449 lb Footing Reinforcement Shear allowed 5,175 lb 0.47 !D+1.6H+1 .6L+. Okay Footing rebar grade Grade 60 V Hook req'd? Yes 6-in, min. Transverse rebar size # 4 v Heel Number of rebar layers (mats) 1 v Tension on Top • Layer 1, transverse rebar location Bottom, minimum cover, 3" V Moment appl'd 415 ft-lb Layer 1, cover to use, in. 3.00 in Moment allow 1,410 ft-lb 0.29 !D+1.6H+1 .6L+. Okay Layer 1 , transverse rebar center-to-center spacing, in. 24.00 in Shear appl'd 964 lb Layer 2, transverse rebar location. N/A, no 2nd layer Shear allowed 2,925 lb 0.33 !D+1.6H+1 .6L+. Okay Layer 2, cover to use, in. Hook req'd? No Layer 2, transverse rebar center-to-center spacing, in. Lonaitud'I Stee Provided Required Unity Okay? • Longitudinal rebar size # 4 V Equiv. No of Bars: Area of steel 0.22 sq-in 0.22 sq-in 0.99 Okay Longitudinal rebar center-to-center spacing, max, in. 11 .00 in 2 Ea. Spacing 11.0 in O.C. 12.1 in O.C. 0.91 Okay Wall Shear Forces F.S.. Load Comb Top wall V 58 lb 1 .2D+1.6H+1 .6L+.5S Base wall V 437 lb 1 .2D+1.6H+1 .6L+.5S Max V 437 lb 1.2D+1.6H+1.6L+.5S Loc'n from top 3.20 ft Wall Moments F.S.. Load Comb Max pos. 178 ft-lb 1.2D+1.6H+1.6L+.53 Loc'n from top 3.10 ft Max neg. -175 ft-lb 1.2D+1.6H+1 .6L+.5S Loc'n from top 4.00 ft Base wall M -175 ft-lb 1.2D+1.6H+1.6L+.5S RetainCalcV2_02.xls 7/21/2015 c15 Ccolis RUCTIONCALe RetainCalc Construe onCalc, IIIC• W.e m wcr fie�B,v.gitiFtus siydu ;r.�v` vz.o1 Job Name , 01 Wall I.D. 6' max braced. Other Info 7/21/2015 Soil Under Footing Soil Type Class 5:Clay,sandy clay,silty clay,clayey silt,silt and sandy slit I V Soil bearing capacity,unfactored i 1,500 psf Soil coefficient of friction NA Soil lateral sliding resistance,Cl.5 only. 130 psf M � Retained Soil Behind Wall Retained height,ft 6.00 ft Tot.wall ht. Vertical distance from retained soil to top of wall,ft 0.50 ft 6.50 ft Soil Type Granlualr/clay mix,dense r Moisture Content Moist V Can top of wall move slightly? Yes V Unit weight,pcf 130 pcf Angle of internal friction,degrees 30 deg Depth to groundwater,if any,ft - Backfill angle, degrees to horiz. 5 deg Resisting Conditions In Front Of Wall Condition Concrete slab or asphalt on top of footing,against wall V Soil lateral (passive)capacity,unfactored,psf/ft depth 0 psf Unit weight of material over top of toe, pcf i 145 pcf Depth of resisting soil, Dbf,inches. 0.0 in If asphalt or concrete on top of ftg,thickness,inches 4.0 in Loads at Top Of Wall Gravity loads: All gravity loads applied to top of wall V If ledger,what is its width(eccentricity, horiz dim),in. Live,psf Dead, psf Trib Width,ft Live Dead Snow Roof (no snow) 20.0 psf 15.0 psf 20.00 ft Top V 400.0 plf 300.0 plf Loads From Contin- Roof Snow(only) 25.0 psf 500.0 plf uous Members? No ' Floor 3 Loads Top V 0.0 pif 0.0 plf Floor 2 Loads 40.0 psf 15.0 psf 7.50 ft Top V 300.0 plf 112.5 plf Floor 1 Loads 40.0 psf 15.0 psf 7.50 ft Top w 300.0 plf 112.5 plf Wall Dead Load 10.0 psf 18.00 ft Top v 180.0 plf Other'psf load and tub width Top V 0.0 plf 0.0 plf Other gravity loads, plf Descrip'n,opt!: Top V 0.0 plf Other gravity loads, pit Descrip'n,opt'i: Top V Subtotals,gravity loads, unfactored: 1,000 plf 705 plf 500 plf Additional Moments,ft-lb Clockwise:opposite of ledger-applied moment. V Subtotals, moments, unfactored: O ft-lb O ft-lb 0 ft-lb Surcharge Load Horiz distance from wall, b',ft. Horiz width of applied load, a',ft. Pressure of applied load, q', psf Earthquake Loading Seismic load? Zero seismic load V Reduce seismic loads? - V Use 1/3 increase to allowable soil bearing? No 'V Include wall weight in seismic force? No V RetainCalcV2_02.xls 7/21/2015 Cf G Horizontal seismic soil coefficient, kh 0.00 Vertical seismic soil coefficient, kv 0.00 Wall Type Wall Type: Braced, fixed (moment-resisting) at base W Wall and Footing Construction - Cantilever and Braced Stability Eccentricity, "e" 0.1 in Wall: Concrete, normal weight V Allow soil press 1,500 psf Wall compressive strength, psi, fc = 2500 V Toe Soil press 1,491 psf F.S.. Load Comb Okay? Compressive strength to use, psi . 2,500 psi Heel soil press 1,445 psf 1.01 D+L+S Okay Wall thickness, in. 6 V Overturning NA Wall thickness to use, in. 6.00 in Resisting NA NA NA Okay Footing: Footing width, ft. 2.83 ft 34.0 in Sliding Force 768 lb Footing height, in. 9.00 in Resisting NA NA D+L+S Okay Location of wall on footing Input your own wall location ' Heel proj'n Wall Design Unity, Load_Comb Okay? Wall location to use, in. 16.0 in 12.0 in Max mom apld 626 ft-lb Footing compressive strength, fc 2,500 psi © Moment allow 1,310 ft-lb 0.48 .9D+1 E+1 .6H Okay Key height, in. 0.00 in Key width, in 0.00 in Shear appl'd 973 lb Shear allow 4,076 lb 0.14 .9D+1 E+1 .6H Okay Wall Reinforcement Provided Required Unity Wall rebar grade Grade 60 V Vert steel, min 0.13 sq-in 0.09 sq-in 0.65 Okay Vertical rebar size # 4 v Horiz stl, spcg 18.0 in O.C. 11.1 in O.C. 1.62 N.G. Number of rebar layers (mats) 1 o Min Retied Length Layer 1, vertical rebar location (depth) Centered in wall '7 Measured from Stub vertical embed in wall 24.0 in Layer 1, cover to use, in. 3.63 in Toe face Stub 90-degree bend in footing 6.0 in Layer 1, vertical rebar center-to-center spacing, in. 18.00 in Footing Design Layer 2, vertical rebar location (depth) pa, no 2nd layer V Toe Unity Load Comb Okay? Layer 2, cover to use, in. Tension on Bottom Layer 2, vertical rebar center-to-center spacing, in. Moment appl'd 1,993 ft-lb Horizontal rebar size # 4 ® Moment allow 3,356 ft-lb 0.59 !D+1.6H+1 .6L+. Okay Horizontal rebar center-to-center spacing, in. 18.00 in Shear appl'd 3,391 lb Footing Reinforcement Shear allowed 5,175 lb 0.66 !D+1.6H+1 .6L+. Okay Footing rebar grade Grade 60 V Hook req'd? Yes 6-in, min. Transverse rebar size # 4 ® Heel Number of rebar layers (mats) 1 ® Tension on Bottom Layer 1, transverse rebar location Bottom, minimum cover, 3" t V Moment appl'd 544 ft-lb Layer 1, cover to use, in. 3.00 in Moment allow 3,358 ft-lb 0.16 .9D+1 E+1.6H Okay Layer 1 , transverse rebar center-to-center spacing, in. 18.00 in Shear appl'd 973 lb Layer 2, transverse rebar location N/A, no 2nd layer V Shear allowed 5,175 lb 0.19 .9D+1E+1 .6H Okay Layer 2, cover to use, in. Hook req'd? No Layer 2, transverse rebar center-to-center spacing, in. Longitud'I Stee Provided Required Unity Okay? Longitudinal rebar size # 4 v Equiv. No of Bars: Area of steel 0.24 sq-in 0.22 sq-in 0.90 Okay Lopgitudinal rebar center-to-center spacing, max, in. 10.00 in 3 Ea. Spacing 10.0 in O.C. 13.3 in O.C. 0.75 Okay Wall Shear Forces F.S.. Load Comb Top wall V 139 lb 1.2D+1.6H+1 .6L+.55 Base wall V 973 lb 1.2D+1.6H+1 .6L+.5S Max V 973 lb 1.2D+1.6H+1 .6L+.5S Loc'n from top 4.65 ft Wall Moments F.S. Load Comb Max pos. 626 ft-lb 1.2D+1 .6H+1 .6L+.5S Loc'n from top 4.50 ft Max neg. -812 ft-lb 1.20+1.6H+1 .6L+.5S Loc'n from top 6.00 ft Base wall M -812 ft-lb 1.20+1 .6H+1.6L+.5S RetainCalcV2 02.xls 7/21/2015 _ CJ 7 CC RUCTIONCALC RetainCaic ConstructionCalc, Inc. WCy[i+_ ower enHyl,ld1,rig nd v2.01 Job Name Wall I.D. 8'max braced. Other Info 7/21/2015 Soil Under Footing Soil Type Class 5:Clay,sandy clay,silty clay,clayey silt,silt and sandy silt V Soil bearing capacity, unfactored 1,500 psf Soil coefficient of friction NA Soil lateral sliding resistance, Cl.5 only. 130 psf Retained Soil Behind Wall Retained height,ft 8.00 ft Tot.wall ht. Vertical distance from retained soil to top of wall,ft 0.50 ft 8.50 ft Soil Type Granluair/clay mix,dense V Moisture Content Moist V Can top of wall move slightly? Yes V Unit weight, pcf 130 pcf Angle of internal friction,degrees 30 deg Depth to groundwater,if any,ft - 1 Backfill angle,degrees to horiz. 5 deg Resisting Conditions In Front Of Wall Condition Concrete slab or asphalt on top of footing,against wall V Soil lateral (passive)capacity, unfactored, psf/ft depth 0 psf Unit weight of material over top of toe, pcf 145 pcf Depth of resisting soil, Dbf,inches. 0.0 in If asphalt or concrete on top of ftg,thickness,inches 4.0 in Loads at Top Of Wall Gravity loads: All gravity loads applied to top of wall V If ledger,what is its width(eccentricity,horiz dim), in. Live,psf Dead,psf Trib Width,ft Live Dead Snow Roof (no snow) 20.0 psf 15.0 psf 20.00 ft Top V. 400.0 plf 300.0 plf Loads From Contin- Roof Snow(only) 25.0 psf 500.0 plf uous Members? No 'V Floor 3 Loads Top V 0.0 plf 0.0 plf Floor 2 Loads 40.0 psf 15.0 psf 7.50 ft Top V 300.0 plf 112.5 plf Floor 1 Loads 40.0 psf 15.0 psf 7.50 ft Top ♦ 300.0 plf 112.5 plf Wall Dead Load 10.0 psf 18.00 ft Top V 180.0 plf Other'psf load and trib width Top V 0.0 plf 0.0 plf Other gravity loads,plf Descrip'n,opt'l: Top r 0.0 plf Other gravity loads,pli Descrip'n,opt'!: Top J Subtotals, gravity loads, unfactored: 1,000 plf 705 plf 500 plf Additional Moments,ft-lb Clockwise:opposite of ledger-applied moment. �► Subtotals, moments,unfactored: O ft-lb O ft-lb O ft-lb Surcharge Load Horiz distance from wall, b',ft. Horiz width of applied load, a',ft. Pressure of applied load, q',psf Earthquake Loading Seismic load? Zero seismic load V Reduce seismic loads? - V Use 1/3 increase to allowable soil bearing? No V Include wall weight in seismic force? No V RetainCalcV2 02.xis 7/21/2015 L ( 8 Horizontal seismic soil coefficient, kh 0.00 Vertical seismic soil coefficient, kv 0.00 Wall Type Wall Type: Braced, fixed (moment-resisting) at base V Wall and Footing Construction - Cantilever and Braced Stability Eccentricity, "e" 0.1 in Wall: Concrete, normal weight 7 Allow soil presE 1,500 psf Wall compressive strength, psi, fc = 2500 v Toe Soil press 1,497 psf F.S.. Load Comb Okay? Compressive strength to use, psi 2,500 psi ; Heel soil press 1,438 psf 1.00 D+L+S Okay Wall thickness, in. 8 l V 1 Overturning NA Wall thickness to use, in. 8.00 in Resisting NA NA NA Okay Footing: Footing width, ft. 3.50 ft 42.0 in Sliding Force 1,310 lb Footing height, in. 10.00 in Resisting NA NA D+L+S Okay Location of wall on footing Input your own wall location V Heel proj'n Wall Design Unity Load Comb Okay? Wall location to use, in. 22.0 in 12.0 in Max mom apld -2,180 ft-lb Footing compressive strength, fc 2,500 psi o Moment allow -2,434 ft-lb 0.90 .9D+1 E+1.6H Okay Key height, in. 0.00 in Key width, in 0.00 in Shear appl'd 1,721 lb Shear allow 4,218 lb 0.31 .9D+1E+1.6H Okay Wall Reinforcement Provided Required Unity Wall rebar grade Grade 60 o Veil steel, min 0.13 sq-in 0.12 sq-in 0.86 Okay Vertical rebar size # 4 v Horiz stl, spcg 18.0 in O.C. 8.3 in O.C. 2.16 N.G. r Number of rebar layers (mats) i v Min Req'd Length Ott Layer 1, vertical rebar location (depth) Centered in wall v Measured from Stub vertical embed in wall 24.0 in Layer 1, cover to use, in. 3.63 in Toe face Stub 90-degree bend in footing 6.0 in Layer 1, vertical rebar center-to-center spacing, in. 18.00 in Footing Design Layer 2, vertical rebar location (depth) N/A, no 2nd layer v Toe Unity Load Comb Okay? Layer 2, cover to use, in. Tension on Bottom Layer 2, vertical rebar center-to-center spacing, in. Moment appl'd 3,712 ft-lb Horizontal rebar size # 4 v Moment allow 3,956 ft-lb 0.94 !D+1.6H+1.6L+. Okay Horizontal rebar center-to-center spacing, in. 18.00 in Shear appl'd 4,603 lb Footing Reinforcement Shear allowed 6,075 lb 0.76 !D+1.6H+1.6L+. Okay Footing rebar grade Grade 60 ® Hook req'd? Yes 6-in, min. Transverse rebar size # 4 v Heel Number of rebar layers (mats) i v Tension on Bottom Layer 1, transverse rebar location Bottom, minimum cover, 3" w Moment appl'd 857 ft-lb Layer 1, cover to use, in. 3.00 in Moment allow 3,958 ft-lb 0.22 .9D+1 E+1.6H Okay Layer 1, transverse rebar center-to-center spacing, in. 18.00 in Shear appl'd 1,610 lb Layer 2, transverse rebar location N/A, no 2nd layer v Shear allowed 6,075 lb 0.26 .9D+1 E+1.6H Okay Layer 2, cover to use, in. Hook req'd? No Layer 2, transverse rebar center-to-center spacing, in. Longitud'I Stee Provided Reauired Unity Okay? Longitudinal rebar size # s ' Equiv. No of Bars: Area of steel 0.31 sq-in 0.30 sq-in 0.97 Okay Longitudinal rebar center-to-center spacing, max, in. 12.00 in 3 Ea. Spacing 12.0 in O.C. 12.4 in O.C. 0.97 Okay 4 )- 1-- V(J of Wall Shear Forces F_S. Load Comb Top wall V 257 lb 1.2D+1.6H+1.6L+.5S Base wall V 1,721 lb 1.2D+1.6H+1.6L+.5S Max V 1,721 lb 1.2D+1.6H+1.6L+.5S Loc'n from top 6.00 ft Wall Moments F_S. Load Comb Max pos. 1,488 ft-lb 1.2D+1.6H+1.6L+.5S Loc'n from top 5.80 ft Max neg. -2,180 ft-lb 1.2D+1.6H+1 .6L+.5S Loc'n from top 8.00 ft Base wall M -2,180 ft-lb 1.2D+1.6H+1 .6L+.55 RetainCalcV2 02.xls 7/21/2015 C19 CAS RUCTIONC PLC RetainCalc ConstructaonCalc, Inc. We TJlinch ne_u n, v2.01 Job Name t( 50 t 6 Wall 1.D. 10' max braced. Other Info 7/21/2015 Soil Under Footing Soil Type Class 5: Clay, sandy clay, silty clay, clayey silt, silt and sandy silt V Soil bearing capacity, unfactored 1,500 psf Soil coefficient of friction NA Soil lateral sliding resistance, Cl. 5 only. 130 psf Retained Soil Behind Wall Retained height, ft 10.00 ft Tot. wall ht. Vertical distance from retained soil to top of wall, ft 0.50 ft 10.50 ft Soil Type 1 Granlualr/clay mix, dense V Moisture Content Moist ! V Can top of wall move slightly? Yes V Unit weight, pcf 130 pcf Angle of internal friction, degrees 30 deg Depth to groundwater, if any, ft - 1 Backfill angle, degrees to horiz. .5 deg Resisting Conditions In Front Of Wall Condition Concrete slab or asphalt on top of footing, against wall V Soil lateral (passive) capacity, unfactored, psf/ft depth 0 psf Unit weight of material over top of toe, pcf I 145 pcf Depth of resisting soil, Dbf, inches. 0.0 in If asphalt or concrete on top of ftg, thickness, inches 4.0 in Loads at Top Of Wall Gravity loads: All gravity loads applied to top of wail V If ledger, what is its width (eccentricity, horiz dim), in. Live, psf Dead, psf Trib Width, ft Live Dead Snow Roof (no snow) 20.0 psf 15.0 psf 20.00 ft Top V 400.0 plf 300.0 plf Loads From Contin- Roof Snow (only) 25.0 psf 500.0 plf uous Members? No Floor 3 Loads Top V 0.0 plf 0.0 plf Floor 2 Loads 40.0 psf 15.0 psf 7.50 ft Top V 300.0 plf 112.5 plf Floor 1 Loads 40.0 psf 15.0 psf 7.50 ft Top ,. 300.0 plf 112.5 plf Wall Dead Load 10.0 psf 18.00 ft Top V 180.0 plf Other 'psi load and trib width Top 0.0 plf 0.0 plf Other gravity loads, plf Descrip'n, opt'l: Top V 0.0 plf Other gravity loads, pH Descrip'n, opt'l: Top V Subtotals, gravity loads, unfactored: 1,OD0 plf 705 plf 500 plf Additional Moments, ft-lb Clockwise: opposite of ledger:applled moment. I v Subtotals, moments, unfactored: O ft-lb O ft-lb O ft-lb Surcharge Load Horiz distance from wall, b', ft. Horiz width of applied load, a', ft. Pressure of applied load, q', psf Earthquake Loading Seismic load? Zero seismic load V Reduce seismic loads? - V Use 1/3 increase to allowable soil bearing? No I V Include wall weight in seismic force? No V RetainCalcV2_02.xls 7/21/2015 g II kw Ua i JUN2 1 201/ CITY OF ANACORTES June 20, 2017 Anacortes Planning&Community Development Dept. Attn: Groc Fyrrce RE: Plan changes for proposed home at 1505 Latitude Circle In order to accommodate a previously ordered beam for our proposed Larrabee LL plan at 1505 Latitude Circle (lot#26), we are changing the direction of the beam and floor joists for the main floor framing in the great room and kitchen area. Because of this change we are submitting a revised main floor framing Om, r:.;,.:k iuwer fluor pl y, a revised lower floor framing plan and a revised foundation plan for your review. On each sheet, I have surrounded the changed area(s)with a heavy dashed line for ease in seeing what changed. I am including two copies of the changed sheets and a copy of the beam calculations of the changed beams/headers/joists. Because we are in the process of building this home, we are hoping the plan changes will be reviewed as quickly as possible. Thank you. Jack Reinstra Landed Gentry ss� INSTALLED INSULATION CERTIFICATE P.O Box 2921 Office:(360)424-5179 Mt.Vernon WA Fax: (360)428-5081 IRISULATIIIN a SERVICES LICE We certify that the following residence has been insulated with the following materials: Flat Attic Blow VALUE R-49 Flat Ceiling Batts VALUE R-38 Exterior Walls VALUE R-21 Crawl Space VALUE R-30 Address: 1505 Latitude Circle, Anacortes WA Certify by : SP-rgi,o- Lo-za-Ko Date Installed October 2017 Title Manager BeamChek v2013 licensed to:Jack Reinstra/Landed Gentry Homes& Communities Reg#4117-67766 Larrabee LL Lot#26 Lower floor Joist Prepared by:JR Date:6/20/17 Selection (2)2x 12 I-IF#2 Lu =0.0 Ft Conditions NDS 2012 Min Bearing Area R1=4.0 in2 R2=4.0 in2 (1.5) DL Defl= 0.05 in Data Beam Span 10.17 ft Reaction 1 LL 1271 # Reaction 2 LL 1271 # Beam Wt per ft 8.2# Reaction 1 TL 1628# Reaction 2 TL 1628# Bm Wt Included 83# Maximum V 1628# Max Moment 4140'# Max V(Reduced) 1328# TL Max Defl L/240 TL Actual Defl L/661 LL Max Defl L/480 LL Actual Defl L/940 Attributes Section(in3) Shear(in2) TL Defl(in) LL Defl Actual 63.28 33.75 0.18 0.13 Critical 58.44 13.28 0.51 0.25 Status OK OK OK OK Ratio 92% 39% 36% 51% Fb(psi) Fv(psi) E(psi x mil) Fc i(psi) Values Reference Values 850 150 1.3 405 Adjusted Values 850 150 1.3 405 Adjustments CF Size Factor 1.000 Cd Duration 1.00 1.00 Cr Repetitive 1.00 Ch Shear Stress N/A Cm Wet Use 1.00 1.00 1.00 1.00 CI Stability 1.0000 Rb=0.00 Le=0.00 Ft Loads Uniform LL:250 Uniform TL: 312 =A ridJUN 2 1 2011 CITY OF ANACORTES Uniform Load A R1 = 1628 R2= 1628 SPAN= 10.17 FT Uniform and partial uniform loads are lbs per lineal ft. BeamChek v2013 licensed to:Jack Reinstra/Landed Gentry Homes& Communities Reg#4117-67766 Larrabee LL Lot,#'249 Family Room Floor Joists Prepared by: JR Date:6/19/17 Selection 2x 12 DF-L#2 Lu=0.0 Ft Conditions NDS 2012 Min Bearing Area R1=0.7 in2 R2=0.7 in2 (1.5) DL Defl= 0.09 in Data Beam Span 15.41 ft Reaction 1 LL 308# Reaction 2 LL 308# Beam Wt per ft 4.1 # Reaction 1 TL 417# Reaction 2 TL 417# Bm Wt Included 63# Maximum V 417# Max Moment 1606'# Max V(Reduced) 366# TL Max Defl L/240 TL Actual Defl L/680 LL Max Defl L/480 LL Actual Defl L/>1000 Attributes Section (in3) Shear(in2) TL Defl(in) LL Defl Actual 31.64 16.88 0.27 0.18 Critical 21.41 3.05 0.77 0.39 Status OK OK OK OK Ratio 68% 18% 35% 46% Fb(psi) Fv(psi) E(psi x mil) Fc±(psi) Values Reference Values 900 180 1.6 625 Adjusted Values 900 180 1.6 625 Adjustments CF Size Factor 1.000 Cd Duration 1.00 1.00 Cr Repetitive 1.00 Ch Shear Stress N/A Cm Wet Use 1.00 1.00 1.00 1.00 CI Stability 1.0000 Rb=0.00 Le=0.00 Ft Loads Uniform LL:40 Uniform TL: 50 =A Uniform Load A R1 =417 R2=417 SPAN= 15.41 FT Uniform and partial uniform loads are lbs per lineal ft. BeamChek v2013 licensed to:Jack Reinstra/Landed Gentry Homes&Communities Reg#4117-67766 Larrabee LL Lot#f6"24® Family Room Floor Joists Prepared by:JR Date:6/19/17 Selection 2x 12 HF#2 Lu=0.0 Ft Conditions NDS 2012 Min Bearing Area R1= 1.0 in2 R2= 1.0 in2 (1.5) DL Defl= 0.12 in Data Beam Span 15.41 ft Reaction 1 LL 308# Reaction 2 LL 308# Beam Wt per ft 4.1 # Reaction 1 TL 417# Reaction 2 TL 417# Bm Wt Included 63# Maximum V 417# Max Moment 1606'# Max V(Reduced) 366# TL Max Defl L/240 TL Actual Defl L/552 LL Max Defl L/480 LL Actual Defl L/844 Attributes Section(in3) Shear(in2) TL Defl(in) LL Defl Actual 31.64 16.88 0.33 0.22 Critical 22.67 3.66 0.77 0.39 Status OK OK OK OK Ratio 72% 22% 43% 57% Fb(psi) Fv(psi) E(psi x mil) Fc (psi) Values Reference Values 850 150 1.3 405 Adjusted Values 850 150 1.3 405 _ Adjustments CF Size Factor 1.000 Cd Duration 1.00 1.00 Cr Repetitive 1.00 Ch Shear Stress N/A Cm Wet Use 1.00 1.00 1.00 1.00 CI Stability 1.0000 Rb=0.00 Le=0.00 Ft Loads Uniform LL:40 Uniform TL: 50 =A Uniform Load A R1 =417 R2=417 SPAN= 15.41 FT Uniform and partial uniform loads are lbs per lineal ft. BeamChek v2013 licensed to:Jack Reinstra/Landed Gentry Homes& Communities Reg#4117-67766 Larrabee LL Lot#81244o Family Room Floor Joists Prepared by:JR Date:6/19/17 Selection (3)2x 12 HF#2 Lu=0.0 Ft Conditions NDS 2012 Min Bearing Area R1=2.4 in2 R2=2.2 in2 (1.5)DL Defl= 0.10 in Data Beam Span 15.41 ft Reaction 1 LL 713# Reaction 2 LL 624# Beam Wt per ft 12.3# Reaction 1 TL 986# Reaction 2 TL 874# Bm Wt Included 190# Maximum V 986# Max Moment 3933'# Max V(Reduced) 913# TL Max Defl L/240 TL Actual Defl L/647 LL Max Defl L/480 LL Actual Defl L/>1000 Attributes Section (in3) Shear(in2) TL Defl (in) LL Defl Actual 94.92 50.63 0.29 0.18 Critical 55.53 9.13 0.77 0.39 Status OK OK OK OK Ratio 59% 18% 37% 48% Fb(psi) Fv(psi) E(psi x mil) FcI(psi) Values Reference Values 850 150 1.3 405 Adjusted Values 850 150 1.3 405 Adjustments CF Size Factor 1.000 Cd Duration 1.00 1.00 Cr Repetitive 1.00 Ch Shear Stress N/A Cm Wet Use 1.00 1.00 1.00 1.00 CI Stability 1.0000 Rb=0.00 Le=0.00 Ft Loads Par Unif LL Par Unif TL Start End 40 H=50 0 0.75 100 I= 125 0.75 12.75 40 J=50 12.75 15.41 J I ❑H Q R1 =986 R2=874 SPAN= 15.41 FT Uniform and partial uniform loads are lbs per lineal ft. BeamChek v2013 licensed to:Jack ReinstralLanded Gentry Homes& Communities Reg#4117-67766 Larrabee LL Lott& .( Family Room Beam Prepared by:JR Date:6/19/17 Selection 6-3/4x 24 GLB 24F-V4 DF/DF Lu=0.0 Ft Conditions NDS 2012 Min Bearing Area R1= 11.1 in2 R2= 10.2 in2 (1.5) DL Defl= 0.09 in Recom Camber=0.14 in Data Beam Span 21.75 ft Reaction 1 LL 5398# Reaction 2 LL 4912# Beam Wt per ft 39.37# Reaction 1 TL 7188# Reaction 2 TL 6642# Bm Wt Included 856# Maximum V 7188# Max Moment 39355'# Max V(Reduced) 6046# TL Max Defl L/240 TL Actual Defl L/920 LL Max Defl L/480 LL Actual Defl L/>1000 Attributes Section (in3) Shear(in2) TL Defl(in) LL Defl Actual 648.00 162.00 0.28 0.19 Critical 217.55 37.78 1.09 0.54 Status OK OK OK OK Ratio 34% 23% 26% 35% Fb(psi) Fv(psi) E(psi x mil) Fc i(psi) Values Reference Values 2400 240 1.8 650 Adjusted Values 2171 240 1.8 650 Adjustments Cv Volume 0.905 Cd Duration 1.00 1.00 Cr Repetitive 1.00 Ch Shear Stress N/A Cm Wet Use 1.00 1.00 1.00 1.00 CI Stability 1.0000 Rb=0.00 Le=0.00 Ft Loads Point LL Point TL Distance Par Unif LL Par Unif TL Start End 713 B=986 17.75 494 H=617 0 17.75 207 I =259 17.75 21.75 I H Pt loads: R1 =7188 R2=6642 SPAN=21.75 FT Uniform and partial uniform loads are lbs per lineal ft. BeamChek v2013 licensed to:Jack Reinstra/Landed Gentry Homes&Communities Reg#4117-67766 Larrabee LL Lot/812 p Bedroom#3 Closet Door Header Prepared by:JR Date: 6/19/17 Selection 4x 8 HF#2 Lu=0.0 Ft Conditions NDS 2012 Min Bearing Area R1=2.9 in2 R2=2.9 in2 (1.5) DL Defl= 0.03 in Data Beam Span 6.25 ft Reaction 1 LL 938# Reaction 2 LL 938# Beam Wt per ft 6.17# Reaction 1 TL 1191 # Reaction 2 TL 1191 # Bm Wt Included 39# Maximum V 1191 # Max Moment 1861 '# Max V(Reduced) 961 # TL Max Defl L/240 TL Actual Defl L/750 LL Max Defl L/480 LL Actual Defl L/>1000 Attributes Section(in3) Shear(in2) TL Defl (in) LL Defl Actual 30.66 25.38 0.10 0.07 Critical 20.21 9.61 0.31 0.16 Status OK OK OK OK Ratio 66% 38% 32% 46% Fb(psi) Fv(psi) E(psi x mil) Fc l (psi) Values Reference Values 850 150 1.3 405 Adjusted Values 1105 150 1.3 405 Adjustments CF Size Factor 1.300 Cd Duration 1.00 1.00 Cr Repetitive 1.00 Ch Shear Stress N/A Cm Wet Use 1.00 1.00 1.00 1.00 CI Stability 1.0000 Rb=0.00 Le=0.00 Ft Loads Uniform LL: 300 Uniform TL: 375 =A Uniform Load A Q R1 = 1191 R2= 1191 SPAN=6.25 FT Uniform and partial uniform loads are lbs per lineal ft. BeamChek v2013 licensed to:Jack Reinstra/Landed Gentry Homes&Communities Reg#4117-67766 Larrabee LL Lot , Hall Beam @ Bedrooms Prepared by:JR Date:6/19/17 Selection 2x 8 HF#2 Lu=0.0 Ft Conditions NDS 2012 Min Bearing Area R1=2.0 in2 R2=2.0 in2 (1.5)DL Defl= 0.01 in Data Beam Span 4.25 ft Reaction 1 LL 638# Reaction 2 LL 638# Beam Wt per ft 2.64# Reaction 1 TL 802# Reaction 2 TL 802# Bm Wt Included 11 # Maximum V 802# Max Moment 853'# Max V(Reduced) 574# TL Max Defl L/240 TL Actual Defl L/>1000 LL Max Defl L/480 LL Actual Defl L/>1000 Attributes Section(in3) Shear(in2) TL Defl(in) LL Defl Actual 13.14 10.88 0.05 0.04 Critical 10.03 5.74 0.21 0.11 Status OK OK OK OK Ratio 76% 53% 23% 33% Fb(psi) Fv(psi) E(psi x mil) Fc i(psi) Values Reference Values 850 150 1.3 405 Adjusted Values 1020 150 1.3 405 Adjustments CF Size Factor 1.200 Cd Duration 1.00 1.00 Cr Repetitive 1.00 Ch Shear Stress N/A Cm Wet Use 1.00 1.00 1.00 1.00 CI Stability 1.0000 Rb=0.00 Le=0.00 Ft Loads Uniform LL:300 Uniform TL: 375 =A Uniform Load A R1 =802 R2=802 SPAN=4.25 FT Uniform and partial uniform loads are lbs per lineal ft. BeamChek v2013 licensed to:Jack Reinstra/Landed Gently Homes&Communities Reg#4117-67766 Larrabee LL Lot.#8 fr Hall Beam @ Bathroom Prepared by:JR Date:6/19/17 Selection 2x 8 HF#2 Lu=0.0 Ft Conditions NDS 2012 Min Bearing Area R1= 1.7 in2 R2= 1.7 in2 (1.5) DL Defl= 0.02 in Data Beam Span 4.75 ft Reaction 1 LL 532# Reaction 2 LL 532# Beam Wt per ft 2.64# Reaction 1 TL 671 # Reaction 2 TL 671 # Bm Wt Included 13# Maximum V 671 # Max Moment 797'# Max V(Reduced) 501 # TL Max Defl L/240 TL Actual Defl L/989 LL Max Defl L/480 LL Actual Defl L/>1000 Attributes Section(in3) Shear(in2) TL Defl(in) LL Defl Actual 13.14 10.88 0.06 0.04 Critical 9.38 5.01 0.24 0.12 Status OK OK OK OK Ratio 71% 46% 24% 35% Fb(psi) Fv(psi) E(psi x mil) Fc L (psi) Values Reference Values 850 150 1.3 405 Adjusted Values 1020 150 1.3 405 Adjustments CF Size Factor 1.200 Cd Duration 1.00 1.00 Cr Repetitive 1.00 Ch Shear Stress N/A Cm Wet Use 1.00 1.00 1.00 1.00 CI Stability 1.0000 Rb=0.00 Le=0.00 Ft Loads Uniform LL:224 Uniform TL: 280 =A Uniform Load A R1 =671 R2=671 SPAN=4.75 FT Uniform and partial uniform loads are lbs per lineal ft. BeamChek v2013 licensed to:Jack Reinstra/Landed Gentry Homes&Communities Reg#4117-67766 Larrabee LL Lottrryie Family Room French Door Header Prepared by:JR Date:6/19/17 Selection 4x 10 HF#2 Lu=0.0 Ft Conditions NDS 2012 Min Bearing Area R1=5.8 in2 R2=5.7 in2 (1.5) DL Defl= 0.03 in Data Beam Span 6.42 ft Reaction 1 LL 1889# Reaction 2 LL 1842# Beam Wt per ft 7.87# Reaction 1 TL 2342# Reaction 2 TL 2326# Bm Wt Included 50# Maximum V 2342# Max Moment 4035'# Max V(Reduced) 2052# TL Max Defl L/240 TL Actual Defl L/665 LL Max Defl L/480 LL Actual Defl L/920 Attributes Section (in3) Shear(in2) TL Defl (in) LL Defl Actual 49.91 32.38 0.12 0.08 Critical 47.46 20.52 0.32 0.16 Status OK OK OK OK Ratio 95% 63% 36% 52% Fb(psi) Fv(psi) E(psi x mil) Fc!(psi) Values Reference Values 850 150 1.3 405 Adjusted Values 1020 150 1.3 405 Adjustments CF Size Factor 1.200 Cd Duration 1.00 1.00 Cr Repetitive 1.00 Ch Shear Stress N/A Cm Wet Use 1.00 1.00 1.00 1.00 CI Stability 1.0000 Rb=0.00 Le=0.00 Ft Loads Point LL Point TL Distance Par Unif LL Par Unif TL Start End 624 B=874 4.67 555 H =672 0 4.67 295 I =347 4.67 6.42 I H Pt loads: R1 =2342 R2=2326 SPAN=6.417 FT Uniform and partial uniform loads are lbs per lineal ft. BeamChek v2013 licensed to:Jack Reinstra/Landed Gentry Homes&Communities Reg#4117-67766 Larrabee LL Lot81fr Family Room Window Header Prepared by:JR Date:6/19/17 Selection 6x 12 HF#2 Lu=0.0 Ft Conditions NDS 2012 Min Bearing Area R1=7.5 in2 R2=7.5 in2 (1.5) DL Defl= 0.03 in Data Beam Span 8.25 ft Reaction 1 LL 2420# Reaction 2 LL 2420# Beam Wt per ft 15.37# Reaction 1 TL 3027# Reaction 2 TL 3027# Bm Wt Included 127# Maximum V 3027# Max Moment 6640'# Max V(Reduced) 2369# TL Max Defl L/240 TL Actual Deft L/869 LL Max Defl L/480 LL Actual Defl L/>1000 Attributes Section(in3) Shear(in2) TL Defl(in) LL Defl Actual 121.23 63.25 0.11 0.08 Critical 118.04 25.38 0.41 0.21 Status OK OK OK OK Ratio 97% 40% 28% 40% Fb(psi) Fv(psi) E(psi x mil) Fc L (psi) Values Reference Values 675 140 1.1 405 Adjusted Values 675 140 1.1 405 Adjustments CF Size Factor 1.000 Cd Duration 1.00 1.00 Cr Repetitive 1.00 Ch Shear Stress N/A Cm Wet Use 1.00 1.00 _ 1.00 1.00 CI Stability 1.0000 Rb=0.00 Le=0.00 Ft Loads Uniform LL: 555 Uniform TL: 672 =A Point LL Point TL Distance 262 B=384 4.13 Uniform Load A Pt loads: R1 =3027 R2=3027 SPAN=8.25 FT Uniform and partial uniform loads are lbs per lineal ft. BeamChek v2013 licensed to:Jack Reinstra/Landed Gentry Homes&Communities Reg#4117-67766 Larrabee LL Lotfte-24, Family Room Window Header Prepared by:JR Date:6/19/17 Selection 3-1/8x 9 GLB 24F-V4 DF/DF Lu=0.0 Ft Conditions NDS 2012 Min Bearing Area R1=4.6 in2 R2=4.6 in2 (1.5) DL Defl= 0.07 in Recom Camber=0.10 in Data Beam Span 8.25 ft Reaction 1 LL 2420# Reaction 2 LL 2420# Beam Wt per ft 6.83# Reaction 1 TL 2992# Reaction 2 TL 2992# Bm Wt Included 56# Maximum V 2992# Max Moment 6567'# Max V(Reduced) 2483# TL Max Defl L/240 TL Actual Defl L/393 LL Max Defl L/480 LL Actual Defl L/537 Attributes Section(in3) Shear(in2) TL Defl(in) LL Defl Actual 42.19 28.13 0.25 0.18 Critical 32.84 15.52 0.41 0.21 Status OK OK OK OK Ratio 78% 55% 61% 89% Fb(psi) Fv(psi) E(psi x mil) Fc L (psi) Values Reference Values 2400 240 1.8 650 Adjusted Values 2400 240 1.8 650 Adjustments Cv Volume 1.000 Cd Duration 1.00 1.00 Cr Repetitive 1.00 Ch Shear Stress N/A Cm Wet Use 1.00 1.00 1.00 1.00 CI Stability 1.0000 Rb=0.00 Le=0.00 Ft Loads Uniform LL: 555 Uniform TL: 672 =A Point LL Point TL Distance 262 B=384 4.13 Uniform Load A Pt loads: R1 =2992 R2=2992 SPAN=8.25 FT Uniform and partial uniform loads are lbs per lineal ft. BeamChek v2013 licensed to:Jack Reinstra/Landed Gentry Homes& Communities Reg#4117-67766 Larrabee LL Loi /_,0 Cant. Flr.Jsts. @ Family Room Prepared by:JR Date: 6/19/17 Selection 2x 6 HF#2 Lu=0.0 Ft Lu @OH=2.0 Ft Conditions NDS 2012, Overhang Min Bearing Area R1=0.1 in2 R2=1.4 in2 (1.5) DL Defl= 0.08 in. Data Beam Span 4.0 ft Reaction 1 LL 56# Reaction 2 LL 318# Beam Wt per ft 2.0# Reaction 1 TL 24# Reaction 2 TL 551 # Bm Wt Included 12# Maximum V 298# Overhang Length 2.0 ft Max Moment 458'# Max V(Reduced) 266# Total Beam Length 6.0 ft TL Max Defl L/240 TLActual Defl L/<-1000 OH TLActual Defl L/435 LL Max Defl L/480 LL Actual Defl L/<-1000 OH LL Actual Defl L/>1000 Attributes Section(in3) Shear(in2) TL Defl(in) LL Defl OH TL Defl OH LL Defl Actual 7.56 8.25 -0.02 0.00 0.11 0.03 Critical 5.05 2.66 0.20 0.10 0.20 0.10 Status OK OK OK OK OK OK Ratio 67% 32% 10% 1% 55% 26% Fb(psi) Fv(psi) E(psi x mil) Fc L (psi) Values Reference Values 850 150 1.3 405 Adjusted Values 1089 150 1.3 405 Adjustments CF Size Factor 1.300 Cd Duration 1.00 1.00 Cr Repetitive 1.00 Ch Shear Stress N/A Cm Wet Use 1.00 1.00 1.00 1.00 CI Stability 1.0000 Rb=0.00 Le=0.00 Ft CI Stability @ OH 0.9852 Rb=10.99 Le=4.12 Ft Loads Point LL Point TL Distance Par Unif LL Par Unif TL Start End 50 F= 160 (OH) 2.0 54 H=67 0 4.0 54 K=67 (OH) 0 2.0 H K Pt loads: El I R1 =24 R2=551 BACKSPAN=4 FT OH=2 FT Uniform and partial uniform loads are lbs per lineal ft. Overhanging load distances are from R2. BeamChek v2013 licensed to:Jack Reinstra/Landed Gentry Homes&Communities Reg#4117-67766 Larrabee LL Lot jt8''9 . Family Room Window Header Prepared by:JR Date:6/19/17 Selection 4x 4 HF#2 Lu=0.0 Ft Conditions NDS 2012 Min Bearing Area R1= 1.5 in2 R2= 1.5 in2 (1.5)DL Defl= 0.01 in Data Beam Span 2.25 ft Reaction 1 LL 358# Reaction 2 LL 358# Beam Wt per ft 2.98# Reaction 1 TL 623# Reaction 2 TL 623# Bm Wt Included 7# Maximum V 623# Max Moment 351 '# Max V(Reduced) 462# TL Max Defl L/240 TL Actual Defl L/>1000 LL Max Defl L/480 LL Actual Defl L/>1000 Attributes Section (in3) Shear(in2) TL Defl (in) LL Defl Actual 7.15 12.25 0.02 0.01 Critical 3.30 4.62 0.11 0.06 Status OK OK OK OK Ratio 46% 38% 21% 20% Fb(psi) Fv(psi) E(psi x mil) Fc i(psi) Values Reference Values 850 150 1.3 405 Adjusted Values 1275 150 1.3 405 Adjustments CF Size Factor 1.500 Cd Duration 1.00 1.00 Cr Repetitive 1.00 Ch Shear Stress N/A Cm Wet Use 1.00 1.00 1.00 1.00 CI Stability 1.0000 Rb=0.00 Le=0.00 Ft Loads Uniform LL:318 Uniform TL: 551 =A Uniform Load A R1 =623 R2=623 SPAN =2.25 FT Uniform and partial uniform loads are lbs per lineal ft. BeamChek v2013 licensed to:Jack Reinstra/Landed Gentry Homes&Communities Reg#4117-67766 Larrabee LL Lo1 e'er Family Room Window Header Prepared by:JR Date:6/19/17 Selection 4x 4 HF#2 Lu=0.0 Ft Conditions NDS 2012 Min Bearing Area R1=2.3 in2 R2=2.3 in2 (1.5) DL Defl= 0.02 in Data Beam Span 2.25 ft Reaction 1 LL 599# Reaction 2 LL 599# Beam Wt per ft 2.98# Reaction 1 TL 951 # Reaction 2 TL 951 # Bm Wt Included 7# Maximum V 951 # Max Moment 535'# Max V(Reduced) 704# TL Max Defl L/240 TL Actual Defl L/761 LL Max Defl L/480 LL Actual Defl L/>1000 Attributes Section(in3) Shear(in2) TL Defl(in) LL Defl Actual 7.15 12.25 0.04 0.02 Critical 5.03 7.04 0.11 0.06 Status OK OK OK OK Ratio 70% 57% 32% 33% Fb(psi) Fv(psi) E (psi x mil) Fc i(psi) Values Reference Values 850 150 1.3 405 Adjusted Values 1275 150 1.3 405 Adjustments CF Size Factor 1.500 Cd Duration 1.00 1.00 Cr Repetitive 1.00 Ch Shear Stress N/A Cm Wet Use 1.00 1.00 1.00 1.00 CI Stability 1.0000 Rb=0.00 Le=0.00 Ft Loads Uniform LL:532 Uniform TL: 842 =A Uniform Load A R1 =951 R2=951 SPAN=2.25 FT Uniform and partial uniform loads are lbs per lineal ft. CITY OF ANACOR'I' ;S "AS-BUILT" t=` ew'r CONTRACTOR: 1".04;\()44 (90\-il i\o - a(0 PLAT/DIVISION: BLOCK LOT ADDRESS: •0 �v d o, ., DATE: o' l 1/I, PERMIT# SCALE = STREET 0 . co e 'T Sr .e �� - V . S::...'. 0 _____A , i---- "m'""" 4----+-..mr--v----17.....6.02---4, � - 1 . i 1 - - . e , . ,, _. • •_r . - . . i D P__.,),- _ \ _ . _ LOCATE STREET(S)ON GRID MAP iligEOVEr MAY 2 3 2011 1 CITY OF ANACORTES May 10, 2017 Anacortes Planning& Community Development Dept. Attn: Groc Fyrrce RE: Plan changes for proposed home at 1505 Latitude Circle Due to lot condition for our proposed Larrabee LL plan at 1505 Latitude Circle (lot#26)we are changing the lower level from a slab floor to a framed floor. Because of this change we are submitting a lower floor framing plan and a revised foundation plan for your review. Because we have the building permit and are in the process of building this home,we are hoping the plan changes will be reviewed as quickly as possible. Thank you. Jack Reinstra Landed Gentry BeamChek v2013 licensed to:Jack Reinstra/Landed Gentry Homes&Communities Reg#4117-67766 Larrabee LL Lower Floor Beams Prepared by:JR Date:5/19/17 Selection 4x 8 HF#2 Lu=0.0 Ft Conditions NDS 2012 Min Bearing Area R1=4.6 in2 R2=4.6 in2 (1.5)DL Defl= 0.04 in Data Beam Span 6.0 ft Reaction 1 LL 1470# Reaction 2 LL 1470# Beam Wt per ft 6.17# Reaction 1 TL 1857# Reaction 2 TL 1857# I Bm Wt Included 37# Maximum V 1857# Max Moment 2786'# Max V(Reduced) 1483# TL Max Defl L/240 TL Actual Defl L/523 LL Max Defl L/480 LL Actual Deft L/729 Attributes Section(in3) Shear(in2) It.Defl(in) LL Defl Actual 30.66 25.38 0.14 0.10 Critical 30.26 14.83 0.30 0.15 Status OK OK OK OK Ratio 99% 58% 46% 66% Fb(psi) __.__...........Fv(psi) E(psi x mil) Fc I (psi) Values Reference Values 850 150 1.3 405 Adjusted Values 1105 150 1.3 405 ........... Adjustments ; CF Size Factor 1.300 Cd Duration 1.00 1.00 Cr Repetitive 1.00 Ch Shear Stress N/A Cm Wet Use 1.00 1.0D 1.00 1.00 CI Stability 1.0000 Rb=0.00 Le=0.00 Ft ..,.. Loads Uniform LL:490 Uniform TL: 613 =A Uniform Load A I R1 =1857 R2= 1857 SPAN=6 FT Uniform and partial uniform loads are lbs per lineal ft. HERRIGSTAD ENGINEERING & SURVEYING Civil Engineering&Surveying 4320 Whistle Lake Road Dale Herrigstad,P.E.,P.L.S. Anacortes,WA 98221 (360)299-8804 May 12, 2017 Paul Ingals City Building Inspector City of Anacortes PO Box 547 Anacortes, WA 98221 Subject: 1505 Latitude Circle Lot 26,49 North,House foundation survey layout. This letter is to inform the building department that I staked out the foundation of the above referenced lot after excavation and prior to concrete foundation footings have been poured on April 27, 2017. House corners were set with hub and tack at 5 foot offsets from the four furthest exterior points of the house foundation. See attached drawing for approved site layout. If you have any questions or need more information please let me know. Sincerely, Dale Herrigstad P.E.,P.L.S. dale@herrigstad.com —WC. is ill : al limilmmi•E . . :i : ..s. •. : . . ... •III 1 . = . , 1 C\I : :. LANDED GENTRY .i.: I . • : • HOMES AND COMMUNITIES 0 i •• i • • GENERAL NOTES • _I . • 5,NORTH,SIDE YARD < ONNER: ! 1 BUILDING SETBACK 3 LANDED GENTRY ID DRAINAGE -dal . :: : 504 E FAIRHAVEN EASEMENT I. LOT 27 i .. .. . . BURNGTI7N, WA ea2,53 207.0 . . . I < 11.137' 1-(360)-755-9021 EXIST • • I I . GRADE FIVISINFrOOR AREA- 1914, SF . I LOT LINE/ r...._ I I :"!:" 2122' 66.00' 22 f4r . - 2ND FLOOR AREA- 1,306 SF PROPOSED 4''SCH 40 PVC DRAIN LINE 1 : . TOTAL FLOOR AREA-3,220 SF ::. ....). 1 I GARAGE AREA- 476 SF •, , — 8 — 4.87' 12.04' 43.29' SIM: TYPICAL SECO:: 4: ‘‘ji 2.00 — 1 _1. 2.er m,, 1 r , vi EXIST . . . • ... . GRADE - . • : ZONINSDQ If yip...........:6. 7.125.cdn '1 ..-.. ,..0113 1 i ,. P.U.D (UNDERLING R2) 14 - 1---4.±— I II , .ii .,..:...,,:: SE7EACKE ALL SEIRAC(S IN COMPLIANCE i SS MTH cm'GUIDUNES 20.38' ' • "8 .: SIDEYAROS MIN 5; 151 COMI3INED --1 REAR TARO MIN 20' 1"I . FRONT YARD MIN 20' II • PORCH i' (3 i 2 it HOGHT: MAX ALLOW!): 35' >: LEAST, PROPOSED:UNDER : FRONT YARD : t 0 PARKING: L.. _e_ . _ _ .... ....:\ Kea . ; 1 BUILDING .: tg PARKING SPACES PROVIDED. 10'.WEST, REAR YARD LOT 26 i 2 IN GARAGE, 2 IN DRIVEWAY BUILDING SETBACK SSC° 1 0 CIC 11 SETBACK , 1 , : 1 LL1 Ls, "2 . . . , t . C:1 LOT COVERAGE f C\I 1 ; 0 ; ........., i g WILDING AREA: -1> D 2,713.9F: ii 1 :. F— k. I . \._ PROP.4"SE . LOT AREA! ) 0 0 0 W ILI >Z ---.-- ....... SERVICE LINE •J 8,175 SF. ‘‘'........NN....3/4‘..\- TEMPORARY SALES ! -- PERCENT COlf-RAGE 2,713/8,175 .. 3.12X OFFICE • E.' 8 S : &FUTURE GARAGE IR la 11 11 221.4 t i .f.. 0 t--,............„... 13 i . I EXIST .. _..1 :,...: I GRADE I II I L___ . f . , 4) 4/ /2 1/ :i;.\ / II I f :I •• • • 1 ... 4 SPOUT YD , 15? — :DS / 06.00' /0" I. I LOT LINE 7 / I PROPOSED 4"SCH 40 PVC DRAIN LINE /1 : / / / : :: / / / Eik. r 4 , sm ujILEITYNT LINE 7./. / / ..:: ..--- 1 OC - _ ___ ---- / / = ______ / / / .....:: . / er„...„......—10.SOUTH, SIDE YARD / / BUILDING SETBACK 8 10' LOT LINE 8. -.:> 06 ,/ ...'. Ow 207.5 UTILITY EASEMENT LINE RIGHT-OF-WAY LINE 216.4 SI / / GRAPHIC SCALE EXIST 12 GRADE ... EXISTE ..;:.::•-• //' /I / ./ / ( IN FEIST ) FH :: whil; :.: : Hi:1WM 1 / Harts. Seats: 1 Inch .. 6 Foot I .., ./ / 48 NORTH 74.19' .0: LARRABEE LL,2-CAR LEFT . - -.--:- :" ••: : • ‘., ,::...1.1q1MIK 1.1.4,11:;;:iin:IPI. ...-4.NIV. . r..NOCAVV:t Sli >" / ':".I"".. .. . • ..!...Plniftt:: . . / TEMPORARY SALES OFFICE CURB&GUTTER '../ / - ...--../. /.--....... . ..;/ // .. SITE PLAN -- .. // , i .....-- : LOT 26 . _. _....— / e// : 1505 LATITUDE CIRCLE ----772::, -- --- - -"----t: ,"------ ,--tf--77-- ----- ••=777-7., , . ',..., ANACORTES, WA LATITUDE CIRCLE ::::. l : : " / ,.. ." / .::::::: :.:!:, ,....,..H_____7_,--------7-777 ,:;,,. i.,:!.; : ,/, ,10e NO: PLAT OF'48 NORTH" .. DESIGNED: LG .::>. , . A/ DRAWN: DA7E:d. EET 3131/2017 of(REVISED 04:1412017) \ SH 1 1 , N...„ 1zy° Anacortes Planning& Community Development Dept. ° �' Permit Center >� P.O.Box 547,Anacortes,WA 98221-0547 PH(360)293-1901 ° Don Measamer,Building Official,Planning Director FAX(360)293-1938 February 9, 2017 Jack Reinstra 504 E. Fairhaven Ave Burlington, WA 98233 RE: Plan Review notes for the proposed New Single Family Residence at 1505 Latitude circle Please address the following items so I can complete the plan review. 1. List 2015 Uniform Plumbing Code (UPC),2015 Washington State Energy Code (WSEC) and 2015 International Residential Code (IRC) on the cover sheet. 2. Are you using the Option 3-car garage, if so as stated, it exceeds the lot coverage and would need to be redesigned; if not please remove from plans. 3. Need to mark clearly all setback on site plans, including the setbacks from the arc of the property line. 4. Need a minimum of 7 trees,because the lot size is over 6,000 sqft. The AMC states that there is to be one tree for every 1,000 sqft of lot. 5. Elevation plans need to show overall building heights from average original grade. 6. Please indicate on the plans,where the DDT2Zs are to be installed. 7. Cantilevered Retaining Wall needs engineering, or show how it meets the prescriptive section of the 2015 IRC. 8. Per 2015 IRC Table R602.10.6.4,referred to in Figure R602.10.6.4,the header-to-jack stud strap needs to be 2,200 lbs., for 110 mph Ultimate Wind speed and Exposure B, on the interior side of garage Portal Frame. 9. Please label where the furnace platform will be located with respect to the attic access and how it will meet 2015 IRC 1305.1.3. 10. 2015 UPC 504.6,now requires a Vacuum Relief Device installed to the Manufacturer's instructions on all water heaters, in addition to the Temperature and Pressure relief valves shown on item 19. Please refer to this item on the plans. 11. Please label every egress window with the number of the note corresponding to it, including the Study/Bedroom. 12. Foundation Detail 1 requires a#4 horizontal rebar in the top 12" of the foundation,please indicate this. 13. It is required to have 20 minute fire-door from the garage to the house,with a self-closing device. Please indicate this on the plans. 14. Please choose from the required Energy Credits in the 2015 Washington State Energy Code (WSEC), and list in detail on the plans what credits are to be taken and how they will be accomplished,per the Code. 15. If using the whole house ventilation fan, listed on item#20, on page A-3.1, list where this fan is to be located and how it is to ventilate the whole house,to meet the WSEC, and what the results of a blower door test must be to meet the desired Energy Credit. � C Ara, � ego 'i :tat.: 117, put r, ECIEOWEll -\ Res de t aD ; Wilding ng Permft A ppEl catfion FEB 15 20 i City of Anacortes Building Department P.O. Box 547 Anacortes, WA 98221 CITY OF ANACORTES Street Address: 904 6th Street Phone: (360) 293-1901 Fax: (360) 293-1938 SITE ADDRESS: ,! _5J LA 1-i ooe- , /-.t.N ACO -i ET- Cv . ciS2211 CONTRAMTOR 0 Applicant' PROJECT DESCRIPTION I Name LAO 08.D Clear te` D -�t C„et4C, C, Address . e - t wA\J t-4 E. City/State/Zip RU-t tm(CjTt' l,1 A 98Z33 Phone's-1 OZI FAX State License#LAa4P6PelpO( 2 D4 Exp 2 5-11 PARCEL.N JMBER • City of Anacortes Business License:a Yes n No PROPERTY OWNER:. ❑Applicant LEGAL DESCRIPTION. • . • • Naive t�G�.T1-�f�•F�i i7,4 L�C� L.-UV -2i , 1''F" Nt QP T11- T- 5G PCB L� t t tRtD 5ELT?GN ZZ srOtt,91 -1-t Address ® �. �� =5 _ Wit\Ltd L , 1.11,`N • GI t`l OF.,/�ISAt , AKA t aTY5 -ce O+=WA 41 -ICITG( City/State/Zip A t _Ctrt2rti Eh,tA.1 �iS221 PROJECT VALUATION Phone__ _ FAX 3 �[� / 6O c/ Number of Dwelling Units I E-Mail Address Number of Stories Building Area: 0 Architect NI Designer 0 Engineer❑ Applicant 1`t Floor I! 0 s.f. 2°d Floor s.f. Name 0-et . 3rd Floor �" s.f. Basement I t2S6 s.f. Address 3C4 Ll2 - la•r ,l 3ANsk.i A.ui;. Garage �fZ(=, s.f. Carport s.f. City/State/Zip e fr2 i WA 900;3 Deck 5&-f s.f. Lot Area 6,1'75 s.f. R 2t,(r- PCRC I ; 12 1 Phone'6,P7-I5 ®9 ,!FAX tj i DR'oi: iel t� T• ts. L-0(-4)0R PAz7 0: 2-44- E-mail Address • CONTACT 0 Applicant LENDER - . . • LENDER INFORMATION MUST BE PROVIDED FOR PROJECTS OVER$5,000 Nanie J �i t r „� IN VALUATION PER RCW. • Address O4 • Val sAA,,o 1 iJI. Name Pec P(_.C;S dtit� City/State/Zip.F,Uta,I.-1.‘AC.t`-tOtoi `9S9�33 Address L I ( G2-N1l)ee-61c P�'t®li Phone z--15 a'9 02-1 FAX City/State/Zip KO U otA, G 242 l -T. KS E-mail Address Phone No. Ja r@IeA. eclfleGc N.corn CONTINUED ON THE BACK Rcesi dlentiall Mechanical Mixtures es Fuld. Type I1'Natural] Gas ❑ Ellectiric ❑ Wood ❑ Propane Gas ❑ Other Type of Equipment Number of Type of Equipment Number oC Fixtures � Fixtures I:.Furnace <=100K VIM -' Clothes ]Dryer Boilers/AC/Heat Pump Gas Water Heater Gas Outlets �G Fireplace Ventilation Fans ,, fireplace Insert Stove, Appliance Other Units Range Hood y Res dentiall PllumbIlng J'i xtures Type of Fixture Number of Type of Fixture Numier of Fixtures Fixtures Toilet "2-3 ..- Clothes Washer I `tZ athtub ' lectric Water Heater . Shower ' t Utility Sink Dishwasher �. . Hose Bibb 0,7 Hand. Sink c(� Water Piping Kitchen Sink w/Disposal 1 ( Additional Fixtures I HEREBY ACKNOWLEDGE IF HAVE READ THIS PERMIT APPLICANT AND STATE THE INFORMATION IS CORRECT,AND AGREE TO COMPLY WITH ALL CITY • ORDINANCES AND STATE LAWS REGULATING ACITIVIES COVERED BY THIS PERMIT APPLICATION. WITH THIS PERMIT ALL CONTRACTORS AND SUBCONTRACTORS SHALL HAVE A CURRENT WASHING-TON STATE CONTRACTORS LICENSE AND A CITY BUSINESS LICENSE. STOP WORK ORDERS WILL BE ISSUED ON JOB SITES WHERE CONTRACTORS/SUBCONTRACTORS ARE WORKING WITHOUT PROPER LICENSE. 2- - Get —I —1 _ • P LICANT'S SIGNATURE DATE • • Last Updated Nov. 9, 2012 New Single Family ® Permit Checklist City of Anacortes Building Department 904 6ih Street—Anacortes,Washington Phone:(360)293-1901 Fax (360)293 1938 v v _ s v A, , i- , ,,,,,,,„. -r:rk ItA. ,:Y,' .„..1.,i _..2 -, ' it- . . I;. r.,, F i : t . r„. •n Single Family/Multi-Family Permit Checklist for Submittal Plans which do not contain the following minimum information will not be accepted for plan check. Project Address: 1 605 L2 T I T°D e, Ct(20 . Name of Owner: 4E2 (i.(l�RT-I+ OP- =i p--D I A t-It� Mailing Address: S ,_i >C -(9 - City: 4,1 C y t WA: I. th Zip: ` 2j _ Lot: 2,p Block: Addition: Parcel No.: h ( (, p. Description of Work: CA' 6•151 QCf 0 i E Sa (If LJ-- F A -4 d L_.!l' C2-<ESi G 7 C E__, . Phone No.:'` m 5g '5 =- A Cell No.: Fax: t 'i I n 6 Please place check marks by completed items,and cross out those that do not apply. ❑ V Two Full sets of Plans (Min 18x24) FLOOR FRAMING ❑ V Provide Landscaping Plan ❑ ia' Complete Application Form ❑ ❑ Fire Resistive Construction where Required ❑ V' Provide Floor Plan for County ❑ ❑ Joist Size,Spacing,Grade&Species ❑ ❑ Headers, Doubled Joists, Blocking, etc. SITE PLAN(81h x11 or 11x17) ❑ ❑ Floor Sheathing& Underlayrnent (Provide 3 copies) ❑ ❑ Any Conditions That May Impose Heavy Loads ❑ ❑ Setbacks o ❑ Insulation to be Installed ❑ ❑ North Arrow ❑ ❑ Lot Elevations ROOF FRAMING ❑ ❑ Lot Coverage ❑ ❑ Lot Size ❑ ❑ Layout of Trusses & Bearing Points, Show Hips, ❑ ❑ Property Lines (Recorded Survey) Valleys &Ridges&Insulation ❑ ❑ Easements, Streets,Alleys ❑ ❑ Ceiling Joist Size, Spacing,Span Species &Grade ❑ ❑ Location of Utilities ❑ ❑ Insulation ❑ ❑ Erosion Control,Small Parcel ❑ ❑ Ceiling Finish Material Storm Water Plan ❑ ❑ Rafter Size,Spacing,Span, Species&Grade ❑ ❑ Location, Size, Etc.,of Beams or Purlins ❑ ❑ FLOOR PLANS ❑ ❑ Indicate Scale of Drawing ❑ ❑ Provide Dimensions All Roof Systems ❑ ❑ Size/Locations of Doors&Windows[1 ❑ ❑ Attic Ventilation (low&height) ❑ ❑ Label rooms &Spaces ❑ ❑ Indicate if Attic Will Be Used For Storage ❑ ❑ Indicate New Construction From Existing ❑ ❑ Show Attic Access ❑ ❑ Show Decks, Patios &Landings ❑ ❑ Show Smoke Detector Locations Roofing ❑ ❑ Show Attic Access(s) ❑ ❑ Sheathing Type&Thickness ❑ ❑ Show Mechanical Equipment Locations ❑ ❑ Roofing Type &Weight(provide attachment ❑ ❑ Indicate Bearing Walls schedule if tile or metal) ❑ ❑ . Indicate Shear Walls ❑ ❑ Underlayment ❑ ❑ Indicate All Header& Beam Sizes, Species & Grade ❑ ❑ Show All Plumbing Fixtures Including Floor Drains Deck Detail Energy Code Compliance ❑ ❑ Guardrail, Spacing& Height ❑ ❑ Residential Energy Code Form ❑ ❑ Joist Size, Spacing&Species ❑ ❑ Types of Connectors, Post to Beam,Joist Hangers Type of Decking Material Elevations Mechanical ❑ ❑ Exhaust Fans;CFM&Sone Ratings ❑ • ❑ Show all exterior elevations including ❑ ❑ Location &Size of Heating Appliances proposed and finished grades from property ❑ ❑ Dryers line to property line. ❑ ❑ Cooking &Other Appliances ❑ ❑ Show a section through the lot at the driveway ❑ ❑ Range Exhaust Hood (to begin at the street paving or curb) Stair Detail ❑ ❑ Location,Width & Headroom ❑ ❑ Size of Materials&Species ❑ ❑ Rise&Run ❑ ❑ Handrail Type&Height Applicant's Signature: /(-o,p) „�,; . a.Y JM ;Lt/\/, -, Date: Received By: Date: Updated March 23,2009 2 tzY o Anacortes Planning& Community Development Dept. Permit Center a� w P.O.Box 547,Anacortes,WA 98221-0547 PH(360)293-1901 9COR Don Measamer,Building Official,Planning Director FAX(360)293-1938 2012 \J ashington State Energy Code Simple Worksheet This worksheet is intended to assist you in deciding which methods of construction will be used to meet the requirements of the Washington State Energy Code. After completing this form, please add all relevant information to your construction plans. PART 9 Whole-House Ventilation: Select one of the following methods. A. Fresh air will be circulated by the central forced air furnace. The furnace must have a fresh air intake duct and the blower must be activated by a timer to circulate air a total of 8 hours daily. B. Fresh air will be supplied by wall or window vent ports in each bedroom, kitchen, living room and other habitable rooms along with a whole-house exhaust fan. The exhaust fan, which usually does double duty as a laundry or bathroom fan, and must be controlled by a timer set to operate according to the fan sizes and time schedules below. The table below assumes a residence of 3000 square feet or less. Continuous operation 12 hours per day 1 bedroom 45 cfm 90 cfm 2-3 bedrooms 60 cfm 120 cfm 4-5 bedrooms 75 cfm 150 cfm C. A heat-recovery ventilation system with minimum CFM flow rates as shown in option B. PART Insulation and Windows: Framing Glazing % U-ff _tor Cei 1/a J aliA ELomc ,510 2x6 construction* unlimited 0.30 R 49** R-38 R-21 R-30 R-10 ** R-38 insulation may be used with advanced framing, meaning that elevated trusses or rafters must be used so that the full R-38 insulation will extend to the outside of the top plate of the wall. PART 3 Air Leakage: The building envelope must limit air leakage rate to not exceed 5 air changes per hour (ACH). A blower door test will be required. Calculate your maximum allowed rate by using the following: [Building volume(cubic ft.)X 5 (ACH)]/60 minutes= maximum cfm rate during blower door test ( cu. ft. X 5)/60]= 2, maximum cfm rate during blower door test ENERGY COTE CHECKLIST Section R402.4.1.2 of the Energy Code requires that the building envelope be tested (normally referred to as a"blower door test")to determine that air leakage is within acceptable levels. A leakage of.00030 SLA measured at 50 pascals is considered acceptable. Sealing of doors, windows, ducts or registers is not allowed during testing. Section R403.2.2 requires leakage testing of the mechanical ducts to insure that the ducts are sealed. Testing may occur at rough-in or post-construction. Testing must comply with standard WS U RS-33. Section R404.1 requires that 75%of all luminaires (lights and lamps) be high efficiency. Section R403.1 requires that a certificate be posted within three feet of the electrical panel, completed by the builder or design professional, and include the following information. R-values for ceiling, walls, floors, foundation, U-factors for windows, the type and efficiency of heating/cooling equipment, duct leakage rates from the duct testing, and the air leakage rates from the blower door testing. Other Energy Code items to check or be aware of include the following. '�/ 6 mil black polyethylene covers the crawispace area. 7` Water lines in unheated areas are insulated. Heat ducts are insulated to R-8 and exhaust ducts are insulated to R-4. Whole house fan, if required,with a sone rating of 1.5 or less is installed,with timer or dehumidistat. LI Exterior doors are weather stripped. r 7 Baffles to maintain vent openings in attic are properly installed. Insulation is installed behind partitions and in corners; fitted around wiring and pipes. Insulation is installed behind bathtubs and showers. ra Openings around interior plumbing pipes in exterior walls are sealed. Furnace is the correct size. Fresh air system is installed, connected to the cold air return within four feet of the air handling unit. Interior doors are undercut to allow air movement. 1 Exhaust fans terminate outside the building. I Showers and lavatories have 3 gpm flow limiters. j SIGNATURE: &'I L�%>/ �o�� i For more informatio contact: City of Anacortes Building Department PO Box 547,904 6th Street•Anacortes,WA 98221 360-293-1901 Hydrant Flow Test Report Test Date 4/26/2017 Test Time 12:30PM Location Tested by 1419 Latitude Circle Commercial Fire Protection, Inc. Anacortes, WA 98221 17199 Bennett Rd Mount Vernon, WA 98273 Mark Taitano Notes Read Hydrant New Hydrant,-No-Htgre - 86 psi static pressure 7-41 56 psi residual pressure hydrant elevation Flow Hydrant(s) Pitot Outlet Elev Size C Pressure Flow #1 3.5 0.93 29 1831 gpm Flow Graph 100 2804.0 gpm at 20 psi 80 60 psi - 40 20 I I I I I I I I 0 750 1500 2250 3000 3750 gpm Created with the free hydrant flow test program from www.igneusinc.com Fyrrce, Groc From: Fyrrce, Groc Sent: Friday, April 21, 2017 9:35 AM To: 'Jack Reinstra' Subject: RE: 1505 Latitude Circle Hi Jack, All the reviews are now complete. The only corrections left to address are from the Fire Marshall's Fire Plan Review and is as follows: 1. Need to provide a Fire Flow Report of a minimum 1750 GPM from new hydrant(s). 2. Provide minimum access requirements per City standard. These items need to be addressed before a permit can be issued. The Fire Marshall,Jack Kennedy, told me that the last time the Fire Department tried to drive a fire truck up there, it did not make it; and therefore, had to be repaved. He said that once he test drives the access, which he is scheduling to do with Nells Strandberg, and it passes; and the City receives the hydrant test report(s) and it passes,then we can issue the permit. If you have any questions about these items feel free to contact the Fire Marshall through the Fire Department. Thank you for your patience. Best regards, Groc Fyrrce Building Inspector/Permit Technician City of Anacortes (360)293-1901 l(/rc'tt zr/%ccmnmipille6 l/r.rarcri,re/twill('r 6c)ir ecy eratr.Jr From:Jack Reinstra [mailto:jackr@Iandedgentry.com] Sent:Thursday, April 20, 2017 4:09 PM To: Fyrrce,Groc<gfyrrce@cityofanacortes.org> Cc:Art Shaw<art@landedgentry.com> Subject: RE: 1505 Latitude Circle Hey Groc, I've been asked to find out the status on getting the permit approved for 1505 Latitude Citcle. Let me know when you can. Thanks! Jack Reinstra Landed Gentry 1 Chapter 17.36 - RESIDENTIAL DISTRICT (R2) • Sections: • 17.36.010 -Purpose. • The objective and intent of the R2 district is to maintain and create an environment which meets the standards for single-family residential development, by restricting uses within the district, and by requiring a minimum lot size and maximum density. (Ord. 2316 (part), 1994) (Ord. 2794, § 1(Att. A), 12-15-2008) • 17.36.020 - Permitted uses. • A. Single-family dwellings; B. Necessary public uses,parks, and playgrounds. (Ord. 2316 (part), 1994) (Ord. 2794, § 1(Att. A), 12-15-2008) • 17.36.030 -Permitted accessory uses. • Garage, swimming pool,tool house and other uses customarily incidental to the permitted uses. (Ord. 2316 (part), 1994) (Ord. 2794, § 1(Att. A), 12-15-2008) • 17.36.040 - Conditional uses. • Conditional uses in an R2 district shall be as follows: A. Duplexes, churches,home occupations, nurseries and gardens, schools,preschool facilities. Neighborhood grocery stores of limited scale, not to exceed one thousand two hundred square feet of retail sales floor space and three thousand two hundred square feet total building floor space.No such grocery uses shall be allowed closer than one-quarter mile radius of an existing grocery store; B. Interior side. A minimum of five feet on one side and no less than fifteen feet on both sides combined, except that in no instance shall a setback adjacent to a street be less than ten feet. C. Side yard on a flanking street, ten feet from property line. If street is a designated arterial,twenty feet; D. Rear yard, twenty feet minimum. 1. Where the rear yard does not abut a platted alley, no portion of the primary structure shall extend into the setback area, regardless of the use of that primary structure. A detached accessory structure no larger than one hundred forty-four square feet and twelve feet in height may be placed in a rear yard, or in the rear twenty-five feet of an interior side yard,provided that it is set back a minimum of five feet from the rear property line, and three feet from any side property line. 2. Where the rear yard abuts a platted alley, a detached accessory structure, or that portion of the primary structure used as an accessory structure,may be built in a rear yard up to the alley property line,provided that it is set back a minimum of three feet from any side property line, and is no larger than one thousand square feet and no more than sixteen feet in height. If the accessory structure is a garage, built so that vehicles enter the garage from the alley in a direction substantially perpendicular to the alley,the garage doors shall be set back a minimum of ten feet from the alley property line to allow adequate turning distance for vehicles. 3. One detached accessory structure not exceeding one hundred forty-four square feet shall be permitted without counting as part of the lot coverage. The lot coverage of additional accessory structures, or of any accessory structure exceeding one hundred forty-four square feet shall count as part of the percentage of lot coverage permitted in this zone. (Ord. 2614 Att.A (part), 2003; Ord. 2482 Att. A & 13, 1999; Ord. 2316 (part), 1994) 4. The setbacks for Skyline#6 PUD shall be one-half the underlying zone for front and side setbacks with a minimum of five feet. The rear setback shall be one-half the underlying zone except that for measurement purposes the width of community-owned property directly to the rear of each lot may be used for distance to property line measurement. This use of community Fyrrce, Groc From: Fyrrce, Groc Sent: Saturday, March 25, 2017 1:45 PM To: Kennedy, Jack Subject: 1505 Latitude Circle Hi Jack, I just finished calculating the fire area for the residence to be built at the above address and there fire area is 4,191 sqft. Will you please do a fire plan review on this property as soon as possible? Thank you. Best regards, Groc Fyrrce Building Inspector City of Anacortes (360)293-1901 z 5 1fl7 tilr=cptde (on/ t/,7.=117/,edieeatr ecyelatia 1. 1 rp 1p APR 0 3 2011 a 5 � CITY OF ANACORTES March 31, 2017 Anacortes Planning&Community Development Dept. RE: Submitting"builder-changed" plans for proposed home at 1505 Latitude Circle Enclosed are new plans reflecting builder changes. Those changes include adding a bay to the dining room, changing the direction of the main floor joists,and change master bedroom and family room window sizes. There are two full size sets of plans,three 11x17 floor plan sheets,two full size site & small parcel storm plans and two 11x17 site plans and landscape plans. Also,there are two full size sets of the sales office plans, reflecting those changes. Jack Reinstra Landed Gentry Cf City of Anacortes Invoice/Permit#: BLD-2017-0081 904 6th Street ''S. Applied date: 02/15/2017 P.O.Box 547 Issue date: $� s Anacortes, WA 98221-0547 ' Expire date: 08/14/2018 , ,, (360) 293-1901 Job Address: 1505 LATITUDE CIR Permit Type: Single Family Residence Permit ANACORTES WA 98221 Project: APN: Remarks: sfr Owner: 48 NORTH ON FIDALGO ISLAND LLC Contractor: LANDED GENTRY DEVELOPMENT INC Address: PO BOX 319 Address: 504 E FAIRHAVEN AVE ANACORTES WA 98221-0319 BURLINGTON WA 98233-1846 Phone: Phone: (360) 755-9021 License#: LANDEGD062D4 General Information: Fees: Building Valuation 400000 Plan Review Deposit 200.00 Building Permit Fee 2,673.75 Plan Review Fee 1,537.94 State Building Code Fee 4.50 Sewer Inspection Fee 50.00 Storm Drain GFC-Residential 2,958.99 Sewer GFC-Residential 9,206.33 Park Impact Fee 615.00 Traffic Impact Fee 900.00 Total Calculated: 18,146.51 Deposits/Receipts: 0.00 Total Due: 18,146.51 0 CO I ,,.4 ,-'. _; I r- C. y, C. 0 - ,_, _; ,. .72 Lit 0 - Zcn cz._ n T; a. mn• 71 - rn 'i• ,l'• •-h •L t• XI . m n r- THIS PERMIT BECOMES NULL AND VOID IF WORK OR CONSTRUCTION AUTHORIZED IS NOT COMMENCED WITHIN 180 DAysF7418 CONSTRUCTION OR WORK IS SUSPENDED OR ABANDONED FOR A PERIOD OF 180 DAYS AT ANY TIME AFTER WORK IS COMN;€N Ri: r� HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE AND CORRECT.ALL PRO`dtSI1 N$ OF LAWS AND ORDINANCES GOVERNING THIS TYPE OF WORK WILL BE COMPLIED WITH WHETHER SPECIFIED HEREIN ORRJ I-TI GRANTING OF A PERMIT DOES NOT PRESUME TO GIVE AUTHORITY TO VIOLATE OR CANCEL THE PROVISIONS OF ANY OTHEN:pTATeQii LOCAL LAW REGULATING CONSTRUCTION OR THE PERFORMANCE OF CONSTRUCTION. --1 .+? LL --I 14 r•1 r_, E — • ,T h.i 0 +R SIGNATURE OF OWNER OR AUTHORIZED AGENT ISSUED BY +_+ + + +v 4 ,-r , i r April 17, 2017 APR 1 9 2011 i_ti Li, CITY OF ANACORTES Anacortes Planning&Community Development Dept. Attn: Groc Fyrrce RE: Plan review note for proposed home at 1505 Latitude Circle Please note the following items have been addressed as described: i li On sheet A2.1 is a note listing the plans to conform to the 2015 IRC, 2015 UBC&2015 WSEC. I ! The site plan shows we are not using the 3-car garage option. This option has been removed from tji plans, as well as corresponding notes. The site plan has been revised to indicate all setbacks on the plan. i4i The landscape plan provided shows nine trees due to the lot being over 8,000 s.f. A new landscape plan is being provided, however, due to the house being adjusted on the site. 15-:9 Sheet A6.1 now shows a dimension from the average original grade to the highest point of the iCibuilding. SI)eet A4.2 shows the location of lateral load connections for the deck. ,Engineering calculations are provided for our standard details for cantilevered retaining walls. Sheet A3.3 now shows a 2,200 tension strap at the garage. { Attic access stairs are provided below the attic location of the furnace. ad. Note 19 on sheet A3.1 now indicates the vacuum relief device for the HWT. . (Egress windows have been labeled to refer to note 14 on sheet A3.1. Detail#1 on sheet A2.2 now shows the required rebar. L13'Note 12 on sheet A3.1 refers to the garage/house door as being self-closing and is now labeled. Energy credits are now shown on sheet A3.1, note 27. 1. Whole house fan information is indicated on note 20 and 27. The "GB" note on sheet A3.3 &A3.4 now states nailing as being 7" O.C. in the field. 4-n. Due to item 14, R-38 floor insulation occurs throughout. Detail 11 on sheet A2.2 now notes min. &max. nosing requirements. iley,es, detail 11& 12 should be 4" min., not max. and has been changed. Sheet A5.2 has a note now indicating(2) layers of underlayment on the roof sheathing. All above mentioned changes have been "clouded" and labeled with the reference of"Al"for your ease in finding them. I have provided 2 full sets of the plans, as well as copies of the site plan, landscape plan and foundation wall engineering. Jack Reinstra Landed Gentry a'`�' Y` 00 City of Anacortes Invoice/Permit#: BLD-2017-0081 ' 904 6th Street Applied date: 0 / /2017 P.O.Box 547 Issue date: 04/27/2017 . 02 Anacortes, WA 98221-0547 .:r, W:b Expire date: 10/24/2018 (360) 293-1901 Job Address: 1505 LATITUDE CIR Permit Type: Single Family Residence Permit ANACORTES WA 98221 Project: APN: Remarks: Construct new single family residence per approved plans. Owner: 48 NORTH ON FIDALGO ISLAND LLC Contractor: LANDED GENTRY DEVELOPMENT INC Address: PO BOX 319 Address: 504 E FAIRHAVEN AVE ANACORTES WA 98221-0319 BURLINGTON WA 98233-1846 Phone: Phone: (360) 755-9021 License#: LANDEGD062D4 General Information: Fees: Occupancy Group it-1 Storm Drain GFC-Residential 1,550.93 Use Zone R2 Amendments/modifications 55.00 Basement Square Footage 1306 Plan Review Deposit 200.00 Lot Area 8175 Building Permit Fee 2,600.95 1st Floor Square Footage 1914 Plan Review Fee 1,490.62 Garage Square Footage 476 Mechanical Permit Fees 121.90 Deck Square Footage 196 Plumbing Permit Fee 167.00 Porch Square Footage 127 State Building Code Fee 4.50 Building Valuation 386600 Sewer Inspection Fee 50.00 # Forced Air Furnace<=1,000 1 Sewer GFC-Residential 9,206.33 #of Bathtubs 2 Park Impact Fee 615.00 #of Clothes Dryers 1 Traffic Impact Fee 900.00 #of Clothes Washers 1 Total Calculated: 16,962.23 #of Dishwashers 1 Deposits/Receipts: 200.00 #_of Gas Outlets 5 #of Gas Fireplace 1 Total Due: 16,762.23 #of Gas Piping 1 .:-) -4 -D I — n -o, #of Gas Water Heaters 1 m v c.n J -: #of Water Piping 1 �' _ I co r"' #of Hose Bibbs 3 " ; 1 , 'I I„ #of Kitchen Sinks 1 c�a �• z I r- :... 0o = c, =•. rr. � ix :, 0 r, z r, u #of Lavatories 5 ,.,4 ,�, Q #of Range Hoods 1 .c. i. rn " ,-. ,T. #of Showers 3 =- �,• G) �• r, #of Slop Sinks 1 -I- m ,t• #of Ventilation Fans 5 D , #of Water Closets 3 co ,. � ca6 F.: m c.n I — m c� c, • r- .-- ,- -.i TI T I U 3 G O — ,.. --1 COT. 0, a. --1 i-- t, T. c. l = °• ,-r tn MINI GEMIll IIII IIIMMIII IMOINIMMIIIIIMID viININIMIMMIN LANDED GENTRY ® HOMES A N D COMMUNITIES 5',NORTH,SIDE YARD I I BUILDING SETBACK I 10'DRAINAGE ®T 27 GENERAL ER ERAL NOTES I EASEMENT LANDED GENTRY 209.0 {' — EXIST 113.37' 4 RHAVEN BUS0 RLINGTONEFA/ , WA GRADE 99233 f I : 1-(360)-755-9021 23.65' LOT LINE I BUILDING: 66.00' 23.71' - e 1ST FLOOR AREA-RE 1,914 SF 2NDFLOOR AREA- 1,306 SF _ PROPOSED 4 SCH 40 PVC DRAIN LINE /7— TOTAL FLOOR AREA- 3,220 SF I f. {F o o - GARAGE AREA- 476 SF t ` o 2.67 12.04' - 43.29' q — € -` mot^ !0 SSCO • '� w 2.Do' -- s.oD' a 2XIS i .d 1 SITE: _ EXIST � TYPICAL 5D r) � GRADE ! � '`� - YD��� ..�D ° ® ��„ -�' .. . _,, t ... s- tirl :! N0 R2) CKS: ALL SETBACKS IN COMPLIANCE _ WITH CITY GUlDLINES I o SIDEYARDS MIN 5' • REAR YARD MIN 10' I N L FRONT OF GARAGE TO ROW 20' PORCH IL —I* d 20' EAST, Et° HEIGHT:MAX ALLOWED: 35' wti' I FRONT YARD PROPOSED:UNDER 10',WEST, REAR YARD d, • �_ _ �. . BUILDING PARKING: • re e -\ LOT 26 SETBACKId PARKING SPACES PROVIDED= BUILDING SETBACK SSCO o 1 I 2 IN GARAGE, 2 IN DRIVEWAY il , .._:( i ' 1 Cal o111 o I o �`' C� LOT COVERAGE 4 I 4,f �g I BUILDING AREA. "\ �-- (: I 2,713 S.F. d PROP.4"SS (� p v w !! h LOT AREA: �J w > z �.� 1.1.... SERVICE LINE flI 8,175 SF.a ' z ; TEMPORARY SALES1 PERCENT COVERAGE: NR v OFFICE ,`U 2,713/8,175 = 332Z vi In n- CO o &FUTURE GARAGE o -` tdl: 221.4 I ..� EXIST GRADE 14SPOU T YD DS ,,., . . 7 r ��'- JDS j( LOT LINE `56.D0' C __y a it- F. I. _ / 7„00.}.00,_ - al _ _ soD PROPOSED 4"SCH 40 PVC DRAIN LINE / LArc _ 10`UTILITY 2�' •,• H, SIDE YARD EASEMENT LINE ,> / �ILrING >ETBACK l J = — 0 . - / } i �;, z f / / 207.5 LOT LINE& �/..1 6�06 EXIST RIGHT-OF-WAY LINE 216.4 j �' GRAPHIC SCALE GRADE EXIST i': -- GRADE , ' / 6 0 3 6 12 FH)s- WML` �WM -_ _ - ; ` J r / ( IN FEET ) I i Horiz. Scale: 1 Inch = 6 Feet 7 48 NORTH — ---- 1 _ _ -—--------- - ----- -- .- —- ' --- - ---- -- -- --- - --- � - --- -- -- -_� _, TEMPORARY �: 1 CURB&GUTTER . �- SALES OFFICE \/ LANDSCAPE NOTES: PROVIE (I) TREE (EXISTING OR ADDED) PER 1,000 SQ. FT. OF LOT ( TREES I' LA iNIC,S p gE �t r_ , -s ,_. : - — l �� / LOT 26 J -- -- ----- ss — — - MIN. - VERIFY LOCATION W/ BUILDERS UJ/ A MINIMUM 2 CALIPER (PER CODE. �QQS LATITUDE CIRCLE LATITUDECIRCLE ' TREES PROVIDED WILL BE A COMBINATION OF DOGWOOD, ALASiGAN CEDAR, ANACORTES, WA VINE MAPLE 4 WESTERN HEMLOCK (VERIFY LOCATIONS U1/ BUILDER). VERIFY TREES TO BE REMOVED IN FIELD U1/ BLDR. IF APPLICABLE. JOB NO: PLAT OF"48 NORTH" PROVIDE LANDSCAPING IN A COMBINATION OF SOD LAWN AND PERENNIAL DESIGNED: LG DRAWN: PLANTING BEDS TO COVER A MINIMUM OF 20% OF THE LOT (1,635 SQ. FT.). DATE: 3/31/2017(REVISED 04/14/2017) I VERIFY LAYOUT W/ BUILDER. SHEET 1 of 1 M ID 4 MO1M r d' i .I N ` LANDED GENTRY HOMES .�N D COMMUNITIES F— ,r i 0 GENERAL NOTES 5',NORTH,SIDE YARD ' i OWNER: ! BUILDING SETBACK 1 D'DRAINAGE {{ LANDED GENTRY I I 504 E. FAIRHAVEN BURLING70N, WA --� EASEMENT �� --_27 98233 209.0 �� I r-(3so)-7ss-so2r EXIST 113.37' BUILDING: GRADE \._.. I I Ic, 1ST FLOOR AREA- 1,914 SF 25.22' s6.00' LOT LINE - 22 14! 2ND FLOOR AREA- 1,306 SF' Li ' + TOTAL FLOOR AREA- 3,220 SF �„ I PROPOSED 4"SCH 40 PVC DRAIN LINE I ! I I �. 4 - GARAGE AREA- 476 SF I f SITE: i ! o 0 220.7 ! I ` TYPICAL o - 4.67' 12.04' - 43.29' 6.00' o S5C0 EXIST "� " 2.00' ` 2.67' , I GRADE I ZONING: • SD I ,. __�_ w��������_�,._.� _ ��s..��_��--.�._,�r ( ;,Cr uet 1 P.U.D (UNDERLYING R2) —I 1 4' � . I �T _. .,a r ME==�,D S�� i 1 SETBACKS: YD� -r—'I --r5=a`� ILEJ COMPLIANCE SS , l A_ ALL SETBACKS IN - WITH CITY GUIDLINES 1 I i RDS MIN ' J 20.36' �� o ,I REAR SIDEYAYARD MIN i'0' I N i c� FRONT OF GARAGE TO ROW 20' I PORCH I • - v HEIGHT: Ct MAX. ALLOWED: 35' *- -T in ^' -20',EAST, I r PROPOSED:UNDER I �} I Y c I id 0 PARKING: N U FRONT YARD 4 id PARKING SPACES PROVIDED= 1; LI _ ... 71 .=_ I i I BUILDING i 2 IN GARAGE, 2 IN DRIVEWAY SSCO I ' LOT 26 I SETBACK o I . .. . _. . _ — - I I Q LOT COVERAGE Z6 iNEr, jREAR YARDLn I U o { i BUILDING AREA: BUILDING�ETBACK 1 \ �j 2,713 S.F. I ' I �' �� I � I 4 LOT AREA: ` I ) PROP.4"SS I 8,175 S.F. 0 a. > w 1 SERVICE LINE I �. G J o o �-� TEMPORARY SALES ( j� PERCENT COVERAGE: a v OFFIC[ 2,7r3/B,175 - 33.2R v a OFFICE GARAGE o \ INI 4 Cn O " G J ,n ..1: i EXIST { GRADE , 1 1 I I lEgR [ITIE1 `1 _— _-_ _J 1L �.._._-_----.d , .. n. - -�.--�- - is 1'DS i LOT LINE 1/ JSPOUT YD 66.DO' 20.00' / I % APR 192017 PROPOSED 4"SCH 40 PVC DRAIN LINE / �/ 1 / / '9ACORTES // % 10'UTILITY / // j EASEMENT LINE // % in �/ �j " i f o i z 10',SOUTH, SIDE YARD / / BUILDING SETBACK& 10' LOT LINE& 06 / / 207.5 UTILITY EASEMENT LINE RIGHT-OF-WAY LINE �66ry / GRAPHIC SCALE EXIST EXIST // 6 O 3 6 /2 GRADE GRADE / / ( IN FEET ) ` / Horiz. Scale: 1 Inch = 6 Feet FH(- I) WML 1 LT1 WM // / e / i ,/ 48 NORTH Z 74 r9' , ,' \ /% ____ _ _ LARRABEE LL, 2-CAR LEFT CURB&GUTTER ! TEMPORARY SALES OFFICE � // i ' / //'/ .--,' \ SITE NI/ __--- - LOT 6 I r - _ , _ ,, 1505 LATITUDE CIRCLE IRC LE LATITUDE CIRCLE ‘ � ANACORTES, WA // / / v // / - JOB No: PLAT OF"48 NORTH" // / DESIGNED: LG / - DRAWN: / / DATE: 313112017(REVISED 0411412017) 1\ �• // \ / / SHEET Of I{ n TJ F _ I I � I II _ flil N I IMEMMINOMMOD = i :' �, j LANDED GENTRY O I HOMES AND COMMUNITIES • _I i I 1 GENERAL NOTES 10'DRAINAGE - LOT 27 OWNER: LANDED GENTRY 504 E. FAIRHAVEN EASEMENT URU 209.0 1111:M_ i BURUNGTON, WA EXIST 113.37' ' GRADE no 5'BUILDING SETBACK LINE I 1-(360)-755—so21 25.8s' LOT LINE ,I I I BUILDING: I . 66.00' 21.51' j 1STD FLOOR AREA- 1,914 SF PROPOSED 4"SCH 40 PVC DRAIN LINE FLOOR AREA- 1,306 SF I I TOTAL FLOOR AREA- 3,220 SF • o ' GARAGE AREA- 476 SF 2.6T 12.04' 43.29' 6.00' 220.7 I -~ 1-J` SI TYPICAL � 'SCO i 2.00' EXIST I mri IC + U�, 1 — ,— — -, u r,- GRADE ZONING: 4_ YD - L-� r �� �� �� �� �■ ` �� �� ate. .1` .�■ .,��DS I I •j P.U.D (UNDERLYING R2) a "+ b �--, - ,,nx+. • . . II • SETBACKS: i ALL SETBACKS IN COMPLIANCE I �.� SWITH CITY GWDLINES ,, t ' I r D S REAR YARD MIN 10', N I. , I FRONT OF GARAGE TO ROW 20' I— SD Ai ' PORCH�, o HEIGHT.• 0 U I I p j MAX. ALLOWED: 35' PROPOSED:UNDER •SS �' 0 L I � ~ _ U PARKING: �. SSCO -°�, —�� LOT 26tri A.__*-.' l lro I 2�N GARAGE,C28/NRDRlII�EWAY 1+3 cv o : w �) . �°`_, . _ H I, r .I- I a LOT COVERAGE o = w�* I - '�g3. 2,713 S.F. J v � �� .��,,. PROP.4"SS r BUILDING AREA: ❑ U w ' zu . ..: LOT AREA: Lu a _ . _ SERVICE LINE I: 8,175 S.F. d0 z I TEMPORARY SALES PERCENT COVERAGE o = � OFFICE 2,713/8,175 = 33.2X a� ai ❑ _ &FUTURE GARAGE o Iv- Iv n • o 5CD I 221.4 H ilk t* ,I • EXIST i ._.sr I, .-.1 , ,I GRADE i1 . , i:., .--- ____ : •YD DSR 'MIL T LOT LINEove ( 20' s . / 419 SETBACK LINE PROPOSED 4"SCH 40 PVC DRAIN LINE A+ • 20'BUILDING i_ J SETBACK LINE ` r /- r. 10'UTILITY i s , r �', ' EASEMENT LINE * I I - / _if 3OO42Is. . o ff z / LOT LINE& 207.5 EXIST RIGHT-OF-WAY LINE 216.4 =:-r \,.4 GRADE EXIST GRAPHIC SCALE GRADE / 6 0 3 61 12 FHp NC. Iij WM � t., ( IN FEET ) I I Horiz. Scale: I Inch = 6 Feet X 1 / T r -- I_ ... r_-._ — ___--- — I - _ _ 74 19' V_. _-.�.. .. _ ._...._�___-- TEMPORARY CURB&GUTTER \\ . SALES OFFICE / LANDSCAPE NOTES: / Lz O (' GAvic' pt Aid _ PROVIE (1) TREE (EXISTING OR ADDED) PER 1,000 SQ, FT, OF LOT (9 TREES LOT 26 — — — �_ MIN. - VERIFY LOCATION W/ BUILDER) W/ A MINIMUM 2" CALIPER (PER CODE. 1505 LATITUDE CIRCLE LATITUDE CIRCLE SS ,......... ....., TREES PROVIDED WILL SE A COMBINATION OF DOGWOOD, ALASKAN CEDAR, ANACORTES, WA VINE MAPLE 4 WESTERN HEMLOCK (VERIFY LOCATIONS W/ SUILDER), VERIFY TREES TO BE REMOVED IN FIELD W/ SLDR, IF APPLICABLE. I SOB NO: PLAT OF"48 NORTH" DESIGNED: LG PROVIDE LANDSCAPING IN A COMBINATION OF SOD LAWN AND PERENNIAL DRAWN: I PLANTING BEDS TO COVER A MINIMUM OF 20% OF THE LOT (1,635 SQ. FT.). DATE: 3/31/2017 - I VERIFY LAYOUT W/ BUILDER, SHEET 1 of 1 IMP MS tMI / 38'-6" /2'-0"ra FLOOR PLAN NOTES: 14'-4" 24'-2" 11111 4 aW/ 4'-IOf" / 4'-04" / 4'-lO "1xs" / 5'-4 " S'-2 / 5'-9" / as VERIFY DIMENSIONS SHOWN ON PLANS. O NOTI. ALL DIMENSIONS ARE TO FACE OF STUD WALLNLESS SCALE OFF DRAWINOTED NRGSSE, �_ 13'-IOl'z" 24'--II& / T LANDED GENTRY 21 24'-2" 2%" 2. FRAME MAIN FLOOR EXTERIOR WALLS WI 104 5/8° 2x6 STUDS A 164 O.G, HOMES :1 N D COMMUNITIES TYPICAL. FRAME LOWER FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS e 16" O,G, TYPICAL ING WI TEMP RAI\ x _ , , \ \ ✓ t T, 6x6 POST 3, FRAME MAIN FLOOR INTERIOR WALLS W/ 104 5/8" 2x4 STUDS 9 16" O,C, WI ALUM, ���//// I I/2" GYPSUM WALLBOARD BOTH SIDES TYPICAL. FRAME LOWER FLOOR 0- cV INTERIOR WALLS WI 104 5/8" 2x4 STUDS a 16" O.C. W WB/ 1/2" G BOTH SIDES O TYPICAL) LLI ( TYPICAL) LL COVERED DECK N , TYPICAL UNLESS NOTED OTHERWISE. ' a al = 0 0 5/4x4 54S CEDAR 01 9 4. FRAME GARAGE WALLS W/ 2x6 STUDS e 16° O.G, (VERIFY HEIGHT OF 7 DECKING (OR EQ.) 7cI CO WALL ON-SITE PER AS-BUILT FOUNDATION) I (2)4660 XO 1 . . 5. PLUMBING WALLS TO BE FRAMED W/ I 2x6 STUDS a 16" O.C. SEE PLANS \ \ \ I 1 4x6 PM 4x6 HF'2 4 FOR LOCATIONS (VERIFY JOIST PLACEMENT ABOVE AND BELOW FOR 5060 XO 5060 XO CLEARANCE) v II ° 1nl ' °\ I� 6 \ W 4x6 HF•2 4r 6 Ws/ 6080 FRENCH DOOR 6. ANGLED WALLS TO BE 45 DEGREES TYPICAL UNLESS NOTED OTHERWISE I 4x12 HF'2 �' B IE © Lg u 1, DIMENSIONAL LUMBER TO BE HEM-FIR •2 TYPICAL UNLESS NOTED 0 1 \ \ OTHERWISE \ L ' u A r, 0 3 2011 8. UNLESS NOTED OTHERWISE USE 4x6 HF'2 HEADER IN 2x6 EXTERIOR WALLS 7 U ' N 0 I LL O m ABOVE DOORS AND WINDOWS W/ R-1O (MIN.) INSULATION. USE 4x6 HF'2 Li HEADER IN 2x4 EXTERIOR WALLS (IF APPLICABLE) ABOVE DOORS AND = 01 W—t, _ ° \ I 1 o 0 \ WINDOWS U.N.O. BEAMS AND HORS, TO HAVE I I/2" MINIMUM BEARING Q \ 0 Iv MASTER BEDROOM �� a 'il II I v TYPICAL U.N.O. (BEAMS SHOWN ARE MINIMUM REQUIRED OR BETTER r 4 C 'z IRO X 4 tp I I-IQ CITY OF ANACORTES SIZE AND GRADE MAY BE INCREASED PER BUILDER'S DISCRETION) -4 0- �ltt =� t) V I ttt in I }ILL i ' 9. VERIFY PLACEMENT OF 4x6 POST IN STUD WALL BELOW ENDS OF to N GIRDER TRUSS ABOVE W/ ROOF FRAMING PLAN ON SHEET A4.I \ I I� I VAULTED I ` I GREAT ROOM I >< 0 r \ IF- I a TO. PROVIDE 2x6 BACKING IN ALL BATHROOM WALLS FOR TOWEL BARS, _� Iii_all A- N I-J I \ TOILET PAPER DISPENSERS, MEDICINE CABINETS, ETC. BETWEEN STUDS. „ < _ „ IQ4c1 " Ii ,d 0 - COORDINATE W/ BUILDER/OWNER FOR LOCATIONS 14-2 12-10 I} / 9-10 2-CSCin in _ I_I I n1 II, INSTALL 1/2" HIGH-DENSITY GYPSUM WALLBOARD AT GARAGE/HOUSE ro r, IU WALL AND GARAGE BEARING WALLS, 4 5/8" TYPE-X GWB a GARAGE \ \ N I -34 1/2" HIGH 2x4 \ \ \ CEILING °1l° °°II I i STUD WALL BELOW r o l - - - \ I 12. INSTALL 20-MINUTE RATED DOOR ASSEMBLY W/SELF-CLOSING HARDWARE �' \ / �i „ 0' I1' Ui 12" VANITY n' , V (A I 1I I 13. REQUIRED STAIR RAILINGS TO COMPLY WITH IRC SECTION 312. DECK = Q. i gg 2_2 I rt II rt IRAILINGS TO COMPLY IF PECK IS 30" OR MORE ABOVE FINISH GRADE �p `) E Fria I II m _I_ -0' (VERIFY ON-SITE). „ _ \ O0 f /, 0 I 113 m I \ \_ _ / ID-O �' O m MASTER BATH a i I I a Q�_ - 14. EGRESS WINDOW DIMENSIONS, CLEAR OPENING AND SILL HEIGHT TO n1 m 0 2, 6n ` S t R 0 f I D_ — GOMPLY W/ IRC SECTION 310.1 (VERIFY W/ WINDOW SUPPLIER AND/OR (� , I I I a w p _ MANUFACTURER) ti \ � o N\ I 11 D C oxi \ 1I II n S 15, COMPLIANCE DATA FOR THE 2015 WASHINGTON STATE ENERGY CODE t I = 9 I O I I I VAULTED z IRC CHAPTER 11 IS A5 FOLLOWS: _ 1 WALK-IN I: K y r \ I KITCHEN _III v a SLAB PERIMETER: R-10 (IF APPLICABLE) i FLOOR: R-30 = in a l CLOSET I a Q 0 r r" WALLS: R-21 (R-10 MN. 0 HEADERS, TYP.) I i 0_ 0 0 1 12' 4° 1 (� INT. BSMT, WALLS: R-21 (IF APPLICABLE) `- _ __ _ _ _ I Id) \ in I� I y FLAT CEILING: R 49 (R-38 IF INSUL, DEPTH IS MAINTAINED TO LL I 3'-O" t \ \ 1 W �r I 0 OUTSIDE FACE OF EXT. WALL) _ " ' n " - - It 7F,C \rI I VAULTED CEILING: R-38 \ I OPT, / = 4-3 6-3 2-11 5 i R v x l / N I REFG, RANGE W/ I DOORS: U=,200 MAX. (ONE DOOR UP TO 24 S.F. EXEMPT) <1 / T V,T,O_, \ \c I -M`rROtHOOD- - - - WINDOWS: U=.400 MAX. tF F °il° IABOVE 1- O GLAZING: 551.0 S.F. • 11,1% OF FLOOR AREA • W D - _ _ ° ° p �SKYLIGHTS: U°.550 MAX. \ _ LIN /� li FURNACE TYPE: NATURAL GAS FORCED AIR (VERIFY W/ BUILDER) = - =ill v 0 , T REFER TO 2015 WSEC CHAPTER 4 4 IRC CHAPTER Il FOR VERIFICATION OF SI T I O i� BEDROOM *2 �� ?bf. 39" VANITY p \THESEVALUES = X 0 '2^ U- LAUNDRY io - = - ,IS. MINIMUM REQUIRENT FOR ATTIC VENTILATION I5 AS FOLLOWS - \ = r' r \ BATH N 't in _ nS' let (CALCULATED a I/300th OF AMC AREA): ' _ Z 13'-5 " L \ 2-6 J F MIN. REQ'D: 1,302.24 SQ. IN. (3 CAR GARAGE: 1,401.84 SQ. FT.) N �a „ „ „ „ „ \ \in 14 vil - m 5-O 4-10 3-'I "I-I I J4-91h ACTUAL PROVIDED: 1,630.88 SQ. IN. (3 CAR GARAGE: 1861.45S.Q. FT.) 1- , / I 1 t} VENTED BLKG.: 106.88 SQ. IN. (15 e 9.425 SQ. IN. EACH) r cn W IrE Dk1. 14 EQ, R. 14I fl 3 CAR GARAGE: 651,45 SQ, IN. (14 S 9.425 SQ. IN. EACH) \ \ 12" BYPASS 2 8„ N N `1, n'J I • ALF WALL UN a V I _.0 S' r RIDGE VENT: 924.00 SQ. IN. Cr L/F 9 12 SQ. IN, PLF) A I 1 LL th -14 - 3 CAR GARAGE: 1,164.00 50. IN. (91 L/F a 12 SQ. IN. PLF) CLOSET ly j / HDIID, CAP I P a I 0 -- \ t'1 7 SHELF t ROD r - -\/�\ \ 6) 0 I in 0 c Il. SEE ELECTRICAL PLAN ON SHEET E1.1 FOR LOCATION 4 SIZE OF EXHAUST C' GAS I --' GA5 FURN, y pN. 5 EQ.- RISERS = I O =� r FANS. LOCATIONS AND 511E5 REQUIRED TO COMPLY WI THE STATE OF \ HWT I \ IN ATTIC an n B I r WASHINGTON VENTILATION t AIR QUALITY CODE 4 IRC MI5O1.4 'ct „ . - _ — ., „ " i� " " I 'ail ' ARE AS FOLLOWS: N 3-0 10-O / / l-611 / 5-2 2,43,.. / 3-O / 3-6 1 1-1 in KITCHEN: 100 CFM RANGE HOOD \ OPT' 3'-5!'2" PLATFORM IS" an \_ \ LAUNDRY: 50 CFM 80 CFM RECOMMENDED) ' ENTRY 5 4 R S4 BATHROOMS: 50 CFM (00 CFM RECOMMENDED) BOYP SLAB NOTE: ALL FANS ON 20-MINUTE TIMER TYPICAL. ELECTRICIAN TO h- L4x12 HF 2 (SEE NOTE 19) CLOSET VERIFY INSTALLATION OF GEC! OUTLETS IN ALL WET AREAS. VERIFY - \ \ 8'-O"xl'-0" OVERHEAD = J 6'-O" BYPASSE-1 _. CTYPES tLOCATIONS OF ALL ELECICAL FIXTURES W/ OWNER AND/OR O BUILDER GARAGE DOOR Ymr - 4'-2 "la. INSULATE ALL ACCESS DOORS/HATCHES TO CRAWLSPACES/ATTICS " 1 " / " O 4- 5-8 3-l1� 8 -21h — cn v TO THE EQUIVALENT RATING OF THE INSULATED FLOOR, WALL OR 1'-5�s' S'-O" 6 " / / / 7 CEILING THROUGH WHICH THEY PENETRATE „ \ 2-CAR GARAGE 10-0 _ IS. MOUNT NWT ON PLATFORM 18' ABOVE GARAGE SLAB PER IRC I301,3. (C91 STUDY r STRAP NWT TO WALL PER IRC MI301.2. PROVIDE OVERFLOW PAN 4 *i m PIPING PER IRC CHAPTER 28. INSTALL T t P VALVE t PIPE TO EXTERIOR N O 1 N I 4IxS HF•2 TERMINATION -01 20. VERIFY WHOLE-HOUSE VENTILATION METHOD W/ HYAC CONTRACTOR OPTIO 3-CAR GARAGE t �AC O 1PIC \ o\ LARRABEE (MINIMUM BATH FAN ON TIMER OR BETTER) TEMP. 1- SCA - . /4" = 1'-0" ADD 220 SQ. FT, 4x6 HF•2 LOWER LEVEL 21, DISAPPEARING STAIRS OR ATTIC ACCESS PANEL COVERED W/ 5/8 I_ 0 II \ \ \ GWB AND PROVIDED WI WEATHER STRIPPING GASKET p 5050 XO 22. FIREPLACE TO BE SUPPLIED WITH OUTSIDE COMBUSTION AIR DUCT AT - O ck' LEAST 6 SQ. IN. AND PROVIDE READILY OPERABLE DAMPER. INSTALL FRONT PORCH I m O MAIN FLOOR PLAN GAS FIREPLACE W/ CLEARANCES AND COMBUSTION AIR PER OI , ' MANUFACTURERS RECOMMENDATIONS AND PER CODE 4" CONC. SLAB x I I 1) I COASTAL 2 23. 12 - 16" FIBERGLASS FACED GWB BACKER AT TUB/SHOWER SURROUND 6x12 HF'2 _ 6x10 H '2 _ 6x10_HF'2 I 24, PROVIDE MINIMUM OF 22" x 30" ATTIC ACCESS W/ MINIMUM OP 30" HEAD \ \ \ \ 16'-0xl-0 OVERHEAD GARAGE DOOR {�—� - -�C _ \ MAINFLOOR ` � � alCLEARANCE PER IRC 507, USE PLYWOOD DAMS TO CONTROL CEILING 1�.7 , JOB NO: LARRABEE LOWER LEVEL INSULATION REQUIRED 5'-43 '4" lit-ski" 1,2% P,T, 6x6 POST WRAPPED DESIGNED: LG 25. PROVIDE PARTICLE BOARD UNDERLAYMENT AT VINYL. COORDINATE SCALE: 1/4" = II-0" 1,914 S.F. „ „ „ /, „/ 2 „ J -IO„// „ PER BLDR. WI 16" x 16" THICKNESS W/ OTHER FLOOR FINISHES TO PROVIDE SMOOTH AND / 2'6 I6 -O 2 6 -i -i 6-O„ / 6 O / MASTIC-APPLIED STONE DRAWN: JR LEVEL TRANSITIONS 3,220 TOTAL S.F. / 21'-O" / 5'-6" / 12'-O" / COLUMN BELOW (2 TYP.) DATE: 3/31/2017 26. USE PRIMER/SEALER ON GWB BEFORE AND AFTER TEXTURING GARAGE: 416 S.F. 38'_6" SHEET FRONT PORCH: 121 S.F. / BACK DECK: 196 S.F. A3 LOWER PATIO: 196 S.F. /\ 3 . WA immm 38'-6" iii 7 / i , I4'-4" 24'-2" / a / / �� " 1 0 1 " i " /4-51/a" 5-5 V� r 41-5/a" / 1-6/a" r 10-10l�a 5 9 / / 13'-10 " / 24'-"r " / LANDED GENTRY 2�a"� 12'-I" I 121-I" /y2%" HOMES AND COMMUNITIES \ x El L \ \ P.T. 6x12 OF-L"2 P.T. 6x12 OF-L*2 P.T. 6x6 POST I (3 TYPICAL) I n COVERED PATIO 9 .0 I 4" CONC. SLAB co (2)4660 XO \ \ --11 U III o �� - \ \ 4x6 I-IF"2 4x6 HF•2 I r O II [118060 xox Ill I 11 1L \ \ �\ 5 I/8xs GLB 24 F-Y4 DF/D 6080 FRENCH DOOR I I 6x12 HF°2 I I - I I I I SI I I I I , BEDROOM *4 =�p 1 1 i ,4 T 1 1 I 1 it / ira 5' 4k4" 5'-24" / 1 I 1 — u_ _ 1Q 1,1 FALSE BEAM ASV. (TYP.) 1 I I I� \ L Ott 1] Ily \ �2" BIPASS �— L `t1 O I _OE LL 10 -Om' J CLOSET \ j _II I 1 Q 1 0.0 ��\_ 9 ea _II I Ca O I cv x N SHELF 4 ROD / 6' o" 2'-8° QI 1 -.4_ 41 I FAMILY ROOM z [i I o v i Q p JF W W I I CE a a_ rt I \ N 1 fn\ \ Ly \ N1 I u- 3 -O-Sy --9 4 I� I X I ] Ov 0 S 10 I - ) L I V : laIse _ I - -I F d = \ el <,1 1 0.1 O , I I I X u. 1 0 ' 01 01 1 I — \ 2 1 i 0 BEDROOM "3 'n Q ni I a v 1 I I o v N I� \ ar O I " O I I I art 1LL \ m, J1J 1 I I Si I B O IW I _I — Ilc � = r IN I I 1 7� - I /Si 4'-11" 4 " '-O" I -11'�"II I II 1 i \— \ \ _ c \ it 4 ° a . 4 ,p` Ve ° A d •Dn= ' A d D 4 ° A n. n•• J." \* ceiri 3'-O„, ' v 7 0 )”. f 0 re ieo 7 9DI- iu — '� • 1; N . - m o oto , 4 D . /. .4 b o o BATH 4 DS v _ D l9 p N 4 • A, d • p d • • p. d A • 41 _ 1 { 4. tIC1 2-8 H ' - HALF WALL W/ ' \ IC if 1' \ \ a > • HDWD. CAP --_- 6' 2-8 n 4" 4 - i4 UP 11 EQ. RISERS Y 4 . 'p° n / 3-6 / 'p° it) I . va . vG Y. v -• 4i• r • a •a FLOOR LINE ABOVE J FLOOR > E�> 5 EQ. RKi i LINE ABY. ' % a" tr a > . •C D, v . .• . . . . D. N p D . .v c 4. 81-11&1 8'-10l" • n. D. ✓ '▪v 40, ND, o 4 >'• 4 •d D• D• ✓ 4 S4 4 . 0 , 0 SI p 1, 1 N °' 4 ° LARRABEE V •▪p ' • < , ° • 4 P > 4\ 4 LOWER LEVEL 4 - - 4 . ' 0 a ' C v / I o LOWER FLOOR PLAN •▪v Q COASTAL 1 & 2 OFT, 3-CAR GARAGE •4 SCALE: 1/4" = 1 -0" J a o • - J o 4 0 J ° ,�\ \ \ \ JOB NO: LARRABEE LOWER LEVEL 21'-O" 38'-6" I 5'-6" 12'-O" DESIGNED: LG DRAWN: JR / DATE: 2/28/2017 SHEET A3 . 2 LOUDER FLOOR FLAN SCALE: 1/4" = 1'-O" 1,306 S.F. WA I 1 1 1 ,:. . 1 II 1 UMW CV (/) r 0 ., I 4111 IMINIMINIMIN IMINNIIIMMINNIP — 1` , 1 I— I I I LANDED GENTRY 0 • 5',NORTH,SIDEYARD I iroarr s arrD COMMUNITIES { BUILDING SETBACK I j I 1 10'DRAINAGE I 'I I GENERAL NOTES LOT 27 I ► OWh1ER: EASEMENT L t LANDED GENTRY 209.0 mit: J 504 E. FAfRHAVEN BURLINGTON, WA GRADE 2.33 EXIST 113.37' 98(360)-755-9021 ER:� 23.65' LOTL E I I I 1 66,00' IN �_ BUILDING: f1ST FLOOR AREA- 1,914 SF PROPOSED 4"SCH 40 PVC DRAIN LINE 23.7f' j TO ALLFLOORRA EA- 220 SF 01 r o 2.6T 12.04' i � "_ GARAGE AREA- 476 SF SSCO SD tri N 2.00. 43.2s' s.00' -- 0 220.7 JU SITE I !-.-- I GRADE _ DS I P.U.D (UNDERLYING R2) SS ,.'I T II611511) I SETBACKS: I �.� IALLSETBACKS !NCOMPLIANCE 101WITHCITYCUIDLINESSIDEYARDS MIN 5' N REAR YARD MIN 10' I +I I ' PORCH J FRONT OF GARAGE TO ROW 20' 20',EAST • Et MAX. ALLOWED:HEIGHT: I Y 1 I - I i^ FRONT YARD i PROPOSED:UNDER w 10',WEST, REAR YARD �, �r ' �_ _L BUILDING BUILDING SETBACK I oLOT 26 I SETBACK I PARKING: Illili. I 1 ID ci SSCO .. iID LOT COVERAGE 1 4" ,,, �g�,• ...• •• •• e• n•I'• • ..'.“ . • . . n _. . . . ,. , .. . ® I I BUILDING AREA: 1 PROP. SS 2,713 S.F. O w >z I 1• _ SERVICE LINE I I LOT AREA: cno `' 8,175S.F. 1H 7') tn J o z z TEMPORARY SALES 1 PERCENT COVERAGE: Q. Iti N O. 6 I OFFICE q.- 2,713/8,175 = 33.2R .1._ ________J N &FUTURE GARAGE o v� j Q i1 I .� 221.4 I EXIST _ / ) GRADE j ` y I -. 1 . #:.-- zq =. JSPOUT YD DS — @LOTLINE ss.00' 7DS ao P APR �r oo, 19 Z011 PROPOSED 4"SCH 40 PVC DRAIN LINE / i i L ® ..� _ _. ..�. —. �,.. ... ;J CITY [1F AN; '"N. 10'UTILITY / / 20',SOUTH, SIDE YARD EASEMENT LINE BUILDING SETBACK 7 /.... f — / OK o i /,% z j / 207.5 LOT LINE& f."/" 6,�0° EXIST RIGHT-OF-WAY LINE 216.4 i GRADE EXIST /2` �� GRAPHIC SCALE • GRADE % / 6 0 3 6 12 FH WM�=r j- l WM \,�� = NE El _� \ i ( IN FEET ) /"/ / Zj HoTix. Scale: 1 Inch = 6 Feet --_-- — — 74.19' ! �. 48 NORTH - - --- ._ - --_� !/� _---- = == __�~ -� -- —,-,/ ' \ TEMPORARY V CURB&GUTTER SALES OFFICE /:, \ .\ SITE PLAN i _ _ —�"� \ / LOT 26 -A_a _ - — -� .-- s -w N ss ' — 1505CIRCLE _ LATITUDE LATITUDE CIRCLE ` ANACORTES, WA • ,\ •t `:, -..—.� ` hs / dog NO: PLAT OF"48 NORTH" N. - DESIGNED: LG �� , F` DRAWN: .AV\ / DATE: 3/31/2017(REVISED 04/14/2017) ' SHEET 1 of 1 d- ABBREVIATED LEGAL DESCRIPTION: i N LOT 26, 48 NORTH PLAT OEMS & PUD, SECTION 22, TOWNSHIP 35 NORTH, RANGE 1 EAST, W. CITY OF ANACORTES, SKAGIT IIMMON k- COUNTY, STATE OF WASHINGTON. =z a o LANDED GENTRY oOH<ZN 1IOU ES AND COMMUNITIES 5',NORTH,SIDE YARD <zLumF E? GENERAL NO TES BUILDING SETBACK PROPOSED PERIMETER ¢Z z=1- I SILT FENCING(TYP)PER c`<0 a 0 OWNER: 11 LOT 27 IAA I-' O¢ t c LANDED GENTRY WSDOT STD,P N ?1 1 Q U 504 E. FAIRHAVEN 10'DRAINAGE ui I-30.15 02 j I BURUNGTON, WA 207. EASEMENT I j 98(3 0)-755-9021 EXIST i. I 10.37' — N . EXIST r I PROPOSED 4"SOB 40 PVC DRAIN LINE BUILDING: GRADE LOT LINE 1 2ND FLOOR AREA- 1,914 306 SF " I 25.22' 66.d0' 22.14Y I TOTAL FLOOR AREA- 3.220 SF I1 �� j l � I � i - � , GARAGE AREA- 476 SF II - X X X - X X X X X X _ — sITE: - IX i o 0 220.7 I o �? — 4.6T 12.04' - 43.29' 6.00' — o EXIST � � -- `r�ss, j_j i TYPICAL �"1� MULCH EXPOSED SOIL �, SSCO`. SD�"' I 2.OD' - 2.67' GRADE (UNDERLYING ) ' ZONING: U S® . - .. --. --- — _�.�.._ -:- P U D I I N R2 —1 � �` � j II-_ _ ,� I r ( ift SETBACKS: j ' • L +�. ALL SETBACKS IN COMPLIANCE WITHTIE INTO EXIST. X SS , I l SIDE CITY GUIDIJNES 6"PVC STORM 20.36' ;J REAR YARD MIN 5' DRAIN (I a FRONTYOF GARAGE,10 ROW 20' -h I N f ►MI I TIE INTO EXIST. LOT 26 i b C • HEIGHT: 6"PVC SS LINE PORCH o 'y -20',EAST, i MAX. ALLOWED: 35' r' PRQPOSEO;UNDER ILLI Y I FfAo FRONT YARD I r , PARKING: X " ` w 15® - ` T T U D E s BUILDING I �� `•/ PARKING SPACES PRQ i1DED= a� EST REAR YARD . .. . ,..� .. , ., �. t I �� SETBACK I (Wr 2 RIN GARAGE, 2 IN DRIVEWAY .W I II BUILDING SETBACK SSCO , , fl C` R � I� ��_� 1 LO I W I �__. . __ ► � 3��,n L it 9 �U )L, L 0 T CO l/ERA GE (y U -- -------------- -- ----- C` BUILDING AREA: TEMPORARY I \ o X I 4 { / ( j 2,713 S.F. yj `.` CONSTRUCTION (} -ON 0� a0 ill( I- j I i A�- { ENTRANCE PER WSDOT ` � LOT AREA: i PROP.4'SS STD.PLAN I.80.10 02 �� " '+' � r I 8,175 S.F. 0 o w SERVICE LINE I 1, I PERCENT COVERAGE: 0 c) -•__-_..-...-- _ I: (SIZE TO FIT) _ } \ C} ('�-, _ , I 271NT COVERAGE: - 33.2X f �I`' l! �/ ,.rr,_ i ST�tEET o �0� QO � 4 - I""" o =d TEMPORARY SALES r HIGH �2 �rALJf ._.% POINT I . IN 4- CO o `- OFFICE_ I 221.4 :END: itits, Xl� o�� UTURE GARGE ( I EXIST j Q CATCH BASIN \ 05 GRADE J �y j CO CLEAN-OUT QOS I i ` " j DS DOWN SPOUT\G� ' I SD STORM DRAIN I _.. ''____.- -_ �=- Wiz, • ._.._—. —� — �_ / / SS SANITARY SEWER �],. , • _:;: —711DS d 1 A i WM WATER METER JSPOUT YD — / I YD YARD DRAIN (PRIVATE) 66.d0' /20.00' ;. LOT LINEIllr ! / ���� PROPOSED 4"SCH 40 PVC DRAIN LINE %\ 0� / �� DIRECTION OF FLOW PLACE SILT FENCING ON 05�� / 050 DOWN STREAM SIDE OF ; QO� STOCK PILE,PER PLAN SOIL COVESTOCKPILE R WITH PLASTICON f���G� Q /// / X PROPOSED PERIMETER ��� 30DOTD2TD. // / SILT FENCING(TYP)PER ��,G X DURING STORM EVENTS) / % WSDOT STD.PLAN �` / e; _ i I-30.15-02 h 10'UTILITY f i / _ Cr; PROPOSED PERIMETER EASEMENT LINE r� / % "' SILT FENCING TYP PER % `•r WSDOT STD.PLAN) �� / O X X X X X X X X X % // , C - LOT LINE& y6�� j/ J GRAPHIC SCALE 207.5 .IC;SOUTH, SIDE YARD RIGHT-OF-WAY LINE 216.4 /� 6 p 3 6 fz EXIST BUILDING SETBACK i EXIST GRAD GRADE GRADE %/ i / J IN FEET FH i) wmi:i I LT1 WM / Floriz. Scale: 1 Inch 6 Feet 1 �� ,i'/ r 48 NORTH INSTALL CATCH / BASIN INSERT IN � � 74.19' ��� • � /� / TEMPORARY DOWNSTREAM ]T. I_ i -._ , t ,: . OFFICE ._-__:is�._.-_.............. ..- .._� I.- .._ ._ :i 1:(.. ..... 1.., - .: CATCH BASIN PER CURB&GUTTER / / WSDOT 140.20.DD i / // SMALL PARCEL STORM PLAN f LOT 26 .� / / "l / 15 E LAT ITUDE CIR CLE L r 0 5 LA LATITUDE CIRCLE .,... c> , j / JOB No: PLAT OF"48 NORTH" 1'' - / J DESIGNED: LG �' // / DRAWN: /� // DATE: 3/31/2017(REVISED 04/14/2017) // SHEET 1 of 1 1111. 111111111 LANDED GENTRY HOMES AND COMMUNTTTES GENERAL NOTES OWNER: 2'X2 X14 O.C.. IMIRE LG ANACORTES, LLC / FABRIC OR EQUIVALENT. 504 E. FAIRHAVEN ON APPLICABILITY BURLINGTON, WA NON-WOVEN SEDIMENT CONTROL �����������������` ��1\74V:A�\�A��\ 98233 FABRIC MA TERIAL, 60" WIDE ���������� '"!:�7�%�0�1�0�! 1-(360)-755-9021 ROLLS. USE STAPLES OR WIRE ��•��i�4 RINGS TO ATTACH FABRIC TO �:�: ;:,p,„, . PREPARED BY: LANDED GENTRY � 504 E. FAIRHAVEN I—III 1II— II I—_I I I—_II I—_III—III=I —III=I I I= BURLINGTON, WA -i 11-111=1I —I 11=111-1 I 1—I 11=11 111 I 1=1 11- ED 98233 I 2"X2" WOOD POSTS AT N 1—(360)-755-9021 C 0.C. (STEEL POSTS CANN BE USED AS AN ALTERNATIVE) PLAN VIEW Section 22, T 35 N, R 01 E, W.M. / /- • NON-WOVEN SEDIMENT CONTROL FABRIC WIRE, STAPLE OR NAIL TO POSTS AS REQUIRED TO SUPPORT FABRIC WHEN IT IS Slop , TO BE IN PLACE FOR 6 MONTHS OR LONGER. N SACKFUL 8"X12" TRENCH W/NATIVE SOIL, AND ON BOTH SIDES OF FILTER FABRIC ON THE SURFACE. — I— I = =1 I=1 i 1=1 i i—III—=: 1=11 I, „—,_i i i— 48 NORTH -..-.. — LARRABEE LL (2-CAR GARAGE LEFT) 8" , MIN. LOT COVERAGE PROFILE BUILDING AREA: SILT FENCE NOTES: (SECTION 8-01.3(9)A) 2,689 S.F. 1. BACKUP SUPPORT FOR THE GEOTEXT7LE SHALL BE IN THE FORM OF STEEL WIRE OR PLASTIC MESH. IF BACKUP SUPPORT IS LOT AREA: USED, STEEL WIRE SHALL HAVE A MAXIMUM MESH SPACING OF 2 INCHES AND THE PLASTIC MESH SHALL BE AS RESISTANT TO 8,175 S.F. ULTRAVIOLET RADIATION AS THE GEOTEXTJLE IT SUPPORTS. 2. THE GEOTEXTILE SHALL BE ATTACHED ON THE UP-SLOPE SIDE OF THE POSTS AND SUPPORT SYSTEM USING STAPLES, WIRE, OR IN ACCORDANCE WITH THE MANUFACTURER'S RECOMMENDATION. PERCENT COVERAGE:: 3. THE GEOTEX77LE SHALL BE SEWN TOGETHER AT THE POINT OF MANUFACTURE, OR AT A LOCATION APPROVED BY THE CITY 2,689 / 8,175 = 32.99a ENGINEER, TO FORM GEOTEXT1LE LENGTHS AS REQUIRED. ALL SEWN SEAMS AND OVERLAPS SHALL BE LOCA IWU AT A SUPPORT POST 4. POSTS SHALL BE EITHER WOOD OR STEEL HARDWOOD POSTS SHALL HAVE A MINIMUM DIMENSION 2 X2" BY THE MINIMUM EROSION CONTROL LENGTH SHOWN ON THE PLANS. STEEL POSTS SHALL CONSIST OF U, T, L OR C SHAPE POSTS WITH A MINIMUM WEIGHT OF 1.35 LBS/FT, OR OTHER STEEL POSTS HAVING EQUIVALENT STRENGTH AND BENDING RESISTANCE TO THE POSTS LISTED. DETAILS 5. WHEN SEDIMENT DEPOSITS REACH APPROXIMATELY ONE-THIRD THE HEIGHT OF THE SILT FENCE, THE DEPOSITS SHALL BE REMOVED OR A SECOND SILT FENCE SHALL BE INSTALLED, AS DETERMINED BY THE CITY ENGINEERING REPRESENTA77VE. MAINTENANCE NOTES: (SECTION 8-01.3(11)) SMALL PARCEL STORM PLAN 1. EROSION CONTROL DEVICES SHALL BE MAINTAINED SO THEY PROPERLY PERFORM THEIR FUNC77ON UN77L THE CITY ENGINEERING LOT 26 REPRESENTATIVE DETERMINES THEY ARE NO LONGER NEEDED. 1505 LATITUDE CIRCLE 2. DEVICES SHALL BE INSPECTED ON A DAILY BASIS FOR DAMAGE AND SEDIMENT DEPOSITS. DAMAGE TO OR UNDERCUTTING OF THE DEVICE SHALL BE REPAIRED IMMEDIATELY. 3. EROSION CONTROL DEVICES THAT HAVE BEEN DAMAGED SHALL BE REPAIRED OR REPLACED IMMEDIATELY BY THE CONTRACTOR, IN 0' S' 10' ACCORDANCE WITH SECTION 1-07.13(4). SILT FENCING INSTALLATION GRAPHIC SCALE 1"= 10' NTS Date: 02/14/2017 Sheet 2 of 2 -- , , , 7 I if.P MOM. : -... , i GIME ,. .,„ ,. =MI 1 11" ABBREVIATED LEGAL DESCRIPTION: I ei ,, ,, 41111111=1 .:1 I P. , ki-". 1 0/11111/111111=10 l'a g1 LOT 26, 48 NORTH PLAT & PUD, SECTION 22, TOWNSHIP 35 fir' I M .......... figriwarimiab . ,f.. ..t., ...„..., ' ,..;- NORTH, RANGE 1 EAST, W.M., CITY OF ANACORTES, SKAGIT COUNTY, STATE OF WASHINGTON. !4 ' I it a_ - ,I LANDED cti GENTRY = A .. c ,,, . . HOMES AND COMMUNITIES .1 4 . ,,-,, 11.1 (75 ci I v . 5', NORTH, SIDE YARD (..) .. , BUILDING SETBACK --, cn I-- PROPOSED PERIMETER <I;.-7: 1-i0CCICii—oi 1 ,Rf GENERAL NOTES , ill! . . A LOT 27 , ,, , . : ,, , CD' 0 < CD ! 10: , ' w SILTsD FENCING PER : . 10' DRAINAGE 1.1 .,, ,,.,, , i $ t i 1-30.15-02 ___....... EASEMENT ,„, _ it- i _ _ . _ . ___. .._ .... _ . . . .„_„ .... , -4 „ . _ .. _ ... __. ... ...„,„.„.............,.„_... ____,............________„...._ 0,1 ,,,,, OwNLB5AouEN4RRDL:EGFTGA0E1 NRN,friT RAwv EY A N 2070. i - 4 At, 113.37' -,i pi .,., i I ' g 1 98233 14360)-755-9021 EXIST „, i .. ,., LOT LINE/ PROPOSED 4" SCH 40 PVC DRAIN LINE '0 a it x GRADE i ':: ,.,,.,,, igg qiiii BUILDING: 1ST FLOOR AREA- 1,914 SF _ .,, 1,41 I - 66.00' 22.14 2ND FLOOR AREA- 1,306 SF „, N I TOTAL FLOOR AREA- 3,220 SF ., 1 I . , ,..... ,.,„ .........--:- . r,,,, tili. I GARAGE AREA- 476 SF i':X X X X X X X X X X /. --------1•-•- --------- ' .,,,, ..... .„„,, , 1-:":21 „.. . ..... .._ 4.67' I- 12.04' / 43.29 — 6.00' — -0 220.7 a M. .0 TYPICAL .4,..SSCO t. so 41111161111.1111Lri (\I 2.00' I- 2.67' 4+1". MULCH EXPOSED SOIL Id EXIST I ri ‘ 4/kili,,,,,„:„.. 1, GRADE ,,. w ...!4.-- -'444 i ZONING: .•, !„,,,, •.., 0 .,„ -,-„, A P.U.D (UNDERLYING R2) i '.."'. -.-.1 .. an um .. I. 1.1 1" .. ---'" " oa as an- I sui7" in-" in am° NE le:mil ow No. um timi gm em NE an me m um EN NE NE ma NE um us IN Nii Nov no ma EN No IN in no ow no Er EN NE IR me in mu ow an NoC) D S i • 46,i, A '1 YD , I ,:., ,f4 4: ' TIE INTO EXIST. i\ SS I , i 6" PVC STORM I 20.36' , SE Ail DTHLA ECsyK AcES R7B7y:Ds mliv 5, ACKS IN COMPLIANCE 1 7 b IN ;t1,1\.1.:.':,, :::..,.,::;:i c. DRAIN GUMIDINLINI 0ES, . I I , , `‘.1 FRONT OF GARAGE TO ROW 20' -.'1 , .,! , , - : , : , i TIE INTO EXIST. I I ..., ,. , REAR YARD LOT 26 LIJ e% HEIGHT: O ‘0 6" PVC SS LINE .. , . ...,_ .„,...„.„, . PORCH to -5,„ I 20', EAST, .1 MAX. ALLOWED: 35' , - f.... s‘-4- DIK PROPOSED:UNDER 1' (N 0 150 , TriuDE . ,, , , ,. . , . , ,o FRONT YARD in..!",,.,;:di 0 .i,,,i,,„:„_:... .._./:.;1:... ...n.,.....„ . : "/,,-.., PARKING: 0 . ... tim-ii...- - to 1 i PARKING SPACES PROWDED= 1, .,,0 X) SETBACK LI Cr i )._0', WEST, REAR YARD I tom Imo ems aim 1m. imig .... ...0 .... ...71 a t.S), rf 2 IN GARAGE, 2 IN DRIVEWAY . , -__.:.: I .: , .,..,, „ ,.,,,...,`f/( BUILDING SETBACK SSCO I V 0 u j .. , ::_i I : fX CI R ,__•. ._.:._ i .•_ .,..,.-f,; ;'• •••:: --,.,,:,.. i `,., ,..,<., 0 Li, 1 O I , >I •::-.. ...----------.„. :,-- . ....,,......... ........,-. . , . . .. . _ , ; ,.. (\I I Lil ii . o TEMPORARY _____,,. 11., -.",!:',-,:,. .-.... ,4,,,., 1-ii'..,"..,..),.:..:.._, ..\.,it,. . „ ,,... 11 .11.•;...:11:1,::1:, ..',..:7 LOT COVERAGE X * : 1 BUILDING AREA: Elm.' -.I I I - 1..1 . _ •sti., ,, :,---.--.-. 1.1.J 2,713 S.F. ENTRANCE PER WSDOT 0 0 kr I 1 , PROP. 4" SS . .. ., , .. . . LOT AREA: , ., , ; , STD. PLAN 1-80.10-02 1 8,175 SF. SERVICE LINE , / , , ,., , , .y,,, (SIZE TO FIT) 11 p PERCENT COVERAGE: i 0 cl I I ' 2,713 / 8,175 = 33.2X '.. . . 7' 17,:.:'.:.•:: .... ...'''..-.:1,-• ••••••;.i'..:'.. II,'' ':-.1.1......"..1.'.....,i1:11..'... •-'''''''':1-.-;'. .11-..--:-''11: ,.1k...2; 1 i STREET j 0 X I • i , TEMPORARY SALES • • :, iti. -, .- .-- - , {, ! ,• ••:!... ,! ., ,,..._.,,....4, A,:;,,,, - HIGH F.- - OFFICE 1 . - • - ... .. : :. PONT -- 1 ....rsi--- ' '':---- : 1 - ------ •-•ii. . , , : 1N, I F.". , 1 221.4 , * , tri re) ; UTURE GARGE - I . , ?,.0 LEGEND: , N. I EXIST <, I I GRADE ,m, v :41 I ,,. C)4S CB CATCH BASIN / i CO CLEAN-OUT ,„.„: : , kOv II - i / -1,t,:, XiIt i. . .li witI. .• • . . It UM MI MI Ili MS MI / V„s, DS DOWN SPOUT i SD STORM DRAIN / . . . . . . . . . . . . N . mm = MNMMMMMMMMW1 = IEE1nMMNMMLMN1EiInNn NN0NnEMM k i '' S S SANITARY SEWER VSPOUT YD 9 Ale //o.00' i ANACORTE b WM WATER METER LOT LINE lqr . I 66.00' /2 1 / PLANC:IN::& BUILDING i EPT: YD YARD DRAIN (PRIVATE) I PROPOSED 4" SCH 40 PVC DRAIN LINE X tri- ,, ,,,„. ---,„„ / (*/ / 4111mmi DIRECTION OF FLOW / S i 1 St() - PLACE SILT FENCING ON ,,,,, ,,,,. '‘'‘ -\\ i 04C) / 02 // , , / / , AD.ER:REass#:: sgir,.;L mampirs; - 20/ , _ I eesS*9 wSDOWNTsODCo STREAMPILEPERSIDE OF -------______ '''' 1 X SOIL STOCKPILE LOCATON (COVER WITH PLASTIC \\I„i \-C'\1 4‘) // , :,e,„ „- . // - i (11T yl MpE)TpEERR STOCK PILE, PLAN ,, DURING STORM EVENTS) , // / / SU RJ E TO FIE D Eio A NS / / PS RI L°T PF°ESNECD1 NPGE 1-30.15-02 bio 1 \\„ 10' UTILITY /i /r .1.' oi 3 PROPOSED PERIMETER -,,.,. IV. ' = .,, N 1 SILT FENCING (TYP) PER \-,, „....„-_„,,,„ EASEMENT LINE ---4.Z____•,, ,J, \A-------\..,---,„,,„ _sy.,-,",,,--- , • B E A PR INSPECT R O1 Ti(:01E.uDA:APIAH N6:zp i Ct WSDOT STD. PLAN , A.Mr''''' i , Z I X X x X X X 4 . ... • - Circl - 1 LOT LINE & l" /06 SHALL 0 T co 2075. )0', SOUTH, SIDE YARD RIGHT-OF-WAY LINE 216.4 _., ,.4,,,,# \f / / - GRAPHIC SCALE i EXIST / EXIST / BUILDING SETBACK „..-* / GRADE GRADE ‹,,,,-, ..4P.',;:' / i 6 0 3 6 1 2 ..4,,.: ,/ / iltmgm,i,,. / , FH , . wmigli---------- 7.0 WM ,/ / ( IN FEET ) • - .- .' z z,// // Horiz. Scale: 1 Inch = 6 Feet ,,,I , / INSTALL CATCH I 1 BASIN INSERT IN E 44".111 74.19' AZ. D ow NsT REAM ki,„4,,,,,,,,,i.ti,,%,,,,,vesehm .-1- ot.-4,suzsgiw, :mtfto-,0N ., :gf.',;- ,- :...,:wm:,;.,W, .:.--;- w ft.,,,::=mrz-tUt,,: .<--int ..,,gzed4,-.:....= , ..:APANAWai A-. -,,..x,- . 1' -n.--0:',,i,ii':,:.:W, '.- iii!!VMMgiiiiiill'I'i" .:I:a.ilakkE ;•:,-NAMiE-..: ' .&..iegg.-!.ia-E5'..n.4-W,N , 4:07=1`,44;s4aMiiii,;AUMU :::..filv,?%€iiiiiifrfte '1211'. CATCH BASIN PER CURB & GUTTER „L!!,., , ' , , \--,. r r' r-,. - '-, , j / /// 48 NORTH TEMPORARY SALES OFFICE . ,.• / WSDOT 1-40.20.00 lb,. . / .1,i„ i -,:,. , n.,., / / -, - / I SMALL PARCEL STORM PLAN ,,- / LOT 26 i i 777:4-777:7,77or77.7777777g .,. ,,.1.77,7770R,75,477:7:773w,70,mgrtz., z7ra-7 a.f,t, :T...a,:.;.:,„;512M-1.iS --iietwAiwrff--- -„--. ,-7-i-Fii;ii-iliiiliw.,.:ms:- ---:---.,gE77:777ork. 5:-T,•eg;E7•77-7.7;-TrTT7T77z7:75-77ift7; :v7.7:7-zF.i,;7T-.,,.,;,;:,,,,,, ,T:;;;;::;;,4,.;?.,agfwiag-.q,IE,,,m:,,,,y,m.L,,eTz:gnnggg:,vwvil''':' ' w11,Aumm....answ::,,E!: A / 1505 LATITUDE CIRCLE / ,„,„ , „ -•,,..• .. .. *4, / / ANACORTES, WA LATITUDE CIRCLE \ . / , .., - , .., - • , , //t ••• /,i , JOB NO: PLAT OF "48 NORTH" / /I i DESIGNED: LG ... 9.K k DRAWN: //r;\ \ / DATE: 3/31/2017 (REVISED 04/14/2017) / is . ,..„, , / / / / SHEET 1 of 1 , / ,.. li, FOUNDATION NOTE NO SURCHARGE OR WHEEL 1�'—"'FII 2�1_211 "E" LOADS WITHIN 6-0" 13'-� " 25'-1�" APR 19 2017 NO FLOOR FOR 1. INSTALL PRESSURE-TREATED 2x6 SILL (MINIMUM) W/ 1/2" DIAMETER x 10" II II II I II II 1 II I I) II AT LEAST 12" ANCHOR BOLT t 3 x3 xl/4 PLATE WASHER a 4-0 O.G. ATOP 54' 12-1 12-1 544 4 5 DEGREE MAX. SLOPE FOUNDATION WALL, MINIMUM 2 BOLTS PER PIECE MIN, 12" FROM END T ANDED G E N T R TYPICAL THROUGHOUT L Y 6" MIN. 2, INSTALL 4" PVC DRAIN PIPE BELOW FOOTING 6 LOW POINT FOR r r — r — °, � �oolll�lll_III:III_Ill.11l I _ _ _ _ _ _ _ _ _ _ + _ _ _ _ _ _ _ _ _ _ I HOMES AND COMMUNITIES f C=2500 psi o POSITIVE DRAINAGE DURING CONSTRUCTION. VERIFY PLACEMENT OF 4" L J © L _ J L L J fy=60 ksi, grade 60 ° �o MIRA DRAIN 2,000 OR PERFORATED FOOTINGS DRAIN PIPE IN FREE-DRAINING GRAVEL BASE REVISIONS BY: IIWII �—WASHED GRAVEL (OR SIM.) MIN. SOIL BEARING 0 °° ° �0 3. FOOLING SIZES CALCULATED USING ASSUMED MAXIMUM 501E BEARING m �`� I _ m 4 - 1-I - 1� AR = 1,500 PSF ° do 2" CLR. OF I,Soo POUNDS PER SQUARE FOOT QD MAX. NO. OF STORIES 11XII ' 0 4, INSTALL R-10 RIGID INSULATION IN SLAB PERIMETER (VERIFY INSULATION C!a NOTES: ° SUPPORTED = 2 STICK 1 ° 0� VALUE W/ FLOOR PLAN NOTES ON SHEET A3.1) 1. COORDINATE W/MECH.&ELEC. "AllFRAMED RESIDENTIAL (�o r - - - - - - - - - - - - - - - - - - - - - � FOR LOCATIONS&SIZES OF FLOORS + ROOF W/ �° 'D QI II I o — —_ —_ d p _ d . o— — —_ d t1 d . o I - 00 B 5. BASEMENT t0 BE BACKFILLED SO THAT THE MAIN FLOOR IS NO MORE °- - I 2. 30 24 CRAWL SPACE ACCESS FOUNDATION/SLAB TS. 25 PSF SNOW MAX. I ° r — - - ° THAN 6'-O" ABOVE FINISHED GRADE FOR NO LESS THAN 509. OF THE ° L ' � Do I I I -� — — -1• — — -r — — T — — T — T — — — — r — — T- — — T• — — T- — — r — � PANEL(24x30 MIN)-PROVIDE METAL OR u' Al o O TOTAL FOUNDATION PERIMETER DIMENSION. MAIN FLOOR LEVEL t0 BE I I 1 ._ A n - ,_ A •. . _ ,_ �- I FIBERGLASS WELL AS NECESSARY. INSTALL Op IF STUB BARS, MIN. NO MORE THAN 12'-0" ABOVE FINISHED GRADE At ANY POINT (PER IRC D o - - 4" (MIN.)CON(. .° � (�o I I I r — — — — — — — — — — — — — — — —.— — — — — — — — — — — — — — — � 'I I SOLID COVER SLOPED AWAY FROM BUILDING- LAP SPLICE =24 SLAB 12'-0"WIDE (MIN.) " I OQ SECTION R301 STORY WEIGHT ABOVE GRADE) I o I I I I ° I INSTALL 4x8 MIN.BEAM SET ON WALL PLATE 2" RIGID INSULATION I °I I TO SUPPORT WALL ABOVE(OR INSTALL ��a 4" DIA. PERF. O 1'-4" x 8" CONCRETE FOOTING W/ (2)04 REBAR CONTINUOUS I I I I I INTERIOR CRAWL SPACE ACCESS-VERIFY W/ SLAB PERIMETER '° DRAIN LINE I I 0 o I I I I BUILDER&SEE PLAN) ° QO o ca O GONG. FTG. W/ REBAR PER RETAINING WALL DETAIL THIS SHEET /�_�I I I I 1 D I 3. 16x8 POUR-IN-PLACE FOUNDATION VENTS(OR ° A ° v ° �,° �,�,° �,° $II ',° 0p 00 - 16x6 VENTS IN FLOOR DIAPHRAGM(VERIFY W/ D ��pp Q l a 1 I I 1 o I It, o D • P n DA& . • O00 C CONC. FTG. W/ REBAR PER RETAINING WALL DETAIL THIS SHEETBUILDER). NUMBER PER PLAN. �a4 �OV o 000 F I , , 4. 12"WIDE THICKENED SLAB EDGE. EXTEND DO CONC. FTG. W/ REBAR PER DETAIL 0% SHEET A2.2 1 I 1 1 8"BELOW GRADE. Ill Ill_Ill_I11:111�111_III_Ill�lll_ _I11 I 1 1 5. VENTS TO BE LOCATED WITHIN 2'-0"OF CORNERS. "Z" O 6" GONG. FOUNDATION WALL W/ REBAR PER R404.1.3.2 t IRC TABLE rill I I I II,YII 404.1.2() - 404.1.2(8FLOOR JOISTS: I I I I I LAYOUT SHOWN HERE IS FOR 2x FRAMING. IF IICII HEEL TOE O 8" CON(, FOUNDATION WALL W/ REBAR PER R404.1.3.2 t IRC CABLE _ : I I I o I ENGINEERED JOISTS ARE USED, MANU- 404,1,2(1) - 404.1.2(8 °° 1 I = I o I j FACTURER SHALL PROVIDE AND SUBMIT M I I �•t I I Q ENGINEERED DESIGN TO THE BUILDING CANTILEVERED RETAINING WALL DETAIL O 8" CON(, FOUNDATION WALL W/ REBAR PER RETAINING WALL DETAIL cry � � J a � � I I (� I I � DEPARTMENT FOR APPROVAL PRIOR TO 2 THIS SHEET, STEP FDN. WALL PER GRADE (VERIFY ON-SITE) I I II I FABRICATION AND INSTALLATION. SCALE: 3/4" = l'-0" w I 1 I 1 �' 1 ua FLOOR SHEATHING: HO 8 GONG. FOUNDATION WALL PER DETAIL OS, SHEET A2.2 Ca I a I I I I I Q 1.USE 3/4"CDX OR OSB STURDI-FLOOR T&G, O 2'-2" x 2'-2" x 8" GONG. PAD FTG. W/ (2)04 REBAR BOTH WAYS t 4x4 I u I ® � I ,�u GLUE AND NAIL W/RING SHANK 8d's AT 6" CANTILEVER RETAINING WALL SPECIFICATIONS POST ON 1300 FELT EDGES&12"IN THE FIELD. FACE GRAIN A B C D E W X Y Z � 1 ° 1 I I I o 1 � PERPENDICULAR TO SUPPORTS. O 1'-4" x 1'-4" x 12" GONG. PAD FTG. W/ SIMPSON CBSQ66-SDS2 (OR EQUAL) 1 ° ��/ I I � I I � 2. PROVIDE SOLID BLOCKING IN THE JOIST 1 I I RETAINED WALL FTG. FTG. WALL VERTICAL HORIZONTAL FOOTING FOOTING z 1 I I I Z CAVITY BENEATH ALL POST LOCATIONS HEIGHT POSITION WIDTH HGT. THICKNESS REBAR REBAR TRANSVERSE CONTINUOUS O 1'-6" x I'-6" x 12" GONG. PAD FTG. W/ SIMPSON CBSQ66-SDS2 (OR EQUAL) O I �, I I 1 I O AND BETWEEN UPPER AND LOWER STUDS 1 ° I +- AT FLOOR TO FLOOR HOLDOWN LOCATIONS. M 4" GONG. SLAB W/ NICON FIBER OR FIBERMESW THROUGHOUT (VERIFY 0 I I I I , ° I Q 3.PROVIDE BLOCKING BETWEEN I-JOISTS AT 0'-4' 10" 28" 9" 6" #4 @ 24" #4 @ 24" #4 @ 24" (3#4 0 1 a W/ BUILDER) z I I I , I z INTERIOR BEARING LOCATIONS WHERE THERE I - IS A LOAD BEARING WALL ABOVE. 4'-6' 1211 36" 9" 6" #4 @ 18" #4 @ 18" #4 @ 18" (3#4 N 4" GONG, SLAB W/ NICON FIBER OR F15ERMESH THROUGHOUT (VERIFY 143 LL 30 4. IF ENGINEERED FLOOR JOISTS ARE USED, O IL 1 ° 1 11'-011 I 110,-011 I I (L ' PROVIDE TIMBERSTRAND RIMS WHERE FLOOR W/ BUILDER) SLOPE 1/8 PLF MINIMUM TOWARD GARAGE DOOR(S) W I I W JOISTS BEAR AT EXTERIOR WALLS. 6'-8' 911 4511 12" 8" #5 @ 18" #4 @ 1811 #5 @ 18" (4)#5 11 1 • L _ r I o O 4 GONG. SLAB/STEPS (VERIFY FINISH W/ BUILDER) W/ NICON FIBER OR a — — — — — — — — — — — J ` — — — — — — — — — -_- _ _ 5.CONNECTIONS: , NOT(N COMPANY OR EQ. I � I I O � — J � 6. FIELD CUT ENDS, NOTCHES,AND DRILLED 8'- 10' 12" 60" 12" 8" #6 @ 12" #4 @ 18" #5 @ 12" (6}#5 FIBERMESH THROUGHOUT (VERIFY W/ BUILDER) o° o d p d , o - d d o - a n d o - I I 1 ° HOLES OF PERSCRIPTIVE TREATED WOOD L, � i u SHALL BE TREATED IN THE FIELD IN ACCORDANCE QO OPTIONAL: STUB 12" LONG 04 REBAR 4" INTO CONC, SLAB FROM , a WITH AWPAM4. FOUNDATION WALL 9 24" O.C. TYPICAL, THICKEN SLAB EDGE r ,° FOUNDATION NOTES: (IF NECESSARY) I I 1 I I I - R POUR SLAB THROUGH DOOR OPENINGS TYPICAL ° I ill (� $ I n I = THESE DETAILS REFLECT 1 ' A GENERAL HIGHER STANDARD THAN THAT I ° _ _ I 1 I I 1 _ ALLOWED BY THE IRC. THESE DETAILS INDICATE THE FOUNDATION AND REIN- MINIMUM PLATE TO STUD O THICKEN SLAB TO (o" AT GARAGE DOOR OPENING # INSTALL 04 REBAR Q 1 I - i I '.° �O � I I ® O MINIMUM 24 IN.WO I I 1 _ I 1 ' FORCEMENT REQUIREMENTS FOR THIS CONTINUOUS �4 I o O , ' I I I -° I PROJECT. THE CONTRACTOR MAY NOT STRUCTURAL PANEL �Q - _ TO 1'-4" x I'-4" x 8" GONG. PAD FTG, W/ 4x4 POST ON 90" FELT (OR EQ,) 1 a ~� ' o I 1 I 1 I USE THE IRC MINIMUMS WITHOUT WRITTEN cv I I 0 I Q I , I I I I PERMISSION OF THE DESIGNER. III ORIENTATION OF STUD I 4) I� ED MAY VARY ASALT. Cs I 1 1 I ', 1 FASTENERS: 16d NAIL @12- . I C I •- -, I ° I I I I METAL ELEMENTS INCLUDING, GYPSUM WALLBOARD , -® ; CONNECTORS,MUST USE HOT-DIPPED I I I I I GALVANIZED METAL WHEN IN CONTACT I WITH ACZA PRESSURE TREATED MATERIALS. OPT.NON-STRUCTU 1 [R319.3]-SEE 37/SP1 FILLER PANEL 5/16"-1/2" CONTINOUS WOOD 6d COMMON(SUBFLOOR,WPUUCTURAL PANEL I L — — — — — — — — — — — — — — — — — — — — _ J I I 8d COMMON NAIL(ROOF) BRACED WALL LINE — o - d p d . D Q d p d , D o d p d • n L — EDGE SPACING 6"o.c. - . ,- - I- - INTERMEDIATE SUPPORT 12"o.c. _ r — — — — — — — — — — — — — — — — — — — — — — — — ° - a ALT STUD r — _ - - - - - o n I C 1 I oCORNER DETAIL • ' I - I l -' i 1 I i n I cal I L - - - - - - J P 3/4 - 1 -0 � R ! - I � c v I v M I I I OPT. DOOR I s I _ — - - - - - - - , r I I I p I 8'-J'1 'd 81_911 I I I I I I CONTINUOUS RIM JOIST ADDITIONAL FRAMING FULL HEIGHT BLOCKING 1 v 1 C3 G AE MEMBER DIRECTLY ABOVE @ 16"o.c.ALONG I ° I Z 1 I ' ; H I 1 BRACED WALL PANEL BRACED WALL PANELtL E I I __ � N I I 0- 1 D° L 8d @ 6"o.c.ALONG 8d @ 6"o.c.ALONG TOE NAIL 3 8d I- —• v - BRACED WALL PANEL BRACED WALL PANEL NAILS AT EACH I I t[) L MEMBER m BLOCKING '� _ _ _ _ 1 - � LARRAB E E BRACED WALL PANEL —BRACED WALL PANEL BRACED WALL PANEL I - I -- — — — — lit I IV 1 ° , , . , 1 _ _ � _ _ � _ 1 _ � _ _ L _, LOWER LEVEL 3-16d @ 16"o.c.ALONG 3-16d @ 16"o.c.ALONG 3-16d AT EACH BRACED WALL PANEL BRACED WALL PANEL BLOCKING MEMBER I I a I I ° 1 Q E �► I E S R � E I � I 1 O FOUNDATION PLAN P I � I E3 u L - - - - - - - - - - - - --- - - - — J -1- r ,© K r -1 - - -_ _ _ 1- - - - - - - � L - - - - - - - - - - - - Oj + COASTAL 1 & 2 CONTINUOUS RIM JOIST ADDITIONAL FRAMING FULL HEIGHT BLOCKING ` — J MEMBER DIRECTLY ABOVE cQ 16b.c.ALONG BRACED WALL PANEL BRACED WALL PANEL '-4111 16'-3" -4�" 5'-Sg411 11'$�1N 244u WHEN PARALLEL TO FLOOR/CEILING FRAMING JOB NO: B LOWER LEVEL 21'-011 �'-6" 12',O' DESIGNED: LG BRACED WALL PANEL CONNECTION '-b" 611 DRAWN: JR (2� /4" BUILDER TO VERIFY ALL DIMENSIONS. CONSTRUCTION TO 1 DATE: 3/30/2017 COMPLY WITH THE 2015 INTERNATIONAL RESIDENTIAL CODE, 2015 UNIFORM PLUMBING CODE, 2015 WASHINGTON STATE ENERGY FOUNDATION ���� SHEET CODE 4 ALL APPLICABLE LOCAL, STATE 4 FEDERAL CODES. SCAR-F= 1/411 = 1'- 0 A2m 1 WA 1/2"G.W.B R-21 INSULATION 2"x6"STUDS @ 16"O.C. 2"x6"TREATED PLATE LANDED GENTRY R-21 INSULATION _ Z HOMES AND COMMUNITIES 5/8"TYPE X G.W.B. C.0 BLOCK OUT GARAGE SLAB TO BACK OF FNDN WALL @ SIDES 2"x6"STUDS @ 16"O.C. d I I I=III=I I — FULL WIDTH OF GAR. DR. R.O.SO REVISIONS BY: 5/8"X10"ANCHOR BOLTS, EMBEDED 7"INTO 2"x6"STUDS 16"o.c. .,a I —) I=I I I DRIVEWAY SLAB CAN RUN INTO 1/2"GWB CONCRETE,AT 4'-0"o/c,AND SET BETWEEN 3 2"x6"TREATED PLATE • V�l SPACE R-21 BATT 1/2"AND 12"FROM BOARD ENDS WITH 3"X 3"X 4"CONCRETE SLAB 1"AIR SPACE , I I( 2X6 STUD WALL1/4"THICK WASHERS. MIN. (2)A.B.'S PER I 1-#4 BAR IN THE SLOPE GARAGE SLAB P.T.2X6 SILL CONT. BOARD[R403.1.6.1] 6 MIL VISQUEEN NOTE: OR USE P.T. q • '• III iI( UPPER 12"OF WALL CONTINUOUS FOR POSITIVE 4"CONCRETE SLAB ON 2" 2x6 STUDS @ 16"O.C. ;; I I DRAINAGE AWAY FROM > GRAVEL BED FINISHED GRADE • . W/NO AIR SPACE I I SLOPE STRUCTURE R-10 INSULATION (2') �.. • ' " ' d '.N d•' ' d• 1.• I,-,. •• • V • _ 2"x4"TREATED PLAT _ _ —_—d — — — — — • o0000 ° 0000 ° 0000 ° ° 0000 ,• ' o ° o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 POWERED NAILED � •° ' I 1-#4 BAR IN THE UPPER 12" OF WALL 24 #4 BAR 18"o.c. HORZ. COMPACTED FI I I ,—I I —I El I I=III —I�' °0 FINAL GRADE „ •. • -I I I�I I I-III-III- - 4 MIN. PERF.PIPE — I e. ° (TYPICAL) I — — — — _� i III—I w w I' ll. ;• p I— (=III=) I I=III— z 5/8 X 10 ANCHOR BOLT W/PERVIOUS - #4 BAR HOOKED 48 o.c. I = _ 7T�� I ' COMPACTED SAND/GRAVEL N — � p SEE DETAIL 1 .d - (TYPICAL) • I- FILL TO BE GRANULAR BACKFILL MATERIAL COMPACTED TO 95% FILL TO BE GRANULAR MATERIAL Ca ' ' •.� 1-#4 BARS HORZ. (TYPICAL) •..d• • . •. ". ; COMPACTED TO 95% a #4 BAR 18"o.c. HORZ. (TYPICAL) ' R-10 INSULATION 8p SEE DETAIL 1 FOR SEE DETAIL 1 FOR 8^ COMPACTED SAND/ 4" MIN. PERF. PIPE FOUNDATION CALL-OUTS NOTE:DETAIL IS DRAWN FOUNDATION CALL-OUTS 16 144 BARS HORZ. (TYPICAL) GRAVEL 16" W/PERVIOUS SLAB AT HIGH POINT OF THE BACKFILL DETAIL AT BASEMENT FLOOR p3/ GAGA SCALE: 3/4" = 1'-0" 4" = 1'-0" 3 3/4" = 1'-0" 4 3/4" SHEATHING 1/2"OR 7/16" 3/4"T&G SHEATHING GLUE&NAIL TO SUPPORT MEMBERS SIDING SEE ELEVATIONS GALVANIZED FLASHING 2XGWB 2X6 SILL P.T.6X6 HF P.T.2X10 LEDGER w/SIMPSON CB66 (2)SDS 1/4"X3"HDG @ 12"O.C. 4" CONC. SLAB W/ w/1/8"PILOT HOLE MAX. CONT. RIM (2)#4 BARS AS SHOWN SIMPSON HANGER TYPICAL P.T.2X6 MUD SILL 0, 12"0 SONO TUBE 1/2"x4"TITAN HD 2 1/2" MIN. COMPACTED FILL @ 5'-0"O.C. VAPOR BARRIER HOEDOWN OR SIMILAR ° TENSION DEVICE (SIMPSON DDT2Z) 1/2"EXPANSION BOARD GRADE 2X10 P.T.JOISTS @16"OC SLOPE d• g• '• . 9`•• . • • • • .�R•• eA: I—GRAID IE I(_SEE�GRADE NOTE BELOW) ) pd •Io—0000I00I0Io-0o0000�00� 0�00°00 oI0 ° 00 0 0 00000000 w�"' • 2#4 BAR CONT. I I I d•' '•; - • . I I co cv) NOTE: - I- 8" 16" 8" FOOTING TO REST 6" 1'-0" 6" 24"X24"X8"THICK ON SOLID BEARING SOIL . `' ' ° SEE DETAIL 1 FOR 2�_0„ FOOTING o w/(2)#4's EACH WAY FOUNDATION CALL-OUTS DETAIL AT INTERIOR FOOTING RESIDENCE / DECK GARAGE RESIDENCE COLUMN DETAIL 5 6-0 3/4" = 1'-0" 7 3/4" = 1'-0" PERPENDICULAR JOISTS 8 3/4" = 1'-0" 2"xl2"#2D/F OVER CONCRETE OR MASONRY BLOCK FOUNDATION JOIST @ 16"O.C. SIMPSON A35 FLOOR SHEATHING EXTENT OF HEADER(TWO BRACED WALL SEGMENTS) @ 48"O.C. R-30 INSULATION MIN. 1000 LB TENSION STRAP1. STRAP SHALL BE CENTERED AT EXTENT OF HEADER(ONE BRACED WALL SEGMENT) BOTTOM OF HEADER. 2 X TREADS an 2X6 PT SILL o 0 0 0 0 o—o o o 0 0 0 0 0 0 0 0 0 0 0 3/4"PLYWOOD RISERS PONY 0 o WITH(2)16d RING- WALL SHANK NAILS Q EACH 0 ip HEIGHT1 ° ° WOOD BEAM STAIR STRINGER 0 c 0 D ° z o o O O O clO O O O O O O O O O O O O O ° .. O O O O O O O O O ° 0 0 0 0 0 MIN.3"X 11-1/4"NET HEADER o 0 0 0 o SHEATHING FILLER IF NEEDED • ° o 0 0 0 0 0 110 ° 00 o 0 0 0 0 0 0 0 CONCRETE FOUNDATION DAMP a ,° 0 O o HEADER SHALL BE FASTENED TO THE KING 2 X STRINGERS TO BE WATER PROOFED,PROOFING STUD WITH 6-16D SINKER NAILS o 0 0 0 o TOP PLATE CONTINUITY IS 16D SINKER NAILS IN 2 FOUNDATION WALLS THAT RETAIN IREQUIRED PER R602.3.2 o 0 o ROWS @ 3"O.C. EARTH AND ENCLOSE INTERIOR p ° 00 0 FASTEN SHEATHING TO HEADER WITH 8D COMMON NAILS IN NOTE: SEE FLOOR PLAN FOR RISER HEIGHT 7 3/4"MAX. SPACES AND FLOORS BELOW GRADE $" CONCRETE WALL 12' 00 3-IN.GRID PATTERN AS SHOWN AND 3 IN.O.C. IN ALL FRAMING ° ° AND TREAD WIDTH Ur MIN. LENGTH(TYPICAL). SHALL BE DAMPPROOFED FROM 0 0 (STUDS AND SILLS)TYP. o 0 0 NOSING PROJECTION SHALL NOT BE LESS THAN THE TOP OF THE FOOTING TO ° TOTAL 3/4"AND NOT MORE THAN 1 1/4" THE FINISHED GRADE p ° VERTICAL STEEL @GRADE 60 WALL 00 0 0 0 HEIGHT 0 (#5 BAR @ 12"o.c.) 00 °° 00 ST I R DETAIL ° 00 00 00 00 WOOD STRUCTURAL PANEL MUST X ° °o °o 00 00 BE CONTINUOUS FROM TOP OF 11 Q ° HORIZONTAL STEEL MINIMUM 1,825 LB HEADER-TO-JACK-STUD STRAP N.T.S. (#4 BAR @ 12"O.C.) 00 00 SHALL BE CENTERED AT BOTTOM OF HEADER AND 00 00 WALL TO BOTTOM OF WALL,OR o ° 00 00 INSTALLED ON BACKSIDE AS SHOWN ON SIDE FROM TOP OF WALL TO 9 ° o 0 0 o ELEVATION o 0 0 o PERMITTED SPLICE AREA P.T. 2x6 STUDS @ °° 00 >0 16"O.C. W/NO °° o_00 0 0 o 0 0 AIRSPACE 10, 00 0 ° 00 000 0 0 00 ° MAX. FOR A PANEL SPLICE(IF NEEDED), PANEL EDGES SHALL OCCUR OVER AND BE ° HEIGHT 00 o o NAILED TO COMMON BLOCKING AND OCCUR WITHIN THE MIDDLE 24 IN.OF W o 0 0 0 3/4"CLEAR 00 00 HEIGHT.ONE ROW OF 3 IN. O.C. NAILING IS REQUIRED AT EACH PANEL EDGE. 00 00 OO 00 LARRAB E E '° .. 0 0 0 0 1 M N. 3/4"PLYWOOD RISERS a °° #4 BAR HOOKED °° °° 2'TO 18'(FINISHED WIDTH) 00 00 WITH(2)16d RING-SHANK LOWER LEVEL 0 48"o.c. (TYPICAL) ° MIN. LENGTH BASED ON 6:1 HEIGHT-TO-WIDTH RATIO.FOR o 0 0 0 NAILS AT EACH STAIR o 0 0 2"x6"TREATED PLATE EXAMPLE: 16 IN.MIN. FOR 8 FT. HEIGHT. 0 0 0 0 BRACED WALL LINE STRINGER POWERED NAILED o 0 0 o WITH CONTINUOUS o 0 0 0 4"MIN. PERF. PIPE ° 00 o o MIN. NUMBER OF STUDS SHOWN SHEATHING 00 00 FULL-LENGTH KING STUDS W/PERVIOUS 4" FINISHED SLAB 00 00 00 00 M BACKFILL00 00 °° °° �� 2X TREADS FOUNDATION DETAILS "' ` 11 . 00 00 NO.OF JACK STUDS PER 00 00 2"xl2"STRINGER • _ FULL-LENGTH KING STUD TABLE R502.5(1&2) O _ _�I=_ �__ 0 0 0 0 00 00 3/8"MIN.THICKNESS WOOD ODOoO O •..;: I I I—_� I=I I I_�I I—_) I= 00 0 0 0 0 0 o STRUCTURAL PANEL 1 1 SHEATHING 0 0 0 0 0 0 0 0 0 M o o ° f '' < #4 BAR @ 24"o.c. L 1] 3-16d NAILS JOB No: LARRABEE LOWER LEVEL 245 BARS CONT. 16" TOP AND BOTTOM DESIGNED: LG SMIP�ON H5'S AT 32" SIDE ELEVATION 2"x4"16'o.c.STUDS O.C.,"8TUD TO STRINGER DRAWN: JR 2 ANCHOR BOLTS PER R403.1.6 REQUIRED FOUNDATION PER CODE DATE: 2/07/2017 DETAIL AT CONCRETE WALL SHEET 9 SCALE: 3/4" = 1'-0" CONTINUOUS SHEETED PORTAL FRAME STAIR DETAIL 10 1/2" = 1'-0" 012 - N.T.S. A�202 WA '-0" - FLOOR PLAN NOTES% 14�-4" 24�-2" - 1 4'-as/4 w 4'-IOV2 1 4-654 4'-10V" 5'-412" 8'-2" 5'-9" 1, ALL DIMENSIONS ARE TO FACE OF STUD WALL UNLESS NOTED OTHERWISE, 21, TO COMPLY W/ 2015 WSEC SECTION R406,2, THIS HOUSE (3,041 SQ, FT,) VERIFY DIMENSIONS SHOWN ON PLANS, DO NOT SCALE OFF DRAWINGS, WILL NEED 3.5 ENERGY CREDITS, TO ACHIEVE THIS, THE FOLLOWING 13'-10 " 24'-� " OPTIONS HAVE BE SELECTED FROM TABLE 406,2: " L A N D E D GENTRY 2. FRAME MAIN FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS is 16" O,G, OPT, la (,5 CREDITS): EFFICIENT BUILDING ENVELOPE. SEE NOTE *15 2�4 24'-2" 2�'4" TYPICAL, FRAME LOWER FLOOR EXTERIOR WALLS W/ 104 5/6" 2x6 STUDS FOR INSULATION VALUES, OPT, 2c (1,5 CREDITS): AIR LEAKAGE CONTROL < EFFICIENT VENTILATION, HOMES AND COMMUNITIES 16" O.C. TYPICAL REDUCE THE TESTED AIR LEAKAGE TO 1,5 AIR CHANGES PER HOUR MAX, REVISIONS BY: „ 4 ALL WHOLE HOUSE VENTILATION REQUIREMENTS AS DETERMINED PER IRC ALUM. RAI ING W/ TEMP. 3, FRAME MAIN FLOOR INTERIOR WALLS W/ 104 5/8 2x4 SCUDS s 16 O.G, W/ SECTION M1501,3 SHALL BE MET W/ A HEAT RECOVERY VENTILATION 1/2" GYPSUM WALLBOARD BOTH SIDES TYPICAL, FRAME LOWER FLOOR SYSTEM W/ MIN, SENSIBLE HEAT RECOVERY EFFICIENCY OF 0,85, _ N LASS P ELS (VERIFY .H, 6x6 POST - INTERIOR WALLS W/ 104 5/8" 2x4 STUDS 6� 16" O.C. W/ 1/2" GWB BOTH SIDES OPT, 3a MO CREDITS): HIGH EFFICIENCY HVAC EQUIPMENT. USE GAS O w W/ BUILD - TYPICAL) �� ( TYPICAL) 1 4 - 1� - I� JR TYPICAL UNLESS NOTED OTHERWISE, FIRED FURNACE W/ AFUE 9496, = COVERED S4 DECK =1 - Q OPT. 5a (15 CREDITS): EFFICIENT WATER HEATING. ALL SHOWER HEADS 4 O 5/4x4 S4S CEDAR OI p 4, FRAME GARAGE WALLS W/ 2x6 STUDS a 16" O,C, (VERIFY HEIGHT OF KITCHEN SINK FAUCETS SHALL BE RATED AT 1,15 GPM OR LESS. ALL OTH x DECKING (OR EQ,) WALL ON-SITE PER AS-BUILT FOUNDATION) LAVATORY FAU ETS SHALL BE RAT 0 1,0 GPM LESS, (2)4660 XO 13 51 PLUMBING WALLS TO BE FRAMED W/ 2x6 STUDS m 16" O,C, SEE PLANS 4x6 HF-02 4x6 HF*2 1 FOR LOCATIONS (VERIFY JOIST PLACEMENT ABOVE AND BELOW FOR l O 5060 XO 5060 XO CLEARANCE) "�� SEE NOTE *14 4x6 HF*2 4 6 W F#? 6080 FRENCH DOOR ro, ANGLED WALLS TO BE 45 DEGREES TYPICAL UNLESS NOTED OTHERWISE _' 4x12 HF*2 � 1 1 cv 1. DIMENSIONAL LUMBER TO BE HEM-FIR *2 TYPICAL UNLESS NOTED O i I OTHERWISE CIA I I - 8, UNLESS NOTED OTHERWISE USE 4x6 WF*2 HEADER IN 2x6 EXTERIOR WALLS ABOVE DOORS AND WINDOWS W/ R-10 (MIN,) INSULATION, USE 4x6 WF*2 - cYl HEADER IN 2x4 EXTERIOR WALLS (IF APPLICABLE) ABOVE DOORS AND CAC i 1 MASTER BEDROOM WINDOWS U.N.O. BEAMS AND HDRS, TO HAVE 1 1/2" MINIMUM BEARING LL I m = I I r TYPICAL U.N.O. (BEAMS SHOWN ARE MINIMUM REQUIRED OR BETTER - I SIZE AND GRADE MAY BE INCREASED PER BUILDERS DISCRETION) Q x 1OO ? () Q I JI O cfl I m to ,0 1 Q1-1 S. VERIFY PLACEMENT OF 4x6 POST IN STUD WALL BELOW ENDS OF I E I VAULTED I GIRDER TRUSS ABOVE W/ ROOF FRAMING PLAN ON SHEET A4,1 I GREAT ROOM i � o 10. PROVIDE 2x6 BACKING IN ALL BATHROOM WALLS FOR TOWEL BARS, - b (P IJ TOILET PAPER DISPENSERS, MEDICINE CABINETS, ETC, BETWEEN STUDS, CA � = 1� 1 x O COORDINATE W/ BUILDER/OWNER FOR LOCATIONS ' 14-2 -8 12-10 } 9-10 2-C� '� 11, INSTALL 1/2 NIGH-DENSITY GYPSUM WALLBOARD AT GARAGE/HOUSE WALL AND GARAGE BEARING WALLS, t 5/6" TYPE-X GWB a GARAGE iv I 34 1/2" HIGH 2x4 CEILING - STUD WALL BELOW 12, INSTALL 20-MINUTE RATED DOOR ASSEMBLY W/SELF-CLOSING HARDWARE 12 VANITY U I II 1 13, REQUIRED STAIR RAILINGS TO COMPLY WITH IRC SECTION 312, DECK WAL le g'_g" 2'_2" RAILINGS TO COMPLY IF DECK IS 30 OR MORE ABOVE FINISH GRADE X ' (VERIFY ON-SITE), O d) dJ p 1 1 1�-_ _ I I I I -4I MASTER BATH _ 14, DOW DI SIONS, CLEAR OP ING AND EIGHT TO `q `E� r I I I Q - COMPLY W/ G S CTION 310,1 (VERIFY W/ DO SUPPLI ND/OR 1 MANUFACTUR ) - I 1 11 p a X IL 1 11 :r Z :fir DATA FOR THE 2015 WASHINGTON STATE ENERGY D 1 = tlJ 1 O _ I I I KITCHEN o 15, COMPLIANCE COE 4 WALK-IN co KITCHEN � v IRC CHAPTER it IS AS FOLLOWS: SLAB PERIMETER: R-10: R-10 UNDER ENTIRE SLAB " I CLOSET I IL FLOOR: R-38 (d ADJACENT TO UNCONDITIONED SPACES) I S N I i� (L Al I WALLS: R-21 (R 10 MIN, 6 HEADERS, TYP.) _ 12'-4" INT, BSMIT, WALLS: R-21 1 ► In � ctl FLAT CEILING: R-49 (R-38 IF INSUL, DEPTH IS MAINTAINED TO 1 l OUTSIDE FACE OF EXT. WALL) = 4'-3" 6'-3h" 2'-11" - - - _ VAULTED CEILING: R-38 1 i �� SCR � � REFG, ANGE W I DOORS: U-,200 MAX, (ONE DOOR UP TO 24 S.F. EXEMPT) _ _i V,7,0, -' 1 - - - - - ROtt 10 WINDOWS: U-,280 MAX, O - - - - 1 ABOVE r s Q GLAZING: 551.0 S,F, = 111% OF FLOOR AREA SKYLIGHTS: U-,500 MAX, � - SEE NOTE *14 1 W D (A LIN, __ 1 �9 FURNACE TYPE: NATURAL GAS FORGED AIR W/ MIN, AFUE OF 94go cal Cv �, ID �Y U REFER TO 2015 WSEC CHAPTER 4 t IRC CHAPTER 11 FOR VERIFICATION OF - O BEDROOM 02 - b�� 39" VANITY t- Q- O 2 THESE VALUES = ccl N LAUNDRY cp 3�_0 O _ M 16, MINIMUM REQUIREMENT FOR Attic VENTILATION IS AS FOLLOWS BATH .c -C4 " W 't (CALCULATED Q 1/300th OF ATTIC AREA): _ 13'-5 " 2 ' MIN, REQ'D: 1,302.24 50, IN, " " ' " " " ACTUAL PROVIDED: 1030.98 SQ, IN, � 5-O 4-10 3-�t -11 4 -9� _ � I cYl VENTED BLKG,: 106,88 SQ, IN, C15 ® 9,425 SQ, IN, EACH) SEE I c j I� D 1 E . R. J �- � RIDGE VENT: ttl 924,00 SQ, IN, (11 L/F 12 SQ, IN, PLF) 12" BYPASS 2,-8„ 1 NOT *12 'L� � I x LF W C W 3 U U PLAN ON SHE 1,1 FOR LOCATION f SIZE OF AUST _ _CLOSET - _ _ _ "1Q I }I G P Q !D 1 0- M 11, S E ELECTRICAL FA . LOCATIONS AND SIZES EQU ED TO COMPLY W/ THE At ' SHELF < ROD = `Q WAS GTON VENTILATION t IR QUAL Y CODE < IRC 1'11501 �' OAS - X DN. 5 I S 4 _ 2 � ARE AS LLOWS: NW7 A��tTRN. (P .43 r� KITCHEN: 00 GFM RANGE HOOD " u u IN AHHIG F1ER a ctl n n u ' 3-0 10-0�i -6 5-2 O 2-8 l 3-6 1-lei cn LAUNDRY: 50 CFM 80 GFM RECOMMENDED) N - - - OPT, BATHROOMS: 50 GFM (50 GFM RECOMMENDED) 3'-5 " - - <- - _ NOTE: ALL FANS ON 20-MINUTE TIMER TYPICAL, ELECTRICIAN TO 1 VERIFY INSTALLATION OF GFCI OUTLETS IN ALL WET AREAS, VERIFY PLATFORM 18" 1 TYPES a LOCATIONS OF ALL ELECTRICAL FIXTURES W/ OWNER AND/OR ABOVE SLAB PULL-DN _ CLOSET BUILDER (SEE NOTE *IS) STAIR 4? _ _ 0-0" IPASS se= N 18, INSULATE ALL ACCESS DOORS/HATCHES TO CRAWLSPACES/ATTICS ATTIC ACCESS tt<1 dD m TO THE EQUIVALENT RATING OF THE INSULATED FLOOR, WALL OR r 41_�'I �-� • �9 EILING THR HIC Y PENETRATE Q 1 5'�B" 3'-l " 8'-2'�i" v 19, MOUNT HWT ON PLATFORM 18" ABOVE GARAGE SLAB PER IRC 1301,3, 1 2-CAR GARAGE SEE NONE M4 STRAP NW7 TO WALL PER IRC M13012, PROVIDE OVERFLOW PAN E PIPING PER IRC CHAPTER 28, INSTALL T t P VALVE < PIPE TO EXTERIOR TERMINATION, INSTALL A VACUUM RELIEF DEVICE PER MFR'S SPECS, TO ' - 04 1 t� HWT PER UPC 504, p STUDY E v �- VENTILATION PER NOTE *21, WHOLE HOUSE FAN LOCATED O 20, WHOLE-HOUSE EN N ' IN LAUNDRY ROOM (VERIFY W/ BUILDER) LARRAB E E z �t 8" ,-------------------------------------- _---_-- _ 21, PPEARING STAI OR I CC P COV W/WEATHER STRIPPING GASKET ' ' 4x6 HF*2 e LOWER LEVEL GWB W/ W AND PROVIDED E 5050 XO 1 22, FIREPLACE TO BE SUPPLIED WITI4 OUTSIDE COMBUSTION AIR DUCT At LEAST Co SQ, IN, AND PROVIDE READILY OPERABLE DAMPER. INSTALL I I I GAS FIREPLACE W/ CLEARANCES AND COMBUSTION AIR PER u CODE oNT SLAB o 6 MAIN FLOOR PLAN MANUFACTURERS RECOMMENDATIONS AND PER D 4' CON . SLAB i; X I i i� � 23, 12 - 16 FIBERGLASS FACED GWB BACKER At TUB/SHOWER MRROUND i I COASTAL 2 11 &x12 WM " ATTIC �x - _ _ _ _ = 6x1 HF*2 = - = 24, PROVIDE MINIMUM OF 22 x 30 AT C ACCESS W/ MINIMUM OF 30" HEAD CLEARANCE PER IRC 801, USE PLYWOOD DAMS TO CONTROL CEILING 16-0 xI-0 OVERHEAD CsARA6E DOOR INSULATION REQUIRED MAIN FLOOR PLAN JOB NO: LARRABEE LOWER LEVEL 25, PROVIDE PARTICLE BOARD UNDERLAYMENT AT VINYL. COORDINATE " = 1�-O" 1,914 S,F, 5'' " 11'-6�" 29>�c P.T. 6x6 POOST WRAPPED DESIGNED: LG THICKNESS W/ OTHER FLOOR FINISHES TO PROVIDE SMOOTH AND 2'-6" =1 2=�1" -10" W-On �'..(�• PER BLDRi, W/ I6" x l,ro" SCALE: 1/4 MASTIC-APFPLIED STONE DRAWN: JR LEVEL TRANSITIONS 3,220 TOTAL S.F. 21'-0" 12'-O" COLUMN B>�LOW (2 TYP,) DATE: 3/31/2017 �'-b" 2ro, USE PRIMER/SEALER ON GWB BEFORE AND AFTER TEXTUR.IING GARAGE: 416 5,F, 38'-6" SHEET FRONT PORCH: 121 S,F, BACK DECK: 196 S,F, LOWER PATIO: IS& S,F, 1 A3m WA 14'-4" 24'-2" 4'-5%4" �✓-5 " 4'-54" 1-644 10'-10/4" 13'-10 24'-I11 LANDED GENTRY 23/4° 12'-1" 12'-111 25/411 HOMES AND COMMUNITIES REVISIONS BY: - - - — — — - - - - - - - ® - - - - - - - - - - - - - - - - - - — — — — — — -- -- — —— - - - - - P.T. &x12 D -L*2 P.T. 6x12 D -L*2 1 4 - 11 - 11 JR P.T. 6x6 OST I 0 (3 TYPICAL) I O � I 1 COVERED PATIO p �4 4" CONIC. SLAB cp (2)4660 XO 4xCo HF*2 4x6 HF*2 Q 8060 XOX SEE NOTE *14 5 1/8X9 CaLB 2 F-V4 DF/D 6080 FRENCH DOOR SHT, A3.1 I I I I I I 6x12 HF*2 i I I I CIA I I I I BEDROOM *4 - I I i I -`' 14'-2" 3'-11t2 O 5'-4i4" 5'-2411 I I I E tt- t Id FALSE BEAM ABV (TYP.) I I I O w cv I F — — — — — — — — — — — — — — — N = 12" BIPASS 1 I I U # 10 N I I I IL nl CLOSET iv SHELF— — —SHELF t ROD — — — (o'-011 21-8" I _ rL FAMILY ROOM z Q I Q I I I WtuI I aal I CAN I � tui I u � I - N N �Q IOd — — — — ! I — — — — — — — — — — — — — — — �j l m Iw - - - - - - - - — — — — — — — — — — — — — — — — — — — — O N I tCl U cal s I ,4' x I z Q BEDROOM *3 to � � I � � I I I ()04 � In x I � Q (L N I " ' I I I N N I = 1[1 I IL I I - I N U 1 I I Ix04 - r I = SEE NOTE 014 I 4'-11" 4'-6° I 121-5" 9'-011 1'-11'1" I r �9 I SHT, A3,1 1 I I 3-01 i I I D Q to D N a � z O } °a Q m ID N m per - • i BATH X p N p o 0 1 D D ° r' 41-111 2'-10"cq _ z � 21 nll 0 2r- " v ° v v D.r HALF WALL W/ 140111D. CAP ° - 6' 21-8° ° 4" - plip 11 EQ, RISERS \0 p DD cq 31�11 D� M D d v 4 v v FLOOR LINE ABOVE J ° FLOOR D Q R M LINE ABV. ° d p p a V D D r°a Q'—y�jll �J'-10j11 a • v v D . 4 X fn •4 • N .' .' °. v r ° LARRABEE ° v o D • ° LOWER LEVEL 4 1 p •o � •v D D av Q v v - v °'a O v LOWER FLOOR PLAN r v COASTAL 1 & 2 4 p o D JOB NO: LARRABEE LOWER LEVEL 21'-0" 5'-6" 12'-0" DESIGNED: LG DRAWN: JR DATE: 2/28/2017 SHEET LOUDER FLOOR FLAN SCALE: 1/40 : 1'-0" 1,306 S.F. A3m2 WA SEISMIC CALCULATIONS: IRC TA5LE R602.10,3(4) 38'-roll , ADJUSTMENTS 1�'-(0" 21'-0" '-5�'4'I 9'-4t2" '-5!P '-3k 10'-41/i" 2'-8" 6'-2" 2'-8" STORY HEIGHT 1'0 A N D E D G ENT R WALL DEAD LOAD 1.0 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ HOMES AND COMMUNITIES ROOF/CEILING DEAD LOAD 1.0 I I I I ' REVISIONS BY: STONE/MASONRY IN SDC C-D2 N/A I I I i I i 4 - 11 - 11 JR I SEE NOTE *8 CRIPPLE WALL N/A I I SEISMIC FACTOR TOTAL 1.0 'CS-WSP CS-W SEE NOTE 08 I I - - (12" HIGH OPNGS.) 0 WE.� x12 I Q O CS-WSP CS-PF ER) il CS-PF i il in 5RAC-ED WALL LINE - SEISMIC COMPLIANCE (SECTION Rro02) .1 -,�� u � (12" HIGH OPNGS.) I - - - (Ciro" HIGH OPNG.) - - - BRACED BRACING BRACED WALL REQ'D BRACING: B.W.L. SPACING SEISMIC FACTOR: BRACED WALL ACTUAL - ' - - - - - - - - -i- - - - - - - - - - - - WALL LINE METHOD: LINE (B.W.L.) RATIO TABLE FACTOR: RATIO STORY HEIGHT REQb (AFTER BRACED WALL ' 1 U INDICATOR TABLE R602.10.4 TOTAL LENGTH R602.10.3(3) TABLE R602.10.3(4) TABLE R602.10.3(4) ADJUSTMENTS) PROVIDED ( I 1,000 (MINT CAPACITY I TENSION STRAP HDR. CS-WSP/PF 38'-6" 6.55 1'0 1.0 6.55' 11.25' i i TO DBL. STUDS BELOW I I 2 GB 38'-roll 11.55 1.0 1.0 11.55' 19.13, 3 UPPER GB 38'-6" 11,55' 1'0 1'0 11,55' 12.15 4 I _ I I _ UPPER CS-WSP/PF 38'-6" 6.55' 1.0 1.0 6.55' 12.58' m I I UPPER CS-WSP 58'-0" 9.86' 1.0 1.0 9.86' 32.96' I I \0 I I N �11 1 UPPER WSP/GsB 66'-O" 19,80' 1.0 110 19.60' 33,04' I ' C UPPER CS-WSP 66'-O" 11.22' 1.O 1.0 11.22' 44.46' _ = w N � I U WIND CALCULATIONS: IRC TABLE Rro,02.10.3(2) FOOTNOTES ; _ I NOTE: a - I ct) DESIGN WALL WEIGHT FOR BRACED NUMBERED WALL LINES LETTERED WALL LINES _ i I WALL CALCULATIONS: 9' TYPICAL U I , I EXPOSURE CATEGORY 1'0 1.0 cn ROOF SAVE-TO-RIDGE HEIGHT 1.0 Lo I I WALL HEIGHT 1.0 1.O I P I_ 4 1.30 N 'I 1 II NUMBER OF BRACED WALL LINES 1.45 _ a 1 *L WIND FACTOR TOTAL 1.45 1.30 U I - - - - - - - - - - - -IL 12'-8V2" (6'-4 1/4") GB 13'- 1/2" I 11'-1" (5'-9 1/2") BRACED WALL LINE: UJIND SPEED COMPLIANCE (SECTION Rro02) r O BRACED BRACING BRACED REQ D BRACING: WIND GYPSUM GB PANELS - - - - - - WALL LINE METHOD: WALL LINE RATIO TABLE FACTOR FACTOR W/ HOLD- O ip TOTAL BRACING ACTUAL BRACED INDICATOR TABLE R602,10.4 SPACING R602.10.30U TOTAL TOTAL DOWNS LENGTH REQ�D WALL PROVIDED I I CS-WSP/PF 20'-0" 3.00 1,45 N/A N/A 4,35' 11.25' - S, ' ' O - 2 G 5 20'-0" 6.50' 1.45 N/A N/A 9.43' 19.13 4 I O I cq *t 25 3 UPPER GB '-0" 1.15' 1.45 N/A N/A 11.24' 12,15' ' a E 4 UPPER CS-WSP/PF 25'-0" 3,15' 1,45 N/A N/A 5.44' 12,58' 0 ' U A UPPER CS-WSP 21'-0" 3.15' 1.30 N/A N/A 4,10' 32.96' O i I UPPER WSP/G5 21'-0" 6.15 1.30 N/A N/A 8.18' 33.04' U I " 2. 3' 1.30 N/A N/A 3,41' 44.46' - C UPPER CS-WSP 11-6 6 O 9'-1" GB I' �'-ice" 13'-5 " ccl I) (4'-ro 1/2") I GsB N I 5RACED WALL NOTES : � � � B � U 1CI IRC TABLE Rro02.10,4 INTERMITTENT BRACING METHODS: �� � � ATHOD GB: INSTALL 1/2" GYPSUM WALLBOARD W/ NAILS OR SCREWS * 1 SPACINGS AT PANEL EDGES INCLUDING T=(I)M ES I � " O.C. IN FIELD: FOR ALL BRACED WALL PANEL LOCATIONS, EXTERIOR SHEATHING NAIL OR SCREW SIZE, SEE TAB ERIOR GYPSUM BOARD NAIL OR SCREW SIZE, SEE TABLE R102.3.5 M 2, PER IRC SECTION R602,10.6.4 CS-PF: CONTI OUSL SHEATHED PORTAL FRAME CONTINUOUSLY SHEATHED PORTAL FRAME BRACED WALL PANELS SHALL BE CONSTRUCTED IN ACCORDANCE WITH FIGURE R602.10.6.4 Q I Q AND TABLE Rro02.10.6,4 (GARAGE DOOR OPNG.) N N 3, NOT USED THIS SHEET - (L 4, PER IRC SECTION Rro02.10.4 CONTINUOUS SHEATHING BRACED WALL PANELS, i CONTINUOUS SHEATHING METHODS REQUIRE STRUCTURAL PANEL SHEATHING TO BE USED ON ALL SHEATHABLE SURFACES ON ONE SIDE W U I >r OF A BRACED WALL LINE INCLUDING AREAS ABOVE AND BELOW OPENINGS AND GABLE END WALLS. BRACED WALL PANELS SHALL BE _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ CONSTRUCTED IN ACCORDANCE WITH ONE OF THE METHODS LISTED IN TABLE R602.10.4. DIFFERENT BRACING METHODS, OTHER THAN r ' , LARRAB E E THOSE LISTED IN TABLE Rro02,10,4 SHALL NOT BE PERMITTED ALONG A BRACED WALL LINE WITH CONTINUOUS SHEATHING CS _ LOWER LEVEL 5. PER IRC TABLE Rro02.10,4 CONTINUOUS SHEATHING METHODS: I 2,200* (MIN.) CAPACITY I ; 3 I = METHOD CS-WSP: INSTALL MINIMUM 3/8" WOOD STRUCTURAL PANEL W/ rod COMMON NAILS a 6" SPACING PANEL EDGES AND 12" SPACING ► TENSION STRAP HDR, I O FIELD, OR 16 6 GAUGE x 1 3/4" STAPLES o 3" SPACING PANEL EDGES AND " SPACING FIELD I TO DBL. STUDS BELOW I I CA- - - - - - - - - - .�. - ---- - - -- - - - -.- - -.L�, - - _ MAIN FLOOR 6. PER IRC FIGURE R602.10.80U WHERE FLOOR JOISTS ARE PERPENDICULAR TO BRACED WALL PANEL INSTALL FULL-HEIGWT BLOCKING (CEN- TERED) CONTINUOUS ALONG LENGTH OF BRACED WALL PANEL. NAIL BOTTOM PLATE TO EACH BLOCK BELOW W/ (3)16d NAILS. IF FLOOR I ! I I ! BRACED WALL PLAN ABOVE NAIL EACH BLOCK W/ 8d NAILS TOENAILED 0 roll O.G. TO DOUBLE PLATE BELOW (MAXIMUM SPACING) _ _ =111- - _ - _ _ - _ _ _ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - �'`1 - - � - -' COASTAL 2 1. PER IRC FIGURE R602.10,8(2) WHERE FLOOR JOISTS ARE PARALLEL TO BRACED WALL PANEL NAIL BOTTOM PLT. TO SINGLE FLOOR JOIST GS-PF (MINIMUM 4x12 HEADER) , CS-PF CENTERED BELOW (OR PONY WALL 0 CRAWLSPACE) W/ 16d NAIL 0 5" O.C. MAX. IF NO JOIST BELOW INSTALL FULL-HEIGHT BL<G. 0 16" O.G. � I ' t NAIL BOTTOM PLATE TO BLKG. W/ (3)16d EA. BLOCK. NAIL BLOCK TO FLOOR JOISTS W/ (2)16d EA. END. IF FLOOR ASV. NAIL FLR. JST. ' " JOB NO: LARRABEE LOWER LEVEL (CENTERED) TO DBL. TOP PLATE W/ 8d NAILS 6" O.G. ALONG BRACED WALL LINE. IF BLKG. ASV. NAIL EA, BLOCK TO TOP PLT. W/ -4V2" 16'-3" '-4 " 3'-3" 5'-6" 3'-3" DESIGNED: LG (3)6d NAILS 4 NAIL BLKG. TO JSTS. W/ (2)16d NAILS EA, END 21' " 12' m DRAWN: JR 8. PER IRC TABLE R602.10.5 MINIMUM BRACED WALL PANEL LENGTH PER ADJACENT CLEAR OPENING HEIGHT IS AS FOLLOWS (9' WALL): � '�''�� DATE: < = 12" OPENING: 21" MINIMUM PANEL WIDTH 21'-0' '-O• „ �� SHEET 3/31/2017 84 OPNG.: 32 MIN. PANEL WIDTH Ciro" OPNG. 41" MIN. PANEL WIDTH MAIN FLOOR ACED WALL PLAN SCAM- 1/4 A303 WA SEISMIC CALCULATIONS: IRC TABLE Rro,02.10.3(4) LANDED GENTRY ADJUSTMENTS HOMES AND COMMUNITIES STORY HEIGHT 1.0 REVISIONS BY: WALL DEAD LOAD 1.0 ROOF/CEILING DEAD LOAD 1.0 1 38'-roll , STONE/MASONRY IN SDC C-D2 N/A 1�'-rollT.- 21'-0" CRIPPLE WALL N/A '-544" S'-416" '-544" 31-04111 8'-O" 3'-9%" ro'-2" 2'-8" , SEISMIC FACTOR TOTAL 1.0 I - - - - ' - - - - - - - - - - - - - - - - - - - - - - - - - � I I I BRACED WALL LINE - SEISMIC COMPLIANCE (SECTION Rro,02) I BRACED BRACING BRACED WALL REQ'D BRACING: B.W.L. SPACING, SEISMIC FACTOR: BRACED WALL ACTUAL SEE NOTE 08 I } WALL LINE METHOD: LINE (B.W.L.) RATIO TABLE FACTOR: RATIO STORY HEIGHT REQ'D (AFTER BRACED WALL INDICATOR TABLE R602.10.4 TOTAL LENGTH R602.10.3(3) TABLE Rro02.10.3(4) TABLE R602.10.3(4) ADJUSTMENTS) PROVIDED I I 'CS-U1SP (12" HIGH OPNGS.) CS-U1S 3 LOWER WSP/GB 38'-6" 23,10' 1.0 1.0 23,10' 25.21' _ (MI UM O LOWER CS-U18P/PF 38'-6" 14.63' 1.0 1.0 14,63' 14.92' CS-WSP SEE NOTE "8 CS-WSP 4x12 .) CS-PF } Q - LOWER CS-UJSP 25'-2" 9.56' 1.0 1.0 9.56' 14.11' (12" HIGH OPNG.) (96" HIGH OPNG.) - - O - - - - - - - - - - - - - - - - - - - - � - - - - - - - - - - - - - - - - - - - - - - - - - W GB 39'-10" 23.46' 1.0 1.0 23.46' 21.08' 1,0000 (MIN.) CAPACITY _ - LOWER TENSION STRAP HDR. I N C LOWER CS-WSP 21'-4" 10.39' 1.0 1.0 10.39' 22.33' TO DBL. STUDS BELOW I � I I WIND CALCULATIONS: IRC TABLE R602,103(2) FOOTNOTES � I ' I NUMBERED WALL LINES LETTERED WALL LINES 3-4 I , EXPOSURE CATEGORY 1.0 1.O U NOTE: I , I DESIGN WALL HEIGHT FOR BRACED } ROOF EAVE-TO-RIDGE HEIGHT 1.0 1'0 r- - - N r WALL CALCULATIONS: 9' TYPICAL } WALL HEIGHT 1.0 1.0 `7 O } Q n NUMBER OF BRACED WALL LINES 1.0 1.30 - - WIND FACTOR TOTAL 1.0 1.30 1 I 1 O � 1 BRACED WALL LINE: WIND SPEED COMPLIANCE (SECTION R&02) I 1 BRACED BRACING BRACED REQ'D BRACING: WIND GYPSUM PANELS 1 WALL LINE METHOD: WALL LW RATIO TABLE FACTOR FACTOR W/ HOLD- TOTAL BRACING ACTUAL BRACED 12'-4 " 11'-9 LENGTH REQ'D WALL PROVIDED INDICATOR TABLE RO2.10.4 SPACING R602.10.3(I) TOTAL TOTAL DOWNS 6 - 3 LOWER WSP/GB 25'-0" 14.00' 1,00 N/A N/A 14.00' 25.21' U � U 4 LOWER CS-WSP/PF 25'-0" fo.15' 1.00 N/A N/A 6 CAWSP.15' 14.92' GB ° d G d . p s d D Id . p GB GB A LOWER CS-WSP 21'-0" 5.15' 1.30 N/A N/A 7.48' 14.11' - - - a - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - LOWER GB 21'-0" 12.00' 1.30 N/A N/A 15.60 21.08' D 3'-roll D C LOWER CS-WSP 11'-roll 4.88' 1.30 N/A N/A 6.34' 22,33' 44 '4 D . , I e e BRACED WALL NOTES: _ (CRAWLSPACE) I (a M ' 1. PER IRC TABLE R602,10.4 INTERMITTENT BRACING METHODS: METHOD GB: INSTALL 1/2" GYPSUM WALLBOARD W/ NAILS OR SCREWS 0 1" SPACING AT PANEL EDGES INCLUDING TOP t BOTTOM PLATES I - D D t 1" IN FIELD: FOR ALL BRACED WALL PANEL LOCATIONS, EXTERIOR SHEATHING NAIL OR SCREW SIZE, SEE TABLE R602.30). FOR INTERIOR IP in � GYPSUM BOARD NAIL OR SCREW SIZE, SEE TABLE R102.3.5 a ,4 e e 2. PER IRC SE ON R6O2.10.6.4 CS-PF: CONTINUOUSLY S EATHED PORTAL FRAME ° CONTINUOUSLY SHEATHED PORTAL FRAME BRACED WALL PANELS SHALL BE CONSTRUCTED IN ACCORDANCE WITH FIGURE R602.10.6.4 ° , AND TABLE R602.10.6.4 (GARAGE DOOR OPNG.) ° D p d D d O p d C d O p d p o p O •0 0 3. NOT USED THIS PLAN v ' •p 4. PER IRC SECTION R602.10,4 CONTINUOUS SHEATHING BRACED WALL PANELS, CONTINUOUS SHEATHING METHODS REQUIRE STRUCTURAL PANEL SHEATHING TO BE USED ON ALL SHEATHABLE SURFACES ON ONE SIDE OF A BRACED WALL LINE INCLUDING AREAS ABOVE AND BELOW OPENINGS AND GABLE END WALLS, BRACED WALL PANELS SHALL BE CONSTRUCTED IN ACCORDANCE WITH ONE OF THE METHODS LISTED IN TABLE R602.10.4. DIFFERENT BRACING METHODS, OTHER THAN ° 411 e° vao 4 v '. _ oar° THOSE LISTED IN TABLE R602.10.4 SHALL NOT BE PERMITTED ALONG A BRACED WALL LINE WITH CONTINUOUS SHEATHING 0 0 5. PER IRC TABLE R602.10.4 CONTINUOUS SHEATHING METHODS: D D METHOD CS-WSP: INSTALL MINIMUM 3/8" WOOD STRUCTURAL PANEL W/ rod COMMON NAILS 0 roll SPACING PANEL EDGES AND 12" SPACING LARRAB E E FIELD, OR 16 GAUGE x 1 3/4" STAPLES 0 3" SPACING PANEL EDGES AND 6" SPACING FIELD LOWER LEVEL 6. PER IRC FIGURE U RE R 602.10.8(1) WHERE FLOOR JOISTS ARE PERPENDICULAR TO BRACED WALL PANEL INSTALL FULL-HEIGHT BLOCKING (CEN- TERED) CONTINUOUS ALONG LENGTH OF BRACED WALL PANEL. NAIL BOTTOM PLATE TO EACH BLOCK BELOW W/ (3)l6d NAILS. IF FLOOR ABOVE NAIL EACH BLOCK W/ 8d NAILS TOENAILED * roll O.G. TO DOUBLE PLATE BELOW (MAXIMUM SPACING) LOWER FLOOR BzACED WALL PLAN LOWER FLOOR 1. PER IRC FIGURE Rro02.10.9(2) WHERE FLOOR JOISTS ARE PARALLEL TO BRACED WALL PANEL NAIL BOTTOM PLT. TO SINGLE FLOOR JOIST CENTERED BELOW (OR PONY WALL g CRAWLSPACE) W/ Irod NAIL o 5" O.G. MAX. IF NO JOIST BELOW INSTALL FULL-HEIGHT BLKG. 0 1ro" O.C. SCALE: 1/4" = I' Ow BRACED WALL PLAN t NAIL BOTTOM PLATE TO BLKG. W/ (3)16d EA. BLOCK. NAIL BLOCK TO FLOOR JOISTS W/ (2)16d EA. END, IF FLOOR ABV. NAIL FLR. JST. (CENTERED) TO DBL, TOP PLATE W/ 8d NAILS Is 6" O.G. ALONG BRACED WALL LINE. IF BLKG. ABV, NAIL EA. BLOCK TO TOP PLT. W/ COASTAL 1 & 2 (3)8d NAILS E NAIL BLKG. TO JSTS. W/ (2)16d NAILS EA. END 8. PER IRC TABLE R602.10.5 MINIMUM BRACED WALL PANEL LENGTH PER ADJACENT CLEAR OPENING HEIGHT 18 AS FOLLOWS (9' WALL): JOB No: LARRABEE LOWER LEVEL < = 12" OPENING: 21" MINIMUM PANEL WIDTH DESIGNED: LG 84" OPNG.: 32" MIN. PANEL WIDTH 96" OPNG. 41" MIN. PANEL WIDTH DRAWN: JR DATE: 3/31/2017 SHEET A30 WA 0 LANDED GENTRY -� HOMES AND COMMUNITIES w REVISIONS BY: ? I JR QI w Dso, Dso w 71I � ODs - i I I I I i _J RIDGE -11 I ' fo RI GE _ LINE OMIT TAIL ON TRUSSES U I I --BROP LEG 2 - DINING ROOM BAY (SEE PLANS) 12 1 4- w o Q1 ` _ J Z 14'-2" 23'-IO Vi" 5V2 I I 1 fi` ` J `� w w w Tf RU88 PfROFILE 04 I ' I I SCALE: 1/4" = 1'-0" I I I I I I I I I I i I I I 1 I w I zl 1 I � I 1 AI I I � I 1 I I I I 1 PRUSS N_ TES 1, ENGINEERED MONO-TRUSSES (2 TRUSSES W/ NIP PACKAGE) 0 24" O.G., SPAN 5'-11 1/4", 18" TAIL 2, ENG'D TRUSSES m 24" O.G., SPAN 21'-0", 15" TAIL ONE END ONLY 3. ENG'D TRUSSES im 24" O.C., SPAN 38'-6", 18" TAILS I 4, ENG'D SCISSOR TRUSSES 0 24" O.C., SPAN 38-6 , 18" TAILS, EXCEPT SIX TRUSSES W/ 16" TAIL ONE END ONLY (SEE TRUSS PROFILE) 5, ENG'D TRUSSES im 24" O.C., SPAN 24'--1 1/2", 18" TAILS I fo, ENG'D GIRDER TRUSS, SPAN 12'-0 1/2", NO TAILS 7. ENG'D TRUSSES 6 24" O.G., SPAN 12'-0 1/2", 18" TAILS I O Z TRUSS HANGERS, CONNECTORS AND HURRICANE TIES TO BE SPECIFIED BY TRUSS ENGINEER AND/OR MANUFACTURER. PLAN AND PROFILE SHOWN I E DESIGNER'S CONCEPT, VERIFY ANY CHANGES TO THIS PLAN W TRU ENGINEER AND/OR MANUFACTU ER I 71 I LARRABEE I 4 or-* LOWER LEVEL - ` I I 2x4 JI �� SM No I + ; ROOF FRAMING PLAN w o �I COASTAL 2 Dso JOB No: LARRABEE LOWER LEVEL DESIGNED: LG DRAWN: JR ROOF FRAMING PLAN DATE: 3/31/2017 SHEET SCALE: 1/4" = I'-On ■ WA LANDED GENTRY PROVIDE HOLD DOWN TENSION HOMES AND COMMUNITIES DEVICE PER R501.2,44FIGURE R50-1,230U NOT LESS THAN (2) REVISIONS B1': LOCATIONS PER DECK, 2'-0" P.T. 6x12 DF-L*2 P.T. 6x12 DF-1-02 MIN, FROM EA. END OF DECK, JR EA, DEVICE SHALL HAVE 1,500* MIN, STRESS CAPACITY F.T. 2x P.T, 2x1 DE K JI0181 6 a LEDGER P 'n 4x6 HF*2 4x6 HF*2 I u \ II .T. 2x& ED li \ �ICIAL L L A AJL J JL Jt J JL JL" JLJL L A JI 1 x O r r x& 1 J L- -7 C (2)2x12 J C l7 > _ '—I r a Q J L— mV -1 d� r J L_ n o =3 —I r NON-BEARING WALL i II . C4 El N uccxv fQ �nr r J �J L— • r r r LL r J L_ DJ L_ 1 C (2)2x12 }J C (2)2x12 U. N� r o J L sIII i II �J L— = x r� �J L— x 2x12 2x12 --j r 9:3 L_ Q IL 1 r u V J L— p � r 4 v 8 Z W Io q Q � 2x12 FLR. JST, BELOW O 2x12 FLR. JSt, BELOW BRACED WALL ABOVE BRACED WALL ABOVE p W o n ,, o D a. , m o x s 4 MMQ N N D D u \ 0 Q �e4 = \ x x s U (2)2x12 � � � � J N BEARING 4 WALL V U a eo J n n Z .v o o a D _a p Q a D a p , Q �•4 Q Q FLOOR LINE ABV, v x x d h N P.T. SLEEPERS ON .� SLAB FOR FLOOR 4 AREA ABOVE D D v .� 0 n o a <, L n 4 4iL 0 p D o x t" r v LARRAB E E D<, 4 LOWER LEVEL ° o 0 D v , ' v - v - IF o ,. MAIN FLOOR s o FRAMING PLAN 4 COASTAL 1 & 2 4 D D JOB NO: LARRABEE LOWER LEVEL DESIGNED: LG M,AIN FLOOR FRAMING FLAN DRAWN:,� DATE: 3/3/31/2017 � .ALE: 1/4" : 1'-0" SHEET 2■ WA LANDED GENTRY HOMES AND COMMUNITIES 12 12 Q � � 4 1/2" PLYWD, OR l/16" OSB ON ENG'D. TRUSSES • 16" O.C. 1/2" PLYWD, OR 1/16" OSB ON ENG'D. TRUSSES • 16 O.G, ENG'D. GIRDER TRUSS 2x4 VENTED 2 12 — 2x4 VENTED BLKG, BLKG, 5/4x8 FASCIA 5/6" TYPE "X" GYP, BD, 5/8" TYPE "X" 5/4x8 FASCIA GYP, BD. 2x4 STUDS • 16" O,G, 2x6 STUDS • 16" O,G, W/ 1/2" GYP, BOARD W/ 1/2" HIGH-DENSITY 2x4 STUDS w 16" O,C, EACH SIDE 2x6 STUDS • 16" O.C, OR 5/8" GYP, BD W/ I/2" GYP, BOARD 2x6 STUDS 0 16" O.C, 1/2" GYP. BD, (TYP,) • GARAGE SIDE EACH SIDE 3/4 T E G PLYWD (VERIFY) 1/2" GYP. BD. (TYP.) SURFER, ON 2x12 FLR. JS7S, 2x12 BLKG, (TYP:) 4" GONG, SLAB PER FDN, 3/4" T < G PLYWD (VERIFY) 6 16 O,C, PLAN TO SLOPE 1/8" PLF. SUBFLR. ON 2x12 FLR. JSTS, TOWARD GARAGE DOOR a 16" O,G. P.T. 2x6 MUD SILL °111-111=111-11� 111=11�111==11� CONC. FDN, WALL 111=1�111=11 ° ° ° PER FDN, PLAN 6 MIL, VAPOR BARRIER p' 111-u�1ll_u1� 1/2" GYP. BD, 1/2" BLANK PANEL oQ �o THROUGH-OUT CRAWL SPACE SOFFIT (VERIFY) 4" PERFORATED 2x6 SCUDS 'm 16" O,G, ° ° III=-11�111-11� 11�11�111=11 p, 2x4 STUDS g 16" O,C, DRAIN W/ 1/2 GYP, BOARD CONIC, FTC, PER EACH SIDE ° FDN. PLAN ° 111=Ilf_i11='=11 p' �� p' 111=111=►11==111= 2x6 FURRING 16 O,C, 5U[LDINCF SECTION STU[)Y/ fR ,0 4" CONC, SLAB PER W/ 1/2" GYP. BD, 4 CONC, FDN, WALL p' FDN, PLAN WDWD, GAP p' PER FDN, PLAN SCALE: 1/4" = 1'-0" .a 4" PERFORATED ° 111=11F 111=11 III'III�III=11� ° DRAIN CONG, FTG. PER FDN. PLAN 5UILDING SECTION a GREAT RM./FAMILY IR I./5DR iS. SCALE: 1/4" = 1'-0" 1/2" PLYWD. OR l/16" OSB 12 ON ENG'D. MONO-TRUSSES Q 4 • 16" O.G. ENG'D. TRUSSES PER 2x NAILER ROOF FRAMING PLAN 2x4 VENTED BLKG. 6x10 HF*2 BEAM _ FASCIA 2xIO NAILER (BEYOND) BLANK PANEL SOFFIT P.T. 6x6 POST P.T. 6x6 POST PER BUILDER I I WRAPPED PER (BEYOND) 6 BUILDER x10 BEAM (BEYOND) � � 2" ALUM. RAILING W/ 16" x 16" MASTIC- 2x6 LEDGER 1 I TEMP. GLASS INSERTS APPLIED STONE 2x4 0 16" O,C, (VERIFY W/ BLDR,) I I COLUMN 2x6 LEDGER STAIRS IN 5/4 x 4 DECKING PER I I 4" CONC, SLAB 2x12 JOIST FOREGROUND BLDR. ON P.T. 2x8 1 I PER FDN. PLAN DECK JOISTS 0 16" O,C, 2x6 FURRING DECK TRIM PER ° -- 2x4 LANDING JOIST 2x8 LEDGER BUILDER 'c 1► o° o • 16" O,C, P.T. 6x12 DF-L"2 BEAM ° IIF-IIt�l�ll ° 2x4 LEDGER P.T. 6x6 POST 2" FORMED 4 0 (BEYOND) HANDRAIL o 2x BLOCKING 4" CONIC, SEAR q 2x6 LEDGER PER FDN. PLAN 5UILDING SECTION a FRONT PORCH LARRABEE m : (3)2x12 STRINGERS 1s" x 18" x 1'-0" LOWER LEVEL 2x4 THRUST CONIC, FTG, SCALE: 1/4" = V-O"" BLOCK 2x4 STUDS • 16 O,C, p' 11=RiE40`II� II�J1�11=11 ° III=U�iil'II� _ — p, 111=II�111=11�, 11=11 111=11 BUILDING SECTIONS TI A ATIO COASTAL 2 STAIiR 1�ETA1L �31,�I�..1�INC� SECTION �G CMG/� C ICE �' SCALE: 1/4" " SCALE: 1/4" = V-O" Job No: LARRABEE LOWER LEVEL DESIGNED: LG DRAWN: J R DATE: 3/30/2017 SHEET A5m 1 WA LANDED GENTRY HOMES AND COMMUNITIES REVISIONS BY: SIDING PER ELEVATION JR WALL SHEATHING HEADER SEE STRUC. CAULKING R-10 INSULATION METAL'Z'FLASHING VINYL WINDOW FRAME 2X6 WINDOW TRIM WINDOW FLANG WINDOW FLANGE 5/4"WINDOW TRIM @ FRONT& Ix BACK ELEVATIONS ONLY(VERIFY) VINYL WINDOW FRAME O WALL SHEATHING STUD WALL SIDING OR BATTS lu u WINDOW HEADER WINDOW SILL „ _ „ SCALE 3" = 1'-0" )—SCALE 3 - 1 -0 COMPOSITION ROOFING (VERIFY TYPE W/ BUILDER) ON (2) LAYERS SO* FELT PER ELEVATIONS 12 (OR EQ.) ON 1/2" PLYWD. OR -1/16" 085 AND/OR SECTIONS SHEATHING (VERIFY) ON ENGINEERED ENGINEERED TRUSSES 0 24" O.C. TRUSSES 0 24" O.C. 5/4x6 5152E PRIMED SPRUCE WINDOW WEATHER STRIPPING FASCIA (VERIFY W/ BUILDER) 5/8" TYPE "X" GYP. BOARD 1. INSTALL BUILDING WRAP PER MANUFACTURERS INSTRUCTIONS WRAPPING INTO OPENING. 2x4 VENTED BLOCKING 2. INSTALL 6"SELF ADHESIVE FLASHING TAPE AT SILL BENDING INTO OPENING 2-1/2"OVER 450 BOTTOM CORNER PIECES OR PLASTIC CORNERS. (2)2x6 TOP PLATE 3. INSTALL WINDOW PER MANUFACTURERS RECOMMENDATIONS&BEDDED IN CAULK. 2x(o STUDB 'm I&" O.G. 4. INSTALL 4"WIDE SELF ADHESIVE FLASHING TAPE 1/2" GYP, BOARD OVER JAMB FLANGE EXTENDING PAST HEAD MIN. 2 1/2"&OVER SILL TAPE. SIDING PER ELEVATIONS ON 1/2" 5. INSTALL 4"WIDE SELF ADHESIVE FLASHING TAPE SHEATHING (VERIFY W/ BUILDER) OVER HEAD FLANGE LAPPING OVER JAMB TAPES. 6. INSTALL WALL BATTS OR SIDING AND WINDOW TRIM. INSTALL METAL"Z"FLASHING OVER TOP OF TRIM.' 7.CAULK BOTTOM,SIDE,&HEAD TRIM TO WINDOW FRAME AND SIDING. "FLASHING TO BE UNDER BUILDING PAPER CONTINUING 2x10 RIM JOIST (VERIFY W/ BUILDER) UPWARD. P.T. 2x& PLATE W/ 1/2" DIA. x 10" 2x& PLATE ANCHOR BOLT 4 3"x3"x1/4" PLATE 3/4" T 4 G SHEATHING (VERIFY) ON WASHER 48" O.G. 2x12 HF#2 FLOOR JOISTS , I6" O_C. 6" CONCRETE FOUNDATION WALL W/ (SEE SHEET A4.2) REBAR PER FDN. PLAN, R403.13.1 t IRG TABLES 404.1.20) - 404.1.2(8). FOR 4x8 NF+�2 BEAM ON 4x4 POST (4x6 FDN. WALLS TALLER THAN 48", USE 04 _ _ ;�, SPLICE) ON 90& FELT (OR SIM.) ON VERTICAL REBAR W/ 3" HOOK INTO PAD FTG, PER FOUNDATION PLAN �9 FOOTING 0 48" O.C. ,n 16" x 8" CONCRETE FOOTING W/ SEE REBAR PER FDN. PLAN t R403.1.3.1 FOR HEADER DETAILS 4" PERFORATED DRAIN IN " FREE-DRAINING GRAVEL BASE SEE A5.1 ? FOR HEADER DETAILS rn z TYPICAL WALL C>=T'AIL 0 CRAWLSPACE AREAS w SCALE: 1/2' = 1'-O" o Z z z ,L 3 . 0 SEE DETAIL •S ON SHEET A-2.2 FOR BASEMENT WALL DETAIL m 3 ID LARRABEE LOWER LEVEL (V f7 WALL DETAILS 9'-1 1/8" TYPICAL WALL 8'-1 1/8" TYPICAL WALL SCALE 1/2"=V-0" TYPICAL MAIN LEVEL SCALE llr=V-0" TYPICAL UPPER LEVEL JOB NO: LARRABEE LOWER LEVEL DESIGNED: LG DRAWN: JR,BJ DATE: 2/10/17 SHEET A�502 WA LANDED GENTRY HOMES AND COMMUNITIES REVISIONS BY: 12 DECORATIVE KNEE BRACE Q 4 COMPOSITION ROOFING (VERIFY 4 BRACING- PER BUILDER TYPE 4 COLOR W/ BUILDER) SHINGLE SIDING (VERIFY 5/4x8 PRIMED SPRUCE FASCIA TYPE W/ BUILDER) W/ 5" CONT, PAINTED METAL 5/4x8 PRIMED SPRUCE BARGE GUTTER (TYPICAL) BOARD W/ Ix4 TRIM im TOP EDGE 5/4x6 DOOR/WINDOW TRIM 2x10 TRIM BOARD W/ 1/2" TOP: 5/4x4 DOOR/WDW. CHAMFER im TOP EDGE B SIDES/BOTTOM (TYPICAL FRONT 4 BACK ELEVATIONS) 8 � � � � � � � P.T. 6x6 POST WRAPPED PER BUILDER Fl F Fl F] 11717 F1 n STONE VENEER (VERIFY TYPE LAP SIDING (VERIFY TYPE 4 EXPOSURE W/ BUILDER 4 LOCATION W/ BUILDER) 16" x 16" MASTIC-APPLIED Li Li Li Li 11-11 -- 1-1. STONE COLUMN HRONT ELEVATION SCALE: 1/4" = V-O" BUILDING HEIG WT _ _ _ _ - - _ _ - — - - - - - - - _ — _ - - BUILDING HEIGHT _— _ - - - — - MAIN FLOOR PLT, HGT_ - — — _ MAIN FLOOR PLT,-HGT.- - P.T. Li 6x6 POST (TYP,) ❑7 1 —LEl D1 a, Ell E ALUM, RAILING W/ TEMP. GLASS PANELS m N PER BUILDER A / - — _ MAIN FLOOR LEVEL At — MAIN FLOOR LEVEL _ LOWER FLOOR PLT, WGT, - - - - — — _ — — OPTIONAL DOOR GARAGE DOOR _ (VERIFY W/ BUILDER) EXISTING GRADE LINELi LARRAB E E _ - - - - _ — _-- - - - - - - - - - - - - -- - - - - - - - - - - -- - - - - - - - - - - -----AY?=49GFEXISTINGGRADE - - - - - - - - - LOWER LEVEL LOWER FLOOR LEVEL — — _ - - - - - - - - - - - - FRONT & LEFT _ _ - - - - - - - ELEVATIONS LEFT ELEVATION COASTAL 2 SCALE: 1/4" = V-O" JOB No: LARRABEE LOWER LEVEL DESIGNED: LG DRAWN: J R DATE: 3/31/2017 SHEET A601 WA LANDED GENTRY HOMES AND COMMUNITIES 12 4 2x6 TRIM BOARD W/ 1/2" CHAMFER TOP EDGE P.T. bx6 POST (TYP.) BACK ELEVATION SCALE: 1/4" = V-O" i 1 =LLt 4 LARRAB E E LOWER LEVEL BACK & RIGHT ELEVATIONS fRIGHT ELEVATION COASTAL 2 SCALE: 1/4" = 1'-0" JOB No: LARRABEE LOWER LEVEL DESIGNED: LG DRAWN: JR DATE: 3/31/2017 SHEET A602 WA PLUM5ING CCONT'1»: GENERAL NOTES : 108. HOSE BIBBS SHALL BE PROTECTED BY AN APPROVED NON-REMOVABLE TYPE BACKFLOW PREVENTION DEVICE /� /� l PER IRC CHAPTER 29 SITE PREPARATION: FRAMING l//+yO�T'�J� 109. ALL PLUMBING FIXTURES, INCLUDING TOILETS, SHALL BE CAULKED OR SEALED AT THEIR BASE [ UPC SEC. 40-1,2 ] 1. BEFORE STARTING ANY SITEWORK GALL 1-800-424-5555 TO HAVE UNDERGROUND UTILITIES LOCATED 53. JOISTS, RAFTERS AND TRUSSES MUST BE SUPPORTED TO PREVENT ROTATION BY INSTALLING SOLID BLOCKING AT EACH 110. ALL WATER LINES TO BE PROTECTED FROM FREEZING. IF WATER LINES ARE NOT LOCATED COMPLETELY BETWEEN L A N D E D G E N T R Y BEARING POINT OR AS REQ'D BY MANUFACTURER I IRC SEC. 502A I HEATED SPACE AND INSULATION PROVIDE MIN. R-3 INSULATION WHERE REQUIRED TO ASSURE PIPES ARE PROTEC- 2. ALL STUMPS AND ROOTS SHALL BE REMOVED FROM THE GROUND TO A DEPTH OF 12" IN THE AREA OCCUPIED BY THE TED FROM FREEZING HOMES AND COMMUNITIES BUILDING. NO EXCAVATED MATERIAL 15 TO BE USED FOR BACKFILL UNDER ANY CONCRETE WITHOUT APPROVAL OF THE 54. BEARING PARTITIONS PERPENDICULAR TO JOISTS MUST NOT BE OFFSET FROM SUPPORT BY MORE THAN THE DEPTH OF I /� BUILDING OFFICIAL. ALL FILL UNDER CONCRETE TO BE STRUCTURAL AND SHALL BE COMPACTED 70 9590 THE JOISTS. AT MINIMUM DOUBLE JOISTS ARE REQ'D UNDER PARALLEL BEARING PARTITIONS. JOISTS FRAMED INTO MECHANICAL: PER IRC 20S SIDES OF BEAMS MUST BE SUPPORTED BY JOIST HANGERS OR LEDGER STRIPS [ IRC SEC. 502.43 BEAMS AND JOISTS: 55, IN FLOOR CONSTRUCTION JOISTS AND BEAMS MUST HAVE NO LESS THAN 1 1/2" OF BEARING ON WOOD OR METAL AND NO 121, NO MECHANICAL SYSTEM OR EQUIPMENT REGULATED BY THIS CODE MAY BE CONNECTED TO FUEL SOURCE UNTIL LESS THAN 3" BEARING ON CONCRETE L IRC SEC. 502.E I APPROVED BY THE BUILDING OFFICIAL I IRC SEC. II1.1 / NFPA 541.1.1.1 I 21, DIMENSIONAL LUMBER TO BE HEM-FIR *2 TYP. (U,N.O.). UNLESS NOTED OTHERWISE USE 4x6 HF&2 HEADER IN EXTERIOR WALLS ABOVE DOORS AND WINDOWS (SEE DETAIL 'G' ON SHEET A5.1). NOTE, HEARTWOOD BEAMS ARE NOT TO BE USED 56. ALL PLYWOOD OR OSB SUBFLOORING IS TO I'SE GLUED TO THE SUPPORTING FRAMING MEMBERS. GLUE IS TO BE APPLIED 122. GAS PIPING SHALL BE TESTED AT A MINIMUM PRESSURE OF 3 PSI, GAUGES USED FOR TESTING MUST HAVE AN W/ 4x DEPTH. BEAMS AND HEADERS TO HAVE 1 1/2" MIN. BEARING TYP. U,N,O. BEAMS SHOWN ARE MINIMUM REQ'D OR IN STRICT CONFORMANCE WITH MANUFACTURERS DIRECTIONS UPPER RANGE OF NOT MORE THAN 5 TIMES THE TEST PRESSURE I IRC SEC. G2411.4.1 / NFPA 54 I BETTER-SIZE AND GRADE MAY 8E INCREASED PER BUILDER'S DISCRETION. CHANGES TO PLAN MADE DURING CON- ROO1= FRAMING:' 123. CLOTHES DRYER DUCTS SHALL BE CONSTRUCTED OF MINIMUM 0.016" THICK RIGID METAL HAVING SMOOTH INTER- LOCATION SHOULD BE VERIFIED W/ DESIGNER SINGE ALL STRUCTURAL MEMBERS ARE 81ZID FOR THEIR SPECIFIC IOR FINISHES WITH JOINTS RUNNING IN THE DIRECTION OF AIR FLOW. NO SCREWS SHALL BE USED. TRANSITION LOCATION ! LOADS DUCTS SHALL NOT BE CONCEALED WITHIN CONSTRUCTION AND BE NO MORE THAN 12" IN LENGTH. DUCT SIZE MIN, 22. WOOD JOISTS CLOSER THAN 18" OR WOOD BEAMS CLOSER THAN 12" TO THE GROUND MUST BE OF TREATED WOOD OR 61. PLYWOOD ROOF SHEATHING IF EXPOSED ON THE UNDERSIDE MUST BE EXTERIOR GRADE AND IDENTIFIED AS EXPOSURE 1 4" DIAMETER (OR AS REQ'D BY DRYER LISTING ! PER MANUFACTURER INSTALLATION INSTRUCTIONS). DUCT SHALL TERMINATE AT OUTSIDE OF BUILDING WITH TERMINATION PER DRYER MFR. SPECIFICATIONS. TERMINATE MIN. 3 FEET WOOD OF NATURAL RESISTANCE TO DECAY [ IRG SEC, 311,1 ] [ IRG SEC. 803.2.1.1 ] FROM ANY OPENINGS INTO BUILDING. DUCT SHALL HAVE BACKDRAFT DAMPER AND SHALL NOT BE SCREENED. 23, ALL WOOD IN CONTACT WITH CONCRETE, MASONRY OR EARTH MUST BE PRESSURE-TREATED WOOD OR FOUNDATION- 62. ENCLOSED ATTIC t RAFTER SPACES MUST HAVE CROSS-VENTILATION FOR EACH SEPARATE SPACE BY VENT OPENINGS MAXMMIM DUCT LENGTH SHALL BE 35 FEET AND SHALL BE REDUCED IN ACCORDANCE WITH IRC TABLE G2439.1.4.1. GRADE CEDAR OR REDWOOD AND MARKED BY AN APPROVED AGENCY. CUT ENDS OF TREATED POSTS MUST BE PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. THE TOTAL NET FREE VENTILATING AREA SHALL NOT BE LESS DRYER EXHAUST SYSTEMS SHALL BE INDEPENDENT OF OTHER SYSTEMS RE-TREATED OR BE PROVIDED WITH PROTECTION FROM CONTACT WITH CONCRETE I IRC SEC, 31-1.1 I THAN 1/150 OF THE AREA OF THE SPACE VENTILATED EXCEPT THAT REDUCTION OF THE TOTAL AREA TO 1/300 IS PER- 124. WHOLE-HOUSE EXHAUST FAN (IF REQUIRED) TO HAVE A SONS RATING OF 1.5 OR LESS t SE WIRED TO A TIMER OR MIED PROVIDED THAT AT LEAST 40% AND NOT MORE THAN 50% OF THE REQ'D VENTILATING AREA 18 PROVIDED BY DEHUMIDISTAT, VERIFY PROPER INSTALLATION OF BAFFLES TO MAINTAIN REQUIRED VENT OPENINGS IN CEILING, IF 24, PRESSURE-TREATED WOOD SHALL BE USED FOR THOSE PORTIONS OF WOOD MEMBERS WHICH FORM THE STRUCTURAL VENTILATORS LOCATED IN THE UPPER PORTION OF THE SPACE TO BE VENTILATED AT LEAST 3 FEET ASV. THE EAVE OR SUPPORT OF BUILDINGS, BALCONIES, PORCHES, ETC, WHEN SUCH MEMBERS ARE EXPOSED TO THE WEATHER WITHOUT CORNICE VENTS [ IRC SEC, 806.2 L THE OPENINGS MUST BE COVERED WITH A CORROSION-RESISTANT 1/4" MESH SCREEN FRESH AIR SYSTEM IS INSTALLED CONNECT TO RETURN AIR WITHIN FOUR FEET OF THE AIR HANDLING UNIT. PROVIDE ADEQUATE PROTECTION FROM A ROOF, EAVE, OVERHANG OR OTHER COVERING, SUCH MEMBERS MAY INCLUDE OUTDOOR INTAKE DUCT WITH DAMPER t0 LIMIT AIR FLOW TO 145 CFM UNDER NORMAL OPERATING CONDITIONS. BEAMS, JOISTS ! DECKING, POSTS, POLES ! COLUMNS I IRC SEC, 311.1,3 I 63. AN INSULATION DAM MUST BE PROVIDED AT THE ATTIC ACCESS OPNG. WHEN USING BLOWN-IN INSULATION UNDERCUT INTERIOR DOORS TO ALLOW AIR MOVEMENT 25. ENDS OF BEAMS ENTERING CONCRETE OR MASONRY WALLS SHALL BE PROVIDED WITH A MINIMUM AIR SPACE OF 1/2" 64. TRUSSES MUST BE DESIGNED BY A REGISTERED DESIGN PROFESSIONAL IN ACCORDANCE WITH ANSI/TPI I STANDARDS 125. EXHAUST FAN LOCATIONS t SIZES REQUIRED TO COMPLY WITH THE WASHINGTON STATE VENTILATION ! INDOOR AIR AT TOPS, SIDES AND ENDS I IRC SEC. 311.1 I I IRC SEC. 802,10.2 I QUALITY (VIAQ) CODE ARE AS FOLLOWS: KITCHEN: 100 CFM (RANGE HOOD ACCEPTABLE) 26, STRUCTURAL EXTERIOR POSTS, BEAMS, JOISTS AND DECKING TO BE CEDAR OR TREATED MATERIAL I IRC SEC, 311 I 65. TRUSS BRACING MUST BE PROVIDED TO PREVENT LATERAL ROTATION AND PROVIDE LATERAL STABILITY IN ACCOR- LAUNDRY: 50 CFM MIN, DANCE WITH THE INDIVIDUAL TRUSS DESIGN DRAWINGS I IRC SEC, 802.10,3 I BATHROOMS: 50 CFM MIN, 21, FASTENERS FOR PRESSURE-TREATED AND FIRE-RETARDANT WOOD MUST BE OF HOT-DIPPED GALVANIZED STEEL, STAIN- NOTE: ALL EXHAUST FANS ON 20-MINUTE TIMER. EXHAUST FANS TO VENT TO OUTSIDE AIR NO CLOSER THAN 3 FEET LESS STEEL OR COPPER (EXCEPTION: 1/2" DIA, OR GREATER STEEL BOLTS) I IRC SEC, 311.3,1 I 66. TRUSS MEMBERS MUST NOT BE CUT, NOTCHED DRILLED, SPLICED OR OTHERWISE ALTERED IN ANY WAY WITHOUT THE FROM ANY OPENING APPROVAL OF A REGISTERED DESIGN PROFESSIONAL. ALTERATIONS RESULTING IN THE ADDITION OF LOADS THAT 126. ALL GAS COMBUSTION APPLIANCES (EXCEPT KITCHEN RANGE t CLOTHES DRYER) TO HAVE COMBUSTION AIR DUCTED 28, PORTIONS OF GLUE-LAMINATED TIMBERS THAT FORM THE STRUCTURAL SUPPORTS OF A BUILDING OR OTHER STRUCTURE EXCEED THE DESIGN LOAD FOR THE TRUSS WALL NOT BE PERMITTED WITHOUT VERIFICATION THAT THE TRUSS IS CAPA- AND ARE EXPOSED TO THE WEATHER AND NOT PROPERLY PROTECTED BY A ROOF, EAVE OR SIMILAR COVERING BLE OF SUPPORTING SUCH ADDITIONAL LOADING L IRC SEC, 802.10,4 I DIRECTLY t0 THEM SHALL BE PRESSURE-TREATED WITH PRESERVATIVE OR BE MANUFACTURED FROM NATURAL DURABLE WOOD I IRC SEC. /� 31111.51 61. TRUSS BOTTOM CHORDS SHALL BE DESIGNED FOR LOAD WHERE CONDITIONS IN TABLE R-101.5 ARE PRESENT (TRUSS WASHINGTON STATE ENERGY CODE COMPLIANCE: WALL /� ENGINEER AND/OR MANUFACTURER TO VERIFY) W ALL FRAMING: (IN GENERAL MIN. REQ'MENTS PER IRC CHAPTER 6, AS DEFINED HEREIN OR SHOWN ON DRAWINGS) 131, COMPLIANCE DATA FOR THE 2015 WASHINGTON STATE ENERGY CODE (IRC CHAPTER 11) IS AS FOLLOWS: 31. FRAME MAIN FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS a 16" O.C. TYPICAL. FRAME UPPER FLOOR EXTERIOR WALLS EXTERIOR SWELL: FLOOR: R-30 WALLS: R-21 W/ 92 5/8" 2x6 STUDS + 16" O.G. TYP. (VERIFY EXTERIOR SHEATHING TYPE W/ BUILDER), FRAME MAIN FLOOR INTERIOR LING: R-49 1R-38 ALLOWED IF INSULATION DEPTH MAINTAINED t0 OUTSIDE FACE OF EXTERIOR WALL) CEILING: FLAT WALLS W/ 104 5/8" 2x STUDS (PER PLAN) + I6" O.C. W/ 1/2" GYPSUM WALLBOARD BOTH SIDES TYPICAL UNLESS NOTED 11, FLASH AND COUNTER-FLASH ALL EXTERIOR OPENINGS AS REQUIRED TO MAKE THEM WEATHERPROOF. INSTALLATION FATVAULTEDCEILING: R-38 OTHERWISE BY BUILDER. FRAME UPPER FLOOR INTERIOR WALLS W/ 92 5/8" 2x4 STUDS 0 W' O.G. W/ 1/2" GWB BOTH SIDES INSTRUCTIONS SHALL BE PROVIDED FOR EACH WINDOW BY THE MANUFACTURER DOORS: U=,200 MAXIMUM (VERIFY WEATHERSTRIP IS INSTALLED) TYP. (U.N.O.). FRAME GARAGE WALLS W/ 104 5/8" 2x STUDS (PER PLAN) a 16" O.C. ANGLED WALLS TO BE 45 DEGREES WINDOWS: U=,400 MAX. TYP. UNLESS NOTED OTHERWISE 12, ALL EXTERIOR TRIM AND SIDING JOINTS TO BE AS SHOWN ON THE ELEVATIONS. WHERE TWO BOARDS BUTT ENE TO END, SKYLIGHTS: U=,550 MAX. SIDING OR TRIM PROVIDE A 15-DEGREE (MINIMUM) BEVEL ON ENDS OF JOINING BOARDS. FLASH CONTINUOUS ABOVE 32. STUDS PARTITIONS CONTAINING PLUMBING, HEATING OR OTHER PIPES SHALL BE SO FRAMED AND THE JOIST BELOW SO ALL PROJECTING WOOD TRIM [ IRC SEC, 103 I WATER LINES IN UNHEATED AREAS TO BE INSULATED TO R-3. HEAT DUCTS TO BE R-8 MIN, t EXHAUST DUCTS MIN. R-4 SPACED AS TO GIVE PROPER CLEARANCE FOR THE PIPING. WHERE A PARTITION CONTAINING SUCH PIPING RUNS (SEAL JOINTS, CORNERS AND BOOTS). VERIFY INSULATION IS INSTALLED BEHIND PARTITIONS, IN CORNERS, FITTED AROUND WIRING ! PIPES AND IN SPACES BEHIND BATHTUBS t SHOWERS, INSULATE ALL ACCESS DOORS/HATCHES TO PARALLEL TO THE FLOOR JOISTS THE JOISTS UNDERNEATH SUCH PARTITION SHALL BE DOUBLED AND SPACED t0 PERMIT SAFETY: CRAWLSPAGES/ATTICS TO THE EQUIVALENT RATING OF THE INSULATED FLOOR, WALL OR CEILING THROUGH WHICH THEY PASSAGE OF SUCH PIPES AND SHALL BE BRIDGED. WHERE PLUMBING, HEATING OR OTHER PIPES ARE PLACED IN OR PENETRATE t INSTALL WEATHERSTRIP TO MINIMIZE AIR LEAKAGE. SEAL OPENINGS AROUND INTERIOR PLUMBING PIPES PARTLY IN A PARTITION NECESSITATING THE GUTTING OF SOLES OR PLATES A METAL TIE NOT LESS THAN 1/8 THICK t ® EXTERIOR WALLS. REFER TO 2015 WSEC CHAPTER 4 ! IRC CHAPTER 11 FOR VERIFICATION OF INSULATION VALUES 1 1/2" WIDE SHALL BE FASTENED TO THE PLATE ACROSS AND TO EACH SIDE OF THE OPENING WITH NOT LESS THAN (8)166 81. EVERY DWELLING MUST HAVE ITS ADDRESS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET I IRC SEC. 319.1 I (CHECK WITH BUILDING DEPARTMENT OF JURISDICTION FOR ADDITIONAL INSULATION REQUIREMENTS THAT EXCEED THE NAILS EA. SIDE [ R602.6.1 ] 2015 WSEC) 82, EVERY BASEMENT, HABITABLE ATTIC AND EVERY SLEEPING ROOM MUST HAVE AT LEAST ONE OPERABLE WINDOW 33. DOORS THAT ARE NOT DIMENSIONED TO HAVE TWO STUDS (311) BETWEEN R.O. AND NEAREST WALL OR EXTERIOR DOOR APPROVED FOR EMERGENCY EGRESS OR RESCUE. WINDOWS MUST HAVE A MIN. NET CLEAR OPENING OF 5.1 SQUARE FEET (5.0 S.F. IF LOCATED ON GRADE FLOOR), A MIN. NET FREE OPENING HEIGHT OF 24" 132, INSULATION TO FILL ALL EXTERIOR WALL CAVITIES-DO NOT COMPRESS( CUT TO FIT AROUND PIPES, WIRES t OUTLET 34, INSTALL 2x6 BACKING FOR TOWEL BARS BETWEEN STUDS CENTERED 48" A.F.F. AND A MIN, NET CLEAR OPENING WIDTH OF 20 INCHES. FINISHED SILL HEIGHT MAY NOT BE MORE THAN 44" ABV. BOXES- RECESSED FIXTURES IN EXTERIOR WALLS t0 HAVE MIN. R-5 INSULATION BEHIND THEM THE FLOOR. ESCAPE WINDOWS SHALL BE OPERABLE FROM THE INSIDE WITHOUT THE USE OF KEYS, TOOLS OR 133. BLOWN-IN ATTIC INSULATION TO BE INSTALLED IN STRICT CONFORMANCE WITH MANUFACTURER'S RECOMMENDATIONS FOR 35. CRIPPLE WALLS MUST BE FRAMED OF STUDS NOT LESS IN SIZE THAN THE STUDDING ABOVE. WHEN EXCEEDING 4 FEET IN SPECIAL KNOWLEDGE L IRC SEC. 310 ] SUCH WALLS MUST 8E FRAMED OF STUDS HAVING THE SIZE REQ'D FOR AN ADDITIONAL STORY, CRIPPLE WALLS DENSITY ! COVERAGE. PROVIDE VENTILATION BAFFLES IN ATTIC WHERE REQ'D TO MAINTAIN 1" AIR SPACE, BAFFLE TO HEIGHT LESS THAN 14" HIGH MUST BE SHEATHED ON A7 LEAST ONE SIDE AND FASTENED TO TOP AND BOTTOM PLATES E THE 83, ATTIC ACCESS TO BE MINIMUM 22"x30", BE READILY ACCESSIBLE AND MUST HAVE 30" UNOBSTRUCTED HEADROOM EXTEND 6" VERTICALLY ABOVE THE BATTS AND 12" VERTICALLY ABV, LOOSE-FILL INSULATION, PROTECT ALL FOAM CRIPPLE WALL WILL HAVE SOLID BLOCKING. CRIPPLE WALLS MUST BE BRACED WITH 15% MORE BRACING THAN AS REQ'D ABOVE I IRC SEC. 801 I INSULATION WITH METAL, PLASTIC OR PARGING AT BELOW-GRADE CONDITIONS t WHERE ]EXPOSED ABV. GRADE TO PRE- FOR THE WALL ABOVE, WITH WALL PANEL SPACING NOT MORE THAN 14 FEET [ IRC SECTIONS 602.9 AND 602.10.11,1 ] VENT DAMAGE 84. WHEN WORK IS PERFORMED THAT REQUIRES A PERMIT OR WHEN A SLEEPING ROOM IS CREATED THE ENTIRE BUILDING 134, A ONE-PERM (OR LESS) VAPOR RETARDER (KRAFT PAPER, PVA PAINT, ETC.) IS TO BE INSTALLED ON THE WARM SIDE 3ro. WOOD COLUMNS MUST BE RESTRAINED TO PREVENT LATERAL DISPLACEMENT I IRC SEC. 401.3 I MUST BE PROVIDED WITH SMOKE ALARMS. A SMOKE ALARM MUST SE INSTALLED IN EACH SLEEPING ROOM AND OF THE INSULATION OUTSIDE THE SLEEPING ROOM IN THE IMMEDIATE VICINITY. THERE MUST BE AT LEAST ONE SMOKE ALARM ON EVERY 31. ALL TRIMMERS AND HEADERS FRAMING AN OPENING SHALL BE PER IRC TABLES R602.10) AND R602.1(2) OR AT THE MIN, FLOOR LEVEL. ALL SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACKUP AND BE INTERCONNECTED. ALL SHALL BE DOUBLED OR LUMBER OF EQUIVALENT CROSS-SECTION AND EA. END SUPPORTED WITH PROPER-SIZED FRAMING ALARMS SHALL BE LISTED IN ACCORDANCE WITH UL 211 AND HOUSEHOLD FIRE WARNING EQUIPMENT PROVISIONS OF 135. ALL RECESSED LIGHT FIXTURES IN THE THERMAL ENVELOPE TO BE CERTIFIED UNDER ASTM E-283 AND SO LABELED OR ANCHORS UNLESS ADEQUATE BEARING PROVIDED THROUGH OTHER MEANS NFPA 12 L IRC SEC. 314 ] SEAL AROUND THE EXTERIOR IN AN APPROVED MANNER 70 BE AIR-TIGHT 38. PLACE A VAPOR BARRIER OF TYVEK (OR EQUAL) OVER ALL EXTERIOR WALLS I IRC SEC, 103,21 85, FOR NEW CONSTRUCTION AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED OUTSIDE EACH SEPARATE 136. SOLE PLATE IS TO BE CAULKED OR GLUED TO FLOOR. RIM JOIST BTWN, STORIES TO BE CAULKED/SEALED. ALL HOLES SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS IN DWELLING UNITS WITHIN WHICH FUEL-FIRED APPLIANCES IN BUILDING ENVELOPE TO BE CAULKED/SEALED INCLUDING BUT NOT LIMITED TO ELECTRICAL, PLUMBING t HVAC PENE- 39. WOOD STUD WALLS MUST BE CAPPED WITH A DOUBLE TOP PLATE INSTALL TO PROVIDE OVERLAPPING AT CORNERS AND ARE INSTALLED AND IN DWELLING UNITS THAT HAVE ATTACHED GARAGES I IRC SEC, 315 I TRATIONS. OUTLETS, SWITCH BOXES AND RECESSED FIXTURES ON EXTERIOR WALLS OR CEILINGS ARE TO SE CAULKED/ INTERSECTIONS WITH BEARING PARTITIONS, END JOINTS MUST BE OFFSET At LEAST 24 INCHES I IRC SEC, 602.3.2 L SINGLE SEALED WITH APPROVED SEALANT OR HAVE FOAM FACE GASKETS INSTALLED, ALL RECESSED LIGHTS TO BE IC RATED, TOP-PLATE CONSTRUCTION IS N07 TO BE USED ON THIS PROJECT 86, PORCHES, BALCONIES, RAMPS OR RAISED FLOOR SURFACES LOCATED MORE THAN 30 ABOVE THE FLOOR OR GRADE AIR TIGHT t SEALED TO SURROUNDING GWB. ROUGH OPENING AROUND ALL WINDOWS t DOORS TO BE SEALED/CAULKED BELOW SHALL HAVE GUARDS NOT LESS THAN 36" IN HEIGHT, OPEN SIDES OF STAIRS WITH A TOTAL RISE OF MORE THAN „ 131, THE BUILDING OR DWELLING UNIT SHALL BE TESTED t VERIFIED AS HAYING AN AIR LEAKAGE RATE OF NOT EXCEEDING 40, ANY STUD IN AN EXTERIOR WALL OR BEARING PARTITION MAY BE CUT OR NOTCHED TO A DEPTH NOT TO EXCEED 25% 30 ABV. THE FLOOR OR GRADE BELOW SHALL HAVE GUARDS NOT LESS THAN 34 IN HEIGHT MEASURED ABOVE THE OF ITS WIDTH. STUDS IN NON-BEARING PARTITIONS MAY BE NOTCHED TO A DEPTH (NOT TO EXCEED 40% OF A SINGLE NOSING OF THE TREADS. GUARDS SHALL HAVE INTERMEDIATE RAILS OR ORNAMENTAL CLOSURES THAT DO NOT ALLOW AIR CHANGES PER HOUR. TESTING SHALL CONDUCTED WITH A BLOWER DOOR AT A PRESSURE OF INCHES W.G. STUD WIDTH. ANY STUD MAY BE BORED OR DRILLED PROVIDED THAT THE DIAMETER OF THE RESULTING HOLE IS NO A SPHERE 4" IN DIAMETER t0 PASS [ IRC SEC, 312.1 ] (50 PASCALS). WHERE REQUIRED BY THE CODE OFFICIAL, TESTING SHALL BE CONDUCTED BY AN APPROVED ED THIRD H GREATER THAN 40% OF THE SCUD WIDTH, THE EDGE OF THE HOLE IS NO CLOSER THAN 5/8 INCH TO THE EDGE OF THE PARTY. A WRITTEN REPORT OF THE RESULTS OF THE TEST SHALL BE SIGNED BY THE PARTY CONDUCTING THE TEST AND STUD AND THE HOLE IS NOT LOCATED IN THE SAME SECTION AS A CUT OR NOTCH I IRC FIGURES R602,60) ! R602.6(2) I 81. INSTALL 1/2" GYPSUM WALLBOARD (MIN.) AT GARAGE/HOUSE WALL AND GARAGE BEARING WALLS. INSTALL 5/8" TYPE-X PROVIDED TO THE CODE OFFICIAL. TESTING SHALL BE PREFORMED AT ANY TIME AFTER CREATION OF ALL PENETRATIONS TOP PLATES IF NOTCHED OR DRILLED TO MORE THAN 50% OF THEIR WIDTH SHALL HAVE A 16-GAUGE METAL TIE 1 1/2 GYPSUM WALLBOARD AT GARAGE CEILING TYPICAL. INSTALL 20-MINUTE RATED DOOR BETWEEN H AT THE HOUSE AND GARAGE OF THE BUILDING THERMAL ENVELOPE. ONCE VISUAL INSPECTION HAS CONFIRMED SEALING (SEE WSEC TABLE .1,1), OPERABLE WINDOWS ! DOORS MANUFACTURED BY SMALL BUSINESS SHALL BE PERMITTED TO BE SEALED OFF At THE IN WIDTH INSTALLED PER IRC FIGURE Rro02.6,I [ IRC SEC, 302.E I NOTE: SELF-CLOSING HARDWARE REQ'D BY CODE FRAME PRIOR TO THE TEST I WSEC R402.4.1.2 I EXCEPTIONS: A. A STUD MAY BE BORED TO A DIAMETER NOT EXCEEDING 50% OF ITS WIDTH PROVIDED THAT SUCH STUDS LOCATED 88. THE FLOOR SURFACE IN A GARAGE SHALL BE NON-COMBUSTIBLE AND SLOPED TOWARD THE MAIN VEHICLE ENTRY DOOR- /� EXTERIOR WALLS OR BEARING PARTITIONS ARE DOUBLED AND THAT NOT MORE THAN TWO SUCCESSIVE STUDS ARE WAY [ IRC SEC, 309.1 L AUTOMATIC GARAGE DOOR OPENERS SHALL BE LISTED IN ACCORDANCE WITH UL 325 [ IRC SEC. A55RE Y IATIONS BORED 309,4 I S. APPROVED STUD SHOES MAY BE USED WHEN INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S SPECIFICATIONS L IRC SEC. 602.E l �� Be. BATHTUB AND SHOWER FLOORS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS AND IN SHOWER COMPART- At EL. ELEVATION MAX. MAXIMUM SW SINGLE-HUNG PROVIDE METAL NAIL PLATES IN ALL LOCATIONS WHERE PLUMBING OR WIRING COMES WITHIN 1 OF THE EDGE OF ANY STUD MENTS SHALL BE FINISHED WITH A NON-ABSORBENT SURFACE TO EXTEND TO A HEIGHT NOT LESS THAN 12" ABOVE THE A.S. ANCHOR BOLL ELEC, ELECTRICAL M.B. MACHINE BOLT (WINDOW) FLOOR [ IRC SEC. 301 ] ADD. ADDITION ELEV. ELEVATOR MECH. MECHANICAL SWWR, SHOWER 41. FIRE BLOCKING SHALL BE PROVIDED TO GUT-OFF CONGEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND TO ADJ. ADJUSTABLE ENG'R ENGINEERING) MEMB. MEMBRANE SHTH'G SHEATHING FORM AN EFFECTIVE FIRE BARRIER BETWEEN STORIES AND BETWEEN A TOP-STORY AND THE ROOF SPACE I IRC SEC. 302,11 I SO, FURNACE SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S INSTALLATION INSTRUCTIONS AND THE REQUIRE- A,F.F. ABOVE FINISH FLOOR EQ. EQUAL MICRO. MICROWAVE SIM. SIMILAR INSTALL FIRE BLOCKING At: MENTS OF IRC CHAPTERS 13 THROUGH 20 t CHAPTER 24. IF LOCATED IN GARAGE FURNACE AND HOT WATER TANK SHALL ALT, ALTERNATE EQUIP. EQUIPMENT MIN, MINIMUM SPEC. SPECIFICATION A, IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS INCLUDING FURRED SPACES t PARALLEL ROW OF STUDS OR BE ELEVATED SO THAT PILOTS, BURNERS, HEATING ELEMENTS AND SWITCHES ARE MIN. 18" ABOVE GARAGE SLAB. STRAP ALUM. ALUMINUM EXP, JT. EXPANSION JOINT MTL. METAL SQ, SQUARE STAGGERED-STUDS AS FOLLOWS: HWT TO WALL I IRC SEC. M1301,3 I PROVIDE OVERFLOW PAN ! PIPING AND INSTALL TEMPERATURE t PRESSURE RELIEF SA, BATH EXIST, EXISTING N.I.C. NOT IN CONTRACT S.S, STAINLESS STEEL a. VERTICALLY AT THE CEILING AND FLOOR LEVELS VALVE (W/ PIPE TO EXTERIOR TERMINATION) PER IRC CHAPTER 28. VERIFY PROTECTION FROM IMPACT BY AUTOS SDRM. BEDROOM EXT, EXTERIOR N,7.S. NOT TO SCALE STD. STANDARD b. HORIZONTALLY At INTERVALS NOT TO EXCEED 10 FEET; BLDG. BUILDING F,D, FLOOR DRAIN O.C. ON CENTER STL. STEEL B, At ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS OCCUR AT SOFFITS, I BLKG, BLOCKING FIN. FINISH ODWH ON-DEMAND WATER STOR. STORAGE LARRAB E E DROP CEILINGS AND COVE CEILINGS; PLUMS I NCB, B.O. BY OWNER F,F, FINISHED FLOOR HEATER STRUCT. STRUCTURAL C. IN CONCEALED SPACES BETWEEN STAIR STRINGERS A7 THE TOP AND BOTTOM OF THE RUN; BOT, BOTTOM FLR, FLOOR O.F,C,I, OWNER TO FURNISH, SUSP, SUSPENDED LOWER LEVEL D. AT OPENINGS AROUND VENTS, PIPES AND DUCTS AT THE CEILING AND FLOOR LEVEL WITH AN APPROVED MATERIAL TO SWP BRACED WALL PANEL FDN, FOUNDATION CONTRACTOR INSTALL T ! G TONGUE t GROOVE RESIST THE FREE-PASSAGE OF FLAME AND PRODUCTS OF COMBUSTION; 101. NO PLUMBING OR DRAINAGE SYSTEM OR BUILDING SEWER MAY BE COVERED, CONCEALED OR PUT INTO USE UNTIL IT HAS GAB. CABINET F.O.G. FACE OF CONCRETE OH, OVERHANG TEMP. TEMPERED E. FOR SITE-BUILT CHIMNEYS AND FIREPLACES, FIRE BLOCKING MUST BE A MIN, OF 1" THICK AND SUPPORTED ON METAL BEEN TESTED, INSPECTED AND APPROVED I UPC SEC, 103.51113 I CSMT. CASEMENT (WINDOW) F,O,S, FACE OF STUDS O.H. OVERHEAD THK, THICKNESS STRIPS OR METAL LATH; q CENTERLINE FT. FOOT OR FEET OPNG. OPENING T,O, TOP OF F. FIRE BLOCKING OF CORNICES OF A TWO-FAMILY DWELLING IS REQ'D At THE LINE OF DWELLING SEPARATION 102. PLUMBING SUPPLY PIPING SHALL BE TESTED WITH WORKING WATER PRESSURE OR, EXCEPT PLASTIC PIPING, 50 PSI AT CLKG. CAULKING F,E, FIRE EXTINGUISHER OPT, OPTIONAL TV TELEVISION PRESSURE [ UPC SEC. 609.4 I CLO. CLOSET FRPLC. FIREPLACE PH PHONE TYP, TYPICAL 42, FIELD-GUT NOTCHES, ENDS AND DRILLED HOLES OF PRESERVATIVE TREATED WOOD SHALL BE TREATED IN FIELD IN ACCORD- CMU CONC. MASONRY UNIT FURN. FURNACE PIC PICTURE (FIX® WDW.) UvN,O. UNLESS NOTED GENERAL NOTES ANCE WITH AWPA M4 I IRC SEC. 3111.1 I 103, PLUMBING DRAINS SHALL BE TESTED WITH WATER FILLED TO THE HIGHEST VENT IN THE SYSTEM OR 5 PSI AIR PRESSURE COL. COLUMN GA. GAUGE P,I,P. CONC. POURED-IN-PLACE OTHERWISE [ UPC SEC. 112.2.3 I CONC, CONCRETE GALV. GALVANIZED CONCRETE V.T.O. VENT TO OUTSIDE CONS7. CONSTRUCTION G,B, GRAB BAR P. LAM PLASTIC LAMINATE VERT. VERTICAL 104, ALL PIPING PASSING UNDER OR THROUGH WALL SHALL BE PROTECTED FROM BREAKAGE. APPROVED PROVISIONS CONT. CONTINUOUS GLU-LAM GLUE-LAMINATED PLAS, PLASTIC VEST, VESTIBULE FLOOR FRAMING: SHALL BE MADE FOR EXPANSION OF HOT WATER PIPING, VOIDS AROUND PIPING PASSING THROUGH CONCRETE FLOORS CPT, CARPET GR. GRADE PLWD. PLYWOOD \WIN, VINYL ON THE GROUND SHALL BE APPROPRIATELY SEALED I UPC SEC. 313.1 I C.T. CERAMIC TILE GWB GYPSUM WALLBOARD PR. PAIR Lw WASHER JOB NO: LARRABEE LOWER LEVEL 51, JOISTS FRAMING INTO THE SIDE OF A WOOD GIRDER SHALL BE SUPPORTED BY APPROVED FRAMING ANCHORS OR ON DIA, DIAMETER HB HOSE BIBB P.T. PRE58URE-TREATED UVl/ WITH ,� �, 105. HORIZONTAL PIPING SHALL BE SUPPORTED AT SUFFICIENTLY CLOSE INTERVALS TO PREVENT SAGGING. PIPE SUPPORTS D DRYER WDWD, HARDWOOD R RISC tWr- WATER CLOSET DESIGNED: LG LEDGER STRIPS NOT LESS THAN NOMINAL 2 x 2 I IRG SEC. 502,6,2 I FOR ASS MAY NOT EXCEED 4 FEET ON CENTER I UPC SECS. 314,5 t 314.5.1 I DBL. DOUBLE HORIZ. HORIZONTAL R.D. ROOF DRAIN UVJD. WOOD DF DOUGLAS FIR HWT HOT WATER TANK REF. REFERENCE LwDW, WINDOW DRAWN: BJ/JR 52. ALL JOISTS SHALL BE SUPPORTED LATERALLY AT THE ENDS t OVER SUPPORTS WITH 2' NOMINAL WIDTH BY FULL JOIST 106, WHIRLPOOL BATHTUBS SHALL BE PROVIDED WITH A REMOVABLE PANEL OF SUFFICIENT DIMENSION TO ACCESS THE PUMP D•F• DRINKING FOUNTAIN INSUL, INSULATION REFG. REFEr- RATOR U41/O WITHOUT DATE: 7/1/2016 DEPTH SOLID BLOCKING, RIM JOIST, JOIST HANGER OR OTHER APPROVED MEANS, NOTCHES AT THE ENDS OF JOISTS SHALL NOT EXCEED 25% OF THE JOIST'S DEPTH AND BORED HOLES ARE NOT TO BE WITH KI IN 2' OF THE TOP OR BOTTOM L IRC P2120 I DN. DOWN . (HITCHER R REQUIRED WATERPROOF DR. DOOR KIT. KITCHEN RMM.. ROOM w1W.F. WELDED WIRE SHEET OF THE JOIST. HOLES ARE NOT TO BE ANY BIGGER THAN 1/3 THE DEPTH OF THE JOIST. HOLES AND NOTCHES MUST NOT DTL. DETAIL JST, JOIST R.O. ROUGH OPENING FABRIC BE WITHIN 2" OF EACH OTHER. NOTCHES IN THE TOP OR BOTTOM OF THE JOISTS SHALL NOT EXCEED 1/6 THE JOIST DEPTH 101. SHOWERS AND LAVATORIES TO HAVE 2,5 AND 2,2 GALLON PER MINUTE FLOW RATE, RESPECTIVELY, WATER CLOSET SHALL AND ARE NOT PERMITTED IN THE MIDDLE THIRD OF THE SPAN I IRG SEC. 502,1 ! 502.8 L FOR NOTCHING AND BORING OF BE I.6 GALLON/FLUSH MAX. DW DISHWASHER LAY. LAVATORY S t R SHELF ! ROD XO SLIDER (WINDOW) MANUFACTURED FLOOR JOISTS REFER TO THE MANUFACTURER'S SPECIFICATIONS AND FOLLOW THEIR RECOMMENDATIONS EA. DRAWING 11AtL. MATERIAL S.F. SQUARE FEEL A�701 EA. EACH HF HEM-FIR SGD SLIDING-GLASS DOOR FULLY WA NOTE: EXCEPT FOR EXHAUST FANS AND SMOKE DETECTORS, FIXTURE LOCATIONS ARE DESIGNERS SUGGESTION ONLY (VERIFY ALL FIXTURE TYPES AND LOCATIONS W/ OWNER). EXHAUST FANS TO COMPLY W/ WASHINGTON STATE VENTILATION AND INDOOR AIR QUALITY CODE (CHAPTER 3). FAN NOISE NOT t0 EXCEED 1.5 SONES 9 0.1 INCHES WATER GAUGE. EXHAUST FANS TO BE VENTED r0 OUTSIDE AIR TYP. LANDED GENTRY VERIFY ANY ADDITIONAL LIGHTING, A/V OR COMPUTER WIRINGS REQUIREMENTS W/ OWNER AND/OR BUILDER HOMES AND COMMUNITIES INTERIOR LIGHTING: A MINIMUM OF 50 PERCENT OF ALL — REVISIONS BY: LUMINAIRIIES SHALL BE HIGH EFFICIENCY LUMINAIRIES. — ® — — — — — I I i I I I I EXTERIOR LIGHTING- LUMINAIRIES PROVIDING OUTDOOR JR LIGHTING AND PERMANENTLY MOUNTED TO A RESIDENTIAL I I I I BUILDINGS OR TO OTHER BUILDINGS ON THE SAME LOT SHALL ELECTRICAL PLAN KEY BE HIGH EFFICIENCY LUMINAIRIES. R — — r R _ , „ I v WALL SCONCE RECESSED CAN � II � / II � CEILING FIXTURE — — — —'— — — II — \I — — R — -1'— — � EYEBALL CAN SMOKE DETECTOR I I I I EXHAUST FAN tV/tEL LIGHT SWITCH I i � I I TV/TEL - - - I I I $3 3-WAY LIGHT SWITCH I I I I I (b WALL OUTLET 120 VOLTS \ \ TV/TEL / I I \ I I (b 220 VOLT OUTLET(DRYER&OVEN PLUG) WATER PROOF GROUND FAULT /T I I " I I I i I INTERRUPTER OUTLET 120 VOLTS � - - - - - - - - - - - - - - - / II — — — — — — — — — — — — — — — — — — — —' — — — — — I H GROUND FAULT INTERRUPTER WAN INCs i � - - - - - - FLU ' I FIX URE OUTLET 120 VOLTS I I jmmsm3m. T = _ _ ' I I I ; Q TEL TELEVISION,TELEPHONE AND INTERNET MODULE — — — — — — — — — — — — — — SD I I I PULL CHAIN LIGHT W — " , \ I \ , , i I } WALL MOUNTED LIGHT $D it SD > I I \ I ® HARDWIRE OUTLET - - — — — — — — — — — — I I- — — — — — — — — — '— — — — — I NOTE: t t y II I I I — , SMOKE DETECTOR(SD)Ssti110V INTERCONNECTED _ L I \` I R► I I p I I I I I WITH BATTERY BACKUP I I I z I R� _ �5OCFM / - - - - - - , o� I 611 I I(MIN.) i I I 0. 1150 CFM - I M I (MIN.) �EX. FAN I c / ° I I I I I t // - � I I / M I I I I } 1 EX. FAN II� ,I ~ I LL I I TO GARBasE DISPOSAL D4 s, I I 1 - ' �� C:E CFM < o e (MIN,) •ea I REFGs. RAN E / I EX. FAN FOfl 0 CO D W CO 'TV/TEL I — s I °a LIN. TO MICRO, " D 50 CFM / D (MIN.) ' / II � 50 CFM ^°a ? .°a EX. FAN / II , (MIN.) EX. AN - I / or • v I = d t x = v ° / / 1 7- I ° - ° ° _ _ SD 4/ °/� i I I a .° o LOWSIRFLOO D D — _ _ _ — _ _ I ° o d D d o d D d o d D d o - - — CsAS CsAS - - - - - - - - - - - - - I - a - OM I \ J C ° _ HWT �A_rTIC,I / I . o F O RLK- 1 O OPT, I DOOR / DEDICATED TO FREEZER — _ _ o ' D \ / HANG 146s II / `\ FIX E NOTE: ° 4 I ALL GARAGE OUTLETS I 1 ° ° TO BE 48" A.F.F. U.N.O. ° II TV/TEL •e4 q v cL G" LARRAB E E LOWER LEVEL ' . D , D ELECTRICAL PLANS COASTAL 2 ' ' D JOB NO: LARRABEE LOWER LEVEL DESIGNED: LG MAIN FLOOR ELECMRICAL 'FLAN LOWER FLOOR ELECTR ICAL FLAN DRAW DATE: 3/29/2017 SCALE: 1/4" = 1'-0" SCALE: 1/4" = V-O" SHEET ■ WA 38'-roll A REVISE ol �E OR WHEEL FOUNDATION NOTES: 14'-4" 24'-2" � NO SURCHAR20, "Ell LOADS WITHIN 5'-0" I NO FLOOR FOR 1• INSTALL PRESSURE-TREATED 2x6 SILL (MINIMUM) W/ I/;16 DIAMETER x 10" 13'-IOV2" 24'-� " 1� AT LEAST 12" " ATOP 244° 12'-1° 12'-1° 2z,4° ANCHOR BOLL t 3 x3 xl/4 PLATE WASHER g 4-0 O.G FOUNDATION WALL, MINIMUM 2 BOLTS PER PIECE MIN. 12" FROM END MAY '� 3 4 5 DEGREE MAX. SLOPE TYPICAL THROUGHOUT - _ _--- _- - LANDED GENTRY 6 MIN. '° •� DECK LINE 1�BV. (81~E SHT. A2.1a) CITY OFANACORTE a ° o011'�III�III=1r:II1�111 2. INSTALL 4" PVC DRAIN PIPE BELOW FOOTING 0 LOW FsOINT FOR i - - - - - - - - - - - - - - - ram t - - - - - - - - - - - - - - -� - HOMES AND COMMUNITIES f'c=2500 psi ° ' �0 f POSITIVE DRAINAGE DURING CONSTRUCTION. VERIFY- PLACEMENT OF 4 © ,__---- OL-- - fy=60 00 grade 60 ° Po." MIRA DIIAIN 2,000 OR PERFORATED FOOTING DRAIN PIPE IN FREE-DRAINING3 GRAVEL BASE 1 J W o off—WASHEP GRAVEL(OR SIM.) _ I O NOTES: MIN. SOIL BEARING �° ' �0 3. FOOTING SIZES CALCULATED USING ASSUMED MAXIMUIj SOIL BEARING 1. COORDINATE W/MECH.&ELEC. O FOR LOCATIONS&SIZES OF = 1,500 PSF o� 2" CLR. OF 1,5oo POUNDS PER SQUARE FOOT A i 0 FOUNDATION/SLAB BLOCKOUTS. ° Q$ I i 2. 30x24 CRAWL SPACE ACCESS MAX. NO. OF STORIES IIXII �° ° 00 4, INSTALL R-10 RIGID INSULATION a SLAB PERIMETER (\/ERIFY INSULATION F cA PANEL(24x30 MIN)-PROVIDE METAL OR SUPPORTED = 2 STICK e O0 VALUE W/ FLOOR PLAN NOTES ON SHEET A3.1) r _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ FIBERGLASS WELL AS NECESSARY. INSTALL "Alf FRAMED RESIDENTIAL o (�o p p o FLOORS + ROOF W/ Q� I o - °. a p a ° o - - ° � • ° ° o I _ SOLID COVER SLOPED AWAY FROM BUILDING- O0 'B" 5. BASEMENT TO BE BACKFILLED SO THAT THE MAIN FLOOR 18 NO MORE I a r _ _•_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ , I O INSTALL 4x8 MIN.BEAM SET ON WALL PLATE 25 PSF SNOW MAX. e o THAN 6'-O" ABOVE FINISHED GRADE FOR NO LESS THAN r.�0q, OF THE I ° I r L _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ - _ - _ _ _ _ - _ _ - - _ _ _ _ _ _ _ _ TO SUPPORT WALL ABOVE(OR INSTALL P o lij o Q TOTAL FOUNDATION PERIMETER DIMENSION, MAIN FLOOR LEVEL TO BE I I ' a c a , o o - a c a ° o o _ a o o INTERIOR CRAWL SPACE ACCESS-VERIFY W/ a, 00 _ IF STUB BARS, MIN. NO MORE THAN 12'-O" ABOVE FINISHED GRADE At ANY POINT (PER IRC I I - - _ _ _ _ -_ _ _ _ _ _ _ , •- - • ° - •- •- - a ° - I BUILDER&SEE PLAN) - - - - - - - - - - - - - ° 4" (MIN.)CONC. °e .° (P� LAP SPLICE=24" ' - , , I 3. 16x8 POUR-IN-PLACE FOUNDATION VENTS(OR SLAB 12'-0"WIDE (MIN.) SECTION R301 STORY HEIGHT ABOVE GRADE) I I ' __'__ ' __,_ p °o . o00 I I c� _ i D i 16x6 VENTS IN FLOOR DIAPHRAGM(VERIFY W/ (� 4"DIA. PERF. O '� " . a BUILDER NUMBER PER PLAN. �4 A 1-4 x 8 CONCRETE FOOTING W/ (2J 4 REBAR CONTINL(OUS I I I EXTENDED FOOTINGS ) DRAIN LINE r-T-, � ' OPTIONAL (TYPICAL I °'a I 4. 12"WIDE THICKENED SLAB EDGE. EXTEND 0 Co o Q� I D I , i I - I 8"BELOW GRADE. 4 ° 4 ° ' 4 ° QO o ca O GONG, FTG. W/ REBAR PER RETAINING WALL DETAIL -tHIS SHEET ( I i I 3 PLACES) I I 5. VENTS TO BE LOCATED WITHIN 2'-0-OF CORNERS. n'e e $vv 4Ie 00 D �p ° U a .'a °D .'� °D .'a °o . °D ° °.D po� cO00 CO CONIC. FtG, W/ REBAR PER RETAINING WALL DETAIL PHIS SHEET DO CONC, FTG, W/ REBAR PER DETAIL 0% SHEET A2,2 I I ' I I FLOOR JOISTS: - - °4' ; ; I •° LAYOUT SHOWN HERE IS FOR 2x FRAMING. IF 6" CONC. FOUNDATION WALL W/ REBAR PER R404,i,4,2 4 IRC TABLE rill ENGINEERED JOISTS ARE USED, MANU- FACTURER SHALL PROVIDE AND SUBMIT fl " 404.1.211) - 404.1.2(8 I - I i ENGINEERED DESIGN TO THE BUILDING Y Do, i �TF , - O I I <`a I DEPARTMENT FOR APPROVAL PRIOR TO - FABRICATION AND INSTALLATION. ��C�� HEEL O 8" GONG. FOUNDATION WALL W/ REBAR PER R404.1.3,,2 4 IRC TABLE zl•q O I I TOE 404.1,20) - 404.L218 j i a i (0'�, 1 I I o I d J ° L _ I I FLOOR SHEATHING: L L D ETA I L O 6" CONC. FOUNDATION WALL W/ REBAR PER RETAINING WALL DETAIL cry U a I I I U 1. USE 3/4"CDX OR OSB STURDI-FLOOR T&G, N T I L EV E R E D R ETA I N I N G WALL THIS SHEET. STEP FDN. WALL PER GRADE (VERIFY _SIT ) �- 0 O TH s• " CA ROW) I I }- GLUE AND NAIL W/RING SHANK 8d s AT 6 2 SCALE: 3/4" = 1'-0" E I o 1 (TYP. __ __, ._-,-_ HO 8" CONIC. FOUNDATION WALL PER DETAIL *9, SHEE7 ,42,2 !u - NI I �- EDGES&12 IN THE FIELD. FACE GRAIN ROW _ Y I D ILu PERPENDICULAR TO SUPPORTS. O IL I a•a 1 Q 2.PROVIDE SOLID BLOCKING IN THE JOIST J 2'-8" x 2'-8" x 8" CONC, PAD FTG. W/ (2)04 REBAR 50-t H WAYS 4 6x6 (X D ;-- --; W I Q CAVITY BENEATH ALL POST LOCATIONS CANT(LEVER RETAINING WALL SPECIFICATIONS a O POST ON So* FELT I I (K � � x I m I � I � AND BETWEEN UPPER AND LOWER STUDS AT FLOOR TO FLOOR HOLDOWN LOCATIONS. A B C D E W X Y Z KO 1'-4" x 1'-4" x 12" CONC. PAD FTG. W/ SIMPSON CBSQ6/6-SDS2 (OR EQUAL) (L ° ® `--- - I I �j 3.PROVIDE BLOCKING BETWEEN I-JOISTS AT CONNECTORS TO BE HOT DIPPED GALVANIZED (OR t(�,) ' O r RETAINED WALL FTC. FTC. WALL VERTICAL HORIZONTAL SOOTING FOOTING Z I a I I - I o I z INTERIOR BEARING LOCATIONS WHERE THERE HEIGHT POSITION WIDTH HGT. THICKNESS REBAR REBAR TRANSVERSE CONTINUOUS 0 1'-8" x 1'-8" x 12" CONIC. PAD FTC. W/ SIMPSON CBSQ 1 Cz r •V - _ __ ' I I Z A LOAD BEARING WALL ABOVE. �6-SDS2 (OR EQUAL) I ,--1-- I ° I O 4. IF ENGINEERED FLOOR JOISTS ARE USED, CONNECTORS TO BE HOT DIPPED GALVANIZED (OR FEQ,) PROVIDE TIMBERSTRAND RIMS WHERE FLOOR 0'-4' 10" 28" 9" 6" #4 @ 24" #4 @ 24" #4 @ 24" (3# I I " , , n v 14-O ' 12-O � 12'-6u I A JOISTS BEAR AT EXTERIOR WALLS. z 5.CONNECTIONS:SIMPSON COMPANY OR EQ. MO 2'-3" x 2'-3" x 12" CONC. PAD FTG, W/ SIMPSON CBSQGo6-SDS2 (OR EQUAL) „ - , 11 , „ ° #4 18" 3 CONNECTORS to BE HOT DIPPED GALVANIZED (OR EQ.) u- I I 21 -0 O 5-0 2-6 1 " I 1 O `� 6. FIELD CUT ENDS, NOTCHES,AND DRILLED 4'-6' 12" 36° g" 6„ � @ 18�� #4 @ 18" @ ( � HOLES OF PERSCRIPTIVE TREATED WOOD I a 1 11'-0° lO'-0" I I Q-- SHALL BE TREATED IN THE FIELD IN ACCORDANCE -�---, O 4" CONC. SLAB W/ NICON FIBER OR FIBERMESH THROAJGHOUT (VERIFY c j _ _ _ _ _ _ --, ;- I , I I I WITH AWPAM4. U-8' 9" 45" 12" 8„ #5@18" #4@18" #5@18 (4 5 I L - - - - - - - - - - - W/ BUILDER) SLOPE 1/8 PLF MINIMUM TOWARD GARAGE DOOR(S) ' ' I 8'- 10' 12" 60" 12" 8" #6 @ 12" #4 @ 18" #5 @ 12" (6)#5 ° � �Q I ° I FOUNDATION NOTES: PO 4" CONC. SLAB/STEPS (VERIFY FINISH W/ BUILDER) W/1 NICON FIBER OR I - ° ° ° - ° ° ° - ° ° ° ' - ° I = ® ' I ° I 1 d , , THESE DETAILS REFLECT FIBERMESH THROUGHOUT (VERIFY W/ BUILDER) I a - = o r `z_�-_r 1 I D I A GENERAL HIGHER STANDARD THAN THAT r - - - - - - -_ - - r - - - - �- - - I 1 I ALLOWED BY THE IRC. THESE DETAILS QO OPTIONAL: STUB 12" LONG4 REBAR 4" INTO GONC. SLAB FROM I D°' I 1 1 o I (� I INDICATE THE FOUNDATION AND REIN- " 04 I 7 ( 1 s I - FORCEMENT REQUIREMENTS FOR THIS FOUNDATION WALL a 24 O.C. TYPICAL, THICKEN SLAB EDGE I I I O PROJECT. THE CONTRACTOR MAY NOT (IF NECESSARY) I °° I to I D° I= ' �_ o USE THE IRC MINIMUMS WITHOUT WRITTEN 2-16d PLATE TO STUD O POUR SLAB THROUGH DOOR OPENINGS TYPICAL Q I 1 � I 1- ' � � � ' p I KA = PERMISSION OF THE DESIGNER. MINIMUM 24 IN.WO O THICKEN SLAB TO 6" AT GARAGE DOOR OPENING 4 II>INSTALL 4 REBAR s - I I = OT �: 1 I - -�' FASTENERS: STRUCTURAL PANEL METAL ELEMENTS INCLUDING, CONTINUOUS N ORIENTATION OF STUD , „ , „ „ I D I tn ,X 1 x I I CONNECTORS,MUST USE HOT-DIPPED MAY VARY AS ALT. O 1-4 x I-4 x 8 CONIC, PAD FTG. W/ 4x4 POST ON 90� FELT (OR EQ.J I ( •� I I 1 - I GALVANIZED METAL WHEN IN CONTACT 16d NAIL @12" . . I I -�-, I ° r __, 1 s I WITH ACZA PRESSURE TREATED MATERIALS. * (TYP. I t R319.3 - GYPSUM WALLBOARD UO 2-0 x 2-0 x 8 CONC. PAD FTG. W/ 4x4 POST ON 90 FELT (OR EQ.) I ° I , 1 D I ] SEE 37/SP1 I i :O THIS O 1'4' x 1'4' x 8" CONIC, PAD FTG, W/ 4x4 POST ON 900 FELT (OR EQ.) I I ` I .°a i __'__: ROW) OPT.NON-STRUCTU O I ° 1 I •° FILLER PANEL 5/16"-1/2" CONTINOUS WOOD NOTE: rod COMMON(SUBFLOOR,WP�7ii<UCTURAL PANEL FOR ANY CRAWL SPACE AREAS NOT WAVING VENTILATION OPENINGS, 8d COMMON NAIL(ROOF) BRACED WALL LINE I ' THE FOLLOWING CONDITIIONS MUST 13E MET: _ I � � - •_ � � � • ' � - • • " � . � � " . • ► - a • � � - � L - - _ _ _ � � �, I 1 EDGE SPACING 6"o.c. _ _ _ _ _ _ _ _ _ _ _ _ _ INTERMEDIATE SUPPORT 12"o.c. 1, EXPOSED EARTH SHALL BE COVERED W/ CLASS 1 VAPOR RETARDER �' r _ ALT STUD W/ JOINTS OVERLAPPED 6" MIN. AND SEALED OR TAPED. EDGES -' �/ 1 I D r - - - - - •- - I i I CORNER DETAIL _ SHALL EXTEND roll UP FOUNDATION WALLS AND ATTACHED t SEALED Cl � TO FDN. WALLS OR MSULATION (SEE R4013 3). - I I - I 0) 3/4 1 -0 2. CONTINUOUS MECHANICAL VENTILATION m A RATE OF 50 CFM PER EACH cq 50 SQUARE FEET OF CRAWL SPACE FLOOR AREA (SEE R408.3) 1 1 I OPT, I I I o _ o . , , -, _r - o f 3. INSULATE CRAWL SPACE WALLS (PERMANENTLY ATTACHED) FROM FLOOR I DOOR I ' _ _ - _ - _ a I ABOVE t0 FINISH CsRADE AND EXTEND 2'-0" (MIN.) VERTICALLY (SEE I 1 �--K►I L I n 'I'-i01 O , " V-0k2 I N1102_Z.IU i v i i D I 8"�■ � 8�-9�� 1 CONTINUOUS RIM JOIST ADDITIONAL FRAMING FULL HEIGHT BLOCKING I I r f MEMB*AANE E @ 16"o.c.ALONG I ZI I 1 BRAC BRACED WALL PANEL I I • I I a I X8d @ 6"o.c.ALONG8d @ 6o.c.ALONG TOE NAIL 3-8d -f s BRACED WALL PANEL NA"AT EACH BRACED WALL PANEL MEMBER BLOCKING E 11 I I Q 1 a l � I I 1 BRACED WALL PANEL BRACED WALL PANEL BRACED WALL PANEL I • I I I ' 1 LARRABEE I t q ♦ ` y - tv 3-16d @ 16"o.c.ALONG 3-16d @ 16"o.c.ALONG 3-16d AT EACH ' ' BLOCKING MEMBER I 1 I _ LOWER LEVEL BRACED WALL PANEL BRACED WALL PANEL E I - E _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ FOUNDATION PLAN FULL HEIGHT BLOCKING _ — _ _ _ _ _ — _ _ _ — - - - -+ �— +� - - .. _ .. _ - - - - - - - I L - - - - - - - - - - - - - + COASTAL 1 & 2 CONTINUOUS RIM JOIST ADDITIONAL FRAMING — — — — MEMBER DIRECTLY ABOVE @ 16"o.c.ALONG BRACED WALL PANEL BRACED WALL PANEL + / WHEN PARALLEL TO FLOORICEILING FRAMING 21' O'=r •,,b■ ,- JOB NO: LARRABEE LOWER LEVEL BRACED WALL PANEL CONNECTION DESIGNED: LG 38'-roll 6■ DRAWN: 20 3/4"= 1'-0° BUILDER TO VERIFY ALL DIMENSIONS. CONSTRUCTION TO JR COMPLY WITH THE 2015 INTERNATIONAL RESIEjENTAgL CODE, DATE: 5/19/2017 20I5 UNIFORM fDLUMBING CODE, 2015 WASHINGTON STATE ENERGY SHEET CODE 4 ALL APPLICABLE LOCAL, STATE 4 FEbERAL CODES. fr `^ ` AT 1 ON PLAN 8Cr4LE: 1/4" = 1'-O■ A2m 1 WA v PROVIDE HOLD DOWN TENSION DEVICE PER R501,2.4 E FIGURE LANDED GENTRY R501,230U NOT LESS THAN (2) LOCATIONS PER DECK, 2'-0" P.T. rox12 DF-L"2 P.T. rox12 DF-L*2 HOMES AND COMMUNITIES O_X , -PMW FROM EA, END OF DECK, EA. DEVICE SHALL HAVE 1,500" MIN, STRESS CAPACITY P,T. 2x8 1P.T. 2xIeI DE K J0187is m 6" oz, LEDGER I I MAY 2 3 2011 1 P.T. 2x8 LEER L JL AAJL AL JL AJL JL JL JL JL JL JL JL JL AL JI CITY OFANACORTES NOTE: B I REVISED FLOOR JOIST TO SIT ATOP PONY WALL OR HANG FROM TOP EDGE OF PONY WALL I� (VERIFY ON-SITE d W/ BLDR.) ji iv Ib II (2)2x12 �II I F F A 1844 (MIN.) CRAWL (2)2x12 � !n Iro" x ro" CRAWL SPACE VENTS �;�, SPACE ACCESS (14 TYPICAL) LOCATED IN I = U X l FRAMED PONY WALL OR IN wk CONC, FDN. WALL (VERIFY _ ON-SITE d W/ BUILDER) LL 'i N ,. N ° ' a1 L J ° r P.T. 2x12 LEDGER � a r— a 4 .o ® P.T. 2x12 L LEDGER __j o W r ° L m r * D ° U ° ° L = J ° r 0 --i x L --i 4 D r 1 u ° 4 ° L J o L J p <% ® r 4 '° '° . % . '° . % '° '° L d i D D D P D P D D D r 1 u L ! 4 I r— P. . 2x12 D L LEDGER Ii L J t> D . P I al I I ° v e I I I ° v e I I ° ,a I I v I a I I LARRABEE a l LOWER LEVEL I v I . I LOWER FLOOR I o FRAMING PLAN COASTAL 1 & 2 JOB NO: LARRABEE LOWER LEVEL DESIGNED: LG LOWER FLOOR FRAMING PLAN DRAWN: JR SCALE: 1/+4" = V-On DATE: 5/22/2017 SHEET 3■ WA BOOR PLAN NOTES: 2 14'-4" 24'-2" 01 4'-634" 4'-101/2" 41-634" 4'-101/2" 1. ALL DIMENSIONS ARE TO FACE OF STUD WALL UNLESS NOTED OTHERWISE. 1, TO OMPLY W/ 2 15 WSEC CTION R406, THIS HOUSE l3, 41 SQ, Ft.) r VERIFY DIMENSIONS SHOWN ON PLANS, DO NOT SCALE OFF DRAWINGS, WILL NEED 3,5 ENERGY CREDITS, TO ACHIEVE THIS, THE FOLLOWING 13 -10 " 24'-11/2" Novo:Z 2017 LANDED GENTRY OPTIONS HAVE BE SELECTED FROM TABLE 406,2: 254" 24'-2" 25/4° Clfiy� 2, FRAME MAIN FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 SCUDS 16" O.G. OPT, to l,5 CREDITS): EFFICIENT BUILDING ENVELOPE, SEE NOTE *15 TYPICAL, FRAME LOWER FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS FOR INSULATION VALUES, �NAi✓GJ -rEs HOMES AND COMMUNITIES 6 16" O.C. TYPICAL OPT, 3a RO CREDITS): HIGH EFFICIENCY HVAC EQUIPMENT, USE GAS FIRED FURNACE W/ MIN, AFUE OF S4%. USE CHAMPION GAS FURNACE REvIS ON Y: 3. FRAME MAIN FLOOR INTERIOR WALLS W/ 104 5/6" 2x4 STUDS g lfo" O.C. W/ (OR EQ. - VERIFY W/ BLDR.) W/ S5,59. AFUE, ALUM, RAI ING W/ TEMP. 1/2" GYPSUM WALLBOARD BOTH SIDES TYPICAL, FRAME LOWER FLOOR OPT, 5a (,5 CREDITS): EFFICIENT WATER HEATING, ALL SHOWER HEADS t TYPIC LASS PA ELS (VERIFY .7, 6 C AL)POST 4 - 11 - 11 JR c`+ ( 1 INTERIOR WALLS W/ 104 5/8" 2x4 SCUDS g 16" O.G. W/ 1/2" GWB BOTH SIDES KITCHEN SINK FAUCETS SHALL BE RATED A7 1,15 GPM OR LESS. ALL OCHER - s W/ BUILDER - TYPICAL) s 1 IL TYPICAL UNLESS NOTED OTHERWISE, LAVATORY FAUCETS SHALL BE RATED 10 1,0 GPM OR LESS, Q = COVERED DECK z 1 2 11 - 1 - 11 JR OPT, 5c (1,5 CREDITS): EFFICIENT WATER HEATING, WATER HEATING SYSTEM 5/4x4 548 CEDAR OI O 41 FRAME GARAGE WALLS W/ 2x6 STUDS A 16" O.C. (VERIFY HEIGHT OF SHALL INCLUDE GAS WATER HEATER W/ A MIN. EF OF 0.91, USE NAVEN x DECKING (OR EQ.) XI WALL ON-SITE PER AS-BUILT FOUNDATION) NPE-180A (OR EQ. - VERIFY W/ BLDR.). UNIFORM ENERGY FACTOR OF ,96 RE VERY EFFICIEN Y OF 99go, (2)4660 XO 5. PLUMBING WALLS t0 BE FRAMED W/ 2x6 STUDS 0 16" O.C. SEE PLANS 4x6 NF*2F I O /®�v`�� � FOR LOCATIONS (VERIFY JOIST PLACEMENT ABOVE AND BELOW FOR 5060 XO 5060 XO IMIME - - - - - - - - - -' CLEARANCE) _ 0 SEE NO 4x6 HF*2 4 6 6060 FRENCH DOOR6, ANGLED WALLS t0 BE 45 DEGREES TYPICAL UNLESS NOTED OTHERWISE4x12 HF*2 1, DIMENSIONAL LUMBER TO BE HEM-FIR *2 TYPICAL UNLESS NOTED O I OTHERWISE i 1 I I 8, UNLESS NOTED OTHERWISE USE 4x6 HF*2 HEADER IN 2x6 EXTERIOR WALLS m G%61 I 1 ABOVE DOORS AND WINDOWS W/ R-10 (MIN,) INSULATION, USE 4x6 HF*2 _ -O' a N I I 7 O M HEADER IN 2x4 EXTERIOR WALLS (IF APPLICABLE) ABOVE DOORS AND m r_ _ O WINDOWS U.N,O, BEAMS AND HDRS, TO HAVE 1 1/2" MINIMUM BEARING ON MASTER BEDROOM .� Xl I I x o TYPICAL U.N.O. (BEAMS SHOWN ARE MINIMUM REQUIRED OR BETTER r- = O X 1 I _0 _ L SIZE AND GRADE MAY BE INCREASED PER BUILDER'S DISCRETION) Q 1 }.. x IO Z () O c!J cn `t I m m a) I 41-1 0 S. VERIFY PLACEMENT OF 4x6 POST IN STUD WALL BELOW ENDS OF I r I VAULTED >I � GIRDER TRUSS ABOVE W/ ROOF FRAMING PLAN ON SHEET A4,1 I TREAT ROOM 10, PROVIDE 2x6 BACKING IN ALL BATHROOM WALLS FOR TOWEL BARS, O TOILET PAPER DISPENSERS MEDICINE CABINETS, ETC, BETWEEN STUDS, U11 T_ COORDINATE W/ BUILDER/OWNER FOR LOCATIONS 14'-2" 1'-8" 12'-10" 1> 9'-loll 2'-d" �Qt ccl 11, INSTALL 1/2" HIGH-DENSITY GYPSUM WALLBOARD AT GARAGE/HOUSE ap 10 WALL AND GARAGE BEARING WALLS, t 5/8" TYPE-X GWB Q GARAGE C;, I 34 I/2" HIGH 2x4 CEILING o o I STUD WALL BELOW 12, INSTALL 20-MINUTE RACED DOOR ASSEMBLY W/SELF-CLOSING HARDWARE 12" VANITY 13, REQUIRED STAIR RAILINGS TO COMPLY WITH IRC SECTION 312, DECK "� ( ol L 8'-8" 2'_2" m RAILINGS t0 COMPLY IF DECK IS 30 OR MORE ABOVE FINISH GRAVE �Q O W = , I 1 I � (VERIFY ON-SITE), _ 0 ' O MASTER BATH i- I 1 I pCA ; _ 14, DOW DI NSIONS, CLEAR OP ING AND EIGHT TO O 2-6 _ - S t R _ Q p _ COMPLY W/ C S CTION 3I0,1 (VERIFY W/ DO SUPPLI ND/OR I O I I I m w * _ O <`+ MANUFACTURE ) 1 �% I I I p X = .X 15, COMPLIANCE DATA FOR THE 2015 WASHINGTON STATE ENERGY CODE t 1 = 1 O - 1 I I VAULTED o O X vo IRC CHAPTER 11 IS AS FOLLOWS: rx KITCHEN v SLAB PERIMETER: R-10: R-10 UNDER ENTIRE SLAB ly UJALK-IN I � = - ,� i CLOSET 1 p r _1 - i r - FLOOR: R 38 (t ADJACENT TO UNCONDITIONED SPACES) S «► `Er - WALLS: R-21 (R-10 MIN, a HEADERS, TYP.) 1 1 a 4 0 1 1 11 INT, BSMT. WALLS: R-21 1 i c1q 1 12-4 1 FLAT CEILING: R-4S (R-38 IF INSUL. DEPTH IS MAINTAINED TO I I OUTSIDE FACE OF EXT, WALL) 4'-3" VAULTED CEILING: R-38 a* $ E R _ DOORS: U=,200 MAX. (ONE DOOR UP TO 24 S,F, EXEMPT) _ _i v.7.0. 1 -REFC-s� J WINDOWS: U=,280MAX, - - - - - - - - - - - - - - - - - - - - - - �* _ - - I ABOVE r Q GLAZING: 551,0 S,F, = 11,1% OF FLOOR AREA - -T SEE NOTE *14 1 W D X o o SKYLIGHTS: U-,500 MAX, �Q � ccl LIN, _ FURNACE TYPE: NATURAL GAS FORCED AIR W/ MIN, AFUE OF 94% _ x ® m V N REFER TO 2015 WSEC CHAPTER 4 t IRC CHAPTER 11 FOR VERIFICATION OF CA BEDROOM *2 -' ��o,, 39" VANITY �- � _ THESE VALUES - O = cn ;� LAUNDRY ao r 3'-O o _ x 16, MINIMUM REQUIREMENT FOR ATTIC VENTILATION IS AS FOLLOWS , BATH �p � O 2���� (CALCULATED � I/300th OF ATTIC AREA): _ x 13'-5�" ``� � N �"c�1 MIN, REQ'D: 1,302,24 SQ, IN, 61 5'-0" 4'-10" 3'--11 " '-11" 4'-9V2" 1 1 cal ACTUAL PROVIDED: 1,630,88 SQ, IN, VENTED BLKG,: 106,88 SQ, IN, (15 ,0 9,425 SQ, IN, EACH) 1 SEE I D 1 E R. � 0- 1 � RIDGE VENT: '324,00 SQ, IN, (11 L/F 0 12 6Q, IN, PLF) 12° BYPASS 2,_g„ N07 *1 tt �'� n I= LF WALL. W � U I U �' r- 11, S E ELECTRICAL PLAN ON SHE L1 FOR LOCATION a SIZE OF AU5T O CLOSET '�� 1`� H , CAP Q Q I m Sl FA , LOCATIONS AND SIZES EQU ED TO COMPLY W/ THE AT ' SHELF t ROD _ Q I M WAS GtON VENTILATION t IR QUAL Y CODE t IRC M1501 c� DN, 5 I S O X = i- GAS CxAsI,TR�I. - I m ARE AS LLOWS: - NW7 KITCHEN: 00 GFM RANGE HOOD d _ 3'-O" 10'-O " �_6 �� IN ATTIC f�ER 5�_2�� O cn 2�$�� 3'-6" I l'-lei" cal LAUNDRY: 50 CFM 80 GFM RECOMMENDED) iv BATHROOMS: 50 GFM (80 GFM RECOMMENDED) OPT, NOTE: ALL FANS ON 20-MINUTE TIMER TYPICAL, ELECTRICIAN TO I 1 ENTRY - VERIFY INSTALLATION OF GFCI OUTLETS IN ALL WET AREAS, VERIFY PLATFORM W' I I S t R TYPES t LOCATIONS OF ALL ELECTRICAL FIXTURES W/ OWNER AND/OR _ ABOVE SLAB CLOSET PULL-DN BUILDER (SEE NOTE *1S) _ STAIR _ _ 6-0 YPASS a N 18, INSULATE ALL ACCESS DOORS/HATCHES TO CRAWLSPACES/ATTICS ATTIC ACCESS cil N ' TO THE EQUIVALENT RATING OF THE INSULATED FLOOR, WALL OR `V 4'rO 4'-2k2" i CEILING THROUGH WHICH THEY PENETRATE 8'-2V2" 19. O NT H t O PLATFORM IS" ABOVE GARAGE SL PER IRC 1301,3, Q 2-CAR GARAGE AB STRAP NWT to WALL PER IRC M1301,2, PROVIDE OVERFLOW PAN t SEE NOTE *14 _ PIPING PER IRC CHAPTER 28, INSTALL T t P VALVE t PIPE TO EXTERIOR TERMINATION, INSTALL A VACUUM RELIEF DEVICE PER MFR'S SPECS, TO * m r H T ER U G 5 6 N p 4x F 2 STUDY 20, WHOLE-HOUSE VENTILATION PER IRC M1501,3, WHOLE HOUSE FAN LOCATED 2 C14 1660 = O IN LAUNDRY ROOM (VERIFY W/ BUILDER) PIG o LARRAB E E TEMP. .1 21, DISAPPEARING STAIRS OR ATTIC ACCESS PANEL COVERED W/ 5/8" r 4x6 HF*2 LOWER LEVEL GWB AND PROVIDED W/ WEATHER STRIPPING GASKET 22, FIREPLACE t0 BE SUPPLIED WITH OUTSIDE COMBUSTION AIR DUCT AT O 5050 XO I I LEAST 6 SQ, IN, AND PROVIDE READILY OPERABLE DAMPER. INSTALL ' , O �`I I GAS FIREPLACE W/ CLEARANCES AND COMBUSTION AIR PER FRONT FORCH I I r O MAIN FLOOR PLAN. MANUFACTURERS RECOMMENDATIONS AND PER CODE 4" CON , SLAB I I 23, 12 - 16" FIBERGLASS FACED GWB BACKER AT TUB/SHOWER SURROUND \0 1 I COASTAL 2 _ _ _ _ _ _ _ _ _ 24, PROVIDE MINIMUM OF 22" x 30" ATTIC 6x12 HF*2 6x10 H *2 6xl HF*2 _ I ACCESS W/ MINIMUM OF 30" HEAD _ _ _ CLEARANCE PER IRC 801, USE PLYWOOD DAMS TO CONTROL CEILING d� INSULATION REQUIRED * ' 16'-O"x1'-O" OVERHEAD GARAGE DOOR 9 MAIN FLOORFLAN�l 04 JOB NO: LARRABEE LOWER LEVEL 25, PROVIDE PARTICLE BOARD UNDERLAYMENT At VINYL, COORDINATE n i, 2�4 P.T. 6x6 POST WRAPPED THICKNESS W/ OTHER FLOOR FINISHES TO PROVIDE SMOOTH AND SCALE: 1/4 = 1 -0 1,914 S,F, PER�� „ �� �� �� �� PER BLDR. W/ 16"' x 16" DESIGNED: LG LEVEL TRANSITIONS 2-6 16 -O 2-6 -1 2--1�� -10 6 -O 6 -0 MAS71G�4PPLIED STONE DRAWN: JR 3,220 TOTAL S,F, 21'-0" 5'-6" 12'-0" COLUMN BELOW (2 TYP.) DATE: 3/31/2017 26, USE PRIMER/SEALER ON GWB BEFORE AND AFTER TEXTURING GARAGE: 416 S,F, SHEET FRONT PORCH: 121 S,F, SACK DECK: IS& 5,F, LOWER PATIO: 196 S,F, A301 WA 24'-211 14'-4" T I ON NOTES= FO��� 13-lO�i 12�-1" 2�4�1 NO SURCHARGE OR WHEEL 2�411 12'-1" LA N D E D GENTRY WITHIN 5'-O'1 1. INSTALL PRESSURE-TREATED 2x6 SILL (MINIMUM) W/ I/2" L�IAME7ER x 10" E LOADSANCHOR BOLT 4 3"x3"xl/4" PLATE WASHER 0 4'-0" O.G. ATOP NO FLOOR FOR � FOUNDATION WALL. MINIMUM 2 BOLTS PER PIECE MIN. 12'" FROM END DECK LINE ,dr,BV. (S!~E SNIT. A2.1� _ _ _ HOMES AND C O M M U N I T I E LEAST 12 TYPICAL THROUGHOUT 1 — — — — — — — — — — — — — r - - - - - - - - - - - - - AT , i 5 DEGREE MAX. SLOPE ' 'O •------• REVISIONS BY: 6" MIN. ° a� 2. INSTALL 4" PVC DRAIN PIPE BELOW FOOTING 's LOW POINT FOR . I - o Ill Ill 111 111 111 Ill POSITIVE DRAINAGE DURING CONSTRUCTION, VERIFY PLACEMENT OF 4" I M - JR ° Op PERFORATED FOOTING DRAIN PIPE IN FREE-DRAINING GRAVEL BASE - - 6 - 20 - 1� 1 NO f'c=2500 psi ° �po MIRA DRAIN 2,000 OR I O fy=60 ksi, grade 60 „WII D , 009 ---WASHED GRAVEL(OR SIM.) 3, FOOTING-1 SIZES CALCULATED USING ASSUMED MAXIMUM SOIL BEARINGx Q F A I ' NOTES: °, ° r�o pF 1,500 POUNDS PER SQUARE FOOT 1. COORDINATE W/MECH.&ELEC. MIN. SOIL BEARING po I F A = 1 500 PSF ° 00 2 CLR. FOR LOCATIONS&SIZES K ' 4, INSTALL R-10 RIGID INSIjLA710N SLAB PERIMETER (VERIFY INSULATION r - - - -a- - - _ - - - _ _ _ _ _ _ _ _ _ - FOUNDATION/SLAB BLOCKOUTS. OF STORIES °° VALUE W/ FLOOR PLAN NOTES ON 81-IFFY A3'1) I d D ° ' a D d I _ _ _ _ _ _ _ _ _ _ _ _ 2 TALL MAX. NO. — _ _ _ — — — — — — — — — — — — Q 30x24 CRAWL SPACE ACCESS X p0 I '4 L - - - _ - - - - - - _ - PANEL(24x30 MIN) PROVIDE METAL OR SUPPORTED = 2 STICK ° 0 - , I - , o ACKFILLED SO THAT THE MAIN FLOOR IS NO MORE _ , � FIBERGLASS WELL AS NECESSARY. INS FRAMED RESIDENTIAL D .�po 11 �J. BASEMENT 7o BE B I ° I - - - - - - - - _ - - _ _ ' D - �•� _ _ '-' -_� • � ° + ROOF W/ ° o0Q' THAN 6'-0" ABOVE FINISHED GRADE FOR NO LESS THAN 5090 OF THE i ° d p d • o d ' d ' o SOLID COVER SLOPED AWAY FROM BUILDING FLOORS R p B I a I ' - - - I INSTALL 4x8 MIN.BEAM SET ON WALL PLATE ° Q TOTAL FOUNDATION PERIMETER DIMENSION. MAIN FLOOR LEVEL t0 BE I I I I 25 PSF SNOW MAX. �I �o -- - '- TO SUPPORT WALL ABOVE(OR INSTALL �00 IF STUB BARS, MIN. NO MORE THAN 12'-O" ABOVE FINISHED GRADE At ANY POINT (PER IRC I Q I __ _ I � �� I , I INTERIOR CRAWL SPACE ACCESS-VERIFY W/ " Y HEIGHT ABOVE GRADE) I I � I I a (�o LAP SPLICE=24 SECTION R301 STORY •� BUILDER&SEE PLAN) 4" MIN.)CONIC. '° , �� , --�-_ �i ' OPTIONAL fTYPIGAL I I 3. 16x8 POUR-IN-PLACE FOUNDATION VENTS(OR SLAB 12'-0"WIDE (MIN.) D DI . 00 1'-4" x 8" CONCRETE FOOTING W/ (2)04 REBAR CONTINUOUS I I I 3 PLACES) , I o 0 4" DIA. PERF. O � 16x6 VENTS IN FLOOR DIAPHRAGM(VERIFY W/ I I ' I I DRAIN LINE A ' BUILDER). NUMBER PER PLAN. o o GONG. FTG. W/ REBAR PER RETAINING WALL DETAIL THIS SWEET ��I a I ; --; - _� I I 4. 12"WIDE THICKENED SLAB EDGE. EXTEND a •--} ;-t , I I 8"BELOW GRADE. ° o o O ° 0 $ RETAINING WALL DETAIL THIS SHEET F I ' n.° ��° 4'° ��'° �'° $" ' ° � 0 C GONG. FTG• W/ REBAR PER RET _1 ' _ I 5. VENTS TO BE LOCATED WITHIN 2'-0"OF CORNERS. ° O I I ' ° 1 D OVO� .--�--+ I r �-a a -•-`-a a �0 0 pp pO CONC. FTG, W/ REBAR PER DETAIL "9, SHEET A2.2 I _ I ° FLO M a o 0 , , I I LAYOUT SHOWN HERE IS FOR 2x FRAMING. IF Ill�lll�lll�llt�lll�lll:Ill.11t�lll� �Ilt l a l - O O 6" GONG. FOUNDATION WALL W/ 12EBAR PER R404.1.3.2 4 IRC CABLE „z, E ENGINEERED JOISTS ARE USED,MANU- 404.1.20) - 404.1,2(8 I Q I ° I • I d I , � FACTURER SHALL PROVIDE AND SUBMIT ��� - 1 I ENGINEERED DESIGN TO THE BUILDING -, I 'a I 7Z'IQ I 1 IU �� O 8" GONG. FOUNDATION WALL W/ REBAR PER R404.1.3,2 4 IRC TABLE I ° I _ _Y' (TYP. I DEPARTMENT FOR APPROVAL PRIOR TO C HEEL 404,1.2(1) - 404.1.2(8 I 111 FABRICATION AND INSTALLATION. r - i O i ® ' _ i T i O THIS I I TOE - � CI'YP.'-- __ _ _ CHAWBED -r- ROW) ° I t� G 8" GONG. FOUNDATION WALL W/ REBAR PER RETAINING WALL DETAIL Il- I I _ s®--� ° , W FLOOR SHEATHING: WALL DETAIL O THIS SHEET. STEP FDN• WALL PER GRADE (VERIFY ON-SITE) I I THIS ' - `f-,4REA _ I� I E RE D RETAINING WA W I I -- _ I 1.USE 3/4"CDX OR OSB STURDI-FLOOR T&G, CANTI LEV RO,,,, ' (� I � I � cn I Q =•� � t GLUE AND NAIL W/RING SHANK 8d's AT 6" 2 �� _ � �� O 8" GONG. FOUNDATION WALL PER DETAIL "g, SHEET �42.2 � I I ,� OI I I � EDGES&12"IN THE FIELD.FACE GRAIN SCALE: 3/4 — 1 -0 �I (�' I •� I EXTEND COST ;1 � � � x � I �y PERPENDICULAR TO SUPPORTS. J 2'-8" x 2'-8" x 8" CONC. PAD FTG• W/ (2)*4 REBAR BOTH WAYS 4 fox+6 l'? t0 BOTTOM OF .--- - -•_ _ ' il`j 2. PROVIDE SOLID BLOCKING IN THE JOIST O --- - FICATIONS I ►�--� - __ I I a L S P E C I POST ON 90" FELT a I ° S FLOOR SMTG•) ."' �- , � I I CAVITY BENEATH ALL POST LOCATIONS ANT I LEVE R RETAI N I N G WALL I z AND BETWEEN UPPER AND LOWER STUDS C I I , I I Q Y Z O 1'-4" x 1'-4" x 12" CONIC, PAD FTG• W/ SIMPSON CBSQ6r�o-SD82 (OR EQUAL) Z I a I • - - , I ° AT FLOOR L FLOOR HOEDOWN LOCATIONS. W X CONNECTORS TO BE HOT DIPPED GALVANIZED (OR r=Q,) O ► � d 3.PROVIDE BLOCKING BETWEEN I JOISTS H A B C D E G I Q --1- - - FOOTING FOOTING O O I 17 - INTERIOR BEARING LOCATIONS WHERE THERE �j'-{�j" I 1 IS A LOAD BEARING WALL ABOVE. WALL VERTICAL HORIZONTAL CONTINUOUS t'-8" x 1'-8" x 12" GONG. PAD FTG. W/ SIMPSON C88GlQp6-SD82 (OR EQUAL) Q 2'-4�'411 ,d g-1 • `4 1 RETAINED WALL FTG. FTC. SS REBAR REBAR TRANSVERSE LO z 14'-O" __ O HGT. THICKNESS CONNECTORS TO BE HOT DIPPED GALVANIZED (OR EQ.) I �__ , 21�u � � I I � � 4.IF ENGINEERED FLOOR JOISTS ARE USED, HEIGHT POSITION WIDTH . 21'-0" 5�-0" • 3 C SQ66-SD82 (OR EQUAL) I I - o PROVIDE TIMBERSTRAND RIMS WHERE FLOOR O #4 @ " #4 @ 24 ( M 2'-3" x 2'-3" x 12" GONG. PAD FtG. W/ SIMPSON B I I ul JOISTS BEAR AT EXTERIOR WALLS. 9" 6° 24 #4 @ 24 O I I 10" 28„ 0'-4' I a I n 10'-ol' =.t --i---• 5 CONNECTIONS:SIMPSON COMPANY OR EQ. #4 @ 18' (3)#4 CONNECTORS TO BE NOT DIPPED GALVANIZED (OR EQ-) I 11 -0 \ --'--' ;- ' - - ,� -� - _ -�_ _ _ �� ,� i � , r s t 6 FIELD CUT ENDS,NOTCHES,AND DRILLED 36" 9„ 6" #4 @ 18" @ 18„ c0 DANCE '-6' 12" " AB W/ NIGON FIBER OR FIBERMESH THROUGHOUT (VERIFY I � - - - - - - - - - - - I � � � ----' ' � �O I I HOLES OF PERSCRIPTIVE TREATED WOOD 4 4 GONG. SL 1 _ ' " N MINIMUM TOWARD GARAGE DOOR(S) I - _ ® , 1 ° I SHALL BE TREATED IN THE FIELD IN ACCORDANCE g #5 @ 18" #4 @ 18 @ 18 (4) O W/ BUILDER) SLOPE 1/8 PLF d p d • • - ' d D ° • ' • 1 ° I WITH AWPAM4. „ „ 6) " GONG. SLAB/STEPS (VERIFY FINISH W/ BUILDER) W/ NIGON FIBER OR I _ _ - - - _ I - i I FOUNDATION NOTES: " „ 8„ #g @ 12" #4 @ 18 #5 @ 12" ( P� 4 I - 8' 12 60 12 FIBERMESH THROUGHOUT (VERIFY W/ BI.iILDER) � r - - - - - - -- I I THESE DETAILS REFLECT — — r — — 04ANGED ° I Q G I (� I • n � AREA I ° 1 � , �--•►I I A GENERAL HIGHER STANDARD THAN THAT O STUB 12" LONG 04 REB+4R 4' INTO CONIC, SLAB FROM . _ i cA Q OPTIONAL I a i � � I ! , 1 � _ ALLOWED BY THE IRC. THESE DETAIL FOUNDATION WALL a 24 O•G• TYPICAL THICKEN SLAB EDGE r-I-, I I INDICATE THE FOUNDATION AND REIN- FOUNDATION i ° + , � POST 1 I I FORCEMENT REQUIREMENTS FOR THIS (IF NECESSARY) ' Q I a , , , i e I � , _ -- � 1 , � PROJECT. THE CONTRACTOR MAY NOT TYPICAL I `- o I N , ° I USE THE IRC MINIMUMS WITHOUT WRITTEN D R POUR SLAB THROUGH DOOR OPENINGS I _ 1` _ 2-16d PLATE To STUD O I _ I PERMISSION OF THE DESIGNER. OPENING 4 INSTALL •4 REBAR S I a f---© T -4 s O ' i I . MINIMUM 24 IN.WO S THICKEN SLAB TO 6 AT GARAGE DOOR I Q Ix 11 1 I I O c�, I �� 1 1 �I� , 1 FASTENERS. x ID STRUCTURAL PANEL CONTINUOUS I • _ _ � I ••� � � G•c ° 1 �`t' I METAL ELEMENTS INCLUDING, I ° I (T'YP• I T x 1'-4" x 8" GONG, PAD FTG, W/ 4x4 POST ON wo FELT (OR EQ,) I _ _ 1 i ® iO THIS I I CONNECTORS,MUST USE HOT-DIPPED ORIENTATION OF STUD O I c° I I ® i I --; ROW) , ° I GALVANIZED METAL WHEN IN CONTACT MAY VARY AS ALT. 16d NAIL @12" . . U 2'-0" x 2'-0" x 8" GONG• PAD FTG• W/ 4x4 POST ON 90M FELL (OR EQ.) I I WITH ACZA PRESSURE TREATED MATERIALS. ` O 1 s I 1 •o I [R319.31-SEE 37/SP1 GYPSUM WALLBOARD - yO 1-SU x 1'-9" x 8" CONIC, PAD FTG• W/ 4x4 POST ON 90" FELT (OR EG2-) I I I I I In I I till � D I M I •°a vI _ _ _ _ - - - - - ' OPT.NON-STRUCTU - - - - - - - - - J I I - - _ _ - FILLER PANEL I L REMSED NOTE: - • ° ` J ~ °> d D d o d D d n . . • e p d - I I 5/16"-1/2" CONTINOUS WOOD FOR ANY CRAWL SPACE AREAS NOT HAVING VENTILATION OPENINGS, I flil , o — — — — — — — _ — ON SUBFLOOR,Wf�UCTURAL PANEL _ - , - - - o - — o 6d COMM ( `' - - 8d COMMON NAIL(ROOF) BRACED WALL LINE THE FOLLOWING GONDITIIONS MUST BE MET: ^ I r — _`,q�--►tIIpGE SPACING 6"o.c. 1, EXPOSED EARTH SHALL BE COVERED W/ GLASS1 VAPORCAsES ER I UL ED INTERMEDIATE SUPPORT 12"o.c. W/ JOINTS OVERLAPPED 6" MIN. AND SEALED OR TAPED• III �} D ALT STUD " OUNDATION WALLS AND ATTACHED 4 SEALED - I o I SHALL EXTEND 6 UP F - I I ` - - - '- u I 2- j 7 CORNER DETAIL TO FDN• WALLS OR INSULATION (SEE R405 3)• ICI--® I 1_ - o a - o o - a • • I !j 2. CONTINUOUS MECHANICAL VENTILATION w A RATE OF 50 GFM PER EACH I I I OPT.10 I s I _ ` _ _ - �-+ 50 SQUARE FEET OF CRAWL SPACE FLOOR AREA (SEE R408,3) I DOOR ,�1 '° 04 "i'-11V2" 3• INSULATE CRAWL SPACE WALLS (PERMANENTLY ATTACHED) FROM FLOOR " (MIN.) VERTICALLY (SEE I ABOVE TO FINISH GRADE AND EXTEND 2-0 I N1102.2.11) I a I FULL HEIGHT BLOCKING A - AL FRAMING ADDITIONAL I I I CONTINUOUS RIM JOIST A 1Go.c ALONG MEMBER DIRECTLY ABOVE BRACED WALL PANEL BRACED WALL PANEL dl I a I W I ° - - - - - - , i I I A�--►I a I OJ -04 rI- TOE NAIL 3-8d _ 1 I o 1 _ LAR RAB E E 8d @ 6"o.c.ALONG AT EACH E 8d @ 6"o.c.ALONG PANELNAILS •t 1 — — — — _ — — — I 1 BRACED WALL PANEL BRACED WALL P MEMBER I v I J I BLOCKING 1 I :- - - r P •v , LOWER LEVEL _ .L J_ -, BRACED WALL PANEL �-BRACED WALL PANEL I 4 I BRACED WALL PANEL I I E I I Q I 3-16d AT EACH I I I I I O 3-16d @ 16"o.c.ALONG 3-16d @ 16"o.c.ALONG BLOCKING MEMBER I I FOUNDATION PLAN BRACED WALL PANEL I 1� BRACED WALL PANEL ; ;- r O COASTAL 1 & 2 L - - - - - - - - -- -- - - - - - - - - - - - 1- - - - - - - j - - - - - - - - - - - - - �- ■ 11' • 2�4" Jos No: LARRABEE LOWER LEVEL FULL HEIGHT BLOCKING ►'-3° l ADDITIONAL FRAMING '-4�i° C,J CONTINUOUS RIM JOIST MEMBER DIRECTLY ABOVE @ 16"0.c.ALONG CO) BRACED WALL PANEL ,�.-On rj'�p" �N© W DESIGNED: LG BRACED WALL PANEL Ir PARALLEL TO FLOOR/CEILING FRAMING 3'�� 11 9 "-' O DRAWN: JR WHEN P 6 Q z DATE: 5/19/2017 L CONNECTION NS• ONSTR•ICTION TO F. u_ SHEET BRACED WALL PANE BUILDER TO VERIFY All. DIMENSIONS. C 0 2 3/4"= 1'-0" COMPLY WITH THE 2015 INTERNATIONAL RESIDENTIAL GODS, f=OUNC)ATION FLAN 2015I,U,4SNINCsTON STATE ENERCxY U 2015 UNIFORM PLUMSINC� CODE. � FERAL CODES. `� CODE 4 ALL AFFLICASLE LOCAL, STATE SCALE: 1/4" = 1'-O" WA 14'-4" 24'-2" 70, 4'-51/4" 5'-5 4'-51/" �'-6 4" 10'-101/4" 13'-10•�" 241-IV2" LANDED GENTRY 254" 12'-1" 12'-1" 2�,411 HOMES AND COMMUNITIES REVISIONS BY: - - - - - - - - - - - - - - - - - ® - - - - - - - - - - - - - - - - P.T. bx12 D -L*2 F.T. &x12 D -L*2 6 - 20 - 11 JR P.t. 6x6 OST I (3 TYPICAL) O �4 I COVERED PATIO I 4" CONC, SLAB c1D (2)4660 XO 11 i I - - - - - - - 4x6 HF*2 4x6 HF*2 _ _ _ _ _ _ _ Q ,- - SEE NOTE *14 ) [_­IIi fl! SHT. A3,1 1 5 1/5x9 GsLB 2 F-V4 DF/D I I 6080 FRENCH DOOR I I I 4xIO NF*2 I I II I 14 `�' BEDROOM *4 I I I 1 1 1 - I I I- C-4 14'- 2 3 O 1} II 1 5'-41/4" 5'4%4" 1 I I FALSE BEAM ABV. (TYP,) 0- x IQ 1 — — — — — — — — — — — — — — — — — r i— — — — — — — — — — — — — — — — N 1 1 3 4 '12" BIPASS 1 1 O 1 (L U W_ I � IOO CLOSET 1 W �1 1 1 I nl = 1 - - - - - - - - — — — — — — �� _ � �I I FAMILY ROOM zp � x 1= �' SHELF t ROD 6 -O 2-8 Q w I i 3 O � 1 I O 1 d) } W_ Q I i I Q I I (v_ IL .I I cr 1 � I I cxx ^Qyx 1= OI '1• I I — — — — — — — — — — — — -L L — — — — — — — — — — — — — — — 1 10 IQ I - - — — — — — — — — — — -rr— — S I W I I I BEAM ABV. - - - - U V I CA �, I lQ U (SEE SHT, A4.2) 1 s 1 Q z A BEDROOM *3 to I Q � l ci 11 O X I CHANGED I IIIt x iW_ p (L O I " O I I `1' 1- AREA 73 t!_ I I I I 1 X ix 'b I SEE NOTE *14 I 4'-11" 4'-6" 1 I 2'-5" 9'-O" 1'-115" I �4 SHT. A3,1 Ul I 1 I I 1 _A ( 3 D 0 1t.1 0 )- - D tr v • � Z o Q > 1 v _ ca o o P XCIA v AA _ e BATH X 4 cV 4 D v a . ° X 4'-1" 2'-10" Imu - Z r Z ct) 2�_8 2'-0�� J s c1 v D HALF WALL W/ : HDWD. CAP Q4 'D P 11 EQ. KISERS ct) � D 3�11 oD A DDCC B I�G ISF- v . Q d D d p d D d p e d D d o v FLOOR LINE ABOVE FLOOR DLP IQ, R CA LINE ABV, o - ' o e 4 A D v v a v 4 v a •,•V D C v , o . s v o v v > sa ' s 4 4 D D , D C N o LARRABEE ' v o D > 4 4 LOWER LEVEL D v '4 O LOWER FLOOR PLAN v 00 AN e p Y COASTAL 1 & 2 4 4 D D • v q v • L v - 9 v . • v q v JOB No: LARRABEE LOWER LEVEL 21'-0" 12'-0" DESIGNED: LG DRAWN: J R DATE: 2/28/2017 SHEET LOWER FLOOR PLAN SCALE: 1/4" : II-Om 1,306 S.F, A3m2 WA LANDED GENTRY PROVIDE HOLD DOWN TENSION HOMES AND COMMUNITIES DEVICE PER R501.2.4 t FIGsURE R501.2.30U NOT LESS THAN (2) REVISIONS BY: LOCATIONS PER DECK, 2'-0" P.T. 6x12 DF-L*2 P.T. 6xi2 DF-L*2 MIN. FROM EA. END OF DECK, EA. DEVICE SHALL HAVE 1,500* 6 I� JR- 20 - MIN. STRESS CAPACITY P.T. 2x8 P.T.1 2xI8 DE K 10157 5a 6" .C. LEDGER jr 4x6 HF*2 4x6 HF*2 I r r u r L JL JL JL JL JL J JLxBJ��J JL JL" JL JL L JL L IJL JI 3 118xS CILB 24 -V F F 4 10 HF4 I � (2)2xi 2JLJL � � 3 C I O W r 1 I M O r 1 I d LdiI W Y r 2x 2 F*2 FL J IS S I ' O C. TY .33' D ) r N I NON-BEARINGc WALL ii U O 12 F- *2 L IS 12" O. r 0 I I d x u I 04 N N J x L X OL i —I r � I J L r— I 6 x2 Gc 24 -Y D /D C I (2)2x12 I ��3/ N x AAJLAJ11-ANJ�JLJ HJL Lj S_ LAJLJLJU hLJLJL ( )2x12 R I r FI� ]FIF �FIrIrIrIr ­1F �FIrIrIFIFIrIr ­1FIF : cA I II 3 } I O O 13* it W d I CHANGsED 2x12 I 2 12 F O R OI tS g .0 ) ~— AREA — I N3I11 W�IIfn 11 (� = LL U I ED I I I LJLJLJLJL > D Q A D A v D Q d D A D Q A D d D 2x12 Q 4 — — — — — — — — — — — — — — — — — — — — — — — W3 In 2x12 FLR. JST, BELOW 2x12 FLR. ST. BELOW 5 ACED WALL AgM BRACED WALL ABOVE O w • F (Q � s a 'Q � —1 D NtL 7 Q ' a ZNt Qu \ q x x s U (2)2x12 'tt = = = n I r BEARINCx X X WALL -�� lEV1SED a n I� J n Z ° LT V FLOOR LINE ABV. a o a _ a -1 O p It X a n P.T. SLEEPERS ON .° 17 SLAB FOR FLOOR a � A AREA ABOVE tn F- v n , n U 04 v v e X p v 04 •V D IL v . _ , .a e x v v • < LARRABEE v v a LOWER LEVEL s ° v D v v v e MAIN FLOOR FRAMING PLAN v COASTAL 1 & 2 a e o D IV JOB NO: LARRABEE LOWER LEVEL DESIGNED: LG MAIN FL00mm FRAMING PLAN DRAWN: JR DATE: 3/31/2017 SCALE: 1/4" s f-0" SHEET 2■ WA 1xil I 1' N I 164 z ; f LANDED GENTRY HOMES AND COMMUNITIES J I I A I 5', NORTH, SIDE YARD � i � y;;" i 10DRAINAGE BUILDING SETBACK I GENERAL NOTES ; E I ! OWNER. > EASEMENT F LANDED GENTRY I ! 504 E. FAIRHAVEN _______, .._____ . __,, ...-.- __..__.,,.,..,.... 209.0 __.E ! BURLINGTON, WA EXIST 113.37' I 98233 GRADE I 1-(360)-755-9021 11,`, i 25.22' 66.00' LOT LINE j I BUILDING: 1ST FLOOR AREA-22.141' ( - 1914 SF 1' 306 SF PROPOSED 4" SCH 40 PVC DRAIN LINE 2ND FLOOR AREA , TOTAL FLOOR AREA- 3,220 SF o o ' _....._ __. _.. GARAGE AREA- 476 SF ...0 4.6T 1204' � N 43.29 SITE: SSC 6.00' 220.72.00SD 26T EXIST TYPICAL GRADE ( _ . YD - �� .. - - - - - 1 '_. :.. - �O D S ZONING. U.D (UNDERL PING R2) SS 1 i 20.36' ALL SETBACKS IN COMPLIANCE 11110 SETBACKS WITH CITY GUIDLINES SIDEYARDS MIN 5' REAR YARD MIN 10' FRONT OF GARAGE TO ROW 20 1 PORCH I iy V ' 1 ; i ; I HEIGHT.• 20, EAST, MAX. ALLOWED: 35' 1 w , i PROPOSED:UNDER 1 E r o — FRONT YARD PARKING: r' '—'� , LOT 26 I BUILDINGw ,� I PARKING SPACES PROVIDED= SSCo 1 W ; i SETBACK 2 IN GARAGE, 2 IN DRIVEWAY 1 > i I i Lo O , I uj WE REAR YARD u, • ... BUILDI ETBACK L7 LOT COVERAGE BUILDING S.F. REA: � U w 1 � PROP. 4 SS I I I0 > z 1 SERVICE LINE I I �"�" LOT AREA: to — 1 : i 8,175 S.F. CL — 1 TEMPORARY SALES ; PERCENT COVERAGE. O = Q 1 OFFICE ; 2 713 8,175 = 33.29 0- Co 1 & FUTURE GARAGE a Co 0 o i N 221.4 I ' I EXIST I I 1 J GRADE I I 1 / _..., r.._ _.... I JSPOU T YD S - / ss.oo' &_ LOT LINE //20.00' % PROPOSED 4" SCH 40 PVC DRAIN LINE IN � 10' UTILITY EASEMENT LINE ,. % <« / F_ - -- - - - - - - --- - --- - -- - - -- - - -- - - -- - - -- - - -- - -- -- ,. ~^ // 0 Z 10', SOUTH, SIDE YARD BUILDING SETBACK & 10' LOT LINE & 207.5 UTILITY EASEMENT LINE EXIST RIGHT-OF-WAY LINE 216.4 GRADE EXIST // GRAPHIC SCALE GRADE ' / 6 0 3 6 12 f�1 % FH o' / WM j WM / ( IN FEET / Horiz. Scale: > Inch = 6 Feet v j / 74 . T 48 NORTH .. Rv,a..� ... 3>,..e':'<.:.... 31 LARRABEE LL, 2-CAR LEFT CURB & GUTTER TEMPORARY SALES OFFICE SITE PLAN y < / _ . .. _ LOT 26 '<S`k�f Z..i.:lc.�a�f �..�.l s. --.:�;e� .,....,... ...: LATITUDE � 1505 LATITUDE CIRCLE , �... �� . ,, ANACORTES WA ,� , , JOB NO: PLAT OF "48 NORTH" Z. DESIGNED: LG a' DRAWN: \ / DATE: 3/31/2017 (REVISED 04/14/2017) u u SHEET �, 1 of 1 PROVIDE HOLD DOWN TENSION DEVICE PER R501.2.4 4 FIGURE LANDED GENTRY R501.2.30U NOT LESS THAN (2) LOCATIONS PER DECK, 21-0" P.T. 6x12 DF-L*2 P.T. 6x12 DF-L*2 HOMES AND COMMUNITIES MIN, FROM EA, END OF DECK. EA. DEVICE SHALL HAVE 1,500* REVISIONS BY: MIN. STRESS CAPACITY 6 - 20 - 11 JR P,T 2x6 P.T. 2x1 DE K IS m 6" Q.C. LEDGER .T. 2x8 LED ER FEe L JL JL JL A AJL JL JL JL JL JL JL JL JL JL JL JL JI NOTE: FLOOR JOIST TO SIT ATOP PONY WALL OR WANG FROM TOP EDGE OF PONY WALL q q (VERIFY ON-SITE 4 W/ BLDR.) j -N Al 8,_o„ f q �i (2nx12 i I d CHANGED �Q q I I5x24 (MIN.) CRAWL (2)2x12 m AREA ttt 16" x 6" CRAWL SPACE VENTS Jf SPACE ACCESS +�- 04 (14 TYPICAL) LOCATED IN _ - - - -,' U = FRAMED PONY WALL OR IN CONC. FDN. WALL (VERIFY x = x ON-SITE d W/ BUILDER) 6x6 POST (EXTEND - - -' �a TO BOTTOM OF (}� FLOOR SHEATHING) IL 4x4 POST r---CHANGED AREA (2)2X12 (2)2X12 J - - - - - - °° r P.T. 2x12 ° L. LEDGER J ° ■ P.T. 2x12 LEDG ut ER a u ° L : x p L a J p ° L J � D L J p i D p- v u D �B—� RiV�C.`9 d I ° ° L. J • r P.T. 2x 2 LEDGER L. J lk .gyp al I • I v � I " I I ° v I � I I ° I I I LARRABEE a l LOWER LEVEL v I I LOWER FLOOR v I FRAMING PLAN COASTAL 1 & 2 JOB No: LARRABEE LOWER LEVEL DESIGNED: LG LOWER FLOOR HRAMIN(3 FLAN DRAWN: JR SCALE: 1/4„ _ V-011 DATE: 5/22/2017 SHEET 3■ WA