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Permit File BLD-2018-0039 (2) 1410 Latitude Circle
,.�' X Gi City of Anacortes Invoice/Permit#: BLD-2018-0039 904 6th Street Applied date: 01/25/2018 P.O.Box 547 '- Issue date: 03/02/2018 - '' Ctrs' Anacortes, WA 98221-0547 r Expire date: 08/29/2019 ' 1iii� art (360) 293 1901 Job Address: 1410 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 ANACORTES LLC Contractor: LANDED GENTRY DEVELOPMENT INC Address: 504 E FAIRHAVEN AVE Address: 504 E FAIRHAVEN AVE BURLINGTON WA 98233-1846 BURLINGTON WA 98233-1846 Phone: Phone: (360) 755-9021 License#: LANDEGD062D4 General Information: Fees: Occupancy Group it-1 Plan Review Deposit 200.00 Use Zone R2 Building Permit Fee 2,600.95 Basement Square Footage 827 Plan Review Fee 1,490.62 Lot Area 10690 Mechanical Permit Fees 123.00 1st Floor Square Footage 2109 Plumbing Permit Fee 174.00 Garage Square Footage 1001 State Building Code Fee 4.50 Deck Square Footage 375 Sewer Inspection Fee 50.00 Porch Square Footage 90 Storm Drain GFC-Residential 1,597.48 Building Valuation 386400 Sewer GFC-Residential 9,482.66 # Forced Air Furnace<=1,000 1 Park Impact Fee 615.00 #of Backflow Devices 1 Traffic Impact Fee 2,641.40 #of Bathtubs 3 Total Calculated: 18,979.61 #of Clothes Dryers 1 Deposits/Receipts: 200.00 #of Clothes Washers 1 #of Dishwashers 1 Total Due: 18,779.61 #of Gas Fireplace 1 #of Gas Piping 5 - -0 m CD#of Gas Water Heaters 1 it : u: r- t-- µ fr. rn '-c: rn to #of Water Piping 2 �' =` a 1 CO 1-+ #of Hose Bibbs 3 .. 1' = �' ~' .+ .-, :-r .-. , , in #of Kitchen Sinks 1 (...4 .-- CO 0 #of Lavatories 4 ''° 4.- CDa• #of Other Fixtures 1 �` M. -, ,CO. m - #of Range Hoods 1 . .- `' ' , #of Showers 2 Zn ▪ rn t. #of Ventilation Fans 5 :: I' .` , #of Water Closets 3 _-.- co * r"_7 CD C:7 ▪ m GJ 1 M• - hJ .--• m ,r, n <.: r- _-1 .-- CD ---- a, :D T 1%0 i at :2: G O 1., ri-1 .-- i, .-•- .-. ...• = oz. , , OD OD c. -1 'ij ,t. ,-•. -4 --J Zn .-. 1,0 I --1 --I r r-n CD •- ,r Z. CO .-+ �► �3'" City of Anacortes Invoice/Permit#: BLD-2018-0039 904 6th Street Applied date: 01/ /2018 P.O.Box 547 Issue date: 03/02/2018 Anacortes, WA 98221-0547 Expire date: 08/29/2019(360) 293-1901 THIS PERMIT BECOMES NULL AND VOID IF WORK OR CONSTRUCTION AUTHORIZED IS NOT COMMENCED WITHIN 180 DAYS, OR IF CONSTRUCTION OR WORK IS SUSPENDED OR ABANDONED FOR A PERIOD OF 180 DAYS AT ANY TIME AFTER WORK IS COMMENCED. I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE AND CORRECT.ALL PROVISIONS OF LAWS AND ORDINANCES GOVERNING THIS TYPE OF WORK WILL BE COMPLIED WITH WHETHER SPECIFIED HEREIN OR NOT, THE GRANTING OF A PERMIT DOES NOT PRESUME TO GIVE AUTHORITY TO VIOLATE OR CANCEL THE PROVISIONS OF ANY OTHER STATE OR LOCAL LAW REGULATING CONSTRUCTION OR THE PERFORMANCE OF CONSTRUCTION. SIGNATURE OF OWNER OR AUTHORIZED AGENT IS HERRIGSTAD ENGINEERING & SURVEYING Civil Engineering&Surveying 4320 Whistle Lake Road_ Dale Herrigstad,P.E.,P.L.S. Anacortes,WA 98221 (360)299-8804 May 8,2018 Paul Ingals City Building Inspector City of Anacortes PO Box 547 Anacortes, WA 98221 Subject: 1404, 1410 & 1605 Latitude Circle Lots 1, 4 & 23, 48 North,House foundation survey layout. This letter is to inform the building department that I staked out the foundation of the above referenced lots prior to concrete foundation footings have been poured on April 17, 2018. House corners were set with hub and tack at 5 foot offsets or as shown on the stakes from the four furthest exterior points of the house foundation. See attached drawing for approved site layouts. All corners meet city setback requirements. If you have any questions or need more information please let me know. Sincerely, Dale Herrigstad P.E., P.L.S. dale@herrigstad.com . i tx1s1 . = HOUSEMEMO EXIST. Oilna LANDED GENTRY _ H O M F. S AND COMMVNITFFS PROPOSED PERIMETER SILT HOUSE GENERAL NOTES FENCING (TVP)PER BMP C233 CHECK DAM PER BMP C207: CHECK DAMS, PLACE SILT FENCING ON OWNER 183.7 GOWN STREAM SIDE OF AS NEEDED. TRY EXIST STOCK PILE, PER BMP C233 • LANDED A HAV GRADE \ I 504 E FIRAYETf 9 7 CiT7N, WA ! : Last aoo 1EXIST OLD ate - -735-9021 -_ x O x x _-x.._x .... ... ...... .. .. .. • ,. ...• INLET P' TECTION PER C220, `max�_X att► GRADE • BLOCK • ORAVELTILTER E ' x x x�_x x X BURDINQ �`nXIST. SD L Mg '� RING �—x x�- ��x_ :.:., :.,,.:.' ' �( ONNECTION amp 021.II coNS1RUC110N -- / ! H �4�•• SOIL pUAL1TY AND DEFT } PROPOSED 4'SCH f - •f -f d �x x-.�- ' MAIN FLOOR AREA- r - - - -r « ! CDRAIN :. : a / / ! a 1 it �-r,/. _ z°0 fr 40 V xqa • �I i GARAGE/SHOP- 1r003 Sc NE- tar_ �. . r/ . • i'/ /' ;! �' E f$TING 10' FRONT 7ARD i I I �' '�'•`. �' I .. IR" / f--- / / • SITE: SETBACK h unurr r i' ! / ! S ORMORAIN EASFi{/E7}if UNf I ; / ' , ' .;:. / �, !' / LINE (TYPICA ! 1 2U' fRONL YARC �� / 15 : 1 RESIDENTIAL LOW DINSIIY / i / / / / x GARAGE SER3,4 — ' • ' '' �' / / I PROPOSED 4' DIA. // ? i • � ' / / I 1 1 SOIL STOCKPILE SANITARY SEWER 1 1HG & �� i / / j/ / : i ' i EOCATOh) / 05p5- jO pTN N ALL SET Y GIJI fN COMIPUANGE 7 LOT LINE ( (COVER WITH PLASTIC , / WO LOT LINE WITH CITY GUI0UNE5 ' ' 1 •2 URING:STOR, EVENTS / / COVERED C SOW- • $IDEY 15'_ COMBINED . yC. / / t - 7 Y0t.60 AFF DECK 6 i REAR MIN 30' / / / / / / 1 / ! / ; LANDING i r r �/ 101.50 LIT ' , / PROPOSED PERIMETER FRONT YARD AIM 10, 20 GARAGE / /: I E /' / / I ( 1 / ' /' ( a CONSTRUCTION FENCE ,J( I • PER BMP C103 ! ' /' / / 1 ,• ' /, / / // / # x 1• ,• ' ' I � 1 PORCH ,�/ , / , AlA)LHEIGHT ALLOWED: 33' /• /r / % / PROP SEO 4'SCH �' _ -� t_ /, C0 •n KPROPOSID:UNDER f � E _1 . JO' REAR YARD • PARKING`/ 40 $DRAIN UNE / Hiliel. BU/LDINC SETBIt�( 2 M GARAGE 2 M DRIVEWAY i iI / • LOT 3 , • x 7 •, , • LOT 2 / ;/ / / / SANRARY SEWER / x 1 ��J 4I • oRtVEWAY, J2GGMOP ..: fljr . - GE / / INLET PROTECTTON PE' 220, ,BLOCK d GRAV L FILT " 1YPEI• 1 '' ` / L r. . • /j f i' . LOT AREA:/ / E i a if ;` _ 10,690 SF. �•/ ! •! / / / I ! �• -• .L �` -n _ , T ' • PERCENT COU£7�AGF // ; / •/` d'CONCRETECURBORl/ ' I--- !' Z273 / memo 2L31r / •. THICKENED EDGE �+is"' � 1 _ . 1111 ' / , ' , , �, / : �d q MAk1MUM ALLONEa: 37.3x / •// % I I PROPOSED•�ERIMETER SILT / •r I / • -, ` O a O 9 • FENCING (TYP) PER BMP C233 ( \ I + 150.6 / ! LOT UNE . ' PROPOSED 4'SCH i ' .. IMPERVIOUS COVERAGE /` fl 1 + 7 —� I t EXIST / ' CHECK AM PER BMP ' I /' / ---111 GRADE , C207: C ECY DAMS, ) , 202.0 ' I / x I ; JK� ; 40 PVC DRAIN LINE AS NEEDED EXIST j J ; ( / _ow • \ GRADE BUILD/NG` 1.935 SF. I I I. / ; I L. .. : J,/ , ...... . . .. as " STEPSAVALKWAY? 60 S.F. FRONT PORCH: 84 SF. • 1 T I /fVN_W ig K. r �,_... ... 1 .. / 1 I LOT LINE ,(1' /' (• AL ACK: S 1 1 it i / . / ' PROPOSED PERIMETER ' ! r" / 100.5 i '� / • / • CONSTRUCTION FENCE • h 1 • �' GRIAOE / PER BMP C103 LOT L;6DOASF. I`.,. i E\. N j i . /:* , . .r ` n , , / . PERCENT COVERAGE: ., \ ^. 1 N . I• r % 4,083 / 14690 J&2X H' 3 N. .'44EXIST. SANITARY A i / f i MAX►MUA/ ALLOWED: 48 OY y \ '\ SEWER LINE / t ` / 1 i / LOT ABBREVIATED LEGAL DESCRIPTION: • � ( > `• ; • ` � �� /? ,� ;' �� 1, I ! , N. \' t / LOT 4, 48 NORTH PLAT & PUD, SECTION t `, \. } - - ;' 22, TOWNSHIP 35 NORTH, RANGE 1 \ ..185.6 ,� •1 r ' EAST, W.M., CITY OF ANACORIES, _ �� GRADE �\g ,, �` : TEMPORARYCCSNSTRUCTION ,` SKAGIT COUNTY, STATE OF WASHINGTON, I— ''iir , � XIST,SS \ % • ENTRANCE' Pth BMP C105 7 A.F. 201705020028. CONCRETE > , `• SSMH • } '', �•NNECT(ON / �11RB b GUTTER / r , WM `� \ ( . (SIZE TO Ef Z SDCB i` LOT LINE & `� S F '}' / i , FIGHT-0OF `® ..WM 1• \ / I '�'/ LINE � � . \ i j 192.3 \ L 1. i�UE -\ t}s `` 1 . i I ! •/ GRAPHIC SCALE \� ! ' y : iG� \ 1` "" !••... Erosion Control Notes for ReoldenUnlConahutllon GNoI 10 10 20 1 R \ GRADE 7, i G qy ! J Z. \ ` \ , , / Qr. - 1.:.• . `, • l . A. Erosion Control Beni Mnnngemont Prndlcas shall be In place per IN FEE7' fIo'I'LI�. 5onLor: 1 Inch 10 1r1•e! I \' r '' � / / +' the accepted site plan prior to any conntrudlon rand. _ :� : / .",. B. The erosion control shall be Inspected once a day and modl0ed i ' i : 166.3 IA t A:'_ ° , to moat the surrounding conditions m needed. • \ I EXIST G \ / / ,/+ i'.� C. The storm drain nyntnm shall be cleaned dolly (Section 7-07,3). 48 NORTH f GRAD f `' J J''. "" All drainage s mama shall be cleaned to the acceptance of the E ; I COWMAN i \ i Y P ;' City of Amcortom arias to aceeplrneo of the nroJed. //J • ' " / /• ( D. Stabilized construction entrances and roads shall be Metalled et 2-CAR GARAGE RIGHT �' ' / ,.- _ _ — — • 1 • i !` the beginning of construction and maintained during the duration \ \ t I• of the pro)erl. AddlHonnl measures may tie required ouch rs ,�, % / i '•• . . 1 . i °`t, / ,/ wash pods to ensure that all paved arena are kept clone. No mud i TNLET PROTECTION � ' to allowed to aster onto CI nePts. p `' '' • / City EROSION CONTROL & SITE PLAN / PER.,1220 CATCHBASIN ! \ ' / : / / I 1 i 7 % / / E. Any soils exposed that will not be disturbed for two (2)cloys Je. FILTER TYRE ., i / f during Ihn wet season or seven (7) dnyn in the dry 'mason Murll LOT 4 (P133662) ' ,�' / /` >'- i I L I • / bo Immedlntoly ntabtlized with the approved ESC methods ; , �f� / / ' \ 1. I ,• J ! ;' - ' (needing, mulching, pinellc covering. ale ) 1410 LATITUDE CIRCLE e ` / \ I ` 1 / LOT 6 F. Two (2) weeks prior to the beginning of the wet season (October A" . // / '' / `,, \\ .• • / 1 ' J'. 1), nil disturbed areas shall bereviewedtoldenfty which ones ANACORTESI WA /� •/• ,` \ 11. ' ' con b9 needed In prcpnrntlon for the winter reins. Dlmlurbed 1h Ild// , ` • , \\ • _. , • I•. ''S'I '! - ' areas s r be seeded within one (1) week otltro beginning of the f , • • • ,.- - : 11 ..- / ' ( wet season. A akelch map of those areos to be seeded and those / /• / / areas to somata uncovered shell be submitted to the Project JOB NO: PLAT OF '48 NORTH" / / \ 1 1% J Monnger, The Project Wringer con require seeding In eddltionel / / f/ ` / ( : oreae In order to protect surface waters• adjacent properties orDESIGNED: LG >>` 5 :•, / 1 J / J drainage Ia lllllen, DRAWN: LOT 32 !/ • ` G. Penalties for an Erosion Control violation me subject ton $300 to >r�"'""".......:4A .--... . Penalties for Violation. Each DA TE:I i / S1000 fine under Chapter 17.66 Pena t D TE: 01/19/2018 J; ,f� ;/ - • •.i ,:: SSMH i I f j I/ /_ ! dny Is considered n different vbtnfon. SWEET / / ( ; 1 of 2 / __ . 1 + / ' / .."/ //• Erosion Control tkIu.for ReeWnlel Canetruukn-dryo4 �^ , - • ' I/ ABBREVIATED LEGAL DESCRIPTION: An° """•' IIS / ; // LOT 23. 48 NORTH PUT 8 PUD• SECTION 2Z, fr __ f•• 'r �. : \ .! I TOWNSHIP 35 NORTH, RANGE 1 EAST. WM„ DIY A. Eoaa cmvden+IM,napennarrnnict. du76nInNnM / OF ANACORTES, SKAGT COUNTY. STATE OF per theaccented+R•planp4wI,anyor*uS,nstart. • \. / / WASNINGILIN, A.F. 2017050200?� / 0. The oreston coned shell to inrp•ckd Dorn o dry snJ medlA•d �� a ! / / +/j/ •/ C. Tha�1m dal eyai„m duieb itc dace mf ddy(Sect'. 7.Or.]� +' , ;+ Al draws syeM1mnhillbed•+nedtoPoeccepraeaofrhr LANDED GENTRY • / // / / / D SI.Nti4 canatructon I•n nose. and Toptance el ols shillE•Nnaa.d �• . .� •'� //'/ ,' n,umDnptnntnpcI w.tucQ+nnndmrlr,Inlned4wlnpn,e H n br R. c AND r O \r 1•t tr N r T t FS - j duration of Iho peeads to.Additional ell aums payed may rte.aryl t 4 GENERAL NOTES •,..,� / ' .% + ' aud, ne wash pads to en sum •l pnwd e�aaa a+Erpl ,• l TRACT C , - ' then. No miff I. flowed In enlm cafe City *Leyte + I y, / +.i.•• " : r11 / I / E. Any eels n.ptwod Pet wil not tm AMMO ice Om(2)days I. /... r /', l ( r dry remon ab.t , VEN / ; �`� / - /�I• %' bred..medlaalyelsbll:ndwphn,eaPpreuedFSCm.Nnd. OLAN504 EE. FGENTRY /// (ecedk+p, midthMg, ptnatk tevokp, ok.) LANDED GENTRY , •` /' " - / • x, Two(2)wtob.pior to the b•gtentna of the wet wa:n ,•'�. I , .,.' ' (October I). al dlahrrbed arena she,be rminwed io t]mruly BURUNGTYXV, WA / �' // / vino:Dona can bo emdnd F pmpamfnn rm the &1$et nh+. 98233 / i /i- /+ Dkmrbedamaaehalbe seeded wludnone (I)wenuotthe 1—(380)—755—9021 •••,.! �' :' / boutnnlr0 elf the wet eoair.A aYotl+map of those mess to •' P7)' / / f' be acceded and Those amss to remain uncemsnd shall be BUILDING / ` 4 / : / MAIN FLOOR AREA— $}09 SF :lie,frs / / / �tr� Io Ih h o�Itmro roae In ceder b prod ace .t .. .. / .-•'' s walnrq ndixent prrpmlas ar drdnnpe NcOMar. roe d e ee ./' • >' I . +.-' / O. ren•Mrte Ic.en Erosion CoM'ct yYAelbn tea+tAixt b e S:mo .,„7_,AE,_,_ 2' / r?�••. � // .-,./ / lot 1000 IYn undue Chaplin I7,68-PanoM•s is Violation. iE .. �. Ee9rdayknnnadnr•dn.odor.nt.ti,lad•n- GARAGE AREA— 745 SF ,�T - + ;/ 30' DRAINAGE & yJ({(�y]p/��p' *jr=(}� ::::... �' n, L ..,...is..... �/ FEI TVDfi PER OVP tlt] +' , 4 r JY / rr/r/+L A fit,SEWER EASEMENT .,.: / i182T !'l 1 i SITE: • r JR31' �� / / ` / Q'• / ' f ZONING EYLST / �^ • /• 40.78' V V • J`••••' •^... P.U.D (UNDERLYING R2) aRAOE / /� / 1. / Cl>▪° (u, SETBACKS :, . _ . _ --J * .—._._> Z. •▪• / f LL p DLNME OMPUANC£ f:::;.,::::::':: ::::''. - • _•• — •—• •— •—•—�- . ... .—..—.—+— ' - • SIDEYARD M1W 5, 15' CC#JBINED t / b `' tortntE / REAR YARD MIN 20' ` •• fN� / rA - / FYIOrOSED•t'aCN.IO rVC DnAOJIMF ey19:P0 02 4 'OOR,OTD£C1H t ,r / i', 19:.1 ill is .'' . NO d 5D` FRONT YARD MIN 20' ,, li:.+w / / :• gOtL Ot1AUTi N Q. . 13 , EMT - / J y r,' R! ^ 1.00' -- • 00' t . �. ; n.oE </ f- HEIGHT: j`r. fir' �— •% f S. +` A r, r ' "'' / y + Os OVERHANG ABOV { Os f s l t PARKINLT `i • l� I .0 s,Attr LOT LP4F t / ' '—• r' k ; ; PARKING SPACES PRDV1Dmaa morn orw Ir �� I / I �-_, k /. p U I i` r 2 IN GARAGE, 2 IN DRIVEWAY •• / ,1,5 WW y4•,:r R. ! : � / a � N _ ; 1 i Y. _ IMUTTJASRFVOgaiwcn • I - }` % } LOT COVERAGE il. • I ;I ♦♦ i / •/, q ;' 1 etiamNC AREA: 2,209 S:F• • cunt i — ♦ SSCO ! I / Z PORCH AREA 54 SF. f : nlLET PROTECTION PERC27o. CUTTER i �}. � se as . '^ I ;' 4: ' LANDINGIEPS 5 CA1CIIlrA7b!TITTER TYPE / , ! O ram. • I � a PAnoA( arrtwd ) / , 20' REAR YARD Tvrac AREA 01.01. Qupc111.1 co tPUcH o ; 16.1].PO57-C P N �.: f' OJ BUILDING �a' UnL/1;Y ' i oilimt AND H• LOT AREA: d 287 SF. 1 „ . , , I SO sago J rRor.+ ss /i � ' SE 7I�ACK 'ASEMEIJT �I rAc.emu25mr/GDALL:ERA2oelien7 GSCRNCE LI lE " MM1 ii g to dYO fat]itltonfa ' N Bui aog ` , tioN J1.7XW , � 3EIRACKIn7E C1f . +aujIUEN /; 4 : Is, alttA+IQ �� /�I 37.51C - EA6Et�ENT •i !id ;• •- I r , t t V um, IMPERVIOUS COVERAGE f , IaET dRD0.Ee 11NJ LOT 0 T 23 3 • / ; : g H • pu ,PrC�Kd % i f BUILDgIN/{Gy 1,933 sr. trot 1 / / I ' j pi; f O P GF/: ALKWAY` 4 SF Ida.00 �6 i cPORCIiD ! 196.40 FF UL ; i J PATIO 273 SF. Erect $ Q •� ! 186.40 FF LL �, i �yyAy. OWE' .v 3 R (P1 % + ; "' tTJTAL 1p :. • nICHT•or.uAv RI{ / 11 ;;, LOT AREA: • (PIE / P / i . e:i g j $287 SF. • W PUCE SILT FEHCDIO 0 DOWN % • 4 ' I •': I • ,/ sfa?�sr Eorsro caE PER ( (° / PERCENT COVERAGE ;ti. i BHP ; 2, 4287 317X I,C(al+ 1 r MAXIMUM ALLOWED: 48 OX • . .. ' rri I I }..4 in �� -I ' 4 500.STdt(SPl£LOCATQy LOT Uri ,SI + s , a • I D#tNEWAY I• / ICovESWITIIPutsmrums • �� < I 104 , 165ygO GFF GARAGE r % stone swum; �j -F- lL is— ce �""� Q iFF,dAY�stt S 'J f i % �rfr ! . "GtTNEIVAY .. + i ' . Q I / • T: // f + S• - , - ti 1 Z c tsmucnoN a j ) e 1 ENDIAME PER 5.0 �o ! ;' �;(� • 1 :+ Li ' , J— �. eeeeea : eai�t arrrr� arree� /-1—,— I1'� • • r. s. _. .: r ram. _. a- ,, r _. + iN t/Tr! _j] • ' PE4P� rCt pRMErT�EER r, GRAPHIC SCALE •.� ..�.� m f • coers !ME1 PRONOUN YD Q OVERHANG ABOVE ROVE (P '� IMMImml .,1 PERC220,DLOCKA -. CS "•• :.y DEL MYER x. r fr` i ¢'�. Milt .. ..-.... t� ... .....�_... f / /Si 111.14 f j ; I � • 20 FRhNT YARD; ; a, pOsri"cm,,g7 R H N .... % C. PR +q�o BUILDING ,' no,i o,l,trfv'NooE, oaoPosEo3•Ruuawc GRAMME �• t >3 / '' ' ( I1V FEET PCR[t1ETEtfR CRT IfsS ; L T...•, FEN ING[TYR)C733 WM • ' CIE SETBACK ,' I % :+ al 198.0 • " ' • ::: 15foTrts. Soel2r. 1 inch B Foot r.RADeix- SDdO f WM �� _ + 48 NORTH �_........ ..._.....-_..... . : " LOTI►aF >. SD COWMAN 45.00 ( , �� / r I 117.78' 3A '�1 L • 3, :ki . Yk ' % , � ,„. • i 2—CAR RIGHT I PROPOSED PERruET y' t EROSION• PLAN r ` .i ' • .. , ...•• .... d I SS , '` PE'gcupc';"rEN. - ,` ;,# l ; CONTROL & SITE kl t % # % i LOT 23 (P133681 ) 1605 LATITUDE CIRCLE Id 1 ,` •' r ' s 5 3 ANACORTES, WA 1 / t ; 0 r S ! # I ; l Nie ' ,#: :K ; N JOB NO: 9 �, PLAT OF •48 NORTH" • I ? I LOT 24 NI- >, DESIGNED LG 1 ` $ •Y 1 ' S i ! { ! i DRAYM: Sr :�` i I % i s '�� r 1• S✓: :t f 1 ��2 , 0 DATE: 02/16/2018 TeSi � '? I I % { I, ¢R ! ! J SHEET it • • �! 1 of 2 Fyrrce, Groc From: Fyrrce, Groc Sent: Wednesday, February 28, 2018 9:16 AM To: 'Jack Reinstra' Cc: Ingalls, Paul Subject: FW: 02-03-18 Site Memo 1410 Latitude Circle.pdf Attachments: 02-03-18 Site Memo 1410 Latitude Circle.pdf; Current Plan Revision Additional Info Cover Sheet.pdf Hi Jack, I forgot to mention that I do need Foundation Engineering for the Building Plan Review. That was my only correction. Best regards, Groc Fyrrce Building Inspector/Permit Technician City of Anacortes (360)293-1901 >iriy tcx�ir-rf'ir/e d$r eriminim2itieo t/7(itz /errceatrcii amid efirrierrztic r, My incoming and outgoing email messages are subject to public disclosure requirements per RCN 42.56. From: Fyrrce, Groc Sent:Wednesday, February 28, 2018 9:14 AM To: 'Jack Reinstra' <jackr@landedgentry.com> Cc: Ingalls, Paul <pauli@cityofanacortes.org>; Kennedy,Jack<jackk@cityofanacortes.org>; Cricchio, Kevin <kevinc@cityofanacortes.org>; Nelson, Kait<kaitlynn@cityofanacortes.org>; Lange, Steve<stevel@cityofanacortes.org> Subject:02-03-18 Site Memo 1410 Latitude Circle.pdf Hi Jack, Please see Steve's Public Works plan review for corrections and comments that need to be addressed so that Steve can finish his plan review. Planning, Fire and Building plan reviews have been done and approved. Stormwater plan review is still pending and will require that any corrections from it to be addressed. Please fill out the attached Plan Revision &Additional Cover Sheet along with a transmittal letter(s) stating the correction required, and how it was corrected,for each item, on each review, and address it to the appropriate party. You do not have to submit separate site plans, if all the items required in each review can be clearly and legibly shown on one site plan. 1 If you have any questions, feel free to address them to the appropriate party. Best regards, Groc Fyrrce Building Inspector/Permit Technician City of Anacortes (360)293- 1901 •`��/<7//7 70/roteate J0 ( i)1JEIt2U&J all(cao.if c&(/eov}ey i/i( i My incoming and outgoing email messages are subject to public disclosure requirements per P;CVV 42.56. 2 1410 CERTIFICATE OF OCCUPANCY This is to certify that the below listed building or structure has been inspected and occupancy is hereby authorized: Description: New Single Family Residence Location: 1410 Latitude Cir Owner: 48 North Anacortes LLC Constructed by: Landed Gentry Development Inc Building Permit#: BLD-2018-0039 Date issued: March 2nd, 2018 Use Zone: R2 Dated: Oct 15th,2018 Authorizing Official: INSTALLED INSULATION CERTIFICATE P.O Box 2921 -11.111114 6-4111/411111;11LI: Office: (360) 424-5179 Mt. Vernon WA Fax: (360) 428-5081 MAS`TEII INSQI*TIRN $. SERVICES I TC We certify that the following residence has been insulated with the following materials: Flat Attic Blow VALUE R-49 Sloped Ceiling VALUE R-38 Exterior Walls VALUE R-21 Garage Ceiling Under Heat VALUE R-30 Address: 1410 Latitude Circle, Anacortes, WA Certify by : Seri o- Lo-z.a4' o- Date Installed June 2018 Title Manager WASH IN(:TT( )ti S'r;1f`F.UNivii srry (i p p f1 l EXIEN',ti‘ itct't';cr_,it;tinh Residential Building Air Leakage Test (Blower Door Test) Results Permit#: House address or lot number: 1�''i t 0 LQ -t i4 L(. &\rd. City: Area Car k Zip: U Z,2.1 Cond. Floor Area (ft2): 2C1 aid Age of house: 3 f AO( /U CAA/ Source (circle one): Plans Estimated Measured Results shall be reported as Air Changes per Hour at 50 Pascals(ACH50)and shall be calculated as follows: ACH50= (CFM50 x 60)/Volume Where: CFM50 = Blower door fan flow at 50 Pascal pressure difference Volume=Conditioned Floor Area of the housing unit x ceiling height Blower Door Test Result: 'i ACH50 Li CFM@50Pa Ring (circle one if applicable): Open A B C Blower Door Fan Location: Garay„ Weather Conditions: 12.ci I certify that these blower door results are accurate and determined using standard industry protocol. Company Name: Ala Ski o 5LI HOr, Technician: O5Car L.ozc 1- Technician Signatur*A CC'i Ole: (9- e: �1Date: Oct-, 20I S Phone Number: 364- 1V 1 5171 2015 Washington State Energy Code reference: R402.4.1.2 Testing.The building or dwelling unit shall be tested and verified as having an air leakage rate of not exceeding 5 air changes per hour.Testing shall be conducted with a blower door at a pressure of 0.2 inches w.g.(50 Pascals).Where required by the code official,testing shall be conducted by an approved third party.A written report of the results of the test shall be signed by the party conducting the test and provided to the code official.Testing shall be performed at any time after creation of all penetrations of the building thermal envelope.Once visual inspection has confirmed sealing(see Table R402.4.1.1),operable windows and doors manufactured by small business shall be permitted to be sealed off at the frame prior to the test. CITY OF ANACORTES "AS-BUILT" `e Erscum CONTRACTOR ;\ � \C5 PLAT/DIVISION: LIT 1W\ BLACK_ LOT ADDRESS: H I0 1-4-W , L'y'ck J1 9 . DATE: W't. h-C1,1% PERMIT# 001S ©Q SCALE MIIIIflhIIIIIIIuIIrni uinuiiiiiiiuiiiiia : ia �; 1U1 1 1 �1� �1�1 1 1� 11 � ■■n■■■■■�■■■�■■ i■■■ ■■__ ■■■■■■■�■■■i'�■�■■�■■1 ■■■■�■�■ Eoloysainiumemmitigionsuniamiiiimmum 1011111111111111111111111111 --U..■.��U■i■■■■■i�t�''.t�■�.■■� Mai 1111111111111111111 IIUIIIiiU!N1111111' I =--- --UUauUUULIUUUUUUUR �___ 11111111111111RIPIROLI11191111111111111111111111111111 =Mannwrit■■■■■■ ■l . ��`�■ ■�� IIIIV %i1■■■■■i■■■■■111■■1111111115►11111111111111111111111111 LOCATE STREET(S)ON GRiD M MAP BUILDING PERMIT APPLICATION REVIEW: a_k ,----ac11- 03°) DATE: ? -- /2:2. PERMIT#: SITE ADDRESS: \L\ ( , PARCEL#: )3�SURVEYED SITE PLAN: 4)--a, Virl----\-UAe, s no • Does site plan &dimensions match survey yes 0 no ZONING DISTRICT: V_2____ • Is the land use permitted in zone yes 0 no CRITICAL AREAS: • Is any critical areas located either on the subject property or within 300 feet 0 yes no SHORELINE JURISDICTIO : / • ❑ yes no • Shoreline Environment: Setback from OHWM: • Is the land use permitted in environment 0 yes 0 no lj IMPERVIOUS SURFACE MAXIMUM: \ c)i-e\ MINIMUM SETBACKS: I 2 �v S 5 ,s Lo,....., q____, MINIMUM LANDSCAPING: �� J MINIMUM #OF TREES: l \ , , n 6 \Do\c) , s, \(:)1_, - / MAX LOT COVERAGE: U rim- , ) MAX PERMITTED HEIGHT: TS•AC)---6(� OFF-STREET PARKING: (-2._ I 0 ----1c Q C Y L EASEMENTS: 1 .S Ac .c 1 I - _ r+ ari �Ti w: 5 4303 N ' NNI'N\NX: : 1 _ _ A. ° a \ . ilk a , j . .._ N 4.11104 — . ill_1111. M1 4218 , j �t' �cc (7 . _ - - 4305 t " 4314 - I �� , a,, S f ;i . i/ j . ' ., ., . .,4307 _ • 4315 G 4 -- ' � " iii ii .. 1410 //f/ifier: . . . t , ,,is . . . .. 1408 1414 _• 1404 . , . - : .- . - — - ,..., 1 '1,":::: , . -3 ' .- -' . -. . , . ' ., .._____ . . ____' 1 :416 f 1417 ,comisi: , _ , AZ . .. . ,.. . . . _ _ ._ , . _ r. . . . . _ . „ . __ c . .. . . . : . . . . _ . 4,..0. . , . , /., :i. .c . _ ... - . _ .. 1418 1419 • 1.611 U _ w - - : - n 1605 1501 1420111111* Q -J - - Ia. t 1603 1503 1502 i 1519 1505; - - - - - -- - - Print Window Page 1 of 1 Details for Parcel: P133662 Jurisdiction: ANACORTES Zoning Designation: Please contact the city of ANACORTES for ANACORTES zoning information. Excise Affidavits Document scans of excise affidavits Parcel Number XreflD Quarter Section Township Range P133662 6042-000-004-0000 SE 22 35 01 Owner Information Site Address(es) Map Links 48 NORTH ANACORTES LLC 1410 LATITUDE CIRCLE Open in iMap 504 E FAIRHAVEN AVENUE Anacortes, WA (Jurisdiction, State) Assessor's Parcel Map: BURLINGTON, WA 98233 Zip Code Lookup I Site Address Information PDF.I pwF Current Legal Description Abbreviation Definitions (0.2454 AC) LOT 4, 48 NORTH PLAT AND PUD, RECORDED MAY 2, 2017, UNDER SKAGIT COUNTY AUDITOR'S FILE NO. 201705020028. 2017 Values for 2018 Taxes* Sale Information 2018 Property Tax Summary Building Market Value $.00 Deed Type WARRANTY DEED 2018 Taxable Value $108,000.00 Land Market Value +$108,000.00 Sale Date 2017-06-02 General Taxes $1,132.00 Total Market Value $108,000.00 Sale Price $4,350,000.00 Special Assessments/Fees Assessed Value $108,000.00 Total Taxes $1,132.00 Taxable Value $108,000.00 * Effective date of value is January 1 of the assessment year(2017) Legal Description at time of Assessment *Land Use WAC 458-53-030 Neighborhood (21AVIEW) ANACORTES VIEW RESIDENTIAL Levy Code 0900 Fire District School District SD103 Exemptions Utilities *SEW, WTR-P Acres 0.25 Improvement 1 Attributes Summary Building Style RESIDENTIAL HOMESITE Year Built Foundation Above Grade Living Area Exterior Walls Finished Basement Roof Covering *Total Living Area Heat/Air Conditioning Unfinished Basement Fireplace *Total Garage Area Bedrooms Bathrooms For additional information on individual segments see Improvements tab * Land Use codes are for assessment administration purposes and do not represent jurisdictional zoning. Please contact the appropriate planning department in your jurisdiction for land use questions. * Total living area includes above grade living area and finished basement area. * Garage square footage includes all garage areas; basement garages, attached garages, detached garages, etc. Assessment data for improvements is based on exterior inspections. Please contact the Assessor's office if the information does not accurately reflect the interior characteristics. https://www.skagitcounty.net/Search/Property/ 2/22/2018 PLANNING, COMMUNITY, &ECONOMIC DEVELOPMENT DEPARTMENT Ct °A' RESIDENTIAL BUILDING PERMIT APPLICATION 1 _ { Mailing Address:P.O. Box 547,Anacortes, WA 98221 V w - Office Location:904 6th Street,Anacortes WA 98821 JAN 2 5 2018 Phone: (360)293-1901, Fax: (360)293-1938 PLEASE REFER TO THE RESIDENTL4L BUILDING PERMIT CHECKLIST BELOW FOR SUBMITTAL REQUIREMENTS PROJECT ADDRESS(Street,Suite#): Parcel(s)#: (�3 (.0.‘,2 l410 LA-rt Tun E CI t2Cc.e t4 ACC- T S WA Subdivision/Lot#: G'�Zz•t Project Valuation: $s - .PC�T' OP. ( 1 of -r 14 i LET" 4.. / F6e-0 APPLICANT: Phone: Fax:' LAiSDeo. GeiJ .k4 DEQELOi1-4 4T 1 t NL. 2)(c0-155-cClL1 Address(Street,City,State,Zip): E-Mail Address: 504- G. FA g+-4AcJe-(-, P UPL.Ii L7tCXf4 4 r32:3" PROPERTY OWNER: Phone: Fax: 4-S kb--t--A A444\c. -cis,_L-i-C- (9155-Rail Address(Street,City,State,Zip): E-Mail Address: 504-C.-F tr.NAVEr(-t -�I f50,eu1 0 ,w 8733 CONTACT PERSON: Phone: Fax: J-P g L I t\ s-trg k 0=155-9021,et<.I5 Address(Street,City,State,Zip): E-Mail Address: tea- e.-FAte. ueWI p,oe.0 LW, wAgs23I LENDING AGENCY: Phone: Fax: e-oE'c,-`S E .iscs.4 _ Address(Street,City,State,Zip): E-Mail Address: leotIv7- ( 2.., M i:\JER1J I, W OD CONTRACTOR:* Phone: Fax: lAACeD 4itt'-t Dev�LoemE-11Tr11-4G 3roO 756-902.1 Address(Street,City,State,Zip): E-Mail Address: 504-E .0,.,tp�1- vEi-4i_604,,Ltt. in&. 9P 33 *All Contractors&Subcontractors must have a valid City of Anacortes Professional License#. Exp.Date: business license prior to doing work in the City. Contact the City's B �� �� 2- 5 - 4 Finance Department at(360)299-1968. Business License#: Exp.Date: PROPOSED WORK: Co I4STR ue r- o l\ St tkr�w F36,�-t I t... c i car--rJ C-E cx\t L.-O C 4-1 {7 CA.--(- (4 IA c -i—U PROPOSED NEW SQUARE FOOTAGE: Basement SQ': 82,1 Finished Basement: /-4 Unfinished Basement 0 1'Floor SQ': /.-4 CPI Garage/Carport SQ': /(:) 2nd Floor SQ': Deck/Covered Porch/Patio SQ': 77.r/90 Fire Sprinkler: Yes 0 No CI Lot Area SQ': 14t�tv t I declare under penalty of perjury that the information I have provided on this form/application is true,correct,and complete,and that I am the property owner or duly authorized agent of the property owner to submit a permit application to the City of Anacortes. Print Name: J P&V-.. . R�t t�S t Owner 0 Agent It(specify): Signature: C P P . 1� . Date: 1 — I G1'— 113 Page 1 of 3 'OP "�/ (‘ ` 1 / ° c:2:57/r------ --Re, Ws' c4\1\_(,- 64, / tom PLANNING, COMMUNITY, &ECONOMIC DEVELOPMENT DEPARTMENT / — °'t' RESIDENTIAL BUILDING PERMIT CHECKLIST Mailing Address:P.D. Box 547,Anacortes, WA 98221 \+ w' Office Location: 904 6rh Street,Anacortes WA 98821 ,.....1.0Phone: (360) 293-1901, Fax: (360) 293-1938 Plans shall be of sufficient clarity to indicate the location,nature,and extent of the work proposed,and conform to the provisions of the adopted International Codes and City Ordinances. t: s PERMIT TYPE t b , of 9,;. 6, ca, z pi 6 ° m '"y SUBMITTAL REQUIREMENTS e,r o or rD © f p; The nuimber indicates-the number of �'�y '�'' 1'— a n. drao l n copies.,for submittal(if applicable).. '� o- m C p p ,1 Residential Building Permit Application 1 1 1 1 1 Site Plan(Drawn to Scale & Surveyed— 2 2 0 2 2 if applicable) ). Building Plans (Drawn to Scale) 2 2 2 2 2 Y Reduced Site Plan(11"X 17") 2 2 0 1 1 )X Reduced Floor Plan(11"X 17") 2 2 2 2 1 Structural Calculations (if applicable) 2 2 2 2 2 Energy Code Compliance(shown on plans) Drainage Plan/Small Parcel Stormwater x Plan 2 2 2 )X Landscape Plan 2 2 2 Grading Plan/Cut/Fill 2 2 2 Critical Areas Report(if applicable) 1 1 1 1 Geotechnical Report(if applicable) 1 1 1 1 Plan Review Deposit(due upon 1 submittal) 1. Handouts and Standard Details may be found on the City's website at www.cityofanacortes.org or can be obtained at City Hall during normal business hours. 2. Plans/calculation/reports prepared by state licensed architects or professional engineers must be stamped and signed by the design professional. Page 3 of 3 C'/ i MECHANICAL: Equipment Type: Appliance/Equipment Information(new and relocated): Total#: Furnace: Gas#: I Elec#: Other#: ( / Gas Water Heater: #: ( Location(s): q A Ci e Heat Pump: Elec#: Other#: Air Conditioning: Elec#: Other#: Boiler: Gas#: Elec#: Other#: BTUs: Exhaust Fans: Bath#: ?j Laundry#: ( Other: 4S,_,/'. v Range Hood: #: ( Location(s): V..1.TC.-F-t Fireplace: Gas#: I Elec#: Other:#: Location(s): L_..k V l N c ( t . Clothes Dryer:/Duct: Gas#: I Elec#: Other:#: Location(s): LAO t'1 E -( V Stove/Range/Oven: Gas#: 1 Elec#: Other:#: Location(s): ctT -�`8 Range Hood: Location(s): ) l TC_4lJ Gas Outlet(s): #: , - Location(s): l I TC'3-F0l'l`L,W Lt•I ct (LAL9t.Lt7e-f - et Other: #: Location(s): TOTAL 15 PLUMBING FIXTURES: Fixture Type(new and relocated): Total#: Fixture Type(new and relocated): Total#: l Water Closet(Toilet): 7 Refrigerator water supply(for water/ice dispenser): I Kitchen Sink: I //Pressure Reduction Valve/Pressure Regulator: Utility Sink: Water Service Line: l Tub: 7 (�W r Piping: Hand Sink: 4 • lothes Washer: 1 ( Shower: tV ectric Water Heater: Tank-less? Yes 0 No ❑ / Dishwasher: 1 B kflow Prevention Device: 1 d / Hose Bib: �j� "'/// TOTAL OUTLETS: l ( TOTAL OUTLETS: Page 2 of 3 ;1ieos- 4t�=o, Anacortes Planning&Community Development Dept. Permit Center 0 P.O. Box 547,Anacortes,WA 98221-0547 PH(360)293-1901 Don Measamer,Building Official,Planning Director FAX(360)293-1938 2012 Washington 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. PART1 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 2 Insulation and Windows: Framing Glazing °A U-factor Ceiling Vaulted Walls Floor Esib 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 [21 41(o6 •94cu. ft. X 5)/60]= 21,330.68 maximum cfm rate during blower door test ENERGY CODE 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 W S 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. i6 mil black polyethylene covers the crawlspace area. ‘/ 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. Exterior doors are weather stripped. J Baffles to maintain vent openings in attic are properly installed. Insulation is installed behind partitions and in corners; fitted around wiring and pipes. J/ Insulation is installed behind bathtubs and showers. �/ Openings around interior plumbing pipes in exterior walls are sealed. Furnace is the correct size. 1 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. Exhaust fans terminate outside the building. IShowers and lavatories have 3 gpm flow limiters. SIGNATURE: f . CJ For more information con act: City of Anacortes Building Department PO Box 547,904 6th Street•Anacortes,WA 98221 360-293-1901 4 4_ City of Anacortes Invoice/Permit#: BLD-2018-0039 904 6th Street 904 x Applied date: 01/25/2018 Issue date: Anacortes, WA 98221-0547 (360) 293-1901 Expire date: 07/24/2019 ' Job Address: 1410 LATITUDE CIR Permit Type: Single Family Residence Permit ANACORTES WA 98221 Project: APN: Remarks: sfr Owner: 48 NORTH ANACORTES LLC Contractor: LANDED GENTRY DEVELOPMENT INC Address: 504 E FAIRHAVEN AVE Address: 504 E FAIRHAVEN AVE BURLINGTON WA 98233-1846 BURLINGTON WA 98233-1846 Phone: Phone: (360)755-9021 License#: LANDEGD062D4 General Information: Fees: Plan Review Deposit 200.00 State Building Code Fee 4.50 Sewer Inspection Fee 50.00 Storm Drain GFC-Residential 1,597.48 Sewer GFC-Residential 9,482.66 Park Impact Fee 615.00 Traffic Impact Fee 2,641.40 Total Calculated: 14,591.04 Deposits/Receipts: 0.00 Total Due: 14,591.04 c -n m x; ' r'+ u co— T Ifl ,. IT. .{:,. v• I 001 r-- '— m 1-- ,t 0 .., fii Ili I- U I I--'•T rn it G T •• H —ter • m -_ CO r- THIS PERMIT BECOMES NULL AND VOID IF WORK OR CONSTRUCTION AUTHORIZED IS NOT COMMENCED WITHIN 180 DA' S?OK Ic CONSTRUCTION OR WORK IS SUSPENDED OR ABANDONED FOR A PERIOD OF 180 DAYS AT ANY TIME AFTER WORK IS COMMA `al HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE AND CORRECT.ALL Pf�b�.1 Lt9N;q, OF LAWS AND ORDINANCES GOVERNING THIS TYPE OF WORK WILL BE COMPLIED WITH WHETHER SPECIFIED HEREIN OR1sNQQ,!Tsl-IE GRANTING OF A PERMIT DOES NOT PRESUME TO GIVE AUTHORITY TO VIOLATE OR CANCEL THE PROVISIONS OF ANY OTHER iT Tt:bttt: LOCAL LAW REGULATING CONSTRUCTION OR THE PERFORMANCE OF CONSTRUCTION. CO C_•4 a. 41 IZ' 1+I r•�1 �''.1 H I:a I 1 1 C. r, IT. 1_1 CI ci 4". r•� r l 1^i 1_I CI -fl T '— SIGNATURE OF OWNER OR AUTHORIZED AGENT ISSUED BY cJ ' T' ' ?''' ,rt Jack Reinstra From: Fyrrce, Groc <gfyrrce@cityofanacortes.org> Sent: Wednesday, February 28, 2018 9:16 AM To: Jack Reinstra Cc: Ingalls, Paul Subject: FW:02-03-18 Site Memo 1410 Latitude Circle.pdf Attachments: 02-03-18 Site Memo 1410 Latitude Circle.pdf; Current Plan Revision Additional Info Cover Sheet.pdf Hi Jack, I forgot to mention that I do need Foundation Engineering for the Building Plan Review. That was my only correction. Best regards, Groc Fyrrce Building Inspector/Permit Technician City of Anacortes (360)293-1901 Helping to provide safe communities through education and cooperation My incoming and outgoing email messages are subject to public disclosure requirements per RCW 42.56. From: Fyrrce, Groc Sent:Wednesday, February 28, 2018 9:14 AM To:'Jack Reinstra'<jackr@landedgentry.com> Cc: Ingalls, Paul<pauli@cityofanacortes.org>; Kennedy,Jack<jackk@cityofanacortes.org>; Cricchio, Kevin <kevinc@cityofanacortes.org>; Nelson, Kait<kaitlynn@cityofanacortes.org>; Lange,Steve<stevel@cityofanacortes.org> Subject:02-03-18 Site Memo 1410 Latitude Circle.pdf Hi Jack, Please see Steve's Public Works plan review for corrections and comments that need to be addressed so that Steve can finish his plan review. Planning, Fire and Building plan reviews have been done and approved. Stormwater plan review is still pending and will require that any corrections from it to be addressed. Please fill out the attached Plan Revision &Additional Cover Sheet along with a transmittal letter(s) stating the correction required, and how it was corrected,for each item,on each review, and address it to the appropriate party. You do not have to submit separate site plans, if all the items required in each review can be clearly and legibly shown on one site plan. 1 If you have any questions,feel free to address them to the appropriate party. Best regards, Groc Fyrrce Building Inspector/Permit Technician City of Anacortes (360)293-1901 Helping to provide safe communities through education and cooperation My incoming and outgoing email messages are subject to public disclosure requirements per RCW 42.56. 2 ANACORTES PUBLIC WORKS DEPARTMENT c►8� , Steven Lange, Project Manager .,:,_ P.O. BOX 547,ANACORTES,WA 98221 PH(360)293-1920 I. 7 E-MAIL:stevelkcityofanacortes.org FAX(360)293-1938 C`o . Memo Date: February 3,2018 To:Paul Ingalls, Plans Examiner J From:Steven Lange � (rJ/J�} _ Subject:Site Plan Review#1 for 1410 Latitude Circle. cc: Eric Shjarback, Justin Symonds The submitted site plan for 1410 Latitude.Circle was reviewed by the Public Works Engineering Department on February 3, 2018. • 01-25-18: Submittal to Public Works Engineering a 02-03-18: Public.Works review and memo back to Building Department The following comments are provided: • No frontage improvements required under this proposal. • Known subsurface flows in the area. Suggest installing perimeter drains along the southerly and easterly boundaries. • See wetland to the east of property. Are there any buffer requirements? NO 3cf I C-_?-�QO ' gbti 4 o` A {Q"KK • Water • Wastewater • Streets • Storm Drainage • Engineering • Solid Waste • Transportation s Equipment • Capital Projects • Development Services. a wP Fyrrce, Groc From: Kennedy,Jack Sent: Thursday, February 01, 2018 1:54 PM To: Fyrrce, Groc Subject: 1410 Lattitude Circle BLD-2018-0039 1. Minimum required Fire flow= 1750 gpm. 2. Fire Flow Test provided by applicant. Jack Kennedy Assistant Chief/Fire Marshal Anacortes Fire Department 360-293-1932 Office 360-661-3437 Cell 1 • Hydrant Flow Test Report CAN 2 5 2018 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 Hydrant number yet. 86 psi static pressure 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 0 0 750 1500 2250 3000 3750 gpm Created with the free hydrant flow test program from www.igneusinc.com ANACORTES PUBLIC WORKS DEPARTMENT 081Y Steven Lange, Project Manager P.O.BOX 547,ANACORTES,WA 98221 PH(360)293-1920 `j, W E-MAIL:stevel@cityofanacortes.org FAX(360)293-1938 10010. Memo Date: February 3, 2018 To: Paul Ingalls, Plans Examiner From: Steven Lange Subject: Site Plan Review#1 for 1410 Latitude Circle cc: Eric Shjarback, Justin Symonds The submitted site plan for 1410 Latitude Circle was reviewed by the Public Works Engineering Department on February 3, 2018. • 01-25-18: Submittal to Public Works Engineering • 02-03-18: Public Works review and memo back to Building Department The following comments are provided: • No frontage improvements required under this proposal. • Known subsurface flows in the area. Suggest installing perimeter drains along the southerly and easterly boundaries. • See wetland to the east of property. Are there any buffer requirements? < 14cFy K • Water • Wastewater • Streets • Storm Drainage • Engineering • Solid Waste • Transportation •Equipment • Capital Projects • Development Services 4,p.W Fyrrce, Groc From: Fyrrce, Groc Sent: Wednesday, February 28, 2018 9:14 AM To: 'Jack Reinstra' Cc: Ingalls, Paul; Kennedy,Jack; Cricchio, Kevin; Nelson, Kait; Lange, Steve Subject: 02-03-18 Site Memo 1410 Latitude Circle.pdf Attachments: 02-03-18 Site Memo 1410 Latitude Circle.pdf; Current Plan Revision Additional Info Cover Sheet.pdf Hi Jack, Please see Steve's Public Works plan review for corrections and comments that need to be addressed so that Steve can finish his plan review. Planning, Fire and Building plan reviews have been done and approved. Stormwater plan review is still pending and will require that any corrections from it to be addressed. Please fill out the attached Plan Revision &Additional Cover Sheet along with a transmittal letter(s) stating the correction required, and how it was corrected,for each item, on each review, and address it to the appropriate party. You do not have to submit separate site plans, if all the items required in each review can be clearly and legibly shown on one site plan. If you have any questions,feel free to address them to the appropriate party. Best regards, Groc Fyrrce Building Inspector/Permit Technician City of Anacortes (360)293-1901 /x;ri tc%icnich-"c( •c+<>no�zunitie t/ •cu / e/i,o iut>�,�zirc�r C/ie�f/tifir My incoming and outgoing email messages are subject to public disclosure requirements per RCW 42.56. 1 h MAR 0 2 2018 1500 E.College Way#515 Tim K. Garrison, P.E. Mount Vernon,WA 98273 � Phone: (360)708-1865 Consulting Engineer timg@BuildersEngineer.com Structural Analysis: Lowman Plan, Coastal 1 & 2, at 48 North, Anacortes, WA Client: Landed Gentry Homes and Communities CCI Job Number: T17037-A Building Design:Jack Reinstra, Landed Gentry Date: May 8, 2017 GAR* 4 4b, / , „... t v / iigerj t 9q . 1 siowii taw a$ I INDEX: Design Sketches and Callouts SKl —SK5 , CO1 —CO3 Standard Specifications. B—G Calculations. Cl —C 14. (Certain items are per previous calcs for same building, CCI Job No. t14055, 6/30/14) Total No. of pages excluding cover sheet: 28 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 C 1, LAle�- 1Le - U& LB1/. q, Vcr i®c +�S,V . `0 1 \7\7167-717\ / 6x8 x8 DF-L°2 6 DF-L°2 6 S DF-L°2 i �- �� 4x10 DF-L°2 & 9 / ` ! .,.,....... P.T, 6x6 POST I j -al DO (3 TYPICAL) �`ti-. m I 1 01 (� 1 1 jEGK IL' I Q 1 2Y-6 x 10,_0„ - 1 N Q--� -0' 2® 1 22.E _I o m BEDROOM °3 BEDROOM 02 _i o 1 ,_ G 1 1 U ry IO'-5" x II'-6" IO,-5�I x 12'-1" L a p i 0, ‘ iw._5 7 1 al I 4•a-6 XO ---1tt 4 DF L°2 ,.. 4x10 -L 1 3 T, ,„ II o n :;� I. J: • I-- 608 CH _ 3'-S1's" 3'-lO- Ir 13111 O ; DW - - - PANTRY N DOOR _J ,.mac` Y _- `I �-� ` MECH. VOID 12" BPASS \S" I Q < v �'-3" 4'-2 h" I'-8"� CLOSET 1 Q VAULTED qi- p O KITCHEN s z U. f I 2,-S" SHELF 4 ROD c ' o+w O 13,O, x Iz' 41' �' VAULTDINING J m 'N. H - - O •r 14'-2" x 11'-10" SHELF 4 ROD s. 1 iv �� ISLAND w/ .6>' r to � _ I WALK-IN CLOSET I. r FLUSH BAR ry 0 `r Q N I 1� _ _ I Q I 6'-21 „ a'-a" O1 ¢ O N f I V I wi W--lit CIL m DOBATH z i 1'_1„ 13'_9h„ IpL 34 I/2" HIGH 2x4 m 071 17 ,r - - - - - , I STUD WALL BELOW I V I SH. 4 R. , I ' 3 5'-0" TUB I ^♦ r 3'4.6" I 3'_'3 " 6,-i1, -co 14'-2„ 2'_SI, I, 3' 4u =\W/ SHOWER !. 110 N .1-. 2'-I lh f 19'-S�" 44'-,4" 3'-10" - _ , .r � td—'�� p 2'_ o 8" p q.. X e CEILING RIDGE O a, `1 X s)/2 ';— 164 9 Q e Iwn _N "1 MASTER �' n �. ^fi, - �_ �` -1 BATH Q s v �? l4• 3'-5i '4, 2'-8" `3,-11„ N 6,_5�, 31 0 , 1 • m M Q VAULTED ;p W w I-1 f' in 54" vANITY� in (-5'-0" SPA d a LIVING ROOM 0. LAUND, Q 1 w TUB `� v � _ ' 21'-1" x20'-5" Q- z 14- -1 - - - - -,,- - - - - 1 toz 42" HIGH WALL Q a VAULTED W/ • NDWD CAP \*9 `'7 �? �. 6.-1O 3-4 1, 5, 4'-4h „RY in N 0 ', tip, I m \ I IALF WALL W/ 'I , o p T Fx8 2 HDWD. GAP r, .U 20�1 . —11 IF--fk� W n I , f IOSO 1050 MASTER BEDROOM Q p �� 2064 20 2l N I _ 5/L s/L 21'_I" x 12'_ p I _ r� �j 1116 x Sg �2 T Q 4x10T,L*2 Q N ! (j v v- F �'l.-�0� DF-L°2 6080 FRENG DOOR 4x8 DF- °2 • _ _(M , r ,' 1) 506 0 4x1O -L°2 5060 XO L '' I-KA'- - (J"' J r ! P. !TEMP.) ; Pam_{ 1,4 WALL ABv. //��1, °d.21 ` t 2 6_� i� ° t (� 4' C��N'. SL• 4x6 D °2 - DF-L 2 B 4x6 !MIN.) ` 11 1-��1 / DE K DF-LP2 POR H RA I 2 O ,y 266• 20'-o x 5' O" BEAT ABV. ~PE 1: .LDR.^�::, e�+ II 114xS OF-L*2 III I PI• 7 I A !T= I I -,` I AnGan ,,erne Att , NI0 1 IG, F \i\) ....„, _. U\ .01 5 ' 2 P� - W 2Q_ NS L4TEJLA _ a ,S — Le We k V$d� ' o D D 9 , C C , a e SHOP 23'-2" x 10-0" 4 O o. 2'-111,5"z D e, a e, 4 a z DD 5xI8 OR 6,15x16.5 GLIB_ _ .•< Do ®e ®-o.�- m. P,T, 6x6P05TBELOW -�.s e, a BEAM END, OR POCKET-. ' a, FAMILY/MEDIA ROOM cfl BM, INTO CONC. WALL p 26'-10" x 13'-II" _ C' (VERIFY WI BUILDER) o Do` o L_ .a \ Ith 4_ /m y4. !2- 6( f 1,7x8 TF-L02 �` 1 ' 3'-41h' 2 L. � 1 4" ,p 9'-II" ' 4'-B° ,. �'_11, "ti / GARAGE Q / -L°2 x8 DF-L°2I Ab � 2I' I" x 33' 10" `9— Si P. 4xq, DF ' c, D SHELF d ROD STOR. a cD ■t t �m n Co1-,4CLOSET w .e .®5xI8 OR 6.15x16.5 GLB®- e®-—_ ca "IV BYPASS D --R �, IA z ei IQ N� —, 4' II�° 4'-I1es" di ro i'�i IN 4 BEDROOM °4 ENTRY sI > ® 13•-1" x I3'-2" 'r = _ !f, BATH x8 Z©�-� (HI La 2 111 If - • 41050 10 ell 0 1 11? \\..W/ SHiluCER c 2,6' ? YQ 4xF-L°2x DFL2 2/ / i �— u 5 —\ I p,n a\` J 5 I/8xl TI/2 GLB 24F-V4 DF/DF 9 w 5050 XO 050 XO V V \ ' tiv ,,‘ o 16' x 8'-O" OVERHEAD GARAGE DOOR -IP L--------7. \ . PORCH _ _ _ _ W t!, ,,'2 F,n} C 4" CONC, SLAB , �'^, , VV VV 1 _i_ DECK L NE ABOVE I FLOOR LINE ABOVE Ell IN® frrliti,D (eUP - I I P.T. 4x10 I-IF°2 BEAM immij -�.9� .i, '. Illegigargin t'• p e p,e - , 'e - f,e - - n o e D,e J D D FQA M I&I Q - f''\A )1 ), Ft.,.> . • P T. 2x10 F°2 DECK JO 5T5 m 16' O.C. D . '',. ✓ so e �0 , 2x 2 DF-L°2 FLR. JST B. s 16" O.C, D P,T 2x10 (M N.) LEDGER °`' c (s •ANT, BACKEPAIN g) ' r ° - - - I ° • J \'*\ 0 Ts ,/ eC J (3.Y2x6 BELOWVfi P.T. 6x6 POST . / -1 54C8 OR 6. 5x16.5 G_B 24F-V4 Df/DF , BELOW V J ' . 1/(2)2x12 r °. ', `fl x 2x1"e DF-,..02 FLR. ST- o 16" O.C. _ , J N v I —7 r ti L .o co J L D Co 1 r J i_ U r 1/ r O J v .. 1 31S (3)2x6 BELOW ° J (2)2x6 OR 4x6 2x12 D -L°2 FLR. JS S. fl 16" O.G. L P U L BELOW •I KLICr II 1xI1.25 2.OE P5L WI 6' BACKSPAN i F r 11 r 1 r 1 r 1 r �- 4 DF,L°2 N r ei (FLUSI-I WI JSTS.) W/ CS I6x36 TNRU 'NE5'E WALLS TTP. JO ST , L II TOP PLATE, UP 4 OVER BEAM TO SPLICE LOCATION \ r II / C. POST BELOW le BUTT END) I 4x8 DFI-L°2 - 63.1-5 r w 9 `8 p�r � - tL JL J _ L JL JL (3)2x6 =FLOW / L Q II �/ r II (2)2x12 5x8 0; - 1 xl = "4F- 4 •F/.F .} Iv _ -I LL p i �, J (3)2x6 BELOW LL r / tilt, ki O \ 2x12 pF-LI�2 FL,R. JpTS. 19 16' O.G. —, I C i r- � \ i I i N I C v(2)2x12 I min I-j . •x6 DF-L°2 1 r 1 r III Li. 2x,- 0 HF°2 O JST., 6" O . Tc al = D F-_°2 / 2x)2 DF-L°2r 2Fxt2 IIC— 14" 0.G, lrl=l I I f2) :x1 DF•L°2 FLR, ST fl 12" •.G. FLR JS - o .- ' O.C. po(LI5L1 �v 1f (2)2x6 OR 4x6 Dou4c,s,___± (3)2x6 BELOW i B ELOu �olS� - boil �i�� 1 i 1M PROVIDE 3/4" SNIM 5Kl3.5 GLE / (3)2x6 BELOW !'l_ =I I (3)2x6 BELOW , '�24F-V4 DF/DFV ✓ }>5 - �--r BELOW BEAM END W/ q 6 4-p� y - -D OR SIMILAR / 6 BACKSPAN -.T. 2x12 -IF°2 s 16 O.G. Id s a �I P-1- 1�►� ' 'I-- 5 L4 EAQ ?NIL itkuc BAGKSFAN 5'-6' MIND I! --‘,/- ''' '-' AGimi-6 t.. A avv£ / • 3 15FF P - 30gz lSFF Ls-ci C q MAN FLOOR FRAMING FLAN SCALE: 1/4" = I'-O" �t ii .i. 5'-6" / 45'-O" 844" 4'-94" f j�0- 34'-O" 10'-0" / / 29 ` 19'-II" (VERIFY) / 14'-I" (VERIFY) / 9'-9144' 17 / 16'-Ie4" �, 3'--h" 14'-244" / v I I � � � r --r \ •r I J I I I O' , I I P • • dp , d • y • • 4D • e .\P . • e • e• P ' YP � d 'a,. V4P•• �d •p� �d _� P I � 1 \ _ i i I CN a 1 IIIII I 1IIII 1II1If IIIIII 1IIII I o +; 1 I 1 I ' 1 = 7'1 1 1 I 1 1 .1 1 ' STEP FDN. ER GRADE. USE 1 1 °i'�` DETAILS °lI 4 112, SHEET A2.2 I I . 1 d-I��J [` _1 -- FOR FOOTING SIZES PER WALL I a I HEIGHT c1 Z f; O O; IE ; sos I • D m O v iD • A m Im O m I � II'l °\� O 3 n . Iv (I D iN J b Im _ - 1 � I O • 4 A On 1 i I �0 1 D rb 1 I ,o 0 Im I n I I I I I I °` N m I 1 " '4 I ' \ 1 ' f I I I c i 1C O:- 1 ° 1 I I I 1 I ° I , 1 I I I I I 1 a I • a I w ,d r - + r 1... 7. . 7 'Q i I \ I 1 I I I I I I I rJ 1 1 II II II II III ? I -0 x t9 n 4.,IO ,_. I °o' p = C I-O" 4'-0" 1 I5'-14" I Q Tc.....‘ rO �tpp 1I -10 z / 5-0 i- 30-0 ' j 1 1 v tD L D I ` - — O ul O L • 4 m ® \ ! O O 1 � I® i n t-- ,' L , r -I -i I_ _ J Q. D O ° 1 ± L. '° J °a 1 O ., 1'. I 'Tt I I 11 34'-10" 10.-2" i/I , t ' r I I I • I .' I II I ° I I I I 'e II I I I 1 1 1 •4 I I I 1 °�' 1 O .3-14 (� I V I I SLOPE I/8" PLF MIN.ill © ` Iel 11 o I~1 O s 1 1 I I °' '4 H: ': „...) O I • 7 I STEP FDN. PER GRADE. USE T : 'D I I DETAILS °II 4 °12, SHEET A2.2 1 I I C.... FOR FOOTING SIZES PER WALL r - Jh. -1., HEIGHT I 'Q O J '°. 1 •' •y • 7 v • .. o • 7 • 7 V I. •. v ••• • 7 V • .. V • 7 V • •• I ' a '�4, v .•ry • ' V '�4, v• P e v7. V n c • _ ' �P � P I \ i I i L 1 L . - Q O 1 80.4''/ / 4'-914" / 11'-0" (VERIFY) / 14'-0" (VERIFY) / 20'-0" (VERIFY) / 5'-6" 45'-0" / , A7}3 • Shear wall top connection- Shear wall top connection- D1 framing parallel. D2 framing perpendicular. tss,oa Iss f1R. .1atSj t4a s 4ERTt•,kr4 -- Ski,.c41/4 N,ratr G6tL1u4 o>� ��T H2.5.aQ: c rt SszAct,46 cou H1 B� qLr, Spwc156floo I R TV.155 oit IZAYTEZ CarxeT SLKFt 61-1-, oil,. goIs t" Sn�s r ✓43¢' spL iz6D 7 5}'L I Giv I CEI.Lo4� oft, Att�z.5. pTEtt.2 D C 5 154.00 •.A.M ag.. G01.I T I x HER-6 To 1st I 5471-1.46 i 1 Structural Shear Wall Callouts©—Copyright ConstructionCalc,Inc(CCI) Typical Shear Wall Callout Symbol This symbol indicates a dedicated shear wall or panel,the type pe callout below. Walls without this symbol are not dedicated shear walls-use cod -standard constructiDn. 1PW Min length of shear panel,ft. 3.4 4 If"W",construct entire Wall per this callout,with minimum' dividual panel lengths indicated on plan. If"NS",means Not a Shear Wall.Build per code minimum. Sill Bot anchor Top of plate to max Capa- Stud Nail Edge Sill Block- Top of well fram- spc'g/ city, Nails Stud Stud mat'l /Field Top plate& ing at wall cone to leg, min. wind/ Sheath- or height, spac'g, Stud (see spac'g @ Top plate studs unsup- cone to pen-pen- max. Mud sill embed- Call- seis, ing, Sides of screws, max., max., size, std st'l Stud Plate, splice, w/edge ported ,s arallel dicadar spc'g, anchor to ment, out Eh,plf min. wall size ft. in. min. specs) spac'g,in. min. min. nail'g edges framing framing in. concrete in. 10 24 2x4 Sawn 6/6@24 6/12@ 16 Con't „j- one, Con't sheathing 5/8 bolt or 5/8" @ 48" 7/16" either 12 16 2x6 Sawn 6/12 16sheathing +blkg or 168/ OSB or side, lap or A34 or H2.5 or Titen HD, 1PW 8d 2-2x4 w/8- 2x NA 16d @ 6 w/3" 72/4 120 plywo- apply 16d LTP4 at SDWC- wshr. Or od directly 16 12 2x6 Sawn 6/12@12 36"m 15600,@ to studs Se I)1 24"m MASA or 22 12 1.75x5.5 LVL 6/12@12 See D2 MASAP 490/ 2PW 350 (same) (same) (same) (same) (same) (same) (same) 4/12@l6 (same) (same) (same) 2x (same) (same) 16d @ 4 (same) 36/4 Structural Callouts©—Copyright ConstructionCalc, Inc (CCI) 13 TS Twisted Strap-Joist Holdown * Min.,Capacity: Good for 1,215 lb.tension. * Twisted Strap:Use min.,TS22 twisted strap applied vertically. - Attach to beam or floor joist above. - Attach to double stud below. 14 TS Twisted Strap-Joist Holdown * Min.,Capacity: Good for 1,450 lb.tension. * Twisted Strap:Use min.,HTS30 twisted strap applied vertically to outside of wall sheathing. - Attach to cantilevered floor joist above.Wrap over top if necessary. - Attach to double stud below. 15 FF Floor-To-Floor Holdown * Min.,Capacity: Good for 1705 lb tension. * Strap:Use CS16 vertical strap applied to outside of wall sheathing.Attach to 2 2x,3x,or 4x studs lined up above and below rim joist.Fill all nail holes with 16d. _ If strap falls on rim,header or beam below,nail to rim,header or beam and wrap around bottom if necessary. * End Distance: 12"min.to each upper and lower studs.Approx total length=24"+depth of floor system. 18 HD Alt 1-Holdown-Embedded Strap Type. * Min.Capacity:Good for 3815 lb.uplift,wet set application only. * Holdown:Use STHD14 for no rim joist condition. - For rim joist condition use STHD14RJ. * Nails: Use 30, 16d to full-height stud as follows. * Stud: Use larger of:king stud as spec'd elsewhere; or choice of 2-2x,3x,or 4x. Alt 2-Holdown-Bolt Type * Holdown:Use HDU5. * Lags: Use 14 SDS 1/4 x 2.5 to full-height stud per above. * Anchor Bolt:Use 5/8"diameter SSTB24,or 5/8"all-thread with nut and 3"washer on embedded end.Min embedment= 16". - If too long to fit in footing,bend 90-degrees at bottom of footing,maintain 3"cover at bottom of footing. - If cripple wall below,use all-thread and CNW coupler nut or similar. 19 DS Drag Strap * Min.,Capacity: Good for 1,705 lb tension * Drag Strap: Connect beam end to exterior wall top plate beyond with CS16 x 24",centered over beam/top plate intersection. - Strap must be straight and horizontal. - Strap may attach to either side or top or bottom of members connected. * Nails:Use l Od,all holes filled. CO3 20 H Header * Header:use min: 2x6,tall dimension vertical in"L"configuration. Or use min.,2-2x6, or 4x6. - For"L"configuration,connect vertical header member to flat 2x with 16d @ 4"OC. * Trimmer: (a.k.a.,Jack Stud)Use min., 1-2x,or concealed flange hanger,each end. - As alternate,may use FC4 for 2x4 wall,FC6 for 2x6 wall. (FC4 good for 865 lb.,FC6 good for 1010 lb.) * King Stud: full height bottom plate to top plate: - Openings wider than 5',use min.,2-2x, each end. - Openings 5'wide and less,use min., 1-2x,each end. 21 H Header * Header:use min: 2x10,tall dimension vertical in"L"configuration. Or use min.,2-2x8,or 4x8. - For"L" configuration,connect vertical header member to flat 2x with 16d @ 4"OC. * Trimmer: (a.k.a.,Jack Stud)Use min., 1-2x, or concealed flange hanger,each end. - As alternate,may use FC4 for 2x4 wall,FC6 for 2x6 wall.(FC4 good for 865 lb.,FC6 good for 1010 lb.) * King Stud: full height bottom plate to top plate: - Openings wider than 5',use min.,2-2x,each end. - Openings 5'wide and less,use min., 1-2x,each end. 22 II Header * Header:use min: 2-2x10; or 4x10. * Trimmer: (a.k.a.,Jack Stud)use min., 1-2x,or concealed flange hanger,each end. * King stud: full height bottom plate to top plate: - Openings wider than 5',use min.,2-2x, each end. - Openings 5'wide and less,use min., 1-2x,each end. 23 H Header • Header: use min: 5x13.5 glulam,LVL,or PSL. * Trimmer: (a.k.a.,Jack Stud)use min., 2-2x,each end. * King stud:Use min.,3-.2x,each end,full height bottom plate to top plate. 30 R Rim * Use min., 1.5 x 11.25 LVL. 31 L Ledger-Deck Joists to Rim. * Ledger:Use min., 2x,PT ledger,at least as tall as joists. * Ledger Connecion: Connect to rim with SDS or LedgerLOK at max., 12"OC and within 3"of ends and splices. _ Where ledger cantilevers,use 4 SDS or LedgerLOK spaced 3" apart. Center this cluster of connectors 6" from end of rim joist. Min.backspan of leger before a splice= 8'. - SDS or LedgerLOK to be of length necessary for full penetration in rim. * Joist Connection: Connect joist to ledger with U or LU hanger. 71 P , Post * Post:Use min., 3-2x4,or 2-2x6,or 4x6. * Floor-To-Floor Condition: Where bearing on floor with post below, ensure solid blocking through floor cavity. 73 P Post * Post:Use min., 4x6 PT * Connection at Base:Use PB,AB,ABU,ABW,CBSQ or similar. 13 Standard Structural Specifications© — Copyright, Tim K. Garrison, P.E. BASIS OF DESIGN—APPLICABLE CODES: Code.The designs herein are prepared in accordance with the 2015 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 the work indicated herein 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 a new single- family residence as follows: *This model was analyzed previously by CCI. Certain foundations,beams and columns did not change and are approved herein by inspection.The previous analysis was CCI job no.tl 4055,6/30/14, sealed by Tim K. Garrison,PE. *This analysis is for the Lowman model,versions Coastal 1 and Coastal 2. *This analysis may be used for any such models constructed in the Landed Gentry 48 North community in Anacortes,WA. * If any variation(s)to the above models is/are made,an addendum to these calculations is required. CCI takes responsibility only for items specifically addressed in our drawings and calculations. Constructed items not specifically addressed herein shall be built per minimum code. LOADS Following are the loads used for the subject design/analysis: O Roof live: 20 psf. 0 Exterior wall dead: 10 psf O Roof+ceiling dead: 15 psf 0 Interior wall dead: 7 psf O Roof snow: 25 psf 0 Seismic Factors: Ss= 1.10, Sl=0.437 O Floor live: 40 psf 0 Seismic Des Category: "D" O Floor dead: 15 psf 0 Wind Exposure 'C', 3-sec gust: 120 mph. O Deck live: 40 psf 0 Assumed allowable soil bearing pressure: O Deck dead: 10 psf. 1,500 psf. SINGLE PROJECT: The calculations,drawings,notes, specifications, and/or tables prepared by CCI are valid only for the project indicated herein.These documents are not valid, are not applicable to, and shall not be used for any other project at any location other than 48 North, Anacortes. 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. 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. C 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. TEMPORARY SUPPORT AND BRACING: General. Provide adequate temporary support to all walls,roofs,beams, columns, and floors during construction.Design of same is not included herein.Contractor or owner should check all temporary- supporting devices with a qualified person. Contractor shall be responsible for the adequacy of all temporary and/or permanent support systems. 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. Non-Structural Fill: "Non-Structural Fill"is soil(native or imported)without: organic materials;rocks and lumps greater than 3"in any dimension;trash; and the like.If used as compacted fill, it 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. In non-paved or non-footing areas use structural backfill or native backfill minus rocks, lumps,and organic matter, compacted to 92%relative compaction. Where pipes enter and exit structures(distribution boxes,utility boxes, catch basins,manholes,etc.)use structural fill around the structure. Carefully place and compact to 95%relative compaction under and around all pipes. 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". Foundations,Footings on Rock: Where footings bear on rock,clean the rock free of dirt,moss,debris,or other deleterious substances. Place concrete directly on cleaned rock.Where rock is sloped less than 3:1 (18-degrees),no dowels into rock are necessary. Where rock is sloped 3:1 (18-degrees)or greater,use#4 x 16"long dowels rotohammered 6" into rock. Rotohammered holes to be '/2"diameter, perpendicular to face of rock.No epoxy is necessary.Dowels to be located as follows: 0 For continuous footings,use dowel within 6"of ends,corners, and intersections and at 48"OC max spacing. Dowels to be centered on stemwall. o For pad footings,use two dowels spaced 8"apart, centered on footing.If dowel is too long to fit in footing,use 90-degree bend as necessary to provide 2"cover at top of footing. Slabs on Grade. Subgrade below slabs shall be similar to the above. A layer of free draining material and a suitable vapor barrier(designed by others)are recommended for all interior slabs. 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. 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.Minimum cement content= 5 sacks per cubic yard.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. BOLTS AND DOWELS IN CURED CONCRETE: General.This section shall apply to bolts and dowels installed in cured concrete using rotohammer techniques. Minimum concrete embedment=4-inches unless otherwise specified.Minimum distance to any edge or end of concrete=3"from hole centerline unless otherwise specified. Existing Reinforcing. It is important that no existing rebars are drilled or cut during rotohammer operations. Location of existing reinforcing bars may be by non-destructive methods(pachometer,radar,or similar). Washers.Use 3"x3"x.229"washers on all wood mud sill anchor bolts. Such washers may be slotted, with plate washer under the nut as allowed by the IBC.At non-mud sill locations, smaller washers may be used. Use a steel plate or malleable iron washer under nuts and the heads of all bolts that connect wood. Non-Epoxy Systems.Use Simpson Titen HD where shown in the Plans.These anchors may be used to resist tension loads and shear loads. Install per manufacturer's recommendations. Epoxy Systems.For bolts,use Simpson epoxy-tie bolt system with ET-HP or SET high strength epoxy, with zinc plated,A307 'all-thread' bolts as shown in the sketches. For dowels,use ET-HP or SET high strength epoxy and rebar as specified on the Plans and Callouts.Drilling of holes and installation shall be in strict accordance with epoxy manufacturer's recommendation. CONVENTIONAL WOOD FRAMING: Material. All sawn framing lumber,not including beams,posts, and columns, shall be Spruce Pine Fir, Hem Fir,or Douglas Fir-Larch,Number 2 or better,unless otherwise shown. All sawn wood shall have moisture content less than 25%. General Construction: Predrill all nail holes where required to avoid splitting. Connect all wood members per the Plans and applicable building code. Where Structural Plans do not specifically address a structural element, construct said element per minimum building code. Beams and Posts. All sawn structural beams,headers, and posts shall be Doug Fir Larch No 2 or better, except where exposed to weather and specified as PT(Pressure Treated)may be Hem Fir No. 2 or better. Glulams,PSLs,LVLs, etc. shall be per Prefabricated Wood Products section below. Multiple Ply Members. Trimmers, King Studs, Headers. Where more than one 2x is placed against another and used as a multiple ply king stud,trimmer, or header, connect all plies with 16d at 4"OC, staggered. Beams, Columns. Where more than one 2x,or LVL,or LSL is placed against another and used as a multiple ply beam or column, connect all plies with glue and 2, 16d at 4"spacing. Glue.Where specified,wood glue shall be commercial grade with minimum shear strength of 450 psi at 28 days.Use Liquid Nails LN-940 or equivalent.Prep and apply per manufacturer's recommendations. Window and Door Openings. Header. Use header size shown on Structural Plans.May use larger of same material.All headers shall be installed with their tall dimension vertical.If header is less than 3 inches wide(I.E. a single 2x or single LVL)use a flat 2x nailed to the bottom of header in an"L"configuration with 16d at 4"max spacing. If no header is specified,the wall is assumed non-load bearing and wall top plate may serve as the header. Multiple Adjacent Openings.Where adjacent door or window openings occur in a wall,headers for each opening shall be individual members with full-height king studs between them. Each header shall use the number of king studs specified in Structural Callouts. Discontinuous Top Plate.Where wall top plates are cut,omitted, or otherwise discontinuous at a header,the end of the header shall be connected to the remaining top plate beyond with a horizontal CS18 strap with minimum 12" length on the header and 12" length on the top plate beyond. Strap may be on top, inside,or outside of wall. Trimmers, aka Jack Studs. Use size(or larger)per Structural Callouts. Concealed flange hanger of similar bearing length and capacity may be substituted for trimmer. King Studs. Use size(or larger)per Structural Callouts. These must be full-height,bottom plate to top plate, IE diaphragm to diaphragm. 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. F- 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. Blocking/Bridging. Provide continuous blocking at all bearing locations.Provide full depth bridging or blocking at 8'OC max. in joist or rafters without continuous plywood diaphragm connection on the.top . Framed floors which support posts shall be solidly blocked within the floor cavity to positively transfer post,column, or other concentrated loads through the floor to the supports beneath. Bolts.Unless otherwise specified:Use washers on all bolts; tighten all bolts to a very snug wrench tight condition;use standard A307 bolts; for bolts in wood,drill the same diameter hole as the bolt; for bolts in steel drill holes 1/16"larger than the bolt diameter. Provide the following minimum edge distances between centerline of bolt and all edges of bolted wood, and between centerline of multiple bolts: 5/8 inch diameter bolts 3 inches 3/4 inch diameter bolts 3.75 inches 1 inch diameter bolts 4.75 inches Minimum distance between edge of bolt and any edge of steel plate(angles, gussets, flanges,webs,etc.) shall be one inch. Engineer shall specifically approve any bolted connection using less edge distance than shown above. Lag Bolts. All lag bolts greater in diameter than 1/4"shall have pilot holes pre-drilled. Size of pilot hole in threaded portion shall be 70%of the unthreaded shank diameter(or alternatively, 90%of the root diameter of the threaded portion).Pilot hole diameter of unthreaded portion shall be the same diameter as the unthreaded shank. 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. PREFABRICATED WOOD PRODUCTS: Prefabricated Trusses. Where shown on the plans, all prefabricated structural roofing members shall be designed by a certified professional engineer.The prefabricated structural roofing designer shall provide to the Contractor stamped design drawings with appropriate notes showing member sizes, forces,installation procedures,blocking,bracing, etc. Engineered Wood—General.These products must be provided, stored, and installed in accordance with manufacturer's recommendations. Failure to do this may void the warranty and diminish load carrying capacity. Any nationally-recognized brand that meets the below specifications is acceptable. I-beam Composite Web/Flange Joist Products.The contractor shall install the I-Joist products complete with web stiffeners and other blocking/bracing as shown on the Plans and/or as recommended by the manufacturer. PSL(Parallel Strand Lumber)and Versa-Lam.Where called for,use minimum 2.0E, 2,900 psi minimum allowable bending stress. LVL(Laminated Veneer Lumber). Where called for,use minimum 1.9E, 2,600 psi minimum allowable bending stress. LSL(Laminated Strand Lumber). Where called for,use minimum 1.3E, 1,700 psi minimum allowable bending stress. Glue-Laminated Timbers.Unless otherwise noted,all glu-lam beams shall be 24F-V4 DF/DF industrial appearance grade,manufactured by an AITC approved fabricator. Store and install in accordance with manufacturer's recommendations. If these span continuously over one or more interior supports or are cantilevered,use 24F-V8 DF/DF. If visually exposed to interior living space,use Architectural Appearance Grade. Plywood or OSB Shear Walls.All shear walls shall be positively connected to horizontal diaphragms or slabs at their tops and bottoms per the Plans and Callouts.Wall sheathing may be either Oriented Strand Board(OSB) or plywood approved for use as lateral-resisting sheathing by an APA-approved manufacturer. 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[Two Stories Site Class I Stiff Soil Profile, 0(Typ) V Risk Factor [Comm'', Industrial, Residential - Med Hazard, ll Equiv Lateral Force Method Seis importance, IE = 1.00 Structural System Bearing wall -wood or light steel shear wall v .2 sec response, Ss = 1.100 Ss use for Cs = 1.100 Is structure regular and 5 stories or less? Ives__ v_ Use Ss=1.5 max for Cs calc 1 sec response, Si = 0.437 Site coef, Fa = 1.060 Redundancy factor, p= 1 Site coef, F„ = 1.563 Period, long-period (Map, ASCE7-10, p. 224, fig 22-12), TL = 16 Response mod coef, R = 6.50 Height of top of building, hn = 24 ft 0 - Str factor, 00= 3.00 Defi Amplf, Cd= 4.00 EQUIVALENT FORCE METHOD, ASCE7-10, 12.8 Ht Limit 65.0 ft Required Seismic Design Category D Spectral accel parameter, SMS = 1.166 Height Limit (feet) 65 Spectral accel parameter, SM1 = 0.683 Max. Allowable Story Drift 0.015 hsx or L / 67 Design spectral parameter, SDS = 0.777 0 - Str factor, no 3.00 Design spectral parameter, SDI = 0.455 Seismic Base Shear, V 0.120 * W Building period coef, CT$ = 0.020 Horizontal Seismic Load Effect, Eh 0.120 * W Approx fundamental period, Ta = 0.217 Vertical Seismic Load Effect, Ev 0.155 * W Upper limit period coef, Cu = 1.400 Seismic Load Effect E = Eh + - Ev 0.275D & -0.035D Building period, use, T = 0.304 LRFD Comb 5 1.355D + Eh + .5L + .2S Csmax = 0.323 LRFD Comb 7 0.745D + Eh Csmin = 0.010 ASD Comb 5 1.109D + .7Eh Seis response coef, Cs = 0.120 ASD Comb 6b 1.078D + .525Eh + .75L + .75S Min diaphragm force, Fpx min = 0.155D ASD Comb 8 0.491 D + .7Eh Max diaphragm force, Fpx max = 0.311 D Wind _oads Per ASCE MO analytical Procedure Wind Loads On Buildings - RIWFRS, Directional Procedure - All Heights ASCE7-10, Chapter 27 Project Lowman model Job No t17037 Date 5/5/17 Building Wind Exposure Exp C -Where exp. B and D don't apply. Enclosure Classification Enclosed Building (Typical) V 3-Sec Gust, Basic 120 mph '!w ASCE7-10 maps, Fig 26.5, p247 Method ASD, Basic Combos.Stress increases allowed for wood only. V Load Comb Factor 0.6 Roof Pitch 1 4.00 /12 Slope 1 9 = 18.4 deg Roof Pitch 2 4.00 /12 Slope 2 0 m 18.4 deg 2012 IBC Loads Calcr 5/5/17 c 3 Hill Shape [Topographic Factor Not Applicable V L/B 1.08 Building Width Perp. To Ridge B = 48 ft h/L 0.37 Building Length Parallel To Ridge L = 52 ft Gust Effect Factor G = 0.85 Mean Height Of Roof(ft) h;n = 19.0 ft 3-Second Gust Power Law Exponent a, = 9.5 Eave Height (ft) heave = 16.0 ft Normal Ht. Of Atmosp. Bndry Layer zg = 900 ft Directionality Constant Kd = 0.85 Velocity Press. Exposure Coefficient Kh = 0.892 26.8 ASCE 7 Height of Hill or Escarpment (ft) Hh = IBC Load Factor for ASD Wind - 1605.3.2 w = 0.60 Narrowest Half-Width of Hill at Half-Height (ft) Lh = Topographic Factor Kzt = 1.000 Horiz. Distance From Crest To Bldg. Site (ft) x = Velocity Pressure @ mean roof ht. qh = 27.96 psf Windward Wall Pressures lrrtternal Pressure Elev Intermed. Windward Value q, Wall Internal Pressure 0-15 feet 0.849 15.96 psf 10.85 psf +/- 5.03 psf 15-20 feet 0.902 16.96 psf 11.53 psf 20-25 feet 0.945 17.77 psf 12.08 psf Longitudinal (Parallel To Ridge) 25-30 feet 0.982 18.47 psf 12.56 psf 30-40 feet 1.044 19.62 psf 13.34 psf Leeward Wall Side Walls 40-50 feet 1.094 20.56 psf 13.98 psf -6.89 psf -9.98 psf 50-60 feet 1.137 21.37 psf 14.53 psf (Outward) (Outward) 60-70 feet 1.174 22.07 psf 15.01 psf Roof Pressures - 70-80 feet 1.208 22.70 psf 15.44 psf Based On Posn. Pressure Down Ridge 0 to h/2 -12.83 psf Transverse (Perpo To Ridge) h/2 to h -12.83 psf h to 2h -12.83 psf Leeward Wall Side Walls > 2h -12.83 psf -7.13 psf -9.98 psf (Outward) (Outward) Horiz prof 13.34 psf Slope 1 - 20.5 psf 4.001 12 P' -6.26 psf -8.11 psf 0.35 psf 12.56 psf ' :1:„ 19.7 psf 1 ' 12.08 psf +/- 5.03 psf 19.2 psf 1+1' +l- 5.03 Psf 11.53 psf +/- 5.03 psf =" -7.13 psf 18.7 psf +/- 5.03 psf 10.85 psf 4 18.0 psf Ot // //_ ` ,�`� - //I` i.- 48.00 ft Roof 1 slope: 4:12 0.32 rads 18.43 deg Roof 2 slope: 4:12 0.32 rads 18.43 deg Press, slope 1, roof, horiz proj: 4.5 psf Press, slope 2, roof, horiz proj: 4.5 psf 2012 IBC Loads Calcr 5/5/17 ConstructionCalc, Inc `i- Lateral Load Calculator Job No.: t17037 Job Name: Lowman By: tkg Architect/Designer: Landed Gentry Date: 5/5/2017 Building: Lowman SEISMIC LOAD CALCULATOR Seismic Factor: 0.120 Roof Snow 25 psf Fir Storage LL Gridline: Gridline: Gridline: Gridline: Gridline: Gridline: Gridline: Gridline: up n-s tot up tot e-w dn tot e-w Dim 1 . 54.00 Dim 2 49.00 v Mul factor 1.05 1.05 1.05 1.05 1.05 1.05 1.05 1.05 ,- Trib Area 2789.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 c°o Dead weight,psf.; 15.0 Y 15.0 1 15.0 { 15.0 1 15.0 I 15.0 1 15.0 j 15.0 1 Seismic factor.; 0.120 y 0.120 , 0.120 , 0.120 , 0.120 , 0.120 , 0.120 , 0.120 , Calc'd seis load 5020.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Dim 1 202.00 202.00 Dim 2 5.00 12.00 m Mul factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Trib Area 1010.0 0.0 2424.0 0.0 0.0 0.0 0.0 0.0 IA Dead weight,psf.: 10.0 ¢ 10.0 10.0 F 10.0 10.0 10.0 10.0 1 10.0 a Seismic factor.t 0.120 y I 0.120 i 0.120 I. 0.120 J 0.120 i 0.120 i 0.120 i 0.120 Calc'd seis load 1212.0 0.0 2908.8 0.0 0.0 0.0 0.0 0.0 Dim 1 51.00 Dim 2 47.00 Mul factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 _o Trib Area 0.0 0.0 2397.0 0.0 0.0 0.0 0.0 0.0 Dead weight,psf.; 15.0 15.0 15.0 ; 15.0 15.0 ; 15.0 15.0 15.0 Seismic factor.[ 0.120 1 0.120 j 0.120 L 0.120 j 0.120 L 0.120 j 0.120 i 0.120 Calc'd seis load 0.0 0.0 4314.6 0.0 0.0 0.0 0.0 0.0 Other GLs 6232.4 6232.4 Seismic Applied V 6232.4 6232.4 13455.8 0.0 0.0 _ 0.0 0.0 0.0 WIND LOAD CALCULATOR Gridline: Gridline: Gridline: Gridline: Gridline: Gridline: Gridline: Gridline: up n-s tot up tot e-w dn tot e-w 0 0 0 0 0 Dim 1 55.00 23.00 N Dim 2 8.00 6.00 4 Mul factor 1.00 0.50 1.00 1.00 1.00 1.00 1.00 1.00 o Trib Area 356.0 69.0 0.0 0.0 0.0 0.0 0.0 0.0 o Wind psf load; 4.5 ; 4.5 I 4.5 I 4.5 I 4.5 I 4.5 I 4.5 I 4.5 Calc'd wind load 1602.0 310.5 0.0 0.0 0.0 0.0 0.0 0.0 Dim 1 24.00 Eo Dim 2 7.00 Mul factor 0.50 1.00 1.00 1.00 1.00 1.00 1.00 1.00 x Trib Area 84.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 W Wind psf load[ 19.2 1 19.2 19.2 L 19.2 j 19.2 1 19.2 j 19.2 1 19.2 Calc'd wind load 1612.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Dim 1 54.00 374.50 40.00 En Dim 2 4.50 1.00 12.00 Mul factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 v X Trib Area 243.0 374.5 480.0 0.0 0.0 0.0 0.0 0.0 w Wind psf load; 18.0 , 18.0 ; 18.0 , 18.0 , 18.0 , 18.0 , 18.0 , 18.0 , Calc'd wind load 4374.0 6741.0 8640.0 0.0 0.0 0.0 0.0 0.0 Other GLs 7051.5 Wind Applied V 7588.8 7051.5 15691.5 0.0 0.0 0.0 0.0 0.0 Gridline: Gridline: Gridline: Gridline: Gridline: Gridline: Gridline: Gridline: up n-s tot up tot e-w dn tot e-w 0 0 0 0 0 Controlling V 7,589 lb 7,052 lb 15,692 lb 0 lb 0 lb 0 lb 0 lb 0 lb Controlling Force Type wind wind wind - - - - - COnStrUiCtiOn C, �►�c Description: up n-s tot Distribution of Lateral Loads Total V, unfactored 7,589 lb Wind or Seis control? (w or e) wind Building: Lowman Total V, factored 4,553 lb • Grids 21 22 23 Percentage V 50% 0% 50% 0% Leftover V/grid 2,277 lb 0 lb 2,277 lb 0 lb 0 lb 0 lb 0 lb 0 lb 0 lb 4,553 lb Sum check OK Min. Grid Pnl 1 Pnl 2 Pnl 3 Pnl 4 Pnl 5 Pnl 6 Pnl 7 Pnl 8 Pnl 9 Pnl 10 Sum Eh PW use 1 2.5 If 6.5 If 15.0 If 24.0 If 95 plf 1 PW 2 0.0 If #DIV/0! #DIV/0! 23 2.8 If 2.6 If 4.3 If 12.1 If 5.4 If 3.8 If 31.0 If 73 plf 1 PW Description: up tot a-w Total V, unfactored 7,052 lb Wind or Seis control? (w or e) wind Total V, factored 4,231 lb Grids 2a 2b 2c Percentage V 50% 50% 0% Leftover V/grid 2,115 lb 0 lb 2,115 lb 0 lb 0 lb 0 lb 0 lb 0 lb 0 lb 4,231 lb Sum check OK Min. Grid Pnl 1 PnI 2 Pnl 3 Pnl 4 Pnl 5 PnI 6 Pnl 7 Pnl 8 PnI 9 Pnl 10 Sum Eh PW use 5.5 If 14.0 If 19.5 If 108 plf 1 PW b 0.0 If #DIV/0! #DIV/0! ✓c 2.5 If 2.6 If 2.2 If 2.2 If 9.5 If 223 plf 2PW Description: do tot e-w Total V, unfactored 15,692 Ib Wind or Seis control? (w or e) wind Total V, factored 9,415 lb Grids a b c Percentage V 25% 25% 50% 0% Leftover V/ grid 2,354 lb 2,354 lb 4,707 lb 0 lb 0 lb 0 lb 0 lb 0 lb 0 lb 9,415 lb Sum check OK Min. Grid PnI 1 Pnl 2 PnI 3 Pnl 4 PnI 5 Pnl 6 PnI 7 PnI 8 PnI 9 PnI 10 Sum Eh PW use 0.0 If #DIV/0! #DIV/0! 0.0 If #DIV/0! #DIV/0! 7.0 If 2.5 If 3.0 If 3.0 If 15.5 If 304 plf 2PW Uplift Calculator Panel l.D. 2c 2c c Unit lateral load, factored, Eh, plf 223 plf 223 304 plf UpliftRange Panel horiz. length, ft. 2.2 ft 2.5 ft 3.0 ft Panel ht. (mom-arm), ft. 9.0 ft 9.0 ft 9.0 ft Add'I uplift from upper story, Lt. end, lb 1,358 lb Add' uplift from upper story, Rt. end, lb 1,568 lb Dead point load at Lt. end, lbs. 500 lb 500 lb 500 lb Dead point load at Rt. end, lbs. 150 lb 450 lb 3,000 lb No. AB's to help keep Lt. end down 0.5 ea. 0.5 ea. 2.0 ea. No. AB's to help keep Rt. end down 0.5 ea. 0.5 ea. 1.0 ea. Dead weight UDL, plf 150 plf 315 plf 375 plf Uplift Lt. end, ASD comb 7, 8 1,358 lb 1,221 lb 2,457 lb #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! Uplift Rt. end, ASD, comb 7, 8 1,568 lb 1,251 lb 1,667 lb #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! GC Tim Garrison, P.E. CAS`RUCTIONCALC ProBeam We Empower The 9urltlln• intluctry V6.0 Important: Notches and connectors not cosidered. Dynamic loading not considered. Compliant with 2015-2003 IBC.All designs should be checked by a competent professional. Job t17037 Spans and Supports(Note,pitch and fixity,if any,not shown) Member I.D. 20h Other Info. 5/5/17 1 2 3 4 5 4 Type? Simple span,fully braced •I Left Cantilever Span 1 Span 2 Span 3 Right Cantilever Tot Member Length Lenth of Spans: 6.00 ft 6.00 ft Allowable Deflection, Main Spans Live Only, U Code Minimum-Normal:LJ360&L/240 •j 360 = 0.20 in Total, U 240 = 0.30 in r N/A = 0.00 in Total, L/ N/A = 0.00 in Pitch if Member Being Designed is Sloped: 0.0 :12 Mem True Len: 6.00 ft Add Self Weight? i yes•Self weight will be added to applied DL V Loads: Uniform Loads Over Full Length of Member Loads From Continuous Member? [No ....v. Increase Roof DL for pitch? Yes •I Roof Pitch 1 1.5 :12 i Live Dead Snow Trib.Width Live Dead Snow Uniform Ld. 1 -Roof 20 psf 15 psf 25 psf 3.00 ft - 45.4 lb/ft 75.0 lb/ft Tot Unif Load - 45.4 lb/ft 75.0 lb/ft Loads Point loads are 1/10 scale 150 100 50 o g 1 2 3 4 5 ' -50 4x And Smaller(Lumber) Calc'd Member • Results For 2 x 6 Solutions Using Self Weight of Sawn 2 x 6, 2.1 plf 2 x 6 v Load Duration Snow;1.1S rr % Overdesign 2 x 5 (4)2 x 3 Moisture Medium Dry-18% • Douglas Fir-larch •l Repetitive Use? No • Pos Bending 53.8% (2) 2 x 4 3 x 4 Press Treated? !No,Not P.T. • No.2 IFFlat Use? No ♦ Neg Bending NA (3) 2 x 3 4 x 4 Temp Cond. 1100 deg F&less Wir Fb Pos 1,345 psi Fv 207 psi Shear 209.9% Fb Neg 1,345 psi Fcp 625 psi Span(s)Defl'n 621.3% Allow Pos Mom 847 ft-lb 120.80 in^4 Cantilever(s) Defl'n NA Allow Neg Mom -847 ft-lb E 1,600 ksi Calc'd member OK by: 53.8% Allow Shear 1,139 lb El 33,275 ksi Controlling criteria is: Pos Bending Req'd Bearing Support 1 Support 2 Support 3 Support 4 Self Wt 2.11 plf For 2 x 6 Cond's Of Use: Load Duration:1.15-Snow 1.50 in 1.50 in - - Reactions Support 1 Support 2 Support 3 Support 4 Moments Support 1 Support 2 Support 3 Support 4 Max Total 367 lb 367 lb - - O ft-lb O ft-lb O ft-lb O ft-lb Min Total 142 lb 142 lb - - 0 ft-lb 0 ft-lb 0 ft-lb 0 ft-lb Min Load Case Deflections Lt Cantivr Span 1 Span 2 Span 3 Rt Cantivr Max Up Defl - 0.000 in - - - Allowed 0.300 in 0.300 in 0.300 in Max Dn Defl - -0.042 in - - - Allowed 0.300 in 0.300 in 0.300 in ProBeam_v7_0_W C O C7 - Tim Garrison, P.E. CONS}RUCTI!ONCALC ProBeam We Empower The Building Ineuatr v6.0 Important: Notches and connectors not cosidered. Dynamic loading not considered. Compliant with 2015 -2003 IBC. All designs should be checked by a competent professional. Job t17037 Spans and Supports(Note,pitch and fixity,if any,not shown) Member I.D. 20h case 2 Other Info. . 5/5/17 4' 1 2 3 4 5 6 7 4 Type? Simple span,fully braced W Left Cantilever Span 1 Span 2 Span 3 Right Cantilever Tot Member Length Lenth of Spans: 8.00 ft 8.00 ft Allowable Deflection, Main Spans Live Only, L/ Code Minimum -(Normal:L/360&L/240 •i 360 = 0.27 in Total, L/ 240 = 0.40 in N/A = 0.00 in Total, L/ N/A = 0.00 in Pitch if Member Being Designed is Sloped: 0.0 :12 Mem True Len: 8.00 ft Add Self Weight? 1 yes-Self weight will be added to applied DL V Loads: Uniform Loads Over Full Length of Member Loads From Continuous Member? 'No ~"_"_ Increase Roof DL for pitch? .Ys - .1'1 Roof Pitch I 1.5:12 ' i Live Dead Snow Trib.Width Live Dead Snow Uniform Ld. 1 -Roof 20 psf 15 psf 25 psf 3.00 ft - 45.4 lb/ft 75.0 lb/ft Tot Unif Load - 45.4 lb/ft 75.0 lb/ft Loads Point loads are 1/10 scale 150 100 50 0 1 1 2 3 4 5 6 7 9 -50 4x And Smaller(Lumber) 0.. " Calc'd Member R _ --s Solutions Using Self Weight of Sawn 2 x 8,2.8 plf 2x8 rr. Load Duration Snow 1.15 t %Overdesign 2 x 8 (4)2 x 4 Moisture j Medium Dry-18% rr Douglas Fir-Larch •1 Repetitive Use? No w Pos Bending 38.0% (2)2 x 5 3 x 5 Press Treated? I No,Not P.T. V No.2 T— - ^• Flat Use? No •' Neg Bending NA y (3)2 x 4 4 x 5 Temp Cond. `100 deg F&less W Fb Pos 1,241 psi Fv 207 psi Shear 204.7% Fb Neg 1,241 psi Fcp 625 psi Span(s) Defl'n 587.3% Allow Pos Mom 1,359 ft-lb 147.63 in"4 Cantilever(s) Defl'n NA Allow Neg Mom -1,359 ft-lb E 1,600 ksi Calc'd member OK by: 38.0% Allow Shear 1,501 lb El 76,216 ksi Controlling criteria is: Pos Bending Req'd Bearing Support 1 Support 2 Support 3 Support 4 Self Wt 2.78 plf For 2 x 8 Cond's Of Use: Load Duration:1.15-Snow 1.50 in 1.50 in - - Reactions Support 1 Support 2 Support 3 Support 4 Moments Support 1 Support 2 Support 3 Support 4 Max Total 493 lb 493 lb - - O ft-lb O ft-lb O ft-lb O ft-lb Min Total 193 lb 193 lb - - O ft-lb O ft-lb O ft-lb O ft-lb Min Load Case Deflections Lt Cantivr Span 1 Span 2 Span 3 Rt Cantivr Max Up Defl - 0.000 in - - - Allowed 0.400 in 0.400 in 0.400 in Max Dn Defl - -0.058 in - - - Allowed 0.400 in 0.400 in 0.400 in ProBeam_v7_0_WC U ProBeam Tim Garrison P.E. C RUCTIONCALC 9 C�t�(S^We Empower The Building Zndustr v6.0 Important: Notches and connectors not cosidered. Dynamic loading not considered. Compliant with 2015-2003 IBC. All designs should be checked by a competent professional. Job t17037 Spans and Supports(Note,pitch and fixity,if any,not shown) Member I.D. 21h Other Info. 5/5/17 : 4.................................. ............................... ........................... 0.5 1 1.5 2 2.5 3 3.5 45 Type? Simple span.fully braced •j Left Cantilever Span 1 Span 2 Span 3 Right Cantilever Tot Member Length Lenth of Spans: 4.00 ft 4.00 ft Allowable Deflection, Main Spans Live Only, L/ Code Minimum Normal•L/360&L/240 i I 360 = 0.13 in Total, L/ 240 = 0.20 in N/A = 0.00 in Total, L/ N/A = 0.00 in Pitch if Member Being Designed is Sloped: 0.0 :12 Mem True Len: 4.00 ft Add Self Weight? !Yes-Self weight will be added to applied DL V Loads: Uniform Loads Over Full Length of Member Loads From Continuous Member? i.00.. .- . Increase Roof DL for pitch? YQs.. 4 I Roof Pitch I 1.5:12 Live Dead Snow Trib.Width Live Dead Snow Uniform Ld. 1 -Roof 20 psf 15 psf 25 psf 22.00 ft - 332.6 lb/ft 550.0 lb/ft Tot Unif Load - 332.6 lb/ft 550.0 lb/ft Loads Point loads are 1/10 scale 1000 500 - 0 0.5 1 1.5 2 2.5 3 3.5 4' 45 -500 - 4x And Smaller(Lumber) Calc'd Member Results For 2 x 8 Soluti sing Self Weight of Sawn 2 x 8, 2.8 plf 2.x8 v Load Duration snow:;.ts i %Overdesign 2 x 10 (4)2 x 5 Moisture 1 Medium Dry:18% V. Douglas Fir-Larch V 1 Repetitive Use? No V Pos Bending -30.3% (2)2 x 8 3 x 8 Press Treated? I No,Not PT, V No t_ _ V Flat Use? Na ♦ Neg Bending NA (3) 2 x 5 4 x 6 Temp Cond. 1 100 deg r&Less W V Fb Pos 1,241 psi Fv 207 psi Shear -18.0% Fb Neg 1,241 psi Fcp 625 psi Span(s) Defl'n 689.1% Allow Pos Mom 1,359 ft-lb 147.63 in^4 Cantilever(s) Defl'n NA Allow Neg Mom -1,359 ft-lb E 1,600 ksi Calc'd member FAILS by: -30.3% Allow Shear 1,501 lb El 76,216 ksi Controlling criteria is: Pos Bending Req'd Bearing Support 1 Support 2 Support 3 Support 4 Self Wt 2.78 plf Cond's Of Use: Load Duration:1.15-Snow For 2 x 8 1.89 in 1.89 in - - Reactions Support 1 Support 2 Support 3 Support 4 Moments Support 1 Support 2 Support 3 Support 4 Max Total 1,771 lb 1,771 lb - - O ft-lb O ft-lb O ft-lb O ft-lb Min Total 671 lb 671 lb - - O ft-lb O ft-lb O ft-lb O ft-lb Min Load Case Deflections Lt Cantivr Span 1 Span 2 Span 3 Rt Cantivr Max Up Dell - 0.000 in - - - Allowed 0.200 in 0.200 in 0.200 in Max Dn Defl - -0.025 in - - - Allowed 0.200 in 0.200 in 0.200 in ProBeam v7 0 WC c � - Tim Garrison, JP E. Cd iS-5�RUCTION ALC�r. PP®®eafii� We Empower,The._akltd,in - n7.t'o v6.0 Important: Notches and connectors not cosidered. Dynamic loading not considered. Compliant with 2015-2003 IBC. All designs should be checked by a competent professional. Job t17037 Spans and Supports(Note,pitch and fixity,if any,not shown) Member I.D. 21h case Other Info. 5/5/174 1 2 3 4 4 Type? Simple span,fully braced 'r' Left Cantilever Span 1 Span 2 Span 3 Right Cantilever Tot Member Length Lenth of Spans: 5.00 ft 5.00 ft Allowable Deflection, Main Spans Live Only, L/ Code Minimum •Normal:L/360&t/240 19 360 = 0.17 in Total, L/ 240 = 0.25 in N/A = 0.00 in Total, L/ N/A = 0.00 in Pitch if Member Being Designed is Sloped: 0.0 :12 Mem True Len: 5.00 ft Add Self Weight? j Yes-Self weight will be added to applied DL V' • Loads: Uniform Loads Over Full Length of Member Loads From Continuous Member? ; o__-.-��.. Increase Roof DL for pitch? _VeS.-_j Roof Pitch I.. 1.5 :12 Live Dead Snow Trib.Width Live Dead Snow Uniform Ld. 1 - Roof 20 psf 15 psf 25 psf - - - Uniform Ld. 2 40 psf 15 psf 13.00 ft 520.0 lb/ft 195.0 lb/ft Uniform Ld. 5 - 10 psf - - Tot Unif Load 520.0 lb/ft 195.0 lb/ft - Loads Point loads are 1/10 scale 1000 500 0 � 1 2 3 4 -500 4x And Smaller (Lumber) Calc'd Member Results For(2) 2 x 8 Solutions Using Self Weight of Sawn (2)2 x 8, 5.6 plf (2)2 x 8 V Load Duration live:1.00 v % Overdesign 2 x 12 (4)2 x 6 Moisture Medium Dry- 18% V Douglas Fir larch Vi Repetitive Use? No 'v Pos Bending 5.0% (2) 2 x 8 3 a: 10 Press Treated? No,Not P,T, ♦ No.2 V Flat Use? No v Neg Bending NA (3) 2 x 8 4 x 8 Temp Cond. ;100 deg F&less V Fb Pos 1,080 psi Fv 180 psi Shear 44.9% Fb Neg 1,080 psi Fcp 625 psi Span(s)Defl'n 247.4% Allow Pos Mom 2,365 ft-lb 195.27 in^4 Cantilever(s)Defl'n NA Allow Neg Mom -2,365 ft-lb E 1,600 ksi Calc'd member OK by: 5.0% Allow Shear 2,610 lb El 152,431 ksi Controlling criteria is: Pos Bending Req'd Bearing Support 1 Support 2 Support 3 Support 4 Self Wt 5.56 plf Cond's Of Use: Load Duration:1.0-Live For(2) 2 x 8 1.50 in 1.50 in - - Reactions Support 1 Support 2 Support 3 Support 4 Moments Support 1 Support 2 Support 3 Support 4 Max Total 1,801 lb 1,801 lb - - 0 ft-lb 0 ft-lb 0 ft-lb 0 ft-lb Min Total 501 lb 501 lb - - 0 ft-lb 0 ft-lb 0 ft-lb 0 ft-lb Min Load Case Deflections Lt Cantivr Span 1 Span 2 Span 3 Rt Cantivr Max Up Defl - 0.000 in - - - Allowed 0.250 in 0.250 in 0.250 in Max Dn Defl - -0.066 in - - - Allowed 0.250 in 0.250 in 0.250 in ProBeam_v7_0_W C c Ctc, `�`�- Tim Garrison, P.E. CC9fRUCTIO►NCALC ProBeam We Empower The Building Industr 1 V6.0 Important: Notches and connectors not cosidered. Dynamic loading not considered. Compliant with 2015-2003 IBC. All designs should be checked by a competent professional. Job t17037 Spans and Supports(Note,pitch and fixity,if any,not shown) Member I.D. 21 h case 2 Other Info. 5/5/17 4 1 2 3 4 4 Type? Simple span.fully braced Ir Left Cantilever Span 1 Span 2 Span 3 Right Cantilever Tot Member Length Lenth of Spans: 5.00 ft 5.00 ft • Allowable Deflection, Main Spans Live Only, L/ Code Minimum,-Normal:L/360&1/240 V 360 = 0.17 in Total, L/ 240 = 0.25 in N/A = 0.00 in Total, L/ N/A = 0.00 in Pitch if Member Being Designed is Sloped: 0.0 :12 Mem True Len: 5.00 ft Add Self Weight? I Yes.Self weight will be added to applied DL V Loads: Uniform Loads Over Full Length of Member Loads From Continuous Member? 'N.0._-. .'! Increase Roof DL for pitch? -Yes . ..3Roof Pitch I 1.5:12 Live Dead Snow Trib.Width Live Dead Snow Uniform Ld. 1 - Roof 20 psf 15 psf 25 psf 18.00 ft - 272.1 lb/ft 450.0 lb/ft Tot Unif Load - 272.1 lb/ft 450.0 lb/ft Loads Point loads are 1/10 scale 1000 500 - 0 , ;s, 1 2 3 4 6 ' -500 4x And Smaller(Lumber) Calc'd Member Results For 4 x 8 Solutions Using Self Weight of Sawn 4 x 8, 6.5 plf 4 x S IF' Load Duration snow:t.1S ♦ %Overdesign 2 x 12 (4)2 x 5 Moisture I Medium Dry-18% W Douglas Fir-Larch V 1 Repetitive Use? No ♦i Pos Bending 51.0% 2 2 x 8 3 x 10 Press Treated? #No,Not RT. • No.2 • Flat Use? No ♦ Neg Bending NA (3) 2 x 6 4 x 8 Temp Cond. L 100 deg f&less n► Fb Pos 1,345 psi Fv 207 psi Shear 92.2% Fb Neg 1,345 psi Fcp 625 psi Span(s) Defl'n 1034.8% Allow Pos Mom 3,437 ft-lb 1111.15 in^4 Cantilever(s) Defl'n NA Allow Neg Mom -3,437 ft-lb E 1,600 ksi Calc'd member OK by: 51.0% Allow Shear 3,502 lb El 177,836 ksi Controlling criteria is: Pos Bending Req'd Bearing Support 1 Support 2 Support 3 Support 4 Self Wt 6.49 plf Cond's Of Use: Load Duration:1.15-Snow For 4 x 8 1.50 in 1.50 in - - Reactions Support 1 Support 2 Support 3 Support 4 Moments Support 1 Support 2 Support 3 Support 4 Max Total 1,821 lb 1,821 lb - - O ft-lb O ft-lb O ft-lb O ft-lb Min Total 696 lb 696 lb - - 0 ft-lb 0 ft-lb 0 ft-lb 0 ft-lb Min Load Case Deflections Lt Cantivr Span 1 Span 2 Span 3 Rt Cantivr Max Up Defl - 0.000 in - - - Allowed 0.250 in 0.250 in 0.250 in Max Dn Dell - -0.022 in - - - Allowed 0.250 in 0.250 in 0.250 in ProBeam v7 0 WC C d - Tim Garrison, P.E. CAS RUCTION CALL`°' ProBeann We Empower The Bulldln. Induct, v6.0 Important: Notches and connectors not cosidered. Dynamic loading not considered. Compliant with 2015-2003 IBC.All designs should be checked by a competent professional. Job t17037 Spans and Supports(Note,pitch and fixity,if any,not shown) Member I.D. 21 h case 3 Other Info. 5/5/17 1 2 3 4 5 d Type? Simple span.fully braced V Left Cantilever Span 1 Span 2 Span 3 Right Cantilever Tot Member Length Lenth of Spans: 5.50 ft 5.50 ft Allowable Deflection, Main Spans Live Only, U Code Minimum-Normal:L/360&1J240 •1 360 = 0.18 in Total, U 240 = 0.28 in N/A = 0.00 in Total, L/ N/A = 0.00 in Pitch if Member Being Designed is Sloped: 0.0 :12 J Mem True Len: 5.50 ft Add Self Weight? I Yes-Self weight will be added to applied DL 'r' Loads: Uniform Loads Over Full Length of Member Loads From Continuous Member? i No _._ .T._ Increase Roof DL for pitch? Yes - 'I Roof Pitch I 1.5 :12 Live Dead Snow Trib.Width Live Dead Snow Uniform Ld. 1 -Roof 20 psf 15 psf 25 psf 18.00 ft - 272.1 lb/ft 450.0 lb/ft Tot Unif Load - 272.1 lb/ft 450.0 lb/ft Loads Point loads are 1/10 scale 1000 500 0 1 2 3 4 5 6 -500 4x And Smaller (Lumber) Calc'd Member Results For(2)2 x 8 Solutions Using Self Weight of Sawn (2)2 x 8, 5.6 plf (2)2 x 8 V, Load Duration Snow:1.15 V i %Overdesign 2 x 14 (4)2 x 6 Moisture ; Medium Dry-.18%0 V Douglas Fir-Larch v- Repetitive Use? No V Pos Bending -1.2% (2)2 x 10 3 x 10 Press Treated? [No,Not P.T. r► No.2 +► Flat Use? No • Neg Bending NA (3)2 x 8 4 x 8 Temp Cond. 1 100 deg F&less V Fb Pos 1,242 psi Fv 207 psi Shear 50.0% Fb Neg 1,242 psi Fcp 625 psi Span(s) Defl'n 633.3% Allow Pos Mom 2,720 ft-lb 195.27 in^4 Cantilever(s)Defl'n NA Allow Neg Mom -2,720 ft-lb E 1,600 ksi Calc'd member FAILS by: -1.2% Allow Shear 3,002 lb El 152,431 ksi Controlling criteria is: Pos Bending Req'd Bearing Support 1 Support 2 Support 3 Support 4 Self Wt 5.56 plf For(2)2 x 8 1.50 in 1.50 in - Cond's Of Use: Load Duration:1.15-Snow Reactions Support 1 Support 2 Support 3 Support 4 Moments Support 1 Support 2 Support 3 Support 4 Max Total 2,001 lb 2,001 lb - - 0 ft-lb 0 ft-lb 0 ft-lb 0 ft-lb Min Total 764 lb 764 lb - - O ft-lb O ft-lb O ft-lb O ft-lb Min Load Case Deflections Lt Cantivr Span 1 Span 2 Span 3 Rt Cantivr Max Up Defl - 0.000 in - - - Allowed 0.275 in 0.275 in 0.275 in Max Dn Defl - -0.038 in - - - Allowed 0.275 in 0.275 in 0.275 in ProBeam_v7_0_WC G17, `"`" 'r` ProBeam Tim Garrison, P.E. Ccrt im'' UCTIONCALC We Empower The Buildln• Industr v6.O Important: Notches and connectors not cosidered. Dynamic loading not considered. Compliant with 2015-2003 IBC.All designs should be checked by a competent professional. Job t17037 Spans and Supports(Note,pitch and fixity,if any,not shown) Member I.D. 22h Other Info. 5/5/17 1 2 3 4 5 4 Type? Simple span,fully braced I i Left Cantilever Span 1 Span 2 Span 3 Right Cantilever Tot Member Length Lenth of Spans: 6.00 ft 6.00 ft Allowable Deflection, Main Spans Live Only, L/ Code Minimum-Normal:L/360&L/240 ♦I 360 = 0.20 in Total, L/ 240 = 0.30 in N/A = 0.00 in Total, L/ N/A = 0.00 in Pitch if Member Being Designed is Sloped: 0.0 :12 Mem True Len: 6.00 ft Add Self Weight? 1 Yes-Self weight will be added to applied DL V Loads: Uniform Loads Over Full Length of Member Loads From Continuous Member? [N _"_0... .._' Increase Roof DL for pitch? ..Ye$ _ V I Roof Pitch I 1.5 :12 l Live Dead Snow Trib.Width Live Dead Snow Uniform Ld. 1 - Roof 20 psf 15 psf 25 psf 22.00 ft - 332.6 lb/ft 550.0 lb/ft Tot Unif Load - 332.6 lb/ft 550.0 lb/ft Loads Point loads are 1/10 scale 1000 - 500 - 04 1 2 3 4 5 `67 -500 4x And Smaller(Lumber) Calc'd Member Results For(2)2 x 10 Solutions Using Self Weight of Sawn (2) 2 x 10,7.1 plf (2}2 x 10 •. Load Duration snow:1.15 V %Overdesign - (4)2 x 8 Moisture I Medium Dry-18% r arc Douglas Fir-Larch far .V 1 Repetitive Use? No Pos Bending 1.4% (2) 2 x 10 3 x 12 Press Treated? I No,Not P.T. . No.2 . Flat Use? No V Neg Bending NA 3 2 x 8 4 x 10 Temp Cond. 1100 deg F&less r► Fb Pos 1,138 psi Fv 207 psi Shear 43.5% Fb Neg 1,138 psi Fcp 625 psi Span(s)Defl'n 858.9% Allow Pos Mom 4,058 ft-lb 1197.86 inA4 Cantilever(s)Defl'n NA Allow Neg Mom -4,058 ft-lb E 1,600 ksi Calc'd member OK by: 1.4% Allow Shear 3,830 lb El 316,581 ksi Controlling criteria is: Pos Bending Req'd Bearing Support 1 Support 2 Support 3 Support 4 Self Wt 7.09 plf Cond's Of Use: Load Duration:1.15-Snow For(2)2 x 10 1.50 in 1.50 in - - Reactions Support 1 Support 2 Support 3 Support 4 Moments Support 1 Support 2 Support 3 Support 4 Max Total 2,669 lb 2,669 lb - - 0 ft-lb 0 ft-lb 0 ft-lb 0 ft-lb Min Total 1,019 lb 1,019 lb - - 0 ft-lb 0 ft-lb 0 ft-lb 0 ft-lb Min Load Case Deflections Lt Cantivr Span 1 Span 2 Span 3 Rt Cantivr Max Up Defl - 0.000 in - - - Allowed 0.300 in 0.300 in 0.300 in Max Dn Defl - -0.031 in - - - Allowed 0.300 in 0.300 in 0.300 in ProBeam_v7_0_WC C L3 ProBeam Tina Garrison, P.E. CAIS (RUCTIONCALC wie EmiP:awer I"fie auFtdln; Indus/ice, v6.O Important: Notches and connectors not cosidered. Dynamic loading not considered. Compliant with 2015-2003 IBC. All designs should be checked by a competent professional. Job t17037 Spans and Supports(Note, pitch and fixity,if any,not shown) Member I.D. gar hdr /�Other Info. 5/5/17 2 4 6 8 10 12 14 `r6 18 Type? Simple span.fully braced i Left Cantilever Span 1 Span 2 Span 3 Right Cantilever Tot Member Length Lenth of Spans: 16.00 ft 16.00 ft Allowable Deflection, Main Spans Live Only, L/ Code Minimum Normal•1,1360&11240 ♦I 360 = 0.53 in Total, L/ 240 = 0.80 in N/A = 0.00 in Total, L/ N/A = 0.00 in Pitch if Member Being Designed is Sloped: 0.0 :12 Mem True Len: 16.00 ft Add Self Weight? 1 Yes Self weight will he added to applied DL 1r Loads: Uniform Loads Over Full Length of Member Loads From Continuous Member? ;No ._'t' Increase Roof DL for pitch? Yes �r!'J Roof Pitch I 1.5 :12 , Live Dead Snow Trib.Width Live Dead Snow Uniform Ld. 1 - Roof 20 psf 15 psf 25 psf 3.00 ft - 45.4 lb/ft 75.0 lb/ft Uniform Ld. 2 40 psf 15 psf 12.00 ft 480.0 lb/ft 180.0 lb/ft Uniform Ld. 5 - 10 psf 11.00 ft - 110.0 lb/ft Tot Unif Load 480.0 lb/ft 335.4 lb/ft 75.0 lb/ft Loads Point loads are 1/10 scale 1000 1 500 - 0 2 4 6 8 10 12 14 18 -500 Glu Lam Calc'd Member Results For 5 x 13.5 ,Solutions Using Self Weight of Glulam 5 x 13.5, 17.3 plf Misc manufacturers ® Load Duration %Overdesign 2.5 x 18 5 x 13.5 8.75 x 12 Moisture Medium Dly- 1896 ♦1 j Sx 13.5 ® Snow: V Pos Bending 31.1% 3 x 16.5 5.125 x 13.5 Press Treated? ;No,Not PT. v I 24F•V4,DF/DF rr Neg Bending NA 3.125 x 15 6.75 x 12 Temp Cond. 10a deg F&less V Fb Pos 2,760 psi Fv 305 psi Shear 105.9% Fb Neg 2,127 psi Fcp 650 psi Span(s) Defl'n 20.2% Allow Pos Mom 34,926 ft-lb 11025.16 in^4 Cantilever(s)Defl'n NA Allow Neg Mom -26,922 ft-lb E 1,800 ksi Calc'd member OK by: 20.2% Allow Shear 13,714 lb El 1,845,281 ksi Controlling criteria is: Defl-Span Req'd Bearing Support 1 Support 2 Support 3 Support 4 Self Wt 17.26 plf Cond's Of Use: Load Duration:1.15-Snow For 5 x 13.5 2.05 in 2.05 in - - Reactions Support 1 Support 2 Support 3 Support 4 Moments Support 1 Support 2 Support 3 Support 4 Max Total 6,661 lb 6,661 lb - - 0 ft-lb 0 ft-lb 0 ft-lb 0 ft-lb Min Total 2,821 lb 2,821 lb - - 0 ft-lb 0 ft-lb 0 ft-lb 0 ft-lb Min Load Case Deflections Lt Cantivr Span 1 Span 2 Span 3 Rt Cantivr Max Up Defl - 0.000 in - - - Allowed 0.800 in 0.800 in 0.800 in Max Dn Defl - -0.665 in - - - Allowed 0.800 in 0.800 in 0.800 in ProBeam_v7_0_WC G t+ c Tim Garrison, P.E. C S RUCTIONCALC ProBeam We Empower The building Industr v6.0 Important: Notches and connectors not cosidered. Dynamic loading not considered. Compliant with 2015-2003 IBC.All designs should be checked by a competent professional. Job t17037 Spans and Supports(Note,pitch and fixity,if any,not shown) Member I.D. deck beam Other Info. 5/5/17 1 2 3 4 5 6 7 8 4 i r7 Type? Simple span,fully braced •i Left Cantilever Span 1 Span 2 Span 3 Right Cantilever Tot Member Length Lenth of Spans: 9.00 ft 9.00 ft Allowable Deflection, Main Spans Live Only, U Code Minimum-Normal L/360&t1240 V 1 360 = 0.30 in Total, U 240 = 0.45 in N/A = 0.00 in Total, U N/A = 0.00 in Pitch if Member Being Designed is Sloped: 0.0 :12 Mem True Len: 9.00 ft Add Self Weight? Ives-Self weight will be added to applied DL V Loads: Uniform Loads Over Full Length of Member i , Loads From Continuous Member? i Na- -..- increase Roof DL for pitch? Yes '!I Roof Pitch 1 1.5:12 Live Dead Snow Trib.Width Live Dead Snow Uniform Ld. 1 -Roof 20 psf 15 psf 25 psf - - - Uniform Ld. 2 40 psf 10 psf 5.00 ft 200.0 lb/ft 50.0 lb/ft Uniform Ld. 5 - 10 psf - - Tot Unif Load 200.0 lb/ft 50.0 lb/ft - Loads Point loads are 1/10 scale 300 200 100 0 . 1 2 3 4 5 6 7 8 4 10 -100 4x And Smaller(Lumber? Calc'd Member Results For 4 x 10 Solutions Using Self Weight of Sawn 4 x 10,7.1 plf 4 x 10 V . Load Duration Live:1.00 V %Overdesign s---- (4)2 x 8 Moisture iMedium Dry- 18% w Hero•Fir r I Repetitive Use? No V Pos Bending 30.4% (2)2 x 10 3 x 12 Press Treated? I Yes,P.T. V No.2 • Flat Use? No VNeg Bending NA (3) 2 x 8 4 x 10 Temp Cond. L100 deg F&less V Fb Pos 816 psi Fv 120 psi Shear 123.8% Fb Neg 816 psi Fcp 405 psi Span(s)Defl'n 189.7% Allow Pos Mom 3,394 ft-lb 1 230.84 in^4 Cantilever(s)Defl'n NA Allow Neg Mom -3,394 ft-lb E 1,235 ksi Calc'd member OK by: 30.4% Allow Shear 2,590 lb El 285,088 ksi Controlling criteria is: Pos Bending Req'd Bearing Support 1 Support 2 Support 3 Support 4 Self Wt 7.12 plf Cond's Of Use: Load Duration:1.0-Live For 4 x 10 1.50 in 1.50 in - - 1 Reactions Support 1 Support 2 Support 3 Support 4 Moments Support 1 Support 2 Support 3 Support 4 Max Total 1,157 lb 1,157 lb - - O ft-lb O ft-lb O ft-lb O ft-lb Min Total 257 lb 257 lb - - 0 ft-lb 0 ft-lb 0 ft-lb 0 ft-lb Min Load Case Deflections Lt Cantivr Span 1 Span 2 Span 3 Rt Cantivr Max Up Defl - 0.000 in - - - Allowed 0.450 in 0.450 in 0.450 in Max Dn Defl - -0.133 in - - - Allowed 0.450 in 0.450 in 0.450 in ProBeam_v7_0_WC Ct itilliC in civk tei>ck war- 1 tr---- T I 1 -r-- _ _ _ -- • I - 2iIr I I a 1•••• • ..:/:1 0: . ,...•,,;:: a 44 ; ...s4g7 w tom (ra 1 ..„..; tici \ . .. . . . . _I> ria ......t . /Li! ! .4% _:. D -i __ ___ CtIl ° '::::'...:e4..: --—d; .-..---ji r. '; :-: :T. 11::: ISM v -- -_ Thl 0 ct.,, ,, i )1 -.......7 . 0 , ,3/4,...... . , . -....., I,/ --..... 0 . : r--4nil „is. _ . , a. _,.......... .. . carD c. .. . .. 1:::: liQii Ibc oc), • , . . . ,.... I, , . r0......S..n ono_ . ..._.._. O 3 II. ‘95'... •.,, . ' . .' . .."._ . __, . . , . I . cm , . _ _ , ,. .i • , f _ 1/44 rt. iffaseosz tijP tillillutrallb IIIII PM A I. . .. : . .:.. ..1,. \ i (Q t *Is . ‘ :.. . if: CLe � (1-\ � . 1 r ....2 C)10 tii. ; klas —i is CD SIN ...-----5 .i:::..•':..A P:t:: 14, 1 1:: * Na lib A Ilia 4-6 ..... IP: i f Zot E. 4 1 " ... ".. . (4 IN lril)h . .. ... . ..a. • H - "IS .• .. Q-F. 0 Da t .0 Asob %el IMMEAS 1.117 li. . : (gib 411111 g CO ,' :: : ' It. 7 .....< <5.-- g Ch '1 e...‘1..' .•,:: :1111 ':.:. 1 *.*;........ \ \ (All 4114..41 (1110 TOO) .tea •1 falaliCari I. 31 .. . • Lr ISrt • lieCI 0 1/4).. s ± Ill 0 I' cits . . . . . . • il • 4 f cielfrt _ ___,..r........._ _......._ 1,nlimighlolion ___________ 201705020028 Il C t ti Skagit County Auditor $168.00 A `� D !TORS c y;. lT l I I CATS . 48 A51212®17 Page 1 of 9't:4bAM RECORD OF SURVEY AT THE._, Y�U,E i' OF DALE K. HERRIGSTAD i.N ORT . J PLAT & PUD ECTION 22, TOWNSHIP NORTH, RANGE 1 EAST, W.M. ,j r/ ,. _ _ CITYOF .ANACORTES, HIN T I�t -�7:_ " ,: :_ ,. i ii A IT D kit? U DI R GENERAL INFORMATION , " :;, ' ' <. 11 SKAGIT COUNTY TREASURERS CERTIFICATE DEDICATION °'` ._ '' d 1 . Assessor's Account Nos 350122-4-004-0000, P31681 .. "`' '' Know Ail Men these Present th� .�='AK¢�G`ct STATE BAP i t ntortgage holder, and I certify that all taxes heretofore levied and which have become a lien upon the by 1 2. Description and exception information is from the 3rd 48 NORTH ON FIDALGO ISLAND, LC ert ._- rnr ofe fd fatted i`' lands herein described have been fully paid and discharged accoratn , pcpp Y.. .,. hereby platted, , Revision to Subdivision Guarantee, Order No: 153377-OA, records of my office, up to and including the year of 20 /7 . �et •S ego declare this plat and dedicatq. to trig tfse__rt The public f eyF", streets and dated March 7, 2017. co J avenues shown hereon and -the::_use ' ereof _,$ r all is u. oses consistent 3. This property is SUBJECT TO and TOGETHER WITH 1 OFFICIAL Co Pam„ P P Y r1 � with the use thereof for (�t.lbl;c 1"o�hwa�;,,p+a�poses .�6et with the right to make easements, reservations, restrictions, covenants and other Certifie this d1 day of Aka 3 , 20 / / . f- urns all necessary slope for cut; d -ri'.Js upon 'tie .,�is cld blocks shown hereon in , instruments of record includingbut not limited to those " tr) ° III1Ir the original reasopp-we gracing bt. all sudk sif4ets>7`dind avenues shown hereon. instruments referred to in the Subdivision Guarantee The Owners andgtheir''essi ri rt,b iaivei „a11:,;-::Maims for damages against referenced under Note 2 above. Said report lists documents ° . : Y 9 9 Skagi Coun y-Trea - rer 0 which may be 'abaci' nefi::; o ';. h . aac' t prtberties by the construction, fe recorded under Auditors File Number AF 732440 (Avigation g® SEAL drainage .Gsr , maii'v e t!f _ ai rid '`mod or area. Easement), AF 200807220033 (Record of Survey), AF CITY OF ANACORTES APPROVALS Of_sOc` g 20160705014-2 (10' wide Puget Sound Easement over new The Planning ommis ion of h City of Anacortes meeting in regular :11 ` ;74 ';_< ' utilities), AF 201612060089 (10° wide Puget Sound Easement session on - ?. ZO1 did find that the 48 North Plat Sc :r' over new utilities), AF 201612190147 (Covenants, Conditons PUD serves the public use & interest & has authorized the Subdivision ' : =+ ° '` and Restrictions on adjoining property) and AF 201702240096 Administrator to execute its written approval. ,4S NORTH ON -FID ISWID, LLC (access and utility easement over Lot 17 as shown on the ""'= Plot). Deed of Trust recorded under AF 201605130083 r (Skagit State Bank). Signature of Planning Director ,`' ;: A, A proval by the Heil of theCity of Anacortes, WA, this w "` j 4. Residential Low Density (R2)- • day of 1. 20 '-` SLIT S ATE'`�8'ANK 5. Water Supply: City of Anacortes. 6. Sewer Disposal: City of Anacortes ATTEST: City Clerk /1%- II ::,:;_. State':; of Washington 7. Storm Sewer: Cityof Anacortes ;- e. `'ta. _ _ _ ' ' _ ,;�'our.�ty of Skagit "7 :`,_, certif that I know of have satisfactoryevidence that c� I� • Examined a approved this Z 1 day of A 111.�' 20 .I :;r :;,, I „certify � °o _ ._,..: fined this instrument, on oath stated that "9/she/) 64/are) authorized to execute the _ — _ instrument and acknowledged it as the Merin rr of `` 48 NORTH ON FIDALGO ISLAND, LLC to be the free and City ei `,,. _ t,.: :i. - voluntary act of such party for the uses and purposes mentioned in the instrument. _ 11 Given under my hand and official seal this 2- -Th day of 1 , 20 (11 -=., ':, :ra;:;:,;._;;-::-:-''.r. Notary Public in and for the State of Washington Name printed (Winn P_ LAJC 49 Q� .�`''"'r err,,, . o -� \� 9 ON p. r .4 Residing at � � !� �� .Z,• \S I &x �g% NOTES I:i`' ; ~'''- __' ` My commissions expires �/t /2-®[ =w-44.. ARv `‘s' .1- 1 . Subject to Declaration of Covenants, Conditions, L :. - • f P1361IG I Restrictions, (CC&R's), recorded under; .,.1 1 I'- `. 4' z � C I •'-,Tc'oF,fin.0.•5 .��: MN s = _ y�_ FIVD MONUMENT IN ���,,,, ��� ` CASE WITH COVER 2. This plat is subject to the Tree Preservation Plan dated �' ° ' 5" `'' S c� -,20 0, :: 2610.39 ' 7 2-19-2009 August 12, 2015 and recorded under; 1005 39-j - _ ����',: �0 652. 60 ' State of Washington AFN noOo ® -*, Leti, _ .:_� =';:,r` E� I� County of Skagit =� ' .., ' ®p (Ni Q I certify that I know of have satisfactory evi ence that 1e[ ��dtt g> "" , �. ��\ NC O signed this instrument, on oath stated that she/) t/are) authorized to execute the -�_ �®39 '46" E co , instrument and acknowledged it as the Viet •rPSiied�� of 3. The PUD reference number PUD-2015-0003 and date 'of �` °� ,: Coc y 1 `'=:: O SKAGIT STATE BANK to be the free and approval shall be included in all deeds and contracts. ,_:•;: 655.36 655 36 O G ?. LOT 2 �^ �� W O voluntary act of such party for the uses and purposes mentioned in the instrument. -„. t_ -cc Given under my hand and official seal this day of �� 20 4. View Protection Covenant under Auditor s;; '' '°�-,:;._ t„� c� Co - O Notary Public in and for the State of Washington J: _ ; : - SN .r. ' ' ` .r11IIIII,y ` File No. - .:,`�'• __ N - pc 1 � v� �� fepJ,� p� p v :;' ,�:,, ��• �` O � � `� Name printed �(�i nn ® L 1L t�f ®lam' ,,` ��b WE� /�, '% To be recoil 9 a-T Lake c�Teo _yt . N •_!il' :�\,� • INN Epp•.�9%J :;• ' c "' =i. 0 to w Residing at An ex Loerie s tn� `��.' �`'� 9Fs. .._ : )9 P$/f / 2 L =W ' 1ARY :r -: :, 504 9 Lc)Qs My commissions expires _ �o - ,_ poi 1� i 655. 3 (0 ► o •*'i I;,"' Ply •�, ,- 88°59 17 E ;�, 12. 14 —' c� ��-•. RPRI�o�•z°A:� • _ 1316.26 V S 88 59 ,7 E '' o ���' / V '316.26' ,,,�;r�r���� _;: J q W - 1 /16TH _ `r) m »,� ,�, »1 ,»„ ; »1 CORNER O �oHERR� L SURVEYJR C`ERT 1 1_ TE _ = oo �- ' F^S 2 r� � 4 a' I h •';gib ce of that the 4a- North Plat & PUD is based upon vst- IIn N- Fv-�i V0 (j o: ty '` 'z an..iiactual s trve'y, and subdis�iisi n performed by me or under my ^� END MONUMENT IN ,r :j ► � i' supervis%rn cik Section 22�_-`To.Wnship 35 North, Range 1 East, CO .. z�so� O CASE WITH COVER F . �, .�... -� .. -',.,..,. _'W.M.;'=the `c??Iat'�ts a `'tr an. "correct representation of the land ss;o•...----.-. se cc call '-_suice e& .:. CALCULATED CORNER 2-19-2009 AL LA�o z y y =`$ pt, "" courses and distances are shown cry O ,:. orr+retl !°=fin ' ►e ground; and that I have complied with the ,327.27' 22 2� dif..,,; yk, 1327.27 OWNER�D_VELOPER LAND SURVEYOR r r« ( arrararaa«« i1 reotapians'''tf , statutes and platting regulations and that C =;_ p'aarmanent..,.cont l monuments have been established at each � tY 48 NORTH ON FIDALGO ISLAND LLC DALE HERRIGSTAD PLS d� -c'° ".' every g parcelg S 59°37'49 " E 2h54.53' 27 - 26a� j � � � I ;;and;, ctifrollin corner of the of land bein4320 WHISTLE LAKE ROAD - PO BOX 319 ;: '4.,, � ided_ �� SECTQ \ TOW \ 51- ANACORTES, 1 A 98221ANACORTES, WA 98221 SHEET 1 OF 3 - :, 16 - 005 — BEV ° DALE K. HERRIGSTAD° P_L S. _ � I Cti? T Certificate No. 27807 1V i.,.,::, „.,..,..5....„4 ,,.ins 9 9 _ ____ 35N RA \ G EAST W Date s DWN BY:• DKH H� �, �r1;II s'c�,;s�,.A J`. ItG ,� I SCALE: NOTED SCALH ( ) DATE: APRIL 2017 4320 Whistle Lake Road, Anacortes, WA 98221 (360) 299-8804 JOB 2015-53 ...:::, 48 NORTH PLAT & PUD 201:l 50:; 0028 SECTION 22, TOWNSHIP 35 NORTH, RANGE 1 EAST, W.M. ` Skagit Coun#��Audif,��_� 5169.00 5/2/29117`*11 `.: =-2 al�.l 311:40ANI CITY OF ANACORTES, WASHINGTON = `:'�• EASEMENT NOTE Lore LOT3 P31682 , _`:' - °' ' P31583 SHORT PLAT ANA-98-00Z T' '";• '!• ``` PSE EASEMENTS UNDER -, AF#9806220012 CURVE TABLE = _ - - •`4' A AUDITORS FILE NUMBERS 0 N 88°39'46' W - - ~f'"-` ' 201607050142 & o �'' A. _:_i a t ^ _ :,,.•-': �P 3523' 75,12' 75.59 _ ��°''� © _133_34' NUMBER RADIUS ARC LENGTH DELTA ANGLEe.,01-"`'NUMB E'.�;:RADIL `AFC LENGTH DELTA ANGLE 201612060089. P:'� �' 20' SETBACK 2 S ti 10' SETBACK Cl 670.00' 83.10' 7°06'23';, ''-;; `..'lk Ca : j 80,00' : 30.43' 21°47'32° ?`, tiV �� h `� c -/SD PRIVATE > 30` SETBACK 4 C2 67,50' 165.72' 140°40'_1 '-�-`' ''t, '` 2 s�`''r ?sop' -"` 5.15' 3°16'54' � ;` V h0o S�", MT N ? 3 3 10 690 Sr I a C3 57.50' 89,13' 88°46,,':41?_ C29 ., �`''50.or 52.06' 33°08'26° `�' ,,. �(' / ' 2 0 7861 SF = " ' C4 57,50' 90.09' _. 89°46'1'' .... i.: 'rf^30''k;;,,r"`f Kiti0' 29,15' 18'33'35° 2 `� 1410 C5 67,50' 64.77' _ ^` °58't5'' ''- C' 647,50' 39,20' 3°28'07' oP s 8007 SF 1408 a I _t.. �}. �� Q� o`' ��o era N 88°39'46' w C6 670.00' 83.10` - •''••-`7°177'?4t,. C325=1 20,00' 10,06' 28°48'20' % • k �,,, �/- ' °�Cr 0 10' PUBLIC 112.28' r C7 687,50 1 . 7. - IIr;€1'2'4'•-_ 4. :' • '33 20.00 22,64 64 50 58 �P� '0,\ J SS ESMTATE 6�•�3=� = UTILITY ESMT 3 C8 687,50' . .7•68''•; l`'':'.,3°9' 24!~ • LL;w "`' °'t.C34 20.00' 26,36' 75'31'21' of ���� ��� AG 1 ,..r -- /\ 0 5 1 _ C9 50.00.' 12t:,76'`� 4 °4 '0U1 k::-: C35 20.00' 6,33' 18°07'56' 91U P Q'� kr� s 7755 SF/ -� Ci 1 N in 8092 SF C10 40r; fi7�. 62.0f'.,;• `',: 8ii $,: 8'r C36 647,50 39,01 3 27 06 oF`' �Q�`�,,...... ��• 1404/c,���,� I Cll =_ F• 40 0 62 67 ' 89 ,•1 C37 522 50 69 86 7 39 39 c, jo s' `"`�3r\ '9r�'7� ��% G\c`�G�' - c>j 1414 C12 -. O,0OY= 18.11' y`' 20°45`08' C38 522,50' 20,00' 2°11'35' , _ ° , SQL �S'LPo 4 \ AGE �,'\��,,,, °\��S F/, 527� .9c- C2 \ \� N 87 47 58 I w Ck3` ; _ SI.ADO ""y,t 'Y_ 9.87 34 13 48 C39 522,50 125.40 13 0015 'l `�, `'� \�' TCi ,� r 2/G� - r \ n\ •86.60' • 14>;" ` 0.00' ';; 3 1{''' ;;;�' 22°24'53' C40 552.50' 80.82 8°22'54' \j\C $255 .' (') ;a F �F SF' \\_ G j0,\ L3 Io Cl 90.00' - ~�` -3.0_, � ' 19°06`00` C41 552.50' 44.58' 4°37'21' O *5 R• -� P '1" , .,,,\\ter/. -40 22.50' .//'' 10' _ r.-7.;' `' '' S5 A2 s' \ r c "> C34 SETBACK ( lc, Xla 90.0(1;~' ',, 65.57' 41°44'31' C42 670.00' 34.52' 2°57'07' �� 9 \o S ROW :; S ,� , �,>�' o• , Ro „..,::,:•,,,.. ,.,"_ ;:, LINE TABLE 9k / o l \ p 17.5�: a rt • �P F ° `°` 7682 SF 90.0t 30.00' 19°06`00• F'�P °,I / �� `�s' \ oo� c1 ''��( 30 I CAS_ '_:: 94 30.16' 19°12'00' vi I rk1 F ,,, 1, / N 8155 SF I I ` ' �� 19'=�;. 0.0[I`'''{ 30.02' 19°06'36' NUMBER BEARING DISTANCE �1i� M 2� s 7558 SF IW �, t. . , �• 2� P� /� ti P�.: •' a u� , �; : C 0 '"8tf�0 39.50' 28 17 27 Ll N 29°29'13' E 21.20' * ' 4'%� r� 1610 Ace C, 4 ," t= 1417 I I 22so �I N 87.4T5 • I1€: :M C 80.00' 33.75' 24°10`07' / NO LEGAL FOUND CO 20 S ro f F,��� �,, �i " I 17.50 ROW I 100.00'' �' L2 N 29°29'13' E 17.30' 1 ro�s S �'� S 88 5917 E I OW ` C '2 80,00' 34.21' 24°30'00' ,� r ��i�s I �=:,:, :; =� . .;: L3 N 34°46'17' E 34,11' n;I 8129 SF ' i z2.5O' %s � : W 113.37 :;4'' . _ '• -l-_ ._ 3 80 00' 16.55' 11°51'16' 20.02' i r.. L4 N 60 3311 W 7....z3 ROW :-C Y F"9l n, 10' PRIVATE : of • '.`', �:,.,:„,-. .a• © (1608 c 7.50' i Z s�T� 'a, SS & SD ESMT I I �'irif 4 `C24 80.00 23.74 17 00 00 L5 N 39°30'43' E 2227' t, o , , 10' PUBLIC / / RO i i iu I o 7500 `' F`r.$. C25 80,00 30,02 213D 00 L6 N 39°30'43' E 22.22' NUTILITY SMT G��' i�T R A C T C Ztx, 2 9 i ^ .-_I x";. 14181 :u C26 80,00' 41.16' 29'28'39° L7 S 88°59'17' E 40.64` 6 /� / ,, V' 6552 SF I 7936 SF ` s_ - L8 S 54°30'43' W 16.82' 1 _ 419c-. : 1,- °"w / c5 c. " h. I ::tw N.' • '5 t-'W NOTES 0 1) / / �:, S 88 5917 E S 88 5917 E d- :� P56562 rz?^ ° ti 116.27 113.37`.R= I I • o •`''; �l0 Ed 1.r SET CONCRETE MON WITH BRASS CAP IN CASE WITH COVER. I 2 0 1606] U/ 10' PUBLIC I `" I N I q i_-` 2.0 SET RE-BAR AND RED CAP PLS. #27817. 7500 SF I" I I , UTILITY 23 pp L'`"` �'?•,. I , w 8Ln 3.0 FOUND EXISTING REBAR AND CAP MARKED PLS #9569 OR AS NOTED. © 10' PRIVATE' ^ ESMT 8287 SF I iv o °20 Si a� o� 0 7500 SF VISITED 1-4-2017. SS & SD.ESMT I in I r` I -:1 SF _ I P "' ''� 'r' Li 4. EQUIPMENT USED: CARLSON CR2 2 TOTAL STATION. + I w s; n `' � 41 n 1- (.`• 1420 5. ALL CONCRETE MONUMENTS WERE VISITED ON 2-1-2017. 'ej, m d; I I '� ' t "z;:;s 6. ERROR OF CLOSURE MEETS WASHINGTON STATE SURVEY STANDARDS. fl p' vD n S 88'59'17' E - ": N 87'47'58' W *Cu 7. SURVEY METHOD: STANDARD FIELD TRAVERSE. ?pp, w - • ?,S 5 Z- E - I f 8. BASIS OF BEARINGS: Record of Survey, AF 200104030063. t 13 ry 117.78' I 113 �' ,- 100.00' 19 I� 0..,, rvI ,.. `•,•: •-, ' �10' PUBLIC 9.I 1ADDRESSES SHOWN ON PLAT. r`i- 2 q. .- $19- ' UTILITY ESMT z 10. SEE SHEET 3, PUD AND PLAT CONDITIONS #2 FOR BUILDING SETBACK z c 7500 SF NI I� :.:„- `:�`: �' -7 O m a b • •o - A-a ^ REQUIREMENTS. I ?u 0 9 � 1604 N o w w- Jf4IF 7500SF 1 Io0818T Iin �' I' 11' p" Iv I ^ 2250' .4.'" S 88.9'1 ' E ' I '''t 88°59'17' E OFFSET PROPERTY CORNER NOTES Z Q I rn .00, 17.5(� �.: ``it♦ N 87.47'58' W „ ram, ROW ROW qi, - 1`1!b.0 .:, ?' 11337' �0 --+ '''; }",,,:,,,.....,;(0. �I�`" Co 100.00' I 10 REBAR & CAP SET 1.00 S 32'20 58 W OF `r' M I b 18 .9 .: I: ,:: °4t�2 :. ,, fs'- . . TRUE CORNER DUE TO FENCE. 26 'r '" �781 SF _ ,::;^M "�� M 10 a 0 REBAR & CAP SET 1.00' S 1'20'14'. W OF j;, E3.2 ::!� 'S-F,.-.. " o I 17 SF I I~ I :15f `' o "' 8175 5 II J a 7518 SF r'' TRUE CORNER DUE TO FENCE. rri .-, rn 1602 fit. _ `� •" ' xI� "' I 1505 a 0 REBAR & CAP SET 0.75 N 1'0 43 E OF ..,,,,,5'<�'`, 1'! ^4 `'=�f:= � '\� 20Ji-SEJ`�ACK �� I n TRUE CORNER DUE TO FENCE. n wimm»»mm»nn,pmpm,m»mn,,, �:;� 0 504 :,y'` L10 SETBACK G, L/ 0 REBAR & CAP SET 0.50 N 13'21 22 W OF I N 88'59'1.7,;'." " -- �• NERRI = - \c ;t 74.35 74.1 C3 N 87'47'58' W I O TRUE CORNER DUE TO FENCE. w ti��, 92.1f is ;f;, ,,.,'r''�i = / Q REBAR & CAP SE7 1.00 S 62'27 00 E OF `J. °F_aS • 4F ----17- LATITUDE CIRCLE 109.56' ,c:-: f i 6''` FND REBAR & PRIVATE 20' SHAD kG „.4,- 60" =-\``-- _ / t�'� �wP� I TRUE CORNER DUE TO FENCE. �^ " / /CAP HERRIGSTAD UTILIIY;;�,S_• AF 2't 1,70 24 y6 ' `` �' /c 6 REBAR & CAP SET 1.00' N 58'29'41" E OF /_ ib -1 1) �4,.., N 88 5917 W 148.54 / S co ,� 0 ph . to. �•4 ; ,LY :, o ';.N = ., 11 TRUE CORNER DUE TO FENCE. _ "g 27e07 -� . �Z� : ' ;, ,<;.5� = ;`~ 7 I- \„ \ 4 39.1 * C2 �'�%�� J��`s> 8054 SF o GO ® REBAR & CAP SET 1.00' S 2'12'02" W OF g. �s'r'• gL LAt+� sr °' j.i rn `•to =�F - 8' 80,00' 29.36' ,_L• �'o� �''o, 1506 I '� ZQ' CORNER DUE TO WATER METER BOX. ., a 10' SETBACK 10 PUBLIC A \ '- 'T r' "' UTILITY ESMT/r, LP� st �9\ ��s IkWarrrrrrHaaff rcrrrnrrrrrnrarurrrrruuu�`` l_ F 17 -. r ; ,„ 13 `'., }t ,: ,; 16 w w 14 W 6� �s� N e7.4r5a' W ; ,: 441 ,: o N 15 ,A1 , ' P5' 7: - �_1 t2. N N 7617 SF '�' 94,51 ;;;�;.::, � "�° •-•• '�`" •=� 0 8092 SF � N 7930 SF �- 8000 SF , � F � OWNER/DEVELOPER LAND SURVEYOR ^``%, �' � .. 5 : z ~ 1518 "-w 1516 1514 4, `'= (1512 IW IW 12 I GRAPHIC SCALE 48 NORTH ON FIDALGO ISLAND LLC DALE HERRIGSTAD PLS :,,,_.;;' `' ,;,, - �- �^ - - - - N I, 8849 SFI 25 0 25 50 1°° PO BOX 319 4320 WHISTLE LAKE ROAD '` 30' SETBACK - - -r.,l�o iulo 11510 . . ,•r=i �, �`,,:.: r-'•� 3 rib cI 10' WA ESMT 1 in h FEE0 ft. ANACORTES, WA 98221 ANACORTES, WA 98221 "-;•.�: 75.00 89.08' �''" ':,, � }�-- 0 80.00' 80.00' 76.06' 6 Iz r ''`'- I-1/16TH c S 88°5017° E 504.12' a 103.98 / 34.0 TPOB SHEET 2 OF 3 :;� . � - .' CORNER l ' ,;; * NO STRUCTURE ON 74. °==] =-r ;} LOT 15 SHALL BE CLEARIDGE DI >Q PUD - 2015 - 0003 PW # 16 - 005 --DEV P82597 P82596 TALLERTHAN25';;-. _>,=r -'- I FROM THE NE P82593 / -.• 1 I CORNER. P82595 P82594 DWN BY: DKH/ =' HERRIGSTAD ENGINEERING & SURVEYING SCALE: NOTED I . / DATE: APRIL 2017 4320 Whistle Lake Road, Anacortes, WA 98221 (360) 299-8804 JOB 2015-53 A. ..,,,.:„. 48 NORTH PLAT & PUD ,0' 7 . .P20028 SECTION 22, TOWNSHIP 35 NORTH, RANGE 1 EAST, W.M. Skagit c4kunty {idtpr $168.00 • 5444017''Page •=~I. 3;tpf 311:40AM CITY OF ANACORTES, WASHINGTON °,. *41). '1lii ^'�' sJ't' :'I.1 PUD AND PLAT CONDITIONS _ `` .;,. LEGAL DESCRIPTION ;I 1: 1" " =- °'; ;::i=;';, ''`,:. 48 NORTH PLAT & PUD UTILITY and ACCESS EASEMENTS & DEDICATIONS ;, - ' ;: • ``',;, =.::r:, PUD-201 5-0003 :; `' , 1 . An easement is hereby reserved for and conveyed to the CITY OF ANACORTES, That portion of the South 1/2 of:hiie,. heart 174, or''the Soiflh t, 1;4, of Section 22, Township PUGET SOUND ENERGY INC.(A.F. NO. 201607050142 & 201612060089), FRONTIER 35 North, Range I East, W.M,,s. m .egautheaetaiely of 'tile "a..RROWS BAY` ROAD", EXCEPT the "COPPER All parcels within the subdivision are subject to the "Findings of Fact and COMMUNICATIONS TELEPHONE COMPANY, CASCADE NATURAL GAS COMPANY, AND MINE ROAD" along the East`t'.4ine t ereof, _ ' p .OEPT tl'i ;,fo(f(4wing described tracts: Conclusion of Law" as adopted by the Anacortes City Council on the 21st COMCAST CABLE TELEVISION COMPANY and their respective successors and - `1;.. '_. .: r: day of March, 2016. The following Conditions were required to be <" "i ''='- ' q assigns under and upon the front ten (10) feet, or as shown on the plat, of a.) Beginning at t�"'Soil�east''�mer "'fhe Soutkl;,,s�i''`:;2 of-the Northeast 1/4 of the Southeast 1/4 identified on the face of the Plat. front boundary lines all lots, tracts and spaces within the plot lying parallel with of said Section; 'L;,;, '`Jci Jilt ;,;:,' and adjoining all public street(s), as shown on the plat, in which to construct, thence North 88'5 ',46'� Iestchalong �t e Si;:;'4IrtIine,rdsaid South 1 of the Northeast 1/4 of the 1 . (FF #10) The lots in this subdivision are subject to applicable water, operate, maintain, repair, replace and enlarge underground pipes, conduits. Soufhege • - t4.4, 30.O4 fe t;to 1e Wesl;:line of tl a "COPPER MINE ROAD sewer, and stormwater general facility and hookup fees and transportation, cables and wires all necessaryor convenient underground orground mounted " fire, and park impact fees. These fees are payable at levels in effect at g thenc„r• contln4 Nortfii.88'. 9'� .6 'hest 761.05' feet; ,p r P Y appurtenances thereto for the purpose of serving this subdivision and other encetltlor{#i; '11}29". asi .6 ',,34-i set to the North line of the Southwest 1/4 of the Northeast the time of building permit issuance and may differ from those fee levels property with electric, gas, telephone and other utility service, together with the _, _• - ,•-; - currently in effect; sewer and water latecomer charges may be payable. right to enter upon the streets, lots, tracts and spaces at all times for the 1 j of a .0 east-4j4 ` and€i,.tlie true point of beginning of this description, said point being purposes herein stated. -ci:the'=Northwaet caner of thaf=,certain tract conveyed to the Port of Anacortes, a municipal 2. (FF #11) ZONING INFORMATION: „gr ddrport♦ ion, byi.degl ret`or;4c'July 22, 1968, under Auditor's File No. 716164; Underlying Zone: Residential District (R2) 2. A 10 foot private storm drainage easement across the North boundary of'' , 'e,, thei ;e ii` m Saks trifepoint of beginning run South 711'29" West along the West line of said Port Zones Minimum Lot Size: 7,500 Square Feet Lots 2, 3 and Tract B as shown on the plat is hereby reserved for and '�. of Anortes trac ,;,r%distance of 15 feet; Gross Acreage: 7.48 Acres (included 1/2 abutting ROW) conveyed to Lots 2, 3 & 4 for storm drainage to service lots 2, 3 &rpd ;:;#••tn'.:,.:,;- °•,'s, thence 1Hes ?;parallel. with the North line of said Southwest 1/4 of the Northeast 1/4 of the Net Acreage: 7.20 Acres which to construct, operate, maintain, repair, replace and enlarge u 'er rQundij `e: ' _, Southeast t'/4 to the Easterly line of the 'BURROWS BAY ROAD"; Zone's Maximum Density: 4 Dwelling Units (DU) per Gross Acre pipes, thereto for the purpose of serving the lots herein. The m llterance°';of '''l .� `att n<e Northerly along said Easterly line to the North line of said Southwest 1/4 of the Northeast Density Calculation: 4 DU 7.48 Acres = 29.92, rounded to 30 DU the improvements to the easement will be the responsibility of arid dared by ••:r-, 1 4 ,Qfi;the Southeast 1/4; Proposed Lots: 30 Lots +1 Community Park the benefiting lots. E,12-- i- t .... 44I'"''; -. "thence East along said North line to the true point of beginning. SETBACKS: 3. A 10 foot private sanitary sewer easement ❑cross,;. t> ••1�# thwE t btundary of ! b.) Beginning at the Southeast corner of the South 1/2 of the Northeast 1/4 of the Southeast 1/4• Front Yard: Lot 1 and Tract B as shown on the plat is hereby�;;feserved fof: antt, co4ieyed;�. ;t` thence North 88'59'46` West along the South line of said subdivision 30.00 feet to the West line of For lots 3-17 only, the front setback is 10 feet for the residence & 20 to Lot 2 for sanitary sewer pipes to service lot 2 in_:which'-'1'cf?,. constr'ltcb :,•f " " operate, maintain, replace and enlarge un�p`er - ound p. the COPPER MINE ROAD", and the true point of beginning; feet for garages. p repair, p g r pipt� fat. the=• .+�r -asi thence continue North 88'59146" West 781.88 feet; All other lots must meet the 20 foot front yard setback for the R2 Zone. of serving lot 2. The maintenance of the impro!enlents to the Seagement will be the responsibility of lot 2. thence North 2'11'29' East 669.34 feet to the North line of said subdivision; - ^,. ,�` i` thence South 88'40'23" East alongthe North line of said subdivision 760.00 feet to the West line of Rear Yard: ::••' For lots 3-17 only, the rear setback is increased from 20 feet to 30 4. A 10 foot private sanitary sewyr:�"& ..storm -'+Fail e-k: aseme•�'[ ccross the the "COPPER MINE ROAD"; feet. West boundary of Lots 27, 28, 2&;.- ;, SO a' 'r -,shown rj. the'"` i'tat ,it hereby thence South O'18'59' West along said road a distance of 664.96 feet to the true point of 4A: All other lots must meet the 20 foot rear yard setback for the R2 Zone. reserved for and conveyed to tarts 46, 27, 2& 2§:,& '-.:.:fgr sanitary sewer & beginning. storm drainage pipes to service'•: ts'�:26, 27, 2t 2 & 30 in which to Side Yard: construct, operate, maintain, repo.If; replace and !enarge underground pipes for Situate in the City of Anacortes, County of Skagit, State of Washington. the purpose of serving the lots her' in. -' The m intenance of the improvements All lots shall meet the R2 side yard setback requirements for the R2 Zone. - to the easement will be the responsihulity:. _of d "lured by the benefiting lots. 3. (FF #15) A homeowner's association shall be established and be 5. A 10 foq =;,private sanitary sewer &t'' ,torrr/'drainage easement across the West boundtiy 8f Lots 18, 19, 20, 21 &`tiT'Tact A as shown on the plat is responsible for the maintenance of the bioretention swale (Tract A), hereby resew fib, and conveyed to Lots 17, 18, 19, 20 & 21 for sanitary IMPERVIOUS COVERAGE LIMITATIONS landscaping buffer (Tract B) and community park (Tract C). sewer & stormt‘traltoge pipes_e service lots 17, 18, 19, 20 & 21 in which to Based on the storm water design for the plat the total impervious coverage for each lot is 48%. co�+s�:uct, operate^, n'r�}jntain,, t'�pi�ic, replace and enlarge underground pipes for 4. (FF #19) Pursuant to AMC 16.50.120 (D), the applicant shall record ile .ppu'r c e of sei',ing�=thriot 'herein. The maintenance of the improvements notice with the Skagit County Auditor's Office which provides a public te). tk' ,:.ens' lent will• be`"the,���esponsibility of and shared by the benefiting lots. record of any approved tree preservation plan and conservation areas; the '' =�- "4:::. "'..ai,, ,_ `= application of this title to the property; '''' ''''`PP pro ert and that limitations on actions;f: �f` 6. : A'°:20at &'`J'fA fait public water main easement on and across Lots 12 & or affecting the property may exist. See recording number on sheet 1':k,.. `';,; 13 os `s.,tu wn:;:i e :;.th; i�°plat is hereby reserved for and conveyed to the City of IS, '1.% Anai orees.. i` whicW to construct, operate, maintain, repair, replace and enlarge 5. (FF #20) This Subdivision is subject to the Tree Preservati t"'i rift=:;:/, ''� .,undegrotind pipes for the purpose of serving this subdivision and other property Dated August 12, 2015. Retained Trees shall be maintained&'by.�t, .:.l.qc ``=�.. ':with -date% service, together with the right to enter upon the streets, lots, tracts owners, unless approved for removal by the City of Anacor-es air%d s' ac*s at all times for the purposes herein stated. 6. (FF #21 ) The maximum permitted height for Lot_ 15 sbalf` be restrictet ';- 1 ..Anite ` access and utility easement on and across Lot 17 is described in .: � r v. to twenty-five (25) feet from the high point of tee lit oper y o existing s; i.i Auditors File No. 201702240096. grade. ct. ',: :7' 'y -.set. - 4.,- -... 8. Tract A is hereby dedicated to the City of Anacortes as a storm drainage o conveyance and water quality treatment facility. Tract A will be maintained by 7. (FF Modifications) Lot coverage is rrclifi ' from ft, L` ninc'=:, istrict, :'� the 48 North Home Owners Association and the City of Anacortes. The 48 maximum of thirty-five (35) percent.;;t: ' a?Thaximmty, of ' i ;:. seven and North Home Owners Association maintenance and upkeep requirements are one half (37.5%). self" "' :: ;:` =., '-•, `: . ,•, identified in the recorded Declaration of Covenants, Conditions, & Restrictions. "` •%; `'� See Note #1 on sheet 1 of 3. All other maintenance and upkeep is the °` responsibility of the City of Anacortes. r`;• 9. Tract B is hereby dedicated to the 48 North Homeowners Association for the - purposes of landscaping and landscape maintenance. �.i .es.,. ^It`'' .. '`" 10. Tract C is hereby dedicated to the 48 North Homeowners Association for the purposes of a Community Park to be maintained by the Homeowners Association. �,�t :' ,.., ._ •,, t111AIM JJJpU11111J1)AJADDM/MDIMA, i' ''.P -4 r' ; ''i°. •'il. 1 ‘/.., HERB/ - ! -' - 11. All common retaining walls will be the responsibility and owned by the 48 F,.:o ' WAs C0-, - _«%'''i;;. ii) € North Homeowners Association. A 5 foot wide easement across Tract C and Lot �.,, y'"ir• - 't~° '`- 30 for the length of the wall as shown on the plat map is granted to the _ odi '` 9g j o`.ir ;. % :,:.. .__ - Homeowners Association for upkeep as identified in the recorded Declaration of p l • " :;,,,• 47 Covenants, Conditions, & Restrictions. See Note #1 on sheet 1 of 3. er ' 0— AN 27e07 o �' =•i. OWNER/DEVELOPER LAND SURVEYOR Z4- ,^ r�'AL LAND y//�1} r `,:, `' 48 NORTH ON FIDALGO ISLAND LLC DALE HERRIGSTAD PLS "`��;,, rrrrrrrarrtrrtarrrtrrrrtrtartrrraurrrrrratn ``� PO BOX 319 4320 WHISTLE LAKE ROAD :' `;ti - 'r= `;'_. ANACORTES, WA 98221 ANACORTES, WA 98221 SHEET 3 OF 3 BSI. +t, •1�. .,. S. i. y. ;" PUD - 2015 -- 0003 PW 10 - 0 0 5 - D EV ' ,.:,.. - DWN BY: DKH HERRIGSTAD ENGINEERING & SURVEYING SCALE: NOTED DATE: APRIL 2017 4320 Whistle Lake Road, Anocortes, WA 98221 (360) 299-8804 JOB 2015-53 , 1f x., 1 i SI SI 411 GENERAL NOTES: II I. 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 L A N D E D G E N T R Y OPTIONS HAVE BE SELECTED FROM TABLE 406.2: 2. FRAME MAIN FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS e 16" O.C. OPT. la (.5 CREDITS): EFFICIENT BUILDING ENVELOPE. SEE NOTE 615 HOMES AND COMMUNITIES TYPICAL. FRAME LOWER FLOOR EXTERIOR WALLS WI 104 5/8" 2x6 STUDS FOR INSULATION VALUES. e 16" O.C. TYPICAL OPT. 2c (1,5 CREDITS): AIR LEAKAGE CONTROL 4 EFFICIENT VENTILATION. REVISIONS BY: REDUCE THE TESTED AIR LEAKAGE TO 1,5 AIR CHANGES PER HOUR MAX. 3. FRAME MAIN FLOOR INTERIOR WALLS W/ 104 5/8" 2x4 STUDS 6 16" O.G. W/ 4 ALL WHOLE HOUSE VENTILATION REQUIREMENTS AS DETERMINED PER IRC 54'-0" 1 - 3 - Il JR I/2" GYPSUM WALLBOARD BOTH SIDES TYPICAL. FRAME LOWER FLOOR SECTION MI501.3 SHALL BE MET W/ A HEAT RECOVERY VENTILATION / INTERIOR WALLS WI 104 5/8 2x4 STUDS o 16" O.C. W/ I/2„ GWB BOTH SIDES SYSTEM W/ MN. SENSIBLE HEAT RECOVERY EFFICIENCY OF 0.85. / 21' 6 / 24' 6„ /2-O„ TYPICAL UNLESS NOTED OTHERWISE. OPT. 3a (1.0 CREDITS): HIGH EFFICIENCY HVAC EQUIPMENT. USE GAS FIRED FURNACE W/ AFUE 94%. / 12'-1' i 3'-3 / 11-8 / 2'-10 / 10-5It / II-2'4 / 4. FRAME GARAGE WALLS W/ 2x6 STUDS a 16" O.C. (VERIFY HEIGHT OF OPT. 5a (.5 CREDITS): EFFICIENT WATER HEATING. ALL SHOWER HEADS 4 l'-O" 5'-1" 5'-II" 5'-9" 5'-2h" 5'-3" WALL ON-SITE PER AS-BUILT FOUNDATION) KITCHEN SINK FAUCETS SHALL BE RATED AT 1.15 GPM OR LESS. ALL OTHER / / / / / / / / LAVATORY FAUCETS SHALL BE RATED a 1,0 GPM OR LESS. 9'-2" 9'-2" 9'-2" / / 5. PLUMBING WALLS TO BE FRAMED W/ 2x6 STUDS a 16" O.C. SEE PLANS FOR LOCATIONS (VERIFY JOIST PLACEMENT ABOVE AND BELOW FOR 5050 XO �0�}ue 1 1 A CLEARANCE) �\ - - CSI6x24" (SEE NOTE 6I4) © JA111� la E r I \ \ \ \ JJJ A. 6. ANGLED WALLS TO BE 45 DEGREES TYPICAL UNLESS NOTED OTHERWISE I 6x8 DF-L"2 6<8 DF-L"2 6�8 DF-L"2 I 5,5' 4,03 DF-L"2 14 M IP.T. 6x6 POST I + ei 1____,.1. DIMENSIONAL LUMBER TO BE HEM-FIR12 TYPICAL UNLESS NOTED OTHERWISE I (3 TYPICAL) cn rtsi 8. UNLESS NOTED OTHERWISE, USE 4x8 HEADER IN 2x6 EXTERIOR WALLS ABOVE - I ECK 0 Q �, DOORS 4 WINDOWS W/ R-IC (MIN.) INSULATION. BEAMS AND HORS. TO HAVE -(1) I 21' x 1K-D" z 3 'r I `i 4 N v_ I I/2" MINIMUM BEARING TYPICAL U.N.O. BEAMS SHOWN ARE MINIMUM REQUIRED O 1 > iL 1 0J BEDROOM "3 BEDROOM M2 -1 " .I OR BETTER, SIZE 4 GRADE MAY BE INCREASED PER BUILDER'S DISCRETION. I id I U v 10-5 x Ii-6 10'-5 x 12'-1 p o O O \ Q NI �s in cn M 9. VERIFY PLACEMENT OF 4x6 POST IN STUD WALL BELOW ENDS OF GIRDER I I O X 0 ;n TRUSS ABOVE W/ ROOF FRAMING PLAN ON SHEET A4.2 I1 4046 XO I NS I v N 4x8 DF-L"2 I V 4x10 -L"2 I a' 10. PROVIDE 2x6 BACKING IN ALL BATHROOM WALLS FOR TOWEL BARS, 3'_1Ig" 1'-1" `^ TOILET PAPER DISPENSERS, MEDICINE CABINETS, ETC. BETWEEN STUDS. \ , II - ❑ II- -- _at-I'_ , COORDINATE W/ BUILDER/OWNER FOR LOCATIONS 1 _ I I PANTRY �+ 608DOOR0 NCH " ' 3'-815" 3'-10!<s" n3 DW iv \ Q IL INSTALL 1/2" HIGH-DENSITY GYPSUM WALLBOARD AT GARAGE/HOUSE `'�� I y `c MECH. VOID 12" B1PASS 'n * \ WALL AND GARAGE BEARING WALLS, 4 5/8" TYPE-X GWB a GARAGE I L1 j+ t '-3" 4'-21i" I'-8"4 7 CLOSET �'CEILING W/ SCREWS a 6" O.0 IN FIELD AND a EDGES (TYPICAL) I p VAULTED p , - O KITCHEN LL 21-8 - SHELF 4 ROD 4 12. INSTALL 20-MINUTE RATED DOOR ASSEMBLY W/SELF-CLOSING HARDWARE I Qi OI i 13'-O" x 12'-4" r, VAULTED Z fa \ ll I DINING 1 = al , _ „ SHELF 4 ROD 4 Q O 14 2 x -10 a =-13. REQUIRED STAIR RAILINGS TO COMPLY WITH IRC SECTION 312. DECK m U I IQ RAILINGS TO COMPLY IF DECK IS 30" OR MORE ABOVE FINISH GRADE I WALK-IN CLOS (VERIFY ON-SITE), ISLAND W/I FLUSH BAR ib C v Z N I IN I• 0 .3' 4 I 6,-2 „ 8,-8" 1 14. EGRESS WINDOW DIMENSIONS, CLEAR OPENING AND SILL HEIGHT TO - \ I 011- O : / 1 I m COMPLY W/ IRC SECTION 310.1 (VERIFY W/ WINDOW SUPPLIER AND/OR Po. I 1 LL RI ni Ill II- `' x I'-1" 13'-9I5" 1 MANUFACTURER) ul •I m •� BATH I {Y 34 I/2" HIGH 2x4- `n =1 - - - - , 15. COMPLIANCE DATA FOR THE 2015 WASHINGTON STATE ENERGY CODE 4 IRC STUD WALL BELOW w I v n / SW. 4 R. CHAPTER II IS AS FOLLOWS: \ \ II \ _\ 3o0 5'-0" TUB r -- \ SLAB PERIMETER: R-1O (IF APPLICABLE) p " ' " <4 " I ' W/ SHOWER ADO � - FLOOR: R-38 in / 3'-lIi I 3-91� / 6-1 / 14'-2' 2'-8 I J. 3 '4 / \ �9 Qi 1 I� , j ©� m WALLS: R-21 (R-lO MIN. a HEADERS, TYP.) J / O „ _ U� c 2'-1I�" 19' 8Iy" 4'-4" 3'-10" '� 5 in -al i, v INT. BSMT, WALLS: R-2I (IF APPLICABLE) - `r 2 8 O + CEILING RIDGE- in \ \ FLAT CEILING: R-45 (R-38 IF INSUL. DEPTH IS MAINTAINED TO 4 a' X (-4 _ ,b _ OUTSIDE FACE OF EXT. WALL) m T'- \ O a w '❑ c° , ry _ `1 DOORS:VAULT CEILING: R-38 U=ZOO MAX. (ONE DOOR UP TO 24 S.F. EXEMPT) O Q '�- - N` I } _\_ ` r I MASTER °' li 35'h' d 28 I 3-11 BATH 6, 5„ S O WINDOWS: U=,280 MAX. {n I X - I x .,,„ GLAZING: 463.0 S.F. = 19.3% OF FLOOR AREA -AQ �' I IT SKYLIGHTS: U=,500 MAX. \ \ m p a I 4 m� al m FURNACE TYPE: NATURAL GAS FORCED AIR (VERIFY W/ BUILDER) U F 4 VAULTED in O O ' in 84" VANITY „ w w I ° 5'-O SPA REFER TO 2015 WSEC CHAPTER 4 4 IRC CHAPTER 11 FOR VERIFICATION - 5 LIVING ROOTM ozico LAUND. a I ° TUB 7 V.T.O. OF THESE VALUES © 11114 v - - - � y 21'_l„ x 20'-5„ IL Z I ► aU; ,� v � _ � U 1 16. MINIMUM REQUIREMENT FOR ATTIC VENTILATION IS AS FOLLOWS I Z - W 1 42" HIGH WALL �p \ \ \ (CALCULATED a I/300th OF ATTIC AREA): \ \ 4 w �, VAULTED „ W/ HDWp GAP `.' MN. REQ'D: 1,184.58 SQ. IN, 1 ENTRY / 6-IOI'i 3 4 1-5 / 4' 4l@" / at al ACTUAL PROVIDED: CI: 1,452,68 SQ, IN.: C2: 1,432.08 SQ. IN. � n © d ' VENTED BLKG.: CI: 480.68 SQ. IN. (51 a 9.425 SQ. IN. EACH) N Q �= C2: 556.08 SQ. IN. (59 a 5,425 SQ. IN. EACH) XX LL m I IALF WALL W/ 3 + 4x8 RIDGE VENT: Cl: 912.00 SQ. IN. (81 L/F a 12 SQ. IN. PLF) \ - 0 o p ± DF-L"2 HDWD. CAP Q U C2: 816,00 SQ, IN. (13 L/F a 12 SQ. IN. PLF) W .O 6, II--I� s R `� m v 1050 1050 MASTER BEDROOM H it rT0 , � Il. SEE ELECTRICAL PLAN ON SHEET EI.I 4 FOR LOCATION 4 SIZE OF EXHAUST G S/L (TEMP.) S/L il 21'-I" x 12'-0" j 11 N - N O FANS. LOCATIONS AND SIZES REQUIRED TO COMPLY WI THE STATE OF :t Q !TEMP ) '� p-M S WASHINGTON VENTILATION 4 AIR QUALITY CODE 4 IRC M1501,4 ARE AS c+ 4x10 DF-L•2 - r 4x6 DF-L"2 (MIN.) a � N FOLLOWS: 2.5' I 4x8 pF-L"2 6080 FRENCH DOOR 4x8 D❑F-L"2• 1 2.6' i - -( V,) BELOW GIRDER \ KITCHEN: 100 CFM RANGE HOOD \ \ \ 5060 XO w 4x1O -L•2 5060 XO A Sc.. FRAMED TRUSS ABOVE (TYP.) LAUNDRY: 50 CFM 80 CFM RECOMMENDED) BATHROOMS: 50 CFM (80 CFM RECOMMENDED) Q - C516 (TEMP.) 2 pip (TEMP.) PORCH NS WALL ABV. m m NOTE: ALL FANS ON 20-MINUTE TIMER TYPICAL. ELECTRICIAN TO m Q C516 CONC. SLAB 2.2' 4x6 DF-L"2 4x6 DF-L02 2,2' in VERIFY INSTALLATION OF GFCI OUTLETS IN ALL WET AREAS. VERIFY 4x6 (MIN.) `r- \ \ OF-L"2 PORCH- .. 2660 2660 I TYPES 4 LOCATIONS OF ALL ELECTRICAL FIXTURES W/ OWNER AND/OR Q IDE K RAILING-� BUILDER x 5'-0: BEA 1 ABV. PER BLDR. PIC. U4x6 DF-L•2 II��I PIC. / Q N /// \ \ O 4 \ CSI6 8060 XOX (SEE NOTE •14) CSi6 18, INSULATE ALL ACCESS DOORS/HATCHES TO CRAWLSPAGES/ATTICS _'N Pq r i "i TO THE EQUIVALENT RATING OF THE INSULATED FLOOR, WALL OR w A O CEILING THROUGH WHICH THEY PENETRATE TEMP GLASS IN META_ P.T. 6x6 POST WRAPPED FRAM RAILING PER BLDR, PER BLDR. W/ 16" x 16" STEPS TO 2 PW NS an 15. MOUNT NWT ON PLATFORM IS" ABOVE GARAGE SLAB PER IRC SECTION MASTIC-APPLIED STONE GRADE 4x6 (MIN.; MI301.3. STRAP HWT TO WALL PER IRC SECTION MI3O1.2. PROVIDE COLUMN BELOW (2 TYP.) DF-L•2 PORCH OVERFLOW PAN 4 PIPING PER IRC CHAPTER 28. INSTALL T I P VALVE BEAM ASV. 4 PIPE TO EXTERIOR TERMINATION. INSTALL A VACUUM RELIEF DEVICE LOWMAN MFR. SPECS. TO HWT PER UPC 504.E 21'-6'h" 8'-11" 21'-6I5" / / / 20. WHOLE-HOUSE VENTILATION PER NOTE •21, WHOLE-HOUSE FAN LOCATED IN 2'-0"1 20'-0" / 3' 6" -9It"/ 5'-SI'i" �, 5'-8'h" )'-9It", 3'-6" / LAUNDRY ROOM (VERIFY W/ BUILDER) 5'-015" / 5'-II!'&' / 5'-11W / 5'-0'h" / 4'-0" / 4'-0" / 5'-311" / 11'-5" / 5'-31h„ / 21. DISAPPEARING STAIRS OR ATTIC ACCESS PANEL COVERED WI 5/8" 22'-0" 8'-0" / 22'-0" /2•-0 4, MAIN FLOOR PLAN GWB AND PROVIDED WI WEATHER STRIPPING GASKET 54-0 COASTAL 1 & 2 22. FIREPLACE TO BE SUPPLIED WITH OUTSIDE COMBUSTION AIR DUCT AT LEAST 6 SQ. IN. AND PROVIDE READILY OPERABLE DAMPER. INSTALL GAS FIREPLACE W/ CLEARANCES AND COMBUSTION AIR PER MAIN N FLOOR PLAN 4N MANUFACTURERS RECOMMENDATIONS AND PER COPE J� 23. 12 - 16' FIBERGLASS FACED GUJB BACKER AT TUB/SHOWER SURROUND SCALE: I/4" = 1'-O" 2,109 SQ, FT. JOB NO: LOWMAN DESIGNED: LG 24. PROVIDE MINIMUM OF 22" x 30" ATTIC ACCESS W/ MINIMUM OF 30" HEAD TOTAL: 2,936 SQ. FT. DRAWN: JR CLEARANCE. USE PLYWOOD DAMS TO CONTROL CEILING INSULATION REQUIRED GARAGE: 145 5Q, FT. DATE: 5/25/2017 SHOP: 231 SQ, FT, 25. PROVIDE PARTICLE BOARD UNDERLAYMENT AT VINYL. COORDINATE FRONT PORCH: S „4 SQ. FT. SHEET THICKNESS WI OTHER FLOOR FINISHES TO PROVIDE SMOOTH ANDNOTE: SEE S SHEETS FOR ENGINEER'S SACK PATIO: 215 SQ, FT. NOTES AND DETAIL FOR SHEAR WALLS, LEVEL TRANSITIONS A BEAMS, HEADERS, JACK 1 KING STUD CALLOUTS AND HOLD-DOWNS 26. USE PRIMER/SEALER ON GWB BEFORE AND AFTER TEXTURING WA a, Inn II 41 III Ill IIII LANDED GENTRY HOMES AND COMMUNITIES /21-0"/ 50' O" /21-0"/ 25-6" 24'-6" / / DECK LINE ABOVE (SEE FDN. PLAN) \ \ \ \ �'S�S r - p• 17 - o"41 -V• _ P 0• o r 4 V• b, po I '4', 4 I • n, ? I ;el SHOP 4b O I o . 23'-2" x 10'-0" 4 e. '% ' e - I ,5q 2-111 1 p s ,'4 4i. \ \ 1I . 4.• p d Q.4,d V . P pd :Cr 0. . •. •• . n• p d Q.i) . . e• pd Q p,d . - \ 'v. 4 �1 ° ' e 0 T I .v GAS • v ia n I 9, FURN. p di PER IR- ., _MO; A _ _ 5x18 OR 6.15x16.5 GLB __ 4 p , Pt6x6 POST BELOW BEAM es, I n ®• END, WA OCKET SM. INTO — �- — I t ^ FAMILY/MEDIA ROOM CONNECTORS TO BE HOT s Ix v 26'-10" x 13'-II" DIPPED GALVANIZED OR EQ. o I 4 o PLATFORM 18" ABOVE I .a SLAB (SEE NOTE *IS I SWEET A3.1) -co 1 4 p:' w 0 ni I in I 4 v \ SEE NOTE •12 I} in i 1 4 BEARING WALL n N SHEET AS.I 00 IO r I — 1/ t 11- 9 I Q _ \ I k, \ / `\ 22, 9yi" 4x8 F-L 4 bl�i" / \ W T-Q Iz ia al 1- = I'-I h" 3' 4%" 2'-I" 3' 4" 9'-II" d'-8" IISg" i? GARAGE 33 l v I _ IZ �\ Q >, / X I j / 21'-I" x 33'-10" '� -- O m >I 4x�DF-L'2 x8 DF-L'2 ry - -it -" Ip v ' 1 tillen 3 SHELF t ROD STOR. \9 ILL • �t I \ O _zl CLOSET Yl �I 5x18 OR 6.�5x16.5 GLB JI eri O z I m — --- —_—_—_— .— _- - - _—.— .— . X a1 \ a W — 12" BY ASS A 01 in _z '� K <?. _i1 e J 4'-1W 4'-1115" `O Oi W r LLI 30. `F `r / IL m I _/ m 7 ENTRY 5.1— \ .D a :II' Q 0 BEDROOM *4 R 1 I } e �. 13' 1" x 13'-2" A' _ m 1- 'yt I cv _ it r `1' 4 S I U 5 r v m in n a' I n- ti. BATH n 4x8 _ Si in v �1050 R\ 11050 8� �4x6 DF-L•2 (MIN.) 4 I v SEE NOTE '14 S/L (TEMP.) S/L r in I 5'-0" TUB % SHEET A3.1 (TEMP.) O I CW/ SHOWER Q in Q I _ 5' r 4x8 DF-12,2 4F-L'2 2.5' \ \ \ " — — 11 \ n 11 1 a I Pw 3' 5 I/Bx13 1/2 GLB 24F-V4 DF/DF 3' 5050 XO 5050 XO \ \ A STHD14 OR8-0" OVERHEAD GARAGE D(VERIFY WI BLDR.) PORCH © I N - Q4" CONC. SLAB — — — — — — — — J —� Q v `flI STHD14 OR HDU5 1 Q Q `r I (VERIFY WI BLDR.) 1 it n \ DECK L NE ABOVE FLOOR LINE ABOVE , �\ P.T. 6x6 POST WRAPPED Q RAILII`G PER � PER BLDR. W/ 16" x 16" BUILD ER MASTIC-APPLIED STONE COLUMN BELOW (2 TYP.) LOWMAN 19'-6T`z" 8'-11" 21'-6A" / / / 3'-0 1�"" 5,-Q 5'-0 ' / / / / 1'4a"/ / 5'-51i" / 131-5" / 4'-O" / 4'-0" / 3'-0" / 16'-0" / 3'-O" / 20'-0" / 8'-0" / 22'-0" / LOWER FLOOR PLAN /2'-0"/ 50'-0" 2-0 r COASTAL 1 & 2 LOWER FLOOR PLAN SCALE: 1/4" z 1'-0" S21 SQ, FT. JOB NO: LOWMAN DESIGNED: LG DRAWN: JR DATE: 5/11/2017 SHEET NOTE: SEE "S SHEETS" FOR ENGINEER'S NOTES AND DETAIL FOR SWEAR WALLS, A-3 . 2 BEAMS, HEADERS, JACK 4 KING STUD CALLOUTS AND HOLD-DOWNS WA rE (3 4.0 r FEB 0.9 2018 11 4-e PLANNING,COMMUNITY,Y, :. EC.N!oiteE Eva•PME Ji- '�T „ Mail' g Ad 4 r ss:PO Box 547,A ones,WA 98221 Togo:360.299.1984,Fax:360.293 fl908 p of ,gct pR Stermwater 501 tag mtlio2 f -: =<.equirlment Storm water requirements are based on the 2012 5torrr water Management Manual for Western Woshirro:ton QSWMMWW8.A link is provided on the City of Anacor os wehsito,under Planning Department,St©rmwator Regulations,as well as under the Engineering®olfisB©o?of Public` oda. Residential construction is exempt from additional storrowator proviskns if it involves no expansion of hard suffices,no use bmy nd that previ-s sly existing,and results in no significant adverse hydrological impact. Building permit applications ff•r lots that are part of a subdivision that was recorded me more than 10 years prior to the date of the complete building permit application may crrotino©to use the stormwater codes in effect at the time the subdivision aplicatioo was submitted, if stormwator was addressed at the subdivision/plat Bevel. iff construction has m t started as&Jarman/2,2022,the site will subject to the 2012/2014 manual. Off your project odds loss than 2,000 sq.ft. if new pins replaced hard surface area,ARM which disturbs less than 7,440 square feet of land,you must consider all 13 Hernoots of the Construction Storvmmwater Pollution Plan Q3WPPPp. Fill out the SWPPP Checlelisg and explain ho the elements are considered,or describe how site conditions render the oBor,,ant unnecessary and the exemption ffr.m that element is clearly jested.You will not need to continue with this document, if your project o ds 2,000 sq.ft.or mire of new plus replaced hard surface area,OR which disturbs 7,000 sq.ft.or more of Band e Minimum Requirement lob of the SOMMWINg apply,and you can continue with this document. if adding 5,i t0 sq.ft.or metre of now hard sc tacos/On convening 32,370 sq.fto or mom of vegetation to lawn or landscaped area/On converting 103,900 sq.ft.or more of native vegetation to pasture—Minimum Requirement a-9 of the WM 'NM apply.if Minimum a requirements 1 9 apply,please see the Larce Scale Stormwotor Plan Checklist for additional submittal requirements. Owner Memo: Se 410146.01462TEc L L d Site d ddassm. `t/ 4,4T7 n, .peci.F Brief Description of the Project: N y �. fze epufi Jr( Pre Om ojopod C oncdP eos Mono of the Sited Page a of 4 :arch 22,2017 eveloped C.:nditions <Ann 4 off the Site: Summarize difficult site paw; ,eters,the naasraG d sty ems,and drainage t?and from adjacent mettles,including bdps,,-flows: 0 Hydrological Me Piano Collect and analyze information on existing conditi.ns to aid in determining 9chw impact development feasibility o which locations are most appropriate t. evaporate,transpire,and infiltrate,with he following anfforrnati ne o S ffe y by Lend OMfrway©P,Engineer,or other qualified p8®'ession rlo Show existing public and private development,utility infrastructure,hydrological features((seeps, springs,closed depresthri areas,drabnag males,streams,wetlands,and water body survey and classification report showing wetland and buffer boundaries),flood hazard areas,geological hazards,buffers,aquifer and wellhead prsteetbon areas,topographic features that may act as natural stor+rmwator storage,infiltration,or conveyance. include the miwml receiving waters that stornwater runoff will either directly or eventamily discharge.Show topography,display acreage and outlines of all drainage basins;existing stormwater drainage to and from he site;routes tcy existing,construction,and future flows at all discharge points;and the length of travel from he farthest upstream end of a proposed storm drainage system to coy proposed flow control and treatment facility. bdentb y areas of potential erosion problems sous coragadrrs f ol0ocIsa Up to 10 slopes m 2 ft contours El Over 10 to less than 20%slopes m 5 ft.contours 20%or greater slopes a 10 ft.contours o Elevations at 25 ft. intervals o Soils G eporto Done by a soil scientist certified by Soil Science Society of America, licensed sewage designer,or other suitably trained persons worlabng under the supervisions of a professional engineer,geologist,hydrologist,or any other professional supervised by an engineering geologist registered in Washington State,Golfs Report Page 2 of 4 March 22,2017 must include details as listed on Pg.79). In addition,dc scrihe Cry name, dibilii , settleability,permeability,depth,texture,and soil SVtdevitM. Testing should occur.between December 1 and April 1. o Soils Map:eased on the report. o Preliminary Development Site Plan Layout:Locate proposed buildings,roads,parkins lots,landscaping features,on-site stormwater management BMPS(Determine BMPs starting on Pg.95.Suggested BMPs correlate with responses to the 13 elements of the SWPPP,Pg.237,and preliminary location of stormwater treatment and retention/detention facilities.Considerations are on.Pg.$3.These methods could reduce required facility sizes,but are not required for approval.Show existing and proposed contours,show all cut and fill slopes indicating top and bottom of slope catch lines,and identify developed condition drainage basins. o Survey of existing native"vegetation cover:This is only required if there are native soil and vegetation protection areas proposed for the site.Survey shall be done by a licensed architect,arborist,qualified biologist or project proponent identifying any forest areas on the site and a plan to protect those areas.The preserved area should be placed in a separate tract or protected through recorded easements for individual lots. o Vicinity Map:Clearly locate the property,identify all roads bordering the site,show the route of stormwater off site to the local natural receiving water,and show significant geographic features and sensitive/critical areas(streams,wetlands,lakes,steep slopes, etc). 0 Construction Stormwater Pollution Prevention Plan(SWPPP)—The SWPPP shall be implemented beginning with initial land disturbance and until final stabilization.From October 1 through April 30,clearing,grading,and other soil disturbing activities shall only be permitted if shown that silt-laden runoff will be prevented from leaving the site through methods listed on pg.44.Best Management Practices(BMPs)Standards and Specifications are listed on pg.261. Please see pg.230 for details on using the Site Analysis to produce the following materials: o Nairrative:Explain and justify the pollution prevention decisions made.This will contain concise information concerning existing site conditions,construction schedules,wet season construction activity,constraints,and other pertinent items that are not contained on the drawings.This is based on the 13 Construction Elements,which must be considered unless site conditions render the element unnecessary and the exemption is clearly justified.Elements listed on pg.44&described in detail starting on pg.236. o Drawings&Notes:Where and when the BMPs should be installed,the performance the BMPs ate expected to achieve,and actions that will be taken If the performance goals are not achieved.Show water quality monitoring locations. o Special Reports&Studies:include any studies(i.e.wetlands delineation) If a facility is required and feasible for Minimum Requirement 5,a PIT Test must be done in the Iodation that the facility location is proposed based on the preliminary development site plan layout. 0 Other permits:Any other necessary permits as required by other regulatory agencies.Identify if those permits include conditions that affect the drainage plan,or contain more restrictive drainage-related requirements. Prior to Final Stormwater Inspection 0 Permanent Stormwater Control Plan Drawing:Select BMPs based on the Preliminary Development Site Plan Layout from the Site Analysis Summary.Provide a scale drawing of the Pege 2 of 6 March 22,2017 lots)and any public Ft W that displays the location of On-Site BMPs and the areas served by them.These docor ents will be recorded and attached to a declaration of covenant and grant of easement associated with each lot that includes Ors-site o ry M Ps. Provide desi;o details,figures, and maintenance instructions ff.r each >MP. Provide a written sum ilar of how it complies with the applicable requirements. Prior to Final dccu r � ❑ Operation a Maintenance Manuel: 0>,chide a manual for each ffisw control and treatment facility, including any distributed bi i retention facilities that are used to help meet flow control and/or treatment requirements.The manual shall include a description of the ,what it does,and how it works. it oust also identify nd describe the rr,adwtenance tasks,and the frequency of each task.The tasks and frequencies must meet the standards of the 5;;; I WW. include a maintenance a iMity log that will indicate what actions will have been taken and where it should be(kept and made.vailable for inspection by the City. 0 Declaration of Covenant ff®r Privately Maintained Romi Control 22 Treatment ftellities grid Pram Site Sto u miter Management BMPso My flow control at treatment facilities and Orn-Site �tyrmwater management 1Ps ffor which the applicant identities operation x maintenance to be the responsibility of a private paw rfikat have a declaration of covenant and grant of easement,Mer City approval,the declaration of covenant and grant of easement must be signed and recorded. Design details,figures,and rr airntenance instructions for any Br,P shall be attached.A map showing the location of newly planted and retained trees claimed as flow reduction credits shall also be attached. 0 lloiors'1 ocumootsa Record t -tal pervi4 us sup f ice area of the site and their cations with the county auditor. Dy signing below,you ape certifying that you have read and r.:nderstand the stormwator requirements. Be sure that you have checked off 881 appllcab90 bum. Applicant Signature ©a Page 4 of 4 March 22, 2017 EXHIBIT "A" 1512 LATITUDE CIRCLE LOT 13, PLAT OF 48 NORTH P133671 Responses to the "Complete Residential Stormwater Plan Checklist—Minimum Requirements 1-5". Brief Description of the Project: To construct one Single-Family Residence (SFR) on a single legal lot within the City of Anacortes. The existing property is located at 1512 Latitude Circle, which is Lot 13, Plat of 48 North, and is 7,617 square feet in size, Zoned as R2. Pre Developed Conditions & Runoff on the Site: The property is vacant. The site slopes from the east to the west at a grade of approximately 6.4%. The property is bounded as follows: SOUTH: 4306 Whidbey Court, P82594. EAST: Lot 12, 48 North. NORTH: Fully improved street of Latitude Circle. WEST: Lot 14, 48 North. Developed Conditions & Runoff of The Site: The proposed improvements are as follows: Construct a SFR with an approximate lot coverage of 26.4%, and an impervious lot coverage of 34.8%. No detention was required for the Plat of 48 North, but there is an existing water quality bio-swale for the plat. All roof drains and footing drains will be hard lined to the existing stormwater collection system. The point of connection for Lot 13 is located in the northwest corner of the property. After construction, landscaping will be provided to permanently stabilize the site from erosion. Summarize difficult site parameters, the natural drainage system, and drainage to and from adjacent properties, including bypass flows: The site slopes from the southeast to the northwest at an approximate grade of 6.4% and the disturbed soil has been seeded and/or mulched to reduce erosion. The only significant tributary drainage the lot may receive is from Lot 12. Lot 12 will have its own drainage self contained so as not to impact Lot 13 and intercept drains will be installed to adequately eliminate impacts from the east. Hydrological Site Plan: Survey: A topographic survey has been performed by Herrigstad Engineering, showing the existing improvements around and within the subject property, along with the existing contours at 2-foot intervals. Soils Report: A Geologic Hazard Assessment and Geotechnical Engineering Services report was prepared by GeoEngineers, dated July, 21, 2015, and is already part of the record documents provided to the City of Anacortes. Preliminary Development Site Plan Layout: A "Erosion Control & Site Plan" has been prepared by Landed Gentry Development, Inc., showing both the existing and proposed improvements as requested. See attached. A "Survey of existing native vegetation cover" was performed by the Urban Forestry Services, Inc., for the project, dated August 12, 2015, and a tree preservation plan was developed and adopted by the City of Anacortes. A "Vicinity Map" has been provided on Sheet 2 of 2 of the "Erosion Control & Site Plan", attached. Construction Stormwater Pollution Prevention Plan (SWPPP): See attached. Other Permits: Building Permit for SFR. cror /3 443 \ 0 Planning, Cprnm at}y, & Economic Devv)opmen1 D p rtmant 44. P1 .oN 547, G n acl rim WA 9 221 \\ Please check off b®saes to show that each eie-;ent has been read and understood.Pr•vide details where applicable and if cer rsin aspects are unnecessary or exempt,dearly justify.Details if the 13 Elements and the ourrelating EiMPs are listed on Pg„ Z36 .:f the 2014 Storrawater Management by anual for Western Washington(S yr1":MWW).A link is provided in the Cathy of Anac4ri:es website,under planning, C^mt runitty,A E ororrdc Dave! pnaent 0epa:..,,s',ent,as well as winder St.,rrn..'ater on the Engineering D. ision of Public Worh°s page, Owner Mame: 48 K ahzf .A.., I , ' 1 (' Site Address: 1 4 >fp 1 7'i TLf n ` (,-/iC CL . Prepared By: 9' >t413/1 riAi //C. The Storrnwater checklist or building permit determined that: ❑ The 13 elements must be addressed for 0 These elements must be addressed for construction activity adding under 2,4 0 cstrcti©o activity adding 2,4 r r sq.ft. sq.ft.of hard surface area, or more of hard sake area. This means that an attached narrative and site plan are required with this document. Uncle/each dement exolein tt a best mom meat Rra lM psA a�Qd oQ l007 reasoning for those that will not be else&If neededm lean anach a Darradde -top hew=binc lans or Nstification. ELEMENT 1:Preserve Veseati©niikliarh Clearing Limits 0 Before beginning land disturbing activities, including clearing and gradin fp clearly marls all clearing limits,sensitive areas and their buffers,and trees that are to be preserved within the construction am. ❑ Retain the do`s`layer,native top s«ii,and natural vegetation in an undisturbed state to the maximum degree practical. Page 1 of B March,2017 EIERViE`T 2: Establish Constrw l, n Access ❑ Limit construction v-hicie access and exit to ine roaate,if possible. 0 Stabilize access points ith a pads f quarry spells, crushed rock,or other equivalent Er Ps,to minimize tracking :t nt•roads. ❑ Locate wheel Wash r}r tare baths on site, if the stabilized construction entrance is not effective'in preventing tracking sediment into rods. ❑ if seciirr;ant is tracked off site,clean the affected roadway thoroughly at the end of each clay, or more frequently as necesser','(en:wet weather). Rem•ve sedi ant from roads by shoveling, sweeping,or pick up and transpar the sedarraent to a controlled sediment disposal area. ❑ Conduct street washing only after sedan-eit is removed in accordance with the above bullet. ❑ Control street wash wastewater by pumping back on site or i,thenvise preventing It from discherting Intll systems tributary to waters E0.f the State. ELEMENT 3o Control Flom Rates ❑ Protect properties end waterways downstream of devel•pment sites from erosion and the associated discharge of turbid waters due to increases in the velocity and peak voltsrnetric flow rate of stormeweter rm.ff from the project site, O Where necessary to comply with the bullet above,construct storrnwater retention or detention F<,aides as one of the first steps in grading.Assure that detention facilities function properly before constructing site improvement(e.g.impervious surfaces). ❑ if permanent infiltration ponds are used for flow contrIsi during construction,protect these facilities from siltation during the construction phase. EL G ERT 4s install Sediment Controls O Design,install,end maintain effective erosion controls and sediment controls to minimize thr discharge of pollutants. ❑ Construct sediment control[Res(sediment pi nds,traps,filters, etc.)as one if the first steps in grading.Mese [IMPS shall be functional before other land disturbing activities take place. ❑ MinimiEe sediment discha r fes from the site.The design, installation end maintenance of erosion and sediment controls must address factors such as the amount,frequency,intensity and duration of precipitation,the nature of resulting stor aceeter runoff,end Soil characteristics, including the range of soil particle sizes expected to be present on the site. 0 Direct etormweter runoff from disturbed areas through e sediment pond or other appropriate sediment removal PMP, before the runoff leaves e construction site Or before discharge to en Page 2 of 3 March,2017 infiltration facility.kinoff from fully stabilized areas may be discharged ,• h tut a sediment removal Br,:,P,but must meet the flow c;.ntrol per*.r ante standard in Element N3,bullet N. ❑ Locate ik1Ps intender to trap sedimentin-site in a manner to avi id interference with the movement off juvenile salr aonids attempting to enter off-channel areas or drainages. O Provide and maintain natural buff-rs around surface waters,direct stormwater to vegetated areas to increase sediment removal,and rnasai uize stormwater inffsltrat0oo. O „ 'here feasible,design outlet structures that w..ithdraw impounded storrnwater from the surface to avoid dischar ding sediment that is still suspend-d lower in the water column. ELE E 9 '5: Stabilize Soils 0 Stabilize essposod and unworked soils by application of effective 96ViPs that prevent erlsi tn. Applicable 6 Ps include, but are not limited to:temporary and peUvwanent seeding,sodding, mulching,plastic covering,erosion control fabrics and matting,s_•-il application of polyac ylamide(PA Flo the early application of gravel base early on areas to be paved,and dust control, ❑ Control stonmater v'tlurne and vel•cty within the site tr.,minimize soil eri siora. O Contr.•00 sttormwater discharges, including both peak ffi tw rates and total stor awater volume,to minimize erosion at outlets and t• minimize do N nstrea rr channel and stream bank erosion. ❑ Soils must nest remain es/posed and u nmorked for mom than the time periods set forth below to prevent erosion. o During the day season(May 1 a Sept 3 :7 days o During the wet season(Oct 1- f pr 3O):2 days O Stabilize soils at the end of the shift before a holiday or weekend if needed based on the matter forecast. ❑ Stabilize soil stockpiles from erosato,protect with sediment trapping measures,and where possible,be located away from storm drain inlets,s atemays,and drainage channels. O Minimize the amount of soil miposed during construction activity. ❑ Minimize the disturbance if steep slopr sa O Minimize soil compaction and,un0ess inffeasible,preserve topsoil. E MMENT 6:Protect Slopes ❑ Design and construct cut-and-fill slopes in a manner to minimize erosion.Applicable practices include,but are not limited to, reducing continuous length of slope with terradng and diversions, reducing slope steepness,and roughening slope surfaces(Es:track milting). Page M tff 4 March, 2417 ❑ Covert of-site s$;'ammeter gruneen$or ground water away,from slopes and disturbed areas with interceptor dines,pipes, and/.e swales. site stormwafer should be managed separately from stt einwwat r generated on the site. 0 At the top of slopes,collect drainage in pipe slop drains tir protected channels to prevent erosion. o °Temporaryy pipe slope drains must handle the peals volumetric flow rate calculated using a 1Oe-inute titt e step from a Type IA,10-year,24-hour frequency storm fie th developed condition.Alternatively,the 1O year, 1 hour flow rate predic•ed/iradicated by an approved continuous runoff ern•del,increased by a factor of 1.6,may be used.The hydrologic analysis must use the eeis"ting land cover condition for predicting lag fBo�.. rates from tributary areas outside the pe"ject limits. For Minstar) areas on the project site, the analysis most use the temporary or permanent project land cover comditisn, whichever will pr,"thice the highest flow rates. If using the Western 4"ashingt Hydrology Model(WWHM)t• predict flo. s,bare s,vil areas should be modeled gas „landscaped"area. o Where 15 n !note time steps are available in an approved continuous runoff model,they may be used directly without a coatedfo factor. ❑ Place excavated material on the uphill side of trenches,consistent with safety and space considerations. ❑ Place check daerms at regular intervals within cr.nstrocted channels that are cut down a slope. O Consider soil types and its potential for erosion. ❑ Stabllixe soils on slopes,ar specified In Element S. O fMP combinations are the most effective method of pr•;tecting slopes with disturbed soils. Ex: Use both mulching and straw erosion cc,otrol blankets, REHM Y:Protect Drain Inlets O Protect all storm dr;iin inlets made operable during construction so that stomwwntnr runoff does not enter the conveyance system without first being filtered or treated to remove sediment. O Clean or remove and replace inlet protection devices when sediment has filled one-third of the available storm,(unless a different standard is specified by the product manufacturer). O Where possible,protect all existing storm drain inlets so that stormwater runoff does not enter the conveyance system without first being filtered or treated to remove sediment. 0 keep all approach roads down.Do not allow sediment and street wash water to enter storm drains without prior and adequate treatment unless treatment is pritvided before the storm drain discharges to waters of the Mate. ❑ Inlets should be inspected weekly et a minimum and daily during storm events. Page 4 z ff 8 iViarcch,2017 ELEMENT 3:Stabilize Channels and •cutlets ❑ t:eslgn,constn2ct,and stabilize all on-site conveyance channels to prevent erosion from the following expected peak toms: o *Channels must handle same peak volumetric flow rate as temporary pipe slope drains listed in Element 6,above. 0 provide stabilization,including armoring material,adequate It,prevent erosion off:.utlets, adjacent streambanks,slopes,and downstream reaches at the outlets of all conveyance systems. 0 The best method for stabilizing channels is to completely line the channel with a blanket product first,then add check dams as necessary to fffncti,s n as an anchi t r and to slow the flow of water. ELE L 9:Control Polluta„ts O Design,install,implement,and rnaintaon effective pollution prevention measures to minimize the discharge of pollutants. O Handle and dispose of ail pollutants, including waste materials and demolition debris that I ccur on-site in a manner that does not cause contamination of stormwater. ❑ Provide cover,containment,and protection from vandalism fir all chemicals,liquid products, petroleum products,and other materials that have the pctentiai to pose a threat to human health or the environment.On-site fueling tanks mast include secondary containment. Secondary containment means placing taroks or containers within an impen er structure capable of containing 110%of the volume contained in the longest tams within the containment structure.Double-walled tanks do not require additional secondary containment 0 Conduct maintenance,ffuelinm and repair of heavy equipment and vehicles using spill prevention and control measures.Clean contaminated rk4rfeceo immediately following any spill incident. 0 Discher e wheel wash or the bath wastewater to a separate on-site treatment system that prevents discharge to surface water,such as closed-B,•op recirculation or upland land application,or to the sanitary sewer,with local sewer district approval.Wheel wash or tire bath wastewater should not include wastewater from concrete ashoutt areas. ❑ Apply fertilizers cod pesticides in a manner and at application rates that will rnctt result in logs of chemical to stormweter runoff. Follow manuffacturers°label requirements for application mates and procedures. ❑ Use fMPe to prevent contamination of stormwater runoff by pH-modifying sources.The sources for this contamination include,but are not Malted toe bulk cement,cement kiln dust,fly ash, new concrete washing and curing waters, wastes streams generated from concrete grinding and sawing,exposed aggregate processes,deuvoatccring concrete vaults,ct ncrete pumping,and mixer washout waters.adjust the pH of stormwater if necessary to prevent violations of the eater qualify standards. Page 0 of 0 March,2017 ❑ assure that wastiJ ut of concrete trucks is performed off-site or in desigroatod concrete washout areas only.Do n;at wash out concrete trucks onto the ground, or into storm drains,open ditches, streets,or streams. Do not dump excess concrete on site, except In designated concrete washout areas.Concrete spillage r concrete dischame to surface waters of the State is prohibited. Do not use upland land applications ff,o,r discharging wastewater from concrete washout areas. ❑ Obtain written approval ffrorn, Ecolony and pmvide to the City before using chernical treatment other than CO2 or dry ice to adjust pH. ❑ 'Davy debris may be chopped and spread on site. ❑ Conduct oil changes,hydraulic system drain down,solvent and de-greasing cleaning operations, fuel tare drain down and removal,and other activities which may result in discharge or spillage of pautants t,.;the ground or into stormwater runoff using spill prevention --easures,such as drip pans. ❑ Clean ct,ntaminated surfaces immediately following any discharge or spill incident.finergeucV repairs may be per for ed on-site using temporary plastic placed beneath and,if raining,over the vehicle. ELEMENT 20:Control De-'.',aterin& ❑ Discharge foundation,vault,and trench dewatering water,which have characteristics similar to stormwater runoff at the site,into a controlled conveyance system before discharge to a sediment trap or sediment pond. ❑ Discharge clean,non-turbid de-watering water,such as well-point ground water,to systems tributary to,or directly into sur,,ce waters of the State,as specified in Element g,provided the de-watering flow does not cause erosion(Jr flooding tsff receiving waters or interfere with the operation of the system. Do not route clean dewatering water through stormwater sediment ponds. Mote that"surface waters of the State°°may exist on a construction site as well as off site;for example,a creek manning through a site. ❑ Handle highly turbid or contaminated dewatering water separately from st©rmwater. ❑ Other treatment or disposal options may include: a. infiltration 2. Transport off site in a vehicle,such as a vacuum flush truck,for legal disposal in manner that does not pollute state waters. 3. Ecology-approved on-site chemical treatment or other suitable treatment technologies. 4. Sanitary or combined sewer discharrge with local sewer district approval,if there is no other option. 5. Use of a sedimentation bag with ouall to a ditch or swale for small volumes of l4calised dewatering. O Construction equipment operation,clamshell di: ins,concrete tremie pour,or work inside a cofferdam can create highly turbid or contaminated dewatering water. ❑ Discharging sediment-laden(muddy)water into waters of the State likely constitutes a violation Page S of 0 March,20i17 of water quality standards for turbidity.The easiest w�y to avoid discharging muddy water is through infiltration and preserving vC getatis.n. REoar! iaintain MPs ❑ Maintain and repair all temp.racy and permanent erosion and sedi noun control ll;MPs as needed to assure continued performance of their intended function In accArdancr with BWIP specifications. ❑ Remove all temporary erosion and sediment control tMPP within 30 days after achieving final site stabilization or after tempora v 8 Pa am n. longer needed.Some temporary erssi*n and sediment control St Ps are hi®-degradable and deli filed to remain in place following construction such as corn post socks, 0 Provide protection ti all Ceps installed for the permanent control of stormwater from sediment and compaction.All B MPs that are to remain in place following completion of construction shall he examined and placed in full operating conditions. Of sediment enters the AMPS during construction, it shall be removed and the facility shall be returned to the conditions specified in the constroctii n documents. ❑ Remove or stabilize trapped sediment on site. Permanently stabilize disturbed soil resulting from removal of L.MPs or vegetation. RENEW 12g Manage the Project—Projects subject to Minimum Requirements 1 9 must have a Certified Erosion and Sediment Control Lead (CESCL)for site inspections. Projects subject to Minimum Requirements 1 5 ds, not require the inspector to be certified. (3y the initiation of construction,the SWPPP must identify the C SCL or inspector, who shall be present on-site or on-call at all times. Management details starting on U 47; 0 Phase development projects to the masimom degree practicable and take into account seasonal work limits to prevent soil erosion and prevent transporting sediment from the site during construction. O lnspectisn and monitoring inspect,maintain,and repair all iivips as needed to assure continued performance of their intended function. ❑ Maintain, update,and implement the SWPPP. O Clearing and grading activities for develc•pments shall be permitted only it conducted using an approved site development plan(e.g.,subdivision approval). O From Oct 1 through Apr 30,clearing,grading,and other soil disturbing activities is permitted only it shown that the site operator will prevent silt-laden runoff from leaving the site through a combination of the following: Page 7 of 8 March,2017 1. Site conditions including existing ve etative coverage, slope,soil type, and proximity to receiving waters. 2. Limit activities and the extent of disturbed areas. 3. Proposed erg sioe and sediment control measures. Weather condimi.ns can influence the seasonal 81rn tabor;en site disturbance.The City I f Anacortes has the authority t• take enforcement action per ABC 29.76 Storrhwa er. ❑ The ffoll�twiag activities are exempt iTrct,m the seas1 nil clearing and grading lirnitatians: 2. Routine maintenance and necessary repair of erLlsion and seti.,,ent contr.tQ BMPs; 2. Routine maintenance of public ffegilities or existing utility structures that do not expose the soil,z r result in the rernov«l of the vegeta ,e cover to soil 3. Activities where there is III%infiltration of surface water runoff within the site in approved and installed eri sion and sediment control facilities. ELEMENT 13 Protect Liw is mp,,ct Development 3;ti'1PS D lff implementing any bioretendion facilities or rain gardens,see° . ``•r for require- ants. i /...) .\, Applicant Signature V. ®ate Page 3 of r a March, 2027 see INNIMMe OMB SWIM HOUSE 1111111111111110 EXIST LANDED GENTRY HOMES AND COMMUNITIES PROPOSED PERIMETER SILT HO USE FENCING(TYP)PER BMP C233 GENERAL CHECK DAM PER BMP C207: CHECK DAMS, OWNER: PLACE SILT FENCING ON AS NEEDED. 183.7 DOWN STREAM SIDE OF LANDED GENTRY EXIST STOCK PILE, PER BMP C233 •• , 504 E. FAIRHAVEN GRADEN }" BURLINGTON, WA 73133' 198.0 W ` ' 98233 sass' EXIST " 1-(360)-755-9021 INLET P,•TECTION PER 6220, <X X X X L �.n GRADE LU © a N X X, ' &X X X X X X X X x-' X Y--�X < EXIST. SD LOT LINE BMp C121'.M t NINRUCt N _ yBUILDING: BLOCK : GRAVEL FILTER TYPE x X X X - W =` < � rCONNECTION pOS PEP O Z Q A O0 a TOTAL LIVING AREA- * 36 SF NST X _ y 'T5.13'. kISY AND PROPOSED 4" SCH �R O o J 1 22� 9 MAIN FLOOR AREA SF LOWER LEVEL AREA SF -. _ �,r,.� SOtL OUA F 40 PVC DRAIN LENS GARAGE/SHOP- d3 SF �•: 10' FRONT YARD ( -� . ._.. '` •• „- r,00 oo �.. Z D z 0 GE�SH - 1,0-- - law O SITE: EXISTING O u SETBACK & U17LlTY r 1 _X � —�� LL 03 0 ( W TYPICAL STORMDRAIN EASE LINE 1 , v Cl.cc i o EASEMENT O. Q w w ZONING: /LINE TYPICA ) 12U FRONT YARD, o Q d z x GARAGE SETBAC`ICJ f - oa, _� Q I� o R2 - RESIDENTIAL LOW DINSITY PROPOSED 4"DIA, I a j - ¢ 1i SOIh STOCKPIE E g SANITARY SEWER w UtCNtNG& U Z w o _0 (9 BMp C121'MCONS1R11CTlON Z m SETBACKS: { I LOCATON' H ALL SETBACKS IN COMPLIANCE LOT LINE 1 jSTORM TIC . LOT LINE C( p O W EVENTS COED O OIL OUALt J w > z SIDEY5' COMBINED 1j• , REAR YARD MIN 30 .....,...� <:........ ,...�,.....,. _ I sco .�.� _ .}. 181.50 LFF DECK a. O. cc cc - t LANDING �; o d a m ¢ FRONT YARD MIN 10. 20' GARAGE X - LOT PROPOSED PERIMETER w Ca a D _ • CONSTRUCTION FENCE ° g ¢ r / , Ii ' ` PER BMP C103 X I_I �� = P� HEIGHT. I 8 8 POISCH it m ) MAX. ALLOWED: 35' j [ 1 g i n 1 , PROPOSED:UNDER PROPOSED 4"SCH x 78&82 t �,}, l t� PARKING: 40 PVC DRAIN LINE FS PV BULDINGASETBA�K o 2 IN GARAGE, 2 IN DRIVEWAY I j 6.7% x LOT3 w • LOT 2ii' LOT COVERAGE PROPOSED 4" DIA. PLACE CONSTRUCTION FENCING w DRIVEWAY 191.GD G 797,50 GFF SANITARY SEWER I INLET •PROTECTION PE• 220, GARAGE/SHOP W > AROUND EXISTING TREE AT DRIP BUILDING AREA: �' X I BLOCK&GRAVEL FILL,• TYPE 2° • LINE PLUS 2,275 S.F. t89.G u) - V LOT AREA: FS -6.1% m, 10,690 S.F. / U + _ .. _. .. :. . . ., PERCENT COVERAGE:: I • -° �t �w^ 2,275 10,690 = 21.39 4" CONCRETE CURB OR ° _ os . ` �� THICKENED-EDGE x '�� 8 m 137 Q Lug t�'"� g • • y ��-�� _ MAXIMUM ALLOWED: 37.5% PROPOSED PERIMETER SILT \ 190.6 �` FENCING (TYP) PER BMP C233 EXIST --LOT LINE PROPOSED 4'SCH CHECK DAM PER BMP a jigr5 I b �/ C �L) `�� IMPERVIOUS CO I/ERA GE I o C207:CHECK DAMS, s 202.0 / I GRADE 40 PVC DRAIN LINE AS NEEDED. EXIST ( x �. �� BUILDING: 1,935 SF. t1 >� I Baez' -_ +aw' GRADE dot, u - S.F. - 3as3 STEPS/WALKWAY. 60 S F I I �- g�a o 1122a• 6 FRONT PORCH: 84 S.F. ? M I LOT LINE r / ✓a o c COVERED DECK: 275 S.F. i • -� it TOTAL: AY. 1.729 S.F. " PROPOSED PERIMETER TOTAL: 4,083 S.F. ----' • 190.5 " I o CONSTRUCTION FENCE ° S1 } Ih SkitL ptf- `-`C•kf �d I/`f LOT AREA: EXIST PER BMP C103 �t7 10,690 S.F. )fie.GRADE 1.0°!0 �f o &a" � e PERCENT COVERAGE: , � I �Ictqcm - 4,083 f0,690 - 38.29 �I -— EXIST. SANITARY X I o MAXIMUM ALLOWED: 48.0% �'- SEWER LINE I ° �` / LOT 5 ABBREVIATED LEGAL DESCRIPTION: LOT 4, 48 NORTH PLAT & PUD, SECTION '\.,'`vq9 I 22, TOWNSHIP 35 NORTH, RANGE 1 ,\ ,. 7 185.6 I FS,oG EAST, W.M., CITY OF ANACORTES, JAN ": = \ asvEXIST v =�, GRADE s �1 TEMPORARY CONSTRUCTION SKAGIT COUNTY, STATE OF WASHINGTON, ,_ ExtsT;�ss • : ENTRANCE PER BMP C105 A,F, 201705020028. a CONCRETE lir ''. r,/g � SSMH } ( ' �- t%)NNECTIO,N\ CURB&GUTTER 410*WM� \ �, (SIZE TO FIT) Z i 4,0'v " s LOT LINE& . SDCB RIGHT-OF-WAY. WM Ili 0 I .0 LINE +/ ,-•::\:,/- �, �� . ° ; • EXIST GRAPHIC SCALE ���,�' -� ;_ .0a �fi ° GRADE .: . �\ N f R �Q 0 J� �Q 2d 9o�AiL • Erosion Control Notes or Residential Construction-City of ��s +� � SDCB 4,F4y, ' V Aneco tes L , �p \ ( IN FEET i Z ..., ,0-.:1-'' - ✓' , \, A. Erosion Control Best Management Practices shall be in place per Horiz. Scale: 1 Inch = /0 Feet < 4iN. 187 4 the accepted site plan prior to any construction start. r" FS B. The erosion ;ontrol shall be inspected once a day and modified .0. a, 188.3 \ to meet the surrounding conditions as needed \ EXIST \ C. The storm drain system shall be cleaned daily(Section 7 07.3). 48 NORTH °� "" GRADE \ - - - All drainage systems shall be cleaned to the acceptance of the p COWMAN ��/ .: - ' \ City of Anacortes prior to acceptance of the project. •4° \ ,,,,, :; D. Stabilized construction entrances and roads shall be installed at 2-CARRIGHT v the beginning of construction and maintained during the duration R GARAGE \ AV ° /, — I'Iof theAdditional berequired such as —- \ \ project. ona measures may 7: \ wash pads to ensure that all paved areas are kept clean. No mud dr /' �' INLET PROTECTION s allowed to enter onto City streets. EROSION CONTROL & SITE PLAN �. v PER'0220, CATCHBASIN -1\\* A / \ E. Any soils exposed that will not be disturbed for two(2)days \ during the wet season or seven (7) days in the dry season shall LOT 4 (P133662) i7 FILTERTYflE m J • I be immediately stabilized with the approved ESC methods 1410 LATITUDE CIRCLE / N N ' \ \ (seeding, mulching, plastic cover ng, etc.) // \ 00 LOT F. Two (2)weeds prior to the beginning of the wet season (October ANACORTES WA / 1 1), all disturbed areas shall be reviewed to identify which ones \ TileLl': / \ , can be seeded in preparation for the winter rains. Disturbed / \ areas shall be seeded within one (1)week of the beginning of the / ,, \ ose / V „ JOB NO. PLAT OFNORTH" wet season A sketch map of those areas to be seeded and those areas to remain uncovered shall be submitted to the Project "48 N " / ) I Manager. The Project Manager can require seeding in additional \ DESIGNED: LG // \ )•- ) areas in order to protect surface waters, adjacent properties or / \ ( I drainage facilities. DRAWN: LOT 32 �� 00 ( G. Penalties for Erosion Control violation are subject to a$300 to 8),;-- �, .; : ) $1000 fine under Chapter 17.66- Penalties for Violation. Each DATE: 01/19/2018 y SSMH ) day is considered a different violation. SHEET I 1 of 2 see IMMO 41111111111111111 111.1111111. LANDED GENTRY HOMES AND COMMUNITIES • eeee,° Ssse44 3 :e,,,..^a.P^aim: , - ^ ^ee m sesmmome: ngy,m- ;�v mee mm�w<a ee=e�e ^ ^ d^ e. e,, x er ^ ise eBS em a°ee s, e4aale �omw. w1. aia _# � mamma _1� y tsee=ems x tom.M. �i • Y�JvX��-j}-.?:]fir .�iiW ."}� `v.., �'�i ...u. . him may, .e .C' .Fi .. �..� t��r .. ` maps vy, ^`e e:^ 'e^^ 2 3 1 Why e3m^A°4av e^h. et fie+ fi • s .n • w 4 ea. =e^s H^ «c °e997° 3+t�� IsBig Ott -1 .<P '.i4. F ,i"'v+.'' .trtj•4M ' • m\^ :E' ii sir - .yq� ._ *Y.3e x i� .. none ' -szlieY sh a. 2s.: ..-�r.:.aiY "M. .'.S;L�I .'. ..ii..is..a�l�"-_ _ � ram— 3� ,. �.. rAt, , , , ,, , , „ ,--0,„ , , . . , , . ,, ) ,„, ,,,,,, . _ 40.6.1.4L , _ . ,.. . . „ „, ,,,L(„ ,:, .. ..,....„.0,;(..,14. )...0,...,c, , _ ,,,„ (c, „ . . . _0„..,,,...:„ .,....._ .,„ „ ...., . , ,„ ., . , , .., ,,. . . \„, ,, ,,, :,,,,v,-,,,, :t,„ „_ .. ,, eA ,,),,.,. eznel:ei . . , �� aa„ SITE LOCATION ��" .. -- i „,,,is ��, ' t.7 " ,. • .�9:^ ry ��i j:f. li..l.�43..E °E, s `fig W c� l. SI Ai t ie3 ; 4 .. Li �� i o Z a ANACORTES , WA cc =s 48 NORTH zse COWMAN 2—CAR GARAGE RIGHT Raw �,T EROSION CONTROL & SITE PLAN Map data ©2017 aoogle 1000 ft .- __. w �. ,,..„. LOT 4 (P133662) 1410 LATITUDE CIRCLE VICINITY MAP ANACORTES, WA LOT 4 (P133662) 1410 LATITUDE CIRCLE JOB NO: PLAT OF "48 NORTH" ANACORTES, WA DESIGNED: LG DRAWN: DATE: 09/11/2017 SHEET 2 of 2 an a, aa Lid JAN25 Ana a a CITY OF ANAC(: al LANDED GENTRY HOMES AND COMMUNITIES NOTES: 1. COORDINATE WI MECH. &ELEC. FOR LOCATIONS&SIZES OF /2-O'I/ SOLO" / FOUNDATION/SLAB BLOCKOUTS. 21-6° 2. 30x24 CRAWL SPACE ACCESS / / 24'-6" / PANEL(24x30 MIN)-PROVIDE METAL OR FIBERGLASS WELL AS NECESSARY. INSTALL /Y2%." 8'-Ilia" / 9'-2" / 9'-2" / SOLID COVER SLOPED AWAY FROM BUILDING- ` ? INSTALL 4x8 MIN. BEAM SET ON WALL PLATE jTrL TO SUPPORT WALL ABOVE (OR INSTALL P.T. 6x6 POST INTERIOR CRAWL SPACE ACCESS-VERIFY WI - BUILDER&SEE PLAN) (3 TYPICAL) I 3. 16x8 POUR-IN-PLACE FOUNDATION VENTS (OR O�NDT f O 1 NOTES : \ \ \ T DECK LINE ABOVE ; 16x6 VENTS IN FLOOR DIAPHRAGM(VERIFY WI \ �; v° v° . o d ,. e oa o'p. �\ BUILDER). NUMBER PER PLAN. i ° a D�4 a p a a w O O O e V 4. 12"WIDE THICKENED SLAB EDGE. EXTEND D ° 8"BELOW GRADE. I. INSTALL PRESSURE-TREATED 2x6 SILL (MINIMUM) WI I/2" DIAMETER x 10" I ,, 5. VENTS TO BE LOCATED WITHIN 2'-0"OF CORNERS. ANCHOR BOLT 4 3"x3"xl/4" PLATE WASHER m 4'-0" O.C. ATOP I ° ° ° FOUNDATION WALL, MINIMUM 2 BOLTS PER PIECE MIN, 12" FROM END NOTE: SEE SHT. A4.I FOR DECK OE —11'1 a TYPICAL THROUGHOUT -0 \* I FRAMING MATERIALS FLOOR JOISTS: in S' LAYOUT SHOWN HERE IS FOR 2x FRAMING. IF o O ' I I • I 4 ENGINEERED JOISTS ARE USED, MANU- 2, INSTALL 4 PVC DRAIN PIPE BELOW FOOTING 0 LOW POINT FOR Q' I ® ► I p I L° FACTURER SHALL PROVIDE AND SUBMIT POSITIVE DRAINAGE DURING CONSTRUCTION. VERIFY PLACEMENT OF 4" O JJ E� Q O ENGINEERED DESIGN TO THE BUILDING PERFORATED FOOTING DRAIN PIPE IN FREE-DRAINING GRAVEL BASE I 1 I , DEPARTMENT FOR APPROVAL PRIOR TO I FABRICATION AND INSTALLATION. 3, FOOTING SIZES CALCULATED USING ASSUMED MAXIMUM SOIL BEARING I a I u_ OF 1,500 POUNDS PER SQUARE FOOT I I . a • H FLOOR SHEATHING: \ \ \ I Lo G o Q a d^ ^L ;L o c p a o. \ ° \ t.° > 1. USE 3/4"CDX OR OSB STURDI-FLOOR T&G, 4, INSTALL R-IO RIGID INSULATION A SLAB PERIMETER (VERIFY INSULATION I a a I Iv GLUE AND NAIL W/RING SHANK 8d's AT 6" VALUE WI FLOOR PLAN NOTES ON SHT, A3,I 4 GENERAL NOTE ON SHT, All) I ° • I I '4 I O EDGES& 12"IN THE FIELD. FACE GRAIN I ° i'-10" ° I PERPENDICULAR TO SUPPORTS. „ • V /` M 2. PROVIDE SOLID BLOCKING IN THE JOIST ® 1'-4 x 8 CONCRETE MONOLITHIC FOOTING WI (2)*4 REBAR CONTINUOUS D n oV . I o CAVITY BENEATH ALL POST LOCATIONS AND BETWEEN UPPER AND LOWER STUDS ® 1'-6" x 8" CONC, FIG. WI (2)"4 REBAR CONT. , N 3 b� �!�" ., O •► •" AT FLOOR TO FLOOR HOLDOWN LOCATIONS. O » w I D Q `� J� y v © 3. PROVIDE BLOCKING BETWEEN I-JOISTS AT C 2'-4 x 9 CONC. FIG. (VERIFY WALL HGT.) W/ REBAR PER DETAIL II, o, UI W 1L file))) W INTERIOR BEARING LOCATIONS WHERE THERE SHEET A2.2 W n W 0- Np/� ovk ) IS A LOAD BEARING WALL ABOVE. } ° le 7 N I G I 1 I 4. IF ENGINEERED FLOOR JOISTS ARE'USED, `' *II, ° ' l7 N N L $ I 4 I PROVIDE TIMBERSTRAND RIMS'°"i .RE FLOOR OD 3-0 x 9 CONC. FTG, (VERIFY WALL HGT.) W/ REBAR PER DETAIL - v aLY !J `' JOISTS BEAR AT EXTERIOR WHL_S. SHEET A2,2 W a 0 „, I a I 5.CONNECTIONS: SIMPSON COMPANY OR EQ. '? Oi QV 0- w z I ° I •414 I 6. FIELD CUT ENDS, NOTCHES,AND DRILLED EO 5'-0" x 12" CONC. FTG, (VERIFY WI WALL HGT.) WI REBAR PER DETAIL I Z s O — \ HOLES OF PERSCRIPTIVE TREATED WOOD *11, SHEET A2.2 I °° I Q CO O F I a I L - , _ SHALL BE TREATED IN THE FIELD IN ACCORDANCE O I T LL 2 WITH AWPAM4. ® 6" CONC, FOUNDATION WALL WI REBAR PER R404.1.3.2 4 IRC TABLE 9 W 4 ;~ QWFOUNDATION NOTES: 404,1,2(1) - 404,1,2(8) �V I N Q u z ® aJ QW Q d THESE DETAILS REFLECT \ { — — Si% • N i I I A GENERAL HIGHER STANDARD THAN THAT ® 6" CONC. FOUNDATION WALL (4'-0 MAIX. WALL HGT,) WI REBAR PER I _ Q DETAIL *12, SHEET A2.2 L a O tu W LL ALLOWED BY THE IRC. THESE DETAILS O 1 F p w 11- 4 INDICATE THE FOUNDATION AND REIN- r I Wj FORCEMENT REQUIREMENTS FOR THIS ® 6" CONC, FOUNDATION WALL (4'-0" - 6'-0" MAIX. WALL HGT.) WI REBAR O n O R N } PROJECT. THE CONTRACTOR MAY NOT PER DETAIL *12, SHEET 42,2 m - 0Ci ; N USE THE IRC MINIMUMS WITHOUT WRITTEN F * O PERMISSION OF THE DESIGNER. ® 8" CONC. FOUNDATION WALL (S'-0" TO 10'-0" MAX, WALL HGT.) W/ REBAR I ` 1 ° I m z 0- L. Z a PER DETAIL *12, SHEET A2.2 I . ® ° Z IT FASTENERS: O I _ a el tO It- N 0 I I METAL ELEMENTS INCLUDING, O 1'-4" x I'-4" x 8" CONC, PAD FTG, WI SIMPSON CBSQ66-SDS2 (OR EQUAL) I 0_ Q a CONNECTORS, MUST USE HOT-DIPPED ° 19'-0" 9'-0" I th I- 0 GALVANIZED METAL WHEN IN CONTACT W/ (2)*4 REBAR EACH WAY (USE HOT DIPPED GALVANIZED POST O / W O W CONNECTORS, OR EQ.) i • I /' ° co Q u. „ WITH ACZA PRESSURE TREATED MATERIALS. a ° W �1 [R319.3]-SEE 37/SPI ti W ® I a V Q 4" CONC, SLAB WI NICON FIBER OR FIBERMESH THROUGHOUT (VERIFY o I r 1 I O W/ BUILDER) = a I -___\ • � \ _ I47 I N c • -p 01 0 4" CONC, SLAB W/ NICON FIBER OR FIBERMESH THROUGHOUT (VERIFY 7 I , `, , I W/ BUILDER) SLOPE 1/8" PLF MINIMUM TOWARD GARAGE DOOR I a I I L. 4 I r O I ° I I ON 4" CONC. SLAB/STEPS (VERIFY FINISH W/ BUILDER) WI NICON FIBER OR ° iD c I w FIBERMESH THROUGHOUT (VERIFY WI BUILDER) I I r' rNI I I I CY W ,' I I OP OPTIONAL (VERIFY W/ BUILDER): STUB 12" LONG "4 REBAR 4" INTO CONC. \ \ i SLAB FROM FOUNDATION WALL m 24" O.C. TYPICAL. THICKEN SLAB EDGE ° r _ _ _ _ a O (IF NECESSARY) I O _I- - I - N. O Q 4 1 ® ® O ® I O POUR SLAB THROUGH DOOR OPENINGS TYPICAL a Io - -Iin I I I C - J , - \ \ \ _ I -I— I f OR THICKEN SLAB TO 6" AT GARAGE DOOR OPENING 4 INSTALL "4 REBAR Q ' I \ e o 7 0 I— I CONTINUOUS \ - \ Q \ J I \ j \ \ I �0 0. © I B 6� I ID 71- I `r O • \ — + L Q + \ \ - \ L = ,\ ` a da CONC. STEPS TO GRADE Spa'; / 8'-5la" / /8sa" LOWMAN / 19'-O%a" / 9'-II" / 21'-Olt" / / I1'-21t" / 2'-516" / 2'-10Ia" / 16'-3" / 2'-1016" / 20' 8'-O" / 22'-°" FOUNDATION PLAN / 5d-on COASTAL 1 & 2 FOUNDATION FLAN JOB NO: LOWMAN SCALE: 1/4" = 1'-0" DESIGNED: LG DRAWN: JR NOTE: SEE "S SHEETS" FOR ENGINEER'S BUILDER TO VERIFY ALL DIMENSIONS, CONSTRUCTION TO DATE: 5/11/2017 NOTES AND DETAIL FOR SHEAR WALLS, COMPLY WITH THE 2015 INTERNATIONAL RESIDENTIAL CODE, SHEET BEAMS, HEADERS, JACK 4 KING STUD 2015 UNIFORM PLUMBING CODE, 2015 WASHINGTON STATE ENERGY /\-2 . 1 CALLOUTS AND HOLD-DOWNS CODE 4 ALL APPLICABLE LOCAL, STATE 4 FEDERAL CODES, WA wee -QP-5-- o r• 1/2" G.W.B i R-21 INSULATION i�� 2"x6" STUDS @ 16"O.C. LANDED 2"x6"TREATED PLATE L A N D E D GENTRY I R-21 INSULATION \z ILO � BLOCK OUT GARAGE SLAB TO HOMES AND COMMUNITIES 5/8"TYPE X G.W.B. r a I I I-I H1 I I-1 11= BACK OF FNDN WALL @ SIDES REVISIONS $Y: a ., — I' FULL WIDTH OF GAR. DR. R.O. SO 2"x6" STUDS @ 16"O.C. III-III-III- -- 11 1/2"GWB I — I I—III-1 DRIVEWAY SLAB CAN RUN INTO 1 - 3 - 11 JR 5/8"X10"ANCHOR BOLTS, EMBEDED 7" INTO �I 2"x4" STUDS 16"o.c. _ � SPACE R-21 BATT CONCRETE,AT 4'-0"o/c,AND SET BETWEEN 3 �' 2"x6"TREATED PLATE I —III �� 1/2"AND 12" FROM BOARD ENDS WITH 3"X 3"X 1' AIR SPACE — •• •° .'I I IE =1 2X6 STUD WALL ►C ��' 4" CONCRETE SLAB • _ _ I' SLOPE GARAGE SLAB P.T. 2X6 SILL CONT. 1/4"THICK WASHERS. MIN. (2)A.B'S PER y' III 1 #4 BAR IN THE UPPER 12" OF WALL ' —_ I' CONTINUOUS FOR POSITIVE ' 4"CONCRETE SLAB ON 2" BOARD[R403.1.6.1] I I DRAINAGE AWAY FROM 4 0/ GRAVEL BED !4, 6 MIL VISQUEEN NOTE: OR USE P.T. „ ° III 2x6 STUDS @ 16" O.C. FINISHED GRADE IINS W/ NO AIR SPACE I I i SLOPE JSTRUCTURE R-10 INSULATION (2') `3 ° e 114 liSiltaggil Z\ •G 2"x4" TREATED PLAT • 0° ° ° o °°° . o . o ° . . o POWERED NAILED g " ° ° i— III—III —I ;� °1°�"�°a°o°I ° o°o °�°i° , . 24" . — — _ _ FINAL GRADE .�� #4 BAR 18" O.C. HORIZ. COMPACTED Flit-�I 1 I — I In' 1 \ 1-#4 BAR IN THE UPPER 12' OF WALL ► _ _ _ _ 4"MIN. PERF. PIPE - • ' n. •- - ;,✓.; Aw,_, (TYPICAL) I I 1 — — — _ 5/8"X 10"ANC OR BOLT PICI III—III—III—I � Z i � H W/PERVIOUS �, \ ° 11 u #4 BAR HOOKED 48"c.c. .�s - + �— J j I— g — SEE DETAIL 1 •z•' N COMPACTED SAND/GRAVEL \ "'' ' -. Z��11►� (TYPICAL) ff, , ,� o •°Q BACKFILL eIttled _ _ • • • • �� o d MATERIALCOMPACTED TO 95/o ® = III a° e• �� • - ` r. FILL TO BE GRANULAR MATERIAL d d� e o i • • �sI-i*I d •ia - r 1-#4 BAR HORIZ. (TYPICAL) . d . •°.,� COMPACTED TO95% ap YV #4 BAR 18"o.c. HORZ. (TYPICAL) �''��� a'a•'a'�'� n R-10 INSULATION 6"MIN. SEE DETAIL 1 FOR COMPACTED SAND/GRAVEL / / 4" MIN. PERF. PIPE FOUNDATION CALL-OUTS NOTE: DETAIL IS DRAWN FOUNDATION CALL-OUTS BARS HORZ. (TYPICAL) / 18 / W/PERVIOUS AT HIGH POINT OF THE 1-#4 16" SLAB BACKFILL cA DETAIL AT BASEMENT FLOOR (i ) DETAIL @ BASEMENT 7 GARAGE O . H . DOOR GARAGE WALL SCALE: 3/4" = 1'-0" 3/4" = 1'-0" \3 3/4" = 1'-0" 4 3/4" = 1'-0" 3/4"T&G SHEATHING GLUE SHEATHING 1/2"OR 7/16" &NAIL TO SUPPORT MEMBERS SIDING SEE ELEVATIONS 1/z"GWB GALVANIZED FLASHING �I P.T.6X6 HF P.T.2X10 LEDGER w/SIMPSON I 2X6 SILL (2)SDS 1/4"X3"HDG @ 12"O.C. C866(HOT DIPPED 4" CONC. SLAB W/ w/1/8" PILOT HOLE MAX. CONT. RIM GALVANIZED OR EQ.) (2)#4 BARS AS SHOWN I SIMPSON HANGER TYPICAL(HOT �I j� P.T.2X6 MUD SILL 12"0 SONO TUBE 1/2"x4"TITAN HD 2 1/2" MN. COMPACTED FILL krona DIPPED GALVANIZED OR EQ.) I it @ 5'-0"O.C. VAPOR BARRIER � �III`'1� f"""aysysya i III I�.�r� HOLDOWN ORi SIMILAR II,I,I,I,IIIlI i � TENSIONDEVICEPERi ,����,�s l L II IRC 507.2.4 ., L 1/2" EXPANSION BOARD . . . , 2X10 P.T.JOISTS @16 OC �C'J GRADE o • . . ATTACH LEDGER TO END T c ; : ''' ' W/1/2" DIA. LAG SCREWS @ 23" D (SEE GRADE NOTE BELOW) F w �I� ) SLOPE °., JI GRADE W O.C. (2 ROWS STAGGERED)& a • °• . 4 `^ 1/2" (MAX.)SHTG SEE R507.2 > a ; . &TABLES)R507.2&R507.2.1 & _ WIENSTIMIK �•, 2#4 BAR CONT. -I IIII FIGURES R507.2.1(1)&R507.2.1(2) /—I 1 OD ih NOTE: - ' ?' •inall FOOTING TO REST • =�c$ INA 6" I'-0" 6" FOO FOOTING "THICK ON SOLID BEARING SOI J.1111.:' €•. SEE DETAIL 1 FOR 2-0" w/(2)#4's EACH WAY • :. FOUNDATION CALL-OUTS DETAIL AT INTERIOR FOOTING `� RESIDENCE / DECK 7GARAGE RESIDENCE DETAIL • , „ 5 "" °f 6 3/4" = 1 0 �� 3/4" = 1'-0" PERPENDICULAR JOISTS ® COLUMN 3/4" = 1'-0" SCALE: 3/4" = 1'-0" IF FLR. SHEATHING CONNECTED ; .z,« _ ,^_ ' AI DIRECTLY TO P.T. 2x PLT. INSTALL NO SURCHARGE OR WHEEL NAILS OR SCREWS @ 2" O.C. SIMPSON A35 FLOOR SHEATHING IIIII STAGGERED @ 48"O.C. NO FLOOR FOR "E" / LOADS WITHIN 5' 0" NO SURCHARGE OR WHEEL 2x F.J. (PARALLEL AT LEAST 12" LOADS WITHIN 5 0 "E" / ) �- 2 X TREADS 'III 10°MIN TO FDN. PER FLR. 3/4"PLYWOOD RISERS FRAMING PLAN II !il III WITH (2) 16d RING-SHANK \ Vo •.l 5 DEGREE MAX. SLOPE WHERE FLOOR JOISTS ARE -� _�J� �_ NAILS AT EACH STAIR 6" MIN. PERPENDICULAR INSTALL 2x FLOOR JOIST \ o . o A35 EACH JOIST TYPICAL 7 ( *111....- WITH (YWO RINGERS ii1 STRINGER oe o09111-111-111:111-1(1-111 PERPENDICULAR Ill 0 WHEN "A" EXCEEDS 4'-0"; TO FDN.) PER FLR. SHANK NAILS @EACH � f c= 2500 psi i1 p ° C( o \ FRAMING PLAN �� �c STAIR STRINGER fy = 60 ksi, grade 60 Oo MIRA DRAIN 2,000 OR WHERE F.J. ARE PARALLEL WOOD BEAM "W" > D ••out WASHED GRAVEL (OR SIM.) INSTALL ML26 W/ SDS 1/4x1 1/2 III 2 X TREADS II MIN. SOIL BEARING °° ' es, " ' i jfl!"2"x12"STRINGERi ° L0o o 2" CLR. + �� , III ' III III . A .D . Igo SEE FOUNDATION NOTE#1 \ liII ' II II 1111 IIp III SUPPORTERS 2OSTIES STICK „X, �° • . 000 \ ��g WHERE F.J. PARALLEL TO `L "A" FRAMED RESIDENTIAL p • 0Q.a 6" MIN. ° C FDN. INSTALL 2x BLOCKING 2 X STRINGERS f FLOORS + ROOF W/ a° o 0 III 25 PSF SNOW MAX. ° p00 B„ / -) -) —111�]II C) A , • (MATCH JST. DEPTH) FIRST 3-16d NAILS �� 081, L 32" & SCREW OR NAIL SHTH'GIII �s SIMPSON H5'S AT 32" a , • p0 (800, ° "F" INTO BLKG. @ 3" O.C. TYPICAL NOTE: SEE FLOOR PLAN FOR RISER HEIGHT 7 3/4"MAX. ?CIS) IF STUB BARS, MIN. p p F AND TREAD WIDTH 10"MIN. LENGTH (TYPICAL). 2"x4" 16"o.C. STUDS O.C.,STUD TO STRINGER 4" (MIN.) CONC. 4 pc, o�a . (SEE COLUMN "G" IN BRACED , ( ) 'A L LAP SPLICE = 24" g e NOSING PROJECTION SHALL NOT BE LESS , SLAB 12'-0"WIDE (MIN.) D- p •000 oo0i,° .°L RETAINING WALL SPECS. THAN 3/4"&NOT MORE THAN 1 1/4" oe e 4 cp`.14054 4" DIA. PERF. CONC. FDN. DAMP-PROOFING o�'� D FOR O.C. SPACING OF BLKG.) 4 . 4 4 4 ' 4 e,,° 54 TO BE WATERPROOFED, FDN. o0ae "4 ) • ;- o DRAIN LINE o , STAIR DETAIL STAIR DETAIL \ t ° . 46,s . 4'g° . 4'9° L1'9e 4•4, . ,o Oo 0 00a,o�� WALLS THAT RETAIN EARTH & 0n00 !'A 4'° .44'A •44'° .4e4 ° .44`° " 7'A •`0�006 I`d ENCLOSE INTERIOR SPACES 3 'o' D . C N.T.S. N.T.S. U g Q -'+p00 AND FLOORS BELOW GRADE 0 a° ° D D . 4 A . o D . 4 D . .• D .•o D . DV 0`� O�) 4 T 0°•4 0 4 • 4 a 4 • 6, _ 000 Ili cj SHALL BE DAMPPROOFED ooQ, ° l M1 ° 4'° 4 ° 4'° 4 ° 41° 4'° �0�000 000 FROM THE TOP OF THE FTG. Oo0',- p , NOTE: \ IU=111=III=I((=Ill=111=111=III=111= =111 TO THE FINISHED GRADE o�oe °' 4 DO NOT BACKFILL FOUNDATION „Z" o°p' ° ' L UNTIL FLOOR DIAPHRAGM IS MIRAAS DRAIN 2,000V OR —,g�0 a ,; CONNECTED TO WALL Y WASHED GRAVEL (OR SIM.) Op e 4 "C" "A" g6o."° ` BRACED RETAINING WALL. SPECIFICATIONS LOWMAN TOE / /HEE'_ 00 P D f!c = 2500 psi D0p ae ° 4 - fy= 60 ksi, grade 60 o� ,° r / A B C D E F G W X Y Z CANTILEVERED RETAINING WALL DETAIL MIN. SOIL BEARING EQUAL 0 ID . W RETAINED WALL FTG. FTG. WALL MASA BLOCK VERTICAL HORIZONTAL FOOTING FOOTING SCALE: 3/4" = 1'-0" = 1,500 PSF o0 Op HEIGHT POSITION WIDTH HGT. THICKNESS SPACING SPACING REBAR REBAR TRANSVERSE CONTINUOUS o+, C° • MAX. NO. OF STORIES oc°• 14 "X" NOT SUPPORTED = 2 STICK Ooo o a I 0'-4' 10" 28" 9" 6" 72" REQ'D #4 @ 24" #4 @ 24" #4 @ 24" (3)#4 FOUNDATION DETAILS CANTILEVER RETAINING WALL SPECIFICATIONS k FRAME RESIDENTIAL 0 0SIF STUB BARS MINIMUM FLOORS + ROOF W/ 00�c °�- LAP SPLICE = 24" 4'-6' 12" 34" 9" 6" 72" 72" #4 @ 18" #4 @ 18" #4 @ 18" (3)#4 A B C D E W X Y Z 25 PSF SNOW MAX. O ° . G po oe • 4 „B" / o"uC 4„ (MIN.)CONC. 6'-8' 12" 42" 10" 8" 42" 46" #4 @ 18" #4 @ 18" #4 @ 18" (4)#4 RETAINED WALL FTG. FTG. WALL VERTICAL HORIZONTAL FOOTING FOOTING 0po a .i- ' SLAB 12'-0" WIDE (MIN.) JOB NO: LOWMAN HEIGHT POSITION WIDTH HGT. THICKNESS REBAR REBAR TRANSVERSE CONTINUOUS •' 4 21" 12" 8" 26" @ 3 #5@18" #5@ 13" 0�j, i%9 t ° ,. "L - DESIGNED. 8'- 10' 60" 29" #5 1 6 5 0,_4, 10" 28" 9" 6" #4 @ 24„ #4 @ 24" #4 @ 24" (3) \ o �,+o-1 b�+00 ° . De'a, 4'N. 0 . 4/, .4 4'° . 4 4'° .4 4'° LG $110C) 0- v° .44m 44'° .44'° .Voi < DRAWN: JR 4'-6' 12" 36" 9" 6" #4 @ 18" #4 @ 18" #4 @ 18" (3)#4 "D" %iL 00u0 a• 0 �o $" A 'o A „ Z DATE: 4/21/2017 6'-8' 9" 45" 12" 8" #5@18" #4@18" #5@18" (4)#5 \ M� ;,= �°on% 'o ^40�� i BRACED RETAINING WALL DETAIL SHEET —III—)II=III=III= I=III 12 8'- 10' 12" 60" 12" 8" #6 @ 12" #4 @ 18" 1 #5 @ 12" (6)#5 4" FREE-- RDRF.A A INING NIPS or IN FR / SCALE: 3/4" = 1'-0" A 2 ■ 2 GRAVEL BASE "C" Ial HEEL / / TOE WA 1 see IMMINIII MINIIIIIIMMI GENERAL NOTES : 1101111 _ ...... I, ALL DIMENSIONS ARE TO FACE OF STUD WALL UNLESS NOTED OTHERWISE. 21. TO COMPLY WI 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 OPTIONS HAVE BE SELECTED FROM TABLE 406,2: LANDED GENTRY 2. FRAME MAIN FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS • 16" O.C. OPT. la (.5 CREDITS): EFFICIENT BUILDING ENVELOPE, SEE NOTE *15 HOMES AND COMMUNITIES TYPICAL. FRAME LOWER FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS FOR INSULATION VALUES, 0 16" 0.C, TYPICAL OPT. 3a MO CREDITS): HIGH EFFICIENCY HVAC EQUIPMENT, USE GAS FIRED FURNACE W/ MN. AFUE OF 94%, USE CHAMPION GAS FURNACE REVISIONS BY: 3. FRAME MAIN FLOOR INTERIOR WALLS WI 104 5/8" 2x4 STUDS 0 16" O.C. W/ (OR EQ, - VERIFY WI BLDR.) W/ 95.5% AFUE, 54'-0" 1 - 3 - 11 JR I/2" GYPSUM WALLBOARD BOTH SIDES TYPICAL. FRAME LOWER FLOOR OPT. 5a (.5 CREDITS): EFFICIENT WATER HEATING. ALL SHOWER HEADS 4 / / INTERIOR WALLS W/ 104 5/8" 2x4 STUDS 0 16" 0.C, W/ I/2" GWS BOTH SIDES KITCHEN SINK FAUCETS SHALL BE RATED AT 1.15 GPM OR LESS, ALL OTHER / 211-6" / 241-6" /2'-0"/ I - 19 - IS JR TYPICAL UNLESS NOTED OTHERWISE, LAVATORY FAUCETS SHALL BE RATED e 1.0 GPM OR LESS, OPT. 5c (1.5 CREDITS): EFFICIENT WATER HEATING, WATER HEATING SYSTEM / 121-1" / 3'-3" / ill-S,' / 2'-IO" / IO'-5%a" / II'-21a" / 4, FRAME GARAGE WALLS WI 2x6 STUDS e 16" O.C. (VERIFY HEIGHT OF SHALL INCLUDE GAS WATER HEATER WI A MIN, EF OF 0.91, USE NAVEN 1 1'-O 5'-1 5-Il 5'-9 5'- h 2 5'-3 WALL ON-SITE PER AS-BUILT FOUNDATION) NPE-ISOA (OR EQ. - VERIFY WI BLDR.). UNIFORM ENERGY FACTOR OF .96, / / / / / / / / / RECOVERY EFFICIENCY OF 99%. 9 " / '-2" 9'-2" 9'-2 / 5, PLUMBING WALLS TO BE FRAMED W/ 2x6 STUDS e 16" 0,C. SEE PLANS 1 lePw A FOR LOCATIONS (VERIFY JOIST PLACEMENT BOVE AND BELOW FOR EE 5050 XO *14) w CSI6x24" (S NOTE CLEARANCE) \ \ ?a g[ pq \ o [I \ \ 6. ANGLED WALLS TO BE 45 DEGREES TYPICAL UNLESS NOTED OTHERWISE 6x8 DF-L*2 6x8 OF-L*2 6xS DF-L*2 I 5,5' 4xS DF-L*2 4 P.T. 6x6 POST 04 - a ni 1, DIMENSIONAL LUMBER TO BE HEM-FIR*2 TYPICAL UNLESS NOTED OTHERWISE (3 TYPICAL) I `? in J1 S, UNLESS NOTED OTHERWISE, USE 4x5 HEADER IN 2x6 EXTERIOR WALLS ABOVE = p co ' DOORS e WINDOWS W/ R-10 (MIN.) INSULATION. BEAMS AND HORS. TO HAVE O PECK � I h co 1 1/2" MINIMUM BEARING TYPICAL U.N.O. BEAMS SHOWN ARE MINIMUM REQUIRED 21'-6"'x 10'-O" z w I N 0. ' v O OR BETTER, SIZE 4 GRADE MAY SE INCREASED PER BUILDER'S DISCRETION. -t I U41 BEDROOM *3 BEDROOM *2 u x w 0 NI O r� 10-5 x11 -6 10-5 x12-1 poOO \ _ a 9. VERIFY PLACEMENT OF 4x6 POST IN STUD WALL BELOW ENDS OF GIRDER 1 O 0 O - ? i V w W iA TRUSS ABOVE WI ROOF FRAMING PLAN ON SHEET A4,2 404E XO NS [ t — 10. PROVIDE 2x6 SACKING IN ALL 'BATHROOM WALLS FOR TOWEL BARS, 4x8 DF-L*2 w 4x10 L*2 , , „ „ -_ m \ \ :I D II Jt \ \ T ro 3-lh 11 TOILET PAPER DISPENSERS, MEDICINE CABINETS, ETC, BETWEEN STUDS. 1 = 6080 FRENCH �\/� r, / / „ x IL/�I _ OIO PANTRY / 3'-8 3-101t -/ 3 COORDINATE W/ BUILDER/OWNER FOR LOCATIONS r DOOR = 3 w DW 1 c' \ Z v - Il, INSTALL I/2" HIGH-DENSITY GYPSUM WALLBOARD AT GARAGE/HOUSE \ MECH. VOID 12" S PASS 'i WALL AND GARAGE BEARING WALLS, 4 5/S" TYPE-X GLUES A GARAGE %-(s) p v )' 3 4'-2h" 1'-S" 7 -C \ N r CLOSET a" CEILING W/ SCREWS 9 6" O,C IN FIELD AND o EDGES (TYPICAL) p VAULTED p a In 3 O KITCHEN w ' 21 8 SHELF 4 ROD _� IV p m VAULTED \ 12. INSTALL 20-MINUTE RATED DOOR ASSEMBLY W/SELF-CLOSING HARDWARE _ ED 0 7 13'-0 x 12' 4 DINING m\ Q O Q • 14'-2" x I I'-10" p a -1 / ry i SHELF 4 ROD 13, REQUIRED STAIR RAILINGS TO COMPLY WITH IRC SECTION 312. DECK In IY O (Y I I IK RAILINGS TO COMPLY IF DECK IS 30" OR MORE ABOVE FINISH GRADE ' (VERIFY ON-SITE), n I ISLAND W/ \ "` r °� Z WALK-IN CLOSET z FLUSH BAR °1 `�J -11 I pp 6' 2 ° 8' 8" 0 O 14, EGRESS WINDOW DIMENSIONS, CLEAR OPENING AND SILL HEIGHT TO p / / ICOMPLY WI IRC SECTION 310,1 (VERIFY W/ WINDOW SUPPLIER AND/OR U m (K / y I'-1" 13'-9�i" x MANUFACTURER) bco BATHI 34 1/2" HIGH 2x4 `� 2I CJ _ _ _ _ 15, COMPLIANCE DATA FOR THE 2015 WASHINGTON S TE-EAfilla r CODE JR(- STUD WAL -IIL BELOW N I ��� I SH, 4 R. CHAPTER I1 IS AS FOLLOWS: I. I "lot \ \ rfl I SLAB PERIMETER: R-IO (IF APPLICAB E) (h"A Q'" 4 O 3'-lug" 3' 9 / 6'-1" / \ 14'-2" 2' 8" 3' 4" W/ SHOWER) • FLOOR: R-38 Q' C I f 1 / Tr WALLS: R-21 (R-10 MIN, e HEA Y r T 2'-1It" 19'-S�" / 4'-4" / 3'-10" / O c o = x J� 3 1?_ m m / 2'-a O INT, BSMT, WALLS: R-21 (IF APPLICABLE) 0 O .�! X : CEILING RIDGE - d1 V c1 \ \ FLAT CEILING: R-49 (R-38 IF INSUL, DEPTH IS MAINTAINED TO _ rcn /v OUTSIDE FACE OF EXT. WALL) 'n 1- \ u in ry VAULTED CEILING: R-38volip rkt O \ _ �_ •• IY n\ 2xe I MASTER ,� N DOORS: U=.200 MAX, (ONE DOOR UP TO 24 S.F. EXEMPT) R ' ' �0 - co H BATH p O \ R = 3'-5ui° 2'-S" 3'-II" 6'-5" .& O tl- WINDOWS: U=,280 MAX, In GLAZING: 463,0 S.F. 19.3% OF FLOOR AREA m N A D I " / _ / SKYLIGHTS: U=,500 MAX, r-.. \ \ -> > 9 0 mp\— , c 'cp wca Qj C1 " ti / - ,: FURNACE TYPE: NATURAL GAS FORCED AIR (VERIFY WI BUILDER) U H Q VAULTED Ul w i11 S4 VANITY 7n REFER TO 2015 WSEC CHAPTER 4 4 IRC CHAPTER II FOR VERIFICATION _ Q Q LIVING ROOM w — LAUND. p I �0 5' O ISSPA ;ll OF THESE VALUES z 21'-I" x 20' 5" Q li _ _ _ _ � �_ V.T.O. re 7 W 16, MINIMUM REQUIREMENT FOR ATTIC VENTILATION IS AS FOLLOWS N 1- 42" HIGH WALL s \ \ (CALCULATED ) 1/300th OF ATTIC AREA): \ \ 4 4 = VAULTED (4MIN, REQ'D: 1,184.50 SQ. IN. I ENTRY / W/ HDWD CAP U 6'-lOu2" 3'-4" 1'-5" 4'-4i2" all ACTUAL PROVIDED: CI: 1,452.68 SQ. IN,: C2: 1,432,08 SQ, IN, \p inO AN ` 3 a m VENTED BLKG,: Cl: 480,68 SQ, IN, (51 & 9.425 SQ, IN. EACH) in O p� C2: 556.06 SQ. IN, (59 9 9.425 SQ, IN. EACH) X ill 4x8 cn HALF WALL W/ 3 \ RIDGE VENT: CI: 912,00 SQ, IN. (81 L/F • 12 SQ. IN. PLF) \ O p DF-L*2 HDWD, CAP Q I C2: 516,00 SQ. IN. (13 L/F a 12 5Q, IN. PLF) (1 ,O5{0 1050 MASTER BEDROOM c°c® o r+ m 11. SEE ELECTRICAL PLAN ON SHEET ELl 4 FOR LOCATION 4 SIZE OF EXHAUST rt= S/L (TEMP.) S/L Si 21'-I" x 12'-0" JI c'' \ ' FANS. LOCATIONS AND SIZES REQUIRED TO COMPLY W/ THE STATE OF v 7n O (TEMP.) m p � WASHINGTON VENTILATION 4 AIR QUALITY CODE 4 IRC M1501.4 ARE AS #1=1 (Ni 4xIO DF-L*2 = '- `4- E, * * v O 4x6 DF-L*2 (MIN.) 3131111 9 n p,5' 4x8 DF-L 2 6080 FRENCH DOOR 4x8 DF-L 2 2.6' k ( V.) _ _ x \ FOLLOWS: uR h _ , I IN_ II ❑ I — _ BELOW GIRDER Y KITCHEN: 100 CFM RANGE HOOD \ \ \ * © FRAMED TRUSS ABOVE (TYP.) 1 5060 XO A 4x10 • -L 2 5060 XO LAUNDRY: 50 CFM SO CFM RECOMMENDED) Q' (TEMP.) (TEMP.) WALL ASV. c0KI BATHROOMS: 50 CFM (SO CFM RECOMMENDED) Q Q CS162 PW CSI6 PORCH N9 ' m NOTE: ALL FANS ON 20-MINUTE TIMER TYPICAL. ELECTRICIAN TO 4" CONC. S •$ 2,2' 4x6 DF L*2 4x6 DF-L*2 2,2' in 4x6 (MIN.) VERIFY INSTALLATION OF GFCI OUTLETS IN ALL WET AREAS. VERIFY \ + 2660 2660 , , \ TYPES 4 LOCATIONS OF ALL ELECTRICAL FIXTURES W/ OWNER AND/OR -9 BEAM PORCH DE K I R•ILING i1 BUILDER 20'_0" x 5' 0" SBEAM ASV, PE- B O BLDR, IC- 4x6 DP-L*2 PIC. 0 O\ \ \ Alr 18. INSULATE ALL ACCESS DOORS/HATCHES TO CRAWLSPACES/ATTICS ;2_,‘ CSI6 8060 XOX (SEE NOTE *14) CSI6 TO THE EQUIVALENT RATING OF THE INSULATED FLOOR, WALL OR P.T. 6x6 POST WRAPPED L A W w Qw CEILING THROUGH WHICH THEY PENETRATE TEMP, GLASS IN META_ FRAME RAILING PER BLDR, PER BLDR. W/ 16" x 16" STEPS TOArk NS 2 P 19, MOUNT HWTMASTIC-APPLIED STONE ON PLATFORM IS" ABOVE GARAGE SLAB PER IRC SECTION GRADE 4x6 (MIN. M1301.3. STRAP HWT TO WALL PER IRC SECTION MI301.2, PROVIDE COLUMN BELOW (2 TYP,) -OF-L*2 P•RCH OVERFLOW PAN 4 PIPING PER IRO CHAPTER 28. INSTALL T 4 P VALVE EAM AB , 4 PIPE TO EXTERIOR TERMINATION, INSTALL A VACUUM RELIEF DEVICE PER MFR. SPECS. TO HWT PER UPC 504,E / 21'-6u�" / 8'-11" 21' F,Sg" LOWMAN 20. WHOLE-HOUSE VENTILATION PER NOTE *21. WHOLE-HOUSE FAN LOCATED IN /2'-0"/ 20'-0" / / 3'-6" 9h'/ 5'-8 5' Sup" )'-9y4" 3' 6" LAUNDRY ROOM (VERIFY W/ BUILDER) / 5'-O�" / S'-II " / v-Ili / 5'-O'h" / 4'-0" / 4' O" / 5'-3�" / II'-5" / 5'-3W 21, DISAPPEARING STAIRS OR ATTIC ACCESS PANEL COVERED W/ 5/8" / 22'_0" / 8' O" / 22'-0" 21-0" MAIN FLOOR PLAN GUMS AND PROVIDED WI WEATHER STRIPPING GASKET / 54'-O 22. FIREPLACE TO BE SUPPLIED WITH OUTSIDE COMBUSTION AIR DUCT AT COASTAL 1 & 2 LEAST 6 SQ. IN. AND PROVIDE READILY OPERABLE DAMPER. INSTALL GAS FIREPLACE W/ CLEARANCES AND COMBUSTION AIR PER MAIN FLOOR FLAN MANUFACTURERS RECOMMENDATIONS AND PER CODE 23. 12 - 16" FIBERGLASS FACED awe BACKER AT TUS/SHOWER SURROUND SCALE: I/4" = 1'-0" 2,109 SQ, FT. JOB NO: LOWMAN DESIGNED: LG 24, PROVIDE MINIMUM OF 22" x 30" ATTIC ACCESS W/ MINIMUM OF 30" HEAD TOTAL: 2,936 SQ, FT, DRAWN: JR CLEARANCE. USE PLYWOOD DAMS TO CONTROL CEILING INSULATION REQUIRED GARAGE: 145 SQ. FT, DATE: 5/25/2017 SHOP: 231 SQ, FT, 25, PROVIDE PARTICLE BOARD UNDERLAYMENT AT VINYL. COORDINATE FRONT PORCH: 84 SQ. FT, SHEET NOTE: SEE "S SHEETS" FOR ENGINEER'S THICKNESS W/ OTHER FLOOR FINISHES TO PROVIDE SMOOTH AND BACK PATIO: 215 SQ, FT, NOTES AND DETAIL FOR SHEAR WALLS, LEVEL TRANSITIONS BEAMS, HEADERS, JACK 4 KING STUD A- 3 . 1 CALLOUTS AND HOLD-DOWNS 26. USE PRIMER/SEALER ON GWS BEFORE AND AFTER TEXTURING WA s il iii 4 • il al LANDED GENTRY HOMES AND COMMUNITIES 25'-6" 241-6" / / / DECK LINE ABOVE (SEE FDN, PLAN) \ \ o o p o= o o• . \ \ \ a p^a . a D4 . . a • Da . a • Da I ° 0 ti C. o ° • a •. e o, O I . SHOP ;- p I O 23'-2" x 10'-0" 4 L. 1 °° , o 1 11.1 & 2-1116 / in I 1 c° ' ° \ \ — G 4 0 GAS -in, v N RAN, D PER IRS I 13O5. — - — —5x18 OR 6,15x16,5 GLB • a - , \ P.T, bx6 POST BEL W BE AM - 1 ® END, OR POCKET BM, INTO - I I '�' CONC. WALL (VERIFY W/ BLDR) I v I FAMILY/MEDIA ROOM 9m' CONNECTORS TO BE I-10T o I 1 26'-1O" x 13'-11" DIPPED GALVANIZED OR EQ. I PLATFORM IS" ABOVE _ I - SLAB (SEE NOTE *19 I t SHEET A3,I) 0 1 I N , r' '-., ` v SEE NOTE *12 - tin Q e ^ BEARING WALLNt t m SHEET A3,1 Q 1 011 in r t I \ 9 IQ e " \ / \ . .. 4x8 F-L*2 • _ U 1 �' C w I at MI I / _ 1lJ W I Z . $ 1 1'-Ixz" 3'-4 " 2'-1" 3'-4" 9'-II" 4' 8" III" GARAGE @ N �\ O WI / / / p / 21'-I" x 33'-10" C' 0 IIke %lir fK ° m >1 4xEkDF-L*2 14x8 DF-L*2 ry u� m IQNt [QI 1 SHE O a cv ql m i - �' LF 6 ROD STOR, I --1 ZI �� Q ;, co �, CLOSET — — — - 5x18 OR 6,75x16.5 GLIB I L - \ IW It �-•9 't a� Y v' I N N n ENTRY 0, q O u _ BEDROOM *4 v m I > 13'-1" x 13'-2" a, - di a r v U 44 -Q 'i BATH �n ' FI:9— di \ I Oz 'DUI \ I II DFL*2 II 1 \ m v - 1050 1050 4x6 OF-L*2 (MIN,)- O O t � � SEE NOTE *14 S/L (TEMP.) S/L I � to 5'-0" TUBocc SHEET 43.1 (TEMP,) W/ SHOWER � O O to O - \ 5' / 4x8 DF-L*2 4x8 OF-L*2 2,5' -� \ \ \ - - II \ � 11 I a w 5 I/8x13 1/2 GLB 24F-V4 DF/DF ' 5050 XO 5050 :017 1 Pw 3' 3 \ \ 16 \ \ \ '-0" x 8'-O" OVERHEAD GARAGE DOOR w STHD14 OR NOUS 0 1 N — = 2 Fill (VERIFY W/ BLDR,) PORCH FUJ _ _ O 0 -�0 4" CONC. SLAB 1 STHDI420R HDUS I O 0 v I (VERIFY W/ BLDR.) 1 in -cm p\ DECK L NE ABOVE \ / \ / FLOOR LINE ABOVE J \ \ '\ \ �E� I \ \ P.T, 6x6 POST WRAPPED O RAILING PER - PER BLDR, WI 16" x 16" BUILDER MASTIC-APPLIED STONE COLUMN BELOW (2 TYP.) 19'-6la" 8'-II" 21'-6l'i"/ / , , LOWMAN 3'-0" 5'-4'h" St-Ola" / / / / 1'-I1h1/ / 5'-5la" / 131-5" / 4'-0" / 4'-O" / 3' O" / 16'-0" / 3'-0' / / 20' / 8' / 22'-0" LOWER FLOOR PLAN • COASTAL 1 & 2 LOWER FLOOR FLAN SCALE: I/4" = I'-O" 821 50. FT. JOB NO: LOWMAN DESIGNED: LG DRAWN: JR DATE: 5/11/2017 SHEET NOTE: SEE "S SHEETS" FOR ENGINEER'S NOTES AND DETAIL FOR SHEAR WALLS, A_ 3 , 2 BEAMS, HEADERS, JACK 4 KING STUD CALLOUTS AND HOLD-DOWNS WA len a a MIMI IMaMil 111 LANDED GENTRY HOMES AND COMMUNITIES REVISIONS BY: 1 - 3 - 11 JR PROVIDE HOLD DOWN TENSION FLOOR SHEATHING: DEVICE PER R5O1.2,4 4 FIGURE 1. USE 3/4"CDX OR OSB STURDI-FLOOR T&G, R501.2.3(1) NOT LESS THAN (2) GLUE AND NAIL WI RING SHANK 8d's AT 6" LOCATIONS PER DECK, 2'-0" EDGES& 12" IN THE FIELD. FACE GRAIN MIN, FROM EA, END OF DECK, PERPENDICULAR TO SUPPORTS. 2. PROVIDE SOLID BLOCKING IN THE JOIST P.T. 6x6 POST EA. DEVICE SHALL HAVE 1,500* CAVITY BENEATH ALL POST LOCATIONS (4x6 MIN.) 3 TYP. MIN. STRESS CAPACITY AND BETWEEN UPPER AND LOWER STUDS P.T. 4xIO HF*2 BEAM AT FLOOR TO FLOOR HOLDOWN LOCATIONS. I \. !� e -'4 pia >e . na eDAa °e e oa pia °e e o -a pia .e ° 3. PROVIDE BLOCKING BETWEEN I-JOISTS AT p INTERIOR BEARING LOCATIONS WHERE THERE IS A LOAD BEARING WALL ABOVE. ,a AT-ACH LEDGER TO END JS7, ;'a 4. PROVIDE TIMBERSTRAND RIMS WHERE FLOOR W/ I/2" DIA. -AG SCREWS e: 22" JOISTS BEAR AT EXTERIOR WALLS. O.C. (2 ROWS STAGGERED) 4 °= 5. CONNECTIONS: SIMPSON COMPANY OR EQ. I/2" (MAX,) $HTG. SEE R501.2 6. FIELD CUT ENDS, NOTCHES,AND DRILLED 10 HF*2 DECK JO STS 9 16" O.C. o . 4 HOLES OF PERSCRIPTIVE TREATED WOOD 4 TABLES R501,2 4 R501.2,1 4 FIGURES R501.2.1(1) 4 R501.2,1'2) SHALL BE TREATED IN THE FIELD IN ACCORDANCE WITH AWPAM4. :', ' ° 2x 2 DF-L*2 PLR. JSTS, ■ 16" Q.C. TIMBER: , a 1. MANUFACTURED WOOD PRODUCT 2x10 (M N.) LEDGER A ° DESIGNATIONS: E ANT., BACK-PAN ')S GL: GLU-LAM o LVL: MICROLLAM PSL: PARALLAM 4 A LSL: TIMBERSTRAND '° T522 OSB: ORIENTED STRAND 1), r APPLIED ' ° BOARD(RATED STRUC-1 FOR ROOF D C3>1x6 BELOW P.T. 6x6 POST AND WALLS,AND STURDY-I-FLOOR VERT, FOR FLOORS) r 5xI8 OR 6.-5x16,5 G_B F-V4 DF/DF a BELOW w - d q _ FASTENERS: 3 (2)2xI2_} * O METAL ELEMENTS INCLUDING, J 7S2• CONNECTORS, MUST USE HOT-DIPPED C‘iAP-'LIED ° , r \ 2x1. DF l'2 FLR. JSTS. I-' O.G. \ VE'T / 4 GALVANIZED METAL WHEN IN CONTACT L1 r- WITH ACZA PRESSURE TREATED MATERIALS. N N r_1D° (R319.3]-SEE 37/A7.1 tr ,, I MI FLOOD AREA FRAMING: Ilit —1 n (2)2xb OR 4x6 r O ALL FRAMING BELOW FLOOD ELEVATION MUST _1 BEL�'JW S/ BE PRESSURE TREATED WOOD. r 2x12 DP-L*2 FLR. J5-5. e 16" O.C. r (3)2x6 BELOW T522 APPLIED \ L HUCQ- __3. =MEW LK- VERTICALLY r N r CI II 4x8 DF-L*2 z L a 1x11,25 2,OE PSL W/ 6' BACK$PAN� r r r r r r N r •'' ti I (FLUSH W/ JSTS,) W/ CS 16x36 THRU -HESE WALLS TYP. JO ST ^N. '_ ' TOP PLATE, UP 4 OVER BEAM TO SFLICE LOCATION r It POST BELOW (6 BUTT END) TS2• N —� 4xS DP-L*2 / _ AP 'LIED \ rL tint mi * lea 4x8 DF-L*2 L L L (3)2x6 BELOW VEST, \ L Q il �,; JJ r ' if 5x S OR 6.15x16,5 GLB �4F-V4 D /DFCV . t III Q ] $22 -(3)2x6 BELOW cp APPLIED 7 I— <Y N VE-T, c / 5O 2xI2 0E-L"2 FLR. J&TS. m 16' O.C. IL V� L n a I C (2)2x12 _I 4x6 DF-L*2 r 1 r 1 r l r 0 LL 2x6 HF 2 - O z JST.. A 6 O.C. 2x12 D1=-_*2 2x12 DF-L'2 FLR. JSfi& (2) 2x12 DF•L"2 FLR, ST$. FLR. JS - E C / =I II I 16" C. - — '1 e 12" O.C.O,C, 6" 0. W x C4 Cv N N .7 0 cDoC (2)2x6 OR 4x6 x x (3)2x6 BELOW BELOW z n cv t II& 0 IIJI o I PROVIDE 3/4" $HIM t 5 13 5 GLB (3)2x6 BELOW - I I (3)2x6 BELOW BELOW BEAM END W/ 24- V4 DF/DF a,T, 2x12 '-1F'2 m 16 0,S, I I I HTS30 HUCQ OR SIMILAR J/ 6 BACKSPAN 'BACKSFAN 9'-6" MIN,) HTS30 �� SISTER W 16d 6 3' O.C. SHEAR PANEL ABV,� �— SHEAR PANEL ABV, STAGGERED 1,5x11.25 1,5x11,25 Mir CSI6 LVL LVL � CSI6 NOTE: USE 3/4" 05B OR PLYWOOD FLOOR SHEATHING TYP. (VERIFY W/ BUILDER) 4 MAIN FLOOR FRAMING FLAN SCALEv4 x _ ] -o" LOWMAN MAIN FLOOR FRAMING PLAN COASTAL 1 & 2 JOB NO: LOWMAN DESIGNED: LG DRAWN: JR DATE: 5/11/2017 SHEET NOTE: SEE "S SHEETS" FOR ENGINEER'S NOTES AND DETAIL FOR SHEAR WALLS, BEAMS, HEADERS, JACK 4 KING STUD A._4 ■ 1 CALLOUTS AND HOLD-DOWNS WA 0 SEI al a iline III 111 al 1. 11 Illal LANDED GENTRY HOMES AND COMMUNITIES ROOF FRAMING NOTES: 1. TRUSS HANGERS, CONNECTORS AND HURRICANE TIES TO BE SPECIFIED BY TRUSS ENGINEER AND/OR MANUFAC- \ TURER. PLAN AND PROFILES(IF APPLICABLE)ARE DESIGNER'S CONCEPT. VERIFY ANY CHANGES TO THIS ()IDS -' CDs PLAN W/TRUSS ENGINEER AND/OR MANUFACTURER. 6x0 DF-L*2 (TY°.) 2. TRUSS MANUFACTURER SHALL PROVIDE AND SUBMIT ENGINEERED DESIGN TO THE BUILDING DEPARTMENT FOR APPROVAL PRIOR TO FABRICATION AND INSTALL- ATION. 3. TRUSS ENGINEER TO VERIFY 2x OVERFRAMING CALLED OUT BY DESIGNER. 4. ALL TRUSS-TO-TRUSS AND TRUSS-TO-BEAM CONNECTORS TRUSSNOTES :TRUSS TO BE SPECIFIED BY TRUSS MANUFACTURER. 5. SHEATHING NAILED W/8d NAILS @ 6"O.C.AT SUPPORTED EDGES AND 8d NAILS @ 12"O.C.AT INTERMEDIATE I. ENGINEERED TRUSSES A 24" O.C., SPAN 44-0", IS" TAIL ONE FRAMING MEMBERS(UNBLOCKED). FACE-GRAIN PERPEN- END ONLY DICULAR TO SUPPORTS. USE METAL"H"CLIPS(VERIFY)AT UNSUPPORTED EDGES. 2. ENG'D SCISSOR TRUSSES 0 24" O.C., SPAN 44'-O", IS" TAILS 6. PROVIDE DIAPHRAGM EDGE NAILING ABOVE ALL EXTE- (SEE TRUSS PROFILE) I RIOR WALLS, INTERIOR SHEER WALLS, HIP AND VALLEY TRUSS BEARING - I LOCATIONS. 3, ENG'D GABLE TRUSS, SPAN 11'-5", 12 1/2" TAILS (SEE TRUSS PROFILE) 0 .1:,I 7. OVER-FRAMED AREAS SHALL BE BUILT UPON FRAMING WITH SHEATHING ALREADY ATTACHED. PROVIDE FOR 4, ENG'D TRUSSES A 24" O.G., SPAN 22'-0", 12 1/2" TAILS 3 1 = \ O VENTILATION. 5, ENG'D GIRDER TRUSS, SPAN 22'-0", NO TAILS Ill I •" 8. BETWEEN TRUSSES AT BEARING, PROVIDE SOLID BLOCK- al 1 I \ ING(WITH VENT HOLES AT EXTERIOR WALLS). AT EACH 6, ENG'D TRUSSES g 24" O.C., SPAN 8'-II", 12 I/2" TAILS 4 I END OF EACH TRUSS INSTALL SIMPSON H2.5(VERIFY) 41 TO TOP PLATE,OR OTHER TRUSS, UNLESS TRUSS IS ON >1 HANGERS. 1, ENG'D TRUSS 9 24" O.C„ SPAN S'-II", CLIPPED 0 S'-5 1/2", 12 1/2" TAIL SEE NOTE *2 1 SEE NOTE *1 9. PROVIDE A BUILT-UP OR SOLID WOOD COLUMN BENEATH ONE END ONLY U THE BEARING OF ALL GIRDER TRUSSES, ROOF BEAMS u_ AND FLOOR BEAMS. S. ENG'D TRUSSES e 24" O.C„ SPAN 19'-5 1/2", IS" TAILS OI W 1 10. ALIGN STUD WALL FRAMING WITH SUPPORTED TRUSSES, TRUSS HANGERS, CONNECTORS AND HURRICANE TIES TO BE SPECIFIED BY RI"GE LI4E 0 I RAFTERS AND JOISTS UNLESS NOTED OTHERWISE. TRUSS ENGINEER AND/OR MANUFACTURER. PLAN AND PROFILE SHOWN II 11. PROVIDE CONTINUOUS RIDGE VENT. ARE DESIGNER'S CONCEPT. VERIFY ANY CHANGES TO THIS PLAN W/ I RIDGE TRUSS ENGINEER AND/OR MANUFACTURER L - - - - LINE 12. SEE PLANS FOR HEADER SIZES. r 13. ATTIC ACCESS NOTE: PROVIDE MIN.22"x 30"ACCESS PANEL. SEE FLOOR PLANS FOR LOCATIONS. GLG, RIDGE BELOW - 0_ .. in 14. SEE PLANS FOR ROOF VENTING CALCULATIONS. IA -- N OZ 15. ALL EXTERIOR COLUMNS TO BE P.T. HF#2 MINIMUM UN- 3 / \ IliLESS NOTED OTHERWISE. 0 UI j 16. TRUSSES WITH BOTTOM CHORD SLOFE OF 2/12 OR LESS ID / PI I \ WITH 30"HEADROOM ABOVE TO BE DESIGNED WITH 20 I- / I I \ PSF LIVE LOAD ON BOTTOM CHORD. s. ..• / I I \ 1'_0" ;' < ' 17. TRUSSES SHALL BE BRACED PER REQUIREMENTS OF THE ? /I I I\ TRUSS SUPPLIER OR IN ACCORDANCE WITH BUILDING qj I I - COMPLIANCE WITH SAFETY INFORMATION (BSCI-03)GUIDE U �� I I \q TO PRACTICE FOR HANDLING AND INSTALLING AND BRAC- U rr��.�. / 1 QN 1 \Y� ING OF METAL PLATE-CONNECTED WOOD TRUSSES --- u_ 44/ I I I I ). �� roe`t so L-O„ W Yyi 1 I n 1 1 v -- bow 0 / 1 12x4 I G 2x4 I 1 \ U1 / 1 1 O 1 I \ / I I I °' I 1 I \ / I I I 2x6 I I 2x6 I I \ L / 1 I I \ / I I 12x6 I 2x6 I I I \ Off" TRUSS BEARING 1 /I I I I I I I I I I\ ' 1 (3)2x6 BELOW \I (3)2x6 BELOW TRUSS 1 1 1 2xS 1 1 2xS 1 1 \ TRUSS i � � ;;� II II _- _ILL J,L J,L J,L J,L J,L J,L J,L J,L J,L Ops p SEE NOTE *5 WM _ Z \ _ CRICKET FRAMING ill 2x6 LEDGER OVER ut� Lill di� 05 RI WALL SHEATHING Z� 7 Z \ 7 Oo� n SEE NOTE *7 - 0 \ — I - 4, // / 9 .sp ael I , \ I -0 9 SEE NOTE *3 / �,I'-01 " NOTE: USE Z/16" (MIN.) 05B OR CDX PLYWOOD p c SHEATHING TYP. (VERIFY W/ BUILDER) 4x6 DF-L*2 (MIN,) ROOF FRAMING PLAN SCALE: 1/4" = 1 -0" i LOWMAN 2 4 1� �� 2 1 ROOF FRAMING PLAN 12 COASTAL 1 --DROP LEG e ENTRY /� 5 33 IO 5h / i-01'�'/ / 11'-5" / /1' Obi" 16., 441-C" I�-6"/ JOB NO: LOWMAN _ DESIGNED: LG DRAWN: JR TRUSS PROFILE *2 TRUSS PROFILE *3 DATE: 5/25/2017 SCALE: I/4" = 1'-0" SCALE: I/4" = 1'-0" SHEET A-4 . 2 WA 0 M a a S 6♦ IIIIIII SD a LANDED GENTRY HOMES AND COMMUNITIES 12 1/2" PLYWOOD OR 1/16" (MIN.) OSS 4 12 SWIG, ON ENG'D. TRUSSES 9 24" O.C. 4 1/2" PLYWOOD OR 1/16" (MIN.) OSB - \ -- --- - — SWTG. ON ENG'D. TRUSSES e 24" O.C. y 2 2x4 VENTED BLKG. __-- 12 ---- - 2' 2 12 -_. .° s 5/8" TYPE nXu 5/8" TYPE "X" 2x6 LEDGER GYP. SD. 5/4xS FASCIA GYP. BD, 1/2" BLANK PANEL - 6x8 DF-L*2 SEAM 2x6 STUDS e 16" 0.C. SOFFIT (VERIFY W/ BUILDER) ENG'D. TRUSSES Ak.---------- P.T. 6x6 POST BEYOND h 9 24" O.C. 2 GYP. BD. 2x6 STUDS e 16" O.C. f 2x4 FRAMING e 24" O.G. RAILING PER BUILDER 9 � ® 9��� 3/4 T 4 G PLYWOOD SHEATHING ON 1/2" BLANK PANEL METAL RAILING W/ TEMP. ti 2x12 DF-L*2 FLR. JSTS. PER FLOOR DECKING PER BLDR. ON SOFFIT (VERIFY- �--1/2 GYP. BD. (2)2x12 ---21 GLASS PER BUILDER FRAMING PLAN 2x12 BLOCKING /� P.T. 2x10 DECK JSTS. e 16" O.G. W/ BUILDER) (3)2x12 STRINGERS ` ,/ DECK TRIM PER BLDR. 4x6 (MN.) BEAM n DECK TRIM PER BLDR. f 5/S" TYPE "X" ° P.T. 2x10 LEDGER P.T. 4x10 BEAM 2x6 FLOOR JSTS P.T. 2x12 HF*2 DECK JSTS. �� -1/2 GYP. BD.- / _ _ e 16" O.C. GYP. BD. UNDER SISTERED 70 FLOOR JSTS, °° G P.7, 4x4 P087 STAIRS W/ 9'-6" MIN, SAGKSPAN 2x4 STUDS e 16" O.C, W/ 2x6 STUDS e 16" O.C. ° 4" CON(. SLAB PER 1/2" GYP. SD, EA. SIDE W/ I/2 GYP, SD. FOUNDATION PLAN (SLOPE TOP OF DECK a 1/4 PLF) CON(. PAD FTG. � ,�' 4x6 SEAM a PER FDN. PLAN �� 11=111 11 III-llkll=111 < 2x6 STUDS e 16" O.C. a 8" GONG, FDN. WALL 6" GONG, FDN. WALL— t >— -4x4 POST ,, PER FOUNDATION PLAN vPER FOUNDATION PLAN o STAIRS IN RIGID INSULATION 4" CONC. SLAB PER c FOREGROUND �� FOUNDATION PLAN Cr, -CONC. FTG, PER FDN. PLAN �11-111�11=11 6" CONC. FDN, WALL PER ° a FOUNDATION PLAN 1_p a = _ _ a 4" PERFORATED DRAIN (TYP.) CONC. FIG. PER 0 , , a' — . a 4>/ As . 4/ II-111E111=1 - ii=11.1 ° � , _s . s,° , 4,° . 4,° FDN. PLAN a CON(. MONOLITHIC FTG. - 4" CONC. SLAB PER , PER FOUNDATION PLAN FOUNDATION PLAN 18" x 8" GONG. FTG - PER FOUNDATION PLAN CROSS SECTION e LIVING/KITCHEN/GREAT RM. ,. CROSS SECTION 6 ENTRY SCALE: I/4" = I'-O" SCALE: 1/4" = I'-O" 404. � y _ . N maim : ,i i 6 6 M i , S 8 12 4 15 ENG'D. TRUSSES e 24" O.C. 2x OVERFRAMING e SW PLYWOOD, ONEND.O TRUSS (MIN.)24"0 0 24" O,C, PER ROOF SWIG, ON ENG'D. TRUSSES e O.C. FRAMING PLAN 4V 2x4 VENTED BLKG. LE ,t . Kt - 5/S" TYPE "X" GYP. BD. 5/4x8 FASCIA 2x6 STUDS e 16" O.C. - -- -1/2 GYP. SD. 2x4 STUDS e 16" O.C. W/ -- "" 1/2" GYP. BD, EA, SIDE 3/4 T 4 G PLYWOOD SHEATHING ON 2x12 DF-L*2 FLR. JSTS. PER FLOOR- 1/2 GYP. SD. FRAMING PLAN 2x12 BLOCKING 1/2" BLANK PANEL SOFFIT ° (VERIFY W/ BUILDER) t ,o 11-11111-111 5/8" TYPE "X" GYP. BD, 5x18 OR 6 3/4x16 1/2 GLB °° 5 1/Sx13 1/2 GLB HEADr J a° ‘'° 8" GONG, FDN. WALL k4. ' Q� PER FOUNDATION PLAN COWMAN 4" GONG. SLAB PER FOUNDATION PLAN ° TO SLOPE I/8" PLF TOWARD GARAGE DOOR a A ---CONC. FTG, PER FDN. PLAN I �III�R�ttiA CI A .A A X II-�Il11=—IU �It IIIl=11 4 PERFORATED DRAIN (TYP.) ®A BUILDING SECTIONS COASTAL 1 a CROSS SECTION e MASTER EDRM,/GARAGE SCALE: I/4" = I'-O" JOB NO: LOWMAN DESIGNED: LG ' DRAWN: JR - DATE: 4/12/2017 SHEET 4daiiii. A-5 . I WA ii e IiiMMI MEM= III Il 41 eillii INIMIle LANDED GENTRY HOMES AND COMMUNITIES DECORATIVE BEAM - RIDGE HEIGHT PER BUILDER � _ — _ — _ — _ _ _ _ — _ — _ - _ _ IN PER BY: - SHINGLE SIDING (VERIFY I - 22 - IS JR TYPE 4 LOCATION W/ BLDRJ COMPOSITION ROOFING (VERIFY TYPE W/ BLDRJ 6-- 5/4x8 5162E PRIMED SPRUCE - __ - BARGE BOARD W/ Ix4 TRIM - 1 1 1 1 1 1 1 1 1 1 1 1 1 1 a TOP EDGE (TYPICAL) MAIN FLOOR PLATE HEIGHT ar - — - — - — ' — - — - — " — - — —- 5/4x8 SIS2E PRIMED SPRUCE i 1 FASCIA W/ 5" CONT. PAINTED METAL GUTTER (TYPICAL) ALUMINUM RAILING W/ TEMP. GLASS PANELS 5/4x6 DOOR/WINDOW TRIM (VERIFY W/ BUILDER) - g TOP 4 BOTTOM; 5/4x4 DOOR/WIDW, TRIM fk SIDES _' ENTRY PORCH BEAM HGT, _ (FRONT 4 BACK ELEVS, ONLY) kr _ — . - - - - - - - - - — - - // j - cv /// = = 2x1O TRIM BOARD W/ V2" /1 / // / 7; CHAMFER ® TOP EDGE (TYP.) MAIN FLOOR LEVEL tJ _!a, - — _ — Loj2 FLOO�i PATE HEIGHT _ - J sr - Q 1----- T 5/4x4 CORNER DECK TRIM PER CO BUILDER (TYPICAL) -�� - = _ d I 1 BOARD (TYPICAL) ENTRY FLOOR LEVEL - v LAP SIDING (VERIFY TYPE � _ — . — _ — _ — _ — _ — _ - - - - i I I I 1 - r 4 EXPOSURE W/ BUILDER) - _ Qr ' I I I SLAB e GARAGE DOOR - 1 —I f i I c MASTIC-APPLIED MASONRY Q (VERIFY ON-SITE) .)_ N STONE VENEER PER BLDR. LOWER FLOOR LEVEL - -N FINISHED GRADE FRONT ELEVATION SCALE: 1/4" = 1'-0" k l t BUILDING HEIGHT - - - - - - - - . . — . — . - - - - - - - - - - - - - -— _ — _ — . - - - - .1‘ `\ P.7, 6x6 POST 10 7 n P.T.411 6x6 POST WRAPPED PER BUILDER W/ 16" x 16" j MASTIC-APPLIED STONE VENEER COLUMN BELOW I 1 --_ -' -RAILING PER BUILDER —1 ------- - I __ II H_ APPROXIMATE `------__ ' FINISHED GRADE --_-- - I 1 COWMAN 7 (VERIFY ON SITE) - ; APPROXIMATE ---- „... - ' 1-- ORIGINAL GRADE `- -' - L - _l, �� - - - - - - - - -- AVERAGE ORIGINAL GRADE- av FRONT & LEFT LEFT ELEVATION -------------- ELEVATIONS COASTAL 1 SCALE: I/4" = 1'-0" JOB NO: LOWMAN DESIGNED: LG DRAWN: RP/JR DATE: 5/11/2017 SHEET A-6 . 1 1 WA see see LANDED GENTRY HOMES AND COMMUNITIES I L s SACK ELEVATION SCALE: 1/4" = i'-O" rn°141.141INk 1 ree 4 Maaillra Nat._ I � III •IIIIIIII III IIIII III . 4 LOWMAN T■ BACK & RIGHT ELEVATIONS RIGHT ELEVATION _ COASTAL 1 SCALE: 1/4" = 1'-O" JOB NO: LOWMAN DESIGNED: LG DRAWN: RP/JR DATE: 4/21/2017 SHEET WA GENERAL. i IO� � , PLUMBING (CONTID): see ei I� 108, HOSE BIBBS SHALL SE PROTECTED BY AN APPROVED NON REMOVABLE TYPE BACKFLOW PREVENTION DEVICE ii - PER IRC CHAPTER 29 = SITE PREPARATION: FLOOR FRAMING (CONTID)% 09. ALL PLUMBING FIXTURES, INCLUDING TOILETS, SHALL BE CAULKED OR SEALED AT THEIR BASE I UPC SEC, 401.2 1 I. BEFORE STARTING ANY SITEWORK CALL 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 LANDED GENTRY BEARING POINT OR AS REQ' BY MANUFACTURER [ IRC SEC. 502.11 HEATED SPACE AND INSULATION PROVIDE MIN. R-3 INSULATION WHERE REQUIRED TO ASSURE PIPES ARE PROTEC- 2. HOMES AND COMMUNITIES ALL STUMPS AND ROOTS SHALL SE REMOVED FROM THE GROUND TO A DEPTH OF 12" IN THE AREA OCCUPIED BY THE TED FROM FREEZING BUILDING. NO EXCAVATED MATERIAL IS 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 BUILDING OFFICIAL, ALL FILL UNDER CONCRETE TO BE STRUCTURAL AND SHALL BE COMPACTED TO 95q THE JOISTS. AT MINIMUM DOUBLE JOISTS ARE REQ'D UNDER PARALLEL BEARING PARTITIONS, JOISTS FRAMED INTO MECHANICAL.: PER IRC 2015 SIDES OF BEAMS MUST BE SUPPORTED BY JOIST HANGERS OR LEDGER STRIPS C IRC SEC, 502.4 1 SEAMS AND JOISTS: 55. IN FLOOR CONSTRUCTION JOISTS AND BEAMS MUST HAVE NO LESS THAN 11/2" 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 C IRC SEC. 502,6 I APPROVED BY THE BUILDING OFFICIAL I IRC SEC. 111.1 / NFPA 541.1.1,1 1 21, DIMENSIONAL LUMBER TO SE HEM-FIR •2 TYP. (U,N.O.). UNLESS NOTED OTHERWISE USE 4x6 HFM'2 HEADER IN EXTERIOR WALLS ABOVE DOORS AND WINDOWS (SEE DETAIL 'G' ON SHEET AS,D, NOTE: HEARTWOOD BEAMS ARE NOT TO SE USED 56. ALL PLYWOOD OR OSB SUBFLOORING IS TO BE 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 I I/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, 62411.4.1 / NFPA 54 1 BETTER-SIZE AND GRADE MAY BE INCREASED PER BUILDER'S DISCRETION. CHANGES TO PLAN MADE DURING CON- STRUCTIONROOF FRAMING: 23. CLOTHES DRYER DUCTS SHALL BE CONSTRUCTED OF MINIMUM 0.016" THICK RIGID METAL HAVING SMOOTH INTER- LOCATIONIOR FINISHES WITH JOINTS RUNNING IN THE DIRECTION OF AIR FLOW. NO SCREWS SHALL BE USED. TRANSITION 4 LOADS SHOULD BE VERIFIED WI DESIGNER SINCE ALL STRUCTURAL MEMBERS ARE SIZED FOR THEIR SPECIFIC OO DUCTS SHALL NOT BE CONCEALED WITHIN CONSTRUCTION AND BE NO MORE THAN 12" IN LENGTH, DUCT SIZE MIN. 22. WOOD JOISTS CLOSER THAN IS" 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 I 4" DIAMETER (OR AS REQ' BY DRYER LISTING 4 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 [ IRC SEC. 311,1 l I IRC BEG, 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 SE PRESSURE-TREATED WOOD OR FOUNDATION- 62, ENCLOSED ATTIC E RAFTER SPACES MUST HAVE CROSS-VENTILATION FOR EACH SEPARATE SPACE BY VENT OPENINGS MAXIMIM 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, 311.1 1 THAN 1/150 OF THE AREA OF THE SPACE VENTILATED EXCEPT THAT REDUCTION OF THE TOTAL AREA TO I/300 IS PER- MITTED PROVIDED THAT AT LEAST 40% AND NOT MORE THAN 50% OF THE REQ'D VENTILATING AREA IS PROVIDED BY 124, WHOLE-HOUSE EXHAUST FAN (IF REQUIRED) TO HAVE A SONE RATING OF 1.5 OR LESS 4 BE WIRED TO A TIMER OR 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 DEHUMIDISTAT. VERIFY PROPER INSTALLATION OF BAFFLES TO MAINTAIN REQUIRED VENT OPENINGS IN CEILING. IF 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 TO LIMIT AIR FLOW TO 145 CFM UNDER NORMAL OPERATING CONDITIONS. BEAMS, JOISTS 4 DECKING, POSTS, POLES 4 COLUMNS [ IRC SEC. 311.1.3 1 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 I/2" 64. TRUSSES MUST BE DESIGNED SY A REGISTERED DESIGN PROFESSIONAL IN ACCORDANCE WITH ANSI/TPI I STANDARDS 125. EXHAUST FAN LOCATIONS 4 SIZES REQUIRED TO COMPLY WITH THE WASHINGTON STATE VENTILATION 4 INDOOR AIR AT TOPS, SIDES AND ENDS [ IRC SEC. 311,1 ] [ IRC SEC, 802.10.2 1 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 C 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 1 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) [ IRC SEC, 311,3,1 1 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 4 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 WILL 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 C IRC SEC, 802.10,4 1 DIRECTLY TO THEM SHALL BE PRESSURE-TREATED WITH PRESERVATIVE OR BE MANUFACTURED FROM NATURAL DURABLE WOOD I IRC SEC. 311,1.5 ] 61, TRUSS BOTTOM CHORDS SHALL BE DESIGNED FOR LOAD WHERE CONDITIONS IN TABLE R301,5 ARE PRESENT (TRUSS WASHINGTON STATE ENERGY CODE COMPLIANCE- . ENGINEER AND/OR MANUFACTURER TO VERIFY) WALL FRAMING: (IN GENERAL MIN, REGIMENTS PER IRC CHAPTER 6, AS DEFINED HEREIN OR SHOWN ON DRAWINGS) EXTERIOR SHELL: 131, COMPLIANCE DATA FOR THE 2015 WASHINGTON STATE ENERGY CODE (IRC CHAPTER II) IS AS FOLLOWS: 31. FRAME MAIN FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS 9 16" O.C. TYPICAL, FRAME UPPER FLOOR EXTERIOR WALLS FLOOR: R-30 WALLS: R-21 W/ 92 5/8" 2x6 STUDS 6 16" O.C. TYP. (VERIFY EXTERIOR SHEATHING TYPE W/ BUILDER). FRAME MAIN FLOOR INTERIOR FLAT CEILING: R-49 (R-38 ALLOWED IF INSULATION DEPTH MAINTAINED TO OUTSIDE FACE OF EXTERIOR WALL) WALLS WI 104 5/8" 2x STUDS (PER PLAN) ® 16" O.C. WI 1/2" GYPSUM WALLBOARD BOTH SIDES TYPICAL UNLESS NOTED 11, FLASH AND COUNTER-FLASH ALL EXTERIOR OPENINGS AS REQUIRED TO MAKE THEM WEATHERPROOF. INSTALLATION VAULTED CEILING: R-38 OTHERWISE BY BUILDER. FRAME UPPER FLOOR INTERIOR WALLS W/ 92 5/8" 2x4 STUDS 0 16" O.C. W/ I/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) * 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 WATER LINES IN UNHEATED AREAS TO BE INSULATED TO R-3, HEAT DUCTS TO BE R-8 MIN, 4 EXHAUST DUCTS MIN. R-4 32, STUDS PARTITIONS CONTAINING PLUMBING, HEATING OR OTHER PIPES SHALL BE SO FRAMED AND THE JOIST BELOW SO ALL PROJECTING WOOD TRIM I IRC SEC, 103 I (SEAL JOINTS, CORNERS AND BOOTS). VERIFY INSULATION IS INSTALLED BEHIND PARTITIONS, IN CORNERS, FITTED SPACED AS TO GIVE PROPER CLEARANCE FOR THE PIPING, WHERE A PARTITION CONTAINING SUCH PIPING RUNS AROUND WIRING 4 PIPES AND IN SPACES BEHIND BATHTUBS 4 SHOWERS. INSULATE ALL ACCESS DOORS/HATCHES TO PARALLEL TO THE FLOOR JOISTS THE JOISTS UNDERNEATH SUCH PARTITION SHALL BE DOUBLED AND SPACED TO PERMIT SAFETY: CRAWLSPACES/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 4 INSTALL WEATHERSTRIP TO MINIMIZE AIR LEAKAGE. SEAL OPENINGS AROUND INTERIOR PLUMBING PIPES PARTLY IN A PARTITION NECESSITATING THE CUTTING OF SOLES OR PLATES A METAL TIE NOT LESS THAN I/O" THICK 4 o EXTERIOR WALLS, REFER TO 2015 WSEC CHAPTER 4 4 IRC CHAPTER II FOR VERIFICATION OF INSULATION VALUES I I/2" WIDE SHALL BE FASTENED TO THE PLATE ACROSS AND TO EACH SIDE OF THE OPENING WITH NOT LESS THAN (8)I6d 81, EVERY DWELLING MUST HAVE ITS ADDRESS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET I IRC SEC. 319,1 1 (CHECK WITH BUILDING DEPARTMENT OF JURISDICTION FOR ADDITIONAL INSULATION REQUIREMENTS THAT EXCEED THE NAILS EA, SIDE I R602,6,1 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 (3") BETWEEN R.O. AND NEAREST WALL OR EXTERIOR DOOR APPROVED FOR EMERGENCY EGRESS OR RESCUE. WINDOWS MUST HAVE A MIN. NET CLEAR 132, INSULATION TO FILL ALL EXTERIOR WALL CAVITIES-DO NOT COMPRESS! GUT TO FIT AROUND PIPES, WIRES 4 OUTLET OPENING OF 5.1 SQUARE FEET (5,0 S.F. IF LOCATED ON GRADE FLOOR), A MIN, NET FREE OPENING HEIGHT OF 24" BOXES, RECESSED FIXTURES IN EXTERIOR WALLS TO HAVE MIN. R-5 INSULATION BEHIND THEM 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 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 [ IRC SEC, 310 I DENSITY 4 COVERAGE. PROVIDE VENTILATION BAFFLES IN ATTIC WHERE REQ'D TO MAINTAIN I" AIR SPACE. BAFFLE TO HEIGHT SUCH WALLS MUST BE FRAMED OF STUDS HAVING THE SIZE REQ'D FOR AN ADDITIONAL STORY, CRIPPLE WALLS EXTEND 6" VERTICALLY ABOVE THE BATTS AND 12" VERTICALLY ABV, LOOSE-FILL INSULATION. PROTECT ALL FOAM LESS THAN 14" HIGH MUST BE SHEATHED ON AT LEAST ONE SIDE AND FASTENED TO TOP AND BOTTOM PLATES OR THE 83. ATTIC ACCESS TO BE MINIMUM 22"x30", BE READILY ACCESSIBLE AND MUST HAVE 30" UNOBSTRUCTED HEADROOM INSULATION WITH METAL, PLASTIC OR PARGING AT BELOW-GRADE CONDITIONS 4 WHERE EXPOSED ABV. GRADE TO PRE- CRIPPLE WALL WILL HAVE SOLID BLOCKING, CRIPPLE WALLS MUST BE BRACED WITH 15% MORE BRACING THAN AS REQ'D ABOVE I IRC SEC, 801 1 VENT DAMAGE FOR THE WALL ABOVE, WITH WALL PANEL SPACING NOT MORE THAN 14 FEET [ IRC SECTIONS 602.9 A1602.10.11.1 1 1 84. WHEN WORK IS PERFORMED THAT REQUIRES A PERMIT OR WHEN A SLEEPING ROOM 15 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 36, 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 BE 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 SE PER IRC TABLES R602.1(1) AND R602,1(2) OR AT THE MIN, FLOOR LEVEL, ALL SMOKE ALARMS SHALL SE HARDWIRED WITH BATTERY BACKUP AND BE INTERCONNECTED. ALL 35. ALL RECESSED LIGHT FIXTURES IN THE THERMAL ENVELOPE TO BE CERTIFIED UNDER ASTM E-283 AND SO LABELED OR SHALL BE DOUBLED OR LUMBER OF EQUIVALENT GROSS-SECTION AND EA. END SUPPORTED WITH PROPER-SIZED FRAMING ALARMS SHALL BE LISTED IN ACCORDANCE WITH UL 217 AND HOUSEHOLD FIRE WARNING EQUIPMENT PROVISIONS OF SEAL AROUND THE EXTERIOR IN AN APPROVED MANNER TO SE AIR-TIGHT ANCHORS UNLESS ADEQUATE BEARING PROVIDED THROUGH OTHER MEANS NFPA 12 [ IRC SEC, 314 I 136. SOLE PLATE IS TO BE CAULKED OR GLUED TO FLOOR, RIM JOIST BTWN. STORIES TO BE CAULKED/SEALED. ALL HOLES 38. PLACE A VAPOR BARRIER OF TYVEK (OR EQUAL) OVER ALL EXTERIOR WALLS I IRC SEC, 103.2 1 85. FOR NEW CONSTRUCTION AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED OUTSIDE EACH SEPARATE 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 4 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 7 TRATIONS, OUTLETS, SWITCH BOXES AND RECESSED FIXTURES ON EXTERIOR WALLS OR CEILINGS ARE TO BE CAULKED/ SEALED WITH APPROVED SEALANT OR HAVE FOAM FACE GASKETS INSTALLED. ALL RECESSED LIGHTS TO BE IC RATED, INTERSECTIONS WITH BEARING PARTITIONS, END JOINTS MUST BE OFFSET AT 1 FA*ST 24 INCHES I IRC SEC. 602.3,2 L SINGLE TOP-PLATE CONSTRUCTION IS NOT 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 4 SEALED TO SURROUNDING GWB. ROUGH OPENING AROUND ALL WINDOWS 4 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 4 VERIFIED AS HAVING 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 5 AIR CHANGES PER HOUR. TESTING SHALL BE CONDUCTED WITH A BLOWER DOOR AT A PRESSURE OF 0.2 INCHES W.G. 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 (50 PASCALS). WHERE REQUIRED BY THE CODE OFFICIAL, TESTING SHALL BE CONDUCTED BY AN APPROVED THIRD STUD WIDTH. ANY STUD MAY BE BORED OR DRILLED PROVIDED THAT THE DIAMt1Wet OF THE RESULTING HOLE IS NO A SPHERE 4" IN DIAMETER TO PASS C IRC SEC. 312.1 1 PARTY. A WRITTEN REPORT OF THE RESULTS OF THE TEST SHALL BE SIGNED BY THE PARTY CONDUCTING THE TEST AND GREATER THAN 40% OF THE STUD WIDTH, THE EDGE OF THE HOLE IS NO CLOSER THAN 5/8 INCH TO THE EDGE OF THE PROVIDED TO THE CODE OFFICIAL. TESTING SHALL BE PREFORMED AT ANY TIME AFTER CREATION OF ALL PENETRATIONS STUD AND THE HOLE IS NOT LOCATED IN THE SAME SECTION AS A CUT OR NOTCH I IRC FIGURES R602.6(1) a R602.6(2) 1 81, INSTALL I/2" GYPSUM WALLBOARD (MIN.) AT GARAGE/HOUSE WALL AND GARAGE BEARING WALLS. INSTALL 5/8" TYPE-X TOP PLATES IF NOTCHED OR DRILLED TO MORE THAN 50% OF THEIR WIDTH SHALL HAVE A 16-GAUGE METAL TIE I 1/2" GYPSUM WALLBOARD AT GARAGE CEILING TYPICAL. INSTALL 20-MINUTE RATED DOOR BETWEEN HOUSE AND GARAGE OF THE BUILDING THERMAL ENVELOPE, ONCE VISUAL INSPECTION HAS CONFIRMED SEALING (SEE WSEC TABLE R402.4,1.1), OPERABLE WINDOWS 4 DOORS MANUFACTURED BY SMALL BUSINESS SHALL BE PERMITTED TO BE SEALED OFF AT THE IN WIDTH INSTALLED PER IRC FIGURE R602,6,1 I IRC SEC, 302.6 I NOTE: SELF-CLOSING HARDWARE REQ'D BY CODE FRAME PRIOR TO THE TEST [ WSEC R402.4,1,2 7 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 I IRC SEC, 309.1 L AUTOMATIC GARAGE DOOR OPENERS SHALL BE LISTED IN ACCORDANCE WITH UL 325 I IRC SEC. ABBREV IATIONS: BORED 309,4 I B. APPROVED STUD SHOES MAY BE USED WHEN INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S SPECIFICATIONS AT EL, ELEVATION MAX. MAXIMUM SW SINGLE HUNG I IRC SEC, 602,6 ] 89. BATHTUB AND SHOWER FLOORS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS AND IN SHOWER COMPART- PROVIDE METAL NAIL PLATES IN ALL LOCATIONS WHERE PLUMBING OR WIRING COMES WITHIN I" 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.13, ANCHOR BOLT ELEC. ELECTRICAL M.B. MACHINE BOLT (WINDOW) FLOOR C IRC SEC. 301 ] ADD. ADDITION ELEV, ELEVATOR MECH, MECHANICAL SHWR. SHOWER 41, FIRE BLOCKING SHALL BE PROVIDED TO CUT-OFF CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND -ORIZONTAL) AND TO ADJ. ADJUSTABLE ENG'R ENGINEERING) MEMB, MEMBRANE SHIH'G SHEATHING FORM AN EFFECTIVE FIRE BARRIER BETWEEN STORIES AND BETWEEN A TOP-STORY AND THE ROOF SPACE I IRC SEC, 302.11 1 90. FURNACE SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S INSTALLATION INSTRUCTIONS AND THE REQUIRE- AF.F. ABOVE FINISH FLOOR EQ. EQUAL MICRO. MICROWAVE SIM, SIMILAR INSTALL FIRE BLOCKING AT: MENTS OF IRC CHAPTERS 13 THROUGH 20 4 CHAPTER 24. IF LOCATED IN GARAGE FURNACE AND HOT WATER TANK SHALL ALT, ALTERNATE EQUIP. EQUIPMENT MN, MINIMUM SPEC, SPECIFICATION A. IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS INCLUDING FURRED SPACES 4 PARALLEL ROW OF STUDS OR BE ELEVATED SO THAT PILOTS, BURNERS, HEATING ELEMENTS AND SWITCHES ARE MIN. I8" 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 1, PROVIDE OVERFLOW PAN 4 PIPING AND INSTALL TEMPERATURE 4 PRESSURE RELIEF BA, 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 BDRM, BEDROOM EXT. EXTERIOR N.T.S. NOT TO SCALE STD, STANDARD BLDG. BUILDING F.D. FLOOR DRAIN O.C. ON CENTER STL, STEEL b. HORIZONTALLY AT INTERVALS NOT TO EXCEED 10 FEET: B. AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS OCCUR AT SOFFITS,B. BLOCKING FIN, FINISH ODWH ON-DEMAND WATER STOR, STORAGE LOWMAN DROP CEILINGS AND COVE CEILINGS: PLUMBING: SOT. BOTTOM FUR, FLOOR O,F,C,I, OWNER TO FURNISH, SUSP, SUSPENDED B.O. BY OWNER F.F. FINISHED FLOOR HEATER STRUCT, STRUCTURAL C. IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN: BWP BRACED WALL PANEL FDN, FOUNDATION CONTRACTOR INSTALL T 4 G TONGUE 4 GROOVE D. AT OPENINGS AROUND VENTS, PIPES AND DUCTS AT THE CEILING AND FLOOR LEVEL WITH AN APPROVED MATERIAL TO 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 CAB. CABINET F.O.C. FACE OF CONCRETE OH. OVERHANG TEMP. TEMPERED E. FOR SITE-BUILT CHIMNEYS AND FIREPLACES, FIRE BLOCKING MUST BE A MIN, OF I" THICK AND SUPPORTED ON METAL BEEN TESTED, INSPECTED AND APPROVED C UPC SEC. 103,5.1,3 1 CSMT, CASEMENT (WINDOW) F.O.S. FACE OF STUDS O.H. OVERHEAD THK, THICKNESS CENTERLINE FT, FOOT OR FEET OPNG, OPENING T.O. TOP OF STRIPS OR METAL LATH: CLKG, CAULKING F.E, FIRE EXTINGUISHER OPT. OPTIONAL TV TELEVISION 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 PRESSURE I UPC SEC. 609.4 ] CLO. CLOSET FRPLC, FIREPLACE PH PHONE TYP. TYPICAL CMU CONC. MASONRY UNIT FURN. FURNACE PIC PICTURE (FIXED WOW.) U.N.O. UNLESS NOTED GENERAL NOTES 42, FIELD CUT NOTCHES, ENDS AND DRILLED HOLES OF PRESERVATIVE TREATED WOOD SHALL BE TREATED IN FIELD IN ACCORD- ANCE WITH AWPA M4 C IRC SEC. 311,1,1 ] 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 CONST. CONSTRUCTION G.S. 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 C.T.0 W PT GRADED PLYWOOD WIN, VINYL CERAMIC TILE GB GYPSUMWALLBOARD PR. P WASHER JOB NO: COWMAN ON THE GROUND SHALL BE APPROPRIATELY SEALED I UPC SEC, 313.1 I DIA, DIAMETER NB HOSE BIBS P.T. PRESSURE-TREATED W/ WITH 51, JOISTS FRAMING INTO THE SIDE OF A WOOD GIRDER SHALL BE SUPPORTED BY APPROVED FRAMING ANCHORS OR ON D DRYER NDWD, HARDWOOD R RISER WC WATER CLOSET DESIGNED: LG LEDGER STRIPS NOT LESS THAN NOMINAL 2 x 2 [ IRC BEG. 502.6.2 1 105. HORIZONTAL PIPING SHALL BE SUPPORTED AT SUFFICIENTLY CLOSE INTERVALS TO PREVENT SAGGING. PIPE SUPPORTS FOR ABS MAY NOT EXCEED 4 FEET ON CENTER [ UPG SECS. 314.5 4 314.5.1 ] DBL. DOUBLE HORIZ, HORIZONTAL R.D. ROOF DRAIN WD. WOODDRAWN: BJ/JR DF DOUGLAS FIR HWT HOT WATER TANK REF, REFERENCE WOW, WINDOW 52. ALL JOISTS SHALL BE SUPPORTED LATERALLY AT THE ENDS 4 OVER SUPPORTS WITH 2" NOMINAL WIDTH BY FULL JOIST REQUIRED WP WATERPROOF D.F, DRINKING FOUNTAIN INSUL. INSULATION REFG, REFRIGERATOR W/O WITHOUT DATE: 4/IZ/2017 DEPTH SOLID BLOCKING, RIM JOIST, JOIST HANGER OR OTHER APPROVED MEANS, NOTCHES AT THE ENDS OF JOISTS 106, WHIRLPOOL BATHTUBS SHALL BE PROVIDED WITH A REMOVABLE PANEL OF SUFFICIENT DIMENSION TO ACCESS THE PUMP SHALL NOT EXCEED 25% OF THE JOIST'S DEPTH AND BORED HOLES ARE NOT TO BE WITHIN 2�� I IRC P2120 1 DN. DOWN INT, INTERIOR REQ'D OF THE TOP OR BOTTOM DR, DOOR KIT. KITCHEN RM, ROOM W.W.F. WELDED WIRE SHEET OF THE JOIST, HOLES ARE NOT TO BE ANY BIGGER THAN vs THE DEPTH OF THE JOIST, HOLES AND NOTCHES MUST NOT OIL, DETAIL JST, JOIST R.O. ROUGH OPENING FABRIC SE WITHIN 2" OF EACH OTHER. NOTCHES IN THE TOP OR BOTTOM OF THE JOISTS SHALL NOT EXCttD I/6 THE JOIST DEPTH 101. SHOWERS AND LAVATORIES TO HAVE 2.5 AND 2.2 GALLON PER MINUTE FLOW RATE, RESPECTIVELY. WATER CLOSET SHALL DW DISHWASHER JST. LAVATORY 5 t R SHELF t ROD XO SLIDER (WINDOW) A- 7 . 1 AND ARE NOT PERMITTED IN THE MIDDLE THIRD OF THE SPAN [ IRC SEC, 502.1 t 502,8 L FOR NOTCHING AND BORING OF BE 1.6 GALLON/FLUSH MAX, DRWG, DRAWING MAIL, MATERIAL S.F. SQUARE FEET MANUFACTURED FLOOR JOISTS REFER TO THE MANUFACTURER'S SPECIFICATIONS AND FOLLOW THEIR RECOMMENDATIONS EA, EACH HF HEM-FIR SGD SLIDING-GLASS DOOR FULLY WA el• S IIIIII III III SP SI iii LANDED GENTRY HOMES AND COMMUNITIES ELECTRICAL PLAN KEY -o— WALL SCONCE I`a� ��� 4- RECESSED CAN o° 6 0 CEILING FIXTURE 4- EYEBALL CAN A`.14 a SW SMOKE DETECTOR �_' — II p[, / \ 4 1 - — `•J [� IIIii) EXHAUST FAN/EXHAUST FAN W/LIGHT — �I S LIGHT SWITCH , �r N ° -�''„ O� t3 3 WAY LIGHT SWITCH o` p m - I - r $4 4 WAY LIGHT SWITCH TO GARBAGE F ?= p \ <Tv/TEL �a �\ ; a SPOSAL \ / 1 , I Sr TIMER SWITCH / II 4 ° �0 II II I , -- " C WALL OUTLET 120 VOLTS y 220 VOLT OUTLET(DRYER&OVEN PLUG) � .rr x .? � T(ODR G (K y,,,- p TEL (� O °° U DW i m Q:, t n' _ INTERRUPTER OUTLET 120 VOLTS ' P _ _ _ o _ / '� � ,I.I, WATER PROOF GROUND FAULT D, ,; Z ° p CO 6 - - - ~ ` r� t = �� OUTLET 120 VOLTS r _ — —_ \ - — — - ® Q r� n CC \ it/ `�J LSD \ GROUND FAULT INTERRUPTER 1 1 f.�J l� \� -� oTV TEL ° t' / Tv/TEL11. T Tv/TEL LL a I - L _ _ = y , V 4 AND NITERNETSION, EMODUOLEE O 0 RAT�GE W/ HANGING I 1� E,,. . k' FIXTURE s PULL CHAIN LIGHT P I 100 CFM MICRO/ e§ \ Y '� V O HOOD ABV, Al , t i , I / WALL MOUNTED LIGHT iirtt ° ° 0 _ _ - ® HARDWIRE OUTLET D DEDICATED / r�� 1 " �J S FOR FREEZER 1 _ —� — _ (3) PENDANT ` ` 50 CFM 50 CFM ° (MIN.) I NOTE: ` / ` \ lk /, U1 Cik I LIGHTS \ (MIND L - _ - - \,` _ - _ , WITH BATTERY BACKUP so110V INTERCONNECTED \6"- L�J O c EX. FAN EX. FAN I SMOKE DETECTOR(SD) 5D S ;°: I � / II � I r` II 1l II V A StCt 0 II .: ... 111 111I I CIF—� \ 1 \/ ry ' � � ' � / ,I _ SD / � _ [4 , 0 , ILL _lc._ _ _ 50 GFM 11 SD �j n I' I T �� II /__ , - en . / II ,/- - /_ 1 EX. FA I, K o II ..�luueaanauu _ _ - z > - \ /" / II �/ 9 I „,0 / / 11 70 MAIN �, �� / 0 /1 TO LOCI ER w 50 CFMV 7 K' 1, I FLOOR I / Tv/TEL D FLOO �s �� " — 0 0 MIN ) 4-- p r, IvI�rII 4 h OO I z' / , EX. FAN \ F�V� ,� o � I lukkeku''ji'I �' TV/TEL II / ` lea .: N Y � � a Si � , / 1 ,/ TV/TEL �\ _ 4 C�LG. Tv:. / /, /' ii U I0 4 �ANGINC4 jI FIXTUREII �FIXTUR 50 GF ': (MIN.) III , _ �I Il /' 11 II _ II It — r,,.,y,EX. FAN �' , \ S F" Q Tv/TEL 4 _ ,-- j, / II /1 III y___, _ _ __ _ __ _ -i „_, __ _ _ _ _ , _ _ _ _ ____B _ _ _,_._ _ _r _ - - -- - 4,„_- # - \ TO GARAGE EXT. LIGHTS i III T• — \ -./ \®/ \ 7 \ / r ® �� �i�\ • LOWER FLOOR ELECTRICAL FLAN MAIN FLOOR ELECTRICAL FLAN SCALE: 1/4" = 12-0" SCALE: 1/4" = II-0" LOWMAN NOTE: 1 EXCEPT FOR EXHAUST FANS AND SMOKE DETECTORS, FIXTURE LOCATIONS ARE •» DESIGNER'S SUGGESTION ONLY (VERIFY ALL FIXTURE TYPES AND LOCATIONS W/ ELECTRICAL PLANS OWNER). EXHAUST FANS TO COMPLY W/ WASHINGTON STATE VENTILATION AND INDOOR AIR QUALITY CODE (CHAPTER 3). FAN NOISE NOT TO EXCEED 1,5 BONES Q� e 0.1 INCHES WATER GAUGE. EXHAUST FANS TO BE VENTED1 CJC TO OUTSIDE AIR TYP. COASTAL 2 VERIFY ANY ADDITIONAL LIGHTING, A/V OR COMPUTER WIRING REQUIREMENTS W/ OWNER AND/OR BUILDER INTERIOR LIGHTING: A MINIMUM OF 50 PERCENT OF ALL ' JOB NO: LOWMAN LUMNAIRIIES SHALL BE HIGH EFFICIENCY LUMINAIRIES. DESIGNED: LG EXTERIOR LIGHTING: LUMINAIRIES PROVIDING OUTDOOR DRAWN: JR LIGHTING AND PERMANENTLY MOUNTED TO A RESIDENTIAL BUILDING OR TO OTHER BUILDINGS ON THE SAME LOT SHALL DATE: 5/01/2017 BE HIGH EFFICIENCY LUMINAIRIES. SHEET E - 1 . 1 WA • see • LATao-Ai- eJ{M.S --1Po/EFL tEv• WAstf ma aas ala , imam i alai S F-1?-4(,.-VT T®A_ l.�v. W g• t vcr`l _'pooF �E-v. 'life i ' aft( -_-_- ....---_---- Y TIMP gas Q —..__ _...—.. _ . ��� ✓ LANDED GENTRY Pt 43E10,an IMAM HOMES AND COMMUNITIES P.T.a>l.POST Y Y IllluhUuilIIuIIIIIi.. oP4n 5• ,. tbDTtin l4< '. 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N so50 xo M 505D x0 '+ wB1NFAD GARAGI: �_ w _ O tx10. n SOLO XO _ "� •• �7j� �' a eo• aerrlm OR an 1 '1� . 11111.11111 ha '� ��� Pyyt_, Min_ i2� PORCH "I .N d.n I /'�_ _ 5(4 Mir ]'NI. I t' DE:.K '* PR- , 4' 1 ., WAL Aov. *— NZ W ;l 4 coNs ewe �1 �WPW `-__ - ✓{7,oG4 i S esst ,�I��1�"'�,'' AdovS JO'4'a 5'C - �' . �,� _ -- PECK LNE ABOVE - PLOOR LPC ABOVE I•w(. AS++tmi AD �— N -• , su-anNAN �`\ IbHp' -I ISND teuD �d o,Ti OP O < 0 ® W ©� CJ(�✓ ytr,4a MAIN FLOOR FRAMING PLAN NS ____.._- — - - __ .rd F V4'.i'-p' j to Structural Callouts -Convright ConstructionCalc,Inc (CCf — j 20 H 'Header I Fbili't'��Oki ' Nd• f x* ' 13 I TS Twisted Strap-Joist Holdown j * 1 Header:use min:2x6,tall dimension vertical in"L"configuration.Or use min.,2-2x6,or 4x6. a'Y r a O i * Minn Capacity: Good for 1,215 lb.tension. - - For"L" configuration,connect vertical header member to flat 2x with 16d 4"OC. PT Lb PORTi * Trimmer: 1-2x n*TPA." * I i Twisted Use min.,TS22 twisted strap applied vertically. _ (a.k.a,,Jack Stud)Use min., ,or concealed flange hanger,each end. • \ —; `� ' - ° r'-- -• •• i - Attach to beam or floor joist above. i iAs alternate,may use FC4 for 2x4 wall,FC6 for 2x6 wall-(FC4 good for 865 Ib.,FC6 good for 1010 1b.) t ©/ ©✓ ✓O o - Attach to double stud below. --I * 1 'King Stud: full height bottom plate to top plate: _. NOTE Oa RR.A4-1 FOR DECK ✓®--^ . _____ _.. _—. } 4 v p) -t. e * Min.,Capacity:Good for 1,4501b.tension. Openings 5'wide and less,use min, 1-2x,each end �0 = * Twisted Strap:Use min.,HTS30 twisted strapapplied verticallyto outside of wall sheathing. I , PP 21 H Header j • 'Attach to cantilevered floor joist above. Wrap over top if necessary. Header:use min:2x10,tall dimension vertical in"L"configuration.Or use min„2-2x8,or 4x8. - :. - . -., •. • ., a,? . .:., . - Attach to double stud below. - For"L"configuration,connect vertical header member to flat 2x with 16d @ 4"OC, R 15 FF 'Floor-To-Floor Holdown _ j j * Trimmer:(a.k.a.,Jack Stud)Use min., 1-2x,or concealed flange hanger,each end. ; ✓Cr * 'Min.,Capacity: Good for 17051b tension. — ✓� * Strap:Use CS16 vertical strap applied to outside of wall sheathing.Attach to 2 2x,3x,or 4x studs lined up f" alternate, y t' FC4 for 2x4 wall,FC6 for 2x6 wall. (FC4 good for 8651b.,FC6 good for 1oj O lb.) above and below rim joist.Fill all nail holes with 16d. King Stud: full height bottom plate to top plate: _ 3 / ,? g g a fl If strap falls on rim,header or beam below,nail to rim,header or beam and wrap around bottom if necessary. Openings wider than 5',use min.,2-2x,each end. __. !Openings 5'wide and less,use min., I-2x,each end j § I 2 n 4 if® A \s j * End Distance: 12"min.to each upper and lower studs.Approx total length=24"+depth of floor system. 22 $ Header -s ---- 1�® ✓t_Th w 18 HD Alt 1-Holdown-Embedded Strap Type. * r Header:use min: 2-2x10;or 4x1 D. 4 _.. --(!J @ I * Min.Capacity: Good for 3815 lb.uplift,wet set application only. * Trimmer:(a.k a„Jack Stud)rise min., 1-2x or concealed flange hanger,each end W ij 5s -. 4 R € Ell * Holdown:Use STHD 14 for no rim joist condition. _ * King stud:full height bottom plate to top plate: i ,__ �. e 2 - 1 For rim joist condition use STHD14RJ- - - I - Openings wider than 5',use min.,2-2x,each end_ I© : ? p * Nails:Use 30, 16d to full-height stud as follows. _ - Openings 5'wide and less,use min., 1-2x,each end. E v©—"' ': s r I s✓O �' i'r * ( 'Stud:Use larger of:king stud as speed elsewhere;or choice o€2-2x 3x,or 4x. - ! 23 H Header _._.i \ Alt 2-Holdown-Bolt Type -- * ! 'Header:use min: 5x13.5 glulam,LVL,or PSL. L r e • / ✓ * Holdown: Use HDU5. 1 * I Trimmer:(a.k.a.,Jack Stud)use min-,2-2x,each end. " • •• . E * 1 Lags:Use 14 SDS 1/4 x 2.5 to full-height stud per above- * King stud:Use min.,3-2x,each end,full height bottom plate to top plate. •�• ••• z Anchor Bolt:Use 5/8"diameter SSTB24,or 5/8"all-thread with nut and 3"washer on embedded end.Min 30 j R Rim ,_..---- ✓ J v * I * Use min. 1.5 x 11,25 LVL. " : embedment= 16", _� .1 ' ✓ P _ i®Q t If too long to fit in footing,bend 90-degrees at bottom of footing,maintain 3"cover at bottom of footing._ 31 j L Ledger-Deck Joists to Rim. ____ - j If cri 1e R` \ i a . \ t`�-,,, \ T ti_= ! pp wall below,use all-thread and CNVV coupler nut or similar. * (Ledger:Use min.,2x,PT ledger,at least as tall as joists. 'vI 19 DS ;Drag Strap 1Ledger Connecion: Connect to rim with SDS or LedgerLOK at max_, 12"OC and within 3"of ends and v $ ✓© ©(/ © i a I * j—;Min.,Capacity:Good for 1,705 lb tension splices. ! '',® �Q;, % \ * !Drag Strap: Connect beam end to exterior wall top plate beyond with CS 16 x 24",centered over beam 1 top Where ledger cantilevers,use 4 SDS or LedgerLOK spaced 3" apart. Center this cluster of connectors 6"from j `. ; plate intersection. _ ; end of rim joist. Min. backspan of leger before a splice= 8'. - I TO G aADEStrap must be straight and horizontal. I - SDS or LedgerLOK to be of length necessary for full penetration in rim. To GRADE - _ i 1- Strap may attach to either side or top or bottom of members connected. m Joist Connection: Connect joist to ledger with U or LU hanger. * 1 I Nails: Use 10d,all holes filled. 71 P j Post * I Post Use nun.,3-2x4,or 2-2x6,or 4x6. / \Shear wall top connection- Shear wall top connection- _ StructuralShearWallC_a_llouts®-Copyright ConstructionCalcs Inc(CCA ----- - — * ;Floor-To-Floor Condition: Where bearing on floor with post below,ensure solid blocking through floor ( D1 J framing parallel. D2I framing perpendicular. \ Typical Shea Wall Call at Symbol ;cavity. This symbol indi es a d icated sh wall or' et,the type pc callout blow. 73 P 'Post Taus,ov r,_� Walls without th> ymbol are not deli aced sit watts use codC-star constnzetipn. +_ - - --- - — _-- -- Twss en. 1 PR flflfl ! " Post:Use min.,4x6 PT C.* rEa ,on ZAt-rea Min length o shear panel,ft. * Connection at Base:Use PB,AB,ABU,ABW,CBSQ or similar. LOWMAN s`•'. .-To vsT . lc!' If"W",construct entire Wall per this callow,with minimum individualpanel len indicated on plan. Na _46at1-,r$. A_ ___ If'NS",mean:Not a Shear Wall. tiuild code minimum. CR-I•c --_. , -.. ;frizz i CC1LMJ4 a8 /_ 1 iJ oJNaa- eakiV!" rP.:r t 2.5 .¢ Sill 1 { a $�.zS Bot anchor _ T J 4 q j sow�rssono Top of plate to max 'T Capa- Stud Nail Edge Sill Block Top of wail Pram- spc'g/ STRUCTURAL --I,j - jR()55 0, izAftE2 • K+n OP- i city, Nails Stud Stud mat'1 /Field Top plate& lug at wsU corn to ing, min• . �y- co„-r aLkf( II wlndl I Sheath- or height, apac'g, Stud (see spac'g @ Top plate studs uasup- cans to perpen- max. Mud sill embed- t NOTES & DETAILS (sr tr !' , - — Call- ! sets, kg, 'Sides of screws, max., max, size, std st'1 Stud Plate, splice, ;w/edge ported parallel dicular spelt, anchor to ment, - 1 • �T•, s A' �t I IGGG out Eb,pit min. wall , size II ft. in. min. specs) spac'g,In. min. min. nail'g 1 edges franrlt g ! framing in concrete is t Aat spet�sc 3` (it L>' - - _-- _ H -- 10 24 2x4 Sawn b/6@24 a b112@16 Con't 518"j-bolt JOB NO: LOWMAN �cEu1M(rt at / Aagz.S Con't sheathing o ttaz (it Acl•uK T ,+ one, Sheathing +blkg or ors/8" • DESIGNED: LG ALT 7/16 either 12 16 2x6 Sawn 6/12@16 48"tali Titen HD, siWCiscoo orA34or H2.5or 1PW : 168/ I OSB or side, 8d 2-2x4 w/8- 2x NA 16d @ 61 w/3" 72/4 DRAWN: JR --7I-/V'- 120 plywo- apply 16d LTP4 at SDWG wshr.0, DATE: 5/11/2017 tL,,, of CP•IT od I directly 16 12 2x6 Sawn 6/12@12 36 .- 15600, ; @ MASAor to studs I MASAP � See D�2 SHEET qc:T•, 22 12 1.75x5,5 LVL 6112@12 ll�ll I / SNEAf;tulel 1 1 S imi 1 5y TalsTi 2PW 350 (same) (same) (same) (same) I (same) I (same) (same)14/12@16 1 (same) (same) (same) 2x (same) (same) '16d @ 4j (same) 36/4 ■ ! WA 3 : ISMS Standard Structural Specificationse —Copyright, Tim K. Garrison,P.E. OS GE _ OS BASIS OF DESIGN—APPLICABLE CODES: MATERiALS AND METHODS: a —_. rim Code.The designs herein are prepared in accordance with the 20I5 IBC. Construction shall conform with Provide and install all materials in accordance with manufacturer's requirements and recommendations. It is Where rock is sloped 3:1 (18-degrees)or greater,use#4 x 16"long dowels rotohammered 6"into rock. strength epoxy and rebar as specified on the Plans and Callouts.Drilling of holes and installation shall be in the most recent building code adopted by the approving jurisdiction. the contractor's responsibility to ensure all field personnel understand and adhere to this. Rotohammered holes to be'Vs"diameter, perpendicular to face of rock.No epoxy is necessary.Dowels to be strict accordance with epoxy manufacturer's recommendation. LANDED G E N T R Y LIMITED SCOPE OF CONSULTANT'S WORK: TEMPORARY SUPPORT AND BRACING: located as follows: CONVENTIONAL WOOD FRAMING: 0 For continuous footings,use dowel within 6"of ends,corners, and intersections and at 48"OC max HOMES AND COMMUNITIES Consultant.The consultant in responsible charge of the work indicated herein is Tim K. Garrison,P.E., General.Provide adequate temporary support to all walls,roofs,beams,columns, and floors during Material.All sawn framing lumber,not including beams,posts,and columns, shall be Spruce Pine Fir,Hem spacing. Dowels to be centered on stemwall. doingbusiness as ConstructionCalc Inc.,hereafter indicated as"CCI." construction.Design of same is not included herein.Contractor or owner should check all temporary- Fir,or Douglas Fir-Larch,Number 2 or better,unless otherwise shown.All sawn wood shall have supporting devices with a qualified person. Contractor shall be responsible for the adequacy of all 0 For pad footings, use two dowels spaced 8"apart,centered on footing.If dowel is too long to fit in moisture content less than 25%. Scope of Consultant's Work.The scope of work of CCI is limited to structural analysis of a new single- temporary and/or permanent support systems. footing,use 90-degree bend as necessary to provide 2"cover at top of footing. family residence as follows: General Construction: Predrill all nail holes where required to avoid splitting. Connect all wood members Retaining Walls.Do not backfill against retaining walls until concrete has cured to at least 2,500 psi(okay Slabs on Grade. Subgrade below slabs shall be similar to the above.A layer of free draining material and a per the Plans and applicable building code.Where Structural Plans do not spea.ifically address a structural *This model was analyzed previously by CCI.Certain foundations,beams and columns did not change and to use high early strength admixtures or additional cement in the mix to achieve this). For retaining walls suitable vapor bather(designed by others)are recommended for all interior slabs. element, construct said element per minimum building code. are approved herein by inspection. The previous analysis was CCI job no.t14055,6/30/14, sealed by Tim that are to be connected at their top to horizontal floor diaphragms, do not backfill against the retaining wall Footing Drains. Footing drains,with washed drain rock or Mira Drain or equivalent extending to finished Beams and Posts.All sawn structural beams,headers,and posts shall be Doug Fir Larch No 2 or better, K.Garrison PE. until such horizontal diaphragms are in place and properly connected to the retaining wall. shall beprovided at the base of all footings and retainingwalls which will have earthplaced against exceptwhereexposed to weather and grade, g g � specified as PT(Pressure Treated)may be Hem Fir No.2 or better. *This analysis is for the Lowman model,versions Coastal 1 and Coastal 2. FOOTINGS,FOUNDATIONS, SLABS ON GRADE: them.Footing drains shall be 4"perforated pipe routed downgradient to daylight,unless otherwise Glulams,PSLs,LVLs,etc shall be per Prefabricated Wood Products section below. *This analysis may be used for any such models constructed in the Landed Gentry 48 North community in Geotechnical Report: CCI is not aware of a geotechnical report for this project.CCI strongly recommends specified. Multiple Ply Members. Anacortes,WA. that a geotechnical report be performed by a qualified geotechnical engineer for all construction projects. STANDARD CONCRETE: *If any variation(s)to the above models is/are made,an addendum to these calculations is required. Soils analysis and geotechnical engineering are not a specialty of CCI.CCI depends on others for the Trimmers,kin rs, King Studs Headers.Where more than one 2x is placed against another and used as a multiple provision of soils data,which includes but is not limited to:allowable bearing capacity, liquefaction Standard Concrete. Concrete for footings, slabs,and walls shall attain a minimum 28 day strength of Pc= ply king stud,trimmer,or header,connect all plies with 16d at 4"OC,staggered. CCI takes responsibility only for items specifically addressed in our drawings and calculations. Constructed2,500 psi unless otherwise noted on Plans.Minimum cement content=5 sacks per cubic yard.Maximum potential,slope stability,active and passive lateral pressures,internal friction angle,and cohesion.In the Beams, Columns.Where more than one 2x or LVL,or LSL is placed against another and used as a multiple items not specifically addressed herein shall be builtwater/cement ratio shall be 0.45.All materials shall be in accordance with ACI 318,latest edition.Mixing per minimum code, absence of a geotechnical report CCI will make assumptions regarding soil parameters,however, CCI takes ply beam or column,connect aII plies with glue and 2, 16d at 4"spacing. and placing of all concrete to be in accordance with IBC and ACI 304, latest edition. no responsibility or liability for future settlement, or damage or injury due to earth movement or failure of Glue.Where specified, gluegradestrength LOADS Admixtures.Industry recognized and approved admixtures affectingset ' flowabilit and/orwood shall be commercial with minimum shear of do psi at 28 any end• y' days.Use Liquid Nails LN-940 or equivalent.Prep and apply per manufacturer's recommendations. Following are the loads used for the subject design/analysis: wateipioofing may be used provided the strength and durability of the concrete is not adversely affected. Structural Fill: "Structural Fill"shall be granular material conforming to local or state highway Window and Door Openings. O Roof live:20 psf. 0 Exterior wall dead: 10 psf specifications for imported road base or sub base;or use sand or other clean granular materials no larger Air Entrainment.Provide 5%air entraining in all concrete exposed to the earth or weather. O Roof+ceiling dead: 15 psf 0 Interior wall dead: 7 psf than pea gravel. All structural fill must be compacted per the following section. FlyAsh.Highqualityflyash or other naturalpozzolan maybe used in accordance with ASTM C618 with a Header. Use header size shown on Structural Plans.May use larger of same material.All headers shall be O Roof snow:25 psf 0 Seismic Factors: Ss= 1.10, S1=0.437 installed with their tall dimension vertical. If header is less than 3 inches wide(LE. a single 2x or single O Floor live:40 psf 0 Seismic Des Category: "D" Non-Structural Fill:"Non-Structural Fill"is soil(native or imported)without:organic materials;rocks and corresponding reduction in cement content.Any such concrete shall obtain at least the strength and LVL)use a flat 2x nailed to the bottom of header in an"L"configuration with 16d at 4"max spacing. If no O Floor dead: 15 psf 0 Wind Exposure 'C',3-sec gust: 120 mph. lumps greater than 3"in any dimension;trash;and the like. If used as compacted fill, it must be compacted durability characteristics as Standard Concrete listed above. header is specified,the wall is assumed non-load bearing ed and wall top plate may serve as the header. O Deck live: 40 psf 0 Assumed allowable soil bearing pressure: per the following section. CONCRETE REINFORCING: Multiple Adjacent Openings.Where adjacent door or window openings occur in a wall,headers for each O Deck dead: 10 psf. 1,500 psf Compaction:Place all fill materials in lifts not exceeding 8-inches. Compact using mechanical(vibratory or Strength, Splicing,Bending. Reinforcing bars(rebar)shall be grade 60(Fy=601mi)or better,unless opening shall be individual members with full-height king studs between them.Park header shall use the impact)methods. otherwise specified in the Plans. All reinforcingshall bespliced detail be nt,detailed, and supported in number of king studs specified in Structural Callouts. SINGLE PROJECT: In paved areas and under structures,use structural backfill compacted to 95%relative compaction. accordance with applicable ACI code. Discontinuous Top Plate.Where wall top plates are cut,omitted,or otherwise discontinuous at a header,the The calculations, drawings,notes, specifications,and/or tables prepared by CCI are valid only for the In non-paved or non-footing areas use structural backfill or native backfill minus rocks,lumps, and organic BOLTS AND DOWELS IN CURED CONCRETE: end of the header shall be connected to the remaining top plate beyond with a horizontal CS18 strap with project indicated herein.These documents are not valid are not applicable to,and shall not be used for any matter, compacted to 92%relative compaction. minimum 12" length on the header and 12" length on the top plate beyond. Strap may be on top, inside, or other project at any location other than 48 North,Anacortes. General.This section shall apply to bolts and dowels installed in cured concrete using rotohanuner outside of wall. Where pipes enter and exit structures(distribution boxes, utility boxes,catch basins,manholes, etc.)use techniques.Minimum concrete embedment=4-inches unless otherwise specified.Minimum distance to any COMPETENT CONSTRUCTION PERSONNEL/SAFETY: structural fill around the structure.Carefully place and compact to 95%relative compaction under and edge or end of concrete=3"from hole centerline unless otherwise specified. Trimmers, aka Jack Studs.Use size(or larger)per Structural Callouts. Concealed flange hanger of similar Only competent personnel familiar with construction and safety practices germane to the project shown around all pipes. Existing Reinforcing. It is important that no existing rebars are drilled or cut during rotohammer operations. bearing length and capacity may be substituted for trimmer. herein should be employed to assemble and construct the work. When roots, rocks,or other undesirable materials cause over-excavation,fill over-excavation and compact I eication of existing reinforcing'^ss may be by non-destructive methods(pachometer,radar, or similar). King Studs.Use size(or larger)per Structural Callouts.These must be full height,bottom plate to top plate, Contractor shall be responsible to comply with all OSHA and State Labor and Industries Standards. per the above. Washers. Use 3"x3"x.229"washers on all wood mud sill anchor bolts. Such washers maybe slotted, with LE diaphragm to diaphragm. Contractor assumes full responsibility as to construction methods used, safety provisions employed,and the Foundations,Footings on Soil:All footings and foundations to bear on undisturbed existing soil or plate washer under the nut as allowed by the IBC.At non-mud sill locations, smaller washers may be used. Anchor Bolts. finished as-built condition of the structure and related systems. structural fill.All organic and deleterious material beneath footings and foundations to be removed and Use a steel plate or malleable iron washer under nuts and the heads of all bolts that connect wood. Shear wall anchor bolts connecting mud sills,use 5/8"diameter x 8"min embedment at the spacingshown replaced with structural fill.Bottom of footings to be below locally prescribed frost zone,not less than 12". Non-Epoxy Systems.Use Simpson Titers BD where shown in the Plans.These anchors maybe used to in the Plans but never greater than 60"OC and within 12"of ends and corners,with 3"x 3"x .229"steel Foundations,Footings on Rock: Where footings bear on rock,clean the rock free of dirt, moss,debris, or resist tension loads and shear loads. Install per manufacturer's recommendations. washers, wrench tight. Wet set anchor bolts shall have a hook or head on the embedded end. other deleterious substances. Place concrete directly on cleaned rock. Where rock is sloped less than 3:1 Epoxy Systems. For bolts,use Simpson epoxy-tie bolt system with ET-HP or SET high strength epoxy, Rotohammered anchor bolts at the same spacing may be used in lieu of wet set-see specifications in (18-degrees),no dowels into rock are necessary. previous section. An alternate to wet-set anchor bolts and washers may be Simpson MASA or MASAP at with zinc plated,A307all-thread' bolts as shown in the sketches. For dowels,use ET-HP or SET high the same spacing specified for wet set anchor bolts. a _.. 4; Non-shear wall anchor bolts shall be spaced a maximum of 72-inches and within 12-inches of ends and Engineered Wood—General.These products must be provided,stored,and installed in accordance with a, corners and shall be fitted with 2"steel plate washers.Use either 1/2"diameter x 8"min embedment wet- manufacturer's recommendations. Failure to do this may void the warranty and diminish load carrying set,or 1/2"Titen HD with 4"min embedment. capacity.Any nationally-recognized brand that meets the below specifications is acceptable. flf Non-shear wall anchors may be 0.145"diameter powder-actuated pins with 1-1/2"min concrete 1-beam Composite Web/Flange Joist Products.The contractor shall install the I-Joist products complete embedment, at 16" OC,unless otherwise shown . with web stiffeners and other blocking/bracing as shown on the Plans and/or as recommended by the Pressure Treated Lumber.Use pressure treated lumber in contact with concrete and/or soil,and when manufacturer. directly exposed to weather.Pressure treating chemicals shall be inert, or otherwise non-reactive with metal PSL(Parallel Strand Lumber)and Versa-Lam.Where called for,use minimum 2.0E,2,900 psi minimum connectors(including nails,bolts, framing connectors,etc.)or structural steel members. allowable bending stress. In certain cases non-pressure treated lumber may butt against concrete.In these cases use a layer of heavy, LVL (Laminated Veneer Lumber). Where called for, use minimum 1.9E,2,600 psi minimum allowable asphaltic-treated construction paper between wood and concrete. bending stress. BIocking/Bridging.Provide continuous blocking at all bearing locations.Provide full depth bridging or LSL (Laminated Strand Lumber). Where called for,use minimum 1.3E, 1,700 psi minimum allowable blocking at 8'OC max.in joist or rafters without continuous plywood diaphragm connection on thetop . bending stress. Framed floors which support posts shall be solidly blocked within the floor cavity to positively transfer Glue-I animated Timbers. Unless otherwise noted, all glu-lam beams shall be 24F-V4 DF/DF industrial post,column,or other concentrated loads through the floor to the supports beneath. appearance grade,manufactured by an AITC approved fabricator. Store and install in accordance with Bolts.Unless otherwise specified:Use washers on all bolts;tighten all bolts to a very snug wrench tight manufacturer's recommendations. If these span continuously over one or more interior supports or are cantilevered,use 24F-V8 DF/DF. If visually exposed to interior living space,use Architectural Appearance condition;use standard A307 bolts; for bolts in wood,drill the same diameter hole as the bo'.:: for bolts in Grade steel drill holes 1/16"larger than the bolt diameter. Provide the following minimum edge di,lances between centerline of bolt and all edges of bolted wood,and between centerline of multiple bolts: Plywood or OSB Shear Walls.All shear walls shall be positively connected to horizontal diaphragms or slabs at their tops and bottoms per the Plans and Callouts.Wall sheathing may be either Oriented Strand 5/8 inch diameter bolts 3 inches Board OSB 1(OSB) or plywood ood approved for use as lateral-resisting sheathing by an APA-approved manufacturer. 3/4 inch diameter bolts 3.75 inches Store and install in accordance with the recommendations of APA and IBC for shear resisting vertical wall 1 inch diameter bolts 4.75 inches sheathing. Minimum distance between edge of bolt and any edge of steel plate(angles,gussets,flanges,webs,etc.) shall be one inch. Engineer shall specifically approve any bolted connection using less edge distance than shown above. I ag Bolts.All lag bolts greater in diameter than 1/4"shall have pilot holes pre-drilled. Size of pilot hole in threaded portion shall be 70%of the unthreaded shank diameter(or alternatively,90%of the root diameter of the threaded portion). Pilot hole diameter of unthreaded portion shall be the same diameter as the unthreaded shank. - PRE-FABRICATED FRAMING CONNECTORS: t 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 i /or alternate connector. LOWMAN PREFABRICATED WOOD PRODUCTS: . prefabricated Trusses. Where shown on the plans, all prefabricated structural roofing members shall be designed by a certified professional engineer. The prefabricated structural roofing designer shall provide to the Contractor stamped design drawings with appropriate notes showing member sizes, forces,installation procedures,blocking,bracing,etc. STRUCTURAL NOTES & DETAILS . JOB NO: LOWMAN DESIGNED: LG DRAWN: JR DATE: 5/11/2017 SHEET S -2 WA I