HomeMy WebLinkAboutPermit File BLD-2018-0108 (3) 1610 Latitude Circle Q Cityof Anacortes
Invoice/Permit#: BLD-2018-0108
'° 904 6th Street
'`l Applied date: 03/02/2018
P.O.Box 547 Issue date: 10/15/2018
` � 0: Anacortes, WA 98221-0547
;tt' ►' ,= (360) 293-1901
Expire date: 04/12/2020
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Job Address: 1610 LATITUDE CIR Permit Type: Single Family Residence Permit
ANACORTES WA 98221 Project:
APN:
Remarks: Construct single family residence per approved plans
Owner: LANDED GENTRY DEVELOPMENT Contractor: LANDED GENTRY DEVELOPMENT INC
Address: 504 E FAIRHAVEN AVE Address: 504 E FAIRHAVEN AVE
BURLINGTON WA 98233-1846 BURLINGTON WA 98233-1846
Phone: (360)755-9021 Phone: (360) 755-9021
License#: LANDEGD062D4
General Information: Fees:
Occupancy Group it-1 Plan Review Deposit 200.00
Use Zone R2 Amendments/modifications 165.00
Basement Square Footage 1396 Building Permit Fee 2,516.95
Lot Area 7558 Plan Review Fee 1,436.02
1st Floor Square Footage 1940 Mechanical Permit Fees 134.75
Garage Square Footage 477 Plumbing Permit Fee 195.00
Deck Square Footage 160 State Building Code Fee Resi 6.50
Porch Square Footage 65 Sewer Inspection Fee 50.00
Building Valuation 372000 Storm Drain GFC-Residential 1,597.48
# Forced Air Furnace<=1,000 1 Sewer GFC-Residential 9,482.66
#of Backflow Devices 1 Park Impact Fee 615.00
#of Bathtubs 3 Traffic Impact Fee 2,641.40
#of Clothes Dryers 1 Total Calculated: 19,040.76
#of Clothes Washers 1 Deposits/Receipts: 200.00
#of Dishwashers 1
#of Gas Fireplace 2 Total Due: 18,840.76
#of Gas Piping 6
#of Gas Water Heaters 1 i:l --1 -,, v; I-- I-I
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#of Water Piping 2 = 1 1-.; s�
#of Hose Bibbs 3 °°cal ;� i I_I
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#of Kitchen Sinks 1 ,_ �. I,. '=1 1-- a ,i,
#of Lavatories 5 r~' " = 1-1 =' ' '
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#of Other Fixtures 1 'i' `='
#of Range Hoods 1 ` .-1- _ r, 'i'
ILO 7 VI
#of Showers 3 '" ' n I-, 1-_-.1
#of Slop Sinks 1 0 ,- —I f„
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#of Ventilation Fans 5 - . co-n r
#of Water Closets 3 ,i, .7Y µ
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A.fi. - C • City of Anacortes Invoice/Permit#: BLD-2018-0108
904 6th Street
1 Applied date: 03/02/2018
`'"r P.O.Box 547
0• Anacortes, WA 98221-0547 Issue date: 10/15/2018
'` '?
Expire date: 04/12/2020
(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 ISSUED BY
/6 lo [c01-; -64 CiNc-r/l&
Fyrrce, Groc
From: Jack Reinstra <jackr@landedgentry.com>
Sent: Friday, April 20, 2018 12:26 PM
To: Fyrrce, Groc
Cc: Measamer, Don;Art Shaw
Subject: FW: 1404 Latitude Circle Building Plan Review Landed Gentry Cornet
Attachments: 48 North - Lot #1 & Lot#22.pdf
Groc,
I was not intending to be sarcastic at the end of my e-mail (below), I am just trying to
understand what you are wanting and asking you for help in doing so. Thanks.
Jack
From:Jack Reinstra
Sent: Friday, April 20, 2018 12:12 PM
To: 'Fyrrce, Groc' <gfyrrce@cityofanacortes.org>
Cc: 'don@cityofanacortes.org' <don@cityofanacortes.org>; Art Shaw<art@landedgentry.com>
Subject: RE: 1404 Latitude Circle Building Plan Review Landed Gentry Cornet
Groc,
Sorry it has taken me so long to get to these corrections. I have attached your comments for
1404 and 1610 Latitude Circle. My comments/questions will be addressing both of them, since
they are for the same house plan and are the same comments.
la: Where does it say you cannot mix intermittent and continuous-sheathed methods on the
same floor? You have been checking plans for a year and a half, and this is the first mention
and rejection of doing this. What causes the sudden change? Item #4 in R602.10.4.1 says you
can mix intermediate methods ABW and PFH with continuous methods CS-WSP and CS-PF along
a braced wall line. That contradicts what you are saying. Is that the ONLY mixing that can be
done on the same floor? If so, why has this always been accepted in the past?
lb: Please show me where it says you cannot mix WSP and GB in SDC 1. It does not say that in
R602.10.4.1 where you are referring to. I do not see where it says this in other sections either.
2: The ABW is carried down to the concrete footing from the main floor with strap-type
connections ("shall be permitted to be attached over the wood structural panel" per figure
R602.10.6.1.) carrying across the floor diaphragms from double studs above and below. It just
says it has to be anchored to conc. footing or conc. foundation wall (which we are doing), not be
1
on the first floor. I see where our callout on the lower floor should be 3,000# and not 1,800#,
though.
3a: The length you are stating is the length of the wall bracing, not the braced wall line. In
R602.10.1.1, it states the "end of a braced wall line shall be the intersection of a perpendicular
braced wall line OR an exterior wall". This is neither. We are calling it out as the end of the
wall on one end and the BWL intersection on the other end. Figure R602.10.1.1 shows this as
well.
3b,c & d: We chose the BWL length to begin and end with the intersection of a perpendicular
BWL, which is one of the allowed definitions of a BWL length in R602.10.1.1.
4: Please specify how you want this done. The only cripple walls we have that aren't included in
the lower floor wall bracing are below the lower floor, which are not more than 4' high. This
occurs for 1404 Latitude Circle only, as 1610 Latitude Circle is supposed to be a slab on grade
for the lower floor. The only thing I see that needs done is to multiply the required lower wall
bracing by 1.15 and the adjustment for no GB on the interior of the cripple wall, where the
cripple walls occur below the lower floor. Is this correct?
5: Please specify how you want this done. Your reference to R602.10.11.2 is for cripple walls in
D2 (Anacortes is D1), not stepped footings. Are you referring to R602.11.2? If so, we do not
intend stepping over 4'. I can state this on the plans. Is this what you want done?
6: R602.11.3 does not exit. Are you referring to R602.11.2? If so, refer to #5.
If you could be more specific with many of your comments and explain the reasons for them
(like #1a), it would greatly help with corrections and would be greatly appreciated. After all,
you here to "help" us get plans approved, not "hinder" us. Thanks.
Jack Reinstra
Landed gentry
From: Fyrrce, Groc [mailto:gfyrrce@cityofanacortes.org]
Sent:Thursday, April 5, 2018 7:06 PM
To:Jack Reinstra <jackr@landedgentry.com>
Cc: Kennedy,Jack<iackk@cityofanacortes.org>; Nelson, Kait<kaitlynn@cityofanacortes.org>; Cricchio, Kevin
<kevinc@cityofanacortes.org>; Lange, Steve <stevel@cityofanacortes.org>
Subject: 1404 Latitude Circle Building Plan Review Landed Gentry Cornet
Hi Jack,
2
Please see my attached plan review note for corrections that need to be addressed so that I can finish my plan
review. Jack requires a fire flow hydrant test showing 1750 gpm.
Other reviewers sent their corrections separately.
FYI. I recently received training on the provisions of the 2015 IRC wall bracing.
Best regards,
Groc Fyrrce
Building Inspector/Permit Technician
City of Anacortes
(360)293-1901
(kr,r//, dereet&-a am/e(y/erral Tr
My incoming and outgoing email messages are subject to public disclosure requirements per RCW 42.56.
3
Anacortes Planning&Community Development Dept.
a'` Permit Center
' . P.O.Box 547,Anacortes,WA 98221-0547 PH(360)293-1901
Don Measamer,Building Official,Planning Director FAX(360)293-1938
Apri15,2018
Jack Reinstra
504 E. Fairhaven Ave
Burlington,WA 98233
RE: Plan Review notes for the proposed New Single Family Residence at 1610 Latitude Circle
Please address the following items so I can complete the plan review.
1. 2015 IRC R602.10.4.1 states the following:
a. Intermittent and continuous-sheathed braced wall methods cannot be mixed on the same story.
Either use continuous-sheathed throughout on the same story or reclassify and recalculate as
WSP for each story. It is allowed to have CS-WSP on one floor and intermittent on the other.
b. GB and WSP intermittent methods cannot be mixed in SDC Dl,which Anacortes is. Correct this
on the plans.
2. 2015 IRC Figure R602.10.6.1 states that the ABW is not allowed to be on any story other than the first
story because it has to be anchored into concrete. Correct this on the plans.
3. In the Seismic Braced Wall Tables, correct the following and recalculate the required length required for
the following:
a. D Lower BWL length is 19.4'.
b. 4 Lower BWL length is 34'.
c. 3 Lower BWL length is 50'.
d. 2 Lower BWL length is 50'.
e. If omitting drywall behind the fireplaces multiply the required bracing length by 1.5 per 2015
IRC Table R602.10.3 (4),and 1.4 for wind per Table R602.10.3 (2).
4. Indicate on the plans how the cripple walls comply with 2015 IRC R602.10.11.
5. Indicate on the plans how the step footings comply with 2015 IRC R602.10.11.2.
6. Indicate the height of the cripple walls and if they are more than 4' in height they will have to be
counted as an additional story and will have to be braced accordingly per R602.11.3.
7. Indicate on the plans in the stair Detail 4, on sheet A-5.2, that the tread depth is from nose to nose.
Please contact me if you have any questions about these notes.
Sincerely,
Groc Fyrrce
Building Inspector
City of Anacortes
360-293-1901
r-A.*T- C3 Cityof Anacortes
Invoice/Permit#: BLD-2018-0108
904 6th Street
Applied date: 03/02/2018
`"*"00 PP.O.Bax 547
vb` Anacortes, WA 98221-0547 Issue date:
's
(360) 293-1901 l' ,Yr, Expire date: 08/29/2019
Job Address: 1610 LATITUDE CIR Permit Type: Single Family Residence Permit
ANACORTES WA 98221 Project:
APN:
Remarks: Construct single family residence per approved plans
Owner: LANDED GENTRY DEVELOPMENT Contractor:
Address: 504 E FAIRHAVEN AVE Address:
BURLINGTON WA 98233-1846
Phone: (360) 755-9021 Phone:
License#:
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
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THIS PERMIT BECOMES NULL AND VOID IF WORK OR CONSTRUCTION AUTHORIZED IS NOT COMMENCED WITHIN 180 DA'l S,'' R IF'
CONSTRUCTION OR WORK IS SUSPENDED OR ABANDONED FOR A PERIOD OF 180 DAYS AT ANY TIME AFTER WORK IS COMMENWD-_ rj)
HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE AND CORRECT.ALL PFOJ I ts1 L
OF LAWS AND ORDINANCES GOVERNING THIS TYPE OF WORK WILL BE COMPLIED WITH WHETHER SPECIFIED HEREIN OR MOT, IT}i '
GRANTING OF A PERMIT DOES NOT PRESUME TO GIVE AUTHORITY TO VIOLATE OR CANCEL THE PROVISIONS OF ANY OTHER TAgE F
LOCAL LAW REGULATING CONSTRUCTION OR THE PERFORMANCE OF CONSTRUCTION.
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SIGNATURE OF OWNER OR AUTHORIZED AGENT ISSUED BY c,
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'6k___\ • -2_6q- 0 \ 61
z Y PLANNING, COMMUNITY, &ECONOMIC DEVELOPMENT DEPARTMENT
c't t, RESIDENTIAL BUILDING PERMIT APPLICATION
"'°` "Y``` Mailing Address:P.O. Box 547,Anacortes, WA 98221
vOttirs,v` Office Location:904 6th Street,Anacortes WA 98821
N.: COR.,,
--,..: 1 o( i L Phone: (360)293-1901, Fax: (360)293-1938mR 2 20t8
PLEASE REFER TO TIIE RESIDENTIAL BUILDING PERMIT CHECKLIST BELOW FOR SUBMITTAL REQUIREMENTS
PROJECT ADDRESS(Street,Suite#): Parcel(s)#:
16,10 LAIiTu9GIRC-Le� Mtd cRr ,toA g822I 1713
Subdivision/Lot II: Project Valuation: $
RA-r oF-42� 14 c 1 i-.c y *2.2- .j 0
APPLICANT: Phone: Fax:
LA t- c e C GeNN!ct2- DE- IEtQ1HE t ► Nc- _ 2 --I 55-ciazt
Address(Street,City,State,Zip): E-Mail Address:
504- E. FAt-Q+-tAiJEr1 , P-)UP-J 4c/17A(/) 9S23?
PROPERTY OWNER: Phone: Fax:
S 1-1OR t.N .4t•IAC -tSt t-- 3 7-155-ego-I
Address(Street,City,State,Zip): E-Mail Address:
504e.-F,Att,1- VErt•tSc�,zc�r ,tr),4- 3 _
CONTACT PERSON: Phone: Fax:
J-p-(.4.4.. P,e I t� s-t- O'1.55-902,1,z1L•151
Address(Street,City,State,Zip): E-Mail Address:
t')=1- G. F/'ct ,.!-64V hL;, Bte.(..t t4(1�us1,11 JgPJQ 3a
LENDING AGENCY: Phone: Fax:
f2coFcx E3AtAK
Address(Street,City,State,Zip): E-Mail Address:
I6ot424 t7i; pg., M►•.\li 149a, I,t. k c?S27 5 _
CONTRACTOR:* Phone: Fax:
LA-kCD Gj c0.t�t2t `i PTV t-i1aT,I l-kG _ 30o--15E-9vZ I
Address(Street,City,State,Zip): E-Mail Address:
504-E•--NNit,-,I44VE1-li 15 iRuL tt o&4 Ut 1A 9_139 33 -
*All Contractors&Subcontractors must have a valid City ofAnacories Professional License#: Exp.Date:
business license prior to doing work in the City. Contact the City's t7 bq v o d�D 2-- 5 - I�t
Finance Department at(360)299-1968. Business License#: Exp.Date:
PROPOSED WORK:
co 14<-5C-4:2\UGz ONle tt,.kr., t t't - tom,eSt t7t�Y.lC testy
1—Or 2?-t p( T 1 F- 44P1 14 o, 14
PROPOSED NEW SQUARE FOOTAGE:
Basement SQ': Finished Basement: 51. Unfinished Basement 1•:� -32 iJ ,
1'Floor SQ': _I e cl Garage/Carport SQ': .,-r -
2nd Floor SQ': Deck/Covered Porch/Patio SQ': . n
Fire Sprinkler: Yes 0 No 0 Lot Area SQ':
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•. . RE'C IS t r""it' Owner 0 Agent Ef.,(specify):
Signature: a I, , 1' . F--e vt„e Z. . Date: "2_- 2.2 -l e
(� Page 1 of 3
C(�,.9;6-z- •` P'e 1 ci S ?fr,R____ 6"--)
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PLANNING, COMMUNITY, &ECONOMIC DEVELOPMENT DEPARTMENT
RESIDENTIAL BUILDING PERMIT CHECKLIST
V Mailing Address:P.O. Box 547,Anacortes, WA 98221
``t`q `;' Office Location: 904 6th Street,Anacortes WA 98821
`" Phone: (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.
'P .PE MIT
n SUBMITTAL. REQUIREMENTS
•
el The number indicates then(number of cm" 9 F� n .'oq
copies for submittal if applicable). i o P
'$ Residential Building Permit Application 1 1 1 1 1
x Site Plan (Drawn to Scale & Surveyed—
if applicable) 2 2 0 2 2
)' Building Plans (Drawn to Scale) 2 2 2 2 2
'I Reduced Site Plan(11"X 17") 2 2 0 1 1
)c Reduced Floor Plan(11"X 17") 2 2 2 2 1
)4 Structural Calculations (if applicable) 2 2 2 2 2
Energy Code Compliance(shown on
.74 plans)
Drainage Plan/Small Parcel Stormwater
Plan 2 2 2
)4 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
MECHANICAL:
Equipment Type: Appliance/Equipment Information(new and relocated): Total#:
Furnace: Gas#: I Elec#: Other#: I C-
Gas Water Heater: #: 1 Location(s):
Heat Pump: Elec#: Other#:
Air Conditioning: Elec#: Other#:
Boiler: Gas#: Elec#: Other#: BTUs:
Exhaust Fans: Bath#: 4 Laundry#: I Other: 5
Range Hood: #: I Location(s): 4 1'r {e r
Fireplace: Gas#: 2 Elec#: Other:#: Location(s): LFAt �ui _
Clothes Dryer:/Duct: Gas,#: 1 Elec#: Other:#: Location(s): LA.t)t4ptz�{ 1 t�
Stove/Range/Oven: Gas#: 1 Elec#: Other:#: Location(s): I4.CTC..14-E;34 I(/
Range Hood: Location(s): 1,1-"ci4-69N
Gas Outlet(s): #: (p Location(s): 1'V ,- .1_/_,,(1�A" 6 N C?*II°c'�1\t9 ' (P
Other: #: Location(s):
TOTAL 1
PLUMBING FIXTURES:
Fixture Type(new and relocated): Total#: Fixture Type(new and relocated): Total#:
Water Closet(Toilet): . Refrigerator water supply(for water/ice dispenser): IL/
Kitchen Sink: ( Pr sure Reduction Valve/Pressure Regulator:
Utility Sink: ( /
ater Service Line: I
Tub: 3 t/Wa Piping:
Hand Sink: 5 loothes Washer: 1 �.
Shower: 1 1/Electric Water Heater: Tank-less? Yes ❑ No❑
Dishwasher: Ia ow Prevention Device: 1 jV
Hose Bib:
TOTAL OUTLETS: L,46 TOTAL OUTLETS: 5
Page 2 of 3
t� 0� Anacortes Planning & Community Development Dept.
Permit Center
'y��o�/ 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.
PART I
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.
FART Z
Insulation and Windows:
Framing Glazing % U-factor Ceiling Vaulted Walls Floor ,b
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
['oa 2,110. 64-cu. ft. X 5)/60]= Zy5 22.41 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.
6 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.
Baffles to maintain vent openings in attic are properly installed.
,. Insulation is installed behind partitions and in corners; fitted around wiring and pipes.
/ Insulation is installed behind bathtubs and showers.
J Openings around interior plumbing pipes in exterior walls are sealed.
tf Furnace is the correct size.
Fresh air system is installed, connected to the cold air return within four feet of the air
handling unit.
Interior doors are undercut to allow air movement.
JExhaust fans terminate outside the building.
Showers and lavatories have 3 gpm flow limiters.
SIGNATURE: A t p 1 _( J• ,
For more information contact:
City of Anacortes Building Department
PO Box 547,904 6th Street•Anacortes,WA 98221
360-293-1901
Fyrrce, Groc
From: Kennedy,Jack
Sent: Friday,April 06, 2018 8:52 AM
To: Fyrrce, Groc
Subject: 1610 Latitude Circle
1. Minimum required Fire flow= 1750 gpm.
2. Approved Fire Flow Test provided by applicant.
Jack Kennedy,
Assistant Chief/Fire Marshal
Anacortes Fire Department
360-293-1932 Office
360-661-3437 Cell
1
Steve Baughn
Subject: FW: BLD-2018-0108, 1610 Latitude Circle
From:Cricchio, Kevin
Sent: Friday, March 23, 2018 2:11 PM
To:Jack Reinstra <JackR@Iandedgentry.com>
Cc: Lange,Steve<stevel@cityofanacortes.org>; Fyrrce, Groc<gfvrrce@cityofanacortes.org>; Ingalls, Paul
<pauli@cityofanacortes.org>
Subject: BLD-2018-0108, 1610 Latitude Circle
3-23-18 VI 9F
RE: BLD-2018-0108,1610'Latitude Circle OCT 1 2 2018
Jack, CITY OF ANACORTES
I have completed my review of the building permit application to construct a residence at 1610 Latitude Circle.The
following is my requested revision:
• The site plan's dimensions appears to be a tad bit off.The site plan dimensions need to reflect the exact
dimensions of the lot per the recorded survey. Please revise accordingly and submit 2 large copies and 2
reduced.Thanks.
Kevin Cricchio, AICP, WPIT I Associate Planner I Planning,Community&Economic Development Dept.
City of Anacortes I P.O. Box 547 1904 6th Street I Anacortes, WA 98221
360.293.1937 (work) I kevinc cityofanacories..org I www.cityofanacortes,.org
My incoming and outgoing email messages are subject to public disclosure requirements per RCW 42.56.
1
1
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ANACORTES PUBLIC WORKS DEPARTMENT
O%v Y o Steven Lange, Project Manager
P.O.BOX 547,ANACORTES,WA 98221 PH(360)293-1920
V�r w:7 E-MAIL:stevel@cityofanacortes.org FAX(360)293-1938
'9oo.9
Memo
Date: March 2,2018
To: Paul Ingalls, Plans Examiner
From: Steven Langeja_e_7_____
Subject: Site Plan Review#1 for 1610 Latitude Circle
cc: Eric Shjarback, Justin Symonds
The submitted site plan for 1610 Latitude Circle was reviewed by the Public Works
Engineering Department on March 2, 2018.
• 03-02-18: Submittal to Public Works Engineering
• 03-02-18: 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 boundaries.
• Issue the building permit when ready.
I`
FO / q
Q ��1.< • Water • Wastewater • Streets • Storm Drainage • Engineering • Solid Waste
• Transportation•Equipment • Capital Projects • Development Services
q�/p:
Cricchio, Kevin
From: Cricchio, Kevin
Sent: Friday, March 23, 2018 2:11 PM
To: Jack Reinstra
Cc: Lange, Steve; Fyrrce, Groc; Ingalls, Paul
Subject: BLD-2018-0108, 1610 Latitude Circle
3-23-18
RE: BLD-2018-0108, 1610 Latitude Circle
Jack,
I have completed my review of the building permit application to construct a residence at 1610 Latitude Circle.The
following is my requested revision:
• The site plan's dimensions appears to be a tad bit off.The site plan dimensions need to reflect the exact
dimensions of the lot per the recorded survey. Please revise accordingly and submit 2 large copies and 2
reduced.Thanks.
Kevin Cricchio, AICP, WPIT I Associate Planner I Planning, Community& Economic Development Dept.
City of Anacortes I P.O. Box 547 1904 6th Street I Anacortes, WA 98221
360.293.1937 (work) I kevinc@cityofanacortes.orq I www.cityofanacortes.org
My incoming and outgoing email messages are subject to public disclosure requirements per RCW 42.56.
1
BUILDING PERMIT APPLICATION REVIEW:
DATE: �--- 23_ PERMIT#: O ,��� � 2 I 0 \o't
SITE ADDRESS: \ 4\q 9S LeAlilik
PARCEL#:
e
In vp
SURVEYED SITE PLAN: �] yes ❑ no
• Does site plan &dimensions match survey ❑ yes `N] no
'n SSic \ 6k-1
-(
ZONING DISTRICT: \C-....
• Is the land use permitted in zone yes ❑ 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 ❑ yes 0 no
IMPERVIOUS SURFACE MAXIMUM:
0 )---e\--
MINIMUM SETBACKS: eac } 1V.:•-"?( 0St \ , 5) I
,)
MINIMUM LANDSCAPING: 2...dk _...)
MINIMUM #OF TREES: ��e5
MAX LOT COVERAGE: -).. 5
MAX PERMITTED HEIGHT:
J3
OFF-STREET PARKING: 2,s
1
EASEMENTS:
Print Window Page 1 of 1
Details for Parcel: P133680
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
P133680 6042-000-022-0000 SE 22 35 01
Owner Information Site Address(es) Map Links
48 NORTH ANACORTES LLC 1610 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 DINE
Current Legal Description Abbreviation Definitions
(0.1735 AC) LOT 22, 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 $102,600.00
Land Market Value +$102,600.00 Sale Date 2017-06-02 General Taxes $1,075.41
Total Market Value $102,600.00 Sale Price $4,350,000.00 Special Assessments/Fees
Assessed Value $102,600.00 Total Taxes $1,075.41
Taxable Value $102,600.00
* Effective date of value is January 1 of the assessment year(2017) Legal Description at time of Assessment
*Land Use 1 WAC 458-53-030
Neighborhood (21AVIEW) ANACORTES VIEW RESIDENTIAL
Levy Code 0900 Fire District
School District SD103 Exemptions
Utilities *SEW, WTR-P Acres 0.17
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/ 3/23/2018
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Hydrant Flow Test Report
Test Date 4/26/17 Test Time 12:30PM
Location Tested by
1419 Latitude Circle Mark Taitano
Anacortes, WA 98221 Commercial Fire Protection, Inc.
17199 Bennett Rd
Mount Vernon, WA 98273
(360) 848-9093
Notes Read Hydrant
New Hydrant, Hydrant 915 (Update of a previous 86 psi static pressure
report) 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
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PLANNING, COMMUNITY, &ECONOMIC DEVELOPMENT DEPARTMENT
I RESUBMITTAL/ PLAN REVISION /ADDITIONAL INFO COVER SHEET
4w
Mailing Address:P.O. Box 547, Anacortes, WA 98221
col`-= Office Location: 904 6rh Street,Anacortes WA 98821
JUN 13 2018 Phone: (360) 299-1984, Fax: (360) 293-1938
7 4.0 t s 1'', '; "1 �.,a1)5 g,a(11.,7 Ll) v .a= L1 f ,, �L 'i, , ,i 7) ,i, r7,-' A
Permit/Project#: Date: (p— 1( — ( 'i3
Project Name:.( 'C nF 42, -NiOt T14 I �D-1-*2 Project Address: ((a(p (�-t-t'Tc.212r= CQ l r,L;
Project Contact: J �C,c R , 41 tG Company Name: p� (1(e ,
Contact Phone: 2--7 _c1 J 14-(c--) Contact Email: c.0 ,t^ - (G1, yt Ntt ,Co
Has the permit been issued yet? 0 Yes 1:a No
All revisions must be either clouded or highlighted&wet stamped by an architect/engineer(if applicable).
Has this been done? 91 Yes 0 No
What department(s) is this resubmittal/revision/additional information to go to?
❑ Planning Dept. -Building Dept. 0 Fire Dept. ❑ Stormwater 0 Public Works Dept.
Is the plan revision or additional information,in response to a plan review letter?
Yes. A copy of the plan review letter with itemized responses to each item is required.
❑ No, the revision or additional information is initiated by the applicant, landowner, designer, or builder.
If not in response to a Plan Review Letter, please explain the nature of the revisions and/or additional info:
Are you submitting a full replacement? 0 Yes tg No If not what page#is being replaced?A rAOc -2-
Two full sized copies of all revised/additional information is required. Has this been done? 9, Yes 0 No
Two 11"X 17" reduced copies of revised site or floor plan is required.Has this been done? 0 Yes 0 No
Check the box next to the type of plan, report, or calculation where revisions or additional
information can be found.
❑ Site Plan 7, Building Plans 0 Structural Plan
❑ Landscape Plan 0 Parking Plan 0 Tree Preservation Plan
❑ Arborist Report 0 SEPA checklist 0 Wetland Report
❑ Geotechnical Report 0 Storm Drainage Analysis 0 TESC Plan
❑ Civil Plan 0 Lot Coverage Calculations 0 Impervious Surface Calculations
❑ FAR Calculations 0 Grading Plan 0 Survey(Boundary/Topo)
❑ Mechanical Plan 0 Plumbing Plan 0 Other:
R 1
i U IE El p r#
4YZ 9 2018 I
I
May 21, 2018
Anacortes Planning&Community Development Dept.
Attn: Groc Fyrrce
I
RE: Plan review corrections for proposed home at 1610 Latitude Circle
Please note the following items have been addressed as described:
1. a. Wall bracing has been changed to reflect that intermediate and continuous sheathed walls are
not mixed on the same story.
b. Wall bracing has been changed to reflect that intermediate walls are not mixed on the same wall
line. Is an ABW or PHF allowed on the same braced wall line with another type of intermediate wall
(i.e. GB or WSP)? I would like to know for future reference, please.
2. ABW bracing has been removed due to changed wall bracing types.
3. a.—d. Per R602.10.1.1,the end of a braced wall line can be to the end of a wall or with the
intersection with a perpendicular braced wall line. In each of these items,the wall line length we
have called out meets one or both of these options.
e. The adjustment factor for omitting GB on the interior of the braced wall at the fireplace has been
included in the braced wall calculations
4. Due to our higher retaining wall details,the "approximate original grade line" shown on the plans
and the fact that the lower floor is"slab on grade", cripple walls below the lower floor should not
exist.
5. It is noted on sheet A3.4 that if stepped foundation walls vary more than 4'-0",they should be
braced with the adjustments for cripple walls.
6. See note#4.
7. The stair detail on sheet A5.2 has been changed to indicate nose to nose tread depth.
All the above mentioned changes have been "clouded" and labeled with reference "1"for your
convenience in finding them,except sheet A3.3 and A3.4, as the whole sheet was revised due to new
braced wall callouts and calculations. Because more than half of the sheets changed, mostly due to wall
bracing requirements, I have included (2)complete sets of plans for your approval.
Jack Reinstra
Landed Gentry
44, Anacortes Planning&Community Development Dept.
Permit Center
' -/ P.O. Box 547,Anacortes,WA 98221-0547 PH(360)293-1901
Don Measamer,Building Official,Planning Director FAX(360)293-1938
April 5, 2018
Jack Reinstra
504 E. Fairhaven Ave
Burlington, WA 98233
RE: Plan Review notes for the proposed New Single Family Residence at 1610 Latitude Circle
Please address the following items so I can complete the plan review.
1. 2015 IRC R602.10.4.1 states the following:
a. Intermittent and continuous-sheathed braced wall methods cannot be mixed on the same story.
Either use continuous-sheathed throughout on the same story or reclassify and recalculate as
WSP for each story. It is allowed to have CS-WSP on one floor and intermittent on the other.
b. GB and WSP intermittent methods cannot be mived in CDC Dl ,which Anacort /orre_t th
L1, VY1L V111--f11CLVV1 lVJ 1J. VV11�iV�{.111,
on the plans.
2. 2015 IRC Figure R602.10.6.1 states that the ABW is not allowed to be on any story other than the first
story because it has to be anchored into concrete. Correct this on the plans.
3. In the Seismic Braced Wall Tables, correct the following and recalculate the required length required for
the following:
a. D Lower BWL length is 19.4'.
b. 4 Lower BWL length is 34'.
c. 3 Lower BWL length is 50'.
d. 2 Lower BWL length is 50'.
e. If omitting drywall behind the fireplaces multiply the required bracing length by 1.5 per 2015
IRC Table R602.10.3 (4), and 1.4 for wind per Table R602.10.3 (2).
4. Indicate on the plans how the cripple walls comply with 2015 IRC R602.10.11.
5. Indicate on the plans how the step footings comply with 2015 IRC R602.10.11.2.
6. Indicate the height of the cripple walls and if they are more than 4' in height they will have to be
counted as an additional story and will have to be braced accordingly per R602.11.3.
7. Indicate on the plans in the stair Detail 4, on sheet A-5.2, that the tread depth is from nose to nose.
Please contact me if you have any questions about these notes.
Sincerely,
Groc Fyrrce
Building Inspector
City of Anacortes
360-293-1901
HELIGSTAD ENGINEERING & SURVEYING
Civil Engineering&Surveying
4320 Whistle Lake Road Dale Herrigstad,P.E.,P.L.S.
Anacortes,WA 98221 (360)299-8804
October 15, 2018
Groc Fyrrce
City Building Inspector
City of Anacortes
PO Box 547
Anacortes,WA 98221
Subject: 1610 Latitude Circle Lot 22,48 North,House foundation survey layout.
This letter is to inform the building depaitauent that I staked out the foundation of the
above referenced lot prior to concrete foundation footings have been poured on October
15, 2018. House corners were set with hub and tack at 10 foot offsets and as shown on
the stakes from the four furthest exterior points of the house foundation. See attached
drawing for approved site layout.
If you have any questions or need more information please let me know.
Sincerely,
Dale Herrigstad P.E., P.L.S.
dale@herrigstad.com
@1 1 TT -
OCT 12 2018
CITY OF ANACORTES
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j, r . PROPOSED e* • H a0 ♦ f % I • + ,r, JJ , Et11RANCPFreston Control Nolea for Raoldenllol Conslrudlon-City of ! PVC DRAIN LI ♦ ti ` ` + r „ a�r ( ! ": • 0 (SIZE TO f T) 1►t
Anncoden 1 ,� I ♦♦ i ! •j ,. '� i„"'+_., • J 1 �- • N '
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A. Freston Control Bast Monnpemenl Pmcticno shall be In niece "'' - "'•` ' '' " - - -• ` -
ItiEAVE OF; 151• 1 .. " IN T
pp• Horts. Scabs: f Inch B Tact
pm the accepted silo plan prior to any construction Mal, ` ; ; r ROOF (PT PROPOSED a SCH d±t �� " INLET PROTECTION IN
•'•.•• .... . 1 ..... 1 ,- 1. Oa r - • DOWNSIR /IM CAICHB4SII4
B. The erosion control Bhnll be Inspected once o day and ; : PVC DRAIN LINE O 0
modified le meet the surrounding conditions as sanded. --.1, i I 7 CHBASIN
r ■
{ G �G : ( salts 48NOR`H
�\• . PER C220. AT
1 ,.... ... }O \� r j r FILTER TYP
C. The ntorm drnln system shell be cleaned daily (Section 1 •j `1 f J 1 �,\ GO\ O 1' j
7-07.3 All drninn c e stems shell be cleaned to the ; CHECK DAM pER BIAP \ S`' ' r ' I % I I gDCR
B y • C2n7: CHECK DAMS, a,° 4o ,..� �, , CORNET C2)
acceptance of the City of Anocertee prior to acceptance of the ; i r • • • . . AS NEEDED h\� OJ r] �, t 1 ,' -• •...... ...... .... ... • •-
p•ojecL S50\\' i 1 LOT UNE; i 2-Car L(
D. Stabilized construction entrances and roads shell be Installed 150.0ir
rr��.+� • • 1 • 1 A. R.O.W ;. ..
at the beginning of corni'ucllon and maintained during the •
i' GRIADPrT r air
( • • •
I• �,% 1 i i
duration of the project. Addltionnl measures maybe required agar 25.05• lane • • • • EROSION CONTROL &
such ns wish pods to e to Mat all hivedtreotwen are kept , r LOT LINE I % y.•;•_ .., __• __.. SITE PLAN
dgnn. No mud 1s &lowed to enter onto Cityelreolo.
E. Any lolls reposed that will not be disturbed for two (2)dayB II
$J. 7J' �' , i.5 `j'- • • - -
during the wr-t ncnnnn or nrvan (7) drryn In the dry arnmon : 701 61 • '� t EXIST 1 • LOT 22 (P 133680)
INLET PROTECTION 1 , GRADE
shall be Immedlnteiy stabilized with the approved ESC i PER C220, BLOCK •. • J 02 A E
melhodn (seeding, mulching, plastic covering, etc,) j GRAVEL FILLER - • • •- "' "' f 2 I° 610 LATITUDE CIRCLE
F. Two (2) weeks Ptlor to the beginning of the wet semen : TYPE BMP�103: HIGH VISIBILITY PLASTIC FENCE' C N
TO RcOUCE RISK OF PUBLIC EN TRY INTO I E CONCRETE
(October 1), ail dinlurbed areas shall be reviewed to Identify ; ANACORTE WA
° •
S
which omen can be needed In preparnhon for Ihn whiter •ainn, i CONSTRUCTION SITE. _' ; i% CURB d GUTTER •
Dtnlurbed arena shall be seeded within one (1)week of the 1 , Z t ) %` -
bepinning of the wet Benson. A sketch map of those arson to ; it ° \ EXIT.
bo needed and Ihose wens to remain uncovered shall beI
•, •. C0 ETE \ •• ' JOB N0: PLAT OF •48 NORTH"
nubmlllgd to the Noted Mnnngnr, The Project Mnnnpar can ABBREVIATED LEGAL DESCRIPTION: LOT 21 D I 1 1'; '' SIDEWALK • DESIGNED: LG
require needing in nddltlonnl wenn In order to protect wdnce • '•; ;
waters, ndlnecnt propndfrn nr drnfnsgc fnctluicB. LOT 22 48 NORTH PUT PUD, SEC170N 22 TDWNSH/P 35 •
; i `' DRAWN:
G. Pennillen for nn Erosion Control vlolatlon nee subject ton 5300 NORTH, RANT 1 EAST, W,M., CITY OF ANACORTFS. SKAGT I n ° • 1`, DATE: 03/2312018
to F 1000 fine under Chnptrr 17.86 - Penalties for Violet/on, COUNTY STATE OF WASHINCIL7N. I i • `,
Erich day in considered n different violation. t 1\ �.` SHEET 1 of 2
1 ,.. `
Fyrrce, Groc
From: Fyrrce, Groc
Sent: Wednesday,June 06, 2018 3:47 PM
To: Jack Reinstra
Cc: Kramer, Steve
Subject: 1610 Latitude Circle Plan Review 2 Landed Gentry
Attachments: 1610 Latitude Circle Plan Review 2 Landed Gentry.doc
Hi Jack,
Please see the attached second plan review note for corrections that need to be addressed so that the Building Plan
Review can be completed.
We also need the flow test for hydrant#914, located at 1515 Latitude Circle, before we can issue the permit.
Best regards,
Groc Fyrrce
Building Inspector/Permit Technician
City of Anacortes
(360)293-1901
ccm'inarutln tkway/r-cdicat&n,and e6kfcratr(4r-
My incoming and outgoing email messages are subject to public disclosure requirements per R CV\'42.56.
1
otTy 0.4 Anacortes Planning& Community Development Dept.
Permit Center
P.O.Box 547,Anacortes,WA 98221-0547 PH(360)293-1901
Don Measamer,Building Official,Planning Director FAX(360)293-1938
Apri15, 2018
Jack Reinstra
504 E. Fairhaven Ave
Burlington, WA 98233
RE: Plan Review notes for the proposed New Single Family Residence at 1610 Latitude Circle
Please address the following items so I can complete the plan review.
1. 2015 IRC R602.10.4.1 states the following:
a. Intermittent and continuous-sheathed braced wall methods cannot be mixed on the same story.
Either use continuous-sheathed throughout on the same story or reclassify and recalculate as
WSP for each story. It is allowed to have CS-WSP on one floor and intermittent on the other.
b. GB and WSP intermittent methods cannot be mixed in SDC Dl,which Anacortes is. Correct this
on the plans.
2. 2015 IRC Figure R602.10.6.1 states that the ABW is not allowed to be on any story other than the first
story because it has to be anchored into concrete. Correct this on the plans.
3. In the Seismic Braced Wall Tables, correct the following and recalculate the required length required for
the following:
a. D Lower BWL length is 19.4'.
b. 4 Lower BWL length is 34'.
c. 3 Lower BWL length is 50'.
d. 2 Lower BWL length is 50'.
e. If omitting drywall behind the fireplaces multiply the required bracing length by 1.5 per 2015
IRC Table R602.10.3(4), and 1.4 for wind per Table R602.10.3(2).
4. Indicate on the plans how the cripple walls comply with 2015 IRC R602.10.11.
5. Indicate on the plans how the step footings comply with 2015 IRC R602.10.11.2.
6. Indicate the height of the cripple walls and if they are more than 4' in height they will have to be
counted as an additional story and will have to be braced accordingly per R602.11.3.
7. Indicate on the plans in the stair Detail 4, on sheet A-5.2,that the tread depth is from nose to nose.
Please contact me if you have any questions about these notes.
Sincerely,
Groc Fyrrce
Building Inspector
City of Anacortes
360-293-1901
Fyrrce, Groc
From: Fyrrce, Groc
Sent: Thursday, April 05, 2018 7:04 PM
To: 'Jack Reinstra'
Cc: Lange, Steve; Kennedy,Jack; Cricchio, Kevin; Nelson, Kait
Subject: 1610 Latitude Circle Building Plan Review Landed Gentry Cornet
Attachments: 1610 Latitude Circle Building Plan Review Landed Gentry Cornet.doc
Hi Jack,
Please see my attached plan review note for corrections that need to be addressed so that I can finish my plan
review. Other reviewers sent their corrections separately.
FYI. I recently received training on the provisions of the 2015 IRC wall bracing.
Best regards,
Groc Fyrrce
Building Inspector/Permit Technician
City of Anacortes
(360)293-1901
- Oii,y ic<�ixecuilc,o'c0 eeir1MINrilieJ 1/tFf u/f ec/.�ealro it aim/c,e,V)eraik
My incoming and outgoing email messages are subject to public disclosure requirements per RCW 42.56.
1
JUN 13 2018
June 11, 2018
Anacortes Planning&Community Development Dept.
Attn: Groc Fyrrce
RE: Second plan review corrections for proposed home at 1610 Latitude Circle
Please note the following items have been addressed as described:
1. Interior braced walls for the lower floor now have continuous footings below them.
2. A note on sheet A2.1 addresses the requested minimum 8'-0" long stepped foundation wall,the
double plate splice for the cripple wall and the anchor bolt spacing. However, R602.11.2 states a
minimum 8'-0" long stepped foundation wall is required is where the lower floor framing rests
directly on the wall, not when a cripple wall rests on it.
3. A note on sheet A2.1 notes to install WSP or GWB on the interior side of the exterior cripple wall in
the unfinished storage room, if needed. The rest of the walls that are stepped occur in finished
spaces that will already have interior Gyp. Bd.
4. a.—c: The reason these wall lengths were not changed and recalculated is stated in R602.10.1.1:
"The length of a braced wall line shall be the distance between its ends. The end of a braced wall
line shall be to the intersection with a perpendicular braced wall line(which we were indicating), an
angled braced wall line or an exterior wall...." It has been corrected as requested,even though it
already met one of the three accepted requirements of R602.10.1.1.
All the above mentioned changes have been "clouded" and labeled with reference "2"for your
convenience in finding them. I have included (2) copies of the changed sheets for your approval. Also,
thank you for answering my question about intermittent wall bracing.
Jack Reinstra
Landed Gentry
Glz�o,� Anacortes Planning& Community Development Dept.
Permit Center
'��o P.O.Box 547,Anacortes,WA 98221-0547 PH(360)293-1901
Don Measamer,Building Official,Planning Director FAX(360)293-1938
June 6, 2018
Jack Reinstra
504 E. Fairhaven Ave
Burlington, WA 98233
RE: Second Plan Review notes for the proposed New Single Family Residence at 1610 Latitude circle
Please address the following items so I can complete the plan review.
1. Indicate on the plans how the continuous footings comply with 2015 IRC R403.1.2. Interior braced
walls are required to be supported on continuous concrete or masonry footings per 2015 IRC R403.1.2.
2. Indicate on the plans how the stepped foundation walls comply with R4.03.1.6.1 and R602.11.2, which
states that there be a minimum of 8' long stepped foundation walls that the cripple wall sets on with a
minimum cripple-wall-double-top plate splice of 4' each way; and that anchor bolts are not spaced more
than 1' to 3' from step of foundation.
3. Either revise the plans for the cripple walls for the amount of bracing stated and required or mark on the
plans that the interior of the cripple walls shall be sheeted with WSP of GWB; or we can red-line it on
the plans. One of the problems for example, is that BWL A Lower requires 11.37' for the cripple wall
bracing, which exceeds the 10.58' stated.
4. In the Seismic Braced Wall Tables the following items still need to be corrected and the required braced
wall length recalculated if using the :
a. 4 Lower length is 34' not 28'.
b. 3 Lower length is 50' not 42'.
c. 2 Lower length is 50' not 42'.
The answer to your question about ABW or PFH along the same braced wall lines as intermittent methods GB
and WSP is not currently allowed in SDC Dl per R602.10.4.1 item 3, in the 2015 IRC. This is a change from
previous code cycles.
Contact Steve Kramer or myself', if you have any questions about these notes.
Sincerely,
Groc Fyrrce
Building Inspector
City of Anacortes
360-293-1901
Anacortes Planning& Community Development Dept.
GStY +A
Permit Center
�4.. a P.O.Box 547,Anacortes,WA 98221-0547 PH(360)293-1901
Don Measamer, Building Official,Planning Director FAX(360)293-1938
June 6, 2018 1:
Jack Reinstra
504 E. Fairhaven Ave
Burlington, WA 98233
RE: Second Plan Review notes for the proposed New Single Family Residence at 1610 Latitude circle
Please address the following items so I can complete the plan review.
1. Indicate on the plans how the continuous footings comply with 2015 IRC R403.1.2. Interior braced
walls are required to be supported on continuous concrete or masonry footings per 2015 IRC R403.1.2.
2. Indicate on the plans how the stepped foundation walls comply with R4.03.1.6.1 and R602.11.2,which
states that there be a minimum of 8' long stepped foundation walls that the cripple wall sets on with a
minimum cripple-wall-double-top plate splice of 4' each way; and that anchor bolts are not spaced more
than 1' to 3' from step of foundation.
3. Either revise the plans for the cripple walls for the amount of bracing stated and required or mark on the
plans that the interior of the cripple walls shall be sheeted with WSP of GWB; or we can red-line it on
the plans. One of the problems for example, is that BWL A Lower requires 11.37' for the cripple wall
bracing,which exceeds the 10.58' stated.
4. In the Seismic Braced Wall Tables the following items still need to be corrected and the required braced
wall length recalculated if using the :
a. 4 Lower length is 34' not 28'.
b. 3 Lower length is 50' not 42'.
c. 2 Lower length is 50' not 42'.
The answer to your question about ABW or PFH along the same braced wall lines as intermittent methods GB
and WSP is not currently allowed in SDC D1 per R602.10.4.1 item 3, in the 2015 IRC. This is a change from
previous code cycles.
Contact Steve Kramer or myself, if you have any questions about these notes.
Sincerely,
Groc Fyrrce
Building Inspector
City of Anacortes
360-293-1901
_ 2316 Antone Way
fUa ��o f G^ o f10��e Anacortes,WA 98221
CCnsM ��Qv g En o��eer Phone: (360) 708-1865
TimG@Timl<Garrison.com
Structural Analysi5c Retaining Walls at V211101M Locations in Skagit
County, WA
Client: Landed Gentry Homes and Communities CCI Job Number: T17037
1 uiiding Design: Landed Gentry Date: January 25, 2018
OAR*
MAR 0 2 2018
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73
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INDEX:
Design Sketches SK1 —SK2
Callouts and Tables CO 1
Standard Specifications B —D
Total No. of pages excluding cover sheet: 6
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).
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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 .
Calculations . There are no calculations submitted with this report . If calculations are desired they may be
obtained from the consultant for additional fee .
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 new reinforced
concrete retaining walls of varying heights . 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 .
CCI has not analyzed any other portion of any building, including but not limited to : foundations , beams ,
columns , walls , floors , floor framing systems , roof framing system, connections , etc .
LOADS
Following are the loads used for the subject design / analysis :
O Roof live : 20 psf. O Floor dead: 15 psf
O Roof + ceiling dead : 15 psf O Exterior wall dead: 10 psf
O Roof snow : 25 psf O Assumed allowable soil bearing pressure :
O Floor live : 40 psf 2 ,000 psf.
SELECT APPLICABLE PROJECTS :
The calculations, drawings, notes, specifications , and / or tables prepared by CCI are valid only for Landed
Gentry designed and built homes in Skagit County where snow load is 25 psf or less . These documents are
not valid, are not applicable to , and shall not be used for any other project at any other location .
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 .
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-
G
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.
When roots , rocks , or other undesirable materials cause over-excavation, fill over-excavation and compact
per the above .
Foundations , Footings on Soil : All footings and foundations to bear on undisturbed existing soil or
structural fill . All organic and deleterious material beneath footings and foundations to be removed and
replaced with structural fill . Bottom of footings to be below locally prescribed frost zone, not less than 12 " .
Footing Drains . Footing drains, with washed drain rock or Mira Drain or equivalent extending to finished
grade, shall be provided at the base of all footings and retaining walls which will have earth placed against
them. Footing drains shall be 4" perforated pipe routed downgradient to daylight, unless otherwise
specified .
STANDARD CONCRETE :
Standard Concrete . Concrete for footings , slabs, and walls shall attain a minimum 28 day strength of Pc =
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.
G
Fly As 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: Retaining Walls and other Structural Elements . Reinforcing bars (rebar) for retaining walls
retaining more than 4-feet of soil and their footings, and for structural beams, structural columns and the
like shall be grade 60 (Fy = 60 ksi) unless otherwise specified in the Plans .
Splicing, Bending . All reinforcing shall be spliced, detailed, bent, and supported in accordance with the
most recent ACI code adopted by the jurisdiction.
V VASite Address lit AProject
Building Permit # �-�` �
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: 6F 44 000,
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Project Inter- Departmental Plan Review Tracking
FOUNDATION NOTE5 : so, O ---
IF FLR.SHEATHING CONNECTED
DIRECTLY TO P.T.2x PLT.INSTALL
NAILS OR SCREWS @2"O.C. I, INSTALL PRESSURE-TREATED 2x6 SILL W/ 1/2" DIAMETER x 10" 7'-IOi" l'-11" 59a
STAGGERED " JUN 3 201$
NO SURCHARGE OR WHEEL ANCHOR BOLT d 3"x3"x1/4" PLATE WASHER w 4'-0" O.C. ATOP A 9
LOADS WITHIN 6-0" "E„ 2x F.J.(PARALLEL A-2.2
TO FDIC)PER FLR. FOUNDATION WALL. MINIMUM 2 BOLTS PER PIECE (MIN, 3 1/2",
FRAMING PLAN MAX. 12" FROM END TYPICAL)
WHERE FLOOR JOISTS ARE r - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - , LANDED GENTRY
PERPENDICULAR INSTALL 2x FLOOR JOIST I ° ° ° ° ° ° _ ° , ° 1
A35 EACH JOIST TYPICAL (PERPENDICULAR 2, INSTALL P.T. 2x& SILL RIPPED TO 6" W/ 1/2" DIA, x 10" A,B. 8 °, - - - - - --_ _ ___ ___ _-_ - _ - _ _ __ _ _ _ _ - HOMES AND C O M M U N I 'I' I E S
WHEN"A"EXCEEDS 4'-0"; TO FDIC)PER FLR. 3"x3"xl/4" PLT, WASHER t'' 4'-0" O.G. ATOP FOUNDATION WALL. r - - - - - - - - r - -°, I
WHERE F.J.ARE PARALLEL FRAMING PLAN „ „ I "a I a I I ° I ,
INSTALL ML26 W/SIDS 1/4x1 1/2 MIN, 2 BOLTS PER PIECE (MIN, 3 1/2 , MAX, 12 FROM END TYP.) SEE NOTE 6 I _ _ _ - - - - _ - - - - - —
p
EACHBLOCKTYP. I I- - - �- r - - , _ REVISIONS BY:
, IV, ul o a 1111 3, INSTALL P.T. 2x10 SILL RIPPED TO 8" W/ 1/2" DIA, x 10" A.B. s L _ J ? ,
SEE FOUNDATION NOTEJE
III[ IN o o ik � . 1 11 IN „ „ „ „ a NOTE: I M I I 1 O O
3 x3 x1/4 PLT. WASHER g 4'-0 O,G, ATOP FDN. WALL. MIN. 2 O F 1 °p I I 5 - IS - IB AR
WHERE F.J.PARALLEL TO BOLTS PER PIECE (MIN, 3 1/2", MAX, 12" FROM END TYP.) iA VERIFY FOUNDATION STEP LOCATIONS 2 I I a 1
6"MIN. FDN.INSTALL 2x BLOCKING °_ ON SITE PER SITE CONDITIONS AND = SEE NOTE "6 _ a
_ (MATCHJST.DEPTH)FIRST 4, NSTALL 4" PVG DRAIN PIPE BELOW FOOTING g LOW POINt FINISH GRADE (VERIFY W/ BUILDER), II - IS JR
32"&SCREW OR NAIL SHTH'G °p I N Q FOR POSITIVE DRAINAGE DURING CONSTRUCTION. VERIFY VERIFY FOOTING d FDN, DIMENSIONS d cn 5 DEGREE MAX.SOP "F„ INTO BLKG.@ 3"O.C.TYPICAL v _ a w 1 �� _' NOTES:
(SEE COLUMN"G"IN BRACED PLACEMENT OF 4" PERFORATED FOOTING DRAIN PIPE IN I REINFORCEMENT W/ DETAILS "I 8 "2 aRETAINING WALL SPECS. 1. COORDINATE W/MECH.& ELEC.
FREE-DRAINING GRAVEL BASE. DO NOT CONNECT DOWN- STEP FDN, THIS SNIFFY „ „ „ 6r FOR O.C.SPACING OF BLKG. ' ' 1 9'-9 N 6'-3 FOR LOCATIONS&SIZES OF
CONE FDN.DAMP-PR ) SPOUT TIGHTLINES lIF USED--VERIFY W/ BUILDER) TO FOOTING _TOLL WATERPROOF , . 9°4 DRAIN PIPES 2 I 1 2. 30x24 CRAWL SPACE ACCESS
WALLS THAT RETAIN EARTH& , p 1 FOUNDATION/SLAB BLOCKOUTS.
ENCLOSE INTERIOR SPACES ° , __-- ° M R i 9,10
AND FLOORS BELOW GRADE ° 51 FOOTING SIZES CALCULATED USING ASSUMED MAXIMUM SOIL I lO SIM, I PANEL LASS MIN)-PROVIDE METAL OR
SHALL BE DAMPPROOFED >°�. - 1 °' 1 - , A-2,2
I I _ I FIBERGLASS WELL AS NECESSARY. INSTALL
FROM THE TOP OF THE FTG. 86 , . NOTE: BEARING OF 1,500 POUNDS PER SQUARE FOOT F6 - - - - - - - - - - - - - - - - - - - - - - - - L _ _ r I SOLID COVER SLOPED AWAY FROM BUILDING-
a r - J L - -1 r - - r - r - � , 4 - - � - - -r- ,
TO THE FINISHED GRADE $ ° p C6 _ INSTALL 4x8 MIN. BEAM SET ON WALL PLATE
a DO NOT BACKFILL FOUNDATION
UNTIL FLOOR DIAPHRAGM IS 6. INSTALL RAO RIGID INSULATION a PERIMETER OF SLAB (ABV, I °- M _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _L _ _ —_ _ - ___°__-° - - _ - -_ -° °- TO SUPPORT WALL ABOVE (OR INSTALL
MIRA DRAIN 2,000 OR GRADE) 8 BELOW ENTIRE SLAB [SEE NOTE "15 ON SHEET A-3,U I - - -
° ° CONNECTED TO WALL " II'-8%a" 6'-8" 14'-5%" I INTERIOR CRAWL SPACE ACCESS-VERIFY W/
WASHED GRAVEL(OR SIM.)gi°. ° I ° I = E TE "6 p BUILDER&SEE PLAN)
A S °ro . T. 4x4 POST ON 90" FELT, USE 4x6 POST AT BEAM SPLICE. rill,
°, 3. 16x8 POUR-IN-PLACE FOUNDATION VENTS(OR
f'c=2500 psi g4'o• . L _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ CRIPPLE WALLS TO SET ON STEPPED 16x6 VENTS IN FLOOR DIAPHRAGM (VERIFY W/
fy=60 ksi,grade 60 0 ° CONNECT POST TO BEAM W/ Ix4xl6 GUSSET BOTH SIDES OR 7 r - - ,° W SIMPSON BC POST CAP (VERIFY SIZE). CONNECT POST TO a I — - FDN, WALL 8'-0" LONG (MINI) W/ DBL, I o 1 BUILDER). NUMBER PER PLAN.
MIN.SOIL BEARING EQUAL c . m STE FD " I = 4. 12"WIDE THICKENED SLAB EDGE. EXTEND
=1,500 PSF FTG, W/ SIMPSON A33 (OR EQ.) NAILED TO POST AND °' r - - - - - - - - - - - - - - - - - - - - - - TOP PLT. SPLICE 4'-O MIN, EA. WAY d °' 8" BELOW GRADE.
MAX.NO.OF STORIES o X" POSITIVELY CONNECTED TO CONC. FTG, BELOW a ANCHOR BOLTS SPACED NOT MORE I Q
O 5. VENTS TO BE LOCATED WITHIN 2'-0"OF CORNERS.
g ° d I p THAN 1' TO 3' FROM STEP OF FDN, (TYP. I p I
SUPPORTED=2 STICK ng I a ____ .�a—�M� = �--<I-I�
FRAME RESIDENTIAL -0 ° L IF STUB BARS MINIMUM 8. VERIFY HOLD-DOWN LOCATIONS W/ LOWER FLOOR PLAN ON I °' �, SEE R602,11,2 1
FLOORS+ROOF W/ g LAP SPLICE=24" SHEET A-3,2 8 LOWER FLR. BRACED WALL PLAN ON SHT, A-3.3 = I � . 1 FLOOR JOISTS:
25 PSF SNOW MAX. (� n• DIRECT FLOOR O 1 p f•-- C8 ,p 1 LAYOUT SHOWN HERE IS FOR 2x FRAMING. IF
(INSTALL PER MFR. SPECS,) „ r 1 a' (MIN,)CONIC. DIAPHRAGM CONN. S 1 11'-9ia 1 9-8 21'-2�" I 8" . ENGINEERED JOISTS ARE USED, MANU-
g0 0•^ SLAB 12'-0"WIDE(MIN.) _ -
° ° O 1'-4" x 8" (MIN,) CONC, FOOTING W/ (2)04 REBAR CONTINUOUS F8 [ a 1S7EP FDN, FACTURER SHALL PROVIDE AND SUBMIT
°. ° a a a ° (SEE 'E' BELOW) p I r ° _0-r ENGINEERED DESIGN TO THE BUILDING
SCREWS OR I °- 1 N 1 I L - - - - - _ _ _ I I N I ° 1 DEPARTMENT FOR APPROVAL PRIOR TO
n ,°p•o °p•o °p,° SNAILS @CREW 2"O.C. I FABRICATION AND INSTALLATION.
8" STAGGERED O I'-6 x 8 (MIN,) CONC, FTG. W/ (2)'4 REBAR CONT, (SEE F' STEP FD a
D" o . c . °' n L , I I p I
U oo_! A-. A-. 1_111 Z BELOWJI, I -a I 1 - - - - - - - - - - - - - 1 °a
o , 1 0' 1 I i I Cg FLOOR SHEATHING:
a^ IA.PERF.PIPE ^Y^ ° G4 1'4o x 9 CONIC, FTG, PER CANTILEVER RETAINING WALL - M 1,800" (MIN,) CAPACITY 1. USE 3/4"CDX OR OSB STURDI FLOOR T&G,
4 FREE-DRAINING =1110 °•° ° DETAIL t SPECIFICATIONS THIS SHEET FOR 4'-0 MAX, HGT, - I °p D10 �a HOLD-DOWN (SEE SHEET A3,4) I °p 1 - - GLUE AND NAIL W/RING SHANK 8d's AT 6"
GRAVEL BASE "C" '° BEAMS OR FDN, WALL ABOVE (HEIGHT BASED ON BACKFILL DEPTH I °- r0 I 1 I °' I `t 1 EDGES&12"IN THE FIELD. FACE GRAIN
HEEL TOE g °. FLOOR JOISTS AND/OR FINISH GRADE-VERIFY PER SITE CONDITIONS) a r I 1 a I FS It PERPENDICULAR TO SUPPORTS.
PER PLAN r I p I I --- I C6 2 2 p 2. PROVIDE SOLID BLOCKING IN THE JOIST
BRACED RETAINING WALL DETAIL G6 2'-6" x CONC, FTG, PER CANTILEVER RETAINING WALL I L _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ L —I— — — _ — I CAVITY BENEATH ALL POST LOCATIONS
O DETAIL d SPECIFICATIONS THIS SHEET FOR 6'-O" MAX, HGT, G1O F6 --- a 1 AND BETWEEN UPPER AND LOWER STUDS
SCALE: 3/4"= 1'-0" I p L _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ J p I AT FLOOR TO FLOOR HOLDOWN LOCATIONS.
FDN. WALL ABOVE (HEIGHT BASED ON BACKFILL DEPTH ° Ilk °, 3. PROVIDE BLOCKING BETWEEN I-JOISTS AT
BRACED RETAINING WALL SPECIFICATIONS AND/OR FINISH GRADE-VERIFY PER SITE CONDITIONS) STEP FDN, INTERIOR BEARING LOCATIONS WHERE THERE
I r D � D � D � D D D D D � D D ° D � D � D D � D D � D � D D � D � D � D � _I, IS A LOAD BEARING WALL ABOVE.
(TOP OF WALL IS CONNECTED TO FLOOR DIAPHRAGM; G8 3'-4" x loll GONG, FTG. PER CANTILEVER RETAINING WALL = I - - - - - - - - - - - - - - - - - - - - - - - - - - J = 4. IF ENGINEERED FLOOR JOISTS ARE USED,
DETAIL t SPECIFICATIONS THIS SHEET FOR &'-0" MAX, HGT, ' I I _ _ _ _ _ _ _ _ - - - - - - - - - - - 7' -
` - - - - - - - - - - - - - - - - - - - - - PROVIDE TIMBERSTRAND RIMS WHERE FLOOR
A B C D E F G W X Y Z FDN, WALL ABOVE (HEIGHT BASED ON BACKFILL DEPTH E SEE NOTE "3 JOISTS BEAR AT EXTERIOR WALLS.
RETAINED WALL FTG. FTG. WALL VERTICAL HORIZONTAL FOOTING FOOTING AND/OR FINISH GRADE-VERIFY PER SITE CONDITIONS) a SIMILAR 5,10 ° I ° G6
HEIGHT POSITION WIDTH HGT. THICKNESS SPACING SPACING REBAR REBAR TRANSVERSE CONTINUOUS 5.CONNECTIONS: , NOTCHES,
SIMPSON COMPANY OR EQ.
MAX. MAX. I 1 I 'Q_2,2 1 I U 1 6. FIELD CUT ENDS, NOTCHES,AND DRILLED
NOT GIO 4'-4 x 12 CONC, FTG. PER CANTILEVER RETAINING WALL HOLES OF PERSCRIPTIVE TREATED WOOD
0'-4' 101, 28" 9" 6" 72" REO'D #4 @ 24" #4 @ 24" #4 @ 24" (3 t DETAIL d SPECIFICATIONS THIS SHEET FOR 10'-O" MAX, HGT, I - I ° D6 SHALL BE TREATED IN THE FIELD IN ACCORDANCE
FDN, WALL ABOVE (HEIGHT BASED ON BACKFILL DEPTH WITH AWPAM4.
4.1'-6' 12" 34" 9" 6" 72" 72" #4 @ 18" #14 @ 18" #4 @ 18" (3)t#4 I
AND/OR FINISH GRADE-VERIFY PER SITE CONDITIONS) - O A 2 2 4 FOUNDATION NOTES:
6.1'-8' 12" 42" 1�" 'P' 42" 46" #4 @ 18" 94 @ 18" #4 @ Is- (4)#4 I 1 21'-O 6 3 5'-O" " „ ° " 14 u "° A-2,2 O
5'-O 4'-0 4'-0 4'-D 4'-1 I 8 THESE DETAILS REFLECT
D4 2'-4 x 0 CONC, FTG, PER BRACED RETAINING WALL DETAIL I A GENERAL HIGHER STANDARD THAN THAT
8.1'-10.2' 12" 50" 12" 8" 24" 24" #5 @ 14" #5 @ 12- #s @ 14• (5)#5 d SPECIFICATIONS THIS SHEET FOR 4'-0" MAX, HGT, FDN. I z Q I I I ALLOWED BY THE IRC. THESE DETAILS
10.3'-12' 12" 60" 12" 8" 18" 18" #5 @ 9" #5 @ 12' #5 @ 9' (6)#5 y WALL ABV, (HEIGHT BASED ON BACKFILL DEPTH AND/OR 1 ° I E
LL ° INDICATE THE FOUNDATION AND REIN-
FINISH GRADE--VERIFY PER SITE CONDI710NSJ
NOTE: FLOOR DIAPHRAGM MUST BE CONNECTED BEFORE RETAINED SOIL IS PLACED AGAINST WALL. 1 I 11 T , r T , r T , r T ' r T , r T °
I I FORCEMENT REQUIREMENTS FOR THIS
I ° Ir-� 0. I II ® I I ® � -—- -�® I I ® I I ® I I I ti n - ,L - — - T., PROJECT. THE CONTRACTOR MAY NOT
D6 2'-loll x 9" GONC. FTG. PER BRACED RETAINING WALL DETAIL I ° IL - J L - J L - J L - J L - J L ' I iv USE THE IRC MINIMUMS WITHOUT WRITTEN
d SPECIFICATIONS THIS 5NEE7 FOR 6'-0" MAX, HGT. FDN, n E 1 1 P 1 I O 510 O O O O O °° �' �l
I o PERMISSION OF THE DESIGNER. /�
NO SURCHARGE OR WHEEL WALL ABV, (HEIGHT BASED ON BACKFILL DEPTH AND/OR ♦/�
"E" LOADS WITHIN 6-0" FINISH GRADE-VERIFY PER SITE CONDITIONS) _ j ° 1 A-2 2 SIM, O SEE NOTE "� a'
_ E I 1 FASTENERS: n
O RD I SEE NOTE 2 I D4 METAL ELEMENTS INCLUDING, (/�
x loll GONG, FTG, PER BRACED RETAINING WALL DETAIL m L _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ , I CONNECTORS, MUST USE HOT-DIPPED
NO FLOOR FOR �r d SPECIFICATIONS THIS SHEET FOR 8'-0" MAX, HGT, FDN, l ° r GALVANIZED METAL WHEN IN CONTACT
AT LEAST 12" 1 (f—FRAMED WALL OPTIONAL WALL ABV, (HEIGHT BASED ON BACKFILL DEPTH AND/OR A-2,2 r -'- _ -' _ -'_ I F = WITH ACZA PRESSURE TREATED MATERIALS.
FINISH GRADE--VERIFY PER SITE CONDITIONS) _ (� R319.3 SEE 37/SP1
5 DEGREE MAX.SLOPE I I I • I 1 I Y I )- -
I ° I _ ° Z = I SEE NOTE "1 TYP. ALL FOUNDATION I a I N ) °1)�# ' iFPT5
8" MIN. i SLAB OR SOIL OKAY 1 I E - A
° 'r DIO 4'-2 x 12 CONC, FTG, PER BRACED RETAINING WALL DETAIL R `Q WALLS UNLESS NOTED OTHERWISE °' )
o °, • 00 III�III 111=1(1=111=111 WALL ABV, (HEIGHT BASED ON BACKFILL DEPTH AND/OR 1 J L A 22 r J n L _O Q STEP FOUNDATION I 1 IT #. /J ` �_� 20� - �_/��_\
f'c=2500 psi _ _ _ _ _ _ _ _ < SPECIFICATIONS THIS SHEET FOR 10'-O MAX. HGT, FDN, r (L 11 �- I '
fY=60 ksi,grade 60 ° ° 4 g WASHED GRAVEL ) . FINISH GRADE-VERIFY PER SITE CONDITIONS) O ° STEP FDN, _Oi Q _ r _ _ N _ _ _ _ _ _ _ _ _ _ _ _I I " I ° I „ESS.
o MIRA DRAIN 2,000 OR J
MIN. SOIL BEARING ° g (OR SIM. I ( NOTE 5 TY ,) - - /-- --
= 1,500 PSF '° OE 6" CONG, FOUNDATION WALL W/ REBAR PER IRC SECTION _ _ _ _ _ _ _ _ _ _ _ _ _S _ 1 _ _ OVED /
2" CLR. O i - - - - - - - - - - - - - - - - - - - - J s_� --
• o R404.1,3,2 d TABLE 404,1,2(D - 404,1,2(8) d "4 REBAR CONY, e �
I SEE P I I c/
_ J �4 I ` I �4 Y. c�
MAX. NO.OF STORIES °• -' ` - - - - - - - - - - - - - - - - - - - - F J ' -
"X" °° I o TOP, IF UNBALANCED BACKFILL EXCEEDS 4'-0" USE FDN, d a ° {T T NSPEC
SUPPORTED=2 STICK .o . og L _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ J L _ _ _ _ _ _ _ _ _ _ _ _ — — _ _ _ _ _ _ J O FIELD I l i `iN. APPROVED PLANS
V FRAMED RESIDENTIAL !Pg FOOTING DIMENSIONS d REINFORCEMENT PER CANTILEVERED 110? RF ACi E7E0 WITHOUT AUTHORIZATlO�I
FLOORS+ ROOF W/ °°° ga RETAINING WALL DETAIL OR BRACED RETAINING WALL DETAIL U SEE NOTE "2
25 PSF SNOW MAX. ° , o B (DEPENDING ON FLOOR ATTACHMENT ABOVE) THIS SHEET, E A E 5 A
a go IF STUB BARS,MIN. VERIFY RETAINED HGT, PER ACTUAL FOOTING LOCATION ON
4"(MIN.)CONIC. .° IF S SPLICE=,MI BEARING SOIL BELOW (TO BE DETERMINED ON-SITE) 2'-10 16'_3" 2'_IOyS" BUILDER TO VERIFY ALL DIMENSIONS,
SLAB 12'-0"WIDE(MIN.) o og CONSTRUCTION TO COMPLY WITH THE
o•> 3"DIA.(MIN.) F 8" GONG. FDN, WALL W/ REBAR PER IRC SECTION R404.1,3,2 d 22'_O" 13'_O" 15'.0"
° . 4 , . ° ° . 4 • . 4 • . 4 ° .° PERF.DRAIN O TABLE 404,1,20) - 404.1,2(8) 4 04 REBAR CONT, a TOP, IF 2015 INTERNATIONAL RESIDENTIAL CODE,
0 0 o TO DAYLIGHT „ 50-0 2015 UNIFORM PLUMBING CODE,
a .4,1•a .4,9a .40a .°,4'0 .40'° 40•0 00 .. UNBALANCED BACKFILL EXCEEDS 4'-O USE FDN, d FTG. DIMEN-
g" � O,Q SIONS t REINFORCEMENT PER CANTILEVERED RETAINING WALL 2015 UJASHING�TON STATE ENERGY CODE
"D" V D .'°' D D .'o' D D . o c 0 `S DETAIL OR BRACED RETAINING WALL DETAIL (DEPENDING ONouND,�T�oN FLAN
° 4L ° ° .•° ° ° • ° ° 0o0 po AND ALL APPLICABLE LOCAL, STATE
`7 ° :� ° ° �o 000o FLOOR ATTACHMENT ABV,) THIS SHEET, VERIFY RETAINED HGT, 8 FEDERAL BUILDING CODES,
pl_1((_III_111_III_III�III_Ill_111_ 1 =111 PER ACTUAL FTG. LOCATION ON BEARING SOIL BELOW (TO BE
„Z" DETERMINED ON-SITE) SCALE: 1/4" = I'-O"
Y" F6 8" CONC, FOUNDATION WALL 6'-O° HIGH (MAX,) W/ REBAR
TOE C HEEL PER CANTILEVERED RETAINING WALL DETAIL THIS SHEET.
VERIFY RETAINED HGT, PER ACTUAL CONDITIONS FOUND O 1'-6" x 1'-o" x 8" CONCRETE PAD FOOTING W/ 4x POST ON 90" O 4" CONC, PATIO SLAB (VERIFY FINISH W/ BUILDER) W/ FIBER CORNET
CANTILEVERED RETAINING WALL DETAIL ON-SITE FELT (OR EQ,) PER NOTE "5 ABOVE REINFORCEMENT THROUGHOUT (VERIFY TYPE W/ CONC. SUPPLIER),
2 SLOPE AWAY FROM HOUSE 1/4" PLF d TURN-DOWN EXTERIOR EDGE
SCALE: 3/4" = V-0" F8 8" CONC, FDN, WALL &'-0" HIGH (MAX,) W/ REBAR PER CANT- JO 2'-10" x 2'-10" x 10" CONC, PAD FTG, W/ (4)"4 REBAR BOTH WAYS TO EXTEND 12" BELOW FINISH GRADE, MIN. 6" WIDE AT BASE
[LEVERED RETAINING WALL DETAIL THIS SHEET, VERIFY (INSTALL INTEGRAL WITH ADJACENT RIBBON FOOTING)
RETAINED HGT, PER ACTUAL CONDITIONS FOUND ON-SITE (IF O OPTIONAL (VERIFY W/ BUILDER): STUB &" LONG 04 REBAR INTO
CANTILEVER RETAINING WALL SPECIFICATIONS WALL IS 6'-O" MAX, ADJUST FTG, SIZE 8 REINFORCEMENT OK 1'-4" x 1'-4" x 8" CONC. PAD FTG. W/ SIMPSON C55Q66-5062 (OR CONC, SLAB FROM FDN, WALL w 24" O,C, TYP, THICKEN SLAB FOUNDATION PLAN
PER 'F6' ABOVE--VERIFY PER ACTUAL SITE CONDITIONS) EQUAL), ALL CONNECTORS TO BE NOT-DIPPED GALVANIZED EDGE TO OVERLAP ADJACENT FDN. 6" MIN. (IF NECESSARY)
(WITH SLAB AT BASE TO RESIST SLIDING. NO FLOOR DIAPHRAGM CONNECTION AT Q
TOP OF WALL.) TYPICAL. BOTTOM OF FTG, MIN, 12 BELOW FINISH GRADE (TURN- CRAFTSMAN 1 & 2
O 8" CONC, FDN, WALL 6'-O" HIGH (MAX,) W/ REBAR PER DOWN SLAB TO INSIDE EDGE OF FTG,) O POUR SLAB THROUGH GARAGE DOOR OPNG„ THICKEN TO 6 s
A B C D E W X Y - BRACED RETAINING WALL DETAIL d SCHEDULE THIS SHEET EDGE 4 INSTALL 04 REBAR CONT,
RETAINED WALL FTG. FTG. WALL VERTICAL HORIZONTAL FOOTING FOOTING (IF WALL 15 4'-0" MAX, ADJUST FTG. SIZE d REINFORCEMENT O 1PO x 1'-4" CONIC, PIER BELOW POST TO BOTTOM OF TURN-DOWN
HEIGHT POSITION WIDTH HGT. THICKNESS REBAR REBAR TRANSVERSE CONTINUOUS ACCORDINGLY-VERIFY PER ACTUAL SITE CONDITIONS) PORCH SLAB E SIMPSON CBS ALVANIZ OR EQUAL (ALL CON- O7 OPTIONAL DOOR (VERIFY W/ BUILDER, POUR SLAB THROUGH DOOR
HECTORS TO BE HOT-DIPPED GALVANIZED) OPNG,) Joe No: CORNET
0'-4' 5" 18" 9" 8" #4 @ 18" #4 @ 12" #4 @ 18" (2#4 O &" CONC. FDN. WALL 8'-0" HIGH (MAX,) W/ REBAR PER
BRACED RETAINING WALL DETAIL 4 SCHEDULE THIS SWEET OM 1'-2" x 8" CONIC. FTG, BELOW SLAB W/ (2)"4 REBAR CON7, UO 16" x 8" SCREENED FDN, VENT (6 7YPIGAU, IF CLASS 1 VAPOR DESIGNED: LG
4.V-6' 7" 30" 9" 8" #4 @ 16" #4 @ 12" #4 @ 16" (3#4 (IF WALL IS 6'-0" MAX. ADJUST FTG, SIZE 4 REINFORCEMENT RETARDER IS INSTALLED ON BARE GROUND IN CRAWLSPACE THE
PER 'G6' ABOVE-VERIFY PER ACTUAL SITE CONDITIONS) O 4" CONIC, SLAB W/ FIBER REINFORCEMENT THROUGHOUT (VERIFY NUMBER OF REQ'D VENTS MAY BE REDUCED TO 2 TOTAL DRAWN: JR,BJ
6.1'-8' 10" 40" 10" 8" #5 @ 18" #5 @ 18" #5 @ 18" (4#5 TYPE W/ CONC, SUPPLIER), INSTALL R-10 RIGID INSULATION PER DATE: 11/16/2017
GIO 8" CONC, FDN, WALL 10'-O" HIGH (MAX,) W/ REBAR PER NOTE "6 THIS SHEET (VERIFY R-VALUE d LOCATION REQUIREMENTS
8.1'- 10' 10" 52" 12" 8" #5 @ 9" #5 @ 12" #5 @ 9" (5)N5 BRACED RETAINING WALL DETAIL t SCHEDULE THIS SHEET W/ NOTE #15 ON SHEET A-3,1) SHEET
10.1'-12' 12" 64" 12" 10" #6 @ 10" #5 @ 12" #6 @ 10" (6Wi5 (IF WALL IS 8'-0° MAX, ADJUST FTG, SITE d REINFORCEMENT ° A�201
PER 'GB' ABV,VERIFY PER ACTUAL SITE CONDITIONS) 4" CONG, SLAB W/ FIBER REINFORCEMENT THROUGHOUT (VERIFYNOTE: FLOOR DIAPHRAGM MUST BE CONNECTED BEFORE RETAINED SOIL IS PLACED AGAINST WALL TYPE W/ CONG, SUPPLIER), SLOPE 1/8" PLF MINIMUM TOWARD
GARAGE DOOR OPNG,
WA
34'-O" Ir ' O"
8" 12'-I 6'-I" 2'-4'h° 2'-9" 6'-6 4'-10 4'-7" JUN 13 2018
5-2'h" 3'-4V2" 4'-2V2" 9" 5'-4" w 3'-4V2" 4'-9V4" 1-10%" T-11" 25/a" -
LANDED GENTRY
H O MES AND CO M M U N I T I ES
(2)3060 S (2)3060 SH
SEE NOTE *11 SEE NOTE *4 " SEE NO-E *II SEE NO *4 O REVISIONS BY:
II I I I I I I I I I I P,T, 6x10 P.7, 6x10 HARDWOOD CAP ON `7 0 60" TUB - - - - v 5 - IS - 18 JR
I I I I 2x6-FRAMED PONY W/ SHOWER _-_ -
lF ll if lT f lF ll if I if I J QI V P.T. x10 BM. ABV
I I I QII I I I I I I I I I I I WALL BELOW (VERIFY O +- N 6 - 11 - 18 JR
I HEIGHT W/ STEPPED 0 1 W 0.
FOUNDATION)
1 1 I 1 1 1 1 I 1 I 1 1 1 SEE p O
N TE *12 � _
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QII I I I I I I I I I I I I I I I I I I I I I "' BEDROOM #3 ® PATIO
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® O v v SEE NOTE *12 6080 XO SGD (TEMP.) TEMP.
i SEE N07E *12 `9
- - - -
}k I I I I I I I I I I I I I 1 1 I , 1 1 1 1 11 11 11 1 II 11 11 1, II II II 11 11 11 11 11 11 II II I, '1 �2" BI-FOLD - x6 NF*2 HD _
SE NOT * I I I I I III II II �I II II II II II II II q II II q II II II II q IIGG p 6x10 HF*2 "DR.
1 5 _ c r 4'-4�L" 3_V" 12,-81h"
11 II 11 II II 11 1 11 11 II I II II 11 1 1, 11 11 1 I H� - - CLOSET - - - I` _
5' O" BI-FOLD m U
1 1 s E NOTE *2 , 1 1 1 1 1 , , I I I I I I III II II �I II II II II II II II II �I II II II II II II II II SHELF b ROD -
4x6 HF 2 HDR. 0.
1 1 1 1 1 1 , 11 11 11 11 11 11 1 11 11 11 1 11 1, 1 11 11 11 1 1 -
1 1 1 1 1 , 11 1, 1 , 11 1 , I I I I I I I III II II �' II II II 11 II II II II 11 II II II II II II I' I' V
s O
I I II I I* � II �, I I II I I I 1 1 1 � LINEN
" ,C, 2x12 HF"L P,J, g' 16" O.C, 11 11 11 I 11 11 1 1 1
2x12 DF- 2 ,J, m 16 n u n n ,2)2KI2 F- *2 ,J,1g
1
II I I I II II I I ISEEI NO E *2 11 11 11 iI 11 11 11 1I 11 11 11 II ii 11 11 II 11 11 11 1I�!I SEE N 7E *IS - HAS FIREPLACE W/ FLUSH _
1 I 1
3'-8�" 8�" NWT SHEE A-3,1 O HEARTH & MANTEL 9 48" A,F.F,
( II IIII ,IIIIIIIIIIIIIIIIIII II II II II II II II - -
' (SEE NOTE *23 ON SHT, A-3,U '
I I QII I I I IIQ IIQ I I II_Q I 13 " 5'-1 " 11 11 11 11 11 11 1 11 11 11 1 11 11 1 11 11 11 1 1 - _
1 I 11� 1 , 11([] 1 , II II II I' II II II I' II II II I' I) II II I' II II II I' I' SEE NOTE *8 THIS SHEET�t- - MECH, RO I �, FAMILY ROOM o
y1I I I I III II1 I I II1 I I I I I I I I 11 11 11 II 11 11 11 11 11 11 11 1I II 11 11 II 11 11 11 1I 1I - _ p FURNA E PER SEE
1 1 III II II II II I' II II II I' II II I' II II II I' I' UNFINISHED STORAGE/
° IRC M 305.3 NOTE *12
OPTIONAL MEDIA ROOM _
�II I I I II" IP I I II� I I _ I _
11 a 11 11 n 11 1 11 11 n 1 n 11 1 11 11 n 1 1 2 u
II II II I� II II II I� II II II I� II II II I� II II II I� I� (ADD 265 S.F. IF OPTIONAL 5 3'-3�a
IU ' " " /., M IS FINISHED) U Q, R, �I O r 2'_ ;2'1 '
1 1 W,1 1 1 1 I11� 11� 1 1 I,Ix 1 1 � -
~II I I Yv,- Iw I I Ih' I I NO E (V 11 11 11 11 11 11 1 11 11 11 1 11 11 1 11 11 11 1 1 D°° NOTE: .^ II - -
�- *� I x II II II I� II II II I� II II II I� II II II I� II II II I� I� IF MEDIA ROOM OPT, IS NOT v"' a
d) p d) 1 1, { O SEE NOTE *12 2'-6 HDWD. CAP ON 2x6- \j f y p
V/n , 1 1 1I1 IV/ 1 1 ,I V/ 1 1 L-.1 11 11 ' 11 11 11 1 11 11 11 1 " 11 11 1 11 11 11 1 1 USED, APPLY GYP. BD, OR FRAMED PONY WALL
II I I I I� �I I I II I I I I II II II II II II II II I I I I n STRUCTURAL SHEATHING ON 3'-11" 6' 1�' _ BELOW (VERIFY HGT,
1{ 1 II II III II II III II II IIII I r7 �
II 11 11 , „ „ „ , „ „ „ ,1 „ „ „ „ „ p° INTERIOR SIDE OF CRIPPLE 111 r I W/ STEPPED FDNJ cv
1n h, 1 II 1 I` STA NG I I WALL ABV, FDN, WALL U E I E S _ p m -
I, y S E NOTE *l THIS SHEET 3'-IYa 0 SEE NOTE *12 cq
2Na " -8III� IIIIIII� IIIIIII� IIIIIII� IIIIIII� I� _ _ _ _ Lu _
•� L c -' iv:_ 1 1 1 1
I I I IJIL
SEEINIJE *5I I I 2" 4x6 NF*2 HDR,
SEE NOTE *3
D
1 1 1 1 1 1 1 1 , 1 1 I 1 1 1SEE NOTE *21 1 1
SHEET A-2.1
8" 17'-6�° 4'-O�a" , 5-10" 21'-2�a„ 8 ,e
I0'-2'2"
I I I�I I I I I �U�
1 1 1 1 Ir' 1
1 1 D
I I I I 1 1 1 I I I 1 1
12x121HF*2' F J, a 161, O, I a e
�G
x8 F*2 B M B LO T'Y 4x8 HF*2 FLOOR SUPPORT BEAM TYP.
- �- - - - - � - - - - - - � - - - -® - - - - - - - �<-
S ' N 'TE '
1 1 1 1 1 1 1 1 1 1 1 I(V I I I I I I t I a
I I I I III I I 111 1 1 1 1 1 1 1 1 1 1 D D
1 1 1 1 1 1 1 1 1 1 1 , 1 I
1 1 1 1 1 1 1 1 1 1 1
J - JL _ J JL J JL JL JLJL
SEE NOTE
SHEET A2.2 I I
a
I I I I I I I I I I 11;11 D
IIIIIIIIIII n v
1 1 1 1 1 1 1 1 1 1 1 IIII 4 C 4
L JL JL JL JL JL JL JL JL JL JL I''I
- -
SEE NOTE *2
SHEET A-2.1
22'-0"
MAIN FLOOR FRA1"IINC-s PLAN
SCALE: I/4" = 1'-O°
CODER FLOOR FLAN
SCALE: 1/4" = 1'-0" 1,07ro S.F.
SHEATHING 1/2"OR IONS FLOOR FR /l 1�/{' I T� I Gi NOTES .
SIDING PER ELEVATIONS f•} I I I �l ��j I
GALVANIZED FLASHING III CORNET
P.T.2x LEDGER, ATTACH TO END 11 ONLY BEARING WALLS t F.T. PLATE ON FOUNDATION WALL BELOW SHOWN FOR LOWER FLOOR FLAN NOTES
JOIST& 1/2"SHEATHING W/1/2" DIA. DRAWING CLARIFY 2x FLOOR JOIST MAX, CLEARSPANS
LAG SCREWS @ 18"O.C. (2 ROWS,
STAGGERED). REFER TO IRC SEC. 2, INSTALL 2x12 BLOCKING BETWEEN FLOOR JOISTS BELOW INTERIOR BRACED WALL L/4&0, SIMPLE SPAN, 40#LL, $00 TL 8, VERIFY FURR-DOWN CEILING/BOX-OUT FOR RETURN-AIR DUCT THIS AREA W/ OWNER 4
R507.2&TABLES R507.2& R507.2.1, (VERIFY LOCATION AND EXTENT W/ BRACED WALL PLAN ON SHEET A-3.3) HVAC CONTRACTOR LOWER FLOOR PLAN
AND FIGURES R507.2.1(1)&R507.2.1(2)
P.T. DECK JOIST(SEE FRAMING PLAN) JOIST TYPE 12" O,G. SPACING 16" O,G, SPACING MAIN FLOOR FRAMING
3. MINIMUM JOIST SIZES i GRADES SHOWN (VERIFY ANY UPGRADES W/ BUILDER) 9, INSTALL EXTERIOR-TYPE DOOR (W/ WEATHERSTRIP) TO HIDE GRAWLSPACE ACCESS
PROVIDE HOLDOWN OR SIMILAR 2XIO HF*2 14'-0" (,40" DEFL.) 13'-1" (,40" DEFL.) CRAFTSMAN 1 & 2
TENSION DEVICE PER IRC SECTION 4. P,T, Fix6 POST CONTINUOUS FROM FOOTING TO ROOF BEAM ABY, INSTALL BEAM 10, NOT USED
R507.2.4& FIGURE R507.2.3(1) NOT HANGER (CONCEALED FLANGE TYPE) FOR DECK BEAM (1,290* MIN, CAPACITY) 2XIO DF-L*2 14'-5" (,40" DEFL,) 13'-9 1/2" (,40" DEFL.)
LESS THAN TWO LOCATIONS PER 11, EXTEND F.T. 6x6 POST CONTINUOUS THROUGH DECK SUPPORT BEAM TO UNDERSIDE
DECK, 2'-0"MAX. FROM EA. END OF 5 OVERLAP FLOOR JOISTS 3" WHERE SPLICED OVER WALL/BEAM BEARING d NAIL * " OF CAP o DECK RAILING ABOVE
DECK. EACH DEVICE SHALL HAVE 2x12 HF 2 16 -1 (,40 DEFL.) 15'-1 1/2 (,40 DEFL.) JOB NO: CORNET
1,500#MIN. STRESS CAPACITY TOGETHER W/ (3)IOd NAILS PER IRC SECTION R502,6,1 TYPICAL THROUGHOUT
2x12 DF-L*2 IT-O" L40" DEFL.) 15'-11" ( 40" DEFL ) 12, SHEATH THIS SIDE OF WALL W/ 1/2" PLWD. OR l/16" 05B (VERIFY U/ BUILDER, SEE DESIGNED: LG
HOT-DIPPED GALVANIZED (o, FRAME LANDING W/ 2x8 HF*2 JOISTS o 16" O,C, MAX. HANG JOISTS FROM 2x8 HF*2 LOWER FLOOR BRACED WALL PLAN ON SHT, A-3.4)
HANGER TYP. EA. DECK JST. DRAWN: JR,BJ
LEDGER o PERIMETER WALLS, NAIL LEDGER TO EACH STUD W/ (2)16d NAILS TYP.
70
DATE: 11/16/2017
DE C K LEDGER DETAIL IF FINISHED MEDIA ROOM OPTION USED (VERIFY W/ BUILDER) 2x6-FRAMED STUD
WALL MAY BE LEER TO SUPPORT FLOOR JOISTS INSTEAD OF HANGERS (P.T, PLATE
3/4 1 -0" HEET
" _ o FDN, ABV. PER NOTE *1 ON SHT, A-2,1 INSTEAD OF RIPPED F.T.P.T, 2x10)
rq, s
A1111111111302
WA
D C
WIND CALCULATIONS: IRC TABLE R602,10,3(2) FOOTNOTES
50'-0" JUN 1 3.2018
NUMBERED WALL LINES LETTERED WALL LINES 4' o" 14'-0" 14'-0" 14' 0" 4'-0"
EXPOSURE CATEGORY 1,0 LO 341-0" LANDED GENTRY
ROOF EAVE-TO-RIDGE HEIGHT 1.0 110 3'-8�" 6'-4 14'-3k4" 6'-4 3'.3%a" 3'-6V2
IiOMF; S AND COMMUNITIES
WALL HEIGHt 1.0 1.0 yv REVISIONS BY:
CS-WSP I -12" HIGH OPNGS, n CS-WSP I 12" HIGH OPENINGS AWSP
NUMBER OF BRACED WALL LINES 1,30 1,45 — — — — " - — ' - — - — - — - — " T " — — - — - —
5 - 21 - IS JR
WIND FACTOR TOTAL 1130 1,45 JR
_ _ _ _ _ _
N I I I - - - - - - - - - - - - - -
�
(K 2'-0"
BRACED WALL LINE: WIND SPEED COMPLIANCE (SECTION R602) > a a a r (L
N II N
x Q U N PROVIDE 7/16" OR I/2" WOOD N I O
BRACED BRACING BRACED REQ'D BRACING: WIND GYPSUM PANELS TOTAL BRACING ACTUAL BRACED '� IL I CO
WALL LINE METHOD: WALL LINE RATIO TABLE FACTOR FACTOR W/ HOLD- LENGTH REQ'D WALL PROVIDED - W ' - U u. STRUCTURAL SHEATHING TO
INDICATOR TABLE ROO2.10.4 SPACING R602.10.3(U TOTAL TOTAL DOWNS O LU W �. �}
� I
2 LOWER CS-WSP 1T-4" 4.63' 1,30 N/A N/A (o,28' 27.50' p � I I STUDS BEFORE INSTALLING
W N GYP. BD. CIF USED) FOR I
w INTERIOR BRACED WALLS
3 LOWER CS-WSP 1714" 4,83' 1,30 N/A N/A 6.28 25.63' Q / LABELED CS-WSP (TYP,)
72 HI
H
4 LOWER CS-WSP 14--0" 4,00' 1.30 N/A N/A 5.20' 21.25' Z Z CS-WSP CIS-WSP 96-HIGH OP_NG_ OFNt CS-WSP •
A LOWER CS-WSP 14' O" 4,00' 1.45 N/A N/A 5,12' 10,58' F N - I _ - - - ( - - - a -
B LOWER CS-WSp 14'-0" 4.00' 1,45 N/A N/A 5.80 19.46' I'-2 �'-9 3'-4 II'-3 6 �—
—
V
G LOWER CS-WSP 14'-0" 4,00' 1,45 N/A N/A 5.80, 26.79' st
I
p LOWER GS-WSP 14'-0" 4,00' 1,45 N/A N/A 5.a0' 16.00'
\ II I I I
PER TABLE R602.10,3(2) AN ADJUSTMENT FACTOR OF 1.4 IS USED FOR OMITTING INTERIOR GB a FIREPLACE
Sl
N
1,aoo (MIN.) CAPACITY oSEISMIC CALCULATIONS: IRG TABLE R(o02.10.3(4) v
HOLDDOWN DBL. STUDS X
nTO CONC. FDN. BELOWADJUSTMENTS U
r _
NOTE: 7�'
STORY HEIGHT 1,0 - 161 m
DESIGN WALL HEIGHT FOR BRACED O
WALL DEAD LOAD 1'0 I WALL CALCULATIONS: 9' TYPICAL
'ROOF/CEILING DEAD LOAD 1,0 14'-2� lo'-o�"
STONE/MASONRY IN SDC DG-U2 N/A
GONC, FDN. WALL CALCULATED
USING METHOD CS-WSP NUMBERS
CS-WSP m
SEISMIC FACTOR TOTAL 1.0 1 N
CRIPPLE WALL /
' cs-WSP
'
BRACED WALL LINE - SEISMIC COMPLIANCE (SECTION R602)
BRACED BRACING BRACED WALL REQb BRACING: B.W.L. SPACING SEISMIC FACTOR: BRACED WALL ACTUAL
WALL LINE METHOD: LINE (B.W.L.) RATIO TABLE FACTOR: RATIO TABLE REQ'D (AFTER BRACED WALL
)NDlCATOR TABLE R60 TOTAL LENGTH R602.10.3(3) TABLE R6O2.10.3(2) R&02.10.3(4) ADJUSTMENTS) P IDED
2 LOWER CS-WSP 50'-O' 19.00' I.O I.O 19.00 27.50
2
3 LOWER GS-WSP 50'-O" moo, I.O I.O 19,00' 25,63'
LOWER CS-WSP 34'-O" 12.92' 1.0 LO 12.92' 21.25'
A LOWER CS-WSP It-4" 6,59 0 LO 9.a9' 10,50,
B LOWER CS-WSP 31'-4" 11.91' 1.0 LO 11.91' 19.46'
C LOWER GS-WSP 31'41 11.9P I.O LO 91 26.79' l
p LOWER CS-WSP 31'-4" 11.91' I,O Lo 1.91 16.00'
PER TABLE R602.10.3(4) AN ADJUSTMENT FACTOR OF L5 IS USED FOR OMITTING INTERIOR GB v FIREPLACE
D
BfRACED WALL NOTES : a
4
I, PER IRC SECTION R602.10.4 CONTINUOUS SHEATHING BRACED WALL PANELS:
CONTINUOUS SHEATHING METHODS REQUIRE STRUCTURAL PANEL SHEATHING TO BE USED ON ALL SHEATHABLE SURFACES ON ONE SIDE v
OF A BRACED WALL LINE INCLUDING AREAS ABOVE AND BELOW OPENINGS AND GABLE END WALLS. BRACED WALL PANELS SHALL BE
CONSTRUCTED IN ACCORDANCE WITH ONE OF THE METHODS LISTED IN TABLE Rb02.10.4. DIFFERENT BRACING METHODS, OTHER THAN
THOSE LISTED IN TABLE R602.10.4 SHALL NOT BE PERMITTED ALONG A BRACED WALL LINE WITH CONTINUOUS SHEATHING
2, PER IRC TABLE A4 CONTINUOUS SHEATHING METHODS: LOWER
ER FLOOR 5RACEID WALL FLAT 1
I�
METHOD CS-WSP: INSTALL MINIMUM 7/16" WOOD STRUCTURAL PANEL W/ 8d COMMON NAILS g 6 w" SPACING PANEL EDGES AND 12" SPACING
FIELD
SCALE: 1/4" = V-0"
3. PER IRC TABLE R602,10,4 INTERMITTENT BRACING METHODS:
METHOD GB: INSTALL 1/2" GYPSUM WALLBOARD W/ NAILS OR SCREWS g 7" SPACING AT PANEL EDGES t FIELD (INCLUDING TOP E BOTTOM
PLATES): NOTE:
FOR ALL BRACED WALL PANEL LOCATIONS, EXTERIOR SHEATHING NAIL OR SCRHU SIZE, SEE TABLE R602.30U; FOR INTERIOR GYPSUM CORNET
BOARD NAIL OR SCREW SIZE, SEE TABLE R702.3.5 FOR BRACED WALLS BELOW MAIN FLOOR FRAMING TO FOUNDATION WALL BELOW THAT VARY MORE
METHOD WSP: INSTALL MIN. 7/16" WOOD STRUCTURAL PANEL W/ Sal COMMON NAILS 9 6" SPACING PANEL EDGES AND 12" SPACING FIELD THAN 4'-0" IN HEIGHT (FOR STEPPED FOUNDATION), MULTIPLY "BRACING LENGTH REQ'D" IN WIND
4, PER IRC SECTION R602.10.6.4 CS-PF: CONTINUOUSLY SHEATHED PORTAL FRAME:
SPEED COMPLIANCE TABLE (THIS SHT,) e "BRACED WALL REQ'D." IN SEISMIC COMPLIANCE TABLE
CONTINUOUSLY SHEATHED
BRACED WALL 15 OMITTED, M PORTAL FRAME BRACED WALL PANELS SHALL BE CONSTRUCTED IN ACCORDANCE WITH FIGURE R602.10.6.4 AND A BY IIT ADDITION
TIPL WIND THIS
BRACING G
D. ON THE INTERIOR SIDE OF THE
TABLE R602.10.6.4 AMOUNT BY 1.4 4 SEISMIC BRACING LOWER FLOOR
5. N07 USED THIS PLAN
AMOUNT BY 1,5, BRACED WALL PLAN 6. PER IRC SECTION R602.10.6.2 METHOD ABW: ALTERNATE BRACED WALL PANEL: CRAFTSMAN 1 , 2 & 3
ALTERNATE BRACED WALL PANEL SHALL BE CONSTRUCTED IN ACCORDANCE WITH FIGURE R602.10.6A AND TABLE R602.10.6.1
7. PER IRC FIGURE R602.10.8(1) WHERE FLOOR JOISTS ARE PERPENDICULAR TO BRACED WALL PANEL INSTALL FULL-HEIGHT BLOCKING (CEN- JOB NO: CORNET
TERED) CONTINUOUS ALONG LENGTH OF BRACED WALL PANEL. NAIL BOTTOM PLATE TO EACH BLOCK BELOW W/ (3)16d NAILS. IF FLOOR
ABOVE NAIL EACH BLOCK W/ Sd NAILS TOENAILED -m 6" O.G. TO DOUBLE PLATE BELOW (MAXIMUM SPACING) DESIGNED: LG
DRAWN: B J
8, PER IRC FIGURE R602.10.8(2) WHERE FLOOR JOISTS ARE PARALLEL TO BRACED WALL PANEL NAIL BOTTOM PLT. TO SINGLE FLOOR JOIST 9. PER IRC TABLE R602,10.5 MINIMUM BRACED WALL PANEL LENGTH PER ADJACENT CLEAR OPENING HEIGHT IS AS FOLLOWS (9' WALL):
CENTERED BELOW (OR PONY WALL A CRAWLSPAGE) W/ 16d NAIL A 5" O.C. MAX. IF NO JOIST BELOW INSTALL FULL-HEIGHT BLKG. 0 16" O.G. C = 72" OPENING: 27" MINIMUM PANEL WIDTH DATE: 11/16/2017
t NAIL BOTTOM PLATE TO BLKG. W/ (3)Ibd EA, BLOCK. NAIL BLOCK TO FLOOR JOISTS W/ (2)16d EA. END. IF FLOOR ABv. NAIL FLR. JST. 84" OPNG.: 32" MIN. PANEL WIDTH SHEET
(CENTERED) TO DBL, TOP PLATE W/ 8d NAILS o 6" O.G. ALONG BRACED WALL LINE. IF BLKG. ABv, NAIL EA, BLOCK TO TOP PLT. W/ 96" OPNG.: 41" MIN. PANEL WIDTH ® A�304
(3)Sd NAILS & NAIL BLKG. TO JSTS. W/ (2)16d NAILS EA. END 108" OPNG.: 54" MIN. PANEL WIDTHR ; �,r e1w`+�IAWA
iV' f/�� IiVI N }ram �(��t7y I(7f ��qY�^(7
IF FLR.SHEATHING CONNECTED FOUNDATION`TIO' ` ' `OT^S • 34'-0" 16'-O" 3" � � M " °^'
^ DIRECTLY TO P.T.2x PLT.INSTALL
NAILS OR SCREWS @ 2"D.C.
STAGGERED I, INSTALL PRESSURE-TREATED 2x6 SILL W/ I/2" DIAMETER x 10" 1'-10�" 1'-II" 5 Er MAY 2• g `�1�8
NO SURCHARGE OR WHEEL 2x F.J.(PARALLEL ANCHOR BOLT 4 3"x3"xl/4" PLATE WASHER m 4'-0" O,G. ATOP a 9 Ls
LOADS WITHIN 6-0" "E" TO FDN.)PER FLR. FOUNDATION WALL. MINIMUM 2 BOLTS PER PIECE (MIN, 3 1/2",
LAND E D G E N T R Y
FRAMING PLAN MAX. 12" FROM END TYPICAL) CITY OF ANACORTES
WHERE FLOOR JOISTS ARE r - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - �
PERPENDICULAR INSTALL 2x FLOOR JOIST
A35 EACH JOIST TYPICAL (PERPENDICULAR 2, INSTALL P.T. 2x& SILL RIPPED TO 6" W/ 1/2" DIA, x 10" A,B. 4 ° ° _ ° _ ° ° - - - - - - - - - - - - - - - , _
WHEN"A"EXCEEDS 4'-0"; TO FDN.)PER FLR. 3"x3"xl/4" PLT, WASHER m 4'-0" O.C. ATOP FOUNDATION WALL. I ° r - - COMMUNITIES
WHERE F.J.ARE PARALLEL FRAMING PLAN °� I HOMES AND
INSTALL ML26 W/SIDS 1/4x1 M MIN, 2 BOLTS PER PIECE (MIN, 3 1/2", MAX, 12" FROM END TYP.) ° I SEE NOTE *6 I _ — — _ _ — — _ _ — — —
° I I- - - I -F r - - , 4 REVISIONS BY:
EACH BLOCK TYP. i [
01 i VI o a a IVI 3, INSTALL P.T. 2x10 SILL RIPPED TO S" W/ 1/2" PIA, x 10" A,B. 4 ° I� I _ a L _ J Z
SEE FOUNDATION NOTE#1 ' IN IN o o w (III ,� „ „ „ 1 a I I O y O I
3 x3 x1/4 PLT. WASHER 6 4'-O O.C. ATOP FDN. WALL. MIN, 2 O F 1 1 5 - 18 - IS JR
° WHERE F.J.PARALLEL TO BOLTS PER PIECE (MIN, 3 I/2", MAX, 12" FROM END TYP) tp I °, 1 NOTE: SEE NOTE *4o 1 _ 4 � I
6" MIN. FDN.INSTALL 2x BLOCKING = - _
I .a I VERIFY FOUNDATION STEP LOCATIONS a I � I I NOTES:
1 = _ .I .III. p c , (MATCH JST.DEPTH)FIRST 4, INSTALL 4" PVC DRAIN PIPE BELOW FOOTING @ LOW POINT 0
0 32"&SCREW OR NAIL SHTH'G I o ON SITE PER SITE CONDITIONS AND ,n N - Q = - 1. COORDINATE W/MECH. & ELEC.
ppg ° tr FOR POSITIVE DRAINAGE DURING CONSTRUCTION. VERIFY I 1 FINISH GRADE (VERIFY W/ BUILDER), v n
5 DEGREE MAX.SLOPE ° ID INTO BLKG.@ 3"O.C.TYPICAL °' _ 1 _ 111 as FOR LOCATIONS&SIZES OF
o F (SEE COLUMN"G"IN BRACED PLACEMENT OF 4" PERFORATED FOOTING DRAIN PIPE IN I VERIFY FOOTING 4 FDN, DIMENSIONS 4 Q- I T O FOUNDATION/SLAB BLOCKOUTS.
oa°•°.
RETAINING WALL SPECS. FREE-DRAINING GRAVEL BASE, DO NOT CONNECT DOWN- STEP FDN, a L30x24
CONC.FDN.DAMP-PROOFING g FOR O.C.SPACING OF BLKG.) SPOUT TIGHTLINES (IF USED--VERIFY W/ BUILDER) TO FOOTING REINFORCEMENT W/ DETAILS *I d *2 2. PANE CRAWL SPACE ACCESS
TO BE WATERPROOFED,FDN. g o °' THIS SHEET _ 1 N 6-3 PANEL(24x30 MIN)-PROVIDE METAL OR
DRAIN PIPES 2 FIBERGLASS WELL AS NECESSARY. INSTALL
WALLS THAT RETAIN EARTH 8 8 ° 0 1 M A R 9,10 SIM, SOLID COVER SLOPED AWAY FROM BUILDING-
ENCLOSE INTERIOR SPACES
AND FLOORS BELOW GRADE ° 51 FOOTING SIZES CALCULATED USING ASSUMED MAXIMUM SOIL I I
SHALL BE DAMPPROOFED gQ>°�. I °' 1 - _ - , A-2,2
NOTE: BEARING OF 1,500 POUNDS PER SQUARE FOOT _ F6 I _ a H INSTALL 4x8 MIN. BEAM SET ON WALL PLATE
FROM THE TOP OF THE FTG. g ° , a r _ _ _ _ _ _ _ _ _ _ _ _ _ - _ _ _ _ _ _ _ _I L r - - r - - - r - y - - - - -,- l , IN SUPPORT WALL ABOVE(OR INSTALL
TO THE FINISHED GRADE ° ° DO NOT BACKFILL FOUNDATION ° C6 I - — _ INTERIOR CRAWL SPACE ACCESS-VERIFY W/
° 6. INSTALL R-10 RIGID INSULATION o PERIMETER OF SLAB (ABV, °• L _ _L _ _ __ _ --- __ — _ — _— —° °, BUILDER&SEE PLAN
MIRA DRAIN 2,000 OR ° UNTIL FLOOR DIAPHRAGM IS — — — — — — — — — — — — — — — — — — — — — — — — — — — — — `° _ — , I )
�g GRADE) d BELOW ENTIRE SLAB (SEE NOTE 15 ON SHEET A-3.1) i M 3. 16x8 POUR-IN-PLACE FOUNDATION VENTS(OR
* " l l'-8 4" 6'-8" 14'-55/4" 6"
WASHED GRAVEL(OR SIM.) QB a.'•° CONNECTED TO WALL I °� 1 SEE NOTE *6 I o I 16x6 VENTS IN FLOOR DIAPHRAGM (VERIFY W/
A g °rD . 1, 4x4 POST ON 90* FELT. USE 4x6 POST AT BEAM SPLICE. m�a I 0 BUILDER). NUMBER PER PLAN.
�q °' 1 c0 I a' 4. 12"WIDE THICKENED SLAB EDGE. EXTEND
I=2500 psi go o° . ° CONNECT POST TO BEAM W/ Ix4x16 GUSSET BOTH SIDES OR �t L r - - - - - - - - - - - - - - - - - - ,
fy=60 ksi,grade 60 8 ° „W„ a _ 1 a 8"BELOW GRADE.
MIN.SOIL BEARING EQUAL D . SIMPSON BC POST CAP (VERIFY SIZE). CONNECT POST 70 m STE FD I I I = 5. VENTS TO BE LOCATED WITHIN 2'-O"OF CORNERS.
=1,500 PSF go FTG. W/ SIMPSON A33 (OR EQ.) NAILED TO POST AND °' - - - - - - - - - - - - - - - - - - - - - - o' I Q
POSITIVELY CONNECTED TO CONC, FTG, BELOW
MAX.NO.OF STORIES go c "X" I o 1 p I FLOOR JOISTS:
SUPPORTED=2 STICK no°° ° ___ MO LAYOUT SHOWN HERE IS FOR 2x FRAMING. IF
FRAME RESIDENTIAL U° '° IF STUB BARS MINIMUM 8, VERIFY HOLD-DOWN LOCATIONS W/ LOWER FLOOR PLAN ON - 1 °' I p' C(p
FLOORS+ROOF W/ g$o °p LAP SPLICE=24" SHEET A-3,2 4 LOWER FLR. BRACED WALL PLAN ON SHT, A-3,3 = L� = F6 l I ENGINEERED JOISTS ARE USED, MANU-
25 PSF SNOW MAX. • �I DIRECT FLOOR o
C8 I o I FACTURER SHALL PROVIDE AND SUBMIT
B g ° DIAPHRAGM CONN. (INSTALL PER MFR. SPECS.) 8 I7'-9i" 10'-3" 20'-144" I 8"
4"(MIN.)CONC. c0 I ENGINEERED DESIGN TO THE BUILDING
SLAB 12'-0"WIDE(MIN.)
o O 1'4' x 8" (MIN,) CONC. FOOTING W/ (2)*4 REBAR CONTINUOUS - R TO
< STEP FDN, FABRICATION
° F8 0 CAT ON AND INSTALLATION.
(SEE 'E' BELOW) _
o SCREWS OR ° I
IN - - - - - - - - - - - - - N °
• ° ° • ° NAILS 2"O.C. i, n I I i L I I
d @ O 6 x a (MIND GONG, FTG. W/ C2J*4 REBAR CONT, (SEE 'F' FLOOR HEATH(
8" STAGGERED STEP FD . a° „Z" BELOW) L , - - - - - - - - - - - - a
M ° I o I 1. USE 3/4"CDX OR OSB STURDI-FLOOR T&G,
I ° Cg GLUE AND NAIL W/RING SHANK 8d's
'lll_III_lll`c111 ° ° „ I 1,800* (MIN,) CAPACITY I a EDGES& 12" IN THE FIELD. FACE GRAIN
`� C4 1'-6 x 9 CONC. FTG, PER CANTILEVER RETAINING WALL a
4"DIA.PERF.PIPE °y" ,. ° „ I o D O = 1 M I o PERPENDICULAR TO SUPPORTS.
IN FREE-DRAINING i��
DETAIL 4 SPECIFICATIONS THIS SHEET FOR 4'-O MAX, HGT, - �a1HOLD-DOWN (SEE SHEET A3,4)GRAVELBASE ::1 ° O I °, �9 I ° r O 2. PROVIDE SOLID BLOCKING IN THE JOIST
HEEL C TOE ° BEAMS OR FDN, WALL ABOVE (HEIGHT BASED ON BACKFILL DEPTH CAVITY BENEATH ALL POST LOCATIONS
FLOOR JOISTS AND/OR FINISH GRADE-VERIFY PER SITE CONDITIONS) � I o r I C6 2 I o AND BETWEEN UPPER AND LOWER STUDS
PER PLAN r I ° I I
BRACED RETAINING WALL DETAIL - - - - - , 2 ____ I ATOVIDEB FLOOR OCKING FLOOR ETWEENHOLDOWNLOSTSATS.
G6 2'-6" x 9" CONG, FTG, PER CANTILEVER RETAINING WALL I � ` — — — — — — — — — — — — — — — — — — —
DETAIL 4 SPECIFICATIONS THIS SHEET FOR 6'-O" MAX, HGT, I Cs10 I F6 3. PROVIDE BLOCKING BETWEEN I-JOISTS AT
SCALE: 3/4" = 1'-0" I o
FDN. WALL ABOVE (HEIGHT BASED ON BACKFILL DEPTH ° L — — — — — — — — — — — — — _ _ _ _ _ _ _ _ _ _ J o INTERIOR BEARING LOCATIONS WHERE THERE
"'- IS A LOAD BEARING WALL ABOVE.
BRACED RETAINING WALL SPECIFICATIONS AND/OR FINISH GRADE—VERIFY PER SITE CONDITIONS) STEP FDN, °� STEP FDN. 4. IF ENGINEERED FLOOR JOISTS ARE USED,
c o o o o o o ' D ' PROVIDE TIMBERSTRAND RIMS WHERE FLOOR
(TOP OF WALL IS CONNECTED TO FLOOR DIAPHRAGM) C8 3'-4" x Id' GONG, FTG, PER CANTILEVER RETAINING WALL = _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ JOISTS BEAR AT EXTERIOR WALLS.
DETAIL 4 SPECIFICATIONS THIS SHEET FOR 8'-O" MAX. HGT. L — — — — — — — — — — — — — — — — — — — 1 — 7 5.CONNECTIONS:SIMPSON COMPANY OR EQ.
A B C D E F G W X Y Z FDN. WALL ABOVE (HEIGHT BASED ON BACKFILL DEPTH a1 SEE NOTE *3 6. FIELD CUT ENDS, NOTCHES,AND DRILLED
1 1 ° �6 HOLES OF PERSCRIPTIVE TREATED WOOD
AND/OR FINISH GRADE--VERIFY PER SITE CONDITIONS) 5,10
RETAINED WALL FTC. FTC. WALL VERTICAL HORIZONTAL FOOTING FOOTING e 1 SIMILAR I SHALL BE TREATED IN THE FIELD IN ACCORDANCE
SPACING SPACING
HEIGHT POSITION WIDTH HGT. THICKNESS REBAR REBAR TRANSVERSE CONTINUOUS I 1 I A-2,2 1 u I WITH AWPAM4.
MAX. (MAX.)TCIO 4'-4" x 12" GONG. FTG. PER CANTILEVER RETAINING WALL _ 1 I D6
0'-4' 10" 28" 9" 6" 72" REQ'D #4@24" #4@24" — _ -- - DETAIL 4 SPECIFICATIONS THIS SHEET FOR 10'-0" MAX, HGT, 1 �O I AO - `
FOUNDATION NOTES:
FDN, WALL ABOVE (HEIGHT BASED ON BACKFILL DEPTH n g °-
a.r-s tY a• o s" 7r #a @ 18° #a @ 18" #a @ 18" _ 4 THESE DETAILS REFLECT
6.1'-a' 12" 42" 10" 8" 42" 46" #4 @ 18" #4 18" #a @ t8' ° ',� �� - i„ �1' , „ , ,O „ a O A GENERAL HIGHER STANDARD THAN THAT
D4 2'-4' x c3" GONG. FTG. PER BRACED RETAINING WALL DETAIL A-2.2 —
@ " 21'-O 6 3 5-O 5 O 4'-O 4'-0" 4'-0" 4'-l" 8"°, ALLOWED BY THE IRC. THESE DETAILS
AND/OR FINISH GRADE--VERIFY PER SIT£ CONDITIONS)
t :,a
INDICATE THE FOUNDATION AND REIN-
8.1'-10.2' 12" 50" 12" 8•, 24" 24" #5 @ 1a" #5 @ 1z #5 @ 14' 5)#= d SPECIFICATIONS THIS SHEET FOR 4-0 MAX, HGT, FDN, 1 Q -° FORCEMENT REQUIREMENTS FOR THIS
WALL ABV, (HEIGHT BASED ON BACKFILL DEPTH AND/OR I PROJECT. THE CONTRACTOR MAY NOT
10.3'-12' 12" 60" 12" 8" 18" 18" #5 @ 9" #5 @ 12' #5 @ 9" (6)#5 1 I
FINISH GRADE--VERIFY PER SITE CONDITIONS) 1 I ° I USE THE IRC MINIMUMS WITHOUT WRITTEN
NOTE: FLOOR DIAPHRAGM MUST BE CONNECTED BEFORE RETAINED SOIL IS PLACED AGAINST WALL. Ir T r T r T r T r T r T I
PERMISSION OF THE DESIGNER.
D6 2'-10" x 9" CONC, FTG, PER BRACED RETAINING WALL DETAIL ° IL _ J L — J L — J L,_ J L _ J L J I N
4 SPECIFICATIONS THIS SHEET FOR 6'-O" MAX, HGT, FDN, cw I O O O O v O I o I `" FASTENERS:
NO SURCHARGE OR WHEEL WALL ABV. (HEIGHT BASED ON BACKFILL DEPTH AND/OR 5,10 SIM - * METAL ELEMENTS INCLUDING,
"E" LOADS WITHIN 5'-0" FINISH GRADE--VERIFY PER SITE CONDITIONS) = a A-2,2 O SEE NOTE 1 ° CONNECTORS, MUST USE HOT-DIPPED
_ _ I I
d1 uy SEE NOTE *2 I a [>4 GALVANIZED METAL WHEN IN CONTACT
DS 3' o" x 10" CONC, FTG, PER BRACED RETAINING WALL DETAIL I L _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ I WITH ACZA PRESSURE TREATED MATERIALS. t,
NO FLOOR FOR r 4 SPECIFICATIONS THIS SHEET FOR 8'-0" MAX, HGT, FDN, 1 a I [R319.3]-SEE 37/SP1 _ !/
AT LEAST 12" �--FRAMED WALL OPTIONAL WALL ABV, (HEIGHT BASED ON BACKFILL DEPTH AND/OR A-2,2 r —'— _ —' _ _ _ _ _ °' F
5 DEGREE MAX.SLOPE FINISH GRADE--VERIFY PER SITE CONDITIONS) —' '— I - � CITY OF ANACGIRTFS
• - I I I - 1 4 PLANNING & BUILDING DEPT•
I SEE NOTE *1 TYP. ALL FOUNDATION I I
8" MIN. °.°°�I SLAB OR SOIL OKAY '' /�
D10 4'-2' x 12 CONC, FTG. PER BRACED RETAINING WALL DETAIL 1 I 4r E W R `Q A WALLS UNLESS NOTED OTHERWISE °, /
o °, ' moo Ill 111 III:III:III�111 4 SPECIFICATIONS THIS SHEET FOR 10'-0" MAX, HGT, FDN. - I APPROVED PLANS
tL n n
f c=2500 psi - - - - - - - - WALL ABV, (HEIGHT BASED ON BACKFILL DEPTH AND/OR L 6 r L ai I I a I PERMIT#: fl - .�-!/
fy=60 ksi,grade 60 ° g� FINISH GRADE--VERIFY PER SITE CONDITIONS) r A-2,2 r N I I
"W" ?OS MIRA DRAIN 2,000 OR O I r� O E STEP FOUNDATION
MIN.SOIL BEARING °. —WASHED GRAVEL(OR SIM.) _ -— - — L� -__
TEP FDN, _ _ I — r — — — — — — — — — — — — — — —I * I ADDRESS: .�(� �D �,T'�• e 1rr
(SEE NOTE 5 TYP.) I I
= 1,500 PSF n 0� O 6" CONC. FOUNDATION WALL W/ REBAR PER IRC SECTION - - - - - - - - - - k' ° _ - _ - - - _ - - - - - -2„CLR. - - - - - - - - - - I L - - - - - APPROVED SY: -e 4- &C,w-c/MAX. NO.OF STORIES „ „ o °, o R404,1.3,2 d TABLE 404,1,2(I) - 404,1.2(8) 4 *4 REBAR GONT. w L -1 — — — — — — — — — —SUPPORTED=2 STICK X ° o TOP. IFUNBALANCED BACKFILL EXCEEDS 4'-O USE FDN, 4L - - — — — — — — — — — — — — — — — — — — — — — — — — — — — J J L — — — — — _ — — — _ — — — — _ — TO FIELD IfvSPECT10N. APPROVED PLANS
FRAMED RESIDENTIAL ((�$ FOOTING DIMENSIONS 4 REINFORCEMENT PER CANTILEVERED SUBJECT
FLOORS+ ROOF W/ ° e gRR RETAINING WALL DETAIL OR BRACED RETAINING WALL DETAIL SEE NOTE *2MAI l NOT BE ALTERED WITHOUT AUTNQRI2AT14�fV,
25 PSF SNOW MAX. P° 06 (DEPENDING ON FLOOR ATTACHMENT ABOVE) THIS SHEET. E U 5
° • g VERIFY RETAINED HGT, PER ACTUAL FOOTING LOCATION ON
IF STUB BARS,MIN.
4"(MIN.)CONC. o � (P� LAP SPLICE=30' BEARING SOIL BELOW (TO BE DETERMINED ON-SITE) 2'-10�" 16'-3" 2'-10'h" BUILDER TO VERIFY ALL DIMENSIONS.
SLAB 12'-0"WIDE(MIN.) ° D O CONSTRUCTION TO COMPLY WITH THE
3"DIA.(MIN.) F 8 CONC, FDN. WALL W/ REBAR PER IRC SECTION R404,13,2 4 221_0 13'-O all
PERF. 2015 INTERNATIONAL RESIDENTIAL CODE,
A'APERF.DRAIN TABLE 404,1,2(l) - 404,1,2(8) a *4 REBAR GONT, o TOP. IF
0 0 0 To DAYLIGHT UNBALANCED BACKFILL EXCEEDS 4'-0" USE FDN, 4 FTG, DIMEN- 50,-0" 2015 UNIFORM FILUMBINGs CODE,
g" pOQ VON$ 4 REINFORCEMENT PER CANTILEVERED RETAINING WALL 2015 WASHINGTON STATE ENERGY CODE
"D" D .'o' D .'r' D D .'o' D . o D 0 p
° a �. .°, » °• ° ° 0C3 opo DETAIL OR BRACED RETAINING WALL DETAIL (DEPENDING ON FOUNDATION FLAN AND ALL APPLICABLE LOCAL, STATE
ih �o 0000 FLOOR ATTACHMENT ABV,) THIS SHEET, VERIFY RETAINED HGT, 4 FEDERAL BUILDING CODES.
III_III_Iil lli lll�lll_III_III=Ill= I=III PER ACTUAL FTG, LOCATION ON BEARING SOIL BELOW (TO BE SCALE: 1/4" = 1'-O"
DETERMINED ON-SITE)
O S" CONC. FOUNDATION WALL 6b" HIGH (MAX,) W/ REBAR
TOE C HEEL PER CANTILEVERED RETAINING WALL DETAIL THIS SHEET,
VERIFY RETAINED HGT, PER ACTUAL CONDITIONS FOUND O 1'-6" x I'-6" x 8" CONCRETE PAD FOOTING W/ 4x POST ON 90* OQ 4" CONC, PATIO SLAB (VERIFY FINISH W/ BUILDER) W/ FIBER CORNET
ON-SITE FELT (OR EQ.) PER NOTE *5 ABOVE REINFORCEMENT THROUGHOUT (VERIFY TYPE W/ CONC. SUPPLIER).
CANTILEVERED RETAINING WALL DETAIL SLOPE AWAY FROM HOUSE I/4" PLF 4 TURN-DOWN EXTERIOR EDGE
2 SCALE: 3/4" = V-0" F8 8" GONG. FDN, WALL 8'-0" HIGH (MAX.) W/ REBAR PER CANT- JO V-10" x 2'-10" x 10" CONG, PAD FTG, W/ (4)*4 REBAR BOTH WAYS TO EXTEND 12" BELOW FINISH GRADE, MIN, Co" WIDE AT BASE
ILEVERED RETAINING WALL DETAIL THIS SHEET, VERIFY (INSTALL INTEGRAL WITH ADJACENT RIBBON FOOTING)
RETAINED HGT, PER ACTUAL CONDITIONS FOUND ON-SITE (IF O OPTIONAL (VERIFY W/ BUILDER): STUB S" LONG *4 REBAR INTO
CANTILEVER RETAINING WALL SPECIFICATIONS WALL IS 6'-O" MAX. ADJUST FTG, SIZE 4 REINFORCEMENT OK I'4' x 1'-4" x 8" CONC, PAD FTCs, W/ SIMP60N GBSQ66-SDS2 (OR CONC. SLAB FROM FDN, WALL 9 24" O,C, TYP. THICKEN SLAB �` FO� DAT N PLAN
(WITH SLAB AT BASE TO RESIST SLIDING. NO FLOOR DIAPHRAGM CONNECTION AT PER 'F6' ABOVE--VERIFY PER ACTUAL SITE CONDITIONS) EQUAL). ALL CONNECTORS TO BE NOT-DIPPED GALVANIZED EDGE TO OVERLAP ADJACENT FDN, Fi" MIN. (IF NECESSARY)
TOP OF WALL.) TYPICAL. BOTTOM OF FTG, MIN, 12" BELOW FINISH GRADE (TURN- J' C RAF AN 1 & 2
G6 8" LONG, FDN, WALL ro'-O" HIGH (MAX,) W/ REBAR PER DOWN SLAB TO INSIDE EDGE OF FTG,) OS POUR SLAB THROUGH GARAGE DOOR OPNG„ THICKEN TO 6" e
A B C D E W X Y Z BRACED RETAINING WALL DETAIL 4 SCHEDULE THIS SHEET EDGE 4 INSTALL *4 REBAR CONT. h
RETAINED WALL FTC. FTC. WALL VERTICAL HORIZONTAL FOOTING FOOTING CIF WALL IS 4'-0" MAX, ADJUST FTG. SIZE 4 REINFORCEMENT O 1'4' x 1'-4" CONG. PIER BELOW POST TO BOTTOM OF TURN-DOWN a
HEIGHT POSITION WIDTH HGT. THICKNESS REBAR REBAR TRANSVERSE CONTINUOUS ACCORDINGLY--VERIFY PER ACTUAL SITE CONDITIONS) PORCH SLAB E SIMPSON CBSQ66-SDS2, OR EQUAL (ALL CON- O OPTIONAL DOOR (VERIFY W/ BUILDER, POUR SLAB THROUGH DOOR
HECTORS 70 BE HOT-DIPPED CsALVANIZED) OPNG,)
Joe No: C NET
0'-4' 5" 18" 9" 8" #4 @ 18" #4 @ 12" #4 @ 18" (2#4 O 8" CONC, FDN. WALL 8'-0" HIGH (MAX,) W/ REBAR PER
BRACED RETAINING WALL DETAIL d SCHEDULE THIS SHEET OM 1'-2" x 8" CONC, FTG, BELOW SLAB W/ (2)*4 REBAR CONT, OU 16" x 8" SCREENED FDN, Y£N7 (6 TYPIGAU, IF GLASS 1 VAPOR DESIGNED: L
4.1'-6' 7" 30" 9" 8" #4 @ 16" #4 @ 12" #4 @ 16" (3)#4 (IF WALL IS 6'-O" MAX, ADJUST FTG, SIZE 4 REINFORCEMENT RETARDER IS INSTALLED ON BARE GROUND IN CRAWLSPACE THE
PER 'G6' ABOVE-VERIFY PER ACTUAL SITE CONDITIONS) O 4" GONG, SLAB W/ FIBER REINFORCEMENT THROUGHOUT (VERIFY NUMBER OF REQ'D VENTS MAY BE REDUCED TO 2 TOTAL DRAWN: JR,BJ
6.V-8' 10" 40" 10" 8" #5 @ 18" #5 @ 18" #5 @ 18" (4)#5 TYPE W/ CONC, SUPPLIER). INSTALL R-10 RIGID INSULATION PER DATE' 11/16/2017',,
8.1'- 10, 10" @ 9 52" 12" 8" #5 ° 9" #5 12" #ra " 5it5 GIO 8" CONC, FDN, WALL 10'-0" HIGH (MAX,) W/ REBAR PER NOTE *6 THIS SHEET (VERIFY R-VALUE 4 LOCATION REQUIREMENTS
� °� ( ) BRACED RETAINING WALL DETAIL 4 SCHEDULE THIS SHEET W/ NOTE 15 ON SHEET A-3,0 SH T
(IF WALL IS 8'-0" MAX, ADJUST FTG, SIZE d REINFORCEMENT /A a ^ ® /�
12" 64" 12" 10" #6 @ 10" #5 @ 12" #f3 @ 10" (6)#5PER 'GB � /`/
' ABV,--VERIFY PER ACTUAL SITE CONDITIONS) O 4' CONC, SLAB W/ FIBER REINFORCEMENT THROUGHOUT (VERIFY
NOTE: FLOOR DIAPHRAGM MUST BE CONNECTED BEFORE RETAINED SOIL IS PLACED AGAINST WALL. TYPE W/ GONG. SUPPLIER), SLOPE I/8" PLF MINIMUM TOWARD
GARAGE DOOR OPNG.
\WA
NOTE:
Ilk' SEE FLOOR FRAMING PLAN FOR GRADE NOTE:
JOIST SIZE&SPACING SIDING PER ELEVATION NOTE: 2x P.T. SILL RIPPED TO
MATCH FOUNDATION WALL SLOPE GRADE AWAY FROM BUILDING AT 61NCHES IN THE FIRST 10 FEET. �
3/4"T&G SHEATHING-GLUE& 2X RIM JOIST SEE FLOOR FRAMING PLAN FOR THICKNESS AT SIDE YARDS SLOPE AT 5%TO DRAIN OR SWALE THAT DIVERTS WATER.
NAIL TO FLOOR JOISTS JOIST SIZE&SPACING
2x6 P.T. SILL 3/4"T&G SHEATHING-GLUE&
1/2"x 10"ANCHOR LANDED GENTRY
NAIL TO SUPPORTING MEMBERS THICKEN GARAGE SLAB TO
1/2"x10"ANCHOR BOLT, EMBEDDED 7" INTO BOLT(SEE DETAIL 4)
77 CONCRETE,AT 48"O.C.,AND SET BETWEEN 3 1/2" #4 REBAR CONT. AT TOP 6"@ GARAGE DOOR OPENING
AND 12" FROM BOARD ENDS WITH 3"x 3"x 1/4" W/#4 REBAR CONT. (VERIFY 1/2" HOMES AND COMMUNITIES
z EXPANSION JOINT OPTION BTWN.
z THICK WASHERS. MIN. (2)A.B.'S PER BOARD m GARAGE SLAB&PARKING APRON)
[IRC SEC. R403.1.6.11 M FINIS GRADE
_ REVISIONS E3Y:
a ° _ 4'RIGID TIGHTLINE DOWNSPOUT SLOPE PARKING APRON 1/4"
#4 REBAR CONT.AT TOP M o D HOT-DIPPED GALVANIZED DRAIN (TIE TO STORM SEWER
¢ 6"MIN. (10"@ �� PLF(MIN.)FOR POSITIVE 5 - 18 - I8 JR
FDN.VENTS) TOP-FLANGE HANGER ° ° —I i UNLESS NOTED OTHERWISE) DRAINAGE AWAY FROM
p D z E CONCRETE FOUNDATION (SIZE ° I 1/8"PLF MIN. SLOP �� STRUCTURE
CONCRETE FOUNDATION (SIZE
O ° IL FINISH GRADE,
g &REINFORCING PER FDN.
&REINFORCING PER FDN. _
PLAN &NOTES ON SHT.A-2.1) °�� • I —III— 4"RIGID TIGHTLINE DOWNSPOUT PLAN& NOTES ON SHT.A-2.1) FILTER FABRIC 4 ° p,o ° ° °
° DRAIN (TIE TO STORM SEWER 6-MIL VAPOR RETARDER r�l
a p'° — — — — —
Q= 4" PERFORATED FOOTING DRAIN,W/
a ? UNLESS NOTED OTHERWISE) — STRUCTURAL FILL TO BE
z o�� _ D •=0 0 12" MIN. OF DRAIN ROCK COVER,TIE �_ _I I I— _ _— �
2 I I TO STORM SEWER I I- I - -� -1 i GRANULAR MATERIAL
4" aQ FILTER FABRIC CONCRETE FOOTING (SIZE 3"CLEAR _ _ - COMPACTED TO 95/o
6-MIL VAPOR RETARDER ° Q ° o Q° &REINFORCING PER FDN.
J` 4" PERFORATED FOOTING DRAIN,W/ PLAN &NOTES ON SHT.A-2.1)
D P- 12"MIN. OF DRAIN ROCK COVER, TIE 5" 5" '° Q'° CONCRETE FOOTING(SIZE
&REINFORCING PER FDN.
TO STORM SEWER PLAN & NOTES ON SHT.A-2.1
CONCRETE FOOTING(SIZE )
&REINFORCING PER FDN. 5" 7w�
PLAN&NOTES ON SHT.A-2.1) 3" CLEAR TYP. J G FOUNDATION DETAIL WHEN 3/4" = V-0" GARAGE O. H . DOOR
4 FOUNDATION DETAIL WHEN 3/4" = 1'-0" JOISTS HUNG FROM P.T. PLATE 3/4" = 1'-0"
JOISTS BEAR ON P.T. PLATE
SHEATHING 1/2"OR 7/16"
2x6 STUD WALL 2x6 STUD WALL
2x6 STUD WALL 1/2" GWB SEE FLOOR FRAMING PLAN 1/2"GWB SIDING PER ELEVATIONS
FOR JOIST SIZE&SPACING R-21 BATT INSUL.
R-21 BATT 2x6 BOTTOM PLATE 2x6 BOTTOM PLATE
GALVANIZED FLASHING
P.T. 2x6 SILL CONT. 1/2"x10"ANCHOR BOLT
CONC. FOUNDATION 4x8 HF#2 BEAM (OR PER PLAN) (SEE DETAIL 4) P.T.2x SILL CONT.
(SIZE & REINFORCING 1/2"EXPANSION JOINT a CONC. PATIO SLAB PER
PER FDN. PLAN & CONC. FOUNDATION 4"CONCRETE SLAB ° FDN. PLAN ON SHEET A-2.1
NOTES ON SHT.A-2.1) 4"CONCRETE SLAB ON 1x4x16 GUSSET BOTH SIDES (SIZE&REINFORCING ON 2"STRUCT. FILL
2"STRUCTURAL FILL PER FDN. PLAN&
-I I I I
_aI IaII—II I I (—
COMPACTED
STRUCT
UR
AL
POSITIVE CONNECTION 44 POST(46 POST @ BEAM NOTES ON SHT.A-2.1) FILL BELOW 6-MIL VAPOR
(H 90#FELT FINISH GRADE R-10 RIGIDINSULATION @ ° I I - IL REBAR
GRADE POST TO PAD FOOTING SPLICE TYP.) z a RETARDEROT-DIPPED GALV.)
z EMBED 3" INTO FDN @ 2
O.C.
aA SLAB EDGE(ABV. GRADE)
° STRUCTURAL FILL TO BE I I (VERIFY W/BUILDER)Q 2 & BELOW ENTIRE SLAB ° IGRANULAR MATERIAL II
a COMPACTED TO 95% CONCRETE FOOTING(SIZE° 12.
11
EINFORCING PER
N.
a o" Jo o CONCRETE FOOTING(SIZE Q•° p ° Q ° a a P ° P ° PLAN&NOTES ON SHTDA-2.1 a a o�Qe
& REINFORCING PER FDN. )
PLAN &NOTES ON SHT.A-2.1) CONC. PAD FTG. PER c o
FDN. PLAN& NOTES
a
�3/ T
GE WALL TYPICAL FOOTING SLAB EDGE DETAIL PATIO/FLOOR DETAIL
7 �-- - -L -
8 3/4" = 1'-0" 9 3/4"
EXTENT OF HEADER WITH DOUBLE PORTAL FRAMES(TWO BRACED WALL PANELS)
EXTENT IOF HDR.WITH SINGLE PORTAL FRAME(ONE BRACED WALL PANEL) NOTE:
Ir2'-18'FINISHED WIDTH OF OPNG. FOR SINGLE OR DBL. PORTAL TOP REQUIRED PER PLATE
NT R6 2 3 IS
o o o o o M,I 0 o 0 0 0
o o o o o PP01 f 10 o 0 0 0 0
PONY WALL o b TENSION STRAP PER TABLE 0 TENSION STRAP PER
HEIGHT P R602.10.6.4 ON OPPOSITE TABLE R602.10.6.4 ON
0 b SIDE OF SHEATHING 0 OPP. SIDE OF SHTH'G
o 0 0 0 0 0 0 0 0 0 0 0
0 0 0 0 0 � � o 0 0 0 0
0 0 0 0 0 'o MIN.3"X 11-1/4"NET HEADER(STEEL HEADER PROHIBITED, rO o 0 0 0 o FASTEN KING STUD
0 0 0 0 0 p+ IF 1/2"SPACER IS USED PLACE ON BACK SIDE OF HEADER) Ip 0 0 0 0 0 TO HEADER WITH
�I 11 II �I (6)16d SINKERS
0 o 0 0 0 0 0 0 0 10
00 0 0 0 00 00 0 0 0 00
00 0 FASTEN SHEATHING TO HEADER WITH 8d MINIMUM DBL.2"x4"POST o 0 o FASTEN TOP PLATE
COMMON OR GALVANIZED NAILS IN 3"GRID (KING AND JACK STUD) TO HEADER WITH
00 0IIo PATTERN AS SHOWN NUMBER OF JACK STUDS 00 0 0 TWO ROWS OF 16d
w 00 o bl PER TABLES R602.7(1)& co 0 0 SINKER NAILS @ 3"
= 00 00 HEADER TO JACK-STUD STRAP PER TABLE R602.7(2) 0 0 0 0 O.C.TYPICAL
Li'mR602.10.6.4 ON BOTH SIDES OF OPENING
¢ 00 o OPPOSITE SIDE OF SHEATHING o 0 0
= 00 0 o IF NEEDED PANEL SPLICE 00 0 0 MINIMUM 7/16"WOOD
¢ L1 MINIMUM DOUBLE 2N4" FRAMING COVERED IJ EDGES SHALL OCCUR
0 w 00 00 WITH MIN.7/16"THICK WOOD STRUCTURAL OVER AND BE NAILED TO o 0 0 o STRUCTURAL PANEL
O
_ °° 00. IN PANEL SHEATHING WITH 8d COMMON OR COMMON BLOCKING WITHIN 00 0 o SHTH'G. (WD. STRUCT.PANEL MUST BE CONT.
X 00 00 GALVANIZED BOX NAILS AT 3"O.C. IN ALL THE MIDDLE 24"OF THE o FRAMING (STUDS AND SILLS)AS SHOWN PORTAL-LEG HEIGHT. ONE 0 0 FROM TOP OF WALL
N o 00 00 TYPICAL ROW OF 3"O.C. NAILING IS o 0 0 TO BOTTOM OF WALL,
00 00 REQ'D IN EACH PANEL EDGE o 0 0 o OR FROM TOP OF WALL
TO PERMITTED SPLICE
,o MIN. LENGTH OF PANEL PER TABLE R602.10.5 00 0 0 AREA
0 0 0 o FULL-LENGTH KING °o 0 0 0 0 0 0
00 o0 STUD 00 0 0_0 0 oo CORNET
00 00 MIN. (2) 1/2"DIAMETER ANCHOR BOLT(INSTALL TYPICAL PORTAL-FRAME 00 0 0
00 00 PER SEC. R403.1.6 W/3"x3"x1/4"PLT.WASHER) CONSTRUCTION 00 0 0
- 00 o P.T. PLATE TO CONC. FOUNDATION BELOW o 0 0 0
00 0 :0 0 0 NAIL BOTTOM PLATE TO
FASTEN SHEATHING TO P.T. PLATE(WHERE NO JST. PER TABLE R602.3(1) FOUNDATION DETAILS
0 0 o RIM JOIST)WITH 8d COMMON NAILS @ 3"O.C. o 0 0 0
0 0 0i o 0 0 .i 0 0 0 0y0 0 0 0
1 BRACED WALL DETAILS
FASTEN SHEATHING TO RIM JOIST WITH 8d I i CRAFTSMAN 1 , 2 & 3
COMMON NAILS @ 3"O.C.TOP&BOTTOM
0 0 0 0 0 0 0 0 0 0 0
d
Job No: CORNET
FRONT ELEVATION SECTION DESIGNED: LG
DRAWN: SD/JR/BJ
2 CONTINUOUSLY SHEATHED PORTAL FRAME DATE: 11/16/2017
SCALE: 3/4" = 1'-011 SHEET
�- OVER CONCRETE OR MASONRY BLOCK FOUNDATION A-22
WA
/� � I
FLOOfiR f=LAN OTE5 :
4'-2" 3'-4V2"
I, ALL DIMENSIONS ARE TO FACE OF STUDS UNLESS NOTED 20, WHOLE-HOUSE VENTILATION PER IRC SECTION M1501,3 WHOLE
OTHERWISE (Li VERIFY DIMENSIONS SHOWN ON PLANS, HOUSE FAN LOCATED IN LAUNDRY ROOM (VERIFY W/ BUILDER) 5'-O 4'-4 4' 1 S" 15' 9i° 25a"
DO NOT SCALE OFF DRAWINGS
21, DISAPPEARING STAIRS OR ATTIC ACCESS PANEL TO BE 71'rr LA N D E D GENTRY
2, FRAME MAIN FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS COVERED W/ 5/8" TYPE-X GWB AND PROVIDED W/ WEATHER
m 16" O.C. TYPICAL. FRAME LOWER FLR. EXTERIOR WALLS W/ STRIPPING GASKET P.T. II POST CONT. FROM BM, HOMES !1 N D COMMUNITIES
104 5/6" 2x6 STUDS is 16" O,C, (FULL HEIGHT WALLS), VERIFY 3060 SH 5060 PIG 3060 SH 4046 XO ABV, O CONC, FTG. BELOLL
STUD LENGTHS AT STEPPED FOUNDATIONS ON-SITE 22, FIREPLACE TO BE SUPPLIED WITH OUTSIDE COMBUSTION AIR REVISIONS BY:
DUCT AT LEAST ro SQ. IN, 4 PROVIDE READILY OPERABLE SHLVS, p
3, FRAME MAIN FLOOR INTERIOR WALLS W/ 104 5/8" 2x4 STUDS 9 DAMPER. INSTALL GAS FIREPLACE W/ CLEARANCES 4 MIN, - ` - 7REFG,j
5 - 18 - IS JR
IIIO.C, W/ 1/2" GYPSUM WALLBOARD BOTH SIDES TYPICAL. COMBUSTION AIR PER MANUFACTURERS RECOMMENDATIONSa 'n PANTRY
FRAME LOWER FLR. INTERIOR WALLS W/ 104 5/8" 2x4 STUDS w AND PER CODE (VERIFY TYPE OF FIREPLACE W/ BUILDER)
16" O,C. W/ 1/2" GWB BOTH SIDES TYPICAL UNLESS NOTED '� pj I �p NOTES:
OTHERWISE (U.N.OJ USE PRIMER/SEALER ON GWB BEFORE 4 23, INSTALL 1/2" MIN, FIBERGLASS-FACED GWB BACKER AT TUB/ al! W RAI ING PER BUILDER 1. APPLICABLE CODES ARE AS FOLLOWS:
AFTER TEXTURING SHOWER SURROUND } 2't2'^ 2'-1 \�Im Q CA 1.
NOTE *13 I 2015 UNIFORM PLUMBING CODE
`Y
u " �� " - Qi i 0O
2015 WASHINGTON STATE ENERGY CODE
4, FRAME GARAGE WALLS W/ 2x6 STUDS e 16 O.C, (VERIFY HGT, 24, PROVIDE MINIMUM 22 x 30 ATTIC ACCESS W/ A MINIMUM OF 30 xU d I I 1 z N N h 2015 INTERNATIONAL RESIDENTIAL CODE.
OF WALL ON-SITE PER SITE-BUILT FOUNDATION) CLEARANCE TO FRAMING ABOVE PER IRC SEC, 801, USE PLWD, yr 0- _ s 3 I O COVERED u I A° O
m O MASTER BEDROOM O Iq VAULTED o 1 4 X $ m
DAMS 70 CONTROL CEILING INSULATION OPENING EDGES y w fn x DECK
5. PLUMBING WALLS TO BE FRAMED W/ 2x6 STUDS m 16" O.C, (SEE S, KITCHEN I z �p O�
PLANS FOR LOCATIONS, VERIFY JOIST PLACEMENT ABOVE 4 25, PROVIDE PARTICLE BOARD UNDERLAYMENT A VINYL AREAS, V m } z o p �p
BELOW FOR PROPER PIPE CLEARANCES). VERIFY PLUMBING COORDINATE THICKNESS W/ OTHER FLOOR FINISHES TO PROVIDE SEE NOTE *31 W _ _ 11 J
FIXTURE DRAIN LOCATIONS DO NOT LINE UP W/ FLR, JSTS, SMOOTH a LEVEL TRANSITIONS. VERIFY FLOORING ADHESIVES > Q
ARE APPROVED FOR USE ON PARTICLE BOARD UNDERLAYMENT SEE NOTE *32 _ I (3)3060 SH
6, ANGLED WALLS TO BE 45 DEGREES TYPICAL U.N.O. W/ MANUFACTURER RECOMMENDATIONS m - -
ma 4'-10!/2" 4'-3h" 6'-62"
�7
1, DIMENSIONAL LUMBER TO BE HEM-FIR *2 TYPICAL U,N.D. 26. USE PRIMER/SEALER ON GWB BEFORE AND AFTER TEXTURING m 3' l" 11-all 4' 3" 3' 2h" 1'-8" 2' 4" '_11 4' �+
- 34 I/2" NIGH 2x4 I O
8. UNLESS NOTED OTHERWISE USE 4x6 HF*2 HEADER ABV, DOORS 21, WHERE 12" NOMINAL DEPTH HEADER REQUIRED USE SINGLE PLATE STUD WALL BELOW
N
4 WINDOWS TYP. 2x6 EXTERIOR WALLS. INSTALL R-10 (MIN,) ABV, CONT. FROM CORNER TO CORNER OF WALL. VERIFY GWB
RIGID INSULATION o INTERIOR SIDE OF HEADER. USE 4x6 HF*2 NAILER INSTALLED is T.O. WINDOW OPNG. IF NECESSARY m _ LEDGE �8i _ SEE NOTE *29 I ci %
HDR, IN 2x4 EXTERIOR WALLS (IF APPLICABLE) ABV, DOORS 4 �a w °? p
WDWS. U.N.O. BEAMS AND HDRS, TO HAVE 1 1/2" MIN, BEARING 28, TO COMPLY W/ 2015 WSEC SECTION R406,2 THIS HOUSE (2,896 _ Q SE VAULTED O
TYP• U.N.O. (BMS, SHOWN ARE MIN, REQ'D OR BETTER. SIZE 4 SQUARE FEET) WILL NEED 3,5 ENERGY CREDITS, 70 ACHIEVE CA
= m = w w � NOTE *31 ® " y� SEE NOTE *31 DININCs wl
GRADE MAY BE INCREASED PER BUILDER'S DISCRETION) THIS THE FOLLOWING OPTIONS HAVE BEEN SELECTED FROM O p Z QI , QI GAS FIREPLACE W/ HEARTH 4 h
TABLE 406.2: m X x 4 ~ MASTER Z �I SEE y\- 3'-5�" 5'-10" R MANTEL Q 48" ABOVE FIN, FOR.
9, VERIFY PLACEMENT OF 4x6 POST (U,N,O,) IN STUD WALL BELOW OPTION is L5 CREDITS): EFFICIENT BUILDING ENVELOPE (SEE 0 O 7 O O 4 (SEE NOTE *23)
ENDS OF GIRDER TRUSS ABOVE W/ ROOF FRAMING PLAN ON NOTE *15 FOR INSULATION VALUES) �0 p O N BATH > u.I - NOTE *l Q�G� ZI -
SHEET A-4,1 OPTION 3a MO CREDITS): HIGH EFFICIENCY HVAG EQUIPMENT m �a x O wl �I
LEDGE 1 ftNE
m 42" HIGH WALL VI VAULTED =
(GAS-FIRED FURNACE W/ MIN. AFUE OF 9490), USE CHAMPION - 0 NI LIVING 1
AFUE W/ HDWD, CAP I J
10, PROVIDE 2x6 BACKING IN ALL BATHROOM WALLS FOR TOWEL GAS FURNACE (OR EQ.--VERIFY W/ BUILDER) W/ 95,5% -_ I _._.
BARS, TOILET PAPER DISPENSERS, MEDICINE CABINETS, ETC., OPTION 5a L5 CREDITS): EFFICIENT WATER HEATING: ALL 4 LINEN 1 3-3%" 51 SEE NOTE *13BTWN. STUDS, COORDINATE W/ BUILDER FOR LOCATIONS SHOWERHEADS 4 KITCHEN SINK FAUCETS SHALL BE RATED `V (K 2_3 IN
AT Ll5 GPM OR LESS, ALL OTHER LAVATORY FAUCETS t+ p Q D - RI E S
x CLOSET 1O =
11. INSTALL 1/2" HIGH-DENSITY GWB AT GARAGE/HOUSE WALL AND SHALL BE RATED s 1,0 GPM OR LESS O O 3O p = (e O T is ^m O
GARAGE BEARING WALLS, 4 5/8" TYPE-X GWB m GARAGE CLG, OPTION 5c (1,5 CREDITS): EFFICIENT WATER HEATING: WATER t BI-FOLD U 3'-l" 3' 6" m u
TYP• (SCREWS g 6" O,C, EDGES 4 FIELD GARAGE CLG. GWB HEATING SYSTEM SHALL INCLUDE GAS WATER HEATER W/ A '� - O ° _ _ _ I II ,i
w ; 3'-lYa � W
WHERE LIVING SPACE OCCURS ABOVE) MIN, EF OF 0,91, USE HAVEN NPE-180A (OR EQ.--VERIFY W/ , O L/2
S 1EO �'BLDRJ. UNIFORM ENERGY FACTOR OF ,96, RECOVERY p W 21 a q► `0 OID
12, INSTALL 20-MINUTE RATED DOOR ASSEMBLY W/ SELF-CLOSING EFFICIENCY OF 999, mHARDWARE S 4 R N 1 1 Q
29, 8'-I 1/8 CEILING WHERE SHOWN (USE 2x4 CEILING JOISTS s0 24 O,C, SHELF 4 ROD U
13, REQUIRED STAIR RAILINGS TO COMPLY W/ IRC SECTION 311 MAX,) = 2' 8 IL
6'-5 4'-2
(MINIMUM HEIGHT 34", MAX, 38" ABV, NOSING PLANE: ENDS I SEE NOTE *31 CLOSET = m Q
RETURNED TO WALL, MIN. 1 1/2" CLEARANCE WALL TO RAIL), 30. VERIFY RETURN-AIR BOX-OUT REQUIRED DIMENSIONS ON-SITE _
�0 2 - - v
DECK/PATIO RAILINGS TO COMPLY WITH IRC SECTION 312 IF _ i11 ARCH=
DECK/PATIO SURFACE IS 30" OR MORE ABV, FINISH GRADE 31, SHEATH THIS SIDE OF WALL W/ 1/2" PLYWOOD (REFER TO BRACED _, = a �
WITHIN 36" MEASURED HORIZONTALLY A7 THE OPEN SIDE '' WALL PLAN ON SHEET A-3,3) 3'-O m _`� 3'-O' BI-F LD y. LINENJV
(VERIFY ON-SITE) I(OPTIONAI�) * v �`'� I-10 If ^ yv 48OTY m w 13 N - P
32, VERIFY THIS DOOR FRAME IS 1/2" DEEPER THAN STANDARD TO SEE NOTE 12 O �\\ 14LV BATH *2 ~ O O m (P
14, EGRESS WINDOW DIMENSIONS, CLEAR OPENING 4 SILL HEIGHT MAKE FLUSH W/ FACE OF SHEATHED WALL (REFER TO NOTE *28) - -O BI-FOLD( O N O ui
TO COMPLY W/ IRC SECTION 310,1 (VERIFY W/ WOW, SUPPLIER SEE 0TE *26 2'_8" N
AND/OR MANUFACTURER) SEE NOTE Oil
n
I
15. COMPLIANCE DATA FOR THE 2015 WASHINGTON STATE ENERGY SEE NOT *31 rgAQQ''i o _ _ _ SHELF 4 ROD `Cv
CODE AND IRC CHAPTER 11 IS AS FOLLOWS: - - (� - o CLOSET i V,T,O,
SLAB: R-10 RIGID INSUL, PERIMETER UNDER lis- 2 CAR GARAGE p o LAUNDRY - i Q ��`�`�
ENTIRE SLAB Q / - 6'-0' BYPASS -
FLOOR: R-36 (4 ADJACENT TO UNCONDITIONED x
SPACES) SEE ` I `�
WALLS: R-21 (R-10 MINIMUM m HEADERS, TYPICAL) NOTE *31 o hry O
�\- -- -------- ------- - - Q s m
INT. BSMT, WALLS: R-21 r m m
FLAT CEILING: R-49 (R-38 IF INSUL. DEPTH MAINTAINED 3'-9�a° 4'_4�"
TO OUTSIDE FACE OF EXT, WALL) 2020 AWN 1650 PIC h 8'-2l4" _
O
VAULTED CLG,: R-38 CTE PJ STUDY/BEDROOM •4
DOORS: U=,200 MAX, CONE DOOR UP TO 24 S,F.
EXEMPT) PO CH
WINDOWS: U=,280 MAX, 16'-0" x l'-O" OVE D GARAGE DOOR � m
GLAZING: 508,5 S,F, = 16,"I OF FLOOR AREA (15,5 a r,
W/ OPT, MEDIA ROOM S.F. ADDED) _- 6xl_ HF*2_ _
FURNACE TYPE: NATURAL GAS FORCED-AIR W/ MIN. AFUE SEE:NOTE *9 SEE NOTE *9
OF 94%. Q
REFER TO 2015 WSEC CHAPTER 4 4 IRG CHAPTER 11 FOR VERI- _ _ _ _ _ _ _ _ _
FICATION OF THESE VALUES �4x12 HF*2 HEADER 16" x I6 STONE COLUMN (2)3050 SH
16, MINIMUM REQUIREMENT FOR ATTIC VENTILATION IS AS FOLLOWS ORNAMENTAL RAILING I < CAP ( ER ELEVATION)
(CALCULATED 0 1/300th OF ATTIC AREA). (PER ELEVATION)
MINIMUM REQUIRED: 1,268.16 SQ, IN, 4'-l" -104s" 2'-1h" 2'-81�" -8h"
ACTUAL PROVIDED: 1,200.35 SQ, IN,
VENTED BLOCKING.: 584,35 SQ, IN, (I m 9,425 SQ, IN, EACH) 2'-101ii III R,O, 2'-10h" 6'-5�" 6'-6�" 5'-9�a° 3' 4�° 5'-Sek"
RIDGE VENT: &'I SQ, IN, (58 L/F m 12 50, IN, PLF
22'-d' 13'-O"
IT SEE ELECTRICAL PLAN ON SHEET E-I,I FOR LOCATIONS 4 SIZES 50' O"
OF EXHAUST FANS, LOCATIONS 4 SIZES REQ'D TO COMPLY W/
THE WASHINGTON STATE VENTILATION 4 INDOOR AIR QUALITY CODE 4 IRC M1501,4 ARE AS FOLLOWS: MAIN M
/` I I �l F�OO� �� /` I�l
KITCHEN: 100 CFM RANGE HOOD (MIN,) fie t� t LAUNDRY: 50 CFM (80 CFM RECOMMENDED) SCALE: 114" = I'-O'l 1,940 SQ, FT, CORNET
BATHROOMS: 50 CFM (80 CFM RECOMMENDED)
NOTE: ALL FANS ON 20-MINUTE TIMER 4 SHALL VENT TO OUTSIDE
AIR TYPICAL. ELECTRICIAN TO VERIFY INSTALLATION OF GFCI TOTAL: 3,01(o SQUARE FEET
OUTLETS IN ALL WET AREAS, VERIFY TYPES 4 LOCATIONS OF (3,2&1 S.F, W/ OPTIONAL MEDIA ROOM
ALL ELECTRICAL FIXTURES W/ BUILDER GARAGE: 411 S.F. MAIN FLOOR PLAN
18. INSULATE ALL ACCESS DOORS/HATCHES TO CRAWLSPACES/ FRONT PORCH: 68 S.F,
ATTICS TO THE EQUIVALENT RATING OF THE INSULATED FLOOR, BACK PORCH: 160 S.F. CRAFTSMAN 2
WALL OR CEILING THROUGH WHICH THEY PENETRATE LOWER FLOOR PATIO: Ill S.F,
19, MOUNT HWt ON PLATFORM 18" ABOVE GARAGE SLAB PER IRC
SEC, 1301 STRAP HWT TO WALL PER IRC SEC, M1301,2, JOB NO: CORNET
PROVIDE OVERFLOW PAN 4 PIPING PER IRC CHAPTER 28,
INSTALL TEMPERATURE 4 PRESSURE-RELIEF VALVE 4 PIPE TO DESIGNED: LG
EXTERIOR TERMINATION. INSTALL A VACUUM-RELIEF DEVICE DRAWN: JR,BJ
PER MFR, SPECS, TO HOT WATER TANK PER UPC 504,E DATE: 11/16/2017
SHEET
A- 3 . 1
50'-0" •••
34'-011
8" 12'-114" 6'-I" 2'-4l�"
4'-11/411 1-101/" T'-II" 2q.1I
LANDED GENTRY
ILOMES AND COMMUNI 'I' IT3S
(2)3060 S 2)3060 SH
SEE NOTE *11 SEE NOTE 04
°`«'" SEE NOTE "II SEE NOTE *4
R V O BY:
II 1 I 1 I 1 I N LW/
' TUB ,
I I I II I I I I I I I I I I I P.T. 6x10 P.T, 6x10 HARDWOOD GAP ON N
LA
'1 2x6-FRAMED PONY tQ OWER 0A 5 - IS - IS JR
I I I I I I I I I I 1 I I II I I I I I I IF r 1r r lr IF IF �r .. QI a
( I I I I I I I I I I I I W WALL BELOW (VERIFY OI � � P.7- xl0 BM. ABV. I �
QII I I I I I I I I I I I I I I I ( I I I I I I HEIGHT W/ STEPPED 0.1 IUD 0.
1 I 1 1 1 1 1 1 1 1 1 I FOUNDATION) SEE m N } m
11 I I I I I I I I I I Mq'
N TE 012
-A
I I I I I I I I I I I I INII I I l l I I I I I :mt /�
' I I I I I I I I I I I I I I I O = BEDROOM *L N
2112 D -L" F.J. 1 5' O. �„ ,2xl2 , IF*2,F.J. ib, O.IY. I I P T. 2110 IIEC♦� JSlS, gl l6" CJ.C.I I l I N _ - O
"11 I I l I l l i l l I I I I I I I I I I I I In BEDROOM •3 __ ® yI — PATIO Tip O N_
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BAT #3 V•
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(Voln I I I I I I I I I I I + I Q� _
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I I I I I I I I I I I I I
�11 I I I I I I I I I I
1 1 PIT. 2110 LIEDdER I I I I I l 4'-6'Fz" 4'-0" > ,,� M 0
SEE NOTE "12 3060 SH
n I 1 I I I I I I I I SEE NOTE *12 v/ 6080 XO SGD (TEMP.) TEMP.
1 ,
IIIIIIIIIIIII
11 II 11 I 11 II IIII II 11 11 II „ II 11 11 11 11 11 12" B -FOLD _ x6 HF*2 HD _ 6x10 HF 2 HDR. _
*
1 I 1 1 1 1 1 1 1 1 1 BE NOTE *51 I I I I 1 II II ii !l II II II II II II II II II II II II II II 11 II - L2� 0-
4'_4�" 3'-8" ' " m1 11 1 11 11 11 11 1 CL05E "11 1_5'-O B FO
�4 LD
1 '11 'I _
1 I " "iI I I I III IELF gOD *
1 I rJ' E NOTE "2 1 1 1 1 1 1 1 1 Il - 0 HIV r
4x6 HF 2 HDR.
n u u 1. 1 11 . u 11 11 1
D - — ,- O V
II 1 1 1 1 11 1, 1 1 1„ ' I I I I I 111111111 �11111111111111111 ° II II II II II II II II
II I ,� II " �, I I II I I LINEN
2x12 DF- *2 .J, e 16 .C. 2x12 HF*2 F.J. 1il' I6 O.C.' 11 n u r,2)2�112 n I ' N
11 11
�/ ' I II / SEE N TE *18 = GAS FIREPLACE W/ FLUSH
II I I I II 11 I I I BEET NO E *2 II� l I ) 11 I I 3-8h - - HWT 0 HEARTH E MANTEL ID 48" A.F.F.11 11 1 11 11 1 11 11
1 W I I I IIW 11W I 1 11W 1 I 1 _ I 1 1 1 1 1 1 II II II �I II II II II II II II II II II II 11 II II II II 11 _ BHEE A-3.1 -
Ila 11 I I 11 I I 1 I g III 1 1 5IIh1I I 1 g ° 8'_311 3'-10 5" 5'-5" r - 6'-I�i° 3'-lam yv r (SEE NOTE *23 ON BHT. A-3.0
nail
I Q Q 11 11 11 11 11 11 11 11 11 11 11 1 11 11 11 1 Y• -
11(w) I II II II �I II II II 11 II II II 11 II II II 11 II II II 11 II SEE NOTEr*8 THISS SHEET-�- - MECH. IR i , FAMILY ROOM µ�
(� (� y, I I I I I I I 11 11 11 11 11 11 1 11 11 11 1 11 ,1 11 11 11 1 D� UNFINISHED 51 ORAGE/ F`^RNA E PER SEE .1
III I I I IIN IIY I I III RCM 305.3 NOTE *,2
III' II II II I' II II I' II II II I' I' o OPTIONAL MEDIA ROOM --�-���
NII I I I 11 IIN I I IIN I l 11 11 11 11 11 11 1 n 11 u 1 11 u _ So
W II II II 11 II II II 11 II II II 11 II II II II II II II II 11 �' (ADD 265 S.F. IF OPTIONAL 5 3-33411
O
MEDIA ROOM IS FINISHED) U Q, R, �I r 2'- }
III I I �N_ IN I I IIN I I HOVE ,�{ _
I 11 n 11 11 11 11 1 11 11 1 11 1 11 11 1 1
N W W 43
�� II II fl I� II II II I� II II II I� II II II I� II II II I� I� o ° ° I SEE NOTE *12 NI 2'-r r HDWD. CAP ON 2x6- 0
1 1 �11 I 1 1 n itn 1 1 11� 1 I 1 1 \ Lti1 n n 'I u u n 11 n 11 n n 11 u u n 1l 11 v I r:� s. _ ^ I N
II I I I I� �I I I II I I II II II 11 II II II I' II II II I' II II II I' II II II 1. I' I FRAMED PONY WALL
I 3'-II" �6' Ih�~ F- BELOW (VERIFY HGT. 0
I I 11 1 I I I ,n IYI I I 11 I I Il STA NG_ l l I I U E I E B _ 2 �' W/ STEPPED FDN.)
y + 11 1
I. II I I I 1� I I I II I I 2�-1�4" 11 _S II II II II I� II II II I� II II II I� II II II I� II II II I� I� SEE NOTE *, THIB SHEET „a" W
I`, n n 1 I 1 n I 1 1 n I I 1I 11 11 1 11 11 11 1 11 11 11 1 11 11 11 1 ` — — — — — — — — — — — — — — — — — — — — — — — — -
3 SEE NOTE "12
H
L JL L J _ _ x� _ --
G =.I sue. — , , , 1 I. I I I ': 1 ' pe p d _ 'd D d �e - p d
' • n'
l I I I I I I I I I I I ISEEINITr "51 I I I 121I 21I D x6 H *2 HDR.
II II' 10 19' III° c � o
" D
SEE NOTE *3
SHEET A-2.1 5EE'NOT 2' '
I I I I I I�-I I—IrtI� I � J 81I I�I_61.1I ' O!k4" . 5'-101' 2 p1'� 21'-2ry4" p1I .4
J 18' 2V2" Y�/-1 31'-3V2" V
I I I IN I I I I I �N I I NI I I I I `
1 1 1 1 1 IN 1 1 � 1 I IN I I I NI I I I I I I I I
I l I I I I I 1 1 I 1 1 1 1 1 1 I 1 1 � -
I 2x12'HF*2' F J, o lei' O, I c
'x8 F*2 B M B O T'1' ' ' ' ' ' ' - 4x8 HF*2 FLOOR SUPPORT BEAM TYF. -
- - -®- - - - - - - - - - �- - -
1 I I I I I I I I I I I z 1 I I I 1 1 1 ���{{{1,,, 1 1 Q a
I BEf NlJ'7E 1 {V <
N
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44
BEE NOTE *2 I
SHEET A-2.1
1 1 I I I I 1 I I I I
1 I 1 1 1 1 1 1 1 I 0
II11I11I11I � a o
1 1 1
IIII.
JL JL JL JL
SEE NOTE *2
SHEET A-2,1
22'-D" 13'-O"
MAIN FLOOR FRAMING PLAN 50'_OII
SCALE: I/4" = I'-0°
LOUDER FLOOR PLAN
SGALE: 1/4" = 1'-0" 1,076 5,F,
SHEATHING 1/2"OR I7/16"ONS FLOOR FR /l M 11� I G 1� OTE6
SIDING PER ELEVATIONS {� I I �j 'v I CORNET
GALVANIZED FLASHING
P.T.2x LEDGER. ATTACH TO END I. ONLY BEARING WALLS 4 P.T. PLATE ON FOUNDATION WALL BELOW SHOWN FOR LOUDER FLOOR PLAN NOTES
JOIST& 1/2"SHEATHING W/112"DIA. DRAWING CLARITY 2x FLOOR JOIST MAX. CLEARSPANS
LAG SCREWS @ 18"O.C. (2 ROWS,
STAGGERED). REFER TO IRC SEC. 2, INSTALL 2x12 BLOCKING BETWEEN FLOOR JOISTS BELOW INTERIOR BRACED WALL L/480, SIMPLE SPAN, 40#LL, '✓'0# TL 8, VERIFY FURR-DOWN CEILING/BOX-OUT FOR RETURN-AIR DUCT THIS AREA W/ OWNER 6 L V�/ER FLOOR PLAN
R507.2&TABLES R507.2& R507.2.1, (VERIFY LOCATION AND EXTENT W/ BRACED WALL PLAN ON SHEET A-3.3) HVAC CONTRACTOR v—
AND FIGURES R507.2.1(1)&R507.2.1(2) JOIST TYPE 12" O.C. SPACING 16" O.C. SPACING
P.T. DECK JOIST(SEE FRAMING PLAN) 3, MINIMUM JOIST SIZES t GRADES SHOWN (VERIFY ANY UPGRADES W/ BUILDER) 9, INSTALL EXTERIOR-TYPE DOOR (W/ WEATHERSTRIP) TO HIDE CRAWLSPACE ACCESS 1� MAIN FLOOR FRAMING
PROVIDE HOLDOWN OR SIMILAR 2x10 HF*2 14'-0" (.40" DEFL.) &-1" (.40" DEFL.) 1�QN CRAFTSMAN 1 & 2
TENSION DEVICE PER IRC SECTION 4. P.T. bxb POST CONTINUOUS FROM FOOTING TO ROOF BEAM ABV. INSTALL BEAM 10, NOT USED
R507.2.4& FIGURE R507.2.3(1)NOT HANGER (CONCEALED FLANGE TYPE) FOR DECK BEAM (1,290* MIN. CAPACITY) 2x10 DF-L*2 14'4' ( 40" DEFL.) 13'-9 1/2" (.40" DEFL.)
LESS THAN TWO LOCATIONS PER 11. EXTEND P.T. 6x6 POST CONTINUOUS THROUGH DECK SUPPORT BEAM TO \�ER51DE
DECK, EACH
MAX. FROM EA. END OF 5. OVERLAP FLOOR JOISTS 3" WHERE SPLICED OVER WALL/BEAM BEARING d NAIL * " " OF CAP a DECK RAILING ABOVE JOB NO: CORNET
DECK. EACH DEVICE SHALL HAVE 2x12 HF 2 16'-I 1.40 DEFL.) 15'-I 1/2 (.40 DEFL.)
1,500#MIN. STRESS CAPACITY TOGETHER W/ (3)I0d NAILS PER IRC SECTION R502.6.1 TYPICAL THROUGHOUT
2x12 DF-L*2 IZ'-O" (.40" DEFL.) 15'-II" L40" DEFL.) 12, SHEATH THIS SIDE OF WALL W/ I/2" PLWD. OR l/16" OSB (VERIFY W/ BUILDER, SEE DESIGNED: LG
HOT-DIPPED GALVANIZED 6, FRAME LANDING W/ 2x8 HF"2 JOISTS B 16" O.C. MAX. HANG JOISTS FROM 2x8 HF*2 LOWER FLOOR BRACED WALL PLAN ON BHT. A-3.4)
HANGERTYP. EA. DECKJST. D N: JR,BJ
LEDGER B PERIMETER WALLS. NAIL LEDGER TO EACH STUD W/ (2)16d NAILS TYP.
TE: 1111,6/2017
DECK LEDGER DETAIL 1- IF FINISHED MEDIA ROOM OPTION USED (VERIFY W/ BUILDER) 2x6-FRAMED STUD SHEET
WALL MAY BE USED TO SUPPORT FLOOR JOISTS INSTEAD OF HANGERS (P.T. PLATE
3/4" = 1'-0" o FDN. ABV. PER NOTE *1 ON BHT. A-2.1 INSTEAD OF RIPPED P.T. 2XIO) A 3 ■
WA
WIND CALCULATIONS: IRC TABLE R602,10.3(2) FOOTNOTES
Q Q Q Q
NUMBERED WALL LINES LETTERED WALL LINES 5O °
22' O" 8' O" 16'-0" 4' O"
EXPOSURE CATEGORY 1'0 1,0
34'-O" 10-O" LANDED GENTRY
ROOF EAVE-TO-RIDGE HEIGHT 1,0 1,0 3'-6 " 3' T"
HOMES AND COMMUNITIES
WALL HEIGHT 1'0 1'0
NUMBER OF BRACED WALL LINES 1,45 1,45 _ - - - I CS-WSP — 12" _HIGH OPNGS. — Gs-WSP I ICS-WSP I REVISIONS BY:
a
WIND FACTOR TOTAL 1,45 1.45 J-0" ,
I 5 - 2I - IS JR
�a BRACED WALL LINE: WIND SPEED COMPLIANCE (SECTION R(o02) I,0000 (MIN,) CAPACITYBRACED BRACING BRACED REQ'D BRACING: WIND GYPSUM PANELS TOTAL BRACING ACTUAL BRACED
WALL LINE METHOD: WALL LINE RATIO TABLE FACTOR FACTOR W/ HOLD- TENSION STRAP HDR. O
INDICATOR TABLE R602,10.4 SPACING R602.10.3(U TOTAL 10TAL DOWNS LENGTH REQ'D WALL PROVIDED , 'ON TO DBL, STUD BELOW-O" ' 1,45 N/A N/A 4,13' 11.96' 6 m 2 UPPER GS-WSP 19'-0" 2,85' 1.45 N/A N/A 4,13' 311�3 UPPER CS-WSP 10-0" 2.40' 1,45 N/A N/A 3.48' T2" HIGH OPENINGS GS-WSP 1
4 UPPER GS-WSP 16'-0" 2.40' 1,45 N/A N/A 3.48' 18,25' 3'-4" 0'-10" 4'-0" I 5'-4" a
i N
A UPPER CS-WSP 16'-O" 2,40' 1,45 N/A N/A 4,81' 24.25' Q si
N
B UPPER CS-WSP/CS-PF 16'-O" 2,40' 1,45 N/A N/A 3,48' 20.58' m U N
- - - - — — — — — - - - - - -I— - - - - - - - l7
GS-WSP II — _ — _ — _ — _ — _ — _ — _ — _
C UPPER CS-WSP 22'-0" 3.30' 1,45 N/A N/A 4,19' 39,34' _ - _ CEILING RIDGE Q
II / II as - - - -
� ` �
D UPPER CS-WSP 22'-0" 3,30 1,45 N/A N/A 4,19' 31,08 LL I
GS-WSPsl
• PER TABLE R602.10.3(2) AN ADJUSTMENT FACTOR OF 1.4 IS USED FOR OMITTING INTERIOR GB g FIREPLACE O� r r�
d NOTE:
SEISMIC CALCULATIONS: IRC TABLE R&02,10,3(4) I I DESIGN WALL HEIGHT FOR BRACED I 0.
WALL CALCULATIONS: 9' TYPICAL
ADJUSTMENTS
' 848 SQ. FT. THIS ROOM
STORY HEIGHT 1,0
_ A N
WALL DEAD LOAD 1.0 O m
ROOF/CEILING DEAD LOAD I,O 0. =
IIII � I ��
STONE/MASONRY IN SDC PO D2 N/A IIII U
-I J —CRIPPLE WALL N/A � _ - - - � - - - - - - - - - - - - - - - - 0- - - - - - -I r � _ - - - - - - - - - - - - - �
Q' GS-WSP 3' 8" 1 I O 14' 4"
SEISMIC FACTOR TOTAL 1.0 ° 3
21'-O" _ _ CS-WSP
� o U
PROVIDE 1/16" OR 1/2" WOOD
BRACED WALL LINE - SEISMIC COMPLIANCE (SECTION R602) n ;I STRUCTURAL SHEATHING TO I Y !
STUDS BEFORE INSTALLING t p \
BRACED BRACING BRACED WALL RE&D BRACING: B.W.L SPACING SEISMIC FACTOR: BRACED WALL ACTUAL GYI'. BD. (IF USED) FOR - '
WALL LINE METHOD: LINE (E.W.L.) RATIO TABLE FACTOR: RATIO TABLE RE&D (AFTER BRACED WALL - INTERIOR BRACED WALLS
INDICATOR TABLE R602.10.4 TOTAL LENGTH R602.10.Y3) TABLE R602,10.3(2) R(.02,10.3(4) ADJUSTMENTS) PROVIDED LABELED C$-WSP (TYP.) I �
,
CS-WSP Blot.-Oil 8,50, 1.0 1.0 8,50, 11,96' -
2 UPPER CS-WSP 50'-O" 8.50' 1,0 O 8,50' 35,33' \ ` - 3
'i O 0 c+l
N I a % u
3 UPPER CS-WSP 50'-O" 8,50, 1.0 1,0 8,5o' 13.58
4 UPPER GS-WSP 34'-0" 5.15' 1,0 1.0 5,18' 18.25' 'I `
\ O
UPPER GS-WSP 42' 0" 1,14' 1.0 1'0 10.11' • 24,25' N
nU --------------------
B UPPER GS-WSP/CS-P 43'-0 T.31' 1.0 1.0 1.31, 20.58' -
" ' CS-WSP 48" HIGH
OPNG,
I 4'-O°
C UPPER GS-WSP 54'-0" 9,I8' 1.0 1,0 9,18' 3S.94'
N 0. -
DUPPER GS-WSP 54'-0" 9,18 LC LO 9,18' 31,08' — — - J - - - - - - - - - - - - - - - - - - - 1 — - - - - - -L - - - - - - - - - - - - - - - J
p U
U
• PER TABLE R602,10.3(4) AN ADJUSTMENT FACTOR OF 1.5 IS USED FO OMITTING INTERIOR GB FIREPLACE r _ _ _ _ _ _ _ _ _ _ _ _ _ _
O � � O
v v
BRACED WALL NOTES :
GS-WSP 54" HIGH OPENING G -WSP GS-WSP CS-WSP
I, PER IRG SECTION R602.10.4 CONTINUOUS SHEATHING BRACED WALL PANELS:
CONTINUOUS SHEATHING METHODS REQUIRE STRUCTURAL PANEL SHEATHING TO BE USED ON ALL SHEATHABLE SURFACES ON ONE SIDE
OF A BRACED WALL LINE INCLUDING AREAS ABOVE AND BELOW OPENINGS AND GABLE END WALLS. BRACED WALL PANELS SHALL BE
CONSTRUCTED IN ACCORDANCE WITH ONE OF THE METHODS LISTED IN TABLE R602.10.4. DIFFERENT BRACING METHODS, OTHER THAN 2'-10V2" 6'-3" 2-10 3'-1" 9'-5" 4'-354" 6'-4 5" 4' 4"
THOSE LISTED IN TABLE R602.10,4 SHALL NOT BE PERMITTED ALONG A BRACED WALL LINE WITH CONTINUOUS SHEATHING
22'-O"
Ak
2, PER IRC TABLE R602.10.4 CONTINUOUS SHEATHING METHODS:
METHOD CS-WSP: INSTALL MINIMUM 1/16" WOOD STRUCTURAL PANEL W/ 86 COMi''ON NAILS ® 6" SPACING PANEL EDGES AND 12" SPACING
FIELD I I I V I I �OO � � � WALL
FLAN
(�CORNET
C[� C
31 PER IRC TABLE R602.10,4 INTERMITTENT BRACING METHODS: SCALE: 11411 = V-0I1 CT
METHOD GB: INSTALL 1/2" GYPSUM WALLBOARD W/ NAILS OR SCREWS 0 7 a-PAC �G AT PANEL EDGES 4 FIELD (INCLUDING TOP 4 BOTTOM
PLATES):
FOR ALL BRACED WALL PANEL LOCATIONS, EXTERIOR SHEATHING NAIL OR SCREE. SIZE, SEE TABLE R602.30U: FOR INTERIOR GYPSUM
BOARD NAIL OR SCREW SIZE, SEE TABLE R102.3.5
METHOD WSP: INSTALL MIN. 1/16" WOOD STRUCTURAL PANEL W/ ad COMMON NA --a • 6" SPACING PANEL EDGES AND 12" SPACING FIELD MAIN FLOOR
4, NOT USED THIS PLAN BRACED WALL PLAN
5, NOT USED THIS PLAN CRAFTSMAN 1 , 2 & 3
(01 PER IRC SECTION R602,10,6,2 METHOD ABW: ALTERNATE BRACED WALL PANEL.
ALTERNATE BRACED WALL PANEL SHALL BE CONSTRUCTED IN ACCORDANCE UITH FIGURE R602.10.6.1 AND TABLE R602.10,6.1 JOB NO: CORNET
1. PER IRC FIGURE R602.10,80) WHERE FLOOR JOISTS ARE PERPENDICULAR TO B GED WALL PANEL INSTALL FULL-HEIGHT BLOCKING (CEN- DESIGNED: LG
TERED) CONTINUOUS ALONG LENGTH OF BRACED WALL PANEL. NAIL BOTTOM TE TO EACH BLOCK BELOW W/ (3)16d NAILS. IF FLOOR
ABOVE NAIL EACH BLOCK W/ Old NAILS 70ENAILED m 6" O.C, TO DOUBLE PLAT BELOW (MAXIMUM SPACING) DRAWN. BJ
DATE: 11/16/2017
8. PER IRC FIGURE R602.10.80) WHERE FLOOR JOISTS ARE PARALLEL TO BRAC WALL PANEL NAIL BOTTOM PLT, TO SINGLE FLOOR JOIST 9. PER IRC TABLE R602.10.5 MINIMUM BRACED WALL PANEL LENGTH PER ADJACENT CLEAR OPENING HEIGHT IS AS FOLLOWS (9' WALL): SHEET
CENTERED BELOW (OR PONY WALL 6 CRAWLSPACE) W/ 16d NAIL • 5 O.G. MA IF NO JOIST BELOW INSTALL FULL-HEIGHT BLKG. A I6 O.C. < = 12 OPENING: 21 MINIMUM PANEL WIDTH
4 NAIL BOTTOM PLATE TO BLKG. W/ (3)16d EA. BLOCK. NAIL BLOCK TO FLOO JOISTS W/ (2)16d EA. END. IF FLOOR ABV, NAIL FLR. JST, 84" OPNG,: 32" MIN, PANEL WIDTH
(CENTERED) TO DBL. TOP PLATE W/ 8d NAILS 9 6" O.C. ALONG BRACED WALLILINE. IF BLKG, ABV- NAIL EA. BLOCK TO TOP PLT. W/ 96" OPNG.: 41" MIN, PANEL WIDTH Allllllllllll3m3
(3)8d NAILS 4 NAIL BLKG. TO JETS, W/ (2)16d NAILS EA, END 108" OPNG.: 54" MIN. PANEL WIDTH
WA
WIND CALCULATIONS: IRC TABLE R&02,10,3(2) FOOTNOTES
Q Q Q Q
NUMBERED WALL LINES LETTERED WALL LINES 4'-0" 14'-0" 1 14'-0"
EXPOSURE CATEGORY 1,0 1,0 34'-0" I6'-o"
LANDED GENTRY
3'-8 6'-4'h" 4'-3%a" 6'-4 " 3'�3V/4" 3'-6 9'-4 3' I"
ROOF EAVE-TO-RIDGE HEIGHT 1.0 1.0
HOMES AND CO M M U N I T I ES
WALL HEIGHT 1,0 1,0 P REVISIONS BY:
CS-WSP 12 HIGH OPNGS, GS-WSP 1 " -12" HIGH OPENINGS C-JWSP
NUMBER OF BRACED WALL LINES 1,30 1.45
w -
WIND FACTOR TOTAL 1.30 1.45 IL
N °
I
NN I ;; I - - - - - - - - - - - - - - r - - - ]ZI
fK O 2:-0" I I
BRACED WALL LINE: WIND SPEED COMPLIANCE (SECTION Rro02) > d a IL
4 N N
BRACED BRACING BRACED Ri BRACING: WIND GYPSUM PANELS TOTAL BRACING ACTUAL BRACED lx'I Q (L I I N II PROVIDE 1/16" OR 1/2" WOOD
WALL LINE METHOD: WALL LINE RATIO TABLE FACTOR FACTOR W/ HOLD- LENGTH REQ'D WALL PROVIDED - Ul 0 } U 11 STRUCTURAL SHEATHING TO
INDICATOR TABLE R602.10.4 SPACING R602.10.30U TOTAL TOTAL DOWNS 0 7 W �. N
~ W I I u STUDS BEFORE INSTALLING
2 LOWER CS-W 1 SP '-4" 4,83' 1.30 N/A N/A 6,28' 21,50' -1 w O N GYP. BD. (IF USED) FOR ' I
3 �3 w O I INTERIOR BRACED WALLS
3 LOWER CS-WSP 11'-4" 4,53' 1,30 N/A N/A 6,20' 25.63' 0 O I
Qi II I fa LABELED CS-WSP (TYP.)
v ~O i I I 12" HI H
4 LOWER CS-WSP 14'-0" 4.00' 1.30 N/A N/A 5.20' 21.25' z Z I I II GS-WSP CS-WSP 96" HIGH OP_NG_ OPN GS-WSP
(Q � IW i -
A LOWER CS-WSP 14'-0" 4,00' 1.45 N/A N/A SJ2' 10.50, a - - - - - _ - a I N
= Fty i
B LOWER CS-WSP 14'-O" 4.00' 1,45 N/A N/A 5.80' 19,46' 1'-2" 1'-9" — r _ — — — - —
x x
C LOWER GS-WSP 14'-0" 4,00' 1,45 N/A N/A 5,80, 26.19 cn
I V
D LOWER CS-WSP 14'-0" 4,00' 1.45 N/A N/A 5.80, 16,00'
• PER TABLE R602.10.3(2) AN ADJUSTMENT FACTOR OF 1.4 IS USED FOR OMITTING INTERIOR G15 FIREPLACE -
z
SEISMIC CALCULATIONS: IRC TABLE R002.10.3(4) I _ I l,aoo» (HIN.) CAPACITY I I 3
a
HOLDDOWN DBL. STUDS �' O _
-
m TO GONC, FDN. BELOW
ADJUSTMENTS U = v
- r
NOTE, m
STORY HEIGHT 1.0 �
N
DESIGN WALL HEIGHT FOR BRACED vI
WALL DEAD LOAD 1,0 I WALL CALCULATIONS: 9' TYPICAL
ROOF/CEILING DEAD LOAD 1,0
14'-2%5"
STONE/MASONRY IN SDC D -D N/A �n
0 2 GONG, FDN. WALL CALCULATED -
USING METHOD CS-WSP NUMBERS
CRIPPLE WALL N/A4_4-
SEISMIC FACTOR TOTAL 1,0
BRACED WALL LINE - SEISMIC COMPLIANCE (SECTION R602) -
BRACED BRACING BRACED WALL REQ'D BRACING: B.W.L. SPACING SFSMIG FACTOR: BRACED WALL ACTUAL
WALL LINE METHOD: LINE B.W.LJ RATIO TABLE FACTOR: RATIO T.aBLE RE&D (AFTER BRACED WALL
INDICATOR TABLE R602.10.4 TOTAL LENGTH R6O2JO,3(3) TABLE R602.10.3(2) R602.0.3(4) ADJUSTMENTS) PROVIDED
r ;
2 LOWER CS-WSP 42'-0" 15 96' 110 I,O 15,96' 21.50'
3 LOWER CS-WSP 42'-O" 15,96' 1.0 1.0 15,96' 25.63' ~
4 LOWER CS-WSP 28'-0" 10.64' 1'0 1.0 10,64' 21.25'
A LOWER CS-WSP 11' 4" 6,59' 1'0 1,O 9.89' 10.50'
B LOWER CS-WSP 311-4" 11,91' I,O I,C 11,91' 19,46'
0
C LOWER CS-WSP 31'-4" 11.91' 1'0 I,O 11,91' 26.19'
D LOWER CS-WSP 31'-4" 11,91' I,O I,O 11,91' 16,00'
• PER TABLE R6O2,10,3(4) AN ADJUSTMENT FACTOR OF 1,5 IS USED FOR OMI , ING INTERIOR GB 6 FIREPLACE
5RACEID WALL NOTES :
I. PER IRC SECTION R602.10.4 CONTINUOUS SHEATHING BRACED WALL PANELS:
CONTINUOUS SHEATHING METHODS REQUIRE STRUCTURAL PANEL SHEATHING TO B USED ON ALL SHEATHABLE SURFACES ON ONE SIDE
OF A BRACED WALL LINE INCLUDING AREAS ABOVE AND BELOW OPENINGS AND ABLE END WALLS. BRACED WALL PANELS SHALL BE
CONSTRUCTED IN ACCORDANCE WITH ONE OF THE METHODS LISTED IN TABLE R6 .10.4. DIFFERENT BRACING METHODS, OTHER THAN
THOSE LISTED IN TABLE R602.10.4 SHALL NOT BE PERMITTED ALONG A BRACED WALL LINE WITH CONTINUOUS SHEATHING
2, PER IRC TABLE P: INSTALL
CONTINUOUS SHEATHING METHODS: LOWER FLOOR 5 '� fl C Ep WALL FLAN
METHOD CS-WSP: INSTALL MINIMUM 1/16" WOOD STRUCTURAL PANEL W/ 86 COMMON NAILS • 6" SPACING PANEL EDGES AND 12" SPACING �}
FIELD
SCALE: 1/4" = 1'-0II
3, PER IRC TABLE R602.10.4 INTERMITTENT BRACING METHODS:
METHOD GB: INSTALL 1/2" GYPSUM WALLBOARD W/ NAILS OR SCREWS • 1" 5PASIt rx AT PANEL EDGES 4 FIELD (INCLUDING TOP 4 BOTTOM
PLATES): NOTE:
FOR ALL BRACED WALL PANEL LOCATIONS, EXTERIOR SHEATHING NAIL OR SCREU SIZE, SEE TABLE R6023(llo FOR INTERIOR GYPSUM CORNET
BOARD NAIL OR SCREW SIZE, SEE TABLE R102.3,5 FOR BRACED WALLS BELOW MAIN FLOOR FRAMING TO FOUNDATION WALL BELOW THAT VARY MORE
METHOD WSP: INSTALL MIN. 1/16" WOOD STRUCTURAL PANEL W/ 8d COMMON NAIL • 6" SPACING PANEL EDGES AND 12" SPACING FIELD THAN j 4'-0" IN HEIGHT (FOR STEPPED FOUNDATION), MULTIPLY "BRACING LENGTH REQ'D" IN WIND
4, PER IRC SECTION R602.10,6,4 CS-PF: CONTINUOUSLY SHEATHED PORTAL FRAME: SPEED COMPLIANCE TABLE (THIS BHT,) 4 "BRACED WALL REQ'D." IN SEISMIC COMPLIANCE TABLE
CONTINUOUSLY SHEATHED PORTAL FRAME BRACED WALL PANELS SHALL BE CON TRUCTIED IN ACCORDANCE WITH FIGURE R602.10.6,4 AND (THIS i11 BY 1,15, IN ADDITION TO THIS AMOUNT, IF GYP. BD. ON THE INTERIOR SIDE OF THE Pi
� LOWER FL R
TABLE R602.10.6.4 BRACL;E'D WALL IS OMITTED, MULTIPLY WIND SPEED BRACING AMOUNT BY 1,4 4 SEISMIC BRACING
5. NOT USED THIS PLAN AMOUNT BY 1 E, BRACED WA PLAN
6, PER IRC SECTION R602.10.6.2 METHOD ABW: ALTERNATE BRACED WALL PANEL: CRAFTSM 1 , 2 & 3
ALTERNATE BRACED WALL PANEL SHALL BE CONSTRUCTED IN ACCORDANCE WI FICsURE R602,10,6,1 AND TABLE R602.10,6,1
1, PER IRC FIGURE R602.10.80) WHERE FLOOR JOISTS ARE PERPENDICULAR TO BRACED WALL PANEL INSTALL FULL-HEIGHT BLOCKING (GEN- JOB NO: CORNET
TERED) CONTINUOUS ALONG LENGTH OF BRACED WALL PANEL, NAIL BOTTOM PLATE TO EACH BLOCK BELOW W/ (3)16d NAILS, IF FLOOR DESIGNED: LG
ABOVE NAIL EACH BLOCK W/ 8d NAILS TOENAILED 6 6" O.C. TO DOUBLE PLATE BELOW (MAXIMUM SPACING)
DRAWN: J
8, PER IRC FIGURE R602.10.8(2) WHERE FLOOR JOISTS ARE PARALLEL TO BRACED WALL PANEL NAIL BOTTOM PLT. TO SINGLE FLOOR JOIST 9, PER IRC TABLE R602.10.5 MINIMUM BRACED WALL PANEL LENGTH PER ADJACENT CLEAR OPENING HEIGHT IS AS FOLLOWS (9' WALi DATE: 11/1 017
CENTERED BELOW (OR PONY WALL o CRAWLSPACE) W/ 16d NAIL o 5 O.C. MAX. IF NO JOIST BELOW INSTALL Fu" -HEIGHT BLKG. m 16 O,C. < = 12 OPENING: 21 MINIMUM PANEL WIDTH
4 NAIL BOTTOM PLATE TO BLKG, W/ (3)16d EA, BLOCK, NAIL BLOCK TO FLOOR JOISTS W/ (2)16d EA. END. IF FLOOR ABV, NAIL FLR. JST. 84" OPNG,: 32" MIN. PANEL WIDT1 4 SHEET
(CENTERED) TO DBL. TOP PLATE W/ 8d NAILS o 6" O.C. ALONG BRACED WALL LINE. IF BLKG. ABV. NAIL EA, BLOCK TO TOP PLT, Will 96" OPNG,: 41" MIN. PANEL WIDTH /� /'� ■
(3)5d NAILS 4 NAIL BLKG. TO JSTS. W/ (2)16d NAILS EA, END 108" OPNG.: 54" MIN. PANEL WIDTH
WA
SEE NOTE °l SEE NOTE *12
z TYPICAL
� _ DS
a D8 ° SEE NOTE •Io LANDED GENTRY
TRUSS NO 1t ES SEE NOTE *9 — -
N (Y — — — — — — — —- HOMES AND COMMUNITIES
------ ------------ -- -- --
-- --- - -- — — — — — — — —
I SEE NOTE *9
ROOF FRAMING NOTES:
I. ENGINEERED TRUSSES 6 24" O.C., SPAN 15-O", 18" TAILS GABLE TRUSS ONLY, 18" 1. TRUSS HANGERS, CONNECTORS AND HURRICANE TIES
TAIL OPPOSITE END FROM PORCH 1�A TO BE SPECIFIED BY TRUSS ENGINEER AND/OR MANUFAC-
TURER. PLAN ANDD PROFILES (IF APPLICABLE)ARE
2, ENG'D TRUSSES o 24" O.G., SPAN 22'-0", 16" TAILS GABLE TRUSS ONLY, IS" TAIL -- DESIGNER'S CONCEPT, VERIFY ANY CHANGES TO THIS
OPP, END FROM PORCH to PLAN W/TRUSS ENGINEER AND/OR MANUFACTURER.
p TRUSS BEARING THIS WALL
* 2. TRUSS MANUFACTURER SHALL PROVIDE AND SUBMIT
3, ENG'D TRUSSES 9 24" O.C., SPAN 50'-0", BEARING ON EXTERIOR AND GARAGE/ - Z ENGINEERED DESIGN TO THE BUILDING DEPARTMENT
HOUSE WALL, IS" TAILS N p FOR APPROVAL PRIOR TO FABRICATION AND INSTALL-
x ATION.
4. ENG'D SCISSOR TRUSS, SPAN 50'-0", BEAR ON EXTERIOR WALLS AND GARAGE/ 3. TRUSS ENGINEER TO VERIFY 2x OVERFRAMING CALLED
HOUSE WALL, 10" TAILS (SEE TRUSS PROFILE THIS SHEET) OUT BY DESIGNER.
— - -- opS 4 ALL TRUSS-TO-TRUSS AND TRUSS-TO-BEAM CONNECTORS
5, ENG'D SCISSOR TRUSSES 9 24" O,C., SPAN 50'-0", W' TAILS (SEE TRUSS PROFILE TO BE SPECIFIED BY TRUSS MANUFACTURER..
THIS SHEET)
5. SHEATHING NAILED W/8d NAILS @ 6"O.C.AT SUPPORTED
to. ENG'D SCISSOR TRUSSES a 24" O,C., SPAN 50'-C", BEARING ON WALLS d BM., IS" EDGES AND 8d NAILS @ 12"O.C.AT INTERMEDIATE
TAILS (SEE TRUSS PROFILE THIS SHEET) FRAMING MEMBERS(UNBLOCKED). FACE-GRAIN PERPEN-
DICULAR TO SUPPORTS. USE METAL"H"CLIPS (VERIFY)AT
7, ENG'D GABLE TRUSS, SPAN 34'-0" 15„ TAILS UNSUPPORTED EDGES.
6. PROVIDE DIAPHRAGM EDGE NAILING ABOVE ALL EXTERIOR
5, ENG'D MONO-TRUSSES 9 24" O.C„ SPAN 5'-11 1/4", BEARING ON ENTRY WALL AND — — WALLS, INTERIOR SHEER WALLS, HIP AND VALLEY
PORCH BEAM, IS„ TAIL (TRUSS EXTENDS 11 1/4" PAST FACE OF ENTRY WALL TO LOCATIONS.
TRUSS *3 7. OVER-FRAMED AREAS SHALL BE BUILT UPON FRAMING
WITH SHEATHING ALREADY ATTACHED. PROVIDE FOR
9, 2x4 NAILED TO END OF 2x4 LOOKOUTS (48" O.C. MAX.) FOR BARGE BOARD m VENTILATION.
ATTACHMENT ~
--- - --- 8. BETWEEN TRUSSES AT BEARING,PROVIDE SOLID BLOCK-
111 0I z ING (WITH VENT HOLES AT EXTERIOR WALLS). AT EACH
10, 2x4 NAILED TO TRUSS TO SUPPORT LOWER ROOF SHEATHING z (41 W END OF EACH TRUSS INSTALL SIMPSON H2.5(VERIFY)
Wl N TO TOP PLATE, OR OTHER TRUSS, UNLESS TRUSS IS ON
11, 2x4 VALLEY 9 OVERHANG TYPICAL HANGERS.
_-A 9. PROVIDE A BUILT-UP OR SOLID WOOD COLUMN BENEATH
12, 5" (MIN,) BARGE EXTENSION TYPICAL o END OF GUTTER THE BEARING OF ALL GIRDER TRUSSES, ROOF BEAMS
01 AND FLOOR BEAMS.
TRUSS HANGERS, CONNECTORS AND HURRICANE TIES TO BE SPECIFIED BY TRUSS
ENGINEER AND/OR MANUFACTURER, PLAN AND PROFILE SHOWN ARE DESIGNER'S 10.ALIGN STUD WALL FRAMING WITH SUPPORTED TRUSSES,
RAFTERS AND JOISTS UNLESS NOTED OTHERWISE.
CONCEPT. VERIFY ANY CHANGES TO THIS PLAN W/ TRUSS ENGINEER AND/OR
MANUFACTURER EDGE F VAULTED CEILING
11. PROVIDE CONTINUOUS RIDGE VENT.
- SEE NOTE *4 _to" 12. SEE PLANS FOR HEADER SIZES.
13. ATTIC ACCESS NOTE: PROVIDE MIN. 22"x 30"ACCESS
RAFTER SPANS 's 24" O.C. SPACINGS PANEL. SEE FLOOR PLANS FOR LOCATIONS.
250 PSF LIVE LOAD, 350 PSF TOTAL LOAD L _ _ _ _ _ _ _ — 14. SEE PLANS FOR ROOF VENTING CALCULATIONS.
__
15. ALL EXTERIOR COLUMNS TO BE P.T. HF#2 MINIMUM UN-
RAFTER ROOF PITCH IN 12 LESS NOTED OTHERWISE.
SIZE 3 4 5 to 7 S 9 10 II 12
- - - — —
16. TRUSSES WITH BOTTOM CHORD SLOFE OF 2/12 OR LESS
2x4 HF*2 5'-4„ TRUSS BEARING THIS WALL WITH 30" HEADROOM ABOVE TO BE DESIGNED WITH 20
PSF LIVE LOAD ON BOTTOM CHORD.
'xto HF*2 S� 4" S-3„ i 17. TRUSSES SHALL BE BRACED PER REQUIREMENTS OF THE
" W TRUSS SUPPLIER OR IN ACCORDANCE WITH BUILDING
2x8 DF-L*2 I,-3 II-2 II -I II-O 10-II 10'-10 0-9 10-S - -- COMPONCE WITH SAFETY INFORMATION (BSCI-03)GUIDE
Z TO PRACTICE FOR HANDLING AND INSTALLING AND BRAC-
IW ING OF METAL PLATE-CONNECTED WOOD TRUSSES
2x10 DF-L*2 13'-9 131-2 13,-I 13
2x12 DF-L*2 15'-10" IE" 9„ 151-5" 15 T„ 15 to" 15-4" 15,-3" 15'-I„ 15' 0"
SEE NOTE *9
---N ----n--
w u
zx x0 z
N _
s " SEE NOTE *8
10 a �� SE N07 *II / l�vvI W
tu
cp toxic HF*2 M. BE OW ct)
SEE NOTE *9 SEE NOTE *9
DS DS moguz ,- DS
Lv-6.
NOTE:EXTERIOR 4 TRUSS BEARING WALLS ROOF FRA I IM
II G FLAN
SHOWN ONLY (SHADED) FOR PLAN
SCALE: 1/4" = 1'-O"
CLARITY
4 12 4
12
CORNET
DROP LEG is, TRUSS *4
2 (VERIFY) 2 (VERIFY) ROOF FRAMING PLAN
12
-
- - - - - - - -
- - - 1 12 J CRAFTSMAN 2
10-1" 5'-4%4" 5!�2" 18'-2V2" 14'-I01s" " Ito'-0„ JOB NO: CORNET
21-0" 52" I8-2yz" 31 411 2' 0„ 2-O„ 15,-811 31' 4" 21_O" DESIGNED: LG
5d 50-0„ DRAWN: JR,BJ
1 I �+ �j �j I ' / DATE: 11/16/2017
TRUSS PROFILE *14 4 #5 TRUSS PROFILE #1CJ SHEET
SCALE: I/�' _ -O SCALE: 1/4" = 1,-0"
WA
r - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _
LANDED GENTRY
1/2" CDX PLWD. OR 7/1io" OSB SHEATHING I ROOF LINES IN FOREGROUND
(VERIFY W/ BUILDER) ON ENGINEERED
HOMES AND COMMUNITIES
2 TRUSSES m 24" O.C.
4 �
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I
2x4 SCREENED/VENTED
2 BLOCKING TYP.
5/4x8 8I52E PRIMED-
2
SPRUCE FASCIA W/ 5
5/0" TYPE-X OR 1/2" HIGH-
PAINTED MTL. GUTTER
DENSITY GYP. BD. CEILINGS
TYPICAL MAIN FLOOR
2x4 STUDS 9 Ib" O.G. W/
2xb STUDS g Ib" O.G. W/
1/2" GWB BOTH SIDES 7YP, 1/2" CDX PLWD. OR Z/Ib"
INTERIOR WALLS (U.N.O.) OSB SHEATHING (VERIFY
MASTER BATH CLOSET LIVING ROOM W/ BUILDER) TYPICAL GARAGE TOILET MASTER
EXTERIOR WALLS (VERIFY)
T 4 G PLWD. OR O 2 BATH
(VERIFY) SUBFLOOR ON 2x12
FLR, J678. PER FLR. FRAMING
2x12 BLOCKING o PLAN ON SHEET A-3.2
BEARING WALL
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it
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s I OR OSB (VERIFY) s I (3)2x12 STRINGER THROUGHOUT °
SUBFLR. LANDING ' Q
I
° I U CONC. FOUNDATION WALL 4 FOOTING ° STORAGE
STORAGE/OPT. MEDIA ROOM _ II �p FAMILY ROOM
I GONG, FDN, PER PER BRACED RETAINING WALL o I (OPTIONAL MEDIA ROOM)
° I 2x8 LANDING l
° I JSTS, 1D Ira" O.G. I p °, FOUNDATION PLAN DETAIL *I ON SN7, A-2.2 WHERE o'
UNBALANCED BACKFILL EXCEEDS
4'-0" (VERIFY ON-SITE) °
° I I
CONC, FOOTING
PER FDN, PLAN
_
BUILDING SECTION LIVING/STAIRS/MASTER SUITE/1=AMIL' ' R1"i, BUILDING SECTION MA6TER BATH/GARASE/MEDIA ROOM
SCALE: 1/4" = 1'-0" SCALE: 1/4" = I'-O"
1/2" CDX PLWD. OR 1/16" OSB SHEATHING
l ' (VERIFY W/ BUILDER) ON ENGINEERED
TRUSSES 6 24" O.C.
5/4x6 8162E PRIMED-
SPRUCE BARGE BD.
12
a 5/8" TYPE-X GYP.
BD. CEILINGS TYP.
1/2"
,I D n BEAM WALL FINISH TYPICAL GYP. BD. INTERIOR BLANK PANEL SOFFIT (VERIFY)
WA
BLANK ANEL :::
SOFFIT IFY) PORCH ENTRY LIVING ROOM COVERED DECK
RAILING PER BUILDER
2xb STUDS 16" O.C. 3/4" T 4 G PLYWOOD OR OSB DECKING PER BUILDER
TYP. EXTERIOR WALLS (VERIFY) SUBFLO
FLOOR JOISTS PERR FLOOR
4" CON SLAB PER FRAMING PLAN ON SHEET A-3.2 DECK TRIM: 2xb 545 CEDAR
FOUND ION PLAN ABV. 1x8 5152E CEDAR
�ii-ill1=11f-
P.T. bx1O BEAM
6" CCN FDN. WALL PER FDN. PLAN °
4" GONG. SLAB PER P.T. 2x8 DECK JOISTS 9 16" O.G.
16" x 8" NC. FTG. PER FDN. PLAN FOUNDATION PLAN
1/2" CDX PLWD. OR P.T. bxb POST BEYOND
IS" x '5" S" CONC. PAD FTG. PER FDN. PLAN FAMILY ROOM VIb" OSB SHEATHING (CONT. FTG. TO RAILING
a
° (VERIFY W/ BLDR.) CAP ABV.) CORNET
o- R-10 RIGID INSULATION A7
6 MIL. POR RETARDER THROUGHOUT CRAWL SPACE SLAB PERIMETER (WHERE
a
o LESS THAN 24" BELOW FINISH 4" CONC. SLAB PER
CONIC. FOUNDATION WALL 4 FOOTING PER CANTILEVER ° GRADE) 4 BELOW ENTIRE SLAB FOUNDATION PLAN
RETAINING WALL DETAIL 02 ON SHEET A-2,2 WHERE o
UNBALANCED BACKFILL EXCEEDS 4'-0" (VERIFY ON-SITE) BUILDING T ° =� - SECTIONS
b MIL. VAPOR BARRIER b" CONC. FOUNDATION a -
BELOW SLABS TYPICAL PER FDN. PLAN PERFORATED DRAIN CRAFTSMAN 2
6" x S" CON(. FTG. PER FDN, PLAN
BUILDING SECTION COVERED 1DECK/LIVING:/ENTRY/F0RCP JOB NO: CORNET
SCALE: 1/4" = I'-O" DESIGNED: LG
DRAWN: BJ
DATE: 11/16/2017
SHEET
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SIMPSON A35 FLOOR SHEATHING
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SIDING PER ELEVATION 10"MIN HOMES AND COMMUNITIES
WOOD RISERS
WALL SHEATHING �" WITH(22)16d RING-SHANK
REVISIONS BY:
NAILS AT EACH STAIR
mAIA N34ISERS STRINGER
HEADER PER PLAN - ZL 5 - I8 - 18 JR
CAULKING EACH g
R-101NSULATION
METAL'Z' FLASHING WOOD BEAM ?
2x12 STRINGER(MIN.) ��. _t
@ 24"O.C. (MAX.) 2x TREADS
5/4"WINDOW TRIM(FRONT VINYL WINDOW FRAME
&BACK ELEVATIONS ONLY) 2x12 STRINGER(MIN.)WINDOW FLANGE WINDOW FLANGE @ 24"O.C. (MAX.)
3-16d NAILS
5/4"WINDOW TRIM (FRONT
SIMPSON H5'S AT 32"
&BACK ELEVATIONS ONLY) @ STUDS (PER PLAN) O.C., STUD TO STRINGER
Ix
@ 16"O.C.
VINYL WINDOW FRAME STAIR DETAIL
WALL SHEATHING 3
l� STUD WALL N.T.S. STAIR DETAIL
NOTE:
RISER HEIGHT 7 3/4" (MAX.)&TREAD WIDTH 10"(MIN.) �� N.T.S.
SIDING OR BATTS TYPICAL. FINISHED NOSING PROJECTION SHALL NOT
BE LESS THAN 3/4"AND NOT MORE THAN 1 1/4"
WINDOW HEADER 2 WINDOW SILL
1 �� SCALE 3" = 1'-0"
SCALE 3" = 1'-0"
COMPOSITION ROOFINGS (VERIFY TYPE
WINDOW WEATHER STRIPPING W/ BUILDER) ON 30" BUILDING PAPER 12
1. INSTALL BUILDING WRAP PER MANUFACTURERS „ ROOF PITCH
INSTRUCTIONS WRAPPING INTO OPENING. ON 1/2 PLWD. OR l/16 OSB SHEATHING PER ELEvATIONS
2. INSTALL 6"SELF ADHESIVE FLASHING TAPE AT SILL (VERIFY) ON ENGINEERED TRUSSES a
BENDING INTO OPENING 2-1/2"OVER 45° BOTTOM 24" O,C,
CORNER PIECES OR PLASTIC CORNERS.
3. INSTALL WINDOW PER MANUFACTURERS 2x4 SCREENED/VENTED BLOCKING
RECOMMENDATIONS&BEDDED IN CAULK.
4. INSTALL 4"WIDE SELF ADHESIVE FLASHING TAPE
OVER JAMB FLANGE EXTENDING PAST HEAD MIN.
2 1/2"&OVER SILL TAPE. 5/8" TYPE-X OR 1/2" NIGH-DENSITY GWB TYP,
5. INSTALL 4"WIDE SELF ADHESIVE FLASHING TAPE 5/4x6 6152E CEDAR OR PRIMED
OVER HEAD FLANGE LAPPING OVER JAMB TAPES. SPRUCE FASCIA (VERIFY W/ BUILDER)SEE FLOOR PLAN(S
CEILINGS WHERE FRAMING EXCEEDS 16" O,C.
FOR HEADER SIZES) 6. INSTALL WALL BATTS OR SIDING AND (5/8" TYPE-X GWB TYPICAL GARAGE CLG.)
WINDOW TRIM. INSTALL METAL"Z" FLASHING OVER
TOP OF TRIM.* (2)2x6 TOP PLATE CLAP SPLICES
7.CAULK BOTTOM, SIDE,&HEAD TRIM TO WINDOW FRAME 48" MINIMUM)
AND SIDING.
FLASHING TO BE UNDER BUILDING PAPER CONTINUING
N UPWARD.
w
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i 1/2" GYPSUM WALLBOARD TYPICAL
_ z
WALLS UNLESS OTHERWISE NOTED
w
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3
COMPOSITION ROOFING (VERIFY TYPE PER ELEVATIONS
W/ BUILDER) ON 300 BUILDING PAPER 2x6 PLATE 3/4" T 4 G PLYWOOD OR 085 SHEATHING
ON 1/2" PLWD, OR l/16" OSB SHEATHING (VERIFY) ON 2x FLOOR JOISTS (SIZE, SPACING
(VERIFY) ON ENGINEERED TRUSSES s t GRADE PER FLOOR FRAMING PLAN)
g 24 O,C,
x
bill
5/4x6 5152E PRIMED SPRUCE 5/8" TYPE-X OR I/2" HIGH-DENSITY GWB TYP, 2x RIM JOIST (MATCH JOIST DEPTH)
FASCIA (VERIFY W/ BUILDER) CEILINGS WHERE FRAMING EXCEEDS 16" O,C.
(5/0" TYPE-X GWB TYPICAL GARAGE CLGJ
8'-1 1/8" TYPICAL WALL 2x4 SCR NED/V TED BLOCKING (2)2x6 TOP PLATE (LAP SPLICES
I/2 GWS TYP, CLGS, WHERE FRAMING
SCALE 1/2"= IllTYPICAL UPPER LEVEL
C2Y1x6 'OP PLATE (LAP SPLICES 48" MINIMUM) IS 16" O,C, OR LESS
48" MINI M)
2x6 STU s 16° O.G.
I/2" GYPSUM WALLBOARD TYPICAL 2x6 STUDS a 16" O,C,
1/2" CDX LYWOOD OR 1/16" OSB WALLS UNLESS OTHERWISE NOTED
SEE FLOOR PLAI SHEAT-11 (PER BUILDER)
FOR HEADER SIZES W/ SID.N PER ELEVATIONS
1/2" CDX PLYWOOD OR 1/16" OSB
- SHEATHING (PER BUILDER)
W/ SIDING PER ELEVATIONS
w < `1 ST (VERIFY W/ BUILDER)
rc
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2x6 PLATE
P.T. :,b FATE W/ 1/2" DIA, x 10"
ANGNO LT t 3"x3"xl/4" PLA 3/4" T t G PLYWOOD OR OSB SHEATHING
GS ER oz. (VERIFY) ON 2x FLOOR JOISTS (SIZE, SPACING P.T. PLATE W/ ANCHOR BOLT
a
° < GRADE PER FLOOR FRAMING PLAN) PER NOTE 01 ON SHEET A-2,1
0 4" CONC, SLAB PER
FOUNDATION PLAN
6" CONCRETE FOUNDATION WALL W/ c c c CORNET
ii _SCR `E FOUNDATION WALL W/ lye, REBAR PER FDN. PLAN NOTES,
FDN. PLAN, R403.1.3,1 t !. �" tilt
t: --BL== 404.1.2(U - 404.1,2(8), FOR " a;; 4x HF»2 BEAM (PER FDN. OR FRAMING PLAN) ON R403,13A t IRG TABLES 404.L2(l) - a
JAL_3 TALLER THAN 48", USE 04 5i 4x4 POST (4x6 POST o SPLICE) ON 1300 FELT (OR 404,1,2(8), FOR FDN, WALLS TALLER R-10 RIGID INSULATION o SLAB
a �� in ° SIMILAR) ON PAD FTG, PER FOUNDATION PLAN THAN 48", USE "4 VERTICAL REBAR ° ` PERIMETER (IF APPLICABLE)
> VERTICAL eEBAR W/ 3 NOOK INTO o •�o o „ I •
W/ 3 NOOK INTO FOOTING o 48 O,C,
w Foc'VG £ =8° O.C. - _ _ - _ _ _ CONCRETE FOOTING t REBAR WALL DETAIL
• CONCRETE FOOTING t REBAR PER FDN, PLAN 4" PERFORATED DRAIN IN PER FDN. PLAN t NOTES ON CRAFTSMAN 1 2 & 3
4 PERF TIED DRAIN IN BHT, A-2,U
FREE-D INING GRAVEL BASE t NOTES ON SHEET A-2,1) FREE-DRAINING GRAVEL BASE
9'-11/8" TYPICAL WALL T*lCAL WALL DETAIL T`rf=1ICo4L WALL DETAL JOB NO: CORNET
SCALE 1/2"=1'-0" TYPICAL MAIN LEVEL SCALE: 1/2" = 1'-0" SCALE: 1/2" = I'-O" DESIGNED: LG
NOTE: THIS DETAIL REPRESENTS GENERAL SINGLE-STORY WALL NOTE: THIS DETAIL REPRESENTS GENERAL 2-5TORY AND DAYLIGHT DRAWN: SD/JR/BJ
CONSTRUCTION PRACTICES. VERIFY SPECIFIC MATERIALS AND BASEMENT WALL CONSTRUCTION PRACTICES, VERIFY SPECIFIC DATE: 11/16/2017
STRUCTURAL SITES W/ FOUNDATION PLANS, FLOOR PLANS, FLOOR MATERIALS AND STRUCTURAL SIZES W/ FOUNDATION PLAN, FLOOR SHEET
t ROOF FRAMING PLANS, ELEVATIONS AND BUILDING SECTIONS) PLANS, FLOOR t ROOF FRAMING PLANS, ELEVATIONS AND BUILDING
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AlMES AND COMMUNITIES
2x TRIM W/ 1/2
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TIP EDGE PER PLAN REVISIONS BY:
SIDING PER DECORATIVE GABLE VENT
2 - 23 - 18 JR
PLAN PER BUILDER
DETAIL 5/4x8 8I82E PRIMED-SPRUCE ELEVATION NOTES:
FASCIA W/ 5" CONT. PAINTED
O SCALE: 3/4" = 1'-0" DECORATIVE &x12 BEAM g GABLE METAL GUTTER (TYPICAL)
C3 LOCATIONS) VARYING d COMPLIMENTARY COLORS
COMPOSITION ROOFING (VERIFY WILL BE USED FOR THE TRIM AND THE
TYPE d COLOR W/ BUILDER) DIFFERENT BUILDING MATERIALS ON
5/4x8 5152E PRIMED-SPRUCE BARGE
BOARD W/ Ix4 TRIM 9 70P EDGE CTYPJ OR 4 THE FRONT ELEVATION
INSTALL A SILL WHEREVER STONE/
SIDING PER BRICK VENEER IS INSTALLED
PLAN SHINGLE SIDING (PER BUILDER)
PRIMED SPRUCE G.I. FLASHING
CAP (OR EQ.)
_ 2x10 BAND W/ 1/2" GNAMFER a TOP —MAIN FLOOR-PLATE
MASTIC-APPLIED SHEATHING EDGE (SEE DETAIL 'A' THIS SHEET)
T.O. WINDOWS
STONE VENEER PER PLAN — - —PER PLAN 5/4x4 CORNER TRIM CTYP.J
8 ® ® ® ® ® ® ® ® 8 ® FT 11111 5/4x4 DOOR/WINDOW TRIM S TES;
LAP SIDING (VERIFY TYPE d EXPOSURE FEII5/4x4 DOOR/ WDW. TRIM s SIDES:
5/4x4 WINDOW TRIM BELOW TYPICAL
W/ BUILDER) ❑ ❑ ❑ ❑ ❑ ❑ CARING d BACK ELEVATIONS
DET IL @ _
SCALE: 3/4" = I'-O" PROVIDE PRIMED SPRUCE CAP (OR RACING PUBLIC RIGHT OF WAY)) Q Q
EQUAL) P.) 'B
VENEER (G.I. FLASHING 0 F El 0 El ED � 7
ABV. 7YPJ SEE DETAIL ' THIS SHEET Lu
MASTIC-APPLIED STONE VENEER SLAB s GARAGE DOOR
2x10 BAND W/ 1/2 CHAMFER s TOP MAIN FLOOR LEV
EDGE (SIMILAR 70 DETAIL 'A' EL
(VERIFY TYPE d COLOR W/ BUILDER) THIS BHT,) -_ _ _ OPENING (VERIFY ON-SITE)
— - — - — - — - — - —
LOWER FLOOR PLATE
ORNAMENTAL RAILING PER BUILDER T.O. WINDOWS
MASTIC-APPLIED STONE COLUMN
FONT ELEVATION -
SCALE: 1/4" I'-O" O
ro
LOWER FLOOR LEVEL
BUILDING HEIGHT - _ - _ _
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_ 2x6 545 CEDAR DECK
TRIM ABOVE, Ix8 5152E
CEDAR DECK TRIM BELOW
_ (VERIFY W/ BUILDER)
- - - 2U
CORNET
P.T. Fix6 POST (WRAP W/ Ix8
a BASE, 2 POSTS TYPICAL)
— - _ - - - - - - - _ - - - - _ — — — — — — _ - - AVERAGE-ORIGINAL GRADE _ — _ FRONT & RIGHT
ELEVATIONS
L _ _ _ _ _ _ _ _
C - - -
_ CRAFTSMAN 2
IRIG� 4T ELEVATION ATION — — _ — APPROXIMATE
SCALE: 1/4" = I'-O" - - - _ l�_ORIGINAL GRADE JOB NO: CORNET
DESIGNED: LG
DRAWN: JR/BJ
DATE: 11/16/2017
SHEET
A-6ml
WA
,1
LANDED GENTRY
HOMES AND COMMUNITIES
ELEVATION NOTES:
VARYING d COMPLIMENTARY COLORS
WILL BE USED FOR THE TRIM AND THE
DIFFERENT BUILDING MATERIALS ON
THE FRONT ELEVATION
INSTALL A SILL WHEREVER STONE/
BRICK VENEER IS INSTALLED
MAIN FLOOR PLATE
T.O. WINDOF_ 1-1. Lj WS
T =
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MAIN FLOOR-LEVEL.----
LOWER FLOOR PLATE L''
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BACK ELEVATION sjp
SCALE: 1/4" = I.-O"
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4'-0" x 3'-0" CONC, SLAB
CORNET
(VERIFY W/ BUILDER)
I
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BACK & LEFT
_ ELEVATIONS
I
CRAFTSMAN 2
LEFT ELEVATION
J06 No: CORNET
SCALE: 1/4" = V-O"
DESIGNED: LG
DRAWN: JR/BJ
DATE: 11/16/2017
SHEET
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GENERAL NOTES : FLOOR FRAMING (CONT'D): FLUM51NG (CONT'D):
SITE PREPARATION: 53, JOISTS, RAFTERS AND TRUSSES MUST BE SUPPORTED TO PREVENT ROTATION BY INSTALLING SOLID BLOCKING AT EACH 109, ALL PLUMBING FIXTURES, INCLUDING TOILETS, SHALL BE CAULKED OR SEALED AT THEIR BASE I UPC SEC. 4012 I
BEARING POINT OR AS REQ'D BY MANUFACTURER I IRG SEC, 5021 I 7 A N D E D GENTRY
110, ALL WATER LINES TO BE PROTECTED FROM FREEZING. IF WATER LINES ARE NOT LOCATED GOMPLETEL" BETWEEN �
I, BEFORE STARTING ANY SITEWORK CALL 1-500-424-5555 TO HAVE UNDERGROUND UTILITIES LOCATED 54. BEARING PARTITIONS PERPENDICULAR TO JOISTS MUST NOT BE OFFSET FROM SUPPORT BY MORE THAN THE DEPTH OF HEATED SPACE AND INSULATION PROVIDE MIN. R-3 INSULATION WHERE REQUIRED TO ASSURE PIPES ARE PROTEC-
THE JOISTS. AT MINIMUM DOUBLE JOISTS ARE REQ'D UNDER PARALLEL BEARING PARTITIONS. JOISTS FRAMED INTO TED FROM FREEZING ROMFS AND COMMUNITIES
2. ALL STUMPS AND ROOTS SHALL BE REMOVED FROM THE GROUND TO A DEPTH OF 12" IN THE AREA OCCUPIED BY THE SIDES OF BEAMS MUST BE SUPPORTED BY JOIST HANGERS OR LEDGER STRIPS I IRC SEC. 502,4 I
BUILDING, NO EXCAVATED MATERIAL IS TO BE USED FOR BACKFILL UNDER ANY CONCRETE WITHOUT APPROVAL OF THE MECHANICAL:
BUILDING OFFICIAL. ALL FILL UNDER CONCRETE TO BE STRUCTURAL AND SHALL BE COMPACTED TO 95% 55, IN FLOOR CONSTRUCTION JOISTS AND BEAMS MUST HAVE NO LESS THAN 1 1/2" OF BEARING ON WOOD OR METAL AND NO
LESS THAN 3" BEARING ON CONCRETE I IRC SEC. 502,E ]
BEAMS AND JOISTS: 121, NO MECHANICAL SYSTEM OR EQUIPMENT REGULATED BY THIS CODE MAY BE CONNECTED TO FUEL SOURCE UNTIL
56. ALL PLYWOOD OR OSB SUBFLOORING IS TO BE GLUED TO THE SUPPORTING FRAMING MEMBERS. GLUE IS TO BE APPLIED APPROVED BY THE BUILDING OFFICIAL I IRC SEC, IILI / NFPA 541.1,1,1 1
IN STRICT CONFORMANCE WITH MANUFACTURERS DIRECTIONS
21, DIMENSIONAL LUMBER TO BE HEM-FIR 02 TYP. (U,N.O,). UNLESS NOTED OTHERWISE USE 4x6 HF02 HEADER IN EXTERIOR 122, GAS PIPING SHALL BE TESTED AT A MINIMUM PRESSURE OF 3 PSI. GAUGES USED FOR TESTING MUST HAVE AN
WALLS ABOVE DOORS AND WINDOWS (SEE DETAIL 'G' ON SHEET A5.1), NOTE: HEARTWOOD BEAMS ARE NOT TO BE USED ROOF FRAMING: UPPER RANGE OF NOT MORE THAN 5 TIMES THE TEST PRESSURE I IRC SEC, G2411 / NFPA 54 I
W/ 4x DEPTH, BEAMS AND HEADERS TO HAVE 1 1/2 MIN, BEARING TYP. U.N.O. BEAMS SHOWN ARE MINIMUM REQ'D OR
BETTER--SIZE AND GRADE MAY BE INCREASED PER BUILDER'S DISCRETION. CHANGES TO PLAN MADE DURING CON- 123, CLOTHES DRYER DUCTS SHALL BE CONSTRUCTED OF MINIMUM 0.016" THICK RIGID METAL HAVING SMOOTH INTER-
STRUCTION SHOULD BE VERIFIED W/ DESIGNER SINCE ALL STRUCTURAL MEMBERS ARE SIZED FOR THEIR SPECIFIC 61. PLYWOOD ROOF SHEATHING IF EXPOSED ON THE UNDERSIDE MUST BE EXTERIOR GRADE AND IDENTIFIED AS EXPOSURE I IOR FINISHES WITH JOINTS RUNNING IN THE DIRECTION OF AIR FLOW. NO SCREWS SHALL BE USED. TRANSITION
LOCATION 4 LOADS I IRC SEC, 603,2,1,1 I DUCTS SHALL NOT BE CONCEALED WITHIN CONSTRUCTION AND BE NO MORE THAN 12" IN LENGTH, DUCT SIZE MIN,
4' DIAMETER (OR AS REQ'D BY DRYER LISTING 4 PER MANUFACTURER INSTALLATION INSTRUCTIONS). DUCT SHALL
22. WOOD JOISTS CLOSER THAN 18" OR WOOD BEAMS CLOSER THAN 12" TO THE GROUND MUST BE OF TREATED WOOD OR 62, ENCLOSED ATTIC 4 RAFTER SPACES MUST HAVE GROSS-VENTILATION FOR EACH SEPARATE SPACE BY VENT OPENINGS TERMINATE AT OUTSIDE OF BUILDING WITH TERMINATION PER DRYER MM. SPECIFICATIONS, TERMINATE MIN. 3 FEET
WOOD OF NATURAL RESISTANCE TO DECAY I IRC SEC. 3111 ] PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. THE TOTAL NET FREE VENTILATING AREA SHALL NOT BE LESS FROM ANY OPENINGS INTO BUILDING, DUCT SHALL HAVE BACKDRAFT DAMPER AND SHALL NOT BE SCREENED.
THAN 1/150 OF THE AREA OF THE SPACE VENTILATED EXCEPT THAT REDUCTION OF THE TOTAL AREA TO 1/300 IS PER- MAXIMIM DUCT LENGTH SHALL BE 35 FEET AND SHALL BE REDUCED IN ACCORDANCE WITH IRC TABLE G2439,7.4,1,
23, ALL WOOD IN CONTACT WITH CONCRETE, MASONRY OR EARTH MUST BE PRESSURE-TREATED WOOD OR FOUNDATION- MITTED PROVIDED THAT AT LEAST 509. AND NOT MORE THAN 80% OF THE REQ'D VENTILATING AREA IS PROVIDED BY DRYER EXHAUST SYSTEMS SHALL BE INDEPENDENT OF OTHER SYSTEMS
GRADE CEDAR OR REDWOOD AND MARKED BY AN APPROVED AGENCY. CUT ENDS OF TREATED POSTS MUST BE VENTILATORS LOCATED IN THE UPPER PORTION OF THE SPACE TO BE VENTILATED AT LEAST 3 FEET ABV. THE EAVE OR
RE-TREATED OR BE PROVIDED WITH PROTECTION FROM CONTACT WITH CONCRETE I IRC SEC, 311,1 I CORNICE VENTS I IRC SEC, 806.2 L THE OPENINGS MUST BE COVERED WITH A CORROSION-RESISTANT 114" MESH SCREEN 124, WHOLE-HOUSE EXHAUST FAN (VERIFY W/ HVAC CONTRACTOR) TO HAVE A SONS RATING OF L5 OR LESS 4 BE WIRED
TO A TIMER OR DEHUMIDISTAT, VERIFY PROPER INSTALLATION OF BAFFLES TO MAINTAIN REQ'D VENT OPENINGS IN
24. PRESSURE-TREATED WOOD SHALL BE USED FOR THOSE PORTIONS OF WOOD MEMBERS WHICH FORM THE STRUCTURAL 63, AN INSULATION DAM MUST BE PROVIDED AT THE ATTIC ACCESS OPNG. WHEN USING BLOWN-IN INSULATION CEILING, IF FRESH AIR SYSTEM IS INSTALLED CONNECT TO RETURN AIR WITHIN FOUR FEET OF THE AIR HANDLING UNIT,
SUPPORT OF BUILDINGS, BALCONIES, PORCHES, ETC. WHEN SUCH MEMBERS ARE EXPOSED TO THE WEATHER WITHOUT PROVIDE OUTDOOR INTAKE DUCT WITH DAMPER TO LIMIT AIR FLOW TO 145 CFM UNDER NORMAL OPERATING CONDI-
ADEQUATE PROTECTION FROM A ROOF, EAVE, OVERHANG OR OTHER COVERING, SUCH MEMBERS MAY INCLUDE 64, TRUSSES MUST BE DESIGNED BY A REGISTERED DESIGN PROFESSIONAL IN ACCORDANCE WITH ANSI/TPI 1 STANDARDS TIONS, UNDERCUT INTERIOR DOORS TO ALLOW AIR MOVEMENT
BEAMS, JOISTS 4 DECKING, POSTS, POLES 4 COLUMNS I IRC SEC, 311,131 [ IRC SEC. 802,10,2 I
125. EXHAUST FAN LOCATIONS t SIZES REQUIRED TO COMPLY WITH THE 2015 WASHINGTON STATE VENTILATION 4 INDOOR
25. ENDS OF BEAMS ENTERING CONCRETE OR MASONRY WALLS SHALL BE PROVIDED WITH A MINIMUM AIR SPACE OF 1/2" 65, TRUSS BRACING MUST BE PROVIDED TO PREVENT LATERAL ROTATION AND PROVIDE LATERAL STABILITY IN ACCOR- AIR QUALITY (VIAQ) GOD£ ARE AS FOLLOWS:
AT TOPS, SIDES AND ENDS I IRC SEC, 311,1 1 DANCE WITH THE INDIVIDUAL TRUSS DESIGN DRAWINGS I IRC SEC, 802,103 1 KITCHEN: 100 CFM (RANGE HOOD ACCEPTABLE)
LAUNDRY: 50 CFM MIN,
26, STRUCTURAL EXTERIOR POSTS, BEAMS, JOISTS AND DECKING TO BE CEDAR OR TREATED MATERIAL I IRC SEC. 311 I 66. TRUSS MEMBERS MUST NOT BE CUT, NOTCHED, DRILLED, SPLICED OR OTHERWISE ALTERED IN ANY WAY WITHOUT THE BATHROOMS: 50 CFM MIN,
APPROVAL OF A REGISTERED DESIGN PROFESSIONAL. ALTERATIONS RESULTING IN THE ADDITION OF LOADS THAT NOTE: ALL EXHAUST FANS ON 20-MINUTE TIMER. EXHAUST FANS TO VENT TO OUTSIDE AIR NO CLOSER THAN 3 FEET
27. FASTENERS FOR PRESSURE-TREATED AND FIRE-RETARDANT WOOD MUST BE OF HOT-DIPPED GALVANIZED STEEL, STAIN- EXCEED THE DESIGN LOAD FOR THE TRUSS WILL NOT BE PERMITTED WITHOUT VERIFICATION THAT THE TRUSS IS CAPA- FROM ANY OPENING
LESS STEEL OR COPPER (EXCEPTION: 1/2" DIA. OR GREATER STEEL BOLTS) I IRc SEC, 311,3.1 I BLE OF SUPPORTING SUCH ADDITIONAL LOADING I IRC SEC, 802.10.4 I 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 61, TRUSS BOTTOM CHORDS SHALL BE DESIGNED FOR LOAD WHERE CONDITIONS IN TABLE R301.5 ARE PRESENT (TRUSS DIRECTLY TO THEM (VERIFY W/ HVAC CONTRACTOR)
AND ARE EXPOSED TO THE WEATHER AND NOT PROPERLY PROTECTED BY A ROOF, EAVE OR SIMILAR COVERING ENGINEER AND/OR MANUFACTURER 70 VERIFY) WASHINGTON
I
SHALL BE PRESSURE-TREATED WITH PRESERVATIVE OR BE MANUFACTURED FROM NATURAL DURABLE WOOD I IRC SEC, WAGSHING"Ir ON STATE ENERGY
CODE COMPLIANCE:
3111,51
EXTERIOR SHELL:
WALL FRAMING: (IN GENERAL MIN, REQ'MENTS PER IRC CHAPTER 6, AS DEFINED HEREIN OR SHOWN ON DRAWINGS) 131, COMPLIANCE DATA FOR THE 2015 WASHINGTON STATE ENERGY CODE 16 AS FOLLOWS:
FLOOR: R-30
11, FLASH AND COUNTER-FLASH ALL EXTERIOR OPENINGS AS REQUIRED TO MAKE THEM WEATHERPROOF, INSTALLATION WALLS: R-21
31, FRAME MAIN FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS o 16" O,C. TYPICAL. FRAME UPPER FLOOR EXTERIOR WALLS INSTRUCTIONS SHALL BE PROVIDED FOR EACH WINDOW BY THE MANUFACTURER
FLAT CEILING: R-49 (R-38 ALLOWED IF INSULATION DEPTH MAINTAINED TO OUTSIDE FACE OF EXTERIOR WALL)
W/ 92 5/8" 2x6 STUDS ® I6 O.C. TYP. (VERIFY EXTERIOR SHEATHING TYPE W/ BUILDER). FRAME MAIN FLOOR INTERIOR
" VAULTED CEILING: R-38
WALLS W/ 102 5/8" 2x STUDS (PER PLAN) 0 16" O.C. W/ 1/2" GYPSUM WALLBOARD BOTH SIDES TYPICAL UNLESS NOTED 72, ALL EXTERIOR TRIM AND SIDING JOINTS TO BE AS SHOWN ON THE ELEVATIONS. WHERE TWO BOARDS BUTT END TO END, DOORS: U=.200 MAXIMUM (VERIFY WEATHERSTRIP IS INSTALLED)
OTHERWISE BY BUILDER. FRAME UPPER FLOOR INTERIOR WALLS W/ 92 5/8" 2x4 STUDS a 16" O,C, W/ 1/2" GWB BOTH SIDES SIDING OR TRIM PROVIDE A 15-DEGREE (MINIMUM) BEVEL ON ENDS OF JOINING BOARDS. FLASH CONTINUOUS ABOVE
WINDOWS: U=.300 MAX.
TYP. (U,N.O,). FRAME GARAGE WALLS W/ 104 5/8" 2x STUDS (PER PLAN) • 16" O,C. ANGLED WALLS TO BE 45 DEGREES ALL PROJECTING WOOD TRIM I IRC SEC, 103,4 1
SKYLIGHTS: U=,500 MAX.
TYP. UNLESS NOTED OTHERWISE �/ IF ADDITIONAL ENERGY EFFICIENCY CREDITS REQUIRED BY BUILDING DEPARTMENT OF JURISDICTION TO COMPLY WITH
32. STUDS PARTITIONS CONTAINING PLUMBING, HEATING OR OTHER PIPES SHALL BE SO FRAMED AND THE JOIST BELOW SO SAFET I : WSEC LINES I UNHEATED
REFER TO GENERAL NOTES ON SHEET A-HE FOR COMPLIANCE OPTIONS CHOSEN BY BUILDER.
WATER LINES IN UNHEATED AREAS TO BE INSULATED TO R-3. HEAT DUCTS TO BE R-8 MIN, t EXHAUST DUCTS MIN. R-4
SPACED AS TO GIVE PROPER CLEARANCE FOR THE PIPING. WHERE A PARTITION CONTAINING SUCH PIPING RUNS (SEAL JOINTS, CORNERS AND BOOTS), VERIFY INSULATION IS INSTALLED BEHIND PARTITIONS, IN CORNERS, FITTED
PARALLEL TO THE FLOOR JOISTS THE JOISTS UNDERNEATH SUCH PARTITION SHALL BE DOUBLED AND SPACED TO PERMIT 81. EVERY DWELLING MUST HAVE ITS ADDRESS PLAINLY LEGIBLE AND VISIBLE MOM THE STREET I IRC SEC, 319.1 I AROUND WIRING 4 PIPES AND IN SPACES BEHIND BATHTUBS 4 SHOWERS, INSULATE ALL ACCESS DOORS/HATCHES TO
PASSAGE OF SUCH PIPES AND SHALL BE BRIDGED, WHERE PLUMBING, HEATING OR OTHER PIPES ARE PLACED IN OR CRAWLSPACES/ATTICS TO THE EQUIVALENT RATING OF THE INSULATED FLOOR, WALL OR CEILING THROUGH WHICH THEY
PARTLY IN A PARTITION NECESSITATING THE GUTTING OR SOLES OR PLATES A METAL TIE NOT LESS THAN 1/8" THICK 4 82. EVERY BASEMENT, HABITABLE ATTIC AND EVERY SLEEPING ROOM MUST HAVE AT LEAST ONE OPERABLE WINDOW PENETRATE 4 INSTALL WEATHERSTRIP TO MINIMIZE AIR LEAKAGE. SEAL OPENINGS AROUND INTERIOR PLUMBING PIPES
1 1/2" WIDE SHALL BE FASTENED TO THE PLATE ACROSS AND TO EACH SIDE OF THE OPENING WITH NOT LESS THAN (8)16d OR EXTERIOR DOOR APPROVED FOR EMERGENCY EGRESS OR RESCUE. WINDOWS MUST HAVE A MIN, NET CLEAR a EXTERIOR WALLS. REFER TO 2012 WSEC CHAPTER 4 FOR VERIFICATION OF INSULATION VALUES (CHECK WITH BUILD-
NAILS EA, SIDE I R&02,6,1 I OPENING OF 5.1 SQUARE FEET (5.0 S.F, IF LOCATED ON GRADE FLOOR), A MIN. NET FREE OPENING HEIGHT OF 24" ING DEPARTMENT OF JURISDICTION FOR ADDITIONAL INSULATION REQUIREMENTS THAT EXCEED THE 2015 WSEC)
AND A MIN, NET CLEAR OPENING WIDTH OF 20 INCHES. FINISHED SILL HEIGHT MAY NOT BE 1,10RE THAN 44" ABV,
33, DOORS THAT ARE NOT DIMENSIONED TO HAVE TWO STUDS (3") BETWEEN R.O. AND NEAREST WALL THE FLOOR. ESCAPE WINDOWS SHALL BE OPERABLE FROM THE INSIDE WITHOUT THE USE OF KEYS, TOOLS OR 132, INSULATION TO FILL ALL EXTERIOR WALL CAVITIES--DO NOT COMPRESS( CUT TO FIT AROUND PIPES, WIRES 4 OUTLET BOXES,
SPECIAL KNOWLEDGE [ IRC SEC, 310 I RECESSED FIXTURES IN EXTERIOR WALLS TO HAVE MIN. R-5 INSULATION BEHIND THEM
34, INSTALL 2x6 BACKING FOR TOWEL BARS BETWEEN STUDS CENTERED 40" A,F,F,
63. ATTIC ACCESS TO BE MINIMUM 22"x30", BE READILY ACCESSIBLE AND MUST HAVE 30" UNOIBSTRUCTED HEADROOM 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 ABOVE I IRC SEC, 801 I
DENSITY t 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 84, WHEN WORK IS PERFORMED THAT REQUIRES A PERMIT OR WHEN A SLEEPING ROOM IS CREATED THE ENTIRE BUILDING INSULATION WITH METAL, PLASTIC OR PARGING AT BELOW-GRADE CONDITIONS 4 WHERE EXPOSED ABOVE GRADE TO
CRIPPLE WALL WILL HAVE SOLID BLOCKING, CRIPPLE WALLS MUST BE BRACED WITH 15% MORE BRACING THAN AS II MUST BE PROVIDED WITH SMOKE ALARMS. A SMOKE ALARM MUST BE INSTALLED IN EACH SLEEPING ROOM AND
PREVENT DAMAGE
FOR THE WALL ABOVE, WITH WALL PANEL SPACING NOT MORE THAN IS FEET I IRG SECTIONS 6029 AND 602.10,2 I OUTSIDE THE SLEEPING ROOM IN THE IMMEDIATE VICINITY, THERE MUST BE AT LEAST ONE SMOKE ALARM ON EVERY
FLOOR LEVEL. ALL SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACKUP AND BE INTERCONNECTED. ALL 134, A ONE-PERM (OR LESS) VAPOR RETARDER (KRAFT PAPER, PVA PAINT, ETC.) IS TO BE INSTALLED ON THE WARM SIDE OF
36, WOOD COLUMNS MUST BE RESTRAINED TO PREVENT LATERAL DISPLACEMENT [ IRC SEC, 4013 I ALARMS SHALL BE LISTED IN ACCORDANCE WITH UL 211 AND HOUSEHOLD FIRE WARNING EQUIPMENT PROVISIONS OF THE INSULATION
NFPA 12 [ IRC SEC, 314 ]
31, ALL TRIMMERS AND HEADERS FRAMING AN OPENING SHALL BE PER IRC TABLES R&02,11U AND R6OZ1(2) OR AT THE MIN, 135. ALL RECESSED LIGHT FIXTURES IN THE THERMAL ENVELOPE TO BE CERTIFIED UNDER ASTM E-283 AND SO LABELED OR SEAL
SHALL BE DOUBLED OR LUMBER OF EQUIVALENT CROSS-SECTION AND EA. END SUPPORTED WITH PROPER-SIZED FRAMING 85. FOR NEW CONSTRUCTION AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED OUTSIDE EACH SEPARATE AROUND THE EXTERIOR IN AN APPROVED MANNER TO BE AIR-TIGHT
ANCHORS UNLESS ADEQUATE BEARING PROVIDED THROUGH OTHER MEANS SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS IN DWELLING UNITS WITHIN WHICH FUEL-FIRED APPLIANCES
ARE INSTALLED AND IN DWELLING UNITS THAT HAVE ATTACHED GARAGES [ IRC SEC, 315 ] 136. SOLE PLATE IS TO BE CAULKED OR GLUED TO FLOOR. RIM JOIST BTWN, STORIES TO BE CAULKED/SEALED, ALL HOLES IN
38, PLACE A VAPOR BARRIER OF TYVEK (OR EQUAL) OVER ALL EXTERIOR WALLS [ IRC SEC, 103,2 ] BUILDING ENVELOPE TO BE CAULKED/SEALED INCLUDING BUT NOT LIMITED TO ELECTRICAL, PLUMBING 4 HVAC PENETRATIONS.
86, PORCHES, BALCONIES, RAMPS OR RAISED FLOOR SURFACES LOCATED MORE THAN 30 ABOVE THE FLOOR OR GRADE OUTLETS, SWITCH BOXES AND RECESSED FIXTURES ON EXTERIOR WALLS OR CEILINGS ARE TO BE CAULKED/SEALED WITH
39, WOOD STUD WALLS MUST BE GAPPED WITH A DOUBLE TOP PLATE INSTALL TO PROVIDE OVERLAPPIN6 AT CORNERS AND BELOW SHALL HAVE GUARDS NOT LESS THAN 36" IN HEIGHT. OPEN SIDES OF STAIRS WITH A TOTAL RISE OF MORE THAN
INTERSECTIONS WITH BEARING PARTITIONS, END JOINTS MUST BE OFFSET AT LEAST 24 INCHES I IRC SEC. 602,3.2 L SINGLE 30" ABV. THE FLOOR OR GRADE BELOW SHALL HAVE GUARDS NOT LESS THAN 34 SEALED TO SURROUNDING
IN HEIGHT MEASURED ABOVE THE APPROVED SEALANT HAVE FOAM FACE GASKETS INSTALLED. ALL RECESSED LIGHTS TO BE RATED, AIR TIGHT t
NG GWB. ROUGH OPENING AROUND ALL WINDOWS < DOORS TO BE SEALED/CAULKED
CAULKED
TOP-PLATE CONSTRUCTION IS NOT TO BE USED ON THIS PROJECT NOSING OF THE TREADS. GUARDS SHALL HAVE INTERMEDIATE RAILS OR ORNAMENTAL CLOSURES THAT DO NOT ALLOW
A SPHERE 4" IN DIAMETER TO PASS I IRC SEC. 312 L GUARDS MUST BE ABLE TO WITHSTAND LOADS SPECIFIED IN IRC 137. 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 NO- TO EXCEED 25% TABLE R301,5 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 ,�O% OF A SINGLE
(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 DIAMETER OF THE RESUL' \G HOLE IS NO 81, INSTALL 1/2" GYPSUM WALLBOARD (MIN,) AT GARAGE/HOUSE WALL AND GARAGE BEARING WALLS, INSTALL 5/8" TYPE-X
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 7HE EDGE OF THE GYPSUM WALLBOARD AT GARAGE CEILING TYPICAL, INSTALL 20-MINUTE RATED DOOR BETWEEN HOUSE AND GARAGE 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 GUT OR NOTCH I IRC FIGURES R60_.;' ) 4 R602,6(2) ] I IRC SEC, 302,E I NOTE: SELF-CLOSING HARDWARE REQ'D BY CODE OF THE BUILDING THERMAL ENVELOPE. ONCE VISUAL INSPECTION HAS CONFIRMED SEALING (SEE WSEC TABLE R402,4.I.1),
TOP PLATES IF NOTCHED OR DRILLED TO MORE THAN 50% OF THEIR WIDTH SHALL HAVE A I6-GALSE "ETAL TIE 1 1/2
OPERABLE WINDOWS e DOORS MANUFACTURED BY SMALL BUSINESS SHALL BE PERMITTED TO BE SEALED OFF AT THE
IN WIDTH INSTALLED PER IRC FIGURE R602,6,1 88, THE FLOOR SURFACE IN A GARAGE SHALL BE NON-COMBUSTIBLE AND SLOPED TOWARD THE MAIN VEHICLE ENTRY DOOR-
FRAME PRIOR TO THE TEST [ WSEG R402,4.1,2 ]
EXCEPTIONS: WAY I IRC SEC, 309.1 L AUTOMATIC GARAGE DOOR OPENERS SHALL BE LISTED IN ACCORDANCE WITH UL 3251 IRC SEC.
A. A STUD MAY BE BORED TO A DIAMETER NOT EXCEEDING 50% OF ITS WIDTH PROVIDED T"-.- &.f- STUDS LOCATED 309,4 ]
EXTERIOR WALLS OR BEARING PARTITIONS ARE DOUBLED AND THAT NOT MORE THAN TLC SUCCESSIVE STUDS ARE ABBREVIATIONS:
BORED j�_ 89. BATHTUB AND SHOWER FLOORS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS AND IN SHOWER cOMPART-
B. APPROVED STUD SHOES MAY BE USED WHEN INSTALLED IN ACCORDANCE WITH THE MANUFACI RER'S SPECIFICATIONS MENTS SHALL BE FINISHED WITH A NON-ABSORBENT SURFACE TO EXTEND TO A HEIGHT NOT LESS THAN 12" ABOVE THE
a A7 EL, ELEVATION MAX. MAXIMUM SH SINGLE-HUNG
I IRC SEC, 602.E I FLOOR I IRC SEC, 307 I A.B, ANCHOR BOLT ELEC, ELECTRICAL M,B. MACHINE BOLT (WINDOW)
PROVIDE METAL NAIL PLATES IN ALL LOCATIONS WHERE PLUMBING OR WIRING COMES WITHIN I" 0= 114E EDGE OF ANY STUD
ADD, ADDITION EL£v, ELEVATOR ME
SO. FURNACE SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S INSTALLATION INSTRUCTIONS AND THE REQUIRE- MB MECHANICAL SH
ADJ, ADJUSTABLE ENG'R ENGINEERING) MEMB, MEMBRANE SHTH7N' SHOWER
G SHEATHING
41, FIRE BLOCKING SHALL BE PROVIDED TO CUT-OFF CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND TO MENTS OF IRC CHAPTERS 13 THROUGH 20 4 CHAPTER 24, IF LOCATED IN GARAGE FURNACE AND HOT WATER TANK SHALL
A.F.P, ABOVE FINISH FLOOR EQ, EQUAL MICRO. MICROWAVE elm, SIMILAR
FORM AN FFECTIVE FIRE BARRIER BETWEEN STORIES AND BETWEEN A TOP-STORY AND THE ROC= SPACE I IRC SEC, 302.11 ] BE ELEVATED SO THAT PILOTS, BURNERS, HEATING ELEMENTS AND SWITCHES ARE MIN, 18" ABOVE GARAGE SLAB. STRAP
E
INSTALL FIRE BLOCKING AT: HWT TO WALL [ IRC SEC. M1301,2 I, PROVIDE OVERFLOW PAN 4 PIPING AND INSTALL TEMPERATURE 4 PRESSURE RELIEF ALT. ALTERNATE EQUIP. EQUIPMENT MIN, MINIMUM SPEC. SQUARE A710N
A. IN CONGEALED SPACES OF STUD WALLS AND PARTITIONS INCLUDING FURRED SPACES 4 PARALLEL ROW OF STUDS OR VALVE (W/ PIPE TO EXTERIOR TERMINATION) PER IRC CHAPTER 28. VERIFY PROTECTION FROM IMPACT BY AUTOS ALUM, ALUMINUM EXIT , EXPANSION JOINT N,I, METAL SQ, SQUARE
BA. BATH EXIST, EXISTING N,I,C. NOT IN CONTRACT S.S. STAINLESS STEEL
STAGGERED-STUDS AS FOLLOWS:
a, VERTICALLY AT THE CEILING AND FLOOR LEVELS Q BLDG, BEDROOM F,D. EXTERIOR O.C. NOT TO SCALE STD, STANDARD
In. HORIZONTALLY AT INTERVALS NOT TO EXCEED 10 FEET: PLUMBING: BLDG. BUILDING F,D. FLOOR DRAIN O.G. ON CENTER STO STEEL
B. AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH A6 OCCUR AT SOFFITS, E310.5LK BLOCKING FIN, FINISH ODWH ON-DEMAND Eh'IAND WATER STRU STORAGE CORNET
O R I CT
DROP CEILINGS AND COVE CEILINGS: 100, PLUMBING TO COMPLY WITH 2O15 UNIFORM PLUMBING CODE REQUIREMENTS B.O. BY OWNER FP, FINISHED FLOOR NEATER SUSP, STRUCTURAL ' V C
SOT, BOTTOM FLR, FLOOR O.F.G.I. OWNER TO FURNISH, SUSP. SUSPENDED
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 A\ AP=ROVED MATERIAL TO 101, NO PLUMBING OR DRAINAGE SYSTEM OR BUILDING SEWER MAY BE COVERED, CONGEALED OR PUT INTO USE UNTIL IT HAS CAB, CABINET F,O.G. FACE OF CONCRETE OH. OVERHANG TEMP, TEMPERED
RESIST THE FREE-PASSAGE OF FLAME AND PRODUCTS OF COMBUSTION: BEEN TESTED, INSPECTED AND APPROVED [ UPC SEC, 103,5.1,3 ] CSMT. CASEMENT (WINDOW) F,O,S, FACE OF STUDS O,H, OVERHEAD THK, THICKNESS
E. FOR SITE-BUILT CHIMNEYS AND FIREPLACES, FIRE BLOCKING MUST BE A MIN. OF I' THICK AND &1-=0RTED ON METAL CENTERLINE FT, FOOT OR FEET OPNG, OPENING T,O, TOP OF
STRIPS OR METAL LATH: 102. PLUMBING SUPPLY PIPING SHALL BE TESTED WITH WORKING WATER PRESSURE OR, EXCEPT PLASTIC PIPING, 50 PSI AT CLKG, CAULKING F,E. FIRE EXTINGUISHER OPT, OPTIONAL TV TELEVISION
F. FIRE BLOCKING OF CORNICES OF A TWO-FAMILY DWELLING IS REQ'D AT THE LINE OF DLUE''_NS 6E=ARATION PRESSURE I UPC SEC. 609.4 I CLO. CLOSET FRPLG, FIREPLACE PH PHONE TYP, TYPICAL GENERAL NOTE S
CMU GONG, MASONRY UNIT FURN, FURNACE PIG PICTURE (FIXED WDW,) U,N,O, UNLESS NOTED CRAFTSMAN 1 , 2 & 3
42. FIELD-CUT NOTCHES, ENDS AND DRILLED HOLES OF PRESERVATIVE TREATED WOOD SHALL BE -REAIED IN FIELD IN ACCORD- 103, PLUMBING DRAINS SHALL BE TESTED WITH WATER FILLED TO THE HIGHEST VENT IN THE SYSTEM OR 5 PSI AIR PRESSURE
ANCE WITH AWPA MR I IRC SEC, 311,1.1 I i I UPC SEC. 112,23 I COL, COLUMN GA, GALL P.I,P, GONG. POUR PLACE OTHERWISE
GONG, CONCRETE GALV, GALVANIZED
NIZED CONCRETE
V,T,O, VENT 70 OUTSIDE
104, ALL PIPING PASSING UNDER OR THROUGH WALL SHALL BE PROTECTED FROM BREAKAGE. APPROVED PROVISIONS CONST, CONSTRUCTION GIB, GRAB BAR P, LAM PLASTIC LAMINATE VERT, VERTICAL
CONT, CONTINUOUS GLU-LAM GLUE-LAMINATED PLAS, PLASTIC VEST, VESTIBULE
FLOOR FRAMING: SHALL BE MADE FOR EXPANSION OF HOT WATER PIPING. VOIDS AROUND PIPING PASSING THROUGH CONCRETE FLOORS CPT, CARPET GR. GRADE PLWD. PLYWOOD VIN, VINYL
ON THE GROUND SHALL BE APPROPRIATELY SEALED I UPC SEC, 313,1 I C,T, CERAMIC TILE GWB GYPSUM WALLBOARD PR. PAIR W WASHER JOB NO: CORNET
DIA, DIAMETER HB HOSE BIBS P.T, PRESSURE-TREATED W/ WITH
51, JOISTS FRAMING INTO THE SIDE OF A WOOD GIRDER SHALL BE SUPPORTED BY APPROVED FRAM'NG A\GHORS OR ON 105, HORIZONTAL PIPING SHALL BE SUPPORTED AT SUFFICIENTLY CLOSE INTERVALS TO PREVENT SAGGING. PIPE SUPPORTS D DRYER HDWD. HARDWOOD R RISER WC WATER CLOSET DESIGNED: LG
LEDGER STRIPS NOT LESS THAN NOMINAL 2" x 2" I IRC SEC, 502.6.2 I FOR ABS MAY NOT EXCEED 4 FEET ON CENTER I UPC SECS, 314.5 4 314,5.1 I DBL, DOUBLE HORIZ, HORIZONTAL R.D. ROOF DRAIN WD. WOOD
DRAWN: JR
DF DOUGLAS FIR HWT HOT WATER TANK REF, REFERENCE WDW, WINDOW
52, ALL JOISTS SHALL BE SUPPORTED LATERALLY AT THE ENDS 4 OVER SUPPORTS WITH 2" NOMINA_ JID-- BY FULL JOIST 106, WHIRLPOOL BATHTUBS SHALL BE PROVIDED WITH A REMOVABLE PANEL OF SUFFICIENT DIMENSION TO ACCESS THE PUMP D.F. DRINKING FOUNTAIN INSUL. INSULATION REFG, REFRIGERATOR W/O WITHOUT DATE: 11/16/2017
DEPTH SOLID BLOCKING, RIM JOIST, JOIST HANGER OR OTHER APPROVED MEANS. NOTCHES A- -HE E\DS OF JOISTS I IRC SEC, P2120 I
SHALL NOT EXCEED 25% OF THE JOIST's DEPTH AND BORED HOLES ARE NOT TO BE WITH KI
DR. POOR KIT, KITCHEN RM
IN 2' OF -HE TOP OR BOTTOM DN, DOWN , INTERIOR REQ'D, ROOM W.W,F. WELDED WIRE REQUIRED WP WATERPROOF
SHEET
OF THE JOIST. HOLES ARE NOT TO BE ANY BIGGER THAN 1/3 THE DEPTH OF THE JOIST, HOLES AN NOTCHES MUST NOT 107, SHOWERS AND LAVATORIES TO HAVE 1.5 GALLON PER MINUTE LIMITER. WATER CLOSET SHALL BE 1.8 GALLON/FLUSH MAX. DTL DETAIL JST, JOIST R.O, ROUGH OPENING FABRIC
BE WITHIN 2 OF EACH OTHER. NOTCHES IN THE TOP OR BOTTOM OF THE JOISTS SHALL NOT IExCEEj 1/6 THE JOIST DEPTH DW DISHWASHER LAV, LAVATORY S 4 R SHELF 4 ROD XO SLIDER (WINDOW) AJs
EA, HF MATERIAL S,P, SQUARE FEET AND ARE NOT PERMITTED IN THE MIDDLE THIRD OF THE SPAN I IRC SEC, 502.1 L FOR NOTCHING AND BORING OF MANU- 106, HOSE BIBBS SHALL BE PROTECTED) BY AN APPROVED NON-REMOVABLE TYPE BACKFLOW PREVENTION DEVICE
FACTURED FLOOR JOISTS REFER TO THE MANUFACTURER'S SPECIFICATIONS AND FOLLOW THEIR RECOMMENDATIONS FULLY PER IRC CHAPTER 29 DRAWING
EA. EACH HEM-FIR SGD SLIDING-GLASS DOOR
WA
-A � _ LANDED GENTRY
REFG" II OMES AND C OMMUNITI It S
I
I '
tV/TEL P ' I �:\ &9
ELECTRICAL PLAN KEY
' I I
' RANGE W/ MICRO
TV/TEL (100 CFM HOOD) v WALL SCONCE
\ I {} ABOVE (VERIFY) I TO CHAR Gs F
MICRO ABv, d II RECESSED CAN
\ w CEILING FIXTURE
/ II II 4
I I s I II W
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I
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- - — — — — — — — — —
/ SD
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Flz� \ \\ $a 3 WAY LIGHT SWITCH
a
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LSD A �T TIMER SWITCH
SAFETY COVER �� \ \ � I NANG�ING � � WALL OUTLET 120 VOLTS
a L I I LENS /' ��f 1 ` L I / ,�
NWT FIXTURE i ) 220 VOLT OUTLET(DRYER&OVEN PLUG)
/ ,I-I, r WATER PROOF GROUND FAULT
u / INTERRUPTER OUTLET 120 VOLTS
/ 1
@ ) I I � { GROUND FAULT INTERRUPTER
a 50 CFM (MIN W I
/ FURN. I EXH. F� \ OUTLET 120 VOLTS
I Q O t tvrteL TELEVISION,TELEPHONE .
/TV/ EL AND INTERNET MODULE
I I \ I 1 AB PULL CHAIN LIGHT
U I \ _ WALL MOUNTED LIGHT
50 CFM (MIN.)
— -- -- EXH. FAN — — — — I \ ® HARDWIRE OUTLET
TO A \/
FLO A' II w 6 o
I / II IIII y T L W R I NOTE:
° Ij I I II
III _ J _ I � I �� � _ _ , SMOKE DETECTOR(SD)t9 so 110V INTERCONNECTED
a p d o - • e e e . e WITH BATTERY BACKUP
DEDICATED' ' — — — I
i
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I
a
(OPTIONAL) rj
�— -
/ IF OPTIONAL
DOOR USED — ' CO x" Q
LOUDER FLOOR ELECTRICAL FLAN 501NFM
EXH. FAN
SCALE: 1/4" = 1'-O" _
IF OPTIONAL / 440 1 I / - - - - - - - - -
DOOR USED /
I SD
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50 FM (MIN.) II
O
// EXH. FAN---- II \ yE LKTV/T
I
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tV/TEL SCALE: 1/4" = 1'-0"
4
Q
I I
NOTE:
_ _ _ _ EXCEPT FOR EXHAUST FANS AND SMOKE DETECTORS, FIXTURE LOCATIONS ARE
DESIGNER'S SUGGESTION ONLY (VERIFY ALL FIXTURE TYPES AND LOCATIONS W/
OWNER). EXHAUST FANS TO COMPLY W/ WASHINGTON STATE VENTILATION AND
i INDOOR AIR QUALITY CODE (CHAPTER 3). FAN NOISE NOT TO EXCEED 1.5 SONES
a 0.1 INCHES WATER GAUGE. EXHAUST FANS TO BE VENTED TO OUTSIDE AIR TYP.
VERIFY ANY ADDITIONAL LIGHTING, A/V OR COMPUTER WIRING REQUIREMENTS W/ CORNET
OWNER AND/OR BUILDER
�d � n d �d • � d �_ _ e - e d ° �;y
v 3k
INTERIOR LIGHTING: A MINIMUM OF 50 PERCENT OF ALL
LUMINAIRIIES SHALL BE HIGH EFFICIENCY LUMINAIRIES. -
4
EXTERIOR LIGHTING: LUMINAIRIES PROVIDING OUTDOOR ELECTRICAL PLANS
LIGHTING AND PERMANENTLY MOUNTED TO A RESIDENTIAL
t. BUILDING OR TO OTHER BUILDINGS ON THE SAME LOT SHALL CRAFTSMAN
BE NIGH EFFICIENCY LUMINAIRIES.
LOUDER FLOOR ELECTRIGAL i=L4N
JOB NO: CORNET
MEDIA ROOM OI=TION
DESIGNED: LG
SCALE: 1/4" = 1'-0" DRAWN: JR,BJ
DATE: 11/16/2017
SHEET
E - 1 A
WA