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Permit File BLD-2018-0075 1506 Latitude Circle (3)
FOUNDATION NOTES: I. INSTALL PRESSURE -TREATED 2x6 SILL (MINIMUM) W/ 1/2" DIAMETER x 10" ANCHOR BOLT 4 3"x3"xl/4" PLATE WASHER ® 4'-0" O.C. ATOP FOUNDATION WALL, MINIMUM 2 BOLTS PER PIECE 3,5" TO 12" FROM END TYPICAL THROUGHOUT 2. INSTALL 4" PVC DRAIN PIPE BELOW FOOTING w LOW POINT FOR POSITIVE DRAINAGE DURING CONSTRUCTION, VERIFY PLACEMENT OF 4" PERFORATED FOOTING DRAIN PIPE IN FREE -DRAINING GRAVEL BASE 3. 4x4 POST ON 90" FELT, USE 4xro POST AT BEAM SPLICE. CONNECT POST TO BEAM W/ Ix4xlro GUSSET BOTH SIDES OR SIMPSON BC POST CAP (VERIFY SIZE). CONNECT POST TO FTC. W/ SIMPSON A33 (OR EQ.) NAILED TO POST AND POSITIVELY CONNECTED TO CONIC. FOOTING BELOW 4. FOOTING SIZES CALCULATED USING ASSUMED MAXIMUM SOIL BEARING OF 1,500 POUNDS PER SQUARE FOOT ® 1'-4" x 8" CONCRETE FOOTING W/ (2)04 REBAR CONTINUOUS ® 1'-6" x 1" CONC. FIG. W/ (3)04 REBAR CONT. CO ro" CONC. FOUNDATION WALL W/ REBAR PER R404.1.3.2 4 IRC TABLE 404.1.20) - 404A.2(8 (4'-0" MAX. UNBALANCED BACKFILL) DO 8 CONC, FOUNDATION WALL W/ REBAR PER R404,1.3.2 4 IRC TABLE 404,1,2(U - 404,1.2(8 (4'-0` MAX. UNBALANCED BACKFILL) EO I'-6" x 16-6" x 8" CONC, PAD FTG, W/ 4x4 POST ON 1300 FELT O I'-8" x I'-8" x 8" CONC, PAD FTG. W/ 4x4 POST ON SOO FELT O 1'-4" x I'-4" x 12" CONC. PAD FTG. W/ SIMPSON GBSQ66-SDS2 (OR EQUAL) (USE HOT -DIPPED GALVANIZED POST CONNECTORS, OR EQ,) O 4" GONG, SLAB W/ NICON FIBER OR FIBERMESH THROUGHOUT (VERIFY W/ BUILDER) SLOPE 1/8" PLF MINIMUM TOWARD GARAGE DOOR JO 4" CONC, SLAB/STEPS (VERIFY FINISH W/ BUILDER) W/ NICON FIBER OR FIBERMESH THROUGHOUT (VERIFY W/ BUILDER) O OPTIONAL (VERIFY W/ BUILDER): STUB 12" LONG 04 REBAR 4" INTO CONIC. SLAB FROM FOUNDATION WALL 9 24" O.C. TYPICAL, THICKEN SLAB EDGE (IF NECESSARY) © POUR SLAB THROUGH DOOR OPENINGS TYPICAL MO THICKEN SLAB TO 6" AT GARAGE DOOR OPENING 4 INSTALL 04 RESAR CONTINUOUS NO 16" x roll (MIN.) SCREENED FOUNDATION VENT (S TYPICAL) © IS" x 24" CRAWL$PACE ACCESS OPENING (MIN. PER CODE) QO I' roll x I'-6" x 12" CONC, PAD FTG. W/ SIMPSON GBSQ66-SDS2 (OR EQUAL) (USE HOT -DIPPED GALVANIZED POST CONNECTORS, OR EQ.) ® 21-0" x 21-0" x 12" CONC, PAD FTG. W/ SIMPSON C5SQ66-5DS2 (OR EQUAL) (USE HOT -DIPPED GALVANIZED POST CONNECTORS, OR EQ.) O 3'-4" x 10" CONC, FTG. W/ REBAR PER CANTILEVERED RETAINING WALL DETAIL ON SHEET A2.2 0 8" GONG. FOUNDATION WALL 6'4' TO 8'-0" HIGH W/ REBAR PER CANTI- LEVERED RETAINING WALL DETAIL ON SHEET A2.2 UO 3'-6" x loll CONC, FTG, W/ REBAR PER BRACED RETAINING WALL DETAIL ON SHEET A3,2 VO 8" CONC. FOUNDATION WALL 6'4' TO 8'-0" HIGH W/ REBAR PER SRACED RETAINING WALL DETAIL ON SHEET A3.2 5o'-0" 24'-roll S'-2" 25'-6" 9,-2„ 8'-1114" 2% " - .r�r CITY of ANAGORTES LANDED GENTRY HOMES AND COMMUNITIES REVISIONS Air FILE OOP COMPLETE NEW SHEET NOTES: A C r - , 1. COORDINATE W/ MECH. & ELEC. CITY OF ANACORTES I I _ FOR LOCATIONS &SIZES OF P.T. PI POST I P4ANNING & BUILDING DE ITs FOUNDATION ^ -°I---n -°-^ -°-^ - f I ° ^ - , (3 TYPICAL) -_ _ PANEL (24x30 MIN) - PROVIDE METAL OR r - - - - - - - - - - - - - - - - � � '---' ca \ APPROVED PLANS FIBERGLASS WELL AS NECESSARY. INSTALL ° ^ I t I ' PE4AIT #: Q1D-ZO1O -r� SOLID COVER SLOPED AWAY FROM BUILDING - I r - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - +-I - _ : _ _-.' / n o i LL 4x8 MIN. BEAM SET ON WALL PLATE I P I I P I m -----' ----- Q I ADI`RES: Ifos I ° I I ° tF®M ® ® O I �/J ���1. �i%��(/G p IN SUPPORT WALL ABOVE (OR INSTALL APFROV ED'RY: / /j �y �i�/ BUILDER & TERIOR CRAWL PLAN) ACCESS -VERIFY W/ 3. 16x8 POUR -IN -PLACE FOUNDATION VENTS (OR I ° I Q� O I SUEJECI TO FIELD INSPECTION. APPROVED PLANS 16x6 VENTS IN FLOOR DIAPHRAGM (VERIFY W/ �. 1+ $IQ(L NOT BE ALTERED WITHOUT AUTHORCATIO I. BUILDER). NUMBER PER PLAN. I P I I I F I 6' O 4. 12" WIDE THICKENED SLAB EDGE. EXTEND W I 8" BELOW GRADE. I I I = - \O IG B D I 5. VENTS TO BE LOCATED WITHIN 2'-0" OF CORNERS. I P I 3'-0Y 1 - 1 FLOOR JOISTS: I I LAYOUT SHOWN HERE IS FOR 2x FRAMING. IF p , '- _ , ENGINEERED JOISTS ARE USED, MANU- I I o 0 0 � 4 -o I' L o D. o- I +"P' A r- 0 o- D n 0 n o -o- o o n P" o o I FACTURER SHALL PROVIDE AND SUBMIT I I I r - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - I ✓ ENGINEERED DESIGN TO THE BUILDING DEPARTMENT FOR APPROVAL PRIOR TO FABRICATION AND INSTALLATION. I P I I I .lol� �� „ JJ-- I ` Q�, FLOOR SHEATHING: 1-01 I '' I OVERLAP FLR. J$TS. 3" e 1",, ' P • . '/ ��S� 1. USE 3/4" CDX OR OSB STURDI-FLOOR T&G, I o I WALL/BEAM BEARING 4 I i"TJ p I �•� / �r .� GLUE AND NAIL W/ RING SHANK 8d's AT 6" I ___ O __ I ° I NAIL TOGETHER W/ (3)IOd �> D T E �x8 7 _ o I ! EDGES & 12" IN THE FIELD. FACE GRAIN NAILS PER IRC R502.6,1 _ _i i BEAM ITYFz,J Lp I * PERPENDICULAR TO SUPPORTS. 2. PROVIDE SOLID BLOCKING IN THE JOIST -- i �r------ i-I►'�- - --r �i-------"gyp ---- /� i o I TYPICAL I Q I v �_ CAVITY BENEATH ALL POST LOCATIONS AND BETWEEN UPPER AND LOWER STUDS I I I n 2r 10 I-'Fr2 Qx8 '91N,: FLGOR )OIS'I S ® 16" 0,C, (TY►,) I AT FLOOR TO FLOOR HOLDOWN LOCATIONS. I o I I I OR S IT" F:Wl 0 I-JOISTA, s 14." OC% O-ERII'Y) r!o I 3. PROVIDE BLOCKING BETWEEN WOISTS AT I I - INTERIOR BEARING LOCATIONS WHERE THERE 12'I IC' 5' O" 5'-0' Vol. 5' .�" 5'-t 3" I p, 4 IS A LOAD BEARING WALL ABOVE. A I 1.." / I ' ` / I ,o I r 4. IF ENGINEERED FLOOR JOISTS ARE USED, 'V,I Oil I I Q PROVIDE TIMBERSTRAND RIMS WHERE FLOOR Q O P I p I JOISTS BEAR AT EXTERIOR WALLS. FFM2 5. CONNECTIONS: SIMPSON COMPANY OR EQ. I I 6. FIELD CUT ENDS, NOTCHES, AND DRILLED HOLES OF PERSCRIPTIVE TREATED WOOD --- ------- I �� = SHALL BE TREATED IN THE FIELD IN ACCORDANCE e YP.) 24' x 18' CRAWL I A+ •o SI I= WITH AWPAM4. PACE ACCESS FOUNDATION NOTES: ' ' ' ' ' - ' ; � THESE DETAILS REFLECT 1 I I — 4x8 14:02 , I I A GENERAL HIGHER STANDARD THAN THAT ---EIE4M !TYP.S--- I °, ALLOWED BY THE IRC. THESE DETAILS I I INDICATE THE FOUNDATION AND REIN - I ° I I '' �'LIC' S' O° i -0" 5' O" 5'-011 S'- �" I I - FORCEMENT REQUIREMENTS FOR THIS I I PROJECT. THE CONTRACTOR MAY NOT I p - I ° 14' 2144" OYs" 1'-0' l' 8° �USE THE IRC MINIMUMS . UT WRITTEN PERMISSION OF THE DESIGNER. A.X8 F17 -I_ I 'A I FASTENERS: _ _ — _ t� -', _ _ _ I,$F�M! TYFJ i �, _ Al Q -A-- — - — - METAL ELEMENTS INCLUDING, ___ I CONNECTORS, MUST USE HOT -DIPPED I p l I° U v 2xI0 (M N.) LEDGER IJ/ - Q O I 1 GALVANIZED METAL WHEN IN CONTACT 4_° WITH ACZA PRESSURE TREATED MATERIALS. ME VT T TEN HD pR L IET LET I ,0 1 [R319.3] - SEE 37/SP1 " BOLT 'a ]roll O.C. (M,QC.) I p. I I I P J L J L J L J L J L 1 STAGGI EKED (SEE EMG. r I Oil = a NOTES) I �'. I .o I r p v + Q �t 1-- - - - - III e aL - - - _ - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ I- - - - - - - - - - - - - - - - - - - - - - - - — ---------- J �_ '_ J ,' ,� I� I N L — — — — — — — — — — — — — I- 1-Q 1 STHD140RHDU5 I I I (VERIFY W/ BLDR.) I 1 C A G i J I I'� STWDI4 OR HDU5 I I I (VERIFY W/ BLDR.) A L _O_ _ _ _ _ r' + L----- - - - - -� f a7, L CONC. STEPS I CJ d TO GRADE C LOWMAN , 2'l n'-0" 2'-101�i" 8'-0il FOUNDATION PLAN SCALE: 1/4" = I'-O" NOTE: SEE "S SHEET$" FOR ENGINEER'S NOTES AND DETAIL FOR SHEAR WALLS, BEAMS, HEADERS, JACK 4 KING STUD CALLOUT$ AND HOLD-DOWNS 20'-0" w BUILDER TO VERIFY ALL DIMENSIONS, CONSTRUCTION TO COMPLY WITH THE 2015 INTERNATIONAL RESIDENTIAL CODE, 2015 UNIFORM PLUMBING CODE, 2015 WASHINGTON STATE ENERGY CODE 4 ALL APPLICABLE LOCAL, STATE 4 FEDERAL CODES. BY: JR FOUNDATION PLAN COASTAL 1 & 2 JOB NO: LOWMAN DESIGNED: LG DRAWN: JR DATE: 5/16/2019 SHEET Ailimi2ml WA J SEE FOUNDATION PLAN FOR _ JOIST SIZE AND LOCATION - I SIDING PER ELEVATION 3/4" T&G SHEATHING - GLUE & (��J CONT. RIM NAIL TO SUPPORTING MEMBERS 2X6 PT SILL 1/NANCHOR BOLTS, EMBEDED 7" INTO CONCRETE, AT 4'-0"o/c, AND SET BETWEEN 3 - 1/2" AND 12" FROM BOARD ENDS WITH 3" X 3" X o d 1/4" THICK WASHERS. MIN. (2) A.B.'S PER BOARD [R403.1.6.11 (1) #4 BAR CONT. AT TOP 12" W 8" MIN/ 12" W/ FOUND. VENTS 6" WIDE CONC. STEM WALL > z UP TO 4'-6" HIGH: GRADE g W/#4 BARS 48" o/c HORIZ. & #4 BARS @ 48" o/c VERT. — 4" RIGID TIGHTLINE u z DOWNSPOUT DRAIN, TIE TO STORM SEWER I1 ' io FILTER FABRIC ° 00 4" RIGID PERF, FOOTING 6 MIL BLACK VAPOR y Q BARRIER DRAIN, W/ 12"MIN OF _ DRAIN ROCK COVER, TIE 16" WIDE X 8" DEEP CONC v TO STORM SEWER FOOTING W/(1) #4 BARS 3" CLEAR TYP. CONT. 5" 6" 5" CFOUNDATION DETAIL WHEN 3/4"=1'-0" JOISTS BEAR ON FOUNDATION 2X PT SILL - MODIFY TO FULL FOUNDATION STEM SEE FOUNDATION PLAN FOR - - WALL THICKNESS JOIST SIZE AND LOCATION 314" T&G SHEATHING - GLUE & 1/2"X10" ANCHOR BOLTS, EMBEDED 7" INTO NAIL TO SUPPORTING MEMBERS CONCRETE, AT 4'-0"o/c, AND SET BETWEEN 3 1) #4 BAR CONT. AT TOP 1/2" AND 12" FROM BOARD ENDS WITH 3" X 3" X ( 1/4" THICK WASHERS. MIN. (2) A.B'S PER C\ \\ 8888 BOARD [R403.1.6.11 1#61 0 = GRADE 4" RIGID TIGHTLINE SIMPSON MIT 9.5" I DOWNSPOUT DRAIN, TOP FLANGE HANGER TIE TO STORM SEWER 6" WIDE CONC. STEM WALLS "'- TO MAX HGT OF 4'-6" HIGH: FILTER FABRIC co co W/#4 BARS 48" o/c HORIZ. & #4 BARS @ 48" o/c VERT. 4" RIGID PERF. FOOTING 00 DRAIN, W/ 12"MIN OF 6 MIL BLACK VAPOR o q DRAIN ROCK COVER, TIE BARRIER TO STORM SEWER 12" WIDE X 6" DEEP CONC ❑ 3" CLEAR FOOTING W/(1) #4 BARS CONT. 5" 6" 5" C5FOUNDATION DETAIL WHEN 3/4"=V-0" JOISTS DROPPED DOWN SIMPSON A35 @ 48" O.C. WOOD BEAM FLOOR SHEATHING 2 X TREADS 3/4" PLYWOOD RISERS WITH (2) 16d RING - SHANK NAILS @ EACH STAIR STRINGER r 2 X STRINGERS NOTE: SEE FLOOR PLAN FOR RISER HEIGHT 7 3/4" MAX. AND TREAD WIDTH 10" MIN. LENGTH (TYPICAL). NOSING PROJECTION SHALL NOT BE LESS THAN 3/4" AND NOT MORE THAN 1 1/4" STAIR DETAIL 9 N.T.S. 10" MIN, b 2"x12" STRINGER 3-16d NAILS 2"x4" 16"o.c. STUDS --� C0 STAIR DETAIL 1 N.T.S. 3/4" PLYWOOD RISERS WITH (2) 16d RING -SHANK NAILS AT EACH STAIR STRINGER 2 X TREADS SIMPSON H5'S AT 32" O.C., STUD TO STRINGER 3/4" T&G SHEATHING GLUE & NAIL TO SUPPORT MEMBERS 1/2" GWB 2X6 SILL CONT. RIM P.T. 2X6 MUD SILL 1/2" EXPANSION BOARD SLOPE a 1I d SEE DETAIL 1 FOR FOUNDATION CALL -OUTS CGARAGE/RESIDENCE 2 3/4" = 1'-0" PERPENDICULAR FLOOR JOISTS SIMPSON CS16 a.. PER PLAN 06TYP6 ICAL FOOTING 3/4" = 1'-01. FLOOR JOISTS (SEE PLAN) 4"x8" #2 H/F BEAM 1X4 STRAPING EA. SIDE 4X4 POST BASE WITH COMP. ROOF SHINGLE TAB. 2 #4 EACH WAY — P.T. 6X6 HF CB66 (HOT DIPPED — � GALVANIZED OR EQ.) °� � 12"0 SONG TUBE ° GRADE a. w w > 6" 1'-0" 6" 24 X24 X8 THICK /I FOOTING Z-0" /I w/ (2) #4's EACH WAY 11 COLUMN DETAIL 3/4 X W 0. it & FI GRADE NOTE: SLOPE GRADE AWAY FROM BUILDING AT 6 INCHES IN THE FIRST 10 FEET. AT SIDE YARDS SLOPE AT 5% TO DRAIN OR SWALE THAT DIVERTS WATER. BLOCK OUT GARAGE SLAB TO BACK OF FOUNDATION WALLS AT R-21 BATT SIDES FULL WIDTH OF GARAGE 2X6 STUD WALL DOOR SO DRIVEWAY SLAB CAN RUN INTO SPACE 7 1/4' SLOPE GARAGE SLAB CONTINUOUS FOR POSITIVE DRAINAGE AWAY FROM 2% SLOPE STRUCTURE Z /r ° r o FINAL GRADE �- SEE GRADE Z NOTE ,. BELOW p, �—III= —_—III—III—III FILL TO BE GRANULAR MATERIAL r' pppc COMPACTED TO 95% a SEE DETAIL 1 FOR FOUNDATION CALL -OUTS d GARAGE O.H. DOOR 3 3/4" = 1'-01, 3/4" PLYWOOD SHEATHING i zs��zs�17 7C, — SEE FOUNDATION PLAN FOR X R-30 INSULATION JOIST SIZE AND LOCATION 4"x8" #2 HEM/FIR BEAM _ I 4"x4" #2 D/F POST @ 6-0"o.c. z_ LST12 ib PER PLAN w/4-16d NAILS @ BASE BASE WITH COMP. ROOF SHINGLE TAB. 1/2" ANCHOR BOLT @6'-0"o.c. w/NUT AND 3"x3"x1/4" WASHER 144 BARS HORZ. (TYPICAL) CCONT. FOOTING DETAIL 7 3/4" = V-0" SHEATHING 1/2" OR 7/16" SIDING SEE ELEVATIONS GALVANIZED FLASHING P.T. 2X10 LEDGER w/ SIMPSON (2)SDS 1/4"X3" HDG @ 12" O.C. w/ 1/8" PILOT HOLE MAX. SIMPSON HANGER TYPICAL (HOT DIPPED GALVANIZED OR EQ.) HOLDOWN OR SIMILAR \ TENSION DEVICE PER IRC 507.2.4 2X10 P.T. JOISTS @16"OC GRADE (SEE GRADE NOTE BELOW) Qa _J ;-I oQ C2 RESIDENCE / DECK 1 3/4" = 1'-0" 2X WALL STUDS 2X6 SILL PLATE FLOOR SHEATHING 2X SOLE PLATE PERPENDICULAR JOIST APPLICATION: FLOOR JOIST BEYOND W/ TOP - FLANGE HANGER - PROVIDE 2X6 P.T. BLOCK UNDER HANGER 1/2" GWB 2X6 BOTTOM PLATE 3/4" SHIM P.T. 2X SILL CONT. 1/2" EXPASION BOARD 4" CONCRETE SLAB ON 2" GRAVEL BED a F. _ 112"X 10" ANCHOR BOLT SEE DETAIL 1 I_ FILL TO BE GRANULAR MATERIAL COMPACTED TO 95% SEE DETAIL 1 FOR FOUNDATION CALL -OUTS C4 GARAGE WALL NOTE: DETAIL IS DRAWN AT HIGH POINT OF THE 3/4" = 1'-0" SLAB BLOCK OUT FOR W/H PIPING / m M BLOCK OUT FOR — FAU DUCTS rn � w V < FOUNDATION STEM WALL FOOTING 16" Jr 8" / PARALLEL JOIST APPLICATION: 54„ M (NOT SHOWN) SPACE FIRST FLOOR JOIST MIN 12" OFF CONCRETE SLAB NOT SHOWN FOR DETAIL CLARITY PARALLEL FOUNDATION WALL. CUTILITY BLOCK OUT GARAGE L) SIDE ELEVATION NOTE. DOES NOT APPLY IF JOISTS (TYBEAR ON FNDN WALL. NO SURCHARGE OR WHEEL "E" LOADS WITHIN 5'-0" L NO FLOOR FOR AT LEAST 12" FRAMED WALL OPTIONAL x ° d6 5 DEGREE MAX. SLOPE 8" MIN. o °. SLAB OR SOIL OKAY f c = 2500 psi 4°0 lll�lll-lll_I - - _ _ _ _ _ _ _ — fy = 60 ksi, grade 60 0 "W" , D . 3°0 MIRA DRAIN 2,000 OR MIN. SOIL BEARING WASHED GRAVEL (OR SIM.) = 1,500 PSF o o ° 2" CLR. MAX. NO. OF STORIES llxtl tea, ° D a SUPPORTED = 2 STICK o °g "A.. FRAMED RESIDENTIAL D (�oo FLOORS + ROOF W/ a ° o 25 PSF SNOW MAX. •o °00 'B" , �i 0��,,� ° DI 000� IF STUB BARS, MIN. 4" (MIN.) CONC. o , ° �� LAP SPLICE = 30" SLAB 12'-0" WIDE (MIN.) °p o, a 0JO 3" DIA. (MIN.) a a - a a a " -, ,o • o � PERF. DRAIN Q3 Q 9, Q 9, �9° Q � °Oo 0 o Oho ®O TO DAYLIGHT o Q a a It,0 a a a a O D v G Q o n'o Q'o 8„ 6% O o0 U o D o D r D r D o D o D D 0 0OQQ 00 Q qq a.6.r a a 4 4 �0000 000 III_III_III_III-III_III_111=III=111- =111 Z „Y„ TOE ,' HEEL KCANTILEVERED RETAINING WALL DETAIL SCALE: 3/4" = 1'-0" CANTILEVER RETAINING WALL SPECIFICATIONS (WITH SLAB AT BASE TO RESIST SLIDING. NO FLOOR DIAPHRAGM CONNECTION AT TOP OF WALL.) A B C D E W X Y Z RETAINED WALL FTG. FTG. WALL VERTICAL HORIZONTAL FOOTING FOOTING HEIGHT POSITION WIDTH HGT. THICKNESS REBAR REBAR TRANSVERSE CONTINUOUS 0'-4- 5" 18" 9„ 8" #4 @ 18" #4 @ 12" #4 @ 18" (2}#4 4.1' - 6' 7" 30" 9" 8" #4 @ 16" #4 @ 12" #4 @ 16" (3#4 6.1' - 8' 10" 40" 10" 8" #5 @ 18" #5 @ 18" #5 @ 18" (4)#5 8.1' - 10' 10" 52" 12" 8" #5 @ 9" #5 @ 12" #5 @ 9" (5)#5 10.1'-12' 12" 64" 12" 10" #6 @ 10" #5 @ 12" #6 @ 10" (6)#5 NOTE: FLOOR DIAPHRAGM MUST BE CONNECTED BEFORE RETAINED SOIL IS PLACED AGAINST WALL. LANDED GENTRY HOMES AND COMMUNITIES REVISIONS BY: 5-IFi-19 AR COMPLETE NEW SHEET LOWMAN FOUNDATION DETAILS JOB NO: LOWMAN DESIGNED: LG DRAWN: SD/JR DATE: 5/14/2019 SHEET A-202 Pi7_1 J GENERo4L NOTES: I, ALL DIMENSIONS ARE TO FACE OF STUD WALL UNLESS NOTED OTHERWISE, VERIFY DIMENSIONS SHOWN ON PLANS. DO NOT SCALE OFF DRAWINGS, 21 FRAME MAIN FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS ® lfo" O.C. TYPICAL. FRAME LOWER FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS w 16" O.C. TYPICAL 3, FRAME MAIN FLOOR INTERIOR WALLS W/ 104 5/8" 2x4 STUDS® IFi" O.C. W/ 1/2" GYPSUM WALLBOARD BOTH SIDES TYPICAL, FRAME LOWER FLOOR INTERIOR WALLS W/ 104 5/8" 2x4 STUDS s I6" O,C- W/ 1/2" GWB BOTH SIDES TYPICAL UNLESS NOTED OTHERWISE. 4, FRAME GARAGE WALLS W/ 2x6 STUDS ® 16" O,C. (VERIFY HEIGHT OF WALL ON -SITE PER AS -BUILT FOUNDATION) 5. PLUMBING WALLS TO BE FRAMED W/ 2x6 STUDS + 16" O.C. SEE PLANS FOR LOCATIONS (VERIFY JOIST PLACEMENT ABOVE AND BELOW FOR CLEARANCE) to. ANGLED WALLS TO BE 45 DEGREES TYPICAL UNLESS NOTED OTHERWISE 1, DIMENSIONAL LUMBER TO BE NEM-FIR*2 TYPICAL UNLESS NOTED OTHERWISE 8- UNLESS NOTED OTHERWISE, USE 4x8 HEADER IN 2x6 EXTERIOR WALLS ABOVE DOORS 4 WINDOWS W/ R-10 (MIN,) INSULATION, BEAMS AND HORS, TO HAVE 1 1/2" MINIMUM BEARING TYPICAL U.N.O. BEAMS SHOWN ARE MINIMUM REQUIRED OR BETTER, SIZE 4 GRADE MAY BE INCREASED PER BUILDER'S DISCRETION. B. VERIFY PLACEMENT OF 4x6 POST IN STUD WALL BELOW ENDS OF GIRDER TRUSS ABOVE W/ ROOF FRAMING PLAN ON SHEET A4,2 10. PROVIDE 2x6 BACKING IN ALL BATHROOM WALLS FOR TOWEL BARS, TOILET PAPER DISPENSERS, MEDICINE CABINETS, ETC, BETWEEN STUDS. COORDINATE W/ BUILDER/OWNER FOR LOCATIONS II. INSTALL 1/2" HIGH -DENSITY GYPSUM WALLBOARD AT GARAGE/HOUSE WALL AND GARAGE BEARING WALLS, 4 5/8" TYPE-X GWB 0 GARAGE CEILING W/ SCREWS ® 6" O,C IN FIELD AND a EDGES (TYPICAL) 12. INSTALL 20-MINUTE RATED DOOR ASSEMBLY W/SELF-CLOSING HARDWARE 13, REQUIRED STAIR RAILINGS TO COMPLY WITH IRC SECTION 312, DECK RAILINGS TO COMPLY IF DECK IS 30" OR MORE ABOVE FINISH GRADE (VERIFY ON -SITE). 14, EGRESS WINDOW DIMENSIONS, CLEAR OPENING AND SILL HEIGHT TO COMPLY W/ IRC SECTION 310,1 (VERIFY W/ WINDOW SUPPLIER AND/OR MANUFACTURER) 15. COMPLIANCE DATA FOR THE 2015 WASHINGTON STATE ENERGY CODE 4 IRC CHAPTER 11 IS AS FOLLOWS: FLOOR: R-38 WALLS: R-21 (R-10 MIN, + HEADERS, TYP.) FLAT CEILING: R-49 (R-38 IF INSUL. DEPTH IS MAINTAINED TO OUTSIDE FACE OF EXT, WALL) VAULTED CEILING: R-38 DOORS: U-.200 MAX- (ONE DOOR UP TO 24 S.F, EXEMPT) GLAZING: 556,0 S,F- = 18,4-� OF FLOOR AREA FURNACE TYPE: NATURAL GAS FORCED AIR (VERIFY W/ BUILDER) REFER TO 2015 WSEC CHAPTER 4 4 IRC CHAPTER It FOR VERIFICATION OF THESE VALUES 16, MINIMUM REQUIREMENT FOR ATTIC VENTILATION IS AS FOLLOWS (CALCULATED B 1/300th OF ATTIC AREA): MIN, REQ'D: 1,184,58 SQ, IN. ACTUAL PROVIDED: CI: 1,452.68 $0, IN_ C2: 1,432,06 SQ, IN, VENTED BLKG.: Cl: 480.68 SQ. IN, (51 w 9,425 SQ, IN, EACH) C2: 556,06 SQ, IN. (59 ® 9,425 SQ. IN, EACH) RIDGE VENT: C1: 9-12.00 SQ, IN, (61 L/F ® 12 60. IN, PLF) C2: 816.00 $0. IN, (13 L/F o 12 SQ, IN. PLF) Il, SEE ELECTRICAL PLAN ON SHEET ELI 4 FOR LOCATION 4 SIZE OF EXHAUST FANS. LOCATIONS AND SIZES REQUIRED TO COMPLY W/ THE STATE OF WASHINGTON VENTILATION 4 AIR QUALITY CODE 4 IRC M15014 ARE AS FOLLOWS: KITCHEN: 100 CFM RANGE HOOD LAUNDRY: 50 CFM 80 CFM RECOMMENDED) BATHROOMS: 50 CFM (80 CFM RECOMMENDED) NOTE: ALL FANS ON 20-MINUTE TIMER TYPICAL. ELECTRICIAN TO VERIFY INSTALLATION OF GFCI OUTLETS IN ALL WET AREAS, VERIFY TYPES 4 LOCATIONS OF ALL ELECTRICAL FIXTURES W/ OWNER AND/OR BUILDER I&, INSULATE ALL ACCESS DOORS/HATCHES TO CRAWLSPACES/ATTICS TO THE EQUIVALENT RATING OF THE INSULATED FLOOR, WALL OR CEILING THROUGH WHICH THEY PENETRATE 19, MOUNT HWT ON PLATFORM 18" ABOVE GARAGE SLAB PER IRC SECTION M1301,3. STRAP HWT TO WALL PER IRC SECTION MI301,2, PROVIDE OVERFLOW PAN 4 PIPING PER IRC CHAPTER 28, INSTALL T 4 P VALVE 4 PIPE TO EXTERIOR TERMINATION- INSTALL A VACUUM RELIEF DEVICE PER MFR, SPECS, TO HWT PER UPC 504,6 20. WHOLE -HOUSE VENTILATION PER NOTE 021, WHOLE -HOUSE FAN LOCATED IN LAUNDRY ROOM (VERIFY W/ BUILDER) 21, DISAPPEARING STAIRS OR ATTIC ACCESS PANEL COVERED W/ 5/8" GWB AND PROVIDED W/ WEATHER STRIPPING GASKET 22, FIREPLACE TO BE SUPPLIED WITH OUTSIDE COMBUSTION AIR DUCT AT LEAST 6 50. IN. AND PROVIDE READILY OPERABLE DAMPER. INSTALL GAS FIREPLACE W/ CLEARANCES AND COMBUSTION AIR PER MANUFACTURERS RECOMMENDATIONS AND PER CODE 23, t2 - 16" FIBERGLASS FACED GWB BACKER AT TUB/SHOWER SURROUND 24, PROVIDE MINIMUM OF 22" x 30" ATTIC ACCESS W/ MINIMUM OF 30" HEAD CLEARANCE. USE PLYWOOD DAMS TO CONTROL CEILING INSULATION REQUIRED 25, PROVIDE PARTICLE BOARD UNDERLAYMENT AT VINYL. COORDINATE THICKNESS W/ OTHER FLOOR FINISHES TO PROVIDE SMOOTH AND LEVEL TRANSITIONS 26, USE PRIMER/SEALER ON GWB BEFORE AND AFTER TEXTURING 21, TO COMPLY W/ 2015 WSEC SECTION R406,2, THIS HOUSE (3,041 SQ, FT,) WILL NEED 3,5 ENERGY CREDITS, TO ACHIEVE THIS, THE FOLLOWING OPTIONS HAVE BE SELECTED FROM TABLE 406,2: OPT- la (.5 CREDITS): EFFICIENT BUILDING ENVELOPE. SEE NOTE 015 FOR INSULATION VALUES, OPT, 3a MO CREDITS): HIGH EFFICIENCY HVAC EQUIPMENT. USE GAS FIRED FURNACE W/ MIN, AFUE OF 9496, USE CHAMPION GAS FURNACE (OR EQ. - VERIFY W/ BLOR.) W/ 135.5% AFUE. OPT, Sa (.5 CREDITS):. EFFICIENT WATER HEATING, ALL SHOWER HEADS 4 KITCHEN SINK FAUCETS SHALL BE RATED AT 1,15 GPM OR LESS. ALL OTHER 24'-6" LAVATORY FAUCETS SHALL BE RATED s 1.0 GPM OR LESS, OPT, 5c (1,5 CREDITS): EFFICIENT WATER HEATING, WATER HEATING SYSTEM SHALL INCLUDE GAS WATER HEATER W/ A MIN, EF OF 0.91, USE NAVEN NPE-180A (OR EQ. - VERIFY W/ BLDR.). UNIFORM ENERGY FACTOR OF ,S6, RECOVERY EFFICIENCY OF 999°, Pw 5050 XO w (SEE NOTE 014) 14 4x8 D�-L"2 c Y" n X a� .4 V.T,O, .a--- 54'-0" 5'-9" W 8" .I 9' 2" 3 -3° 12'4' 9, 2„ 1,-0„ ixi 6x8 DF-L'2 6x8 DF-L" 2 " q cnp P,T, 6x6 POST (3 TYPICAL) _ d> a Q w I DECK RAILING PER—� �-� O Q j 3 i 21-Fi" x 10'-0" BUILDER X JU BEDROOM "2 BEDROOM "3 x 12'-1" 10'-5" x 11'-6" x p I - I 404a XO 1 4XIO OF- f � 4x8 DF-1-02 3'-IOi.5" - 3'-81g" 6080 FRENCH ; -- 1- 1 i Y 1 / DOOR r PANTRY in 12= BYPASS �' - : \ iv I Ow I® I _ MECH, VOfD CLOSET LI, at. 4'-2'4" p 9 I SHELF'lROD 2' 8, 1 m p z ' VAULTED Q I w VAULTED x KITCHEN O SHELF 4 ROD •'' ^` _ J DINING n 13'-0" x 12'-4" ui =O p Q r - - - - - - - - - - - - - - - - - - ZS., a -1� "Ta 14'-2" X If-10" �4 cv Z !Y I I a77r d a 0 Fi .I WALK-IN CLOSET I• O a U I �jl 17 R1 Z � >j fir-- '� ISLAND W/ I t. i0 FLUSH BAR I - / I }5 �Q------- -_ N O O Ijr BATH � = cc, �- / cfl _12 = 34 1/2" HIGH 2x4 / a - - - - SH, STUD WALL BELOW V-O" TUB W/ SHOWER „ ' F,'_l" C:fl ', (3'-4„ �I 2' 8° �� 14'_2 3'_lig I Q - 2-Ix2 ui \0 2 8 m �n - - - - - - �il'�� -`� - - - - - - - - -CEILING RIDGE �. 13 X- - - - - - - - AMASTER m = x g BATH ma 3'-11" J 2' 8" Ir v m 3'-5ui" i I R� arl " ° in 84" VANITY ui I W 5 SPA Q LAUND. I �' VAULTED .41y TUB " ° I - w LIVING ROOM � Q 0 - ° 21'-I" x 20'-5" (� � X v 42" HIGH WALL `V 'W/ WD CAP VAULTED 3-4u- �. ETD HALF WALL W/ K1 ,� U HOWD, CAP 4x8 X DF-L*2 m Q C p, MASTER BEDROOM 1b R Ot�9 °' O p LL 21,-1" x 12b" X S/L S/L ( v ,^n Q (-EMP.) 4XIO F-L"2 ri4x6 DF-L'2 (MIN,) (M ) 2,6' 4x8 DF-L"2 608o FRENCH DOOR 4x8 DF-L"2BELOW GIRDER -_ - - - - - TRUSS ABOVE (TYP.) FRAMED r. ~ �-- AL I� p WALL ABY, — w 5060 XO 4x10,1DF-1_42 w 5060 XO f PC 2.2' 4x6 DF-L*2 (j 9 Y�S��� �2 `^- k"A 1 °� 4x6 DF-L"2 2.2' Ng4" I OONCR SLAB CSI6 (TEMP.) s t,w (TEMP.) �r <- T `I:if4x6 (MIN,) 2666 �--- DF-L°2 PORCH , PIC, 4x6 DF-L'2 PIC, RAILING. DE {� ik --i11 1 r� s PER BIOR, BEAM AB'/. 20'-0" K 5-0„ ib 8060 XOX (SEE NOTE 014) -- _--mot- -- — j� CSI6 - 6x8 DF-L"2 2 Pw w I O.T. 6x 6 POST WRAPPED N6 2 PW I STE?S TO I PER B►DR, W/ 16" x 16" 4x6 'MIN,) GRADE I MASTIC -APPLIED STONE DF-L'2 PORCH COLUMI4 BELOW (2 TYP.) BEAT -I ABY, I I / 21.-6vi° 20'-0 „ 4'-0" 4-0" 54'-0" MAIN FLOOR FLAN SCALE: 114" = I'-O" 21109 SQ, FT, TOTAL: 3,029 SQ, FT, 7 A I GARAGE: 145 5Q, FT, y y �, SI-IOP: 231 SQ, FT, ` FRONT PORCH: 84 50, FT, `I 3-2,O BACK DECK: 275 5Q, FT, LOWER PATIO: 35'1 SQ, FT, CSI6 TEMP, GLASS It, META_ FRAM= RAILING PER ►3LDR, \ X m ti m , v o m �o iYl �9 v it NOTE: SEE "S SHEETS" FOR ENGINEER'S NOTES AND DETAIL FOR SHEAR WALLS, BEAMS, HEADERS, JACK 4 KING STUD CALLOUTS AND HOLD-DOWNS LANDED GENTRY HOMES AND COMMUNITIES REVISIONS BY: 2-9-18 JR Q5-15-19 I JR co 46-Al' LOWMAN MAIN FLOOR PLAN COASTAL 1 & 2 JOB NO: LOWMAN DESIGNED: LG DRAWN: JR DATE: 5/25/2017 SHEET A111111111113ol WA IF R. SHEATHING CONNECTED ECTLY TO P.T. 2x PLT. INSTALL NAILS OR SCREWS @ 2" O.C. STAGGERED NO SURCHARGE OR WHEEL LOADS WITHIN 5'-O" "Ell 2x F.J. (PARALLEL � TO FDIC) PER FLR. �lI1ERE FLOOR JOISTS ARE FRAMING PLAN PERPENDICULAR INSTALL 2x FLOOR JOIST A35 EACH JOIST TYPICAL (PERPENDICULAR WHEN "A" EXCEEDS 4'-0"; TO FDN.) PER FLR. WHERE F.J. ARE PARALLEL I FRAMING PLAN INSTALL ML26 W/ SDS 1/4x1 1/2 s� EACH BLOCK TYP. I / IVI SEE FOUNDATION NOTE #1 V Al a IN ` roll MIN. ,,,J /HERE F.J. PARALLEL TO 1LI�DN. INSTALL 2x BLOCKING 111=111 _III=111—III_ 0 1 'oATCH JST. DEPTH) FIRST " & SCREW OR NAIL SHTH'G 5 DEGREE MAX. SLOPE O�° ', I c . -"F„ INTO BLKG. @ 3" O.C. TYPICAL oQ� o, ° (SEE COLUMN "G" IN BRACED O° ° RETAINING WALL SPECS. CONC. FDN. DAMP -PROOFING oo� p. n FOR O.C. SPACING OF BLKG.) TO BE WATERPROOFED, FDN. Qn ° WALLS THAT RETAIN EARTH & O° , •° �° ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE ° SHALL BE DAMPPROOFED �Q� FROM THE TOP OF THE FTG. O°Co c . NOTE. To THE FINISHED GRADE op�0° ° DO NOT BACKFILL FOUNDATION °�: ° MIRA DRAIN 2,000 OR UNTIL FLOOR DIAPHRAGM IS � ,- n . WASHED GRAVEL (OR SIM.) n�. �•° CONNECTED TO WALL A" o° e f'c=2500psi Oo� a fy = 60 ksi, grade 60 .0 W MIN. SOIL BEARING EQUAL 0 0 = 1,500 PSF oQo r° MAX. NO. OF STORIES o� P SUPPORTED = 2 STICK oQo �° ° FRAME RESIDENTIAL O°C''° }�_� IF STUB BARS MINIMUM FLOORS + ROOF W/ o. o r . LAP SPLICE = 24" 25 PSF SNOW MAX. Op ° B o ° 4" (MIN.) CONC. ' jy00°`Ca, ° �° SLAB 12'-0" WIDE (MIN.) •- °. ° ° DIRECT FLOOR DIAPHRAGM CONN. �° SCREWS OR 8 00 ,° , ° A•° ° A•° , ° A•° �— NAILS @ 2" O.C. "D" oa O $ ' .' G o D STAGGERED co n " :° • ° �IIIJiI`III_)11= I_III e� I 4" DIA. PERF. PIPE "y" IN FREE -DRAINING =III a o a GRAVEL BASE „C„ Op;14 BEAMS OR HEEL IE ❑� ov . FLOOR JOISTS PER PLAN BRACED RETAINING WALL DETAIL SCALE: 3/4" = V-0" BRACED RETAINING WALL SPECIFICATIONS (TOP OF WALL IS CONNECTED TO FLOOR DIAPHRAGM) A B C D E F G W X Y Z RETAINED WALL FTG. FTG. WALL MASA BLOCK VERTICAL HORIZONTAL FOOTING FOOTING HEIGHT POSITION WIDTH HGT. THICKNESS SPACING SPACING REBAR REBAR TRANSVERSE :ONTIN000S (MAX.) (MAX.) NOT 0' 4' 10" 28" 9" 6" 72" REQ D 44 @ 24" #4 @ 24" #4 @ 24" (3#4 4.1' - 6' 12" 34" 9" 6" 72" 72" #4 @ 18" #4 @ 18" #4 @ 18" (3)#4 < 6.1' - 8' 12" 42" 10" 8" 42" 46" #4 @ 18" #4 @ 18" #4 @ 18" (4)#4 8.1' - 10.2' 12" 50" 12" 8" 24" 24" #5 @ 14" #5 @ 12" #5 @ 14" (5)#5 l 12' 12" 60" 12" 8" 18" 18" #5 @ 9" #5 @ 12" 11 #5 @ 9" (6)#5 NOTE: OOR DIAPHRAGM MUST BE CONNECTED BEFORE RETAINED SOIL IS PLACED �6AINST WALL. 21-011 / 24'-roll 0 25'-roll 9'4" 8 -II�4n 1' I PW w m O CSlrox24" t '�"a^ — — — — — — — — — \ 24.1 P.T. roxIO DF-L"2 P T. roxlO DF-L»2 P.T, rox10 DF-L*2 � I PATIO P.T. roxro POST O Q (3 TYPICAL) m 25'-6 CONIC, W-O m 't 3 -O (4" SLAB) ' Q SHOP Q (OPT.) LL m O 23'-2" x 10'-0" O lei \ O x � I Q 211 O I � } 1 PW \ 4x10 �tF-1_02 (3)30&0 SH 2.8' OS 4x8 DF-L*2 4x8 D -L 2 4x8 DF- DOOR (TEMP.) FURN. IR 3 ER — - — - — 5x18 OR ro.l5xlro_.5 GLB (3)2xro BELOW EA. END OF HWT BEAM (CONNECTORS TO BE - - HOT DIPPED GALVANIZED v FAMILY/MEDIA ROOM v I I OR EQUAL). 4 PLACES TYP. t 2l'-6" x 13'-l" ? I I I PLATFORM IS" ABOVE I SLAB (SEE NOTE Ole SHEET ,43,l) I f� I I IZV SEE NOTE 012 SHEET A3.1 v SEARING WALL I � m 4x8 DF-L"2 4'-roV2" 11 CnARACsE 6,. 3-11 4'-8 / 9 II 3'-4 2'-I 4' 6 Q _ J 21' I" x 33' Ids / �, I' » f » > Q O ; U- 8,, 4x8 DF-L 4x8 DFL O <t �I �p STOR. _ SHELF 4 ROD - _ _ t — - — - — —5x18 OR ro.l5x1ro.5 GLB— _ CLOSET tt N O Q I m Q m „I m — — — — - -12" BYPASS W LL_ I 4'-III" 4'-II'h" �� �O LL I y 24" x 15" CRAWL n I p SPACE ACCESS 73 ` I - ENTRY BEDROOM #4 = .44 .----------------------------------------- _ m - y+ 13'-l" x 13'-2" O > m Q O N v � a) cry V 4x8 BAT ' DF-L" 2 `9 pi 4xro DF-L"2 (MIN.) 1050 1050 S/L S/L (TEM J SEE NOTE 014 O - I (TEMP.) SHEET A3.1 5'-O" TUB Q O W/ SHOWER in v 2 5 4x8 DF-L#2 4x8 DF-L"2 O W = -:o' ❑ i i� n F��iT4a�.`� .'.-ems — g' 5 I/8xl3 1/2 GLB 24F-V4 DF/DF 3' 1 Pw \ ` \ \, A 5050 XO 5050 XO } I6'-O" x 8'-O" OVERHEAD GARAGE DOOR13 S-HDI4 OR HDUS w w (VERIFY W/ BLDR.) 2 Pw 4" CON C. SLAB O O STHDI4 OR HDU5 N 7) I (VERIFY W/ BLDR.) I FLOOR LINE ABOVE DECK LINE ABOVE P.T. roxro POST WRAPPED PER BLDR. W/ Iro" x 16" �� RAILINci PER MASTIC -APPLIED STONE BUILDER COLUMN BELOW (2 TYP.) 5'-4V2" 41 3'-O" Iro.-O" 3'-O" 4'-O" f 4'-0" 13'-5" / 22'-0" / 8'-O" / 20'-0" LOWEfR FLOOiR FIL4N SCALE: 1/4" = I'-O" 920 SQ, FT. m d) 4 4 .0 'V 4 NOTE: SEE "S SHEETS" FOR ENGINEER'S NOTES AND DETAIL FOR SHEAR WALLS, BEAMS, HEADERS, JACK 4 KING STUD CALLOUTS AND HOLD-DOWNS LANDED GENTRY If0MES AND COMMUNI'PIES REVISIONS BY: Aro-4-le JR LOWMAN LOWER FLOOR PLAN COASTAL 1 & 2 JOB NO: LOWMAN DESIGNED: LG DRAWN: JR DATE: 5/11 /2017 SHEET A-12 (3(2x6 BELOW (3)2x6 PROVIDE HOLD DOWN TENSION DEVICE PER R5012.4 t FIGURE R501,2,3(I) NOT LESS THAN (2) LOCATIONS PER DECK, 2'-0" MIN. FROM EA. END OF DECK, EA, DEVICE SHALL HAVE 1,5000 2x12 DF-LM2 F �R. , ISTS, B 11 0�r, P.T. bxb POST (TYPICAL) P.T. bx10 D'-1!02 BEAM ("YP.) 771171d� 5x18 OR b,lf,xIiI GL5 2,;F-VA DF/DF F -- T62; 31 J APPLIED P" vEF: T. J r / 2x12 DF-L/2 FOR, JETS, a I6" 0.6., J r J � J � r -522 JED YER1'. (3)2x6 BELOW J �APPI 5x18 OR 6,1516,R G3 24=-V4 DF/OF a Ts22 A OPI JED J V =R . � ------- ----------------------- 2x 2 1;*-402 F AL --I 1%m' 212 7F-1-02 FLF a®12I1O.C, N , x , N' N , x n ' (3)2x6 BELOW I —-----�--- HTS30 SHEAR PANEL ABV, 1.5x1i,25 CSIb LVL ---- - - - - -- - 2xl? Pf`-L"2 , t �� N i x h ' x ' N -�T`— o---(3)2x6 BELOW (3-2x6 BELLOW RL 2:(10 HFs2 , JQISTS ® le' D,C, P.T. 2xI0 (MIN.) I.EDGER // r -522 L APPLIED r I r ¢ v L w0 2xl',? DF•1-02 :LR. JSTI.. a '6" C,C, r L N � 1J2x6 OR 4xb � EI=LO11 \ L r \ '1622 APPI-IED PERTICAU-Y roc 4xLi DF L*2 -V JL JL J ft JL J 4>+6 DI:-L•2 2, f " \ t2 FILd, --JSi'5, o " O,C, HTS30 .5x11,25 I� HEAR PANEL ABV LVL ��CSI6 wil -THESE JUALS T-P..IOIS1' SPLICE LOC 4TICAI 4x8 DF�02 i 2:-92 -1-f FL . JSjS, a 16" D,C, NOTE: USE 3/4" OSB OR PLYWOOD FLOOR SHEATHING TYP. (VERIFY W/ BUILDER) C'R 4)-o_ A ;- FkT, '.-I2 h=02 1 III (3AC!:5P >N E -6" MIN.. �STE't W/ Ibd ® 3'" O,C iTA IIkGEI 'ED MAIN FLOOR PfRA LING i=LAN SCALE: 1/4" = V-O" NOTE: 3S AS OPTION, USE II 1/8" PWI 4l I -JOISTS ® 16" O.C. (VERIFY) 4x3 DfI �x13,' 2 F-V' W/ BA. LANDED GENTRY HOMES AND COMMUNITIES REVISIONS BY: 2-9-IS JR Q5-16-19 JR FLOOR SHEATHING: 1. USE 3/4" CDX OR OSB STURDI-FLOOR T&G, GLUE AND NAIL W/ RING SHANK 8d's AT 6" EDGES & 12" IN THE FIELD. FACE GRAIN PERPENDICULAR TO SUPPORTS. 2. PROVIDE SOLID BLOCKING IN THE JOIST x CAVITY BENEATH ALL POST LOCATIONS AND BETWEEN UPPER AND LOWER STUDS AT FLOOR TO FLOOR HOLDOWN LOCATIONS. 3. PROVIDE BLOCKING BETWEEN ]-JOISTS AT INTERIOR BEARING LOCATIONS WHERE THERE IS A LOAD BEARING WALL ABOVE. 4. PROVIDE TIMBERSTRAND RIMS WHERE FLOOR JOISTS BEAR AT EXTERIOR WALLS. l� 5. CONNECTIONS: SIMPSON COMPANY OR EQ. 6. FIELD CUT ENDS, NOTCHES, AND DRILLED HOLES OF PERSCRIPTIVE TREATED WOOD SHALL BE TREATED IN THE FIELD IN ACCORDANCE WITH AWPAM4. TIMBER: 1. MANUFACTURED WOOD PRODUCT DESIGNATIONS: GL: GLU-LAM LVL: MICROLLAM PSL: PARALLAM LSL: TIMBERSTRAND OSB: ORIENTED STRAND BOARD (RATED STRUC-1 FOR ROOF AND WALLS, AND STURDY-1-FLOOR FOR FLOORS) FASTENERS: METAL ELEMENTS INCLUDING, CONNECTORS, MUST USE HOT -DIPPED GALVANIZED METAL WHEN IN CONTACT WITH ACZA PRESSURE TREATED MATERIALS. [R319.3) - SEE 37/A7.1 FLOOD AREA FRAMING: �—(3)2x6 BELOW ALL FRAMING BELOW FLOOD ELEVATION MUST BE PRESSURE TREATED WOOD. � 14UCQ lxl 1,25 2.OE PSL W/ 6' BACKSPAN \ (FLUSI-I W/ JSTS,) W/ CS 16x36 THRU TOP PLATE, UP 1 OVER BEAM TO POST BELOW (s BUTT END) (3)2x6 BELOW -PROVIDE 3/4" SHIM BELOW BEAM END W/ HUCQ OR SIMILAR LOWMAN MAIN FLOOR FRAMING PLAN COASTAL 1 & 2 JOB NO: LOWMAN DESIGNED: LG DRAWN: JR DATE: 5/11 /2017 SHEET NOTE: SEE "S SHEETS" FOR ENGINEER'S NOTES AND DETAIL FOR SHEAR WALLS, BEAMS, HEADERS, JACK t KING STUD I CALOUTS AND HOLD-DOWNS MLI TRUSS NOTES: I. ENGINEERED TRUSSES A 24" O.G., CLIP FOR HIP ROOF, SPAN 44'-0", 18" TAIL ONE END ONLY 2, ENGINEERED TRUSSES m 24" O.C., SPAN 44'-0", 15" TAIL ONE END ONLY 3. ENG'D SCISSOR TRUSSES 0 24" O.G., SPAN 44'-0" 18" TAILS (SEE TRUSS PROFILE) 4, ENG'D SCISSOR TRUSSES o 24" O.C., CLIP FOR HIP ROOF, SPAN 44'-0", IS" TAILS (SEE TRUSS PROFILE) 5. ENG'D MONO -TRUSSES 9 24" O.C., SPAN 2'-O", 12 I/2" TAILS (OR USE 2x4 RAFTERS 4 CEILING JOISTS s 24" O.G. - VERIFY W/ BLDR.) 6, ENG'D TRUSSES a 24" O.G., CLIP FOR HIP ROOF, SPAN 22'-0" 12 1/2" TAILS 7, ENG'D GIRDER TRUSS, CLIP FOR HIP ROOOF, SPAN 22'-0", NO TAILS 8. ENG'D MONO -TRUSSES 0 24" O.G. (2 W/ HIP PACKAGE), SPAN 4'-O", 12 1/2" TAILS (OR USE 2x4 RAFTERS 4 CEILING JOISTS g 24" O.C. - VERIFY W/ BUILDER) f 9. ENG'D TRUSS a 24" O.C., CLIP FOR HIP ROOF, SPAN 8'-11", CLIPPED a 8'-5 1/2" 12 1/2" TAIL ONE END ONLY O 10, ENG'D TRUSSES o 24" O.C., SPAN 19'-5 1/2", 18" TAILS O z TRUSS HANGERS, CONNECTORS AND HURRICANE TIES TO BE SPECIFIED BY IL" / TRUSS ENGINEER AND/OR MANUFACTURER. PLAN AND PROFILE SHOWN N ARE DESIGNER'S CONCEPT, VERIFY ANY CHANGES TO THIS PLAN W/ TRUSS ENGINEER AND/OR MANUFACTURER I'_0" 10' 5'h" TRUSS "4 Din 33'-1" TfRUSS f=fROFILE 03 4 #4 SCALE: 1/4" = 1'-0" CD877 _- DSO 6x13 DF-L' T (TYF'.) I 1 —TRU38 BEARING I} I� I� I� w W I� Q \SEE see �il0�f •I / SEE NPTE 02 SER NOTE 03 NO ILL \ <� 113 v/ \2 I Q/ RIIDGE LI qE i— — — — — — — — — — — — — — — —IQ - — — — — — — — — — Lu -RIDCsE / \ ------------ .- - - - -- CLG_MIDGE 3ELOLL- / \ } F I I (p / \ /2x4 2x4\ / \ / 1 \pC< 2x4 I M I 2x4 \y �- ��/ 1 w LL Ia / 2x4 I Q" I 2x4 \ C, / I 2x41`5 2x4 \ w w'�� cv I I I\ 2x6 I I 2x6 1 I I /I (3)2x& BELOW / TRUSS J1,L 12 4 2 [— 12 FA 2x6 v 2x6 I I I 1 I I I I I I I I I 1 1 I \ I 2x6 I 2x6 I \ I I I I I I I 1 I\ I 2x8 I 2x8 (3)2x6 BELO TRUSS JL ill J,L J,L/\J,L J,L J.L J,L J,L I: G SEE NOTE 01 vvo Z w CRICKET FRAMING / ` L+��Q ISEE140 E-1ka- \ F �A�s O E Q -O O" I'-O" I'-OV2 DROP LEG A ENTRY 4x6 DF-L•2 (MIN.) I / +6 \ I 2x6 1 n+( ti/ 2x6 I It /I x O p TRUSS BEAR NG - 2x6 LEDGER OVER WALL SHEATHING SEE NOTE OS 1'-OV2 fiROOF FiRAMINCB F'Lo4N SCALE: 1/4" = 1'-0" NOTE: USE 1/16" (MIN,) OSB OR CDX PLYWOOD SHEATHING TYP. (VERIFY W/ BUILDER) FA 01 LANDED GENTRY HOMES AND COMMUNITIES REVISIONS I BY: 2-9-18 1 JR ROOF FRAMING NOTES: 1. TRUSS HANGERS, CONNECTORS AND HURRICANE TIES TO BE SPECIFIED BY TRUSS ENGINEER AND/OR MANUFAC- TURER. PLAN AND PROFILES (IF APPLICABLE) ARE DESIGNER'S CONCEPT. VERIFY ANY CHANGES TO THIS PLAN W/ TRUSS ENGINEER AND/OR MANUFACTURER. 2. TRUSS MANUFACTURER SHALL PROVIDE AND SUBMIT ENGINEERED DESIGN TO THE BUILDING DEPARTMENT FOR APPROVAL PRIOR TO FABRICATION AND INSTALL- ATION. 3. TRUSS ENGINEER TO VERIFY 2x OVERFRAMING CALLED OUT BY DESIGNER. 4. ALL TRUSS -TO -TRUSS AND TRUSS -TO -BEAM CONNECTORS TO BE SPECIFIED BY TRUSS MANUFACTURER. 5. SHEATHING NAILED W/ 8d NAILS @ 6" O.C. AT SUPPORTED EDGES AND 8d NAILS @ 12" O.C. AT INTERMEDIATE FRAMING MEMBERS (UNBLOCKED). FACE -GRAIN PERPEN- DICULAR TO SUPPORTS. USE METAL "H" CLIPS (VERIFY) AT UNSUPPORTED EDGES. 6. PROVIDE DIAPHRAGM EDGE NAILING ABOVE ALL EXTE- RIOR WALLS, INTERIOR SHEER WALLS, HIP AND VALLEY LOCATIONS. 7. OVER -FRAMED AREAS SHALL BE BUILT UPON FRAMING WITH SHEATHING ALREADY ATTACHED. PROVIDE FOR VENTILATION. 8. BETWEEN TRUSSES AT BEARING, PROVIDE SOLID BLOCK- ING (WITH VENT HOLES AT EXTERIOR WALLS). AT EACH END OF EACH TRUSS INSTALL SIMPSON H2.5 (VERIFY) TO TOP PLATE, OR OTHER TRUSS, UNLESS TRUSS IS ON HANGERS. 9. PROVIDE A BUILT-UP OR SOLID WOOD COLUMN BENEATH THE BEARING OF ALL GIRDER TRUSSES, ROOF BEAMS AND FLOOR BEAMS. 10. ALIGN STUD WALL FRAMING WITH SUPPORTED TRUSSES, RAFTERS AND JOISTS UNLESS NOTED OTHERWISE. 11. PROVIDE CONTINUOUS RIDGE VENT. 12. SEE PLANS FOR HEADER SIZES. 13. ATTIC ACCESS NOTE: PROVIDE MIN. 22" x 30" ACCESS PANEL. SEE FLOOR PLANS FOR LOCATIONS. 14. SEE PLANS FOR ROOF VENTING CALCULATIONS. 15. ALL EXTERIOR COLUMNS TO BE P.T. HF#2 MINIMUM UN- LESS NOTED OTHERWISE. 16. TRUSSES WITH BOTTOM CHORD SLOFE OF 2/12 OR LESS WITH 30" HEADROOM ABOVE TO BE DESIGNED WITH 20 PSF LIVE LOAD ON BOTTOM CHORD. 17. TRUSSES SHALL BE BRACED PER REQUIREMENTS OF THE TRUSS SUPPLIER OR IN ACCORDANCE WITH BUILDING COMPLIANCE WITH SAFETY INFORMATION (BSCI-03) GUIDE TO PRACTICE FOR HANDLING AND INSTALLING AND BRAC- ING OF METAL PLATE -CONNECTED WOOD TRUSSES LOWMAN ROOF FRAMING PLAN COASTAL 2 JOB No: LOWMAN DESIGNED: LG DRAWN: JR DATE: 5/25/2017 SHEET A482 WA i 12 12 � 4 4 1/2" PLYWOOD OR 1/Iro" (MIN.) OSB SWTG. ON ENG'D. TRUSSES 9 24" O.C. 2 12 12 2x6 LEDGER 2x6 STUDS o troll O.C. ENG'D. TRUSSES �• 9 24" O.C. 12 2x4 FRAMING 9 24" . I/2" BLANK PANEL 1/2 GYP. BD. �� I SOFFIT (VERIFY 1 I W/ BUILDER) (3)2xl2 STRINGERS I 4xro (MIN,) BEAM 5/8" TYPE "X° 2x6 FLOOR JSTS 16 O.C. GYP. BD. UNDER 1 4 CONIC, SLAB PER STAIRS / I FOUNDATION PLAN roll CONC. FDN. WALL 4x6 EAM I �II�II PER FDN. PLAN (4'-0" e MAX. UNBALANCED \> BACKFILL) 5/8" TYPE "X" GYP. BD. (2)2x12 3/4 T : G PLYW :: SHTG, 4x4 POST y y p 8" CONC. FON. WALL p ° ON 2x10 FA2 Fti , JSTS. —� S TAIRS IN PER FON. FON. PLAN 0 troll O, C I-JSTS. ®I6" . OR ° O,C: /2" PWI 4-1� (VERIFY) p `'• FOREGROUND 2x10 LEDGER W/ 0 °e BOLT w-aQ n r- w 2x10 4x8 HF*2 BEAM p o S�gr" gg W o c BLKG. ON 4x4 POST ON ° CO G. FTG. PER p _FDN. PLAN . a FELT (OR EQ.) a 71 ° I�� plrll I� I_ CONIC, PAD FT I PER FON. PLAW, u1=aII�It=71� 6 MIL. VAPOR BARRIER / \ THRPsH-OUT CI�yA�l1L SP4 GROSS SECTION 1w ENTRY SCALE: 1/4" = C-O" CONC. FTG. PER FDN. PLAN 6x8 DF-1-02 BEAM P.T. bxro POST BEYOND ---------` RAILING PER BUILDER—�. 1 DECKING PER BLDR. ON —� P.T. 2xIO DECK JSTS. ® troll O.C. I DECK TRIM PER BLDR. P.T. 6x10 DF-L"2 BEAM .T. bxb IVST BEYONE4 4" CONC. SLAB PER FOUNDATION PLAN CONC. PAD FTG. PER FDN. PLAN 12 4 1/2" PLYWOOD OR 1/16" (MIN,) OSB SHTG. ON ENG'D. TRUSSES S 24" O.G. 2x4 VENTED BLKG, • r - 5/4x8 FASCIA 5/8" TYPE "X" GYP. BD, 2x4 STUDS 9 16" O.C. W/ 1/2" GYP. BD. EA. SIDE '%',1/2 GYP. BD, 2x6 STUDS m 16" O.C. S" CONC, FDN. WALL PER FOUNDATION PL CONC, FTG. PER FDN 4" PERFORATED DR,, 2x12 — /2" BLANK PANEL SOFFIT (VERIFY W/ BUILDER) 2x6 STUDS o Iro" O.G. --�. J P.T. 2XIO LEDGER 5/8" TYPE "X" GYP. BD, 2x12 BLOCKING ,,,�2x6 STUDS a 16" O.C. W/ 1/2" GYP. BD. 2x10 BLOCKING MIL. VAPOR BARRIER THROUGH -OUT CRAWL 0oPAC£ 1/2 GYP. BD. 3/4 T i G PLYWOOD SHEATHING ON 2x12 DF-1-02 FLR, JSTS. PER FLOOR FRAMING PLAN OR II 1/8" PWI 41 I-JSTS, ® 16" O.C. (VERIFY) 1/2 GYP. BD. 2x4 STUDS a Iro" O.C. W/ 1/2" GYP. BD. EA, SIDE 3/4 T i G PLYWOOD SHEATHING ON r 2x10 HFN2 FLR. JSTS. ® 16" O.G. OR S 1/2" PWI 41 I•JSTS. ® Iro" O.C. (VERIFY) 1/2" PLYWOOD OR 1/16" (MIN.) OSB 614T6. ON ENG'D. TRUSSES ® 24" O.C. ONON 4x4 HFr2 BEPOSAM T ON CONC. PAD FTG. SOO FELT (OR EQ,) PER FON. PLAN GROSS SECTION 6 LMNIS/KITCHEN/GfRE4T RM, SCALE: 1/4" = 1'-0" 12 �b 2x OVERFRAMING o 24" O.G. PER ROOF FRAMING PLAN 1/2 GYP. BD. — 3/4 T i G PLYWOOD SHEATHING ON 2x12 DF-L#2 FLR. JSTS. PER FRAMING PLAN 5x18 OR 6 3/4x16 1/2 GLB R FOUNDATION PLAN TOWARD GARAGE DOOR II�IIR�Ik--JIB 5/8" TYPE "X" G• n n GROSS SECTION o MASTER BDRMA/ rAiR>'AG3E SCALE: 1/2' = 1 -O" ENG'D. TRUSSES 9 24" O,C, 2x6 STUDS 9 troll O.C. 1/2" BLANK PANEL SOFFIT (VERIFY W/ BUILDER) 5 I/Sxl3 1/2 GLB HEADER 2x4 VENTED BLKG, 5/4x8 FASCIA METAL RAILING W/ TEMP. �* --GLASS PER BUILDER z:W1 DECK TRIM PER BLDR, P.T. 2x12 WFM2 DECK JSTS. SISTERED TO FLOOR JSTS. S'-6" MIN. BACKSPAN (SLOPE T01s0R-DECK 2x6 6TUDS + Iro" O.C. 8" CONC. FDN. WALL PER FOUNDATION PLAN 18" x 8" CONC, FTG. PER FOUNDATION PLAN 4" PERFOR ED FOOT II• DRAIN (TYP LANDED GENTRY HOMES AND COMMUNITIES REVISIONS BY: 2-S-IS JR 5-16- 19 JR LOWMAN BUILDING SECTIONS COASTAL 2 JOB NO: LOWMAN DESIGNED: LG DRAWN: JR DATE: 4/12/2017 SHEET A-5.1 WA HEADER SEE STRUC. R-10INSULATION -------- 0 U SIDING PER ELEVATION WALL SHEATHING CAULKING METAL'Z' FLASHING 2X6 WINDOW TRIM WINDOW FLANG VINYL WINDOW FRAME 0 CWINDOW HEADER SCALE 3" = 1'-0" 0 U (c VINYL WINDOW FRAME WPWINDOW FLANGE 1 5/4" WINDOW TRIM (FRONT Imo- & BACK ELEVATIONS ONLY) O WINDOW WEATHER STRIPPING 1. INSTALL BUILDING WRAP PER MANUFACTURERS INSTRUCTIONS WRAPPING INTO OPENING. 2. INSTALL 6" SELF ADHESIVE FLASHING TAPE AT SILL BENDING INTO OPENING 2-1/2" OVER 45° BOTTOM CORNER PIECES OR PLASTIC CORNERS. 3. INSTALL WINDOW PER MANUFACTURERS 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. INSTALL 4" WIDE SELF ADHESIVE FLASHING TAPE OVER HEAD FLANGE LAPPING OVER JAMB TAPES. 6. INSTALL WALL BATTS OR SIDING AND WINDOW TRIM. INSTALL METAL "Z" FLASHING OVER TOP OF TRIM.* 7. CAULK BOTTOM, SIDE, & HEAD TRIM TO WINDOW FRAME AND SIDING. FLASHING TO BE UNDER BUILDING PAPER CONTINUING UPWARD. - SEE A5.1 ? FOR HEADER DETAILS z z w 00 h0 0 0 z 3 9'-1 1/8" TYPICAL WALL SCALE 1/2" = 1'-0" TYPICAL MAIN LEVEL WALL SHEATHING STUD WALL SIDING OR BATTS U WINDOW SILL SCALE 3" = 1'-0" ROOFING PER BUILDER ON 15" FELT (PROVIDE 2 LAYERS IF 4/12 PITCH — OR LESS) 1/2" PLYWD. OR l/16" OSB SHEATHING 2x4 VENTED BLOCKING 5/4x6 5182E PRIMED SPRUCE FASCIA 2x6 PLATE 2x12 RIM JOIST (VERIFY W/ BUILDER) (2)2x6 TOP PLATE 2x6 STUDS 0 16" O.C. 1/2" PLYWD. OR 1/16" OSB SHEATHING W/ SIDING PER ELEVATIONS P.T. PLATE 4 ANCHOR BOLTS PER FOUNDATION NOTES 12 ROOF PITCH I PER PLAN CONCRETE FOUNDATION WALL W/ _ REBAR PER FDN. PLAN III =III=I��� =1 l=1 l =111 SEEA5.1 8 FOR HEADER DETAILS ° 4" PERFORATED DRAIN IN FREE -DRAINING GRAVEL BASE z z z 0 00 "0 O SIMILAR 2 TYPICAL WALL DETAIL SCALE: 1/2" = V-O" NOTE: DETAIL IS SIMILAR, VERIFY g W/ ELEVATIONS, FLOOR PLANS 4 FOUNDATION PLANS) 8'-1 1/8" TYPICAL WALL SCALE 1/2" = l'-O" TYPICAL UPPER LEVEL 5/8" TYPE "X" GYP, BOARD (2)2x6 TOP PLATE 1/2" GYP, BOARD 3/4" T 4 G PLYWOOD OR OSB SHEATHING (VERIFY) ON 2x12 FLOOR JOISTS (SPACING 4 GRADE PER FLOOR FRAMING PLAN) GYP, BOARD 1/2" GYP, BOARD 4" CONC. SLAB PER FOUNDATION PLAN CONCRETE FOOTING 4 REBAR PER FDN. PLAN LANDED GENTRY If OMES AND COMMUNITIES LOWMAN WALL DETAILS JOB NO: LOWMAN DESIGNED: LG DRAWN: SD/JR DATE: 4/21 /2017 SHEET A111111111152 I 1 COMPOSITION ROOFING - - - - - - - - (VERIFY TYPE W/ BLDR.) SHINGLE SIDING (VERIFY TYPE 4 LOCATION W/ al-DR.)- �'y - - - - 5/4x8 6I82E PRIMED SPRUCE - • - - - - - = ``_ _ - - � BARGE BOARD W/ Ix4 TRIM - ® TOP EDGE (TYPICAL) 5/4xS 8162E PRIMED SPRUCE \ .. FASCIA W/ 5" CONT. PAINTEr METAL GUTTER (TYPICAL) 5/4x6 DOOR/WINDOW TRIM ® TOP 4 BOTTOM. 5/4x4 DOOR/WIDW. TRIM ® SIDES I \ II (FRONT 4 BACK ELEVS. ONLY) BLANK PANEL SIDING W/ Ix2 SATTS 0 16" O.G. lTYP.) 2xIO TRIM BOARD W/ 1/2 CHAMFER ,m TOP EDGE (TYP.) 5/4x4 CORNER - BOARD (TYPICAL) LAP SIDING (VERIFY TYPE 4 EXPOSURE W/ BUILDER) MASTIC -APPLIED MASONRT STONE VENEER PER BLDR. I I Y :::: n n n u n FfRON I I I I I 101 -qe ELEVATION SCALE: 1/4" = 1'-0" �-'�------ BUILDING HEIGHT _-------------------------------------------- E Cj P.T. bx6 POST WRAPPED PER BUILDER W/ 16" x 16" MASTIC -APPLIED STONE VENEER COLUMN BEL0111 RAILING PER BUI ER AVERAGE ORIGINAL GRADE ---F1-N-1eI0DGRTDE - - -- 1 9 1 I I e I r I _ 12 \ Q4 RIDGE HEIGHT ._._._.sz — MAIN FLOOR PLATE WEIGHT— - ` ---- ALUMINUM RAILING W/ TEMP. GLASS PANELS (VERIFY W/ BUILDER) - ENTRY PORCH BEAM HGT_ - - -_ N MAIN FLOOR LEVEL - _ - - - - OWE FLOOR PLATE HEIGI T DECK TRIM PER - _ BUILDER (TYPICAL) ENTRY FLOOR LEVEL SLAB B GARAGE DOOR m O (VERIFY ON -SITE) LOWER FLOOR LEVEL - _ - . - - FINISHED GRADE - - . _T d II I II I II I II I u P.T. 6 6 POST RAILING PER III,---(IIIII---(IIIII---(IIIII---(IIIII---111114---III III---(IIIII---(IIIII---(IIIII---(IIIII---(IIIII---Illlll---(IIIII---(IIIII---III BUILDER l I I DECK TRIM PER l I BUILDER 11 ,I 1 F.T. 6x6 POST F1 I APPROXIMATE ORIGINAL GRADE - - - - - - - - - - LEFT L TI SCALE: 1/4" = I'-O" LANDED GENTRY HOMES AND COMMUNITIES REVISIONS I BY: 2-12-I0 I JR Q5-16-19 ( JR LOWMAN FRONT & LEFT ELEVATIONS COASTAL 2 JOB NO: LOWMAN DESIGNED: LIS DRAWN: RP/JR DATE: 5/11/2017 SHEET A11111111116m 1 WA J - -- - - - - - - - - - - - -1 I I I i I I I I I I I I I I I I I I I I I I I I I I I RAILING PER BUILDER Mai I �Lj pt 1��� I II DECK TRIM PER I 1j BUILDER I 4 r �- _ _ I I I I I I I I _ I I _ P.T. 6x6 POST I I I � _ I I I I _ I t\ n i 5ACK ELEVATION SCALE: 1/4" = V-O" 12�- -- - - - 12 I I I I I I II I I I I II I I I I II I I 11 I I II I I II I I II ■:�: �J (RIGHT ELEVATION SCALE: 1/4" = V-0" LANDED GENTRY II OMES AND COMMUNITIES REVISIONS ST: 2-12-113 JR A5-16-IS JR LOWMAN BACK & RIGHT ELEVATIONS COASTAL 2 JOB NO: LOWMAN DESIGNED: LG DRAWN: RP/JR DATE: 4/21/2017 SHEET A-62 WA r PLUMBING (CONVD): J GENERAL NOTE6: 51TE PREPARATION: I. BEFORE STARTING ANY SITEWORK CALL I-800-424-5555 TO HAVE UNDERGROUND UTILITIES LOCATED 2. ALL STUMPS AND ROOTS SHALL S£ REMOVED FROM THE GROUND TO A DEPTH OF 12" IN THE AREA OCCUPIED BY THE BUILDING. NO EXCAVATED MATERIAL 18 TO BE USED FOR BACKFILL UNDER ANY CONCRETE WITHOUT APPROVAL OF THE BUILDING OFFICIAL. ALL FILL UNDER CONCRETE TO BE STRUCTURAL AND SHALL BE COMPACTED TO 95% REAMS AND JOISTS: 21. DIMENSIONAL LUMBER TO BE HEM -FIR 02 TYP. (U.N.O.). UNLESS NOTED OTHERWISE USE 4x6 HF�2 HEADER IN EXTERIOR WALLS ABOVE DOORS AND WINDOWS (SEE DETAIL 'G' ON SHEET A5.D. NOTE: HEARTWOOD BEAMS ARE NOT TO BE USED W/ 4x DEPTH. SEAMS 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- STRUCTION SHOULD BE VERIFIED W/ DESIGNER SINCE ALL STRUCTURAL MEMBERS ARE SIZED FOR THEIR SPECIFIC LOCATION 4 LOADS 22, WOOD JOISTS CLOSER THAN IS" OR WOOD BEAMS CLOSER THAN 12" TO THE GROUND MUST BE OF TREATED WOOD OR WOOD OF NATURAL RESISTANCE TO DECAY I IRC SEC. 311.1 1 23, ALL WOOD IN CONTACT WITH CONCRETE, MASONRY OR EARTH MUST BE PRESSURE -TREATED WOOD OR FOUNDATION - GRADE CEDAR OR REDWOOD AND MARKED BY AN APPROVED AGENCY. CUT ENDS OF TREATED POSTS MUST BE RE -TREATED OR BE PROVIDED WITH PROTECTION FROM CONTACT WITH CONCRETE I IRC SEC, 311.1 1 24. PRESSURE -TREATED WOOD SHALL BE USED FOR THOSE PORTIONS OF WOOD MEMBERS WHICH FORM THE STRUCTURAL SUPPORT OF BUILDINGS, BALCONIES, PORCHES, ETC. WHEN SUCH MEMBERS ARE EXPOSED TO THE WEATHER WITHOUT ADEQUATE PROTECTION FROM A ROOF, EAVE, OVERHANG OR OTHER COVERING. SUCH MEMBERS MAY INCLUDE BEAMS, JOISTS 4 DECKING, POSTS, POLES 4 COLUMNS I IRC SEC, 311,1.3 1 25. ENDS OF BEAMS ENTERING CONCRETE OR MASONRY WALLS SHALL BE PROVIDED WITH A MINIMUM AIR SPACE OF 1/2" AT TOPS, SIDES AND ENDS I IRC SEC. 3111 1 26. STRUCTURAL EXTERIOR POSTS, BEAMS, JOISTS AND DECKING TO BE CEDAR OR TREATED MATERIAL I IRC SEC, 311 1 27, FASTENERS FOR PRESSURE -TREATED AND FIRE -RETARDANT WOOD MUST BE OF HOT -DIPPED GALVANIZED STEEL, STAIN- LE56 STEEL OR COPPER (EXCEPTION: 1/2" DIA. OR GREATER STEEL BOLTS) I IRC SEC. 311,3.1 1 28, PORTIONS OF GLUE -LAMINATED TIMBERS THAT FORM THE STRUCTURAL SUPPORTS OF A BUILDING OR OTHER STRUCTURE AND ARE EXPOSED TO THE WEATHER AND NOT PROPERLY PROTECTED BY A ROOF, EAVE OR SIMILAR COVERING SHALL BE PRESSURE -TREATED WITH PRESERVATIVE OR BE MANUFACTURED FROM NATURAL DURABLE WOOD I IRC SEC, 311.1,5 1 WALL FRAMING: (IN GENERAL MIN. REQ'MENTS PER IRC CHAPTER 6, AS DEFINED HEREIN OR SHOWN ON DRAWINGS) 31. FRAME MAIN FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS a 16" O.C. TYPICAL. FRAME UPPER FLOOR EXTERIOR WALLS W/ 92 5/8" 2x6 STUDS a I6" O.C. TYP. (VERIFY EXTERIOR SHEATHING TYPE W/ BUILDER). FRAME MAIN FLOOR INTERIOR WALLS W/ 104 5/8" 2x STUDS (PER PLAN) a 16" O.C. W/ 1/2" GYPSUM WALLBOARD BOTH SIDES TYPICAL UNLESS NOTED OTHERWISE BY BUILDER. FRAME UPPER FLOOR INTERIOR WALLS W/ 92 5/8" 2x4 STUDS a Ib" O.G. W/ 1/2" GWS BOTH SIDES TYP. (U.N.O.). FRAME GARAGE WALLS W/ 104 5/5" 2x STUDS (PER PLAN) a I6" O.G. ANGLED WALLS TO BE 45 DEGREES TYP. UNLESS NOTED OTHERWISE 32. STUDS PARTITIONS CONTAINING PLUMBING, HEATING OR OTHER PIPES SHALL BE SO FRAMED AND THE JOIST BELOW SO SPACED AS TO GIVE PROPER CLEARANCE FOR THE PIPING. WHERE A PARTITION CONTAINING SUCH PIPING RUNS PARALLEL TO THE FLOOR JOISTS THE JOISTS UNDERNEATH SUCH PARTITION SHALL BE DOUBLED AND SPACED TO PERMIT PASSAGE OF SUCH PIPES AND SHALL BE BRIDGED. WHERE PLUMBING, HEATING OR OTHER PIPES ARE PLACED IN OR PARTLY IN A PARTITION NECESSITATING THE CUTTING OF SOLES OR PLATES A METAL TIE NOT LESS THAN 1/8" THICK 6 1 1/2" WIDE SHALL BE FASTENED TO THE PLATE ACROSS AND TO EACH SIDE OF THE OPENING WITH NOT LESS THAN (8)16d NAILS EA. SIDE I R&02.6,I 1 33. DOORS THAT ARE NOT DIMENSIONED TO HAVE TWO STUDS (3") BETWEEN R.O. AND NEAREST WALL 34. INSTALL 2x6 BACKING FOR TOWEL BARS BETWEEN STUDS CENTERED 48" A,F.F. 35. CRIPPLE WALLS MUST BE FRAMED OF STUDS NOT LESS IN SIZE THAN THE STUDDING ABOVE. WHEN EXCEEDING 4 FEET IN HEIGHT SUCH WALLS MUST BE FRAMED OF STUDS HAVING THE SIZE REQ'D FOR AN ADDITIONAL STORY. CRIPPLE WALLS LESS THAN 14" HIGH MUST BE SHEATHED ON AT LEAST ONE SIDE AND FASTENED TO TOP AND BOTTOM PLATES OR THE CRIPPLE WALL WILL HAVE SOLID BLOCKING. CRIPPLE WALLS MUST BE BRACED WITH 15% MORE BRACING THAN AS REQ'D FOR THE WALL ABOVE, WITH WALL PANEL SPACING NOT MORE THAN 14 FEET I IRC SECTIONS 602,9 AND 602,10.11.1 1 36. WOOD COLUMNS MUST BE RESTRAINED TO PREVENT LATERAL DISPLACEMENT I IRC SEC. 401.3 1 31. ALL TRIMMERS AND HEADERS FRAMING AN OPENING SHALL BE PER IRC TABLES R602.10D AND R&O2.1(2) OR AT THE MIN, SHALL BE DOUBLED OR LUMBER OF EQUIVALENT CROSS-SECTION AND EA. END SUPPORTED WITH PROPER -SIZED FRAMING ANCHORS UNLESS ADEQUATE BEARING PROVIDED THROUGH OTHER MEANS 38, PLACE A VAPOR BARRIER OF TYVEK (OR EQUAL) OVER ALL EXTERIOR WALLS I IRC SEC, 103.2 1 39. WOOD STUD WALLS MUST BE CAPPED WITH A DOUBLE TOP PLATE INSTALL TO PROVIDE OVERLAPPING AT CORNERS AND INTERSECTIONS WITH BEARING PARTITIONS. END JOINTS MUST BE OFFSET AT LEAST 24 INCHES I IRC SEC. 602,3.2 L SINGLE TOP -PLATE CONSTRUCTION IS NOT TO BE USED ON THIS PROJECT 40, ANY STUD IN AN EXTERIOR WALL OR BEARING PARTITION MAY BE GUT OR NOTCHED TO A DEPTH NOT TO EXCEED 25% OF ITS WIDTH. STUDS IN NON -BEARING PARTITIONS MAY BE NOTCHED TO A DEPTH NOT TO EXCEED 40% OF A SINGLE STUD WIDTH. ANY STUD MAY BE BORED OR DRILLED PROVIDED THAT THE DIAMETER OF THE RESULTING HOLE IS NO GREATER THAN 4096 OF THE STUD WIDTH, THE EDGE OF THE HOLE 18 NO CLOSER THAN 5/8 INCH TO THE EDGE OF THE STUD AND THE HOLE IS NOT LOCATED IN THE SAME SECTION AS A CUT OR NOTCH I IRC FIGURES R602.6(U 4 R602,6(2) I TOP PLATES IF NOTCHED OR DRILLED TO MORE THAN 50% OF THEIR WIDTH SHALL HAVE A 16-GAUGE METAL TIE 1 1/2" IN WIDTH INSTALLED PER IRC FIGURE R602.6.1 EXCEPTIONS: A. A STUD MAY BE BORED TO A DIAMETER NOT EXCEEDING 50% OF ITS WIDTH PROVIDED THAT SUCH STUDS LOCATED EXTERIOR WALLS OR BEARING PARTITIONS ARE DOUBLED AND THAT NOT MORE THAN TWO SUCCESSIVE STUDS ARE BORED B. APPROVED STUD SHOES MAY BE USED WHEN INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S SPECIFICATIONS I IRC SEC. 602.6 1 PROVIDE METAL NAIL PLATES IN ALL LOCATIONS WHERE PLUMBING OR WIRING COMES WITHIN 1" OF THE EDGE OF ANY STUD 41, FIRE BLOCKING SHALL BE PROVIDED TO CUT-OFF CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND TO FORM AN EFFECTIVE FIRE BARRIER BETWEEN STORIES AND BETWEEN A TOP -STORY AND THE ROOF SPACE I IRC SEC, 302,11 1 INSTALL FIRE BLOCKING AT: A. IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS INCLUDING FURRED SPACES 4 PARALLEL ROW OF STUDS OR STAGGERED -STUDS AS FOLLOWS: a. VERTICALLY AT THE CEILING AND FLOOR LEVELS b. HORIZONTALLY AT INTERVALS NOT TO EXCEED 10 FEET: B. AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS OCCUR AT SOFFITS, DROP CEILINGS AND COVE CEILINGS: C. IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN: D. AT OPENINGS AROUND VENTS, PIPES AND DUCTS AT THE CEILING AND FLOOR LEVEL WITH AN APPROVED MATERIAL TO RESIST THE FREE -PASSAGE OF FLAME AND PRODUCTS OF COMBUSTION: E. FOR SITE -BUILT CHIMNEYS AND FIREPLACES, FIRE BLOCKING MUST BE A MIN. OF I" THICK AND SUPPORTED ON METAL STRIPS OR METAL LATH: F, FIRE BLOCKING OF CORNICES OF A TWO-FAMILY DWELLING IS REQ'D AT THE LINE OF DWELLING SEPARATION 42, FIELD -CUT NOTCHES, ENDS AND DRILLED HOLES OF PRESERVATIVE TREATED WOOD SHALL BE TREATED IN FIELD IN ACCORD- ANCE WITH AWPA M4 I IRC SEC. 311.1.1 1 FLOOR FRAMING: 51, JOISTS FRAMING INTO THE SIDE OF A WOOD GIRDER SHALL BE SUPPORTED BY APPROVED FRAMING ANCHORS OR ON LEDGER STRIPS NOT LESS THAN NOMINAL 2" x 2" I IRC SEC, 502.6,2 1 51 ALL JOISTS SHALL BE SUPPORTED LATERALLY AT THE ENDS 4 OVER SUPPORTS WITH 2" NOMINAL WIDTH BY FULL JOIST DEPTH SOLID BLOCKING, RIM JOIST, JOIST HANGER OR OTHER APPROVED MEANS. NOTCHES AT THE ENDS OF JOISTS SHALL NOT EXCEED 25% OF THE JOIST'$ DEPTH AND BORED 14OLES ARE NOT TO BE WITHIN 2" OF THE TOP OR BOTTOM OF THE JOIST. HOLES ARE NOT TO BE ANY BIGGER THAN 1/3 THE DEPTH OF THE JOIST. HOLES AND NOTCHES MUST NOT BE WITHIN 2" OF EACH OTHER. NOTCHES IN THE TOP OR BOTTOM OF THE JOISTS SHALL NOT EXCEED IMP THE JOIST DEPTH AND ARE NOT PERMITTED IN THE MIDDLE THIRD OF THE SPAN I IRC SEC, 502.1 4 502.8 1 FOR NOTCHING AND BORING OF MANUFACTURED FLOOR JOISTS REFER TO THE MANUFACTURER'S SPECIFICATIONS AND FOLLOW THEIR RECOMMENDATIONS FULLY FLOOR FRAMING ICONT'D): 53. JOISTS, RAFTERS AND TRUSSES MUST BE SUPPORTED TO PREVENT ROTATION BY INSTALLING SOLID BLOCKING AT EACH BEARING POINT OR AS REQ'D BY MANUFACTURER I IRC SEC. 502.1 1 54. BEARING PARTITIONS PERPENDICULAR TO JOISTS MUST NOT BE OFFSET FROM SUPPORT BY MORE THAN THE DEPTH OF THE JOISTS. AT MINIMUM DOUBLE JOISTS ARE REQ'D UNDER PARALLEL BEARING PARTITIONS. JOISTS FRAMED INTO SIDES OF BEAMS MUST BE SUPPORTED BY JOIST HANGERS OR LEDGER STRIPS I IRC SEC. 502.4 1 55. IN FLOOR CONSTRUCTION JOISTS AND BEAMS MUST HAVE NO LESS THAN 11/2" OF BEARING ON WOOD OR METAL AND NO LESS THAN 3" BEARING ON CONCRETE I IRC SEC. 5016 1 56. ALL PLYWOOD OR OSB SUBFLOORING IS TO BE GLUED TO THE SUPPORTING FRAMING MEMBERS. GLUE IS TO BE APPLIED IN STRICT CONFORMANCE WITH MANUFACTURERS DIRECTIONS ROOF FRAMING: 61. PLYWOOD ROOF SHEATHING IF EXPOSED ON THE UNDERSIDE MUST BE EXTERIOR GRADE AND IDENTIFIED AS EXPOSURE I I IRC SEC. 803.2.1.1 1 62. ENCLOSED ATTIC 4 RAFTER SPACES MUST HAVE CROSS -VENTILATION FOR EACH SEPARATE SPACE BY VENT OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. THE TOTAL NET FREE VENTILATING AREA SHALL NOT SE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED EXCEPT THAT REDUCTION OF THE TOTAL AREA TO 1/300 IS PER- MITTED PROVIDED THAT AT LEAST 40% AND NOT MORE THAN 50% OF THE REQ'D VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE SPACE TO BE VENTILATED AT LEAST 3 FEET ABV. THE EAVE OR CORNICE VENTS I IRC SEC. 806.2 L THE OPENINGS MUST BE COVERED WITH A CORROSION -RESISTANT 1/4" MESH SCREEN 63, AN INSULATION DAM MUST BE PROVIDED AT THE ATTIC ACCESS OPNG. WHEN USING BLOWN -IN INSULATION 64. TRUSSES MUST BE DESIGNED BY A REGISTERED DESIGN PROFESSIONAL IN ACCORDANCE WITH ANSI/TPI I STANDARDS I IRC SEC. 802.10.2 1 65, TRUSS BRACING MUST BE PROVIDED TO PREVENT LATERAL ROTATION AND PROVIDE LATERAL STABILITY IN ACCOR- DANCE WITH THE INDIVIDUAL TRUSS DESIGN DRAWINGS I IRC SEC. 902,10.3 1 661 TRUSS MEMBERS MUST NOT BE CUT, NOTCHED, DRILLED, SPLICED OR OTHERWISE ALTERED IN ANY WAY WITHOUT THE APPROVAL OF A REGISTERED DESIGN PROFESSIONAL. ALTERATIONS RESULTING IN THE ADDITION OF LOADS THAT EXCEED THE DESIGN LOAD FOR THE TRUSS WILL NOT BE PERMITTED WITHOUT VERIFICATION THAT THE TRUSS IS CAPA- BLE OF SUPPORTING SUCH ADDITIONAL LOADING I IRC SEC. 802.10.4 1 61. TRUSS BOTTOM CHORDS SHALL BE DESIGNED FOR LOAD WHERE CONDITIONS IN TABLE R301.5 ARE PRESENT (TRUSS ENGINEER AND/OR MANUFACTURER TO VERIFY) EXTERIOR SHELL: 71. FLASH AND COUNTER -FLASH ALL EXTERIOR OPENINGS AS REQUIRED TO MAKE THEM WEATHERPROOF. INSTALLATION INSTRUCTIONS SHALL BE PROVIDED FOR EACH WINDOW BY THE MANUFACTURER 12. ALL EXTERIOR TRIM AND 81DING JOINTS TO BE AS SHOWN ON THE ELEVATIONS. WHERE TWO BOARDS BUTT ENE TO END, SIDING OR TRIM PROVIDE A 15-0EGREE (MINIMUM) BEVEL ON ENDS OF JOINING BOARDS. FLASH CONTINUOUS ABOVE ALL PROJECTING WOOD TRIM I IRC SEC. 1031 SAFETY: 81. EVERY DWELLING MUST HAVE ITS ADDRESS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET I IRC SEC. 319.1 1 82. EVERY BASEMENT, HABITABLE ATTIC AND EVERY SLEEPING ROOM MUST HAVE AT LEAST ONE OPERABLE WINDOW OR EXTERIOR DOOR APPROVED FOR EMERGENCY EGRESS OR RESCUE. WINDOWS MUST HAVE A MIN. NET CLEAR OPENING OF 5.7 SQUARE FEET (5.0 S.F. IF LOCATED ON GRADE FLOOR), A MIN. NET FREE OPENING HEIGHT OF 24" AND A MIN. NET CLEAR OPENING WIDTH OF 20 INCHES. FINISHED SILL HEIGHT MAY NOT BE MORE THAN 44" ASV, THE FLOOR. ESCAPE WINDOWS SHALL BE OPERABLE FROM THE INSIDE WITHOUT THE USE OF KEYS, TOOLS OR SPECIAL KNOWLEDGE I IRC SEC. 310 1 83, ATTIC ACCESS TO BE MINIMUM 22"x30", BE READILY ACCESSIBLE AND MUST HAVE 30" UNOBSTRUCTED HEADROOM ABOVE I IRC SEC. 801 1 84. WHEN WORK 18 PERFORMED THAT REQUIRES A PERMIT OR WHEN A SLEEPING ROOM IS CREATED THE ENTIRE BUILDING MUST BE PROVIDED WITH SMOKE ALARMS. A SMOKE ALARM MUST BE INSTALLED IN EACH SLEEPING ROOM AND 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 ALARMS SHALL BE LISTED IN ACCORDANCE WITH UL 217 AND HOUSEHOLD FIRE WARNING EQUIPMENT PROVISIONS OF NFPA 12 I IRC SEC, 314 1 85. FOR NEW CONSTRUCTION AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS IN DWELLING UNITS WITHIN WHICH FUEL -FIRED APPLIANCES ARE INSTALLED AND IN DWELLING UNITS THAT HAVE ATTACHED GARAGES I IRC SEC, 315 1 86. PORCHES, BALCONIES, RAMPS OR RAISED FLOOR SURFACES LOCATED MORE THAN 30" ABOVE THE FLOOR OR GRADE BELOW SHALL HAVE GUARDS NOT LESS THAN 36" IN HEIGHT, OPEN SIDES OF STAIRS WITH A TOTAL RISE OF MORE THAN 30" ABV. THE FLOOR OR GRADE BELOW SHALL HAVE GUARDS NOT LESS THAN 34" IN HEIGHT MEASURED ABOVE THE 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. 312.1 1 87. INSTALL 1/2" GYPSUM WALLBOARD (MIN.) AT GARAGE/HOUSE WALL AND GARAGE BEARING WALLS. INSTALL 5/8" TYPE-X GYPSUM WALLBOARD AT GARAGE CEILING TYPICAL. INSTALL 20-MINUTE RATED DOOR BETWEEN HOUSE AND GARAGE I IRC SEC. 302.6 1 NOTE: SELF -CLOSING HARDWARE REQ'D BY CODE Be. THE FLOOR SURFACE IN A GARAGE SHALL BE NON-COMBUSTIBLE AND SLOPED TOWARD THE MAIN VEHICLE ENTRY DOOR- WAY I IRC SEC. 309.1 1 AUTOMATIC GARAGE DOOR OPENERS SHALL BE LISTED IN ACCORDANCE WITH UL 325 I IRC SEC. 309.4 1 89. BATHTUB AND SHOWER FLOORS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS AND IN SHOWER COMPART- MENTS SHALL BE FINISHED WITH A NON -ABSORBENT SURFACE TO EXTEND TO A HEIGHT NOT LESS THAN 72" ABOVE THE FLOOR I IRC SEC, 301 1 SO. FURNACE SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S INSTALLATION INSTRUCTIONS AND THE REQUIRE- MENTS OF IRC CHAPTERS 13 THROUGH 20 4 CHAPTER 24. IF LOCATED IN GARAGE FURNACE AND HOT WATER TANK SHALL BE ELEVATED SO THAT PILOTS, BURNERS, HEATING ELEMENTS AND SWITCHES ARE MIN. 113" ABOVE GARAGE SLAB. STRAP HWT TO WALL I IRC SEC. M1301.3 1 PROVIDE OVERFLOW PAN 4 PIPING AND INSTALL TEMPERATURE 4 PRESSURE RELIEF VALVE (lW PIPE TO EXTERIOR TERMINATION) PER IRC CHAPTER 28. VERIFY PROTECTION FROM IMPACT BY AUTOS FLUMBING: 10'., NO PLUMBING OR DRAINAGE SYSTEM OR BUILDING SEWER MAY BE COVERED, CONCEALED OR PUT INTO USE UNTIL IT HAS BEEN TESTED, INSPECTED AND APPROVED I UPC SEC. 103,5.1,3 1 102, PLUMBING SUPPLY PIPING SHALL BE TESTED WITH WORKING WATER PRESSURE OR, EXCEPT PLASTIC PIPING, 50 PSI AT PRESSURE I UPC SEC, 609.4 1 103. PLUMBING DRAINS SHALL BE TESTED WITH WATER FILLED TO THE HIGHEST VENT IN THE SYSTEM OR 5 PSI AIR PRESSURE I UPC SEC, 112.2.3 1 104, ALL PIPING PASSING UNDER OR THROUGH WALL SHALL BE PROTECTED FROM BREAKAGE. APPROVED PROVISIONS SHALL BE MADE FOR EXPANSION OF HOT WATER PIPING. VOIDS AROUND PIPING PASSING THROUGH CONCRETE FLOORS ON THE GROUND SHALL BE APPROPRIATELY SEALED I UPC SEC, 313.1 1 105. HORIZONTAL PIPING SHALL BE SUPPORTED AT SUFFICIENTLY CLOSE INTERVALS TO PREVENT SAGGING, PIPE SUPPORTS FOR ASS MAY NOT EXCEED 4 FEET ON CENTER I UPC SECS, 314.5 4 314.5.1 1 106, WHIRLPOOL BATHTUBS SHALL BE PROVIDED WITH A REMOVABLE PANEL OF SUFFICIENT DIMENSION TO ACCESS THE PUMP I IRC P222-120 1 101. SHOWERS AND LAVATORIES TO HAVE 2.5 AND 2.2 GALLON PER MINUTE FLOW RATE, RESPECTIVELY. WATER CLOSET SHALL BE L6 GALLON/FLUSH MAX. 108. HOSE SIMMS SHALL BE PROTECTED BY AN APPROVED NON -REMOVABLE TYPE BACKFLOW PREVENTION DEVICE PER IRC CHAPTER 29 109. ALL PLUMBING FIXTURES, INCLUDING TOILETS, SHALL BE CAULKED OR SEALED AT THEIR BASE I UPC SEC, 401.2 1 110. ALL WATER LINES TO BE PROTECTED FROM FREEZING. IF WATER LINES ARE NOT LOCATED COMPLETELY BETWEEN HEATED SPACE AND INSULATION PROVIDE MIN. R-3 INSULATION WHERE REQUIRED TO ASSURE PIPES ARE PROTEC- TED FROM FREEZING MECHANICAL: 121. NO MECHANICAL SYSTEM OR EQUIPMENT REGULATED BY THIS CODE MAY BE CONNECTED TO FUEL SOURCE UNTIL APPROVED BY THE BUILDING OFFICIAL I IRC SEC. 111.1 / NFPA 54-7.1.1.1 1 122. GAS PIPING SHALL BE TESTED AT A MINIMUM PRESSURE OF 3 PSI. GAUGES USED FOR TESTING MUST HAVE AN UPPER RANGE OF NOT MORE THAN 5 TIMES THE TEST PRESSURE I IRC SEC. G2411.4.1 / NFPA 54 1 123, CLOTHES DRYER DUCTS SHALL BE CONSTRUCTED OF MINIMUM 0.016" THICK RIGID METAL HAVING SMOOTH INTER- IOR FINISHES WITH JOINTS RUNNING IN THE DIRECTION OF AIR FLOW. NO SCREWS SHALL BE USED. TRANSITION 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 TERMINATE AT OUTSIDE OF BUILDING WITH TERMINATION PER DRYER MFR. SPECIFICATIONS. TERMINATE MIN. 3 FEET FROM ANY OPENINGS INTO BUILDING. DUCT SHALL HAVE SACKDRAFT DAMPER AND SHALL NOT BE SCREENED. MAXIMIM DUCT LENGTH SHALL BE 35 FEET AND SHALL BE REDUCED IN ACCORDANCE WITH IRC TABLE G2439.1.4,1. DRYER EXHAUST SYSTEMS SHALL BE INDEPENDENT OF OTHER SYSTEMS 124. WHOLE -HOUSE EXHAUST FAN (IF REQUIRED) TO HAVE A BONE RATING OF 1.5 OR LE58 4 BE WIRED TO A TIMER OR DEHUMIDISTAT. VERIFY PROPER INSTALLATION OF BAFFLES TO MAINTAIN REQUIRED VENT OPENINGS IN CEILING. IF FRESH AIR SYSTEM IS INSTALLED CONNECT TO RETURN AIR WITHIN FOUR FEET OF THE AIR HANDLING UNIT. PROVIDE OUTDOOR INTAKE DUCT WITH DAMPER TO LIMIT AIR FLOW TO 145 CFM UNDER NORMAL OPERATING CONDITIONS. UNDERCUT INTERIOR DOORS TO ALLOW AIR MOVEMENT 125. EXHAUST FAN LOCATIONS 4 SIZES REQUIRED TO COMPLY WITH THE WASHINGTON STATE VENTILATION 4 INDOOR AIR QUALITY (vIAQ) CODE ARE AS FOLLOWS: KITCHEN: 100 CFM (RANGE HOOD ACCEPTABLE) LAUNDRY: 50 CFM MIN. BATHROOMS: 50 CFM MIN, NOTE: ALL EXHAUST FANS ON 20-MINUTE TIMER. EXHAUST FANS TO VENT TO OUTSIDE AIR NO CLOSER THAN 3 FEET FROM ANY OPENING 126. ALL GAS COMBUSTION APPLIANCES (EXCEPT KITCHEN RANGE 4 CLOTHES DRYER) TO HAVE COMBUSTION AIR DUCTED DIRECTLY TO THEM WASHINGTON STATE ENERGY CODE COMPLIANCE: 131, COMPLIANCE DATA FOR THE 2015 WASHINGTON STATE ENERGY CODE (IRC CHAPTER IU IS AS FOLLOWS: FLOOR: R-30 WALLS: R-21 FLAT CEILING: R-49 (R-38 ALLOWED IF INSULATION DEPTH MAINTAINED TO OUTSIDE FACE OF EXTERIOR WALL) VAULTED CEILING: R-36 DOORS: U•.200 MAXIMUM (VERIFY WEATHERSTRIP IS INSTALLED) WINDOWS: U".400 MAX. SKYLIGHTS: U-.550 MAX. WATER LINES IN UNHEATED AREAS TO BE INSULATED TO R-3. HEAT DUCTS TO BE R-8 MIN, 4 EXHAUST DUCTS MIN. R-4 (SEAL JOINTS, CORNERS AND BOOTS). VERIFY INSULATION IS INSTALLED BEHIND PARTITIONS, IN CORNERS, FITTED AROUND WIRING 4 PIPES AND IN SPACES BEHIND BATHTUBS 4 SHOWERS. INSULATE ALL ACCESS DOORS/HATCHES TO CRAWLSPACES/ATTICS TO THE EQUIVALENT RATING OF THE INSULATED FLOOR, WALL OR CEILING THROUGH WHICH THEY PENETRATE 4 INSTALL WEATHERSTRIP TO MINIMIZE AIR LEAKAGE. SEAL OPENINGS AROUND INTERIOR PLUMBING PIPES a EXTERIOR WALLS. REFER TO 2015 WSEC CHAPTER 4 4 IRC CHAPTER II FOR VERIFICATION OF INSULATION VALUES (CHECK WITH BUILDING DEPARTMENT OF JURISDICTION FOR ADDITIONAL INSULATION REQUIREMENTS THAT EXCEED THE 205 WSEC) 132. INSULATION TO FILL ALL EXTERIOR WALL CAVITIES -DO NOT COMPRESSI CUT TO FIT AROUND PIPES, WIRES 4 OUTLET BOXES. RECESSED FIXTURES IN EXTERIOR WALLS TO HAVE MIN. R-5 INSULATION BEHIND THEM 133. BLOWN -IN ATTIC INSULATION TO BE INSTALLED IN STRICT CONFORMANCE WITH MANUFACTURER'S RECOMMENDATIONS FOR DENSITY 4 COVERAGE. PROVIDE VENTILATION BAFFLES IN ATTIC WHERE REQ'D TO MAINTAIN I" AIR SPACE. BAFFLE TO EXTEND 6" VERTICALLY ABOVE THE BATTS AND 12" VERTICALLY ASV. LOOSE -FILL INSULATION. PROTECT ALL FOAM INSULATION WITH METAL, PLASTIC OR PARGING AT BELOW -GRADE CONDITIONS 4 WHERE EXPOSED ABV, GRADE TO PRE- VENT DAMAGE 134. A ONE -PERM (OR LESS) VAPOR RETARDER (KRAFT PAPER, PVA PAINT, ETC.) IS TO BE INSTALLED ON THE WARM SIDE OF THE INSULATION 135. ALL RECESSED LIGHT FIXTURES IN THE THERMAL ENVELOPE TO BE CERTIFIED UNDER ASTM E-255 AND SO LABELED OR SEAL AROUND THE EXTERIOR IN AN APPROVED MANNER TO BE AIR -TIGHT 136. SOLE PLATE IS TO BE CAULKED OR GLUED TO FLOOR. RIM JOIST BTWN. STORIES TO BE CAULKED/SEALED. ALL HOLES IN BUILDING ENVELOPE TO BE CAULKED/SEALED INCLUDING BUT NOT LIMITED TO ELECTRICAL, PLUMBING 4 WVAC PENE- TRATIONS. OUTLETS, SWITCH BOXES AND RECESSED FIXTURES ON EXTERIOR WALLS OR CEILINGS ARE TO BE CAULKED/ SEALED WITH APPROVED SEALANT OR HAVE FOAM FACE GASKETS INSTALLED. ALL RECESSED LIGHTS TO BE IC RATED, AIR TIGHT 4 SEALED TO SURROUNDING GWB. ROUGH OPENING AROUND ALL WINDOWS 4 DOORS TO BE SEALED/CAULKED 1311 THE BUILDING OR DWELLING UNIT SHALL BE TESTED 4 VERIFIED AS HAVING AN AIR LEAKAGE RATE OF NOT EXCEEDING 5 AIR CHANGES PER HOUR. TESTING SHALL BE CONDUCTED WITH A BLOWER DOOR AT A PRESSURE OF 0.2 INCHES W.G. (SO PASCALS). WHERE REQUIRED BY THE CODE OFFICIAL, TESTING SHALL BE CONDUCTED BY AN APPROVED THIRD PARTY. A WRITTEN REPORT OF THE RESULTS OF THE TEST SHALL BE SIGNED BY THE PARTY CONDUCTING THE TEST AND PROVIDED TO THE CODE OFFICIAL. TESTING SHALL BE PREFORMED AT ANY TIME AFTER CREATION OF ALL PENETRATIONS OF THE BUILDING THERMAL ENVELOPE. ONCE VISUAL INSPECTION HAS CONFIRMED SEALING (SEE WSEC TABLE R402.4.1.1), OPERABLE WINDOWS 4 DOORS MANUFACTURED BY SMALL BUSINESS SHALL BE PERMITTED TO BE SEALED OFF AT THE FRAME PRIOR TO THE TEST I WSEC R402,4,1,2 I ABBREVIATIONS: a AT A.B. ANCHOR BOLT ADD. ADDITION ADJ. ADJUSTABLE A.F.F. ABOVE FINISH FLOOR ALT. ALTERNATE ALUM. ALUMINUM BA. BATH BDRM. BEDROOM BLDG. BUILDING SLKG, BLOCKING B.O. BY OWNER SOT. BOTTOM BWP BRACED WALL PANEL CAB. CABINET CSMT. CASEMENT (WINDOW) rt CENTERLINE CLKG. CAULKING CLO. CLOSET CMU CONC. MASONRY UNIT COL. COLUMN CONC, CONCRETE CONST. CONSTRUCTION CONT. CONTINUOUS CPT. CARPET G.T. CERAMIC TILE DIA. DIAMETER D DRYER DBL. DOUBLE DF DOUGLAS FIR D.F. DRINKING FOUNTAIN DN. DOWN DR. DOOR DTL, DETAIL DW DISHWASHER DRWG. DRAWING EA. EACH EL. ELEVATION ELEC. ELECTRICAL ELEV, ELEVATOR ENG'R ENGINEERING) EQ. EQUAL EQUIP. EQUIPMENT EXP. JT. EXPANSION JOINT EXIST, EXISTING EXT. EXTERIOR F.D. FLOOR DRAIN FIN, FINISH F,F, FINISHED FLOOR FLR, FLOOR FDN. FOUNDATION F.O.C, FACE OF CONCRETE F.O.S. FACE OF STUDS FT. FOOT OR FEET F.E. FIRE EXTINGUISHER FRPLC, FIREPLACE FURN. FURNACE GA, GAUGE GALV, GALVANIZED G.B. GRAB BAR GLU-LAM GLUE -LAMINATED GR. GRADE GWS GYPSUM WALLBOARD HS HOSE SIBS HDWD. HARDWOOD HORIZ, HORIZONTAL HWT HOT WATER TANK INSUL. INSULATION INT. INTERIOR KIT, KITCHEN JST, JOIST LAv. LAVATORY MATL, MATERIAL WF HEM -FIR MAX. MAXIMUM M.B. MACHINE BOLT MECH. MECHANICAL MEMB. MEMBRANE MICRO. MICROWAVE MIN. MINIMUM MTL. METAL N.I.G. NOT IN CONTRACT N.T.S. NOT TO SCALE O.G. ON CENTER ODWH ON -DEMAND WATER HEATER O.F,C.I. OWNER TO FURNISH, CONTRACTOR INSTALL OH. OVERHANG O.H. OVERHEAD OPNG. OPENING OPT, OPTIONAL PH PHONE PIC PICTURE (FIXED WDW,) P.I.P. CONC. POURED -IN -PLACE CONCRETE P. LAM PLASTIC LAMINATE PLAS. PLASTIC PLWD. PLYWOOD PR. PAIR P.T, PRESSURE -TREATED R RISER R.D. ROOF DRAIN REF. REFERENCE REFG, REFRIGERATOR REQ'D REQUIRED RM. ROOM R.O. ROUGH OPENING S 4 R SHELF 4 ROD S.F. SQUARE FEET SGD SLIDING -GLASS DOOR SH SINGLE -HUNG (WINDOW) SWWR. SHOWER SWTH'G SHEATHING SIM. SIMILAR SPEC, SPECIFICATION SQ, SQUARE 815, STAINLESS STEEL STD. STANDARD STL, STEEL STOR. STORAGE STRUCT. STRUCTURAL SUSP. SUSPENDED T 4 G TONGUE 4 GROOVE TEMP. TEMPERED THK. THICKNESS T.O. TOP OF TV TELEVISION TYP. TYPICAL U.N.O. UNLESS NOTED OTHERWISE V.T.O. VENT TO OUTSIDE VERT, VERTICAL VEST. VESTIBULE VIN. VINYL W WASHER W/ WITH WC WATER CLOSET WD. WOOD WDW. WINDOW W/O WITHOUT WP WATERPROOF W.W.F. WELDED WIRE FABRIC XO SLIDER (WINDOW) LANDED GENTRY HOMES AND COMMUNITIES F'ER IRC 2015 LOWMAN GENERAL NOTES JOB NO: LOWMAN DESIGNED: LG DRAWN: BJ/JR DATE: 4/12/2017 SHEET AJ01 4 WA J TV/TELD 1 E - - - - - - - - - - - - I I I 150 CFM Y I (MIN.) / 1 EX. FAN U V II I1-Z 50 CFM (MIN.) Q F=== LL \ EX. FAN Kd�' Mj3-w X1 XI .41 p p TO GARBAGE POSAL II \ II - � 11� II ICI I I Illu, 1I 1 III IIIII i��11'I 11611 I I I III III � IWyIIIW�IlY1�IlYWWWWIW1Yl —I J 1 O L — 1 W \ t DW O i Y / Q 214 ' HANGING RAN4 W/ / FIXTURE 100 CFM MICRO/ I NOOq ABV, o {Y - T 50 CFM J i = / (3) PENDANT l7 (MIN.J I LIGHTS EX. FAN F SD -y co- - - - - - - - - - - - - - - - - - - - - -: 7-4 \ Y I _A - — I 1 Y50 GFM TO OWER p'fl MN.) F) (ITV/1EL �I \ O / I,I EX FAN ' n j \ I / `� IkIXTU/RE� , TV/TEL 1`\ m, - - - - _ U \ LL i TO GARAGE EXT. LIGHTS MAIN FLoOfR ELECTfRICAL FLAN SCALE: 1/4" = I'-O" I I I I I I I I I I I I I I I I I I I I I I I I I I I I L _ — -- - - - - - - -- - - --- - - - - - - - ----------- I I I OPT. DOOR I I / I ' a TV/TEL ' ' TV I � I I 1 DEDICATED FOR FREEZER I � I I / \ `1` l 111 II III IIIIIII nnull 11 IIII11,1111 i 111111 111111,1114111wid IAIWI illnanlmiWl 110 iId LY lili it h, i111Wll leuliui A101y IS co -R — -— �I LIh11 IIILJ IIIInYIWn IW JIIIILIIIIIIILIIIIulllll IIIIUIIJUJIII �ulll IIJIIYu1111L1111.1 I SD - - - - - - - - - - - - TO MAIN r � CLG. � ' _ /� 7V/TELCII ---------------------------------------- WANGINZi kIXTUREX 50 CFM (MIN.) rrorX. FAN � I I - I I — I A — — J I - I I I I I I I L— — — — — — — — — — _ — J � — — — — LOWEfR FLOOfR ELECTfiRICAL FLAN SCALE: 1/4" = 1'-0" 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/ 2015 IRC M1503, FAN NOISE NOT TO EXCEED 1.5 SONES a O.I INCHES WATER GAUGE. EXHAUST FANS TO BE VENTED TO OUTSIDE AIR TYP. VERIFY ANY ADDITIONAL LIGHTING, A/V OR COMPUTER WIRING REQUIREMENTS W/ OWNER AND/OR BUILDER INTERIOR LIGHTING: A MINIMUM OF 50 PERCENT OF ALL LUMINAIRIIES SHALL BE HIGH EFFICIENCY LUMINAIRIES, EXTERIOR LIGHTING: LUMINAIRIES PROVIDING OUTDOOR LIGHTING AND PERMANENTLY MOUNTED TO A RESIDENTIAL BUILDING OR TO OTHER BUILDINGS ON THE SAME LOT SHALL BE HIGH EFFICIENCY LUMINAIRIES. LANDED GENTRY HOMES AND COMMUNITIES REVISIONS BY: 2-12-I8 JR Q5-16-IS JR ELECTRICAL PLAN KEY -7--r- WALL SCONCE RECESSED CAN CEILING FIXTURE EYEBALL CAN Aso SMOKE DETECTOR Q EXHAUST FAN / EXHAUST FAN W/ LIGHT LIGHT SWITCH $3 3 WAY LIGHT SWITCH $4 4 WAY LIGHT SWITCH $? TIMER SWITCH (b WALL OUTLET 120 VOLTS (W 220 VOLT OUTLET (DRYER 8 OVEN PLUG) WATER PROOF GROUND FAULT (L Wpm INTERRUPTER OUTLET 120 VOLTS GROUND FAULT INTERRUPTER (beg �W OUTLET 120 VOLTS Q Q TELEVISION, TELEPHONE AND INTERNET MODULE PULL CHAIN LIGHT �} WALL MOUNTED LIGHT ® HARDWIRE OUTLET NOTE: SMOKE DETECTOR (SD)SE0110V INTERCONNECTED WITH BATTERY BACKUP LOWMAN ELECTRICAL PLANS COASTAL 1 & 2 JOB NO: LOWMAN DESIGNED: LG DRAWN: JR DATE: 5/01 /2017 SHEET E-lml WA a +� Lower level Walls and Main Floor Framing 1/8" = 1' - No significant changes to floor and deck framing. Use Foundation and Lower Floor Framing 1/8" =1' previous and per Arch.; Use per Arch except as nosed. - No changes to front (south) wall. Use previous and per Arch. - New shear walls are indicated. Use previous callouts. I ' New headers are indicated. Use previous cailouts. 1 IhBr� ' I ✓ ---- — t --------------- I, ✓ I ' GYBiLJP R.R..Rw r I BA;t.tHekn tLlMnW 1 ' ✓ P2 ..., i I . •I tub *CGETNEF W/ 15)IOa y NSYB PE14 IqC IlJO1B' t•1-' �-- 1 V 5 Jj. a I p at A 1►' uvlc� I i, I , - , I VJ t\ C ✓ Y r' I j SI Y r GG�� ��• Ledger - Concrete Attachment Ledger: Use min., 2x PT ledger at least as tall as joists. Connection: Use 5/8" diameter x min-, 4" embedment, Titen HD or wet -set bolt, Y 16" OC max, staggered, and within 8" of splices and ends, with 3" x .25 washer. Min distance from centerline of bolt to top or bottom of ledger = 2.75" Q C- uj 1✓ t�ti ct l tv e-t:::� I tJGI I - -- -- --_ffi- -- --- - -W- ___ N I - ,•---�--.r ;mil r u`---------- N } 41 (-j L� t.,IC f[ '' l l�Ci -ATEj-_y a t{ar S- vW6,2 i t v kA_ I . e1+oP •t POCT O�PJ ' FAMILYMEUTA ROOM tt en. Mo GONG. IYALl. 1,` ,4A NEf2PV ur fYJ116EN, I- 'Ly m� T r S•-Aly' ]'-^�• b +2 • 'n • A GA� Y Y a 'JGi�1 l.l, ](-I• , ]3'-'c' a y� 5or. Qr i r C �V I� ENTRY G; (• n MAT Z�N a 21N Ij ! sE ; et s -_. iP• Zell `7„j j' a Tug 0 IUI 2.4' —� Boeo xo neD xO ''I l W 3 > ve. tl.e r1E-v D<v- 3 ►t --I- I B-0° OVdANEab GA4gGE D:YW � P0 C�tG�TlkjC', E��JcI-6� ,:1rJC, Upper Level Walls and Roof Framing 1/8" =1' - No changes at this level. Use previous design and per Arch. µr I t'4e--t.v ��Ctt tJ t✓�r�t 14 C' i SEPROO" c i Srzp4aarg HOe5 LANDED GENTRY ii O M E S AND C O M MU N I T I ES i REVISIONS 57: 5-e-14 JR COMPLETE NEW SHEET (NEW i EXISTING ENGINEERING COMBINED) LOWMAN STRUCTURAL NOTES & DETAILS JOB NO: DESIGNED: DRAWN: DATE: SHEET LOWMAN LG 6/04/2019 S-1 I I '3a , ,� Nuc4 1ti 6/1I'M ]: BQGW BEd dBAB OR B {EAQ_ FNL 60vb l MAIN FLOOR FRAMING FLAN ��tr—�� (ter �hiG11tS���'hd.iG� Structural Callouts� — CoovriQht ConstruetioaCalc. Inc (CCD 13 TS Twisted Strap - Joist Holdown * Min., Capacity: Good for 1,215 lb. tension. * Twisted Strap. Use min., TS22 twisted strap applied vertically. !Attach to beam or floor joist above. Attach to double stud below. I 14 TS Twisted Strap - Joist Holdown * Min., Capacity: Good for 1,450 lb. tension. _ * Twisted Strap: Use min., HTS30 twisted strap a_Pplied vertically to outside of wall sheathing. - -- strap, to cantilevered floor joist above. Wrap overtop if necessary. - Attach to double stud below. 15 IF Floor -To -Floor Holdown * Alin., Capacity: Good for 1705 lb tension. * Strap: Use CS 16 vertical strap applied to outside of wall sheathing. Attach to 2 2x, 3x, or 4x studs lined up a`uove and below rim joist. Fill all nail holes with 16d. If strap falls on rim, header or beam below, nail to rim, header or beam and wrap around bottom if necessary. _ i * Eod Distance: 12" min. to each upper and lower studs. Approx total length = 24" + depth of floor system. IS HD Alt i - Holdown - Embedded Strap Type. _ * Min. Capacity. Good for 3815 lb. uplift, wet set application only. I * Holdown: Use ST HD14 for no rim joist condition. For rim joist condition use STHDI4RJ. * Nails: Use 30, 16d to firll-height stud as follows. * Stud Use larger of. king stud as speed elsewhere; or choice of 2- 2x, 3x, or 4x. Aft 2 - Holdown Bolt Type - --- * Holdown: UseHDU5.--- * Lags Use 14 SDS 1/4 x 2.5 to full -height stud per above. I Anchor 801117 Use 518" diameter SSTB24, or 5/8" all -thread with nut and 3" washer on embedded end. Min * _ embedment = 16".- -- — --_ -- ---- — - - - -- - -- - If too long, to fit in footing, bend 90-degrees at bottom of footing, maintain 3" cover at bottom of footing. i_.-.- . --. _ _ - If cripple wall below, use all -thread and CNW coupler nut or similar. 19DS Drag Strap * Min., Capacity: Good for 1,705 lb tension * Drag Strap: Connect beam end to exterior wall top plate beyond with CS16 x 24", centered over beam / top plate intersection. - Strap must be straight and horizontal. — -- - Strap may attach to either side or top or bottom of members connect — --- - * Nails: Use 10d, all holes filled. r !/ (D1 1 Shear wall top connection - framing parallel. CD2� Shear wall top connection - framing perpendicular. �t Fit fix Saw%I46r}ao K,n .s• Sp�ittrp ; qu., um sr�t� Structural Shear Wall Caitoutse Convrieht ConstructionCale. Inc (CCI1 i Typical Shear Wall Callout Symbol I tl'his symbol indicates a dedicated shear wall or panel, the type per callout below. !,falls without this symbol are not dedicated shear walls - use code -standard construction. IPW ! Mtn; length of shear panel. ft. 3.4 = If 'W", construct entire Wail per t8is callout, with minimum individual panel lengths indicated on plan. If "NS", meant; Not a Shear Wall. wild per code minimum. } Sill Rot anchor 'Top of plate to max Capa- Stud Nail Edge Sill Block- "fop of wall fram- spc'g ! city, Nails Stud Stud i mat'i / Field Top plate & ing at wall Conn to ing, min. wind/ Sheath- or height, spac'g, Stud (see spac'g @ Top plate studs unsup- Conn to perpen- max. Mud sill embed- Call- seis, ing, Sides of ! screws, max., max., i size, std st'l Stud Plate, splice, w/ edge ported parallel dicular spc'g, anchor to[ ment, out Eh, pit two. wall size ft. in. min. specs) spac'g, in. min. min. nail'g edges framing framing in. concrete in. 6 � qt.r one, _,--.. 11 -_ 5�wct5G�� 7116" either 12 16 2x6 bl12@l6 , 48" lap 1 PW 168/ 0S13 or side, 8d _.._. 2-2x4 w/ 8- 2x n CwT 120 plywo- apply 16d od directly , 16 12 2x6 Sawn 6112@12 to studs ! 22 12 1.75x5.5 LVL 6112@12 ' To 490t 2PW (same) (same) (same) (same) (same)' (same) !(same)) 4/)2@161 (same) (same)': (same) 350 20 H ;Header +? Header: use min: 2x6, talldimension vertical in "L" configuration. Or use min., 2- 2x6, or 4x6. -For "L" configuration, connect vertical header member to flat 2x with 16d @ 4" OC. — * Trimmer: (a.k.a., Jack Stud) Use min., I- 2x, or concealed flange hanger, each end. As alternate, may use FC4 for 2x4 wall, FC6 for 2x6 wall. (FC4 good for 865 lb... FC6 good for 1010 lb.) * King Stud: full height bottom plate to top plate: Openings wider than 5% use min., 2- 2x, each end. Openings 5' wide and less, use min., 1- 2x, each end. - 21 H Header * Header: use min: 2x10, tall dimension verlacal in "L" configuration. Or use min., 2- 2x8, or 4xg. For "L ' configuration, connect vertical header member to flat 2x with 16d @ 4" OC, * Trimmer. (a.k.a., Jack Stud) Use min., I- 2x, or concealed flange hanger, each end. As alternate, may use FC4 for 2x4 wall, FC6 for 2x6 wall. (FC4 good for 8651b., FC6 good for 1010 lb.) * King Stud: full height bottom plate to top plate: Openings wider than 5% use min., 2- 2x, each end. Openings 5' wide and less, use min., 1- 2x, each end. 22' H Header * -- Header use min: 2- 2x10; or 410. - i Trimmer: (a.k.a., Jack Stud) use min., 1- 2x, or concealed flange hanger, each end. - * Icing stud: full height bottom plate to top plate: - — Openings wider than 5', use min., 2- 2x, each end. -- - - Openings 5' wide and less, use min., I- 2x, each end. 23 H Header * Header: use min: 5x13.5 glulam, LVL, or PSL. ~ * Trimmer: (a.k.a., Jack Stud) use min., 2- 2x, each end. * , King stud: Use min., 3- 2x, each end, full height bottom plate to top plate. 30 R !Rim - --- * I Use min., 1.5 x 11.25 LVL. 31 L !Ledger - Deck Joists to Rim. i * Ledger: Use min., 2x, PT ledger, at least as tall as joists. _ ,Ledger Connecion: Connect to rim with SDS or LedgerLOK at max., 12" OC and within 3" of ends and lices. ;'Where ledger cantilevers, use 4 SDS or LedgerLOK spaced 3" apart. Center this cluster of connectors 6" from ! fiend of rim joist. Min. backspan of Leger before a splice = 8'. 1 SDS or LedgerLOK to be of length necessary for full penetration in rim. * Joist Connection: Connect joist to ledger with U or LU hanger. Ti P Post Post: Use min., 3- 2x4, or 2- 2x6, or 4x6. - -+— - - — * :Floor -To Floor Condition: Where bearing on floor with post below, ensure solid blocking through floor _ ;cavity. 73 P Post * i .Post: Use min., 4x6 PT I Cl Cl� CI t N Get? t t Gi Con't 5/8" ]-boil Con't sheathing or 5/8" sheathing +blkg or or A34 or R2.5 or Titen HD, NA LTP4 at SDWC- 16d @ 6 w/ 3" 72/4 36" 15600, @ wshr. Or S Dl 24" MASA or MASAP 8ce 2x (same) (same) 16d @ 4' (same) I 36/4 Standard Structural Specifications' — Copyright, Tim K. Garrison, P.E. BASIS OF DESIGN - APPLICABLE CODES: Code. The designs herein are prepared in accordance with the 2015 IBC. Construction shall conform with the most recent building code adopted by the approving jurisdiction. LIMITED SCOPE OF CONSULTANT'S WORK: Consultant. The consultant in responsible charge of the work indicated herein is Tim K. Garrison, P.E., doing business as ConstructionCalc, Inc., hereafter indicated as "CCI" Scone of Consultant's Work. The scope of work of CCI is limited to structural analysis of a new single- family residence as follows: * This model was analyzed previously by CCI. Certain foundations, beams and columns did not change and are approved herein by inspection. The previous analysis was CCI job no. 04055, 6/30/14, sealed by Tim K. Garrison, PE. * This analysis is for the Lowman model, versions Coastal I and Coastal 2. * This analysis may be used for any such models constructed in the Landed Gentry 48 North community in Anacortes, WA. * If any variation(s) to the above models is/are made, an addendum to these calculations is required. CCI takes responsibility only for items specifically addressed in our drawings and calculations. Constructed items not specifically addressed herein shall be built per minimum code. LOADS Following are the loads used for the subject design / analysis: 0 Roof live: 20 psf. 0 Exterior wall dead: 10 psf 0 Roof + ceiling dead: 15 psf 0 Interior wall dead: 7 psf 0 Roof snow: 25 psf 0 Seismic Factors: Ss= 1.10, S1= 0.437 0 Floor live: 40 psf 0 Seismic Des Category: "D" 0 Floor dead: 15 psf 0 Wind Exposure ' C', 3-sec gust: 120 mph O Deck live: 40 psf 0 Assumed allowable soil bearing pressure, 0 Deck dead: 10 psf. 1,500 psf. SINGLE PROJECT: The calculations, drawings, notes, specifications, and / or tables prepared by CCI are valid only for the project indicated herein. These documents are not valid, are not applicable to, and shall not be used for any other project at any location other than 48 North, Anacortes. COMPETENT CONSTRUCTION PERSONNEL / SAFETY: Only competent personnel familiar with construction and safety practices germane to the project shown herein should be employed to assemble and construct the work. Contractor shall be responsible to comply with all OSHA and State Labor and Industries Standards. Contractor assumes full responsibility as to construction methods used, safety provisions employed, and the finished as -built condition of the structure and related systems. t�c(:q ei'Aq(f�eE,?.1t�C, LANDED GENTRY HOMES AND COMMUNITIES REVISIONS I BY: 5-9-14 ) JR COMPLETE NEW SWEET (NEW 4 EXISTING ENGsINEERINCs COMBINED) STRUCTURAL NOTES & DETAILS Job No: LOWMAN DESIGNED: LG DRAWN: JR DATE: 6/04/2019 SHEET S-2 WA J M.N. I ERIALS AND METHODS: Pro% ide 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, beasts, columns, and floors during construction. Design of same is not included herein. Contractor or owner should check all temporary- �upnorting devices with a qualified person. Contractor shall be responsible for the adequacy of all terrnorm and/or permanent support systems. Retaimn 'i r'alls. Do not backfrll against retaining walls until concrete has cured to at least 2,500 psi (okay , n,e high early strength admixtures or additional cement in the mix to achieve this). For retaining walls drat are to be connected at their top to horizontal floor diaphragms, do not backfill against the retaining wall V.- � such horizontal diaphragms are in place and properly connected to the retaining wall. FOOTINGS, FOUNDATIONS, SLABS ON GRADE: , t oteQbwcal Report: CC] is not aware of a geotechnical report for this project. CCI strongly recommends i ha, a_ geotechnical report be performed by a qualified geotechnical engineer for all construction projects. Solis anaivsis and geotechnical engineering are not a specialty of CCL CCI depends on others for the rON i sign of soils data, which includes but is not limited to: allowable bearing capacity, liquefaction t:oic:uial_ slope stability, active and passive lateral pressures, internal friction angle, and cohesion. In the ..b>euce of a geatechnical report CCI will make assumptions regarding soil parameters, however, CCI takes no rc-sponsibility or liability for future settlement, or damage or injury due to earth movement or failure of am kind. StructLtral,Fiil: "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 han pea gravel. All structural fill must be compacted per the following section. iron-Struct_ rat it : "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 -he following section. t onipaction: Place all fill materials in lifts not exceeding 8-inches. Compact using mechanical (vibratory or impact) methods. 1% paved areas and under structures, use structural backfrll compacted to 95% relative compaction. In non -paved or non -footing areas use structural backfiR or native backfll minus rocks, lumps, and organic :natter, compacted to 92% relative compaction. Where pipes enter and exit structures (distribution boxes, utility boxes, catch basins, manholes, etc.) use structural fill around the structure. Carefully place and compact to 95% relative compaction under and .*nand all pipes. When roots, rocks, or other undesirable materials cause over -excavation, fill over -excavation and compact per the above. i o.=datiort1 Footings on Soil: All footings and foundations to bear on undisturbed existing soil or str;:_ tural fill. All organic and deleterious material beneath footings and foundations to be removed and -ep':aced with structural fill. Bottom of footings to be below locally prescribed frost zone, not less than 12". 1 uundatiotts. Footintts on Rock: Where footings bear on rock, clean the rock free of dirt, moss, debris, or ether deleterious substances. Place concrete directly on cleaned rock. Where rock is sloped less than 3:1 8-degrees). no dowels into rock are necessary. t. .4ear wall anchor bolts shall be spaced a maximum of 72-inches and within 12-inches of ends and cu i,crs and shall be fitted with 2" steel plate washers. Use either 1/2" diameter x 8" min embedment wet - set, ,r 1 /2- 1-iten HD with 4" min embedment. ,Nun -shear wall anchors may be 0.145" diameter powder -actuated pins with 1-1/2" min concrete embedmeni, at 16" OC, unless otherwise shown. Pressure Treated Lumber. Use pressure treated lumber in contact with concrete and / or soil, and when dircztly exposed to weather. Pressure treating chemicals shall be inert, or otherwise non -reactive with metal connectors (including nails, bolts, framing connectors, etc.) or structural steel members. In c-rtain cases non -pressure treated lumber may butt against concrete. In these cases use a layer of heavy, asphaltic -treated construction paper between woad and concrete. BlockinS_BridainQ. Provide continuous blocking at all bearing locations. Provide full depth bridging or blocking at 8' OC max. in joist or rafters without continuous plywood diaphragm connection on the top. Framed floors which support posts shall be solidly blocked within the floor cavity to positively transfer post, C0111crn. or other concentrated loads through the floor to the supports beneath. [Ions. I:nless otherwise specified: Use washers on all bolts; tighten all bolts to a very snug wrench tight condition, use standard A307 bolts; for bolts in woad, drill the same diameter hole as the bolt; for bolts in steel driL' holes 1/16" larger than the bolt diameter. Provide the following minimum edge distances between cen-erlinc of bolt and all edges of bolted wood, and between centerline of multiple bolts: h inch diameter bolts ................... 3 inches 3-4 inch diameter bolts ................... 3.75 inches I inch diameter bolts ...................... 4.75 inches Ntininium distance between edge of bolt and any edge of steel plate (angles, gussets, flanges, webs, etc.) shall be One inch. LT-w,MCXfT shall specifically approve any bolted connection using less edge distance than shown above. Lag Bolt_._ All lag bolts greater in diameter than 1,14" shall have pilot holes pre -drilled. Size of pilot hole in threaded ltortion shall be 701/10 of the unthreaded shank diameter (or alternatively, 90% of the root diameter of the threaded portion). Pilot hole diameter of unthreaded portion shall be the same diameter as the unthreaded shank. PRF-FABRICATED FRAMING CONNECTORS: klanufactttter; Simpson brand is specified, however any other nationally recognized brand may be used provided that they are equivalent in their ability to carry all applied loads in all orientations. ln� tallatioiv The Contractor shall install all prefabricated items in strict accordance with the manufacturer's recommendations and requirements. The load carrying capacity of the prefabricated item cannot be guaranteed if this provision is not adhered to. Nails and screws which will be exposed to weather shall be t:id vtmizcd or stainless steel. If installation risks cracking of wood, contact engineer for alternate nailing and or aheniate connector. PREFABRICATED WOOD PRODUCTS: I'rc=ahricated "Trusses. Where shown on the plans, all prefabricated structural roofing members shall be designer? by a certified professional engineer. The prefabricated structural roofing designer shall provide to lh<'Contractor stamped design drawings with appropriate notes showing member sizes, forces, installation procedures. blocking, bracing, etc. Where rock is sloped 3:1 (18degrees) or greater, use #4 x 16" long dowels rotohalnmered 6" into rock. Rotohammered holes to be ''/a" diameter, perpendicular to face of rock. No epoxy is necessary. Dowels to be located as follows: 0 For continuous footings, use dowel within 6" of ends, corners, and intersections and at 48" OC max spacing. Dowels to be centered on stemwall. 0 For pad footings, use two dowels spaced 8" apart, centered on footing. if dowel is too long to fit in footing, use 90-degree bend as necessary to provide 2" cover at top of footing. Slabs on Grade. Subgrade below slabs shall be similar to the above. A layer of free draining material and a suitable vapor barrier (designed by others) are recommended for all interior slabs. FootingDrains. Footing drains, with washed drain rock or Mira Drain or equivalent extending to finished grade, shall be provided at the base of all footings and retaining walls which will have earth placed against them. Footing drains shall be 4" perforated pipe routed downgradient to daylight, unless otherwise specified. STANDARD CONCRETE: Standard Concrete. Concrete for footings, slabs, and walls shall attain a minimum 28 day strength of fc = 2,500 psi unless otherwise noted on Plans. Minimum cement content = 5 sacks per cubic yard. Maximum water/cement ratio shall be 0.45. All materials shall be in accordance with ACI 318, latest edition. Mixing and placing of all concrete to be in accordance with IBC and ACI 304, latest edition - Admixture . Industry recognized and approved admixtures affecting set time, flowahility, and / or waterproofing may be used provided the strength and durability of the concrete is not adversely affected. Air Entrainment. Provide 5% air entraining in all concrete exposed to the earth or weather. Fly Ash. High quality fly ash or other natural pozzolan may be used in accordance with ASTM C618 with a corresponding reduction in cement content. Any such concrete shall obtain at least the strength and durability characteristics as Standard Concrete listed above. CONCRETE REINFORCING: Strength, Splicing, Bending. Reinforcing bars (rebar) shall be grade 60 (Fy = 60 ksi) or better, unless otherwise specified in the Plans. All reinforcing shall be spliced, detailed, bent, and supported in accordance with applicable ACI code. BOLTS AND DOWELS IN CURED CONCRETE: General. This section shall apply to bolts and dowels installed in cured concrete using rotohammer techniques. Minimum concrete embedment = 4-inches unless otherwise specified. Minimum distance to any edge or end of concrete = 3" from hole centerline unless otherwise specified. Exisdu Reinforcing. It is important that no existing rebars are drilled or cut during rotohammer operations. Location of existing reinforcing bars may be by nondestructive methods (pachometer, radar, or similar). Washer . Use 3"x3"x.229" washers on all wood mud sill anchor bolts. Such washers may be slotted, with plate washer under the nut as allowed by the IBC. At non -mud sill locations, smaller washers may be used. Use a steel plate or malleable iron washer under nuts and the heads of all bolts that connect wood. Nor-EWxy Systems. Use Simpson Titen HD where shown in the Plans. These anchors may be used to resist tension loads and shear loads. Install per manufacturer's recommendations. Epoxv Systems. For bolts, use Simpson epoxy -tie bolt system with ET -HP or SET high strength epoxy, with zinc plated, A307 'all -thread' bolts as shown in the sketches. For dowels, use ET-11P or SET high FalgineerdJ Wood — General. These products must be provided stored and installed in accordance with manufacturer's recommendations. Failure to do this may void the warranty and diminish load carrying capacity. Any nationally -recognized brand that meets the below specifications is acceptable. I-beam Composite Web / Flange Joist Products. The contractor shall install the I -Joist products complete with web stiffeners and other blocking I bracing as shown on the Plans and / or as recommended by the manufacturer. PSL Parallel Strand Lumber) and Versa -Lam. Where called for, use minimum 2.OE, 2,900 psi minimum allowable bending stress. LVL (Laminated Veneer Lumber). Where called for, use minimum 1.9E, 2,600 psi minimum allowable bending stress. LSL (Laminated Strand Lumber). Where called for, use minimum 1.3E, 1,700 psi minimum allowable bending stress. Glue -Laminated Timbers. Unless otherwise noted, all glu-lam beams shall be 24F-V4 DF/DF industrial appearance grade, manufactured by an AITC approved fabricator. Store and install in accordance with manufacturer's recommendations. If these span continuously over one or more interior supports or are cantilevered, use 24F-V8 DF/DF. If visually exposed to interior living space, use Architectural Appearance Grade. Plywood or OSB Shear Walls. All shear walls shall be positively connected to horizontal diaphragms or slabs at their tops and bottoms per the Plans and Callouts. Wall sheathing may be either Oriented Strand Board (OSB) or plywood approved for use as lateral -resisting sheathing by an APA-approved manufacturer. Store and install in accordance with the recommendations of APA and IBC for shear resisting vertical wall sheathing. strength epoxy and rebar as specified on the Plans and Callouts. Drilling of holes and installation shall be in strict accordance with epoxy manufacturer's recommendation. CONVENTIONAL WOOD FRAMING: Material. All sawn framing lumber, not including beams, posts, and columns, shall be Spruce Pine Fir, Hem Fir, or Douglas Fir - Larch, Number 2 or better, unless otherwise shown. All sawn wood shall have moisture content less than 25%. General Construction: Predrill all nail holes where required to avoid splitting. Connect all wood members per the Plans and applicable building code. Where Structural Plans do not specifically address a structural element, construct said element per minimum building code. Beams and Posts. All sawn structural beams, headers, and posts shall be Doug Fir Larch No 2 or better, except where exposed to weather and specified as PT (Pressure Treated) may be Hem Fir No. 2 or better. Glulams, PSLs, LVLs, etc. shall be per Prefabricated Wood Products section below. Multiple Ply Members. Trimmers, King Studs, Headers. Where more than one 2x is placed against another and used as a multiple ply king stud, trimmer, or header, connect all plies with 16d at 4" OC, staggered. Beams, Columns. Where more than one 2x, or LVL, or LSL is placed against another and used as a multiple ply beam or column, connect all plies with glue and 2, 16d at 4" spacing. Glue. Where specified, wood glue shall be commercial grade with minimum shear strength of 450 psi at 28 days. Use Liquid Nails LNT-940 or equivalent. Prep and apply per manufacturer's recommendations. Window and Door Oporthr s. Header. Use header size shown on Structural Plans. May use larger of same material. All headers shall be installed with their tall dimension vertical. If header is less than 3 inches wide (I.E. a single 2x or single LVL) use a flat 2x nailed to the bottom of header in an "L" configuration with 16d at 4" max spacing. If no header is specified, the wall is assumed non -load bearing and wall top plate may serve as the header. Multiple Adjacent Openings. Where adjacent door or window openings occur in a wall, headers for each opening shall be individual members with full -height king studs between them. Each header shall use the number of king studs specified in Structural Callouts. Discontinuous Top Plate. Where wail top plates are cut, omitted, or otherwise discontinuous at a header, the end of the header shall be connected to the remaining top plate beyond with a horizontal CS18 strap with minimum 12" length on the header and 12" length on the top plate beyond. Strap may be on top, inside, or outside of wall. Trimmers, aka Jack Studs. Use size (or larger) per Structural Callouts. Concealed flange hanger of similar bearing length and capacity may be substituted for trimmer. King Studs. Use size (or larger) per Structural Callouts. These must be full -height, bottom plate to top plate, IE diaphragm to diaphragm. Anchor Bolts. Shear wall anchor bolts connecting mud sills, use 5/8" diameter x 8" min embedment at the spacing shown in the Plans but never greater than 60" OC and within 12" of ends and corners, with 3" x 3" x .229" steel washers, wrench tight. Wet set anchor bolts shall have a book or head on the embedded end. Rotohammered anchor bolts at the same spacing may be used in lieu of wet set - see specifications in prex'ious section. An alternate to wet -set anchor bolts and washers may be Simpson MASA or MASAP at the same spacing specified for wet set anchor bolts. LANDED GENTRY HOMES AND COMMUNITIES REVISIONS BY: Q5-9-14 1 JR COMPLETE NEW SHEET (NEW 4 EXISTING ENGINEERING COMBINED) LOWMAN STRUCTURAL NOTES & DETAILS DESIGNED: DRAWN: DATE: SHEET LOWMAN LG JR 6/04/2019 S=t3 WA