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New construction of two-story house -
FIXTURES Qty Plumbing Fixtures PARCEL: P137156 LEGAL DESCRIPTION: (0.1378 ac) PORTION TAX 68: LOT 4, BEADLE 6 LOT SHORT PLAT, SPL-2023-0003, RECORDED UNDER AF#202407260023 BEING A PORTION OF PARCEL B, BLA-2022-0002, RECORDED UNDER SURVEY AF#202208010097, LOCATED IN THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 25, TOWNSHIP 35 NORTH, RANGE 1, EAST W.M. APPLICANT: Dunlap, James 6444 Vera Street Anacortes, WA 98221 3609820535 OWNER: KEYSTONE PROPERTY SERVICES LLC GILLESPIE WILLIAM M GILLESPIE GINA ANACORTES, WA 98221 VALUATIONS: Estimated construction cost 398000.00 $398,000.00 $398,000.00Total: FEES:Paid Due SFR SEWER GFC $11,684.00 $0.00 Sewer Inspection Fee $65.29 $0.00 Storm Water Review Sq Ft $280.32 $0.00 SFR TRANSPORTATION IMPACT FEE $3,501.13 $0.00 Building Permit Fee $2,662.55 $0.00 SFR or duplex site plan review $60.00 $0.00 Fire Impact Fee EMS Portion $438.93 $0.00 Fire Impact Fee Fire Portion $123.81 $0.00 State Building Code Council fee $6.50 $0.00 STORM DRAIN GFC ONE ERU $2,116.00 $0.00 Park Impact Fee SFR $1,644.37 $0.00 Plan Review Fee $1,730.66 $0.00 Mechanical and plumbing remodel fixtures fees $303.85 $0.00 $0.00Totals : CONSTRUCTION CONTRACTOR:KEYSTONE BUILDING SERVICES LLC 1007 8th Street ANACORTES, WA 98221 360.610.5865 License: KEYSTBS876NO Expires: 08/20/2027 $24,617.41 BLD-2025-0317 RESIDENTIAL SINGLE FAMILY BUILDING ISSUED: EXPIRES: 05/06/2026 05/06/2028 PROJECT NAME: BEADLE LANE LOT 4 SITE ADDRESS: 3811 BEADLE LANE ANACORTES Page 1 of 3Printed by : Jennifer Watson on: 05/27/2026 09:47 AM City of Anacortes, WA 904 6th Street Anacortes, WA 98221 (360) 293-1901 http://cityofanacortes.org/ Qty Mechanical Fixtures 1 Gas Piping/ Outlet(s) for first 4 1 Electric Water Heater 1 Air Conditioner / Handler 1 Clothes Dryer and Duct 1 Fireplace 1 Range Hood 1 Refrigeration Unit 1 Stove/Range/Oven 1 Heat Pump 6 Exhaust Fans REQUIRED INSPECTIONS Notify City of Work Start Date/Time Initial BMP's. This stormwater inspection must be completed prior to any other inspections. Footings Perimeter Drains Foundation STORMWATER BMPS 1ST MID PROJECT INSPECTION Underfloor Underground Plumbing Mechanical Rough-In Gas Piping Plumbing Rough-In Shear Wall and Nailing Framing STORMWATER BMPS 2ND MID PROJECT INSPECTION Insulation Drywall or Lath Roofing Final Cross Connection or backflow assembly verified Fenestration U-Factors Permeable Soil Depth Public Works Final Building Final Stormwater Final Planning Final Storm Drain Connection Sewer Line * Per AMC 19.65.040(D), Certificate of Occupancy will not be issued until a final landscape plan is approved, improvements installed, and inspection passed. * A plant list for the shrubs/bushes must be provided and shall include the number, size, and type of plant material. This will need to be submitted and the plants installed prior to final planning inspection. * The curbing along both sides of the proposed private shared residential access drive shall be painted red and marked: FIRE LANE / NO PARKING, or an alternative plan accepted by Public Works and the Fire Department shall be installed, prior to issuance of the first C of O. CONDITIONS Page 2 of 3Printed by : Jennifer Watson on: 05/27/2026 09:47 AM City of Anacortes, WA RESIDENTIAL SINGLE FAMILY BUILDING BLD-2025-0317 Please request inspections online through the permit portal. If that is not possible please call (360) 293-1901 for Building or Planning inspections. For Public Works inspections, please call (360) 293-1938. Page 3 of 3Printed by : Jennifer Watson on: 05/27/2026 09:47 AM City of Anacortes, WA RESIDENTIAL SINGLE FAMILY BUILDING BLD-2025-0317 38TH STREET n 0 0 n36 ' 2 4 " e 85 . 9 4 ' 85 . 9 4 ' n 0 0 n19 ' 3 0 " e 82.00'100.00' 60 . 0 0 ' 60 . 0 0 ' 15 ' - 0 " 100.00' 81.16' 81.58' 65.07' 90.07' 69 . 6 0 ' (e) fence (e) fence 10 0 . 5 2 ' 64.58'25.00' 100.00' (E) HOUSE (E) DRIVEWAY EDGE OF EXISTING ASPHALT 10 0 . 2 3 ' (e) 6' sidewalk (e) swale (e) s.s. line (e) s.d. (e) water (e) water (e) water (e) water (e) s.d. (e) fire hydrant 2 1 0 2 1 0 215 215 22 0 2 2 0 2 2 5 n 89n38'34" w 58.5' 22 ' weeping alaskan cedar pagoda dogwood (4) snow goose cherry snow goose cherry pagoda dogwood north pole arborvitae (5) japanese stewardia north pole arborvitae pagoda dogwood weeping alaskan cedar weeping alaskan cedar snow goose cherry japanese stewardia japanese stewardia weeping alaskan cedar north pole arborvitae snow goose cherry (4) snow goose cherry pagoda dogwood weeping alaskan cedar snow goose cherry weeping alaskan cedar japanese stewardia north pole arborvitae A0 ,+/&70.#2 Ä ,+/",&&'5+)0&4#(6+0)%1/ OVERALL LANDSCAPE PLAN 5%#.' Ä0146* 4'8+5+105 OV E R A L L LA N D S C A P E P L A N &4#90$; 5%#.' ,&,1$ ' ,#& #5016'& 0%Ä-';5 2# ) ' & ' 5 % 4 + 2 6 + 1 0 KE Y S T O N E B U I L D I N G S E R V I C E S L L C BE A D L E L A N E H O U S E S LANDSCAPE LEGEND Property size: 41,837 s.f. 33 TREE CREDITS REQUIRED - NO MORE THAN 30% TO BE SAME SPECIES - 30% TO BE CONIFEROUS - 70% TO BE DECIDUOUS (10) coniferous required (23) deciduous required coniferous trees: (6) WEEPING ALASKAN CEDAR (4) NORTH POLE ARBORVITAE deciduous trees: (11) snow goose cherry (8) japanese stewardia (4) pagoda dogwood Approved tree preservation plan associated with the short plat (SPL-2023-0003) WSU Code Compliance Calculator, WSEC 2018 1/25/2024I:\2018 WSEC\2018 Compliance forms\2021\Code Compliance Calculator\WSU_C32021_20240325~Master.xlsm 3/26/2024 Project Information Messages / Comments * New construction of 2-story single-family residence medium dwelling unit UA Reduction = 42.12, Proposed UA is better than baseline by 9.6% Contact Information UA reduction does NOT meet percent target of selected Option 1.2 Kris Yaun, Keystone Building Services Window area is 12% of floor area keystonebuildingsvc@gmail.com - 360-610-5865 Whole House Mechanical Ventilation Airflow Rate: 67.5 CFM with Run Time Percent of 100%, Unbalanced, Not Distribute -- ANALYSIS SET UP What code compliance pathway are you using? Project Building Type? Occupancy Type? Code Version?WSEC-R Rev: Oct. 2023, https://www.sbcc.wa.gov/sites/default/files/2023-12/O Classification:Medium Dwelling Unit -- 2780 sq. ft. Baseline Description: Code Baseline - Maximum baseline window area is 15% of floor area per Option 1 UA % reduction calculation (Section R402.1.5). About Your Selection:No exempt window or door areas RESULTS - Comparison of Baseline and Proposed Design ** Component Performance, R occupancies U *Area UA Area UA Doors U =0.300 48 14.4 48 27.8 Overhead Glazing U =0.500 0 0.0 0 0.0 Vertical Glazing U =0.300 345 103.6 345 86.3 Flat/Vaulted Ceilings U =0.024 1,798 43.2 1,798 36.0 Wall (above grade) U =0.056 2,795 156.5 2,795 156.5 Floors over Crawlspace U =0.029 1,522 44.1 1,522 38.1 Slab on Grade F =0.540 139 75.1 139 50.0 Below Grade Wall U =N/A 0 0 0.0 Below Grade Slab F =N/A 0 0 0.0 * Values from Table R402.1.2 (Oct 2023) Baseline UA Total 436.8 Proposed UA Total 394.7 Required Credits 8.0 Proposed Credits 8.0 from Tables 406.2 and 406. UA Percent Reduction 10% UA Reduction 42.1 If the Proposed UA ≤ the Target UA, and the Proposed Credits from Table 406 are ≥ those required in Section R406, then the home meets the WSEC. ** Results assume your inputs are complete and correct. Results do not constitute an approval. Analysis should be reviewed by your AHJ. Total Credits (406.2 & 406.3) 8.0 0.250 0.020 0.056 0.025 0.360 Proposed Design U-Factor Compliance Path / Total UA Alternative UBaseline New Construction R3 Single family dwellings and townhouses WSEC 2021 0.580 1.0 Brief Description of Selected Options* 1.0 Category Select System TypeSystem No. 4 Option 2.1 Fuel Normalization Credits (406.2) 1 Option 3.6 5.0 Full Description For heating system using a heat pump that meets federal standards for the equipment listed in Table C403.3.2(2) or Table C403.3.2(9) OR Air to Water heat pump units that are configured to provide both heating and cooling and are rated in accordance with AHRI 550/590 High Efficiency HVAC Energy Credits 3.11 High Efficiency HVAC: Smart Thermostat 0.0 Table R406.2 Energy Equalization Credits 3.0Variable Refrigerant Heat Pump or Air-to-Water Heat Pump Select Options Option 1.2 Perscriptive compliance per Table 402.1.3 / U-0.25 vertical fenestration / R-38 floors or R-10 perimeter & fully insulated slab. Or 15% reduction in UA per section R402.1.5 Per Section R402.4.1.2 / 2.0 ACH50 / For R-2, 0.25 cfm per ft2 at 50 Pa. / HRV with min SHR eff of 0.65 per IRC Section M1505.3 or IMC Section 403.8 Table R406.3 Energy Credits Option No. 2 Air Leakage Control and Efficient Ventilation Efficient Building Envelope 3.1 -3.10 Energy Credits (406.3) * Results assume your inputs are complete and correct. Results do not constitute an approval. Analysis should be reviewed by your AHJ. Air source ducted Heat Pump w/ Min HSPF2 of 10 (HSPF of 11). If htg design temp is 23F or below,a cold climate variable capacity heat pump is required. 1.0 WSU Code Compliance Calculator, WSEC 2018 1/25/2024I:\2018 WSEC\2018 Compliance forms\2021\Code Compliance Calculator\WSU_C32021_20240325~Master.xlsm 3/26/2024 Renewable Electric Energy kWh Energy Credits *Refer to WSEC 2015 Table R406.2 for complete option descriptions and requirements 4 Option 5.6 0.0 0.0 High Efficiency HVAC Distribution System 7 Appliance Package Efficient Water Heating: Drain Heat Recovery Efficient Water Heating Efficient Water Heating: Compact Hot Water Distribution 5.1 5.3-5.8 5.2 6 2.0 5.0 0.0 Electric heat pump water heater meeting NEEA Tier 3. 0.0 0.0 WSU Code Compliance Calculator, WSEC 2018 1/25/2024I:\2018 WSEC\2018 Compliance forms\2021\Code Compliance Calculator\WSU_C32021_20240325~Master.xlsm 3/26/2024 THERMAL ENVELOPE DETAILS - Proposed Design Conditioned Floor Area, Proposed Design 2,780 sq. ft Classification Medium Dwelling Unit Exterior Doors Plan Component Door ID Description Ref.U Qt.Feet Inch Feet Inch Area UA 1 ISteelWE 1gl 45% 22x64' 10-6C 0.58 1 3 0 8 0 24 13.9 2 ISteelWE 1gl 45% 22x64' 10-6C 0.58 1 3 0 8 0 24 13.9 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Sum of Area and UA 48 27.8 0 0 Exterior Doors Area Weighted U 0.580 Overhead Glazing Plan Component Glazing ID Description U Feet Inch Feet Inch - - - - - 0.0 0 0 0 Overhead Glazing Area Weighted U Vertical Glazing Schedule Rows to Show 14 Plan Component Glazing ID Description U Feet Inch Feet Inch 1 A U=0.25 (2021 1.2; 2018 1.4)Table 406.2 0.25 4 3 0 5 0 60.0 15.00 2 B U=0.25 (2021 1.2; 2018 1.4)Table 406.2 0.25 1 3.00 0 6 0 18.0 4.50 3 C U=0.25 (2021 1.2; 2018 1.4)Table 406.2 0.25 1 3 0 5 0 15.0 3.75 4 D U=0.25 (2021 1.2; 2018 1.4)Table 406.2 0.25 1 3 0 5 0 15.0 3.75 5 E U=0.25 (2021 1.2; 2018 1.4)Table 406.2 0.25 6 3 0 5 0 90.0 22.50 6 F U=0.25 (2021 1.2; 2018 1.4)Table 406.2 0.25 1 2 6 4 6 11.3 2.81 7 G U=0.25 (2021 1.2; 2018 1.4)Table 406.2 0.25 1 2 6 4 6 11.3 2.81 8 H U=0.25 (2021 1.2; 2018 1.4)Table 406.2 0.25 2 2 6 2 6 12.5 3.13 9 I U=0.25 (2021 1.2; 2018 1.4)Table 406.2 0.25 1 2 6 2 6 6.3 1.56 10 J U=0.25 (2021 1.2; 2018 1.4)Table 406.2 0.25 1 3 0 4 0 12.0 3.00 11 K U=0.25 (2021 1.2; 2018 1.4)Table 406.2 0.25 1 3 0 4 0 12.0 3.00 12 L U=0.25 (2021 1.2; 2018 1.4)Table 406.2 0.25 2 3 0 4 0 24.0 6.00 13 M U=0.25 (2021 1.2; 2018 1.4)Table 406.2 0.25 1 2 6 4 0 10.0 2.50 14 N U=0.25 (2021 1.2; 2018 1.4)Table 406.2 0.25 1 6 0 8 0 48.0 12.00 Sum of Area and UA 345.3 86.3 0 Vertical Glazing Area Weighted U 0.250 Vertical Glazing and Doors Area Weighted U 0.290 Flat/Vaulted Ceilings Plan Component Attic ID Description U R49 blown Attic ADV baffled (2018 1.5, 1.7, 2021 Code B10-7 0.020 1,798 36.0 1,798 36.0 0 Walls (Above Grade) Plan Component Wall ID Description Ref.U UA UA Area UARef. Sum of Area and UA Net Area Ref. Ref. Height Notes Height Area Width Qt. Sum of Area and UA Qt.UAArea HeightWidth Width WSU Code Compliance Calculator, WSEC 2018 1/25/2024I:\2018 WSEC\2018 Compliance forms\2021\Code Compliance Calculator\WSU_C32021_20240325~Master.xlsm 3/26/2024 R21 cavity+R0 foam INT 2X6W T111 (Code Baseline)10-5 0.056 2,795 157 2,795 157 0Sum of Area and UA WSU Code Compliance Calculator, WSEC 2018 1/25/2024I:\2018 WSEC\2018 Compliance forms\2021\Code Compliance Calculator\WSU_C32021_20240325~Master.xlsm 3/26/2024 Floor (over crawl or exterior) Plan Component Floor UA ID Description Ref.U R38 vented Joist (2021 1.2, 1,3; 2018 1.3-1.5)10-3 0.025 1,522 38 1,522 38 0 Slab on Grade (less than 2 feet below grade) Plan Component Slab ID Description Ref.F FP R10 Fully insulated (2018 1.3-1.5) 10-2 0.360 139 50 139 50 0 Below Grade Walls and Slabs Plan Component Slab Wall Wall Wall Slab ID Description Depth Ref.U Area UA UA Sum of Area, Length and UA 0 0.0 0 0 0 Links to Download Forms, Checklists and Other Resources Compliance Certificate Instructions Insulation Certificate for Residential New Construction Duct Testing Affadavits Existing Construction New Construction Prescriptive Checklist for 2018 WSEC Alterations (Remodel) Worksheet EER SEER2 COP HSPF2 Converter https://www.adicotengineering.com/eer-seer2-cop-hspf2-kwton-converter Hide Hide F Slab Slab Perim Show Heating System Sizing? Area Sum of Perimeter and FP Slab Perim Compliance Certificate Insulation Certificate Sum of Area and UA Show Distribution System Calculator? Show Ventilation Calculator? Link Prescriptive Checklist Affidavit, Existing Affidavit, New Worksheet 5*''61( A1 ,+/&70.#2 Ä ,+/",&&'5+)0&4#(6+0)%1/ BEADLE LANE LOT 4 3811 BEADLE LANE ANACORTES, WASHINGTON PARCEL ID# P137156 KEYSTONE BUILDING SERVICES LLC RTQLGEVFGUETKRVKQP PGYEQPUVTWEVKQPVYQÄUVQT[ UKPINGÄHCOKN[TGUKFGPEGYCVVCEJGFVYQÄECTICTCIG \QPKPIFGUKIPCVKQP TC 4'8+5+105 CO V E R P A G E &4#90$; 5%#.' ,&,1$ ' ,#& 0# 0%Ä-';5 2# ) ' & ' 5 % 4 + 2 6 + 1 0 LOT 4 24 1 , ' % 6 0' 9 % 1 0 5 6 4 7 % 6 + 1 0 1 ( 6 9 1 Ä 5 6 1 4 ; 5 + 0 ) . ' Ä ( # / + . ; 4 ' 5 + & ' 0 % ' KE Y S T O N E B U I L D I N G S E R V I C E S L L C BE A D L E L A N E H O U S E S $ ' # & . ' . # 0 ' # 0 # % 1 4 6 ' 5 9 # 5 * + 0 ) 6 1 0 BUILDING & STRUCTURAL 2021 IRC MECHANICAL 2021 IRC PLUMBING 2021 UPC ENERGY & VENTILATION 2021 WSEC SITE ADDRESS: 3811 beadle lane ANACORTES, WA 98221 PARCEL: P137156 ASSESSOR'S TAX#: 350125-0-158-9999 QTR: Se, SEC: 25, TWN: 35, RNG: 01 parcel size: 6001 S.F. PROPERTY OWNER: keystone property services llc william & gina gillespie 909 26th st anacortes, wa 98221 PROPERTY INFO. PROJECT INFO. HOUSE at foundation 2018 S.F. covered front porch 50 s.f. back deck 63 s.f. total lot coverage 2131 s.f. percentage of 6001 s.f. lot 35% MAIN FLOOR CONDITIONED 1500 S.F. UPPer FLOOR CONDITIONED 1280 S.F. total conditioned 2780 s.f. GARAGE 496 S.F. covered front porch 50 s.f. covered deck 63 s.f. open deck 263 s.f. LOT COVERAGE TOTAL UNDER ROOF INCLUDING COVERED DECK & PORCH & EAVES 2443 S.F. PAVED DRIVEWAY on property (not under eave)738 S.F. paved driveway in right of way 298 s.f. PAVED WALKWAYS/PADS (NOT UNDER EAVE)25 S.F. TOTAL IMPERVIOUS SURFACE 3504 S.F. percentage of 6001 s.f. lot 58.4 s.f. IMPERVIOUS SURFACE MAIN FLOOR FIRE AREA, INCLUDING GARAGE & COVERED DECK/PORCH 2131 S.F. UPPER FLOOR FIRE AREA 1302 S.F. TOTAL FIRE AREA 3433 S.F. FIRE AREA x house shall be heated by DUCTED HEAT PUMP, AS NOTED IN ENERGY CREDITS. x WATER SHALL BE HEATED BY HEAT PUMP WATER HEATER, AS NOTED IN ENERGY CREDITS. x MECHANICAL EQUIPMENT WILL BE LOCATED IN GARAGE, OR JUST OUTSIDE OF GARAGE. GENERAL NOTES A1 COVER PAGE A2 site & landscape plan a3 foundation & main floor framing plan a4 main floor plan a5 upper floor plan a6 upper floor & lower roof framing plan & upper roof framing plan a7 BUILDING SECTIONS & DETAILS A8 ELEVATIONS WEST & SOUTH A9 ELEVATIONS EAST & NORTH A10 DETAILS S1 Structural foundation plan S2 structural framing plans S3 standard structural specifications DRAWING INDEX BUILDING CODES LIVING SPACE IN THIS BUILDING IS THAT OF A medium DWELLING UNIT (between 1500 - 5000 S.F.) WHICH WILL REQUIRE 8.0 CREDITS ENERGY CREDITS OPTION DESCRIPTION CREDITS 1.2 r-38 floors (r-10 under slab) & u = 0.25 1.0 windows & door average 2.1 reduce air leakage to 2.0 air changes per hr max at 50 pascals 1.0 3.6 centrally ducted heat pump w/ min. hspf of 11.0 1.0 5.6 electric heat pump water heater tier iii 2.0 type 4 fuel equalization heat pump credit 3.0 TOTAL ENERGY CREDITS 8.0 #&&'&64'' 52'%+'55*19'#5'/'065 /14'241/+0'06.;# Open Deck (over 18 inches above grade)263 SF 2394 SF 39.9% Max lot coverage in R2A zone is 40% Easement 200 SF 3406 SF 56.8% Max impervious surface per lot (not including common 20' access road) = 3,705 SF Legal Description: PORTION TAX 68: LOT 4, BEADLE 6 LOT SHORT PLAT, SPL-2023-0003, RECORDED UNDER AF#202407260023 BEING A PORTION OF PARCEL B, BLA-2022-0002, RECORDED UNDER SURVEY AF#202208010097, LOCATED IN THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 25, TOWNSHIP 35 NORTH, RANGE 1, EAST W.M. CITY OF ANACORTES PLANNING AND BUILDING DEPT: APPROVED PLANS REVIEWED FOR CODE COMPLIANCE PERMIT#___________________________ ADDRESS___________________________ SIGNATURE DATE PLANNING APPROVED_____________________________ BUILDING APPROVED______________________________ ENGINEERING ACCEPTED__________________________ STORMWATER ACCEPTED__________________________ Stamp not valid unless signed BLD-2025-0317 3811 Beadle Lane HRV required 10/3/2025 10/3/2025 10/03/2025 BMPs must be in place and inspected prior to construction start. Stormwater Review 10/3/2025 (E) WATER 7.5' water line easement to the city of anacortes af #614403 15 ' - 0 " (e) fence 2 2 0 7.5' utility easement af #5065374 n 89n38'34" w 100.00' 2 1 9 218 2 2 1 2 2 2 n 89n38'34" w 100.00' 5' side setback n 0 0 n19 ' 3 0 " e 6 0 . 0 0 ' n 0 0 n19 ' 3 0 " e 6 0 . 0 0 ' (P ) C O V ' D PA T I O 5' int. side setback 7.5' side setback (P ) D E C K 20 ' r e a r s e t b a c k 5' i n t e r i o r s i d e s e t b a c k 7.5' side setback for upper floorline of upper floor (c o v e r e d ) (o p e n ) 3' wide conc. walkway 50'-0"12'-0" 31 ' - 0 " 44 ' - 0 " 5' - 8 3 / 4 " 10 ' - 3 1 / 2 " 4'-9" 15'-3 1/2"22'-8 1/2" 31'-8 3/4"44'-6"8'-6" 22 ' - 0 " concrete driveway asphalt lawn lawn lawn 1 2 3 5 4 shared concrete wash-out slope slope (E) WATER water meter off of 38th st. nearest fire hydrant: #918 ~250' northwest s.s . s.s. s. d . s.d. power pole po w e r 7.5' side setback 20' road & private utility easement afn 202407260023 10'-0" 20 ' - 0 " 20'-0" 7' - 6 " 7' - 6 " C AA B D A 38TH STREET n 0 0 n36 ' 2 4 " e 85 . 9 4 ' 85 . 9 4 ' n 0 0 n19 ' 3 0 " e 82.00'100.00' 60 . 0 0 ' 60 . 0 0 ' 100.00' 81.16' 81.58' 65.07' 90.07' 69 . 6 0 ' 10 0 . 5 2 ' 100.00' 10 0 . 2 3 ' n 89n38'34" w 64.58'25.00' CRUSHED AGGREGATE GREATER THAN 3" BUT SMALLER THAN 6" 6" MIN . evergreen tree deciduous tree shrub/bush LAWN paved (conc.) surface deck area of easement within property property line building setback line of bldg. footprint line of roof utility line silt fence 5*''61( A2 ,+/&70.#2 Ä ,+/",&&'5+)0&4#(6+0)%1/ SITE & LANDSCAPE PLAN 5%#.' Ä0146* 4'8+5+105 SI T E & L A N D S C A P E P L A N & O V E R A L L S I T E P L A N &4#90$; 5%#.' ,&,1$ ' ,#& #5016'& 0%Ä-';5 2# ) ' & ' 5 % 4 + 2 6 + 1 0 LOT 4 24 1 , ' % 6 0' 9 % 1 0 5 6 4 7 % 6 + 1 0 1 ( 6 9 1 Ä 5 6 1 4 ; 5 + 0 ) . ' Ä ( # / + . ; 4 ' 5 + & ' 0 % ' KE Y S T O N E B U I L D I N G S E R V I C E S L L C BE A D L E L A N E H O U S E S $ ' # & . ' . # 0 ' # 0 # % 1 4 6 ' 5 9 # 5 * + 0 ) 6 1 0 OVERALL SITE PLAN 5%#.' Ä0146* SITE & LANDSCAPE LEGEND DRAINAGE NOTES x RUN ROOF & SITE DRAINS IN 4" PVC TIGHTLINE. SEE ACCOMPANYING DRAINAGE PLAN. x KEEP DRIVEWAYS/PAVED AREAS SLOPING AWAY FROM HOUSE. x CONTRACTOR TO INSTALL SILT FENCING ON DOWN SLOPE SIDE OF ENTIRE EXTENTS OF EACH SITE UNDER CONSTRUCTION. SILT FENCING TO REMAIN UNTIL ALL CONSTRUCTION IS COMPLETED AND LANDSCAPE IS IN PLACE. x IN ADDITION TO SILT FENCING COVER ALL stockpiled soil with visqueen or straw. EROSION CONTROL NOTES x approximately 2362 s.f. of the 6001 s.f. lot will be landscaped with either grass or planted areas (this is approximately 39.4% OF THE LOT). a MINIMUM OF (6) TREES will be planted on the lot, with no more than 30% being of the same species. evergreen trees shall be min. 8' tall, while deciduous trees shall have min. 1 1/2" caliper at chest height. LANDSCAPE NOTES BMP'S 1 2 BMP C105: construction entrance. provide 12' wide x 20' long (min.) construction access w/ crushed rock base @ conc. driveway location. BMP C117: CONSTRUCTION ROAD/PARKING AREA. USE FUTURE DRIVEWAY/PARKING AREA. BMP C123: TEMPORARY SOIL STOCKPILE LOCATION. COVER STOCKPILE W/ STRAW OR VISQUEEN & INSTALL SILT FENCE AROUND DOWN SLOPE SIDE(S). BMP C154: DESIGNATED CONCRETE WASH-OUT AREA BMP C233: SILT FENCE. INSTALL SILT FENCE ON DOWNSLOPE SIDES OF CONSTRUCTION SITE. note: silt fence will also designate construction limits, protect natural area in stream buffer zone, and protect the tree to be retained. 3 4 5 SITE AREA LANDSCAPE CALCULATIONS % OF SITE AREA TO BE LANDSCAPED (PER AMC TABLES 19.42.020-.030) 20% MIN. R2A ZONE 1202 S.F. REQUIRED 2362 S.F. PROPOSED COMPLIANCE WITH AMC CH. 16.50 TREE PRESERVATION 6001 S.F. TREE UNITS REQUIRED: 6 TREE UNITS RETAINED: 0 TREE UNITS PROVIDED: 6 x (1) NEW EVERGREEN TREE (min. 8' IN HEIGHT) x (5) NEW DECIDUOUS TREES (MIN. 2" CALIPER @ 6" ABOVE GROUND) NUMBER OF REQUIRED STREET TREES 1 PER 30' OF FRONTAGE 60' LINEAL FEET OF FRONTAGE = 2 STREET TREES CONSTRUCTION ENTRANCE CROSS SECTION 015%#.' TREES LIST (3) SNOW GOOSE CHERRY (1) PAGODA DOGWOOD (1) JAPANESE STEWARDIA A (5) DECIDUOUS TREES B C D (1) WEEPING ALASKAN CEDAR (1) EVERGREEN TREE #&&'&64'' 52'%+'55*19'#5'/'065 /14'241/+0'06.; Condition of Approval: A plant list for the shrubs/bushes must be provided and shall include the number, size, and type of plant material. This will need to be submitted and the plants installed prior to final planning inspection. 12'-0"10'-0"22'-0" 50 ' - 0 " 3' - 6 " 18'-0"26'-0" 21 ' - 1 1 1 / 2 " 22 ' - 6 1 / 2 " 3' - 2 " 2' - 1 1 " 16 ' - 5 1 / 2 " 6'- 6 " 2'- 6 " 53 ' - 6 " 8' - 6 " 8' - 6 " 12 ' - 0 " 13 ' - 4 1 / 2 " 9' - 1 0 3 / 4 " 14 ' - 8 1 / 2 " 12 ' - 0 1 / 4 " 12 ' - 7 1 / 4 " 9' - 4 1 / 4 " 18'-2 3/4" 5'-9 1/4" 5'-9" 2'-6 3/4" 4'-11 3/4" 27'-0" 2'-10 1/2"16'-3"2'-10 1/2" 3'-10 1/4" 22'-6 1/4" 44'-0" 44'-0" 53 ' - 6 " 31'-0" 4" concRETE slab w/ reinforcement option per engineering, over 6 mil POLY vapor barrier, OVER 4" compacted GRANULAR fill A10 6 A1 0 7 slope for drainage A10 6 cover w/ 6 mil poly vapor barrier A10 4 A10 3 A10 1 A1 0 8 A1 0 9 A a7 A a7 b a7 b a7 11-7/8" tji floor j o i s t s @ 1 6 " o . c . 2 x 8 p.t. deck j o i s t s @ 1 6 " o . c . 2' - 0 " 5'-10"11"5'-10"5'-10"5'-10"5'-10"11" A10 2 25'-9 1/4" TYP. SPACING possible crawl space access locationTYP. (6) PL. 16" X 8" VENT TYP. (8) PL. 3' - 9 1 / 4 " 5'- 7 1 / 2 " 2'-2 3/4" 3' - 1 1 3 / 4 " 2'-2 1/4" 2'-2 3/4" 5' - 6 1 / 2 " 3'-9"2'-6"2'-3 3/4"2'-9"5'-11 1/4" 5'-9 1/4"3'-3 3/4" 6'-8 1/4" 6'-7 1/4"5'-9 1/2" 9' - 2 " 4'-11 3/4"2'-8 1/2"2'-3 1/2"2'-6"2'-6"2'-5 3/4"3'-4 1/2" FOUNDATION STEM WALL FOUNDATION FOOTING FLOOR JOIST GIRDER/BEAM OUTLINE OF WALLS OF SUPPORTED FLOOR sonotube post JOIST OR BEAM HANGER 5*''61( A3 ,+/&70.#2 Ä ,+/",&&'5+)0&4#(6+0)%1/ FOUNDATION & MAIN FLOOR FRAMING PLAN 5%#.' Ä01 4 6 * 4'8+5+105 FO U N D A T I O N & M A I N FL O O R F R A M I N G P L A N &4#90$; 5%#.' ,&,1$ ' ,#& ÄWPQ 0%Ä-';5 2# ) ' & ' 5 % 4 + 2 6 + 1 0 LOT 4 24 1 , ' % 6 0' 9 % 1 0 5 6 4 7 % 6 + 1 0 1 ( 6 9 1 Ä 5 6 1 4 ; 5 + 0 ) . ' Ä ( # / + . ; 4 ' 5 + & ' 0 % ' KE Y S T O N E B U I L D I N G S E R V I C E S L L C BE A D L E L A N E H O U S E S $ ' # & . ' . # 0 ' # 0 # % 1 4 6 ' 5 9 # 5 * + 0 ) 6 1 0 x WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS. VERIFY ALL DIMENSIONS AND CONDITIONS IN THE FIELD. x ENGINEERING SPECIFICATIONS, NOTES AND DRAWINGS ACCOMPANIED WITH PLANS TO SUPERCEDE ALL INFORMATION ON ARCHITECTURAL DRAWINGS. FOR ANY DISCREPANCIES BETWEEN ENGINEERING AND ARCHITECTURAL DRAWINGS REFER TO ENGINEERING. x FOOTINGS ARE TO BEAR ON UNDISTURBED LEVEL SOIL DEVOID OF ANY ORGANIC MATERIAL AND STEPPED AS REQUIRED TO MAINTAIN 18" DEPTH BELOW GRADE. x COVER CRAWL SPACE GRADE WITH HIGH DENSITY POLYETHYLENE HIGH QUALITY VAPOR RETARDER. LAP EDGES 12" MIN. AND EXTEND 12" MIN. UP FOUNDATION WALL. x FILL UNDER SLABS ON GRADE TO BE MIN. 4" DEPTH GRANULAR MATERIAL COMPACTED TO 95%. x CONCRETE SLABS TO HAVE CONTROL JOINTS AT 25' MAX. INTERVALS EACH WAY. x CONCRETE SIDEWALKS TO HAVE 3/4" TOOLED JOINTS AT 5" O.C. EACH WAY. x WIRE MESH TO BE USED IN CONCRETE SLABS, POSITIONED IN MIDDLE THIRD OF SLAB. x USE HIGH DENSITY POLYETHYLENE HIGH QUALITY VAPOR RETARDER UNDER CONCRETE SLABS IN GARAGE AND BASEMENT. x A WATERPROOF MEMBRANE IS TO BE USED ON FOUNDATION WALLS BELOW GRADE. x DRAIN TILE WITH drain HOLES to be installed next to perimeter footings. x A LAYER OF ROUND, WASHED, DRAINAGE-GRADE GRAVEL IS TO BE USED OVER DRAIN TILE, NEXT TO FOOTINGS. 30-LB. FELT PAPER IS TO BE USED OVER THE GRAVEL. x ALL BOTTOM PLATES AND ANY LUMBER IN CONTACT WITH CONCRETE TO BE PRESSURE TREATED. x BEAM POCKETS IN CONCRETE TO HAVE 1/2" AIRSPACE AT SIDES & ENDS WITH MIN. BEARING OF 3". x FOLLOW ALL JOIST FRAMING DETAILS PER MANUFACTURER. x PROVIDE BLOCKING ABOVE ALL BEARING WALLS AND BEAMS. x ALL CONNECTORS AND FASTENERS IN CONTACT WITH PRESSURE TREATED WOOD SHALL BE HOT DIPPED GALVANIZED OR EQUIVALENT PROTECTION. x ACCESS SHALL BE PROVIDED TO ALL UNDER-FLOOR SPACES. ACCESS OPENING THROUGH PERIMETER WALL SHALL BE NOT LESS THAN 18" x 24". IF ANY PORTION OF THROUGH-WALL ACCESS IS BELOW GRADE AN AREAWAY NOT LESS THAN 18" x 24" SHALL BE PROVIDED (IRC R408.4). x CONTRACTOR TO COORDINATE FOUNDATION & SLAB BLOCK-OUTS W/ MECH. & ELECT. FOR SIZE & LOCATIONS. x ALL CONCENTRATED LOADS FROM ROOF TRUSSES MUST BE TRANSFERRED TO THE FOUNDATION WITH A BUILT-UP POST AND FOOTINGS AS REQUIRED. VERIFY LOCATIONS WITH TRUSS ENGINEER AND/OR STRUCTURAL ENGINEER. FOUNDATION NOTES CRAWL SPACE VENTILATION x WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS. VERIFY ALL DIMENSIONS AND CONDITIONS IN THE FIELD. x ENGINEERING SPECIFICATIONS, NOTES AND DRAWINGS ACCOMPANIED WITH PLANS TO SUPERCEDE ALL INFORMATION ON ARCHITECTURAL DRAWINGS. FOR ANY DISCREPANCIES BETWEEN ENGINEERING AND ARCHITECTURAL DRAWINGS REFER TO ENGINEERING. x REFER TO FLOOR FRAMING PLAN FROM FLOOR JOIST MANUFACTURER/SUPPLIER. FLOOR JOIST MANUFACTURER/SUPPLIER SHALL PROVIDE AND SUBMIT ENGINEERED DESIGN TO THE BUILDING DEPARTMENT FOR APPROVAL PRIOR TO FABRICATION AND INSTALLATION. x PROVIDE TEMPORARY BRACING AS REQUIRED UNTIL ALL PERMANENT CONNECTIONS AND STIFFENERS HAVE BEEN INSTALLED. x FOR FLOOR SHEATHING USE 3/4" CDX OR OSB STURDI-FLOOR T&G, GLUE AND NAIL W/ RING SHANK 8d's @ 6" EDGES & 12" IN FIELD U.N.O. FACE GRAIN PERPENDICULAR TO SUPPORTS. x PROVIDE BLOCKING BETWEEN I-JOISTS AT INTERIOR BEARING LOCATIONS WHERE THERE IS A LOAD BEARING WALL ABOVE. x PROVIDE TIMBERSTRAND RIMS WHERE FLOOR JOISTS BEAR AT EXTERIOR WALLS. x ALL EXTERIOR WALLS ASSUMED TO BE BEARING. x ALL BEAMS AND HEADERS TO BE 4 x 8 D.F. #2 U.N.O. x JOIST HANGERS & CONNECTIONS TO BE 'SIMPSON' U.N.O. x ALL CONNECTORS AND FASTENERS IN CONTACT WITH PRESSURE TREATED WOOD SHALL BE HOT DIPPED GALVANIZED OR EQUIVALENT PROTECTION. FLOOR FRAMING NOTES FOUNDATION LEGEND PROVIDE VENTILATION IN CRAWL SPACE WITH FOUNDATION VENTS. PROVIDE 1 S.F. VENTING PER 300 S.F. OF AREA per wac 51-51-0408. CRAWL SPACE = 1522 S.F. 1522/300 = 5.07 S.F. OF VENT AREA REQUIRED 5.07 x 144 = 730 square inches. if using 16" x 8" vents (128 square inches) then 730/128 = (6) vents required. (8) vents are suggested and shown. VENTS TO BE COVERED WITH 1/4" CORROSION RESISTANT WIRE MESH. LOCATE ONE VENT WITHIN 3 FT. OF EACH CORNER OF BUILDING. Fasteners and connectors in contact with preservative-treated wood must be hot-dipped galvanized, stainless, silicon bronze, or copper or meet ASTM A153. Not all coated exterior screws meet this requirement. Connectors (ex. hangers) must be of G185 (ZMAX) zinc-coated galvanized steel or equivalent if in contact with PT wood. R317 DOG WASH OPTION BENCH W D LINEN 4068 2 X 6 2 X 6 STORAGE 2 X 6 2868 28 6 8 UP 16 R REF COVERED 3050 SH BRZ KBS 3050 SH BRZ KBS STOR. COATS 2468 26 6 8 2868 2468 6068 bypass 26 6 8 12'-0"10'-0"22'-0" 44'-0" 44 ' - 6 " 2' - 6 " 53 ' - 6 " 8' - 6 " 50 ' - 0 " 3' - 6 " 3060 sh S.G. BRZ KBS 3060 sh BRZ KBS 31'-0" 3080 3050 sh BRZ KBS 3050 sh S.G.egress attic access EX.FAN EX. FAN EX. FAN EX. FAN SD/co SD 3'-6"7'-6" dw 3' - 1 " 6' - 1 " 3' - 1 " 26 2 6 a w n 26 2 6 f x 26 2 6 a w n 6068 sl dr 26 6 8 2668 26 4 6 s h S . G . 26 4 6 s h 3080 CONCRETE 28 6 8 w/ 12" sidelites 16' W X 8' H O.H. DOOR direct-vent gas fireplace 30 6 8 6'-0"6'-0"4'-11 1/2"5'-0 1/2"3'-0"16'-0"3'-0" 4'- 5 " 18 ' - 1 1 / 2 " 6'- 9 " 22 ' - 6 1 / 2 " 5' - 7 1 / 2 " 9' - 7 " 2 X 6 4'- 1 1 / 2 " 5' - 5 1 / 2 " 4' - 4 1 / 2 " 2' - 4 1 / 2 " 13'-0" 26'-0" 44'-0" 11 ' - 9 1 / 2 " 5' - 7 1 / 2 " 32 ' - 7 " 2 X 6 24 6 8 4'-8 3/4"5'-6"5'-6"2'-3 1/4" 3' - 9 1 / 2 " 3'- 0 " 17 ' - 1 0 1 / 2 " 14 ' - 8 1 / 2 " 2' - 0 " 8' - 9 1 / 2 " 5' - 0 " 1' - 6 " 2' - 4 1 / 2 " 6' - 2 " 14 ' - 5 1 / 2 " 3'-6 1/2"4'-6 1/2" 4' - 0 " 2' - 4 1 / 2 " 11 ' - 7 1 / 2 " 4'-8 1/2" 18'-0" 5'-6 1/2"7'-5 1/2" 2'-8"5'-7 1/2" 7'-10"5'-5 1/2" 3' - 5 1 / 2 " 7'- 1 1 " 3'-9 1/2"9'-2 1/2" 3' - 7 1 / 2 " 2' - 6 " 9'-5 1/2" 9'-0"3'-2"2'-8"7'-2" 7'-2"4'-8" 1'-7 1/2" 4' - 3 1 / 2 " 5' - 1 1 " 2 x 6 2 x 6 2 x 6 2 x 6 4' - 0 " A a7 A a7 b a7 b a7 3'-3" A A b A c d f f g h h i (2 ) S T U D S TY P . (2) S T U D S TYP . HW air handler bollard 1/2" gwb garage wall to house self-closing 20 min. rated door 2 X 6 STUD WALL 2 X 4 STUD WALL DECK concrete patio EXHAUST FAN SMOKE DETECTOR SMOKE/CARBON MONOXIDE DETECTOR POST safety glass SD SD/co s.g. 5*''61( A4 ,+/&70.#2 Ä ,+/",&&'5+)0&4#(6+0)%1/ MAIN FLOOR PLAN 5%#.' Ä 5(.+8+0)52#%' 01 4 6 * 4'8+5+105 MA I N F L O O R P L A N &4#90$; 5%#.' ,&,1$ ' ,#& ÄWPQ 0%Ä-';5 2# ) ' & ' 5 % 4 + 2 6 + 1 0 LOT 4 24 1 , ' % 6 0' 9 % 1 0 5 6 4 7 % 6 + 1 0 1 ( 6 9 1 Ä 5 6 1 4 ; 5 + 0 ) . ' Ä ( # / + . ; 4 ' 5 + & ' 0 % ' KE Y S T O N E B U I L D I N G S E R V I C E S L L C BE A D L E L A N E H O U S E S $ ' # & . ' . # 0 ' # 0 # % 1 4 6 ' 5 9 # 5 * + 0 ) 6 1 0 FLOOR PLAN LEGEND FLOOR PLAN NOTES STAIR NOTES x WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS. VERIFY ALL DIMENSIONS AND CONDITIONS IN THE FIELD. x CONFIRM ALL DOOR, WINDOW, CLOSET, AND ANY OTHER ROUGH OPENING SIZES WITH OWNER/ CONTRACTOR PRIOR TO WALL CONSTRUCTION. x ALL WOOD IN CONTACT WITH CONCRETE MUST BE PRESSURE TREATED MATERIAL. USE CORROSION RESISTANT FASTENERS WHEN IN CONTACT WITH PRESSURE TREATED LUMBER. x ALL EXTERIOR WALLS TO BE FRAMED WITH 2 x 6 STUDS AT 16" O.C. AND SHEATHED WITH 7/16" OSB PLYWOOD OR BETTER WITH 15# BUILDING PAPER. x ALL INTERIOR WALLS TO BE FRAMED WITH 2 x 4 STUDS AT 16" O.C. AND SHEATHED WITH 1/2" GYPSUM WALLBOARD UNLESS NOTED OTHERWISE. x ALL GLASS TO HAVE LOW E GLAZING. GLAZING IN HAZARDOUS LOCATIONS TO BE TEMPERED PER IRC SECTION R308. SEE R308.4 FOR DEFINITION OF HAZARDOUS AREAS. x PROVIDE SMOKE DETECTORS ON OR NEAR THE CEILING OF EACH FLOOR, IN ALL BEDROOMS, AND JUST OUTSIDE EACH BEDROOM. SMOKE DETECTORS TO BE WIRED TO THE ELECTRICAL SYSTEM WITH BATTERY BACKUP (IRC R317.1 & R317.2). x BEDROOMS TO HAVE AT LEAST ONE WINDOW MEETING THE FOLLOWING CONDITIONS: WINDOW SILLS TO BE WITHIN 44" OF FINISHED FLOOR WITH A NET CLEAR OPENING OF 5.7 SQ. FT. MIN. THE OPENING TO HAVE MIN. CLEAR OPENING HEIGHT OF 24" AND WIDTH OF 20" (IRC SECTION R310). x ALL SHOWER AREAS TO BE FINISHED WITH A SMOOTH, HARD & NON-ABSORBENT MATERIAL TO MIN. 72" ABOVE DRAIN INLET. THIS MATERIAL TO BE INSTALLED OVER WATER RESISTANT PLASTER BOARD. x TOILETS TO BE LOCATED IN AREA WITH MIN. 30" WIDTH OF TOTAL FINISHED CLEARANCE, AND HAVE CLEARANCE OF MIN. 21" IN FRONT OF TOILET. TOILETS TO BE LIMITED TO 1.6 GALLONS PER FLUSH. x PROVIDE ATTIC ACCESS WITH REMOVABLE PANEL WITH MIN. 22" x 30" OPENING AND 30" UNOBSTRUCTED HEAD ROOM. FRAME WITH 2 x 12 MEMBERS. x PROVIDE EXHAUST FAN IN KITCHEN AT MIN. 100 CFM AND BATHROOMS AT MIN. 50 CFM. ALL FANS AND DRYER EXHAUST TO BE VENTED TO OUTSIDE OF RESIDENCE. x PROVIDE min. 1/2" gwb or equivalent to garage side, between garage and residence and/or garage and attic (IRC R302.6). x PROVIDE 1-HR. FIRE-RESISTIVE CONST. 5/8" TYPE 'X' GWB ON GARAGE lid for FIRE SEPARATION under habitable space above garage (IRC R302.6). x DOOR BETWEEN HOUSE AND GARAGE TO BE 1-1/2" THICK SOLID CORE, 20-MIN. self-closing FIRE-RATED DOOR (R302.5.1). x PROVIDE FIRESTOPS AT ALL APPLICABLE LOCATIONS, INCLUDING HOLES AND ANY OPEN AREAS. x ALL ELEMENTS AND SWITCHES FOR FURNACE AND WATER HEATER TO BE 18" MIN. ABOVE SLAB. x STAIRS TO BE FRAMED WITH MIN. (3) 2 x 12 STRINGERS, ONE AT EACH SIDE AND ONE AT CENTER. PROVIDE FIRE BLOCKING BETWEEN STRINGERS AT TOP, MIDDLE AND BOTTOM, AND BETWEEN STUDS ALONG THE RUN OF THE STAIRS. x MINIMUM HEADROOM CLEARANCE TO BE 6'-8" VERTICALLY ABOVE TREAD NOSING TO NEAREST OBJECT ABOVE. x STAIRS TO HAVE MAX. RISE OF 7-3/4" AND MIN. RUN OF 10" WITH NOSING OF 3/4" TO 1-1/4". NO RISER TO BE LESS THAN 4". DIMENSIONS BETWEEN RISE AND RUN ARE NOT TO VARY MORE THAN 3/8". x ENCLOSED USABLE SPACE UNDER STAIRS TO BE 1-HR. FIRE-RESISTIVE CONST. 5/8" TYPE 'X' GWB. x ALL UNENCLOSED FLOORS, LANDINGS, BALCONIES OR PORCHES THAT ARE MORE THAN 30" ABOVE GRADE OR FLOOR BELOW SHALL BE PROTECTED BY A GUARDRAIL THAT IS MIN. HEIGHT OF 36". x OPEN GUARDRAILS SHALL HAVE INTERMEDIATE RAILS SUCH THAT A 4" DIA. SPHERE CANNOT PASS THROUGH AT ANY POINT. x GUARDRAILS SHALL BE ATTACHED TO THE STRUCTURE IN SUCH A MANNER TO WITHSTAND A SINGLE CONCENTRATED LOAD OF 200 LBS. APPLIED IN ANY DIRECTION AT ANY POINT ALONG THE TOP. GUARDRAIL NOTES x handrails shall be provided on not less than one side of each continuous run of treads or flight with (4) or more risers. x handrail height, measured vertically from the sloped plane adjoining the tread nosing shall be not less than 34" and not more than 38". x handrails for stairways shall be continuous for the full length of the flight, from a point directly above the top of the riser of the flight to a point directly above the lowest riser of the flight. x handrails shall be of the required grip-size per r311.7.8.3. HANDRAIL NOTES x CONTRACTOR TO ADD ADDITIONAL FRAMING OR BLOCKING AS REQUIRED TO MEET CURRENT ENERGY CODE REQUIREMENTS. x AIR LEAKAGE. SOLE PLATE IS TO BE CAULKED OR GLUED TO FLOOR. RIM JOIST BETWEEN STORIES TO BE CAULKED/SEALED. ALL HOLES IN BUILDING ENVELOPE ARE TO BE CAULKED/SEALED INCLUDING BUT NOT LIMITED TO ELECTRICAL, PLUMBING & HVAC PENETRATIONS. OUTLETS, SWITCH BOXES AND RECESSED FIXTURES ON EXTERIOR WALLS OR CEILINGS ARE TO BE CAULKED/SEALED WITH APPROVED SEALANT, OR HAVE FOAM GASKETS INSTALLED. ALL RECESSED LIGHTS ARE TO BE IC RATED, AIR TIGHT & SEALED TO SURROUNDING GWB. ROUGH OPENING AROUND ALL WINDOWS & DOORS TO BE SEALED/CAULKED. x ALL CEILING EXHAUST FAN DUCTING TO BE INSULATED AS PER CODE, TO HAVE AS FEW BENDS AS POSSIBLE, AND TO TERMINATE AT THE EXTERIOR OF THE BUILDING. x INSULATION TO FILL ALL EXTERIOR WALL CAVITIES. DO NOT COMPRESS. CUT TO FIT AROUND WIRES, PIPES & OUTLET BOXES. x ALL HVAC DUCTS INSTALLED OUTSIDE THE HEATED HABITABLE SPACE TO HAVE SEALED JOINTS, CORNERS & BOOTS, AND INSULATED IN ACCORDANCE WITH WSEC 2015 EDITION SPECIFICATIONS ("WSEC 2015"). x A ONE PERM OR LESS VAPOR RETARDER (IE: KRAFT PAPER, PVA PAINT, ETC.) IS TO BE INSTALLED ON THE WARM SIDE OF ALL INSULATION. x ALL RECESSED LIGHT FIXTURES IN THE THERMAL ENVELOPE TO BE CERTIFIED UNDER ASTM E-283 AND SO LABELED, OR SEALED AROUND THE EXTERIOR IN AN APPROVED MANNER TO BE AIR TIGHT. x ALL WATER PIPES IN UNHEATED SPACES TO BE INSULATED IN ACCORDANCE WITH WSEC 2015. x EXTERIOR DOORS TO BE ADJUSTED SO WEATHER-STRIPPING, THRESHOLD, & DOOR SWEEP ARE WORKING PROPERLY & SEAL WELL. x BLOWN-IN ATTIC INSULATION TO BE INSTALLED IN STRICT CONFORMANCE WITH MANUFACTURERS RECOMMENDATIONS FOR DENSITY & COVERAGE. PROVIDE VENT BAFFLES AS REQUIRED & INSULATE & WEATHER-STRIP ATTIC ACCESS DOOR. x PROVIDE MAKEUP AIR WITH FRESH AIR DUCTED DIRECTLY INTO THE RETURN AIR PLENUM OF THE FURNACE SYSTEM. INSULATE THE DUCT IN ACCORDANCE TO WSEC 2015. PROVIDE DAMPER TO REGULATE INCOMING FRESH AIR. x ALL GAS COMBUSTION APPLIANCES, EXCEPT STOVES & CLOTHES DRYERS, TO HAVE COMBUSTION AIR DUCTED DIRECTLY TO THEM. x ALL COMBUSTION EXHAUSTS TO BE SEPARATED BY A MIN. 3' VERT. & 10' HORIZ. ENERGY CODE NOTES WALLS INSULATION VALUES ABOVE GRADE R-21 BELOW GRADE R-21 CEILING VAULTED R-38 FLAT R-49 FLOOR CRAWL SPACE* R-30 SLAB ON GRADE R-10 * r-30 intended for use with 9 1/2" i-joists. If 11 7/8" i-joists used then r-38 insulation to be installed. Dishwasher air gap required at or above the flood level of the sink (UPC 807.3) Interconnected heat alarm required in garage (R314.2.3) Dedicated EV Circuit Required: A minimum of one 40 amp dedicated 208/240-volt branch circuit shall be installed in the electrical panel for each dwelling unit. The circuit shall terminate at EV charging equipment, in a junction box, or at a receptacle outlet (R309.6.2) 2 x 6 dn 16 R 2 x 6 lin e n closet storage 4068 lin . 2 x 6 closet 24 6 8 2868 28 6 8 24 6 8 2668 2668 3050 sh 3050 sh egress at t i c ac c e s s closet 2468 24 6 8 EX. FAN EX. FAN SD/co SD SD egress 3040 fx 3050 sh 3050 sh 3050 sh 26 4 0 s h at t i c ac c e s s 16'-5 1/2"25'-6 1/2" 42'-0" 20'-0"22'-0" 38 ' - 2 1 / 2 " 25 ' - 4 1 / 2 " 5' - 7 1 / 2 " 7' - 2 1 / 2 " 3040 fx3040 CSMT 3040 CSMT 3050 sh3050 sh2640 sh MECH. CHASE AS NEEDED 14 ' - 6 " 8' - 0 " 15 ' - 8 1 / 2 " 2' - 8 1 / 2 " 5' - 3 1 / 2 " 5'-9"6'-6" guardrail or half-wall typ. 3'-3" 10'-11 1/4" 16'-6 1/2" 5'-7 1/4" 5'-5 1/2" 10'-0"10'-0" 5'-9"6'-6"3'-9" 6' - 0 1 / 2 " 2' - 4 1 / 2 " 5'-3 1/2"8'-3 1/2"11'-11 1/2" 4'-5 1/2"5'-9"6'-2 1/2"3'-10" 12 ' - 8 " 6' - 5 " 6' - 3 1 / 2 " 2' - 1 0 " 3' - 6 " 8'-2 1/2"8'-6" 2'-0" 8' - 1 0 1 / 2 " 8'-2 3/4"8'-2 3/4" 38 ' - 2 1 / 2 " 42'-0"2'-0" 11 ' - 9 1 / 2 " 3' - 6 " 2' - 9 1 / 2 " line of main floor walls b a7 b a7 A a7 A a7 3'-9" 2868 a e e egress BRZ KBS e e e e j kll m (2) S T U D S TYP . (2 ) S T U D S TYP . (2 ) S T U D S TY P . (3) 2 x 12 STRINGERS PLYWOOD HANGERBOARD FASTENED TO CARRIAGES & TO HEADER 3/4" T&G PLYWOOD OR OSB SUBFLOOR FIRE BLOCKING 5/8" TYPE "X" GYP. BOARD ON ALL SURFACES OF USABLE SPACE UNDER STAIRS JOISTS PER PLAN BEAM PER PLAN 7- 3 / 4 " MA X . 10" MIN. RI S E R TOP OF HANDRAIL MA I N T A I N 6 ' - 8 " M I N . H E A D R O O M 4" M I N . FIREBLOCKING AT TOP AND BOTTOM ACROSS STRINGER B/W STUDS SEE STAIR NOTES ON PAGE A4 FOR STAIR AND HANDRAIL NOTES (3) 2 x 12 STRINGERS 3'- 0 " 5/8" TYPE "X" GYP. BOARD ON ALL SURFACES OF USABLE SPACE UNDER STAIRS EXTEND TO TOP & BOTTOM RISER RETURN TO WALL 2x THRUST BLOCK stair nosing 3/4" - 1 1/4" per irc r311.7.5.3 2 X 6 STUD WALL 2 X 4 STUD WALL DECK concrete patio EXHAUST FAN SMOKE DETECTOR SMOKE/CARBON MONOXIDE DETECTOR POST safety glass SD SD/co s.g. (4) 3'-0" W X 5'-0" H SINGLE HUNG (bronze, keystone building services owned) (1) 3'-0" W X 6'-0" H SINGLE HUNG (bronze, keystone building services owned) (1) 3'-0" W X 6'-0" H SINGLE HUNG (safety glass) (1) 3'-0" W X 5'-0" H SINGLE HUNG (safety glass) (6) 3'-0" W X 5'-0" H SINGLE HUNG (egress) (1) 2'-6" w x 4'-6" h single hung (1) 2'-6" w x 4'-6" h single hung (safety glass) (2) 2'-6" w x 2'-6" h awning (1) 2'-6" w x 2'-6" h fixed (1) 3'-0" w x 4'-0" h casement left-hinged (1) 3'-0" w x 4'-0" h casement left-hinged (2) 3'-0" w x 4'-0" h fixed (1) 2'-6" w x 4'-0" h single hung (1) 6'-0" w x 8'-0" h ox sliding door A b c d e f g h i j k l m n 5*''61( A5 ,+/&70.#2 Ä ,+/",&&'5+)0&4#(6+0)%1/ UPPER FLOOR PLAN 5%#.' Ä 5(.+8+0)52#%' 4'8+5+105 UP P E R F L O O R P L A N &4#90$; 5%#.' ,&,1$ ' ,#& ÄWPQ 0%Ä-';5 2# ) ' & ' 5 % 4 + 2 6 + 1 0 LOT 4 24 1 , ' % 6 0' 9 % 1 0 5 6 4 7 % 6 + 1 0 1 ( 6 9 1 Ä 5 6 1 4 ; 5 + 0 ) . ' Ä ( # / + . ; 4 ' 5 + & ' 0 % ' KE Y S T O N E B U I L D I N G S E R V I C E S L L C BE A D L E L A N E H O U S E S $ ' # & . ' . # 0 ' # 0 # % 1 4 6 ' 5 9 # 5 * + 0 ) 6 1 0 01 4 6 * STAIRS @ LANDING 5%#.' Ä1 STAIRS @ FLOOR 5%#.' Ä2 FLOOR PLAN LEGEND WINDOW SCHEDULE bearing wall bearing wall bearing wall 4:12 slope 4: 1 2 s l o p e 4:12 slope rid g e ri d g e 4:12 slope 4: 1 2 s l o p e v a l l e y hip pre-manuf. mon o & c o m m o n t r u s s e s @ 2 4 " o . c . 11-7/8" tji floor J O I S T S p e r e n g . pre-manuf. mon o t r u s s e s @ 2 4 " o . c . pr e - m a n u f . c o m m o n t r u s s e S @ 2 4 " o . c . pre-manuf. mono & common trusses @ 24" o.c. (typ.) 11-7/8" tji floor J O I S T S @ 1 6 " o . c . 2 x 4 outlookers @ 4'-0" o.c. (typ.) OVERFRAMED AREA A7 2 A7 2 A7 1 A a7 A a7 b a7 b a7 1' - 8 " 1'-4"TYP. OVERHANGS A7 1 A7 1 sim. A7 1 5:12 slope5:12 slope ridge ri d g e cont. ridge vent option rid g e va l l e y va l l e y valley valley 5: 1 2 s l o p e 5: 1 2 s l o p e A7 3 overframed area overframed area g.t. g.t. 5:12 slope 5:12 slope pre-manuf. com m o n t r u s s e s @ 2 4 " o . c . pre-manuf. common trusses @ 24" o.c. pre-manuf. common trusses @ 24" o.c. A a7 A a7 b a7 b a7 2 x 4 outlookers @ 4'-0" o.c. typ. 1' - 8 " 1'-4"TYP. OVERHANGS A7 1 A7 3 A7 1 PRE-ENG. ROOF TRUSS or rafter or floor joist BEAM/HEADER OUTLINE OF WALLS BENEATH LINE OF ROOF overframing or outlookers outline of supported floor bearing wall JOIST OR BEAM HANGER post multi-stud post 5*''61( A6 ,+/&70.#2 Ä ,+/",&&'5+)0&4#(6+0)%1/ UPPER FLOOR & LOWER ROOF FRAMING PLAN 5%#.' Ä 4'8+5+105 UP P E R F L O O R & L O W E R R O O F FR A M I N G P L A N & U P P E R R O O F FR A M I N G P L A N &4#90$; 5%#.' ,&,1$ ' ,#& ÄWPQ 0%Ä-';5 2# ) ' & ' 5 % 4 + 2 6 + 1 0 LOT 4 24 1 , ' % 6 0' 9 % 1 0 5 6 4 7 % 6 + 1 0 1 ( 6 9 1 Ä 5 6 1 4 ; 5 + 0 ) . ' Ä ( # / + . ; 4 ' 5 + & ' 0 % ' KE Y S T O N E B U I L D I N G S E R V I C E S L L C BE A D L E L A N E H O U S E S $ ' # & . ' . # 0 ' # 0 # % 1 4 6 ' 5 9 # 5 * + 0 ) 6 1 0 01 4 6 * UPPER ROOF FRAMING PLAN 5%#.' Ä01 4 6 * FLOOR & ROOF FRAMING LEGEND ROOF NOTES x TRUSSES TO BE SPACED AT 24" O.C. UNLESS NOTED OTHERWISE. x ROOF PITCH for lower roof IS TO BE 4:12. x roof pitch for upper roof is to be 5:12. x ROOFING MATERIAL IS COMPOSITE. x eave OVERHANGS ARE 20" WITH CONTINUOUS METAL GUTTER THROUGHOUT EXCEPT ON GABLE ENDS. x rake OVERHANGS ON GABLE ENDS ARE 16" SUPPORTED BY 2 X 4 OUTLOOKERS @ 4'-0" O.C. x FASCIA SHALL BE 5/4 x 6 WITH CONTINUOUS METAL GUTTER. BARGE RAFTERS SHALL BE 5/4 x 8. x PROVIDE SOLID BLOCKING OVER SUPPORTS. x TRUSSES/RAFTERS TO BE SHEATHED WITH 7/16" cdx OR osb SHEATHING WITH 15# FELT OR BETTER. USE PLYWOOD SHEATHING ON ALL SOFFITED AREAS. x PROVIDE ROOF CROSS VENTILATION FOR EACH SEPARATE SPACE WHERE APPLICABLE. TRUSS NOTES x TRUSS MANUFACTURER SHALL PROVIDE DESIGN DETAILS AND ENGINEERING FOR ALL TRUSSES. COPY TO BE AVAILABLE ON SITE FOR FRAMING INSPECTIONS. x ALL TRUSSES SHALL CARRY THE MANUFACTURER'S STAMP. x ALL TRUSSES SHALL BE STORED, INSTALLED & BRACED PER MANUFACTURER'S SPECIFICATIONS. x TRUSSES SHALL NOT BE ALTERED IN THE FIELD WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL AND/OR APPROVED ENGINEERING CALCULATIONS PROVIDED BY THE TRUSS MANUFACTURER. x ROOF TRUSSES TO BE SHEATHED WITH 7/16" cdx or osb SHEATHING WITH 15# FELT or better. USE PLYWOOD SHEATHING ON ALL SOFFITED AREAS. x PROVIDE ROOF CROSS VENTILATION FOR EACH SEPARATE SPACE where applicable.. ATTIC VENTILATION ATTIC VENTILATION REQUIRED. REFER TO IRC R806.1 AND R806.2. SQUARE FOOTAGE OF ATTIC SPACE FOR upper roof = 1302 S.F. 1302/300 = 4.34 S.F. NET VENT AREA REQUIRED. square footage of attic space for lower roof = 828 s.f. 828/300 = 2.76 S.F. NET VENT AREA REQUIRED. PROVIDE MIN. 1/150 OF ATTIC AREA, OR 1/300 IF HALF IS AT EAVE AND REMAINDER AT MIN. 3' ABOVE PLATE LINE. OPENINGS TO BE COVERED WITH 1/8" CORROSION RESISTANT METAL MESH OR EQUAL. EAVE OR CORNICE VENT SHALL NOT BE BLOCKED. MAINTAIN MIN. 1" AIR SPACE BETWEEN INSULATION AND ROOF SHEATHING AT THE LOCATION OF THE VENT. for open eave soffit use bird block truss blocking, with (3) 1 1/2" dia. holes and mesh screen covering the holes, between each truss. for closed eave soffit use continuous soffit venting. TOP OF PLATE TOP OF floor TOP OF PLATE TOP OF floor: 221' TOP windows 8' - 0 " TOP windows 8' - 0 " 9'- 1 " 9' - 1 " high point OF roof (great room beyond) average grade @ house: 219.5' 26 ' - 5 " r-38 insulation 5/8" typ 'x' gwb at garage lid r-21 insulation typ. r-21 insulation typ. pre-manuf. common trusses @ 24" o.c. r-49 insulation r-38 insulation 1/2" gwb at garage wall to house 12 5 PRE-MANUF. COMMON TRUSSES @ 24" O.C. PRE-MANUF. COMMON TRUSSES @ 24" O.C. OVERFRAMING r-21 insulation typ. 12 4 PRE-MANUF. mono TRUSSES @ 24" O.C. r-49 insulation r-49 insulation r-38 insulation TOP OF PLATE TOP OF floor TOP OF PLATE TOP OF floor: 221' TOP windows 8' - 0 " TOP windows 8' - 0 " 9' - 1 " 9'- 1 " 4 12 siding per elevations 7/16" cdx or osb SHEATHING hurricane tie @ ea. truss r-49 insulation 1/2" gwb typ. 7/16" cdx or osb SHEATHING composite roofing shingles pre-manuf. common or mono trusses @ 24" o.c. 1/2" gwb typ. 2 x 6 studs @ 16" o.c. w/ r-21 insulation CONT. METAL GUTTER 5/4 X 6 FASCIA insulation baffle W/ 1" min. air space 1'-8" 2x BLOCKING W/ (3) 1-1/2" DIA. SCREENED VENTS 4 12 7/16" cdx or osb SHEATHING composite roofing shingles pre-manuf. common trusses @ 24" o.c. CONT. METAL GUTTER 5/4 X 6 FASCIA 1'-8" 2x BLOCKING W/ (3) 1-1/2" DIA. SCREENED VENTS hurricane tie @ ea. truss primed soffit board or t&g pine decking beam per plan beam wrap 5 12 1'-8" siding per elevations 7/16" cdx or osb SHEATHING hurricane tie @ ea. truss r-49 insulation 1/2" gwb typ. 7/16" cdx or osb SHEATHING composite roofing shingles pre-manuf. common trusses @ 24" o.c. 1/2" gwb typ. 2 x 6 studs @ 16" o.c. w/ r-21 insulation CONT. METAL GUTTER 5/4 X 6 FASCIA insulation baffle W/ 1" min. air space 2x BLOCKING W/ (3) 1-1/2" DIA. SCREENED VENTS 5*''61( A7 ,+/&70.#2 Ä ,+/",&&'5+)0&4#(6+0)%1/ BUILDING SECTION B - B 5%#.' Ä 4'8+5+105 BU I L D I N G S E C T I O N S &4#90$; 5%#.' ,&,1$ ' ,#& ÄWPQ 0%Ä-';5 2# ) ' & ' 5 % 4 + 2 6 + 1 0 LOT 4 24 1 , ' % 6 0' 9 % 1 0 5 6 4 7 % 6 + 1 0 1 ( 6 9 1 Ä 5 6 1 4 ; 5 + 0 ) . ' Ä ( # / + . ; 4 ' 5 + & ' 0 % ' KE Y S T O N E B U I L D I N G S E R V I C E S L L C BE A D L E L A N E H O U S E S $ ' # & . ' . # 0 ' # 0 # % 1 4 6 ' 5 9 # 5 * + 0 ) 6 1 0 BUILDING SECTION A - A 5%#.' Ä TYP. TRUSS/EAVE DETAIL 5%#.' Ä1 TYP. TRUSS/EAVE DETAIL 5%#.' Ä2 TYP. TRUSS/EAVE DETAIL 5%#.' Ä3 TOP OF PLATE TOP OF floor TOP OF PLATE TOP OF floor: 221' TOP windows 8'- 0 " 12 5 12 4 TOP windows 1'-8" 8' - 0 " 9' - 1 " 9' - 1 " high point OF roof line of natural grade line of re-grade stone veneer composite roof shingles 5/4 x 6 fascia w/ cont. metal gutter average grade @ house: 219.5' 26 ' - 5 " horizontal lap siding shingle siding 5/4 x 8 bellyband w/ flashing at top 5/4 x 10 bellyband w/ flashing at top 5/4 x 4 corner trim typ. 5/4 x 8 barge rafter w/ 1 x 3 shadowboard ea e a a j kll 12 5 12 4 TOP OF floor TOP OF plate TOP OF floor: 221' TOP OF plate line of natural grade line of re-grade 9' - 1 " 9' - 1 " average grade @ house: 219.5' high point OF roof 26 ' - 5 " f g TOP OF floor: 221' 24 ' - 1 1 " 2'- 0 " 1'-8 1/2" 4 X 6 4 X 46" 4" 5*''61( A8 ,+/&70.#2 Ä ,+/",&&'5+)0&4#(6+0)%1/ WEST ELEVATION 5%#.' Ä 4'8+5+105 EL E V A T I O N S S O U T H & W E S T &4#90$; 5%#.' ,&,1$ ' ,#& ÄWPQ 0%Ä-';5 2# ) ' & ' 5 % 4 + 2 6 + 1 0 LOT 4 24 1 , ' % 6 0' 9 % 1 0 5 6 4 7 % 6 + 1 0 1 ( 6 9 1 Ä 5 6 1 4 ; 5 + 0 ) . ' Ä ( # / + . ; 4 ' 5 + & ' 0 % ' KE Y S T O N E B U I L D I N G S E R V I C E S L L C BE A D L E L A N E H O U S E S $ ' # & . ' . # 0 ' # 0 # % 1 4 6 ' 5 9 # 5 * + 0 ) 6 1 0 SOUTH ELEVATION 5%#.' Ä CORBEL DETAIL 5%#.' Ä1 12 5 2' - 1 0 " 3'- 0 " (+ / - ) c bad e eeem n TOP OF floor TOP OF plate TOP OF floor: 221' TOP OF plate high point OF roof average grade @ house: 219.5' 26 ' - 5 " 8' - 0 " TOP OF windows TOP OF windows 9' - 1 " 8' - 0 " 9'- 1 " composite roof shingles 5/4 x 6 fascia w/ cont. metal gutter shingle siding 5/4 x 8 bellyband w/ flashing at top 5/4 x 8 barge rafter w/ 1 x 3 shadowboard horizontal lap siding 5/4 x 10 bellyband w/ flashing at top 5/4 x 4 corner trim typ. 12 5 h i h TOP OF PLATE TOP OF floor TOP OF PLATE TOP OF floor: 221' TOP windows 8' - 0 " TOP windows 8' - 0 " 9' - 1 " 9'- 1 " average grade @ house: 219.5' high point OF roof 26 ' - 5 " m 3' - 0 " 5*''61( A9 ,+/&70.#2 Ä ,+/",&&'5+)0&4#(6+0)%1/ EAST ELEVATION 5%#.' Ä 4'8+5+105 EL E V A T I O N S N O R T H & E A S T &4#90$; 5%#.' ,&,1$ ' ,#& ÄWPQ 0%Ä-';5 2# ) ' & ' 5 % 4 + 2 6 + 1 0 LOT 4 24 1 , ' % 6 0' 9 % 1 0 5 6 4 7 % 6 + 1 0 1 ( 6 9 1 Ä 5 6 1 4 ; 5 + 0 ) . ' Ä ( # / + . ; 4 ' 5 + & ' 0 % ' KE Y S T O N E B U I L D I N G S E R V I C E S L L C BE A D L E L A N E H O U S E S $ ' # & . ' . # 0 ' # 0 # % 1 4 6 ' 5 9 # 5 * + 0 ) 6 1 0 NORTH ELEVATION 5%#.' Ä 6" M I N . 1' - 6 " M I N . SIDING PER ELEVATIONS 7/16" CDX OR OSB SHEATHING PRESSURE TREATED 2 x 8 SILL PLATE ripped to size. SEE ENGINEERING FOR ANCHOR BOLT SPECIFICATIONS.JOISTS PER PLAN 3/4" t&g PLYWOOD OR OSB SUBFLOOR 1/2" GWB 2 x 6 studs @ 16" o.c. R-21 INSULATION R-38 INSULATION GRADE 4" DIA. PERFORATED DRAIN TILE DRAINAGE GRADE GRAVEL & FILTER FABRIC WATERPROOFING MEMBRANE CONTINUE OVER FOOTING UNDISTURBED EARTH 4" DIA. DOWNSPOUT TIGHTLINE top flange joist hanger see engineering for footing size and foundation reinforcement. 6 MIL. VAPOR BARRIER continue over footing 6" M I N . 1' - 6 " M I N . 4" MIN. COMPACTED GRANULAR FILL 1/2" GWB option 2 x 6 studs @ 16" o.c. (2 X 4 OK) 4" CONCRETE SLAB ON 6 MIL. VAPOR BARRIER slab reinforcement options per engineering 4" DIA. PERFORATED DRAIN TILE see engineering for footing size and foundation reinforcement.UNDISTURBED EARTH SIDING PER ELEVATIONS 7/16" CDX OR OSB SHEATHING PRESSURE TREATED 2 x 6 SILL PLATE ripped to size. SEE ENGINEERING FOR ANCHOR BOLT SPECIFICATIONS. GRADE DRAINAGE GRADE GRAVEL & FILTER FABRIC WATERPROOFING MEMBRANE CONTINUE OVER FOOTING 4" DIA. DOWNSPOUT TIGHTLINE 1/2" GWB REQUIRED JOISTS PER PLAN 3/4" t&g PLYWOOD OR OSB SUBFLOOR 1/2" GWB 2 x 6 studs @ 16" o.c. R-21 INSULATION R-38 INSULATION UNDISTURBED EARTH see engineering for footing size and foundation reinforcement. top flange joist hanger 4" CONCRETE SLAB ON 6 MIL. VAPOR BARRIER slab reinforcement options per engineering 4" MIN. COMPACTED GRANULAR FILL 6 MIL. VAPOR BARRIER continue over footing 3/4" X 8" OFFSET. VERIFY W/ DOOR SIZE SLOPE GARAGE CONC. PAD 2" TOWARD GARAGE DOOR 1' - 6 " M I N . (3) #4 REBAR CONT. as shown DRIVEWAY SLAB COMPACTED FILL GARAGE DOOR (2) #4 REBAR CONT. IN FOOTINGS 6" M I N . 1'- 6 " M I N . JOISTS PER PLAN 3/4" t&g PLYWOOD OR OSB SUBFLOOR 1/2" GWB 2 x 6 studs @ 16" o.c. R-21 INSULATION R-38 INSULATION UNDISTURBED EARTH see engineering for footing size and foundation reinforcement. GALVANIZED LUS HANGER DECK joists per plan decking FLASHING LEDGER AND FASTENERS PER ENGINEERING 6 MIL. VAPOR BARRIER continue over footing 4" DIA. PERFORATED DRAIN TILE DRAINAGE GRADE GRAVEL & FILTER FABRIC WATERPROOFING MEMBRANE CONTINUE OVER FOOTING 4" DIA. DOWNSPOUT TIGHTLINE 6 MIL. VAPOR BARRIER CONTINUE OVER FOOTING UNDISTURBED EARTH POST BASE PER ENGINEERING PROVIDE BLOCKING AT BEARING & MID-SPAN 4x GIRDER PER ENGINEERING 4 x 4 POST u.n.o. USE 4 X 6 POST @ BEAM SPLICES. POST CAP PER ENGINEERING JOISTS PER PLAN see engineering for foundation size & reinforcing schedule 18 " M I N . POST BASE PER ENGINEERING GRADE BE L O W G R A D E 6 x 6 P.T. POST see engineering for footing size and foundation reinforcement. UNDISTURBED EARTH 12" sonotube square or round 4" THICK (MIN.) CONCRETE SLAB W/ REINFORCEMENT OPTIONS PER ENGINEERING STONE VENEER 1/2" P.T. PLYWOOD 2 X FURRING 4" MIN. COMPACTED GRANULAR FILL P.T. BOTTOM PLATE 18 " M I N . POST BASE OPTIONS PER ENGINEERING GRADE BE L O W G R A D E 6 x 6 P.T. POST 12" sonotube square or round see engineering for footing size and foundation reinforcement. UNDISTURBED EARTH REBAR PER ENGINEERING decorative bevel 18 " M I N . post base OPTIONS PER ENGINEERING GRADE REBAR PER ENGINEERING BE L O W G R A D E 4 x 4 P.T. POST decorative bevel 8" sonotube square or round UNDISTURBED EARTH see engineering for footing size and foundation reinforcement. 5*''61( A10 ,+/&70.#2 Ä ,+/",&&'5+)0&4#(6+0)%1/ 4'8+5+105 DE T A I L S &4#90$; 5%#.' ,&,1$ ' ,#& ÄWPQ 0%Ä-';5 2# ) ' & ' 5 % 4 + 2 6 + 1 0 LOT 4 24 1 , ' % 6 0' 9 % 1 0 5 6 4 7 % 6 + 1 0 1 ( 6 9 1 Ä 5 6 1 4 ; 5 + 0 ) . ' Ä ( # / + . ; 4 ' 5 + & ' 0 % ' KE Y S T O N E B U I L D I N G S E R V I C E S L L C BE A D L E L A N E H O U S E S $ ' # & . ' . # 0 ' # 0 # % 1 4 6 ' 5 9 # 5 * + 0 ) 6 1 0 TYP. FND. WALL DETAIL 5%#.' Ä1 GARAGE WALL DETAIL 5%#.' Ä2 GARAGE @ HOUSE 5%#.' Ä3 GARAGE FOOTING 5%#.' Ä4 DECK @ HOUSE 5%#.' Ä5 POST & BEAM DETAIL 5%#.' Ä6 POST FOOTING 5%#.' Ä7 POST FOOTING 5%#.' Ä8 POST FOOTING 5%#.' Ä9 Tim K. Garrison, P.E. 2316 Antone Way Anacortes, WA 98221 360-708-1865 timg@timkgarrison.com S1 of 3 Foundations Ne w H o m e a t 3 8 1 1 B e a d l e L a n e , An a c o r t e s , W A Rev Rev Rev TKG Job No.: t25002 Date: 3/17/25 Client: Keystone Building Ser- vices Architectural Design: Jim Dunlap Callout Min., use Alt 1 min., use Alt 2 min., use Connector (if blank use default, above)Notes 30B 5.2x11.8 PSL HHUS to 32B 31B 5.2x11.8 PSL HHUS to 32B 32B 5.5x18 gl 33B 1.7x11.8 LVL 34B 1.5x11.8 LSL or LVL 35B 5.5x19.5 gl 36B 3.5x11.8 PSL 5.5x10.5 gl 37B 6x10 5.5x9 gl 38B 4x8 6x8 39B 6x10 1.7x11.8 LVL 40B 1.7x11.8 LVL 41B 4x8 42B 4x8 PT Callout Min., use Alt 1 min., use Alt 2 min., use Connector (if blank use default, above)Notes 60J 11.8 TJI 110 @ 24" or closer spacing 61J 11.8 TJI 110 @ 16" 62J 2x8 PT @ 16" Callout Min., use Alt 1 min., use Alt 2 min., use Connector (if blank use default, above)Notes 70P 2- 2x4 4x4 71P 3- 2x4 2- 2x6 4x6 72P 3- 2x6 6x6 4- 2x4 okay to extend up into wall above HUC to butt end of 32B okay to extend up into wall above in addition to floor joists Use Pressure Treated (PT) where exposed to weather or in contact with concrete. Default sawn material is Doug Fir No 2 or better. PT may be Hem Fir #2 & better. Default bottom connection on beam: 2, A34 with TECO or screws, or PCZ. Default rafter or deck joist to beam connection is con't or skip blocking and H2.5A, or H1, or A34 with screws. Framed roof overhangs, eaves, outriggers, etc. use IRC-compliant construction. Default sawn material is Doug Fir No 2 or better. Exposed to weather shall be Pressure Treated (PT) Default sawn face mount hanger is U, LU, LUS, or if sloped rafter use LRUZ. Default I-joist top flange hanger is ITS, HIT, or MIT Default sawn top flange hanger is JBA, LB, BA, or B (welded app, use LB, BA, or B) Any national I-joist brand, equal or stronger may be substituted At edges of decks, landings, stairs, etc. use multiple joists and or blocking as necessary for rail post connections. All railings are designed by others, UNO, and shall meet code for lateral loading. Default mid-post connection: LPCZ, PCZ, CCQ, or similar. Default bottom connection on concrete: PB, or AB, or ABU, or ABW, or CBSQ Blocking through floor cavity: Use solid blocking through floor cavity. Blocking to be similar to post above. Blocking may be connected with clips, nails, screws, cleats, or similar. Joists and Rafters Posts Default bottom connection on plate: 2, A34 with TECO or screws, or 4, 16d face nails. Default glulam (gl), LVL, PSL, steel materials - see Standard Structural Specs herein. I-Joist roof overhangs, extensions, outriggers, and cantilevers shall per per manufacturer's recommendations. Default I-joist face mount hanger is IUS or MIU Default bear on top plate: Bear on full width of top plate, with post below per plan and attached with 2, HGA10. If sloped, bear on mitre cut butt end. Default beam to beam connection: Hanger: HU, HUC, HUCQ or similar. Bear on top, 2, HGA10. Default beam to conc wall: HGUM hanger with 5/8x4 Titen HD, or GLB wet-set beam seat. Beams Default sawn material is Doug Fir No 2 or better. Default glulam (gl), LVL, PSL materials - see Standard Structural Specs herein. Default LSL is 1.5E, 2,300 psi, min Fb. Default wall connection: Min., 3" bearing in pocket with post below per plan, and end post connection, per below. Default end post connection: LCE, ACE, EPCZ, ECCQ, CCTQ, cleats, or similar. Default corner post connection: LCE4, LCE4Z, RTC44, or ECCLQ. Structural Callouts© – Copyright ConstructionCalc, Inc (CCI) 0 PA Per Architect or Designer * Structural Item: This item and related connectors shall be per architect or designer. 12 FD Floor Diaphragm * Sheathing: With joists at 24" or 19.2" OC, use min., 24 oc rated, APA Sturd-I-Floor; either 3/4" species group 1, or 7/8" species group 4. May be OSB or plywood. * Sheathing: With joists at 16" OC, use min., 16 oc rated, APA Sturd-I-Floor, min., 19/32" thick. May be OSB or plywood. Good for 245 psf TL @ L/360 defl. * Sheathing Layout: Case 1 per IBC 2306.2.1(1) - Orient sheets continuous over two or more spans, with the long dimension across supports. * Nailing: Glue, and connect with 8d ring shank nails or screws, at 6" edges, 12" field. * Blocking: not required except at supports (beams) and connections to shear walls below. 81 L Ledger - Deck Joists to Rim. *Ledger: Use min., 2x, PT ledger at least as tall as joists. *Ledger Connection: Connect to rim with SDS or LedgerLOK with length necessary for 1.5" min. penetration into rim, at the following spacing. May be applied directly to rim or to sheathing over rim. Flashing design by others. -Joists parallel , use 1 @ 24" max spacing and within 3" of splices and ends. -Joists perpendicular , use 2 @ 16", max spacing and within 3" of splices and ends. *Joist Connection: Connect joist to ledger with galv hanger, all holes filled with galv nails or screws per hanger manufacturer recommndation. 90 FC Footing, Continuous * Retained Height: Maximum retained height (unbalanced fill) = 3'. * Stepping: Okay to step this footing as necessary for grade changes. All footing longitudinal rebar shall continue through step, okay to bend 90 degrees at direction changes. * Footing: Use min., 18" wide x 7" tall. -Longitudinal reba r, use 2, #4 continuous, 3" from bottom. * Stemwall: Use min 6" thick. -Maximum overall height = 5'. -Vertical rebar , use #4 at all corners, wall ends, intersections, and at 24" OC, max, centered in wall, with alternating 6" bends at bottom footing rebar. -Horizontal rebar , #4 top and bottom and at 24" OC max., centered. -At doors , stemwall may be shortened or omitted. -Crawl and vent openings 24" wide or less in stemwalls are permitted where no significant point loads from above occur. *Drains: Install footing drains and / or downspout drains per others and as required by code. 91 FS Footing, Strip * Footing: Use min., 16" wide x 7" tall. * Longitudinal Rebar: Use 2, #4 continuous 3" from bottom. 92 FP Footing, Pad * Footing: Use min., 32" square x 8" tall. *Rebar: Use 4, #4 each way, 3" from bottom. 93 FP Footing, Pad * Footing: Use min., 18" square x 7" tall. -If in slab area, footing may be mono-poured with slab or below slab. Height may include slab height if poured monolithically. -Footing Rebar: Use 2, #4 each way, 3" from bottom. *Plinth: If plinth is called for use round or square per Arch, min diameter or width such that all rebar and post base connectors have 2" min., 3" max., concrete cover on all sides. Chamfer per Arch or as necessary to shed water. -Plinth is not designed to take lateral (sideways) loads from wind, earthquake or unbalanced fill. Brace plinth as necessary until backfill is complete. Max unbraced length of plinth = 4'. -Plinth Rebar: Use 3, #4 vertical, equally spaced, with 4", 90-degree bend at bottom footing rebar. Hoops, stirrups, or horizontal rebar are not required in plinth. *Post: Use per Arch, UNO. Post connectors per Arch or if not specified use Post Table defaults herein. 95 S Slab on Grade * Subgrade: Use structural fill or clean, granular native material, compacted to 95% relative compaction. It is strongly recommended that all fill below slabs be checked by a geotechnical consultant. *Underslab Insulation: May use XPS or EPS rigid foam with min., 25 psi compressive strength under slab. If used, provide and install per insulation manufacturer's recommendations. *Slab Slope: All exterior and garage slabs shall be sloped 1%, min to provide positive drainage runoff. All runoff shall be directed to a suitable receiving system. * Slab Finish: Finish shall be per Arch. If none is specified, medium broom finish is recommended for all exterior slabs; and smooth trowel finish for interior slabs. * Slab Dowels to Footings or Stem Walls: Slabs need not be doweled to stem walls or footings. * Slab Thickness: Use 4" min., standard concrete. Slabs which support vehicles should be thickened to 6" x 6" min. at edges, with additional #4 continuous rebar in thickend portions. * Reinforcement: Use any of the following: - Min., #4 rebar at 24" OC, each way, centered in slab. - Welded wire fabric, min., W2.9, 6"x6" (6 Ga.), centered in slab. Splices overlap 8" min. - Fibermesh per manufacturer's recommendation. * Control Joints: Maximum recommended spacing = 8' OC, each way. This is a non-structural item and may be changed or omitted by Owner or architectural designer. * Vapor Barrier: Suggest a min., 6 mil., plastic vapor barrier under interior slabs. This is a non-structural item and may be changed or omitted by Owner or architectural designer. General: All construction shall be per current building code and Standard Structural Specifications herein. 26 3/17/25 Fasteners and connectors in contact with preservative-treated wood must be hot-dipped galvanized, stainless, silicon bronze, or copper or meet ASTM A153. Not all coated exterior screws meet this requirement. Connectors (ex. hangers) must be of G185 (ZMAX) zinc-coated galvanized steel or equivalent if in contact with PT wood. R317 Tim K. Garrison, P.E. 2316 Antone Way Anacortes, WA 98221 360-708-1865 timg@timkgarrison.com S2 of 3 Structural Framing Ne w H o m e a t 3 8 1 1 B e a d l e L a n e , An a c o r t e s , W A Rev Rev Rev TKG Job No.: t25002 Date: 3/17/25 Client: Keystone Building Ser- vices Architectural Design: Jim Dunlap Callout Min, use Alt 1 min. use Alt 2 min., use Trimmer, each end (if blank use default above.) King Stud, each end (if blank use default above.) 20H 2x6, "L" config 4x6 21H 2x10, "L" config 2- 2x8 4x8 22H 4x10 6x10 2 23H 6x10 5.5x9 gl 3 Callout Min., use Alt 1 min., use Alt 2 min., use Connector (if blank use default, above)Notes 30B 5.2x11.8 PSL HHUS to 32B 31B 5.2x11.8 PSL HHUS to 32B 32B 5.5x18 gl 33B 1.7x11.8 LVL 34B 1.5x11.8 LSL or LVL 35B 5.5x19.5 gl 36B 3.5x11.8 PSL 5.5x10.5 gl 37B 6x10 5.5x9 gl 38B 4x8 6x8 39B 6x10 1.7x11.8 LVL 40B 1.7x11.8 LVL 41B 4x8 42B 4x8 PT Callout Min., use Alt 1 min., use Alt 2 min., use Connector (if blank use default, above)Notes 60J 11.8 TJI 110 @ 24" or closer spacing 61J 11.8 TJI 110 @ 16" 62J 2x8 PT @ 16" Callout Min., use Alt 1 min., use Alt 2 min., use Connector (if blank use default, above)Notes 70P 2- 2x4 4x4 71P 3- 2x4 2- 2x6 4x6 72P 3- 2x6 6x6 4- 2x4 okay to extend up into wall above HUC to butt end of 32B okay to extend up into wall above in addition to floor joists Use Pressure Treated (PT) where exposed to weather or in contact with concrete. Default sawn material is Doug Fir No 2 or better. PT may be Hem Fir #2 & better. Default bottom connection on beam: 2, A34 with TECO or screws, or PCZ. Default rafter or deck joist to beam connection is con't or skip blocking and H2.5A, or H1, or A34 with screws. Framed roof overhangs, eaves, outriggers, etc. use IRC-compliant construction. Default sawn material is Doug Fir No 2 or better. Exposed to weather shall be Pressure Treated (PT) Default sawn face mount hanger is U, LU, LUS, or if sloped rafter use LRUZ. Default I-joist top flange hanger is ITS, HIT, or MIT Default sawn top flange hanger is JBA, LB, BA, or B (welded app, use LB, BA, or B) Any national I-joist brand, equal or stronger may be substituted At edges of decks, landings, stairs, etc. use multiple joists and or blocking as necessary for rail post connections. All railings are designed by others, UNO, and shall meet code for lateral loading. Default mid-post connection: LPCZ, PCZ, CCQ, or similar. Default bottom connection on concrete: PB, or AB, or ABU, or ABW, or CBSQ Blocking through floor cavity: Use solid blocking through floor cavity. Blocking to be similar to post above. Blocking may be connected with clips, nails, screws, cleats, or similar. Joists and Rafters Posts Default bottom connection on plate: 2, A34 with TECO or screws, or 4, 16d face nails. Default glulam (gl), LVL, PSL, steel materials - see Standard Structural Specs herein. I-Joist roof overhangs, extensions, outriggers, and cantilevers shall per per manufacturer's recommendations. Default I-joist face mount hanger is IUS or MIU Default bear on top plate: Bear on full width of top plate, with post below per plan and attached with 2, HGA10. If sloped, bear on mitre cut butt end. Default beam to beam connection: Hanger: HU, HUC, HUCQ or similar. Bear on top, 2, HGA10. Headers Default header material is Doug Fir No. 2 or better 2x headers must be in tall orientation with flat 2x nailed at bottom in "L" configuration Default Trimmer, use 1, 2x; or 20H or 21H use LUC; larger header use HUC or HUCQ, UNO. Default King Stud, opening 6-feet wide and less use 1, full height stud each end (plate to plate.) Default beam to conc wall: HGUM hanger with 5/8x4 Titen HD, or GLB wet-set beam seat. Default glulam (gl), LVL, PSL materials - see Standard Structural Specs herein. Default LSL is 1.5E, 2,300 psi, min Fb. Default King Stud, opening wider than 6-feet, use 2, full height studs each end (plate to plate.) Beams Default sawn material is Doug Fir No 2 or better. Default glulam (gl), LVL, PSL materials - see Standard Structural Specs herein. Default LSL is 1.5E, 2,300 psi, min Fb. Default wall connection: Min., 3" bearing in pocket with post below per plan, and end post connection, per below. Default end post connection: LCE, ACE, EPCZ, ECCQ, CCTQ, cleats, or similar. Default corner post connection: LCE4, LCE4Z, RTC44, or ECCLQ. Structural Callouts© – Copyright ConstructionCalc, Inc (CCI) 0 PA Per Architect or Designer * Structural Item: This item and related connectors shall be per architect or designer. 9 VF OverFraming - Roof *Ridge: Use min., 2x8 supported with vertical posts at 6-ft max spacing. One end of ridge may be supported on valley boards. *Ridge Support Posts: max spacing = 6 ft. Bear post on min., 2x6 block on top of roof sheathing, of sufficient length to spread post load to min., 2 rafters or trusses below. Use the following post size depending on post length: - Length = 0 to 6 ft., use min., 2x4 - Length = 6.1 to 12 ft, use min., 2- 2x4 or 4x4. * Rafters: Max spacing = 24". High end, bear on 2x post on bearing wall; or connect to ridge or ledger with sloped hanger. At low end mitre cut for full bearing on Valley and connect with 3, 4" screws or A23 and screws. Use the following size depending on true length rafter span: - Span = 0 to 7 ft., use min., 2x4. - Span = 7.1 to 10 ft, use min., 2x6. * Valley: Use min., 2x8 flat. Connect to each truss or rafter with min., 3- 16d. * Roof Sheathing: Use 11RD. 11 RD Roof Diaphragm *Framing: Trusses or rafters at 24” OC, max. * Overhangs: Per code and truss or I-joist manufacturer's recommendations. * Framing Connection at Support: -Where connected to shear wall , connect per shear wall callout - top of wall. -Where trusses or rafters connect to beam , use H2.5A, or LS30 with screws, or similar, typ. * Sheathing: 7/16” min., OSB or CDX plywood. Stagger joints per IBC, Case 1. * Nailing: Use 8d at 6" edges, 12" field. -At ledger , connect per ledger callout, but never less than 8d screw or ring shank at 4" OC. * Blocking: Not required except between trusses or rafters at their supports. 12 FD Floor Diaphragm * Sheathing: With joists at 24" or 19.2" OC, use min., 24 oc rated, APA Sturd-I-Floor; either 3/4" species group 1, or 7/8" species group 4. May be OSB or plywood. * Sheathing: With joists at 16" OC, use min., 16 oc rated, APA Sturd-I-Floor, min., 19/32" thick. May be OSB or plywood. Good for 245 psf TL @ L/360 defl. * Sheathing Layout: Case 1 per IBC 2306.2.1(1) - Orient sheets continuous over two or more spans, with the long dimension across supports. * Nailing: Glue, and connect with 8d ring shank nails or screws, at 6" edges, 12" field. * Blocking: not required except at supports (beams) and connections to shear walls below. 77 M Mullion * General: These are specified to resist wind loads. * Mullion: Use min., 2, 2x6, continuous bottom plate to top plate. * Header Connection: Header(s) may be supported with 2x trimmer or hang on this mullion with concealed flange hanger per header table. General: All construction shall be per current building code and Standard Structural Specifications herein. Call- out Capa- city, wind/ seis, Eh, plf Sheath- ing, min. Sides of wall Nails or screws, size Stud height, max., ft. Stud spac'g, max., in. Nominal stud size, min. Stud mat'l (see std st'l specs) Nail Edge / Field spac'g @ Stud spac'g, in. Top Plate, min. Top plate splice, min. Sill plate & studs w/ edge nail'g, min. Block- ing at unsup- ported edges, min. Top of wall to parallel framing or rim or rim blk'g. Top of wall to perpen- dicular framing. Bottom plate to framing. Mud sill anchor to concrete Conc. anchor max spc'g, w/ 4" min embed Detail Detail Detail 10 24 2x4 or larger per Arch Sawn 6/6@24 6/12@16 15 16 2x6 Sawn 6/12@16 19 12 2x6 Sawn or LVL 6/12@12 2PW 490/ 350 (same) (same) (same) (same) 16 (same) (same) 4/12@16 or @12 (same) (same) (same) 2x (same) (same) Con't sht'g or 16d@3" or 4.5" SDS @ 6" (same) 42" 5GW 200/ 200 1/2" or 5/8" gyp both 5d for 1/2"; 6d for 5/8" 10 24 2x4 (same) 4/4@24 7/7@16 (same) (same) (same) NA (same) (same) 4.5" SDS @ 9"(same) 72" Structural Shear Wall Callouts© – Copyright ConstructionCalc, Inc (CCI) 1PW 168/ 120 7/16" OSB or plywo- od, orient either dir. one, either side, apply directly to studs 8d 2- 2x 48" lap w/ 10- 16d 2x NA 5/8" j-bolt or 5/8" Titen HD, w/ 3" wshr. Or MASA or MASAP 72" Con't sheathing or A34 or LTP4 at 36" max. Con't sheathing +blkg, or H2.5, or SDWC- 15600, @ 24" max Con't sheathing or 16d @ 6" or 4.5" SDS @ 12". Typical Shear Wall Callout Symbol Min. length of shear panel, ft. If "W", construct entire Wall per this callout, with minimum individual panel lengths indicated on plan. This symbol indicates a dedicated shear wall or panel, the type per callout below. Walls without this symbol, or labled "NS" are not dedicated shear walls - use code-standard construction.3.4 1 PW D1 D2 D3 26 3/17/25 Tim K. Garrison, P.E. 2316 Antone Way Anacortes, WA 98221 360-708-1865 timg@timkgarrison.com S3 Of 3 Standard Structural Specifications Ne w H o m e a t 3 8 1 1 B e a d l e L a n e , An a c o r t e s , W A Rev Rev Rev TKG Job No.: t25002 Date: 3/17/25 Client: Keystone Building Ser- vices Architectural Design: Jim Dunlap 26 3/17/25 Small Site Construc�on SWPPP (002) Updated 4/23/2024 page 1 of 6 Permit #: Received by: Small Site Construction SWPPP City of Anacortes Stormwater · 904 6th Street · Anacortes, WA 98221 Stormwater Inspector: 360-630-1037 General Information Project Name Parcel Size acres Project Address Property Owner Phone Site Contact Phone Project Description Describe the nature and purpose of the construction project. Include the total size of the area, any increase in existing impervious area; the total area expected to be disturbed by clearing, grading, excavation or other construction activities, including off-site borrow and fill areas; and the volumes of grading cut and fill that are proposed. Erosion control lead or responsible party Phone Engineer/Firm Phone Site Conditions Adjacent Areas: See the site plan, drainage plan, and construction drawings approved for the associated permit. Critical areas: See the critical areas site plan approved for the associated permit. Attach a copy of your stormwater site plan submitted with your building/grading permit application and attach pictures of construction site. *Stormwater site plan shall list all BMPs for inspectors *Add a map of where your stormwater goes from your project to the discharge site BLD-2025-0317 Aaron Esterholt Stormwater Review PLANNING, COMMUNITY, & ECONOMIC DEVELOPMENT DEPARTMENT Mailing Address: P.O. Box 547, Anacortes, WA 98221 Office Location: 904 6th Street, Anacortes WA 98821 Phone: (360) 293-1901 Weekly Erosion Control Self-Inspection Reports All sites that have a Stormwater Pollution Prevention Plan #2, 1-5 or 1-9 are required to submit a weekly erosion control/BMP monitoring inspection report through the citizen portal. These reports can be found on the city website and through the link on the submittals tab in the permitting customer portal. Turning in the weekly report consistently will help keep your project on schedule and avoid unnecessary delays due to cancelled inspections. Erosion-Control-Inspection-Form--Sites-Less-Than-One-Acre-fillable-PDF (anacorteswa.gov) Stormwater Site Inspection Form (anacorteswa.gov) (For larger sites) We appreciate your assistance in keeping our documentation up to date. Just complete the fillable PDF, save it, and then upload it with the blue upload tab. Small Site Construc�on SWPPP (002) Updated 4/23/2024 page 2 of 6 Small Site Construc�on SWPPP (002) Updated 4/23/2024 page 3 of 6 Best Management Practices Illustration Turn the page to see information corresponding to each numbered circle below. About this Pollution Prevention Plan This is Anacortes’s Small Site Construction Stormwater Pollution Prevention Plan (“Construction SWPPP”) intended to ensure your construction project minimizes erosion and does not contribute pollution, including sediment, to stormwater. This SWPPP is primarily intended for projects under 2,000 sq ft. This plan uses certain Best Management Practices (“BMPs”) from the Stormwater Management Manual. Some detailed descriptions are included; the remainder and additional information are available at https://fortress.wa.gov/ecy/publications/parts/1410055pa rt4.pdf#page=27 The listed BMPs are the minimum necessary; if erosion occurs, you must add additional BMPs as necessary to control it. You should include your Construction SWPPP in your contract with your builder. You must keep a copy of this SWPPP on the construction site or within reasonable access to the site for construction and inspection personnel at all times. Property owners and contractors are responsible for ensuring all aspects of BMPs are followed, including those not shown on the detail sheets. This Construction SWPPP should be considered a living document and must be updated as needed to reflect site conditions. Preserve Vegetation/Mark Clearing Limits Before any land disturbance, including clearing and grading, clearly mark all clearing limits, sensitive areas and their buffers, and trees that are to be preserved within the construction area. Retain natural vegetation in an undisturbed state to the maximum extent practical. Use these BMPs: •C101 to preserve natural vegetation •C102 to establish buffer zones around important vegetation you want to save •C103 High Visibility Fencing to mark the boundaries of your buffers •C233 Silt Fence to ensure sediment doesn’t leavethe site Establish Construction Access Construction vehicles can damage or compact soils, create sediment pollution, or track sediment onto public roads. All equipment and vehicles that access the construction area must use an existing driveway or a stabilized construction entrance. •Use BMP C105 Stabilized Construction Entrance wherever traffic will be entering or leaving a construction site if paved roads are within 1,000 ft of the site. Construct a 12-inch thick pad of 4-inch to 8- inch quarry spalls, a 4-inch course of asphalt treated base, or use existing pavement. Place a separation geotextile under the spalls to prevent fine sediment from pumping up into the rock pad. Install the construction entrance prior to any vehicles entering the site, at the location shown on the site plan. Create only one construction entrance per site. 1 2 1b 1b 1b 2 1a 4 7 9a 9b 5 9b Small Site Construc�on SWPPP (002) Updated 4/23/2024 page 4 of 6 •Use BMP C103 High Visibility Fencing to restrict traffic to the construction entrance. •Remove any sediment that is tracked onto pavementby shoveling or street sweeping and remove the collected sediment or stabilize it on site. Control Flow Rates (not shown) Stormwater on a cleared site can create significant flows that can damage downstream properties. Protect properties and waterways downstream of the project site from erosion and the associated discharge of turbid waters. If your project is required to control flow rates, you must use the following BMPs as shown on the approved site plan: •C203 Water Bars •C209 Outlet Protection •C235 Straw Wattles Install Sediment Controls When land is cleared of vegetation, stormwater can pick up sediment, a pollutant. BMPs can prevent sediment from leaving the site. You must install sediment controls before land disturbance to effectively minimize and control the discharge of pollutants and sediments. Use and properly install BMP C233 Silt Fence. You must bury the filter fabric as shown in the diagram in order for the BMP to be effective. You must repair the silt fence if it is damaged. Consider the following additional BMPs: •C231 Brush Barrier •C232 Gravel Filter Berm •C234 Vegetated Strip •C235 Straw Wattles Note that C230 Straw Bale Barrier is no longer an approved BMP. Stabilize Soils Leaving soils devegetated or exposed needlessly creates erosion and sediment problems. •Stabilize all exposed soils whenever constructionwork will stop for more than two days at a time during the wet season (October 1 to April 30) or 7 days the rest of the year (the dry season). •Stabilize all exposed soils at the end of the shift before a holiday or weekend. •Stabilize all exposed soils with either vegetation, matcoverings, mulching, or in those areas to be paved, a compacted base material. •Use BMP C123 Plastic Covering over all stockpiles with plastic or burlap if left unworked. Place sand- filled burlap or geotextile bags every 3 to 6 ft along seams and tie them together with twine to hold them in place. •If you excavate soil for the foundation, backfill that soil against the foundation and grade it to drain away from the building. Once the disturbed landscape areas are graded, you must seed or sod the grass areas. Consider the following additional BMPs: •C120 Temporary and Permanent Seeding •C121 Mulching •C122 Nets and Blankets •C124 Sodding •C125 Topsoiling/Composting •C131 Gradient Terraces •C140 Dust Control Protect Slopes (not shown) Slopes can be especially vulnerable to erosion, but BMPs can mitigate sediment problems. Design and construct cut-and-fill slopes to minimize erosion. Use the following practices: •Reduce continuous length of slope with terracing and diversions •Reduce slope steepness •Roughen slope surfaces •Use BMP C123 Plastic Covering over all exposed slopes •Use BMP C120 Temporary and Permanent Seeding as soon as possible on exposed slopes Manage off-site stormwater (run-on) separately from stormwater generated onsite. Divert off-site stormwater or groundwater away from slopes and disturbed areas with interceptor dikes, pipes, or swales. You may not create cut slopes over 4 feet high or slopes steeper than 2 feet horizontal to 1 foot vertical. Fill slopes may not exceed 4 feet high or 3 feet horizontal to 1 foot vertical. Slopes that exceed these criteria require engineering. Consider the following additional BMPs: •C121 Mulching •C122 Nets and Blankets •C124 Sodding •C203 Water Bars •C208 Triangular Silt Dike (Geotextile‐Encased Check Dam Protect Drain Inlets Storm drains are designed to collect and transport clean stormwater, not water contaminated with sediment or other pollutants. Storm drain inlets must be protected so that runoff does not enter the 3 4 5 6 7 Small Site Construc�on SWPPP (002) Updated 4/23/2024 page 5 of 6 stormwater system without first being filtered or treated or both. •Use BMP C220 Storm Drain Inlet Protection to protect all proposed and existing storm drain inletsduring construction so that stormwater runoff does not enter the stormwater conveyance system without first being filtered or treated (or both) to remove sediment or other pollutants. •Clean or remove and replace inlet protection devices when sediment has filled one-third of the available storage (unless a different standard is specified by the product manufacturer). •Keep all approach roads clean. •Do not allow sediment and street wash water to enter storm drains without treatment. Stabilize Channels and Outlets Stormwater channels and outlets can themselves erode unless stabilized with rock or other armoring. Design, construct, and stabilize all on-site conveyance channels to prevent erosion as needed. Use BMP C209 Outlet Protection to provide stabilization, including armoring material adequate to prevent erosion of outlets, adjacent streambanks, slopes, and downstream reaches at the outlets of all conveyance systems. Consider the following additional BMPs: •C122 Nets and Blankets •C202 Channel Lining Control Pollutants Waste materials, demolition debris, and other pollutants that occur onsite during construction can contaminate the stormwater system unless managed. Cement and related products can modify the pH of stormwater. Provide cover, containment, and protection from vandalism for all chemicals, liquid products, petroleum products, and other materials that have the potential to pose a threat to human health or the environment. Anytime you pour concrete, perform washout of the concrete trucks following BMP C154 Concrete Washout Area at designated washout areas only. Locate washout areas at least 50 ft from sensitive areas such as storm drains, open ditches, or water bodies, including wetlands. Clean contaminated surfaces immediately following any spill incident. Apply fertilizers and pesticides in a manner and at rates that will not result in loss of chemical via stormwater runoff. Use the following additional BMPs: •C151 Concrete Handling •C152 Sawcutting and Surfacing Pollution Prevention •C153 Material Storage, Delivery, and Containment Control De-Watering (not shown) De-watering water extracted from foundations, vaults, or trenches, has similar characteristics to stormwater runoff at the site and can cause the same impacts unless properly managed. You may discharge clean, non-turbid de-watering, such as well-point ground water, to systems that are tributaries to, or directly into, surface waters if the de- watering flow does not cause erosion or flooding or interfere with the operation of the stormwater system. Use the following BMPs: •C220 Storm Drain Inlet Protection •C236 Vegetative Filtration Maintain BMPs (not shown) All temporary and permanent erosion and sediment control BMPs must be maintained and repaired as needed to assure continued performance of their intended function. During the dry season, inspect sediment control BMPs weekly or after a runoff-producing storm event. During the wet season, inspect BMPs daily. Use BMP C150 Materials on Hand to ensure you are ready for a heavy rain. All temporary erosion and sediment control BMPs must be removed within 30 days after the City determines that the site is stabilized or after the temporary BMPs are no longer needed. Trapped sediment must be removed or stabilized on site. Disturbed soil areas resulting from removal of BMPs or vegetation must be permanently stabilized. Manage the Project (not shown) Phasing a project, especially when revegetation occurs as part of each phase, can help prevent the transport of sediment from the site. •Fully implement this Construction SWPPP at all times. •Modify this Construction SWPPP whenever there is a change in design, construction, operation, or maintenance at the construction site that has or could have a significant effect on the discharge of pollutants to waters of the state. •Inspect, maintain, and repair all BMPs as needed to ensure continued performance of their intended function. 8 9 10 11 12 Small Site Construc�on SWPPP (002) Updated 4/23/2024 page 6 of 6 Protect Low-Impact Development BMPs Low-Impact Development techniques can be damaged if they are compacted or accumulate sediment during construction. If there are any Low-Impact Development BMPs planned for the site: •Use BMP C103 High Visibility Fence to exclude all construction and foot traffic from the infiltration, bio- retention, or rain garden areas. •Protect all infiltration areas or bio-retention and rain garden BMPs from sedimentation through installation and maintenance of erosion and sediment control BMPs on portions of the site that drain into those areas. •Use BMP C233 Silt Fence or C234 Vegetated Strip to control and avoid introducing sediment onto permeable pavements. Bury the bottom of the filter fabric at least 4 inches below the ground surface. Backfill and tamp soil in place over the buried portion of the filter fabric, so that no flow can pass beneath the fence and scouring cannot occur. Drive or place the fence posts into the ground at least 18 inches. A 12-inch minimum depth is allowed if topsoil or other soft subgrade soil is not present and 18 inches cannot be reached. •If pavements are fouled with sediments or no longer pass an initial infiltration test, clean them using procedures from the Stormwater Manual or the manufacturer’s procedures. Consider the following additional BMPs: •C102 Buffer Zones •C208 Triangular Silt Dike •C231 Brush Barries **************************************************************** I acknowledge that I have read the information presented to me and agree to abide by the BMP rules. ______________________ _____________________ Printed name Signature ______________________ Date **************************************************************** 13