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HomeMy WebLinkAboutPermit File BLd-2018-0397 2205 23rd Street (2)� E i SDCB (E) F-11 Ss I ss _ ss SSMH (E) - - - - W INLET PROTECTION PER C220, CATCHBASIN SDCB (E) FILTER TYPE OS OS SDCB (E) (NORTH) 20' FRONT YARD [ -....... -...._ _-BUILDING SETBACK LINE, MEASURED FORM PROPERTY LINE. WM (E) 4" SS (E) 120.7 EG -� PROPOSED PERIMETER —� CONSTRUCTION FENCE PER BMP C103 PROPOSED4"SCH 40 PVC DRAIN LINE GARAGE (E) P56279 (WEST) 10' SIDE YARD BUILDING SETBACK LINE, MEASURED FORM PROPERTY LINE. -ITANdarammSS SDCB (E) SIGN (E) INSTALL CONCRETE DRIVEWAY CATCH BASIN PER DETAIL EXIST. SANITARY 2 3 rd STREET SHEET 2, AT LOW POINT OF DRIVEWAY. CONNECT TO IN SEWER LINE INFILTRATION DRYWELL WITH DOWN TURNED ELBOW IN CATCH BASIN. INSTALL REMOVABLE TRAFFIC GRATE & EXIST. 8" CONC. STORM DRAIN LINE OS DRIVEWAY APRON (E) 20.00' i *�SOIL STOCKPILE LOCATON '(COVER WITH PLASTIC DURING STORM EVENTS, h I BMP C123: PLASTIC N ; COVERING) 10.00' 12.00' — oS i o , 0 oS 0 Od 125.9 EG 82.95' FRAME FOR MAINTENANCE OF SUMP. CATCH BASIN TO ACT AS OVERFLOW IF THE INFILTRATION DRYWELL SSMH (E) EXCEEDS STORAGE CAPACITY. U INLET PROTECTION PER C220, CATCHBASIN ENTRANCE PER BMP C105 (SIZE TO FIT) PROPOSED4"SCH �OQ 40 PVC DRAIN LINE Ki 072 10.00' - PROPOSED 4" SCH 40 PVC DRAIN LINE �Q ?� DRIVEWAY - O�P (P) v GP Ln C6 55.00' WALKWAY - 11.00' 22.00' — COVERED PORCH 122.7 GFF (P) GARAGE (P) PROPOSED4"SCH 40 PVC DRAIN LINE 123.2 GFF SFR (P) P133848 2205 23rd STREET 123.2 FF 8" SS (E) INLET PROTECTION C220, CATCHBASIN FILTER TYPE W 8" WA (E) CONC. CURB (E) os 12' SD (E) BMP T5.10C: PERFORATED STUB CONNECTION: 2' WIDE x 1.5' (MIN) DEEP x 10' LONG, P740 K FILLED TRENCH WITH 4"RATED PIPE FOR ROOF DRAINS, CONCRETE D STUB -OUT CONNECTION SIDEWALK (E) ONSHEET 2 OF_2. _.5D FH#698(E) PROPOSED 6" SCH WM (E) 40 PVC DRAIN LINE 5. 00' 0 0 N Q Op J U g N cDo� 10.00' SUw F- n WA �aN i COVERED ---- _�J PATIO (P) SSCO (E) i � 0 I J N 1/ In A ryQ1 118.6 EG PROPOSED 4"4" SCH 40 PVC REDUCER �PROPOSED4"SCH 40 PVC DRAIN LINE PROPOSED PERIMETER SILT FENCING (TYP) PER BMP C233 CHECK DAM PER BMP C207: CHECK DAMS, AS NEEDED (TYP). (EAST) S SIDE YARD — BUILDING SETBACK LINE, MEASURED FORM PROPERTY LINE. P56278 SFR (E) 16" WA 4SDCB STOP BAR (E) (E) LU 10.00 I45.00' CONC. SLAB 55.00' lE) K I w I PROPOSED 4" DIA. o Foa I PROPOSED PERIMETER SILT SANITARY SEWER �� ,6Z� x FENCING (TYP) PER BMP C233 / z0= G —�� MU\ GN\N o SO\\' c=» LU z I x GARAGE Ol 513'. VGZ\ON IKONS\'("( wbo yj\' OUT BUILD m rn (E) DRIVEWAY (E) w 413pAGpo BEING w0Q REMOVED (E) M a = 0 SS PROPOSED PERIMETER BUILDING CONSTRUCTIONFENCE MEASURED FORMKLINE, SEWERLSANITARY LINE ALLEY 8' SS (E) PER BMP C103 PROPERTY LINE. ALLEY Erosion Control Notes for Residential Construction - City of Anacortes A. Erosion Control Best Management Practices shall be in place per the accepted site plan prior to any construction start. B. The erosion control shall be inspected once a day and modified to meet the surrounding conditions as needed. C. The storm drain system shall be cleaned daily (Section 7-07.3). All drainage systems shall be cleaned to the acceptance of the City of Anacortes prior to acceptance of the project. D. Stabilized construction entrances and roads shall be installed at the beginning of construction and maintained during the duration of the project. Additional measures may be required such as wash pads to ensure that all paved areas are kept clean. No mud is allowed to enter onto City streets. E. Any soils exposed that will not be disturbed for two (2) days during the wet season or seven (7) days in the dry season shall be immediately stabilized with the approved ESC methods (seeding, mulching, plastic covering, etc.) F. Two (2) weeks prior to the beginning of the wet season (October 1), all disturbed areas shall be reviewed to identify which ones can be seeded in preparation for the winter rains. Disturbed areas shall be seeded within one (1) week of the beginning of the wet season. A sketch map of those areas to be seeded and those areas to remain uncovered shall be submitted to the Project Manager. The Project Manager can require seeding in additional areas in order to protect surface waters, adjacent properties or drainage facilities. G. Penalties for an Erosion Control violation are subject to a $300 to $1000 fine under Chapter 17.66 - Penalties for Violation. Each day is considered a different violation. LEGAL DESCRIPTION: PARCEL B OF BOUNDARY LINE ADJUSTMENT BLA-2017-0007, RECORDED UNDER AUDITOR'S FILE NUMBER 201708280225, RECORDS OF SKAGIT COUNTY, WASHINGTON. 8" SD (E) o to 0 rn ww zw �a 0 � oU) w z J W LULU w Fa O w LANDED GENTRY HOMES AND COMMUNITIES SSMH (E) GENERAL NOTES (�(� n M — OWNER: STOP BAR (E) LANDED GENTRY 504 E. FAIRHAVEN BURLINGTON, WA AUG 10 2018 w 98233 1-(360)-755-9021 CITY OF ANACORTES BUILDING. MAIN FLOOR AREA 3,035 SF GARAGE - 709 SF SI TE: TYPICAL ZONING: R2 - RESIDENTIAL LOW DINSITY SETBACKS. ALL SETBACKS IN COMPLIANCE WITH CITY GUIDLINES SSM M SIDEYARDS MIN 5, 15' COMBINED - REAR YARD MIN 30' FRONT YARD MIN 10, 20' GARAGE HEIGHT.• MAX. ALLOWED: 35' PROPOSED: UNDER PARKING. 3 IN GARAGE, 3 IN DRIVEWAY g LOT COVERAGE BUILDING AREA: 1,992 S.F. PORCH: 67 S.F. DECK. • 128 S.F. TOTAL AREA: 2,187 S.F. LOT AREA: 7,500 S.F. PERCENT COVERAGE.• 2,187 / 7,500 = 29.2% IMPER VIOUS CO VERA GE BUILDING: 1,992 S.F. STEPS/WALKWAY.• 52 S. F. PORCH. • 67 S.F. PA 770. 128 S. F. DRIVE WAY.• 597 S.F. TOTAL: 2,836 S.F. LOT AREA: 7,500 S.F. PERCENT COVERAGE. 2,991 / 7,500 = 37.8.E n CZ ~ V O LQ GRAPHIC SCALE 10 0 5 10 20 UTILITY POLE (E) ( IN FEET Horiz. Scale: 1 Inch = 10 Feet G I BRALTAR 3-CAR GARAGE (LEFT) EROSION CONTROL PLAN & SITE PLAN P133848 2205 23RD STREET ANACORTES, WA L1%JOB No: 23RD ST & D AVE DESIGNED: LG DRAWN: DATE: 08/08/2018 SHEET 1 of 2 a.ras�rie s Sea ,C„rga�fi r pote dam% YSkagiTeklm x ;". r" � t4E 5k NOT TO SCALE mom, a 'hrough Gardan 12th St Gate Preschool ti 4 vs�e:,� 05 :.pig' a9 sr E. D Avpru- PROJECT SITE 2205 23rd STREET ANACORTES, WA ` a flee ��tlrsr a United Methodist Chur nV random fill 1 6' 1- filter fabric r yr r i� � 'ice, ,:,4' perf pipe 24" min UV Trench X-Section slope —a Plan View of Roof to road drainage system x 10' vel trench /pert pipe NOT TO SCALE Figure III-3.1.8 Perforated Stub -Out Connection DEPARTMENT OF Revised December2015 ECOLOGY please see http.9/www ecy.wa.gov/oopynght.htm/for copyright notice including permissions, State of Washington limitation of liability, and disclaimer. 2014 Stormwater Management Manual for Westem Washington Volume /// - Chapter 3 - Page 466 PERFORATED STUB -OUT CONNECTION DETAIL Drivewag Catch Basin ut gyred aAtwaancewRnasn4cira For14 DRIVEWAY CB RISER 6" Dle. Knockout (4)-Plac 5, Typ. 4 I � I t Iz^ I• ( J 2" SIDE Inc ISO VIEW wuGNTS= RtS6t 6" - 60 Ibs 14"-140 Jos SASE: 200 Ws CONCRETE: kn 4,000 ps1 0 28 Days PTPE PENETRATIONS: staedard Knockouts (4) =I 4 G� CI'�At"jIT'E Tf, £, 4TT6MI�lN►7N/M.R, �7.).146A9�!!,6-pbDj Bfi�l-T 1-EA]4 [a6n)BTT-07l� DRIVEWAY CATCH BASIN DETAIL OR EQUAL 4t� LANDED GENTRY HOMES AND COMMUN I T I ES 111 AUG 10 1018 CITY OF ANACORTES GIBRALTAR 3-CAR GARAGE (LEFT) EROSION CONTROL PLAN & SITE PLAN P133848 2205 23RD STREET ANACORTES, WA JOB NO: 23RD ST & D AVE DESIGNED: LG DRAWN: DATE: 08/08/2018 SHEET ^ 0f FOUNDATION NOTES: 1. INSTALL PRESSURE -TREATED 2x6 (PT, 2x8 RIPPED TO 6" WHERE JETS. HANG) 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 TYP. THROUGHOUT 2. INSTALL 4" PVC DRAIN PIPE BELOW FOOTING ® LOW POINT FOR POSITIVE DRAINAGE DURING CONSTRUCTION. VERIFY PLACEMENT OF 4" PERFORATED FOOTING DRAIN PIPE IN FREE -DRAINING GRAVEL BASE 3, 4x4 POST ON SO* FELT, USE 4x6 POST AT BEAM SPLICE. CONNECT POST TO BEAM W/ Ix4xl6 GUSSET BOTH SIDES OR SIMPSON BC POST CAP (VERIFY SIZE), CONNECT POST TO FTG, W/ SIMPSON A33 (OR EQ.) NAILED TO POST AND POSITIVELY CONNECTED TO CONC. FOOTING BELOW 4, FOOTING SIZES CALCULATED USING ASSUMED MAXIMUM SOIL BEARING OF 1,500 POUNDS PER SQUARE FOOT ® 1'4' x 8" CONC, FTG, W/ (2)04 REBAR CONT. —STEP PER GRADE © 6" CONC, FOUNDATION WALL W/ REBAR PER R404,1.3.2 4 IRC TABLE 404,1,20) - 404,1,2(8) 4 04 REBAR CONTINUOUS i TOP -STEP PER GRADE W/ PONY WALL ABOVE WHERE NEEDED, VERIFY W/ BUILDER OC I'-&" x I'-8" x 8" CONCRETE PAD FOOTING W/ 4x4 POST ON 90" FELT (OR EQ,) O 1'41 x 1'-2" x 12" GONG, PAD FTG, W/ SIMPSON CBecdo"DS2 (OR EQUAL) (CONNECTOR TO BE HOT -DIPPED GALV.) O 4" coNc, SLAB W/ NICON FIBER OR FIBERMESH THROUGHOUT (VERIFY W/ BUILDER) SLOPE 1/8" PLF MINIMUM TOWARD GARAGE DOOR 0 4" CONC, SLAB/STEPS (VERIFY FINISH W/ BUILDER) W/ NICON FIBER OR FIBERMESH THROUGHOUT (VERIFY W/ BUILDER) O OPTIONAL (VERIFY W/ BLDR.): STUB 12" LONG 04 REBAR 4" INTO CONIC. SLAB FROM FOUNDATION WALL s 24" O.C. TYPICAL. THICKEN SLAB EDGE (IF NECESSARY) HO POUR SLAB THROUGH DOOR OPENINGS TYPICAL JO THICKEN SLAB TO 6" AT GARAGE DOOR OPENING 4 INSTALL 04 REBAR CONTINUOUS O 16" x 6" (MIN,) SCREENED FOUNDATION VENT (13 TYPICAL) © 18" x 24" CRAWLSPACE ACCESS OPENING (MIN, PER CODE) (VERIFY LOCATION) OM 2'-2" x 1'-8" x 8" CONCRETE PAD FOOTING W/ (2)4x4 POSTS ON SO* FELT (OR EQ.) NO 3-CAR GARAGE OPTION ONLY: 2'-8" x 2'4' x 10" CONC, PAD FTG, W/ (2)*4 REBAR EA, WAY 4 SIMPSON C1566 (OR EQ.) FOR P.T. 6x6 POST ABV, (CONNECTOR TO BE HOT -DIPPED GALV,) MINIMUM 24 IN. WOOD STRUCTURALPANEL OPT. 16d NAIL 2-16d PLATE TO STUD ORIENTATION OF STUD MAY VARY AS ALT. GYPSUM WALLBOARD FILLER PANEL 5116"-1/2" CONTINUOUS WOOD 6d COMMON (SUBFLOOR, WALL) STRUCTURAL PANEL 8d COMMON NAIL (ROOF) BRACED WALL LINE EDGE SPACING 6" o.c. ALT STUD INTERMEDIATE SUPPORT 12"o.c. CORNER DETAIL 3/4" = 1'-0" CONTINUOUS RIM JOIST 8d @ 6"o.c. ALONG BRACED WALL PANEL BRACED WALL PANEL 3-16d @ 16"o.c. ALONG BRACED WALL PANEL ADDITIONAL FRAMING MEMBER DIRECTLY ABOVE BRACED WALL PANEL 8d @ 6"o.c. ALONG BRACED WALL PANEL BRACED WALL PANEL 3-16d @ 16"o.c. ALONG BRACED WALL PANEL CONTINUOUS RIM JOIST ADDITIONAL FRAMING MEMBER DIRECTLY ABOVE BRACED WALL PANEL WHEN PARALLEL TO FLOOR/CEILING FRAMING FULL HEIGHT BLOCKING @ 16"o.c. ALONG BRACED WALL PANEL TOE NAIL 3-8d NAILS AT EACH MEMBER BLOCKING BRACED WALL PANEL 3-16d AT EACH BLOCKING MEMBER FULL HEIGHT BLOCKING @ 16"o.c. ALONG BRACED WALL PANEL BRACED WALL PANEL CONNECTION 3/4" = 1'-0" �a m 11 sr O I I I A2,2 J,2 I I CE OF FTG. � I 10'-0" _ I a B I -----;III I I '- r-------- dl --, I as !2 a� I I I I 10 -254" I I I 4 I I I I d + Q C ap C4 �a LLl 4 B 3 A2,2 I I I A2,2 - -__ - — — — — — — 1 I 3,500" (MIN,) — — — CAPACITY A 1,0000 (MIN,) HOLD-DOWN CAPACITY HOLD-DOWN 3-C fR GAfRAGE OPT, SCALE: 1/4" = 1'-0" 45'-O" IS'-315" I6'-6" 10'-215" rjLF„ 9 A2,2 r , + i- — — — — — — — — — — — — — — — + + I I I I I � I I I I K — — — — — — — — — — — I I I Cx I I I T — — — — — — "II I I — — — — — — — — — — — — — — — — — — — — — — — — — — — — — ------,_-,''lll' I II I I I 9L" 6' " 6' 3' 91♦" I I, I I I Ali I1 3' I 1�VI • I I I ® I I I - ® I I I 4x8 "a I- Ot 1, It IT I t I I I � P. 10 Fr2 LO R 16T ®I " O. , ( PI A 4' 15" 4' " 3' 8" 2' 1114" 4' " 4' " I I I O I I � 01 -r rI � ® - _ EAM (TY — — — — — — — — — — — — — I I I ) I --—————— — — — — ————— — — — — —— — -- C I 1'i II,I C „ 4' 1 II ° �4 r 16' „ 1IV2 I I fu p1 A2,2 I, B I - - r -1-, O YIER P FLR JS S, 3' J•� -O I - I • I W LL/ EA BAR NG I N IL TOGE -rHE;ZW (3)I Dcl NAILS PER IRG R5016.1 x � PI L. j' �ITY ) � P, I E I 5' " 5' " 4' O" 4' O" 4' 15" LL f w 5' 344�, I T 1n L — - - _ - - - a' E M-(i P.y I F A • 30 MIN ) A2.2 0 -CAI DAC TY - - - - - - - - - - - - - - - - - - - - - - H O - OW I I - --- - - - - -_�_ -- - - -- T I- _ -------- - - - - -- -LEI 3000" (MIN.) �a A ll��-�­CAFACITY 2 A2 HOLD-DOWN 8�4" 11' SI5" 15 4" 21'-Oui" Iz'-I I" 1l'-ou2" 2'-101*i" 16' 3" R.O. 2'-1015" I I'-0" 2'-i14" 22'-0" 12'-0" 45'-0" FOUNDATION PLAN SCALE: 114" = I'-O" r tm OF FTG, CL OF FTG. j I I I I CL OF FTG. I I I I I I 1 m I A2,2 I I I C OF FTCE, At J to 1 7jv �5-f M A vAllAk ll +v Q 1Qi� 1 41001 I 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. ciryo�glygc LANDED GENTRY HOMES AND COMMUNITIES REVISIONS BY: Il - 22 -1-1 JR NOTES: 1. COORDINATE W/ MECH. & ELEC. FOR LOCATIONS & SIZES OF FOUNDATION / SLAB BLOCKOUTS. 2. 30x24 CRAWL SPACE ACCESS PANEL (24x30 MIN) -PROVIDE METAL OR FIBERGLASS WELL AS NECESSARY. INSTALL SOLID COVER SLOPED AWAY FROM BUILDING - INSTALL 4x8 MIN. BEAM SET ON WALL PLATE TO SUPPORT WALL ABOVE (OR INSTALL INTERIOR CRAWL SPACE ACCESS - VERIFY W/ BUILDER & SEE PLAN) 3. 16x8 POUR -IN -PLACE FOUNDATION VENTS (OR 16x6 VENTS IN FLOOR DIAPHRAGM (VERIFY W/ BUILDER). NUMBER PER PLAN. 4. 12" WIDE THICKENED SLAB EDGE. EXTEND 8" BELOW GRADE. 5. VENTS TO BE LOCATED WITHIN 2'-0" OF CORNERS. FLOOR JOISTS: LAYOUT SHOWN HERE IS FOR 2x FRAMING. IF ENGINEERED JOISTS ARE USED, MANU- FACTURER SHALL PROVIDE AND SUBMIT ENGINEERED DESIGN TO THE BUILDING DEPARTMENT FOR APPROVAL PRIOR TO FABRICATION AND INSTALLATION. 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 CAVITY BENEATH ALL POST LOCATIONS AND BETWEEN UPPER AND LOWER STUDS AT FLOOR TO FLOOR HOLDOWN LOCATIONS. 3. PROVIDE BLOCKING BETWEEN WOISTS AT INTERIOR BEARING LOCATIONS WHERE THERE IS A LOAD BEARING WALL ABOVE. 4. IF ENGINEERED FLOOR JOISTS ARE USED, PROVIDE TIMBERSTRAND RIMS WHERE FLOOR JOISTS BEAR AT EXTERIOR WALLS. 5. CONNECTIONS: SIMPSON COMPANY OR EQ. 6. FIELD CUT ENDS, NOTCHES, AND DRILLED HOLES OF PRESCRIPTIVE TREATED WOOD SHALL BE TREATED IN THE FIELD IN ACCORDANCE WITH AWPAM4. FOUNDATION NOTES: THESE DETAILS REFLECT A GENERAL HIGHER STANDARD THAN THAT ALLOWED BY THE IRC. THESE DETAILS INDICATE THE FOUNDATION AND REIN- FORCEMENT REQUIREMENTS FOR THIS PROJECT. THE CONTRACTOR MAY NOT USE THE IRC MINIMUMS WITHOUT WRITTEN PERMISSION OF THE DESIGNER. FASTENERS: METAL ELEMENTS INCLUDING, CONNECTORS, MUST USE HOT -DIPPED GALVANIZED METAL WHEN IN CONTACT WITH ACZA PRESSURE TREATED MATERIALS. [R319.3] - SEE 37/SP1 CITY OF ANACORTES PLANNING & BUILDING DEP APPROVED PLANS PERMIT#: &P-7,0/9-03W ADDRESS: 22CLE 2- APPROVED15Y: ,// ,•, _ SUBJECT TO FIELD INSPECTION" APPROVED PLANS SHALL NOT BE ALTERED WITHOUT AUTHORIZATION FILE COPY GIBRALTAR FOUNDATION PLAN JOB NO.: GIBRALTER DESIGNED: LG DRAWN: TP DATE: 3/13/2017 SHEET A-2.1 SEE FOUNDATION PLAN FOR JOIST SIZE AND LOCATION 3/4" T&G SHEATHING - GLUE & NAIL TO SUPPORTING MEMBERS SIDING PER ELEVATION CONT. RIM 2X6 PT SILL 5/8"X10" ANCHOR 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 1/4" THICK WASHERS. MIN. (2) A.B.'S PER < r , BOARD [R403.1.6.11 (1) #4 BAR CONT. AT TOP 12" w 8"MIN/ 12" W/ FOUND. a a VENTS 6" WIDE CONC. STEM WALL > z UP TO 4'-6" HIGH: GRADE g W/#4 BARS 48" o/c HORIZ. & +. - Y #4 BARS @ 48" o/c VERT. _- 4" RIGID TIGHTLINE (V z DOWNSPOUT DRAIN, TIE TO STORM SEWER II ° FILTER FABRIC 6 MIL BLAC4" RIGID PERF. FOOTING K VAPOR �Q BARRIER Eo DRAIN, W/ 12"MIN OF DRAIN ROCK COVER, TIE 16" WIDE X 8" DEEP CONC TO STORM SEWER FOOTING W/(1) #4 BARS 3" CLEAR TYP. CONT. 5" 6" 5" FOUNDATION 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 3/4" T&G SHEATHING - GLUE & 5/8"X10" ANCHOR BOLTS, EMBEDED 7" INTO NAIL TO SUPPORTING MEMBERS CONCRETE, AT 4'-0"o/c, AND SET BETWEEN 3 1/2" AND 12" FROM BOARD ENDS WITH 3" X 3" X (1) #4 BAR CONT. AT TOP 1/4" THICK WASHERS. MIN. (2) A.B'S PER BOARD [R403.1.6.11 0 _ GRADE - 4" RIGID TIGHTLINE TOP FLANGE HANGER I DOWNSPOUT DRAIN, HOT DIPPED GALV. TIE TO STORM SEWER 6" WIDE CONC. STEM WALL---. z FILTER FABRIC TO MAX HGT OF 4'-6" HIGH: � W/#4 BARS 48" o/c HORIZ. & 4" RIGID PERF. FOOTING #4 BARS @ 48" o/c VERT. DRAIN, W/ 12"MIN OF OQ 6 MIL BLACK VAPOR ' 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" FOUNDATION DETAIL WHEN 3/4"=1'-0" 5 JOISTS DROPPED DOWN ABU66 GRADE °.I GRADE Z LLJJ o M 8" ER PLA 16" x 16" x 8" CONC. FTG. W/ (2#4 REBAR EA. WAY COLUMN DETAIL 9 3/4" = 1'-0" ATTACH LEDG�R TO END JST. W/ 1/2" DIA. LA SCREWS (2 ROWS STAGGERED) & 1/2" GI (MAX.) SHTG. SEE R507.2 & TABLES R507.2 & R507.2.1 & 1 = FIGURES R507.2.1(1) & R507.2.1(2) FOR SPACING PER JST. SPAN SHEATHING 1/2" OR 7/16" SIDING SEE ELEVATIONS GALVANIZED FLASHING P.T. 2X8 LEDGER w/ SIMPSON (2)SDS 1/4"X3" HDG @ 12" O.0 w/ 1/8" PILOT HOLE MAX. SIMPSON HANGER TYPICAL HOT DIPPED GALV. PROVIDE HOLD DOWN TENSION DEVICE PER R507.2.4 & FIGURE R507.2.3(1) NOT LESS THAN (2) LOCATIONS PER DECK, WITHIN 2'-0" FROM EA. END OF DECK. EA. DEVICE SHALL HAVE 1,500# MIN. STRESS CAPACITY P.T. JOIST SEE FRAMING PLAN DECK LEDGER DETAIL 3/4" = 1'-0" 3/4" T&G SHEATHING GLUE & NAIL TO SUPPORT MEMBERS 1/2"GWB 2X6 SILL P.T. 2X MUD SILL 1/2" EXPANSION BOARD 4" CONCRETE SLAB ON 2" GRAVELBED SLOPE 6 MIL BLACK VAPOR NOTE: DETAIL IS DRAWN @ HIGH BARRIER POINT OF SLAB a: SEE DETAIL 1 FOR FOUNDATION CALL -OUTS n GARAGE/RESIDENCE 3/4" = 1'-0" PERPENDICULAR FLOOR JOISTS SIN FLOOR JOISTS (SEE PLAN) 4"x8" #2 H/F BEAM 1X4 STRAFING EA. SIDE 4X4 POST BASE WITH COMP. ROOF SHINGLE TAB. L r�rc rviry L 2 #4 EACH WAY a TYPICAL FOOTING 6 3/4" 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 SIDES FULL WIDTH OF GARAGE DOOR SO DRIVEWAY SLAB CAN RUN INTO SPACE 7 1/4 SLOPE GARAGE SLAB CONTINUOUS FOR POSITIVE DRAINAGE AWAY FROM 2% SLOPE STRUCTURE ii �i91c•i "1y'1.:1 AIL a � • • • 3/4" = 1'-0" SEE FOUNDATION PLAN FOR JOIST SIZE AND LOCATION OVER CONCRETE OR MASONRY BLOCK FOUNDATION EXTENT OF HEADER (TWO BRACED WALL SEGMENTS) EXTENT OF HEADER (ONE BRACED WALL SEGMENT) z LST12 (V 3/4" PLYWOOD SHEATHING R-30 INSULATION 4"x8" #2 HEM/FIR BEAM 4"x4" #2 D/F POST @ 5'-0"o.c. 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) PER PLAN CONT. FOOTING DETAIL 3/4" 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 PONY 0 m WALL 0 :10. HEIGHT1 ° ° o 0 o 0 o ° 0 0 0 0 O o 0 0 ° 0 0° 0 MIN. 3" X 11-1/4" NET HEADER 0 0 0 o o 0 0 0 0 O 0 0 0 0 0 0 0 0 0 00 0 0 0 0 0 0 0 0 00 ° HEADER SHALL BE FASTENED TO THE KING 0 0 0 STUD WITH 6-16D SINKER NAILS TOP PLATE CONTINUITY IS 00 ° REQUIRED PER R602.3.2 0 0 0 12 ° ° 0 FASTEN SHEATHING TO HEADER WITH 8D COMMON NAILS IN 0 00 MAX.° ° ° 3-IN. GRID PATTERN AS SHOWN AND 3 IN. O.C. IN ALL FRAMING o 00 TOTAL co 0. (STUDS AND SILLS) TYP. c 0 00 WALL 00 o c c 0 co HEIGHT 00 00 00 00 00 00 00 00 00 ° ° MINIMUM 1000 LB HEADER -TO -JACK -STUD STRAP 00 00 00 0 o SHALL BE CENTERED AT BOTTOM OF HEADER AND 00 0 0 00 00 INSTALLED ON BACKSIDE AS SHOWN ON SIDE 0 o 0 0 ELEVATION 00 00 00 00 o° 0 0 0 00 00 00 0 0 0 10, 0 00 0 0 0 00 o0 0 0 MAX. FOR A PANEL SPLICE (IF NEEDED), PANEL EDGES SHALL OCCUR OVER AND BE HEIGHT ° ° ° ° NAILED TO COMMON BLOCKING AND OCCUR WITHIN THE MIDDLE 24 IN. OF WA o 0 0 0 00 co HEIGHT. ONE ROW OF 3 1N. O.C. NAILING IS REQUIRED AT EACH PANEL EDGE. 00 00 Oo 00 00 00 00 0 0 2' TO 18' (FINISHED WIDTH) 00 00 00 00 00 00 MIN. LENGTH BASED ON 6:1 HEIGHT -TO -WIDTH RATIO. FOR 00 ° ° EXAMPLE: 16 IN. MIN. FOR 8 FT. HEIGHT. BRACED WALL LIN 00 00 ° ° 91 WITH CONTINUOUS 00 00 00 0 0 MIN. NUMBER OF STUDS SHOWN SHEATHING 00 00 00 00 00 00 00 00 00 00 00 0 o NO. OF JACK STUDS PER 0 0 0 0 FULL-LENGTH KING STUD TABLE R502.5(182) 00 ° o 0 0 0 00 00 00 00 1 i 1 0 0 a— 0 0 0 b0 2 ANCHOR BOLTS PER R403.1.6 REQUIRED FOUNDATION PER CODE CONTINUOUS SHEETED PORTAL FRAME 112" = 1'-0" MIN. 1000 LB TENSION STRAPI. STRAP SHALL BE CENTERED AT BOTTOM OF HEADER. SHEATHING FILLER IF NEEDED 16D SINKER NAILS IN 2 ROWS @ 3" O.C. WOOD STRUCTURAL PANEL MUST BE CONTINUOUS FROM TOP OF WALL TO BOTTOM OF WALL, OR FROM TOP OF WALL TO PERMITTED SPLICE AREA FULL-LENGTH KING STUDS 7/16" MIN. THICKNESS WOOD STRUCTURAL PANEL SHEATHING SIDE ELEVATION 1/2" GWB 2X6 BOTTOM PLATE R-21 BATT 3/4" SHIM 2X6 STUD WALL P.T. 2X SILL CONT. 1/2" EXPASION BOARD 4" CONCRETE SLAB ON 2" GRAVELBED ao FINAL GRADE SEE GRADE III_ NOTE X 10" ANCHOR BOLT - BELOW — SE SEE DETAIL 1 ;o Epp °. c - FILL TO BE GRANULAR MATERIAL COMPACTED TO 95% a SEE DETAIL 1 FOR FOUNDATION CALL -OUTS /^_ \ GARAGE WALL NOTE: DETAIL IS DRAWN 1 AT HIGH POINT OF THE 3/4" = 1'-0" SLAB 2X WALL STUDS BLOCK OUT FOR W/H PIPING 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 _r M m w BLOCK OUT FOR FAU DUCTS 54" M CONCRETE SLAB NOT SHOWN FOR DETAIL CLARITY - FOUNDATION STEM WALL FOOTING PARALLEL JOIST APPLICATION: (NOT SHOWN) SPACE FIRST FLOOR JOIST MIN 12" OFF PARALLEL FOUNDATION WALL. UTILITY BLOCK OUT O GARAGE SIDE ELEVATION NOTE. DOES NOT APPLY IF JOISTS (TYBEAR ON FNDN WALL. PANEL LENGTH PER TABLE R602.10.3.2 MIN. 7/16" (10 MM) WOOD STRUCTURAL PANEL SHEATHING ON ONE FACE m x w x MINIMUM 2X4 o FRAMING, MINIMUM w DOUBLE STUDS g REQUIRED m STUDS UNDER HEADER AS REQUIRED HOLD-DOWN OR STRAP -TYPE ANCHOR PER TABLE R602.10.6.1. (BOTH SHOWN FOR CLARITY.) STRAP -TYPE ANCHORS SHALL BE PERMITTED TO BE ATTACHED OVER THE WOOD STRUCTURAL PANEL. FOR PANEL SPLICE (IF NEEDED) ADJOINING PANEL EDGES SHALL MEET OVER AND BE FASTENED TO COMMON FRAMING 8D COMMON OR GALV.BOX NAILS @ 6" O.C. AT PANEL EDGES FOR SINGLE STORY AND AT 4" O.C. PANEL EDGES FOR THE FIRST OF 2 STORIES 8D COMMON OR GALV. BOX NAILS @ 12" O.C. AT INTERIOR SUPPORTS - (2) 1/2" DIAMETER ANCHOR BOLTS PER FIGURE R403.1.1, LOCATED BETWEEN 6 AND 12 INCHES OF EACH END OF THE SEGMENT MINIMUM REINFORCING OF FOUNDATION, ONE #4 BAR TOP AND BOTTOM OF FOOTING. REINFORCING SHALL BE LAPPED 15 INCHES. MINIMUM FOOTING SIZE UNDER OPENING IS 12" X 12". A TURNED -DOWN SLAB SHALL BE PERMITTED AT DOOR OPENINGS. REINFORCING SHALL BE AS SHOWN ABOVE. ALTERNATE BRACED WALL PANEL LANDED GENTRY 1I0MES AND COMMUNITIES REVISIONS BY: II-22-IT JR GIBRALTAR FOUNDATION DETAILS JOB NO.: GIBRALTER DESIGNED: LG DRAWN: TP DATE: 3/13/2017 SHEET A-202 1/2" = 1'-0" FLOOR PLAN NOTES: I. ALL DIMENSIONS ARE TO FACE OF STUD WALL UNLESS NOTED OTHERWISE. n9 TO COMPLY W/ 2015 WSEC SECTION R406.2, THIS HOUSE (3,041 80. FT.) VERIFY DIMENSIONS SHOWN ON PLANS. DO NOT SCALE OFF DRAWINGS. WILL NEED 3.5 ENERGY CREDITS, TO ACHIEVE THIS, THE FOLLOWING OPTIONS HAVE BE SELECTED FROM TABLE 406.2: L A N D E D GENTRY 2, FRAME MAIN FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS s 16" O.C. OPT, 1a (.5 CREDITS): EFFICIENT BUILDING ENVELOPE. SEE NOTE 015 TYPICAL. FOR INSULATION VALUES. HOMES AND COMMUNITIES OPT. 3a (1.0 CREDITS): HIGH EFFICIENCY HVAC EQUIPMENT. USE GAS 3, FRAME MAIN FLOOR INTERIOR WALLS W/ 104 5/8" 2x4 STUDS ® I6" O,C, W/ FIRED FURNACE W/ MIN. AFUE OF 94%. USE CHAMPION GAS FURNACE 1/2" GYPSUM WALLBOARD BOTH SIDES TYPICAL. (OR EQ. - VERIFY W/ BLDR.) W/ 95.5% ArUE. REVISIONS BY: OPT. 5a (.5 CREDITS): EFFICIENT WATER HEATING. ALL SHOWER HEADS 4 4. FRAME UPPER FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS s 16" O,C, KITCHEN SINK FAUCETS SHALL BE RATED AT 1.15 GPM OR LESS. ALL OTHER II - 2Z - it JR TYPICAL. LAVATORY FAUCETS SHALL BE RATED • 1.0 GPM OR LESS. OPT. 5c (1.5 CREDITS): EFFICIENT WATER HEATING. WATER HEATING SYSTEM 5. FRAME UPPER FLOOR INTERIOR WALLS W/ 104 5/8" 2x4 STUDS ® I6" O.G. W/ SHALL INCLUDE GAS WATER HEATER W/ A MIN. EF OF 0.Sl. USE NAVEN 1/2" GYPSUM WALLBOARD BOTH SIDES TYPICAL. NP£-ISOA (OR EQ, - VERIFY W/ SLDR.). UNIFORM ENERGY FACTOR OF .96, RECOVERY EFFICIENCY OF 99%. 6. FRAME GARAGE WALLS W/ 2x6 STUDS • 16" O.C. (VERIFY HEIGHT OF WALL ON -SITE PER AS43UILT FOUNDATION) 45'-0" 1, PLUMBING WALLS TO BE FRAMED W/ 2x6 STUDS a IS" O.G. SEE PLANS FOR LOCATIONS (VERIFY JOIST PLACEMENT ABOVE AND BELOW FOR CLEARANCE) 8, ANGLED WALLS TO BE 45 DEGREES TYPICAL UNLESS NOTED OTHERWISE 9. DIMENSIONAL LUMBER TO BE HEM -FIR 02 TYPICAL UNLESS NOTED OTHERWISE 10, UNLESS NOTED OTHERWISE USE 4x6 HP'2 HEADER IN 2x6 EXTERIOR WALLS ABOVE DOORS AND WINDOWS W/ R-10 (MIN,) INSULATION. USE 4x6 HF"2 HEADER IN 2x4 EXTERIOR WALLS (IF APPLICABLE) ABOVE DOORS AND WINDOWS U.N.O. BEAMS AND HDRS. TO HAVE 1 1/2" MINIMUM BEARING TYPICAL U.N.O. (BEAMS SHOWN ARE MINIMUM REQUIRED OR BETTER SIZE AND GRADE MAY BE INCREASED PER BUILDER'S DISCRETION) II. VERIFY PLACEMENT OF 4x6 POST IN STUD WALL BELOW ENDS OF GIRDER TRUSS ABOVE W/ ROOF FRAMING PLAN ON SHEET A4.1 12, PROVIDE 2x6 BACKING IN ALL BATHROOM WALLS FOR TOWEL BARS, TOILET PAPER DISPENSERS, MEDICINE CABINETS, ETC. BETWEEN STUDS. COORDINATE W/ BUILDER/OWNER FOR LOCATIONS 13, INSTALL 1/2" HIGH -DENSITY GYPSUM WALLBOARD AT GARAGE/HOUSE WALL AND GARAGE BEARING WALLS, t 5/8" TYPE-X GWB • GARAGE CEILING TYPICAL 14. INSTALL 20-MINUTE RATED DOOR ASSEMBLY W/ SELF -CLOSING HARDWARE 15, 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). 16. EGRESS WINDOW DIMENSIONS, CLEAR OPENING AND SILL HEIGHT TO COMPLY W/ IRC SECTION 310,1 (VERIFY W/ WINDOW SUPPLIER AND/OR MANUFACTURER) 11, COMPLIANCE DATA FOR THE 2015 WASHINGTON STATE ENERGY CODE 4 IRC CHAPTER it IS AS FOLLOWS: FLOOR: R-_8w4 WALLS: R-21 (R-10 MIN. a HEADERS, TYP.) INT, BSMT. WALLS: R-21 (IF APPLICABLE) 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) WINDOWS: U•,280 MAX,-J GLAZING: 385.5 S.F. " 12.1% OF FLOOR AREA FURNACE TYPE: NATURAL GAS FORCED AIR (VERIFY W/ BUILDER) REFER TO 2015 WSEC CHAPTER 4 t IRC CHAPTER II FOR VERIFICATION OF THESE VALUES I8. MINIMUM REQUIREMENT FOR ATTIC VENTILATION 16 AS FOLLOWS (CALCULATED • 1/300th OF ATTIC AREA): MAIN FLOOR ROOF: CRAFTSMAN 1 4 2 MIN. REQ'D: 101.36 SO. IN, ACTUAL PROVIDED: 185,10 SQ. IN, VENTED BLKG.: 113.10 SQ. IN, (12 • 9.425 SQ. IN. EACH) RIDGE VENT: -12.00 SQ. IN. (6 MIN. L/F • 12 50. IN. PLF) UPPER FLOOR ROOF: MIN, REQ'D: 840,60 SQ. IN. - CRAFTSMAN 14 2 ACTUAL PROVIDED: 1,188.15 SQ. IN. - Cl. 1102,15 SQ, IN. - C2 VENTED BLKG.: 358.15 SQ. IN, (38 • S,425 SO. IN. EACH) - Cl t C2 RIDGE VENT: 840 $0. IN. (10 MIN, L/F s 12 SQ. IN. PLF) - Cl 144 SQ. IN, (62 MIN. L/F • 12 60, IN. PLF) - C2 OPTIONAL GARAGE ROOF (ADD TO MAIN FLOOR ROOF VENTING): MIN, REQ'D: 101.80 SO. IN. - CRAFTSMAN 1 4 2 ACTUAL PROVIDED: 214.25 SQ. IN. - CI: 166.25 50. IN. - C2 VENTED BLKG.: S4,25 SQ. IN. (10 • SA25 SO, IN. EACH) - Cl • C2 RIDGE VENT: 120.00 SQ. IN. (10 MIN. L/F • 12 SQ. IN, PLF) - Cl 12,00 SQ. IN. (6 MIN. L/F s 12 50. IN. PLF) - C2 Is. SEE ELECTRICAL PLAN ON SHEET ELI FOR LOCATION 4 SIZE OF EXHAUST FANS. LOCATIONS AND SIZES REQUIRED TO COMPLY W/ THE STATE OF WASHINGTON VENTILATION t AIR QUALITY CODE t IRC 1`11501.4 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 t LOCATIONS OF ALL ELECTRICAL FIXTURES W/ OWNER AND/OR BUILDER 20, INSULATE ALL ACCESS DOORWHATCHES TO CRAWLSPACES/ATTICS TO THE EQUIVALENT RATING OF THE INSULATED FLOOR, WALL OR CEILING THROUGH WHICH THEY PENETRATE 21. MOUNT HWT ON PLATFORM 18" ABOVE GARAGE SLAB PER IRC SECTION M1301.3, STRAP HWT TO WALL PER IRC SECTION M1301.2, PROVIDE OVERFLOW PAN t PIPING PER IRC CHAPTER 28. INSTALL T t P VALVE 4 PIPE TO EXTERIOR TERMINATION 22. WWOLE44OUSE VENTILATION PER IRC M-1501.3. WHOLE HOUSE FAN LOCATED IN LAUNDRY ROOM (VERIFY W/ BUILDER) 23. DISAPPEARING STAIRS OR ATTIC ACCESS PANEL COVERED W/ 5/8" GWB AND PROVIDED W/ WEATHER STRIPPING GASKET 24. � FIREPLACE TO BE SUPPLIED WITH OUTSIDE COMBUSTION AIR DUCT AT LEAST 6 SQ. IN. AND PROVIDE READILY OPERABLE DAMPER. INSTALL GAS FIREPLACE W/ CLEARANCES AND COMBUSTION AIR PER MANUFACTURERS RECOMMENDATIONS AND PER CODE 25, 12 - 16" FIBERGLASS FACED GWB BACKER AT TUB/SHOWER SURROUND 26. PROVIDE MINIMUM OF 22" x 30" ATTIC ACCESS W/ MINIMUM OF 30" HEAD CLEARANCE. USE PLYWOOD DAMS TO CONTROL CEILING INSULATION REQUIRED 21. PROVIDE PARTICLE BOARD UNDERLAYMENT AT VINYL COORDINATE THICKNESS W/ OTHER FLOOR FINISHES TO PROVIDE SMOOTH AND LEVEL TRANSITIONS 28. USE PRIMER/SEALER ON GWB BEFORE AND AFTER TEXTURING N a • w I I HWT z OPT. x I w m OnLU l O Q QI I �I I 3 CAR GARAGE K w I O dI a I -- 6x6 POST - ------ ---, I :I aY i I 11 I �I 8'-0" x 1'-0" OVERHEAD GARAGE DOOR Ott 3-CAfR Go4Ro4GE OFT. SCALE: 1/4" = 1'-0" ADD 225 SQ. FT, 19'-815" 25'-315" 5'-101a" 4'-415" 4'-41@" 214 15 615 234" -a N d �• - - - - -&x12 HF"2 I I P.T. 6x6 POST PATIO (2 TYP.) -a 16'-O" x 8'-O" - - m (OPT. COVERED) I I � 60610 6GD (TEMP.) W/ OPT, 6010 5046 XO 3050 SH 5050 PIC. 3050 SH TRANSOM ABV. 4x12 WM I 3 /Sx9 GLB 24F-V4 D /D 4x6 HF"2 4x10 HF42 4x6 HF+2, ^1 --jDUI o o 1 -- � U F O 0- III KITCHEN 12'-0" x O O v -115" III 13 4" n ICI I J w I V- U I J III DINING n u II 126 x13-1 O I I> x Q IQ II 4 - *II 7 nm z Q II Q : l 1O 19'3Vx 11 11, XIII U1 '"tl i i Q O JJ LL WjQ I I � Qr U n0 II �n N F 12' On 3'-9 Ti$n 11,-lollIf U 42" HIGH WALL III r w/ HDw , CAP ~' ' O (TYP.) III O `Q c� v I"I , n - REFG- - `Q N - - -V n n a1 - 4x6 HF+2 � oil tu v z' PANTRY HUT SEE NOTE 013 Q 1 11 '1 - - - �~ 18" x 24' 4'-10" `t n `� 3'_�l2" '� �Q PLATFORM IS,- CRAWL- r SHELVES v ABV. CONC. SLAB SPACE ^ z 3-0 (SEE NOTE nll r/ ACCESS �' OPT. - �Y (VERIFY" BATH p �' LOCATION) ,I Q 30" LL X O - SEE NOTE 020 1 Ila O VANITY x" - m 0 I / Ila> Q N LINEN Q a} O 5 I/Sx22 1/2 GLB 24F-V4 DF/DF SH. a ROD - - - - - 2'-31i�" , g _g" ANG JOISTS (2" MIN, BRG.,.- DER-) .)- - GUEST CNI r - _ Y _ 2 CAR GARAGE SEE 3, BI-FOLGj;w IrL- m' m 19'-0" x 21' 6" NOTE �14 �` 11 Q ENTRYGo 141 CL - ------- --------------------------------- STUDY m BENCH II -I x 13'-0 - 4x8 HF'2 4x12 HFn `r 2C 20 PIC, 1650 i PIC. - TEMP. - PORCH 4" CONC. SLAB - 5 I/8x15 GLIB 24F-V4 DF/DF - 4x6 I4Fn 4x6 HPI`2 ja I 2 30 50 SH - - - - - - - - - - m Ill x V-O" OVERHEAD GARAGE DOOR P.T. 6x6 POST WRAPPED PERa Q BUILDER. ((roll x 16" MASTIC - 724441" APPLIED STONE COL, BELOW 6 CRAFTSMAN 2 ELEV.J, 2 TYPICAL 2914 II-51521'-015" 11'-I I"11'461*2" -OYsu 2'3°34n -01,12" 2'-8" I'-1111" 4'-4" 6' 8" I6'-Om 3'-O" 4'-3�" 3'-411" 4'-3�4" M.-0„ 11'-O" 12'-0" 1" s41N FLOOfR f LAN SCALE: 1/4" = I'-O" 1,284 $0. FT, TOTAL: 3,035 S.F. GARAGE: 484 S.F. FRONT PORCH: 6-1 S.F, BACK PATIO: 128 S,F, GIBRALTAR MAIN FLOOR PLAN JOB NO.: GIBRALTER DESIGNED: LG DRAWN: JR DATE: 3/13/2017 SHEET A- 3.1 3'-41,�" 4'-III4" (SEE NOTE 016, SHT, A3.1) 50 SH 3050 SH 3050 SW nl X �F O V - N _ _ _ _ _ _ _ _ _RIDCs€ ®---GCEILING------- vAULTED MASTER BEDROOM �D n '1 811 I ° x 141 911 131-QII 2'-4hll 51-511 � I =J � I W 4Lg 22"x3O" ATTIC ACCESS (SEE _ N NOTE 020 4 026, SHT, A3.1) 1 x Ito1 (� s 13 �1 s v X Q O l w Lp; o BEDROOM •3 U - z 13"-3" x ll'-2" _ N .04 I x i T 0 col 51 11, 5'-0" TUB W/ SHOWER �� 21-611 121-611 � .11-311 ® I 2' tl 11 SHELF 4 ROD CLOSET 60" 5I-PASS 31 " 3--ill 6'-II" 3'= > GUEST/BDRM "4 BATH 1011-211 x 10'--l" O c0 �i A 45'-O" 5'-3�11 2'-919" .. 2'-611 OFT_PtATIO ROOF LINE 8E J 4010 XO 4x6 HFn 6 II11 �i011� MASTER BATH I5'-lIg" — — — — — — , I I I I I I I I I I — — SHELF d ROD T 01 - — — _ 'D WALK-IN CLOSET 36" BI-FOLD I 84" VANITY (31 N ® ^ �J LINEN �I " I a_ Q �' LL N i U r 4191' 3'-1111 ,. 21111 II-111I 4'-311 4' -III 2'-81' I� I `x li STORA LAUNDRY SHELF 4 ROD SEE NOTE "16 (TYP.) Id -loll 12'-9" BEDROOM •2 _ 1211-0II x III-0II Q J O m U� - m 1n 2 8 Q x -T F ul X N � No 2- lu 0 O xn x r 2 e BATH x a v 5P 3,-lit" 31-511 0. 0 0 OX y - �n " - \g 0 4 d) �n tiA VANITY m g a Q INEN Q ° _ P (P =i 5'-II 1/2" 5' 6" O I' -II" rA r O_ W S m 2 -3 = _ _ LOFT "' 11"-I" x WINDOW SEAT 4x10 WP2 D WLIN `A - m 4 '20 30 +=IC. I HF@2 4x6 HF•2 (SEE NOTE •16, — PORCH LI E BELOW SHT. A3.0 3' 446 3'-8)b 11 2'-6" 2'-II" 3'-10�4" 3'-4 " 3'-1054" I'-6" 3'-II" 2'-I" l'-Ii�° -9 " 4'-3`34" 3'-4�" 5'-511 III-211 51 511 I I1-011 121 OII 45'-011 Uf='f=lEiR FLOOIR i=Lo4N SCALE: 1/4" = 1'-O" 1,151 SQ. FT, vrl_ i DOOR x /v HF•2 IN OVER CONCRETE OR MASONRY BLOCK FOUNDATION NT OF HEADER (TWO BRACED WALL PANELS) WITH DOUBLE PORTAL FRAMES XTENT OF HEADER (ONE BRACED WALL PANEL) WITH SINGLE PORTAL FRAME 0 0 0 0 0 0 0 0 0 0 PONY 0 ° WALL HEIGHTI ° 0 0 0 0 0 o MIN. TX 11-1/4" NET HEADER 0 0 0 0 0 ° o o IN IV- (STEEL HEADER PROHIBITED) °° o FASTEN SHEATHING TO HEADER WITH 8D COMMON OR ° 0 00 ° GALVANIZED BOX NAILS IN 3" GRID PATTERN AS SHOWN 12' o 0 MAX. TOTAL °O WALL o0 0 -IEIGHT MINIMUM 1000 LB HEADER -TO -JACK -STUD STRAP TABLE R602.10.6.4 BOTH SIDES OF OPENING 00 °° ON OPPOSITE SIDE OF SHEATHING MIN. DOUBLE 2x4 FRAMING COVERED W/ MIN. 3/8" THICK WOOD STRUCTURAL PANEL SHEATHING Wl8D COMMON 0 0 o OR GALVANIZED BOX NAILS @ 3" O.C. IN ALL FRAMING 0 0 0 0 (STUDS, BLOCKING 8 SILLS) TYPICAL 0 0 0 0 0 10' 00 00 MAX. o 0 0 o FOR A PANEL SPLICE (IF NEEDED), PANEL EDGES SHALL OCCUR OVER AND BE HEIGHT NAILED TO COMMON BLOCKING AND OCCUR WITHIN THE MIDDLE 24 IN. OF WAL ° 0 0 ° HEIGHT. ONE ROW OF 3 IN. O.C. NAILING IS REQUIRED IN EACH PANEL EDGE. 2' TO 18' (FINISHED WIDTH) OF OPENING FOR SINGLE OR DOUBLE PORTAL MIN. LENGTH OF PANEL PER TABLE R602.10.5 (16' MIN. ONE-STORY; 24" MIN. TWO-STORY) MIN. 1,000 LB. HOLD- 1 1 DEVICE 31 MIN. (2) 3,500 LB. STRAP -TYPE HOLD-DOWNS EMBEDDED INTO EMBEDDED INTO CONCRETE AND NAILED CONCRETE AND INTO FRAMING NAILED INTO FRAMING FULL-LENGTH KING STUD NO. OF JACK STUDS PER (MIN. NUMBER OF STUDS TABLE R602.5(182) 0 01 SHOWN) li Ll 3—CAi;R GAfRAGF= OFT, SCALE: 1/4" = 1'-0" i x a 1 LL Y ° MIN. 1000 LB TENSION STRAP PER TABLE R602.10.6.4 (ON ° OPPOSITE SIDE OF SHEATHING) 0 0 0 0 0 0 0 SHEATHING FILLER IF NEEDED 0 0 0 0 0 o ° 0 o FASTEN TOP PLATE TO 00 HEADER W/ TWO ROWS OF 16D SINKER NAILS Q 3' O.C. TYPICAL WOOD STRUCTURAL PANEL MUST 0 0 0 o BE CONTINUOUS FROM TOP OF 0 0 0 o WALL TO BOTTOM OF WALL, OR 0 FROM TOP OF WALL TO PERMITTED SPLICE AREA MIN 1 ANCHOR BOLT PER R602.10.6.2 FOUNDATION PER CODE REQUIRED W/ 2x2x3/l6 PLATE WASHER PORTAL FRAME WITH HOLD DOWNS (PFH) 1/2" = 1'-0" TYPICAL PORTAL FRAME CONSTRUCTION MIN. DOUBLE 2x4 FULL-LENGTH KING STUDS PER TABLE R502.5 (1) & (2) 7/16' MIN. THICKNESS WOOD STRUCTURALPANEL SHEATHING SIDE ELEVATION Uf=lf=>EfR F—LOOR f=RA'1ING FLAN SCALE: 1/4" = I'-O" 4� 4� LANDED GENTRY HOMES AND COMMUNITIES REVISIONS BY: 11 - 22 - 1Z Ji2 G I B RALTAR UPPER FLOOR PLAN & FLOOR FRAMING JOB NO.: GIBRALTER DESIGNED: LG DRAWN: JR DATE: 3/ 13/2017 SHEET A-302 WIND CALCULATIONS: IRC TABLE R602,10,3(2) FOOTNOTES NUMBERED WALL LINES LETTERED WALL LINES EXPOSURE CATEGORY 1,0 I,O ROOF SAVE -TO -RIDGE HEIGHT 1.0 1,0 WALL HEIGHT 1,0 1.0 NUMBER OF BRACED WALL LINES 1,30 1,45 WIND FACTOR TOTAL 1.30 1,45 BRACED WALL LINE: WIND SPEED COMPLIANCE (SECTION R(o02) BRACED WALL LINE INDICATOR BRACING METHOD: TABLE R602.10.4 BRACED WALL LINE SPACING RE&D BRACING: RATIO TABLE R602.10.3(U WIND FACTOR TOTAL GYPSUM FACTOR TOTAL PANELS W/ HOLD- DOWNS TOTAL BRACING LENGTH R BRACING Q.D ACTUAL BRACED WALL PROVIDED 1 CS-PF/ABW/PFH 20'-6" 5.63, 1,30 N/A N/A 1,31, 21.13' 2 GB/WSP 20'-6" 11,15' 1.30 N/A N/A 15,28' 40,00' 3 GS-WSP 18'-6" 5.13' 1130 N/A N/A 6,66' 22.25' A CS-WSP 10'-0" 1,50' 1,45 N/A N/A 2.10' 19,21' B CS-WSP 32'-0" 8,50' 1,45 N/A N/A 1233' 13.25' C CS-WSP/CS-PF 32'-0" 8.50' 1.45 N/A N/A 12,33' 20,11' D CS-WSP 23'-0" Fi.25' 1,45 N/A N/A 9.06' 36,50' USE CONTRIBUTING LENGTH FROM TABLE R602.10.5 SEISMIC CALCULATIONS: IRC TABLE R&02,10,3(4) ADJUSTMENTS STORY HEIGHT 1,0 WALL DEAD LOAD 1.0 ROOF/CEILING DEAD LOAD 1,0 STONE/MASONRY IN SDC C-D2 N/A CRIPPLE WALL N/A SEISMIC FACTOR TOTAL 1,0 BRACED WALL LINE - SEISMIC COMPLIANCE (SECTION R602) BRACED WALL LINE INDICATOR BRACING METHOD: TABLE R602.10.4 BRACED WALL LINE (B.W.L.) TOTAL LENGTH RE&D BRACING: RATIO TABLE R602.10.3(3) B.W.L. SPACING FACTOR: RATIO TABLE R602.10.3(4) SEISMIC FACTOR: STORY HEIGHT TABLE R602.10.3(4) BRACED WALL REQ'D (AFTER ADJUSTMENTS) ACTUAL BRACED WALL PROVIDED 1 CS-PF/ABW/PFH 55'-O" 20.90' 1.0 1.0 20.90' 21,13' 2 GB/WSP 5'-0.' 33,00, 1.0 1.0 33,00, 40,00' 3 CS-WSP 45'-0" I1.10, 110 1.0 11.10' 22.25' A CS-WSP 22'-5 1/2" 3.82' 1.0 I,O 3,82' 19,21' B GS-WSP 18' 6" 1.03' 1.28 1,0 9.00' 13.25' C CS-WSP/CS-PF 40'-6" 15.39' 1,28 1.0 1,310' 20,11 D CS-WSP 40'-6" 15,39' 1.0 1.0 15.39' 36.50' • USE CONTRIBUTING LENGTH FROM TABLE R602.10.5 5RACED WALL NOTES: I. PER IRC TABLE Rro02,10.4 INTERMITTENT BRACING METHODS: METHOD GB: INSTALL 1/2" GYPSUM WALLBOARD W/ NAILS OR SCREWS 1" SPACING AT PANEL EDGES INCLUDING TOP t BOTTOM PLATES t 1" O.G. IN FIELD: FOR ALL BRACED WALL PANEL LOCATIONS, EXTERIOR SHEATHING NAIL OR SCREW SIZE, SEE TABLE R602,30U: FOR INTERIOR GYPSUM BOARD NAIL OR SCREW SIZE, SEE TABLE R102.3.5 2 PER IRC SECTION R6O2,10,6.1 METHOD ABW: ALTERNATE BRACED WALL PANELS ALTERNATE BRACED WALL PANELS TO BE CONSTRUCTED PER IRC SECTION R602.10.6.1 (REFER TO FIGURE R6O2.10.6.1 ALTERNATE BRACED WALL PANEL) 3. PER IRC SECTION R602.10.(o.2 METHOD PFH: PORTAL FRAME WITH HOLDDOWNS METHOD PFH BRACED WALL PANELS TO BE CONSTRUCTED PER IRC SECTION R602.10.6.2 (REFER TO FIGURE R602.10.6.2 METHOD PFH: PORTAL FRAME WITH HOLD-DOWNS) 4, PER IRC SECTION R6O2.10.4 CONTINUOUS SHEATHING BRACED WALL PANELS, CONTINUOUS SHEATHING METHODS REQUIRE STRUCTURAL PANEL SHEATHING TO BE USED ON ALL SHEATHABLE SURFACES ON ONE SIDE OF A BRACED WALL LINE INCLUDING AREAS ABOVE AND BELOW OPENINGS AND GABLE END WALLS. BRACED WALL PANELS SHALL BE CONSTRUCTED IN ACCORDANCE WITH ONE OF THE METHODS LISTED IN TABLE R602.10.4. DIFFERENT BRACING METHODS, OTHER THAN THOSE LISTED IN TABLE R602.10.4 SHALL NOT BE PERMITTED ALONG A BRACED WALL LINE WITH CONTINUOUS SHEATHING 5. PER IRC TABLE R602.10.4 CONTINUOUS SHEATHING METHODS: METHOD CS-WSP: INSTALL MINIMUM 1/I6" WOOD STRUCTURAL PANEL W/ 8d COMMON NAILS a 6" SPACING PANEL EDGES AND 12" SPACING FIELD, OR 16 GAUGE x 1 3/4" STAPLES ® 3" SPACING PANEL EDGES AND 6" SPACING FIELD 6. PER IRC FIGURE R602.10.81U WHERE FLOOR JOISTS ARE PERPENDICULAR TO BRACED WALL PANEL INSTALL FULL - HEIGHT BLOCKING (CENTERED) CONTINUOUS ALONG LENGTH OF BRACED WALL PANEL. NAIL BOTTOM PLATE TO EACH BLOCK BELOW W/ (3)16d NAILS. IF FLOOR ABOVE NAIL EACH BLOCK W/ 8d NAILS TOENAILED s 6" O.G. TO DOUBLE PLATE BELOW (MAXIMUM SPACING) 1, PER IRC FIGURE R602.10.8(2) WHERE FLOOR JOISTS ARE PARALLEL TO BRACED WALL PANEL NAIL BOTTOM PLT, TO SINGLE FLOOR JOIST CENTERED BELOW (OR PONY WALL 9 GRAWLSPACE) W/ ]rod NAIL A 5" O.G. MAX. IF NO JOIST BELOW INSTALL FULL -HEIGHT BLKG, o IS" O.C. t NAIL BOTTOM PLATE TO BLKG. W/ (3)166 EA. BLOCK. NAIL BLOCK TO FLOOR JOISTS W/ (2)16d EA, END, IF FLOOR ABV, NAIL FLOOR JOIST (CENTERED) TO DBL. TOP PLATE W/ 8d NAILS ® 6" O.G. ALONG BRACED WALL LINE. IF BLKG. ABV. NAIL EA. BLOCK TO TOP PLT. W/ (3)8d NAILS i NAIL BLKG. TO JSTS. W/ (2)lbd NAILS EA. END 8. PER IRC TABLE R602.10.5 MINIMUM BRACED WALL PANEL LENGTH PER ADJACENT CLEAR OPENING HEIGHT IS AS FOLLOWS (9' WALL): < = 12" OPENING: 21" MINIMUM PANEL WIDTH 84" OPNG.: 32" MIN, PANEL WIDTH '36" OPNG. 41" MIN. PANEL WIDTH 4 OPT, I DOOR / II / I� L � � (L d) U 3,500* (MIN,) CAPACITY HOLD DOWN ,V-4" NOTE, d Q N U 22'-0" 45'-0" ( 23'-0" 4 u I I I I ' I I I I I I ' ' I I INSTALL CONTINUOUS SHEATHING TO WALL "B" BEFORE ATTACHING GARAGE WALL THIS AREA = -t ICI � z � III ICI O w III Z m a I,I III IQ C � IIIQI r m Q Q I�IZ U O IIIE ?Q IIx � m III � Q III N III ICI WSP - - - -3fz --- ---- II I GB GB al p / N \v 3I c NI \ 0 i------------------------------------ a 1,000* (MIN.) 4x(MIN ) /TENSION STRAP i ( i ; HDR. 1 Y HDR. TO DBL. i 'm - -- STUDS BELOW ; CS-PF r� 4x12 (MIN.) HDR. I '� - � Q --------- -_''"_�_---------------- -- -- - ------ 1,000* (MIN,) CAPACITY - HOLD DOWN 3,000* (MIN.) CAPACITY HOLD 2'-101/2" I6'-3" 22'-0" WALLS USING MIXED BRACING METHODS USE THE WORST -CASE VALUES FOR REQUIRED WALL BRACING AMOUNT (EXAMPLE: A C-545P/GB WALL IS CALCULATED USING GB VALUES ONLY, THEREFORE IT WILL PERFORM BETTER IN REALITY THAN AS SHOWN IN CALCULATIONS) 1,000* �1-'IIN,) TENSION STRAP PDR.,TO DBL, STUDS 6gLOW 1 ABW--- - - - - -- ABW 3,000* (MIN.) CAPACITY HOLD I 2'-101/2" I 3'-Oi4" -8�a" 6'-3!�2" 2'-94" T11501 MAIN FLOOi;R BRACED WALL f'Lr4N SCALE: 114" = 1'-O" 12'-0" CS-WSP i� 2'? LANDED GENTRY HOMES AND COMMUNITIES REVISIONS BY: II-22-I1 JR G I BRALTAR BRACED WALL PLAN MAIN FLOOR 3-CAR GARAGE OPT. JOB NO: GIBRALTAR DESIGNED: LG DRAWN: JR DATE: 2/14/2017 SHEET A-3.3 WA WIND CALCULATIONS: IRC TABLE R&02.10,3(2) FOOTNOTES NUMBERED WALL LINES LETTERED WALL LINES EXPOSURE CATEGORY 1.0 1.0 ROOF EAVE-TO-RIDGE HEIGHT 1.0 1.0 WALL HEIGHT 1,0 1.0 NUMBER OF BRACED WALL LINES 1,30 1130 WIND FACTOR TOTAL 1,30 1,30 BRACED WALL LINE: WIND SPEED COMPLIANCE (SECTION R602) BRACED WALL LINE INDICATOR BRACING METHOD: TABLE R602.10.4 BRACED WALL LINE SPACING REQ'D BRACING: RATIO TABLE R602.10.30U WIND FACTOR TOTAL GYPSUM FACTOR TOTAL PANELS W/ HOLD- DOWNS TOTAL BRACING LENGTH REQb ACTUAL BRACED WALL PROVIDED 1 CS-WSP 20'-Fi" 3.08' 1.30 N/A N/A 4,00' 11.46' 2 GB 201-6" 6.63' 1,30 N/A N/A 8,61' 19.52, 3 GS WSP IS'-6" 2.15' 1,30 N/A N/A 3,61' 31.25' B CS-WSP 20'-0" 3.00, 1.30 N/A N/A 3,90' 32.00' C GB 25'-oil 1,15' 1.30 N/A N/A 10,08' 15.50' D CS-WSP 25'-O" 3.15, 1,30 N/A N/A 4,88' 33,50, SEISMIC CALCULATIONS: IRC TABLE Rro02.10,3(4) ADJUSTMENTS STORY HEIGHT 110 WALL DEAD LOAD 1.0 ROOF/CEILING DEAD LOAD 1,0 STONE/MASONRY IN SDC C-D2 N/A CRIPPLE WALL N/A SEISMIC FACTOR TOTAL 1,0 BRACED WALL LINE - SEISMIC COMPLIANCE (SECTION R602) BRACED WALL LINE INDICATOR BRACING METHOD: TABLE R602.10.4 BRACED WALL LINE (B.W.L.) TOTAL LENGTH REQ'D BRACING: RATIO TABLE R602.10.3(3) B.W.L SPACING FACTOR: RATIO TABLE R602.10.3(4) SEISMIC FACTOR: STORY HEIGHT TABLE R602.10.3(4) BRACED WALL REQ'D (AFTER ADJUSTMENTS) ACTUAL BRACED WALL PROVIDED I GS-WSP 45'-0" 1,65' 1'0 1.0 1165' 11.46' 2 GB 45'-0" 13,50, 110 1.0 13.50' 19.52' 3 CS-WSP 45'-0" 1,65' 1,0 110 1.65' 31.25' B CS-WSP 39'-O" 6.fo3' 1,0 1,0 6.63' 32.00, C GB 39'-0" 11.10' 1.0 1,0 11,10' 15.50' D GS-WSP 401-6" 6.89' 1.0 1.0 6.89' 33.50, 5R,ACED WALL NOTES: L PER IRC TABLE R602.10.4 INTERMITTENT BRACING METHODS: METHOD GB: INSTALL 1/2" GYPSUM WALLBOARD W/ NAILS OR SCREWS a 1" SPACING AT PANEL EDGES INCLUDING TOP 4 BOTTOM PLATES 4 1" O.G. IN FIELD: FOR ALL BRACED WALL PANEL LOCATIONS, EXTERIOR SHEATHING NAIL OR SCREW SIZE, SEE TABLE R602.30U: FOR INTERIOR GYPSUM BOARD NAIL OR SCREW SIZE, SEE TABLE R102.3.5 2, PER IRC SECTION R602.10.6.1 METHOD ABW: ALTERNATE BRACED WALL PANELS ALTERNATE BRACED WALL PANELS TO BE CONSTRUCTED PER IRC SECTION R602.10,6,1 (REFER TO FIGURE R602.10.6.1 ALTERNATE BRACED WALL PANEL) 3, PER IRC SECTION R602.10.6.2 METHOD PFH: PORTAL FRAME WITH µOLDDOWNS METHOD PFH BRACED WALL PANELS TO BE CONSTRUCTED PER IRC SECTION R602.10.6.2 (REFER TO FIGURE R602.10,6,2 METHOD PFH: PORTAL FRAME WITH HOLD-DOWNS) 4, PER IRC SECTION R602.10.4 CONTINUOUS SHEATHING BRACED WALL PANELS. CONTINUOUS SHEATHING METHODS REQUIRE STRUCTURAL PANEL SHEATHING TO BE USED ON ALL SHEATHABLE SURFACES ON ONE SIDE OF A BRACED WALL LINE INCLUDING AREAS ABOVE AND BELOW OPENINGS AND GABLE END WALLS. BRACED WALL PANELS SHALL BE CONSTRUCTED IN ACCORDANCE WITH ONE OF THE METHODS LISTED IN TABLE R602.10.4. DIFFERENT BRACING METHODS, OTHER THAN THOSE LISTED IN TABLE R602.10.4 SHALL NOT BE PERMITTED ALONG A BRACED WALL LINE WITH CONTINUOUS SHEATHING 5. PER IRC TABLE R602.10.4 CONTINUOUS SHEATHING METHODS: METHOD CS-WSP: INSTALL MINIMUM 1/16" WOOD STRUCTURAL PANEL W/ 8d COMMON NAILS a 6" SPACING PANEL EDGES AND 12" SPACING FIELD, OR I6 GAUGE x 1 3/4" STAPLES a 3" SPACING PANEL EDGES AND 6" SPACING FIELD 6. PER IRC FIGURE R602,10.80U WHERE FLOOR JOISTS ARE PERPENDICULAR TO BRACED WALL PANEL INSTALL FULL - HEIGHT BLOCKING (CENTERED) CONTINUOUS ALONG LENGTH OF BRACED WALL PANEL. NAIL BOTTOM PLATE TO EACH BLOCK BELOW W/ (3)16d NAILS. IF FLOOR ABOVE NAIL EACH BLOCK W/ 86 NAILS TOENAILED a 6" O.C. TO DOUBLE PLATE BELOW (MAXIMUM SPACING) 1. PER IRC FIGURE R602.10,8(2) WHERE FLOOR JOISTS ARE PARALLEL TO BRACED WALL PANEL NAIL BOTTOM PLT. TO SINGLE FLOOR JOIST CENTERED BELOW (OR PONY WALL a CRAWLSPACE) W/ Ibd NAIL 0 5" O.C, MAX, IF NO JOIST BELOW INSTALL FULL -HEIGHT BLKG, a 16" O,C, 4 NAIL BOTTOM PLATE TO BLKG, W/ (3)16d EA. BLOCK. NAIL BLOCK TO FLOOR JOISTS W/ (2)166 EA. END. IF FLOOR ABv, NAIL FLOOR JOIST (CENTERED) TO DBL. TOP PLATE W/ Sd NAILS O 6" O,C, ALONG BRACED WALL LINE. IF BLKG, ABV. NAIL EA. BLOCK TO TOP PLT, W/ (3)8d NAILS 4 NAIL BLKG, TO JSTS, W/ (2)lbd NAILS EA. END 8. PER IRC TABLE R602.10.5 MINIMUM BRACED WALL PANEL LENGTH PER ADJACENT CLEAR OPENING HEIGHT IS AS FOLLOWS (9' WALL): < = 12" OPENING: 21" MINIMUM PANEL WIDTH 84" OPNG.: 32" MIN. PANEL WIDTH 96" OPNG. 41" MIN. PANEL WIDTH Ae D 20'-0" 25'-0" 5'-414" y 9' 9 4'-2 4" V I 4'-0" 2'-6"L 2'-II"1, 2'-95$" 6'-4!1�" 2'-9gy4" 1.ill-oil 12'-O" 45'-0" U}='i=ER FLOOR E RACEID WALL i=LAN SCALE: 1/4" = V-O" ro Q m 9 m LANDED GENTRY 110 MES AND CO MMLTNITIES REVISIONS I BY: II-22-I1 I JR GIBRALTAR BRACED WALL PLAN UPPER FLOOR 3-CAR GARAGE OPT. JOB NO: GIBRALTAR DESIGNED: LG DRAWN: JR DATE: 2/14/2017 SHEET Aiiiiiiiiiiii&4 WA (VERIFY W/ BUILDER) ROOF FRAMING PLAN 6 MAIN FLOOR SCALE: 1/4" = I'-0" moom � 4 12 T-454" 14'-91/2" 20'-3" TRUSS i=ROFILE #10 SCALE: 1/4" = I1-0" 12 6 I ROOF FRAMING PLAN 's URPER FLOOR SCALE: 1/4" - 1'-0" SO 3-CAR GARAGE Oi=T. SCALE: 114" = 1'-0" TRUSS NOTES: I. ENGINEERED TRUSSES a 24" O.C., SPAN 35' 6", 18" TAILS ONE END ONLY, EXCEPT 5 TRUSSES W/ 18" TAIL BOTH ENDS, HANG FROM GIRDER TRUSS WHERE SHOWN 2, ENG'D GIRDER TRUSS, SPAN 22'-0", IS" TAIL ONE END ONLY 3. ENG'D GIRDER TRUSS, SPAN 12'-0", IS" TAIL ONE END ONLY 4. ENG'D TRUSSES a 24" O.G., SPAN 22'-0", IS" TAILS 5. ENG'D MONO -TRUSSES a 24" O.G., SPAN I'-6", 18" TAILS (OR USE 2x4 RAFTERS 4 CEILING JOISTS a 24" O.C. - VERIFY) 6. ENG'D TRUSSES a 24" O.C., SPAN 12'-0", IS" TAILS 1. ENG'D MONO -TRUSSES a 24" O.C., SPAN 1'-6", 18" TAILS (OR USE 2x4 RAFTERS a CLG, JOISTS a 24" O.C. - VERIFY W/ BUILDER) 8, ENG'D TRUSSES a 24" O.C., SPAN W-II", 18" TAILS. CLIP 2 TRUSSES 5 1/2" is EA. END W/ NO TAILS. 9, FOR OPTIONAL COVERED PATIO ONLY: ENG'D MONO -TRUSSES a 24" O.C., SPAN 8'-0", 18" TAILS 10. ENG'D SCISSOR TRUSSES a 24" O.G., SPAN 35-6", IS" TAILS ONE END ONLY. HANG FROM GIRDER TRUSS WHERE SHOWN (SEE TRUSS PROFILE). II, FOR 3-CAR GARAGE OPTION ONLY: ENG'D TRUSSES a 24" O.C., SPAN 22'-5 1/2", 18" TAILS TRUSS HANGERS, CONNECTORS AND HURRICANE TIES TO BE SPECIFIED BY TRUSS ENGINEER AND/OR MANUFACTURER. PLAN AND PROFILE SHOWN ARE DESIGNER'S CONCEPT, VERIFY ANY CHANGES TO THIS PLAN W/ TRUSS ENGINEER AND/OR MANUFACTURER ^il V LANDED GENTRY HOMES AND COMMUNITIES REVISIONS I BY: II-22-i1 1 JR ROOF FRAMING NOTES: 1. TRUSS HANGERS, CONNECTORS AND HURRICANE TIES TO BE SPECIFIED BY TRUSS ENGINEER AND/OR MANUR 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 CONNECTOR, 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) A - 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. J9. PROVIDE A BUILT-UP OR SOLID WOOD COLUMN BENEATH THE BEARING OF ALL GIRDER TRUSSES, ROOF BEAMS AND FLOOR BEAMS. ���� f/,pvj)f � Go'nLQAL 10. ALIGN STUD 0*:i WALL FRAMING WITH SUPPORTED TRUSSES, / RAFTERS AND JOISTS UNLESS NOTED OTHERWISE. /� 11. / PROVIDE CONTINUOUS RIDGE VENT. �r 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 2112 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) GUIDI TO PRACTICE FOR HANDLING AND INSTALLING AND BRAC ING OF METAL PLATE -CONNECTED WOOD TRUSSES G I B RALTAR ROOF FRAMING PLAN CRAFTSMAN 1 JOB NO.: GIBRALTER DESIGNED: LG DRAWN: TP DATE: 3/13/2017 SHEET A-4.1 2x8 RIDGE BEAM 2x RAFTER FRAMING PER PLAN ENG'D GIRDER TRUSS ENG'D TRUSSES o 24" O.C, ENG'D MONO -TRUSS 24" O,C. --� 1_2 IK I I 2x4 STUDS o 16" O,G. W/ I 1/2" GYP, BD. II EA, SIDE (TYP,) II II 2x6 RAFTERS SISTERED TO F.J, o I 16 O.G, (OR ENG'D MONO -TRUSSES I I 2x12 BLOCKING- 6 24" O,C, W/ VENTED BLOCKING, a BEYOND s IN FOREGROUND) 2x6 STUDS is 16" O.C. 6" CONC. FDN. WALL _ PER FOUNDATION PLAN Iro" x 8" CONC. FOOTING PER FOUNDATION PLAN ENG'D TRUSSES 2x4 VENTED BLK 2x6 STUDS o 16" ENG'D TRUSSES + 4" CONIC. SLAB PER FDN, PLAN P.T, 6x6 POST W1 PER BUILDER, 16' MASTIC APPLIED BELOW o CRAFTS 6" CONC, FDN, W, PER FOUNDATION 4" PERFORATED DRAIN BEAM PER P 5/8" TYPE 'X' GYP. BD: 3/4" T 4 G SUBFLOOR (VERIFY TYPE) ON 2x12 FLOOR JOISTS. — GRADE 4 SPACING PER PLAN I/2" HIGH -DENSITY OR 5/8" TYPE 'X' — GYP, BD, o GARAGE BEARING WALLS 4" CONC. SLAB PER FOUNDATION PLAN, TO SLOPE 1/8" PLF MIN, TOWARDS GARAGE DR, SECTION a GAFRAGE/LIVING SCALE: 1/4" = I'-O" SECTION a ENTIRY/DINING SCALE: 1/4" = I'-O" 5/8" GYP, BD, 1/2" GYP, BD, ENG'D TRUSSES o 24" O,C, 8152E FASCIA 2x6 STUDS o 16" O,C, 2x6 STUDS o 16" O,G, 3/4" T 4 G SUBFLOOR (VERIFY TYPE) ON 2xIO HF*2 FLOOR JOISTS o 16" O,G, 4x8 DF-L°2 ON 4x4 POST ON 90" FELT (OR EQ.) ON CONC, PAD FOOTING PER FDN. PLAN 4" PERFORATED DRAIN CONC, FOOTING BELOW POST PER FOUNDATION PLAN 6 MIL, VAPOR BARRIER THROUGH -OUT CRAWLSPACE PER FOUNDATION PLAN ENG'D MONO -TRUSSES o 24" O.C, rox12 BEAM PER PLAN 1/2" BLANK PANEL SOFFIT (VERIFY) 2x6 STUDS a I6" O,C, P.T, 6x6 POST PER PLAN 4" CONC, SLAB PER FDN, PLAN 5/8" TYPE 'X' GYP, BD. I/2" HIGH -DENSITY OR 5/8" TYPE 'X' GYP, BD, o GARAGE BEARING WALLS 4" CONC, SLAB PER FOUNDATION PLAN, TO SLOPE 1/8" PLF MIN, TOWARDS GARAGE DOOR SECTION 's 3-C,AfR OFT, SCALE: 1/4" = 1'-O" SIMPSON A35 @ 48" O.C. WOOD BEAM 2"x12" STRINGER 3-16d NAIL: 2"x4" 16"o.c. STUD: 2 X STRINGERS FLOOR SHEATHING 2 X TREADS 3/4" PLYWOOD RISERS WITH (2) 16d RING - SHANK NAILS @ EACH STAIR STRINGER 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 N.T.S. ;�i' /n lif�c�x 10" MIN b to 3/ W N/ SI I STAIR DETAIL N.T.S. I" PLYWOOD RISERS TH (2)16d RING -SHANK JLS AT EACH STAIR RINGER 2 X TREADS _ SIMPSON H5'S AT 32" O.C., STUD TO STRINGER LANDED GENTRY HOMES AND COMMUNITIES REVISIONS BY: 10-5- IT JR ELEVATION NOTES: VARYING 4 COMPLIMENTARY COLORS WILL BE USED FOR THE TRIM AND THE DIFFERENT BUILDING MATERIALS ON THE FRONT ELEVATION INSTALL A SILL WHEREVER STONE/ ENG'D TRUSSES o 24 O,C, BRICK VENEER IS INSTALLED 2x4 VENTED BLKG, 5/4x8 6I52E FASCIA 2x6 STUDS is I6" O,C, 6" CONC, FDN, WALL PER FOUNDATION PLAN I6" x 8" CONC, FOOTING PER FOUNDATION PLAN G I B RALTAR BUILDING SECTIONS JOB NO.: GIBRALTAR DESIGNED: LG DRAWN: TP DATE: 3/13/2017 SHEET A-501 HEADER SEE STRUC. R-10 INSULATION WINDOW HEADER 1 SCALE 3" = 1'-01, SIDING PER ELEVATION WALL SHEATHING CAULKING METAL'Z' FLASHING 2X6 WINDOW TRIM WINDOW FLANG VINYL WINDOW FRAME 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. 15.1 1EADER DETAILS m P, C: VINYL WINDOW FRAME WINDOW FLANGE 5/4" WINDOW TRIM @ FRONT & BACK ELEVATIONS ONLY (VERIFY) WALL SHEATHING STUD WALL SIDING OR BATTS WINDOW SILL 2 SCALE 3" = 1'-01, SEE A5.1 FOR HEADER DETAILS I )� 2x4 VENTED BLOCKING 5/4x6 5182E CEDAR OR PRIMED SPRUCE FASCIA (VERIFY W/ BUILDER) 2x6 PLATE 2x12 RIM JOIST (VERIFY W/ BUILDER) (2)2x6 TOP PLATE 2x6 STUDS o i6" O.G. 1/2" PLYWOOD OR OSB SHEATHING (VERIFY W/ BUILDER) W/ SIDING PER ELEVATIONS 2x6 PLATE 2XIO RIM JOIST (VERIFY W/ BUILDER) P.T. 2x6 PLATE W/ 1/2" DIA. x 10" ANCHOR BOLT 4 3"x3"xl/4" PLATE WASHER 48' O.G. 6" CONCRETE FOUNDATION WALL W/ REBAR PER FDN, PLAN, R403.1.3.1 4 IRG TABLES 404.1.2(U - 404.1.2(8). FOR FDN. WALLS TALLER THAN 48", USE 04 VERT. REBAR W/ 3" HOOK INTO FTG f 4&' O.G. 4" PERFORATED DRAIN M FREE -DRAINING GRAVEL BASE 12 ROOF PITCH PER PLAN 5/8" TYPE "x" GYP. BOARD (2)2x6 TOP PLATE GYP, BOARD 3/4" T 4 G PLYWOOD OR 05B SHEATHING (VERIFY) ON 2x12 FLOOR JOISTS (GRADE a SPACING PER PLAN) GYP, BOARD 1/2" GYP, BOARD 3/4" T 4 G PLYWOOD OR OSB SHEATHING (VERIFY) ON 2x10 FLOOR JOISTS (GRADE 4 SPACING PER PLAN) 4x8 HF*2 BEAM ON 4x4 POST (4x6 o SPLICE) ON SOO FELT (OR SIM.) ON PAD FTG. PER FOUNDATION PLAN 16" x 8" CONCRETE FOOTING W/ • REBAR PER FDN, PLAN 4 R403.1.3.1 TYPICAL WALL DETAIL SCALE: 1/2" = II-OII LANDED GENTRY HOMES AN D COMMUNITIES REVISIONS 10-4-11 GIBRALTAR WALL DETAILS 9'A1 1/8" TYPICALLEI/2"=V-0" TYPICALJWALL 8,LEVEL A E11/O' TYPICAL -O" TYPICAL EWALL R LEVEL I s r JOB NO.: GIBRALTER DESIGNED: LG DRAWN: TP DATE: 3/13/2017 SHEET BY: JR 14 2x TRIM W/ 1/ CHAMFER • TOP EDGE SIDING PER PLAN O SHEATHING PER PLAN DETAIL SCALE: 3/4" = 1'-0" COMPOSITION ROOFING (VERIFY TYPE e COLOR W/ BUILDER) 5/4x5 8182E PRIMED SPRUCE BARGE BOARD W/ Ix4 TRIM * TOP EDGE (TYP.) 5/4x 6 6162E PRIMED SPRUCE FASCIA W/ 5"_ CONT, PAINTED METAL GUTTER (TYPICAL) LAP SIDING (VERIFY TYPE t EXPOSURE W/ BUILDER) MASTIC -APPLIED STONE VENEER (VERIFY TYPE - i COLOR W/ BLDR.) n m n FEW ICJ AVERAGE ORIGINAL GRADE FINISH GRADE immimm No ON NOW �� ■■ ■■ ■■ ■■ ■■ ■■ ■■ BUILDING HEIGHT HRONT ELEV,4TION SCALE: 1/4" = 1'-0" LEFT ELEY,4TION SCALE: 1/4" - 1'-0" UPPER FLOOR PLT_ HGT. �I BOARD t BATTEN SIDING (VERIFY ® ® TYPE t COLOR Ix2 BATTENS ®16" O.C. 5/4x4 CORNER TRIM 2xIO TRIM BOARD W/ 1/2" CHAMFER ® TOP EDGE (SEE DETAIL "A") UPPER FLOOR LEVEL Q MAIN FLOOR PLT._HGT. P.T. 6x6 POST WRAPPED PER BUILDER (2 TYP.) 5/4x6 DOOR/WDW. TRIM • �° TOP: 5/4x4 DOOR/WIDW. TRIM ® SIDES: FRONT t BACK ELEVATIONS ONLY MAIN FLOOR LEVEL _ SLAB_® GARAGE DOOR APPROXIMATE ORIGINAL GRADE LANDED GENTRY HOMES AND COMMUNITIES REVISIONS I BY: 6-15-IS I JR ELEVATION NOTES: VARYING t COMPLIMENTARY COLORS WILL BE USED FOR THE TRIM AND THE DIFFERENT BUILDING MATERIALS ON THE FRONT ELEVATION INSTALL A SILL WHEREVER STONE/ BRICK VENEER IS INSTALLED GIBRALTAR FRONT & LEFT ELEVATIONS 3-CAR GARAGE OPT. CRAFTSMAN 1 JOB NO.: GIBRALTER DESIGNED: LG DRAWN: JR/TP DATE: 3/13/2017 SHEET A-6m 1 OPTIONAL PATIO ROOF (VERIFY) IBACK ELEVATION SCALE: 1/4" = V-O" fRIGHT ELEVATION SCALE: 1/4" - I'-0" - LANDED GENTRY HOMES AND COMMUNITIES REVISIONS 11-22-I-1 G I B RALTAR BY: JR BACK & RIGHT ELEVATIONS 3-CAR GARAGE OPT. CRAFTSMAN 1 JOB NO.: GIBRALTER DESIGNED: LG DRAWN: JR, TP DATE: 3/13/2017 SHEET A-602 GENERAL NOTES: SITE PREPARATION: I. BEFORE STARTING ANY SITEWORK CALL 1-800-424-5555 TO HAVE UNDERGROUND UTILITIES LOCATED 2, ALL STUMPS AND ROOTS SHALL BE REMOVED FROM THE GROUND TO A DEPTH OF 12" IN THE AREA OCCUPIED BY THE BUILDING. NO EXCAVATED MATERIAL IS 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 959. BEAMS 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 A5.1). NOTE: HEARTWOOD BEAMS ARE NOT TO BE USED W/ 4x DEPTH, BEAMS AND HEADERS TO HAVE 1 1/2" MIN. BEARING TYP. U.N.O. BEAMS SHOWN ARE MINIMUM REQ'D OR BETTER --SIZE AND GRADE MAY BE INCREASED PER BUILDER'S DISCRETION. CHANGES TO PLAN MADE DURING CON- STRUCTION SHOULD BE VERIFIED W/ DESIGNER SINCE ALL STRUCTURAL MEMBERS ARE SIZED FOR THEIR SPECIFIC LOCATION 4 LOADS 22, WOOD JOISTS CLOSER THAN 18" 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, 311,13 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. 311,1 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- LESS STEEL OR COPPER (EXCEPTION: 1/2" DIA, OR GREATER STEEL BOLT$) [ 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 [ IRC SEC, WALL 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 16" O.C, TYP. (VERIFY EXTERIOR SHEATHING TYPE W/ BUILDER), FRAME MAIN FLOOR INTERIOR WALLS W/ 102 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 fro" O.G, W/ 1/2" GWB BOTH SIDES TYP. IU,N,O,J, FRAME GARAGE WALLS W/ 104 5/8" 2x STUDS (PER PLAN) a I6" O.C. 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 OR SOLES OR PLATES A METAL TIE NOT LESS THAN 1/8" THICK 4 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&O2,6,1 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 5TUD5 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 18 FEET [ IRC SECTIONS 602.9 AND &02.10.2 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 IRG TABLES R502.50U AND R502,5(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 IRG SEC, 103.2 1 39. WOOD STUD WALLS MUST SE 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 [ IRC SEC, 602.3,2 1 SINGLE TOP -PLATE CONSTRUCTION 15 NOT TO BE USED ON TP15 PROJECT 40, ANY STUD IN AN EXTERIOR WALL OR BEARING PARTITION MAY BE CUT 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 IS 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 R&O261ll 4 R602.60) 1 TOP PLATES IF NOTCHED OR DRILLED TO MORE THAN 5096 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,E 1 PROVIDE METAL NAIL PLATES IN ALL LOCATIONS WHERE PLUMBING OR WIRING COMES WITHIN I" OF THE EDGE OF ANY STUD 4L 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 -GUT NOTCHES, ENDS AND DRILLED HOLES OF PRESERVATIVE TREATED WOOD SHALL BE TREATED IN FIELD IN ACCORD- ANCE WITH AWPA MR I IRC SEC, 311.1.1 1 FLOOR FRAMING (CONTID): 531 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 1 1/2" OF BEARING ON WOOD OR METAL AND NO LESS THAN 3" BEARING ON CONCRETE [ IRC SEC. 502.E 1 56. ALL PLYWOOD OR OSB SUBFLOORING 18 TO BE GLUED TO THE SUPPORTING FRAMING MEMBERS. GLUE IS TO BE APPLIED IN STRICT CONFORMANCE WITH MANUFACTURERS DIRECTIONS ROOF FRAMING: 611 PLYWOOD ROOF SHEATHING IF EXPOSED ON THE UNDERSIDE MUST BE EXTERIOR GRADE AND IDENTIFIED AS EXPOSURE 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 BE 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 50% AND NOT MORE THAN 80% 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, 80210,2 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, 802.10.3 1 66. 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 [ 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: 11. 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 SIDING JOINTS TO BE AS SHOWN ON THE ELEVATIONS, WHERE TWO BOARDS BUTT ENE TO END, SIDING OR TRIM PROVIDE A 15-DEGREE (MINIMUM) BEVEL ON ENDS OF JOINING BOARDS, FLASH CONTINUOUS ABOVE ALL PROJECTING WOOD TRIM [ IRC SEC, 103,8 1 SAFETY: 81. EVERY DWELLING MUST HAVE ITS ADDRESS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET [ IRC SEC, 319,1 1 82. EVERY BASEMENT, HABITABLE ATTIC AND EVERY SLEEPING ROOM MUST HAVE AT LEAST ONF OPERABLE WINDOW OR EXTERIOR DOOR APPROVED FOR EMERGENCY EGRESS OR RESCUE. WINDOWS MUST HAVE A MIN. NET CLEAR OPENING OF 5,1 SQUARE FEET (5.0 S.F. IF LOCATED ON GRADE FLOOR), A MIN, NET FREE GPENING HEIGHT OF 24" AND A MIN. NET CLEAR OPENING WIDTH OF 20 INCHES, FINISHED SILL HEIGHT MAY NOT BE MORE THAN 44" ABV, THE FLOOR. ESCAPE WINDOWS SHALL BE OPERABLE FROM THE INSIDE WITHOUT THE USE OF KEYS, TOOLS OR 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 IS 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 211 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, 3151 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 [ IRC SEC. 3112 1 GUARDS MUST BE ABLE TO WITHSTAND LOADS SPECIFIED IN IRG TABLE R301,5 81, 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. 3026 1 NOTE: SELF -CLOSING HARDWARE REQ'D BY CODE 88, THE FLOOR SURFACE IN A GARAGE SHALL BE NON-COMBUSTIBLE AND SLOPED TOWARD THE MAIN VEHICLE ENTRY DOOR- WAY [ IRC SEC. 309.1 1 AUTOMATIC GARAGE DOOR OPENERS SHALL BE LISTED IN ACCORDANCE WITH UL 325 I IRC SEC, 3013,41 Be, BATHTUB AND SHOWER FLOORS ANp WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER WE:ADS AND IN SHOWER COMPART- MENTS SHALL BE FINISHED WITH A NON -ABSORBENT SURFACE TO EXTEND TO A HEIGHT NOT LESS THAN 12" ABOVE THE FLOOR I IRC SEC, 301 1 90, 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. 18" ABOVE GARAGE SLAB. STRAP HWT TO WALL I IRC SEC. M1301,2 1 PROVIDE OVERFLOW PAN 4 PIPING AND INSTALL TEMPERATURE 4 PRESSURE RELIEF VALVE (W/ PIPE TO EXTERIOR TERMINATION) PER IRC CHAPTER 28. VERIFY PROTECTION FROM IMPACT BY AUTOS PLUMBING: al 102, 103. FLOOR FRAMING: 104. 5L 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 1 105, 52. 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 106. SHALL NOT EXCEED 25% OF THE JOIST's DEPTH AND BORED HOLES 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 I/6 THE JOIST DEPTH 101, AND ARE NOT PERMITTED IN THE MIDDLE THIRD OF THE SPAN I IRC SEC, 502,1 1 FOR NOTCHING AND BORING OF MANU- FACTURED FLOOR JOISTS REFER TO THE MANUFACTURER'S SPECIFICATIONS AND FOLLOW THEIR RECOMMENDATIONS FULLY 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 PLUMBING SUPPLY PIPING SHALL BE TESTED WITH WORKING WATER PRESSURE OR, EXCEPT PLASTIC PIPING, 50 PSI AT PRESSURE I UPC SEC, 60S,4 1 PLUMBING DRAINS SHALL BE TESTED WITH WATER FILLED TO THE HIGHEST VENT IN THE SYSTEM OR 5 PSI AIR PRESSURE I UPC SEC, 112,23 1 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 HORIZONTAL PIPING SHALL BE SUPPORTED AT SUFFICIENTLY CLOSE INTERVALS TO PREVENT SAGGING, PIPE SUPPORTS FOR ASS MAY NOT EXCEED 4 FEET ON CENTER [ UPC SECS. 314,5 4 314,5.1 1 WHIRLPOOL BATHTUBS SHALL BE PROVIDED WITH A REMOVABLE PANEL OF SUFFICIENT DIMENSION TO ACCESS THE PUMP I IRC CHAPTER 29 1 SHOWERS AND LAVATORIES TO HAVE 1,5 GALLON PER MINUTE LIMITER. WATER CLOSET SHALL BE 1.8 GALLON/FLUSH MAX PLUMBING (CONVD): 108, HOSE BIBBS 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 541AL1 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 [ 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 BACKDRAFT DAMPER AND SHALL NOT BE SCREENED. MAXIMIM DUCT LENGTH SHALL BE 35 FEET AND SHALL BE REDUCED IN ACCORDANCE WITH IRC TABLE G2439,5.5.1, DRYER EXHAUST SYSTEMS SHALL BE INDEPENDENT OF OTHER SYSTEMS 124. WHOLE -HOUSE EXHAUST FAN (IF REQUIRED) TO HAVE A $ONE RATING OF 1.5 OR LESS 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 4 IRC CHAPTER II IS AS FOLLOWS: FLOOR: I;p WALLS: R-21 FLAT CEILING: R-49 (R-38 ALLOWED IF INSULATION DEPTH MAINTAINED TO OUTSIDE FACE OF EXTERIOR WALL) VAULTED CEILING: R-38 DOORS: U•,200 MAXIMUM (VERIFY WEATHERSTRIP IS INSTALLED) WINDOWS: .. i_ dn�n,�rq nwy "_ /� -, Al—L y-� SKYLIGHTS: U•..950-TO X, ln- 0, )-C - 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 FOR VERIFICATION OF INSULATION VALUES (CHECK WITH BUILD- ING DEPARTMENT OF JURISDICTION FOR ADDITIONAL INSULATION REQUIREMENTS THAT EXCEED THE 2015 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 b" VERTICALLY ABOVE THE BATTS AND 12" VERTICALLY ABV. 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-283 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 HVAC PENE- TRATIONS, OUTLETS, SWITCH BOXES AND RECESSED FIXTURES ON EXTERIOR WALL8 OR CEILINGS ARE 70 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 $EALED/CAULKED 131. 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. (50 PASCALS). WHERE REQUIRED BY THE CODE OFFICIAL, TESTING SHALL BE CONDUCTED BY AN APPROVED THIRD PARTY, A WRITTEN REPORT OF THE RESULTS OF THE TEST SHALL BE SIGNED BY THE PARTY CONDUCTING THE TEST AND PROVIDED TO THE CODE OFFICIAL, TESTING SHALL BE 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,I,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 1 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 BLKG. 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 GONST, 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 DID DISHWASHER DRWG. DRAWING EA. EACH EL. ELEVATION ELEC, ELECTRICAL ELEV, ELEVATOR ENG'R ENGINEER(ING) 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,G, 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 GWB GYPSUM WALLBOARD HB 1405E BIBB HDWD, HARDWOOD HORIZ. HORIZONTAL HWT HOT WATER TANK INSUL, INSULATION INT, INTERIOR KIT. KITCHEN JST, J015T LAV. LAVATORY MATL. MATERIAL HF HEM -FIR MAX, MAXIMUM M,B. MACHINE BOLT MECW. MECHANICAL MEMB, MEMBRANE MICRO, MICROWAVE MIN, MINIMUM MTL, METAL N,I.G. NOT IN CONTRACT N,T.S. NOT TO SCALE O,C, ON CENTER ODWH ON -DEMAND WATER HEATER O,F,C,I. OWNER TO FURNISH, CONTRACTOR INSTALL OH, OVERHANG 0,1-1, OVERHEAD OPNG, OPENING OPT. OPTIONAL PH PHONE PIG PICTURE (FIXED WDW,) CONC. POURED -IN -PLACE CONCRETE P. LAP"( 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) 5-IWR, SHOWER SHTH'G SHEATHING SUM, SIMILAR SPEC, SPECIFICATION SQ. SQUARE S.S. 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 C O M M U N I T I ES GIBRALTAR GENERAL NOTES JOB NO.: GIBRALTER DESIGNED: LG DRAWN: TP DATE: 3/13/2017 SHEET A-701 r — — — — — I I I I I I I I I I I I I I I I 50 CFM. I I - - - - -- - - - - - - - - - - - - UFF R FLOOfR ELECTFRICAL i=Lt4N SCALE: 1/4" - I'-0" I HWT OPT. I DOOR I I � I \ I I TO GARAGE INTERIOR LGHTS • CEILING 1 I 'I .I i I �I i �1 TO GARAGE EXTERIOR LIGHTS --'i LANDED GENTRY HOMES AND COMMUNITIES REVISIONS I BY: II - 22 - IZ I JR ELECTRICAL PLAN KEY I SWITCH TO v WALL SCONCE I l - ISPOSAL RECESSED CAN CEILING FIXTURE EYEBALL CAN Sao SMOKE DETECTOR II TO DISPOSAL I Q EXHAUST FAN / EXHAUST FAN W/ LIGHT II LIGHT SWITCH 3 WAY LIGHT SWITCH TO HOOD $q 4 WAY LIGHT SWITCH HANGING Z Q !MICRO $ TIMER SWITCH I I I FIXTURE I 1 0 RANGE W1 100 CFM MICRO HOOD WALL OUTLET 120 VOLTS �tv1 Jfv ABOVE I I I 4 0 UW 220 VOLT OUTLET (DRYER &OVEN PLUG) / I I Wpm WATER PROOF GROUND FAULT INTERRUPTER OUTLET 120 VOLTS 1 I I aR GROUND FAULT INTERRUPTER II OUTLET 120 VOLTS ' TEL TELEVISION, TELEPHONE CFM. - — f I / \ AND INTERNET MODULE (MIN.) I I REFG. PULL CHAIN LIGHT Dc. FAN Li u I 17 WALL MOUNTED LIGHT 47777-1 7® HARDWIRE OUTLET 3-CAR GAfR► GE OFT, SCALE: 1/4" = I'-O" ---------- -MAIN FLOOR ELECTRICAL PLAN SCALE: 1/4" = I'-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/ WASHINGTON STATE VENTILATION AND INDOOR AIR QUALITY CODE (CHAPTER 3). FAN NOISE NOT TO EXCEED 1.5 SONES ® 0.1 INCHES WATER GAUGE. EXHAUST FANS TO BE VENTED TO OUTSIDE AIR TYP. VERIFY ANY ADDITIONAL LIGHTING, AIV 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. 3O CFM. (MIN.) EX. FAN NOTE: SMOKE DETECTOR (SD)&Sol 10V INTERCONNECTED WITH BATTERY BACKUP GIBRALTAR ELECTRICAL PLANS 1 JOB NO.: GIBRALTER 1 DESIGNED: LG DRAWN: TP DATE: 3/13/2017 SHEET E-1 A