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Home My WebLink AboutPermit File 1416 Latitude Circle (2) pMow OCT 0 5 2011 CITY OF ANACORTES LANDED GENTRY HOMES AND COMMUNITIES 2_O 5O_O 2-0 pD 25_6 24-6 A B' RE DECK LINE ABOVE (SEE FDN. PLAN) I 4 � 1 D o I a °a I o I O D° SHOP ' I , O � 23,4" x 10'-0" CITY OF ANACORTES I 4 � PLANNING & BUILDING DEPT: I w A PROV D PLANS o� O PERMIT#: I_�> _ 0 ` 6 2 0 �j D FURN. DO ` ADDRESS: I7I LGi/1 ' b �C— ER IR APPROVED BY: ,.... _ 5_xl8 O_R_6.15x16.5 GLB_ a — , SUBJECT TO FIELD INSPECTION. APPROVED PLANS P.T. 6x6 POST BELOW BEAM NWT SHALL NOT BE ALTERED WITHOUT AUTHORIZATION. . END, OR POCKET BM, INTO 1 a" f CONC. WALL (VERIFY W/ BLDR) FAMILY/MEDIA ROOM CONNECTORS TO BE HOT 4 26'-10" x 13'-11" DIPPED GALVANIZED OR EQ, o I D D I PLATFORM 18" ABOVE SLAB (SEE NOTE On I SHEET A3.1) co 1 _ N O W in r BEARING WALL SEE NOTE *12 Q 10 d <r n SHEET A3.1 4x8 F-1_*2 22'-9h" 4'ZV:2: O WI I-1is" 3'-4 2'-1" 3'-4" 9'-11" 4'-8" CsARACsE 0 21'-1" x 33'-10" `i O ' ■ >I x DF-L*2 x8 DF-L*2 %.- _ ,.,..__ w ":; m O t 41 n - SHELF t ROD— STOR. N ZI m Cl ro �� CLOSET _ - _5x18 OR 6,75x16.5 GLIB _ _ _ t 0 — - R1 m U- 12" BY ASS a I OI Iq z � a 1 4'-Ilh" ttl CS W I W a 7) _ J ■ 1 ENTRY a ® _ BEDROOM "4 m > _ - ---------------- -- - - - - - -- --, di Y 13'-�" x 13'-2" �' — v ri L m (L ii 4x8 1 O Q BATH � m lO50 1050 4x6 DF-L*2 (MIN.) O v S/ (TEMP.) S/L O SEE NOTE *14 =SHOWER SHEEt A3,1 (TEMP.)O p 4x8 DF-L*2 4x8 DF-L*2 2.5Nr w L 5050 XO 5050 XO I Pw 3' 5 1/Sxl3 1/2 GLB 24F-V4 DF/DF 3' w 6TWD14 OR HD 5 W-O" x 8'-O" OVERHEAD GARAGE DOOR 4 z Pw (VERIFY W/ BLD .) PO CN Q O O — - - - 2Pw - - - - - J 0 4 CON . SLAB 1 5THD14 OR HDU5 O Q v (VERIFY W/ BLDR.) I ui n _ L - - - - - - - - - - - - - - - - J - - - - - - - - - - - - - - - O DECK L NE ABOVE FLOOR LINE ABOVE O P.T. 6x6 POST WRAPPED RAILI G PER PER BLDR, W/ 16" x 16" BUILD ER MASTIC-APPLIED STONE COLUMN BELOW (2 TYP,) LOWMAN 3' O" 5-41z" 5 ° 4' 0.1 4'-O'l 3 °l 16-0 3 n'-°" jf LOWER FLOOR PLAN 2'-0" 5°'- 2-0" COASTAL 1 & 2 LOWEIR FLOCIR PLAN i JOB NO: LOWMAN SCALE: 1/4" = 1'-0" 021 SQ, FT, DESIGNED: LG DRAWN: JR DATE: 5/11/2017 SHEET NOTE: BEE "S SHEETS" FOR ENGINEER'S A 3 ■ 2 NOTES AND DETAIL FOR SHEAR WALLS, BEAMS, HEADERS, JACK 4 KING STUD CALLOUT5 AND HOLD-DOWNS WA rUICT L -2017 fiTr11L-(1?7€�1_ t t v. a" C1.2dvrtY -l�ooF �fiv. - `�I _-�4� ANACOR7ES w 9 DS 21+t W 93P T?P __ .. ._ LANDED GENTRY --------- ------------- , ¢ ' owwn !4/ I F2AniLs6 - !':A-,s ELL- HOMES AND C O M M IJ N 11' I ES ' nr.�rosr ; � eo a T. a M o. zr na. Z 1 s c �H s raNOPo /E = 1' I p BEDROOM 9 BEDROOFIn I 2lH S ao LL ,°,pl a r. M + a xD w D I , taraL vole (, Q 5• a•-' I'2• OLODEf �Ity�¢ '',,�' t•-T.D+O I.ODT - I VAIITED I _ �' BxID OR b.E�16�B pLD 9a s. �L'LO.1 gTONEN sp vAW.lm !'D� WELP.ROD _ (y-�� - -••- Q O " D'4'x 17-4• -•, DNNG a - •- •-- ,dl¢ �/ P.T.6xb PORT E6,oUl bO p 14•-]X llr-10' p r ----8 F.ROD _ __ 9 Be MT cc"G. OCX.ET.- I i ,p '/ r _Ei' ♦ ¢'I % iAMILTAMEpL4 ROOM 94 >= m,Arm uv a WALK-N c1.09E1' �� !D'x•,f3'4P C n=eRFY w EtDLDLR,W-W VW `� Y RUb1 EAR ❑ O ®� ' 'p 9 O rO f.P D+yr ww a+ ^ ¢ I ✓ i 1 B"HI Wau.EELO+I �;�$ ^ ____ _6,L�R• e- T ♦ � U141 EBOYI OR !x: 1.-Wbi,' 3'iy I'!,-Db, • +,j= l,JO• I 4 -0 y. h r±JJJJ us'-r-+yyn' 7-,' D'�r-'L B4P arI Fin as C P 1lRi1 WK!GKu(-,?LY 7a „Ab.!' ab -n R "RAGS Ta rtAT4 W 4OI4E,9N D t To i' __ _____ _____ NA,xD'-» +_______-__ T 9 L i` n ✓ 13 top p v 87 n am EEia! nn vA,u.TED I ? D'C Br4 f4LtY �, > �[ Y o K•VANRY I P r� LIVING ROOM ` LAUND. ¢ " CITY OF ANACORTES ,�yp �� 3 n 3 4 �s � fl'_,•x Te s• I yA1X.TED p _ ' ` -- - �• HIW. CAP •�•. V P•• Y . D •4 1 • ENTRT .... .......... .._- ✓ ,� , & BUILDING DEPT: D.a Td• � .�N >®�, BAY Q 2, �a s PLAN ING N fl o v !T . llr� :, m W - k n APPROVED PLANS 21f1 +�w ALr WALL W DATH a ¢• p - 201 z8 Zt,31 D S n ww.uP n c ZoH -� 21N " j'�• PERMIT#: 2! 22♦I 21i1 D1 sa.... . MASTERBEOROOM Zr�il SEr- B,t kP! § 2314 �" i Dcu$ DouBc.£ �'b1S'( /� / p v d* 7[ t S�p4agr6 W°O" nncEsaW ADDRESS: r ' D' 2-$' „dd .4� axlo n 4 ♦ 'l lf� Y - 61)4i + Dci�i S•�i v�/ t m / 761ST I DdtBI.E G,{•i„ ODO DOOR 4m 4 _ __MI r - -_•.O 4z10 •3 5060 XO ��L ` 1050 XO KJEO XO I W D 1/Dxl Vl GLE4 DF/DF ' PROVEE!/4•DNM 1 y (!)Ni . -- - ea,alnt4nN4Y1L V4 _. N . MW �;,,, - - .. - APPROVED BY: x e'-D'wERNEAD mR.wE DODR W4L.AEv. i.2N W Map qt anAiR .D nN T. ¢ O -•" S +xD �, E• g +•000x `D"uE W {lucQ 1 I _ �- St400_ fm. SUBJECT TO FIELD INSPECTION. APPROVED PLANS D K PDR PW !o'a• B•a AE ' �, - ' S+tEJ�-/ i�EOVb ---- - ,I.,..,,,,,x RoaRLNEAIBovE ---` �� A� SMALL NOT BE ALTERED WITHOUT AUTHORIZATION. lSFF 15FF W 15Ff 15Ff � -- -- Sot; Ns 2a�y W 2Q �Hh IND ISAD !bdO3loc ISf1 3pg 15FF NS - - -- �ra4b MAIN FLOOR FRAMING PLAN -_ SCAM. V4'•1'-0' 7v' •4• _ St1MCtUrsll CRH0Ue COuyrlt ht ConstructionCalca Inc (CCA 20 H Header - - - Feu+ �d i D'-114' 9 r Y ✓ u< ✓ 131 TS Twisted StrapJoist Holdown * „ „ I - _ Header:use min:2x6,tall dimension vertical in L configuration Or use min.,2-2x6,or 4x6. llg -i Min,Capacity:Good for 1,2151b.tension. _ I_ a- * _ - For"L"configuration,connect vertical header member to flat 2x with 16d @ 4"OC. ;K• pI��r.�7C f ryTTPn•„ T i_.,. .-....________________ ' * 1 - — i Twisted Strap:Use min.,TS22 twisted strap applied vertically. * Trimmer: (a k.a.,Jack Stud)Use min„ 1-2x,or concealed flange hanger,each end• �'- r . .. _ e © --------- ✓ �! ----- - I - Attach to beam or floor joist above. - _ jAs alternate,may use FC4 for 2x4 wall,FC6 for 2x6 wall.(FC4 good for 865 lb.,I C6 good for 1010 lb.) ✓o-^ Attach to double stud below. * Kin Stud: full height bottom late to t -`- 14 TS Twisted Strap-Joist Holdown top NOTE. es UlT.A+.I R'+R Dr<E t I g � P oP plate: n Ma MATlI"N.D u Openings wider than 511 use min,2-2x,each end ✓ >� : Min,Capacity:Good for 1 450 lb.tension. * - - Openings 5'wide and less,use min., I-2x,each end. i A, Twisted Stra : Use min.,HTS30 twisted s applied vertically to outside of wall shea 21 H Header T-T ------------ - -------- - - Attach to cantilevered floor joist above.Wrap over top if necessary. : - :Attach to double stud below. Header:use min:2x10,tall dimension vertical in"L"configuration.Or use min„2-2x8,or 4x8. e• R 15 FF I Floor-To-Floor Holdown * j - .For"L" configuration,connect vertical header member to flat 2x with 16d @ 4"OC. ----------------------------------- A,/ * Trimmer-(aka.,Jack Stud)Use min. 1-2x orconcealedfl chin reach end. Min.,Capacity: Good for 1705 Ib tension. ang hanger, ©~� * Strap:Use CS16 vertical strap applied to outside of wall sheathing.Attach to 2 2x,3x,or 4x studs lined up 1 alternate,may"�FC4 for 2x4 wall,FC6 for 2x6 wall.(FC4 good for 8651b,FC6 good for 1O101b.) ' above and below rim joist.Fill all nail holes with 16d. King Stud: full height bottom plate to top plate: $ e- If strap falls on rim,header or beam below,nail to rim,header or beam and wrap around bottom if necessary. OP�np 4 ✓ 1 6�o � • ; wider than 5,use min.,2-2x,each end ©' L Openings 5'wide and less,use min., 1-2x,each end - -- s ' 4 ✓� ; 9 * End Distance: 12"min.to each u and lower studs.A x total length=24"+d of floor stem. 22 H Header - '-� - --- -- --------- ----' , .-® ✓ � t 18 HD AltI-Holdown-EmbeddedStraType. * _.- P Header:use min: 2-2x10'or 4x10. - - - -- --- -- - - Mi1L Capact Good for 38151b.uplift,wet set application only. _W I •$� * ty: P apP y Trimmer:(a.k.a.,Jack Stud)use min., i-2x,or concealed flange hanger,each end. F A i R - --- - - - - - - ---- - --' • I y e p * Holdown: Use STTIDI4 for no rim joist condition. LL I * King dud: full height bottom plate to top plate: a — -�---- -------' 1 _ - 1Forrim oistconditioauseSTHD14RJ. ✓ O 2$ ; ; s J -•• - Openings wider than 5,use min.,2-2x,each end. n'o• r� ; e b " * INails:Use 30, 16d to full-height stud as follows. - .._. - Openings 5'wide and less,use min., 1-2x each end. y� ✓o ; ° * Stud:Use larger of king stud as speed elsewhere;or choice of 2-2x 3x,or 4x. _ 23 H Header i-- --, --- Alt 2-Holdown-Bolt Type * Header:use min:5x13.5 glulam,LVL,or PSL. ✓ ; * Holdown: Use HDUS. v._ �- -- - _ * j Trimmer:(a k.a.,Jack Stud)use min.,2-2x,each end. Lags:Use 14 SDS 1/4 x 2.5 to full-height stud per above. * King stud:Use min.,3-2x,each end,full height bottom plate to top plate. L z Anchor Bolt:Use 518"diameter SSTB24,or 5/8"ail-thread with nut and 3"washer on embedded end.Min 301 R Rim ' -------- -; : § ✓ Jif • , I= p'Ill Ill Of embedment= 16 . * Use min., 1.5 x 11.25 LVL. -- ----- - too to fit in footing,bend 90 degrees at bottom of footing,maintain 3"cover at bottom of footing. 31 L Ledger-Deck Joists to Rim. 9 , __________ , Ong _ - ----- --- --------- ----- If eri le wall below,use all-thread and CNW coupler nut or similar. - - - -- ----''---- 1 ' 9 -- ----------- --------- - Ledger:Usemin.,2x,PTledger, atleastastallasjoists. 19 DS ;Drag Strap _ b / G c ✓� r + - * ;Ledger Connecron:Connect to rim wrth SDS or LedgerLOK at max., 12"OC and within 3"of ends and ✓ © ✓© * ,Min,Capacity:Good for 1,7051b tension splices. ------- ; *=1�ragiutter.&p: Connect beam end to exterior wall top plate beyond with CS 16 x 24",centered over beam/top Where ledger cantilevers,use 4 SDS or LedgerLOK spaced3"apart. Center this cluster of connectors 6"from ection. end of rim joist. Min.backspin of l r before a splice=81. - - -� Strapmust be straight and horizontal. I _ SDS or LedgerLOK to be of length necessary for full_ ary penetration in rim. Strap may attach to either side or top or bottom of members connected. [ * Joist Connection- Connect joist to ledger with U or LU hanger. * I Nails: Use 10d,all holes filled. 71 P Post - _ * 1 Post:Use mia,3-2x4,or 2-2x6,or 4x6. Shear wall top connection- Shear wall top connection- Structural Shear Wall C_allouts -Copyright ConstructionCale,Inc(CCI) _ D1 --- .. .— - - - T--- . , _,._ _ --- - - --- -- - - �- * Floor-To-Floor Condition: Where bearing on floor with post below,ensure solid blocking through floor framing parallel D2 framing perpendicular. Typi al Shea Wall Call at Symbol ( Ica s sy bol indi es a d icated sh wall or' cl,th type pe I callous tow. T 73 P Post - re ss oa. M_ atls wrthout this ymbol;ire not dedi shearwalls use codO-standard construetipn. - * -- tauss oz ! j ! Post:Use min.,4x6 PT 1 PW 4o oa Znr-sea Minllengtho shearp el ft. - - - --- ------ ------- --_ ' ID nT k 3 4 If * Connection at Base:Lrse PB AB,ABU AB W,CBS or similar. �' cons ct enti Wall per is callou,with um' dividualpanel leng�hs indi on pI --r L O W M A N rR,• If' S",m Not a ear Wall. uild code mi imam. NF_PL (,FI41V@ a.2 , oruaa- enAc/u� CPur � Ht Sill i 'AL7., BOt amChOC 1 P�4- So &166oeo -i Top of plate to ma: Caps- ' Stud Nail Edge Sill Block Top of wall from- spc'g/ STRUCTURAL -rr- Yv,Ts oz Rggr�e Qom" r°suck city, ( Nails Stud Stud mat'1 /Field Top plate& ing at wait coma to trig, min. ha• {'s y u= To15Y _ _ 7"5` wind/ i Sheath-! or height, spac'g, Stud (age spae'g @ Top plate studs unsup- j coun to perpen- mox Mud sW embed_ NOTES & DETAILS L'r scteAt�F,";4 Call- sets, Ing, 'Sides of screws,I max., max., size, Ad st'l Stud Plate, splice, w/edge ported parallel , dicular spe'g, anchor to meat, Aa¢ sal Ee I out Eh,plf, min. wall size ft in. min. specs) spac'g,In. min. min, nail'g M edges framing framing in- concrete 1 in. r 10 24 2x4 Sawn 66°C24 C_Cl OIL Aix az.5. b112@16 Con4 5/8" bolt �oriteAl one, Con't sheathing J " JOB No: COWMAN F,IACI.u, q r 7/16" either sheathing +blkgor or5/8 12 16 2x6 Sawn 6/12@i6 48 1 Titen HD DESIGNED: LG -, SCwclscoo 168/ OSBor ' side, � orA34or H2.Sor ' 1PW i I 8d ' - - 2-2x4 w/8- 2x NA 16d @ 6 w/3" 72/4 DRAWN: JR 120 plywo- apply LTP4 at SDWC- , ii [ tUM Oz �.Ii od I directly 16 � 12 2x6 Sawn 6/12@12 16d 36" 15600 @1 �'� to studs ! -- -- ...---- - Dl 24"n i MASAP SHEET MASA or DATE: 5/11/2017 qca•, u. 22 12 1.75x5.5 LVL 6/12@12 See 2 1 ss�lcs ! I 2PW 490/ (same) (same) (same) (same) (same)! (same) {same)i 4(12@lb ' {same) (same) (same) 2x (same) (same) ;16d @ 4� (same) 3614 a. 350 I WA Y \ \ - - Erosion Control Notes for Residential Construction- LOT 4 ABBREVIATED LEGAL DESCRIPTION: City ofAnacortes \ LOT 6, 48 NORTH PLAT & PUD, SECTION 22, \ TOWNSHIP 35 NORTH, RANGE 1 EAST, W.M., CITY A. Erosion Control Best Management Practices shall be in \ OF ANACORTES, SKAGIT COUNTY, STATE OF place per the accepted site plan prior to any construction \\ LOT 5 wASHINGTON, A.F. 201705020028. B. he erosion control shall be inspected once a day and TRY \ i modified to meet the m shall be conditions daily needed. L A N D E D G E N 1 R 1 \ C. The storm drain system shall be cleaned daily(Section \ - 7-07.3).All drainage systems shall be cleaned to the \ f acceptance of the City of Anacertes prior to acceptance of the project. HOMES AND C O b1 M ITN ] 'I' I ES \ D. Stabilized construction entrances and roads shall be installed at the beginning of construction and maintained during the duration of the project.Additional measures GENERAL N 0 TES 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. OWNER: \ 10.60' 86.60' E. Any soils exposed that will not be disturbed for two(2)\ ' 45.00' days during the wet season or seven(7)days in the dry LANDED GENTRY504 E. FAIRHAVEN \ - season shall be immediately stabilized with the approved \\\ BURLINGTON, WA31 00 ESC methods(seeding, mulching, plastic covering,etc.) 98233 F. Two(2)weeks prior to the beginning of the wet season (October 1).all disturbed areas shall be reviewed to 1-(360)-755-9021 \ -- PROPOSED PERIMETER identify which ones can be seeded in preparation for the \\ PLACEsI FENCING ON � W SILTFENCING (TYP) PER winter rains. Disturbed areas shall be seeded within one BUILDING: o � BMP C233 (1)week of the beginning of the wet season.A sketch LOWER LEVEL AREA- 827 SF \ DOWN REAM SIDE OF map of those areas to be seeded and those areas to UPPER LEVEL AREA— 2,109 SF \ STOC PILE, PER BMP C233 2 remain uncovered shall be submitted to the Project TOTAL LIVING AREA— 2,936 SF �^ \ Manager.The Project Manager can require seeding in 197.5 h J \ SS EXIST j additional areas in order to protect surface waters, \ adjacent properties or drainage facilities. GARAGE — 1,003 SF GRADE +�%—X�' —X—X—x—x N—% _ m G. Penalties for an Erosion Control violation are subject to a %•�� -X X X % ,.. X_X �x %•�, �X X % X MNEN•NMX��X�uN��% % - Rp \ SD / �,.* _ $300 to$1000 fine under Chapter 17.66-Penalties for SI TYPICAL Violation. Each day is considered a different violation. x��%��.% X x—%��X��X��% X.X��X—X��Y��N % % SOIL STOCKPILE LOT LINE ZONING. RESIDENTIAL LOW DINSITY \ I LOCATON �. SETBACKS: (COVER WITH EX T NE COMPLIANCE I ALL SETBACKS IN COM \ 0 WITH CITY GUIDLI S PLASTIC DURING . _� _-..- __ _ DE Od SIDEYAROS MIN 5, 15 COMBINED STORM EVENTS) PROPOSED PERIMETER h I REAR YARD MIN 30' SILT FENCING (TYP)PER o FRONT YARD MIN 10; 20' GARAGE BMP C233 \ \ I LET O fECTION Q\ Rp QOJ PROPOSED 4"SCH HEIGHT. \ \\ P 20, BLOCK & D r\S 40 PVC DRAIN LINE 00 MAX. ALLOWED: 35' VAR p SQ \\. PROPOSED:UNDER c; \ G EL FI TER TY \ ��[�. Q PROPOSED PERIMETER PARKING: QOSt�O I CONSTRUCTION FENCE 2 IN GARAGE, 2 IN DRIVEWAY PER BMP C103 FIR SED 4"SCH \ / 40 PV DRAIN LINE EXIST. SANITARY EXIST. ss\ v sEwR LINE M (CDT 6)CTICyN 1 i �; I L O T CO I/ERA GE aN r " i Lo V 1 BUILDING AREA: 191.4 j, \ 1 o i PROPOSED 4" DIA. 2,291 S.F. EXIST 0 1 t l SANITARY SEWER 1 t � \ � GRADE Fy 1 - L f N 1 � � OT AREA: j,G t 1 z WM 7,682 S.F. Lot 6 t \ ( ) I .�. PERCENT COVERAGE. I— / 1S, o 2,291 7,682 = 29.89 _"/ \'� O Ta : 0' FRCN& UARD Y 1 i i LOT ' N MAXIMUM ALLOWED: 37.51 " c -EEpSEMENT LINE 1 1 ' RE) 1 I FF MAIN: 206.00 it 20' FRONT 'AGK 1 FF LL: 196.00 i IMPER VIOUS CO VERA GE \ i RAGE SET q ' GA BUILDING: 1,935 S.F. I i 30' REAR YARD n STEPS/WALKWAY 57 S.F. 1 � \ LANDING POFCH t i PORCH: 96 S.F. BUILDING SETBACK PATIO: 284 S.F. SSMH I i EXISTING DRIVEWAY 413 S.F. I `< 0 TOTAL: 2,785 S.F. COONCRETE&GUTTER L NO (TYPICAL)i _ 6�IN voi I LOT AREA: CUR1 1 i 7,682 S.F. 11 PER C2 0INLET 0TEC , CATCHGBASIN II 9 0% PERCENT 2,785 � 7,682 ,COVERAGE. FILTER TYPE � I it — _l I � � I f) � � '• � . 48.09'MAXIMUM ALLOWED: � f it � DRIVEWAY �J W �0 w 0 > Z SD c '^ — GF: 195.50 a o I L1J a .� I I S CB I- ¢ r y w GARAGE s I \ ll' 2 Z � O SDCB I GF: 196.00 X 1 I LOT LINE + Q ,� _ Lu O © � a � �\ ex TEMPORARY CONSTRUCTION ENTRANCE - EXIST. SID i I — PER BMP C105 CONNECTIOr % I I z = W a 0 o --- (SIZE TO FIT) �Y (LOT 6) I 1 -2.2% I W C) U ?i d Q ) to I �lJ _ -- w i �GQ I; r9p �� •r�r. •r�r• •rr.r• •�tmtmt "Mmt • • �J�Qc�O\ U LOT LINE& �S I o pQ SQ z LL m RIGHT-OF-WAY LINE 0�� 0 GRAPHIC SCALE o p Q 0 6 O 3 6 12 i I I - - 5 / �- W 0 � z PROPOSED 1961 of PROPOSED 4"SCH 0 ¢ O U I I PERIMETER SILT EXIST I 40 PVC DRAIN LINE 0 O a 00 Q w tO ° Q a N ( IN FEET GRADE Horiz. Scale: 1 Inch. = 6 Feet I I FENCING (TYP) PER _ _ 210.2 \X I ��—X--)—N—x _N— EXIST X • BMP C233 X—x —X— GRADE r I e i I I -X-%-X-X-%-% PROPOSED PERIMETER I I I INLET PROT CTION LOT LINE 48 NORTH I I I CONSTRUCTION FENCE SS I PERC220, B OCK & o PER BMP C103 COWMAN _.}----- I GRAVEL FIL ER TYPE PROPOSED PERIMETER SD' I CONSTRUCTION FENCE 2-CAR GARAGE RIGHT w PER B I I MQ C103 Z 24.00' — EROSION CONTROL PLAN I I 45.00 � m 31.00' LOT 6 (P133664) 100.00' 1416 LATITUDE CIRCLE LOT 7 I L°J I A ANACORTES, WA ;I- - FH JOB NO: PLAT OF "48 NORTH" h DESIGNED: LG LOT 29 DRAWN: DATE: 07/10/2017 Ikr I SHEET 1 of 2 LANDED GENTRY HOMES AND COMMUNITIES GENERAL NOTES OWNER: LANDED GENTRY 504 E. FAIRHAVEN BURLINGTON, WA 98233 1—(360)-755-9021 BUILDING: LOWER LEVEL AREA— 827 SF UPPER LEVEL AREA— 2,109 SF TOTAL LIVING AREA— 2,936 SF GARAGE — 1,003 SF SITE TYPICAL ZONING: R2 — RESIDENTIAL LOW DINSITY SETBACKS: ALL SETBACKS IN COMPLIANCE WITH CITY GUIDLINES SIDEYARDS MIN 5, 15' COMBINED REAR YARD MIN 30' FRONT YARD MIN 10, 20' GARAGE HEIGHT.• MAX. ALLOWED: 35' PROPOSED:UNDER PARKING. 2 IN GARAGE, 2 IN DRIVEWAY .. LOT COVERAGE BUILDING ARE 2,291 S.F. e „ r r� LOT AREA: r �e 7,682 S.F. � � ��•'°� PERCENT COVERAGE 2,291 / 7 = 9.8% 2 682 ti TAW MAXIMUM ALLOWED: 37.59 h e .. - D..q'"€ IMPER 1/lOU DiS.F. S COVERAGE �,� F BOIL NG• 1,935 S STEPS WALKWA Y.• 57 S.F. ;; PORCH/ �6 S.F. PATO.• 24SF. DRIVE WAY.• 413 S.F. s TOTA L F 85 S 2 7 LOT 0 AREA. m _ 7,682 S.F. PERCENT COVERAGE r � e 2,785 / 7,682 = 36.39d' MAXIMUM ALLOWED: 48.0% e� SITE LUCATION r xra Is swe � V Y tV3 € i r e h i" q . .,i oe, i` easy h . t z r s r, J GRAPHIC SCALE 6 O 3 6 12 Old .. . R ANACORTES , WA ( IN FEET > Horiz. Scale: 1 Inch = 6 Feet 4 �.. 48 NORTH LOWMAN Is g 2—CAR GARAGE RIGHT yg a: �aga �se ER AN o I ,�s�� s EROSION CONTROL PLAN „ �.��,, LOT 6 (P133664) Map data @2017 Googie 1000 ft L 1416 LATITUDE CIRCLE VICINITY MAP ANACORTES, WA LOT 6 (P133664) e � 1416 LATITUDE CIRCLE JOB NO: PLAT OF "48 NORTH" AIs $ DESIGNED: LG ANACORTES, WA DRAWN: DATE: 07/10/2017 SHEET ^ f ZLJ v LOT 4 LOT 5 \\ LANDED GENTRY ` HOMES AND COMMUNITIES GENERAL NOTES \ ! OWNER. V 10.60' 86.60' LANDED GENTRY \ 45.00' 504 E. FAIRHAVEN vim, A BURLINGTON, WA 31.00' 98233 1—(360)-755-9021 �c_ BUILDING: \ y n LOWER LEVEL AREA— 827 SF \ ra UPPER LEVEL AREA— 2,109 SF \ v z TOTAL LIVING AREA— 2,936 SF \•\ \ \ SS EXIST GARAGE — 1,003 SF SO I \ GRADE z SITE: •\, � \ SD TYPICAL ZONING: LOT LINE R2 — RESIDENTIAL LOW DINSITY 205. SETBACKS: A ALL SETBACKS IN COMPLIANCE EX WITH CITY GUIDLINES a' �• � 6°° ; \ ti - - _ - _ DE SIDEYARDS MIN 5, 15' COMBINED Od REAR YARD MIN 30' FRONT YARD MIN 10, 20' GARAGE PROPOSED 4"SCH PLACE CONSTRUCTION HEIGHT.- DRAIN LINE FENCING AROUND EXISTING MAX. ALLOWED: 35' TREE AT DRIP LINE PLUS 6'. PROPOSED:UNDER O PARKING: r ® 2 IN GARAGE, 2 IN DRIVEWAY i PROP0SED4"SCH f 40 PVC 4RAIN LINE 1 � EXISTT SANITARY EXIST.SS \ ' CONNECTION v i ! L O T COVERAGE SEWER LINE (WPM (LOT 6) a I BUILDING AREA: \ 1 o ' a 2291 SF. 191.4 � EXIST ss PROPOSED 4"DIA. i 3 \ GRADE 91 1 O I SANITARY SEWER a LOT AREA: 1 i - 7,682 S.F. WM (Lath) PERCENT COVERAGE. ► � --- '" _ 3 LOT 6 , a �I 2,291 / sae = 2s.aZ G o 1 10 FRONT YAR ) 1 i i I N TBACK (Sc UTILITY 1 i MAXIMUM ALLOWED 375q 9 \ SEEASEMENT L T INE Y�RD f it I 20' FROM ACK 1 IMPERVIOUS COVERAGE GARAGE SETS , \ GAR L i BUILDING. 1,935 S.F. STEPS/WALKWA Y 57 S.F. PO 30' REAR YARD PORCH: 96 S.F. \\ _ LANDING �tCH BUILDING SETBACK n PA710: 284 S.F. l cd SSMH I I DRIVEWAY.• 413 S. 1 EXISTING I i TOTAL: 2,785 S.F. \ 1 o PLACE CONSTRUCTION CONCRETE STORMDRAIN I ' �� 7,682 S.F. _ 6 ' FENCING AROUND EXISTING LOT AREA: CURB&GUTTER y LINE (TYPICAL)I — — TREE AT DRIP LINE PLUS 6'. II PERCENT 2,785 / 7COVERAGE: 682 GE 36.39 MAXIMUM ALLOWED: 48.09 -�I �} LO I JQ DRIVEWAY 1 GpSG�� I > o SD 1 15 c a I GARAGE to3 c� t� I S CB O a � SDCB � X � � � � �' LOT LINE Z o I 1 '; EXIST. SO 11 f O J t CONNECT61 ..� (LOT 6) I 1 I z 1 I 1 L _. _ � � � � � GRAPHIC SCALE LOT LINE&°e I O,p SQ _ __L— _ _ �O �I _ I RIGHT-OF-WAY LINE I 9ti o OQ�� _ A 0 PLACE CONSTRUCTION 6 3 6 12 196.1 PROPOSED 4"SCH Q0 FENCING AROUND EXISTING i EXIST 40 PVC DRAIN LINE TREE AT DRIP LINE PLUS 6'. GRADE I h ( IN FEET ) 210.2 Horiz. Scale: i Inch = 6 Feet I EXIST II J GRADE I a I I II I °e I LOT LINE 48 NOR TH I SS I o U LOWMAN SD I w 2-CAR GARAGE RIGHT � II I24.00' 45.0)' SITE PLAN 31.00, LOT 6 (P133664) 1 i LOT 7 100.00' 1416 LATITUDE CIRCLE ` ' . ANACORTES, WA I FH r�-°i a I JOB No: PLAT OF "48 NORTH" I � I DESIGNED: LG e ° LOT 29 � I � I � � DRAWN: 1 � DATE: 05/17/2017 � � SHEET 1 0f 1 4� 4� 4� rGC9 �'] C 44� CITY OF ANACORTES. LANDED GENTRY HOMES AND COMMUNITIES NOTES: 1. COORDINATE W/MECH. &ELEC. FOR LOCATIONS&SIZES OF FOUNDATION/SLAB BLOCKOUTS. 2. 30x24 CRAWL SPACE ACCESS 24'-&" PANEL(24x30 MIN)-PROVIDE METAL OR r" O'- ia 9-2 9-2 FIBERGLASS WELL AS NECESSARY. INSTALL SOLID COVER SLOPED AWAY FROM BUILDING- T - INSTALL 4x8 MIN. BEAM SET ON WALL PLATE TO SUPPORT WALL ABOVE(OR INSTALL INTERIOR CWL P.T, 6xl6POST r - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - BUILDER&SREEPLAN)CE ACCESS-VERIFY W/ C3 TYPICAL) 1 3. 16x8 POUR-IN-PLACE FOUNDATION VENTS(OR O�I ��T lO l NOTES :� _ ` _ - - LINE ABOVE _;_ _ _ _ _ _I_ _ _ BUILDER). IN FLOOR DIAPHRAGM (VERIFY W/ �a �i ._� , i oa p a �o p a oa p a oa p a ° BUIL E ° 4. 12"WIDE THICKENED SLAB EDGE. EXTEND w lO O O 1 o 8"BELOW GRADE. 5. VENTS TO BE LOCATED WITHIN Z-O"OF CORNERS. I. INSTALL PRESSURE-TREATED 2x6 SILL (MINIMUM) W/ 1/2" DIAMETER x 10" FLOOR JOISTS: ANCHOR BOLT 4 3"x3"xl/4" PLATE WASHER 0 4'-0" O,C, ATOP ° " FOUNDATION WALL, MINIMUM 2 BOLTS PER PIECE MIN, 12" FROM END NOTE: SEE SHT, A4.1 FOR DECK O—~ FRAMING MATERIALS I LAYOUT SHOWN HERE IS FOR 2x FRAMING. IF TYPICAL THROUGHOUT as I ENGINEERED JOISTS ARE USED, MANU- O I O a 2, INSTALL 4" PVC DRAIN PIPE BELOW FOOTING a LOW POINT FOR ENGINEFACTURER SHALL PROVIDE AND SUBMIT POSITIVE DRAINAGE DURING CONSTRUCTION, VERIFY PLACEMENT OF 4" J E ° ENGINEERED DESIGN TO THE BUILDING -� ° DEPARTMENT FOR APPROVAL PRIOR TO PERFORATED FOOTING DRAIN PIPE IN FREE-DRAINING GRAVEL BASE F FABRICATION AND INSTALLATION. Ir — — — — — — — — — — — — — — — 3. FOOTING SIZES CALCULATED USING ASSUMED MAXIMUM SOIL SEARING I ° a w ff FLOOR SHEATHING: OF 1,500 POUNDS PER SQUARE FOOT I _ _ ° > 1. USE 3/4"COX OR OSB STURDI-FLOOR T&G, �d D d ♦ �d p d a OQ 9,d �d p GLUE AND NAIL W/RING SHANK 4, INSTALL R-10 RIGID INSULATION SLAB PERIMETER (VERIFY INSULATION a GRAIN N 6" m VALUE W/ FLOOR PLAN NOTES ON SHT, 43.1 4 GENERAL NOTE ON SHT, Al, ° o O EDGES& 12" IN THE FIELD. FACE GRAIN PERPENDICULAR TO SUPPORTS. l) I ° I °° I 2. PROVIDE SOLID BLOCKING IN THE JOIST ® 1'4' x 8" CONCRETE MONOLITHIC FOOTING W/ (2)04 REBAR CONTINUOUS — — — — — — — — — — — — — — — — — p CAVITY BENEATH ALL POST LOCATIONS AND BETWEEN UPPER AND LOWER STUDS W 4 J © P-6" x 8" CONC, FTG. W/ (2)04 REBAR CONT, ° ° 1 ,a AT FLOOR TO FLOOR HOEDOWN LOCATIONS. ,� I � cv � I /�\ � 3. PROVIDE BLOCKING BETWEEN I-JOISTS AT " Q INTERIOR BEARING LOCATIONS WHERE THERE O 2'-4" x S" CONC, FTG. (VERIFY WALL HGT,) W/ REBAR PER DETAIL 011, Q i () � wW ° ISA LOAD BEARING WALL ABOVE. SHEET A2,2 U% 1 0, tu N o 4. IF ENGINEERED FLOOR JOISTS ARE USED, ° N N 4 PROVIDE TIMBERSTRAND RIMS WHERE FLOOR OD 3'-0" x J" CON(. FTG, (VERIFY WALL HGT.) W/ REBAR PER DETAIL #11, �a N 1 JOISTS BEAR AT EXTERIOR WALLS. ° ° I 5.CONNECTIONS:SIMPSON COMPANY OR EQ. SHEET A2,2 %5 o I 6. FIELD CUT ENDS, NOTCHES,AND DRILLED Z EO HOLES-O" x 12" CON(, FTG. (VERIFY W/ WALL HHGT.) W/ REBAR PER DETAIL X ' ~O E TREATED IN TREATED WOOD TH 5' "II, SHEET A2,2 I ° Q J 0 7 —�© ° L WITH AWPAM4. N THE FIELD IN ACCORDANCE FOUNDATION NOTES: 0 6" CONC, FOUNDATION WALL W/ REBAR PER R404,1,3,2 4 IRC TABLE " N Q O LL z ® a I 404,1,2(U - 404.1.2C8) ° — — — — — — — — — — — — — — — — — — — — — — — _ _ — _ I t THESE DETAILS REFLECT ` — — J t--® v A GENERAL HIGHER STANDARD THAN THAT O 6 CONC, FOUNDATION WALL (4'-O" MAIX. WALL HGT.) W/ REBAR PER ALLOWED BY THE IRC THESE DETAILS ` r — — — — — — — — — — — — — — — — — — — — — — — — — — 1 DETAIL •12, SHEET A2,2 = I � I Q - U1 Q � I I I � INDICATE THE FOUNDATION AND REIN- F Q 1m p- I FORCEMENT REQUIREMENTS FOR THIS r uj w Y I y PROJECT. THE CONTRACTOR MAY NOT 144 OH 6" CONC, FOUNDATION WALL (4'-0" - 6'-O" MAX, WALL HGT,) W/ REBAR O n L — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — O �) N �.,[ USE THE IRC MINIMUMS WITHOUT WRITTEN PER DETAIL •12, SHEET A2,2 m _ _ — r m a ; I O PERMISSION OF THE DESIGNER. r - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Z Z_ JO 8" GONG. FOUNDATION WALL (8'-0" TO 10'-0" MAX. WALL HGT,I W/ REBAR ® a Z FASTENERS: Q N O I METAL ELEMENTS INCLUDING, PER DETAIL •12, SHEET A2,2 OH —I--► I i a H- J � Y I I CONNECTORS, MUST USE HOT-DIPPED � � 17 ; O I'-4" x I'-4" x 8" CON(. PAD FTG. W/ SIMPSON CBSQ66-SDS2 (OR EQUAL) a 19_p 9'_Oii _ _ GALVANIZED METAL WHEN IN CONTACT WITH ACZA PRESSURE TREATED MATERIALS. W/ (2)04 REBAR EACH WAY (USE HOT DIPPED GALVANIZED P$�S7 (� O CONNECTORS, OR EQ•) \ w v w N Q = o � I e I ® 1 4 1 � [R319.3]-SEE 37/SP1 LO 4" CON(. SLAB W/ NICON FIBER OR FIBERMESH THROUGHOUT (VERIFY r - - - - - - - - - 7 W/ BUILDER) _ L - - - - - - - - - - - - 7 a OM 4" CONC, SLAB W/ NICON FIBER OR FIBERMESH THROUGHOUT (VERIFY I = W/ BUILDER) SLOPE 1/6" PLF MINIMUM TOWARD GARAGE DOOR =4 I I I O 4" CONC, SLAB/STEPS (VERIFY FINISH W/ BUILDER) W/ NICON FIBER OR a r _ — _ -- _ _ _ _! _ J ° p FIBERMESH THROUGHOUT (VERIFY W/ BUILDER) tu © OPTIONAL (VERIFY W/ BUILDER): STUB 12" LONG 04 REBAR 4" INTO CON(. SLAB FROM FOUNDATION WALL s 24" O,C, TYPICAL. THICKEN SLAB EDGE — — — — CIF NECESSARY) 4 L _ _ _ _ _ _ _ _ _ _ _ _ J N" ° OQ POUR SLAB THROUGH DOOR OPENINGS TYPICAL ° J u1 — — — — — — — — — — I 1 o v o v v O THICKEN SLAB TO 6" AT GARAGE DOOR OPENING 4 INSTALL 04 REBAR R CONTINUOUS O — — � o LO - - _ _ _ — - v CONC. STEPS TO GRADE 5/4 LOWMAN IT-21tt" 2'-9 2'-10 V2" 16'-3" 2'-IOIz" 20'_0" 8'-0" 22'-0" FOUNDATION PLAN 501-0 1 I COASTAL 1 & 2 FOUNDATION f=LAN JOB NO: LOWMAN DESIGNED: LG SCALE: 1/4" x V-O" DRAWN: JR DATE: 5/11/2017 NOTE: SEE "S SHEETS" FOR ENGINEER'S BUILDER TO VERIFY ALL DIMENSIONS, CONSTRUCTION TO SHEET NOTES AND DETAIL FOR SHEAR WALLS, COMPLY WITH THE 2015 INTERNATIONAL RESIDENTIAL CODE, BEAMS, HEADERS, JACK 4 KING STUD 2015 UNIFORM PLUMBING CODE, 2015 WASHINGTON STATE ENERGY A�201 CALLOUTS AND HOLD-DOWNS CODE 4 ALL APPLICABLE LOCAL, STATE 4 FEDERAL CODES, WA 1/2" G.W.B R-21 INSULATION o N - 2"x6" STUDS @ 16"O.C. 2"x6" TREATED PLATE L A N D E D GENTRY h1 R-21INSULATION z to BLOCK OUT GARAGE SLAB TO L (a HOMES AND COMMUNITIES 5/8" TYPE X G.W.B. BACK OF FNDN WALL @SIDES FULL WIDTH OF GAR. DR. R.O. SO REVISIONS BY: 2"x6" STUDS @ 16"O.C, I I— —I — 1/2"GWB 5/8"X10"ANCHOR BOLTS, EMBEDED 7"INTO 2N4" STUDS 16"o.c. III—III=1' DRIVEWAY SLAB CAN RUN INTO CONCRETE,AT 4'-0"o/c,AND SET BETWEEN 3 2NIB"TREATED PLATE I —III-I SPACE R-21 BATT - 3 - Il AR 112"AND 12"FROM BOARD ENDS WITH 3"X 3"X 1"AIR SPACE a III= _� 2X6 STUD WALL 4" CONCRETE SLAB I 1-#4 BAR IN THE UPPER 12" OF WALL SLOPE GARAGE SLAB 1/4"THICK WASHERS. MIN. (2)A.B'S PER III— P.T.2X6 SILL CONT. BOARD[R403.1.6.11 6 MIL VISQUEEN NOTE: OR USE P.T. a ° III-IP CONTINUOUS FOR POSITIVE 'CONCRETE SLAB ON 2" 2X6 STUDS @ 16" O.C. I DRAINAGE AWAY FROM GRAVEL BED FINISHED GRADE W/NO AIR SPACE (� SLOPEit �— STRUCTURE R-10 INSULATION (2') _ 2"x4"TREATED PLAT ° ? POWERED NAILED 24" - III—III —III—_ — FINAL GRADE ° ° 1-#4 BAR IN THE UPPER 12" OF WALL #4 BAR 18"O.C. HORIZ. COMPACTED FI _I _ III=III=III= -I - 4"MIN. PERF. PIPE — e. °° (TYPICAL) — — ( — 44 =III—III—III � z ��ccc 5/8"X 10"ANCHOR BOLT W/PERVIOUS N #4 BAR HOOKED 48"o.c. — — Ti— g — SEE DETAIL 1 COMPACTED SAND/GRAVEL — (TYPICAL) o, °p� BACKFILL _ _ va ° - FILL TO BE GRANULAR ° 1-#4 BAR HORIZ. (TYPICAL) FILL TO BE GRANULAR MATERIAL ' MATERIAL COMPACTED TO 95% #4 BAR 18"o.c. HORZ. (TYPICAL) COMPACTED TO 95% ❑ R-10 INSULATION 6" MIN. SEE DETAIL 1 FOR SEE DETAIL 1 FOR 8" COMPACTED SAND/GRAVEL 4" MIN. PERF. PIPE FOUNDATION CALL-OUTS NOTE: DETAIL IS DRAWN FOUNDATION CALL-OUTS 16" 1-#4 BARS HORZ. (TYPICAL) 18 W/PERVIOUS ST�BGH POINT OF THE BACKFILL 1 DETAIL AT BASEMENT FLOOR DETAIL @ BASEMENT GARAGE O. H . DOOR GARAGE WALL SCALE: 3/4 — 1 -0 3/4 1 0 3 3/4" = SHEATHING 1/2"OR 7/16" 3/4"T&G SHEATHING GLUE &NAIL TO SUPPORT MEMBERS SIDING SEE ELEVATIONS 1/2"GWB GALVANIZED FLASHING 2X6 SILL P.T.6X6 HF P.T. 2X10 LEDGER w/SIMPSON CB66(HOT DIPPED (2)SDS 1/4"X3"HDG @ 12"O.C. 4" CONC. SLAB W/ W/1/8"PILOT HOLE MAX. CONT. RIM GALVANIZED OR EQ.) (2)#4 BARS AS SHOWN SIMPSON HANGER TYPICAL(HOT P.T. 2X6 MUD SILL ° 12"0 SONO TUBE 1/2"x4"TITAN HD 2 1/2" MIN. COMPACTED FILL DIPPED GALVANIZED OR EQ.) ° @ 6-0"O.C. VAPOR BARRIER HOLDOWN OR SIMILAR TENSION DEVICE PER IRC 507.2.4 1/2"EXPANSION BOARD GRADE 2X10 P.T.JOISTS @16"OC ATTACH LEDGER TO END JST. H a SLOPE 4 W/1/2"DIA. LAG SCREWS @2T GRADE(SEE GRADE NOTE BELOW) w O.C. (2 ROWS STAGGERED)& 1/2"(MAX.)SHTG. SEE R507.2 &TABLES R507.2&R507.2.1 &2#4 BAR CONT. —III— ° —III—III—III p FIGURES R507.2.1(1)& R507.2.1(2) yy—I I I 111�— M NOTE: — 8" 16" 8" FOOTING TO REST v, �� 24"X24"X8"THICK ON SOLID BEARING SOIL 6" 1'-0" 6" SEE DETAIL 1 FOR 2,_0„ FOOTING F w/(2)#4's EACH WAY FOUNDATION CALL-OUTS DETAIL AT INTERIOR FOOTING RESIDENCE / DECK GARAGE RESIDENCE o DENCE s COLUMN DETAIL 5 SCALE: 3/4" = V-0" 6� 3PERPENDICULAR 0"/4" = V- �� IF FLR. SHEATHING CONNECTED DIRECTLY TO P.T. 2x PLT. INSTALL NO SURCHARGE OR WHEEL NAILS OR SCREWS @ 2" O.C. SIMPSON A35 FLOOR SHEATHING 6-10" STAGGERED has"o.c. "E" LOADS WITHIN NO FLOOR FOR NO SURCHARGE OR WHEEL 2x F.J. (PARALLEL AT LEAST 12" LOADS WITHIN 5'-0" "E" TO FDN.) PER FLR.5 D 2 X TREADS 10" MIN 3/4"PLYWOOD RISERS EGREE MAX. SLOPE WITH (2) 16d RING-SHANK ° a WHERE FLOOR JOISTS ARE FRAMING PLAN 2x FLOOR JOIST NAILS AT EACH STAIR 6" MIN. ° al PERPENDICULAR INSTALL 3/4"PLYWOOD RISERS STRINGER % o A35 EACH JOIST TYPICAL (PERPENDICULAR WITH (2) 16d RING- °° ° pa0 I[I_f((=IIh M_illy Ill WHEN "A" EXCEEDS 4'-0" TO FDIC) PER FLR. SHANK NAILS @EACH f c=2500 psi o fy= 60 ksi, grade 60 ° Roo MIRA DRAIN 2,000 OR WHERE F.J. ARE PARALLEL FRAMING PLAN WOOD BEAM STAIR STRINGER W qo� WASHED GRAVEL(OR SIM.) INSTALL ML26 W/SDS 1/4x1 1/2 ° MIN. SOIL BEARING °° °D �o EACH BLOCK TYP. ' BII li11 �� 2 X TREADS 0 2N12"STRINGER = 1,500 PSF '° � op0 „ In ni ni o D 2 CLR. SEE FOUNDATION NOTE#1 un uu uu MAX. NO. OF STORIES „�(„ °, o a SUPPORTED = 2 STICK ° p0 , FRAMED RESIDENTIAL pJo a WHERE F.J. PARALLEL IN A FLOORS + ROOF W/ o �D • o Q, " s" MIN' P � FDN. INSTALL 2x BLOCKING 2 X STRINGERS 3-16d NAILS 25 PSF SNOW MAX. ° 0p0 B (MATCH JST. DEPTH) FIRST ° 4 Oo og 32" & SCREW OR NAIL SHTH'G SIMPSON H5'S AT 32" V 'J. o O 000 ° I' INTO BLKG. 3" O.C. TYPICAL NOTE: SEE FLOOR PLAN FOR RISER HEIGHT 7 3/4" MAX. ° ° O�p'10 IF STUB BARS, MIN. 0 " @ 2"x4" 16"o.c. STUDS O.C., STUD TO STRINGER a , o AND TREAD WIDTH 10"MIN. LENGTH (TYPICAL). 4" (MIN.)CONC. ° U ° ' SEE COLUMN "G" IN BRACED NOSING PROJECTION SHALL NOT BE LESS ° LAP SPLICE = 24" og °, ° SLAB 12'-0"WIDE (MIN.) O 0� 4 FOR RETAINING C S WC L OFCS.BLKG. D .Opp 0 '° THAN 3/4"& NOT MORE THAN 1 1/4" RUN O CONC. FDN. DAMP-PROOFING oa ) a o 4" DIA. PERF o� DRAIN LINE TO BE WATERPROOFED, FDN. 00 °° 9•a STAIR DETAIL STAI R D ETA I L 0 0 ooQ�o _ WALLS THAT RETAIN EARTH & 00,0 n ° n ° ° n ° a ° ° q ° ° p o 00 ENCLOSE INTERIOR SPACES oD 9 N.T.S. 1 0 N.T.S. '° ,. ° v ° 0'° ° �'° n D„ 8 (� 0� AND FLOORS BELOW GRADE 0 V o D o D o D o D o D o DD D o 0 0010 4 ! ° ■ e 04)p 00 SHALL BE DAMPPROOFED ° M a a a ' �0�060 000 FROM THE TOP OF THE FTG. Oo0". D . NOTE: III_Ill=lll_ Iil_III_fll_Iil_Ill_ill_ =111 TO THE FINISHED GRADE Q ° a DO NOT BACKFILL FOUNDATION Z11 MIRA DRAIN 2,000 OR 0a D UNTIL FLOOR DIAPHRAGM IS y6 WASHED GRAVEL(OR SIM.)0g °° °•a CONNECTED TO WALL TOE HEEL A" 010 D BRACED RETAINING WALL SPECIFICATIONS LOWMAN f c= 2500 psi Opo °° ° CANTILEVERED RETAINING WALL DETAIL 13 ry= 6Dksi, grade 60 EQUAL �� ° D . „W„ A B C D E F G W X Y Z 11 MIN. SOIL BEARING 0 RETAINED WALL FTG. FTG. WALL MASA BLOCK VERTICAL HORIZONTAL FOOTING FOOTING SCALE: 3/4" = 1'-O" = 1,500 PSF oQo ,° HEIGHT POSITION WIDTH HGT. THICKNESS SPACING SPACING REBAR REBAR TRANSVERSE CONTINUOUS MAX. NO. OF STORIES 0 10.0 "X" NOT CANTILEVER RETAINING WALL SPECIFICATIONS FSUPPORTED = 2 RAME RESIDENTIAL cc>O ° ° a IF STUB BARS MINIMUM 0'-4' 10" 28" 9" 6" 72" REQ'D @24" #4@24" #4@24" (3Nk1 FOUNDATION DETAILS FLOORS + ROOF W/ $p� LAP SPLICE = 24" 4'-6' 12" 34" 9" 6" 72" 72" #4 @ 18" #4 @ 18" #4 @ 18" (3�t4 A B C D E W X Y Z 25 PSF SNOW MAX. Op °° a B o ° 4" (MIN.) CONC. 6'-8' 12" 42" 10" 8" 42„ 46" #4 @ 18" #4 @ 18" #4 @ 18" (4)#4 RETAINED WALL FTG. FTG. WALL VERTICAL HORIZONTAL FOOTING FOOTING Opo o° SLAB 12'-0"WIDE (MIN.) JOB NO: COWMAN HEIGHT POSITION WIDTH HGT. THICKNESS REBAR REBAR TRANSVERSE CONTINUOUS 8'- 10' 21" 60" 12" 8" 26" 29" #5 @ 13" #5 @ 18" #5 @ 13" (6)#5 o ° • a a a a a DESIGNED: LG 0 0 0 ° ° 0'-4' 10.1 28" 9" 6" #4 @ 24„ #4 @ 24" #4 @ 24" (3)#4 8 gp0 ° ' a a ° ' a DRAWN: JR 4'-6- 12' 36' 9" 6" #4 18" #4 18" #4 18" 3 p0 ° ° ° .61° @ @ @ ( #4 "D" U °0 a'�D .'0 8 D .'a D Z„ DATE: 4/21/2017 ° ° ° �� a 6'-8' 9" 45" 12" 8" #5@18" #4@18" #5@18" (4)#5 M ' 12 BRACED RETAINING WALL DETAIL SHEET III =111_111=III — I �111 8'- 10, 12" 60" 12" 8" #6 @ 12" #4 @ 18" #5 @ 12" (6)#5 4" DIA. PERF. PIPE "Y" SCALE: 3/4" = V-0"IN FREE-DRAINING Aiiiiim202 GRAVELBASE „C HEEL TOE WA GENEfRAL NOTES : 1, ALL DIMENSIONS ARE TO FACE OF STUD WALL UNLESS NOTED OTHERWISE, 21, TO COMPLY W/ 2015 WSEC SECTION R406,2, THIS HOUSE (3,041 $0. FT,) VERIFY DIMENSIONS SHOWN ON PLANS, DO NOT SCALE OFF DRAWINGS, WILL NEED 3.5 ENERGY CREDITS, TO ACHIEVE THIS, THE FOLLOWING LANDED GENTRY OPTIONS HAVE BE SELECTED FROM TABLE 406,2: 2, FRAME MAIN FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS 0 16" O.C. OPT, la (.5 CREDITS): EFFICIENT BUILDING ENVELOPE- SEE NOTE "15 HOMES AND COMMUNITIES TYPICAL. FRAME LOWER FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS FOR INSULATION VALUES, 6 Ito" O.G. TYPICAL OPT, 2c (1.5 CREDITS): AIR LEAKAGE CONTROL a EFFICIENT VENTILATION. REVISIONS BY: REDUCE THE TESTED AIR LEAKAGE TO L5 AIR CHANGES PER HOUR MAX. 3. FRAME MAIN FLOOR INTERIOR WALLS W/ 104 5/8" 2x4 STUDS 6 lio" O,C. W/ 4 ALL WHOLE HOUSE VENTILATION REQUIREMENTS AS DETERMINED PER IRC 54'-0" 1 - 3 - 11 JR 1/2" GYPSUM WALLBOARD BOTH SIDES TYPICAL. FRAME LOWER FLOOR SECTION M1501.3 SHALL BE MET W/ A HEAT RECOVERY VENTILATION INTERIOR WALLS W/ 104 5/8" 2x4 STUDS ® 16" O.C. W/ I/2" GWB BOTH SIDES SYSTEM W/ MIN. SENSIBLE HEAT RECOVERY EFFICIENCY OF 0,05, 211-6" 24' 6" TYPICAL UNLESS NOTED OTHERWISE, OPT, 3a (1.0 CREDITS): HIGH EFFICIENCY HvAC EQUIPMENT. USE GAS FIRED FURNACE W/ AFUE 94%, 12'-1" 3' 3" II'-8" 2'-10" 10'-5�" II' 2 " 11 4: FRAME GARAGE WALLS W/ 2x6 STUDS m 16" O.C. (VERIFY HEIGHT OF OPT, 5a (,5 CREDITS): EFFICIENT WATER HEATING. ALL SHOWER HEADS 4 1' O" WALL ON-SITE PER AS-BUILT FOUNDATION) KITCHEN SINK FAUCETS SHALL BE RATED AT 1,15 GPM OR LESS, ALL OTHER LAVATORY FAUCETS SHALL BE RATED 9 1,0 GPM OR LESS, 9'-2" 9'-2" 9'4" 5, PLUMBING WALLS TO BE FRAMED W/ 2x6 STUDS 9 Irbil O.C. SEE PLANS FOR LOCATIONS (VERIFY JOIST PLACEMENT ABOVE AND BELOW FOR 50 NOTE Pw (SEE O 0"14) w CS16x24" (S CLEARANCE) - - - - - - - - - - - - - - - - - - - - - - - - - 6x8 DF-L"2 68 DF-L"2 68 DF-L"2 5.5' 4x8 DF-1_02 14' rb. ANGLED WALLS TO BE 45 DEGREES TYPICAL UNLESS NOTED OTHERWISE P.T. 6x6 POST �a 1, DIMENSIONAL LUMBER TO BE HEM-FIR"2 TYPICAL UNLESS NOTED OTHERWISE C3 TYPICAL) m _ 8. UNLESS NOTED OTHERWISE, USE 4x8 HEADER IN 2x6 IG EXTERIOR WALLS ABOVE _ 0 q � I EC � I � DOORS 4 WINDOWS W/ R-10 (MIN.) INSULATION, BEAMS AND HDRS. TO HAVE 21'-0" x 10'-0" 1 1/2" MINIMUM BEARING TYPICAL U.N.O. BEAMS SHOWN ARE MINIMUM REQUIRED - OAt OR BETTER. SIZE 4 GRADE MAY BE INCREASED PER BUILDER'S DISCRETION. w 0O Ul BEDROOI 111 BEDROOM "�2 � w , N � O �\ 10'-5" x II'-6" 10'-5" x 12'-1" Q cq cn 9. VERIFY PLACEMENT OF 4x6 POST IN STUD WALL BELOW ENDS OF GIRDER I z 0 w ;j� TRUSS ABOVE W/ ROOF FRAMING PLAN ON SHEET A4,2 I 4046 XO Ns t 10, PROVIDE 2x6 BACKING IN ALL BATHROOM WALLS FOR TOWEL BARS, I 4x8 DF-L"2 w 4x10 -L"2 �' TOILET PAPER DISPENSERS, MEDICINE CABINETS, ETC. BETWEEN STUDS, _i - i --°, �, _� 6050 FRENCH COORDINATE W/ BUILDER/OWNER FOR LOCATIONS _ _ _,_ _ I _ ;_ _ PANTRY r N DOOR — o o ®, DW n a d ll. INSTALL 1/2" HIGH-DENSITY GYPSUM WALLBOARD AT GARAGE/HOUSE _ MECH, VOID 12" B PASS WALL AND GARAGE BEARING WALLS, 4 5/8" TYPE-X GWB g GARAGE �, O 0 d V 3" 4'-2!i" -S" CLOSET a CEILING W/ SCREWS s+ loll O.G IN FIELD AND g EDGES (TYPICAL) 0 VAULTED = O - n - - - - - v O KITCHEN r ' 2'-a) SHELF 4 ROD O 13'-Oil x 12'-4" VAULTED 12, INSTALL 20-MINUTE RATED DOOR ASSEMBLY W/SELF-CLOSING HARDWARE = O DINING m77, Yma?. d O ' 14'-2" x II'-10" O tilo _ SH_EL_F_4_RO_D_ 13. REQUIRED STAIR RAILINGS TO COMPLY WITH IRC SECTION 312. DECK O RAILINGS TO COMPLY IF DECK IS 30" OR MORE ABOVE FINISH GRADE m ISLAND W/ Ur IG-IN CLOSET FLUSH BAR } 6'-2Fz" 8'-8" N Q (VERIFY ON-51TE). a z 2I k luj 14, EGRESS WINDOW DIMENSIONS, CLEAR OPENING AND SILL HEIGHT TO COMPLY W/ IRC SECTION 310.1 (VERIFY W/ WINDOW SUPPLIER AND/OR m I s [05ATH , 11 111 3' 9r�" MANUFACTURER) 34 I/2" HIGH 2x4 w ,n = i ly 15, COMPLIANCE DATA FOR THE 2015 WASHINGTON STATE ENERGY CODE 4 IRC STUD WALL BELOW N 64, a R. -V CHAPTER it IS AS FOLLOWS: Q' 0 5'-0" TUB _ .;: O cp W/ SHOWER SLAB PERIMETER: R-10 (IF APPLICABLE) 3'-Ih 3'-9h 6'-1 14'-2 2-8 3' 4 Q FLOOR: R-38 = A WALLS: R-21 lR-1p MIN. g HEADERS, TYP.) 2'-I%�" 19'-8'is" 4'-4" 3'-10" O o " �I -- - t INT. BSM7. WALLS: R-21 CIF APPLICABLE) p - , 13 - - - _ - - - _ CEILING RIDGET - _ _ _ _ p _ _ _ _ _ _ _ _ - 2 8 yr v FLAT CEILING: R-49 (R-38 IF INSUL. DEPTH IS MAINTAINED TO - r - - OUTSIDE FACE OF EXT. WALL) r O 0 " MASTER VAULTED CEILING: R-38 #'' " O �'' 0 DOORS: U=.200 MAX. CONE DOOR UP TO 24 S.F. EXEMPT) WINDOWS: U=,280 MAX. = 3' Ste" 2 8" 3'-II" BATH 6,-5„ O m - O GLAZING: 463.o S.F. = 19.3 o OF FLOOR AREA _ _ - SKYLIGHTS: U=.500 MAX. , w z (p 3 I n FURNACE TYPE: NATURAL GAS FORCED AIR (VERIFY W/ BUILDER) O x x - m O r Q VAULTED w O n 84 VANITY m REFER 70 2015 WSEC CHAPTER 4 4 IRC CHAPTER 1I FOR VERIFICATION Q Q a0 LIVING ROOM LAUND, 0 o 0 5'-0 SPA OF THESE VALUES @ u�i w v 21'-I" x 20'-5" TUB _ Y.7,0. v � zii 0 a 16. MINIMUM REQUIREMENT FOR ATTIC VENTILATION IS AS FOLLOWS w N ~ Q VAULTED 42" HIGH WALL 0 € (CALCULATED I/300th OF ATTIC AREA) - w v', W/ NDWD CAP MIN. REQ'D: 1,184,58 60, IN, \� ENTRY 6'-10 3'-4 1'-5 4'-4V2 s ACTUAL PROVIDED: Cl: 1,452,68 SQ. IN_ G2: 1,432,08 SQ. IN, VENTED BLKG.: Cl: 480.68 SQ. IN, (51 ID 9.425 SQ. IN. EACH) cq O '� m -HALF WALL W/ C2: 556,08 SQ, IN. (59 0 9.425 SQ, IN, EACH) X = 4x63 RIDGE VENT: Cl: 912,00 SQ. IN, (51 L/F g 12 SQ, IN, PLF) - O 0 m DF L"2 NDWD. CAP 02: 616,00 SQ, IN, (13 L/F o 12 SQ, IN, PLF) win U v inl050 1050 MASTER BEDROOM ° 11. SEE ELECTRICAL PLAN ON SHEET ELI 4 FOR LOCATION 4 SIZE OF EXHAUST = S/ (TEMP.) 5/1- . . FANS. LOCATIONS AND SIZES REQUIRED TO COMPLY W/ THE STATE OF ., t in (TEMP ) cl m - WASHINGTON VENTILATION 4 AIR QUALITY CODE 4 IRC M1501.4 ARE AS ? ' 4x10 F-L"2 - r t v 4x6 DF-L"2 (MIN.) x FOLLOWS: 2 5 4x8 DF-L"2 6080 FRENCH DOOR 4x8 DF-L"2 2.6' _ _ _ _ ( ) _ Q _ x y�' - _ _ _� BELOW GIRDER v KITCHEN: 100 CFM RANGE HOOD 5060 XO 4x10 -L"2 5060 XO _FRAMED TRUSS ABOVE (TYP.) LAUNDRY: 50 CFM 80 GFM RECOMMENDED) w W WALL ABv, �' (TEMP.) (TEMP.) BATHROOMS: 50 CFM (80 GPM RECOMMENDED) Q Q GS16 2 PW CSI6 PORCH Ns v m NOTE: ALL FANS ON 20-MINUTE TIMER TYPICAL, ELECTRICIAN TO "� " CONC, S B 2,2' 4x6 DF-L"2 4x6 DF-L"2 2,2' VERIFY INSTALLATION OF GFGI OUTLETS IN ALL WET AREAS. VERIFY 4x6 (MIN.) TYPES 4 LOCATIONS OF ALL ELECTRICAL FIXTURES W/ OWNER AND/OR DE DF- 2 PORCH 2660 2660 - R ICING BUILDER 20'-Oil x 5' O" BEA ABV. PER BLDR. PIG. 4x6 DF-L"2 FDIC, la, INSULATE ALL AGGESS DOORS/HATCHES 70 CRAWLSPACES/ATTICS Q - - _ CSI6 8060 XOX (SEE NOTE "14) Cairo TO THE EQUIVALENT RATING OF THE INSULATED FLOOR, WALL OR w W e Q CEILING THROUGH WHICH THEY PENETRATE TEMP GLAS IN MET P.T. 6x6 POST WRAPPED FRAM RAILING PER LDR, PER BLDR, W/ 16" x l6" STEP TO z Pw Ns 2 Pw l9. MOUNT HW7 ON PLATFORM IS" ABOVE GARAGE SLAB PER IRC SECTION MASTIC-APPLIED TONE GRA E x6 (MIN. MI301,3. STRAP NWT 70 WALL PER IRC SECTION MI301,2. PROVIDE COLLMN BELOW (2 TYPJ DF-L"2 P RCH OVERFLOW PAN 4 PIPING PER IRG CHAPTER 28. INSTALL T 4 P VALVE BEAM AB - 4 PIPE TO EXTERIOR TERMINATION. INSTALL A VACUUM RELIEF DEVICE LOWMAN PER MFR. SPECS, TO HWT PER UPC 504.E 21'-6V2 8'-II 21 6h 20, WHOLE-HOUSE VENTILATION PER NOTE "21. WHOLE-HOUSE FAN LOCATED IN 2'-Oil 20'-0' 3'-loll -9h" 5'-812" 5'-8'h" -9Y2" 31-6" LAUNDRY ROOM (VERIFY W/ BUILDER) l 5'-O'h' S'-III 5'-III 5'-O� 4-0 4-011 5'-3� II'-5 5'-3v2 21, DISAPPEARING STAIRS OR ATTIC ACCESS PANEL COVERED W/ 5/8" 22'_0" 8'_p" 22'-Oil 2-0 MAIN FLOOR PLAN GWB AND PROVIDED W/ WEATHER STRIPPING GASKET 9-t 54'-O22, FIREPLACE TO BE SUPPLIED WITH OUTSIDE COMBUSTION AIR DUCT AT COASTAL 1 & 2 LEAST 6SQ, IN, AND PROVIDE READILY OPERABLE DAMPER. INSTALL e GAS FIREPLACE W/ CLEARANCES AND COMBUSTION AIR PER 1" P41N FLOOIR PL;4N MANUFACTURERS RECOMMENDATIONS AND PER CODE 23, 12 - 16" FIBERGLASS FACED GWB BACKER A7 TUB/SHOWER SURROUND SCALE: I/4" = I'-Oil 2,109 SQ, FT. Joe No: COWMAN DESIGNED: LG 24, PROVIDE MINIMUM OF 22" x 30" ATTIC AGGESS W/ MINIMUM of 3o" HEAD TOTAL: 2,936 60, FT, CLEARANCE. USE PLYWOOD DAMS TO CONTROL CEILING INSULATION DRAWN: JR REQUIRED ! GARAGE: 745SHOP: 231 SQ., FT,FT. �� DATE: 5/25/2017 "- F 25, PROVIDE PARTICLE BOARD UNDERLAYMENT AT VINYL. COORDINATE FRONT PORCH: 04 50, FT, SHEET NOTE: SEE "S SHEETS" FOR ENGINEER'S THICKNESS W/ OTHER FLOOR FINISHES TO PROVIDE SMOOTH AND BACK. PATIO: 275 5a, FT, NOTES AND DET411_ FOR SHEAR WALLS, A�3ml LEVEL TRANSITIONS BEAMS, HEADERS, JACK 4 KING STUD CALLOUTS AND HOLD-DOWNS 26, USE PRIMER/SEALER ON GWB BEFORE AND AFTER TEXTURING WA s� s� s� s� LANDED GENTRY HOMES AND (10NIMUNII' 1ES REVISIONS BY: 1 - 3 - I1 JR PROVIDE HOLD DOWN TENSION FLOOR SHEATHING: DEVICE PER R501.2.4 4 FIGURE 1. USE 3/4"CDX OR OSB STURDI-FLOOR T&G, R501.2.3(I) NOT LESS THAN (2) GLUE AND NAIL W/RING SHANK 8d's AT 6" LOCATIONS PER DECK, 2'-0' EDGES& 12" IN THE FIELD, FACE GRAIN MIN, FROM EA. END OF DECK, PERPENDICULAR TO SUPPORTS. 2. PROVIDE SOLID BLOCKING IN THE JOIST P.T. 6x6 POST EA. DEVICE SHALL HAVE 1,500" CAVITY BENEATH ALL POST LOCATIONS (4x6 MIN.) 3 TYP, MIN. STRESS CAPACITY AND BETWEEN UPPER AND LOWER STUDS P.T. 4x10 HF"2 BEAM AT FLOOR TO FLOOR HOLDOWN LOCATIONS. D a 0 3.PROVIDE BLOCKING BETWEEN I-JOISTS AT p� INTERIOR BEARING LOCATIONS WHERE THERE D IS A LOAD BEARING WALL ABOVE. ATACA LEDGER E TO END JS . a 4. PROVIDE TIMBERSTRAND RIMS WHERE FLOOR ° W/ /2" WIA. LAG SCREWS o 2--," JOISTS BEAR AT EXTERIOR WALLS. O. . (2 ROLLS S AGs ER ) 4 5.CONNECTIONS: SIMPSON COMPANY OR EQ. 1/2" (MAX.) SHTG. SEE R501,2 6. FIELD CUT ENDS, NOTCHES,AND DRILLED PIT. 2 10 F*2 EG JOISTS Ile Ill O. ° 4 7 BL S R 1. 4 50l 2.1E HOLES OF PERSCRIPTIVE TREATED WOOD SHALL BE TREATED IN THE FIELD IN ACCORDANCE FI RE R 1.2 I11) R5 1.2.1 2) WITH AWPAM4. 0 2x 2 D -L"2 FLR JS7 , 0 16" c. TIMBER: 1. MANUFACTURED WOOD PRODUCT P.T 2xl (M NJ ED PER DESIGNATIONS: (g ANTI., B CK PA LV MICRO L: ICRO 8�) ° M LVLLAM o p PSL: PARALLAM IF LSL: TIMBERSTRAND ° OSB: ORIENTED STRAND J TS22 BOARD (RATED STRUC-1 FOR ROOF AP LIE ° PT 6x6 POST AND WALLS,AND STURDY-1-FLOOR VE (3 T. x6BELOW . . FOR FLOORS) r4F] 5x1a O 6. 5xl .5 GLIB F- D /DF I BELOW FASTENERS: LL O r T62 L (2)2x12 METAL ELEMENTS INCLUDING, UP CONNECTORS, MUST USE HOT-DIPPED J AP LIE 4 GALVANIZED METAL WHEN IN CONTACT J r x 2xl DF "2 LR. JS7 g I C. VIES T, J WITH ACZA PRESSURE TREATED MATERIALS. ILL 0 N -7 r D< N N J L [R319.31-SEE 37/A7.1 FLOOD AREA FRAMING: J (2)2 O 4x F O ALL FRAMING BELOW FLOOD ELEVATION MUST J BEL W BE PRESSURE TREATED WOOD. 2 12 D -L" FL . JS S. g 161I .G. r ° (3)2x6 BELOW J TS22 AP LIE L HUCQ VE TIC ALLY r 1x11.25 2.OE PSL W/ 6' BACKSPAN r L L 4x DF L"2 x N (FLUSH W/ JSTS.J W/ CS Ill THRU HE WALLS TY . JOIST L r TOP PLATE, UP 4 OVER BEAM TO S LI E L CA ION T82 POST BELOW (tv BUTT END) 4x DF L"2 AP LIE LL L J L J L J L J L (3) x6 EL OW V E T. L p 4x D L"2 J_E - - - - - - - - - - a — — — (2J2x12 5x 8 O 6. 5x1 .5 LB 4F- 4 D /DF 622 (3)2x6 BELOW P LI r Q F L .� N E T, r � O x12 F-L 2 F R. J TS. Tex . LL L n � C (2)2x12 � 2 4x6 OF- "2 ` � w 2x HF 2 -y...rJST -------- --------------------------------- ---- -- 2xl� DF- "2 2x12 F- "2 FL 2) x12 DF L" FL . ST FL, S F(y 1 " � G. o I .G � , O. . LL N I X , I N N 1 K I x ; ( 2x6 OR x(o cv c� � cv (3)2x6 BELOW LO ' I PROVIDE 3/4 SHIM 5 13. CsL l3)2x6 BELOW (3)2x6 BELOW BELOW BEAM END W/ 24 -V4 F/ F T. x12 FIT 16 0. HUCQ OR SIMILAR / 6 BA KS AN BA KS AN '-;l MIN ) HT530 HTS30 5T W 16 o D. SHEAR PANEL ABV. Lol 1.5x11.25 1.5x11.25 SHEAR PANEL ABV. Cs ll ST GSI6 LVL LVL C516 NOTE: USE 3/4" OSB OR PLYWOOD FLOOR SHEATHING TYP. (VERIFY W/ BUILDER) MAIN FLOOfR FIRAMING FLAN SCALE: 1/4" = 1'-0" COWMAN MAIN FLOOR FRAMING PLAN COASTAL 1 & 2 JOB NO: LOWMAN DESIGNED: LG DRAWN: JR DATE: 5/11/2017 SHEET j NOTE: SEE ID WALLS,SHEETS" FOR ENGINEER'S D �—� ■ 1 NOTES AND DETAIL FOR SHEAR WALLS, BEAMS, HEADERS, JACK 4 KING, STUD �j CALLOUTS AND HOLD-DOWNS WA LANDED GENTRY HOMES AND COMMUNITIES 25'-roll 24'-roll DECK LINE ABOVE (SEE FDN. PLAN) I I o I c � I Q I SHOP p I D O 23'-2" x 10'-O" I Y � (�!f o -9 I , 0 N S I / I RN, p ER IR _ _ _ _5_xl8 OR R_ro.l5xlro.5 GLB_ HWT P.T. roxro POST BELOW BEAM e g. END, OR POCKET BM. INTO CONC. WALL (VERIFY W/ BLDR) v I FAMILY/MEDIA ROOM CONNECTORS TO BE HOT 2ro'-10" x 13'-11" DIPPED GALVANIZ OR EQ, o I PLATFORM 18" ABOVE o I SLAB (SEE NOTE *IS SHEET A3.1) l m40- I o Y16 v SEE NOTE #12 S� I} 4 EEARIN:3 WALLC s p V m w w SHEET A3.1 ' Q 1� 3 �strw 4x8 F-LN2 s" e Q _U W 10 �' 22' 9i�" 4-roh W W IZ_ ' f = r" ol 3'-41z" 2'-I" 3' 4" 9'-II" 4'-8" -111g" GARAGE J O wi s 2Y-I" x 33'-10" v vi x DF-L"2 x8 OF-L"2 l V _ p m �I tL M _ - SHELF 4 ROD STOR N x z; �� CLOSET - _ _ _ _ _5x18 OR ro.l5x1ro.5 GLB_ . _ - _ _ `r al D 0 z l2" BY ASS 01 I[I z _ C� ' a �I p 4'-Il2 4'-1115" r - � p I ENTRY Q O = BEDROOM 04 = - - -- -- - -s m I > 13'-1 x 13'-2" Q n _ in � _ d LL BATH : 4x8 (��LJ� DF-LM2 m -4 1050 1050 4x6 DF-L"2 (MIN.) O O SEE NOTE "14 S/ (TEMP.) S/L 5'-O" TUB o SHEET A3.1 (TEMP.) w/ sl-IowER 4 O I 4x8 DF-L02 4x8 DF-L"2 2 5' IL — — I w 3' 5 I/8x13 1/2 GLB 24F-V4 DF/DF g' 5050 XO 5050 XO w 6THD14 OR HD 5 1ro'-0" x 8'-0" OVERHEAD GARAGE DOOR - r Q - 2 PW (VERIFY W/ BLD .) PO CH e �'+ - _ - J 4" CON . SLAB I STHD14 OR HDU5 I Q (VERIFY W/ BLDR.) m 4 - - - - - - - - - - - - - - - - - - - - - - - - - L - - - - - - - - - - - - - _ - _ J Q DECK L NE ABOVE - - - - FLOOR LINE ABOVE P.T. roxro POST WRAPPED Q RAILI G PER PER BLDR, W/ Iro" x 1ro" BUILD R MASTIC-APPLIED STONE COLUMN BELOW (2 TYP.) COWMAN 3'-0" 5'-41Fs" I'-ISg" 5'-51g" 13'-5" 4'-0" 4'-O" 3'-0" Iro'-0" 3'-0" 2 - 8'- 22`°" LOWER FLOOR PLAN 2'-O�� 50'-011 2'-0,l Ar COASTAL 1 & 2 L0WEfR FLOOfR i=Ly4N SCALE: 1/4" = 1'-O" 82l SQ. FT, JOB NO: LOWMAN DESIGNED: LG DRAWN: JR DATE: 5/11/2017 SHEET NOTE: SEE "S SHEETS" FOR ENGINEER'S NOTES AND DETAIL FOR SHEAR WALLS, A� 302 BEAMS, HEADERS, JACK 4 KING STUD CALLOUTS AND HOLD-DOWNS WA LANDED GENTRY HOMES AND COMMUNITIES 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 I-JOISTS AT P.T. 6x6 POST INTERIOR BEARING LOCATIONS WHERE THERE (4x6 MIN,) 3 TYP, IS A LOAD BEARING WALL ABOVE. P.T. 4xlO HF"2 BEAM 4. 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 PERSCRIPTIVE TREATED WOOD SHALL BE TREATED IN THE FIELD IN ACCORDANCE WITH AWPAM4. °O P T, 2 10 F"2 )ECK JOSTS o 16' O. TIMBER: 0 4 1. MANUFACTURED WOOD PRODUCT DESIGNATIONS: ° GL: GLU-LAM 2x 2 D -L"2 FLR JST 3, Q 16" o.C, Ll LVL MICROLLAM PSL: PARALLAM P.T. 2xi (M N,) I.EDC ER a LSL: TIMBERSTRAND (m AN , B CK PA 8'J OSB: ORIENTED STRAND BOARD(RATED STRUC-1 FOR ROOF - " AND WALLS,AND STURDY-1-FLOOR 4 FOR FLOORS) TS22 ILL APRILIED FASTENERS: METAL ELEMENTS INCLUDING, VE T. (3 xb EL W P.T. fox& POST r ! CONNECTORS, MUST USE HOT-DIPPED 5x O 6, 5xl .5 G B F- D /DF a BELOW [[ <fcA/ x n P L S GALVANIZED METAL WHEN IN CONTACT J r ([l2)2x12 WITH ACZA PRESSURE TREATED MATERIALS. O LA � T52 L or QCJ Gc1✓�I � [R319.3]-SEE 37/A7.1 2xl DF "2 fLR, JST , a 1 " O C. APFILIErr LL v T. FLOOD AREA FRAMING: p w r Uj ALL FRAMING BELOW FLOOD ELEVATION MUST `x L p° BE PRESSURE TREATED WOOD. t: r ;.3 U -7 (2)2 Of Z 4x D BEL W r 0 J L r 2 12 D -L" FL , JS S, m 16" C. C3J2x6 BELOW J TS22 AP LI 1" e HUGQ VE TIC LLY F_ 0) lxll,25 2.OE PSL W/ 6' BACKSPAN r lI 1 � 1 r 4x OF L"2 `' L N r (FLUSH W/ JSTS.) W/ CS 16x36 THRU ..HE at LLS TY . JO ST cw 11 L J � . TOP PLATE, UP 4 OVER BEAM TO S LI E L CA ION r `=. POST BELOW (m BUTT END) 762 L 4x D 1_02 AP LIE r— tL 1 4x 3 D L"2; L P L L P L J L (3) x6 BELOW VEF T, L Q (2)2xl2 r 21 5x 8 01 R 6, 5xl .5 6 LB �4F-V 4 D /DF I " Q C 1822 (3)2x6 BELOW Q N P LIVEN L w x12 F-L 2 F R. J TS, 6 16' O, T, r yFf C m (2)2xl2 -4 d) 4x6 DF- "2 [- IF IF u 2x HF 2 o JST 6" C, --- - 2x1 Dg- "2 2x12 F- "2 FL 2) x12 DF L"2 FL , ST FL, E FJ C. a 1 .0 " O, , W' n ( 2x6 OR x6 z z (3)2x6 BELOW LO z N v U_" F I I �I I I I I I I PROVIDE 3/4 SHIM ii 5 13,5 GL (3)2x6 BELOW (3)2x6 BELOW BELOW BEAM END W/ 24 Y4 F/ F ,T, 12 F"2 16 O, HUCQ OR SIMILAR / 6 BA KS AN BA KS AN '-6" MIN ) WT530 HTS30 ST W 16 D. 1,5x11,25 1.5xi1.25 SHEAR PANEL ABV. ST G E SHEAR PANEL ABY, CSI6 LVL LVL CSI6 "sup NOTE: USE 3/4" OSB OR PLYWOOD FLOOR SHEATHING TYP, (VERIFY W/ BUILDER) ,s MAIN FLOCIR FfRAMING f=L4N SCALE: 1/4" _ , -o LOWMAN MAIN FLOOR FRAMING PLAN COASTAL 1 & 2 JOB NO: LOWMAN DESIGNED: LG DRAWN: JR DATE: 5/11/2017 SHEET NOTE: SEE "S SHEETS" FOR ENGINEER'S NOTES AND DETAIL FOR SHEAR WALLS,SEAMS, HEADERS, JACK 4 KING STUDA401 CALLOUT5 AND HOLD-DOWNS WA LANDED GENTRY HOMES AND CONIMUNITIl S ROOF FRAMING NOTES: 1. TRUSS HANGERS, CONNECTORS AND HURRICANE TIES TO BE SPECIFIED BY TRUSS ENGINEER AND/OR MANUFAC- TURER. PLAN AND PROFILES(IF APPLICABLE)ARE DESIGNER'S CONCEPT. VERIFY ANY CHANGES TO THIS ODs CDs PLAN W/TRUSS ENGINEER AND/OR MANUFACTURER. 6 8 DF- "2 (TY ,) 2. TRUSS MANUFACTURER SHALL PROVIDE AND SUBMIT ENGINEERED DESIGN TO THE BUILDING DEPARTMENT FOR APPROVAL PRIOR TO FABRICATION AND INSTALL- ATION. 3. TRUSS ENGINEER TO VERIFY 2x OVERFRAMING CALLED OUT BY DESIGNER. 4. ALL TRUSS-TO-TRUSS AND TRUSS-TO-BEAM CONNECTORS TI`L4SS NOTES: TO BE SPECIFIED BY TRUSS MANUFACTURER. 5. SHEATHING NAILED W/8d NAILS @ 6"O.C.AT SUPPORTED EDGES AND 8d NAILS @ 12"O.C.AT INTERMEDIATE I. ENGINEERED TRUSSES 6 24" O,C., SPAN 44'-0" 18" TAIL ONE FRAMING MEMBERS - - DICULAR TO SUPPORTS. USE METAL"H"CLIPS(VERIFY)AT END ONLY UNSUPPORTED EDGES. 2. ENG'D SCISSOR TRUSSES 9 24" O.C„ SPAN 44'-0", 16" TAILS 6. PROVIDE DIAPHRAGM EDGE NAILING ABOVE ALL EXTE- (SEE TRUSS PROFILE) RIOR WALLS, INTERIOR SHEER WALLS, HIP AND VALLEY TRUSIO BEAR ING LOCATIONS. 3, ENG'D GABLE TRUSS, SPAN II'-5", 12 1/2" TAILS (SEE TRUSS PROFILE) } 1 7. OVER-FRAMED AREAS SHALL BE BUILT UPON FRAMING WITH SHEATHING ALREADY ATTACHED. PROVIDE FOR 4, ENG'D TRUSSES m 24" O.G., SPAN 22'-0", 12 1/2" TAILS O VENTILATION. I � 5. ENG'D GIRDER TRUSS, SPAN 22'-0", NO TAILS —CDs 8. BETWEEN TRUSSES AT BEARING, PROVIDE SOLID BLOCK- Ell (WITH VENT HOLES AT EXTERIOR WALLS). AT EACH END OF EACH TRUSS INSTALL S 6, ENG'D TRUSSES A 24" O.C., SPAN 8'-II°, 12 1/2" TAILS �I TO TOP PLATE,OR OTHER TRUSS,S, UNLESS H2.5(VERIFY) ESS TRUSS IS ON .41 HANGERS. 1. ENG'D TRUSS 0 24" O.C., SPAN 8'-11 CLIPPED 9 S'-5 1/2", 12 1/2" TAIL SEENOTE "2 o 1 SEE NOTE Ml 9. PROVIDE ABUILT-UP OR SOLID WOOD COLUMN BENEATH ONE END ONLY ol THE BEARING OF ALL GIRDER TRUSSES, ROOF BEAMS 14-1 AND FLOOR BEAMS. 8, ENG'D TRUSSES m 24" O.C., SPAN IS'-5 1/2", 18" TAILS OI W I 10. ALIGN STUD WALL FRAMING WITH SUPPORTED TRUSSES, TRUSS HANGERS, CONNECTORS AND HURRICANE TIES TO BE SPECIFIED BY _ _ _ _ _ _ _ _ _ �RI GE LI E_ _ -01 _ _ _ _ _ _ _ _ _ _ RAFTERS AND JOISTS UNLESS NOTED OTHERWISE. TRUSS ENGINEER AND/OR MANUFACTURER, PLAN AND PROFILE SHOWN 11. PROVIDE CONTINUOUS RIDGE VENT. ARE DESIGNER'S CONCEPT, VERIFY ANY CHANGES 70 THIS PLAN W/ RI GE - - - INE 12. SEE PLANS FOR HEADER SIZES. TRUSS ENGINEER AND/OR MANUFACTURER _ 13. ATTIC ACCESS NOTE: PROVIDE MIN.22"x 30"ACCESS t PANEL. SEE FLOOR PLANS FOR LOCATIONS. LG. F IDGE 3ELOW _ _ _ _ ^ W 14. SEE PLANS FOR ROOF VENTING CALCULATIONS. AL 15. ALL EXTERIOR COLUMNS TO BE P.T. HF#2 MINIMUM UN- 3 / \ W LESS NOTED OTHERWISE. lu W / \ 16 WITH 30S I HEADROOM ABOVE TO BE ES DESIGNED WITH S H 20 PSF LIVE LOAD ON BOTTOM CHORD. -3 / / \ \ 1"O 17, TRUSSES SHALL BE BRACED PER REQUIREMENTS OF THE TRUSS SUPPLIER OR IN ACCORDANCE WITH BUILDING 4i COMPLIANCE WITH SAFETY INFORMATION (BSCI-03)GUIDE TO PRACTICE FOR HANDLING AND INSTALLING AND BRAC- ING OF METAL PLATE-CONNECTED WOOD TRUSSES LLw I I CDs p / 2x4 2x4 I \ Ul 1 I X I 1 1 1 " I I 2x6 I 12x6 I I 2x6 1 1 2x6 1 TR SS BE AR ING I I I I \ (3)2x6 BELOW— I I I 2x8 I I 2x8 1 I I (3)2x6 BELOW TRUS JIL JIL JIL JIL JIL JIL JIL JIL JIL JIL TRUSS ODs °s SEE NOTE 05 z � s > __ CRICKET FRAMING D W 2x6 LEDGER OVER ul Lll �o Ds WALL SHEATHING O A� ODs Q SEE NOTE 01 • '� ul BO co Q SEE NOTE , NOTE: USE 7/Iro" (MIN.) OSB OR CDX PLYWOOD Q - SHEATHING TYP. (VERIFY W/ BUILDER) _ 4x6 DF-L"2 (MIN.) fROOF FIRA PIING i=L4N (SCALE: 1/4" = I'-O" LOWMAN 12 �4 � 6 2 1 IL�Y ROOF FRAMING PLAN 12 r COASTAL 1 - �—DROP LEG 0 ENTRY Ch" 11 44' O JOB NO: LOWMAN DESIGNED: LG I I L� I I DRAWN: JR t I TRUSS I — fROFILE #2 TIRUSS ��OFILE '*3 DATE: 5/25/2017 SCALE: 1/4" = 1'-0" SCALE: 1/4" = V-O" SHEET A402 WA LANDED GENTRY HOMES AND COMMUNITIES 12 I/2" PLYWOOD OR Z/16" (MIN,) OSB 4 4 12 SHTG, ON ENG'D, TRUSSES 6 24" O,C. 1/2" PLYWOOD OR 7/16" (MIN,) SHTG, ON ENG'D. TRUSSES m 24" O.G, i 2 2 2x4 VENTED 15LKG. 12 12 5/8" TYPE "X" 5/8" TYPE "X" 2x6 LEDGER GYP. BD. 5/4x8 FASCIA GYP, BD. 1/2" BLANK PANEL 6x8 DF-L•2 BEAM SOFFIT (VERIFY 2x6 STUDS 0 16 O,C, W/ BUILDER) — — — — ENG'D. TRUSSES -� P.T, bx6 POST BEYOND � 24" O.C. 2x6 STUDS 9 16" O,G, 1/2 GYP. BD. 2x4 FRAMING 6 24" O.C, RAILING PER BUILDER 3/4 T b G PLYWOOD SHEATHING ON 1/2" BLANK PANEL METAL RAILING W/ TEMP. 2x12 DF-L"2 FLR. JSTS, PER FLOOR SOFFIT (VERIFY 1/2 GYP, BD. (2)2x12 DECKING PER BLDR. ON GLASS PER BUILDER FRAMING PLAN 2x12 BLOCKING P.T. 2x10 DECK JSTS, 6 16" O.C, W/ BUILDER) (3)2x12 STRINGERS DECK TRIM PER BLDR. 4x6 (MIN,) BEAM DECK TRIM PER BLDR.—:::7 ° P.T. 2x10 LEDGER F.T. 4x10 SEAM 2x6 FLOOR JSTS 5/8" TYPE "X" P.T. 2x12 HF"2 DECK JSTS. 1/2 GYP, BD. _ = I = 1 0 16" O.C. GYP, BD. UNDER SISTERED TO FLOOR JSTS, ° P.T. 4x4 POST STAIRS 2x4 STUDS 9 16 O,C. W/ 2x6 STUDS 9 16" O.G, 0 4" CON(, SLAB PER W/ 9'-6" MIN, BACKSPAN I/2" GYP, BD, EA, SIDE W/ 1/2" GYP, BD, FOUNDATION PLAN (SLOPE 70P OF DECK °o GONG, PAD FTC. 1�1111 �11=11�111-111 < I/4 PLF) ° PER FDN, PLAN 4x6 BEAM 2x6 STUDS o 16" O.G, a 8" CONC, FDN. WALL 6" CONC, FDN, WALL i 4x4 POST PER FOUNDATION PLAN PER FOUNDATION PLAN RIGID INSULATION 4 CONC, SLAB PER STAIRS IN FOUNDATION PLAN a CONC, FTC, PER FDN, PLAN FOREGROUND , 0 Ll 6" CONC, FDN, WALL PER —4 FOUNDATION PLAN — a a = _ a a 4" PERFORATED DRAIN (TYP.) CONC, FTG. PER ° III-=llk�ll— =1 I�u � � FDN, PLAN — e :: a CONC. MONOLITHIC FTG. 4" CONC, SLAB PER PER FOUNDATION PLAN FOUNDATION PLAN 18" x 8" CON(, FTC. PER FOUNDATION PLAN CiR0_ 56 SECTION LIVING/KITCHEN/GREAT RM. CROSS SECTION a ENTRY SCALE: 1/4" I'—O" SCALE: 1/4" = V—O" 12 any 4 1/2" PLYWOOD OR 1/16" (MIN,) OSB ENG'D. TRUSSES ® 24" O,G, 2x OVERFRAMING o SHTG. ON ENG'D. TRUSSES g 24 O.C, 24" O,C, PER ROOF FRAMING PLAN i 2x4 VENTED BLKG, 1 5/6" TYPE "X" GYP. BD, 5/4x8 FASCIA 2x4 STUDS o 16" O.C. W/ 2x6 STUDS 16" O. I/2 GYP. BD. GYP, BD, EA, SIDE 3/4 T 6 G PLYWOOD SHEATHING ON 2x12 DF-L"2 FOR, JSTS, PER FLOOR I/2 GYP. BD. FRAMING PLAN 2x12 BLOCKING ° 1/2" BLANK PANEL SOFFIT o (VERIFY W/ BUILDER) 0 5/8" TYPE "X" GYP BD J--- 5x18 OR 6 3/4xi6 I/2 GLIB5 I/8xi3 1/2 GLB HEADER 0 ° 8 CONC, FDN. WALL /� /� PER FOUNDATION PLAN L O W M A N a 4" CONC, SLAB PER FOUNDATION PLAN ° TO SLOPE 1/8" PLF TOWARD GARAGE DOOR o GONG, FTG, PER FDN. PLAN ------------ --4" PERFORATED DRAIN CTYP.J BUILDING SECTIONS COASTAL 1 CiROSS SECTION 6 MASTERBDf;R1"I,/G,4iR,4GE SCALE: 1/4" = I'—O" JOB NO: LOWMAN DESIGNED: LG DRAWN: JR DATE: 4/12/2017 SHEET A- 5m 1 WA 4� 44444444444• 4� 44� LANDED GENTRY HOMES AND COMMUNITIES SIDING PER ELEVATION WALL SHEATHING HEADER SEE STRUC. CAULKING R-10 INSULATION METAL'Z' FLASHING VINYL WINDOW FRAME 2X6 WINDOW TRIM WINDOW FLANG ROOFING PER BUILDER ON 15" FELT WINDOW FLANGE (PROVIDE 2 LAYERS IF 4/12 PITCH OR LESS) I/2" PLYWD. OR l/16" OSB 2 5/4"WINDOW TRIM (FRONT SHEATHING ROOF PITCH &BACK ELEVATIONS ONLY) PER PLAN 2x4 VENTED BLOCKING VINYL WINDOW FRAME WALL SHEATHING STUD WALL 5/4x6 5I62E PRIMED SPRUCE FASCIA 5/8" TYPE "X" GYP. BOARD (2)2xFi TOP PLATE SIDING OR BATTS WINDOW HEADER WINDOW SILL SCALE 3" = 1'-0" SCALE 3" = 1'-0" 1/2" GYP. BOARD 3/4" T 4 G PLYWOOD OR OSB SHEATHING (VERIFY) ON 2x12 FLOOR JOISTS (SPACING WINDOW WEATHER STRIPPING 2x6 PLATE 4 GRADE PER FLOOR FRAMING PLAN) 1. INSTALL BUILDING WRAP PER MANUFACTURERS INSTRUCTIONS WRAPPING INTO OPENING. 2x12 RIM JOIST (VERIFY W/ BUILDER) 2. INSTALL 6"SELF ADHESIVE FLASHING TAPE AT SILL BENDING INTO OPENING 2-1/2"OVER 45* BOTTOM CORNER PIECES OR PLASTIC CORNERS. (2)2x6 TOP PLATE 3. INSTALL WINDOW PER MANUFACTURERS RECOMMENDATIONS&BEDDED IN CAULK. I/2" GYP. BOARD 4. INSTALL 4"WIDE SELF ADHESIVE FLASHING TAPE OVER JAMB FLANGE EXTENDING PAST HEAD MIN. 2 112"&OVER SILL TAPE. 5, INSTALL 4"WIDE SELF ADHESIVE FLASHING TAPE OVER HEAD FLANGE LAPPING OVER JAMB TAPES. 6. INSTALL WALL BATTSOR SIDING AND WINDOW TRIM. INST L METAL"Z"FLASHING OVER TOP OF TRIM.* 2x6 STUDS 'S 16" O.C. 1/2" GYP. BOARD !` 7. CAULK BOTTOM,SIDE, HEAD TRIM TO WINDOW FRAME AND SIDING. 55 *FLASHING TO BE UND BUILDING PAPER CONTINUING 141 PLYWD. OR DIN PER UPWARD SHEATI-ZING W/ SIDING PER ELEVATIONS P.T. PLATE 4 ANCHOR BOLTS PER FOUNDATION NOTES 4" CONC. SLAB PER FOUNDATION PLAN CONCRETE FOUNDATION WALL W/ REBAR PER FDN. PLAN . < SEE A5.1 a FOR HEADER DETAILS m in O SEEA5.1 CONCRETE FOOTING 4 REBAR a FOR HEADER DETAILS m PER FDN. PLAN ? 4" PERFORATED DRAIN IN FREE-DRAINING GRAVEL BASE as "o z w i SIMILAR m m TYPICAL WALL DETr41L m � 3 SCALE: 1/2" = 1'-0" LOWMAN NOTE: DETAIL IS SIMILAR, VERIFY g W/ ELEVATIONS, FLOOR PLANS 4 t FOUNDATION PLANS) WALL DETAILS I 9'-1 1/8" TYPICAL WALL '-1 1/8" TYPICAL WALL JOB No: COWMAN SCALE 1/2"= 1'-0" TYPICAL MAIN LEVEL CALE 1/2"=P-0" TYPICAL UPPER LEVEL DESIGNED: LG i DRAWN: SD/JR DATE: 4/21/2017 SHEET A11111111152 WA a� a� a� a� LANDED GENTRY IiOMES AND COMMUNITIES DECORATIVE BEAM RIDGE HEIGHT PER BUILDER SHINGLE SIDING (VERIFY TYPE a LOCATION W/ BLDR.) COMPOSITION ROOFING 12 (VERIFY TYPE W/ BLDR.) 6 5/4x8 8182E PRIMED SPRUCE BARGE BOARD W/ Ix4 TRIM 9 TOP EDGE (TYPICAL) MAIN FLOOR PLATE HEIGHT — 5/4x8 8182E PRIMED SPRUCE FASCIA W/ 5" CONT. PAINTED METAL GUTTER (TYPICAL) ALUMINUM RAILING W/ TEMP. GLASS PANELS 5/4xro DOOR/WINDOW TRIM (VERIFY W/ BUILDER) g TOP a BOTTOM: 5/4x4 DOOR/WIDW. TRIM a SIDES _ — - ENTRY PORCH BEAM HGt. - — / (FRONT a BACKELEVS. ONLY) n ❑❑❑ 2xIO TRIM BOARD W/ 1/2" _MAIN FLOOR LEVEL77— CHAMFER 9 TOP EDGE (TYP.) — LOWERALOOR PL /4x4 CORNER 0 ATE HEIGHT Q 5 DECK TRIM PER BOARD (TYPICAL) BUILDER (TYPICAL) d ENTRY FLOOR LEVEL 8 � � � � � ® LAP SIDING (VERIFY TYPE _ — _ — . — _ - - - - - - - - - a EXPOSURE W/ BUILDER) F ri ri � SLAB is GARAGE DOOR MASTIC-APPLIED MASONRY O " (VERIFY ON-SITE) - � ------"----------� STONE VENEER PER BLDR, LOWER FLOOR LEVEL - - 0 0 0 El 0 0 - — - — FINISHED GRADE — - — IM w RRONT ELEVATION SCALE: 1/4" = 1'-0" Y �Y a ,a ;.,�- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - BUILDING HEIGHT - - - - - 12 i+l n P.T, &x& POST - - - n P.T. 6x6 POST WRAPPED PER BUILDER W/ 16" x 16" MASTIC-APPLIED STONE — — — VENEER COLUMN BELOW El RAILING PER BUILDER APPROXIMATE — — — FINISHED GRADE — — _ AVERAGE ORIGINAL GRADE _ - - - - - - - - - - - - - - - - - - - - - �L - - - - - - - - - - - - - - - - (VERIFY ON SITE) - - - _ LOWMAN APPROXIMATE — — — - ORIGINAL GRADE — — ----------- — — — — — — — - —FINISHED GRADE- — FRONT & LEFT LEFT ELEVATION - - - - - - - ELEVATIONS COASTAL 1 SCALE: 1/4" = 1'-0" JOB NO: LOWMAN DESIGNED: LG DRAWN: RP/JR DATE: 5/11/2017 SHEET A-601 WA LANDED GENTRY HOMES AND COMMUNITIES ---------------- SACK ELEVATION SCALE: 1/4" = V-O" t V _ 12 i is FE LOWMAN BACK & RIGHT RIGHT ELEYp4TION ELEVATIONS COASTAL 1 SCALE: 1/4" = V-O" JOB NO: LOWMAN DESIGNED: LG DRAWN: RP/JR DATE: 4/21/2017 SHEET A-601 WA GE� I �� 0�� , PLUMSINCz (CONTID): �l 108. HOSE BIBBS SHALL BE PROTECTED BY AN APPROVED NON-REMOVABLE TYPE BACKFLOW PREVENTION DEVICE PER IRC CHAPTER 29 SITE PREPARATION: FLOOR FRAMING (CONTID): 109, ALL PLUMBING FIXTURES, INCLUDING TOILETS, SHALL BE CAULKED OR SEALED AT THEIR BASE I UPC SEC. 401,2 1 `J I. BEFORE STARTING ANY SITEWORK CALL 1-800-424-5555 TO HAVE UNDERGROUND UTILITIES LOCATED 53. JOISTS, RAFTERS AND TRUSSES MUST BE SUPPORTED TO PREVENT ROTATION BY INSTALLING SOLID BLOCKING AT EACH O. ALL WATER LINES TO BE PROTECTED FROM FREEZING. IF WATER LINES AR£ NOT LOCATED COMPLETELY BETWEEN N D E D GENTR 1 BEARING POINT OR AS REQ'D BY MANUFACTURER I IRC SEC, 502.1 1 HEATED SPACE AND INSULATION PROVIDE MIN, R-3 INSULATION WHERE REQUIRED TO ASSURE PIPES ARE PROTEC- TED It O M E S AND C O M M U N I 'I' I IS S 2. ALL STUMPS AND ROOTS SHALL BE REMOVED FROM THE GROUND TO A DEPTH OF 12" IN THE AREA OCCUPIED BY THE FROM FREEZING BUILDING. NO EXCAVATED MATERIAL IS TO BE USED FOR BACKFILL UNDER ANY CONCRETE WITHOUT APPROVAL OF THE 54. BEARING PARTITIONS PERPENDICULAR TO JOISTS MUST NOT BE OFFSET FROM SUPPORT BY MORE THAN THE DEPTH OF BUILDING OFFICIAL, ALL FILL UNDER CONCRETE to BE STRUCTURAL AND SHALL BE COMPACTED TO 95% THE JOISTS. AT MINIMUM DOUBLE JOISTS ARE REQ'D UNDER PARALLEL BEARING PARTITIONS, JOISTS FRAMED INTO MECHANICAL• PER IRC 2015 BEAMSSIDES OF BEAMS MUST BE SUPPORTED BY JOIST HANGERS OR LEDGER STRIPS [ IRG SEC. 502.4 1 SEAMS AND JOISTS: 55. IN FLOOR CONSTRUCTION JOISTS AND BEAMS MUST HAVE NO LESS THAN 1 1/2" OF BEARING ON WOOD OR METAL AND NO 121, NO MECHANICAL SYSTEM OR EQUIPMENT REGULATED BY THIS CODE MAY BE CONNECTED TO FUEL SOURCE UNTIL LESS THAN 3" BEARING ON CONCRETE I IRC SEC, 502.E I APPROVED BY THE BUILDING OFFICIAL I IRC SEC. IIIJ / NFPA 541,I,L1 1 21, DIMENSIONAL LUMBER TO BE HEM-FIR 02 TYP. (U.N.O.). UNLESS NOTED OTHERWISE USE 4x6 PM HEADER IN EXTERIOR WALLS ABOVE DOORS AND WINDOWS (SEE DETAIL 'G' ON SHEET A5.D. NOTE: HEARTWOOD BEAMS ARE NOT TO BE USED 56. ALL PLYWOOD O OSN ESU5FLOORING MANUFACTURERS IS TO BE GLUED TO THE SUPPORTING FRAMING MEMBERS. GLUE IS TO BE APPLIED 22, GAS PIPING SHALL BE TESTED AT A MINIMUM PRESSURE ES 3 PSI, GAUGES USED FOR TESTING MUST HAVE AN W/ 4x DEPTH. BEAMS AND HEADERS TO HAVE 1 1/2" MIN. BEARING TYP. U.N.O. BEAMS SHOWN ARE MINIMUM REQ'D OR N STRICT CONFORMANCE WITH MANUFACTURERS DIRECTIONS UPPER RANGE OF NOT MORE THAN 5 TIMES THE TESL PRESSURE [ IRC SEC. G2411,4.1 / NFPA 54 I 5ETTERTIONZE AND SHOULDGRADE E MAY BE INCREASED R SINCE ALL TRUCTURAL MEMBERS CHANGES TO PLAN MADE DURING ARE SIZED FOR THEIR SPECIFIC ON 123, CLOTHES DRYER DUCTS SHALL BE CONSTRUCTED OF MINIMUM 0.016" THICK RIGID METAL HAVING SMOOTH INTER- ROOF FRAMING: IOR FINISHES WITH JOINTS RUNNING IN THE DIRECTION OF AIR FLOW, NO SCREWS SHALL BE USED. TRANSITION LOCATION a LOADS DUCTS SHALL NOT BE CONGEALED WITHIN CONSTRUCTION AND BE NO MORE THAN 12" IN LENGTH. DUCT SIZE MIN, 22. WOOD JOISTS CLOSER THAN 18" OR WOOD BEAMS CLOSER THAN 12" TO THE GROUND MUST BE OF TREATED WOOD OR roll PLYWOOD ROOF SHEATHING IF EXPOSED ON THE UNDERSIDE MUST BE EXTERIOR GRADE AND IDENTIFIED AS EXPOSURE 1 4" DIAMETER (OR AS REQ'D BY DRYER LISTING t PER MANUFACTURER INSTALLATION INSTRUCTIONS). DUCT SHALL TERMINATE AT OUTSIDE OF BUILDING WITH TERMINATION PER DRYER MFR, SPECIFICATIONS. TERMINATE MIN. 3 FEET WOOD OF NATURAL RESISTANCE TO DECAY I IRC SEC. 311.1 1 [ IRC SEC, 803,11.1 1 FROM ANY OPENINGS INTO BUILDING. DUCT SHALL HAVE BACKDRAFT DAMPER AND SHALL NOT BE SCREENED. 23, ALL WOOD IN CONTACT WITH CONCRETE, MASONRY OR EARTH MUST BE PRESSURE-TREATED WOOD OR FOUNDATION- 62. ENCLOSED ATTIC + RAFTER SPACES MUST HAVE CROSS-VENTILATION FOR EACH SEPARATE SPACE BY VENT OPENINGS MAXIMIM DUCT LENGTH SHALL BE 35 FEET AND SHALL BE REDUCED IN ACCORDANCE WITH IRC TABLE G2439.1.4.1. GRADE CEDAR OR REDWOOD AND MARKED BY AN APPROVED AGENCY. CUT ENDS OF TREATED POSTS MUST BE PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. THE TOTAL NET FREE VENTILATING AREA SHALL NOT BE LESS DRYER EXHAUST SYSTEMS SHALL BE INDEPENDENT OF OTHER SYSTEMS RE-TREATED OR BE PROVIDED WITH PROTECTION FROM CONTACT WITH CONCRETE I IRC SEC, 31111 1 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 4096 AND NOT MORE THAN 50% OF THE REQ'D VENTILATING AREA IS PROVIDED BY 124, WHOLE-HOUSE EXHAUST FAN (IF REQUIRED) TO HAVE A SONE RATING OF 1.5 OR LESS + BE WIRED TO A TIMER OR 24, PRESSURE-TREATED WOOD SHALL BE USED FOR THOSE PORTIONS OF WOOD MEMBERS WHICH FORM THE STRUCTURAL VENTILATORS LOCATED IN THE UPPER PORTION OF THE SPACE TO BE VENTILATED AT LEAST 3 FEET A$Vi THE EAVE 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 SUPPORT OF BUILDINGS, BALCONIES, PORCHES, ETC. WHEN SUCH MEMBERS ARE EXPOSED TO THE WEATHER WITHOUT CORNICE VENTS I IRC SEC. 806,2 1 THE OPENINGS MUST BE COVERED WITH A CORROSION-RESISTANT 1/4 MESH SCREEN OUTDOOR INTAKE DUCT WITH DAMPER TO LIMIT AIR FLOW TO 145 CFM UNDER NORMAL OPERATING CONDITIONS. ADEQUATE PROTECTION FROM A ROOF, EAVE, OVERHANG OR OTHER COVERING, SUCH MEMBERS MAY INCLUDE BEAMS, JOISTS + DECKING, POSTS, POLES a COLUMNS I IRC SEC, 311,1,3 1 63. AN INSULATION DAM MUST BE PROVIDED AT THE ATTIC ACCESS OPNG. WHEN USING BLOWN-IN INSULATION UNDERCUT INTERIOR DOORS TO ALLOW AIR MOVEMENT 25. ENDS OF BEAMS ENTERING CONCRETE OR MASONRY WALLS SHALL BE PROVIDED WITH A MINIMUM AIR SPACE OF 1/2" 64, TRUSSES MUST BE DESIGNED BY A REGISTERED DESIGN PROFESSIONAL IN ACCORDANCE WITH ANSI/TPI 1 STANDARDS 125, EXHAUST FAN LOCATIONS t SIZES REQUIRED TO COMPLY WITH THE WASHINGTON STATE VENTILATION t INDOOR AIR AT TOPS, SIDES AND ENDS [ IRG SEC. 311,1 I I IRC SEC. 802,10.2 ] QUALITY (VIAQ) CODE ARE AS FOLLOWS: KITCHEN: 100 CFM (RANGE HOOD ACCEPTABLE) 26. STRUCTURAL EXTERIOR POSTS, BEAMS, JOISTS AND DECKING TO BE CEDAR OR TREATED MATERIAL I IRC SEC. 3111 65, TRUSS BRACING MUST BE PROVIDED TO PREVENT LATERAL ROTATION AND PROVIDE LATERAL STABILITY IN ACGOR- LAUNDRY: 50 CFM MIN, DANCE WITH THE INDIVIDUAL TRUSS DESIGN DRAWINGS I IRC SEC, 802,10,3 1 BATHROOMS: 50 CFM MIN. 21. FASTENERS FOR PRESSURE-TREATED AND FIRE-RETARDANT WOOD MUST BE OF HOT-DIPPED GALVANIZED STEEL, STAIN- NOTE: ALL EXHAUST FANS ON 20-MINUTE TIMER. EXHAUST FANS TO VENT TO OUTSIDE AIR NO CLOSER THAN 3 FEET LESS STEEL OR COPPER (EXCEPTION: 1/2" DIA. OR GREATER STEEL BOLTS) I IRC SEC, 311.3,1 1 66, TRUSS MEMBERS MUST NOT BE GUT, NOTCHED, DRILLED, SPLICED OR OTHERWISE ALTERED IN ANY WAY WITHOUT THE FROM ANY OPENING APPROVAL OF A REGISTERED DESIGN PROFESSIONAL. ALTERATIONS RESULTING IN THE ADDITION OF LOADS THAT 126. ALL GAS COMBUSTION APPLIANCES (EXCEPT KITCHEN RANGE a CLOTHES DRYER) TO HAVE COMBUSTION AIR DUCTED 28. PORTIONS OF GLUE-LAMINATED TIMBERS THAT FORM THE STRUCTURAL SUPPORTS OF A BUILDING OR OTHER STRUCTURE EXCEED THE DESIGN LOAD FOR THE TRUSS WILL NOT BE PERMITTED WITHOUT VERIFICATION THAT THE TRUSS IS CAPA- AND ARE EXPOSED TO THE WEATHER AND NOT PROPERLY PROTECTED BY A ROOF, EAVE OR SIMILAR COVERING BLE OF SUPPORTING SUCH ADDITIONAL LOADING [ IRC SEC. 802.10,4 ] DIRECTLY TO THEM SHALL BE PRESSURE-TREATED WITH PRESERVATIVE OR BE MANUFACTURED FROM NATURAL DURABLE WOOD I IRC SEC. 311,I.5 1 61, TRUSS BOTTOM CHORDS SHALL BE DESIGNED FOR LOAD WHERE CONDITIONS IN TABLE R301.5 ARE PRESENT (TRUSS UTASHINGTON STATE ENERGY CODE COMPLIANCE- ENGINEER ENGINEER AND/OR MANUFACTURER TO VERIFY) WALL FRAMING: (IN GENERAL MIN. REQ'MENTS PER IRG CHAPTER 6, AS DEFINED HEREIN OR SHOWN ON DRAWINGS) 31. FRAME MAIN FLOOR EXTERIOR WALLS W/ 104 5/8" 2x6 STUDS ® 16" O.G. TYPICAL, FRAME UPPER FLOOR EXTERIOR WALLS EXTERIOR SHELL: �\e 131. COMPLIANCE DATA FOR THE 2015 WASHINGTON STATE ENERGY GORE (IRC CHAPTER II) IS AS FOLLOWS: WALLS: R-21 W/ 92 5/8" 2x6 STUDS 6 16" O.G. TYP. (VERIFY EXTERIOR SHEATHING TYPE W/ BUILDER). FRAME MAIN FLOOR INTERIOR FLAT CEILING: R-49 (R-38 ALLOWED IF INSULATION DEPTH MAINTAINED TO OUTSIDE FACE OF EXTERIOR WALL) WALLS W/ 104 5/8" 2x STUDS (PER PLAN) 0 16" O.G. W/ 1/2" GYPSUM WALLBOARD BOTH SIDES TYPICAL UNLESS NOTED 11. FLASH AND COUNTER-FLASH ALL EXTERIOR OPENINGS AS REQUIRED TO MAKE THEM WEATHERPROOF, INSTALLATION VAULTED CEILING: R-38 OTHERWISE BY BUILDER. FRAME UPPER FLOOR INTERIOR WALLS W/ 92 5/8" 2x4 STUDS A %" O.C. W/ 1/2" GWB BOTH SIDES INSTRUCTIONS SHALL BE PROVIDED FOR EACH WINDOW BY THE MANUFACTURER DOORS: U=.200 MAXIMUM (VERIFY WEATHERSTRIP IS INSTALLED) TYP, (U,N.O.). FRAME GARAGE WALLS W/ 104 5/8" 2x STUDS (PER PLAN) A 16 O.C. ANGLED WALLS TO BE 45 DEGREES WINDOWS: U•,400 MAX. TYP, UNLESS NOTED OTHERWISE l2. ALL EXTERIOR TRIM AND SIDING JOINTS TO BE AS SHOWN ON THE ELEVATIONS. WHERE TWO BOARDS BUTT ENE TO END, SKYLIGHTS: U=.550 MAX, SIDING OR TRIM PROVIDE A 15-DEGREE (MINIMUM) BEVEL ON ENDS OF JOINING BOARDS. FLASH CONTINUOUS ABOVE WATER LINES IN UNHEATED AREAS TO BE INSULATED TO R-3, HEAT DUCTS TO BE R-8 MIN, t EXHAUST DUCTS MIN. R-4 32, STUDS PARTITIONS CONTAINING PLUMBING, HEATING OR OTHER PIPES SHALL BE SO FRAMED AND THE JOIST BELOW SO ALL PROJECTING WOOD TRIM I IRC SEC, 103 1 (SEAL JOINTS, CORNERS AND BOOTS), VERIFY INSULATION IS INSTALLED BEHIND PARTITIONS, IN CORNERS, FITTED SPACED AS TO GIVE PROPER CLEARANCE FOR THE PIPING. WHERE A PARTITION CONTAINING SUCH PIPING RUNS a -'u ?_' AROUND WIRING t PIPES AND IN SPACES BEHIND BATHTUBS t SHOWERS. INSULATE ALL ACCESS DOORS/HATCHES TO PARALLEL TO THE FLOOR JOISTS THE JOISTS UNDERNEATH SUCH PARTITION SHALL BE DOUBLED AND SPACED TO PERMIT `J L+ Af�FETY: CRAWLSPACES/ATTICS TO THE EQUIVALENT RATING OF THE INSULATED FLOOR, WALL OR CEILING THROUGH WHICH THEY PASSAGE OF SUCH PIPES AND SHALL BE BRIDGED. WHERE PLUMBING, HEATING OR OTHER PIPES ARE PLACED IN OR PENETRATE + INSTALL WEATHERSTRIP TO MINIMIZE AIR LEAKAGE, SEAL OPENINGS AROUND INTERIOR PLUMBING PIPES PARTLY IN A PARTITION NECESSITATING THE GUTTING OF SOLES OR PLATES A METAL TIE NOT LESS THAN 1/8" THICK t 4_ to EXTERIOR WALLS. REFER TO 2015 WSEC CHAPTER 4 t IRC CHAPTER 11 FOR VERIFICATION OF INSULATION VALUES 1 1/2" WIDE SHALL BE FASTENED TO THE PLATE ACROSS AND t0 EACH SIDE OF THE OPENING WITH NOT LESS THAN (8)Ibd 01, EVERY DWELLING MUST HAVE ITS ADDRESS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET I IRC SEC. 319,1 I (CHECK WITH BUILDING DEPARTMENT OF JURISDICTION FOR ADDITIONAL INSULATION REQUIREMENTS THAT EXCEED THE NAILS EA. SIDE I R602.6.1 1 2015 WSEC) 82, EVERY BASEMENT, HABITABLE ATTIC AND EVERY SLEEPING ROOM MUST HAVE AT LEAST ONE OPERABLE WINDOW 33, DOORS THAT ARE NOT DIMENSIONED TO HAVE TWO STUDS (3") BETWEEN R.O. AND NEAREST WALL OR EXTERIOR DOOR APPROVED FOR EMERGENCY EGRESS OR RESCUE. WINDOWS MUST HAVE A MIN. NET CLEAR 132, INSULATION TO FILL ALL EXTERIOR WALL CAVITIES—DO NOT COMPRESSI CUT TO FIT AROUND PIPES, WIRES + OUTLET OPENING OF 51 SQUARE FEET (5,0 S.F. IF LOCATED ON GRADE FLOOR), A MIN. NET FREE OPENING HEIGHT OF 24 BOXES, RECESSED FIXTURES IN EXTERIOR WALLS TO HAVE MIN. R-5 INSULATION 3EHIND THEM 34, INSTALL 2x6 BACKING FOR TOWEL BARS BETWEEN STUDS CENTERED 48" A.F.F, AND A MIN. NET CLEAR OPENING WIDTH OF 20 INCHES. FINISHED SILL HEIGHT MAY NOT BE MORE THAN 44" ABv, THE FLOOR. ESCAPE WINDOWS SHALL BE OPERABLE FROM THE INSIDE WITHOUT THE USE OF KEYS, TOOLS OR 133, BLOWN-IN ATTIC INSULATION TO BE INSTALLED IN STRICT CONFORMANCE WITH MANUFACTURER'S RECOMMENDATIONS FOR 35. CRIPPLE WALLS MUST BE FRAMED OF STUDS NOT LESS IN SIZE THAN THE STUDDING ABOVE, WHEN EXCEEDING 4 FEET IN SPECIAL KNOWLEDGE [ IRC SEC, 310 I DENSITY t COVERAGE. PROVIDE VENTILATION BAFFLES IN ATTIC WHERE REQ'D TO MAINTAIN I" AIR SPACE. BAFFLE TO HEIGHT SUCH WALLS MUST BE FRAMED OF STUDS HAVING THE SIZE REQ'D FOR AN ADDITIONAL STORY. CRIPPLE WALLS EXTEND 6" VERTICALLY ABOVE THE BATTS AND 12" VERTICALLY ABV. LOOSE-FILL INSULATION. PROTECT ALL FOAM LESS THAN 14" HIGH MUST BE SHEATHED ON AT LEAST ONE SIDE AND FASTENED TO TOP AND BOTTOM PLATES OR THE 83, ATTIC ACCESS TO BE MINIMUM 22"x30", BE READILY ACCESSIBLE AND MUST HAVE 30" UNOBSTRUCTED HEADROOM INSULATION WITH METAL, PLASTIC OR PARGING AT BELOW-GRADE CONDITIONS t WHERE EXPOSED ABv. GRADE TO PRE- CRIPPLE WALL WILL HAVE SOLID BLOCKING. CRIPPLE WALLS MUST BE BRACED WITH 15% MORE BRACING THAN AS REQ'D ABOVE I IRC SEC. 801 1 VENT DAMAGE FOR THE WALL ABOVE, WITH WALL PANEL SPACING NOT MORE THAN 14 FEET [ IRC SECTIONS 602,9 AND 602.10,11.1 I 84. WHEN WORK IS PERFORMED THAT REQUIRES A PERMIT OR WHEN A SLEEPING ROOM 15 CREATED THE ENTIRE BUILDING 134, A ONE-PERM (OR LESS) VAPOR RETARDER (KRAFT PAPER, PVA PAINT, ETC.) IS TO BE INSTALLED ON THE WARM SIDE 36, WOOD COLUMNS MUST BE RESTRAINED TO PREVENT LATERAL DISPLACEMENT I IRC SEC, 401,31 MUST BE PROVIDED WITH SMOKE ALARMS. A SMOKE ALARM MUST BE INSTALLED IN EACH SLEEPING ROOM AND OF THE INSULATION OUTSIDE THE SLEEPING ROOM IN THE IMMEDIATE VICINITY. THERE MUST BE AT LEAST ONE SMOKE ALARM ON EVERY 31 ALL TRIMMERS AND HEADERS FRAMING AN OPENING SHALL BE PER IRC TABLES R602.10) AND R602,72) OR AT THE MIN. FLOOR LEVEL, ALL SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACKUP AND BE INTERCONNECTED. ALL 135. ALL RECESSED LIGHT FIXTURES IN THE THERMAL ENVELOPE TO BE CERTIFIED UNDER ASTM E-283 AND SO LABELED OR SHALL BE DOUBLED OR LUMBER OF EQUIVALENT CROSS-SECTION AND EA, END SUPPORTED WITH PROPER-SIZED FRAMING ALARMS SHALL BE LISTED IN ACCORDANCE WITH UL 21-1 ANDHOUSEHOLD FIRE WARNING EQUIPMENT PROVISIONS OF SEAL AROUND THE EXTERIOR IN AN APPROVED MANNER TO BE AIR-TIGHT ANCHORS UNLESS ADEQUATE BEARING PROVIDED THROUGH OTHER MEANS NFPA 12 1 IRC SEC, 314 1 35, PLACE A VAPOR BARRIER OF TYVEK (OR EQUAL) OVER ALL EXTERIOR WALLS I IRC SEC, 103,2 1 85. FOR NEW CONSTRUCTION AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED OUTSIDE EACH SEPARATE 136. SOLE PLATE IS TO BE CAULKED OR GLUED TO FLOOR. RIM JOIST BTLI STORIES LE BE CAULKED/SEALED. ALL HOLES PENE- SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS IN DWELLING UNITS WITHIN WHICH FUEL-FIRED APPLIANCES IN BUILDING ENVELOPE IT BE BOXES AND RECESSED INCLUDING BUT NOT LIMITED TO ELECTRICAL, PLUMBING a HVAC CAULKED/ 39. WOOD STUD WALLS MUST BE CAPPED WITH A DOUBLE TOP PLATE INSTALL TO PROVIDE OVERLAPPIN AT CORNERS AND ARE INSTALLED AND IN DWELLING UNITS THAT HAVE ATTACHED GARAGES I IRC SEC, 315 1 SEALED WIS.TH OUTLETS, SWITCH BOXES AND RECESSED FIXTURES E EXTERIOR WALLS OR CEILINGS ARE T B CAULKED/ SEALED WITH APPROVED SEALANT OR HAVE FOAM FACE GASKETS INSTALLED. ALL RECESSED LIGHTS TO BE IG RATED, INTERSECTIONS WITH BEARING PARTITIONS, ENE) JOINTS MUST BE OFFSET AT LEAST 24 INCHES I IRC SE . 602.3.2 1 SINGLE 86. PORCHES, BALCONIES, RAMPS OR RAISED FLOOR SURFACES LOCATED MORE THAN 30" ABOVE THE FLOOR OR GRADE AIR TIGHT t SEALED TO SURROUNDING GWB. ROUGH OPENING AROUND ALL WINDOWS t DOORS TO BE SEALED/CAULKED TOP-PLATE CONSTRUCTION IS NOT TO BE USED ON THIS PROJECT BELOW SHALL HAVE GUARDS NOT LESS THAN 36 IN HEIGHT, OPEN SIDES OF STAIRS WITH A TOTAL RISE OF MORE THAN 40, ANY STUD IN AN EXTERIOR WALL OR BEARING PARTITION MAY BE CUT OR NOTCHED TO A DEPTH NOT TO EXCEED 25% 30" ABv. THE FLOOR OR GRADE BELOW SHALL HAVE GUARDS NOT LESS THAN 34" IN HEIGHT MEASURED ABOVE THE 13T. THE BUILDING OR DWELLING UNIT SHALL BE TESTED t VERIFIED AS HAVING AN AIR LEAKAGE RATE 0 INCHES W.G. OF ITS WIDTH, STUDS IN NON-BEARING PARTITIONS MAY BE NOTCHED TO A DEPTH NOT TO EXCEED 40 OF A SINGLE NOSING OF THE TREADS. GUARDS SHALL HAVE INTERMEDIATE RAILS OR ORNAMENTAL CLOSURES THAT DO NOT ALLOW 5 AIR CHANGES PER HOUR. TESTING SHALL D CONDUCTED WITH A BLOWER DOOR AT A PRESSUREE OFF EXCEEDING % STUD WIDTH. ANY STUD MAY BE BORED OR DRILLED PROVIDED THAT THE DIAMETER OF THE RESULTING HOLE IS NO A SPHERE 4" IN DIAMETER TO PASS I IRC SEC, 312,1 I (50 PASCALS). WHERE REQUIRED BY THE GODS OFFICIAL, TESTING SHALL BE CONDUCTED BY AN APPROVED ED THIRD PARTY, A WRITTEN REPORT OF THE RESULTS OF THE TEST SHALL BE SIGNED BY THE PARTY CONDUCTING THE TEST AND GREATER THAN 40% OF THE STUD WIDTH, THE EDGE OF THE HOLE IS NO CLOSER THAN 5/8 INCH TO THE EDGE OF THE PROVIDED TO THE CODE OFFICIAL. TESTING SHALL BE PREFORMED AT ANY TIME AFTER CREATION OF ALL PENETRATIONS STUD AND THE HOLE IS NOT LOCATED IN THE SAME SECTION AS A CUT OR NOTCH I IRC FIGURES R602.6(1) t R602.6(2) 1 87, INSTALL 1/2 GYPSUM WALLBOARD (MIN.) AT GARAGE/HOUSE WALL AND GARAGE BEARING WALLS. INSTALL 5/8 TYPE-X OF THE BUILDING THERMAL ENVELOPE. ONCE VISUAL INSPECTION HAS CONFIRMED SEALING (SEE WSEC TABLE R402.4.I.1), TOP PLATES IF NOTCHED OR DRILLED TO MORE THAN 50% OF THEIR WIDTH SHALL HAVE A 16-GAUGE METAL TIE 1 1/2" GYPSUM WALLBOARD AT GARAGE CEILING TYPICAL, INSTALL 20-MINUTE RATED DOOR BETWEEN HOUSE AND GARAGE OPERABLE WINDOWS + DOORS MANUFACTURED BY SMALL BUSINESS SHALL BE PERMITTED TO BE SEALED OFF AT THE IN WIDTH INSTALLED PER IRC FIGURE R602.6,1 I IRC SEC, 302,6 I NOTE: SELF-CLOSING HARDWARE REQ'D BY CODE FRAME PRIOR TO THE TEST [ WSEC R402,4.1,2 ] EXCEPTIONS: A. A STUD MAY BE BORED TO A DIAMETER NOT EXCEEDING SO% OF ITS WIDTH PROVIDED THAT SUC-I STUDS LOCATED 88. THE FLOOR SURFACE IN A GARAGE SHALL BE NON-COMBUSTIBLE AND SLOPED TOWARD THE MAIN VEHICLE ENTRY DOOR- ABBREVIATIONS: EXTERIOR WALLS OR BEARING PARTITIONS ARE DOUBLED AND THAT NOT MORE THAN TWO SUCCESSIVEBB STUDS ARE WAY I IRC SEC. 309.1 1 AUTOMATIC GARAGE DOOR OPENERS SHALL BE LISTED IN ACCORDANCE WITH UL 325 [ IRC SEC, BB BORED 3013,41 B. APPROVED STUD SHOES MAY BE USED WHEN INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S SPECIFICATIONS o AT EL, ELEVATION MAX, MAXIMUM SH SINGLE-HUNG I IRC SEC, 602.E I 89, BATHTUB AND SHOWER FLOORS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS AND IN SHOWER COMPART- PROVIDE METAL NAIL PLATES IN ALL LOCATIONS WHERE PLUMBING OR WIRING COMES WITHIN 1" OF THE EDGE OF ANY STUD MENTS SHALL BE FINISHED WITH A NON-ABSORBENT SURFACE TO EXTEND TO A HEIGHT NOT LESS THAN 12" ABOVE THE A,B. ANCHOR BOLT ELEC. ELECTRICAL M.B. MACHINE BOLT (WINDOW) FLOOR [ IRC SEC, 30l ] ADD. ADDITION ELEV, ELEVATOR MECH. MECHANICAL SHWR, SHOWER ADJ. ADJUSTABLE ENG'R ENGINEERING) ME[MB. MEMBRANE SHTH'G SHEATHING 41, FIRE BLOCKING SHALL BE PROVIDED TO GUT-OFF CONCEALED DRAFT OPENINGS (BOTH VERTICAL ANC —ORIZONTAL) AND TO FORM AN EFFECTIVE FIRE BARRIER BETWEEN STORIES AND BETWEEN A TOP-STORY AND THE ROOF SPACE I IRC SEC, 302.11 1 So. FURNACE SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S INSTALLATION INSTRUCTIONS AND THE REQUIRE- A ABOVE FINISH FLOOR EQ, EQUAL MICRO. MICROWAVE SIM. SIMILAR INSTALL FIRE BLOCKING AT: MENTS OF IRC CHAPTERS 13 THROUGH 20 t CHAPTER 24. IF LOCATED IN GARAGE FURNACE AND HOT WATER TANK SHALL ALT,T, ALTERNATE EQUIP. EQUIPMENT MIN. MINIMUM SPEC, SPECIFICATION A, IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS INCLUDING FURRED SPACES + PARALLE_ ROW OF STUDS OR BE ELEVATED SO THAT PILOTS, BURNERS, HEATING ELEMENTS AND SWITCHES ARE MIN. 18" ABOVE GARAGE SLAB. 87RAP ALUM. ALUMINUM EX , EXISTING N.I.C. NOT IN CONTRACT S.S, STAINLESS STEEL EXPANSION JOINT N.1, METAL SQ, SQUARE STAGGERED-STUDS AS FOLLOWS: HWT TO WALL I IRC SEC, M1301,3 I, PROVIDE OVERFLOW PAN t PIPING AND INSTALL TEMPERATURE + PRESSURE RELIEF BA, BATH EXIST,S a. VERTICALLY AT THE CEILING AND FLOOR LEVELS VALVE (W/ PIPE TO EXTERIOR TERMINATION) PER IRC CHAPTER 28. VERIFY PROTECTION FROM IMPACT BY AUTOS BLDG, BEDROOM F'D. EXTERIOR N.C. NOT TO SCALE STD. STANDARD b. HORIZONTALLY AT INTERVALS NOT TO EXCEED 10 FEET: 5LKBLDG. BUILDING F.D. FLOOR DRAIN O.C. ON CENTER STO STEEL B. AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS CGUR AT SOFFITS, 5,0, BLOCKING FIN. FINISH ODWH OEA ER WATER STRU STORAGE LOWMAN DROP CEILINGS AND COVE CEILINGS: / B.O. BY OWNER F,F, FINISHED FLOOR NEATER S7RUCT. STRUCTURAL C. IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN; PLUMSINGF: BOT, BOTTOM FLR. FLOOR O.F,C.I, OWNER TO FURNISH, SUSP. SUSPENDED BWP BRACED WALL PANEL FDN, FOUNDATION CONTRACTOR INSTALL t a G TONGUE s GROOVE D. AT OPENINGS AROUND VENTS, PIPES AND DUCTS AT THE CEILING AND FLOOR LEVEL WITH AN AP"OVED MATERIAL TO RESIST THE FREE-PASSAGE OF FLAME AND PRODUCTS OF COMBUSTION; 101, NO PLUMBING OR DRAINAGE SYSTEM OR BUILDING SEWER MAY BE COVERED, CONCEALED OR PUT INTO USE UNTIL IT HAS CAB. CABINET F.O.C. FACE OF CONCRETE OH, OVERHANG TEMP. TEMPERED E. FOR SITE-BUILT CHIMNEYS AND FIREPLACES, FIRE BLOCKING MUST BE A MIN. OF I" THICK AND SUF OORTED ON METAL BEEN TESTED, INSPECTED AND APPROVED [ UPC SEC, 103,5,1 3 1 CSMT, CASEMENT (WINDOW) F.O.S. FACE OF STUDS O.H. OVERHEAD THK, THICKNESS CENTERLINE FT, FOOT OR FEET OPNG. OPENING T.O. TOP OF STRIPS OR METAL LATH; F, FIRE BLOCKING OF CORNICES OF A TWO-FAMILY DWELLING IS REQ'D AT THE LINE OF DWELLINGS ARATION 102. PLUMBING SUPPLY PIPING SHALL BE TESTED WITH WORKING WATER PRESSURE OR, EXCEPT PLASTIC PIPING, 50 PSI AT CLOG, CAULKING F.E. FIRE EXTINGUISHER OPT, OPTIONAL Tv TELEVISION ICAL PRESSURE [ UPC BEG. 609.4 1 CLO. CLOSET FURN, FIREPLACE PI PHONE TYP, TYPICAL GENERAL NOTE S 42, FIELD-CUT NOTCHES, ENDS AND DRILLED HOLES OF PRESERVATIVE TREATED WOOD SHALL BE TREAT IN FIELD IN ACCORD- CMU C COLUMN MASONRY UNIT GA, FURNACE PIG PICTURE (FIXED WDW,) U.N.O. UNLESS NOTED ANCE WITH AWPA M4 [ IRC SEC, 311,1,1 1 103, PLUMBING DRAINS SHALL BE TESTED WITH WATER FILLED TO THE HIGHEST VENT IN THE SYSTEM OR 5 PSI AIR PRESSURE COL. COLUMN GA, GAUGE P.I.P. CONG, POUR CONCRETE PLACE OTHERWISE I UPC BEG. 112,2.3 ] GONG. CONCRETE GALV, GALVANIZED CONCRETE V,T,O. VENT TO OUTSIDE CONST, CONSTRUCTION G.B. GRAB BAR P. LAM PLASTIC LAMINATE VERT, VERTICAL 104. ALL PIPING PASSING UNDER OR THROUGH WALL SHALL BE PROTECTED FROM BREAKAGE. APPROVED PROVISIONS CONT, CONTINUOUS GLU-LAM GLUE-LAMINATED PLAS. PLASTIC VEST, VESTIBULE FLOOR FRAMING: SHALL BE MADE FOR EXPANSION OF HOT WATER PIPING. VOIDS AROUND PIPING PASSING THROUGH CONCRETE FLOORS CPT. CARPET GR. GRADE PLWD, PLYWOOD VIN, VINYL ON THE GROUND SHALL BE APPROPRIATELY SEALED I UPC SEC, 313,1 1 C,T, CERAMIC TILE GWB GYPSUM WALLBOARD PR. PAIR W WASHER JOB NO: LOWMAN 51, JOISTS FRAMING INTO THE SIDE OF A WOOD GIRDER SHALL BE SUPPORTED BY APPROVED FRAMING AfHORS OR ON DIA, DIAMETER HB HOSE BIBB P.T. PRESSURE-TREATED W/ WITH �� 105. HORIZONTAL PIPING SHALL BE SUPPORTED AT SUFFICIENTLY CLOSE INTERVALS TO PREVENT SAGGING, PIPE SUPPORTS D DRYER HDWD, HARDWOOD R RISER WC WATER CLOSET DESIGNED: LG LEDGER STRIPS NOT LESS THAN NOMINAL 2 x 2 [ IRC BEG. 502,6.2 I FOR ABS MAY N07 EXCEED 4 FEET ON CENTER [ UPC SECS. 314,5 a 314,5,1 ] DEL. DOUBLE HORIZ. HORIZONTAL R.D. ROOF DRAIN WD. WOODDRAWN: BJ/JR DF DOUGLAS FIR HWT HOT WATER TANK REF, REFERENCE WDW, WINDOW 52, ALL JOISTS SHALL BE SUPPORTED LATERALLY AT THE ENDS a OVER SUPPORTS WITH 2" NOMINAL JIDTH BY FULL JOIST D.F, DRINKING FOUNTAIN INSUL. INSULATION REFG, REFRIGERATOR W/O WITHOUT DATE: 4/12/2017 DEPTH SOLID BLOCKING, RIM JOIST, JOIST HANGER OR OTHER APPROVED MEANS. NOTCHES AT -HE ENDS OF JOISTS 106, WHIRLPOOL BATHTUBS SHALL BE PROVIDED WITH A REMOVABLE PANEL OF SUFFICIENT DIMENSION TO ACCESS THE PUMP [ IRG P2120 I DN, DOWN INT, INTERIOR REQ'D REQUIRED WP WATERPROOF SHALL NOT EXCEED 25% OF THE JOISTS DEPTH AND BORED HOLES ARE NOT TO BE WITHIN 2' OF THE TOP OR BOTTOM DR. DOOR KIT, KITCHEN RM, ROOM W.W.F, WELDED WIRE SHEET OF THE JOIST. HOLES ARE NOT TO BE ANY BIGGER THAN 1/3 THE DEPTH OF THE JOIST. HOLES AND NOTCHES MUST NOT DTL. DETAIL JST. JOIST R.O. ROUGH OPENING FABRIC BE WITHIN 2" OF EACH OTHER. NOTCHES IN THE TOP OR BOTTOM OF THE JOISTS SHALL NOT EXCEED I/6 THE JOIST DEPTH 101. SHOWERS AND LAVATORIES TO HAVE 2.5 AND 2.2 GALLON PER MINUTE FLOW RATE, RESPEGTIvELY, WATER CLOSET SHALL ^ ■ BE 1.6 GALLON/FLUSH MAX. DW DISHWASHER LAv. LAVATORY S a R SHELF + ROD x0 SLIDER (WINDOW) ,//�\` I AND ARE NOT PERMITTED IN THE MIDDLE THIRD OF THE SPAN I IRC SEC, 502,1 t 502,8 1 FOR NOTCHING AND BORING OF DRWG, DRAWING MAIL. MATERIAL S.F. SQUARE FEET MANUFACTURED FLOOR JOISTS REFER TO THE MANUFACTURER'S SPECIFICATIONS AND FOLLOW THEIR RECOMMENDATIONS EA, EACH HF HEM-FIR SGD 61-I1DING-GLA55 DOOR FULLY WA LANDED GENTRY HOMES AND COMMUNITIES ELECTRICAL PLAN KEY v WALL SCONCE Flzq - - - - - - - - - - - - - - - - - o 0 oa a -- - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - RECESSED CAN - - - - a o o - - - - - - - - - - - - - - - - - - - - o ? CEILING FIXTURE EYEBALL CAN SMOKE DETECTOR if a ° _ _ IiiQ EXHAUST FAN/EXHAUST FAN W/LIGHT LIGHT SWITCH g 3 WAY LIGHT SWITCH 4 WAY LIGHT SWITCH \ D I TO GARBAGE V/TEL 15FOBAL \ / ' , T TIMER SWITCH WALL OUTLET 120 VOLTS I O cu _ i / TV/TEL 220 VOLT OUTLET(DRYER&OVEN PLUG) 444 WATER PROOF GROUND FAULT U ? DW� INTERRUPTER OUTLET 120 VOLTS GROUND FAULT INTERRUPTER OUTLET 120 VOLTS --Nf:g 0 _ — .. — — — — — — TV TEL 1 y 4 4 NTERNET MODULE EE TV/TEL 7V/TEL � _ RAi�GE W/ ' AND `� HANGING 100/ —FM MICRO/ I FIXTURE o I � -� PULL CHAIN LIGHT O I 1 � p w. WALL MOUNTED LIGHT ° DEDICATED ° ® HARDWIRE OUTLET / FOR FREEZER - - - - I 1 LL (3) PENDANT \ ` 50 CFM 50 CFM Ul I I LIGHTS s (MIN.) (MIN.) NOTE: - - - - - - - - SMOKE DETECTOR(SD)9 sD 110V INTERCONNECTED EX. FAN EX, FAN " L _ .� _ J WITH BATTERY BACKUP SD II V II if l I �- - - - � cos SDI - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - e / I I / \ FM \ II SD / _ _ ' -tt (MIN.) Q �, y / EX. FAI l 1 _ I TO MAIN I 1 , FLOG TV/TEL MIN.) p o OO I EX. FAN — _ - rio TV/TEL v TV/TEL V {1� ° C G• - r /�� II - .... .- - ----------------- III / 4ANGINC4 \ -- ---- ANGINC§ 50 GF _ FIXTUREIIiFIXTURE' \ �:DlII EX. FAN - / TV/TEL o , I ' _ I TO GARAGE EXT. LIGHTS L _ _ _ _ L - - - - - - - - - - - - - - - - J LOWEfiz FLOOiR ELECTIRICAL PLAN MAIN FLOOfR ELECTiRICp4L FILAN 5CALE: 1/41' = I'-O" 5CALE: 114" = I'-O" LOWMAN NOTE: EXCEPT FOR EXHAUST FANS AND SMOKE DETECTORS, FIXTURE LOCATIONS ARE DESIGNERS SUGGESTION ONLY (VERIFY ALL FIXTURE TYPES AND LOCATIONS W/ OWNER). EXHAUST FANS TO COMPLY W/ WASHINGTON STATE VENTILATION AND ELECTRICAL PLANS INDOOR AIR QUALITY CODE (CHAPTER 3). FAN NOISE NOT TO EXCEED 1.5 SONES m O.I INCHES WATER GAUGE, EXHAUST FANS TO BE VENTED TO OUTSIDE AIR TYP, COASTAL 1 & 2 VERIFY ANY ADDITIONAL LIGHTING, A/V OR COMPUTER WIRING REQUIREMENTS W/ OWNER AND/OR BUILDER INTERIOR LIGHTING: A MINIMUM OF 50 PERCENT OF ALL JOB NO: LOWMAN LUMINAIRIIES SHALL BE HIGH EFFICIENCY LUMINAIRIES, DESIGNED: LG EXTERIOR LIGHTING: LUMINAIRIES PROVIDING OUTDOOR DRAWN: JR LIGHTING AND PERMANENTLY MOUNTED TO A RESIDENTIAL BUILDING OR TO OTHER BUILDINGS ON THE SAME LOT SHALL DATE: 5/01/2017 BE HIGH EFFICIENCY LUMINAIRIES. SHEET E - 1 A WA I ADD nt � l.(aa.S -t cWeR. ITV. It900 c �AISQ-A t..-(1?ywL Lstt 4' Cl za vnrf VP ot= LIS V �3 I ' 2ltt l w 9D5 W 93P ✓ 93P - --- - -c .. cc=- _ ,,awn =` , ---- I HOMES N DA N DCOMMUNITIES � T R - cizv Fa.AMtu4 - t°:A,N FC-IZ. P.T.66 POBT ; e TYfYCN_I "\ u re 0.14 3 3 4 »'a'`b'o• I 3Y 'x n'•o' yr r -zt yyµ JJ p DmROOH•lt BmR001'i 9 l I V b'S'x Ifi• .-b'L'x 7-T O ' 7•II ' 3) Ps I Ims w 4 XO t' n 4 p ' e - _ _ ' . ! < bODO Fl�1 '-T �• 9'2J,' g'JOq' � I M6iL VC.D T=• -°� � . ✓ P.T.M•O roeT I Q 'i -'•' a'-vs' I'i' CLOeEi' ® Bxl9 OR b.T5�16,B OLD Y-0• _ ROOD _ ' � �� d• a. ' T �• P.T.ixb PORT pBLOW 8©y J DMINrs 3 f I BNB.F,ROP 3' = two p¢POCKEi-_ f} V O BY INTO OONO.LLULL "IIIX FAMILY,HEpIA ROOTt -,�, N�Fl,LLV , ) • It, I WALK e ANQ uv p •� A J l °+ 1 ✓ NuICr? n J Y'L 5'-O•TIT ("i .. T.W. 3' " wf BHOURiR 'eft 4A FL-,~ All.]B 2OE PBL Q/b•HACKMAN o y/ y a's C rR,rBl1 wr 3BTBJ LLY rb ®x>b TT, r K C,�• 9'-BN• ai' SJD' ' h i" - , • ' ° PCB n'-BB• s'-4y Y-I• '4r ab '-n R GARAGE $ TOP rule uP,Duce x1J•I io 20 3 wLn+G xbGe________ S y -0 y - ertn w.Ln r,> :, >f'-I•x a'-n' + SSP snow a eurT error, 1--------------- 4 — ----- ----- - - 9• C eNST,Roo // - - - - - - - a 4x L LQ ✓ l3 � I < Aw —'- -.— ---......_ v\ e e - wTr b'-0•NA 9 1� Y l /UVING ROOT? LAUND. o, , ' " ,Ue - v -4f HIGH BALL r .... ........ 5 h Dt7XdOOM•4 ENTRYB'-n9• s'-4 • W Flcub cAP 4•yyY > Q•—Y x b=]°'- a . ' _ _ _ _ _L n L'nnAeTSR SEDRoonkPq �Ol.t$t.E IzIT'n N ass solo xo boso xo >" I V� °Uexl Gle>awa ovmr 3 < PROAX 3,4•M" - o i Irs a e,as erect snow .ayL.LL a B-0'OVf.RNEAD GARAGE DOOR +' ywl. (iBTPJ p 8.JL Asv. 2.P .. 1/J d.6'.oR&H'IR rwrlEr-- _- -- ee1.0U1 DYATI Db3 w v4 g�� PO CH _ vY .___ _ ' � Irb AN .T. Q N ♦ M .1 W~ I S I '�� SI'f EAQ T•..I. axe M., 4r. • 2 4'cON SLAM -- - PW i �1UC•Q s-Tt.� 'JB:K AGOVE f�tt ASovE ISFf ISEF iSFF 15Ff � I�HD IUD t$UU r°isC�a.w1DG ISfF 3.g t5Ei= W Ibd 0,3 Ns 2Pw w 211 NS �! ytggv MAIN FLOOR FRAMING PLAN 9OAIE. V4'.T-0' Y� Ctrnctural Callouts®-Copriaht ConstructionCale,Inc (CC 20 H Hader — I �* >4'<• 131 TS Twisted Strap-Joist Holdown j * Header:use min:2x6 tall dimension vertical in"L"configuration.Or use min.,2-2x6,or 4x6. I �b�,t-ri-+I��1�L,t l e'-nV' s'.s' B'-Y ✓ ✓ ----- - _.. .. -y • 1 a * MiII,Capacity: Good for 12151b.tension. _ For"L"configuration,connect vertical header member to flat 2x with 16d 4"OC. 8 =1 _________ --- P.T.NWPOBT �__ ____ ____ -4- [Twisted Strap:Use min.,TS22 twisted strap applied vertically. * Trimmer: (a k.a.,Jack Stud)Use min., 1-2x,or concealed flange hanger,each end • .. ..4 . - ---- - ' Attach to beam or floor joist above. I - jAs alternate,may use FC4 for 2x4 wall,FC6 for 2x6 wall.(FC4 good for 865 lb.,FC6 good for-Colo Ib.) e ;© O✓ ✓O ; - Attach to double stud below. * King Stan: full height bottom plate to top plate: ,�, .A4.,,q SAX ✓QQ ;--- - - - - -- -- - 14 TS Twisted Strap-Joist Holdown y�v - Openings wider than 5,use min.,2-2x,each end gegtIRYa H41GN14LA Min,Capacity:Good for 1 450 lb.tension. _ - J _ Openings 5 wide and less,use min., 1-2x,each end. j * Twisted Strap:Use min.,HTS30 twisted strap applied vertically to outside of wall sheet ' 21 H Header T-T -- --- ---- - �Attach to cant93evered floor joist above.Wrap over top if necessary. * Hader:use min:2x10,tall dimension vertical in"L"configuration.Or use min.,2-2x8,or 4x8. i - 'Attach to double stud below. ✓ For"L"configuration connect vertical header member to flat 2x with 16d @ 4"OC. ' A 15 FF 'Floor-To-Floor Holdown * Trimmer:(aka Jack Stud)Use min. 1-2x,or concealed flange hanger,each end. - --------- ------ - * Min.,Capacity: Good for 1705 lb tension. , i As alternate,may use FC4 far 2x4 wall,FC6 for 2x6 wall.(FC4 good for 865 lb,FC6 good for 10 00 lb.) : ✓O -� * Strap:Use CS16 vertical strap applied to outside of wall sheathing.Attach to 2 2x,3x,or 4x studs lined up « — above and below rim joist.Fill all nail holes with 16d. King Stud: full height bottom plate to tap plate: it I I I ; ; Openings wider than 5',use min.,2-2x,each end. s ✓ g 7 If strap falls on rim,header or beam below,nail to rim,header or beam and wrap around bottom if necessary. I a s p r F Openings 5'wide and less,use min, i-2x,each end _ 4 ✓ L ; c * End Distance: 12"min.to each u and lower studs.A x total lot =24"+d of 3oor stem, 22 H i Hader s ; :-" ---------- -------------- ----= . 6-0 ✓ � 18 HD Altl-Holdown-Embedded Strap Type. * I Hader:use min: 2-2x10;or4x10. i____ _________________________ 4Fr Capacty: Good Iro,sa t5 lb.uplift,wet set application only. * Trimmer:(a.ka,Jack Stud)use min., I-2x,or concealed flange hanger,each end• --- -------- ----------------- ------: : ; 5 fi * own: UseSTtIDl4farnorimjoistcondition. ! * Kingstnd: fullheightbottomplatetotopplate: --------, : '----------- ✓®-- --- - -- ' orrimjoistconditionuseSTHD1412J. - Openings wider than 5',use min.,2-2x,achend. ✓" a'a B� pill it " « iNails:Use 30, 16d to full-height stud as follows. ____.. Openings 5'wide and less,use min., I-2x,each end. ✓ e * Stud:Use larger of.,king stud as speed elsewhere;or choice of 2-2x,3x,or 4x. 23 H Hader _-"' -- --; : Alt 2-Holdown-Bolt Type -- * Header:use min: 5x13.5 glulam,LVL,or PSL. --- ----- i Holdown: Use IIDUS. - V~- — I • Trimmer:(a k.a.,Jack Stud)use min.,2-2x each end. G Lags:Use 14 SDS 1/4 x 2.5 to full-height stud per above. * King stud:Use min.,3-2x,each end,full height bottom plate to top plate. 6 301 R Rim C._, ; • ' ✓ c « Anchor Bolt:Use 518"diameter SSTB24, or 5/8"all-thread with nut and 3"washer on embedded end.Min • , I • � ' ,F., R � embedment= 16 . � Use min, 1.5 x 11.25 LVL. --"-------------' ✓ r' ; u - too footing,bend 90-de at bottom of footing,maintain 3"cover at bottom of footing. 31 L Ledger-Deck Joists to Rim. --__� . .I I long g, _ g g -- --- -- -- - ---``- If cripplel wall below,use all-thread CNW coupler nut or similar. s a -- ----------- -- ---------- - • ------- - ------_ - Led er:Use min. 2x PT led g get,at � sts o / 19 DS Drag Strap « `Ledger Connecion: Connect to rim with SDS or LedgerLOK at max., 12"OC and within 3"of ends and ✓ `' `/ 1 tea" 1 = o * Min Capacity:Good for 1,705 lb tension splices. _____ ©: * I Drag Strap: Connect beam end to exterior wall top plate beyond with CS 16 x 24",centered over beam/top - Where ledger cantilevers,use 4 SDS or I edgerLOK spaced 3"apart. Center this cluster of connectors 6"from i late intersection. _ .. end of rim joist. Min.backspan of l�_r before a splice=81. I I - Strapmust be straight and horizontal. - _ SDS or LedgerLOK to be of length necessary for full penetration in rim. Strap may attach to either side or top or bottom of members connected. i * Joist Connection: Connect joist to ledger with U or LU hanger. �- _ * I Nails: Use 10d,all holes filled. 71 P Post -- T - * Post:Use min.,3-2x4,or 2-2x6 or 4x6. I g P P perpendicular. sal Shea wall Call at symbol ctionCalc Inc (CM =—�- -.. _ -- - * I Floor-To-Floor Condition: Where bearing on floor with post below,ensure solid blocking through floor O Shear wall to connection- � Shear wall to connection- Structural Shear'R'all Callouts Capvnsht Conetru --- - I framing parallel. O framinger ndicular. s sy�bol nd'. es a d rated sh wall or el,the type pe; cavr ells without this ymbol are not detlr ated sh walls callout b�tow. 73 P ,Poet - use codC-star construction - ° — � � - 7puss,ov Trtuss°n- 1 PVV �" ( __"_ Poet:Use min.,4x6 PT -- ?A i oa 2a<=-ex Mm length o shear panel ft. -.-- — - -- f " Connection at Base:Use PB AB,ABU ABW,CBS or similar. gy p• J.rsT . 3A ,0 If"W",cons ct entire Wall per is caltout,with um' dividual pane lea indi on plan. LOW M AN 1f' S",m Not a ear Wall. udd per,code mi imam. NePc ��LFIi_IVq �R I D;rwc 6aAcrura C."r 1%2.5 •t Sill S r4 BOt eaChOC _. j.aJ 1- �� sQw�iscoeo Top of plate to max STRUCTURAL Caps- Stall Nail Edge Sill Block- Top of wall from- spc'g/ -#�- i4„Sa o RAFT6e rim oa city, Nails Stud Stud mat'I /Field Top !plate& ingot wall Conn to ing, min. C-M-v sLK� 5- ' wind/ sheath_: or height, spac'g, Stud (nee spac'g @ Top plate studs ansup- 1 corm to perpen- max. Mad sill embed- NOTES & DETAILS Call- sets, lag, Sides of screws, max, max., size, still at'1 Stud Plate, splice, w/edge ported parallel dicular spc'g, anchor to ment, A3' sP i E I oat Eh,plf, min. wall size I tt in. min. specs) epac'g,in min min nall'g ` edges framing framing is concrete in f �_ 0�+—- � 10 24 2x4 Sawn �6�4 Con't �4 �- � AaH2.5 6/12@16 Con4 sheathing 5/8"j-bolt JOB NO: LOWMAN cotee one,al SIACI.44 7/16" either „lap sheathing +blkg or DESIGNED: LG A+-T 12 16 2x6 Sawn 6/12@16 4g l Titen HD sDwclscoo IPW j 168/ iOSBor side, 8d orA34or H2,5or -- 2-2x4 w/8- 2x NA LTP4 at SDWG 16d @ 6� w/3" 72/4 DRAWN: JR t - 120 1 a- 1 Jl I Or -�1-�I RIM oa eP�T p od I directly 16 I 12 2x6 Sawn 6112@12 16d 36" 15600,@� DATE: 5/11/2017 rx l JJ MASA or to studs j -- - D1 I MASAP SHEET 22 12 1.75x5.5 LVL 6/12@12 seeSons, 1 4911 i 2PW 350 (same) (same) (same) (same) (same)! (same) i(same) 4112@16 , (same) (same) (same) 2x (same) (same) 1 l6d @ 4 (same) 3614 WA Standard Structural Specifications—Copyright, Tim K. Garrison, P.E. BASIS OF DESIGN-APPLICABLE CODES: MATERIALS AND METHODS: -- - --- - -- -- -- -- _ — -- �� Provide and install all materials in accordance with manufacturer's requirements and recommendations. It is Where rock is sloped 3:1 (18-degrees)or greater,use#4 x 16"long dowels rotolu m nered 6"into rock. strength epoxy and rebar as specified on the Plans and Callouts.Drilling of holes and installation shall be in Code.The designs herein are prepared in accordance with the 20151BC. Construction shall conform with strict accordance with x manufacturer's recommendation. the most recent building code adopted by the approving jurisdiction. the contractor's responsibility to ensure all field personnel understand and adhere to this. Rotohammered holes to be%"diameter,perpendicular to face of rock. No epoxy is necessary. Dowels to be Y L A N D E D G E N T R located as follows: CONVENTIONAL WOOD FRAMING: LIMITED SCOPE OF CONSULTANT'S WORK: TEMPORARY SUPPORT AND BRACING: support to all walls roofs,beams,columns,and floors during 0 For continuous footings,use dowel within 6"of ends,comers,and intersections and at 48"OC max Material.All sawn framing lumber,not including beams,posts, and columns, shall be Spruce Pine Fir,Hem HOMES AND C O M M U N I '1' I I.S Consultant.The consultant in responsible charge of the work indicated herein is Tim K.Garrison,P.E., Genera. Provide adequate temporary ppo spacing. Dowels to be centered on stemwall. Inc.,hereafter indicated as CCI." construction.Design of same is not included herein. Contractor or owner should check all temporary- Fir,or Douglas Fir-Larch,Number 2 or better,unless otherwise shown. All sawn wood shall have " doing business as ConstructionCalc, o For pad footings, use two dowels spaced Sd apart,centered on footing. If dowel is too long to fit in moisture content less than 25°l°. supporting devices with a qualified person. Contractor shall be responsible for the adequacy of all Scone of Consultant's Work.The scope of work of CCI is limited to structural analysis of a new single- temporary and/or permanent support systems. footing,use 90-degree bend as necessary to provide 2"cover at top of footing. General Construction: Predrill all nail holes where required to avoid splitting.Connect all wood members family residence as follows: Rmporn¢Walls.Do not permanent sup against retaining walls until concrete has cured to at least 2,500 psi(okay Slabs on Grade. Subgrade below slabs shall be similar to the above.A layer of free draining material and a per the Plans and applicable building code. Where Structural Plans do not specifically address a structural * are recommended for all interior slabs. element construct said element per minimum building code. This model was analyzed previously by CCI.Certain foundations,beams and columns did not change and to use high early strength admixtures or additional cement in the mix to achieve this).For retaining walls suitable vapor barrier(designed by others) are approved herein by inspection.The previous analysis was CCI job no. t14055,6/30/14,sealed by Tim that are to be connected at their top to horizontal floor diaphragms,do not backfill against the retaining wall Footing Drains.Footing drains,with washed drain rock or Mira Drain or equivalent extending to finished Beams and Posts.All sawn structural beams,headers,and posts shall be Doug Fir Larch No 2 or better, K.Garrison,PE. until such horizontal diaphragms are in place and properly connected to the retaining wail. grade,shall be provided at the base of all footings and retaining walls which will have earth planed against except where exposed to weather and specified as PT(Pressure Treated)may be Hem Fir No.2 or better. *This analysis is for the Lowman model,versions Coastal 1 and Coastal 2. FOOTINGS,FOUNDATIONS, SLABS ON GRADE: them.Footing drains shall be 4"perforated pipe routed downgradient to daylight,unless otherwise Glulams,PSLs, LVLs, etc. shall be per Prefabricated Wood Products section below. *This analysis may be used for any such models constructed in the Landed Gentry 48 North community in specified. Multiple Ply Members. Geotechnica]Report: CCI is not aware of a geotechnical report for this project.CCI strongly recommends Anacortes,WA_ that a geotechnical report be performed by a qualified geoteehnical engineer for all construction projects. STANDARD CONCRETE: Trimmers,King Studs, Headers.Where more than one 2x is placed against another and used as a multiple *If any variation(s)to the above models is/are made, an addendum to these calculations is required. Soils analysis and geotechnical engineering are not a specialty of CCI.CCI depends on others for the Standard Concrete. Concrete for footings, slabs,and wails shall attain a minimum 28 day strength of Pc= ply king stud,trimmer,or header,connect all plies with 16d at 4"OC,staggered. provision of soils data,which includes but is not limited to:allowable bearing capacity, liquefaction 2,500 psi unless otherwise noted on Plans.Minimum cement content=5 sacks per cubic yard.Maximum CCI takes responsibility only for items specifically addressed in our drawings and calculations.Constructed potential,slope stability,active and passive lateral pressures,internal friction angle,and cohesion. In the Beams, Columns. Where more than one 2x,or and , 6d is placed against another and used as a multiple pas � P water/cement ratio shall be Q.45.All materials shall be in accordance with ACI 318,latest edition.Mixing ply beam or column,connect all plies with glue and 2, 16d at 4"spacing. items not specifically addressed herein shall be built per minimum code. absence of a geotechnical report CCI will make assumptions regarding soil parameters,however, CCI takes and placing of all concrete to be in accordance with iBC and ACI 304,latest edition. LOADS no responsibility or liability for future settlement,or damage or injury due to earth movement or failure of Glue.Where specified,wood glue shall be commercial grade with minimum shear strength of 450 psi at 28 any kind Admixtures.Industry recognized and approved admixtures affecting set time,flowability,and I or days.Use Liquid Nails LN-940 or equivalent. Prep and apply per manufacturer's recommendations. Following are the loads used for the subject design!analysis: waterproofing may be used prov.ued the strength and durability of the concrete is not adversely affected. 0 Exterior wall dead: 10 psf Structural Fill: "Structural Fill"shall be granular material conforming to local m state highway Window and Door Openings. o Roof live: 20 psf. specifications for imported road base or sub base;or use sand or other clean granular materials no larger Air Entrainment,Provide 5%air entraining in all concrete exposed to the earth or weather. o Roof+ceiling dead: 15 psf 0 Interior wall dead: 7 psf than pan grad Ail st uctural fill must be compacted per the following section. Header.Use header size Shawn onStructural rti c .if Plans.May use larger of same material.All headers shall be 0 Roof snow: 25 psf O Seismic Factors: Ss,- I.10, S1=0.437 Fly Ash. FIigh quality fly ash or other natural pozzolan may be used in accordance with ASTM C618 with a installed with their fall dimension vertical. f header is less than 3 inches wide(I.E. a single 2x or single O Floor live:40 psf 0 Seismic Des Category: "D" Non-Structural Fill:"Non-Structural Fill"is soil(native or imported)without: organic materials;rocks and corresponding reduction in cement content.Any such concrete shall obtain at least the strength and te listed above. LVL)use a flat 2x nailed to the bottom of header in an"L"configuration with 16d at 4"max spacing. If no 0 Floor dead: 15 psf 0 Wind Exposure `C',3-sec gust: 120 mph, lumps greater than 3"in any dimension; trash;and the like.If used as compacted fill, it must be compacted durability characteristics as Standard Concre header is specified,the wall is assumed non-load bearing and wall top plate may serve as the header. 0 Deck live: 40 psf 0 Assumed allowable soil bearing pressure: per the following section. CONCRETE REINFORCING: Multiple Adjacent Openings.Where adjacent door or window openings occur in a wall,headers for each 0 Deck dead: 10 psf: 1,500 ps£ Compaction:Place all fill materials in lifts not exceeding 8-inches.Compact using mechanical (vibratory or shall be individual members with fall-height studs between them.Each header shall use the Strength, Sylicin:z.Bending. Reinforcing bars(rebar)shall be grade 6Q(Fy=60 ksi)or better,unless opening 81? impact)methods. otherwise specified in the Plans. All reinforcing shall be spliced,detailed,bent,and supported in number of king studs specked in Structural Callouts. SINGLE PROJECT: In paved areas and under structures,use structural backfill compacted to 95%relative compaction. accordance with applicable ACI code. Discontinuous Top Plate.Where wall top plates are cut,omitted,or otherwise discontinuous at a header,the The calculations,drawings,notes,specifications, and/or tables prepared by CCI are valid only for the In non-paved or non-footing areas use structuralll or backfi native backfill minus rocks,lumps, and organic BOLTS AND DOWELS IN C('RED CONCRETE: end of the header shall be connected to the remaining top plate beyond with a horizontal CS18 strap with compacted to 920/°relative compaction. General.This section shall apply to bolts and dowels installed in cured concrete using rotohammer minimum 12"wa length on the header and 12"length on the top plate beyond. Strap may be on top, inside, or project indicated herein.These documents are not valid,are not applicable to,and shall not be used for any mattenacortes. outside of wall. other project at any location other than 48 North,A Where pipes enter and exit structures(distribution boxes,utility boxes,catch basins,manholes, etc.)use techniques.Minimum concrete embedment=4-inches unless otherwise specified.Minimum distance to any COMPETENT CONSTRUCTION PERSONNEL/SAFETY: Trimmers, aka Jack Studs.Use size or larger) Structural Callouts.Concealed flange hanger of similar structural fill around the structure.Carefully place and compact to 95%relative compaction under and edge or end of concrete=3"from hole centerline unless otherwise specified. ( mtg )1fo bearing length and capacity may be substituted for trimmer. Only competent personnel familiar with constnuedon and safety practices germane to the project shown around all pipes. Existing Reinforcim.It is important that no existing rebars are drilled or cut during rotohammer operations. fill over-excavation and compact Location of existing reinforcing bars may be by non-destructive methods(pachom se cter,radar,or similar). King Studs.Use size(or larger)per Structural Callouts.The must be full-height,bottom plate to top plate, herein should be employed to assemble and construct the work. When roots,nicks,or other undesirable materials cause aver excavation, IE Contractor shall be responsible to comply with all OSHA and State Labor and Industries Standards. per the above. Washers. Use 3" "x.229"washers on all wood mud sill anchor bolts. Such washers may slotted,with diaphragm to diaphragm. x3 Contractor assumes f»]1 responsibility as to con methods used, safety provisions employed,and the Foundations Footings on Soil: All footings and foundations to bear on undisturbed existing soil or plate washer under the nut as allowed by the IBC.At non-mud sill locations, smaller washers may be used. Anchor Bolts. finished as-built condition of the structure and related systems. structural fill. All organic and deleterious material beneath footings and foundations to be removed and Use a steel plate or malleable iron washer under nuts and the heads of all bolts that connect wood. Shear wall anchor bolts connecting mud sills,use 5/8"diameter x 8"min embedment at the spacing shown replaced with structural fill. Bottom of footings to be WIADW locally prescribed frost zone,not less than 12". Non-Epoxy Systems. Use Simpson Titen In)where shown in the Plans-These anchors may be used to in the Plans but never greater than 60"OC and within 12"of ends and corners,with 3"x 3"x .229"steel Foundations Footings on Rock:Where footings bear on rock,clean the rock free of dirt,moss,debris, or resist tension loads and shear loads. Install per manufacturer's recommendations. washers, wrench tight. Wet set anchor bolts shall have a hook or head on the embedded end. other deleterious substances.Place concrete directly on cleaned rock. Where rock is sloped less than 3:1 ERgxv Systems. For bolts,use Simpson epoxy-tie bolt system with ET-HP or SET high strength epoxy, Rotohammcred anchor bolts at the same spacing may be used in lieu of wet set-see specifications in (I8degrees),no dowels into rock are necessary. with zinc plated, A307`all-thread' be as shown in the sketches.For dowels use ET-HP or SET high thepre ions section. specified alternate to t set at anchor bolts and washers may be Simpson MASA or MASAP at P ' the same spacing specified for wet set anchor bolts. 46 Non-shear wall anchor boles shall be spaced a maximum of 72-inches and within 12-inches of ends and rugrneered Wood-General.These products must be provided,stored,and installed in accordance with comers and shall b be fitted with 2"steel plate washers.Use either land diameter x 8"min embedment wet- manufacturer's recommendations.Failure to do this may void the warranty and diminish load carrying set or land Titan e with 4i min embedment. capacity.Any nationally-recognized brand that meets the below specifications is acceptable. ' ti t Non-shear wall anchors may be 0.145" diameter powder-actuated pins with 1-1/2"min concrete rbeam Comuosite Web/FlangGe Joist Products.T'he contractor shall install the I-Joist products complete !\ embedment,at 16" OC,unless otherwise shown . vith web stiffeners and other blocking/bracing as shown on the Plans and/or as recommended by the ranufacturer. Pressure Treated Lumber.Use pressure treated lumber in contact with concrete and/or soil,and when directly exposed to weather.Pressure treating chemicals shall be inert,or otherwise non-reactive with metal PSL (Parallel Strand Lumber)and Versa-Lam.Where called for,use minimum 2.0E, 2,900 psi minimum connectors(including nails,bolts, framing connectors,etc.)or structural steel members. allowable bending stress. In certain cases non-pressure treated lumber may butt against concrete.In these cases use a layer of heavy, LVL (Laminated Veneer Lumber). Where called for. use minimum 1.9E, 2,600 psi minimum allowable asphaltic-treated constriction paper between wood and concrete. bending stress. Blocking/Bridging.Provide continuous blocking at all bearing locations.Provide full depth bridging or LLL Laminated Strand Lumberl. Where called f4,,use rnininium 1.3E, 1,700 psi minimum allowable blocking at 8'OC max. in joist or rafters without continuous plywood diaphragm connection on the-top . bending stress. Framed floors which support posts shall be solidly blocked within the floor cavity to positively transfer Glue-Laminated Timbers.Unless otherwise noted, all glu-lam beams shall be 24F-V4 DF/DF industrial post,column,or other concentrated loads through the floor to the supports beneath. appearance grade,manufactured by an AITC approved fabricator. Store and install in accordance with manufacturer's recommendations. If these span continuously over one or more interior supports or are Bolts.Unless otherwise specified:Use washers on all bolts;tighten all bolts to a very snug wrench tight cantilevered use 24F-V 8 DF/DF. If visually exposed to interior living space,use Architectural Appearance condition;use standard A307 bolts; for bolts in wood,drill the same diameter hole as the bolt; for bolts in Grade steel drill holes 1/16"larger than the bolt diameter. Provide the following minimum edge distances between.centerline of bolt and all edges of bolted wood,and between centerline of multiple bolts: Plywood or OSB Shear Walls. All shear walls shall be positively connected to horizontal diaphragms or slabs at their tops and bottoms per the Plans and Callouts.Wall sheathing may be either Oriented Strand 519 inch diameter bolts ................... 3 inches Boa:d(OSB)or plywood approved for use as lateral-resisting sheathing by an APA-approved manufacturer. 3/4 inch diameter bolts................... 3.75 inches Store and install in accordance with the recommendations of APA and IBC for shear resisting vertical wall sheathing. 1 inch diameter bolts...................... 4.75 inches Minimum distance between edge of bolt and any edge of steel plate(angles,gussets, flanges,webs, e::.J shall be one inch. Engineer shall specifically approve any bolted connection using less edge distance than shown above. LagBolts.All lag bolts greater in diameter than 1/4"shall have pilot holes pre-drilled. Size of pilot ho'.e in threaded portion shall be 70%of the unthreaded shank diameter(or alternatively,90/of the root diame e of the threaded portion).Pilot hole diameter of unthreaded portion shall be the same diameter as the unthreaded shank. PRE-FABRICATED FRAMING CONNECTORS: Manufacturer: Simpson brand is specified,however any other nationally recognized brand may be used provided that they are equivalent in their ability to carry all applied loads in all orientations. Installation:The Contractor shall install all prefabricated items in strict accordance with the manufacr rei s recommendations and requirements.The load carrying capacity of the prefabricated item cannot be guaranteed if this provision is not adhered to.Nails and screws which will be exposed to weather shall be LOW MA galvanized or stainless steel.If installation risks cracking of wood,contact engineer for alternate nailing and /or alternate connector. PREFABRICATED WOOD PRODUCTS: Prefabricated Trusses.Where shown on the plans,all prefabricated structural roofing members shall be designed by a certified professional engineer. The prefabricated structural roofing designer shall provide to the Contractor stamped design drawings with appropriate notes showing member sizes, forces,installation STRUCTURAL procedures,blocking,bracing,etc. NOTES & DETAILS JOB NO: LOWMAN DESIGNED: LG DRAWN: JR DATE: 5/11/2017 SHEET S -2 WA