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Affordable housing proposal
"day &Strattons, `— novelopers • Builders •Consultants AUG 2 3 2017 DERAI-j'(ME j ff CQMM-VIVIIY ktCV WUP_—M NT August 22, 2017 City of Bozeman Office of Community Development Attn: Chris Saunders 20 East Olive Street PO Box 1230 Bozeman, MT 59771-1230 Re: Affordable Housing Proposal—5575 & 5583 Arnhem Way Lakes at Valley West Subdivision Dear Chris: Please find attached our affordable housing proposal for 5575 and 5583 Arnhem Way in The Lakes at Valley West. Please advise if you need additional information or have questions or comments. Ths Greg Strgtton Partner Kilday&Stratton, Inc. 2880 Technology Boulevard West • Bozeman, MT 59718 • 406-577-2028 • kildaystratton.com Bozeman Affordable Housing Program Exhibit B:Proposed AHO Project Description Form Location (physical address): 6 S-IF S Primary Contact: Phone:.0L <! C .3 Email: : Mailing Address: Z b b 0 h5q w �I Total Project Size (in acres): Current Zoning: Estimated Number of Lots to be Created: Does the site have any unusual features(terrain etc.) Will the subdivision be built in phases: @) NO If YES, how many homes in each phase BU ° Do you anticipate selling finished homes or just lots? Home Lots a If homes,what mix of bedroom types do you anticipate? „ Studio PhaseA 5'141 Phase 2 Phase 3 1-Bedroom 2-Bedroom 3-Bedroom+ Are there any other special features within the development(green building etc)? .R Affordable Housing Proposal: The Lakes at Valley West Phases 5&6 Proposed by Kilday&Stratton, Inc.on behalf of The Lakes at Valley West These homes will apply to the Lakes at Valley West Phases 5 &6 Affordable Housing Requirement Home Location: Lots 9 & 10 in Phase 3 Lot 9: 2 Bedroom/2 Bath Townhome 852 SF 80%AMI Mortgage $169,911 Down Payment Assistance $ 10,000 Buyer Minimum Contribution 1000 AFO Allowable Sales Price $180,911 Due to the fact we are providing a 2 Bedroom/2 Bath product that can feasibly be purchased by a family with a similar income to a 3 Bedroom unit we will be requesting an additional category be added for this product and that the maximum price be increased to$199,500. Proposed Sales Price $199,500 Lot 10: 3 Bedroom/2 Bath Townhome 1044 SF 80%AMI Mortgage $214,793 Down Payment Assistance $ 10,000 Buyer Minimum Contribution 1000 AFO Allowable Sales Price $225,793 Proposed Sales Price $225,793 Additional Requests: City/HRDC to provide buyer from waiting list. Marketing requirement for builder to be removed in its entirety. - Impact fee subsidy to be repaid by Buyer upon future sale of home. - Down Payment Assistance of$10,000. Subsidy to be reduced by$2,000 over the first 5 years of ownership and lien removed completely after 5 years. - Buyer Subsidy Recapture to be eliminated in its entirety. - 3 day permit review criteria will be requested including the provision of the same expedited 3 day permit review for a market rate home in the future for each affordable home. Bozeman Affordable Housing Program D ME Exhibit 8: Proposed AHO Project Description Form AU6 01472017 EPARTMENT OF Location (physical address): WaAMUNIT OR ik-YELOPM—ENU Primary Contact: Email:- V&419 Mailing Address: Total Project Size (in acres): � CurmeMtZoninQ: *�—1� � 4� �_-- Estimated Number of Lots tm be Created: �7 Does the site have any unusual features (terrain mtc.) Will the subdivision be built inphases: YES dco |f YES, how many homes in each phase Dm you anticipate selling finished homes or just lots? Lots |f homes, what mix of bedroom types do you anticipate? Studio Phase 1 Phase 2 Phase 3 Are there any other special features within the development (green building etc)? Affordable Housing Proposal: The Lakes at Valley West Phases 5 &6 Proposed by Kilday&Stratton, Inc. on behalf of The Lakes at Valley West These homes will apply to the Lakes at Valley West Phases 5 &6 Affordable Housing Requirement Home Location: Lots 7 &8 in Phase 3 Lot 7: 2 Bedroom/2 Bath Townhome 852 SF 80%AMI Mortgage $169,911 Down Payment Assistance $ 10,000 Buyer Minimum Contribution 1000 AFO Allowable Sales Price $180,911 Due to the fact we are providing a 2 Bedroom/2 Bath product that can feasibly be purchased by a family with a similar income to a 3 Bedroom unit we will be requesting an additional category be added for this product and that the maximum price be increased to$199,500. Proposed Sales Price $199,500 Lot 8: 3 Bedroom/2 Bath Townhome 1044 SF 80%AMI Mortgage $214,793 Down Payment Assistance $ 10,000 Buyer Minimum Contribution 1000 AFO Allowable Sales Price $225,793 Proposed Sales Price $225,793 Additional Requests: - City/HRDC to provide buyer from waiting list. Marketing requirement for builder to be removed in its entirety. - Impact fee subsidy to be repaid by Buyer upon future sale of home. - Down Payment Assistance of$10,000. Subsidy to be reduced by$2,000 over the first 5 years of ownership and lien removed completely after 5 years. - Buyer Subsidy Recapture to be eliminated in its entirety. - 3 day permit review criteria will be requested including the provision of the same expedited 3 day permit review for a market rate home in the future for each affordable home. The Lofts;Lots 718;Phase 3 7/29/2017 Lot 6 Lot 5 Two Bedroom Three Bedroom Appliances $ 4,000.00 $ 4,000.00 Cabinets 4,200.00 5,400.00 Counter Tops 1.500.00 1.600.00 Backsplash - - Install 700.00 700.00 Cleanup Services 300.00 400.00 Concrete Flatwork 3,100.00 3,100.00 Asphalt Project Management 7,500.00 7,500.00 Crane 300.00 300.00 Drywall/Plaster 3,000.00 3,600.00 Electrical Fixtures 350.00 450.00 Mirrors/Fixtures 500.00 500.00 Electric Rough/Trim 6,700.00 7,80000 Engineering/Survey 1,000.00 1,000.00 Equipment Rental 600.00 600.00 Excavation 6,300.00 6,300.00 Fireplaces - Wood Floor 3,100.00 2,900.00 Tile Floor Entry/Laundry/Baths MasterBath - Carpet 1,400.00 1,950.00 Vinyl Foundation 6,600.00 8,100.00 Foundation Sealing 900.00 1.100.00 Garage Doors - - Garbage 250.00 300.00 Gutters 900.00 900.00 HVAC 4,700.00 4,700.00 Impact Fees Insulation 4,000.00 4,600.00 Insurance 450.00 500.00 Labor Side 4,500.00 5,600.00 Labor Soffit Labor Install Top Decking - Labor Decks Frame - - Labor Frame 8,400.00 10,300.00 Labor Facia - Labor Interior Trim 1,800.00 2,200.00 Materials Framing 8,500.00 10,500.00 Roof 2,500.00 3,000.00 Sheetrock 1.600.00 1,900.00 Trim 1,600.00 1,900.00 Closets 400.00 400.00 Doors 3,700.00 4,100.00 Facia 300.00 340.00 Siding 4,500.00 5,500.00 Windows 1,600.00 1,800.00 Trusses 4,000.00 4,900.00 Floor Trusses - Painting 7,500.00 9,200.00 Permits 2.000.00 2,000.00 Plans 4,000.00 4,000.00 Plumbing 8,900.00 8,900.00 Power 1,250.00 1,250.00 Roof Installation 1.350.00 1,650.00 Sod 2,500.00 2,500.00 Sprinkler 2,500.00 2,500.00 Porte Potty 300.00 300.00 Construction Cost 136,050.00 152.940.00 Contingency 6,802.50 7,647.00 Construction Fee Land 48,000.00 48.000.00 Total Cost $ 190,852.50 $ 208,587.00 $ 399,439.50 Proposed List Price $ 199,500.00 $ 225,700.00 $ 425,200.00 Total Cost $ 190,852 50 $ 208.587.00 $ 399,439.50 Sales Commission $ - $ - Return on Investment(ROI) $ 8,647.50 $ 17,113.00 $ 25,760.50 %ROI 4.53% 8.20% 6.45% i� �I I'I �r 7- 1�71 !lflf, J� 1 ' . e i N �t \I 1-HR COMMON WAIL REQ'MTS, GENERAL NOTES REFER WALL SECTION ON 21A231N ADDITION TO NOTES BELOW I CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND)OB SITECONOIITONS BEFORE COMMENDING WORK AND SHALL REPORT ANY DISCREPANCIES TO THE ARCHITECT. OftIESIGNIJ 2 GENERAL CONTRACTOR TO COORDINATE ARCHITECTURAL DRAWINGS NTH MECHANICAL,ELE-ICAI,AND PLUMBING • (2)2X6 WALLS SEPARATED BY 2'AIR SPACE STUDS 016D..C. R•21 FAICTIONfOFIBEAGLA55BAR INBOTH WALLS A111,0IE CODE" • 5/B•WIIMIXN2NIAOITACE OF STUD,(4,LAYERS TOTAI,CAULK PERIMETER, 20121NTERNATK)NALAE5IOENTIALCODE Isuis NIN1IHA9fiI EXTERIOR LOCATIONS, 2012 UNIFORM PLUMBING CODE TESTEDN ACCOADANCEWTEH ASTM E l I90R UIL 263 20121NTERNATIONAt MECHANICAL CODE WALL5RALL NOT CONTAIN PLUMBING OR MECHANICAL EOIRPMENi,DUCTS OA 2014 NATIONAL ELECTRIC CODE VENTS IN THE CAVITY OF THE COMMON WALL 20121NTERNATIW FUELGASCODE 'w • THEWALL 54ALL BERATED FOR FIRE EXPOSURE FROM BOTHSIDE5 AND SHALL 20121NTERNAMIAL'Il"YCOIIEIIITIINCIDE v1 EXTENDTOAND BE TIGHT AGAINST EXTERIOR WALLS AND THE UNDERSIDE OF THE ROOF SHEATHING DESIGN CRITERIA • ELECTRICAL INSTALLATIONS SHALL BE INSTALLED IN ACCORDANCE WITH LAC SEISM IC ZONE DO en HAPTERS 34 THROUGH 43 PENFERATIONS OF ELECIRICALOUTLET BOXES SHALL 90 MPHWIND W BE IN ACCORDANCE WITH SECTION R3024� • -— 0 PLAN NOTES w 3 �" a[PROM HC--NDLLOHCOREUOOt SC.501O0W0= 4'-0' !►•0' _ 1. CODERS)BETWEEN GARAGE&HOUSESHALL BE 20-MINUTE&EQUIPPED WITH SELF-Cf•p Y•r il'•f INSTALL NSTAL IIrGOEWCE rpTl 11P•R M•f 2 INSTALLLE1 GWB111 @ WALLS&UNDER-STAIR SURFACE INENCLOSED 1n m f•Z• 7-�• T•6' i•p T•2' f•f 6- 11'•f !'C 7•p WHERE HABITABLE UNDER STARS In A/1 ^ 9• T•1T p•4• r I• y S•2' !1T l•f 7.10' �+ 3 WHERE HABITABLE ROOMS ARE ABOVE AGARAGE APPLY SIB"IYPE'%'GWBONpp�R GARAGE CLUNG&1/2•GWB ON WALLS SUPPORTING FLOOR ABOVE RC"���J p� •d 4. FOAM INSUTAMN SHALL BE SEPARATED FROM THE INTERIOR OF A BUILDING 6N6 PoST,ttP. BY AN APPAOVEDTHERMAL EARNER OF MNIMUM I/21NCH GWB OR A _ �-1 MATERIAL THAT15 TESTED IN ACCORDANCE NFPA27SREAMAB WTYPICAL 5. PAOVIDEFNEBLOCKING VERTKALLYAT THE CEILING AND FLOOR LEVELS& HORIZONTALLY AT INTERVALS NOT EXCEEDING 10 FT. AooP �-6%6POST,TYP. yN E COVERED (I 11 •-r---- - ---- ' PATIO I Y FGflE55 WINDOWS /^ I; COVERED j ALL SLEEPING ROOMS SHALL HAVE A MEANS OF EGRESS DIRECTLY TO THE OUTSIDE PATIO VIA A DOOR ORWINDOW.EGRESS WINDOWS SHALL MEFTTHE REQUIREMENTS OF IAC201A ICA ON A310,1 MECH 1 I I 4•SLIDES SI L CONRAROR TO CONFIRM SIZE&TYPE OF WATER HEATER SET HEATER IN /'• I 'EGRESS F' p1/2'DEEP 24 GA GALVANIZED STEEL PAN DRAINED w/3/4'INDIRECT WASTE IF E WATER HEATERS SHALL BE ANCHORED OR STRAPPED TO PREVENT (7'-4')HEAD T, HORIZONTAL MOVEMENT 76'XM• 2 ELEVATE WATER HEATER 18'MNIMUM ABOVE GARAGE SLAB TO ANY SINGLE HUNG 6• I ' 0•%4A" ` EL EVENT giSWR(N THAT MAY SPARK (T-4')HEAD �� i I ' SLIDER T $� 3 A PERMANENT CRAWL SPACE LADDER OR ATTIC SPACE PULL DUNN LADDER 30130 CRAWL EGRESS A BED e C IS TO BE INSTALLED TO ACCESS THE HEATING UNIT OR BOILER. SPACEAC(ESS I BEDS m 4 THEMgNWUM CLEAR TRAVEL PATH FROM THE CRAWL SPACE OR ATTIC v-4')nEAo a 10-0x10-3 LIVING/DINING M s 9�X10-3 ` ACEESS MAXWENING TOTHE NFATING UNIT OR BOILER 1520 FEET. �'LL e - b I IF' 13-4X 11-6 t 5 PROVIDE LIGHT FIXTURE CONTROLLED BYASWRCN LOCATED AT THE _ y CRAWLSPACEACCESS HATCH&A RECEPTACLE OURETSHALL BE LIVING/ 3'T m BOD ) J 3-6" T•11' 7.10' 11' INSTALLEDAT OANFAATHEFURNACE 4'S' DINING f•r � I.TEMPER GLALNGAT LOCATIONS SPECFEDINLAC2012A30B9 s. 1e-8x tat �4rXW"C Y^ I 4B'.TTE HC - 5I/B'%9' qe,r' 5GSG — ENERGY EFFICIENCY GL_ULAM,ABOVE CSC R. HC _ ELECTRICAL _--- - 4_'__ )♦'Re0• 2012 INTERNATIONAL ENERGY CONSERVATION CODE i METER - b _ S•0• T•10'L; I - _ F6'q' TEMPERED �� MONTANA CLIMATE ZONE 60 FUII llh 1' COVERED TEMPERED , I iI.-�4A..' _ b IHC .«� COVERED ; b INSULATION AFFNESTRATNIN REOVAUIFNTS BY CONIPONFINPATK) ITE %op y I I A�-! CEIDNG FLAT: FLAT R-09 �'ISCBAVAULTED R-30 •" WALLS: ABOVEGRADE1EPAA1915°FCKITCHEN ��' '- FLOORS: OVER UNHEATED SPACES R-30 Ab7-9X 13-6 48x BO• _ '-T.f'T' PER IM TEASUSFOR4FT. R10 HC - -F- a b EKTERIORDOORS R-3 WINDOWS AC'�a NF UNIT RATING z U432 - ELECTRICAL 30n30 CRAWL � IC �$ m II• Y•1 4'5' f: SPACE ACCESS A•11%4-5 i METER HEATING SYSTEM ENERGY FACTOR RATING OSB e - I 2 ( r 11_ °i HEATING SYSTEM ENERGY EFFKENCYAATNG IB% A � ' _ x 21 P (AFUE FOR GAS;HSPF HEAT PUMP) +� a Q' M BED 1 y 11•o S a 19'-7• BATH s� 12-0xea ti �` - R - -` x A. ^ � � 5-0X9.4 ♦ T covEAED MASTER BED l;a KITCHEN cARPDflT o, .=� .© Sc �suoEn 10-8x12-0 BATH O b 9-zxn-la uonT 2B'FN' EGRESS 5-0%B-0 _ ff•A,N� 60'X 48" . )GA42' SLIDER SC y}, i I STORAGE b EGRESS 2B•x&0" IG .--', • �raW-I-- - W vrlwa I 5-0X2-6 a, 32'xe0' I STORAGE L 1C 6x6 PlnT,TYP, z 7' 5-4X 2-6 2 SINGLEHUNG h. C _ ^ I (7'-4')HEAD -'719 &- PARKNGi 3Y-eD' PANNING '? 3:)LL 4 S1F MPLAAALAAARaA'F F—+ _ ml� -'Y---- ------ —+ Ip•C f.7' t 4 6 3.D - 4--6, E. t1.i P•p IY'f 1 Ia.R' r•r i 9.6' r.a• 6,0. I 63'-6' lI{ 370' ^" FLOOR PLAN 852 SF 1,044 SF r FLOnR PLAN 1/4'_ 1-V All AUGUST 3,2017 33'-0' a GENERAL NOTES B'-B314' lI•iBfY I. MLAMISHAEPOATAWDRWANOESTO I0'-23I4' la-il � 9'-23/4' UMKCMWNMWO 7HEMIOIIECF. 1 .x z (aauL(alnNA(TDArocaapnATEaxMIEauAALDAAWINcswnx I MECIA4NKA4RECIMCAIANOPLUMBWG 12'OM,S 0142--E' I21NCRETE L O OARS.SBON3)14B RSLkWNY,TYP. APPIICAIIECODES• M / FOOTINGW/(3)14 BAMFAWAY,TYP. 2O1201ITNNATIQVALRFSUB71OALCODE W 20I2UFORM PLLM 14G CODE20 .� O1INTIENTIONALMECRAN 4 NATIONAL EUECIAK CODEKALCO[IE p 012 PITERNATIONALFDELGASCODE 3 fr __ - _ _ _ _ _ N 0SMICZ1NAlI0NAlENFAGYCOMiFW/AININCODE SEKMICIONEDO 9OMPHENDk Y B-CONCRETEWMIW/F4 ENERGY EFFICIENCY CONCRET WOOTINGUAEDTO I6'XB' -VERTICALBARS@1B"o<AID-CONCRETE FOOTING W/12114 _ - _3Ox3O CRAWL _ _ CONTINUOUS BARS,TYPICAL PROVIDE NHORQ@1B•oc:TYP 2O121NIER4APANALENEWYCLXSFAVATION CODE SPACE ACCESS - MONTANACUMATEZONES1BLOCKING BETWEEN JOISTS----- -- 16'x8'FOOIINGwll2114--- _ -_ - _.--_-_ - -- -_ CONTINUOUS BARS:TYP. CHUNGELAr: FLATRiVAULTED Add WALLS'. ABDYFCAIADE i21 WEAORDLfl10l - BASEMENTS WISCAWWl R-ISCONT. _ CMWLSPACE R-19GNIY/NISCONT FLOORS OVERUNEATEDSPACES R-3O - - UTIRfAWNCA �' GASFIAED FORCEDARI FURNACE ----- � PBIBAEIBISMWFgNFT. WIO----- KONTAACTOR AIRFWSQfi_ ❑ ---- ------ -_ --_-_-_ INTO OU IADC-SUMOROVIDE STpM _ WINDOWS XFACUNEWIING U032 1----AWITOd1ISIX-SUSPLWA'AIFA -ti•-_-_ - _ _ -_ WATERNFATER ENERGIFFACIORMTNG U51 _lRt1YMNMMIIfECiMpp 16'XB' ABOVEGRADE t '2 HFATWGSYBEM ENERGY BFIffNCYMTWG 7B% COMGMIEfOONNGNARMM -®•-- b WIEFORGAQHSPFHEATFUN% CONTINUOUS BARS,TYPICALPROVIDE BLOWNG BETWEENIOISTS- --_- _---- - -- - - - - - -- F ° FOUNDATION NOTES B°CONCRETEWALLw/N GAS-FIRED FORCED AIR FURNACE L.J VERTICAL BARSo-c-Ty-AND = - ICONIRACTORTO OVIDEC COMBUSTRM SIZE&ION __ '1 _-------T-_--- O M4HURIZ@INGW/TVP. FLUE LOCATION)-SIDE-SUSPEND'MIN __-,I_ TIE REOINFMBOS BUM ARE MMMUML CONOU[iORSHALLPREPARMIS& CONOINUOUSB W/121N FLUETOOU15-SUSPEND 6'MIN, -.--- - SREFOORNGSBASEOONCfO1EUNIGIRC(OMMENDAiIONS -COMNUWSBAM:TYP.-_ - _-_-_-- SONCR I. CONCRETE SHALL BE RATEDAANMUMOFZSO0PSI b TO6FDRLOWMLOYSTELLWONAMMUMVELDSMBMOFKM _ _- - { 1 SIMLSHML[OAPLYWIIH7IER[OUIRFMBO5OFASTMA 2O1tB'CONC.FOOTING w/ y NCONT.-jYe,yMpjg-_ __� ..1 PSI.SPIICEIAPNEEDSMIE3ONCHESMUNILEAFYERNREBM _-_ -- -IzI COMMON wuL - --- ' PAONDEVEWARMFOR GBM6WDHSBSMCHOOILMANTMN3' 12'GONG WALL w/a4 VERT,@ CLEAIWNCEMSOTS. •————— - — _ _—_ _—_— _. _ — ,h' _18'o.c.AND14HORQ@I0' ._ _ __ FOOTNGDEPOF t FOUNMTpNWALLSFORSPWSTMWOODANDMEFALSTLMrIES p I ❑ ——_—_— _ — _ _—_ _ — _ ._ — "1 _ — _ _ —_ _ _ _—— —_——— ARETDEEIOBFDAM OF3 FEETBE BAND LOWFGRADETOTHE FOOTRIGS 2 MULTFSTOFrfAWMASONRYSIRUC1UREFOUNDATgMMETOOnENDA ONWIUM OF4 FEETBBOWFPNMGRADEMT EBOMMOFIM FOGIFINGREMAREIAIENTS 1. SRIGIESroMFW1Nfh 6'MPF.OFPOIwIL21N BARS b I' 2 MSrMFOOnNGRIS•MNWDTIGB'MNDEMHYdMI40ARS 1 Y. BASEMEMFOOTNGSSUPPOUMAgWdESIORY.EMMDEPl" PRONDEAENfORCEDINCNENEDSLAB _ _—__— S 3. EASEM� SIM ENfFOO1NGSPORRAG1WO5ropIE5;I]'MRLM7D11GBWUi l UNDER 51OAAGECLOSETS,TYP. MIN7 DEPTH WW54MRS PAOVOEAENFORCEDTHCIENEOSLAB 12'DWSONONBFWYD112)NVEATICAL I 4. FOOTING PROIECNONS SHALL BEAT LEAST2'MINIMUM AND SHALL NOT UNDER STORAGE CLOSETS, BARS.SET ON 2'-012'-0'x8'CONCRETE fOOTINGANDTNCEED THE �OF EffTHE FOT14 BETWEEN ELLE EDGE OF THE 3OO1N0 WTW 04fmu WAY.1YP. ILAt- S FOOTINGS SHALL BE SUPPORTED ON UNDISTURBED NATURAL SOILS OR ENGINEERED FILL 26'-31/4' 26'-3114' 75tl' FOUNDATION WALL REQUIREMENTS 6-6' 26'-6' 26'-6' 1. WANTS SUPPORTING I.57ORY:6'MN.WIDTH w/MIN.(2)14 BARS @IB'O.0 !1'•a - -� ��� 4 � VERTICALLY&HORIZONTALLY L 3'-91/4' _-- - - 3&-0' 2 WALLS SUPPORTING OR<.&'MN WIDTH w/N BARS @IB'O.(. 4(•a VERTICALLY&HORIZONTALLY ICI 3 THE TOP HORIZONTAL BAR SHALL BE PLACED MAXIMUM OF 12'BELOW TUPOFWALL NOTE: I.ALL STRUCTURAL CALCULATIONS ARE THE RESPONSIBILITY OF THEBURDFAALLSTAUCNRAL(OMPONENTS SHOWN NO.UDNGIOGH,tIAMifdlpAlpNYMlLS&FOOTINGS SHALL BEVEAFIEDtY11E BLOOM(WCOMPLMNCE WITH ICI CURRENT BICAEOUIRMENFS AND AUTHORITIES HAVING 1URISOCTIONPANDRTOCONSTRUCTION 2,BUILDER SHALL SIZE ALL CONCRETE FOUNDATION WALLS FOOTINGS BASED ON GEOTECHNCALENGWEERS REPORT& RECOMMENDATIONS, FOUNDATION (D FOUNDATION PLAN A2•2 - AGGUST 3,2017 A GENERAL NOTES I CONTFACTa SHALL VERIFY ALLDIMENSONS AND JOB 57E CONDRIONS BEFOFECOMMENCNG WORK AID SHALL REPORT ANY DISCREPANCIES TO THEAKHRECT. l GENERALCONTRACTORTOCOOIDWATE ARCH TECNPALDRAWINGS WITH MECHANICAL ELECTRICAL,ANDPLUMBINC, APP i_UMF aMPLUM 20121NTEIRIATIONAL RESIDENTIAL CODE M 201Z UNIFORM DLUMBPIGCODE W 20121NTERNATIONALMECHANICALOODE 2014NA 1LELECTRIC CODE 7DIZINTONATNINALNEL GAS EDTE r 1 • ASPHALTSHNG MU 51T01(TK R00FBGUNNRLAYMINTa,4r 20121NTEANATIONAL ENERGY CONSERVATO it. W • ENGOSBover �S• ENGWFEIED CE&WATER SHIELD FEEFFF-W/R49NSULATON SEISMIC ZONE DO PROVIDE WALL ATEASHDLES&lrEACHED OF EACH VALE 9OMPH WN0 FXTERgRWALLATAIL EAVES&1B'FA(H SOE OF EACH VALLEY yLC`�Q7y"1 - BAFFLE TO MAINTAIN I'MNCLEAR VENT 0 - UNDERSDE OF SHEATHING SPRAY FOAM URETHANE AT EAVES — S/B'GWB TYPE%4'4Y EA,SIDE DROPTRU55ES FOR r NO RALLOWOOF PEN PENETRATION SIDE OF / - OF COMMONWALLTYPICAL S/B"FORGWB 1 CDMMONWALL rF"��nLAT�"HOLD DOWN 4,-I, \,4•-I' 1 MR COMMON WALLREQ'MTS. Aae REFER WA LL SECTION ON 21A2.3 N ADOMNTO NOTES BELOW b OM1O[SK410HSR03NYn-n.lams4AYtuR6an� 1 --2%9UBFASCIA COM.2%4 —� (2)2%6 WALLS SEPARATED BY 2'AR SPACE STUDS @16'O.0 ` NAILER IYP. R-21 FRICTIONFITFIBERGLASS BATT W BOTH WALLS • Sir OWN TYPE%ON EACH FACEOF STUD,(4)IAYERSTaALCAUIRPaAtTR,�—PAEFWSHEDMETAL GRIP (SUBSRRTIE FIITEAORGYP@EKBEIRMIOCATIONS) 1%BPAINTED A9AATECW/I%d TESTED NACCORDANCEWRHASTM E 1190RUL263 5HADOWBOARD WALL SHALL NUT CONTAN PLUMNNG OR MECHANICAL EQUI NENT,DUCESOR VENTS IN THE CAVITY OF THE COMMONWpLL PREfWISHEO VENTED METAL SOFFIT THEWALL SHALL BE RATED FOR FIE EXPOSURE FROM BOTH SDESAND SHALL NENfRATWGOPENINGS SHILL IECOAIOSgN1iE56TANE,WITH I/B INCH E%IENDTOANOBE TIGHT pGAWSTEATEAgA WALLS AND TIEUNDFAA0E0FTIIF MWVAUM TONINCH MAXIMUM OPENINGS PER IC AB06.11 ,Y RODE SHEATHING, \ 5E1OEEAR.THIS SNEFE IaAIRLU ELECTRICAL INSTALATONSSHALL BE NSTALLFDNACCLNNANC.EWIIHINC 1 NWNNO RATED SOFFITTINS CHARTERS 34THROUGH43.PENEIRATIM OFELECOINALOUNETBOXESSHALL REIN ACCORDAIKEWOHSECT ONR3NA - ATEATR SS-TYP 50N HI,HL5A,a5A1 1 7E ATFA1RU55.7YP 51E'GWB TYPE EACH SIDE OF TRUSSES, - ` pl2%IDttP•UN.O NOTES, 1 mEtOroROOFacA {1 X--- 1. WALL SHALL NOT CONTAIN PLUMBING On MECHANICAL PANTED COMPOSIIE7AN-TYP "OLD SURFACES lN'NIOYN3![LANTIN EOUIMENT,000750AVFNTS IN THE CAVRYOFTHE SURFACESAND IN STALL ACOUSIKSfALANTIN 5/8'GWB OVER COMMON WALL GAP,TYPNAL VAPOR BARRIER 2. ELECTRICAL INSTALLADONSSHALL BENSTALLED N I ACCORDANCE WITH IAC CHAPTERS 34THROUGH 43. Z%6 NALEAS PENETRATIONS OF ELECTRICAL OUTLET BOXES SHALL BEN _ RATDPLYWONDFROUSSIB'FlAE * —VNYLWNDOW.TYP,SEE PUNS& - R-21 FR%lION{ITFIPERGLASS SUBMITACCOR IEEEANCE EXTERIOR GYPSUM 9 RATED PLYWOOD FROM TRUSS NEEL ELEVATIONS FORTYPE&SQE 3 SUBSiRUTE IXTERDA GYPSUM WALL BOARD 1YP IN SNDCAVTIIES, TO FASCIA,PROVIDE DOUBLE 2% - ROCK NGBETWEEN EACH TRUSS,TYP, 4 I/2'GYPBID over "Ey VAPORBARMHR SONG(SEE ELEVATIONS)an •• PROVIDE I-HRFNERATNGATROOF Y AI FILTRATION BARRIER on 2%65TUD5@16'OC. _ PAO1K710N52-SFEEr FROMTHE - - 1/TO5B5HEATHINGon 1,1, - PROPERTYLINEPERTABLER302.10) 2AWOOD STUDS If 16'o w/ g - _ R-21 INSULATION 1� Ile PLYWOOD SUBFLOOR GLUED&NMLEDTO 11.7/9' y SIB'GWBTVPEKTYP. H1OWS@ lVx-TYP —OPTION I:CONTINVOU55/B'GWBTYPE '%'ATUNDERSIDEOF RAFTERTANS SPRAY FOAM INSUUTONATHMHNSE �I - - - -METALFLASHING OVER AIL R-2IFMETGI-SBATTAT HORDONTALTRIµ TYR. RYAJTHS TYPICAL ALL n RATED SOFFIT DETAIL — 2A6 P.T.SAL PLATE MY SILL SEAL FLOOAS U 3/4"=1'-0° . / -FASTEN SHEATHING TO SILL -i- �— PLATE w/IOC,@6'oc-TYP >•. I/P L� 6M.AN(310 TE PLATE WASHER@4B' cTYP(N3l15TO BE LOCATED NOT MORE THAN 12'OR 5/BGMBTYPE%ATRN 77rrr LESS 7 BOLT DIAMETERS FROM PLATE SECTIONS)' � BOARDS BOTH SDES,TYR I•- ��_ _ fMNDT MN `.r=••A.-, `\—CONTNUOUS RBA BOARDS, I-- B'CDNC WAII W/04 HORIZ.& TYPICAL I11-1 I I_ VERT.I IB'o,1:TYP .I�,p• P.T.2XIS .�'1(• 'I'�r l'I>—� — BITUMINOUS DAMPPROOFING TO GRADE R-15 MN,BSUTATIONw/CONT.VAPOR I 41 BARRIER —� VAPORBARIER,OVEAIAPARNT56'MIN& SEAL,EXTEND UP WALL6•AND ATTACH TO WALL 16'x8,CON'CFOoTTNGW/121NCONE:TYP,VERIFY CONCRETE FOUNDATONWALL PER%AN W WRH GEOiE(HNKAL REPORT _T 11`j�j_ CONCRETE FOOTING PER PLAN I 1� COMPACTED STRUCTURAL FILL UNDER FOOTINGS r• o o I_'�IPERGIACT ENTS LRECOMMENDATIONS& - 4 1-1 1 1 i— blk. If II""1 11 ,E=1 11-1 11-1 I I-f� l I ITT WAIL U WALL S-0ECTION-I-STORY n 1 Hlt COMMON WALL SECTIONS 3/4"=1'-0" A2.3 AUGUST 3,2017 Lot 7dr8 IRC Braced Wait Design -20121RC Mtmmum T0t11RWulred NInlmum Tolwlft .1,d Mlnanumparol Number o/ 91ary Wall Braced Well Braced WAIT RpltlnO t of Parole per µeXYnum pacing length Df Panele(A)Table Length d Paneb(M1)TAWo Mae Ad acenl peer Lo th R Tehle Number of Each vamt Type BWL TROAvr Number Nel ht R Length Type Rt01.10.2.J' belw•sn BWL(i R002.t0.J1 °g (( Numbervl3harc Short Panel Touil BWL ! 1 1 9 )0 C}uv3o 7 RW2)A J nbl Ns h In R007105 A B [ D PaMIpN Rf07.IQ5kftlh 7 1 I q 17 },0 3I rANt PO 7.) 7 M1 PonNLenath rW raNlWDwll�eeanlremrACtteJ w[m MµlANruKn(e wul nlulA: 10 CS-GB 7 Il }a 3.1 MAX 60 1 I ' _34 IK s ADJUSTMENr I 3 1 9 TB CS-GB 7 SD ]•1 MAX PD )I y -Tom., • 1 1 9 lU 646 J ADJUSTNEM STeNY/ 111p1r 1- APPLICABLE 11 }I MAX BO [ a CONDIrXON Ime 3 1 1 9 10 CSGt 7 5,�, : J MSED ON SUPPBNITNc I 11 3D d ham T.W. METHODS e I I 9 3.1 I.IAX PO )7 -- - 1D 1 aiNst s,p ) .• "°°hi,9:.'a10:y°y 1 9 66 4WIP 11 9'1 MAX eO )1 ) 1 7.3 7 1 I u BD 7•R Qleil a 1:a - - tMAX BO 1 :1 11 bazl A 06 Myy} ) 11 to 7.T A1AX to P 1 1 1 S1 ISwsp WSp 7 12 7f 1 1 12 ^^ 9D 7.7 MAX R0 )I I .. • 1�:., Table_ Notes 1 Il 'vale" str�e C 1: I30 p Mwibe ► 00 Table Key pyPes C l.he 1, nor 5eglon REO?10).]farad woe loaf 16-0'In IapU1 ar bee andl MYo p)panel of 48`or more or(2)braced panels of any size, p w� 2.Braced -If Rne ra"pa T.N.R602-10.1 3(2V.W M.speeing for DO Gaisw r-)If between 25'and 30':Table R602,10.3(3)value multiplied by 12(Table R602.10 3(q)). Type A=CS-WSP 4B'Min S 10ln1 Q, J r 1 3.Adim mini Nina por IL00210 ag,par TAW boor carver 1 an 7a•0'owl mph ng)Ana Red mlr -o t 1'Type B=CS�B%" in 2a 1.0 1•e M 4. tin told Ienpttl of aWl.Mro!r par Tnde ROO?.10,J(1)and(3)For 90 mph and 00 w 6.M.Re I numhothber of of pan is parrot per TableRE S.10 0 51a CS WSFe w1d CS'Eig Type C=CS�PFIH gs`Mln °es 6 Req numbs of panels per BWL per R603,10 2,3 Type D=vFH vehi erm.nd9. Rad 11 Oaa Ls ha[ 11s A''•A'Nz 7 Gar n r Ontflonario riocri p r per re RTabl R610 10 d 20 feN I av r 1 B.CornerGUmcliperFigurem1 f07 ese W a-PGy manols sal per Flguro itn length10 ?•R607/0.5A 1a feN 1.00 10 Gyp panels anvil sera a8'mh length apd+z"awe Ls'.N 1 1.10 Nirsmeml MYsla3' 19 eN `.00 � ) 2) .. -�.���.��-----•-_ 6 T-�Y areeN car rue --tar, "11, k'Wr-goo- ma�Wed gemd-dorm Tpp Nary mlv Md[detihm a 0e0 ffi,PCP,HnIn Pendbf:B,w5P,5FB,min s.,_ � ypsum Nhr.-I AIaera n�Nan Iw and� lh 1w Anr srNr s IN LaD_Ov c[wYVl-me 03AIIne nlaLN 1 BRACED PANEL SCHEDULE i f __ I s EEN fls3ans L.3�4 31ed1s __•_--_- -I' i• A SNDS@76'o.c Bd NAILS 6'0cIEDGE7 Al2',IFIUDI 1 III( B S7UD5@16oc MAX I•IN'SQIEWS 7'acIEDGO&7'oc.ffgLDl ININCHES I f.- - FI-Q _ -- _�' ? ( �WSPNGTH NOMNAL IM S(AEWS 7'oc IEDGE)57"o.c ffIELDI --�' -�-•' - - - - - -- .._��_� g�GB1=112'GWB-ONESIDE - AY LJ I �_ •y _ _ - . _ ____ __ - _ OSB,ONE SIDE GB7=GWP-BOTH SIDES 1, VSP'ORR5TOWO5 L 'WSPAEFEASTOWOODSTRU(NRMPAfFLBRAUNGMEIHODPBIINC TABLER60210A SEEDETALI/A41 1 2 'GB'RBEASTOGWSUM BOARD IRKING MEM00 PFAIACTABLE C. I I ?II R60210Y SEEDETAKYA4.1 I O O 1 'ABBC REFERSTOALIER 11PACEDWABPEI HICTABLER60d10.4 I1 I I�TI i}� 1 SEEDRALBMI i i I OA I• I I`y =('� �� I 4 PRI'R l DIXSTOPgaALFRAAEWIMHOLD-0OWNS PER 1A(TABIE A607.IOA SEEOETMLVMI Al•W3►•WALL R16KNfibTttA�LR60210.5 1 H<60' =min 27"bracing panel r O I I I .I li 1 • l {{ r I 1f I i i I • TASXRepas MlOffrsl°CAMUSTEnr FA[ STOT upnuhurwrxaweuEuaxc HE AF JVSYMENT 1} ACTOR'b 1O BMW 1 OI ' I OI 1© AD] I I CONDMM IM.1talylength APPLICABLE O ON:N: - - - - ham TeLle M-05 IN6v;.t0.3(a)M No i 9,I 1 IO 15KBmR3013) AAY Nr'i •I97•0 lee c JS - rThcrlbi16' wih l� 143 AJ .1 I I I O J I- 1 -I prr•di wN l� ]s iee[enas 3o NT{ leer 17 1 11I I 1 I I R p,r AnV stay 30 ISM end 5 31 1.- 1 �� 11 Jiro (ry r, J I 1 psi mf c 15 I�1 `�-.__________.__---_•___�� �I I ii ii ,vat aced toed Any scan• psf GCr -.19z0 rrnels psf 10 4 i �,1 xJ/<Na}die/ gad r4Mw N ew }1• ps/ 11 I 15 psF and 925 G BB. 014TA,V z iti 1°a sRncsn wai�nss�oN hTe x. (y 1 1 NI Inhm Nmr f1 y � d mtinawr FiSCHER uaeyra �;• 11 mpa. p; No.16836PE :Lou: 5 a s, e:w, ,1me � BRACED WALL °�• ` //' o•` ete[l me av111rY See Table M020)63 r,-w5P DESIGN FS �CFNS�•�C� s00, Entity dhn9e in sGC r D,J ed-1hen -. ♦ _•� MIA wruelr A.rron de rare ai 2s fires,xP, `//-`1"//-/, .event brxN hell prods 3-fYA,Cs c rssro AUGUST 1,2017 I h I 1 3D VIEWS A3,1 AUGUST 3,2017 con 12 Q 5/4 X 8 PAINTED MIRATEC TRIM,TYP. [� LLLFFFVVV��� 12• 3•� T,O,WA- 109'- ---- _ --MAR11�P.VF�- lw-0' &SAST /4"-r-r 30 YEAR ASPHALT I SHINGLES,TYP l 11' r 1P" - 1X8 PAINTED MIRATEC PAINTED FIRER CEMENT TAP � FASCIA W/1X4 SHADOW SIDING,S'EXPOSURE, -- BDARD,TYP, SMOOTH TEXTURF,TYP, W T.O.WA_ LL n �I 5IRATEC IN. r, MIAATEC, F+�I _ STAINED'IYPE B. - E TYP F NC — L , �1 ELEVATIONS 514%B PAINTED MIAATEC L-VINYLWINDOW5,TYP, BASE 6%6 PAINTED OR TRIM,TYP. PAINTED 5/4%4 STAINED 6%6 POST,TYP. PAINTED MNLATEC TYP. A3,2 I/4 AUGUST 3,2017TT rT 1' i } t i V1 W 3RE, T.O_WALL ►�j O tf MAIN LEVEL_ 100'-0" KN SOV1H IT 8" -- 12' a]^ �., 1 W I ELEVATIONS n WEST A3.3 AUOusT 3,2111 GENERAL NOTES I. CONTRACTOR SHALL VERIFY ALL DMENSONS AND JOB SITE CONDITIONS TIC BEFORECOMMENCING WORK AND SHALL REPORT ANY DISCREPANCIES TO 1�1 THE ARCHITECT. 2 GENERAL CONTRACTOR TO COORDINATE ARCHITECTURAL DRAWINGS WDH en MECRANICAL ELECTRICAL AND PLUMBING. W APPLICABLE CODES: 2012 INTERNATIONAL UM PLUMBING CODE 7017 UNIFORM HUMBHG CODE W 2014 NATINATIONALMECCODE CODE 2019 NATIONAL ELCCLFIELGDE -- __ - 2017 B0FANATIONALFUELGAS CODE -- �� -------------------- 20171N1EANATONALENERUmNaffm SE GY(ONSFAVATIONCODE i LL��6VyJ+ FF F r 906PHYANEW ELECTRICAL NOTES Q 4- A ALL OUTLETS INSTALLED N FAMILY ROOMS,DINING ROOMS,LIVING ROOMS, ^ PARLORS,UBRAHES,DENS,BEDROOMS,SUNROOMS,RECREATONS ROOMS, CLOSETS,HALLWAYS AND SIMILAR ROOMS OR AREAS SHALL BE PROTECTED III rS �r COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER INSTALLED TO PROVIDE 1` PROTECTION OF THE BRANCH CIRCUIT - - - �P - B.IN EVERY KITCHEN,FAMILY ROOM,DINING ROOM LMNG ROM PARLOR, LIBRARY,DEN,SUN ROOM,BEDROOM,RECREATION ROOAAOR SIMILAR ROOM OR ELECTRICAL LEGEND AREA OF DWELLING UNITS,RECEPTACLE OUTLETS SHALL BE INSTALLED IN ACCORDANCE WITH THESE PROV61MS: RECESSEDCANLIGHT - �® L' 1.RECEPTACLES SHALL BE MSTALLEDSOTIINTND POINT MEASURED HORIZONTALLY ALONG THE FLOOR LINE OF ANY WALL SPACE IS MORE THAN 6 SURFACE MOUNTED LIGHTr, - FEET,FROM A RECEPTACLE OUTET. �}WALL MOUNTED LIGHT ,.»�M� - 6'' 4_e: 2.ARECEPTACLE OUTLET SHALL BE INSTALLED AT EACH WALL COUNTERTOP S ----------- _ -------- 4N/F -- SPACE 12INCHES OR WIDEA RECEPTACLE OUTLETS SHALL BE INSTALLED 50 THAT PENDANT LIGHT (A _� N NO POINT ALONG THE WALL LINE 6 MOM THAN 24 INCHES,MEASURED _ HORIZONTALLY FROM RECEPTACLE OUTLET IN THAT SPACE 0 EXHAUST FAN orFAN/UGHTCOMBMATNIN w�• LZ ) 3 AT UNEASTONECEWITH A LONG DIMENSION OF 24 ILLEDATEACHAERA JJ1I r� COUNTEATOPSPACEWIIH ALONG DIMENSION OF 241NCHE50A GREATER ANDA CERWG FAN 16 - SHORT DIMENSION OF 12 INCHES OR GREATER 0. 1 N� 4 AT LEAST ONE RE(EPTACLEOUTET SHALL BE MSTALIED AT EACH �yL(�n COO L/ PENINSULARCOUNTERTOPSPACE WITH ALONG DMENSIONOF 24 INCHES OR �7T�CEING-NILIGHTCOMBINATION - W. GREATER AND ASHORT DIMENSION OF 12 NOES OR GREATER.A PENINSULAR VVV VVV COUFRERTOP IS MEASURED FROM THE CONNECTING EDGE. N� i.vl FLUORESCENTLCHT OH S.AT LEASTONE RECEPTACLE OUAETTHAT6 ACCESSIBLE WHILE STANDING AT • GRADELEVEL AND LOCATED NOTMORE THANE FEET,6 INCHES ABOVEGRADF, 00� ® SMOKE DETECTOR I CT ---- ---- _ SHALL BE INSTALLED OUTDOORS ATTIE FROM AND RACK OF EACH DWELLING r 1 UNIT HAVING DIAERACCES570GRADE BALCONIES,DKKS,AND PORCHESTHAT CO CARBON MONOXIDE DETECTOR / 4tv 1 j r ARE ACCESSIBLE FROM INSBIE OF THE DWELLING UNIT SHALL HAVE ATLEASTONE r I I �� ®. �•s ; r �' RECEPTACLE OUTLET H5TALLEDWRHN THE PERIMETER OF THE BALCONY,DECK 11 fs F r OAPORCRTH.ECEPTACLESHIIL. CATEDNOTMOREIHANIIEET,6 DUPLEX OUTLET i i C0� ®® L R I €} I I INCHES ABOVE THE BALCONY,DECK OR PORCH SURFACE TLET DUPLE%OU -GROUND FAULT INTERRUPTER 1 I �"& ' 6.AT LEAST ONE RECEPTACLE OUTLET SHALL BE INSTALLED TO SERVE LAUNDRY r l DUPLEX OUTLET APPUANCES, ET-WEATHERPROOF I I ff i� r I �1TOII 7.ATLFASTONE RE(EPTACLE OUAEi,INADDffIONTOANY PROVIDED FOA yS WALL SWITCH I "'/I lAyA� SPECIFIC EQUIPMENT,SHALL BE INSTALLED IN EACH BASEMENT AND IN EACH 4 r J L ATTACHEDGARAGE,AND INEACH DETACHED GARAGE OR ACCESSORY BUILDING WALL SWITCH 3-WAY I I GQ THATIS PROVTDEDWFH ELECTRICAL POWER.WHERE PORTION OF THE Q pQF_f': ___r 4 BASEMENT 6 FINISHED INTO ONE OR MORE HABHABLEBOOKS),EACH SEPARATE WALL SWITCH 4-WAY L a8 I ♦ T j UNFINISHED PORTINSHALL HAVE A RECEPTACLE OUTLET INSTALLED IN WALL SWITCH w/DIMMER / ACCORDANCE WITHTH65ECION. o6Q 1 I_ _ II 8.HALLWAY5OF 10 FEETOR MORE WIFNGTH SHALLHAVEAT LEAST ONE -_ 1I AKEoiACII OUTET THENALL LENGTH SHALL BECONSIDEAED THE LENGTH r - MEASURED ALONG THECENTENLHE OF THE HALL WITHOUT PAS54NG THROUGH A DOORWAYif y� 9.FOYERS THAT ARE NOT PART CEAHALLWAY AND THAT HAVE AN AREA THAT IS F I I GREATER THAN 60 FT2 SHALL HAVE AMCEPTACUDSI LOCATED IN EACH WALL SPACE THAT IS 3 FEET OR MORE IN WIDTH AND UNBROKEN BY DOORWAYS, FLOOR-TOCUUNGWINDOWS,AND SIMILAR OPENINGS. L i i , r, �ZELECIRICAL - W ELECTRICAL PLANS E1.1 AUGUST 3,2017