HomeMy WebLinkAbout18514 Submitted Application Materials
A1
DEVELOPMENT REVIEW APPLICATION
PROJECT IMAGE
PROJECT INFORMATION
Project name:
Project type(s):
Description:
Street address:
Zip code:
Zoning:
Gross lot area:
Block frontage:
Number of buildings:
Type and Number of dwellings:
Non-residential building size(s):
(in stories)
Non-residential building height(s):
Number of parking spaces:
Afordable housing (Y/N):
Cash in lieu of parkland (Y/N):
VICINITY MAP
CITY USE ONLY
Submittal date:
Application fle number:
Planner:
DRC required (Y/N): Revision Date:
Development Review Application A1 Page 1 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS
DEVELOPMENT REVIEW APPLICATION
1. PROPERTY OWNER
Name:
Full address (with zip code):
Phone:
Email:
2. APPLICANT
Name:
Full address (with zip code):
Phone:
Email:
3. REPRESENTATIVE
Name:
Full address (with zip code):
Phone:
Email:
4. SPECIAL DISTRICTS
Overlay District: Neighborhood Conservation None
Urban
Renewal District: Downtown North 7th Avenue Northeast North Park None
5. CERTIFICATIONS AND SIGNATURES
This application must be signed by both the applicant(s) and the property owner(s) (if diferent) for all application types before the
submittal will be accepted. The only exception to this is an informal review application that may be signed by the applicant(s) only.
As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms
and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development
approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special
conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may
be assessed for my project. Further, I agree to grant City personnel and other review agency representative’s access to the subject
site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above information is true
and correct to the best of my (our) knowledge.
Certifcation of Completion and Compliance – I understand that conditions of approval may be applied to the application and that
I will comply with any conditions of approval or make necessary corrections to the application materials in order to comply with
municipal code provisions.
Statement of Intent to Construct According to the Final Plan – I acknowledge that construction not in compliance with the approved
fnal plan may result in delays of occupancy or costs to correct noncompliance.
continued on next page
Development Review Application A1 Page 2 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS
at Westbrook
PUD Concept
30 OCTOBER 2018
The Nest: PUD Concept October 30, 2018
Table of Contents
I. Applications & Checklists ( A1, PUDC)
II. Project Team
III. Response to City Concept Review Comments
IV. Project Narrative
V. Site Data
APPENDICES:
Appendix A: Type 1 four-plex townhomes
Appendix B: Type 2 four-plex townhomes
Appendix C: Type 3 four-plex condominiums
Appendic D: Type 4 four-plex townhones
Appendix E: Exempt Well Letter
Appendix F: Traffic Impact Study
Appendix G: Wetland Delineation
PLANS & EXHIBITS:
C 1.0 Overall Site Plan
Exhibit A: Zoning Map
Preliminary Plat Sheets 1 and 2:
The Nest PUD Subdivision (from subdivision pre-application, submitted for reference)
The Nest: PUD Concept October 30, 2018
II. PROJECT TEAM
OWNER Center Arrow Partners, LLC
PO Box 1633
Bozeman, MT 59771
p: 406.579.5552
APPLICANT Kilday & Stratton, Inc.
2880 Technology Blvd. West, Suite 271
Bozeman, MT 59718
p: 406.99.5603
PROJECT TEAM
Planner Intrinsik Architecture, inc.
111 N. Tracy Avenue,
Bozeman, MT 59715
p: 406.582.8988
Engineer C&H Engineering and Surveying, inc.
1091 Stoneridge Drive,
Bozeman, MT 59718
p: 406.587.1115
Architect dzyn2 architects
3805 Valley Commons Drive # 11,
Bozeman, MT 59718
p: 406.539.5067
The Nest: PUD Concept October 30, 2018
5
III. RESPONSE TO CITY CONCEPT REVIEW COMMENTS
The Nest Concept Review (18-416) received comments from City Staff on October 1, 2018. Below
are the comments along with the applicant responses. More detail regarding the project is found
in subsequent sections of this narrative.
Planning Division:
1. The subject property is zoned R-3.
Response: Applicant agrees with this comment. The minimum density of 5 units to the acre
is met.
2. Pursuant to Section 38.360.240, the individual townhouse lots must follow these
standards. Based on the preliminary layout, the elevations that front onto the alley would
be considered the rear elevation.
Response: Section 38.360.240 Provides the following:
C. For rowhouses where the primary pedestrian access to the dwelling is from an alley
or private internal vehicular access, buildings must emphasize individual pedestrian
entrances over individual garages by using both of the following measures:
1. Enhance entries with a trellis, small porch, or other architectural feature that provides
cover for a person entering the unit and a transitional space between outside and inside
the dwelling.
2. Provide a planted area in front of each pedestrian entry of at least 20 square feet in
area, with no dimension less than four feet.
Alternative designs will be considered, provided they meet the intent of the standards.
The Applicant believes the entrances to the buildings from the proposed woonerf are well
defined and meet the intent of the standards as illustrated. Please advise if staff does not
agree.
3. Townhouse and rowhouse dwelling must provide open space at least equal to 10
percent of the building living space, not counting automobile storage. Please review
Section 38.360.240.E for standards.
Response: All units provide private balconies or porches that the applicant believes meet
the ntent of this section. Additionally, all proposed dwelling units front onto common open
space. The applicant asks that staff review the individual building designs for compliance
and meeting the desired intent of Section 38.360.240.E
4. Requested relaxations:
a. Lot size & width: Staff is in general support
The Nest: PUD Concept October 30, 2018
6
b. Porch encroachment (rear setback): Staff is in general support
c. Wetland encroachment: Based on a meeting with the applicant on October 1, any
sort of structure that would be located within the wetland encroachment needs to be
creatively designed as to not to negatively impact the wetlands. Any sort of pedestrian
pathway has to be ADA.
Response: In response to item ‘C’, the Applicant has modified the site plan to address this
comment. The current plan encroaches into the 50’ wetland setback at one location, for
approximately 60’ for a pedestrian pathway, near the northwest corner of the project. In this
area a boardwalk is proposed to meet ADA standards and the pervious trail requirements.
The Applicant is requesting staff reconsider this condition and material choice as we do not
believe it to be the best option for this situation and location. We request staff to consider
supporting a concrete sidewalk in place of the boardwalk. If supported, the applicant will
request a relaxation to allow the sidewalk within the 50’ wetland setback. We feel that the
access provided by the sidewalk will be better for snow removal and ADA requirements.
5. Pursuant to Section 38.400.090.B.2.c, any lot that fronts onto an alley requires to have
frontage with twenty five feet of frontage on an improved alley and greenway corridor or
trail corridor with public access. Each individual lot will require access to the corridor.
Response: The site plan has been updated and adjusted, but does include townhome units
that do not meet this requirement. Please see a list of relaxations requested in Table 3.
6. Based on Section 38.420.020.A, the subject property requires 1.68 acres of parkland.
Please review the Plat file and detail how Public Park 2 (2.3585 acres dedicated with plat)
is distributed for Phases 2, 3, 4. Please note if your proposed density is greater than
what parkland was dedicated with the plat.
Response: The PUD Concept Plan submittal provides a Public Parkland Dedication
Tracking Table (Table 4) detailing how parkland was calculated and includes an increase for
the proposed density. Even with the proposed increase in density the dedicated parkland
exceeds what is required. This table includes the distribution of parkland for Phase 2, 3
and 4 and is found in the attached narrative. In response to 38.420.020 A.1.a (cash -in-lieu
for density above 8 du/acre) given the size, shape and nature of the neighborhood and the
fact that parkland dedication was exceeded, the applicant requests the review authority
reconsider this requirement. The applicant is also proposing additional improvements and
an HOA maintained playground on-site.
7. Pursuant to Section 38.520.040.D, a 7’ sidewalk is required in front of the parking
area in front of the condos. All internal pathways must have a minimum 5-foot wide
unobstructed surface.
Response: The Applicant has modified the site plan to address this comment.
The Nest: PUD Concept October 30, 2018
7
8.Although bicycle parking is not required for the single-family attached homes, bicycle
parking should be provided to the condo units at 10% of the required parking for those
units.
Response: The Applicant acknowledges this comment and will incorporate bicycle parking
as the project moves forward.
9.If the subject property is within 800 feet of a covered transit stop, a 10% parking
reduction can be applied.
Response: The Applicant is currently working with HRDC to expand bus service to this
area. However, at this time a parking reduction is not being requested.
10. Please review landscaping standards from Section 38.550. 23 landscape points are
required for the subject property.
Response: The Applicant currently preparing final landscape plans for the project and will
be sure to incorporate the standards from Section 38.550.23.
Engineering:
1.The applicant must provide an estimate of peak-hour sanitary sewer demand from the
proposed project. The Applicant must verify that the proposed density and sanitary
sewer flows do not exceed the amount identified in the most current Laurel Glen Lift
Station Analysis.
Response: The Applicant’s engineer will provide this information in the Wastewater Design
Report to be submitted with the Preliminary Plat Submittal. If necessary, adjustments will
be made to the number of lots and restrictions until system capacity is adequately increased
with future improvements.
2. The applicant may use remaining sewer capacity from the Lakes at Valley West
Subdivision after final plat is recorded for that subdivision with the final number of
units and sewer design flows identified. An agreement must be recorded with Gallatin
County identifying the allocation of the remaining capacity from the Lakes at Valley
West subdivision to The Nest subdivision.
Response: The Applicant will work with Engineering Staff and the Owner of The Lakes at
Valley West to provide the appropriate documentation with regard to any transfer of sewer
capacity.
3. Applicant is required to transition the road section including landscaping and sidewalk
for the connection to the subdivision to the east in a safe manner that meets City of
The Nest: PUD Concept October 30, 2018
8
Bozeman design standards.
Response: The site plan has been updated to incorporate this transition.
4. Perpendicular parking stalls will not be allowed along the alley due to the width of
the modified alley. Applicant must consider alternative parking stalls, including angle
parking.
Response: The Applicant requests that staff review and reconsider this comment. The
site plan still shows perpendicular parking. The Applicant believes that the 32’ woonerf
provides the 24’ aisle width that is adequate to accommodate the perpendicular parking. If
necessary we are willing to make this adjustment but ask to revisit this issue with staff as
part of this Pre-application review.
5. Applicant must provide a diagram with truck turning radius for firetrucks and other
large trucks around corners of the alley.
Response: These diagrams will be provided with the preliminary plat submittal.
6. Applicant is advised that existing pond volume on the northwest of the lot must be
maintained.
Response: At this time no modifications to the pond are planned.
7. The applicant must install complete drainage facilities in accordance with the
requirements of the state department of environmental quality and the city, and must
conform to any applicable facilities plan and the terms of any approved site specific
stormwater control plan. The city’s requirements are contained in the Design Standards
and Specifications Policy and the City of Bozeman Modifications to Montana Public
Works Standard Specifications, and by this reference these standards are incorporated
into and made a part of these regulations.
Response: The Applicant acknowledges and agrees with this comment.
8. The applicant must provide seasonal high groundwater levels as part of the Site
Plan submittal. Sump pumps are not allowed to be connected to the sanitary sewer
system. Sump pumps are also not allowed to be connected to the drainage system
unless capacity is designed into the drainage system to accept the pumped water.
Water from sump pumps may not be discharged onto streets, such as into the curb and
gutters where they may create a safety hazard for pedestrians and vehicles.
Response: The Applicant, C&H Engineering have been working in this area for the past
20 years and have compiled considerable information relating to groundwater in the area.
The Nest: PUD Concept October 30, 2018
9
Extensive geotechnical investigations have been completed on the site and the Applicant
is confident that we have a firm understanding of the groundwater elevations. We request
that Engineering Staff consider the information on hand and accept the existing data as
supporting evidence for seasonal high groundwater elevations.
9. The applicant must contact the City Engineering Department (Brian Heaston) for an
analysis of cash-in-lieu of water rights for the proposed project. Any required fees must
be paid prior to Site Plan approval.
Response: The Applicant has included a calculation in this application and will contact
Brian Heaston for confirmation of this analysis of cash-in-lieu of water rights.
10. The applicant must contact the Gallatin County Conservation District, Montana
Department of Environmental Quality, and U.S. Army Corps of Engineers regarding the
proposed project, and any required permits (i.e., 310, 404, Turbidity exemption, etc.)
must be obtained by the applicant.
Response: The Applicant acknowledges and agrees with this comment.
11. The applicant must provide a water analysis with the Site Plan submittal. If a recent
(last 12 months) fire flow test does not exist, the applicant must contact the City Water
and Sewer Department (Erin Shane) to obtain a hydrant flow test in the vicinity of this
project. There are small water main sizes in the vicinity of the project, which may
limit available fire flows. The applicant’s engineer must use the flow test to determine
available fire protection capacity from the system to serve this project.
Response: The Applicant acknowledges and agrees with this comment.
12. The applicant must identify snow storage areas on the plans. BMC Section
38.540.020.M requires snow removal storage areas sufficient to store snow accumulation
on site. Such areas shall not cause unsafe ingress/egress to the parking areas, shall not
cause snow to be deposited on public rights-of-way, shall not include areas provided
for required parking access and spaces, and shall not be placed in such a manner as to
damage landscaping.
Response: Several snow storage areas are identified on the updated site plan. The
Applicant agrees to work with Engineering Staff to provide for adequate snow storage.
13. The applicant must make arrangements with the City Engineer’s Office (Bill Stezner)
to provide addresses for each of the residences.
Response: The Applicant acknowledges and agrees with this comment.
The Nest: PUD Concept October 30, 2018
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14. The applicant must provide an estimate for peak-hour trip generation for the full
build out of the proposed development to determine is a traffic impact study is required.
The applicant should submit the estimate to the engineering department (Anna Russell)
prior to Site Plan submittal.
Response: The Applicant is providing an amended traffic study that was conducted for
the site under a previous application with this PUD Concept submittal. We request that
Engineering consider this information based on the similarity in unit count and inclusion of
the new HIgh School. The applicant requests that an additional traffic impact study not be
required for this project.
15. The applicant must prepare plans and specifications for any fire service line in
accordance with the City’s Fire Service Line Policy. The plans must be prepared by
a Professional Engineer and be provided to and approved by the City Engineer prior
to initiation of construction of the fire service or fire protection system. The applicant
must also provide Professional Engineering services for construction inspection, post-
construction certification and preparation of mylar record drawings. Fire service plans,
and domestic services 4” or larger, must be a standalone submittal, separate from the
site plan submittal. City of Bozeman applications for service must be completed by the
applicant.
Response: The Applicant acknowledges and agrees to this comment. Based on the
current site plan the Applicant does not believe fire service lines or fire protection lines
will be required. However, if they are they will be designed by a professional engineer in
accordance with the City’s Fire Service Line Policy.
16. A ten foot utility easement is required on all street frontages per Unified Development
Code Section 38.410.060.B.2.a. The applicant must coordinate with dry utility owners for
placement of dry utilities.
Response: The Applicant acknowledges and agrees with this comment.
17. A fire hydrant is required on the proposed alley in a location that is located close to
the middle of the project.
Response: The Applicant acknowledges and agrees with this comment.
18. If not already filed for the subject site, the applicant must provide and file with the
County Clerk and Recorder’s office executed Waivers of Right to Protest Creation of
Special Improvement Districts (SID’s) prior to Site Plan approval for the following:
a. Street improvements Oak Street including paving, curb/gutter, sidewalk, and
storm drainage
b. Street improvements to Cottonwood Road including paving, curb/gutter,
The Nest: PUD Concept October 30, 2018
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sidewalk, and storm drainage
c. Street improvements to Durston Road including paving, curb/gutter, sidewalk,
and storm drainage
d. Street improvements to Annie Street including paving, curb/gutter, sidewalk,
and storm drainage
e. Intersection improvements to Cottonwood Road and Durston Road
f. Intersection improvements to Oak Street and Cottonwood Road
g. Intersection improvements to Laurel Parkway and Durston Road
h. Intersection improvements to Annie Street and Cottonwood Road
The document filed must specify that in the event an SID is not utilized for the completion
of these improvements, the developer agrees to participate in an alternate financing
method for the completion of said improvements on a fair share, proportionate basis
as determined by square footage of property, taxable valuation of the property, traffic
contribution from the development, or a combination thereof. The applicant must
provide a copy of the filed SID waiver prior to site plan approval.
Response: The Applicant acknowledges and agrees with this comment.
Northwest Energy:
1. Each lot with need separate utilities
Response: The Applicant acknowledges and agrees with this comment.
2. Main utility easement should not be located under parking
Response: The applicant will discuss this project with Northwestern Energy to determine
the appropriate location for private utilities.
Solid Waste Division:
1. All the units in the proposed plan have garages with the exception of the type 3 four-
plex. Assuming the plan is to use individual trash totes for all the units, what is the plan
for the type 3 without garages? If they are going to use trash totes, where will they be
stored? If they are going to use a shared dumpster, where will the enclosure be?
Response: A shared dumpster has been sited on the west side of the woonerf, south of the
perpendicular parking associated with the Condominium units (type 3 four-plex). See sheet
C 1.0 for location.
Future Impact Fees - Please note that future building permit applications will require
payment of the required transportation, water, sewer and fire impact fees according to
the City of Bozeman adopted impact fee schedule in place at the time of building permit
issuance. If you desire an estimate of the required impact fees according to current rates
The Nest: PUD Concept October 30, 2018
12
please contact the Department of Community Development and/or visit.
Response: The Applicant acknowledges and agrees with this comment.
Affordable Housing:
Bozeman Ordinance 38.380 Affordable Housing requires that 10% of total units be built
at the Lower-Price of 70% AMI or 30% of total units be built at the Moderate-Price of 90%
AMI as based off of the annual price schedule.
The Developer is requesting deviations from Section 38.380 to include:
1. Setting the price of affordable units at 80% AMI to meet the requirements of 30%
built at 90% AMI. The developer is requesting that subsidies be made available to
both the builder and home-buyer available at this sales price to include:
a. Up to $10,000 in down payment assistance
b. Impact Fee Reimbursement
c. Concurrent Construction
d. Reduced Parking
2. The Applicant is also requesting Reduced Size Lots of 2275 square feet which
is below the 2,500 square feet as allowed in section 38.320.030 Form & Intensity
Standards.
Response: The Affordable Housing Plan included in this application is updated to reflect
these comments. The relaxations for 38.380 are also identified in the list of relaxations.
The applicant will continue to update this list in cooperation with City Staff throughout the
Preliminary PUD and Preliminary Plat submittals.
The Nest: PUD Concept October 30, 2018
13
IV. PROJECT NARRATIVE
a. INTRODUCTION
The Nest entails a Planned Unit Development of 56 residential units to be completed in one
Phase along with associated parking, trails, and site improvements. The anticipated timeline
is to finalize entitlements in spring/summer of 2019 and construct the residential units and site
improvements beginning in the spring and summer/fall of 2019.
The Nest, located on Lot R1, Westbrook Subdivision, Phase 4; will consist of 56 homes
providing Bozeman residents with both home ownership and rental opportunities. The
project will consist of 14 four-plex buildings providing a combination of condominium and
townhome dwellings. The PUD provides 16 condominiums units and 40 townhome units.
The Nest at Westbrook is located along Baxter Creek in West Bozeman in a R-3 Residential
District. This PUD Concept outlines the overall project, goals, and design intent. See attached
for project maps, materials and support documentation. For floorplans and elevations of dwelling
units, please see Appendix A-D. Please see sheet C1.0 for proposed block and lot layout.
The subject property (5.411 acres) is located between Annie Street to the north and Durston Road
to the south. The project site is an undeveloped primary lot within the Westbrook Subdivision.
The legal description is Westbrook Subdivision, Phase 4, Block 5, Lot R1, SE 1/4, S4, T 2S,
R5E, City of Bozeman, Gallatin County, Montana.
The Nest is also located along the Baxter Creek corridor and trail system. Trails and/or parkland
to both the east and west of the project site are connected via a trail that bisects the Nest
neighborhood. The substantial open space, parks and trail corridor along the western boundary
of the project provide an additional sense of openness for this compact and connected
neighborhood.
b. INTENT & SCOPE
The Nest PUD is intended to promote a sustainable pattern of development while meeting the
design standards defined by the City of Bozeman’s UDC. The proposed housing types and
design are intended to increase housing supply and choice of housing styles available in the
community, while providing a quality residential neighborhood. The layout provides an efficient
arrangement while addressing the unique dimensional challenges of the narrow parcel.
The Nest consists of five blocks, with 44 lots and two common open space lots totaling 1.93
acres. The neighborhood will be access off of Annie Street, Durston Road and Glenwood
Avenue via a ‘woonerf’. All residential units will front on common open space parcels and access
the rear of the unit from the woonerf. A separate subdivision pre-application will be submitted
concurrently with this PUD Concept application
The Nest: PUD Concept October 30, 2018
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The Baxter Creek stream corridor and associated wetland along the west boundary, north-south
connectivity between Annie Street and Durston Road, along with access separation required
on Durston Road constrain building placement and site planning. These constraints led to the
decision to pursue a PUD to properly address the site conditions and effectively plan and design
the site. The architectural and landscape elements of site design will be integral to the overall
desired neighborhood pattern. The ultimate goal is to provide a sense of community within
the development while capitalizing on the immediate access to parks and open space. The
Nest will encourage residents to connect and interact within the development and with adjacent
neighborhoods.
c. NEIGHBORHOOD and RESIDENTIAL UNITS
There are a combination of two and three bedroom townhomes and two bedroom condominium
options with mirrored plans to generate variety and interest. Townhomes will be constructed
on individual lots while condominium four-plexes will each be sited on an individual lot. Design
standards and covenants will ensure well-built, compatible architecture with some variation that
meet the intent and requirements of The Nest Neighborhood.
Condominium and townhomes in The Nest are intentionally designed to front common space
areas. Additionally, homes in Block 1 and Block 5 front common open space and beyond that
a large park and the Baxter Creek corridor. The woonerf is a modified alley that encourages
multiple users and seeks to increase neighborhood connection. This woonerf will be privately
maintained by the Homeowners’ Association.
TABLE 1. Residential Unit Distribution by Block at The Nest
BLOCK CONDO
UNITS
TOWNHOME
UNITS
TOTAL RESIDENTIAL
UNITS
1 0 12 12
2 0 12 12
3 16 0 16
4 0 4 4
5 0 12 12
TOTAL 16 40 56
d. PARKING
Parking at The Nest is provided through a combination of private parking at townhomes, surface
parking near the condo units and parallel parking on the woonerf. The majority of required
parking is achieved through private, attached garages and carports associated with the 40
townhome units. There are 45 spaces in the center of the development, west of Block 3, to
serve the 16 condominium units. The woonerf itself also provides 26 parallel parking spaces
The Nest: PUD Concept October 30, 2018
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throughout the neighborhood to accommodate visitors and residents. Based on the number of
bedrooms per unit and requirements of R-3 residentially zoned parking a total of 132 parking
spaces are required and 164 are provided with the surface lot and woonerf providing ample
overflow parking throughout the neighborhood, see Table 3 for full parking calculations. All
parking is accessed via the woonerf and is connected to the entire neighborhood via a 5’ wide
concrete sidewalk network.
The layout provides for pedestrian connectivity within the project site as well as to the adjacent
pedestrian and bike-way circulation systems. See Plan C1.0, Overall Site Plan for full parking
layout.
TABLE 2. The Nest Parking Calculations
PARKING CALCS
BLOCK BEDROOMS
QTY FACTOR SPACES
REQUIRED
GARAGE &
CARPORT
PROVIDED
SURFACE or
WOONERF
PROVIDED
1 2 6 2 12 12 0
1 3 6 3 18 14 4
2 2 6 2 12 12 0
2 3 6 3 18 15 3
3 2 16 2 32 0 32
4 2 2 2 4 4 0
4 3 2 3 6 6 0
5 2 6 2 12 12 0
5 3 6 3 18 18 0
Additional surface lot and
woonerf parallel parking spaces --32
ADA Spaces for condo lot
(may be included in total*)
Parking lot
25-50
2 (1 stand.
+ 1 Van)--
TOTALS 132 93 71
TOTAL Parking Provided 164
e. AFFORDABLE HOUSING
The Nest will meet or exceed the current requirements of the City of Bozeman Affordable The
Nest will meet or exceed the current requirements of the City of Bozeman Affordable Housing
Ordinance. To meet the moderately-priced home requirements, for “The Nest”, the current
ordinance requires 12 units (30% of the 40 townhome units) be priced based on a household
income of 90% of AMI and sold to buyers with qualifying incomes at or below 100% of AMI.
“The Nest” will offer introductory pricing for up to 18 units to buyers with qualifying incomes at
The Nest: PUD Concept October 30, 2018
16
or below 100% of the AMI and priced at 80% of the AMI. This offer will remain for a period of
6 months following final plat. If all of these homes are not under contract by that time 6 of the
18 homes will be marketed as market rate homes and 12 will remain to be sold to buyers with
qualifying incomes at or below 100% of the AMI and priced at 80% of the AMI. The remainder
of the 40 townhome units will be sold as market rate homes but remain available to qualified
buyers.
The applicant, in cooperation with HRDC and the City of Bozeman Affordable Housing Program,
will also assist in providing an outreach program to employees of the City of Bozeman, School
District #7, Bozeman Health, and Montana State University. This outreach program will solicit
both marketing assistance and additional down payment assistance to be provided by these
employers to their employees.
The applicant will request impact fee reimbursement, down payment assistance, concurrent
construction, and, if necessary, reduced parking as allowed by the City of Bozeman Affordable
Housing Ordinance.
Impact Fee Reimbursement: Builders will be required to pay impact fees at the time of
securing building permits. Once the home is sold and pricing verification documented the
builder may apply for and be reimbursed for the full impact fee amount if the home is sold
to qualified buyers and at or below 80% of the area median income.
Down Payment Assistance: The applicant requests that qualifying buyers for homes
priced at or below 80% of AMI be eligible for down payment assistance of up to $10,000
per home. In addition, the applicant will request that qualifying buyers for moderate
priced homes with household incomes between 80% and 100% of the AMI be eligible for
down payment assistance of up to $5,000 per home.
Concurrent Construction: The applicant will utilize the provisions for Concurrent
Construction.
Home building plans will be submitted and approved as part of the Planned Unit
Development. The intent is to have the plans 100% approved and ready for permits
concurrent with the approval of the project. A builder will simply need to submit the
necessary applications/documentation, pay the permit/impact fees, and the permit will
be provided to him. He can buy the lots, pull the permit and then start construction the
next day.
On a portion of the lots, excavation and placement of subgrade/structural fill may take
place in conjunction with the infrastructure improvements. Actual building construction
will not start until infrastructure is complete but likely prior to final plat approval and
recording for the project.
Affordable Rentals: Through the planning stages of the project the applicant is willing
to work with the City to establish an affordable rental program.
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Relaxations: Under the current ordinance the applicant will request the following
relaxations:
Section 38.380.070 – Pricing of Affordable Homes
C. Revise the Two-bedroom Unit to utilize the AMI for a three-person household.
Section 38.380.130 – Incentives
The incentives available for Lower-Priced Homes be made available for Affordable
Homes priced at 80% AMI (subject to availability of funds). The Affordable Homes
priced at 80% AMI will not count toward the requirement the 10% of the homes in a
development proposal be Lower-Priced Homes; however, they may be counted as
a Moderate-Priced Home in satisfying the minimum number of Affordable Homes
to be provided.
Please note these items are currently being considered as permanent revisions
to the City of Bozeman Affordable Housing Ordinance, by the City Commission.
If approved by City Commission prior to submitting the Preliminary Plat and
Preliminary PUD Plan these relaxations will not be necessary. If these items are
not approved the applicant will provide an alternate method of compliance to be
considered with the Preliminary Plat/Preliminary PUD Plan submittal.
The Applicant will continue working with staff through the Preliminary Plat and
Preliminary PUD Planning process to refine this Affordable Housing Plan to ensure
it meets or exceeds the evolving City of Bozeman Affordable Housing Ordinance.
g. LANDSCAPING & EXEMPT WELL
The applicant understands that 23 landscape points will be required for The Nest. A fully
developed landscape plan has not been finalized yet. A detailed landscape design that meets
the intent of the UDC, achieves the 23 landscape points required and contributes to place
making at The Nest will be provided in the next phase of the PUD review process. The Nest will
also use an exempt well for irrigation of common spaces. A letter dated December 17, 2017,
transmitted via email, from the DNRC is included as Appendix E.
h. RELAXATIONS
All improvements will comply with applicable building codes, land use regulations and all
other laws, rules and regulations of any government or agency under whose jurisdiction The
Nest neighborhood falls. This includes the design and land use regulations of the Bozeman
UDC. However, there are some relaxations being requested in association with this PUD. The
relaxations are outlined below in Table 5.
The Nest: PUD Concept October 30, 2018
18
TABLE 3. Relaxations Requested for The Nest PUD
RELAXATION UDC REFERENCE SUMMARY
#1 38.320.020. A Minimum lot area (R-3) in three- or four-
household configurations:
Some of the townhouse lots as proposed do
not meet the minimum lot area
#2 38.320.020. B Minimum lot width (R-3) of townhouses:
Some townhouse lots as proposed do not
meet the minimum lot width
#3 38.320.020.C.1 Maximum lot coverage (R-3):
Some of the townhouse lots as proposed
exceed the maximum allowed lot coverage
#5 38.320.020.F Setbacks
#6 38.350.050.A.4 Porch encroachment:
Some porches or carports as proposed
encroach into setbacks
#9 38.360.240.E Open space per townhouse:
If balconies do not satisfy, then request that
access to common open space be allowed to
apply to this requirement
#10 38.380.070 **Pricing, affordable housing
#11 38.380.130 **Incentives, affordable housing
38.400.090.B.2.c Twenty-five feet of frontage on an improved
alley: some townhouse lots as proposed do
not meet this minimum width
#12 38.400.090.D Minimum Distance between Access:
Woonerf access from Durston Road, distance
from Rosa Way
#13 38.400.060.B Alternate Alley Section, Woonerf
#14 38.410.100.A.2.d Minimum wetland setback, encroachments in
wetlands
* Note: if these provisions are included in the updated affordable housing ordinance then these
relaxations will no longer be needed. The updated plan is set to be reviewed and approved on
November 19th.
The applicant is also aware that the project will be required to achieve 20 performance points to
satisfy PUD requirements. The applicant plans to achieve these performance points through a
combination of affordable housing and non-public open space.
The Nest: PUD Concept October 30, 2018
19
V. SITE DATA
a. ZONING
The project site is zoned Residential R-3 and has a minimum density of 5 dwelling units per
acre. The Nest neighborhood as currently designed proposes density of 10 dwelling units per
acre. Adjacent parcels to the east are also zoned R-3. Properties directly to the south, across
Durston Road are zoned PLI. To the southwest and west the properties are a combination of
R-1 and R-2 zoned parcels. The project site is bordered directly to the west by parkland and
common open space within the Westbrook subdivision. Parcels to the northwest are PLI and
R-2, while parcels directly north, across Annie Street, are zoned R-3. See Exhibit A for site and
surrounding zoning.
b. ACCESS
The site plan shows an approach to Durston Road from the private woonerf providing connectivity
between Annie Street and Durston Road. This approach does not meet the access separation
recommendations, from Rosa Way, for a Principal Arterial as provided in the City of Bozeman
Unified Development Code. The applicant believes strongly that the approach to Durston Road
provides much improved circulation through the site and better access for emergency vehicles
and garbage removal. Additionally, the proposed access point does not conflict with any access
points to the south of Durston Road with the nearest access on the southern side of Durston
approximately 700’ away.
The connection between Annie Street and Durston Road is proposed as a woonerf. The
proposed section detail is found on Sheet C 1.0, detail 2. The streets are proposed to be
privately maintained through and Homeowners’ Association.
c. TRAFFIC
As part of a previous site plan application and in response to City comments a Traffic Impact
Study was prepared for The Nest neighborhood. The updated TIS included an evaluation
accounting for the new High School. This updated study is attached in Appendix F.
d. UTILITIES & SEWER
According to the latest report by C&H Engineering there is currently capacity in the Laurel Glen
Lift Station for 38 dwelling units within The Nest.
The Lakes at Valley West, which also drains to the Laurel Glen Lift Station, was allocated up to
256 units. The final two phases of that project have received preliminary plat approval by The
City of Bozeman and the total unit count for the project stands at 215 units with 31 ADU units for
a total of 246 equivalent units. The applicant is currently negotiating with The Lakes at Valley
The Nest: PUD Concept October 30, 2018
20
West to release the 10 remaining units for use in the Nest. If an agreement is reached between
The Lakes at Valley West and The Nest to transfer these units The Nest will request a total of
up to 48 total units be constructed prior to restriction.
e. WETLANDS
Lot 4 of the Westbrook Subdivision was legally platted and created in 2017. A wetland
delineation was performed in 2018 to verify the wetland boundaries. This delineation is included
as Appendix G.
The site plan shows minor encroachments into the 50’ wetland setback at one location along
the west boundary. Due to the challenges mentioned previously and the provision of additional
affordable dwelling units the applicant is requesting a relaxation from Sec. 38.410.100.A.2.d
to allow the sidewalk to encroach into the wetland setback (see Table 3).
f. OPEN SPACE
Per UDC Sec. 38.360.240.E, townhouse and rowhouse dwellings must provide open space at
least equal to 10% of the building living space. This open space must be directly adjacent to
and accessible by the dwelling units and have a minimum dimension of at least 12 feet on all
sides. The Nest Neighborhood PUD provides proches and balconies for each dwelling unit and
two common open space lots, A and B. A is a total of 61,998 sf and B is a total of 22,308 sf,
for a total of 84,206 sf (1.93 acres). The total livable space of the townhome lots is 42,672 sf
which requires a minimum of 4,267 sf in open space. Due to the size, shape and configuration
of some of the lots, the applicant is not able to achieve the 12 foot minimum width and depth
for all townhome lots. The accessibility and size provided by the two common open space lots
is offered to offset this requirement and a relaxation has been requested (Table 3).
The condominium units require 150 square feet of open space per two bedroom unit. This
equates to 2,400 square feet of open space. This is achieved through the 1.93 acres of open
space provided in common open space lots A and B. Condominium units also have covered
porches or balconies associated with each unit.
g. WATER and WATER RIGHTS
The developer of Westbrook did not provide cash-in-lieu of water rights for Lot R1. The applicant
therefore proposes cash-in-lieu of water rights for The Nest. The applicant has estimated the
water rights as follows: 56 units x 0.234 Acre-Feet/Unit x $6,000/Acre-foot = $78,624.00. The
applicant requests verification of this calculation.
The Nest: PUD Concept October 30, 2018
21
h. PARKLAND
As part of the Westbrook Subdivision Phase 4, parkland for The Nest has already been provided.
The overall requirement for Westbrook phases 1-4, including adjustments for The Nest at a density
of 10 dwelling units per acre, is 3.48 acres. A total of 3.8313 acres were provided, exceeding the
requirement by 0.351 acres. Despite having met the parkland requirement, The Nest site plan will
include a privately maintained playground area (2,400 sf), trail connections and landscaping to
enhance neighborhood connectivity and access to parkland.
TABLE 4. Parkland Calculations
PUBLIC PARK LAND DEDICATION TRACKING TABLE
CURRENT PREVIOUS PHASES: Westbrook Subdivision
SUBDIVISION NAME:
Westbrook Subdivision
PROJECT NAME:
The Nest
TOTAL
FOR
SUBDIV
The Nest &
Westbrook
THIS
PROPOSAL:
The Nest
(Phase 4,
Block 5, Lot R1
Westbrook)
PHASE/
LOT:
PH 1
PARK
DED AC.
PHASE/
LOT:
PH 2
PARK
DED AC.
PHASE/
LOT:
PH 3
PARK
DED AC.
PHASE/
LOT:
PH 4
PARK
DED AC.
NUMBER OF RES. UNITS
PER PHASE/LOT / SITE
PLAN
108 0 22 21 19 10/acre
ACREAGE PARK LAND
AND/OR CIL REQUIRED:
N/A,
Parkland
dedication
has been
met
3.48
Westbrook
Subdivision
PH 1-4
0.66
=22 x 0.03
acres/DU
0.63
=21 x 0.03
acres/DU
0.57
=19 x
0.03
acres/DU
1.62
=5.411
acres (R3)
x DU/acre
x 0.03
acres/DU
VALUE OF
IMPROVEMENTS IN LIEU
PROPOSED:
$_________________
VS. VALUE OF CODE
REQD. BASIC PARK
IMPROVEMENTS: $
___________
N/A N/A N/A N/A N/A N/A
ACREAGE PARK LAND
PREVIOUSLY DEEDED
TO COB:
3.8313
Westbrook
Subdivision
Ph 1-4
1.4728 N/A 2.3585 N/A
ACREAGE PARK LAND
YET TO BE CONVEYED:0 0 0 0 0 0
PARK MASTER PLAN
APPROVAL DATE:_March
16, 2017
March 16, 2017
The Nest: PUD Concept October 30, 2018
Appendices
UPUPFDWFDWWHDWREF.WHDW REF.UPUPFD
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REF.WH
WHDWUPUPUPUPWHDWDWREF.WH WHREF.DWDWWHUPUPUPUPWHREF.DWDWWHUPUPWH DWDWREF.WHUPUP WHDWDWREF.WHWH REF.DW DWWH UPUP UPUPWHREF.DWDWWH
WH
REF.
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REF.DWREF.
WHWH DWUP
UP UPUPWH DWDWREF.WH
1, 2, 6, 8
3 4
DETAILSTUD/POST SIZE DEVICEMARK
HOLDOWN/STRAP SCHEDULE
S2 5/8" DIA. X 7" EMBED. A.B. @ 3'-0" O.C.
S1 5/8" DIA. X 7" EMBED. A.B. @ 4'-0" O.C.
SILL PLATE ANCHORAGESHEATHING ATTACHMENT
7/16" APA RATED APA-RATED
SHEATHING, 1-SIDE MIN.
SHEATHINGMARK
SHEAR WALL SCHEDULE
NOTES:
1. SHEATHING/ATTACHMENT IS REQUIRED THE ENTIRE LENGTH OF WALL INDICATED. WHERE AN EXTERIOR WALL IS NOT DESIGNATED WITH A
SHEATHING MARK, PROVIDE SHEATHING AND ATTACHMENT PER TYPE S1 ABOVE.
2. DRIVE WOOD PANEL SHEATHING NAILS FLUSH WITH, BUT NOT PENETRATING THE FACE OF THE WOOD SURFACE.
3. BLOCK ALL EDGES OF SHEAR WALL PANELS (ORIENTED STRAND BOARD, O.S.B. ARE ACCEPTABLE).
4. PROVIDE A MINIMUM OF TWO ANCHOR BOLTS PER EACH SILL PLATE PIECE, NOT MORE THAN 12" OR LESS THAN 4" FROM
EACH END. PROVIDE 3" X 3" X 1/4" PLATE WASHERS AT ALL SILL PLATE ANCHOR BOLTS.
5. STAGGER END JOINTS OF SHEATHING 16" MIN. ON EA. SIDE OF WALL, WHERE SHEATHING IS REQUIRED ON BOTH FACES OF WALL.
6. CONSTRUCT SHEAR WALL ASSEMBLIES, INCLUDING CORNER AND INTERSECTION STUD GROUPS, TOP PLATE SPLICES, AND STUD
TO PLATE CONNECTIONS TO COMPLY WITH 2012 INTERNATIONAL BUILDING CODE (IBC) TABLE 2304.9.1, U.N.O.
7. PROVIDE 4X6 OR (2) 2X6 WALL BOTTOM PLATE AND STUDS, DOUG. FIR STUD GRADE, AT ADJOINING PANEL EDGES TO COMPLY WITH
IBC 2012 CRITERIA IN SEISMIC CATEGORY D. (2) 2X6 NAILED TOGETHER WITH 16D COMMON AT 3" O.C. STAGGERED.
8. SPRUCE-PINE-FIR WALL STUDS AND 2x SILL PLATES ARE ACCEPTABLE FOR WALLS CONSTRUCTED WITH SHEAR WALL TYPES S1 AND S2 UNLESS
OTHERWISE NOTED IN THE GENERAL STRUCTURAL NOTES.
8d @ 3" O.C. EDGE, 12" O.C. FIELD
8d @ 6" O.C. EDGE, 12" O.C. FIELD
NOTES:
1. COORDINATE HOLDOWN LOCATION WITH ARCHITECTURAL FLOOR PLANS AT DOOR/WINDOW LOCATIONS FOR PROPER PLACEMENT AT
BEARING/KING STUD ASSEMBLIES.
2. REFER TO THE MANUFACTURER'S INSTALLATION RECOMMENDATIONS.
3. ALTERNATE USE OF A HDU HOLDOWN OF EQUAL VALUE IS ACCEPTABLE.
7/16" APA RATED APA-RATED
SHEATHING, 1-SIDE MIN.
SIMPSON "STHD14"
HOLD DOWN STRAP
T = 3" MIN.
(2) 2X STUDS, B/U, MIN.(30) 16D SINKERS INTO DOUBLE STUD
RIM JOIST OR BLOCKING TO
SILL OR TOP PLATE BELOW
"A35" CLIP @ 2'-8" O.C.
"A35" CLIP @ 2'-0" O.C.
C1 -
SIMPSON "MST37"
STRAP
T = 3" MIN.
(2) 2X STUDS, B/U, MIN.(24) 16D SINKERS INTO DOUBLE STUDC2-
1’ − 0"
1
1
Name
Elevation
N
1
A101
SIM
/1 A101
1 View Name
1/8" = 1’−0"DRAWING TITLE
GRAPHIC SYMBOLS
BUILDING SECTION
1
A101
SIM
DETAIL SECTION
1
Ref
View Name
EXTERIOR ELEVATION
1
11Ref
View Name
INTERIOR ELEVATION
DETAIL CALLOUTA101
1 SIM
ROOM
NAME
150 SF
ROOM NAME & NUMBER
STRUCTURAL GRID
REVISION CLOUD & NUMBER
1
DOOR NUMBER/TYPE
WINDOW NUMBER/TYPE
BENCHMARK ELEVATION
VIEW REFERENCE
EXISTING CONTOUR
NORTH ARROW
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A0.00
COVER SHEET−TYPE 1 FOUR PLEXPRELIM
PRICING−−8−16−18
DRAWING INDEX
SHEET NUMBER SHEET NAME
A0.00 COVER SHEET
C1.01 SITE PLAN
A1.01 MAIN LEVEL PLAN
A1.02 UPPER LEVEL PLAN
A2.01 ELEVATIONS
A2.02 ELEVATIONS
A2.03 PERSPECTIVE ELEVATIONS
A3.01 SECTIONS
A3.02 DETAIL SECTIONS
S1.01 FOUNDATION PLAN
S1.02 MAIN LEVEL FLOOR FRAMING
S1.03 UPPER LEVEL FLOOR FRAMING
S1.04 ROOF FRAMING PLAN
E1.01 MAIN LEVEL ELECTRICAL PLAN
E1.02 UPPER LEVEL ELECTRICAL PLAN
TYPE 1 FOUR PLEX −
THE NEST
1. DRAWINGS AND SPECIFICATIONS, AS INSTRUMENTS OF SERVICE, ARE THE
EXCLUSIVE PROPERTY OF THIS DESIGNER WHETHER THE PROJECT FOR WHICH
THEY WERE PREPARED IS EXECUTED AND CONSTRUCTED OR NOT. THESE
DOCUMENTS ARE NOT TO BE REPRODUCED IN ANY FORM AND THEY ARE NOT TO
BE USED BY THE PROJECT OWNER NOR ANY OTHER ENTITY ON ANY OTHER
PROJECTS OR FOR ANY EXTENSIONS OR ADDITIONS OR ALTERATIONS TO THE
ORIGINAL PROJECT EXCEPT BY WRITTEN AUTHORIZATION AND PERMISSION FROM
AND AGREEMENT WITH THIS DESIGNER.
2. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS AT THE JOB SITE AND SHALL NOTIFY THE DESIGNER OF ANY
DISCREPANCIES, OMISSIONS, AND/OR CONFLICTS BEFORE PROCEEDING WITH THE
WORK.
3. CONTRACTOR MUST COMPLY WITH THE RULES AND REGULATIONS OF
AGENCIES HAVING JURISDICTION AND SHALL CONFORM TO ALL CITY, COUNTY,
STATE AND FEDERAL CONSTRUCTION, SAFETY AND SANITARY LAWS, CODES,
STATUTES AND ORDINANCES. ALL FEES, TAXES, PERMITS, APPLICATIONS AND
CERTIFICATES OF INSPECTION, AND THE FILING OF ALL WORK WITH
GOVERNMENTAL AGENCIES SHALL BE THE RESPONSIBILITY OF THE
CONTRACTOR.
4. EACH TRADE WILL PROCEED IN A FASHION THAT WILL NOT DELAY THE
TRADES FOLLOWING THEM.
5. CONTRACTORS SHALL BE RESPONSIBLE FOR THE DISTRIBUTION OF DRAWINGS
AND/OR SPECIFICATIONS TO THE TRADES UNDER THEIR JURISDICTION.
6. ALL WORK SHALL BE ERECTED AND INSTALLED PLUMB, LEVEL, SQUARE, TRUE
AND IN PROPER ALIGNMENT.
7. ALL MATERIALS SHALL BE NEW, UNUSED AND OF THE HIGHEST QUALITY IN
EVERY RESPECT, UNLESS NOTED OTHERWISE. MANUFACTURED MATERIALS AND
EQUIPMENT SHALL BE INSTALLED PER MANUFACTURER’S RECOMMENDATIONS
AND INSTRUCTIONS.
8. THERE SHALL BE NO SUBSTITUTION OF MATERIALS WHERE A MANUFACTURER
IS SPECIFIED. WHERE THE TERMS "EQUAL TO", "EQUIVALENT" OR "APPROVED
EQUAL" ARE USED, THE DESIGNER SHALL DETERMINE EQUALITY BASED ON
INFORMATION SUBMITTED BY THE CONTRACTOR.
9. ALL WORK AND MATERIALS SHALL BE GUARANTEED AGAINST DEFECTS FOR A
PERIOD OF AT LEAST ONE (1) YEAR FROM APPROVAL FOR FINAL PAYMENT.
10. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL CUTTING AND PATCHING
REQUIRED FOR THEIR WORK.
11. CONTRACTOR SHALL AT ALL TIMES KEEP THE PREMISES FREE OF
ACCUMULATION OF WASTE MATERIALS OR RUBBISH; PREMISES TO BE SWEPT
CLEAN DAILY OF RELATED CONSTRUCTION DEBRIS. AT THE COMPLETION OF THE
WORK, LEAVE THE JOB SITE FREE OF ALL MATERIALS AND BROOM CLEAN.
12. DO NOT SCALE DRAWINGS; DIMENSIONS SHALL GOVERN. LARGER SCALE
DRAWINGS SHALL GOVERN SMALLER SCALE.
13. PATCH ALL AREAS WHERE FLOOR IS NOT LEVEL OR TRUE PRIOR TO THE
INSTALLATION OF FLOORING OR CARPETING.
14. TO INSURE PROPER AND ADEQUATE BLOCKING, ALL BLOCKING FOR CABINET
WORK WILL BE THE RESPONSIBILITY OF THE CABINET CONTRACTOR.
15. UPON COMPLETION OF THE WORK THE CONTRACTOR SHALL WALK THROUGH
WITH THE DESIGNER AND COMPILE A "PUNCH LIST" OF CORRECTIONS AND
UNSATISFACTORY AND/OR INCOMPLETE WORK. FINAL PAYMENT WILL BE
CONTINGENT UPON THE COMPLETION OF THESE ITEMS.
16. ANY CHANGE WHICH RESULTS IN EXTRA COST SHALL NOT PROCEED
WITHOUT WRITTEN AUTHORIZATION OF THE OWNER AND THE DESIGNER.
17. THE DESIGN, ADEQUACY, AND SAFETY OF ERECTION BRACING, SHORING,
TEMPORARY SUPPORTS, ETC. IS THE SOLE RESPONSIBILITY OF THE GENERAL
CONTRACTOR AND HAS NOT BEEN CONSIDERED BY THE ARCHITECT OR
ENGINEER. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR THE STABILITY OF
THE STRUCTURE THROUGHOUT CONSTRUCTION.
18. ANY AMBIGUITIES, DISCREPANCIES, OR CONFLICTS DISCOVERED THROUGH
THE USE OF THESE DRAWINGS SHALL BE REPORTED IMMEDIATELY TO THE
DESIGNER. FAILURE TO PROVIDE NOTICE TO THE DESIGNER PRIOR TO ANY
CONSTRUCTION ACTIVITY SHALL RELIEVE THE DESIGNER OF ALL LIABILITIES
AND/OR ANY OTHER CONSEQUENCE.
19. CHANGES TO OR DEVIATIONS FROM THE DRAWINGS MADE WITHOUT THE
EXPRESS WRITTEN CONSENT OF THE DESIGNER SHALL BE CONSIDERED TO BE
UNAUTHORIZED AND SHALL RESULT IN THE PARTY MAKING SUCH CHANGES TO
OR DEVIATIONS FROM THE DRAWINGS BEING HELD RESPONSIBLE FOR THE
CONSEQUENCES RESULTING FROM SUCH CHANGES.
AB. ANCHOR BOLT
ACT ACOUSTICAL CEILING TILE
A.D. AREA DRAIN
ADD. ADDENDUM
A.F.F. ABOVE FINISHED FLOOR
AGGR. AGGREGATE
AL. ALUMINUM
ALT. ALTERNATE
APPROX. APPROXIMATE
ARCH. ATCHITECT(URAL)
BD. BOARD
BLDG. BUILDING
BLK. BLOCK
BLK’G. BLOCKING
BM. BEAM
BOT. BOTTOM
BTWN. BETWEEN
B.U.R. BUILT UP ROOFING
B.W. BOTH WAYS
CAB. CABINET
C.I.P. CAST−IN−PLACE
C.J. CONTROL JOINT
CLG. CEILING
CLKG. CAULKING
CLR. CLEAR
C.M.U. CONCRETE MASONRY UNIT
C.O. CLEAN OUT
COL. COLUMN
CONC. CONCRETE
CONN. CONNECTION
CONSTR. CONSTRUCTION
CONT. CONTINUOUS
CPT. CARPET
C.T. CERAMIC TILE
DEG. DEGREE
DEMO. DEMOLITION
DET./DTL. DETAIL
D.F. DRINKING FOUNTAIN
DIAG. DIAGONAL
DIA. DIAMETER
DN. DOWN
DS. DOWNSPOUT
DWG. DRAWING
E EAST
(E) EXISTING
EA. EACH
E.J. EXPANSION JOINT
E.I.F.S. EXTERIOR INSULATION AND
FINISH SYSTEM
EL./ELEV. ELEVATION
ELEC. ELECTRIC
EMER EMERGENCY
ENCL. ENCLOSURE
EQ. EQUAL
EQUIP. EQUIPMENT
EQUIV. EQUIVALENT
E.W. EACH WAY
E.W.C. ELECTRIC WATER COOLER
EXP. EXPANSION
EXT. EXTERIOR
F FURNACE
F.A. FIRE ALARM
F.D. FLOOR DRAIN
F.D.C. FIRE DEPARTMENT
CONNECTION
FDN. FOUNDATION
F.E. FIRE EXTINGUISHER
F.E.C. FIRE EXTINGUISHER CABINET
F.F. FINISH FLOOR
F.H.C. FIRE HOSE CABINET
FIN. FINISH
F.L. FLOW LINE
FLR. FLOOR
FLUOR. FLUORESCENT
FM FACTORY MUTUAL
FND. FOUNDATION
F.O.B. FACE OF BRICK
F.O.C. FACE OF CONCRETE
F.O.S. FACE OF STUD
F.P. FIREPLACE
F.R. FIRE RETARDANT
F.S. FULL SIZE
FT. FOOT (FEET)
FTG. FOOTING
FURR. FURRING
GA. GAUGE or GAGE
GALV. GALVANIZED
G.C. GENERAL CONTRACTOR
G.I. GALVANIZED IRON
G.L. GLASS
GR. GRADE
GWB. GYPSUM WALLBOARD
GYP. GYPSUM
GYP. BD. GYPSUM BOARD
H.B. HOSE BIB
H.C. HOLLOW CORE
H/C HANDICAPPED
HDR. HEADER
HDWD. HARDWOOD
HDWE. HARDWARE
H.M. HOLLOW METAL
HORIZ. HORIZONTAL
HPL HIGH PRESSURE LAMINATE
HR. HOUR
HT. HEIGHT
HVAC HEATING, VENTILATION, AND
AIR CONDITIONING
IBC INTERNATIONAL BUILDING
CODE
I.D. INSIDE DIAMETER
INSUL. INSULATION
INT. INTERIOR
JAN. JANITOR
JT. JOINT
JST. JOIST
KIT. KITCHEN
LAB. LABORATORY
LAM. LAMINATE
LAV. LAVATORY
LT. LIGHT
LWT. LIGHTWEIGHT
MAX. MAXIMUM
MECH. MECHANICAL
MEMB. MEMBRANE
MFR. MANUFACTURER
M.H. MANHOLE
MDF MEDIUM DENSITY FIBERBOARD
MIN. MINIMUM
MISC. MISCELLANEOUS
M.O. MASONRY OPENING
MTL. METAL
MUL. MULLION
N NORTH
(N) NEW
N.I.C. NOT IN CONTRACT
NO. NUMBER
NOM. NOMINAL
N.T.S. NOT TO SCALE
O.C. ON CENTER
O.D. OUTSIDE DIAMETE
OH. OVERHEAD
OPG. OPENING
OPP. OPPOSITE
O.W.S.J. OPEN WEB STEEL JOIST
(P) PAINT
PCT. PRE−CAST
P.L. PROPERTY LINE
P.LAM. PLASTIC LAMINATE
PLAS. PLASTER
PLYWD. PLYWOOD
PR. PAIR
P.T. PRESSURE TREATED
Q.T. QUARRY TILE
R. RISER
R.D. ROOF DRAIN
RE: REFER TO ...
REFR. REFRIGERATOR
REINF. REINFORCED
REQ’D. REQUIRED
RM. ROOM
R.O. ROUGH OPENING
R.S. ROUGH SAWN (RESAWN)
R.W. RED WOOD
S SOUTH
S.A.C. SUSPENDED ACOUSTICAL
CEILING
S.C. SOLID CORE
SCHED. SCHEDULE
SECT. SECTION
S.F. SQUARE FOOT (FEET)
SHT. SHEET
SIM. SIMILAR
S.I.P. STRUCTURAL INSULATED
PANEL
SPEC. SPECIFICATION(S)
SQ. SQUARE
S.S. STAINLESS STEEL
STAGG. STAGGERED
STD. STANDARD
STIFF STIFFENER
STL. STEEL
STR. STRUCTURAL
STRUC. STRUCTURAL
SUSP. SUSPENDED
T TREAD
T&B TOP AND BOTTOM
TER. TERRAZZO
T&G TOUNGE AND GROOVE
THK. THICK
T.O. TOP OF
TYP. TYPICAL
U.N.O. UNLESS NOTED OTHERWISE
UL UNDERWRITER’S LABORATORY
V.B. VAPOR BARRIER
V.R. VAPOR RETARDER
VCT VINYL COMPOSITION TILE
VER VERIFY
VERT. VERTICAL
V.I.F. VERIFY IN FIELD
W WEST
W/ WITH
WH WATER HEATER
W.C. WATER CLOSET
WD. WOOD
W/O WITHOUT
W.P. WATERPROOF(ING)
W.R. WATER RESISTANT
W.W.F. WELDED WIRE FABRIC
CENTERLINE
PLATE
@ AT
& AND
ABBREVIATIONSGENERAL NOTES
INCOMPLETE DRAFT SET ISSUED FOR
PRELIMINARY PRICING
WH REF.DW DW
WH
UP
UP UP
UP
WHREF.DWDW
WH
GARAGE
BATH
LIVING
KITCHEN
DINING
BEDROOM
9’ − 0"
14
12
3’ − 0"
13
2’ − 8"
1
2’ − 6"
5’ − 0"
CRAWL SPACE
ACCESS
30"x22" MIN.
MECH. CHASE
SOFFIT ABV.
MECH.
CHASE
WOOD SPINDLE
STAIR RAILING W/
GRIPPABLE TOP
SHELVING
UNDER STAIR
DCA
LIVING
KITCHEN
COVERED
CAR PORCH
DINING
MECH.
CHASE
3’ − 0"
2
WOOD SPINDLE
STAIR RAILING W/
GRIPPABLE TOP
SHELVING
UNDER STAIR
POWDER
ROOM
13’ − 6"14’ − 6"14’ − 0"14’ − 0"14’ − 6"13’ − 6"
B
COVERED
PORCH
E GF
3
COVERED
PORCH
COVERED
PORCH
CRAWL SPACE
ACCESS
30"x22" MIN.GARAGE
BATH
LIVING
KITCHEN
DINING
BEDROOM
CRAWL SPACE
ACCESS
30"x22" MIN.
MECH. CHASE
SOFFIT ABV.
MECH.
CHASE
WOOD SPINDLE
STAIR RAILING W/
GRIPPABLE TOP
SHELVING
UNDER STAIR
LIVING
KITCHEN
COVERED
CAR PORCH
DINING
MECH.
CHASE
WOOD SPINDLE
STAIR RAILING W/
GRIPPABLE TOP
SHELVING
UNDER STAIR
POWDER
ROOM
COVERED
PORCH
COVERED
PORCH
COVERED
PORCH
CRAWL SPACE
ACCESS
30"x22" MIN.
2
1 13’ − 6"22’ − 6"20’ − 0"UNIT A UNIT B UNIT DUNIT C
3’ − 0 1/2"
DRIVEWAY DRIVEWAY
STOOP STOOP
2’ − 4"2’ − 6"
2’ − 6"
9’ − 0"
5
3’ − 0"
6
4
3’ − 0"
3
3’ − 0"
11
3’ − 0"
10 7
3’ − 0"
8
3’ − 0"
9
2’ − 6"2’ − 8"
2’ − 6"
5’ − 0"
2’ − 4"2’ − 6"
2’ − 6"2’ − 6"
16" WIDE MECH
SOFFIT TYP.
16" WIDE MECH
SOFFIT TYP.
16" WIDE MECH
SOFFIT TYP.
16" WIDE MECH
SOFFIT TYP.
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A1.01
MAIN LEVEL
PLAN−TYPE 1 FOUR PLEXPRELIM
PRICING−−8−16−18
AREA SCHEDULE
NAME AREA
UNIT A − MAIN LEVEL 704 SF
UNIT B − MAIN LEVEL 504 SF
UNIT C − MAIN LEVEL 504 SF
UNIT D − MAIN LEVEL 704 SF
UNIT A − GARAGE 259 SF
UNIT D − GARAGE 259 SF
UNIT A UPPER LEVEL 490 SF
UNIT B UPPER LEVEL 472 SF
UNIT C UPPER LEVEL 472 SF
UNIT D UPPER LEVEL 490 SF
WINDOW SCHEDULE
MARK WIDTH HEIGHT HEAD HEIGHT TYPE COMMENTS
14 5’ − 0" 2’ − 0" 7’ − 0"
15 5’ − 0" 4’ − 0" 6’ − 11 1/8"
16 5’ − 0" 4’ − 0" 6’ − 11 1/8"
17 5’ − 0" 4’ − 0" 6’ − 11 1/8"
18 5’ − 0" 4’ − 0" 6’ − 11 1/8"
19 2’ − 0" 3’ − 0" 6’ − 11 1/8" TEMPERED
20 3’ − 0" 5’ − 0" 6’ − 11 1/8" EGRESS
21 3’ − 0" 5’ − 0" 6’ − 11 1/8" EGRESS
22 3’ − 0" 5’ − 0" 6’ − 11 1/8" EGRESS
23 3’ − 0" 5’ − 0" 6’ − 11 1/8" EGRESS
24 2’ − 0" 3’ − 0" 6’ − 11 1/8" TEMPERED
WINDOW SCHEDULE
MARK WIDTH HEIGHT HEAD HEIGHT TYPE COMMENTS
1 5’ − 0" 5’ − 0" 8’ − 0"
2 5’ − 0" 5’ − 0" 8’ − 0"
3 5’ − 0" 5’ − 0" 8’ − 0"
4 5’ − 0" 5’ − 0" 8’ − 0"
5 5’ − 0" 2’ − 0" 7’ − 0"
6 3’ − 0" 5’ − 0" 7’ − 0" EGRESS
7 4’ − 0" 2’ − 0" 7’ − 0"
8 3’ − 0" 3’ − 6" 7’ − 0" CASEMENT
9 3’ − 0" 3’ − 6" 7’ − 0" CASEMENT
10 3’ − 0" 3’ − 6" 7’ − 0" CASEMENT
11 3’ − 0" 3’ − 6" 7’ − 0" CASEMENT
12 4’ − 0" 2’ − 0" 7’ − 0"
13 3’ − 0" 5’ − 0" 7’ − 0" EGRESS
1/4" = 1’−0"1 MAIN LEVEL PLAN
C1
PLAN NOTES:
1. ALL WALLS AT THE MAIN LEVEL ARE 9’−1 1/8", U.N.O. ALL
WALLS AT THE UPPER LEVEL ARE 8’−1 1/8", U.N.O.
2. ALL DIMENSIONS SHOWN ARE TO FACE OF FRAMING.
3. ALL WINDOWS TO BE TAPE SEALED AND FOAM FILLED
SPACE BETWEEN WINDOW AND FRAMING.
4. PROVIDE 1−1/2" GRIPPABLE HANDRAIL 34" ABOVE NOSING AT
ALL STAIRS WITH MORE THAN ONE RISER
5. ALL INTERIOR DOORS ARE TO BE CENTERED IN OPENINGS
OR LOCATED AS DIMENSIONED.
6. PROVIDE 1/2" TYPE X GYP BOARD AT COMMON WALLS AND
5/8" TYPE X GYP AT CEILING AND UNDER STAIR.
7. ALL WINDOW HEAD HEIGHTS ARE AS NOTED, REFER TO
WINDOW SCHEDULE.
8. PROVIDE EXHAUST VENT FOR WATER HEATER OF CPVC OR
OTHER HIGH TEMPERATURE MATERIAL AS REQ. BY
MANUFACTURER.
9. ALL WATER HEATERS WITH PAN & STRAP.
10. IF MECHANICAL ROOM IS ACCESSED FROM GARAGE, WATER
HEATER SHALL BE 18" ABOVE GARAGE FLOOR ON METAL
STANDS W/ SECURING STRAPS.
11. DOOR AT GARAGE/HOUSE COMMON WALL TO BE SELF
CLOSING AND RATED 20 MINUTES.
12. STRUCTURE MUST COMPLY WITH 2012 INTERNATIONAL
ENERGY CONSERVATION CODE AND IRC 2012 BUILDING CODE.
C2
STRUCTURAL PANEL DESIGN NOTES:
1. ALL EXTEROIR WALLS FOR THIS PROJECT HAVE BEEN
DESIGNED USING 2012 IRC (CS−WSP) CONTINUOUS
SHEATHED − WOOD STRUCTURAL PANELS PER TABLE
R602.10.1.2(2) AND R602.10.4.1 CONTINUOUS SHEATHING
BRACED WALL PANELS, USING SEISMIC DESIGN CATEGORY
SDC DO OR DI. ALL EXTERIOR WALLS ARE SHEAR WALL
TYPE S1 UNLESS NOTED OTHERWISE, REFER TO SHEARWALL
SCHEDULE ON A0.00.
2. ALL INTERIOR WALLS SHEAR WALLS AS INDICATED TO HAVE
SHEETROCK SCREWS AT 7" SPACING AT EDGES AND FIELD
SIZE PER IRC R702.3.5.
3. INDICATES SIMPSON HOLD−DOWN PER SCHEDULE ON A0.00.
4. INDICATES SIMPSON STRAP PER SCHEDULE ON A0.00.
WHOLE HOUSE MECHANICAL VENTILATION REQUIRED −CODE
SOURCES:
1. IRC 2012 SECTION R303.4, PROVIDE WHOLE HOUSE
MECHANICAL VENTILATION WHEN LESS THAN 5 AIR CHANGE
PER HOUR (ACH). (MONTANA ARM REQUIRES 4 OR LESS
ACH’S). IF THE IBC 2012 IS BEING USED SECTION 1203.1
PROVIDES CLARIFICATION OF WHOLE HOUSE MECHANICAL
VENTILATION.
2. IMC 2012 SECTION 401.2 AND 401.3 IN THE MECHANICAL
CODE ALONG WITH SECTION 1057.3.1 TO 1057.3.3 IN THE
2012 IRC.
3. IECC 2012 SECTION R402.4.1.2 (ARM) STATES THAT THE
BUILDING OR DWELLING UNIT WILL HAVE ACH.
4. ASHRAE 62.1 CAN ALSO BE CONSULTED FOR CODE
CONFORMANCE. HRV’S 78 TO 80% EFFICIENT.
5. TESTING FOR TIGHTNESS REQUIRED IF DUCTWORK IS
LOCATED OUTSIDE OF CONDITIONED BOUNDARY SUCH AS IN
AN ATTIC OR GARAGE, SECTION 403.2 IECC 2012.
W/D
W/D
W/D
W/D
DNDN DNDN
DCA
BEDROOM
ATTIC
ACCESS
2’ − 6"
22
5’ − 0"
16
BEDROOM6’ − 0"
24
2’ − 6"
36" HALF−
WALL W/
OAK CAP
& APRON
ATTIC
ACCESS
BATHBATH
36" HALF−
WALL W/
OAK CAP
& APRON
BEDROOMBEDROOM
13’ − 6"14’ − 6"14’ − 0"14’ − 0"14’ − 6"13’ − 6"
B E GF
3
BEDROOM
ATTIC
ACCESS
BEDROOM
36" HALF−
WALL W/
OAK CAP
& APRON
ATTIC
ACCESS
BATH BATH
36" HALF−
WALL W/
OAK CAP
& APRON
BEDROOM BEDROOM
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
2
1
UNIT A
UNIT B
UNIT D
UNIT C13’ − 6"22’ − 6"2’ − 6"2’ − 6"6’ − 0"
2’ − 6"4’ − 0"
2’ − 6"4’ − 0"
19
1715 18
23 21 20
2’ − 6"5’ − 0"6’ − 0"
2’ − 6"2’ − 6"2’ − 6"6’ − 0"
2’ − 6"4’ − 0"
2’ − 6"4’ − 0"
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A1.02
UPPER LEVEL
PLAN−TYPE 1 FOUR PLEXPRELIM
PRICING−−8−16−18
1/4" = 1’−0"1 UPPER LEVEL PLAN
MAIN LEVEL
0"
UPPER LEVEL
9’ − 11 1/8"
MAIN T.O.W.
9’ − 1 1/8"
UPPER T.O.W.
18’ − 0 1/4"
CRAWL/GRG
T.O.FTG
−4’ − 0 1/4"
T.O.FDN
−2 1/4"
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A2.01
ELEVATIONS−TYPE 1 FOUR PLEXPRELIM
PRICING−−8−16−18
1/4" = 1’−0"1 FRONT ELEVATION
1/4" = 1’−0"2 REAR ELEVATION
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A2.02
ELEVATIONS−TYPE 1 FOUR PLEXPRELIM
PRICING−−8−16−18
1/4" = 1’−0"1 LEFT ELEVATION
1/4" = 1’−0"2 RIGHT ELEVATION
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A2.03
PERSPECTIVE
ELEVATIONS−TYPE 1 FOUR PLEXPRELIM
PRICING−−8−16−18
1 FRONT LEFT PERSPECTIVE VIEW 2 FRONT RIGHT PERSPECTIVE VIEW
3 REAR LEFT PERSPECTIVE VIEW 4 REAR RIGHT PERSPECTIVE VIEW
1, 2, 6, 8
3 4
DETAILSTUD/POST SIZE DEVICEMARK
HOLDOWN/STRAP SCHEDULE
S2 5/8" DIA. X 7" EMBED. A.B. @ 3'-0" O.C.
S1 5/8" DIA. X 7" EMBED. A.B. @ 4'-0" O.C.
SILL PLATE ANCHORAGESHEATHING ATTACHMENT
7/16" APA RATED APA-RATED
SHEATHING, 1-SIDE MIN.
SHEATHINGMARK
SHEAR WALL SCHEDULE
NOTES:
1. SHEATHING/ATTACHMENT IS REQUIRED THE ENTIRE LENGTH OF WALL INDICATED. WHERE AN EXTERIOR WALL IS NOT DESIGNATED WITH A
SHEATHING MARK, PROVIDE SHEATHING AND ATTACHMENT PER TYPE S1 ABOVE.
2. DRIVE WOOD PANEL SHEATHING NAILS FLUSH WITH, BUT NOT PENETRATING THE FACE OF THE WOOD SURFACE.
3. BLOCK ALL EDGES OF SHEAR WALL PANELS (ORIENTED STRAND BOARD, O.S.B. ARE ACCEPTABLE).
4. PROVIDE A MINIMUM OF TWO ANCHOR BOLTS PER EACH SILL PLATE PIECE, NOT MORE THAN 12" OR LESS THAN 4" FROM
EACH END. PROVIDE 3" X 3" X 1/4" PLATE WASHERS AT ALL SILL PLATE ANCHOR BOLTS.
5. STAGGER END JOINTS OF SHEATHING 16" MIN. ON EA. SIDE OF WALL, WHERE SHEATHING IS REQUIRED ON BOTH FACES OF WALL.
6. CONSTRUCT SHEAR WALL ASSEMBLIES, INCLUDING CORNER AND INTERSECTION STUD GROUPS, TOP PLATE SPLICES, AND STUD
TO PLATE CONNECTIONS TO COMPLY WITH 2012 INTERNATIONAL BUILDING CODE (IBC) TABLE 2304.9.1, U.N.O.
7. PROVIDE 4X6 OR (2) 2X6 WALL BOTTOM PLATE AND STUDS, DOUG. FIR STUD GRADE, AT ADJOINING PANEL EDGES TO COMPLY WITH
IBC 2012 CRITERIA IN SEISMIC CATEGORY D. (2) 2X6 NAILED TOGETHER WITH 16D COMMON AT 3" O.C. STAGGERED.
8. SPRUCE-PINE-FIR WALL STUDS AND 2x SILL PLATES ARE ACCEPTABLE FOR WALLS CONSTRUCTED WITH SHEAR WALL TYPES S1 AND S2 UNLESS
OTHERWISE NOTED IN THE GENERAL STRUCTURAL NOTES.
8d @ 3" O.C. EDGE, 12" O.C. FIELD
8d @ 6" O.C. EDGE, 12" O.C. FIELD
NOTES:
1. COORDINATE HOLDOWN LOCATION WITH ARCHITECTURAL FLOOR PLANS AT DOOR/WINDOW LOCATIONS FOR PROPER PLACEMENT AT
BEARING/KING STUD ASSEMBLIES.
2. REFER TO THE MANUFACTURER'S INSTALLATION RECOMMENDATIONS.
3. ALTERNATE USE OF A HDU HOLDOWN OF EQUAL VALUE IS ACCEPTABLE.
7/16" APA RATED APA-RATED
SHEATHING, 1-SIDE MIN.
SIMPSON "STHD14"
HOLD DOWN STRAP
T = 3" MIN.
(2) 2X STUDS, B/U, MIN.(30) 16D SINKERS INTO DOUBLE STUD
RIM JOIST OR BLOCKING TO
SILL OR TOP PLATE BELOW
"A35" CLIP @ 2'-8" O.C.
"A35" CLIP @ 2'-0" O.C.
C1 -
SIMPSON "MST37"
STRAP
T = 3" MIN.
(2) 2X STUDS, B/U, MIN.(24) 16D SINKERS INTO DOUBLE STUDC2-
1’ − 0"
1
1
Name
Elevation
N
1
A101
SIM
/1 A101
1 View Name
1/8" = 1’−0"DRAWING TITLE
GRAPHIC SYMBOLS
BUILDING SECTION
1
A101
SIM
DETAIL SECTION
1
Ref
View Name
EXTERIOR ELEVATION
1
11Ref
View Name
INTERIOR ELEVATION
DETAIL CALLOUTA101
1 SIM
ROOM
NAME
150 SF
ROOM NAME & NUMBER
STRUCTURAL GRID
REVISION CLOUD & NUMBER
1
DOOR NUMBER/TYPE
WINDOW NUMBER/TYPE
BENCHMARK ELEVATION
VIEW REFERENCE
EXISTING CONTOUR
NORTH ARROW
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A0.00
COVER SHEET−TYPE 2 FOUR PLEXPRELIM
PRICING−−8−16−18
DRAWING INDEX
SHEET NUMBER SHEET NAME
A0.00 COVER SHEET
C1.01 SITE PLAN
A1.01 MAIN LEVEL PLAN
A1.02 UPPER LEVEL PLAN
A2.01 ELEVATIONS
A2.02 ELEVATIONS
A2.03 PERSPECTIVE ELEVATIONS
A3.01 SECTIONS
A3.02 DETAIL SECTIONS
S1.01 FOUNDATION PLAN
S1.02 MAIN LEVEL FLOOR FRAMING
S1.03 UPPER LEVEL FLOOR FRAMING
S1.04 ROOF FRAMING PLAN
E1.01 MAIN LEVEL ELECTRICAL PLAN
E1.02 UPPER LEVEL ELECTRICAL PLAN
1. DRAWINGS AND SPECIFICATIONS, AS INSTRUMENTS OF SERVICE, ARE THE
EXCLUSIVE PROPERTY OF THIS DESIGNER WHETHER THE PROJECT FOR WHICH
THEY WERE PREPARED IS EXECUTED AND CONSTRUCTED OR NOT. THESE
DOCUMENTS ARE NOT TO BE REPRODUCED IN ANY FORM AND THEY ARE NOT TO
BE USED BY THE PROJECT OWNER NOR ANY OTHER ENTITY ON ANY OTHER
PROJECTS OR FOR ANY EXTENSIONS OR ADDITIONS OR ALTERATIONS TO THE
ORIGINAL PROJECT EXCEPT BY WRITTEN AUTHORIZATION AND PERMISSION FROM
AND AGREEMENT WITH THIS DESIGNER.
2. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS AT THE JOB SITE AND SHALL NOTIFY THE DESIGNER OF ANY
DISCREPANCIES, OMISSIONS, AND/OR CONFLICTS BEFORE PROCEEDING WITH THE
WORK.
3. CONTRACTOR MUST COMPLY WITH THE RULES AND REGULATIONS OF
AGENCIES HAVING JURISDICTION AND SHALL CONFORM TO ALL CITY, COUNTY,
STATE AND FEDERAL CONSTRUCTION, SAFETY AND SANITARY LAWS, CODES,
STATUTES AND ORDINANCES. ALL FEES, TAXES, PERMITS, APPLICATIONS AND
CERTIFICATES OF INSPECTION, AND THE FILING OF ALL WORK WITH
GOVERNMENTAL AGENCIES SHALL BE THE RESPONSIBILITY OF THE
CONTRACTOR.
4. EACH TRADE WILL PROCEED IN A FASHION THAT WILL NOT DELAY THE
TRADES FOLLOWING THEM.
5. CONTRACTORS SHALL BE RESPONSIBLE FOR THE DISTRIBUTION OF DRAWINGS
AND/OR SPECIFICATIONS TO THE TRADES UNDER THEIR JURISDICTION.
6. ALL WORK SHALL BE ERECTED AND INSTALLED PLUMB, LEVEL, SQUARE, TRUE
AND IN PROPER ALIGNMENT.
7. ALL MATERIALS SHALL BE NEW, UNUSED AND OF THE HIGHEST QUALITY IN
EVERY RESPECT, UNLESS NOTED OTHERWISE. MANUFACTURED MATERIALS AND
EQUIPMENT SHALL BE INSTALLED PER MANUFACTURER’S RECOMMENDATIONS
AND INSTRUCTIONS.
8. THERE SHALL BE NO SUBSTITUTION OF MATERIALS WHERE A MANUFACTURER
IS SPECIFIED. WHERE THE TERMS "EQUAL TO", "EQUIVALENT" OR "APPROVED
EQUAL" ARE USED, THE DESIGNER SHALL DETERMINE EQUALITY BASED ON
INFORMATION SUBMITTED BY THE CONTRACTOR.
9. ALL WORK AND MATERIALS SHALL BE GUARANTEED AGAINST DEFECTS FOR A
PERIOD OF AT LEAST ONE (1) YEAR FROM APPROVAL FOR FINAL PAYMENT.
10. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL CUTTING AND PATCHING
REQUIRED FOR THEIR WORK.
11. CONTRACTOR SHALL AT ALL TIMES KEEP THE PREMISES FREE OF
ACCUMULATION OF WASTE MATERIALS OR RUBBISH; PREMISES TO BE SWEPT
CLEAN DAILY OF RELATED CONSTRUCTION DEBRIS. AT THE COMPLETION OF THE
WORK, LEAVE THE JOB SITE FREE OF ALL MATERIALS AND BROOM CLEAN.
12. DO NOT SCALE DRAWINGS; DIMENSIONS SHALL GOVERN. LARGER SCALE
DRAWINGS SHALL GOVERN SMALLER SCALE.
13. PATCH ALL AREAS WHERE FLOOR IS NOT LEVEL OR TRUE PRIOR TO THE
INSTALLATION OF FLOORING OR CARPETING.
14. TO INSURE PROPER AND ADEQUATE BLOCKING, ALL BLOCKING FOR CABINET
WORK WILL BE THE RESPONSIBILITY OF THE CABINET CONTRACTOR.
15. UPON COMPLETION OF THE WORK THE CONTRACTOR SHALL WALK THROUGH
WITH THE DESIGNER AND COMPILE A "PUNCH LIST" OF CORRECTIONS AND
UNSATISFACTORY AND/OR INCOMPLETE WORK. FINAL PAYMENT WILL BE
CONTINGENT UPON THE COMPLETION OF THESE ITEMS.
16. ANY CHANGE WHICH RESULTS IN EXTRA COST SHALL NOT PROCEED
WITHOUT WRITTEN AUTHORIZATION OF THE OWNER AND THE DESIGNER.
17. THE DESIGN, ADEQUACY, AND SAFETY OF ERECTION BRACING, SHORING,
TEMPORARY SUPPORTS, ETC. IS THE SOLE RESPONSIBILITY OF THE GENERAL
CONTRACTOR AND HAS NOT BEEN CONSIDERED BY THE ARCHITECT OR
ENGINEER. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR THE STABILITY OF
THE STRUCTURE THROUGHOUT CONSTRUCTION.
18. ANY AMBIGUITIES, DISCREPANCIES, OR CONFLICTS DISCOVERED THROUGH
THE USE OF THESE DRAWINGS SHALL BE REPORTED IMMEDIATELY TO THE
DESIGNER. FAILURE TO PROVIDE NOTICE TO THE DESIGNER PRIOR TO ANY
CONSTRUCTION ACTIVITY SHALL RELIEVE THE DESIGNER OF ALL LIABILITIES
AND/OR ANY OTHER CONSEQUENCE.
19. CHANGES TO OR DEVIATIONS FROM THE DRAWINGS MADE WITHOUT THE
EXPRESS WRITTEN CONSENT OF THE DESIGNER SHALL BE CONSIDERED TO BE
UNAUTHORIZED AND SHALL RESULT IN THE PARTY MAKING SUCH CHANGES TO
OR DEVIATIONS FROM THE DRAWINGS BEING HELD RESPONSIBLE FOR THE
CONSEQUENCES RESULTING FROM SUCH CHANGES.
AB. ANCHOR BOLT
ACT ACOUSTICAL CEILING TILE
A.D. AREA DRAIN
ADD. ADDENDUM
A.F.F. ABOVE FINISHED FLOOR
AGGR. AGGREGATE
AL. ALUMINUM
ALT. ALTERNATE
APPROX. APPROXIMATE
ARCH. ATCHITECT(URAL)
BD. BOARD
BLDG. BUILDING
BLK. BLOCK
BLK’G. BLOCKING
BM. BEAM
BOT. BOTTOM
BTWN. BETWEEN
B.U.R. BUILT UP ROOFING
B.W. BOTH WAYS
CAB. CABINET
C.I.P. CAST−IN−PLACE
C.J. CONTROL JOINT
CLG. CEILING
CLKG. CAULKING
CLR. CLEAR
C.M.U. CONCRETE MASONRY UNIT
C.O. CLEAN OUT
COL. COLUMN
CONC. CONCRETE
CONN. CONNECTION
CONSTR. CONSTRUCTION
CONT. CONTINUOUS
CPT. CARPET
C.T. CERAMIC TILE
DEG. DEGREE
DEMO. DEMOLITION
DET./DTL. DETAIL
D.F. DRINKING FOUNTAIN
DIAG. DIAGONAL
DIA. DIAMETER
DN. DOWN
DS. DOWNSPOUT
DWG. DRAWING
E EAST
(E) EXISTING
EA. EACH
E.J. EXPANSION JOINT
E.I.F.S. EXTERIOR INSULATION AND
FINISH SYSTEM
EL./ELEV. ELEVATION
ELEC. ELECTRIC
EMER EMERGENCY
ENCL. ENCLOSURE
EQ. EQUAL
EQUIP. EQUIPMENT
EQUIV. EQUIVALENT
E.W. EACH WAY
E.W.C. ELECTRIC WATER COOLER
EXP. EXPANSION
EXT. EXTERIOR
F FURNACE
F.A. FIRE ALARM
F.D. FLOOR DRAIN
F.D.C. FIRE DEPARTMENT
CONNECTION
FDN. FOUNDATION
F.E. FIRE EXTINGUISHER
F.E.C. FIRE EXTINGUISHER CABINET
F.F. FINISH FLOOR
F.H.C. FIRE HOSE CABINET
FIN. FINISH
F.L. FLOW LINE
FLR. FLOOR
FLUOR. FLUORESCENT
FM FACTORY MUTUAL
FND. FOUNDATION
F.O.B. FACE OF BRICK
F.O.C. FACE OF CONCRETE
F.O.S. FACE OF STUD
F.P. FIREPLACE
F.R. FIRE RETARDANT
F.S. FULL SIZE
FT. FOOT (FEET)
FTG. FOOTING
FURR. FURRING
GA. GAUGE or GAGE
GALV. GALVANIZED
G.C. GENERAL CONTRACTOR
G.I. GALVANIZED IRON
G.L. GLASS
GR. GRADE
GWB. GYPSUM WALLBOARD
GYP. GYPSUM
GYP. BD. GYPSUM BOARD
H.B. HOSE BIB
H.C. HOLLOW CORE
H/C HANDICAPPED
HDR. HEADER
HDWD. HARDWOOD
HDWE. HARDWARE
H.M. HOLLOW METAL
HORIZ. HORIZONTAL
HPL HIGH PRESSURE LAMINATE
HR. HOUR
HT. HEIGHT
HVAC HEATING, VENTILATION, AND
AIR CONDITIONING
IBC INTERNATIONAL BUILDING
CODE
I.D. INSIDE DIAMETER
INSUL. INSULATION
INT. INTERIOR
JAN. JANITOR
JT. JOINT
JST. JOIST
KIT. KITCHEN
LAB. LABORATORY
LAM. LAMINATE
LAV. LAVATORY
LT. LIGHT
LWT. LIGHTWEIGHT
MAX. MAXIMUM
MECH. MECHANICAL
MEMB. MEMBRANE
MFR. MANUFACTURER
M.H. MANHOLE
MDF MEDIUM DENSITY FIBERBOARD
MIN. MINIMUM
MISC. MISCELLANEOUS
M.O. MASONRY OPENING
MTL. METAL
MUL. MULLION
N NORTH
(N) NEW
N.I.C. NOT IN CONTRACT
NO. NUMBER
NOM. NOMINAL
N.T.S. NOT TO SCALE
O.C. ON CENTER
O.D. OUTSIDE DIAMETE
OH. OVERHEAD
OPG. OPENING
OPP. OPPOSITE
O.W.S.J. OPEN WEB STEEL JOIST
(P) PAINT
PCT. PRE−CAST
P.L. PROPERTY LINE
P.LAM. PLASTIC LAMINATE
PLAS. PLASTER
PLYWD. PLYWOOD
PR. PAIR
P.T. PRESSURE TREATED
Q.T. QUARRY TILE
R. RISER
R.D. ROOF DRAIN
RE: REFER TO ...
REFR. REFRIGERATOR
REINF. REINFORCED
REQ’D. REQUIRED
RM. ROOM
R.O. ROUGH OPENING
R.S. ROUGH SAWN (RESAWN)
R.W. RED WOOD
S SOUTH
S.A.C. SUSPENDED ACOUSTICAL
CEILING
S.C. SOLID CORE
SCHED. SCHEDULE
SECT. SECTION
S.F. SQUARE FOOT (FEET)
SHT. SHEET
SIM. SIMILAR
S.I.P. STRUCTURAL INSULATED
PANEL
SPEC. SPECIFICATION(S)
SQ. SQUARE
S.S. STAINLESS STEEL
STAGG. STAGGERED
STD. STANDARD
STIFF STIFFENER
STL. STEEL
STR. STRUCTURAL
STRUC. STRUCTURAL
SUSP. SUSPENDED
T TREAD
T&B TOP AND BOTTOM
TER. TERRAZZO
T&G TOUNGE AND GROOVE
THK. THICK
T.O. TOP OF
TYP. TYPICAL
U.N.O. UNLESS NOTED OTHERWISE
UL UNDERWRITER’S LABORATORY
V.B. VAPOR BARRIER
V.R. VAPOR RETARDER
VCT VINYL COMPOSITION TILE
VER VERIFY
VERT. VERTICAL
V.I.F. VERIFY IN FIELD
W WEST
W/ WITH
WH WATER HEATER
W.C. WATER CLOSET
WD. WOOD
W/O WITHOUT
W.P. WATERPROOF(ING)
W.R. WATER RESISTANT
W.W.F. WELDED WIRE FABRIC
CENTERLINE
PLATE
@ AT
& AND
ABBREVIATIONSGENERAL NOTES
TYPE 2 FOUR PLEX −
THE NEST
INCOMPLETE DRAFT SET ISSUED FOR
PRELIMINARY PRICING
WH REF.DW DW
WH
UP
UP
WHREF.DWDW
WH
UP
UP
REF.REF.GARAGE
BATH
LIVING
KITCHEN
DINING
BEDROOM
9’ − 0"
9
3’ − 0"2’ − 8"
3
2’ − 6"
5’ − 0"
CRAWL SPACE
ACCESS
30"x22" MIN.
MECH. CHASE
SOFFIT ABV.
MECH.
CHASE
WOOD SPINDLE
STAIR RAILING W/
GRIPPABLE TOP
SHELVING
UNDER STAIR
GFD
LIVING
KITCHEN
COVERED
CAR PORCH
DINING
MECH.
CHASE
3’ − 0"
4
WOOD SPINDLE
STAIR RAILING W/
GRIPPABLE TOP
SHELVING
UNDER STAIR
POWDER
ROOM
14’ − 0"14’ − 6"13’ − 6"13’ − 6"14’ − 6"14’ − 0"
E
COVERED
PORCH
3
COVERED
PORCH
COVERED
PORCH
CRAWL SPACE
ACCESS
30"x22" MIN.
2
1 13’ − 6"22’ − 6"UNIT C UNIT D
LIVING
KITCHEN
COVERED
CAR PORCH
DINING
MECH.
CHASE
WOOD SPINDLE
STAIR RAILING W/
GRIPPABLE TOP
SHELVING
UNDER STAIR
POWDER
ROOM
COVERED
PORCH
CRAWL SPACE
ACCESS
30"x22" MIN.
UNIT BUNIT A
A B C
GARAGE
BATH
LIVING
KITCHEN
DINING
BEDROOM
CRAWL SPACE
ACCESS
30"x22" MIN.
MECH. CHASE
SOFFIT ABV.
MECH.
CHASE
WOOD SPINDLE
STAIR RAILING W/
GRIPPABLE TOP
SHELVING
UNDER STAIR
COVERED
PORCH
COVERED
PORCH
DRIVEWAY DRIVEWAY 6’ − 0"STOOPSTOOP22’ − 6"12’ − 11 3/8"
2’ − 4"2’ − 6"
2’ − 6"
3’ − 0"
8
3’ − 0"
7
2’ − 6"2’ − 8"
2’ − 6"
5’ − 0"
2’ − 4"2’ − 6"
2’ − 6"2’ − 6"
9’ − 0"
10
3’ − 0"
2
3’ − 0"
1
3’ − 0"
11
3’ − 0"
12
13
14
6
5
16" WIDE MECH
SOFFIT TYP.
16" WIDE MECH
SOFFIT TYP.
16" WIDE MECH
SOFFIT TYP.
16" WIDE MECH
SOFFIT TYP.
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A1.01
MAIN LEVEL
PLAN−TYPE 2 FOUR PLEXPRELIM
PRICING−−8−16−18
AREA SCHEDULE
NAME AREA
UNIT A MAIN LEVEL 504 SF
UNIT B MAIN LEVEL 522 SF
UNIT B GARAGE 304 SF
UNIT C GARAGE 304 SF
UNIT C MAIN LEVEL 522 SF
UNIT D MAIN LEVEL 504 SF
UNIT A UPPER LEVEL 472 SF
UNIT B UPPER LEVEL 490 SF
UNIT C UPPER LEVEL 490 SF
UNIT D UPPER LEVEL 472 SF
WINDOW SCHEDULE
MARK WIDTH HEIGHT HEAD HEIGHT TYPE COMMENTS
14 2’ − 6" 5’ − 0" 8’ − 0"
15 5’ − 0" 4’ − 0" 6’ − 11 1/8" EGRESS
16 5’ − 0" 4’ − 0" 6’ − 11 1/8" EGRESS
17 5’ − 0" 4’ − 0" 6’ − 11 1/8" EGRESS
18 5’ − 0" 4’ − 0" 6’ − 11 1/8" EGRESS
19 2’ − 0" 3’ − 6" 6’ − 11 1/8" DIRECT SET TEMPERED
20 3’ − 0" 5’ − 0" 6’ − 11 1/8" EGRESS
21 3’ − 0" 5’ − 0" 6’ − 11 1/8" EGRESS
22 3’ − 0" 5’ − 0" 6’ − 11 1/8" EGRESS
23 3’ − 0" 5’ − 0" 6’ − 11 1/8" EGRESS
24 2’ − 0" 3’ − 6" 6’ − 11 1/8" DIRECT SET TEMPERED
25 5’ − 0" 5’ − 0" 8’ − 0"
WINDOW SCHEDULE
MARK WIDTH HEIGHT HEAD HEIGHT TYPE COMMENTS
1 5’ − 0" 5’ − 0" 8’ − 0"
2 5’ − 0" 5’ − 0" 8’ − 0"
3 5’ − 0" 5’ − 0" 8’ − 0"
4 5’ − 0" 5’ − 0" 8’ − 0"
5 2’ − 6" 5’ − 0" 8’ − 0"
6 5’ − 0" 5’ − 0" 8’ − 0"
7 3’ − 0" 3’ − 6" 7’ − 0" CASEMENT
8 3’ − 0" 3’ − 6" 7’ − 0" CASEMENT
9 3’ − 0" 5’ − 0" 7’ − 0" EGRESS
10 3’ − 0" 5’ − 0" 7’ − 0" EGRESS
11 3’ − 0" 3’ − 6" 7’ − 0" CASEMENT
12 3’ − 0" 3’ − 6" 7’ − 0" CASEMENT
13 5’ − 0" 5’ − 0" 8’ − 0"
1/4" = 1’−0"1 MAIN LEVEL PLAN
C1
PLAN NOTES:
1. ALL WALLS AT THE MAIN LEVEL ARE 9’−1 1/8", U.N.O. ALL
WALLS AT THE UPPER LEVEL ARE 8’−1 1/8", U.N.O.
2. ALL DIMENSIONS SHOWN ARE TO FACE OF FRAMING.
3. ALL WINDOWS TO BE TAPE SEALED AND FOAM FILLED
SPACE BETWEEN WINDOW AND FRAMING.
4. PROVIDE 1−1/2" GRIPPABLE HANDRAIL 34" ABOVE NOSING AT
ALL STAIRS WITH MORE THAN ONE RISER
5. ALL INTERIOR DOORS ARE TO BE CENTERED IN OPENINGS
OR LOCATED AS DIMENSIONED.
6. PROVIDE 1/2" TYPE X GYP BOARD AT COMMON WALLS AND
5/8" TYPE X GYP AT CEILING AND UNDER STAIR.
7. ALL WINDOW HEAD HEIGHTS ARE AS NOTED, REFER TO
WINDOW SCHEDULE.
8. PROVIDE EXHAUST VENT FOR WATER HEATER OF CPVC OR
OTHER HIGH TEMPERATURE MATERIAL AS REQ. BY
MANUFACTURER.
9. ALL WATER HEATERS WITH PAN & STRAP.
10. IF MECHANICAL ROOM IS ACCESSED FROM GARAGE, WATER
HEATER SHALL BE 18" ABOVE GARAGE FLOOR ON METAL
STANDS W/ SECURING STRAPS.
11. DOOR AT GARAGE/HOUSE COMMON WALL TO BE SELF
CLOSING AND RATED 20 MINUTES.
12. STRUCTURE MUST COMPLY WITH 2012 INTERNATIONAL
ENERGY CONSERVATION CODE AND IRC 2012 BUILDING CODE.
C2
STRUCTURAL PANEL DESIGN NOTES:
1. ALL EXTEROIR WALLS FOR THIS PROJECT HAVE BEEN
DESIGNED USING 2012 IRC (CS−WSP) CONTINUOUS
SHEATHED − WOOD STRUCTURAL PANELS PER TABLE
R602.10.1.2(2) AND R602.10.4.1 CONTINUOUS SHEATHING
BRACED WALL PANELS, USING SEISMIC DESIGN CATEGORY
SDC DO OR DI. ALL EXTERIOR WALLS ARE SHEAR WALL
TYPE S1 UNLESS NOTED OTHERWISE, REFER TO SHEARWALL
SCHEDULE ON A0.00.
2. ALL INTERIOR WALLS SHEAR WALLS AS INDICATED TO HAVE
SHEETROCK SCREWS AT 7" SPACING AT EDGES AND FIELD
SIZE PER IRC R702.3.5.
3. INDICATES SIMPSON HOLD−DOWN PER SCHEDULE ON A0.00.
4. INDICATES SIMPSON STRAP PER SCHEDULE ON A0.00.
WHOLE HOUSE MECHANICAL VENTILATION REQUIRED −CODE
SOURCES:
1. IRC 2012 SECTION R303.4, PROVIDE WHOLE HOUSE
MECHANICAL VENTILATION WHEN LESS THAN 5 AIR CHANGE
PER HOUR (ACH). (MONTANA ARM REQUIRES 4 OR LESS
ACH’S). IF THE IBC 2012 IS BEING USED SECTION 1203.1
PROVIDES CLARIFICATION OF WHOLE HOUSE MECHANICAL
VENTILATION.
2. IMC 2012 SECTION 401.2 AND 401.3 IN THE MECHANICAL
CODE ALONG WITH SECTION 1057.3.1 TO 1057.3.3 IN THE
2012 IRC.
3. IECC 2012 SECTION R402.4.1.2 (ARM) STATES THAT THE
BUILDING OR DWELLING UNIT WILL HAVE ACH.
4. ASHRAE 62.1 CAN ALSO BE CONSULTED FOR CODE
CONFORMANCE. HRV’S 78 TO 80% EFFICIENT.
5. TESTING FOR TIGHTNESS REQUIRED IF DUCTWORK IS
LOCATED OUTSIDE OF CONDITIONED BOUNDARY SUCH AS IN
AN ATTIC OR GARAGE, SECTION 403.2 IECC 2012.
W/D
W/D
DN DNDNDN
W/D
W/D
GFD
BEDROOM
ATTIC
ACCESS
2’ − 6"
20
5’ − 0"
18
BEDROOM6’ − 0"
2’ − 6"
36" HALF−
WALL W/
OAK CAP
& APRON
ATTIC
ACCESS
BATHBATH
36" HALF−
WALL W/
OAK CAP
& APRON
BEDROOMBEDROOM
14’ − 0"14’ − 6"13’ − 6"13’ − 6"14’ − 6"14’ − 0"
E
3
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
2
1
UNIT C
UNIT D13’ − 6"22’ − 6"A B C
BEDROOM
ATTIC
ACCESS
BEDROOM
36" HALF−
WALL W/
OAK CAP
& APRON
ATTIC
ACCESS
BATH BATH
36" HALF−
WALL W/
OAK CAP
& APRON
BEDROOM BEDROOM
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)2’ − 6"2’ − 6"6’ − 0"
2’ − 6"4’ − 0"
2’ − 6"4’ − 0"
17
21
2’ − 6"
23
5’ − 0"
15 6’ − 0"
2’ − 6"2’ − 6"2’ − 6"6’ − 0"
2’ − 6"4’ − 0"
2’ − 6"4’ − 0"
16
22
24 19
UNIT B
UNIT A
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A1.02
UPPER LEVEL
PLAN−TYPE 2 FOUR PLEXPRELIM
PRICING−−8−16−18
1/4" = 1’−0"1 UPPER LEVEL PLAN
MAIN LEVEL
0"
UPPER LEVEL
9’ − 11 1/8"
MAIN T.O.W.
9’ − 1 1/8"
UPPER T.O.W.
18’ − 0 1/4"
CRAWL/GRG
T.O.FTG
−4’ − 0 1/4"
T.O.FDN
−2 1/4"
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A2.01
ELEVATIONS−TYPE 2 FOUR PLEXPRELIM
PRICING−−8−16−18
1/4" = 1’−0"1 FRONT ELEVATION
1/4" = 1’−0"2 REAR ELEVATION
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A2.02
ELEVATIONS−TYPE 2 FOUR PLEXPRELIM
PRICING−−8−16−18
1/4" = 1’−0"1 LEFT ELEVATION
1/4" = 1’−0"2 RIGHT ELEVATION
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A2.03
PERSPECTIVE
ELEVATIONS−TYPE 2 FOUR PLEXPRELIM
PRICING−−8−16−18
1 FRONT LEFT PERSPECTIVE 2 FRONT RIGHT PERSPECTIVE
3 REAR LEFT PERSPECTIVE 4 REAR RIGHT PERSPECTIVE
1, 2, 6, 8
3 4
DETAILSTUD/POST SIZE DEVICEMARK
HOLDOWN/STRAP SCHEDULE
S2 5/8" DIA. X 7" EMBED. A.B. @ 3'-0" O.C.
S1 5/8" DIA. X 7" EMBED. A.B. @ 4'-0" O.C.
SILL PLATE ANCHORAGESHEATHING ATTACHMENT
7/16" APA RATED APA-RATED
SHEATHING, 1-SIDE MIN.
SHEATHINGMARK
SHEAR WALL SCHEDULE
NOTES:
1. SHEATHING/ATTACHMENT IS REQUIRED THE ENTIRE LENGTH OF WALL INDICATED. WHERE AN EXTERIOR WALL IS NOT DESIGNATED WITH A
SHEATHING MARK, PROVIDE SHEATHING AND ATTACHMENT PER TYPE S1 ABOVE.
2. DRIVE WOOD PANEL SHEATHING NAILS FLUSH WITH, BUT NOT PENETRATING THE FACE OF THE WOOD SURFACE.
3. BLOCK ALL EDGES OF SHEAR WALL PANELS (ORIENTED STRAND BOARD, O.S.B. ARE ACCEPTABLE).
4. PROVIDE A MINIMUM OF TWO ANCHOR BOLTS PER EACH SILL PLATE PIECE, NOT MORE THAN 12" OR LESS THAN 4" FROM
EACH END. PROVIDE 3" X 3" X 1/4" PLATE WASHERS AT ALL SILL PLATE ANCHOR BOLTS.
5. STAGGER END JOINTS OF SHEATHING 16" MIN. ON EA. SIDE OF WALL, WHERE SHEATHING IS REQUIRED ON BOTH FACES OF WALL.
6. CONSTRUCT SHEAR WALL ASSEMBLIES, INCLUDING CORNER AND INTERSECTION STUD GROUPS, TOP PLATE SPLICES, AND STUD
TO PLATE CONNECTIONS TO COMPLY WITH 2012 INTERNATIONAL BUILDING CODE (IBC) TABLE 2304.9.1, U.N.O.
7. PROVIDE 4X6 OR (2) 2X6 WALL BOTTOM PLATE AND STUDS, DOUG. FIR STUD GRADE, AT ADJOINING PANEL EDGES TO COMPLY WITH
IBC 2012 CRITERIA IN SEISMIC CATEGORY D. (2) 2X6 NAILED TOGETHER WITH 16D COMMON AT 3" O.C. STAGGERED.
8. SPRUCE-PINE-FIR WALL STUDS AND 2x SILL PLATES ARE ACCEPTABLE FOR WALLS CONSTRUCTED WITH SHEAR WALL TYPES S1 AND S2 UNLESS
OTHERWISE NOTED IN THE GENERAL STRUCTURAL NOTES.
8d @ 3" O.C. EDGE, 12" O.C. FIELD
8d @ 6" O.C. EDGE, 12" O.C. FIELD
NOTES:
1. COORDINATE HOLDOWN LOCATION WITH ARCHITECTURAL FLOOR PLANS AT DOOR/WINDOW LOCATIONS FOR PROPER PLACEMENT AT
BEARING/KING STUD ASSEMBLIES.
2. REFER TO THE MANUFACTURER'S INSTALLATION RECOMMENDATIONS.
3. ALTERNATE USE OF A HDU HOLDOWN OF EQUAL VALUE IS ACCEPTABLE.
7/16" APA RATED APA-RATED
SHEATHING, 1-SIDE MIN.
SIMPSON "STHD14"
HOLD DOWN STRAP
T = 3" MIN.
(2) 2X STUDS, B/U, MIN.(30) 16D SINKERS INTO DOUBLE STUD
RIM JOIST OR BLOCKING TO
SILL OR TOP PLATE BELOW
"A35" CLIP @ 2'-8" O.C.
"A35" CLIP @ 2'-0" O.C.
C1 -
SIMPSON "MST37"
STRAP
T = 3" MIN.
(2) 2X STUDS, B/U, MIN.(24) 16D SINKERS INTO DOUBLE STUDC2-
1’ − 0"
1
1
Name
Elevation
N
1
A101
SIM
/1 A101
1 View Name
1/8" = 1’−0"DRAWING TITLE
GRAPHIC SYMBOLS
BUILDING SECTION
1
A101
SIM
DETAIL SECTION
1
Ref
View Name
EXTERIOR ELEVATION
1
11Ref
View Name
INTERIOR ELEVATION
DETAIL CALLOUTA101
1 SIM
ROOM
NAME
150 SF
ROOM NAME & NUMBER
STRUCTURAL GRID
REVISION CLOUD & NUMBER
1
DOOR NUMBER/TYPE
WINDOW NUMBER/TYPE
BENCHMARK ELEVATION
VIEW REFERENCE
EXISTING CONTOUR
NORTH ARROW
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A0.00
COVER SHEET−−PRELIM
PRICING−−8−16−18
DRAWING INDEX
SHEET NUMBER SHEET NAME
A0.00 COVER SHEET
C1.01 SITE PLAN
A1.01 MAIN LEVEL PLAN
A1.02 UPPER LEVEL PLAN
A2.01 ELEVATIONS
A2.02 ELEVATIONS
A2.03 PERSPECTIVE ELEVATIONS
A3.01 SECTIONS
A3.02 DETAIL SECTIONS
S1.01 FOUNDATION PLAN
S1.02 MAIN LEVEL FLOOR FRAMING
S1.03 UPPER LEVEL FLOOR FRAMING
S1.04 ROOF FRAMING PLAN
E1.01 MAIN LEVEL ELECTRICAL PLAN
E1.02 UPPER LEVEL ELECTRICAL PLAN
1. DRAWINGS AND SPECIFICATIONS, AS INSTRUMENTS OF SERVICE, ARE THE
EXCLUSIVE PROPERTY OF THIS DESIGNER WHETHER THE PROJECT FOR WHICH
THEY WERE PREPARED IS EXECUTED AND CONSTRUCTED OR NOT. THESE
DOCUMENTS ARE NOT TO BE REPRODUCED IN ANY FORM AND THEY ARE NOT TO
BE USED BY THE PROJECT OWNER NOR ANY OTHER ENTITY ON ANY OTHER
PROJECTS OR FOR ANY EXTENSIONS OR ADDITIONS OR ALTERATIONS TO THE
ORIGINAL PROJECT EXCEPT BY WRITTEN AUTHORIZATION AND PERMISSION FROM
AND AGREEMENT WITH THIS DESIGNER.
2. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS AT THE JOB SITE AND SHALL NOTIFY THE DESIGNER OF ANY
DISCREPANCIES, OMISSIONS, AND/OR CONFLICTS BEFORE PROCEEDING WITH THE
WORK.
3. CONTRACTOR MUST COMPLY WITH THE RULES AND REGULATIONS OF
AGENCIES HAVING JURISDICTION AND SHALL CONFORM TO ALL CITY, COUNTY,
STATE AND FEDERAL CONSTRUCTION, SAFETY AND SANITARY LAWS, CODES,
STATUTES AND ORDINANCES. ALL FEES, TAXES, PERMITS, APPLICATIONS AND
CERTIFICATES OF INSPECTION, AND THE FILING OF ALL WORK WITH
GOVERNMENTAL AGENCIES SHALL BE THE RESPONSIBILITY OF THE
CONTRACTOR.
4. EACH TRADE WILL PROCEED IN A FASHION THAT WILL NOT DELAY THE
TRADES FOLLOWING THEM.
5. CONTRACTORS SHALL BE RESPONSIBLE FOR THE DISTRIBUTION OF DRAWINGS
AND/OR SPECIFICATIONS TO THE TRADES UNDER THEIR JURISDICTION.
6. ALL WORK SHALL BE ERECTED AND INSTALLED PLUMB, LEVEL, SQUARE, TRUE
AND IN PROPER ALIGNMENT.
7. ALL MATERIALS SHALL BE NEW, UNUSED AND OF THE HIGHEST QUALITY IN
EVERY RESPECT, UNLESS NOTED OTHERWISE. MANUFACTURED MATERIALS AND
EQUIPMENT SHALL BE INSTALLED PER MANUFACTURER’S RECOMMENDATIONS
AND INSTRUCTIONS.
8. THERE SHALL BE NO SUBSTITUTION OF MATERIALS WHERE A MANUFACTURER
IS SPECIFIED. WHERE THE TERMS "EQUAL TO", "EQUIVALENT" OR "APPROVED
EQUAL" ARE USED, THE DESIGNER SHALL DETERMINE EQUALITY BASED ON
INFORMATION SUBMITTED BY THE CONTRACTOR.
9. ALL WORK AND MATERIALS SHALL BE GUARANTEED AGAINST DEFECTS FOR A
PERIOD OF AT LEAST ONE (1) YEAR FROM APPROVAL FOR FINAL PAYMENT.
10. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL CUTTING AND PATCHING
REQUIRED FOR THEIR WORK.
11. CONTRACTOR SHALL AT ALL TIMES KEEP THE PREMISES FREE OF
ACCUMULATION OF WASTE MATERIALS OR RUBBISH; PREMISES TO BE SWEPT
CLEAN DAILY OF RELATED CONSTRUCTION DEBRIS. AT THE COMPLETION OF THE
WORK, LEAVE THE JOB SITE FREE OF ALL MATERIALS AND BROOM CLEAN.
12. DO NOT SCALE DRAWINGS; DIMENSIONS SHALL GOVERN. LARGER SCALE
DRAWINGS SHALL GOVERN SMALLER SCALE.
13. PATCH ALL AREAS WHERE FLOOR IS NOT LEVEL OR TRUE PRIOR TO THE
INSTALLATION OF FLOORING OR CARPETING.
14. TO INSURE PROPER AND ADEQUATE BLOCKING, ALL BLOCKING FOR CABINET
WORK WILL BE THE RESPONSIBILITY OF THE CABINET CONTRACTOR.
15. UPON COMPLETION OF THE WORK THE CONTRACTOR SHALL WALK THROUGH
WITH THE DESIGNER AND COMPILE A "PUNCH LIST" OF CORRECTIONS AND
UNSATISFACTORY AND/OR INCOMPLETE WORK. FINAL PAYMENT WILL BE
CONTINGENT UPON THE COMPLETION OF THESE ITEMS.
16. ANY CHANGE WHICH RESULTS IN EXTRA COST SHALL NOT PROCEED
WITHOUT WRITTEN AUTHORIZATION OF THE OWNER AND THE DESIGNER.
17. THE DESIGN, ADEQUACY, AND SAFETY OF ERECTION BRACING, SHORING,
TEMPORARY SUPPORTS, ETC. IS THE SOLE RESPONSIBILITY OF THE GENERAL
CONTRACTOR AND HAS NOT BEEN CONSIDERED BY THE ARCHITECT OR
ENGINEER. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR THE STABILITY OF
THE STRUCTURE THROUGHOUT CONSTRUCTION.
18. ANY AMBIGUITIES, DISCREPANCIES, OR CONFLICTS DISCOVERED THROUGH
THE USE OF THESE DRAWINGS SHALL BE REPORTED IMMEDIATELY TO THE
DESIGNER. FAILURE TO PROVIDE NOTICE TO THE DESIGNER PRIOR TO ANY
CONSTRUCTION ACTIVITY SHALL RELIEVE THE DESIGNER OF ALL LIABILITIES
AND/OR ANY OTHER CONSEQUENCE.
19. CHANGES TO OR DEVIATIONS FROM THE DRAWINGS MADE WITHOUT THE
EXPRESS WRITTEN CONSENT OF THE DESIGNER SHALL BE CONSIDERED TO BE
UNAUTHORIZED AND SHALL RESULT IN THE PARTY MAKING SUCH CHANGES TO
OR DEVIATIONS FROM THE DRAWINGS BEING HELD RESPONSIBLE FOR THE
CONSEQUENCES RESULTING FROM SUCH CHANGES.
AB. ANCHOR BOLT
ACT ACOUSTICAL CEILING TILE
A.D. AREA DRAIN
ADD. ADDENDUM
A.F.F. ABOVE FINISHED FLOOR
AGGR. AGGREGATE
AL. ALUMINUM
ALT. ALTERNATE
APPROX. APPROXIMATE
ARCH. ATCHITECT(URAL)
BD. BOARD
BLDG. BUILDING
BLK. BLOCK
BLK’G. BLOCKING
BM. BEAM
BOT. BOTTOM
BTWN. BETWEEN
B.U.R. BUILT UP ROOFING
B.W. BOTH WAYS
CAB. CABINET
C.I.P. CAST−IN−PLACE
C.J. CONTROL JOINT
CLG. CEILING
CLKG. CAULKING
CLR. CLEAR
C.M.U. CONCRETE MASONRY UNIT
C.O. CLEAN OUT
COL. COLUMN
CONC. CONCRETE
CONN. CONNECTION
CONSTR. CONSTRUCTION
CONT. CONTINUOUS
CPT. CARPET
C.T. CERAMIC TILE
DEG. DEGREE
DEMO. DEMOLITION
DET./DTL. DETAIL
D.F. DRINKING FOUNTAIN
DIAG. DIAGONAL
DIA. DIAMETER
DN. DOWN
DS. DOWNSPOUT
DWG. DRAWING
E EAST
(E) EXISTING
EA. EACH
E.J. EXPANSION JOINT
E.I.F.S. EXTERIOR INSULATION AND
FINISH SYSTEM
EL./ELEV. ELEVATION
ELEC. ELECTRIC
EMER EMERGENCY
ENCL. ENCLOSURE
EQ. EQUAL
EQUIP. EQUIPMENT
EQUIV. EQUIVALENT
E.W. EACH WAY
E.W.C. ELECTRIC WATER COOLER
EXP. EXPANSION
EXT. EXTERIOR
F FURNACE
F.A. FIRE ALARM
F.D. FLOOR DRAIN
F.D.C. FIRE DEPARTMENT
CONNECTION
FDN. FOUNDATION
F.E. FIRE EXTINGUISHER
F.E.C. FIRE EXTINGUISHER CABINET
F.F. FINISH FLOOR
F.H.C. FIRE HOSE CABINET
FIN. FINISH
F.L. FLOW LINE
FLR. FLOOR
FLUOR. FLUORESCENT
FM FACTORY MUTUAL
FND. FOUNDATION
F.O.B. FACE OF BRICK
F.O.C. FACE OF CONCRETE
F.O.S. FACE OF STUD
F.P. FIREPLACE
F.R. FIRE RETARDANT
F.S. FULL SIZE
FT. FOOT (FEET)
FTG. FOOTING
FURR. FURRING
GA. GAUGE or GAGE
GALV. GALVANIZED
G.C. GENERAL CONTRACTOR
G.I. GALVANIZED IRON
G.L. GLASS
GR. GRADE
GWB. GYPSUM WALLBOARD
GYP. GYPSUM
GYP. BD. GYPSUM BOARD
H.B. HOSE BIB
H.C. HOLLOW CORE
H/C HANDICAPPED
HDR. HEADER
HDWD. HARDWOOD
HDWE. HARDWARE
H.M. HOLLOW METAL
HORIZ. HORIZONTAL
HPL HIGH PRESSURE LAMINATE
HR. HOUR
HT. HEIGHT
HVAC HEATING, VENTILATION, AND
AIR CONDITIONING
IBC INTERNATIONAL BUILDING
CODE
I.D. INSIDE DIAMETER
INSUL. INSULATION
INT. INTERIOR
JAN. JANITOR
JT. JOINT
JST. JOIST
KIT. KITCHEN
LAB. LABORATORY
LAM. LAMINATE
LAV. LAVATORY
LT. LIGHT
LWT. LIGHTWEIGHT
MAX. MAXIMUM
MECH. MECHANICAL
MEMB. MEMBRANE
MFR. MANUFACTURER
M.H. MANHOLE
MDF MEDIUM DENSITY FIBERBOARD
MIN. MINIMUM
MISC. MISCELLANEOUS
M.O. MASONRY OPENING
MTL. METAL
MUL. MULLION
N NORTH
(N) NEW
N.I.C. NOT IN CONTRACT
NO. NUMBER
NOM. NOMINAL
N.T.S. NOT TO SCALE
O.C. ON CENTER
O.D. OUTSIDE DIAMETE
OH. OVERHEAD
OPG. OPENING
OPP. OPPOSITE
O.W.S.J. OPEN WEB STEEL JOIST
(P) PAINT
PCT. PRE−CAST
P.L. PROPERTY LINE
P.LAM. PLASTIC LAMINATE
PLAS. PLASTER
PLYWD. PLYWOOD
PR. PAIR
P.T. PRESSURE TREATED
Q.T. QUARRY TILE
R. RISER
R.D. ROOF DRAIN
RE: REFER TO ...
REFR. REFRIGERATOR
REINF. REINFORCED
REQ’D. REQUIRED
RM. ROOM
R.O. ROUGH OPENING
R.S. ROUGH SAWN (RESAWN)
R.W. RED WOOD
S SOUTH
S.A.C. SUSPENDED ACOUSTICAL
CEILING
S.C. SOLID CORE
SCHED. SCHEDULE
SECT. SECTION
S.F. SQUARE FOOT (FEET)
SHT. SHEET
SIM. SIMILAR
S.I.P. STRUCTURAL INSULATED
PANEL
SPEC. SPECIFICATION(S)
SQ. SQUARE
S.S. STAINLESS STEEL
STAGG. STAGGERED
STD. STANDARD
STIFF STIFFENER
STL. STEEL
STR. STRUCTURAL
STRUC. STRUCTURAL
SUSP. SUSPENDED
T TREAD
T&B TOP AND BOTTOM
TER. TERRAZZO
T&G TOUNGE AND GROOVE
THK. THICK
T.O. TOP OF
TYP. TYPICAL
U.N.O. UNLESS NOTED OTHERWISE
UL UNDERWRITER’S LABORATORY
V.B. VAPOR BARRIER
V.R. VAPOR RETARDER
VCT VINYL COMPOSITION TILE
VER VERIFY
VERT. VERTICAL
V.I.F. VERIFY IN FIELD
W WEST
W/ WITH
WH WATER HEATER
W.C. WATER CLOSET
WD. WOOD
W/O WITHOUT
W.P. WATERPROOF(ING)
W.R. WATER RESISTANT
W.W.F. WELDED WIRE FABRIC
CENTERLINE
PLATE
@ AT
& AND
ABBREVIATIONSGENERAL NOTES
INCOMPLETE DRAFT SET ISSUED FOR
PRELIMINARY PRICING
TYPE 3 FOUR PLEX −
THE NEST
REF.DW
WH REF.DW
WH
WD
FW D
FUPUP
1
2
5
6
A B F GD
13’ − 0"8’ − 6"11’ − 6"11’ − 6"8’ − 6"13’ − 0"2’ − 0"4’ − 6"26’ − 6"5’ − 0"2’ − 0"2’ − 8"
2’ − 6"
13
3’ − 0"
11
BATH
LIVING
KITCHEN
DINING
MASTER
BEDROOM
PATIO
ENTRY
PORCH
UNIT ABEDROOM
MASTER
BATH
MASTER
W.I.C.BATH
LIVING
KITCHEN
DINING
MASTER
BEDROOM
PATIO
ENTRY
PORCH
UNIT B
BEDROOM
MASTER
BATH
MASTER
W.I.C.
66’ − 0"
LAUNDRY LAUNDRY
MECH.MECH.
3
4
C E
CRAWL SPACE
ACCESS
30"x22" MIN.
CRAWL SPACE
ACCESS
30"x22" MIN.38’ − 0"1
2
6’ − 0"2’ − 8"2’ − 8"
12
2’ − 6"2’ − 8"
2’ − 6"
4
8
6’ − 0"2’ − 8"2’ − 8"
9
2’ − 6"
2’ − 6"2’ − 8"
2’ − 6"2’ − 8"4’ − 0"
5’ − 0"4’ − 0"4’ − 0"
5’ − 0"4’ − 0"
3
3’ − 0"
15 6
5
7
16
14
10
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A1.01
MAIN LEVEL
PLAN−−PRELIM
PRICING−−8−16−18
AREA SCHEDULE
NAME AREA
UNIT A 1073 SF
UNIT B 1073 SF
UNIT C 1073 SF
UNIT D 1073 SF
WINDOW SCHEDULE
MARK WIDTH HEIGHT HEAD HEIGHT TYPE COMMENTS
22 2’ − 0" 3’ − 6" 7’ − 0"
23 5’ − 0" 2’ − 0" 7’ − 0"
24 5’ − 0" 5’ − 0" 7’ − 0" EGRESS
25 5’ − 0" 5’ − 0" 7’ − 0" EGRESS
26 5’ − 0" 3’ − 6" 7’ − 0"
27 5’ − 0" 3’ − 6" 7’ − 0"
28 5’ − 0" 5’ − 0" 7’ − 0" EGRESS
29 5’ − 0" 5’ − 0" 7’ − 0" EGRESS
30 5’ − 0" 2’ − 0" 7’ − 0"
31 2’ − 0" 3’ − 6" 7’ − 0"
32 5’ − 0" 2’ − 0" 7’ − 0"
WINDOW SCHEDULE
MARK WIDTH HEIGHT HEAD HEIGHT TYPE COMMENTS
1 5’ − 0" 5’ − 0" 7’ − 0" EGRESS
2 5’ − 0" 5’ − 0" 7’ − 0"
3 5’ − 0" 5’ − 0" 7’ − 0"
4 5’ − 0" 5’ − 0" 7’ − 0" EGRESS
5 5’ − 0" 2’ − 0" 7’ − 0"
6 2’ − 0" 3’ − 6" 7’ − 0"
7 5’ − 0" 2’ − 0" 7’ − 0"
8 5’ − 0" 5’ − 0" 7’ − 0" EGRESS
9 5’ − 0" 5’ − 0" 7’ − 0" EGRESS
10 5’ − 0" 3’ − 6" 7’ − 0"
11 5’ − 0" 3’ − 6" 7’ − 0"
12 5’ − 0" 5’ − 0" 7’ − 0" EGRESS
13 5’ − 0" 5’ − 0" 7’ − 0" EGRESS
14 5’ − 0" 2’ − 0" 7’ − 0"
15 2’ − 0" 3’ − 6" 7’ − 0"
16 5’ − 0" 2’ − 0" 7’ − 0"
17 5’ − 0" 5’ − 0" 7’ − 0" EGRESS
18 5’ − 0" 5’ − 0" 7’ − 0"
19 5’ − 0" 5’ − 0" 7’ − 0"
20 5’ − 0" 5’ − 0" 7’ − 0" EGRESS
21 5’ − 0" 2’ − 0" 7’ − 0"
1/4" = 1’−0"1 MAIN LEVEL PLAN
C1
PLAN NOTES:
1. ALL WALLS AT THE MAIN LEVEL ARE 9’−1 1/8", U.N.O. ALL
WALLS AT THE UPPER LEVEL ARE 9’−1 1/8", U.N.O.
2. ALL DIMENSIONS SHOWN ARE TO FACE OF FRAMING.
3. ALL WINDOWS TO BE TAPE SEALED AND FOAM FILLED
SPACE BETWEEN WINDOW AND FRAMING.
4. PROVIDE 1−1/2" GRIPPABLE HANDRAIL 34" ABOVE NOSING AT
ALL STAIRS WITH MORE THAN ONE RISER
5. ALL INTERIOR DOORS ARE TO BE CENTERED IN OPENINGS
OR LOCATED AS DIMENSIONED.
6. PROVIDE 1/2" TYPE X GYP BOARD AT COMMON WALLS AND
5/8" TYPE X GYP AT CEILING AND UNDER STAIR.
7. ALL WINDOW HEAD HEIGHTS ARE AS NOTED, REFER TO
WINDOW SCHEDULE.
8. PROVIDE EXHAUST VENT FOR WATER HEATER OF CPVC OR
OTHER HIGH TEMPERATURE MATERIAL AS REQ. BY
MANUFACTURER.
9. ALL WATER HEATERS WITH PAN & STRAP.
10. STRUCTURE MUST COMPLY WITH 2012 INTERNATIONAL
ENERGY CONSERVATION CODE AND IRC 2012 BUILDING CODE.
C2
STRUCTURAL PANEL DESIGN NOTES:
1. ALL EXTEROIR WALLS FOR THIS PROJECT HAVE BEEN
DESIGNED USING 2012 IRC (CS−WSP) CONTINUOUS
SHEATHED − WOOD STRUCTURAL PANELS PER TABLE
R602.10.1.2(2) AND R602.10.4.1 CONTINUOUS SHEATHING
BRACED WALL PANELS, USING SEISMIC DESIGN CATEGORY
SDC DO OR DI. ALL EXTERIOR WALLS ARE SHEAR WALL
TYPE S1 UNLESS NOTED OTHERWISE, REFER TO SHEARWALL
SCHEDULE ON A0.00.
2. ALL INTERIOR WALLS SHEAR WALLS AS INDICATED TO HAVE
SHEETROCK SCREWS AT 7" SPACING AT EDGES AND FIELD
SIZE PER IRC R702.3.5.
3. INDICATES SIMPSON HOLD−DOWN PER SCHEDULE ON A0.00.
4. INDICATES SIMPSON STRAP PER SCHEDULE ON A0.00.
WHOLE HOUSE MECHANICAL VENTILATION REQUIRED −CODE
SOURCES:
1. IRC 2012 SECTION R303.4, PROVIDE WHOLE HOUSE
MECHANICAL VENTILATION WHEN LESS THAN 5 AIR CHANGE
PER HOUR (ACH). (MONTANA ARM REQUIRES 4 OR LESS
ACH’S). IF THE IBC 2012 IS BEING USED SECTION 1203.1
PROVIDES CLARIFICATION OF WHOLE HOUSE MECHANICAL
VENTILATION.
2. IMC 2012 SECTION 401.2 AND 401.3 IN THE MECHANICAL
CODE ALONG WITH SECTION 1057.3.1 TO 1057.3.3 IN THE
2012 IRC.
3. IECC 2012 SECTION R402.4.1.2 (ARM) STATES THAT THE
BUILDING OR DWELLING UNIT WILL HAVE ACH.
4. ASHRAE 62.1 CAN ALSO BE CONSULTED FOR CODE
CONFORMANCE. HRV’S 78 TO 80% EFFICIENT.
5. TESTING FOR TIGHTNESS REQUIRED IF DUCTWORK IS
LOCATED OUTSIDE OF CONDITIONED BOUNDARY SUCH AS IN
AN ATTIC OR GARAGE, SECTION 403.2 IECC 2012.
DN DNREF.DW
WH
WD
FREF.DW
WH
W D
F1
2
5
6
A B F GD
BATH
LIVING
KITCHEN
DINING
MASTER
BEDROOM
PATIO
ENTRY
PORCH
UNIT CBEDROOM
MASTER
BATH
MASTER
W.I.C.
LAUNDRY
MECH.
UNIT D
3
4
C E
2’ − 0"5’ − 0"26’ − 6"4’ − 6"2’ − 0"13’ − 0"8’ − 6"11’ − 6"11’ − 6"8’ − 6"13’ − 0"
17
18
29
3’ − 0"
27
2’ − 8"2’ − 8"
28
20
24
2’ − 8"2’ − 8"
25
19
3’ − 0"
31 22
21
23
32
30
2’ − 8"
2’ − 6"6’ − 0"
2’ − 6"
2’ − 6"2’ − 8"4’ − 0"
5’ − 0"4’ − 0"2’ − 8"
2’ − 6"6’ − 0"
2’ − 6"
2’ − 6"2’ − 8"4’ − 0"
5’ − 0"4’ − 0"
26
BATH
LIVING
KITCHEN
DINING
MASTER
BEDROOM
PATIO
ENTRY
PORCH
BEDROOM
MASTER
BATH
MASTER
W.I.C.
LAUNDRY
MECH.
66’ − 0"40’ − 0"dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A1.02
UPPER LEVEL
PLAN−−PRELIM
PRICING−−8−16−18
1/4" = 1’−0"1 UPPER LEVEL PLAN
MAIN LEVEL
0"
UPPER LEVEL
10’ − 1 3/4"
MAIN T.O.W.
9’ − 1 1/8"
UPPER T.O.W.
19’ − 2 7/8"
CRAWL/GRG
T.O.FTG
−4’ − 0 1/4"
T.O.FDN
−2 1/4"
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A2.01
ELEVATIONS−−PRELIM
PRICING−−8−16−18
1/4" = 1’−0"1 FRONT ELEVATION
1/4" = 1’−0"2 REAR ELEVATION
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A2.02
ELEVATIONS−−PRELIM
PRICING−−8−16−18
1/4" = 1’−0"1 LEFT ELEVATION
1/4" = 1’−0"2 RIGHT ELEVATION
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A2.03
PERSPECTIVE
ELEVATIONS−−PRELIM
PRICING−−8−16−18
1 FRONT LEFT PERSPECTIVE VIEW 2 FRONT RIGHT PERSPECTIVE VIEW
3 REAR LEFT PERSPECTIVE VIEW 4 REAR RIGHT PERSPECTIVE VIEW
1, 2, 6, 8
3 4
DETAILSTUD/POST SIZE DEVICEMARK
HOLDOWN/STRAP SCHEDULE
S2 5/8" DIA. X 7" EMBED. A.B. @ 3'-0" O.C.
S1 5/8" DIA. X 7" EMBED. A.B. @ 4'-0" O.C.
SILL PLATE ANCHORAGESHEATHING ATTACHMENT
7/16" APA RATED APA-RATED
SHEATHING, 1-SIDE MIN.
SHEATHINGMARK
SHEAR WALL SCHEDULE
NOTES:
1. SHEATHING/ATTACHMENT IS REQUIRED THE ENTIRE LENGTH OF WALL INDICATED. WHERE AN EXTERIOR WALL IS NOT DESIGNATED WITH A
SHEATHING MARK, PROVIDE SHEATHING AND ATTACHMENT PER TYPE S1 ABOVE.
2. DRIVE WOOD PANEL SHEATHING NAILS FLUSH WITH, BUT NOT PENETRATING THE FACE OF THE WOOD SURFACE.
3. BLOCK ALL EDGES OF SHEAR WALL PANELS (ORIENTED STRAND BOARD, O.S.B. ARE ACCEPTABLE).
4. PROVIDE A MINIMUM OF TWO ANCHOR BOLTS PER EACH SILL PLATE PIECE, NOT MORE THAN 12" OR LESS THAN 4" FROM
EACH END. PROVIDE 3" X 3" X 1/4" PLATE WASHERS AT ALL SILL PLATE ANCHOR BOLTS.
5. STAGGER END JOINTS OF SHEATHING 16" MIN. ON EA. SIDE OF WALL, WHERE SHEATHING IS REQUIRED ON BOTH FACES OF WALL.
6. CONSTRUCT SHEAR WALL ASSEMBLIES, INCLUDING CORNER AND INTERSECTION STUD GROUPS, TOP PLATE SPLICES, AND STUD
TO PLATE CONNECTIONS TO COMPLY WITH 2012 INTERNATIONAL BUILDING CODE (IBC) TABLE 2304.9.1, U.N.O.
7. PROVIDE 4X6 OR (2) 2X6 WALL BOTTOM PLATE AND STUDS, DOUG. FIR STUD GRADE, AT ADJOINING PANEL EDGES TO COMPLY WITH
IBC 2012 CRITERIA IN SEISMIC CATEGORY D. (2) 2X6 NAILED TOGETHER WITH 16D COMMON AT 3" O.C. STAGGERED.
8. SPRUCE-PINE-FIR WALL STUDS AND 2x SILL PLATES ARE ACCEPTABLE FOR WALLS CONSTRUCTED WITH SHEAR WALL TYPES S1 AND S2 UNLESS
OTHERWISE NOTED IN THE GENERAL STRUCTURAL NOTES.
8d @ 3" O.C. EDGE, 12" O.C. FIELD
8d @ 6" O.C. EDGE, 12" O.C. FIELD
NOTES:
1. COORDINATE HOLDOWN LOCATION WITH ARCHITECTURAL FLOOR PLANS AT DOOR/WINDOW LOCATIONS FOR PROPER PLACEMENT AT
BEARING/KING STUD ASSEMBLIES.
2. REFER TO THE MANUFACTURER'S INSTALLATION RECOMMENDATIONS.
3. ALTERNATE USE OF A HDU HOLDOWN OF EQUAL VALUE IS ACCEPTABLE.
7/16" APA RATED APA-RATED
SHEATHING, 1-SIDE MIN.
SIMPSON "STHD14"
HOLD DOWN STRAP
T = 3" MIN.
(2) 2X STUDS, B/U, MIN.(30) 16D SINKERS INTO DOUBLE STUD
RIM JOIST OR BLOCKING TO
SILL OR TOP PLATE BELOW
"A35" CLIP @ 2'-8" O.C.
"A35" CLIP @ 2'-0" O.C.
C1 -
SIMPSON "MST37"
STRAP
T = 3" MIN.
(2) 2X STUDS, B/U, MIN.(24) 16D SINKERS INTO DOUBLE STUDC2-
1’ − 0"
1
1
Name
Elevation
N
1
A101
SIM
/1 A101
1 View Name
1/8" = 1’−0"DRAWING TITLE
GRAPHIC SYMBOLS
BUILDING SECTION
1
A101
SIM
DETAIL SECTION
1
Ref
View Name
EXTERIOR ELEVATION
1
11Ref
View Name
INTERIOR ELEVATION
DETAIL CALLOUTA101
1 SIM
ROOM
NAME
150 SF
ROOM NAME & NUMBER
STRUCTURAL GRID
REVISION CLOUD & NUMBER
1
DOOR NUMBER/TYPE
WINDOW NUMBER/TYPE
BENCHMARK ELEVATION
VIEW REFERENCE
EXISTING CONTOUR
NORTH ARROW
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A0.00
COVER SHEET−TYPE 4 FOUR PLEXPRELIM
PRICING−−8−16−18
DRAWING INDEX
SHEET NUMBER SHEET NAME
A0.00 COVER SHEET
C1.01 SITE PLAN
A1.01 MAIN LEVEL PLAN
A1.02 UPPER LEVEL PLAN
A2.01 ELEVATIONS
A2.02 ELEVATIONS
A2.03 PERSPECTIVE ELEVATIONS
A3.01 SECTIONS
A3.02 DETAIL SECTIONS
S1.01 FOUNDATION PLAN
S1.02 MAIN LEVEL FLOOR FRAMING
S1.03 UPPER LEVEL FLOOR FRAMING
S1.04 ROOF FRAMING PLAN
E1.01 MAIN LEVEL ELECTRICAL PLAN
E1.02 UPPER LEVEL ELECTRICAL PLAN
1. DRAWINGS AND SPECIFICATIONS, AS INSTRUMENTS OF SERVICE, ARE THE
EXCLUSIVE PROPERTY OF THIS DESIGNER WHETHER THE PROJECT FOR WHICH
THEY WERE PREPARED IS EXECUTED AND CONSTRUCTED OR NOT. THESE
DOCUMENTS ARE NOT TO BE REPRODUCED IN ANY FORM AND THEY ARE NOT TO
BE USED BY THE PROJECT OWNER NOR ANY OTHER ENTITY ON ANY OTHER
PROJECTS OR FOR ANY EXTENSIONS OR ADDITIONS OR ALTERATIONS TO THE
ORIGINAL PROJECT EXCEPT BY WRITTEN AUTHORIZATION AND PERMISSION FROM
AND AGREEMENT WITH THIS DESIGNER.
2. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS SHOWN ON
THE DRAWINGS AT THE JOB SITE AND SHALL NOTIFY THE DESIGNER OF ANY
DISCREPANCIES, OMISSIONS, AND/OR CONFLICTS BEFORE PROCEEDING WITH THE
WORK.
3. CONTRACTOR MUST COMPLY WITH THE RULES AND REGULATIONS OF
AGENCIES HAVING JURISDICTION AND SHALL CONFORM TO ALL CITY, COUNTY,
STATE AND FEDERAL CONSTRUCTION, SAFETY AND SANITARY LAWS, CODES,
STATUTES AND ORDINANCES. ALL FEES, TAXES, PERMITS, APPLICATIONS AND
CERTIFICATES OF INSPECTION, AND THE FILING OF ALL WORK WITH
GOVERNMENTAL AGENCIES SHALL BE THE RESPONSIBILITY OF THE
CONTRACTOR.
4. EACH TRADE WILL PROCEED IN A FASHION THAT WILL NOT DELAY THE
TRADES FOLLOWING THEM.
5. CONTRACTORS SHALL BE RESPONSIBLE FOR THE DISTRIBUTION OF DRAWINGS
AND/OR SPECIFICATIONS TO THE TRADES UNDER THEIR JURISDICTION.
6. ALL WORK SHALL BE ERECTED AND INSTALLED PLUMB, LEVEL, SQUARE, TRUE
AND IN PROPER ALIGNMENT.
7. ALL MATERIALS SHALL BE NEW, UNUSED AND OF THE HIGHEST QUALITY IN
EVERY RESPECT, UNLESS NOTED OTHERWISE. MANUFACTURED MATERIALS AND
EQUIPMENT SHALL BE INSTALLED PER MANUFACTURER’S RECOMMENDATIONS
AND INSTRUCTIONS.
8. THERE SHALL BE NO SUBSTITUTION OF MATERIALS WHERE A MANUFACTURER
IS SPECIFIED. WHERE THE TERMS "EQUAL TO", "EQUIVALENT" OR "APPROVED
EQUAL" ARE USED, THE DESIGNER SHALL DETERMINE EQUALITY BASED ON
INFORMATION SUBMITTED BY THE CONTRACTOR.
9. ALL WORK AND MATERIALS SHALL BE GUARANTEED AGAINST DEFECTS FOR A
PERIOD OF AT LEAST ONE (1) YEAR FROM APPROVAL FOR FINAL PAYMENT.
10. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL CUTTING AND PATCHING
REQUIRED FOR THEIR WORK.
11. CONTRACTOR SHALL AT ALL TIMES KEEP THE PREMISES FREE OF
ACCUMULATION OF WASTE MATERIALS OR RUBBISH; PREMISES TO BE SWEPT
CLEAN DAILY OF RELATED CONSTRUCTION DEBRIS. AT THE COMPLETION OF THE
WORK, LEAVE THE JOB SITE FREE OF ALL MATERIALS AND BROOM CLEAN.
12. DO NOT SCALE DRAWINGS; DIMENSIONS SHALL GOVERN. LARGER SCALE
DRAWINGS SHALL GOVERN SMALLER SCALE.
13. PATCH ALL AREAS WHERE FLOOR IS NOT LEVEL OR TRUE PRIOR TO THE
INSTALLATION OF FLOORING OR CARPETING.
14. TO INSURE PROPER AND ADEQUATE BLOCKING, ALL BLOCKING FOR CABINET
WORK WILL BE THE RESPONSIBILITY OF THE CABINET CONTRACTOR.
15. UPON COMPLETION OF THE WORK THE CONTRACTOR SHALL WALK THROUGH
WITH THE DESIGNER AND COMPILE A "PUNCH LIST" OF CORRECTIONS AND
UNSATISFACTORY AND/OR INCOMPLETE WORK. FINAL PAYMENT WILL BE
CONTINGENT UPON THE COMPLETION OF THESE ITEMS.
16. ANY CHANGE WHICH RESULTS IN EXTRA COST SHALL NOT PROCEED
WITHOUT WRITTEN AUTHORIZATION OF THE OWNER AND THE DESIGNER.
17. THE DESIGN, ADEQUACY, AND SAFETY OF ERECTION BRACING, SHORING,
TEMPORARY SUPPORTS, ETC. IS THE SOLE RESPONSIBILITY OF THE GENERAL
CONTRACTOR AND HAS NOT BEEN CONSIDERED BY THE ARCHITECT OR
ENGINEER. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR THE STABILITY OF
THE STRUCTURE THROUGHOUT CONSTRUCTION.
18. ANY AMBIGUITIES, DISCREPANCIES, OR CONFLICTS DISCOVERED THROUGH
THE USE OF THESE DRAWINGS SHALL BE REPORTED IMMEDIATELY TO THE
DESIGNER. FAILURE TO PROVIDE NOTICE TO THE DESIGNER PRIOR TO ANY
CONSTRUCTION ACTIVITY SHALL RELIEVE THE DESIGNER OF ALL LIABILITIES
AND/OR ANY OTHER CONSEQUENCE.
19. CHANGES TO OR DEVIATIONS FROM THE DRAWINGS MADE WITHOUT THE
EXPRESS WRITTEN CONSENT OF THE DESIGNER SHALL BE CONSIDERED TO BE
UNAUTHORIZED AND SHALL RESULT IN THE PARTY MAKING SUCH CHANGES TO
OR DEVIATIONS FROM THE DRAWINGS BEING HELD RESPONSIBLE FOR THE
CONSEQUENCES RESULTING FROM SUCH CHANGES.
AB. ANCHOR BOLT
ACT ACOUSTICAL CEILING TILE
A.D. AREA DRAIN
ADD. ADDENDUM
A.F.F. ABOVE FINISHED FLOOR
AGGR. AGGREGATE
AL. ALUMINUM
ALT. ALTERNATE
APPROX. APPROXIMATE
ARCH. ATCHITECT(URAL)
BD. BOARD
BLDG. BUILDING
BLK. BLOCK
BLK’G. BLOCKING
BM. BEAM
BOT. BOTTOM
BTWN. BETWEEN
B.U.R. BUILT UP ROOFING
B.W. BOTH WAYS
CAB. CABINET
C.I.P. CAST−IN−PLACE
C.J. CONTROL JOINT
CLG. CEILING
CLKG. CAULKING
CLR. CLEAR
C.M.U. CONCRETE MASONRY UNIT
C.O. CLEAN OUT
COL. COLUMN
CONC. CONCRETE
CONN. CONNECTION
CONSTR. CONSTRUCTION
CONT. CONTINUOUS
CPT. CARPET
C.T. CERAMIC TILE
DEG. DEGREE
DEMO. DEMOLITION
DET./DTL. DETAIL
D.F. DRINKING FOUNTAIN
DIAG. DIAGONAL
DIA. DIAMETER
DN. DOWN
DS. DOWNSPOUT
DWG. DRAWING
E EAST
(E) EXISTING
EA. EACH
E.J. EXPANSION JOINT
E.I.F.S. EXTERIOR INSULATION AND
FINISH SYSTEM
EL./ELEV. ELEVATION
ELEC. ELECTRIC
EMER EMERGENCY
ENCL. ENCLOSURE
EQ. EQUAL
EQUIP. EQUIPMENT
EQUIV. EQUIVALENT
E.W. EACH WAY
E.W.C. ELECTRIC WATER COOLER
EXP. EXPANSION
EXT. EXTERIOR
F FURNACE
F.A. FIRE ALARM
F.D. FLOOR DRAIN
F.D.C. FIRE DEPARTMENT
CONNECTION
FDN. FOUNDATION
F.E. FIRE EXTINGUISHER
F.E.C. FIRE EXTINGUISHER CABINET
F.F. FINISH FLOOR
F.H.C. FIRE HOSE CABINET
FIN. FINISH
F.L. FLOW LINE
FLR. FLOOR
FLUOR. FLUORESCENT
FM FACTORY MUTUAL
FND. FOUNDATION
F.O.B. FACE OF BRICK
F.O.C. FACE OF CONCRETE
F.O.S. FACE OF STUD
F.P. FIREPLACE
F.R. FIRE RETARDANT
F.S. FULL SIZE
FT. FOOT (FEET)
FTG. FOOTING
FURR. FURRING
GA. GAUGE or GAGE
GALV. GALVANIZED
G.C. GENERAL CONTRACTOR
G.I. GALVANIZED IRON
G.L. GLASS
GR. GRADE
GWB. GYPSUM WALLBOARD
GYP. GYPSUM
GYP. BD. GYPSUM BOARD
H.B. HOSE BIB
H.C. HOLLOW CORE
H/C HANDICAPPED
HDR. HEADER
HDWD. HARDWOOD
HDWE. HARDWARE
H.M. HOLLOW METAL
HORIZ. HORIZONTAL
HPL HIGH PRESSURE LAMINATE
HR. HOUR
HT. HEIGHT
HVAC HEATING, VENTILATION, AND
AIR CONDITIONING
IBC INTERNATIONAL BUILDING
CODE
I.D. INSIDE DIAMETER
INSUL. INSULATION
INT. INTERIOR
JAN. JANITOR
JT. JOINT
JST. JOIST
KIT. KITCHEN
LAB. LABORATORY
LAM. LAMINATE
LAV. LAVATORY
LT. LIGHT
LWT. LIGHTWEIGHT
MAX. MAXIMUM
MECH. MECHANICAL
MEMB. MEMBRANE
MFR. MANUFACTURER
M.H. MANHOLE
MDF MEDIUM DENSITY FIBERBOARD
MIN. MINIMUM
MISC. MISCELLANEOUS
M.O. MASONRY OPENING
MTL. METAL
MUL. MULLION
N NORTH
(N) NEW
N.I.C. NOT IN CONTRACT
NO. NUMBER
NOM. NOMINAL
N.T.S. NOT TO SCALE
O.C. ON CENTER
O.D. OUTSIDE DIAMETE
OH. OVERHEAD
OPG. OPENING
OPP. OPPOSITE
O.W.S.J. OPEN WEB STEEL JOIST
(P) PAINT
PCT. PRE−CAST
P.L. PROPERTY LINE
P.LAM. PLASTIC LAMINATE
PLAS. PLASTER
PLYWD. PLYWOOD
PR. PAIR
P.T. PRESSURE TREATED
Q.T. QUARRY TILE
R. RISER
R.D. ROOF DRAIN
RE: REFER TO ...
REFR. REFRIGERATOR
REINF. REINFORCED
REQ’D. REQUIRED
RM. ROOM
R.O. ROUGH OPENING
R.S. ROUGH SAWN (RESAWN)
R.W. RED WOOD
S SOUTH
S.A.C. SUSPENDED ACOUSTICAL
CEILING
S.C. SOLID CORE
SCHED. SCHEDULE
SECT. SECTION
S.F. SQUARE FOOT (FEET)
SHT. SHEET
SIM. SIMILAR
S.I.P. STRUCTURAL INSULATED
PANEL
SPEC. SPECIFICATION(S)
SQ. SQUARE
S.S. STAINLESS STEEL
STAGG. STAGGERED
STD. STANDARD
STIFF STIFFENER
STL. STEEL
STR. STRUCTURAL
STRUC. STRUCTURAL
SUSP. SUSPENDED
T TREAD
T&B TOP AND BOTTOM
TER. TERRAZZO
T&G TOUNGE AND GROOVE
THK. THICK
T.O. TOP OF
TYP. TYPICAL
U.N.O. UNLESS NOTED OTHERWISE
UL UNDERWRITER’S LABORATORY
V.B. VAPOR BARRIER
V.R. VAPOR RETARDER
VCT VINYL COMPOSITION TILE
VER VERIFY
VERT. VERTICAL
V.I.F. VERIFY IN FIELD
W WEST
W/ WITH
WH WATER HEATER
W.C. WATER CLOSET
WD. WOOD
W/O WITHOUT
W.P. WATERPROOF(ING)
W.R. WATER RESISTANT
W.W.F. WELDED WIRE FABRIC
CENTERLINE
PLATE
@ AT
& AND
ABBREVIATIONSGENERAL NOTES
INCOMPLETE DRAFT SET ISSUED FOR
PRELIMINARY PRICING
TYPE 4 FOUR PLEX −
THE NEST
WH REF.DW DW
WH
UP
UP UP
UP
DW
WH
WHREF.DW
REF.REF.GARAGE
BATH
LIVING
KITCHEN
DINING
BEDROOM
9’ − 0"
14
12
3’ − 0"
13
2’ − 8"
12’ − 6"
5’ − 0"
CRAWL SPACE
ACCESS
30"x22" MIN.
MECH. CHASE
SOFFIT ABV.
MECH.
CHASE
WOOD SPINDLE
STAIR RAILING W/
GRIPPABLE TOP
SHELVING
UNDER STAIR
DCA
LIVING
KITCHEN
COVERED
PORCH
DINING
MECH.
CHASE
3’ − 0"
2
WOOD SPINDLE
STAIR RAILING W/
GRIPPABLE TOP
SHELVING
UNDER STAIR
POWDER
ROOM
13’ − 6"14’ − 6"14’ − 0"42’ − 0"14’ − 6"13’ − 6"
B
COVERED
PORCH
G IH
3
COVERED
PORCH
COVERED
PORCH
CRAWL SPACE
ACCESS
30"x22" MIN.
2
1 13’ − 6"22’ − 6"20’ − 0"UNIT A UNIT B UNIT DUNIT C
DRIVEWAY
E F
GARAGE
BATH
LIVING
KITCHEN
DINING
BEDROOM
CRAWL SPACE
ACCESS
30"x22" MIN.
MECH. CHASE
SOFFIT ABV.
MECH.
CHASE
WOOD SPINDLE
STAIR RAILING W/
GRIPPABLE TOP
SHELVING
UNDER STAIR
LIVING
KITCHEN
COVERED
PORCH
DINING
MECH.
CHASE
WOOD SPINDLE
STAIR RAILING W/
GRIPPABLE TOP
SHELVING
UNDER STAIR
POWDER
ROOM
COVERED
PORCH
COVERED
PORCH
COVERED
PORCH
CRAWL SPACE
ACCESS
30"x22" MIN.
DRIVEWAY
COVERED
CAR
PORCH
COVERED
CAR
PORCH
DRIVEWAY DRIVEWAY
2’ − 4"2’ − 6"
2’ − 6"
9’ − 0"
5
3’ − 0"
6
4
3’ − 0"
3
3’ − 0"
11
3’ − 0"
10 7
3’ − 0"
8
3’ − 0"
9
2’ − 6"
2’ − 4"2’ − 6"2’ − 8"
2’ − 6"
5’ − 0"
2’ − 6"2’ − 6"
16" WIDE MECH
SOFFIT TYP.
16" WIDE MECH
SOFFIT TYP.
16" WIDE MECH
SOFFIT TYP.
16" WIDE MECH
SOFFIT TYP.
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A1.01
MAIN LEVEL
PLAN−TYPE 4 FOUR PLEXPRELIM
PRICING−−8−16−18
AREA SCHEDULE
NAME AREA
UNIT A − MAIN LEVEL 704 SF
UNIT B − MAIN LEVEL 504 SF
UNIT C − MAIN LEVEL 504 SF
UNIT D − MAIN LEVEL 704 SF
UNIT A − GARAGE 259 SF
UNIT D − GARAGE 259 SF
UNIT A UPPER LEVEL 490 SF
UNIT B UPPER LEVEL 472 SF
UNIT C UPPER LEVEL 472 SF
UNIT D UPPER LEVEL 490 SF
1/4" = 1’−0"1 MAIN LEVEL PLAN
C1
PLAN NOTES:
1. ALL WALLS AT THE MAIN LEVEL ARE 9’−1 1/8", U.N.O. ALL
WALLS AT THE UPPER LEVEL ARE 8’−1 1/8", U.N.O.
2. ALL DIMENSIONS SHOWN ARE TO FACE OF FRAMING.
3. ALL WINDOWS TO BE TAPE SEALED AND FOAM FILLED
SPACE BETWEEN WINDOW AND FRAMING.
4. PROVIDE 1−1/2" GRIPPABLE HANDRAIL 34" ABOVE NOSING AT
ALL STAIRS WITH MORE THAN ONE RISER
5. ALL INTERIOR DOORS ARE TO BE CENTERED IN OPENINGS
OR LOCATED AS DIMENSIONED.
6. PROVIDE 1/2" TYPE X GYP BOARD AT COMMON WALLS AND
5/8" TYPE X GYP AT CEILING AND UNDER STAIR.
7. ALL WINDOW HEAD HEIGHTS ARE AS NOTED, REFER TO
WINDOW SCHEDULE.
8. PROVIDE EXHAUST VENT FOR WATER HEATER OF CPVC OR
OTHER HIGH TEMPERATURE MATERIAL AS REQ. BY
MANUFACTURER.
9. ALL WATER HEATERS WITH PAN & STRAP.
10. IF MECHANICAL ROOM IS ACCESSED FROM GARAGE, WATER
HEATER SHALL BE 18" ABOVE GARAGE FLOOR ON METAL
STANDS W/ SECURING STRAPS.
11. DOOR AT GARAGE/HOUSE COMMON WALL TO BE SELF
CLOSING AND RATED 20 MINUTES.
12. STRUCTURE MUST COMPLY WITH 2012 INTERNATIONAL
ENERGY CONSERVATION CODE AND IRC 2012 BUILDING CODE.
C2
STRUCTURAL PANEL DESIGN NOTES:
1. ALL EXTEROIR WALLS FOR THIS PROJECT HAVE BEEN
DESIGNED USING 2012 IRC (CS−WSP) CONTINUOUS
SHEATHED − WOOD STRUCTURAL PANELS PER TABLE
R602.10.1.2(2) AND R602.10.4.1 CONTINUOUS SHEATHING
BRACED WALL PANELS, USING SEISMIC DESIGN CATEGORY
SDC DO OR DI. ALL EXTERIOR WALLS ARE SHEAR WALL
TYPE S1 UNLESS NOTED OTHERWISE, REFER TO SHEARWALL
SCHEDULE ON A0.00.
2. ALL INTERIOR WALLS SHEAR WALLS AS INDICATED TO HAVE
SHEETROCK SCREWS AT 7" SPACING AT EDGES AND FIELD
SIZE PER IRC R702.3.5.
3. INDICATES SIMPSON HOLD−DOWN PER SCHEDULE ON A0.00.
4. INDICATES SIMPSON STRAP PER SCHEDULE ON A0.00.
WHOLE HOUSE MECHANICAL VENTILATION REQUIRED −CODE
SOURCES:
1. IRC 2012 SECTION R303.4, PROVIDE WHOLE HOUSE
MECHANICAL VENTILATION WHEN LESS THAN 5 AIR CHANGE
PER HOUR (ACH). (MONTANA ARM REQUIRES 4 OR LESS
ACH’S). IF THE IBC 2012 IS BEING USED SECTION 1203.1
PROVIDES CLARIFICATION OF WHOLE HOUSE MECHANICAL
VENTILATION.
2. IMC 2012 SECTION 401.2 AND 401.3 IN THE MECHANICAL
CODE ALONG WITH SECTION 1057.3.1 TO 1057.3.3 IN THE
2012 IRC.
3. IECC 2012 SECTION R402.4.1.2 (ARM) STATES THAT THE
BUILDING OR DWELLING UNIT WILL HAVE ACH.
4. ASHRAE 62.1 CAN ALSO BE CONSULTED FOR CODE
CONFORMANCE. HRV’S 78 TO 80% EFFICIENT.
5. TESTING FOR TIGHTNESS REQUIRED IF DUCTWORK IS
LOCATED OUTSIDE OF CONDITIONED BOUNDARY SUCH AS IN
AN ATTIC OR GARAGE, SECTION 403.2 IECC 2012.
WINDOW SCHEDULE
MARK WIDTH HEIGHT HEAD HEIGHT TYPE COMMENTS
14 5’ − 0" 2’ − 0" 7’ − 0"
15 5’ − 0" 4’ − 0" 6’ − 11 1/8"
16 5’ − 0" 4’ − 0" 6’ − 11 1/8"
17 5’ − 0" 4’ − 0" 6’ − 11 1/8"
18 5’ − 0" 4’ − 0" 6’ − 11 1/8"
19 2’ − 0" 3’ − 0" 6’ − 11 1/8" TEMPERED
20 3’ − 0" 5’ − 0" 6’ − 11 1/8" EGRESS
21 3’ − 0" 5’ − 0" 6’ − 11 1/8" EGRESS
22 3’ − 0" 5’ − 0" 6’ − 11 1/8" EGRESS
23 3’ − 0" 5’ − 0" 6’ − 11 1/8" EGRESS
24 2’ − 0" 3’ − 0" 6’ − 11 1/8" TEMPERED
WINDOW SCHEDULE
MARK WIDTH HEIGHT HEAD HEIGHT TYPE COMMENTS
1 5’ − 0" 5’ − 0" 8’ − 0"
2 5’ − 0" 5’ − 0" 8’ − 0"
3 5’ − 0" 5’ − 0" 8’ − 0"
4 5’ − 0" 5’ − 0" 8’ − 0"
5 5’ − 0" 2’ − 0" 7’ − 0"
6 3’ − 0" 5’ − 0" 7’ − 0" EGRESS
7 4’ − 0" 2’ − 0" 7’ − 0"
8 3’ − 0" 3’ − 6" 7’ − 0" CASEMENT
9 3’ − 0" 3’ − 6" 7’ − 0" CASEMENT
10 3’ − 0" 3’ − 6" 7’ − 0" CASEMENT
11 3’ − 0" 3’ − 6" 7’ − 0" CASEMENT
12 4’ − 0" 2’ − 0" 7’ − 0"
13 3’ − 0" 5’ − 0" 7’ − 0" EGRESS
W/D
W/D
W/D
W/D
DNDN DNDN
DCA
BEDROOM
ATTIC
ACCESS
2’ − 6"
22
5’ − 0"
16
BEDROOM6’ − 0"
24
2’ − 6"
36" HALF−
WALL W/
OAK CAP
& APRON
ATTIC
ACCESS
BATHBATH
36" HALF−
WALL W/
OAK CAP
& APRON
BEDROOMBEDROOM
13’ − 6"14’ − 6"14’ − 0"42’ − 0"14’ − 6"13’ − 6"
B G IH
3
BEDROOM
ATTIC
ACCESS
BEDROOM
36" HALF−
WALL W/
OAK CAP
& APRON
ATTIC
ACCESS
BATH BATH
36" HALF−
WALL W/
OAK CAP
& APRON
BEDROOM BEDROOM
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
(ROOF
BELOW)
2
1
UNIT A
UNIT B
UNIT D
UNIT C13’ − 6"22’ − 6"E F
(ROOF
BELOW)
(ROOF
BELOW)2’ − 6"2’ − 6"6’ − 0"
2’ − 6"4’ − 0"
2’ − 6"4’ − 0"
19
1715 18
23 21 20
2’ − 6"5’ − 0"6’ − 0"
2’ − 6"2’ − 6"2’ − 6"6’ − 0"
2’ − 6"4’ − 0"
2’ − 6"4’ − 0"
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A1.02
UPPER LEVEL
PLAN−TYPE 4 FOUR PLEXPRELIM
PRICING−−8−16−18
1/4" = 1’−0"1 UPPER LEVEL PLAN
MAIN LEVEL
0"
UPPER LEVEL
9’ − 11 1/8"
MAIN T.O.W.
9’ − 1 1/8"
UPPER T.O.W.
18’ − 0 1/4"
CRAWL/GRG
T.O.FTG
−4’ − 0 1/4"
T.O.FDN
−2 1/4"
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A2.01
ELEVATIONS−TYPE 4 FOUR PLEXPRELIM
PRICING−−8−16−18
1/4" = 1’−0"1 FRONT ELEVATION
1/4" = 1’−0"2 REAR ELEVATION
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A2.02
ELEVATIONS−TYPE 4 FOUR PLEXPRELIM
PRICING−−8−16−18
1/4" = 1’−0"1 LEFT ELEVATION
1/4" = 1’−0"2 RIGHT ELEVATION
dzyn2architects
copyright 2018 dzyn2
architects, pllc
drawings shall not be
modified, copied, or
used for purposes
other than their
intended use, without
prior written consent
from dzyn2 architects,
pllc verify scale
noted on drawings, as
size reduction will
affect scale of
drawings
REV:PROJECT NAME:Michael E. Pentecost,
AIA
P.O. Box 10866
Bozeman, mt. 59719
Ph −406−586−5896
Fax −406−566−5782ADDRESS:OWNER:LEGAL:A2.03
PERSPECTIVE
ELEVATIONS−TYPE 4 FOUR PLEXPRELIM
PRICING−−8−16−18
1 FRONT LEFT PERSPECTIVE VIEW 2 FRONT RIGHT PERSPECTIVE VIEW
3 REAR LEFT PERSPECTIVE VIEW 4 REAR RIGHT PERSPECTIVE VIEW