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Z14080 Staff Report for the Parker/Long Accessory Dwelling Unit
Conditional Use Permit
Date: City Commission Public Hearing May 5, 2014
Project Description: Parker/Long Accessory Dwelling Unit Conditional Use Permit
application to allow the creation of an accessory dwelling unit (ADU) in a single-household residence on property located at 1640 Kenyon Drive, Bozeman, MT. The CUP is required
for the establishment of an ADU in an R-1 zoning district. Application Z14080.
Project Location: 1640 Kenyon Drive, Bozeman, MT zoned R-1 (Residential Single-
Household, Low Density) and is legally described as Lot 4, Block 2A, LeClairs
Rearrangement of Blocks 2, 3, 4, and 5 of Graf’s First Subdivision, Second Filing, City of Bozeman, Gallatin County, Montana.
Recommendation: Approval with conditions and code provisions.
Recommended Motion:
“Having reviewed and considered the application materials, public comment, and all the
information presented, I hereby adopt the findings presented in the staff report for application Z14080 and move to approve the Parker/Long Accessory Dwelling Unit
conditional use permit to allow the creation of an accessory dwelling unit in a single-
household residence with conditions and subject to all applicable code provisions.”
Report Date: Tuesday, April 29, 2014
Staff Contact: Allyson Brekke, Neighborhood Planner
Dustin Johnson, Development Review Engineer
Agenda Item Type: Action (Quasi Judicial)
EXECUTIVE SUMMARY
Unresolved Issues
There are no unresolved issues.
Project Summary
Property owners Richard Parker and John Michael Long have submitted an application to
create an accessory dwelling unit (ADU) in their single-household residence. ADUs are a
conditional use in the R-1 Residential Single-Household, Low Density District and require a
public hearing.
The site in question is currently vacant.
At their April 23, 2014 meeting, the Development Review Committee meeting voted
unanimously to recommend approval of the conditional use permit application with the
conditions and code provisions identified in this report.
Alternatives
1. Approve the application with the recommended conditions;
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2. Approve the application with modifications to the recommended conditions;
3. Deny the application based on the Commission’s findings of non-compliance with the
applicable CUP criteria contained within the staff report;
4. Open and continue the public hearing on the application, with specific direction to Staff or the applicant to supply additional information or to address specific items.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 1
SECTION 1 - MAP SERIES .................................................................................................... 3
SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 8
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ................. 8
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS ........................................ 8
SECTION 5 - STAFF ANALYSIS........................................................................................... 9
Applicable Plan Review Criteria, Section 38.19.100, BMC. .............................................. 9
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC .............. 12
APPENDIX A –ADVISORY CODE CITATIONS ............................................................... 14
APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY ............................... 16
APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 16
APPENDIX D – NOTICING AND PUBLIC COMMENT ................................................... 16
APPENDIX E – OWNER INFORMATION AND REVIEWING STAFF ........................... 17
FISCAL EFFECTS ................................................................................................................. 17
ATTACHMENTS ................................................................................................................... 17
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SECTION 1 - MAP SERIES
Surrounding Zoning and Land Uses
North: Vacant, zoned R-1
South: Vacant, zoned R-1
East: City of Bozeman park property (water tank), zoned R-1
West: Single-household residence, zoned R-1
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Site Plan
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ADU Floor Plan
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SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in
this report. These conditions are specific to the project.
Recommended Conditions of Approval:
Community Development Conditions
1. The site plan drawing, sheet A1.02 shall be revised in the following matter:
a) The property lot’s total square footage and the residence’s lot coverage percentage shall be shown. b) The existing water tank drive access curb cut and aisle shall be shown.
Engineering Conditions
2. No building eaves or other overhangs of the proposed structure shall encroach into the existing water line easement north of the property. 3. All plantings and boulevard trees shall be clear of all site vision triangles on this property
and the drive access located on the existing water line easement used for accessing the
city water tank.
4. No private utilities shall be located within the water line easement north of the property.
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS
A. Section 38.22.030.A.2 requires that in addition to the parking required for the principal residence, one paved off-street parking space is provided for the exclusive use of the accessory dwelling unit. The parking provided shall be located on the lot and may not
utilize the on-street parking provisions of Section 38.25 of this chapter. The final plan
application materials must show where the off-street ADU parking space is provided.
B. Section 38.25.010.A.5 states that no required parking may occur within a required side or front yard setback. The final plan application materials must show the elimination of parking (the drive aisle) in the required 15-foot front yard setback.
C. Section 38.26.050.E states that a boulevard tree is required for each 50 feet of street
frontage. The boulevard tree shall be outside of all site vision triangles.
D. Section 38.41.100 states that a separate landscape plan must be submitted with a site plan application. A landscape plan must be submitted with the final plan application.
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS
Project Name: Parker/Long Accessory Dwelling Unit CUP
File: Z14080
The Development Review Committee (DRC) considered the conditional use permit application
to allow the creation of an accessory dwelling unit (ADU) in a single-household residence on
property located at 1640 Kenyon Drive, Bozeman, MT on April 16 and 23, 2014 and completed the review with a recommendation of conditional approval on April 23, 2014.
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The City Commission is scheduled to hold a public hearing and review the application at their
May 5, 2014 meeting.
SECTION 5 - STAFF ANALYSIS
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review.
Applicable Plan Review Criteria, Section 38.19.100, BMC.
The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law.
In considering applications for plan approval under this chapter, the review authority and
advisory bodies shall consider the following criteria.
1. Conformance to and consistency with the City’s adopted growth policy
The proposed site plan as conditioned is in compliance with this criterion. The Future Land Use designation is “Residential” in the Bozeman Community Plan. This use is permitted as a conditional use within the underlying R-1 zoning district.
For more detailed information on the growth policy designation please see Appendix B.
The project directly responds to the following principals, and goals and objectives of the
Growth Policy:
Chapter 6: Housing 6.3 Goal H-1: “Promote an adequate supply of safe, quality housing that is diverse in type,
density, cost, and location with an emphasis on maintaining neighborhood character and
stability.”
2. Conformance to this chapter, including the cessation of any current violations
The application will conform to Bozeman Municipal Code Chapter 38 “The Unified Development Code.” There are no known non-conformities with Municipal Code on the
property.
3. Conformance with all other applicable laws, ordinances, and regulations
Following final site plan approval, the plans will be further evaluated against the requirements of the International Building Code at the time application is made for a building permit for the residence, including the accessory dwelling unit. Conditions of approval
address coordination with other regulating agencies.
4. Relationship of site plan elements to conditions both on and off the property
The building placement of the residence addresses the steeply graded site of the property, while trying to capture southern exposure. The residence is located primarily on the north side of the property, but is outside of the 15-foot utility easement along the northern
perimeter. Per Condition 2, the building will need to be adjusted a foot or two to remove the
eave from the utility easement. This adjustment does not appear to cause any difficulty.
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5. The impact of the proposal on the existing and anticipated traffic and parking conditions
The residence is proposed as two bedrooms, while the ADU requires an additional bedroom.
One of the two required parking spaces for the residence is provided in the two-car garage.
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The second space is stacked behind the garage door in the driveway. The required dedicated
off-street, paved parking space for the ADU is provided inside the two-car garage.
6. Pedestrian and vehicular ingress and egress
The front pedestrian entrance is on the south elevation of the residence and is emphasized by the large concrete staircase. The garage entrances do face the street but are deemphasized by
the overhanging first floor above.
7. Landscaping, including the enhancement of buildings, the appearance of
vehicular use, open space, and pedestrian areas, and the preservation or
replacement of natural vegetation
Per the standard code provisions, a landscape plan shall be included in the final plan
materials.
8. Open space
Not applicable.
9. Building location and height
The new residence is located to the north of the lot to capture greater southern exposure. The
shed roof forms are within the allowable R-1 building height ranges.
10. Setbacks
The proposal complies with all applicable setbacks as well as all applicable easements. The
placement of the residence is conditioned to slightly move to the south so that the eave does not encroach into the existing utility easement.
11. Lighting
Lighting details of all proposed exterior lighting, both building and site, shall be provided
with the final plan application.
12. Provisions for utilities, including efficient public services and facilities
Extensions of water and sewer infrastructure are required with this project and must be
outside of the 15-foot utility easement along the property’s northern perimeter. Connection
of the proposed building to existing mains will follow standard procedures and requirements.
13. Site surface drainage
Not applicable.
14. Loading and unloading areas
Not applicable.
15. Grading
The new construction is appropriately addressing the substantial grade change on the subject
property.
16. Signage
Not applicable.
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17. Screening
Any mechanical equipment not shown on the preliminary plan materials that may be
proposed later must be screened per the municipal code.
18. Overlay district provisions
Not applicable. The site is not located within an overlay district.
19. Other related matters, including relevant comment from affected parties
No public comment has been received in regards to this project.
20. If the development includes multiple lots that are interdependent for circulation
or other means of addressing requirement of this title, whether the lots are either:
Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming
or
The subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming.
Not applicable.
21. Compliance with article 8 of chapter 10 of the Bozeman Municipal Code.
Not applicable.
22. Phasing of development
No phasing is proposed.
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC
E. In addition to the review criteria of Section 38.19.100, the review authority shall, in
approving a conditional use permit, determine favorably as follows:
1. That the site for the proposed use is adequate in size and topography to accommodate such use, and all yards, spaces, walls and fences, parking, loading and landscaping are adequate to properly relate such use with the land and uses in the
vicinity;
The proposed ADU is abiding by all the specific provisions for ADUs proposed in R-1 zoning, including but not limited to the ADU’s area is under 800 square feet, the entrance
door is on the building’s side elevation, and a paved parking space is provided off-street for
the use of the ADU. Staff believes the site is adequate in size and topography to
accommodate such a use.
2. That the proposed use will have no material adverse effect upon the abutting property. Persons objecting to the recommendations of review bodies carry the burden of proof;
Staff has not identified any hazards to the public health and safety and finds that the
application generally complies with the Unified Development Code as conditioned. There
are adequate parking facilities, circulation, municipal services, and general improvement of
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the property. Staff believes the proposed ADU will have no material adverse effect upon
abutting properties.
3. That any additional conditions stated in the approval are deemed necessary to
protect the public health, safety and general welfare. Such conditions may include, but are not limited to:
a. Regulation of use;
b. Special yards, spaces and buffers;
c. Special fences, solid fences and walls;
d. Surfacing of parking areas;
e. Requiring street, service road or alley dedications and improvements or appropriate bonds;
f. Regulation of points of vehicular ingress and egress;
g. Regulation of signs;
h. Requiring maintenance of the grounds;
i. Regulation of noise, vibrations and odors;
j. Regulation of hours for certain activities;
k. Time period within which the proposed use shall be developed;
l. Duration of use;
m. Requiring the dedication of access rights; and
n. Other such conditions as will make possible the development of the city in an orderly and efficient manner.
Staff has identified, through the review process, recommended project conditions that are
included to protect the public health, safety, and general welfare. Please see the
recommended conditions of approval and findings within this report.
F. In addition to all other conditions, the following general requirements apply to every conditional use permit granted:
1. That the right to a use and occupancy permit shall be contingent upon the
fulfillment of all general and special conditions imposed by the conditional use
permit procedure; and
2. That all of the conditions shall constitute restrictions running with the land use, shall apply and be adhered to by the owner of the land, successors or assigns, shall be binding upon the owner of the land, his successors or assigns, shall be consented
to in writing, and shall be recorded as such with the county clerk and recorder's
office by the property owner prior to the issuance of any building permits, final plan approval or commencement of the conditional use.
The necessary recording of documents will be addressed as part of the final plan process and
will be required prior to approval of the final plan. Items a and b of the advisory code
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provisions apply to this issue. A document to be recorded will be provided by the City
following preliminary approval.
APPENDIX A –ADVISORY CODE CITATIONS
The following code provisions are identified for informational purposes as the project moves forward. These will need to be addressed as part of the final site plan application or other process step.
a. Section 38.19.110.I BMC Termination/ Revocation of Conditional Use Permit approval:
1. Conditional use permits are approved based on an analysis of current local
circumstances and regulatory requirements. Over time these things may change and the use may no longer be appropriate to a location. A conditional use permit will be considered as terminated and of no further effect if:
a. After having been commenced, the approved use is not actively conducted on
the site for a period of two continuous calendar years;
b. Final zoning approval to reuse the property for another principal or conditional use is granted;
c. The use or development of the site is not begun within the time limits of the
final site plan approval in Section 38.19.130, BMC.
2. A conditional use which has terminated may be reestablished on a site by either, the
review and approval of a new conditional use permit application, or a determination by the Planning Director that the local circumstances and regulatory requirements are essentially the same as at the time of the original approval. A denial of renewal by the
Planning Director may not be appealed. If the Planning Director determines that the
conditional use permit may be renewed on a site then any conditions of approval of
the original conditional use permit are also renewed.
3. If activity begins for which a conditional use permit has been given final approval, all activities must comply with any conditions of approval or code requirements. Should
there be a failure to maintain compliance the City may revoke the approval through
the procedures outlined in Section 38.34.160, BMC. For the applicant’s information,
Code requirement.
b. Section 38.19.120 BMC requires the applicant to submit two (2) copies a final plan within 6 months of preliminary approval containing all of the conditions, corrections and
modifications to be reviewed and approved by the Department of Community
Development. This is the final step in the entitlement process. An application form and
fee is required in addition to the final plan set submittal.
c. Section 38.19.120.D BMC states that the project must be completed within one year of final approval, or said approval shall become null and void. Prior to the lapse of one
year, the applicant may seek an extension of one additional year from the Community
Development Director. For your information, Code requirement.
d. Section 38.19.120, BMC requires that the final site plan shall contain the materials required in 39.41.080.A.2.g.7. Specifically the final site plan shall show all utilities
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and utility rights-of-way or easements: (1) Electric; (2) Natural Gas; (3) Telephone, cable TV, and similar services; (4) Water; and (5) Sewer (sanitary, treated effluent
and storm). The final plan submitted shall show the most recent version of public and
private utility locations.
e. Section 38.19.160 BMC states that a building permit must be obtained prior to
construction. Building permits will not be issued until the final plan is approved. For
the applicant’s information, Code requirement.
f. Section 38.21.150 states all mechanical equipment must be screened. For the
applicant’s information, Code requirement.
g. Section 38.22.030.A.1 BMC requires that the detached dwelling unit within which the
accessory dwelling unit is located, or the accessory dwelling unit itself, is actually and
physically occupied as a principal residence by at least one owner of record who
possesses at least an estate for life or a 50 percent fee simple ownership interest. No more
than one of the dwellings, either the principal dwelling or the accessory dwelling, may be rented by non-owners at the same time. For the applicant’s information, Code
requirement. This will be included in the consent to conditions document to be recorded with the Gallatin County Clerk and Recorder.
h. Section 38.22.030.A.3 BMC requires that the occupancy of the accessory dwelling unit
does not exceed two persons.
i. Section 38.22.030.A.9.b requires the accessory dwelling unit to not exceed one-third of
the total area of the principal structure. For the applicant’s information, Code
requirement.
j. Section 38.23.150 requires all proposed lighting to be full cutoff.
k. Section 38.34.100.3, BMC states that a building permit shall be obtained within one year of final approval, or said approval shall become null and void. Prior to the lapse of one
year, the applicant may seek an extension of one additional year from the Community
Development Director. For the applicant’s information, Code requirement.
l. Section 38.39.030 BMC requires that the applicant shall provide for private
improvements certification by the architect, landscape architect, engineer and other applicable professionals that all improvement including, but not limited to landscaping,
ADA accessibility requirements, private infrastructure, or other requirement elements
were installed in accordance with the approved site plan, plans and specifications. This is
required following construction and prior to occupancy of the building.
Impact Fees: The payment of all required Impact fees will be required prior to issuance of a
building permit for the project. Information regarding current impact fee rates can be found on
the City of Bozeman website at www.bozeman.net. An estimate of fees may be obtained from
the Department of Community Development.
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APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The subject property is zoned “R-1” (Residential Single-
Household, Low Density District). The intent of the R-1 residential district is “to provide for
primarily single-household residential development and related uses within the city at urban
densities, and to provide for such community facilities and services as will serve the area's residents while respecting the residential character and quality of the area.”
Adopted Growth Policy Designation: The property is designated as “Residential” in the
Bozeman Community Plan. The Plan indicates that, “This category designates places where the
primary activity is urban density dwellings. Other uses which complement residences are also
acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without
requiring the use of an automobile. Implementation of this category by residential zoning should
provide for and coordinate intensive residential uses in proximity to commercial centers. The
residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development. The dwelling unit density expected within this classification varies between 6 and 32 dwellings per net acre. A higher
density may be considered in some locations and circumstances. A variety of housing types can
be blended to achieve the desired density. Large areas of single type housing are discouraged. In
limited instances the strong presence of constraints and natural features such as floodplains may cause an area to be designated for development at a lower density than normally expected within this category. All residential housing should be arranged with consideration of compatibility with
adjacent development, natural constraints such as watercourses or steep slopes, and in a fashion
which advances the overall goals of the Bozeman growth policy. The residential designation is
intended to provide the primary locations for additional housing within the planning area.”
APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND
Project Description
A Preliminary Conditional Use Permit application to allow the creation of an accessory
dwelling unit (ADU) in a single-household residence located at 1640 Kenyon Drive. ADUs
are a conditional use in R-1, Residential Single-Household, Low Density District.
The Kenyon Drive property is currently vacant and is immediately adjacent to the City’s water tank property, which is considered City parkland. The property owners intend to
begin building the single-household residence in June 2014.
APPENDIX D – NOTICING AND PUBLIC COMMENT
Noticing was provided pursuant to Section 38.40.030, BMC. Notice was sent to property owners within 200 feet of the exterior boundaries of the property via USPS first class mail at least 15 and not more than 45 days prior to the expected decision by the City Commission. Notice was
published in the Bozeman Daily Chronicle on April 20 and 27, 2014. In addition, notice was
posted on site on April 21, 2014.
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APPENDIX E – OWNER INFORMATION AND REVIEWING STAFF
Owners/Applicants: Richard Parker and John Michael Long, 22 Border Lane #1,
Bozeman, MT 59718
Report By: Allyson Brekke, Neighborhood Planner
Dustin Johnson, Development Review Engineer
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by this application.
ATTACHMENTS
The full application and file of record can be viewed at the Bozeman Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Applicant’s submittal materials
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REF.WHFDCONSTRUCTION NOTES1. EXTERIOR WALLS SHALL BE CONSTRUCTED OF 2x6 STUDS @ 16" o.c. WITH R-21 INSULATION, UNLESS NOTED OTHERWISE. ALL EXTERIOR SHEATHING TOBE 1/2" NOMINAL CONTINUOUS STRUCTURAL RATED PANEL.2. INTERIOR WALLS SHALL BE CONSTRUCTED OF 2x4 STUDS @ 16" o.c., UNLESSNOTED OTHERWISE. PROVIDE 2x6 WALLS AT ALL POCKET DOORS. INTERIORWALLS TO RECEIVE 1/2" GYP BD, UNLESS NOTED OTHERWISE.3. FLOOR JOIST DESIGN IS BASED ON TJI JOISTS. COMPERABLE OPEN WEBJOISTS (OPEN JOIST) ARE ACCEPTABLE. COORDINATE JOIST SELECTION w/MECHANICAL DUCTS. MEET OR EXCEED CAPACITY OF SPECIFIED JOISTS.4. FLOOR DECK TO BE 3/4" TONGUE-AND-GROOVE, STRUCTURAL RATED PANEL(48/24 CDX). SCREW AND GLUE TO FLOOR JOISTS UNLESS NOTEDOTHERWISE.5. ALL LUMBER SHALL BE NO. 2 GRADE OR BETTER.6. ALL HEADERS AT EXTERIOR WALLS SHALL BE (2) 2x10 HF#2 OR BETTER w/ (2)JACK STUDS AT EACH END, UNLESS NOTED OTHERWISE.7. ALL LUMBER IN CONTACT w/ CONCRETE or MASONRY SHALL BE PRESSURETREATED.8. FIREBLOCKING TO BE INSTALLED IN ALL WALL CAVITIES GREATER THAN 10FEET TALL AND AS APPLICABLE PER CODE REQUIREMENTS (R602.8).9. ALL FRAMING AT WALLS WITH CABINETRY SHALL BE ENGINEERED LUMBER(TIMBERSTRAND OR SIMILAR).10. PROVIDE BLOCKING AS NEEDED FOR ALL WALL MOUNTED EQUIPMENT,FURNISHINGS, ETC.11. CONFIRM STARTING POINT OF FLOOR FRAMING TO REDUCE CONFLICTS WITHPLUMBING- FRAMING CONTRACTOR TO VERIFY.12. PROVIDE GARAGE SHALL HAVE 5/8" TYPE 'X' GYP BD AT CEILING AND 1/2" GYPBD AT WALLS, UNLESS NOTED OTHERWISE.13. INTERIOR CEILINGS TO RECEIVE 5/8" GYP BD, UNLESS NOTED OTHERWISE.14. PROVIDE SELF-ADHERING ICE AND WATER PROTECTION MEMBRANE AT ALLEAVES TO A POINT 24" INSIDE THE EXTERIOR WALL FACE.15. WINDOWS IDENTIFIED AS "EGRESS" SHALL HAVE MINIMUM CLEAR WIDTH OF20", MINIMUM CLEAR HEIGHT OF 22", AND MINIMUM CLEAR AREA OF 5.7 SQ FT.SILL HEIGHT TO BE 44" MAXIMUM ABOVE FLOOR.16. ALL PENETRATIONS GREATER THAN 100 SQ INCHES IN COMMON/SHAREDGARAGE WALL SHALL BE UL1479 LISTED, UNLESS NOTED OTEHRWISE.GENERAL NOTES1. WRITTEN DIMENSIONS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.DO NOT SCALE THE DRAWINGS.2. ALL WORK SHALL COMPLY WITH APPLICABLE CODES LISTED.3. ALL MATERIALS SHALL BE INSTALLED ACCORDING TO MANUFACTURER'SRECOMMENDATIONS UNLESS NOTED OTHERWISE.4. ALL ELECTRICAL AND PLUMBING WORK SHALL BE INSTALLED BY LICENSEDPROFESSIONAL(S) AND SHALL CONFORM WITH CURRENT CODES.5. CONFIRM AND COORDINATE LOCATIONS OF ALL UTILITIES WITH CONTRACTOR.6. CONTRACTOR SHALL NOTIFY DESIGNER IMMEDIATELY OF ANYDESCREPENCIES IN THE DRAWINGS.INFORMATION CONTAINED IN THIS DRAWING SET HAS BEEN PREPARED FOR THE USE OFA PROFESSIONAL, LICENSED CONTRACTOR WHO IS FAMILIAR WITH BUILDING CODE ANDOTHER LEGAL REQUIREMENTS WITHIN THE PROJECT'S JURISDICTION. NO WARRANTIES,EXPRESSED OR IMPLIED, ARE GIVEN OR INTENDED BY THE PREPARATION OF THESEDRAWINGS.ADOPTED CODES:2006 INTERNATIONAL RESIDENTIAL CODE (IRC) 2009 UNIFORM PLUMBING CODE (UPC)2009 INTERNATIONAL MECHANICAL CODE (IMC) 2008 NATIONAL ELECTRIC CODE (NEC)2009 INTERNATIONAL FUEL GAS CODE (IFGC) 2009 INTERNATIONAL ENERGY CONSERVATION CODE (IECC)MASTER13'-3" x 14'-2"MSTR CLST4'-4" x 9-8"MSTR BATH6'-4" x 8'-7"BEDROOM10'-11" x 11'-0"GREAT ROOM11'-11" x 17'-9"BATHROOM7'-4" x 8'-4"11' - 8"19' - 0"30' - 8"58' - 0"6' - 9"1' - 4"8' - 8"5' - 4"4' - 0"12' - 0"48x80LOUVEREDDOORSHELVES2' - 10" 1' - 0" 1' - 8" 2' - 0"4' - 6"5' - 2"3' - 8"CASEWORKWASHER /DRYERSHELVESCOUNTER5' - 6"10"3' - 0"4' - 8"4' - 8"8"2' - 2"4' - 2"4' - 4"FLAT PANEL TV onADJUSTABLE MOUNTA2.0126' - 0"5' - 8"5' - 6"10' - 0"3' - 6"A2.011A2.0131A2.02A2.0142A2.023A2.026' - 0"5' - 8"4' - 8"4' - 0"8' - 0"4' - 0"2' - 8"7' - 8"7' - 8"2' - 0"11' - 8"2' - 4"8' - 8"8' - 0"6' - 8"3' - 4"15' - 4"PANTRY13' - 4"19' - 4" 2' - 10" 9' - 2" 3' - 4" 10' - 0"6' - 6"2' - 8"4' - 0"6' - 0"2' - 4" 3' - 0" 2' - 8"5' - 8"5' - 8"8"DESK / COUNTER4A2.0214' - 0"16' - 0"CDEDCF.1F.1G.1A.1BASHELVESROD & SHELFROD & SHELFROD & SHELFSHELVESOFFICE9'-0" x 15'-0"GFF5-1/8" x 10-1/2" GLU-LAM(2) 2x6 HF9' CLG9' SOFFIT- COORD w/ MECH2x6 WALL6' - 0"7' - 4"5' - 0"9' - 4"5' - 0"ALIGN8' SOFFIT& HEADER8' CLG8' CLG8' CLG9' CLG9' CLGKNEE WALL & LEDGEKNEE WALL & SILL9' CLGEXTERIOR DECKEND OF COUNTER TOALLOW FULL DOOR SWING(3) 2x4 HF(2) 2x6 HF30x80(2) 2x8 HF(2) 2x4 HF(2) 2x6 HF(2) 2x4 HF(2) 2x8 HF(2) 2x8 HF3-1/2" x 9-1/2" LVL(2) 2x10 HF(2) 2x10 HF(2) 1-3/4" x 9-1/2" LVLAA.1AA.1AAA.13-1/2" x 9-1/2" LVL60x84(2) 2x10 HF(2) 2x8 HF(2) 2x8 HF36x84 & 18"SIDELIGHT-TEMPEREDTEMPEREDSTHD14STHD14SHEAR WALL "A"STHD14STHD14STHD14DTT2ZDTT2ZLSTA30STRAPLSTA30STRAPDTT2Z48x80 BYPASS30x8048x8030x8036x80 PKTALIGN30x8048x8060x84CABINET DESIGN BY OTHERSCABINET DESIGN BY OTHERSCABINET DESIGNBY OTHERS9' CLGRECESS SLAB FORFLOOR FINISHES-COORDINATE w/ OWNERDINING10'-8" x 17'-1"KITCHEN11'-2" x 16'-10"ELECT SERVICE(200A) w/ 30x36CLEAR WORK AREAGAS SERVICECONTINUOUS TYPE 1 HANDRAIL@ 36" ABOVE NOSINGS - RETURNENDS TO WALL- TYP36" HIGH RAIL- INTERMEDIATERAILS SHALL NOT ALLOWPASSAGE OF AN OBJECT 4" ORGREATER IN DIAMETER- TYPMAIN (HEATED):1716 SF GROSS (INC. EXT. WALLS)LOWER (HEATED):567 SF GROSS (INC. EXT. WALLS)GARAGE:596 SF NET4'x8' CONC PATIOINSULATE WALLINSULATE WALL8' WALLS @KITCHEN (SHOWNCROSS HATCH)9' WALLS @ PANTRY/LAUNDRY (SHOWNDIAGONAL HATCH)SHEAR WALL "B"8' WALL8' CLG36" HIGH RAIL- INTERMEDIATE RAILS SHALLNOT ALLOW PASSAGE OF AN OBJECT 4" ORGREATER IN DIAMETER- TYP11"4"2' - 1"FIBERGLASSINSERTPLUMBING ACCESS3' - 4"2x62x62x61 3/4" x 11 7/8" LVL ROOF FRAMING2' - 0"4' - 0"1 3/4" x 11 7/8" LVL ROOF FRAMING2' - 8" 1' - 4"1 3/4" x 11 7/8" LVL ROOF FRAMING1' - 7 5/8"1"7T @ 11"8R @ 7-3/8"MINIMUM INSULATION REQ'MNTSSEE DRAWINGS FOR MATERIAL AND INSULATION (R-VALUE) NOTES. REQUIRED MINIMUMSARE LISTED BELOW.CONTRACTOR SHALL BE RESPONSIBLE FOR INSULATING THE RESIDENCE IN ACCORDANCEWITH THE 2009 INTERNATIONAL ENERGY CONSERVATION CODE (IECC) INCLUDING MONTANAAMENDMENTS.APPLICABLE PRESCRIPTIVE PATH REQUIREMENTS:CEILING:R-49 (UNCOMPRESSED R-38 ALLOWED AT EAVES)EXTERIOR WALL: R-21 (or R-13 + R-5 CONTINUOUS INSULATION)BASEMENT WALL: R-19 (or R-15 CONTINUOUS INSULATION) - SEE NOTE ASLAB PERIMETER: R-10 (or R-15 IF HEATED SLAB)CRAWLSPACE WALL: R-19 (or R-10 if RIGID INSULATION)WINDOW / DOOR: U-0.33 (R-3)NOTE A: RES-CHECK ANALYSIS MAY ALLOW LOWER R-VALUE (R-10 MINIMUM)SHEAR WALL SCHEDULETYPEPANEL MATERIALSUPPORTSFASTENERSSPACINGA. 1/2" NOMINAL OSB STUDS @ 16" o.c. 8d NAILS 6" o.c. (EDGE) & 12" o.c. (FIELD)B. 1/2" NOMINAL OSB STUDS @ 16" o.c. 8d NAILS 4" o.c. (EDGE) & 12" o.c. (FIELD)ALL EXTERIOR WALLS TO BE TYPE "A" UNLESS NOTED OTHERWISE. STRUCTURAL INSULATED PANEL MANUFACTURERSHALL PROVIDE ENGINEERED SHOP DRAWINGS SHOWING SHEAR PANELS.MINIMUM REQUIRED LENGTH OF SHEAR WALL PANEL NOTED ON PLAN (PER TABLE R602.10.5)5' - 8"8' - 4"8' - 8"7' - 8"1' - 0"A2.012A2.0111A2.025' - 0"7' - 0"10' - 0"7' - 0"2' - 8"9' - 4"6' - 0"2A2.023A2.023' - 2" 2' - 6"3' - 8"4' - 8"LOWER LEVEL:5048.50GARAGE SLAB:5048.174A2.0224' - 0"18' - 0"4' - 8"42' - 0"7' - 0"19' - 8"4' - 8"8' - 0"2' - 4"6' - 4"2' - 4"3' - 10"3' - 10"HDBJ3' - 2"3' - 10"MGU5.25-SDSMGU5.25-SDS6x6 DF#15 1/8" x 21" GLU-LAM- ALIGN TOP w/ FLOOR FRAMING5 1/8" x 22 1/2" GLU-LAM- ALIGN TOP 2" BELOW FLOOR FRAMING8'W x 7'H (5-1/8" x 9" GLU-LAM w/(2) JACK-STUDS @ EA END)(2) 1 3/4" x 11 7/8" LVL5-1/8" x 12" GLU-LAM5-1/8" x 12" GLU-LAM5-1/8" x 12" GLU-LAM48x80 BYPASS30x8024x8036x80- 20 MIN30x8060x8060x8036x842x6 STUD WALL2x6 STUD WALL- INSULATE9-1/2" TJI 210 @ 16" o.c.1 1 7 /8 " T J I 2 1 0 @ 1 6 " o .c .9-1/2" TJI 210 @ 16" o.c.3-1/2" x 9-1/2" LVL- SLOPED TOMATCH EXT DECK9 -1 /2 " T J I 2 1 0 @ 1 6 " o .c .FURRED WALL @FOUNDATION6 T @ 11"7 R @ 7-3/8"7' - 4"8' - 8"8' - 0"6x6 DF#16x6 DF#16x6 DF#16x6 DF#1STHD14STHD14MECH?LINE OF STRUCTURE ABOVE15' SETBACK20' GARAGE SETBACK3'-4" x 5'-4" CONC LANDING(3) 2x6 HFWATER HEATER- SECUREw/ STRAPSPROVIDE GALV PAN w/3/4" DRAINUFER GROUNDELECT PANEL (200A)w/ 30x36 CLEARWORK AREASOFFIT AS NEEDED TO ROUTEDUCTWORK TO NORTH SIDE OFGLU-LAM BEAM11 7/8" TJI 210 @ 16" o.c.FUTURE KITCHENETTESHELVESROD & SHELF(2) 2x4 HF(2) 2x8 HF(2) 2x8 HF(2) 2x6 HFBATHROOM7'-3" x 8'-4"ADU385 SF596 SFGARAGE5/8" TYPE 'X' GWB @UNDERSIDE OF STAIRSHEAR WALL "B"1/2" GYP BD @ GARAGE WALLS- TYP5/8" TYPE 'X' GYP BD @GARAGE CEILING- TYPALL PENETRATIONS GREATER THAN 100SQ INCHES IN COMMON/SHARED GARAGEWALL SHALL BE UL1479 LISTED- TYPALIGN SOUTH FACE OF BEAMS w/SOUTH FACE OF WALLS ABOVE6x6 DF#16x6 DF#1FIBERGLASSINSERTEQUIPMENT TO BE 18" MINABOVE GARAGE FLOOR10' - 8"5' - 0"36x80(2) 1 3/4" x 11 7/8" LVL1' - 0"4 1/2" MAX "NOTCH" ATBOTTOM OF GLU-LAM8'W x 7'H (5-1/8" x 9" GLU-LAM w/(2) JACK-STUDS @ EA END)(3) 2x6 HFDRAWING NUMBER:PHASE:DATE:DRAWING TITLE:PROJECT NUMBER:DRAWN BY / CHECKED BY:REVISIONS:0"1"2"3/24/2014 6:43:51 AMA1.01FLOOR PLANS01.12.23PARKER / LONGRESIDENCEMARCH 21, 2014STH STHPERMITLOT 4XXXX KENYON DRIVEBOZEMAN MT 1/4" = 1'-0"1MAIN LEVELNO. DESCRIPTION DATEWindow ScheduleTypeMarkCount Description TypeHeadHeightSillHeightWidth Height Area Type CommentsA 5 FIXED 30" x 66" 7' - 0" 1' - 6" 2' - 6" 5' - 6" 14 SFA.1 4 CASEMENT 30" x 66" 7' - 0" 1' - 6" 2' - 6" 5' - 6" 14 SFA.2 9 FIXED 30" x 18" 9' - 2" 7' - 8" 2' - 6" 1' - 6" 4 SFB 2 CASEMENT 60" x 48" 7' - 0" 3' - 0" 5' - 0" 4' - 0" 20 SF EGRESSC 2 AWNING 72" x 24" 7' - 0" 5' - 0" 6' - 0" 2' - 0" 12 SFD 3 AWNING24" x 24" 7' - 0" 5' - 0" 2' - 0" 2' - 0" 4 SF TEMPERED GLASSE 1 FIXED36" x 84" 4' - 4" -2' - 8" 3' - 0" 7' - 0" 21 SF TEMPERED GLASSE.1 1 FIXED36" x 24" 7' - 0" 5' - 0" 3' - 0" 2' - 0" 6 SFF 2 CASEMENT / FIXED 72" x 42" 7' - 0"3' - 6" 6' - 0" 3' - 6" 21 SF EGRESSF.1 2 FIXED72" x 18" 9' - 2" 7' - 8" 6' - 0" 1' - 6" 9 SFG 1 CASEMENT / FIXED 60" x 42" 7' - 0" 3' - 6" 5' - 0" 3' - 6" 18 SFG.1 2 AWNING60" x 18" 9' - 2" 7' - 8" 5' - 0" 1' - 6" 8 SFH 1 AWNING48" x 24" 7' - 0" 5' - 0" 4' - 0" 2' - 0" 8 SFJ 1 CASEMENT30" x 48" 7' - 0" 3' - 0" 2' - 6" 4' - 0" 10 SFGrand total: 36 1/4" = 1'-0"2LOWER LEVEL128
REF.333DD333D33333GENERAL NOTES1. WRITTEN DIMENSIONS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.DO NOT SCALE THE DRAWINGS.2. ALL WORK SHALL COMPLY WITH APPLICABLE CODES LISTED.3. ALL MATERIALS SHALL BE INSTALLED ACCORDING TO MANUFACTURER'SRECOMMENDATIONS UNLESS NOTED OTHERWISE.4. ALL ELECTRICAL AND PLUMBING WORK SHALL BE INSTALLED BY LICENSEDPROFESSIONAL(S) AND SHALL CONFORM WITH CURRENT CODES.5. CONFIRM AND COORDINATE LOCATIONS OF ALL UTILITIES WITH CONTRACTOR.6. CONTRACTOR SHALL NOTIFY DESIGNER IMMEDIATELY OF ANYDESCREPENCIES IN THE DRAWINGS.INFORMATION CONTAINED IN THIS DRAWING SET HAS BEEN PREPARED FOR THE USE OFA PROFESSIONAL, LICENSED CONTRACTOR WHO IS FAMILIAR WITH BUILDING CODE ANDOTHER LEGAL REQUIREMENTS WITHIN THE PROJECT'S JURISDICTION. NO WARRANTIES,EXPRESSED OR IMPLIED, ARE GIVEN OR INTENDED BY THE PREPARATION OF THESEDRAWINGS.ADOPTED CODES:2006 INTERNATIONAL RESIDENTIAL CODE (IRC) 2009 UNIFORM PLUMBING CODE (UPC)2009 INTERNATIONAL MECHANICAL CODE (IMC) 2008 NATIONAL ELECTRIC CODE (NEC)2009 INTERNATIONAL FUEL GAS CODE (IFGC) 2009 INTERNATIONAL ENERGY CONSERVATION CODE (IECC)CONSTRUCTION NOTES1. EXTERIOR WALLS SHALL BE CONSTRUCTED OF 2x6 STUDS @ 16" o.c. WITH R-21 INSULATION, UNLESS NOTED OTHERWISE. ALL EXTERIOR SHEATHING TOBE 1/2" NOMINAL CONTINUOUS STRUCTURAL RATED PANEL.2. INTERIOR WALLS SHALL BE CONSTRUCTED OF 2x4 STUDS @ 16" o.c., UNLESSNOTED OTHERWISE. PROVIDE 2x6 WALLS AT ALL POCKET DOORS. INTERIORWALLS TO RECEIVE 1/2" GYP BD, UNLESS NOTED OTHERWISE.3. FLOOR JOIST DESIGN IS BASED ON TJI JOISTS. COMPERABLE OPEN WEBJOISTS (OPEN JOIST) ARE ACCEPTABLE. COORDINATE JOIST SELECTION w/MECHANICAL DUCTS. MEET OR EXCEED CAPACITY OF SPECIFIED JOISTS.4. FLOOR DECK TO BE 3/4" TONGUE-AND-GROOVE, STRUCTURAL RATED PANEL(48/24 CDX). SCREW AND GLUE TO FLOOR JOISTS UNLESS NOTEDOTHERWISE.5. ALL LUMBER SHALL BE NO. 2 GRADE OR BETTER.6. ALL HEADERS AT EXTERIOR WALLS SHALL BE (2) 2x10 HF#2 OR BETTER w/ (2)JACK STUDS AT EACH END, UNLESS NOTED OTHERWISE.7. ALL LUMBER IN CONTACT w/ CONCRETE or MASONRY SHALL BE PRESSURETREATED.8. FIREBLOCKING TO BE INSTALLED IN ALL WALL CAVITIES GREATER THAN 10FEET TALL AND AS APPLICABLE PER CODE REQUIREMENTS (R602.8).9. ALL FRAMING AT WALLS WITH CABINETRY SHALL BE ENGINEERED LUMBER(TIMBERSTRAND OR SIMILAR).10. PROVIDE BLOCKING AS NEEDED FOR ALL WALL MOUNTED EQUIPMENT,FURNISHINGS, ETC.11. CONFIRM STARTING POINT OF FLOOR FRAMING TO REDUCE CONFLICTS WITHPLUMBING- FRAMING CONTRACTOR TO VERIFY.12. PROVIDE GARAGE SHALL HAVE 5/8" TYPE 'X' GYP BD AT CEILING AND 1/2" GYPBD AT WALLS, UNLESS NOTED OTHERWISE.13. INTERIOR CEILINGS TO RECEIVE 5/8" GYP BD, UNLESS NOTED OTHERWISE.14. PROVIDE SELF-ADHERING ICE AND WATER PROTECTION MEMBRANE AT ALLEAVES TO A POINT 24" INSIDE THE EXTERIOR WALL FACE.15. WINDOWS IDENTIFIED AS "EGRESS" SHALL HAVE MINIMUM CLEAR WIDTH OF20", MINIMUM CLEAR HEIGHT OF 22", AND MINIMUM CLEAR AREA OF 5.7 SQ FT.SILL HEIGHT TO BE 44" MAXIMUM ABOVE FLOOR.16. ALL PENETRATIONS GREATER THAN 100 SQ INCHES IN COMMON/SHAREDGARAGE WALL SHALL BE UL1479 LISTED, UNLESS NOTED OTEHRWISE.ELECTRICAL SERVICE109.92' PROPERTY LINE5050B.O.C. = 5046.67 (APPROX- VERIFY)B.O.C. = 5046.92 (APPROX)12' - 0"4' - 10"10' - 0"20' - 0"LOWER LEVEL:5048.50GARAGE SLAB:5048.175048.550485047property line5049121.05' PROPERTY LINE97.68' PROPERTY LINE57.57' PROPERTY LINE39.53' PROPERTY LINEAPPROX. LINE OF CURB15' - 0" FRONT SETBACK20' - 0" GARAGE SETBACK15' - 0" WATER LINE EASEMENT10' - 0" UTILITY EASEMENT20' - 0" REAR SETBACK5' - 0 3/16" SIDE SETBACK20' - 0" REAR SETBACK10' - 0" UTILITY EASEMENTCONCRETE DRIVE &APRONGAS SERVICEWATER SERVICE-CONFIRM LOCATION2-1/4:12PITCHGUTTER2-1/4:12PITCH2:12 PITCH2:12 PITCHGUTTER20' - 0"BOULEVARD TREE- PER C.O.B.STANDARDS2' - 0"4' - 0"2' - 0"1' - 4"1' - 4"1' - 4"1' - 4"SEWER SERVICE-LOCATION T.B.D.CONCRETE APRON- PER C.O.B.STANDARD DWG 02529-115' CONCRETE SIDEWALK(5% MAX SLOPE w/ 2% MAX CROSS-SLOPE)SOD BLVDSOD- TYP1/4:12PITCHCONC SIDEWALK- STEP AS NEEDED w/ 6"MAX RISER & 12" MIN TREADEXTERIOR DECKOWNER-PROVIDEDSOLAR COLLECTORS-(4) TYPCONC PATIORETAINING WALL-AS NEEDED1' - 4"1' - 4"3' - 4"10.00°17' - 4"3' - 4"25' - 4"1 3/4" x 11 7/8" LVLROOF FRAMING1 3/4" x 11 7/8" LVL ROOF FRAMING11 7/8" TJI 210 @ 24" o.c.2x8 @ 24" o.c.SDSDSDSDELECT SERVICE (200A) w/30x36 CLEAR WORK AREAG, WPGG, WPDISPOSALGGGGGG220VGGGGGGG, WP220V3TO GARAGE ENTRY LIGHTCLGCLGG, WPUNDERCABINETDEDICATEDCIRCUITSDSDGGGGG, 42" G, 42"G, WPG, WPUFER GROUNDELECT PANEL (200A) w/30x36 CLEAR WORK AREA220VCLGCLGMAIN ENTRY SWITCHLEGEND - ELECTRICAL SYMBOLSLIGHT FIXTURE - RECESSEDLIGHT FIXTURE - SURFACE MOUNTEDLIGHT FIXTURE - WALL MOUNTEDLIGHT FIXTURE - PENDANTEXHAUST FAN or FAN/LIGHT COMBINATIONCEILING FAN or FAN/LIGHT COMBINATIONSDSMOKE DETECTORDUPLEX OUTLET - "G":GFI - "WP":WEATHERPROOFALL OUTLETS TO BE "AFCI" PROTECTED and TAMPERPROOF UNLESS NOTEDOTHERWISE1. ALL ELECTRICAL WORK SHALL BE INSTALLED BY A LICENSED ELECTRICIAN ANDSHALL CONFORM WITH CURRENT CODES.2. VERIFY ALL FIXTURE TYPES AND LOCATIONS WITH OWNER AND/ORCONTRACTOR.3. VERIFY ALL SWITCH TYPES AND LOCATIONS WITH OWNER AND/ORCONTRACTOR.4. COORDINATE AND PROVIDE RECEPTACLES FOR ALL MAJOR APPLIANCES.5. PROVIDE TELEPHONE AND TELEVISION CABLE JACKS AS DIRECTED BY OWNERAND/OR CONTRACTOR.6. RECEPTACLES SHALL BE PLACED SO THAT NO POINT MEASUREDHORIZONTALLY ALONG THE FLOOR LINE IN ANY WALL SPACE IS MORE THAN 6'FROM A RECEPTACLE OUTLET.7. LIGHT FIXTURES SHALL BE MOUNTED 12" MINIMUM FROM NEAREST POINT OFSTORAGE SPACE.8. PROVIDE 30" x 36" CLEAR WORK AREA CENTERED IN FRONT OF ELECTRICALPANEL(S) AND ELECTRICAL SERVICE ENTRY POINT (METER LOCATION).WALL SWITCHDRAWING NUMBER:PHASE:DATE:DRAWING TITLE:PROJECT NUMBER:DRAWN BY / CHECKED BY:REVISIONS:0"1"2"3/24/2014 6:43:57 AMA1.02SITE PLAN01.12.23PARKER / LONGRESIDENCEMARCH 21, 2014STH STHPERMITLOT 4XXXX KENYON DRIVEBOZEMAN MT 1/8" = 1'-0"1SITE PLANNO. DESCRIPTION DATE 1/8" = 1'-0"2ELECTRICAL - MAIN LEVEL 1/8" = 1'-0"3ELECTRICAL - LOWER LEVEL129
4" CONC. SLAB w/ 6x6 10/10WWM- SLOPE TO DOORSUFER GROUNDELECT PANEL(200A)42' - 0"5' - 8"8' - 0"17' - 0"25' - 4"12' - 0"30' - 0"7' - 0"8' - 0"16' - 4"11' - 4"13' - 4"9' - 8"4' - 6"9' - 0"4" 1' - 0"17' - 6"1' - 6"4' - 6"4'-6" x 4'-6" x 8" FTGw/ (4) #4 EA WAY4'-6" x 4'-6" x 8" FTGw/ (4) #4 EA WAY8" CONC. WALL w/ #4 VERT. @ 15" o.c.w/ STD HOOK TO FTG  HORIZ @ 12" o.c.- TYP24"x8" CONC. FOOTING w/(2) #4 CONT.16"x8" CONC. FOOTING w/(2) #4 CONT.STEP SLAB @ GARAGE WALL8" CONC. WALL w/ #4 VERT. @ 15" o.c.w/ STD HOOK TO FTG  HORIZ @ 12" o.c.- TYP10' - 6"3' - 0"4' - 0"1' - 4"9' - 0"4' - 6"9' - 8"6' - 5"3' - 0"3'-0" x 3'-0" x 8" FTGw/ (4) #4 EA WAYSTEP FOOTINGSTEP CONC WALLBLOCK OUT @DOORS- TYPBLOCK OUT @DOORS- TYPBLOCK OUT @DOORS- TYPBLOCK OUT @DOORS- TYPSTEP FOOTINGSTEP CONC WALLSTEP FOOTINGSTEP FOOTINGSTEP CONC WALL8" CONC. WALL w/ #4 VERT. @ 15" o.c.w/ STD HOOK TO FTG  HORIZ @ 12" o.c.- TYP36"x8" CONC. FOOTING w/(3) #4 CONT.STHD14STHD14STHD14STHD14STHD14DTT2Z16"x10" THICKENED CONC SLAB w/ (2) #4 CONT.STHD14STHD1416"x8" CONC. FOOTINGw/ (2) #4 CONT.- TYP16"x8" CONC. FOOTING w/(2) #4 CONT.- TYP8" CONC. WALL w/ #4 VERT. @ 15" o.c.w/ STD HOOK TO FTG  HORIZ @ 12" o.c.- TYP16"x8" CONC. FOOTING w/(2) #4 CONT.- TYP8" CONC. WALL w/ #4 VERT. @ 15" o.c.w/ STD HOOK TO FTG  HORIZ @ 12" o.c.- TYP8" CONC. WALL w/ #5 VERT. @ 12" o.c.w/ STD HOOK TO FTG  HORIZ @ 12" o.c.16"x8" CONC. FOOTING w/(2) #4 CONT.- TYP24"x8" THICKENED EDGE w/(2) #4 CONT.4" CONC. SLAB w/6x6 10/10 WWMUNEXCAVATED2' - 4"15' - 0" FRONT SETBACK121.05' PROPERTY LINE20' - 0" GARAGE SETBACK10' - 4"15' - 0" WATER LINE EASEMENTREAR SETBACKT.O.WALL = 4'-0"T.O.WALL = 7'-11 5/8"T.O.WALL = 7'-11 5/8"T.O.WALL = 9'-1 3/4"T.O.WALL = 9'-1 3/4"T.O.WALL = 9'-1 3/4"T.O.WALL = 9'-1 3/4"T.O.WALL = 8'-9 3/4"3'-0" x 3'-0" x 8" FTGw/ (4) #4 EA WAY3' - 0"10' - 5"3' - 0"6' - 9"3' - 0"LOWER LEVEL:5048.50GARAGE SLAB:5048.1716"x8" CONC. FOOTING w/(2) #4 CONT.4" CONC. SLAB w/6x6 10/10 WWMFOUNDATION NOTES1. FOOTINGS ARE TO BEAR ON UNDISTURBED, LEVEL SOIL DEVOID OF ANYORGANIC MATERIAL.2. STEP FOOTINGS AS NEEDED TO MAINTAIN REQUIRED DEPTH BELOW FINALGRADE.3. ALL GRANULAR FILL SHALL BE COMPACTED TO 95% DENSITY, UNLESS NOTEDOTHERWISE.4. SLOPE FLOOR OF GARAGE TO OPENING(S) AT 1/8" PER FOOT MINIMUM.5. CONCRETE SLABS ON GRADE SHALL HAVE CONTROL JOINTS AT MIMIMUM 12'INTERVALS EACH WAY, UNLESS NOTED OTHERWISE.6. CONCRETE SIDEWALKS TO HAVE TOOLED 3/4" JOINT AT 5' INTERVALS,UNLESS NOTED OTHERWISE.7. REINFORCING STEEL SHALL BE A-615 GRADE 60. PROVIDE MINIMUM 40 BARDIAMETER LAP AT SPLICES, CORNERS, AND INTERSECTIONS.8. ALL WOOD IN CONTACT WITH CONCRETE SHALL BE PRESSURE TREATED.9. DAMPPROOF FOUNDATION BEFORE BACKFILLING.DRAWING NUMBER:PHASE:DATE:DRAWING TITLE:PROJECT NUMBER:DRAWN BY / CHECKED BY:REVISIONS:0"1"2"3/24/2014 6:43:57 AMA1.03FOUNDATIONPLAN01.12.23PARKER / LONGRESIDENCEMARCH 21, 2014STH STHPERMITLOT 4XXXX KENYON DRIVEBOZEMAN MT 1/4" = 1'-0"1FOUNDATIONNO. DESCRIPTION DATE130
MAIN LEVEL9' - 5 7/8"T.O. WALL17' - 7"SEE 1/A2.01 FOR TYPICAL NOTES9' - 1 3/4"17' - 2 7/8"FF.1MAIN LEVEL9' - 5 7/8"T.O. WALL17' - 7"LOWER LEVEL0' - 0"T.O. LOWER WALL8' - 1 1/8"CDDDHCE.1ECOORDINATE FINAL GRADE w/ WATER LINE EASEMENT GRADINGSEE 1/A2.01 FOR TYPICAL NOTES9' - 1 3/4"17' - 2 7/8"MAIN LEVEL9' - 5 7/8"T.O. WALL17' - 7"LOWER LEVEL0' - 0"T.O. LOWER WALL8' - 1 1/8"FF.1GG.1G.1A.2A6"36" MINOWNER-PROVIDED SOLARCOLLECTORS- (4) TYPALUM CLAD WOOD WINDOWSFIBER CEMENT LAP SIDINGFIBER CEMENT PANELS w/ 24"SQUARE DECORATIVE REVEALSFASCIA BOARD w/ 1x6 SHADOWBOARD- PAINTMETAL PANEL #1PAINTED TRIM- TYP9' - 1 3/4"17' - 2 7/8"A.1MAIN LEVEL9' - 5 7/8"T.O. WALL17' - 7"LOWER LEVEL0' - 0"T.O. LOWER WALL8' - 1 1/8"SEE 1/A2.01 FOR TYPICAL NOTESOWNER-PROVIDED SOLARCOLLECTORS- (4) TYPFIBERGLASS WOOD WINDOWSFIBER CEMENT LAP SIDINGFIBER CEMENT PANELS w/ 24"SQUARE DECORATIVE REVEALSFASCIA BOARD w/ 1x6 SHADOWBOARD- PAINTMETAL PANEL #2PAINTED TRIM- TYPSTANDING SEAM METAL ROOFINGDECORATIVE KNEE-BRACES- TYPINSULATED GARAGE DOORS- TYP9' - 1 3/4"17' - 2 7/8"AA.1A.2JBBDRAWING NUMBER:PHASE:DATE:DRAWING TITLE:PROJECT NUMBER:DRAWN BY / CHECKED BY:REVISIONS:0"1"2"3/24/2014 6:44:03 AMA2.01ELEVATIONS01.12.23PARKER / LONGRESIDENCEMARCH 21, 2014STH STHPERMITLOT 4XXXX KENYON DRIVEBOZEMAN MTNO. DESCRIPTION DATE 1/8" = 1'-0"4EAST 1/8" = 1'-0"3NORTH 1/4" = 1'-0"1SOUTH 1/4" = 1'-0"2WEST131
MAIN LEVEL9' - 5 7/8"T.O. WALL17' - 7"LOWER LEVEL0' - 0"T.O. LOWER WALL8' - 1 1/8"5' - 6 1/4"8' - 1 1/8"3 1/2"4' - 0"7' - 11 5/8"SLOPE STRUCTURE @ EXTERIORDECK- 1/4" PER FT MIN.ALIGN SOUTH FACE OF BEAMS w/SOUTH FACE OF WALLS ABOVE8' - 1 1/8"11 7/8" TJI JOISTS9 1/2" TJI JOISTS9' - 1 3/4"2"17' - 2 7/8"1' - 0 5/8".MAIN LEVEL9' - 5 7/8"T.O. WALL17' - 7"LOWER LEVEL0' - 0"T.O. LOWER WALL8' - 1 1/8"EXTEND GLU-LAM BEAM TOCORNER OF GREAT ROOM-4 1/2" MAX "NOTCH" AT ENDDECORATIVE KNEE-BRACES- TYP9' - 1 3/4"17' - 2 7/8"MAIN LEVEL9' - 5 7/8"T.O. WALL17' - 7"LOWER LEVEL0' - 0"T.O. LOWER WALL8' - 1 1/8"STAIR LANDING2' - 0"8"4' - 4"2' - 8"LEDGE w/ WOOD CAP- SEE PLANROOF ASSEMBLY:STANDING SEAM METAL on15# FELT (HIGH-TEMP ICE GUARD TO 24" INSIDE WALL LINE) on5/8" OSB on11 7/8" TJI 210 JOISTS @ 24" o.c. w/ R-49 MIN. INSULATION (FILL VOID COMPLETELY)2x6 FRAMED WALL - TYP9' - 1 3/4"17' - 2 7/8"MAIN LEVEL9' - 5 7/8"T.O. WALL17' - 7"LOWER LEVEL0' - 0"T.O. LOWER WALL8' - 1 1/8"SOFFIT AS NEEDED- SEELOWER FLOOR PLANROUTE GAS & ELECT IN FURRED WALL-MAINTAIN ALL APPLICABLE CODESEPARATION DISTANCES9' - 1 3/4"11 7/8" TJI JOISTS17' - 2 7/8"STANDING SEAM METAL on15# FELT (HIGH-TEMP ICE GUARD TO 24" INSIDE WALL LINE) on5/8" OSB on11 7/8" TJI 210 JOISTS @ 24" o.c. w/ R-49 MIN. INSULATION (FILLVOID COMPLETELY)PAINTED COMPOSITE TRIM & SHADOW BOARD- TYPSIDING (SEE ELEVS) on1/2" OSB SHEATHING (SEE SHEAR WALL SCHEDULE) on2x6 WOOD STUDS @ 16" o.c. w/ R-21 MIN. INSULATIONALUM CLAD WOOD WINDOW- TYP1/2" GYP BD overVAPOR BARRIER5/8" GYP BD overVAPOR BARRIERPAINTED COMPOSITE TRIM- TYP5/8" dia. ANCHOR BOLT w/ 3x3x1/4 PLATEWASHER @ 48" o.c.- TYP (BOLTS TO BELOCATED NOT MORE THAN 12" OR LESSTHAN 7 BOLT DIAMETERS FROM PLATESECTIONS)- EMBED 7" MINDAMPPROOFING16"x8" CONC. FOOTING w/ (2) #4 CONT.- TYPR-10 MIN. INSULATION8" CONC. WALL w/ #4 VERT. @ 15" o.c.TYP & #4 HORIZ. @ 12" o.c.8' - 0" (NOMINAL)SEISMIC CLIP AT EA JOIST-TYP7' - 0" TYP. HEAD HEIGHTHEADER- SEE PLANFASTEN SHEATHING TO SILL PLATEw/ 10d's @ 6" o.c.- TYP6" MINSEE FOUNDATION PLAN2X BLOCKING EA. TRUSS BAYMETAL FLASHINGVAPOR BARRIER2X8 P.T. SILL PLATESEE ROOF PLANDRAWING NUMBER:PHASE:DATE:DRAWING TITLE:PROJECT NUMBER:DRAWN BY / CHECKED BY:REVISIONS:0"1"2"3/24/2014 6:44:05 AMA2.02SECTIONS /DETAILS01.12.23PARKER / LONGRESIDENCEMARCH 21, 2014STH STHPERMITLOT 4XXXX KENYON DRIVEBOZEMAN MTNO. DESCRIPTION DATE 1/4" = 1'-0"1TRANSVERSE BLDG SECTION 1/4" = 1'-0"2CANTILEVER @ GARAGE 1/4" = 1'-0"3STAIRWELL 1/4" = 1'-0"4LONGITUDINAL BLDG SECTION 1/2" = 1'-0"5WALL SECTION- TYP132
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