HomeMy WebLinkAboutA1. Foxtail16115, Staff Report for the 3043 Foxtail Street Accessory Dwelling Unit,
Conditional Use Permit
Date: City Commission Public Hearing meeting is on May 16, 2016
Project Description: A Conditional Use Permit (CUP) application to allow the
establishment of an accessory dwelling unit (ADU) above a detached garage
structure at 3043 Foxtail Street in Phase 2 of the Cattail Creek Subdivision.
Project Location: 3043 Foxtail Street, Bozeman, MT and is legally described as Lot 10,
Block 14, Foxtail Street Subdivision (Amended Plat of Cattail Subdivision Phases
2A & 2B), City of Bozeman, Gallatin County, Montana.
Recommendation: Approval with conditions
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 16115 and move to approve the 3043 Foxtail Street
conditional use permit to allow the establishment of an accessory dwelling unit
above a detached garage building with conditions and subject to all applicable code
provisions.
Report Date: Thursday, May 5, 2016
Staff Contacts: Rebecca Owens, Planning
Shawn Kohlz, Engineering
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
There are no unresolved issues.
Project Summary
Property owners Derrick and Jylissa Salveson submitted a Conditional Use Permit (CUP)
application to establish an accessory dwelling unit (ADU) above a detached garage structure
at 3043 Foxtail Street in Phase 2 of the Cattail Creek Subdivision in the R-1 (Residential
Single-Household, Low Density) zoning district. ADUs are a conditional use in the R-1
district and require a public hearing. The subject lot is currently vacant.
On April 20, 2016, the Development Review Committee voted unanimously to recommend
approval of the conditional use permit application with the conditions and code provisions
151
16115, Staff Report for 3043 Foxtail Street ADU CUP Page 2 of 21
identified in this report. One letter of public comment not in support of the project was
received in regard to this project, and the Staff response is provided in Appendix C.
Alternatives
1. Approve the application with the recommended conditions;
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 ......................................................................................................................... 2
SECTION 1 - MAP AND PLAN SERIES ............................................................................... 3
SECTION 2 - REQUESTED RELAXATIONS / DEVIATIONS / VARIANCES ................ 11
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL .................................... 11
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ............... 11
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 13
SECTION 6 - STAFF ANALYSIS AND FINDINGS ........................................................... 13
Applicable Plan Review Criteria, Section 38.19.100, BMC. ............................................ 13
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC .............. 16
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 19
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 20
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 20
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ........................... 21
FISCAL EFFECTS ................................................................................................................. 21
ATTACHMENTS ................................................................................................................... 21
152
16115, Staff Report for 3043 Foxtail Street ADU CUP Page 3 of 21
SECTION 1 - MAP AND PLAN SERIES
ZONING
153
16115, Staff Report for 3043 Foxtail Street ADU CUP Page 4 of 21
LAND USE – CURRENT
154
16115, Staff Report for 3043 Foxtail Street ADU CUP Page 5 of 21
LAND USE – FUTURE
155
16115, Staff Report for 3043 Foxtail Street ADU CUP Page 6 of 21
APPROVED ADUs
156
Page 7 of 21
Site Plan
157
16115, Staff Report for the 3043 Foxtail Street ADU CUP Page 8 of 21
Architectural Renderings
Primary Residence
Proposed ADUProposed ADU Primary Residence
158
16115, Staff Report for the 3043 Foxtail Street ADU CUP Page 9 of 21
Ground Level Floor Plans
ADU parking
159
16115, Staff Report for the 3043 Foxtail Street ADU CUP Page 10 of 21
Second Level Floor Plan
ADU Floor Plan with 635 square feet – less than 800 square feet living area
ADU living area
160
Page 11 of 21
SECTION 2 - REQUESTED RELAXATIONS / DEVIATIONS /
VARIANCES
No relaxations have been requested.
SECTION 3 - 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:
1. 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.
2. No more than one of the dwellings, either the principal dwelling or the accessory
dwelling, may be rented at the same time. One of the dwellings must be occupied as a
principal residence by the property owner, per Code Provision Section 38.22.030.A.1,
BMC.
3. That the applicant, upon submitting the final plan for approval by the Community
Development Director and prior to issuance of a building permit, will also submit a
written narrative outlining how each of the conditions of approval and code provisions
has been satisfied.
4. All construction activities must include routine cleaning and sweeping of material that is dragged to adjacent streets, if any.
5. Any existing City sidewalk panels that are damaged during construction must be
replaced. Applicant’s contractor must retain and protect sidewalks.
6. A City of Bozeman Residential Stormwater Control and Site Drainage Self Certification
form must be completed and submitted with the building permit application. 7. The sanitary sewer service must be updated to consist of one sanitary sewer line that
routes through the primary structure and subsequently to the accessory dwelling unit
above the detached garage structure.
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN
CORRECTIONS
1. Section 38.19.110.F, BMC states that the right to a conditional use permit must be
contingent upon the fulfillment of all general and special conditions imposed by the
Conditional Use Permit procedure. All special conditions and code provisions must
constitute restrictions running with the land, shall be binding upon the owner of the land,
his successors or assigns, shall be consented to in writing by the applicant prior to
commencement of the use and shall be recorded as such with the Gallatin County Clerk
and Recorder’s Office by the property owner prior to the final site plan approval or
commencement of the use. All of the conditions and code provisions specifically stated
161
16115, Staff Report for the 3043 Foxtail Street ADU CUP Page 12 of 21
under any conditional use listed in this title shall apply and be adhered to by the owner of
the land, successor or assigns. Staff will draft the document that must be recorded at the
Gallatin County courthouse. A copy of this recorded document must be submitted with
the final plan application.
2. Section 38.19.110.I, BMC describes the process for termination/ revocation of a
Conditional Use Permit approval:
A. 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:
1. After having been commenced, the approved use is not actively conducted on the site for a period of two continuous calendar years;
2. Final zoning approval to reuse the property for another principal or conditional
use is granted;
3. 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.
B. 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.
C. 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.
3. Section 38.25.020.A, BMC - Stall, aisle and driveway design:
A. Per Table 38.25.020: Dimensions of Parking Spaces and Modules, the final plan
must meet the requirements for Individual Residential Garage Dimensional
Standards. The applicant’s original plan requires the addition of one foot on all exterior sides of the stall, including the garage parking space dedicated for the ADU
to meet minimum dimensions of 22 feet for length and 11 feet for width for each of
the three stalls proposed.
4. Section 38.21.060.A, BMC - Yard and height encroachments, limitations and exceptions:
A. Per Sec. 38.42.1270: Ground floor area; the square foot area of a building would include covered porches and terraces. The applicant’s original submittal indicates a
covered entryway area at the southeastern corner of the primary structure. The
covered section of the entryway is considered as usable area for the entire structure.
As an R-1 lot adjacent to a local street, 3043 Foxtail Street requires a minimum 15-
foot front yard setback per Sec.38.08.050.A, BMC. This covered space is not allowed as a permitted encroachment into the front yard. However, an eave would be
allowed as an encroachment of up to 5 feet into the front yard and 2.5 feet into the
162
16115, Staff Report for the 3043 Foxtail Street ADU CUP Page 13 of 21
side yard. For the roof section of this space to instead be treated as an eave, Staff
recommends revision of the ground area/patio to be reduced to zero encroachment
into the required front yard setback.
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS
Project Name: 3043 Foxtail Street ADU CUP
File: 16115
On April 20, 2016, the Development Review Committee (DRC) considered the conditional
use permit application to allow the establishment of an accessory dwelling unit (ADU) above
a detached garage building at 3043 Foxtail Street in Phase 2 of the Cattail Creek Subdivision
with a recommendation of conditional approval.
The City Commission will consider the proposal on May 16, 2016. The City Commission
public hearing will occur at 121 North Rouse Avenue, Bozeman MT, in the City Commission
room at 6 p.m.
SECTION 6 - STAFF ANALYSIS AND FINDINGS
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 evaluate 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 A.
The project directly responds to the following principles, 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.”
163
16115, Staff Report for the 3043 Foxtail Street ADU CUP Page 14 of 21
2. Conformance to this chapter, including the cessation of any current violations
No current violations are known to exist on the site. The proposed use of the site is consistent
with the allowed uses of the R-1 district with the approval of a conditional use permit. The
proposed site layout conforms to the requirements of the Bozeman Municipal Code.
3. Conformance with all other applicable laws, ordinances, and regulations
No conflicts have been identified. Additional steps are required, such as final site plan
submission and application for building permit, which will be addressed as appropriate in the
future. In addition, the project is generally conforming to the standards as presented and will
comply fully with identified conditions and code requirements.
4. Relationship of site plan elements to conditions both on and off the property
The ADU is proposed above the 1.5-story, three-car garage building. The garage building
does not exceed the height of the principal residence structure. A garage parking space is
designated for the ADU. Vehicle access to the property is from the rear alley. The plans for
the project indicate a crawl space. The applicant is advised that high groundwater conditions
may exist in the area and to investigate depth to seasonal high groundwater. No sump pumps
are allowed to discharge into the City sanitary sewer system (BMC 40.03.1050) or to any
drainage system.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
The main residence is proposed as three bedrooms and requires three parking spaces, while
the ADU requires one parking space. One of the three required parking spaces for the main
residence is provided on Foxtail Street. The other two are provided in the three-car garage.
The required dedicated off-street, paved parking space for the ADU is provided in the garage.
All parking is provided in accordance to standards. A traffic study was not required for this
use, as the surrounding streets and intersection have adequate capacity to support the
conditional use.
6. Pedestrian and vehicular ingress and egress
The pedestrian entrance for the ADU is provided on the south elevation. The vehicle access
for the ADU is also entirely from the rear alley to the south of the lot.
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
The landscape plan meets minimum code requirements.
8. Open space
Not applicable.
164
16115, Staff Report for the 3043 Foxtail Street ADU CUP Page 15 of 21
9. Building location and height
The garage building does not exceed the height of the principal residence, as required by
zoning code.
10. Setbacks
The garage building abides by all minimum yard setbacks. Applicant will need to show
correction per Code Provision No. 4 to meet minimum yard setbacks for the primary
structure.
11. Lighting
Any exterior lighting not shown on the preliminary plan materials that may be proposed later
must be full cut-off per the zoning code.
12. Provisions for utilities, including efficient public services and facilities
Separate water and sewer lines are provided for the ADU. The proposed plan shows two
sanitary sewer lines combining into one, which requires classification of that service as a
sewer main per City regulations. Staff recommends a condition of approval that requires
sewer services to be in conformance with City regulations, and Condition of Approval No. 7
relates to this issue.
13. Site surface drainage
Not applicable.
14. Loading and unloading areas
Not applicable.
15. Grading
No significant grading on the property.
16. Signage
Not applicable.
17. Screening
The code requires all mechanical equipment locations and screening methods to be shown on
the final plans and building elevations, and to be properly screened with physical/opaque
screening and/or be integrated into the building.
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
One letter of public comment not in support of the project was received.
165
16115, Staff Report for the 3043 Foxtail Street ADU CUP Page 16 of 21
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 ADU and the site plan conform to the specific provisions for ADUs in the R-1 zone,
including but not limited to the following: 1) There is at least 6,000 square feet of lot area; 2)
the ADU’s living area is under 800 square feet and doesn’t contain more than one bedroom;
3) a paved parking space is provided off-street for the sole use of the ADU, and 4) the second
story addition on the detached garage building is compatible and consistent with the
character and fabric of the neighborhood. The lot is a corner lot, one of the largest lots on the
block, and exceeds the minimum size required for the proposed uses by approximately five
thousand square feet. Staff recommends Condition of Approval No. 2, which requires that
one of the dwelling units on the property be occupied by the property owner at all times. All
conditions of approval will be included in the document that is notarized and recorded at the
Gallatin Clerk and Recorder’s office and will therefore be connected to the property so that
all future owners are notified about this requirement. Considering this information, Staff
finds that the site is adequate in size and topography to accommodate such a use and that all
yards spaces, walls and fences, parking, loading and landscaping are adequate to properly
relate the ADU use with the land and uses in the vicinity.
166
16115, Staff Report for the 3043 Foxtail Street ADU CUP Page 17 of 21
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 complies with the Unified Development Code as conditioned. One letter of public
comment not in support of the project was received in regard to this project. In addition to
other concerns regarding parking access and noise that are stated in the letter, the commenter
does not believe that ADUs and associated density should be allowed in R-1 zoning. She
further believes that ADUs reduce single household property values. There is adequate
circulation, and there are adequate parking facilities and municipal services to support the
use. Eight ADUs exist along Foxtail Street and the alley immediately to the west, and Staff is
not aware of any code enforcement complaints received in regard to those units. The Staff
response provided in Appendix C finds that the proposed ADU will have no material adverse
effect upon abutting properties.
167
16115, Staff Report for the 3043 Foxtail Street ADU CUP Page 18 of 21
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 must 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.
168
16115, Staff Report for the 3043 Foxtail Street ADU CUP Page 19 of 21
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 must 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 must constitute restrictions running with the land use, must
apply and be adhered to by the owner of the land, successors or assigns, must be
binding upon the owner of the land, his successors or assigns, must be consented to in
writing, and must be recorded as such with the Gallatin 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. Item 1 of code provisions applies to this
issue. A document for the record will be provided by the City following preliminary
approval.
APPENDIX A – 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
169
16115, Staff Report for the 3043 Foxtail Street ADU CUP Page 20 of 21
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 B – DETAILED PROJECT DESCRIPTION AND
BACKGROUND
Project Description
Property owners Derrick and Jylissa Salveson submitted a Conditional Use Permit (CUP)
application to establish an accessory dwelling unit (ADU) above a detached garage structure at
3043 Foxtail Street in Phase 2 of the Cattail Creek Subdivision in the R-1 (Residential Single-
Household, Low Density) zoning district. ADUs are a conditional use in the R-1 district and
require a public hearing.
Project Background
The site in question is currently a vacant corner lot directly across from a large public park
dedicated to the subdivision. The size of the site area is 11,935-square feet.
At its April 20, 2016 meeting, the Development Review Committee voted unanimously to
recommend approval of the conditional use permit application with the conditions and code
provisions identified in this report.
APPENDIX C – 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 17 and May 5, 2016. Notice was posted on
site on April 13, 2016.
One letter of public comment not in support of the project was received in regard to this project.
The commenter does not believe that ADUs and associated density should be allowed in R-1
zoning, and believes that ADUs reduce single household property values. Additional comments
in the letter identify general neighborhood concerns about shared use of the alley parallel to
Foxtail Street; the commenter notes that she has experienced hindered parking access and
sufficiency along the alley from current ADU dwellers. She also cited noise from other ADUs in
the neighborhood. Specific impacts associated with the 3043 Foxtail application were not
identified.
According to Table 38.08.020, BMC, ADUs are allowed as a conditional use in R-1 zoning.
Eight ADUs currently exist on Foxtail Street, including five along the alley to the south of
Foxtail. Two, 3081 and 3123 Foxtail Street, were approved in 2007. The third, 3136 Foxtail
Street, was approved in 2013; a fourth at 3109 Foxtail Street and fifth at 3131 Foxtail Street were
approved in 2015. Lots in the associated neighborhood were planned to accommodate ADUs and
were built with adequate lot width and lot area. Separate water/sewer lines were planned for the
170
16115, Staff Report for the 3043 Foxtail Street ADU CUP Page 21 of 21
additional density. On-street parking on Foxtail Street is also available to supplement primary
property access via a public alley lined by private drives and garage pads. This parking stock is
accounted for in parking space allotments required by code for residential developments,
including those in R-1 zoning with ADUs.
No code enforcement complaints have been received by the City of Bozeman in regard to the
existing ADUs. For parking complaints, such as impeded access to private drives, citizens may
file a Parking Concern form. For complaints regarding code compliance related to building code
violations and tenant issues, the contact is Bob Guynup, (406) 582-2373 bguynup@bozeman.net.
All other compliance queries should be directed to the Police Department via Mark Carpenter,
(406) 582-2037, mcarpenter@bozeman.net.
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF
Owners/Applicants: Derrick & Jylissa Salveson, 908 Jeanette Pl., Apt. A, Belgrade, MT 59714
Representative: Derrick Salveson, Salve TECH LLC, 201 S. Wallace St., Ste. A2, Bozeman,
MT 59715
Report By: Rebecca Owens, Associate Planner
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
Letter of Public Comment
171
172
173
174
175
176
177
178
179
180
181
182
183
SALVESON RESIDENCE
ADDRESS:XXX FOXTAIL STREET
BOZEMAN, MT 59718
PROPERTY DESCRIPTION:
FOXTAIL STREET SUB, S35, T01 S, R05 E, BLOCK
14, Lot 10, ACRES 0.274, IN NW4, PLAT J-406
OWNERS:DERRICK + JYLISSA SALVESON
908 JEANETTE PLACE APT A
BELGRADE, MT 59714
DESIGNER / ENGINEER:
SALVETECH LLC
201 SOUTH WALLACE STE A2
BOZEMAN, MT 59715
GENERAL NOTES
1. DRAWINGS AND SPECIFICATIONS, AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF SALVETECH LLC. 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 OR ANY OTHER ENTITY ON ANY
OTHER PROJECTS OR FOR ANY EXTENSIONS, ADDITIONS OR ALTERATIONS TO THE ORIGINAL PROJECT EXCEPT BY WRITTEN
AUTHORIZATION AND PERMISSION FROM AND AGREEMENT WITH SALVETECH LLC.
2. DIMENSIONS ARE TO F.O. STUD, F.O. CONCRETE, OR CENTERLINE OF COLUMN UNLESS OTHERWISE NOTED.3. SUB CONTRACTORS SHALL VERIFY ALL DIMENSIONS AND JOB CONDITIONS BEFORE COMMENCING WORK AND SHALL REPORT
ANY DISCREPANCIES TO THE CONTRACTOR.
4. THE FRAMING CONTRACTOR SHALL CHECK AND VERIFY SIZE AND LOCATIONS OF DUCT AND PLUMBING RUNS WITH MECHANICAL
CONTRACTOR PRIOR TO FRAMING WALLS AND CEILINGS.
5. FRAMING CONTRACTOR IS TO COORDINATE LOCATION AND INSTALL ADEQUATE BLOCKING FOR ALL OWNER AND CONTRACTOR
SUPPLIED EQUIPMENT.
6. ALL MATERIAL AND FINISHES ARE TO BE SPECIFIED, OR APPROVED EQUAL.
7. THE GENERAL CONTRACTOR SHALL PROVIDE AND INSTALL ALL MATERIALS REQUIRED TO COMPLETE THE CONSTRUCTION OFTHE PROJECT IN ACCORDANCE WITH THE TERMS AND CONDITIONS OF THE OWNER / CONTRACTOR AGREEMENT AND IN
CONFORMANCE WITH THE GOVERNING CODES AND ORDINANCES HAVING JURISDICTION OVER THE PROJECT.
8. 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.
9. ALL FEES, TAXES, PERMITS, APPLICATIONS, CERTIFICATES OF INSPECTION, AND THE FILING OF ALLWORK WITH GOVERNMENTAL
AGENCIES SHALL BE THE RESPONSIBILITY OF THE OWNER.
10. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS SHOWN ON THE DRAWINGS AT THE JOB SITE.
11. THE GENERAL CONTRACTOR SHALL CHECK AND VERIFY SIZE AND LOCATIONS OF DUCT AND PLUMBING RUNS WITH MECHANICAL
CONTRACTOR PRIOR TO FRAMING WALLS AND CEILINGS.
12. ALL WORK SHALL BE ERECTED AND INSTALLED PLUMB, LEVEL, SQUARE, TRUE, AND IN PROPER ALIGNMENT.13. SUB CONTRACTORS SHALL KEEP THE PREMISES FREE OF ACCUMULATION OF WASTE MATERIAL AND RUBBISH. PREMISES ARE
TO BE SWEPT CLEAN DAILY OF RELATED CONSTRUCTION DEBRIS. AT THE COMPLETION OF THE WORK, ALL FIXTURES,
EQUIPMENT, CABINETRY, GLAZING, FLOORING, ETC. SHALL BE LEFT CLEAN AND READY FOR OCCUPANCY.
14. CONTRACTOR SHALL NOT PERMIT SMOKING IN BUILDING.
15. ALL MATERIALS SHALL BE NEW, UNUSED, AND OF THE HIGHEST QUALITY IN EVERY RESPECT. MATERIALS AND EQUIPMENT SHALL
BE INSTALLED PER MANUFACTURER'S RECOMMENDATIONS AND INSTRUCTIONS.
16. THERE SHALL BE NO SUBSTITUTIONS OF MATERIALS WHERE A MANUFACTURER IS SPECIFIED. WHERE THE TERMS "EQUAL
TO","EQUIVALENT", OR "APPROVED EQUAL" ARE USED, THE ARCHITECT SHALL DETERMINE EQUALITY BASED ON INFORMATIONSUBMITTED BY THE CONTRACTOR.
17. "TYPICAL" OR "TYP." MEANS IDENTICAL FOR ALL SIMILAR CONDITIONS, UNLESS NOTED OTHERWISE. "SIMILAR OR "SIM." MEANS
COMPARABLE CHARACTERISTICS TO THE ELEVATION OR DETAIL NOTED, UNLESS NOTED OTHERWISE. VERIFY DIMENSIONS ANDORIENTATIONS OF PLAN.
18. CONTRACTOR SHALL BE RESPONSIBLE FOR THE DISTRIBUTION OF CONTRACT DOCUMENTS (DRAWINGS, SPECIFICATIONS, ETC.)
TO THE TRADES UNDER THEIR JURISDICTION.
19. ALL WORK SHALL BE PERFORMED BY SKILLED AND QUALIFIED WORKMEN IN ACCORDANCE WITH THE BEST PRACTICES OF
THOSE TRADES INVOLVED, AND IN COMPLIANCE WLTH BUILDING REGULATIONS AND/OR GOVERNMENTAL LAWS, STATUTES, OR
ORDINANCES CONCERNING THE USE OF UNION LABOR.
20. EACH TRADE WILL PROCEED IN A FASHION THAT WILL NOT DELAY THE TRADES FOLLOWING THEM.
21. ALL WORK AND MATERIALS SHALL BE GUARANTEED AGAINST DEFECTS FOR A PERIOD OF AT LEAST ONE YEAR FROM APPROVALFOR FINAL PAYMENT.
22. THE GENERAL CONTRACTOR IS TO FACILITATE A WALK-THROUGH OF THE PROJECT WITH THE OWNER TO SHOW THE BASIC
OPERATION AND MAINTENANCE OF ALL EQUIPMENT AND PRODUCTS INSTALLED ON THE
23. THE GENERAL CONTRACTOR SHALL PROVIDE THE OWNER WITH ALL OPERATING, MAINTENANCE, AND WARRANTY INFORMATION
FOR ALL EQUIPMENT AND PRODUCTS INSTALLED ON THE PROJECT.
24. THESE GENERAL NOTES APPLY UNLESS SPECIFICALLY NOTED OTHERWISE.
25. ALL CONSTRUCTION, TESTING AND INSPECTION SHALL CONFORM TO THE INTERNATIONAL BUILDING CODE, 2012 EDITION.
26. ALL DETAILS ARE TYPICAL. FOR CONDITIONS NOT SPECIFICALLY SHOWN, PROVIDE DETAILS SIMILAR TO THOSE SHOWN,
SUBJECT TO REVIEW.
27. VERIFY ALL EXISTING FEATURES AND CONDITIONS (DIMENSIONS, ELEVATIONS, ETC.) UPON WHICH THESE DRAWINGS RELY.
28. CONTRACTOR SHALL BE RESPONSIBLE FOR ACQUIRING ALL PERMITS FOR WORK SHOWN ON THESE DRAWINGS AND ANYSHORING, UNDERPINNING, BRACING OR SCAFFOLDING REQUIRED TO COMPLETE THIS WORK.
29. DURING THE CONSTRUCTION PERIOD, THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE SAFETY OF THE BUILDING. THE
CONTRACTOR SHALL PROVIDE ADEQUATE SHORING, BRACING, AND LABOR IN ACCORDANCE WITH ALL NATIONAL, STATE AND
LOCAL SAFETY ORDINANCES.
PROJECT DESCRIPTION:
ZONING:R-1 SINGLE FAMILY DWELLING
CONSTRUCTION TYPE:TYPE V, CONVENTIONAL LIGHT FRAMED WOOD
LOT ACREAGE:0.27 ACRES (11,935 SQUARE FEET)
BUILDING AREA CALCULATIONS:
MAIN RESIDENCE:MAIN FLOOR LIVING: 1,699 SQ. FT.
SECOND FLOOR LIVING: 744 SQ. FT.
TOTAL: 2,443 SQ. FT.
GARAGE:
GARAGE 888 SQ. FT.STUDIO:635 SQ. FT.
STORAGE:110 SQ. FT.
TOTAL BUILDING FOOTPRINT: 2,695 SQ. FT. (22.5% LOT COVERAGE)
BUILDING HEIGHTS:
MAIN RESIDENCE:26'-10 12" ABOVE FINISH GRADE
GARAGE:25'-9 78" ABOVE FINISH GRADE
DESIGN INFORMATION:
CODES:2012 INTERNATIONAL RESIDENTIAL CODE
2012 INTERNATIONAL ENERGY CONSERVATION CODE
DESIGN LOADS:
LIVE LOADS:40 PSF - RESIDENTIAL LIVING
ROOF SNOW LOAD:
GROUND SNOW: 46 PSFROOF SNOW: 40 PSF + DRIFTING
WIND LOADS:
EXPOSURE C V = 115 MPH Iw = 1.0
SEISMIC LOADS:SITE CLASS D Ie = 1.0 Sds = 0.597
Cs = 0.092 SDC: D
DRAWING LIST:
CS COVER SHEET
C1.0 SITE PLAN AND LANDSCAPING PLAN
A1.0 MAIN FLOOR PLAN
A1.1 SECOND FLOOR PLAN
A2.0 PERSPECTIVE RENDERINGS
A2.1 BUILDING ELEVATIONS
A2.2 BUILDING ELEVATIONS
A2.3 BUILDING ELEVATIONS
A3.0 BUILDING SECTIONS
A3.1 BUILDING SECTIONS
S1.0 STRUCTURAL NOTES
S1.1 STRUCTURAL DETAILS
S1.2 STRUCTURAL DETAILS
S2.0 FOUNDATION PLAN
S2.1 MAIN FLOOR FRAMING PLAN
S2.2 SECOND FLOOR / LOWER ROOF FRAMING PLAN
S2.3 UPPER ROOF FRAMING PLAN
S3.0 MAIN FLOOR BRACED WALL PLAN
S3.1 UPPER FLOOR BRACED WALL PLAN
S4.1 STRUCTURAL DETAILS
E1.0 MAIN FLOOR ELECTRICAL PLAN
E1.1 SECOND FLOOR ELECTRICAL PLAN
1/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
PROJECT
LOCATION
N
184
5'-0" TALL
WOOD FENCE
4"x24"x60"
CONCRETE
PAVERS
FRUIT
TREES
SSSSSSSSSSSSSSSSSSSS
SSH2O H2O H2O H2O H2O H2O H2O H2O H2O H2O H2O H2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2O
15'-0" SETBACK15'-0" SETBACK5'-0" SETBACK10'-0" SETBACK20'-0" R.O.W.
20'-0"37'-0"5'-0"4'-0"
8'-0"
20'-0"
DOWNY LANE FOXTAIL STREETALLEYCLEANOUT
CLEANOUT
CONCRETE
PATIO
4"x24"x60"
CONCRETE
PAVERS
COVEREDENTRY
4" CONCRETE
APRON
••••••••••••••••••••••••••••••••••••••••••
LOT 14 BLOCK 10
(0.274 ACRES)
AREA CALCULATIONS:
GROSS LOT AREA:11,940 SF
NON-PERVIOUS AREAS:
STRUCTURES:2,775 SF
PAVED:1,273 SF
TOTAL NON-PERVIOUS AREA: 4,048 SF (33.9 %) < 40%
PERVIOUS AREAS:
LANDSCAPING:1,056 SF
SODDED GRASS:3,831 SF
SODDED BOARDWALK:1,784 SF
SEEDED GRASS:2,400 SF
FENCING 106 LF
ASPEN CLUMP
ASPEN
CLUMP
ROCK GARDEN
LANDSCAPING
ROCK GARDEN
LANDSCAPING
N
SITE PLAN
SCALE: 1/8 " = 1'-0"
4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"18'-512"18'-0"9'-378"
T.O. SIDEWALK
(4658.07')
T.O. SIDEWALK
(4658.88')
T.O. SIDEWALK
(4660.06')
T.O. SLAB
(4660')
T.O. SUBFLOOR
(4660')
BENCHMARK #1451(4662.38')SSSSSSSSH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2OH2O H2O H2O H2O H2O H2O H2O H2O H2O
4" SEWER
LATERAL(4649.72')
T.O. ALLEY
(4658.75')
T.O. CURB(4659.04')
T.O. MANHOLE(4658.11')
2" CALIPER
BOULEVARD
TREE, TYP. OF 4MAXIMUM
SPACING @ 50'-0"
••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••ELEC ELEC ELEC ELEC
NG NG NG NG NG
NGELECEL
E
C
EL
E
C
EL
E
C
NG
NG
NG
DATA DATA DATA DATA DATA DATA
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DATASSSSSSFRUITTREE DRAINAGEDRAINAGEDRAINAGEDRAINAGEELEC ELEC
DATA DATA DATA
FRUITTREE
ROCK GARDEN
LANDSCAPING
ROCK GARDEN
LANDSCAPING
ROCK GARDEN
LANDSCAPING
ASPEN CLUMPASPEN CLUMPASPEN CLUMPASPEN CLUMP DRAINAGEDATA
ELEC
4"x24"x60"
PAVERS
DATA
4"x24"x60"
ELEC
LOT 14 BLOCK 10
(0.274 ACRES)
LOT 14 BLOCK 10
(0.274 ACRES)
LOT 14 BLOCK 10
(0.274 ACRES)
"5'-0"FRUITFRUITTREETREE
ROCK GARDEN
LANDSCAPING
ROCK GARDEN
LANDSCAPING
ROCK GARDEN
DATA
ELECELECPAVERSPAVERS ELECELEC
DRAINAGEDRAINAGEASPEN CLUMPASPEN CLUMPASPEN CLUMPASPEN CLUMPASPEN CLUMPASPEN CLUMP
18'-515'-0" SETBACK15'-0" SETBACKLOT 14 BLOCK 10
(0.274 ACRES)
LOT 14 BLOCK 10
(0.274 ACRES)
LOT 14 BLOCK 10
""
TREETREETREETREEFRUITFRUITFRUITFRUIT
LANDSCAPING
ROCK GARDEN
FRUIT
LANDSCAPING
ROCK GARDEN
LANDSCAPING
ROCK GARDEN
ASPEN CLUMPASPEN CLUMPASPEN CLUMPASPEN CLUMPASPEN CLUMPASPEN CLUMPASPEN CLUMPASPEN CLUMPASPEN CLUMPASPEN CLUMPASPEN CLUMPASPEN CLUMPASPEN CLUMP
2(0.274 ACRES)
LOT 14 BLOCK 10
(0.274 ACRES)
LOT 14 BLOCK 10
(0.274 ACRES)
LOT 14 BLOCK 1018'-0"DRAINAGEDRAINAGEDRAINAGEDRAINAGEDRAINAGEDRAINAGEDATA
ELECELECELECPAVERSPAVERS ELECELECELEC
7""""
LATERAL(4649.72')
4" SEWER
LATERAL
SS
CLUMP
(4649.72')
4" SEWER
ASPEN
CLUMP
DRAINAGEDRAINAGEDRAINAGEDRAINAGEDRAINAGESS
15'-0" SETBACK
ROCK GARDEN
LANDSCAPING
15'-0" SETBACK
ROCK GARDEN
LANDSCAPING
ROCK GARDEN
CLUMPCLUMP
ASPENASPEN
CLUMPCLUMP
LATERALLATERAL
4" SEWER4" SEWER
SSSS
(4649.72')(4649.72')LATERALLATERAL
4" SEWER4" SEWER
(4649.72')(4649.72')DRAINAGEDRAINAGEDRAINAGEDRAINAGESSSS
ROCK GARDENROCK GARDEN
15'-0" SETBACK15'-0" SETBACK
ROCK GARDEN
15'-0" SETBACK15'-0" SETBACK15'-0" SETBACK15'-0" SETBACK15'-0" SETBACK15'-0" SETBACK15'-0" SETBACK15'-0" SETBACK15'-0" SETBACK15'-0" SETBACK
ROCK GARDEN
(4649.72')(4649.72')(4649.72')LATERALLATERAL
ROCK GARDEN
(4649.72')(4649.72')(4649.72')LATERALLATERAL
4" SEWER4" SEWER4" SEWER
ROCK GARDEN
4" SEWER4" SEWER4" SEWER
SSSSSS
DRAINAGEDRAINAGEDRAINAGEDRAINAGEDRAINAGEDRAINAGEDRAINAGEDRAINAGECLUMPCLUMPCLUMPCLUMP
SSSSSSSS
DRAINAGECLUMPCLUMPCLUMPCLUMP
ASPENASPENASPENASPEN
NG
20'-0"
DATADATA
NG
ELECELEC
DATADATA
ELEC
NG
DATA
ELEC
DATA DATA
ELEC
NG
DATA
ELEC
DATA
NG
ELECELEC
DATADATA
NG
EL
E
C
CLEANOUT
EL
E
C
EL
E
C
CLEANOUT
DA
T
A
CLEANOUT
DA
T
A
DRAINAGEDRAINAGEDRAINAGEDRAINAGETREES
FRUIT
DA
T
A
FRUIT
NG
TREES
FRUIT
NG
EL
E
C
FRUIT
EL
E
C
TREES
EL
E
C
DA
T
A
SSDA
T
A
DA
T
A
EL
E
C
NG
SSEL
E
C
DA
T
A
SSEL
E
C
DA
T
A5'-0" SETBACK5'-0" SETBACK5'-0" SETBACK5'-0" SETBACK5'-0" SETBACKDA
T
A
ELECDA
T
A
DATADATAWOOD FENCE
5'-0" TALL
WOOD FENCE
5'-0" TALL
SS
WOOD FENCE
5'-0" TALL
SS
WOOD FENCE
5'-0" TALL
WOOD FENCE
5'-0" TALL
WOOD FENCE
5'-0" TALL
WOOD FENCEWOOD FENCEWOOD FENCEWOOD FENCE
SSSSSS
CLEANOUTCLEANOUTCLEANOUTCLEANOUTCLEANOUTCLEANOUTCLEANOUTCLEANOUTCLEANOUT
SS
CLEANOUT
SSSS
NGNG
DATADATADATADATA
ELECELECELEC
DATADATA
NGNG
ELEC
DATADATA
20'-0"20'-0"
DATADATA
ELECELEC
DATADATA
NG
ELECELEC
NGNG
DATADATADATADATA
ELECELECELECELEC
NGNG
DATADATADATA
ELECELEC
NGNG
ELECELEC
DATADATADATADATA FRUITFRUIT
EL
E
C
EL
E
C
TREESTREES
FRUITFRUIT
EL
E
C
EL
E
C
TREESTREES
NGNG
EL
E
C
EL
E
C
DA
T
A
DA
T
A
TREESTREES
DA
T
A
DA
T
A
DA
T
A
EL
E
C
EL
E
C
DA
T
A
DA
T
A
NGNG
EL
E
C
EL
E
C
DA
T
A
DA
T
A
DA
T
A
NG
EL
E
C
DA
T
A
DA
T
A 5'-0" SETBACK5'-0" SETBACKWOOD FENCE
5'-0" TALL5'-0" TALL5'-0" TALL5'-0" TALL
DRAINAGEDRAINAGE5'-0" SETBACK5'-0" SETBACKWOOD FENCEWOOD FENCEWOOD FENCE
5'-0" TALL5'-0" TALL5'-0" TALL5'-0" TALL
DRAINAGEDRAINAGE5'-0" SETBACK5'-0" SETBACKWOOD FENCEWOOD FENCEWOOD FENCE
5'-0" TALL5'-0" TALL5'-0" TALL5'-0" TALL
DRAINAGEDRAINAGE5'-0" SETBACK5'-0" SETBACK5'-0" SETBACKWOOD FENCEWOOD FENCEWOOD FENCE
CLEANOUTDRAINAGEDRAINAGE EL
E
C
EL
E
C
DA
T
A 5'-0" SETBACK5'-0" SETBACKWOOD FENCEWOOD FENCEWOOD FENCE
CLEANOUTCLEANOUT
EL
E
C
EL
E
C
EL
E
C
DA
T
A
WOOD FENCEWOOD FENCEWOOD FENCE
CLEANOUTCLEANOUT
NGNG
EL
E
C
EL
E
C
CLEANOUTCLEANOUT
DA
T
A
DA
T
A
SSSSSSSSSSSSDA
T
A
DA
T
A
DA
T
A
SSSSSSSS
DATADATAELECELECDATASSSSSSSS
SSSSSSSSSS
CLEANOUTCLEANOUTCLEANOUTCLEANOUTCLEANOUTCLEANOUTCLEANOUTCLEANOUTCLEANOUTCLEANOUTCLEANOUTCLEANOUTCLEANOUT
SSSSSSSS
20'-0"20'-0"20'-0"20'-0"
NGNGNGNG NGNGNGNG
DATADATADATADATA
ELECELECELECELEC
DATADATADATADATA
ELECELEC
DATADATADATADATA
NGNGNGNG
DATADATADATADATA
ELECELECELECELECELECELECELECELEC
CLEANOUTCLEANOUTCLEANOUTCLEANOUT
DATADATADATADATA
CLEANOUTCLEANOUTCLEANOUTCLEANOUT
DATADATADATADATA
CLEANOUTCLEANOUTCLEANOUTCLEANOUT
NGNGNGNG
CLEANOUT
ELECELECELECELECELECELECELECELEC
DATADATADATADATADATADATADATADATA
SSSSSSDRAINAGEDRAINAGEDRAINAGEDRAINAGEDRAINAGEDRAINAGENGNGNGNG
DRAINAGEDRAINAGEDRAINAGENG
DRAINAGEDRAINAGEDRAINAGEDRAINAGEELECELECELECELEC
DATADATADATADATA
ELECELECELECELEC
DATA
SSSSSSNGNGNGNG
DATADATADATADATA
ELECELECELECSSSSSSNGNGNGNG
DATADATADATADATA
EL
E
C
EL
E
C
EL
E
C
EL
E
C
EL
E
C
EL
E
C
EL
E
C
EL
E
C
EL
E
C
EL
E
C
EL
E
C
EL
E
C
NGNGNGNG
EL
E
C
EL
E
C
EL
E
C
EL
E
C
EL
E
C
EL
E
C
EL
E
C
DATADATAEL
E
C
EL
E
C
DA
T
A
DA
T
A
DA
T
A
DATADATADATAEL
E
C
EL
E
C
EL
E
C
EL
E
C
EL
E
C
EL
E
C
EL
E
C
EL
E
C
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
DA
T
A
TREESTREESTREESTREES
SSSSSSSSTREESTREESTREESTREES
FRUITFRUITFRUITFRUIT
SSSSSSSSSSSSSSSS
TREESTREESTREESTREES
FRUITFRUITFRUITFRUITFRUIT
5'-0" SETBACK5'-0" SETBACK5'-0" SETBACK5'-0" SETBACKCLEANOUT5'-0" SETBACK5'-0" SETBACK5'-0" SETBACK5'-0" SETBACKCLEANOUTCLEANOUTCLEANOUTCLEANOUT5'-0" SETBACK5'-0" SETBACK5'-0" SETBACK5'-0" SETBACK5'-0" SETBACKCLEANOUTCLEANOUTCLEANOUTCLEANOUT
SSSSSSSS5'-0" SETBACK5'-0" SETBACK5'-0" SETBACK5'-0" SETBACKCLEANOUTCLEANOUTCLEANOUTCLEANOUTCLEANOUT
SSSSSSSS5'-0" SETBACK5'-0" SETBACK5'-0" SETBACK5'-0" SETBACKCLEANOUTCLEANOUTCLEANOUT
WOOD FENCE
SSSSSSSSSS
WOOD FENCEWOOD FENCEWOOD FENCEWOOD FENCEWOOD FENCE
5'-0" TALL5'-0" TALL5'-0" TALL5'-0" TALL
WOOD FENCEWOOD FENCEWOOD FENCEWOOD FENCEWOOD FENCE
5'-0" TALL5'-0" TALL5'-0" TALL5'-0" TALL5'-0" TALL5'-0" TALL5'-0" TALL5'-0" TALL
WOOD FENCEWOOD FENCEWOOD FENCEWOOD FENCEWOOD FENCE
5'-0" TALL5'-0" TALL5'-0" TALL5'-0" TALL5'-0" TALL5'-0" TALL5'-0" TALL5'-0" TALL
WOOD FENCEWOOD FENCEWOOD FENCEWOOD FENCEWOOD FENCE
5'-0" TALL5'-0" TALL5'-0" TALL5'-0" TALL5'-0" TALL
WOOD FENCEWOOD FENCEWOOD FENCEWOOD FENCE
SSSSSSSSSSSSSSSS
DROUGHT
TOLERANT SEED MIX
SOD
3/4" MINUS CRUSHED
& WASHED ROCK
SHRUB OR GRASS
PER OWNER
2" CALIPER
BOULEVARD TREE
(CITY OF BOZEMAN
APPROVED)
QUAKING ASPEN
CLUMP
FRUIT BEARING
TREE PER OWNER
LANDSCAPE LEGEND:
T.O. SIDEWALK
4"x24"x60"
T.O. SIDEWALK
SSSSSS
4"x24"x60"4"x24"x60"
T.O. SIDEWALKT.O. SIDEWALKT.O. SIDEWALKT.O. SIDEWALKT.O. SIDEWALKT.O. SIDEWALKT.O. SIDEWALKT.O. SIDEWALKT.O. SIDEWALKT.O. SIDEWALKT.O. SIDEWALKT.O. SIDEWALK
PAVERS
4"x24"x60"4"x24"x60"4"x24"x60"
SSSSSSSS
(4658.07')11'-0"B.O. BASIN
(4558')SDSDSDSDSDSDSDSDSDSDSDDOWNSPOUTCATCH BASIN
LANDSCAPED STORMWATER RETENSION BASIN
(AREA ~ 230 SF,
VOLUME ~ 300 CF)
RETENTION BASIN CALCULATION: GARAGE ROOF
RATIONAL METHOD FOR 10YR - 2 HR STORM EVENT
BASIN VOLUME REQUIRED: V = 7200*C*I*A WHERE
C = 0.95 ASPHALT ROOFI = 0.41 IN/HR BOZEMAN 10YR-2HR
A = 0.029 ACRE
V = 81 CF < 300 CF PROVIDED
H2O H2O H2O H2O
SS SS SS SS
ELEC ELEC ELEC ELEC
NG NG NG NG
SD SD SD SD SD
DATA DATA DATA DATA DATA
PROPERTY LINE
SETBACK LINE
POTABLE WATER
SANITARY SEWER
CABLE AND PHONE
ELECTRICAL
NATURAL GAS
STORM DRAIN (4" PVC DRAIN PIPE)
LINE LEGEND:
ROCK GARDENLANDSCAPING
ALTERNATE 1x4 &1x6 FIR FENCING
PAINTED S.S. SELF
TAPPING SCREWS
(2 SCREWS PER
BOARD @ EA. POST)
HSS 2x2x3/16 TUBE
STEEL POST (BLACK)
8" DIAM. CONCRETE
ENCASEMENT1" GAP, TYP18" EMBEDMENT3'-0"2" CLEARANCE5'-0"FINISH GRADE
1
C1.0
FENCING DETAIL
SCALE: 3/4" = 1'-0"
1/8" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
185
GARAGE FLOOR PLAN
SCALE: 1/4 " = 1'-0"
888 SQ. FT. GARAGE
110 SQ. FT STORAGE
24'-0"20'-0"
39'-0"
2'-0"14'-0"20'-0"10'-0"9'-4"6'-8"6'-0"19'-0"44'-012"46'-0"23'-0"
1'-0"20'-0"26'-0"2'-0"6'-0"21'-0"12'-0"
3'-558"3'-10"6'-838"
4'-7"3'-312"3'-112"4'-4"7'-9"6'-2"1'-4"5'-5"10'-6"7'-5"2'-2"2'-112"4'-6"4'-612"4'-11"24'-10"5'-934"12'-734"2'-1112"3'-6"4'-4"11'-2"8'-712"7'-9"2'-712"
4'-0"8'-312"4'-0"5'-612"3'-0"3'-10"3'-9"
8'-5"8"2'-312"
9'-3"0"3'-8"14'-2"11'-0"3'-8"3'-8"5'-0"4'-112"3'-412"4'-312"12'-0"5'-6"5'-7"7'-1"6'-11"2'-9"6'-6"
4'-118"
3'-1178"2'-6"6'-134"11'-014"1'-678"1'-678"2'-114"9'-534"
9'-912"2'-212"2'-0"
2'-0"8'-312"4'-0"3'-0"9'-0"2'-0"9'-0"3'-0"4'-2"3'-10"2'-234"8'-0"1'-914"3'-0"6'-0"15'-0"8'-0"12'-2"25'-10"B C
D
C
D
Q
E
P
N
R M
L L
J
K
J
I H
G
F
EE EE EE
4'-634"
6'-512"5'-612"5'-612"5'-512"
4'-8"23'-9"1112"8'-0"4'-212"4'-0"15'-012"A 3'-2"O
AA
AA
BB
BB
CC
DD
2 CAR GARAGE
GARAGE / SHOP
16 UP @ 7 58" RISE
10 12" RUN
STORAGE
DINING
KITCHEN
BAR
PANTRY
CLOSET
MUDROOM
BENCH
LAUNDRY
POWDER
ROOM
GREAT
ROOM
FOYER
OFFICE
MASTER
BEDROOM
MASTER
BATHROOM
STEAMSHOWER
CLOSETBUILT IN SHELVINGBENCHMEDIA
CLOSET
UNDER
STAIRS
16 UP @ 7 12" RISE
10 12" RUN
COVERED
BREEZEWAY
MAIN FLOOR PLAN
SCALE: 1/4 " = 1'-0"
1,698 SQ. FT.
1
A3.0
2
A3.0
3
A3.0
4
A3.0
2
A3.1
1
A3.0
2
A3.0
3
A3.0
4
A3.0
2
A3.1
1
A2.3
2
A2.3
2
A2.1
1
A2.1
1
A2.2
2
A2.2
2
A2.1
1
A2.1
2868
2868
2868
2668
2468
4070
2068
2868
2468
2668
2868
28684" CONCRETE
APRON
7'-0"
8'-0"17'-1012"LEGEND:
INDICATES WINDOW OR EXTERIOR
DOOR TYPE, SEE 1/A3.1 FOR DETAIL S
N
3'-514"3'-634"4'-0"MECH.
CHASE
NN NN NN
MM
5'-914"4'-6"4'-6"4'-8"8X88X88X86'-11"6'-434"6'-5"WOOD BURNINGINSERT
KOZYHEAT Z42
22'-1"11'-1012"25'-1"23'-1"312"4'-512"1/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
186
STUDIO FLOOR PLAN
SCALE: 1/4 " = 1'-0"
635 SQ. FT.
24'-0"28'-214"6'-0"2'-0"
31'-812"26'-0"KK
FF
GG
GG
II
HH
HH
W
W
V
V
R R R R
U
T
R
R
4'-2"5'-1"7'-714"6'-914"5'-1"3'-0"3'-3"4'-7"8'-9"5'-712"3'-912"7'-812"16'-112"4'-912"3'-2"4'-7"11'-534"3'-10"3'-0"5'-512"8'-212"7'-214"3'-434"2'-412"5'-512"2'-8"3'-514"2'-312"10'-712"12'-1112"2'-8"11'-0"11'-0"16'-10"4'-6"3'-1112"8'-512"7'-214"3'-1012"3'-7"2'-012"2'-312"3'-6"3'-1034"9'-1114"10'-1014"6'-012"
8'-9"7'-858"2'-512"4'-3"4'-1112"10'-912"
11'-512"12'-612"2'-212"5'-1112"5'-412"10'-1034"8'-3"
22'-0"
S
JJ
24682468
STUDIO
UPPER FLOOR PLAN
SCALE: 1/4 " = 1'-0"
744 SQ. FT.
WALK
OUT
DECK
CLOSET CLOSETCLOSETSHELF
SHELF SHELFSHELFBEDROOM
2
BEDROOM3
BATHROOM
LINENFAMILY
ROOM
16 DOWN @ 7 12" RISE
/ 10 12" RUN
STUDY
WALKOUT
DECK
5068 5068
2668 26682668
2668
1468
1468
LEGEND:
INDICATES WINDOW OR EXTERIOR
DOOR TYPE, SEE 1/A3.1 FOR DETAIL S
16 DOWN @ 7 58" RISE
/ 10 12" RUN
3'-0"6'-0"
N
2068
5'-078"
31'-8
7'-7 6'-9
31'-82
7'-7 6'-9
31'-82
7'-7 "6'-9 "5'-1"4 4 5'-1"3'-0"3'-10"3'-10"11'-53'-0"3'-10"3'-10""11'-53'-0"3'-0"3'-0"3'-10"3'-10"3'-10"3411'-511'-57'-8 16'-1 4'-9
6'-0"3'-0"3'-0"7'-87'-87'-8 16'-116'-116'-1 4'-924'-9
6'-0"
1 17'-81"16'-11"4'-9222
6'-0"6'-0"3'-0"3'-0"3'-0"24'-0"
11'-5 12'-6
3410'-1010'-104'-7"4'-7"8'-9"26'-0"5'-424'-0"24'-0"
1 122
3410'-1010'-104'-7"4'-7"8'-9"26'-0"8'-9"26'-0"26'-0""5'-45'-424'-0"
1 111'-52 12'-62
343410'-1010'-1010'-104'-7"4'-7"8'-9"8'-9"26'-0"8'-9"26'-0"26'-0"26'-0"25'-45'-43'-3"3'-9"1/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
187
188
SCALE: 1/4 " = 1'-0"
2 NORTH ELEVATION
R R R R
L L M
AA
R
NN NN NN
O
R
EE EE EE
KK
X
B C C
JJ
KK
LL
2'-0"2'-0"
8'-0"
2'-0"2'-0"3'-0"2'-0"1'-0"
4/4 X 10 MIRATEC
FASCIA
HARDI-BOARD
SOFFITS
5/4 X 4 MIRATEC
WINDOW & DOOR
TRIM
5" REVEAL
HARDI-BOARD
SHIP LAP SIDING
STEEL RAILING
5/4 X 12 BANDING
1X4 WOOD SIDING
W/ 1/2" GAP
5/4 X 10" BELLY BAND
4/4 X 10 MIRATEC
FASCIA
HARDI-BOARD
SOFFITS
5/4 X 4 MIRATEC
WINDOW & DOOR
TRIM
5" REVEALHARDI-BOARD
SHIP LAP SIDING
30 YR ASPHALT
ROOF
TIMBER POST &BEAM
1X4 WOOD SIDING
W/ 1/2" GAP 26'-838"19'-734"1 SOUTH ELEVATION
SCALE: 1/4 " = 1'-0"
A
D D
X
2'-6"
1/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
189
E
3707
10'-0"2'-0"2'-0"
2'-0"
1'-0"2'-0"
1'-0"
512"2'-0"2'-8"
SHEET METAL
CAP PLATE WITH8" REVEAL
2-1/2" X 1/2"
CORRUGATED
STEEL
4/4 X 10 MIRATEC
FASCIA
TIMBER POST
AND BEAM
1x4 WOOD SIDING
W/ 1/2" GAP
CONCRETEPLANTER 8"5" REVEAL
HARDIBOARD SHIP
LAP SIDING
5/4 x 4" MIRATEC
WINDOW TRIM
TOP OF WALL
118'-2 78"
TOP OF WALL
109'-1 18"
TOP OF FLOOR
100'-0"9'-118"TOP OF FLOOR8'-118"12 3
12 3
123
STEEL
RAILING
TOP OF WALL
124'-7 12"
TOP OF CHIMNEY
120'-1 34"
5/4 X 10 MIRATECBELLY BAND26'-838"5'-0"SCALE: 1/4 " = 1'-0"
2 WEST ELEVATION
F G H
I
J JK
Y S
T
U
1 EAST ELEVATION
SCALE: 1/4 " = 1'-0"
QP
O
WW
VV
1/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
190
11'-038"26'-314"3'-0"14'-978"12 3
2 WEST ELEVATION
SCALE: 1/4 " = 1'-0"
FF
GG GG
AA
MM
10'-614"25'-978"3'-0"14'-412"12
3
1 EAST ELEVATION
SCALE: 1/4 " = 1'-0"
HH HH
II
BB BB
DD
CC
1/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
191
#12 3
12 3
123
4 BUILDING SECTION
SCALE: 1/4 " = 1'-0"9'-118"14'-118"16'-414"111111111R-21 BLANKET
6 MIL VAPOR
BARRIER
1 1/2" CONCRETE
DRAINAGE MAT
EPDM ROOFING3/4" T&G PLYWOOD
FRAMING PER STRUCT.
4" FOAM INSUL. (R-27)
BATT INSUL. (R-21)
5/8" G.W.B.
R-50 BLOWN INSUL.
2X4 SOFFIT
5/8" G.W.B.
R-50 BLOWN INSUL.TRUSS BOTTOM CHORD
5/8" G.W.B.
VENTED
HARDI BOARD
SOFFIT
VENTED
HARDI BOARD
SOFFIT
12 3
123
3 BUILDING SECTION
SCALE: 1/4 " = 1'-0"5'-338"3'-0"3'-0"11'-718"9'-118"20'-134"3'-0"
ROOF ASSEMBLY:
30 YR. APSHALT
ICE & WATER SHIELD
15/32" OSB SHEATHING
FRAMING PER STRUCTURAL
4" FOAM INSULATION (R-28)
BATT INSULATION (R-21)
5/8" GYPSUM WALLBOARD 12" ENERGYHEELVENTEDHARDI BOARD
SOFFIT
R-50 BLOWN INSUL.TRUSS BOTTOM CHORD
5/8" G.W.B.
VENTEDHARDI BOARD
SOFFIT
R-50 BLOWN INSUL.
TRUSS BOTTOM CHORD
5/8" G.W.B.
R-21 BATT
R-21 BLANKET
EXT. WALL:
SIDING PER ELEV.
7/16" OSB SHEATHING2X6 FRAMING
2" FOAM INSUL. (R-14)
3 1/2" BATT INSUL (R-13)
1/2" GWB
INT. CHIMNEY WALL:
1/2" GWB
2X4 FRAMING
3 1/2" MINERAL WOOL INSUL.(R-13)
WOOD BURNING INSERT
TIMBERWOLF ECONOMIZER
EPI22
1'-6"4'-312"R-21 BLANKET
6 MIL VAPOR
BARRIER
12 3
123
2 BUILDING SECTION
SCALE: 1/4 " = 1'-0"3'-0"9'-118"8'-118"11'-718"EXT. WALL:
SIDING PER ELEV.
7/16" OSB SHEATHING
2X6 FRAMING
2" FOAM INSUL. (R-14)
3 1/2" BATT INSUL (R-13)
1/2" GWB
R-21 BLANKET
6 MIL VAPOR
BARRIER
ROOF ASSEMBLY:
30 YR. APSHALT
ICE & WATER SHIELD
15/32" OSB SHEATHING
FRAMING PER STRUCTURAL
4" FOAM INSULATION (R-28)
BATT INSULATION (R-21)5/8" GYPSUM WALLBOARD
VENTED
HARDI BOARDSOFFIT
R-50 BLOWN INSUL.
TRUSS BOTTOM CHORD
5/8" G.W.B.
VENTED
HARDI BOARDSOFFIT
R-50 BLOWN INSUL.
TRUSS BOTTOM CHORD
5/8" G.W.B.
R-21 BATTR-21 BLANKET
12 3
123
1 BUILDING SECTION
SCALE: 1/4 " = 1'-0"12'-118"9'-118"11'-718"ROOF ASSEMBLY:
30 YR. APSHALT
ICE & WATER SHIELD
15/32" OSB SHEATHING
FRAMING PER STRUCTURAL
4" FOAM INSULATION (R-28)
BATT INSULATION (R-21)
5/8" GYPSUM WALLBOARD
R-50 BLOWN INSUL.
TRUSS BOTTOM CHORD
5/8" G.W.B.
EXT. WALL:
SIDING PER ELEV.
7/16" OSB SHEATHING
2X6 FRAMING2" FOAM INSUL. (R-14)
3 1/2" BATT INSUL (R-13)
1/2" GWB
R-21 BLANKET
6 MIL VAPOR
BARRIER
VENTED
HARDI BOARDSOFFIT
R-50 BLOWN INSUL.
TRUSS BOTTOM CHORD5/8" G.W.B.
VENTED
HARDI BOARDSOFFIT
R-50 BLOWN INSUL.
TRUSS BOTTOM CHORD
5/8" G.W.B.
R-21 BATT
R-21 BLANKET
1/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
192
14'-434"SCALE: 1/4 " = 1'-0"
2 BUILDING SECTION
12
3
25'-978"10'-214"10'-918"9'-118"9'-118"4"9'-118"VENTEDHARDI BOARD
SOFFIT
VENTEDHARDI BOARD
SOFFIT
EXT. WALL:
SIDING PER ELEV.
7/16" OSB SHEATHING
2X6 FRAMING
5 1/2" BATT INSUL (R-21)
6 MIL VAPOR BARRIER
1/2" GWB
EXT. WALL:
SIDING PER ELEV.
7/16" OSB SHEATHING
2X6 FRAMING
5 1/2" BATT INSUL (R-21)
6 MIL VAPOR BARRIER
1/2" GWB
FINISH FLOOR
3/4" T&G SUBFLOOR
FRAMING PER STRUCT.
R-38 BATT INSUL.
5/8" GWB (TYPE X)
ROOF ASSEMBLY:
30 YR. APSHALT
ICE & WATER SHIELD
15/32" OSB SHEATHING
FRAMING PER STRUCTURAL
4" FOAM INSULATION (R-28)
BATT INSULATION (R-21)
5/8" GYPSUM WALLBOARD
R-50 BLOWN INSUL.
TRUSS BOTTOM CHORD
5/8" G.W.B.
R-21 BATT
R-21 BLANKET
R-30 BLOWN INSUL.
TRUSS BOTTOM CHORD
5/8" G.W.B.
5/8" TYPE X GWB2X4 FRAMING R-13
BATT INSUL.
6 MIL VAPOR BARRIER
1/2" GWB
2" RIGID FOAMINSULATION
EXT. WALL:
SIDING PER ELEV.
7/16" OSB SHEATHING2X6 FRAMING
5 1/2" BATT INSUL (R-21)
6 MIL VAPOR BARRIER
1/2" GWB
4" SLAB ON GRADEW/ #3 @ 18" OC E.W.
OVER 4" CRUSHED AGG.
AND 6 MIL VAPORBARRIER
X
LL
CB
KKKK
JJ
EE
8'-0"9'-0"8'-0"8'-0"6'-8"3'-0"3'-0"3'-0"4'-6"2'-6"2'-8"6'-8"3'-0"4'-8"2'-0"6'-0"3'-8"3'-0"
GG2'-6"2'-6"
FF3'-8"2'-0"
X2
X2
X3
X2
X2 11'-038"5'-0"4'-0"3'-0"2'-2"4'-2"3'-0"TEMP TEMP
TEMP
ADU WINDOWS & EXTERIOR DOORS
HOUSE WINDOWS & EXTERIOR DOORS
SECOND FLOOR
SLAB ON GRADE6'-8"TEMP 8'-0"TEMP
1 RH
1 LH
X2
6'-0"
1'-8"8'-0"3'-0"10'-0"3'-0"3'-0"2'-0"3'-0"5'-0"2'-2"4'-2"2'-0"6'-2"2'-0"5'-0"3'-0"8'-0"4'-2"2'-0"5'-6"2'-8"2'-0"2'-0"6'-8"2'-6"2'-6"4'-8"8'-0"6'-0"5'-0"3'-0"3'-0"2'-0"2'-0"MLL
X8
4'-0"4'-0"2'-6"4'-0"4'-0"
1 RH1 LH
4'-0"4'-6"2'-6"2'-6"W
4'-2"2'-2"X2
2'-6"
8'-0"
X2
3'-0"3'-0"6'-8"3'-0"4'-0"TEMP TEMP 2'-0"TEMP
TEMP 3'-0"10'-134"SECOND FLOOR
TEMP
TEMP
TEMP
FIRST FLOOR6'-8"3'-0"9'-612"1'-6"6'-0"
A
E
F H
K
O
P
Q
R
S
T
V
D
G
I
J J
U
AA
BB CC DD
HH
II
1 WINDOW & EXTERIOR DOOR TYPES
SCALE: 1/4 " = 1'-0"8'-0"9'-0"
MM
NN2'-0"2'-0"
X3
5'-0"3'-0"6'-8"N
Y
3'-8"3'-0"3'-0"
1/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
193
GENERAL STRUCTURAL NOTES:
DESIGN CODES:
THIS PROJECT HAS BEEN DESIGNED IN ACCORDANCE TO THE FOLLOWING CODES AND STANDARDS:
1. 2012 INTERNATIONAL RESIDENTIAL CODE
2. 2012 INTERNATIONAL BUILDING CODE
3. ASCE 7-10 MINIMUM DESIGN LOADS FOR BUILDINGS AND OTHER STRUCTURES
DESIGN LOADS:
1. SNOW LOADS Is = 1.0 Ct = 1.0 Ce = 1.0
GROUND SNOW LOAD, Pg ROOF SNOW LOAD, Ps
46 PSF 40 PSF + DRIFTING
2. LIVE LOADS
INTERIOR AREA (WOOD FRAMED)
FLOORS: 40 PSF (RESIDENTIAL)
DEAD LOADS
ROOF DECK UPPER FLOOR
15 PSF 12 PSF 14 PSF
4. SEISMIC LOADS
SEISMIC DESIGN CATEGORY: D1
SITE CLASS:D
Ie = 1.0
Ss = 0.758 g Sms = 0.899 g Sds = 0.599 g
S1 = 0.230 g Sm1 = 0.447 g Sd1 = 0.298 g
R = 6.5
Cs = 0.092
5. WIND LOADS
V = 115 mph
EXPOSURE C
Iw = 1.0 Hm = 24.17 FT
MISCELLANEOUS:
1. STRUCTURAL DRAWINGS SHALL BE USED IN CONJUNCTION WITH ARCHITECTURAL,
MECHANICAL, ELECTRICAL, PLUMBING AND ALL OTHER DRAWINGS FOR BIDDING AND
CONSTRUCTION. CONTRACTOR SHALL NOTIFY DESIGNER OF ANY DISCREPANCIES
PRIOR TO CONSTRUCTION.
2. SEE ARCHITECTURAL DRAWINGS FOR BUILDING INFORMATION SUCH AS BUILDING
DIMENSIONS, WINDOW AND DOOR SIZES AND LOCATIONS, ARCHITECTURAL WALL
LAYOUTS, AND ETC.
3. DRAWINGS INDICATE GENERAL AND TYPICAL DETAILS OF CONSTRUCTION. WHERE
CONDITIONS ARE NOT SPECIFICALLY INDICATED BUT ARE OF SIMILAR CHARACTER TODETAILS SHOWN, SIMILAR DETAILS OF CONSTRUCTION SHALL BE USED, SUBJECT TO
REVIEW AND APPROVAL BY THE DESIGNER.
4. ALL DIMENSIONS AND ASSUMED EXISTING CONDITIONS ARE TO BE VERIFIED IN THE
FIELD AND ARE THE RESPONSIBILITY OF THE CONTRACTOR. THE CONTRACTOR
SHALL NOTIFY THE DESIGNER / ENGINEER OF ALL DISCREPANCIES WHICH REQUIRED
A SIGNIFICANT CHANGE IN THE DESIGN AND/OR CONSTRUCTION FROM THAT SHOWN
ON THE DRAWINGS.
5. THE CONTRACTOR SHALL CHECK AND COORDINATE WITH THE ELECTRICAL,
MECHANICAL, AND PLUMBING CONTRACTORS FOR BLOCK OUTS, CONDUIT, PIPE
SLEEVES, EMBEDDED ITEMS, ETC. TO BE EMBEDDED IN THE CONCRETE AND/OR
MASONRY, AS WELL AS OPENINGS IN STRUCTURE FOR MECHANICAL, ELECTRICALAND PLUMBING INSTALLATION.
6. THE DESIGNER / ENGINEER SHALL REVIEW SHOP DRAWINGS ONLY FOR GENERAL
CONFORMANCE WITH THE DESIGN INTENT OF THE PROJECT AND FOR COMPLIANCE
WITH THE INFORMATION GIVEN IN THE CONTRACT DOCUMENTS. DIMENSIONS AND
QUANTITIES NOTED ON THE SHOP DRAWINGS ARE NOT GUARANTEED BY THE
DESIGNER / ENGINEER, AND THEREFORE MUST BE VERIFIED BY THE GENERAL
CONTRACTOR. CONTRACTOR IS RESPONSIBLE FOR INFORMATION THAT PERTAINS TO
THE FABRICATION PROCESSES OR TO TECHNIQUES OF CONSTRUCTION, AND FOR
COORDINATION OF THE WORK OF ALL TRADES. SHOP DRAWINGS MUST BE
REVIEWED, STAMPED, AND SIGNED BY THE CONTRACTOR PRIOR TO REVIEW BY THE
DESIGNER / ENGINEER.
7. AT ALL TIMES THE STRUCTURE SHALL BE ADEQUATELY BRACED FOR WIND,
EARTHQUAKE AND CONSTRUCTION LOADS UNTIL ALL FLOOR, ROOF, AND WALL UNITS
HAVE BEEN PERMANENTLY ATTACHED THERETO.
FOUNDATIONS:
1. FOUNDATIONS HAVE BEEN DESIGNED WITH A PRESUMPTIVE ALLOWABLE BEARING
PRESSURE OF 2,000 PSF PER IBC TABLE 1806.2 IN LIEU OF GEOTECHNICAL
INVESTIGATION AND RECOMMENDATIONS.
2. ALL FOOTINGS AND SLABS SHALL BE PLACED DIRECTLY ON APPROVED UNDISTURBED
NATIVE SOILS OR COMPACTED STRUCTURAL FILL AS REQUIRED PER SITE EVALUATION
BY CONTRACTOR AND/OR ENGINEER.
3. IF GROUNDWATER IS FOUND TO BE PRESENT, CONTRACTOR IS TO COORDINATE WITH
A LOCAL SOILS ENGINEER TO DETERMINE METHOD FOR CONSTRUCTION OF
FOUNDATION SUBGRADE TO OBTAIN ALLOWABLE BEARING PRESSURES.
4. INTERIOR SLABS AND SLABS ON GRADE SHALL BE PLACED OVER A 6 MIL VAPOR
BARRIER ON TOP OF 4 INCHES OF FREE DRAINING BASE COURSE SUCH AS
COMPACTED SAND OR 1 INCH MINUS CRUSHED GRAVEL.
1. ALL CONCRETE SHALL COMPLY WITH ACI 301, "SPECIFICATION FOR STRUCTURAL CONCRETE," ACI 117, "SPECIFICATIONS
FOR TOLERANCES FOR CONCRETE CONSTRUCTION AND MATERIALS", AND ACI 318, " BUILDING CODE REQUIREMENTS
FOR STRUCTURAL CONCRETE."
2. ALL CONCRETE SHALL HAVE THE FOLLOW MIX DESIGN PROPERTIES AND SHALL BE PROPORTIONED ACCORDING TO ACI
301.
A. 28-DAY COMPRESSIVE STRENGTH, f ' c = 3,000 PSI MINIMUM
B. MAXIMUM WATER TO CEMENT RATION = 0.45
C. SLUMP LIMIT:••••••••••••••••••••••••••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••
D. AIR CONTENT:
a.••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••
b. INTERIOR SLABS AND ARCHITECTURAL CONCRETE WITH SMOOTH TROWELED AND STAINED FINISH SHALL
NOT CONTAIN AIR ENTRAINMENT ADMIXTURES
3. MATERIALS USED FOR REINFORCED CONCRETE SHALL MEET THE FOLLOWING:
A. REINFORCING BARS:ASTM A615, GRADE 60 DEFORMED, AS SHOWN
B. TIE WIRE:ASTM A82
C. WELDED WIRE MESH:ASTM A185, FLAT SHEET, AS SHOWN, 6X6 W1.4 X W1.4 MINIMUM
D. PORTLAND CEMENT:ASTM C150, TYPE I OR II
E. FLY ASH:ASTM C618, CLASS C OR F
F. AGGREGATES:ASTM C33, COARSE AGGREGATE OR BETTER, GRADED, (MAXIMUM COARSEAGGREGATE SIZE IS LIMITED TO 1 - 1/2 INCHES)
G. AIR-ENTRAINING ADMIXTURE: ASTM C260
H. CHEMICAL ADMIXTURES: ASTM C494, WATER REDUCING, (DO NOT USE CALCIUM CHLORIDE)
I. VAPOR RETARDER:6-MIL POLYPROPELENE SHEET WITH TAPED SEAMS MINIMUM.
J. JOINT FILLER STRIPS: ASTM D 1751, ASPHALT-SATURATED CELLULOSIC FIBER
4. THE FOLLOWING CLEARANCES SHALL BE MAINTAINED FOR ALL REINFORCING BARS UNLESS SHOWN OTHERWISE:
A. PLACED ON GROUND: 3 INCHESB. EXPOSED TO WATER, WEATHER, BACKFILL OR CONDENSATION:
a. #5 AND SMALLER: 1 - 1/2 INCHES
b. #6 AND LARGER: 2 INCHES
C. INTERIOR DRY SURFACES:
a. SLABS:3/4 INCH
b. BEAMS:1 - 1/2 INCH
c. COLUMNS:1 - 1/2 INCH
d. WALLS:1 INCH
5. ALL REINFORCING BAR BENDS SHALL BE STANDARD HOOKS IN ACCORDANCE WITH ACI 318 AND SHALL HAVE A MINIMUM
INSIDE BEND DIAMETER OF 4 TIMES THE BAR DIAMETER (db) UNLESS OTHERWISE NOTED. STANDARD HOOKS SHALLINCLUDE:
A. 180 - DEGREE BENDS PLUS 4db EXTENSION, MINIMUM OF 2 -1/2 INCH EXTENSION OF THE FREE END
B. 90 - DEGREE BEND PLUS 12db EXTENSION AT THE FREE END
6. ALL REINFORCEMENT LAPS SHALL SATISFY THE FOLLOWING MINIMUM REQUIREMENTS:
* TOP BARS SAHLL BE DEFINED AS ANY HORIZONTAL BARS PLACED SUCH THAT MORE THAN 12" OF FRESHCONCRETE IS CAST IN THE MEMBER BELOW THE BAR IN ANY SINGLE PLACEMENT. HORIZONTAL WALL BARS ARE
CONSIDERED TOP BARS.
** INCREASE LAP LENGTHS SHOWN ABOVE BY 25% WHERE BARS ARE SPACED CLOSER THAN 6" O.C. OR WHERE
EDGE OF BAR MEASURED IN DIRECTION OF SPACING IS LESS THAN 3" FROM THE FACE OF MEMBER.
7. TOLERANCES IN PLACING REINFORCING BARS SHALL BE AS FOLLOWS:
A. +/- 3/8 INCH FOR MEMBERS WITH "D" EQUAL TO OR LESS THAN 8 INCHES
B. +/- 1/2 INCH FOR MEMBERS WITH "D" GREATER THAN 8 INCHES
WHERE "D" IS THE DISTANCE FROM THE FACE OF CONCRETE TO THE CENTER OF THE REINFORCEMENT.
8. CHAMFER ALL EXPOSED CORNERS AND EDGES 3/4 INCH UNLESS OTHERWISE NOTED.
9. METAL CLIPS OR SUPPORTS SHALL NOT BE PLACED IN CONTACT WITH THE FORMS OR THE SUBGRADE. CONCRETE
BLOCKS, DOBBIES, OR CHAIRS SUPPORTING BARS ON SUBGRADE SHALL BE IN SUFFICIENT NUMBERS TO SUPPORT THE
BARS WITHOUT SETTLEMENT, BUT IN NO CASE SHALL SUPPORT BE CONTINUOUS.
10. DOWELS SHALL BE THE LENGTH INDICATED AND SHALL BE TIED IN POSITION PRIOR TO PLACING CONCRETE. WHERE
LENGTH IS NOT INDICATED, PROVIDE DOWELS EXTENDING INTO AND OUT OF THE CONCRETE ELEMENT WITH PROPER
LAP LENGTHS AND/OR STANDARD HOOKS TO FULLY DEVELOP THE BAR PER ACI 318.
11. AT ALL CONCRETE WALL CORNERS AND WALL INTERSECTIONS, CORNER BARS SHALL BE PROVIDED TO MATCH THE
HORIZONTAL BARS AND SHALL HAVE PROPER LAP LENGTHS AS INDICATED IN NOTE 6.
CONCRETE:
CARPENTRY: WOOD FRAMING
1. ALL WOOD FRAMING SHALL BE PERFORMED IN ACCORDANCE TO THE LATEST ADOPTED INTERNATIONAL RESIDENTIAL
CODE (IRC), INTERNATIONAL BUILDING CODE (IBC), AND NATIONAL DESIGN SPECIFICATION FOR WOOD STRUCTURES
(NDS).
2. MATERIALS:
A. SAWN LUMBER: (MAXIMUM MOISTURE CONTENT OF 19% AT TIME OF INSTALLATION)
a. FRAMING LUMBER: S4S SPRUCE PINE FIR NO. 2 OR BETTER
b. SILL PLATES ON CONC: S4S PRESERVATIVE PRESSURE TREATED
c. POSTS:S4S DOUGLAS FIR - LARCH NO. 2 OR BETTER
d. BEAMS:S4S DOUGLAS FIR - LARCH NO. 1 OR BETTER
B. TIMBER: ALL TIMBER SHALL HAVE A MOISTURE CONTENT OF 10% OR LESS AT TIME OF INSTALLATION.
a. POSTS:ROUGH SAWN OR S4S DOUGLAS FIR - LARCH NO. 2 OR BETTER
b. BEAMS:ROUGH SAWN OR S4S DOUGLAS FIR - LARCH NO. 1 OR BETTER
C. GLUE LAMINATED BEAMS: MANUFACTURED AND MARKED IN ACCORDANCE WITH AITC STANDARDS.
a. SIMPLE SPAN:DOUGLAS FIR, 24F - V4
b. CONTINUOUS SPAN: DOUGLAS FIR, 24F - V8
D. ENGINEERED I-JOIST: BY TRUS-JOIST OR APPROVED EQUAL
SERIES FLANGE WIDTH FLANGE DEPTH WEB THICKNESS
a. TJI 110: 1-3/4"1-1/4" - 1-3/8"3/8"
b. TJI210 2-1/16"1-1/4" - 1-3/8"3/8"c. TJI 230 2-5/16"1-1/4" - 1-3/8"3/8"
d. TJI 360 2-5/16"1-3/8"3/8"
e. TJI 560 3-1/2"1-3/8"7/16"
1. JOIST TO SILL OR GIRDER, TOE NAIL (3) 8d
2. BRIDGING TO JOIST, TOE NAIL EACH END (2) 8d
3. SILL PLATE TO JOIST OR BLOCKING, FACE NAIL 16d @ 16" O.C.
4. TOP PLATE TO STUD, END NAIL (2) 16d
5. STUD TO SILL PLATE (4) 8d TOENAILS OR (2) 16d END NAILS
6. DOUBLE STUDS, FACE NAIL 16 d @ 24" O.C.
7. DOUBLE TOP PLATES, FACE NAIL 16d @ 16" O.C.
8. TOP PLATES, LAPS & INTERSECTIONS, FACE NAIL
(TOP PLATE - 48" MINIMUM OVERLAP)(8) 16d
9. CONTINUOUS HEADER, TWO PIECES 16d @ 16" O.C. ALONG EACH EDGE
10. ROOF JOIST TO PLATE, TOE NAIL (3) 8d
11. CONTINUOUS HEADER TO STUD, TOE NAIL (4) 8d
12. ROOF JOISTS, LAPS OVER PARTITIONS, FACE NAIL (3) 16d
13. ROOF JOISTS TO PARALLEL RAFTERS, FACE NAIL (3) 16d
14. BUILT UP CORNER STUDS AND COLUMNS 16d @ 24" O.C.
15. BUILT UP BEAMS 20d @ 32" O.C. @ TOP & BOTTOM STAGGERED;
(2) 20d @ ENDS & EACH SIDE OF SPLICE
16. FLOOR SHEATHING GLUE AND NAIL 8d @ 6" O.C. @ PANEL EDGES,
8d @ 12" O.C. @ INTERMEDIATE FRAMING
17. ROOF SHEATHING 8d @ 6" O.C. @ PANEL EDGES; 8d @ 12" O.C. @
INTERMEDIATE FRAMING
18. EXTERIOR WALLS 8d @ 6" O.C. @ PANEL EDGES; 8d @ 12" O.C. @
INTERMEDIATE FRAMING
19. SHEAR WALLS 8d PER SHEAR WALL SCHEDULE
20. BLOCKING BETWEEN JOIST OR RAFTERS
TO TOP PLATE, FACE NAIL (3) 8d
21. RIM JOIST TO TOP PLATE, FACE NAIL 8d @ 6" O.C.
22. TOP PLATES, INTERSECTIONS (2) 16d
23. CEILING JOISTS TO TOP PLATE, TOE NAIL (3) 8d
CARPENTRY: WOOD FRAMING CONTINUED
E. ENGINEERED LUMBER: BY TRUS-JOIST OR APPROVED EQUAL
a. TIMBERSTRAND LSL:
a.1. 1-1/4" LSL RIMBOARD: GRADE = 1.3E Fb = 1,700 psi Fv = 400 psi
a.2. 1-3/4" TO 3-1/2" LSL: GRADE = 1.55E Fb = 2,325 psi Fv = 310 psi
b. MICROLAM LVL:GRADE = 1.9E Fb = 2,600 psi Fv = 285 psi
c. PARALLAM PSL:GRADE = 2.0E Fb = 2,900 psi Fv = 290 psi
F. STRUCTURAL SHEATHING:
a. APA RATED WOOD STRUCTURAL PANELS WITH EXPOSURE 1 DURABILITY. SHEATHING THICKNESS SHALL BE
AS FOLLOWS UNLESS OTHERWISE NOTED ON PLANS.
APPLICATION:MINIMUM THICKNESS SPAN RATING
a.1. WALL SHEATHING:7/16"24/16
a.2. SLOPED ROOF SHEATHING: 19/32"32/16
a.3. FLAT ROOF SHEATHING: 23/32" 48/24a.4. FLOOR SHEATHING:3/4" TONGUE & GROOVE 48/24
G. MANUFACTURED WOOD TRUSSES:
a. TRUSSES SHALL BE DESIGNED BY A LICENSED MANUFACTURER IN THE STATE WHERE THIS PROJECT IS BEING
CONSTRUCTED.
b. TRUSSES SHALL BE DESIGNED FOR ALL APPLIED DEAD, LIVE AND SNOW LOADS INFERRED FROM THE
DRAWINGS OR INDICATED IN THE TRUSS PROFILES IF PROVIDED. ADDITIONAL LOADS APPLIES SHALL BE AS
FOLLOWED:
b.1. AT GABLE TRUSSES, CONSIDER LOAD CASE WITH AN ADDITIONAL 67% SNOW LOAD APPLIED TO ONLY ONE
SIDE OF THE GABLE WITH THE OPPOSITE SIDE UNLOADED TO ACCOUNT FOR UNBALANCED LOADING.b.2. AT ALL EAVES DESIGN THE TOP CHORD FOR AN ADDITIONAL 100% SNOW LOAD AT THE OVERHANG TO
ACCOUNT FOR ICE DAMMING.
c. MAXIMUM LIVE / SNOW LOAD DEFLECTION FOR WOOD TRUSSES SHALL NOT EXCEED L/360 , TOTAL
DEFLECTION SHALL NOT EXCEED L/240.
d. TRUSS BRIDGING SHALL BE PROVIDED AS REQUIRED BY THE TRUSS MANUFACTURER.
3. CONNECTIONS:
A. ALL WOOD FRAMING CONNECTIONS SHALL BE IN ACCORDANCE TO IRC TABLE R602.1, IBC TABLE 2304.9.1 AND THE
FOLLOWING NAILING SCHEDULE UNLESS OTHERWISE NOTED.
NAILING SCHEDULE, U.O.N.
B. ALL NAILS SHALL BE "COMMON WIRE NAILS" UNLESS OTHERWISE NOTED.
C. BOLTS AND LAG SCREWS SHALL CONFORM TO ASTM A307 STANDARDS.
D. BOLTS FASTENING WOOD MEMBERS SHALL BE FITTED WITH STANDARD CUT WASHERS AGAINST NUT AND BOLT
HEAD. HOLES FOR BOLTS SHALL BE BORED 1/32 INCH MAXIMUM OVERSIZE. RETIGHTEN ALL BOLTS BEFORE
CLOSING IN.
E. LEAD HOLES FOR LAG SCREWS SHALL BE 1/16 INCH LESS THAN THE DIAMETER OF THE TREADED PORTION OF THE
SCREW.
F. CONNECTION HARDWARE SHALL BE MANUFACTURED BY SIMPSON STRONG-TIE OR EQUIVALENT. FILL ALL HOLES IN
CONNECTIONS WITH THE NUMBER, TYPE, AND SIZE OF FASTENERS SPECIFIED BY THE MANUFACTURER. FINISH FOR
ALL EXPOSED CONNECTION HARDWARE SHALL BE EPOXY BASED CORROSION RESISTANT PAINT, COLOR AS
SELECTED BY OWNER.
G. FOUNDATION PLATES FOR ALL WOOD FRAMED WALLS, SHEARWALLS, AND BEARING WALLS BEARING DIRECTLY ONCONCRETE SHALL BE BOLTED WITH 1/2 INCH DIAMETER ANCHOR BOLTS AT 4'-0" O.C. MAXIMUM SPACING. (SEE
FOUNDATION PLAN AND SHEARWALL SCHEDULE FOR DECREASED SPACING REQUIREMENTS.) BOLTS SHALL BE
EMBEDDED AT LEAST 7 INCHES INTO CONCRETE. PROVIDE A MINIMUM OF 2 BOLTS PER SILL PIECE LOCATED NOT
MORE THAN 12 INCHES FROM EACH END.
DETAIL OF REINFORCEMENT LAP LENGTHS * **
PER ACI 318-10 FOR REGULAR REINFORCED CONCRETE WITH f ' c = 3,000 PSI
AND fy = 60 KSI
BAR SIZE #4 #5 #6
TOP BAR LAP LENGTH *29 "36 "42 "
BOTTOM BAR LAP LENGTH 22 "28 "33 "
DRAWING LIST:
S1.0 STRUCTURAL NOTES
S1.1 TYPICAL DETAILS
S1.2 TYPICAL DETAILS
S2.0 FOUNDATION PLAN
S2.1 MAIN FLOOR FRAMING PLAN
S2.2 SECOND FLOOR & LOWER ROOF FRAMING PLAN
S2.3 UPPER ROOF FRAMING PLAN
S3.1 STRUCTURAL DETAILS
1/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
194
1
S1.1
2
S1.1
3
S1.1
4
S1.1
9
S1.1
11
S1.1
12
S1.1
15
S1.1
8
S1.1
1
2
3
5
6
7
8
1
2
3
5
6
7
8
6" MIN.6" MIN.FLOOR FRAMING AT CRAWLSPACE FOUNDATION
12
12
FINISH GRADE
1
2
7
8
9
t = 6" FOR SINGLE STORY STRUCTURES
t = 8" FOR ALL OTHER STRUCTURES
4'-0" MINIMUM COVER U.O.N.11
1'-4" U.O.N. ON PLAN8" MINIMUM6
3
4
5
10
6'-0" MAXIMUM4" MIN.12
TYPICAL CRAWLSPACE FOUNDATION WALL AND FOOTING
18"
18"8" MIN.t SLAB4"TYPICAL FOUNDATION WALL AT GARAGETYPICAL SLAB EDGE CONDITION @ GARAGE DOOR &
CONCRETE APRON
12" E.S.
TYPICAL CRAWLSPACE STRIP FOOTING AND PONY WALL
1'-4" U.O.N.
ON PLAN 8"30" MIN. LAP30" MIN. LAPTEE INTERSECTION CORNER INTERSECTION
36"
36"
TYPICAL CONCRETE STEMWALL INTERSECTION DETAIL
TYPICAL EXTERIOR COLUMN PIER AND SLAB DETAIL
5
S1.1
TYPICAL HOLDOWN DETAILS @ CONCRETE
112" MIN.
EDGE
DIST.Ie2xIe or 24" MIN.
WIe
"
2xIe or 24" MIN.
WIe
"
NOTES:1. REFER TO THE MOST RECENT HOLDOWN MANUFACTURERS PRODUCT AND
INSTALLATION MANUAL FOR COMPLETE INSTALLATION SPECIFICATIONS.
1
FLOOR AND WALL FRAMING AT ELEVATED FLOOR DIAPHRAGMS
4
4
5
2
3
7
6
8
9
10
1
1
4
4
5
2
3
11
6
9
10
1
12
1/2 REQDFASTENERS1/2 REQDFASTENERSNO FASTENERSREQD OVER FLR PER SCHEDULE
TYPICAL HOLDOWN DETAILS @ ELEVATED FLOOR
"HDU" STYLE HOLDOWNS
TO MATCH HD ABOVE
A3
GABLE OR RAKE WALL OUTLOOKER DETAIL
PER PLAN
FLOOR FRAMING PER PLAN
FULL DEPTH BLOCKING
WHERE
CALLED OUT ON PLAN
UNDISTISTURBED NATIVE
SOIL OR COMPACTEDSTRUCTURAL FILL
APPROVED BY SOILS
ENGINEER
UNDISTURBED NATIVE
SOILS
2x FRAMED PONY
WALL PER PLAN, MAX
SPACING 24" OC
1/2" A.B. @ 48" OC
MAXIMUM
P.T. 2X PLATE
6 MIL VAPOR BARRIER
4" MIN. CRUSHED
GRAVEL
TOOLED EDGE, TYP.
1/2" FIBER BOARD AND
SEALANT
CONCRETE APRON SLAB ON
GRADE AND REINFORCING
PER PLAN, SLOPE AWAY
FROM GARAGE @ 1/4" PER
FOOT MINIMUM (5% SLOPE)
4" MIN.CRUSHED
GRAVEL BASE
COMPACTED FILL
2" RIGID INSULATIONPER ARCH
FOUNDATION WALLPER 1/S1.1
#4 BAR CONTINUOUS AT
EDGE LOCATED NOT
MORE THAN 4" FROM
EDGE OF SLAB
#4 L-BAR TO MATCH SLAB
REINF.
GARAGE SLAB ON GRADE
AND REINFORCING PER
PLAN
6 MIL POLY VAPOR
BARRIER
4" CRUSHED GRAVEL OR
SAND BASE
COMPACTED FILL NOTES:
1. REFER TO DETAIL 1/S1.1 FOR TYPICAL FOUNDATION DETAIL AND REINFORCING SCHEDULE
2. RIGID INSULATION AND FLASHING ONLY REQUIRED WHERE THE GARAGE SLAB IS HEATED
AND/OR THE GARAGE SPACE IS CONDITIONED.
EXTERIOR WALL
2X6 PLATE W/ FOAM
SILL SEAL & A.B.
FINISH GRADE,
SLOPE AWAY
FROM FND. 1/4" PER
FT FOR MINIMUM OF
10 FEET
COMPACTED
BACKFILL
@ 90% MAX.
DENSITY
2" RIGID INSULATION
NOTE 2
TOOLED EDGE
1/2" FIBROUS
ISOLATION JOINT
GARAGE SLAB &
REINF. PER PLAN
6 MIL POLY
VAPOR BARRIER
4" CRUSHED
GRAVEL OR
SAND BASE
COMPACTED FILL
FOUNDATION
WALL PER 1/S1.1
FOOTING PER
PLAN
UNDISTURBED
NATIVE SOIL OR
CRUSHED
GRAVEL BASE
1. FINISH GRADE2. 2X6 MINIMUM PRESSURE TREATED SILL PLATE W/ MPERMEABLE CLOSED CELL FOAM
SILL SEAL
3. 5/8" DIAMETER ANCHOR BOLT @ 4'-0" MAXIMUM SPACING (MINIMUM OR 2 ANCHOR BOLTS
PER SILL PLATE), SEE SHEARWALL SCHEDULE FOR TIGHTER SPACING REQUIREMENTS
AT SHEARWALL LOCATIONS.
5. 2X BOTTOM PLATE NAILED TO RIM BOARD AND JOISTS WITH 16D NAILS @ 6" OC, U.O.N.
6. EXTERIOR WALL PER PLAN
7. 3/4 " T&G FLOOR SHEATHING, GLUE AND EDGE NAIL WITH 10D NAILS @ 6" OC, FIELDNAILED @ 12" OC
8. FLOOR FRAMING PER PLAN
9. TOP FLANGE JOIST HANGER PER PLAN12. FOUNDATION WALL PER DETAIL 1/S1.1
CONDITION A: FLOOR FRAMING PARALLEL TO FOUNDATION WALL
CONDITION B:FLOOR FRAMING PERPENDICULAR TO FOUNDATION WALL
1. 2x6 FRAMED WALL PER PLAN, STUD SPACING 24" OC MAXIMUM. (STACK FRAME WITH
FLOOR TRUSSES AND WALLS ABOVE TO THE EXTENT POSSIBLE).
2. DOUBLE 2x6 TOP PLATE
3. EXTERIOR WALL SHEATHING APPLIED HORIZONTALLY OR VERTICALLY OVER WALL
STUDS. FASTEN WITH 8D NAILS AT 6" OC ALONG PANEL EDGES AND 12" OC AT
INTERMEDIATE SUPPORTS.4. HORIZONTAL 2X BLOCKING AND SHEAR PANEL EDGE NAILING WHERE REQUIRED BY
BRACED WALL AND/OR SHEARWALL DESIGNATION AND SCHEDULE.
5. 8D @ 6" OC EDGE NAILING TO TOP AND BOTTOM PLATES OF WALL U.O.N. BY BRACED
WALL AND/OR SHEARWALL SCHEDULE.
6. FLOOR TRUSS PER MANUFACTURERS LAYOUT AND SPECIFICATION.
7. 2x BLOCKING BETWEEN FLOOR TRUSSES WITH SIMPSON A35 CLIP TO TOP PLATE @ 48"
OC WHERE SHEATHING IS NOT CONTINUOUS OVER FLOOR FRAMING, U.O.N. BY
SHEARWALL DESIGNATION AND SCHEDULE.8. CONTINUOUS 2x RIM BOARD
9. 3/4 " T&G FLOOR SHEATHING, GLUE AND EDGE NAIL WITH 10D NAILS @ 6" OC, FIELD
NAILED @ 12" OC
10. 2X6 SOLE PLATE WITH 16D PLATE FASTENED TO RIM WITH 16D NAILS @ 6" OC OR (3) - 16D
NAILS @ EACH FLOOR TRUSS LOCATION, U.O.N BY SHEARWALL DESIGNATION AND
SCHEDULE.
11. 2x BOTTOM CHORD BRACING PER MANUFACTURERS SPECIFICATIONS.
12. 2x BACKER BOARD
FOUNDATION NOTES:
1. EXCAVATE TO SUITABLE FREE DRAINING GRANULAR SOILS AND COMPACT TO 95%
MAXIMUM DENSITY.2. WHERE FREE DRAINING GRANULAR SOILS ARE NOT ENCOUNTERED OVER EXCAVATE A
MINIMUM OF 6", COMPACT EXISTING SOIL TO 97% MAXIMUM DENSITY AND PROVIDE A
MINIMUM OF 6" COMPACTED STRUCTURAL FILL, CRUSHED AGGREGATE, OR SAND.
3. CAST IN PLACE STRIP FOOTING: REINFORCE W/ MINIMUM OF (2) - #4 CONTINUOUS
LONGITUDINAL BARS U.O.N. PER FTG SCHEDULE
4. CAST IN PLACE CONCRETE STEM WALL: REINFORCE W/ #4 @ 18" O.C. VERTICAL AND #4 @
18" O.C. HORIZONTAL CENTERED IN WALL, HOOK VERT. BARS INTO FTG OR PROVIDE #4
HOOKED DOWELS W/ 20" MIN. LAP LENGTH. PROVIDE A MINIMUM OF 3 HORIZONTAL BARS.
5.• •• ••• •• •• • • • ••• •• • • • ••• ••• •• ••• ••• • • • • • • • • •• •• •• • •• • •• ••• • • • • •• • • • • • • •• •• ••• ••• •• ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••
U.O.N. PER SHEARWALL SCHEDULE. PROVIDE A MINIMUM OF 2 BOLTS PER PLATE SECTION
W/ 1 BOLT LOCATED NOT MORE THAN 12" OR LESS THEN 7 BOLT DIAMETERS FROM EACH
•••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••
MAY BE SUBSTITUTED AS A 1:1 REPLACEMENT IN LIEU OF CAST IN PLACE ANCHORS)
6. BITUMINOUS FOUNDATION WATERPROOFING AND DAMP PROOFING PER IRC R406.
7. NATIVE BACKFILL COMPACTED TO 90% MAXIMUM DENSITY. BACKFILL SHALL NOT BE
PLACED AGAINST THE WALL UNTIL THE WALL HAS SUFFICIENT STRENGTH AND HAS BEEN
ANCHORED TO THE FLOOR ABOVE, OR HAS BEEN SUFFICIENTLY BRACED TO PREVENT
DAMAGE BY THE BACKFILL.8. 4" MINIMUM WASHED 1" MINUS CRUSHED AGGREGATE
9. MINIMUM 6-MIL POLYETHYLENE VAPOR BARRIER WITH 6" LAPPED AND TAPED SEAMS. LAP
A MINIMUM OF 12" AGAINST FOUNDATION WALL.
10. PRESERVATIVE TREATED 2X SILL PLATE WITH CLOSED CELL FOAM SILL SEAL.
11. FINISH GRADE IMMEDIATELY ADJACENT TO THE FOUNDATION SHALL BE SLOPED AWAY
FROM THE BUILDING AT A SLOPE OF NOT LESS THAN ONE UNIT VERTICAL IN 20 UNITS
HORIZONTAL (5% SLOPE) FOR A MINIMUM DISTANCE OF 10 FEET MEASURED
PERPENDICULAR TO THE FACE OF WALL. IF PHYSICAL OBSTRUCTIONS OR LOT LINES
PROHIBIT 10 FEET OF HORIZONTAL DISTANCE, A 5% SLOPE SHALL BE PROVIDED TO AN
APPROVED ALTERNATIVE METHOD OF DIVERTING WATER AWAY FROM THE FOUNDATION.
IMPERVIOUS SURFACES WITHIN 10 FEET OF THE BUILDING FOUNDATION SHALL BESLOPED A MINIMUM OF 2% AWAY FROM THE BUILDING.
12. PERFORATED FOUNDATION DRAIN AROUND PERIMETER OF FOUNDATION WALL ENCASED
IN WASHED 1" MINUS CRUSHED AGGREGATE WRAPPED IN GEOTEXTILE FILTER FABRIC AS
REQUIRED PER GEOTECHNICAL RECOMENDATION.
14
S1.1
(2) - #4 BARS CONTINUOUS
NOTES:
1. REFER TO DETAIL 1/S1.1 FOR TYPICAL FOUNDATION DETAIL AND REINFORCING SCHEDULE2. RIGID INSULATION AND FLASHING ONLY REQUIRED WHERE THE GARAGE SLAB IS HEATED
AND/OR THE GARAGE SPACE IS CONDITIONED.
9
6"8"2'-0" U.O.N. ON PLAN
REGATE
6"4"10"19
S1.1 4"10"PER PLAN .
SHEARWALL /
BEARING WALL
PER PLAN
A.B. PER
SHEARWALLSCHEDULE
SLAB REINF.
(2) - #4 CONT.
VAPOR BARRIER
SUBGRADE PERGEOTECH.
INTEGRAL INTERIOR STRIP OR PAD
FOOTING - SLAB ON GRADE
18
S1.1 10"FOOTING WIDTH PER PLAN,
CENTER ON WALL
SHEARWALL /
BEARING WALL
PER PLAN
A.B. PER
SHEARWALLSCHEDULE
SLAB REINF.
(2) - #4 CONT.
VAPOR BARRIER
SUBGRADE PERGEOTECH.
INTEGRAL INTERIOR STRIP FOOTING AND
SLAB STEP - SLAB ON GRADE4"1"
3/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
195
1
S1.2
2
S1.2
3
S1.2
4
S1.2
5
S1.2
BRACED WALL TYPE AND/OR SHEARWALL SCHEDULE
1
3
4
4
5
4
33
6
7
8
8
8
8
9
10 10
2
4
1
2
PLATE LINEPLATE LINEPLATE LINEPLATE LINEPLATE LINEPLATE LINE3
1
TYPICAL SHEARWALL ASSEMBLY AND CONSTRUCTION
6"6"6"6"6"
MIN. DIST. FROM
TABLE A
MIN. DIST. FROM TABLE A
L1 MIN.D1
(APPLIES TO ALL
HOLES EXCEPT
KNOCKOUTS)
L2 D2
B
B
CANTILEVERENDSUPPORT
DO NOT cut, notch ordrill holes in headers
or beams except as
indicated inillustrations and tables.
D D/3D/3D/3D1.3E & a. Allowed hole zone suitable for headers and beams with
uniform and/or concentrated loads.
b. Round holes only.
c. No holes in headers or beams in plank orientation.
D D
SPAN LENGTH, L
L/3 L/3 L/3D/3D/3D/3D2X DIA. OF THE
LARGEST HOLE (MIN.)
loads only.
d. No holes in cantilevers
CANTILEVER
SPAN
CANTILEVER
DO NOT
cut or notch flange.
DO NOT
cut holes in cantilever
reinforcement.
CLOSELY GROUPED
ROUND HOLES ARE
PERMITTED IF THE
GROUP PERIMETERMEETS
REQUIREMENTS
FOR ROUND OR
SQUARE HOLES
S
TYP.TYP.1 1/4"TYP.TYP.ALLOWABLE HOLES IN ENGINEERED WOOD I-JOISTS
ALLOWABLE HOLES IN HEADERS AND BEAMS
MULTIPLE MEMBER CONNECTIONS FOR LAMINATED BEAMS TYP.TYP.HOLE
ZONE,
NOTE A
HOLE
ZONE,NOTE A
BRACED WALL TYPE AND SHEARWALL SCHEDULE
MARK TYPE
CAPACITY
(PLF)
FASTENING BLOCKING
REQD.
CONNECTION FASTENING
EDGE
FASTENING
ALT. EDGE
STAPLES
FIELD
FASTENING
SILL PLATE
ANCHORAGE NAILING @ SOLE PLATE TRANSFER CLIPS @
TOP OF WALL
A WSP 8D @ 6" OC 16G @ 3" OC 12" OC NO 5/8" @ 48" OC (2) - 16D @ EA. STUD A35 (LTP4) @ 40" OC
B WSP 8D @ 6" OC 16G @ 3" OC 12" OC YES 5/8" @ 48" OC (3) - 16D @ EA. STUD A35 (LTP4) @ 20" OC
C WSP 8D @ 4" OC 16G @ 2" OC 12" OC YES 5/8" @ 36" OC (3) - 16D @ EA. STUD &(3) - 16D @ MID-PT BTWN STUDS A35 (LTP4) @ 14" OC
D WSP 8D @ 3" OC N/A 12" OC YES 5/8" @ 28" OC (3) - 16D @ EA. STUD &
(3) - 16D @ MID-PT BTWN STUDS A35 (LTP4) @ 10" OC
E WSP 8D @ 2" OC N/A 12" OC YES 5/8" @ 22" OC (4) - 16D @ EA. STUD &
(4) - 16D @ MID-PT BTWN STUDS A35 (LTP4) @ 8" OC
F GWB EACH
SIDE #6 @ 8" OC N/A 12" OC NO 1/2" @ 72" OC (2) - 16D @ EA. STUD A35 (LTP4) @ 52" OC
G GWB EACH
SIDE #6 @ 6" OC N/A 12" OC YES 1/2" @ 60" OC (2) - 16D @ EA. STUD A35 (LTP4) @ 34" OC
H GWB EACH
SIDE #6 @ 4" OC N/A 16" OC YES 1/2" @ 36" OC (3) - 16D @ EA. STUD A35 (LTP4) @ 20" OC
1,2,3,4,5,6,7,8,9,10
1,4
2,3 5,6,10
8,9,10 7
110
154
220 308
322 450
414
580
538 754
320 320
SHEARWALL NOTES:
1. ALL SHEAR WALLS SHALL BE CONSTRUCTED WITH WOOD STUDS NOT SPACED GREATER THAN 16" ON CENTER AND CONTINUOUSLY SHEATHED WITH THE FOLLOWING AS
INDICATED BY TYPE:
A. WOOD STRUCTURAL PANEL (WSP): APA RATED, STRUCTURAL I SHEATHING, 7/16" MINIMUM, EXPOSURE 1.
B. GYPSUM WALL BOARD (GWB):
12" MINIMUM GYPSUM BOARD, GYPSUM VENEER BASE OR WATER-RESISTANT GYPSUM BACKING BOARD.
2. ALL FASTENERS SHALL MEET THE FOLLOWING SPECIFICATIONS:
A. NAILS SHALL BE 8D COMMON WIRE NAILS WITH 1 1/4" MINIMUM PENETRATION INTO FRAMING.
B. STAPLES SHALL BE 1
12" 16 GAGE WITH 1" MINIMUM PENETRATION INTO FRAMING.
C. SCREWS SHALL BE NO. 6 TYPE S OR W DRYWALL SCREWS 1 -1/4" LONG.
3. EDGE FASTENING APPLIES TO ALL SUPPORTED PANEL EDGES. FIELD FASTENING SHALL BE OF THE SAME FASTENING AS EDGES AND BE PROVIDED AT ALL INTERMEDIATE
FRAMING SUPPORTS.
4. PROVIDE DOUBLE 2X PLATE, STUDS, AND BLOCKING AT ADJOINING PANEL EDGES FASTENED TOGETHER WITH 16D NAILS SPACED AT SPECIFIED EDGE NAILING OF SUBJECT
SHEAR WALL WHERE EDGE NAILING REQUIREMENTS ARE 3" ON CENTER OR LESS, OR WHERE DOUBLE SIDED SHEARWALL IS SPECIFIED. (ALTERNATE: USE 3X MATERIAL IN
LIEU OF DOUBLE 2X.)
5. SOLE PLATE NAILING IS TO 2X PRESSURE TREATED SOLE PLATE, RIM BOARD, FLOOR FRAMING, OR BLOCKING. PROVIDE ADDITIONAL 2X BLOCKING FOR SOLE PLATE NAILING
WHERE NAILS ARE SPACED 3" ON CENTER OR LESS. (STAGGER NAILS.)
6. TRANSFER CLIPS ARE TO BE BY SIMPSON STRONG-TIE OR APPROVED EQUAL. CONTRACTOR HAS PREFERENCE OF USING / INTERCHANGING A35 AND LTP4 CLIPS AS 1 TO 1
EQUIVALENT. TRANSFER CLIPS ARE TO BE USED AT THE TOP CHORD OF SHEAR WALLS AT THE FOLLOWING LOCATIONS.
A. EXTERIOR SHEARWALLS WHERE STRUCTURAL SHEATHING IS NOT CONTINUOUS OVER SHEARWALL AND HORIZONTAL DIAPHRAGMS.
B. INTERIOR SHEARWALLS WHERE DIAPHRAGM FRAMING RUNS PARALLEL TO OR PERPENDICULAR TO THE SHEARWALL. FOR FRAMING MEMBERS PARALLEL TO SHEARWALL,
ALIGN JOIST / TRUSS, WITH EDGE OF SHEARWALL. FOR PENDICULAR FRAMING MEMBERS, PROVIDE FULL DEPTH BLOCKING IN LINE WITH EDGE OF SHEARWALL.
7. INSTALL HORIZONTAL 2X BLOCKING AT ALL STRUCTURAL SHEAR PANEL ADJOINING EDGES AND EDGE NAIL PANEL TO BLOCKING. WHERE EDGE NAILING IS 3" OC OR LESS,
INSTALL DOUBLE 2X (OR 3X) BLOCKING AT ADJOINING PANEL EDGES AND STAGGER NAILING PATTERN.
8. TOP LEFT NUMBER INDICATES ALLOWABLE UNIT SHEAR UNDER SEISMIC LOADS. BOTTOM RIGHT NUMBER INDICATES ALLOWABLE UNIT SHEAR UNDER WIND LOADING
CONDITIONS.
9. FOR DOUBLE SIDED SHEARWALLS THE ADJUSTMENTS SHALL BE MADE TO TABLE VALUES:
A. UNIT SHEAR CAPACITY SHALL BE EQUAL TO TWO TIMES THE TABLE VALUE.B. SPACING OF SILL PLATE ANCHOR BOLTS AND TRANSFER CLIPS SHALL BE REDUCED TO HALF OF THE LISTED TABLE VALUE.
C. 0.220" X 6" SDWS SCREWS SHALL REPLACE 16D NAILS FOR SOLE PLATE FASTENING.
10. UNIT SHEAR CAPACITY IS PER AF&PA SDPWS-2005 TABLES 4.3A AND 4.3B WITH A REDUCTION OF 0.92 TIMES THE TABLE VALUE FOR WOOD STRUCTURAL PANEL SHEARWALLS
ACCOUNTING FOR SPRUCE PINE FIR IN LIEU OF DOUGLAS FIR-LARCH OR SOUTHERN PINE LUMBER.
120 120
180 180
4,5
4,5
4,5
4,5
3/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
196
FOUNDATION PLAN
SCALE: 1/4 " = 1'-0"
24'-0"
3'-0"3'-112"3'-0"9'-0"2'-0"9'-0"3'-0"26'-0"23'-0"4'-814"3'-112"2'-5"8'-0"1'-914"3'-0"10'-3"46'-0"6'-0"21'-0"12'-0"14'-0"20'-0"2'-0"
9'-4"8'-0"7'-914"8'-034"6'-8"2'-0"6'-0"19'-0"6'-314"42'-0"39'-0"
20'-0"
1'-4"
1'-4"
8'-434"3'-814"1'-4"
9'-0"
3
S1.1 2
S1.1
2
S1.1
1
S1.1
9
S1.1
TYP
TYP
TYP TYP 9'-0"3'-112"2'-0"2'-0"2'-0"2'-0"D 9'-0"STHD10STHD10STHD10STHD10STHD14STHD14STHD14
STHD14
STHD14
STHD14
STHD14
STHD14
HDU8STHD14
STHD10
STHD10
D 7'-2"
HDU5
HDU5
12'-612"11'-2"5'-714"2'-6"2'-6"2'-0"2'-0"2'-2"2'-2"10'-238"11'-758"14'-914"2'-0"2'-0"3'-234"CONCRETE PIER
PER 14/S1.1
CONCRETE PIER
PER 14/S1.1 CONCRETE PIER
PER 14/S1.1
9
S1.1TYP
9
S1.1TYP
15'-4"334"334"1/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
197
GARAGE FLOOR SLAB PLAN
SCALE: 1/4 " = 1'-0"
MAIN FLOOR FRAMING PLAN
SCALE: 1/4 " = 1'-0"
2 PLY 1 34" X 11 78" LVL
(3 PLY) 1 34" X 11 78" LVL17'-014"13'-8"11'-334"2'-118"FRAMING NOTES:
1. COORDINATE WALL FRAMING AND ROOF FRAMING LAYOUT SO THAT THE FLOOR AND ROOF TRUSSES STACK DIRECTLY ON TOP OF WALL STUDS.
2. ATTACH 2x DF-L NO. 2 LEDGER WITH MINIMUM DEPTH OF 9-1/4" TO WALL STUDS WITH (3) - SIMPSON 0.220 x 4" SDWS TIMBER SCREWS PER STUD. MODEL NO.
SDWS22400DB) LEDGER SHALL SPAN ACROSS A MINIMUM OF (3) STUDS, AND THE BOTTOM OF LEDGER SHALL BE FLUSH WITH BOTTOM OF TRUSS.
3. FRAME RAKE WALL SO THAT THE TOP PLATE IS FLUSH WITH TOP OF TRUSS AND/OR ROOF FRAMING.
4. FRAME RAKE WALL SO THAT THE TOP PLATE IS 5-1/2" LOWER THAN THE TOP OF TRUSS AND/OR ROOF FRAMING AND INSTALL 2x6 BLOCKING BETWEEN 2x6OUT-LOOKERS, TYPICAL.
5. INSTALL SIMPSON H1 OR H2.5 HURRICANE CLIP FROM TRUSS TO DOUBLE TOP PLATE AT EACH TRUSS OR ROOF RAFTER HEEL.
6. STRAP BEAM TO WALL STUDS WITH SIMPSON LSTA28 AND FASTEN WITH 14-10D NAILS.
7. FULL DEPTH BLOCKING IN LINE WITH BEARING WALL
NOTE 7
NOTE 7
4" SLAB ON GRADE
W/ 6X6 W1.4 X W1.4 WIRE
MESH THROUGHOUT
8'-412"11
S1.1
9
S1.1
11
S1.1
3
S1.1
2
S1.1
2
S1.1
19
S1.11'-4"11 7/8" RFPI 40 @
24" OCHDU4STHD10STHD10STHD10STHD10STHD14
STHD14
STHD14
STHD14
STHD14
STHD14
HDU8STHD14
STHD10
STHD10
HDU5
HDU5
1'-4"2'-434"1'-4"3'-734"10'-1114"25'-014"19
S1.1
3
S1.1TYP.
TYP.TYP.
TYP.
TYP.9
S1.1TYP.
TYP.STHD14STHD141/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
198
HEADER SCHEDULE
MARK MEMBER SIZE
NO. OF
TRIMMER
STUDS
NO. OF
KING
STUDS
H1 (2) 2X8 1 1
H2 (2) 2X10 1 1
H3 (2) 1 34" X 9 12" LVL 1 1
HEADER NOTES:
1. ALL HEADERS SHALL BE DOUGLAS FIR - LARCH NO. 1.
2'-6"
T4 @ 24" O
C
,
S
E
E
5
/
S
4
.
1
14" FLOO
R
T
R
U
S
S
E
S
@
2
4
"
O
C
HU28 HANGER
HU410
HANGER
HUC HANGER
DOUBLE 1 34" LVL
1 14" LSL RIM
BOARD
2'-0"4'-0"4'-0"1'-0"2'-0"2X SUB-FASCIA
2X OUTLOOKERS
@ 24" OC
DROP TRUSS
2'-0"
5 12" X 24" GLULAM BEAM
2X12 @ 24
"
O
CTAPER T
O
P
@
14" PER FOO
T
3/12 MO
N
O
P
I
T
C
H
T
R
U
S
S
E
S
@
2
4
"
O
C
T2 @ 24"
O
C
,
S
E
E
5
/
S
4
.
1
SECOND FLOOR / LOWER ROOF FRAMING PLAN
SCALE: 1/4 " = 1'-0"
ADU SECOND FLOOR / LOWER ROOF FRAMING PLAN
SCALE: 1/4 " = 1'-0"
#
S#
17
S4.1
8
S1.1
H1 H1 H1
H1
H1
H1
H2
H2
H2
H3
13
S4.1
16
S4.1
7
S4.1 2X12 @ 24" OCTAPER TOP @ 14" PER FOOT2X6 OUTLOOKERS @ 24' OC2X6 OUTLOOKERS @ 24" OC1'-0"1'-0"2'-0"2'-0"5 12" X 18" 24F-V4
8X12 DF-L NO. 28X12 DF-L NO. 2
8X12 DF-L NO. 2
GIRDER TRUSS
H2
H2
H1 H1
H1
H1
H1
H1
H1
H1
H2
H1
H1
H2
6X8 DF-L NO. 2
FRAMING NOTES:
1. COORDINATE WALL FRAMING AND ROOF FRAMING LAYOUT SO THAT THE FLOOR AND ROOF TRUSSES STACK DIRECTLY ON TOP OF WALL STUDS.
2. ATTACH 2x DF-L NO. 2 LEDGER WITH MINIMUM DEPTH OF 9-1/4" TO WALL STUDS WITH (3) - SIMPSON 0.220 x 4" SDWS TIMBER SCREWS PER STUD. MODEL NO.SDWS22400DB) LEDGER SHALL SPAN ACROSS A MINIMUM OF (3) STUDS, AND THE BOTTOM OF LEDGER SHALL BE FLUSH WITH BOTTOM OF TRUSS.
3. FRAME RAKE WALL SO THAT THE TOP PLATE IS FLUSH WITH TOP OF TRUSS AND/OR ROOF FRAMING.
4. FRAME RAKE WALL SO THAT THE TOP PLATE IS 5-1/2" LOWER THAN THE TOP OF TRUSS AND/OR ROOF FRAMING AND INSTALL 2x6 BLOCKING BETWEEN 2x6
OUT-LOOKERS, TYPICAL.
5. INSTALL SIMPSON H1 OR H2.5 HURRICANE CLIP FROM TRUSS TO DOUBLE TOP PLATE AT EACH TRUSS OR ROOF RAFTER HEEL.
6. STRAP BEAM TO WALL STUDS WITH SIMPSON LSTA28 AND FASTEN WITH 14-10D NAILS.
7. FULL DEPTH BLOCKING IN LINE WITH BEARING WALL
8. BEAM POCKET SIMILAR TO DETAIL 3/S4.1.
NOTE 5
12
S1.1
8
S1.1
NOTE 6
HU26HANGER
HU210
HANGER
HU410
HANGER
IUSXXXHANGER
HU410
HANGER,
TYP.
NOTE 5
HU28
HANGER
NOTE 5 2 PLY 1 14" x 14" LSL RIMH2LOCATE ADDL. JOIST @ BEARING WALL13'-638"2x8 @ 24"
O
C
H1
T3 @ 24" OC, SE
E
5
/
S
4
.
1
H1
2X8 @ 16"
O
C 5 1/4" x 14" PSL14" FLOOR TRUSSES @ 24" OCGIRDER TRUSS 2 PLY 1 34" X 14" LVLHGUS410HANGER
HGUS5.5/10
HANGER
NOTE 6
NOTE 2 W/
LSSU210HANGER,
SEE 8/S4.1
8X14 DF-L NO. 1
8X14 DF-L NO. 1
13
S4.1 SIM.
16
S4.1
POST TO
BEAM CONN.,SEE 11/S4.1
POST TO
BEAM CONN.,
SEE 11/S4.1
POST TO
BEAM CONN.,
SEE 11/S4.1
2X8 @ 24" OC
2
S4.1 SIM.
6
S4.1
NOTE 8NOTE 8
NOTE 8
NOTE 8NOTE 8
NOTE 8NOTE 8
16
S4.1
TYP.
H1H1H1
H1
H1
BLOCKING @
24" OC
1'-0"
6"
2'-0"
1/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
199
3'-0"1'-0"2'-0"2'-0"
2'-0"2'-0"3'-0"8
S1.1
8
S1.1
17
S4.1
HEADER SCHEDULE
MARK MEMBER SIZE
NO. OFTRIMMER
STUDS
NO. OFKINGSTUDS
H1 (2) 2X8 1 1
H2 (2) 2X10 1 1
H3 (2) 1 34" X 9 12" LVL 1 1
UPPER ROOF FRAMING PLAN
SCALE: 1/4 " = 1'-0"
FRAMING NOTES:
1. COORDINATE WALL FRAMING AND ROOF FRAMING LAYOUT SO THAT THE FLOOR AND ROOF TRUSSES STACK DIRECTLY ON TOP OF WALL STUDS.
2. ATTACH 2x DF-L NO. 2 LEDGER WITH MINIMUM DEPTH OF 9-1/4" TO WALL STUDS WITH (3) - SIMPSON 0.220 x 4" SDWS TIMBER SCREWS PER STUD. MODEL NO.
SDWS22400DB) LEDGER SHALL SPAN ACROSS A MINIMUM OF (3) STUDS, AND THE BOTTOM OF LEDGER SHALL BE FLUSH WITH BOTTOM OF TRUSS.
3. FRAME RAKE WALL SO THAT THE TOP PLATE IS FLUSH WITH TOP OF TRUSS AND/OR ROOF FRAMING.
4. FRAME RAKE WALL SO THAT THE TOP PLATE IS 5-1/2" LOWER THAN THE TOP OF TRUSS AND/OR ROOF FRAMING AND INSTALL 2x6 BLOCKING BETWEEN 2x6
OUT-LOOKERS, TYPICAL.
5. INSTALL SIMPSON H1 OR H2.5 HURRICANE CLIP FROM TRUSS TO DOUBLE TOP PLATE AT EACH TRUSS OR ROOF RAFTER HEEL.6. STRAP BEAM TO WALL STUDS WITH SIMPSON LSTA28 AND FASTEN WITH 14-10D NAILS.
UPPER ROOF FRAMING PLAN
SCALE: 1/4 " = 1'-0"
5 12" x 13 12" 24F-V4 GLB
H1 H1 H1 H1
H1H1H1H1H1H1
H1H1
H1H1
H1
H1
H1
H1
H2
H1
H1
H1
H1
H1
H1
H1
H1
NOTE 6 NOTE 6
HEADER NOTES:
1. ALL HEADERS SHALL BE DOUGLAS FIR - LARCH NO. 1.
NOTE 4
NOTE 4
NOTE 5
NOTE 5NOTE 5
H1
T1 @ 24" OC , S
E
E
5
/
S
4
.
1 2X6 OUTLOOKERS @ 24" OC, TYP.T5 @ 24" OC, SE
E
5
/
S
4
.
1
2X6 OUTLOOKERS @ 24" OC, TYP.TYP.
H2
NOTE 5NOTE 5NOTE 5NOTE 5
2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.2X6 OUTLOOKERS @ 24" OC, TYP.5 2" x 13 " x 13 2" 24F-V4 GLB" 24F-V4 GLB
3'-0"NOTE 6NOTE 6NOTE 6
3'-0"NOTE 6NOTE 6
5 " x 13 " x 13 " 24F-V4 GLB" 24F-V4 GLB" 24F-V4 GLB
3'-0"3'-0"NOTE 6NOTE 6NOTE 6NOTE 6
5 1" x 13 1" 24F-V4 GLB" 24F-V4 GLB" 24F-V4 GLB22
3'-0"3'-0"NOTE 6NOTE 6 NOTE 6NOTE 63'-0"NOTE 6
H1H1
1/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
200
B 24'-0"
A 34'-0"
B 13'-6"
C3'-0"
C3'-0"
C4'-8"
B 15'-0"
B 5'-7"
B 6'-0"B 4'-0"
B 12'-0"
A32'-2"
D 9'-0"
MAIN FLOOR BRACED WALL PLAN
SCALE: 1/4 " = 1'-0"
LEGEND:
FRAMED WALL (CONSTANT HEIGHT)
FRAMED RAKE WALL
INDICATES EXTENTS OF BLOCKED
BRACED WALL / SHEARWALL,
SEE DETAIL 4/S1.2
INDICATES TYPE OF BRACED
WALL / SHEARWALL PER SCHEDULEON DETAIL 1/S1.2
INDICATES TOTAL LENGTH OF SHEATHED
BRACED WALL OR SHEARWALL
INDICATES HOLD DOWN AT END OFBRACED WALL PANEL / SHEARWALL STHD#6 3'-0"STHD10STHD10STHD10STHD10STHD14STHD14STHD14
STHD14
STHD14
STHD14
STHD14
STHD14
HDU8STHD14HDU5STHD10
STHD10
D 7'-2"
HDU5
HDU5
HOLDOWN SCHEDULE
MARK
SIMPSON
MODEL
NUMBER
STYLE
MINIMUM
FRAMING
SUPPORTMEMEBER
FASTENING COMMENTS, NOTES, & DETAIL
STHD10 STHD10
EMBEDDED
STRAP DOUBLE 2X 20-16D SINKERS SEE DETAIL 5/S1.1
STHD14 STHD14
EMBEDDED
STRAP DOUBLE 2X 24-16D SINKERS SEE DETAIL 5/S1.1
HDU5 HDU5
EMBEDDED
A.B.DOUBLE 2X 14 - SDS 1/4" x 2 1/2"SEE DETAIL 5/S1.1
HDU8 HDU8
EMBEDDED
A.B.TRIPLE 2X 20 - SDS 1/4" x 2 1/2"SEE DETAIL 5/S1.1
HOLDOWN NOTES:
1. ALL HOLDOWNS INDICATED ARE TO BE SIMPSON STRONG-TIE OR APPROVED EQUAL.
2. CONTRACTOR TO INSTALL ALL HOLDOWNS PER MANUFACTURERS RECOMMENDATIONS AND PER DETAIL ASINDICATED WITHIN THESE DRAWINGS.
1,2
1/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
201
UPPER FLOOR BRACED WALL PLAN
SCALE: 1/4 " = 1'-0"
LEGEND:
FRAMED WALL (CONSTANT HEIGHT)
FRAMED RAKE WALL
INDICATES EXTENTS OF BLOCKED
BRACED WALL / SHEARWALL,
SEE DETAIL 4/S1.2
INDICATES TYPE OF BRACED
WALL / SHEARWALL PER SCHEDULE
ON DETAIL 1/S1.2
INDICATES TOTAL LENGTH OF SHEATHED
BRACED WALL OR SHEARWALL
INDICATES HOLD DOWN AT END OF
BRACED WALL PANEL / SHEARWALL STHD#HOLDOWN SCHEDULE
MARK
SIMPSON
MODEL
NUMBER
STYLE
MINIMUM
FRAMING
SUPPORTMEMEBER
FASTENING COMMENTS, NOTES, & DETAIL
MSTC40 MSTC40 STRAP DOUBLE 2X 22-16D SINKERS SEE DETAIL 15/S1.1
HOLDOWN NOTES:
1. ALL HOLDOWNS INDICATED ARE TO BE SIMPSON STRONG-TIE OR APPROVED EQUAL.
2. CONTRACTOR TO INSTALL ALL HOLDOWNS PER MANUFACTURERS RECOMMENDATIONS AND PER DETAIL AS
INDICATED WITHIN THESE DRAWINGS.
1,2
6 3'-0"
B 20'-0"
B19'-9"
A• • ••• •••••••
B 20'-0"
B 7'-8"
B 18'-9"
B6'-3"
B 7'-4"
MSTC40
MSTC40
MSTC40
MSTC40
MSTC40MSTC401/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
202
1
S4.1
8
S4.1
LOWER ROOF LEDGER CONNECTION TO UPPER WALL
SLAB TO STRUCTURE DETAIL4" MIN.112"318"318"112"2
S4.1
FLOOR FRAMING AT FLOOR BEAM
7
S4.1
ROOF FRAMING @ LOWER ROOF
3
S4.1
TIMBER BEAM CONNECTION TO WALL FRAMING
(BEAM POCKET)
S1.5
S1.5
S1.5
S1.5 10" MIN16
S4.1
PORCH RAFTER TO BEAM CONNECTON3" MIN5
S4.1
TRUSS DIAGRAMS
NOTES:
1. HOLD SLAB 1" BELOW TOP OF SUBFLOOR
6
S4.1
SHED ROOF TO WALL LEDGER
8D @ 6" OC
2X BLOCKING NAILED
TO WALL BLOCK W/
(4) - 16D MIN.
TRUSS PER PLAN
H2.5 CLIP
2X CONTINUOUS LEDGER
FASTENED TO FRAMING W/
(2) - 1/4" X 4 1/2" SDS
SCREWS @ EACH TRUSS
UPRIGHT, (24" OC MAX.)
EXT. WALL
2X WALL BLOCKING
UPPER EXT. WALL
3/4" SUBFLOOR
TRUSS GIRDER
17
S4.1
TRUSS HEAL BEARING - COMMON TRUSS
ROOF SHEATHING
ROOF TRUSS PER
PLAN
2X10 BLOCKING
8D E.N. @ 6" OC
WALL SHEATHINGCONTINUOUS OVER
TRUSS HEEL
H2.5 OR H1
TRUSS CLIP
DOUBLE 2X6 TOP PLATE
EXTERIOR WALL
2" MAX.EXTERIOR WALL
FLOOR FRAMING PER PLAN
WALL BELOW WHERE
OCCURS
PATIO CONSISTING OF:
1 1/2" CONCRETE TOPPING
DRAINAGE MAT
SINGLE PLY MEMBRANE ROOF
3/4" ROOF SHEATHING
2X12 W/ 1/4" / FT RIP ALONG TOP
HANGER PER PLAN
2X LEDGER ATTACHED TO
LVL RIM / BEAM WITH (3) -
.220" X 4" SDWS TIMBER
SCREWS @ 12" OC 3'-0" MIN.RAILING
2X2 X 3/16" NEWEL POST
3/16" CABLE @ 3"
SPACING
CONNECTION PER
18/S4.1
GUTTER
5/4 MIRATEC FACSIA
2X RIM
2X BLOCKING
EXTERIOR WALL
13
S4.1
ELEVATED FLAT ROOF / PATIO
NOTES:
1. TOP OF CONCRETE SHALL BE 1" LOWER THAN TOP OF
INTERIOR SUBFLOOR.
18
S4.1
CABLE RAIL SUPPORT CONNECTION
1 12"2"8"1"2"2"8"6"2"1 12"1"2"2"1"8"6"1"2"2"1"4"1"
A A B
B
A-A
B-B
HSS2x2x 3/16
NEWEL POST
3/16" DIAM. CABLE
1 12" CONCRETE
TOPPING
STEEL ANGLE BASE
(3) - 0.220"x4" SDWS
SCREWS
DOUBLE 2X6
BLOCKING
2X6 BLOCKING
(6) - 0.220"x3" SDWS
SCREWS
2X RIM
BASE DETAIL
SINGLE PLYMEMBRANE
GUTTER
5/4 MIRATEC
FASCIA
1" OVERHANG
11
S4.1
TIMBER BEAM TO POST CONNECTION
5
S4.1
TRUSS DIAGRAMS
12'-4"13'-8"1'-0"2'-0"4'-0"3'-0"3'-6"3
12
3
12
3
12
3
12
3
12
3'-1112"12"1'-0"14'-512"2'-0"1'-0"2'-0"13'-834"3'-5"2'-0"
17'-7"1'-414"3'-0"
T1:UPPER ROOF
T2:MASTER BED ROOF
T3:MASTER BATH ROOF
T4:GARAGE ROOF
T5:ADU ROOF
3/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
203
MAIN FLOOR ELECTRICAL PLAN
SCALE: 1/4 " = 1'-0"SS3SSSSS3S S3S3
+42"GFI
+42"GFI
S
3
S
3S3S3
S
S
S
SSS3S3S3S
3S3
S
3
S
S
3
S3S3
S
3SSSS
S3
SS3SS3SSSSS
3
S3S3S3
S3S3S3
LED TAPE LIGHT
MSMS
MS MS
MS MS
MSMS
MS
MS
220+36"GFI+54"
GFI+42"
GFI+42"
GFI
GFI
GFI+32"S3GFIGFI+42"+42"
+60"
GFI+42"GFI+42"
GFI
GFI+42"
GFI
GFI
GFI+42"
GFI+42"
220
GFI
WP
WP
WP
+54"
SUBWOOFER
SPKSPK
SPK SPK
SPK
+72"
GFI
GFI
GFI
GFI+24"GFI+24"GFI+48"
GFI+48"
GFI+48"
GFI+24"GFI+24"
GFI+24"GFI+24"
GFI+24"GFI+24"GFI+24"
GFI+48"
GFI+24"
GFI+48"S3S3S3S3
S
3
S
3
S3S3
WPWP
WP
WP
WP
S3
S
3 S3SS
3
S
ELECTRICAL ELECTRICALUNDERCOUNTERSTEAMUNIT
METER
METER
ELECTRICAL METER
ELECTRICAL BREAKER BOX
UFER GROUND
DUPLEX OUTLET
WEATHERPROOF DUPLEX OUTLET
GROUND FAULT DUPLEX OUTLET
220 VOLT OUTLET
DATA
SWITCH
3 WAY SWITCH
4 WAY SWITCH
DIMMER SWITCH
MOTION SENSOR SWITCH
PHOTO OPTIC SWITCH
SMOKE DETECTOR
EXHAUST FAN
EXHAUST FAN WITH LIGHT
6" RECESSED LIGHT
3 LIGHT CEILING FIXTURE
3 LIGHT BATHROOM FIXTURE
WALL SCONCE
MOTION SENSOR / PHOTO OPTIC STAIR LIGHT
2 LIGHT 48" T8 FLUORESCENT
CEILING SPEAKER
CHANDELIER
S
WP
GFI
220
S3SS4SDSMSSPOSPK
ELECTRICAL
MS
METER
GFI+48"
220
30 AMP 110VRV OUTLET
POWER FOR GARAGE
UNIT HEATER
GD
GD
GD
UFER
GROUND
UFER
GROUND
HOT TUB
OUTLET
1/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
204
UPPER FLOOR ELECTRICAL PLAN
SCALE: 1/4 " = 1'-0"SSSS S S+54"
+48"
+48"
+48"
+42"GFI
GFI+42"
SS
SS
S
S3
S3SSS
S 3
GFI
+54"
S
S 3
S3
SSPK SPK
SPK SPK
SUBWOOFER
S3
ELECTRICAL METER
ELECTRICAL BREAKER BOX
UFER GROUND
DUPLEX OUTLET
WEATHERPROOF DUPLEX OUTLET
GROUND FAULT DUPLEX OUTLET
220 VOLT OUTLET
DATA
SWITCH
3 WAY SWITCH
4 WAY SWITCH
DIMMER SWITCH
MOTION SENSOR SWITCH
PHOTO OPTIC SWITCH
SMOKE DETECTOR
EXHAUST FAN
EXHAUST FAN WITH LIGHT
6" RECESSED LIGHT
3 LIGHT CEILING FIXTURE
3 LIGHT BATHROOM FIXTURE
WALL SCONCE
MOTION SENSOR / PHOTO OPTIC STAIR LIGHT
2 LIGHT 48" T8 FLUORESCENT
CEILING SPEAKER
CHANDELIER
S
WP
GFI
220
S3SS4SDSMSSPOSPK
ELECTRICAL
MS
METER
S
3
3 3
GFI
S
1/4" = 1'-0"
DRAWN BY: DWS
CHECKED BY: DWS
DATE:03-15-2016
SCALE:
205
206
207