HomeMy WebLinkAbout51148-Z TOWN OF SOUTHOLD
BUILDING DEPARTMENT
TOWN CLERK'S OFFICE
SOUTHOLD, NY
BUILDING PERMIT
(THIS PERMIT MUST BE KEPT ON THE PREMISES
WITH ONE SET OF APPROVED PLANS AND SPECIFICATIONS
UNTIL FULL COMPLETION OF THE WORK AUTHORIZED)
Permit#: 51148 Date: 09/04/2024
Permission is hereby granted to:
1000 Soundbeach Dr LLC
3808 Ditmars Blvd
Astoria, NY
To:
Construct a detached garage accessory to a single-family dwelling as applied for per ZBA
approval.
Premises Located at:
1000 Sound Beach Dr, Mattituck, NY 11952
SCTM# 99.4-5.1
Pursuant to application dated 02/20/2024 and approved by the Building Inspector.
To expire on 03/06/2026.
Contractors:
Required Inspections:
FOOTING/REBAR, FOUNDATION 1ST, FRAMING/STRAPPING , PLUMBING, ELECTRICAL- ROUGH, ELECTRICAL-
FINAL, DRAINAGE, FINAL,
Fees:
ACCESSORY $279.00
CO-ACCESSORY BUILDING $100.00
Total $379.00
Building Inspector
1
TOWN OF SOUTHOLD—BUILDING DEPARTMENT
Town Hall Annex 54375 Main Road P. O. Box 1179 Southold,NY 11971-0959
Telephone (631) 765-1802 Fax (631) 765-9502 littr)s://www.soutlioldt'6wnny.Rov
Date Received
APPLICATION FOR BUILDING
ECiE0WE
For Office Use Only D
i
PERMIT NO. 5 Building Inspector: I
FEB -
Applications and forms must be filled out in their entirety.Incomplete
i
applications will not be accepted. Where the Applicant is not the owner,an �Mi (Tlh l 71, �
Owner's Authorization form(Page 2)shall be completed.
Date:
OWNER(S)OF PROPERTY: 1
Name: 10 bo � SCTM# 1000- C I S.
-c3c
Project Address: 1000 5curd, beach rj V I'Y10hAuLy\, IJ '
Phone#: JAI a —69Li -. 0 Email: aftrlunopo U.( S0 fh(xnos ry ap;Ine-1-
Mailing Address: Lifd , hairmaqbcaLbuw T-exasMooL
CONTACT PERSON: � �
Name; �C,e --444t" (V1
Mailing Address:
Phone#: t � Email: ,- � i'
DESIGN PROFESSIONAL INFORMATION:
Name:
Mailing Address: •To6 yl l7 y l
Phone#: — 7D2_ 35f I Email: ) '3 4,.o I •LOd✓li
CONTRACTOR INFORMATION:
Name: � 1 .
Mailing Address: n
Phone#: �lfo Email: cd 1 one he
22� �vl Oaol .Garry
DESCRIPTION OF PROPOSED CONSTRUCTION
ew Structure ❑Addition ❑Alteration ❑Repair ❑Demolition Estimated Cost of Project„
❑Other $
Will the lot be re-graded? ❑YesNo Will excess fill be removed from premises? f 'es ❑No
1
l
PROPERTY INFORMATION
Existinguse ofproperty: p Intended use ofproperty,
S 'term) WmI i, 1, FAmol Dwvll�
Zone or use district in which premises is situated: Are there any covenants and restrictions with respect to
this property? ❑Yes E)UNo IF YES, PROVIDE A COPY.
Check Box After Reading: The owner/contractor/design professional is responsible for all drainage and stormMater issues as provided by
Chapter 236 of the Town Code. APPLICATION IS HEREBY MADE to the Building Department for the issuance of a Building Permit pursuant to the Building Zone
Ordinance of the Town of Southold,Suffolk,County,New York and other applicable Laws,Ordinances or Regurietions,for the construction of buildings,`
additions,alterations or for removal or demolition as herein described.The applicant agrees to comply with'all applicable laws,!ordiinances,bcailding code,
housing code and regulations and to admit authorized inspectors on premises and in building(s)for necessary inspections.False statements made herein are
punishable as a Class A misdemeanor pursuant to Section 210.45 of the New York State Penal Law.
Application Submitted B (print name): AutMrizedAgent ❑Owner
Signature of Applicant, Date:
STATE OF NEW YORK)
SS:
COUNTY OF )
V' C being duly sworn, deposes and says th t(s)he is the applicant
(Name of ind' idual signing contract) above named,
(S)he is the
(Contractor,Agent, Corporate Officer, etc.)
of said owner or owners, and is duly authorized to perform or have performed the said work and to make and file this
application;that all statements contained in this application are true to the best of his/her knowledge and belief; and
that the work will be performed in the manner set forth in the application file therewith.
Sworn before me this
day ofa b 20A
ji Notary Public
EROPERTY OWINERAUTHORIZATION
(Where the applicant is not the owner)
I,, residing at lit In RaCI&A A
IMIARAU9 ( 2 do hereby authorize P8 M11 � Y I �' to apply on
my behalf to the Town of Southold Building Department for approval as described herein.
Z3 -z9
Own is Signature Date
Print Owner's Name
2
OFFICE LOCATION: MAILING ADDRESS:
80 P.O. Box 11
Town Hall Annex �„�
54375 State Road Route 25 } Southold, NY 11971
(cor. Main Rd. &Youngs Ave.)
Southold,NY Telephone: 631 765-1809
http://southoldtownny.gov
E C E RECEIVED
ZONING BOARD OF APPEALS �. �l •�1 "
JAN 1 0 2024 Town of Southold
9
JAN e 2024
,Tovvj of 0 c)uthold ®uth h=
FINDINGS, DELIBERATIONS AND DETERMINATION
MEETING OF JANUARY 4, 2024
ZBA FILE: #7858
NAME OF APPLICANT: 1000 Soundbeach Drive LLC
PROPERTY LOCATION: 1000 Sound Beach Drive, Mattituck, NY SCTM# 1000-99-1-5.1
SEQRA DETEItIvIINATIOI ,: The Zoning Board of Appeals has visited the property under consideration in this
application and determines that this review falls under the Type II category of the State's List of Actions, without
further steps under SEQRA.
SI FFOLK COUNTY A.QMINIS'I"RXrIVl' CODE: This application was referred as required under the Suffolk
County Administrative Code Sections A 14-14 to 23,,and the Suffolk County Department of Planning issued its reply
dated October 26, 2023 stating that this application is considered a matter for local determination as there appears to
be no significant county-wide or inter-community impact.
LW'RI' DETERMINATION: This application was referred for review under Chapter 268, Waterfront Consistency
review of the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy
Standards. The LWRP Coordinator issued a recommendation dated. December 1,2024. Based upon the information
provided on the LWRP Consistency Assessment Form submitted to this department, as well as the records available,
it is recommended that the proposed action is INCONSISTENT with LWRP policy standards and therefore is
INCONSISTENT with the LWRP for the following reasons:
Policy 1: The accessory structure does not enhance community character and sets a precedent on lots in the
neighborhood and within the community. It is located within the FEMA AE Flood Zone and subject to damage and
loss due to storm events and tidal surges.
Policy 4: The parcel is located within the Coastal Erosion Hazard Area. The structures within these areas are subject
to repetitive loss from storm surge-induced erosion events and should be avoided and/or minimized. Setbacks should
be minimized.
On December 12,2023 the applicant submitted new plans for a one car garage, located in the front yard, in the same
position, and reducing lot coverage to 23.8% which is less nonconforming to the. code. The applicant pi°oposes to
locate the accessory garage in the front yard on the landward side of the existing dwelling and as far from the Long
Island Sound as possible,and, with the conditions imposed herein the Board of Appeals now determines the proposed
action to be CONSISTENT with the LWRP.
PR",OPE,R"FY FACT /DE-SCRIPTION., The subject property is a non-conforming 20,347 square foot waterfront
parcel located in an R-40 Zoning District. The parcel runs 100.02 feet along Long Island Sound, runs 100.45 feet
Page 2, January 4,2024
47858, 1000 Sound Beach Dr. LLC
SCTM No. 1000-99-1-5.1
along Sound Beach Drive, runs 376.39 feet on the North side and 364,27 feet on the South side, The parcel is
improved with a one-story frame house on pilings (F. FL EL 10.7) with wood walk. All is shown on a survey by
Nathan Taft Corwin, III, LJ-S, last revised December 9, 2023 depicting the proposed one car garage.
BASIS QL--..ARM,ATIO,N: Request for Variances from Article 111, Section 28045 and the Building Inspector's
August 31,2023„ Notice of Disapproval based on an application for a permit to construct an accessory garage, at; I)
Less than the code required front yard setback oF40 feet;2) more than the code permitted maximum lot coverage of
20%; located at 1000 Sound Beach Drive, (Adj. to Long Island Sound) Mattituck,NY. SC'["M#1000-99-1-5.1.
REL I accessory two car garage in the code
[EF.&L-��JESIED� Tile applicant requests variances to construct ai
permitted front yard on this waterfront property with a front yard setback of 29. feet where town code requires a
MillinlUm 40-foot front yard setback. The construction of the accessory garage will result in lot coverage of 25.1%
of the buildable area of the subject lot where town code allows a maximum lot coverage of 20% of the buildable
area.
AM—ENDED APPLEM-1QN: During the hearing, the applicant was asked to bring the plan into more conformity
with the code. The applicant submitted a plan last revised December 9, 2023 reducing the size of the structure to a
one car garage, The proposed non-conforming front yard setback will rernain the same however, the proposed lot
coverage will be reduced from 25.1 percent to 23.8 percent therefore making the application more conforming to the
code.
FINDINGS OF F,,ACT/.,R1.`,A SONS
The Zoning Board of Appeals held a public hearing oil this application oil December 7, 2023 at which time written
and oral evidence were presented. Based upon all testimony, documentation, personal inspection of the property
and surrounding) neighborhood, and other evidence, the Zoning Board finds the following, facts to be true and
relevant and makes the following findings:
I Grant of the variances relief AS AMENDED will not produce all undesirable change
in the character of the neighborhood or a detriment to nearby properties. The neighborhood is a single-family
waterfront neighborhood consisting of older homes that do not conform to current zoning. Accessory garages in
front yard locations are conforriling uses in residential zones on waterfront properties. The proposed increase in the
non-conforming lot coverage is a modest 2.7 percent increase. The proposed accessory garage as amended is 17 feet
tall and 14 feet wide. Although it will have a non-conforming front yard setback its design, size and masts will be in
scale and character with the neighborhood and a tall existing hedge row of evergreen privet along the front property
line will lessen the visual impact of the accessory garage from the street.
2. Town Law §267-b(31(b)(2). The benefit Sought by the applicant AS AMENDED cannot be achieved by some
method, feasible for the applicant to pursue, other than all area variance. T fie parcel currently has a non-conforriling,
lot coverage with a total lot coverage of 2 1.1% and the location of the, existing house relative to the street does not
permit: a front yard location For an accessory garage with a confirming setback, Therefore, . any proposed plans to
build an accessory garage would require the benefit of variance relief.
3. Town 1,aw '267-b(3)(b)Q). The variances granted herein AS AMENDED are mathematically substantial; the
variance for the non-conforming front yard setback represents 27.5% relief from the code. The variance for the non-
conforming lot coverage is mathematically substantial representing 19% relief from the code. However,the home Is
existing and the proposed location and size of the garage is the minimal size for a functional garage, the front yard
is the only location in which an accessory garage can reasonably be placed since the code permitted rear yard
alternative location would require an accessory garage to be impractically close to the as built dwelling or located in
the Coastal Erosion Hazard Zone on the property. Moreover, the proposed side yard setback is conforming and there
is insufficient room in the side yards to attach a garage to the dwelling.
Page 3,January 4,2024
#7858, 1000 Sound Beach Dr. LLC
SCTM No. 1000-99-1-5.1
this residential
4. Tow i Law §267-b(3)(WC4). No evidence has been submitted to suggest that a variance in
community will have an adverse impact oil the physical or environmental conditions in the neighborhood. The
applicant must comply with,Chapter 236 of theTown's Storm Water Management Code.
5. Town Law 67-b(3)(b)ffL The difficulty has been self-created. The applicant purchased the parcel after the
Zoning Code was in effect and it is presLimed that the applicant had actual or constructive knowledge of the
limitations on the use of the parcel under the Zoning Code in effect prior to or at the time ol'purchase,
6. Town Law §267-b. Grant of the relief as amended is the minimum action necessary and adequate to enable the
applicant to enjoy the benefit of an accessory garage while preserving and protecting the character of the
neighborhood and the health, safety and welfare of the community.
RESOLU BOARD: In considering all of the above factors and applying the balancing test under New
York 71,own Law 267-B, motion was offered by Member Weisman (Chairperson), seconded by Member Dantes, and
duly carried, to
GRANT the variances as AMENDED, and shown on the Architectural plans prepared by Charles M. Thomas,
Architect,dated December 9,2023 and the Survey prepared by Nathan Taft Corwin,111,L.L.S. last revised December
9, 2023.
S1FH.1V("F TO THE FOLLOWING CONDITIONS:
1. The applicant shall apply to the Southold Town Board of Trustees and receive a Wetlands Permit
for the accessory garage, if required by the Town of Southold Building Department.
2. The garage shall remain unconditioned, non-habitable space used only for storage.
This approval shall not be deemed effective until the required conditions have been met. At the discretion of
the Board of Appeals,failure to comply With the above conditions may render this decision null and
void
That the above conditions be written into the Building Inspector's Certificate of Occupancy, when issued
The Board reserves the right to substitute a similar design that is de minimis in nature for an alteration that does
not increase the degree of nonconformity.
IMPORTANT LIMITS ON THE APPRQVAIASl-GIUNTED REREO IN
Please Read Carefully
Any deviation ftoin the survey, site plan andlor architectural drawings cited in this decision, or work exceeding
the scope l'the relief granted herein, will result in delays and for a possible denial by the Building Department
oJ'a building permit andlor the issuance of a.'stop Work Order, and may require a new application and public
hearing before the Zoning Board of Appeals.
Atty deviation from the variance( Ig I n a ndlor s urvey
granted herein as shown on the archilecturalitrawir s,siepla
Ig I � o I relief d
cited above, such as alterations, extensions, demolitions, or demolitions exceedij , he scope f he re ie 'g granted
e
herein, are not authorized under this application when involving nonconformilies under the zoning code. This
action does not authorize or condone any current or future arse, setback or other feature of the subject proper AV
that may violate the Zoning Code, other than such uses,setbacks and otherfeatures as are expressly addressed in
this action.
Page 4,January 4,2024
47858, 1000 Sound Beach Dr. LLC
SCTM No. 1000-99-1-5.1
TIME I JM1TS ON THIS APPROVAL: Pursuant to Chapter 280-146(B) of the Code of the Town
of Southold any variance granted by the Board of Appeals shall become null and void where a
Certificate of Occupancy has not been procured, and/or a subdivision map has not been filed with
the Suffolk County Clerk,within three (3) years from the date such variance was granted. The
Board of Appeals may, upon written request prior to the date of expiration, grant an extension not
to exceed three (3) consecutive one (1)year terms. IT IS THE PROPERTY OWNER'S
RESPONSIBILITY ITY TO ENSURE COMPLIANCE, WITH THE COVE "E UIRED TIME
FRAME ME DESCRIBED HEREIN. Failure to comply in a timely manner may result in the denial by
the Building Department of a Certificate of Occupancy, nullify the approved variance relief, and
require a new variance application with public hearing before the Board of Appeals
Vote of the Board: Ayes: Members Weisman(Chairperson), Dantes, Planamento, Acampora and Lehnert. (5- 0)
Leshe Kanes Weisman, Ch irperson
Approved for filing / / 2024
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9080 DOOR i DOOR II II
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8"x16" SMART VENTS
10,-0" 14'-0" 22'-0" /7'-0' 9080 0 H. DOOR7'-0"
SIDE YARD 8"x16" SMART VENTS MAX 12" ABOVE
SETBACK ADJACENT GRADE AND MAX 12" ABOVE 14'-O"
CRAWL SPACE SLAB INSTALLED IN GARAGE
8"06" SMART VENTS MAX 12" ABOVE
DOOR USE MODEL # 1540-510 200 SFT OF
COVERAGE PER VENT ADJACENT GRADE AND MAX 12" ABOVE w
CRAWL. SPACE SLAB INSTALLED IN GARAGE
E F R 0 N T E L E V A T 1 0 N E S I D E E L E V A T 1 0 N nOOR IMF MOnFI !F 1540-510 700 SFT OF
1 SCALE: 1/4" = 1'-0" 3 SCALE: 1/4" = 1'-0"
('P F L 0 0 R P L A N = w 0�
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CRAWL SPACE SLAB (1 SMART VENT I 0 ( ,I REQUIRED TO BE AT SAME HEIGHT AS I I v
J J �" o ADJACENT GRADE)
USE MODEL # 10 Q Q
I I I 200 SFT OF COVERAGE PER VENT I
CEDAR PERFECTION DROP FOUNDATION WALL
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SHINGLES
TO MEET SLAB O O z _
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GRADE AND MAX 12" ABOVE 14'-0" 10-0" I I In O I I CRAWL SPACE SLAB (1 SMART VENT SIDE YARD O SETBACK
REQUIRED TO BE AT SAME HEIGHT AS O ~
ADJACENT GRADE) I I m
USE MODEL # 1540-510
200 SFT OF COVERAGE PER VENT I ( _J Z I I M
fn O =
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E R EAR E L E V A T I O N E S I D E E L E V A T I O N DROP FOUNDATION WALL
TO MEET SLAB
2 SCALE: 1/4" = 1'-0" 4 SCALE: 1/4" = 1'-0" CONTINUOUS FOOTING
L - - - - - - - - _J I N
(2) 11 %- ML RIDGE BEAM
12 2'-41" 2'-44"
TYPICAL ROOF CONSTRUCTION 12 ' RopF a4 9'-3~
SYNTHETIC SLATE ROOFING 10� RARs
OVER 15# ROOF FELT ON 1/2" CDX PLYWOOD SHEATHING. \ ® 18 0.�
2"X8" ROOF RAFTERS ® 16" O.C. Charles M . Thomas
LINE OF ROOF \ P F O U N D A T I O N P L A N
RAFTER BEYOND
DORMER \
STORAGE LOFT \ 2 SCALE: 1/4" = 1'-0" a r C h 1 t e C t
2-2X4 TOP PLATE LIDPO BOX 877 JAMESPORT, NY 11947 (631) 727-7993
'
ER
�" PLYWOOD (14�1 T 0d � N 11/ " FASTENER ALL CS16
STUD TO BAND JOIST PROJECT
2"X8" CJ 0 16" OC. - (20) 10d x 1 1/2" FASTENER
2X8 FLUSH LEDGER Ridge Beam
TYPICAL WALL CONSTRUCTION LAG BOLT (2 BOLTS PER STUD)
TECO EACH JST ° °
° MTs16 D35
CEDAR PERFECTION SHINGLES TYVEK HOUSE WRAP 1/2" CD X o °
PLYWOOD SHEATHING ON 2"X4" WD. STUDS 0 16" O.C. mien
PROPOSED GARAGE
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2"x6" CCA SILL PLATE
TERMITE SHIELD o o vFi MTS12 RAFTER MSTA j
5/8" DIA. ANCHOR BOLTS 2X4 BOTTOM PLATE w Li
039" O.C. ATOP 2X6 SILL li�o 0 o z 0
4" POURED CONCRETE SLAB =
8"x16" SMART VENTS MAX 12" ABOVE 4 MILL VAPOR BARRIER x w xF o , LTP4 0 w 0w LTP4
DATE: 12/9/23
ADJACENT GRADE AND MAX 12" ABOVELd _ Simpson Strong Tie
USE MODEL # 1540-510 COMPACTED FILL Uplift connectors shall
D10
200 SFT OF COVERAGE PER VENT WITH CEILING COLLAR TIES ® 32" O.C. PROJECT No.
bypass each other to " ORAwING BY. MC
8" POURED CONCRETE FOUNDATION � prevent cross—grain CS-20x18 MIN. WITH (7) 10d COMMON NAILS Simpson Strong—Tie CHK BY.
WALL ON 8"X16" POURED LTP4, spacing as required for p 9 PER RAFTER INSTALLED OVER PLYWOOD
CONCRETE FOOTING shear. SSP spacing for uplift. tension of band joist. DWG No.
n RIDGE STRAP TIE ADJUSTABLE HANGER A 001 00
s C R 0 S S S E C T I O N SCALE: N.T.S.
_ RAFTER TO WALL SILL TO RIM JOIST SCALE: N.T.S.
(12) 8d x 1 1/2" FASTENER ' OF
1 SCALE: 1/4" = 1'-0" SCALE: N.T.S.
THESE DRAWINGS AND ACCOMPANYING SPECIFICATIONS, AS INSTRUMENTS OF SERVICE, ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN PART, IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM THE ARCHITECT. TITLE TO THESE PLANS SHALL REMAIN WITH THE ARCHITECTAASUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
TABLE R 301.7
TOP PLATE FRAMING TO ACCOMADATE r,• ``" �'�
CORNER AND PARTITION POSTS ALLOWABLE DDUCTION OF SIRUCRURAL MEMBERS
RAFTERS AND CEILING PIPING — R 6 0 2.7.2 STUCTURAL MEMBER ALLOWABLE
DEFLE
JOISTS OR APPROVED
ROOF TRUSS TOP PLATESION
/ L/1B0 :`
RAFTERS W GREATER
SLOPES THAN j W/NO
TOP PLATES
FINISHED CEILING
SECOND STORY TOP PLATE— WW MM TABLE 3.1 ATTACHED TO RAFTERS
TOP PLATE SEE DRILLING AND 16d NAIL AT 24" O.C. GYPSM BOARD INSTALL-IN STUD INTERIOR WALLS AND H/180
JOIST IS PERMITTED TO NOTCHING PROVISIONS ACCORDANCE WITH PARTITIONS .`
BE CUT OR NOTCHED FLOORS AND PLASTERED L/360 STUD `��� • �'`
FLOOR JOIST— BETWEEN THESE LIMITS WALL STUD— BORED HOLE MAX CEILINGS
SEE DRILLING AND DIAMETER 60% ALL OTHER STRUCTURAL L/240 BORED HOLE MAX Z
NOTCHING PROVISIONS SEE DRILLING AND OF STUD DEPTH DIAMETER 40%
BOTTOM PLATE NOTCHING PROVISIONS MEMEBELL
WFCM SECTION 3.3.1.1.1 / PLASTER OR H/3so �
1 3 SPAN 1 3 SPA WFCM SECTION 3.4.1.1.1 WOOD STRUCTURAL PANEL sSTUUCCO NISHE 5 80 STUD DEPTH
/ / NSTALLED IN ACCORDANCE 5/8 MIN. TO EDGE /
d NAIL AT 6" O.0 WITH WFCM TABLE 3.1 EXT. WALLS-WIND LOADS L/240 TO EDGE
i ALL PANEL EDGES WITH BRITTLE(b) FINISHES
° 8d NAIL AT 12" O.C. ON ALL EXT. WALLS-WIND LOADS L 240 5/8" MIN. TO EDGE —
T JOIST ENDS TO BE / o'
FOR BLOCKING BLOCKED AGAINST FRAMING MEMBERS NOT AT NOTCH MUST NOT EXCEED WITH FLEXIBLE a FINISHES NOTCH MUST NOT EXCEED
BAND JOIST AND BRIDGING ROTATION IN ACCORDANCE (a) CORNER DETAIL PANEL EDGES 40% OF STUD DEPTH NOTES: L= SPAN LENGTH, H = SPAN HEIGHT 25% OF STUD DEPTH
TOP PLATE OR BLOCKING SEE WFCM SECTION 3.3 a. The wind load shall be permitted to be taken as 0.7 times the cn
WITH WFCM 3.3.1.3—END RESTRAINT GYPSM BOARD INSTALLED IN component and cladding loads for hte purpose of the determining BORED HOLES SHALL NOT w
AND 3.3.1.4 BRIDGING d NAIL AT 6 O.C. ACCORDANCE WITH WFCM TABLE 3.1 BORED HOLES SHALL NOT deflection limits herein. BE LOCATED IN THE SAME IF HOLE IS BETWEEN 40% AND 60% o
BEARING ALL PANEL EDGES) BE LOCATED IN THE SAME b. For cantilever memebers, L shall be taken as twice the lenght CROSS SECTION OF CUT OR OF STUD DEPTH THEN STUD MUST BE
WALL CROSS SECTION OF CUT OR / » of the cantilever. DOUBLE AND Nd MORE THAN TWO
5 MIN. TO EDGE c. For aluminum structural members or paneles used in roofs or SUCCESSIVE STUDS ARE DOUBLED
1 IN.x4 IN. RIBBON walls of sunroom additions or patio covers, not supporting edge of AND SO BORED N
LAP JOIST 3 IN. MIN. CUT INTO STUD — glass or sandwich panels, the total load deflection shall not
BAND JOIST -BOTTOM PLATE FOR FIRE BLOCKING exceed L/so. For sandwich panels used in roots or walls of Zp ^ � �
WOOD STRUCTURAL PANEL sunroom additions or patio covers, the total load deflection shall L N �r
OR BLOCKING ° 16d NAIL AT 24" o.c. INSTALLED
WFCM TABLE03DANCE WFCM 2015 SB C HIGH WIND EDITION not exceed L/,2D TABLE R 301.2221 WFCM 2015 SBC HIGH WIND EDITION ui
of
SILL PLATE � JOIST ,o ,
S E C TI 0 N 3.4.3.1 .1 FIGURE 3.313 WALL BRACING ADJUSTMENT FACTORS BY ROOF
SECTION 3.4.2.1 .1 FIGURE 3.3 A
CRAWL SPACE ° 8d NAIL AT 6"�O.C. ON ALL COVERING DEAD LOAD NOTCHING AND BORED
OR BASEMENT \_SUBFLOOR MONOLITHIC EDGES ANDS 1�2' 0 CA ON HALL NOTCHING AND BORED HOLE LIMITATIONS ROOF/CEILING ROOF/CEILING HOLE LIMITATIONS
L_ FOUNDATION SLAB—ON—GRADE FRAMING MEMBERS NOT AT FOR INTERIOR NONBEARING WALLS DEAD LOAD DEAD LOAD FOR EXTERIOR WALLS AND BEARING WALLS
FOUNDATION (b) INSIDE CORNER DETAIL PANEL EDGES WALL SUPPORTING 15 psf or less 25 psf
PLATFORM FRAMING INTERMEDIATE BALLOON FRAMING EXTERIOR CORNER FRAMING NOTCHING AND BORED HOLE LIMITATIONS ROOF ONLY 1.0 1.2
BEARING WALL FOR EXTERIOR BEARING AND INTERIOR ROOF PLUS ONE STORY 1.0 1.1 2x4 CONTINUOUS O
NON—BEARING WALLS: R602.6 (1 )�2 FOR SI: 1 POUND PER SQUARE FOOT = 0.49 kN/M(2) LATERAL BRACE AT 6 O.C. N
TYPICAL WALL, FLOOR 8c ROOF FRAMING JOI a. LINEAR INTERPOLATION SHALL BE PERMITTED O
� STS W
WIND—BORNE DIEBRIS PROTECTION FASTENING SCHEDULE 2-10d NAILS (n N
FOR WOOD STRUCTURAL PANELS ROOF FRAMING DOUBLE TOP PLATE
TRUSS OR CEILING JOIST � W
FASTENER SPACING (inches) I I J SEE STUD TO RAFTER Z
FASTENER SPAN 4 FEET 6 FEET BLOCKING SECTION A—A C PLE TUD OR STUD TO STUD DETAIL GABLE END TRUSS 0
T PICAL
< 4 FEET < PANEL SPAN < PANEL SPAN ENDWALL ONNECTORS Q
TYPE - < 6 FEET < 8 FEET 1/2' SPACINGS A A R QUIRED U
ALLOWS E CH SIDE
N0. 8 WOOD SCREW 16" 10" 8" NsnDLLWNATI NAI S 0
ANCHOR WITH 2 EMBEDMENT —�
HEADER STUDS ---FULL LENGTH 5d COOLER NAILS AT 10" O.C. � Q
LENGHT DOUBLE A A WA STUDS
STUD (MIN.) ° CORNER STUD NOTE: 2"x4" BLOCK NAILED TO EACH
AT HARDWARE ° o CONNECTED TO BLOCKING UPLIFT CONNECTION IS REQUIRED BRACE WITH 4-10d NAILS
NO. 10 WOOD SCREW 16" 12" 9" HOLDDOWN ° o TRANSFER SHEAR TYPIC L AT EACH END OF HEADER AND
ANCHOR WITH 2" EMBEDMENT (HDU) ° ° ° CONN CTO S N UP AT BOTTOM OF HEADER STUDS IN GYPSUM BOARD z
NOTE: SIMILAR REQUI ED ADDITION TO CONNECTORS AT 5d COOLER NAILS AT 7" O.C. Z W
LENGHT ° Co EC R
o CONNECTION AT EA H SIDE R UIR WALL STUDS AND AT TOP AND
° FOUNDATION. All —i IBOTTOM OF CRIPPLES 20 GAUGE STRAP W �_
2-16d COMMON
° NAILS AT6WALL FLOOR BRACING AT END BAYS TYPICAL FRAMING AND UPLIFT
1/4" LAG SCREW BASED ANCHOR 16" 16" 16" SIDE WALL 10-8d NAILS 0
LENGHT NTH 2" EMBEDMENT END WALL FIGURECONNECTIONS FOR OPENINGS Q W
SUBFLOOR (WFCM „
8d NAIL AT 4 O.C. ENDWALL STUDS
a. THIS TABLE BASED ON 180 MPH WIND SPEEDS AND A 33 FOOT MEAN ROOF HEIGHT. I w CEILING BRACING GABLE ENDWALL
b. FASTENERS SHALL BE INSTALLED AT OPPOSING ENDS OF THE WOOD STRUCTURAL PANEL. FACE OF FOOTING
FASTENERS SHALL BE LOCATED NOT LESS THAN 1" FROM EDGE OF PANEL. BAND JOIST ZD Ld 12" MAX. (WFCM FIGURE 11 )'
c. ANCHORS SHALL PENETRATE THROUGH THE EXTERIOR WALL COVERING WITH AN N AILS BASED ON
EMBEDMENT LENGHT OF NOT LESS THAN 2" INTO THE BUILDING FRAME. I o o SHEAR WALL REQUIREMENTS
FASTENERS SHALL BE LOCATED NOT LESS THAN 2 1/2" FROM THE EDGE OF CONCRETE BLOCK OR MASONRY. Lij X� TOP PLATE U w
d. PANELS ATTACHED TO MASONRY OR MASONRY/STUCCO SHALL BE ATTACHED USING ��� r ° o1 H NO CEILING PROVIDE RAFTER TO RIDGE TENSION STRAP N
VIBRATION—RESISTANT ANCHORS HAVING AN ULTIMATE WITHDRAWAL CAPACITY OF NOT DIAPHRAGM CENTER 2x BLOCKING RIDGE HANGERS IF USE 8—E COMMON NAI S
LESS THAN 1,500 POUNDS. o H/2 BUT NEED OT H/ BUT NEED NOT REQUIRED ON SHEATHING JOINT RAFTER TAILS ARE NOT �' 0
o ° EXC ED 15 FT. AX. EXCEED 40 FT. MA EACH END OF 1-1/4 cv
WOOD STRUCTURAL PANELS SHALL HAVE A MINIMUM THICKNESS of 7/16 INCH (11.1 m) ° ° ° 15,/32 WOOD STRUCTURAL PANELS STRAPPED TO TOP 20 GAUGE STRAP HOLDDOWN o ° o CONNECTED To 0 GABLE FACE AND ON WALL BELOW PLATE OF WALL BELOW a
ROOF RAFTER o ° o TRANSFER SHEAR BASED ON SHEARWALL REQUIREMENTS
FOUNDATION CLEARANCEGABLE ENDWALL BALLOON FRAMING° o FROM SLOPES � .
20 GA. STRAP— D011B1�( �)
STUD
IHARDIWARE D E F E R R E D METH O D
. z
14 WIDE MIN. 8d NAIL AT 12" O.C. ON . RAFTER o
W/(8) 8d NAILS HOLD DOWN ALL FRAMING MEMBERS
EACH SIDE BRACKETS AT SHEAR WALL CORNERS, NOT AT PANEL EDGES 3
WINDOW AND DOOR OPENINGS: GYPSUM BOARD Z
W(FLOOR TO FLOOR & FLOOR TO FOUNDATION; WFCM 16d NAIL AT RIDGE BEAM
FLOOR TO FLOOR PHD5 24" RIDGE TENSION STRAP DETAIL CZ
TABLE R301 . 5 NOTES
CONNECTION ° � N
FOR SI: 1 POUND PER SF= 0.0479 kN/M(2), 1 POUND = 4.45N. '—
SIDE WALL o. ELEVATED GARAGE FLOORS SHALL BE CAPABLE OF SUPPORTING --
EXTERIOR WALL STRAPPING SCHEDULE 8d NAIL AT 6" A 2,00 POUND LOAD APPLIED OVER A 20 SQUARE INCH AREA.
AREA HOLDDOWN USED LENGTH NUMBER OF CAPACITY OF HOLDDO S NOTES O.C. (ALL PANEL b. APPPLIED TO ATTIC SPACES MEETING THE REQUIREMENTS IN T A B L E R301 . 5 O 0
/ SECITRON R802.4.1 FOR CONVENTIONAL CEILING JOISTS AND
NAILS EDGES) SECTION R802.10.7 FOR TRUSSES. ATTICS WITHOUT STORAGE ARE ►�
WOOD STRUCTURAL PANEL THOSE WHERE THE MAXIMUM CLEAR HEIGHT BETWEEN JOINST AND
RIDGE SIMPSON CS-20-40 INCHES MIN. 6-8d PER RAFTER 602 LB RAFTER TO RAFTER +
I mson S t r o n (PSI )
rn
S INSTALLED IN ACCORDANCE WITH RAFTER IS LESS THAN 42 INCHES, OR WHERE THERE ARE NOT TWO
RAFTER TO STUD SIMPSON H-7 ANCHOR 4-8d TO RAFTER 985 LB PER EVERY RAFTER OR MORE ADJACENT TRUSSES WITH THE SAME WEB CONFIGURATION MINIMUM UNIFORMLY I F 0 R M L Y DISTRIBUTED LOADS A D S imp son 8-8d TO STUD CONNECTION NAILING SCHEDULE (TABLE 3.1, CAPABLE OF CONTAINING A RECTANGLE 42 INCHES HIGH BY 2
A 35— Chimney Framing 2-8d TO PLATES WCFM HIGH WIND EDITION) FEET WIDE, OR GREATERE, LOCATED WITHIN THE PLANE OF THE z
1 FLOOR To FLOOR SIMPSON CS-20-40 INCHES MIN. 40-8d 1005 LB PER EVERY STUD TRUSS. FOR ATTICS WITHOUT STORAGE, THIS LIVE LOAD NEED NOT
CONNECTION (A) OUTSIDE CORNER DETAIL BE ASSUMED TO ACT CONCURRENTLY WITH ANY OTHER LIVE LOADUSE LIVE LOAD
3 RAFTER RIDGE DETAIL STUD TO SILL PLATE SIMPSON H-8 5-8d TO STUD 745 LB EVERY STUD REQUIREMENTS. C>R00F4-8d TO PLATE GYPSUM BOARD U INDIVIDUAL STAIR TREADS SHALL BE DESIGNED FOR THE o
8d NAIL AT UNIFROMLY DISTRIBUTED LIVE LOAD OR A 300 POUND .� a
NOTES: SIMPSON STRONG TIE HDU 6" O.C. (ALL CONCENTRATED LOAD ACTING OVER AN AREA OF 4 SQUARE EXTERIOR BALCONIES 40 (n y
3 SCALE: N.T.S. ALL STRAPPING INDICATED MEETS OR EXCEEDS THE REQUIREMENTS IN THE SBCCI (STANDARD FOR HURRICANE RESISTANT RESIDENTIAL SIZE PER MOST RECENT ATALOG PANEL INCHES, WHICHEVER PRODUCES THE GREATER STRESSES.
CONSTRUCTION, SSTD 10-99) TABLE 305 F1 FOR EAVE CONNECTIONS, TABLE 305 F2 FOR UPLIFT LOADS AT GABLE END WALLS AND ID WALL d. A SINGLE CONCENTRATED LOAD APPLIED IN ANY DIRECTION AT Q
TABLE 3.2 FOR FOUNDATION CONNECTIONS. NAILING OVER STRUCTURAL WOOD PANEL SHEATHING IS ACCEPTABLE AS LONG AS MIN. o 0 EDGES) ANY POINT ALONG THE TOP DECKS 40 V
NAIL PENETRATION INTO FRAMING IS ACHIEVED. e. SEE SECTION R502.2. FOR DECKS ATTACHED TO EXTERIOR
WOOD STRUCTURAL WALLS. PASSENGER VEHICLE GARAGES 50 L
�k INSTALL THROUGH SHOE. f. GUARD IN — FILL COMPONENTS (ALL THOSE EXCEPT THE
H FT FLOOR OE
®II PANEL INSTALLED IN HANDRAIL) , BALUSTERS AND PANEL FILLER SHALL BE DESIGNED L x
®I ACCORDANCE WITH TO WITHSTAND A HORIZONTALLY APPLIED NORMAL LOAD OF 50 ATTIC WITHOUT STORAGE 10
® NAILING SCHEDULE 16d NAIL AT POUND ON AN AREA EQUAL TO 1 SQUARE FOOT. THIS LOAD NEED o
®I (TABLE 3.1, WCFM 2015 ::j 24" O.C. NOT BE ASSUMED TO ACT CONCURRENTLY WITH ANY OTHER LIVE ATTICS WITH STORAGE 20
3® HIGH WIND EDITION) LOAD REQUIREMENT. (}� o
®I o g. APPLIES ATTICS SPACES NOT MEETING THE REQUIREMENTS ROOMS OTHER THAN SLEEPING ROOMS 40 `V
z FOR STORAGEE PER FOOTNOTE b. SEE SECTION R802.4.22.4.2 FOR
®I 8d NAIL AT 6" O.C. ON CONVENTIONAL CEILING JOISTS AND SECTION R802.10.6 FOR
ALL FRAMING MEMBERS TRUSSES. FOR ATTICS WITH LIMITED STORAGE AND CONSTRUCTED SLEEPING ROOMS 30
AT PANEL EDGES AND (B) INSIDE CORNER DETAIL WITH TRUSSES, THIS LIVE LOAD NEED ONLY BE APPLIED TO THOSE
PORTIONS OF THE BOTTOM CHORD OF NOT LESS TAHN TWO
12 O.C. ON ALL ADJACENT TRUSSES WITH THE SAME WEB CONFIGURATION STAIRS 40
FRAMING MEMBERS NOT CONTAINING A RECTANGLE 42 INCHES (1067mm) HIGH OR GREATER
AT PANEL EDGES BY 2 FEET (610 mm) WIDE OR GREATER, LOCATED WITHIN THE GUARDRAILS AND HANDRAILS 200 SHEET NO.
PLANE OF THE TRUSS. THE RECTANGLE SHALL FIT BETWEEN THE
' 2 C 0 R N E R BRACING DETAIL TOP THE BOTTOM CHORD AND BOTTOM ANY OTHER TRUSS
0
MEMBER, PROVIDED THAT EACH OF THE FOLLOWING CRITERIA IS
MET:
1. E ATTIC AREAEXTERIOR CORNER FRAMING ORTFRAMED OPEN NGSIN ACCORDANCE WITHACCESSIBLE BY AULL 0 sECTION 71TAIND AY
3 SCALE: N.T.S. 2. THE TRUSS SHALL HAVE A BOTTOM CHORD PITCH LESS THAN
Simpson Strong — Tie 2:12.
HDU h ATTIC SPACES SERVED BY A FIXED STAIR SHALL BE DESIGNED
TO SUPPORT THE MINIMUM LIVE LOAD SPECIFIED FOR SLEEPING
ROOMS.
(TABLE 3.2A WFCM 2018 HIGH WIND EDITIONS
:>
r'� The design of this structure is based upon prescriptive approach using the
( TABLE 3. 1 WFCM 2.018 HIGH WIND E D I TI 0 N SILL OR BOTTOM PLATE TO FOUNDATION ANCHOR BOLT Wood Frame Construction Manual (WFCM) 2018 130 MPH COPYRIGHT 2015 SBC ty�\
published by The American Forest and Paper Association. Non- Structural elements G E N E R A L N 0 T E S: V 'y°6��! ` 'ram ,t•i��/ t
NAILING SCHEDULE are based upon the 2020 NEW YORK STATE RESIDENTIAL CODE. '
MAX. ANCHOR BOLT SPACING (INCHES) Ca
ANCHOR BOLT CONNECTION FOUNDATION NOTES 1 2,3,4 1. All works shall be performed in accordance with all state,p rX .,s.
NUMBER OF NAILS RESISTING SUPPORTING For the Climatic and Geographical Desi n Criteria, see Table R301.2 1 on
g c ) municipal, local zoning and building codes and ordinances ' ;a�?• '. {�
JOINT DESCRIPTION NAIL SPACING 1/2" ANCHOR BOLTS 31 sheet no. 1 g g I,•
COMMON NAILS 1 - FLOOR having jurisdiction and best standards of construction
All non engineered lumber to be Douglas Fir#2 or better r a 'f�
LATERAL AND SHEAR LOADS 2 - FLOORS 5/8" ANCHOR BOLTS 46 p active. � c• ��;, '} .�?;`-•. �°I `,
4-8d PER RAFTER STUD Wind Limitations-Section R301.2.1 The American Institute of Architects Conditions shall apply
RAFTER TO TOP PLATE TOE-NAILED / 1. PRESCRIPTIVE LIMITS ARE BASED ON ASSUMPTIONS IN TABLE 3.2B
2. WHEN ANCHOR BOLTS ARE USED TO RESIST UPLIFT, LATERAL, AND SHEAR LOADS, THE MAXIMUM ANCHOR BOLT SPACING SHALL NOT EXCEED THE Design Criteria-Section R301.2.1.1. (See Table R301.2.(4)A for Wind-Born Debris to all work performed on this project.
CEILING JOIST TO TOP PLATE TOE-NAILED 4-8d PER JOIST LESSER OF THE TABULATED VALUES FOR UPLIFT LOADS (TABLE 3.2C) OR LATERAL AND SHEAR LOADS (TABLE 3.2B). Protection Fastening Schedule For Wood Structural Panels) 2. The Contractor shall verify all conditions at the site. Any
3. FOR THREE SECOND GUST WAND SPEEDS.GREATER THAN 130 MPH. discrepancies must be brought to the attention of the Architect ~ ,
CEILING JOIST TO PARALLEL RAFTER FACE-NAILED 9-16d EACH LAP 4. IN NO CASE SHALL ANCHOR BOLT SPACINGS EXCEED 6 FEET ON CENTER. Live Load-Section R301.5 prior to commencement of construction. The Contractor shall be
9-16d EACH LAP Light and Ventilation-Section R303 responsible for corrections not reported once he has started work
CEILING JOIST OVER PARTITIONS FACE-NAILED Minimum Room Area-Section R304 except for hidden job conditions. Z
6-8d PER TIE Ceiling Height-Section R305 3. Contractor shall guarantee to the Owner that all materials and p
COLLAR TIE TO RAFTER FACE-NAILED Sanitation-Section R306 equipment incorporated in the work will be new, and that all work _
BLOCKING TO RAFTER TOE-NAILED 2-8d EACH END Toilet Bath and Shower Space-Section R307 will be of good quality, free from faults and defects for a period
2-16d EACH END Glazing-Section R308 of one year form the date of the final Certificate of Occupancy. �-
TRIM BOARD TO RAFTER END-NAILED Garages and Carports-Section R309 4. The Architect shall not be responsible for the construction means, D_
WALL FRAMING Emergency Escape and Rescue Opening-Section R310 method, techniques, sequences or procedures, or for the safety -
Means of egress-Section R311 precautions and programs in connection with the work, and he Of
2-16d SEE NOTE 1 PER FOOT Landing-Section R311.3 shall not be responsible for the contractors failure to carry out v
TOP PLATE TO TOP PLATE FACE-NAILED ( ) Ramps-Section R311.6 the work in accordance with the construction documents. The
TOP PLATE AT INTERSECTION FACE-NAILED 4-16d JOINTS - EACH SIDE Stairway-Section R311.7 Architect shall not be responsible for the acts or omission by V'
Handrail-Section R311.7.8 the contractor No changes shall be made in the documents w
2-16d 24' O.C. and/or the building as designed without the expressed written o
STUD TO STUD FACE-NAILED Smoke Alarms-Section Section R314 consent of the Architect.
HEADER TO HEADER FACE-NAILED 16d 16" O.C. ALONG EDGES Carbon Monoxide Alarms - R315 5. The contractor and all subcontractors shall maintain continuous
2-16d PER 2X4 STUD Foam plastic-Section R316 Insurance coverage statutory TOP OR BOTTOM PLATE TO STUD (END-NAILED) g y policies (Worker
Flame Spread and Smoke-Section R315 Compensation, etc. and general liability 3-16d PER 2X6 STUD Insulation-Section R316 P ) 9 yin an mount not Z cO N
4-16d PER 2X8 STUD Dwelling Unit Separation-Section R317 less than = 5 million and automobile liability and damage o N N
Moisture Vapor Retarders-Section R318 coverage not less than S 2 million. The Architect shall be US N
FACE-NAILED 2-16d (SEE NOTE 1,2) PER FOOT Protection Against Decay-Section R317 named insured on any and all policies. w
Protection Against Termites-Section R318 6. Provide 0.025 of a meatal shield, other than aluminium, over fibrous It a,
FLOOR FRAMING Site Address-Section R319 insulation at all perimeter sills.
JOIST TO SILL TOP PLATE TO GIRDER (TO E-NAILED)
4-8d PER JOIST Accessibility-Section R320 7. All wood in contact with concrete or masonry to be Wolmanized
Elevators and Platform lifts -Section R323 or pressure creosoted.
BRIDGING TO JOIST TOE-NAILED 2-8d EACH END Flood Resistant Construction-Section R324 8. A single station smoke detector alarm device shall be installed
in each bedroom, on all floors and shall be all interconnected per code.
BLOCKING TO SILL OR TOP PLATE TOE-NAILED 3-16d EACH BLOCK Foundation-Chapter 4 9. All bathroom without operable windows to be mechanically ventilated
3-16d Design based upon presumptive load bearing values of sandy gravel and or gravel as per New York State Code.
LEDGER STRIP TO BEAM FACE-NAILED EACH JOIST at 3000 pounds 10. Heating to be designed to provide 70 degrees F. with outdoor
JOIST ON LEDGER TO BEAM TOE-NAILED 3-8d PER JOIST per square foot. Contractor to consult Arcitect if different soil materials are designed air-temperature of 0 degrees F. and 15 MPH wind.
found upon excavation, 11. All electrical work to be in accordance to the rules and O
BAND JOIST TOJOIST END-NAILED 3-16d PER JOIST or test hole, for alternative footing and foundation wall design. regulation of N.Y.B.F.U. and a N.Y.B.F.U. certificate is N
to be presented to the Owner at the completion of the job.
BAND JOIST TO SILL OR TOP PLATE TOE-NAILED 2-16d PER FOOT Foundation Notes: 12. Plumbing Installation to comply with State and Local codes
2-8d EACH END 5/8" Ancor Bolts (SSTB-28) See chart on this sheet for spacing and the sewage disposal system to meet Health Department standards. W 0
BLOCKING TO FLOOR JOIST TOE-NAILED " 13. Do not scale drawings. Use figure dimensions only. ^
8 poured concrete foundation wall, 8-0 high, 3000 # test 14. All work to conform to the rules and regulations of the New York `�!
ROOF SHEATHING Minimum depth-Section 403.1.4, 48' minimum coverage to top of footing Energy Conversation Construction Code. All glazed area to be double
16"x8" poured concrete wall footings, 3000# test lazed and all exterior door to have insulated cores.
STRUCTURAL PANELS RAFTERS OR TRUSSES SPACED UP TO 16" OC 8d 6" EDGE / 6" FIELD 2-1 3 4"x11 7 8" Microlom Girder or 3 1 2"x11 7 8" Power Beam g W
/ / c / / ) 15. The insulation protection as indicated on these plans exceeds Z
8d 6" EDGE 6" FIELD 4" poured concrete floor slab with 6x6x#10 mesh and vapor barrier the Code's minimum standards. W
GABLE ENDWALL RAKE OR RAKE TRUSS W 0 GABLE OVERHANG /
8d 6" EDGE 6" FIELD Damp proofing at exterior foundation below grade-Section R406 16. These drawings and specification are instruments of service and
GABLE ENDWALL RAKE OR RAKE TRUSS W ' STRUCTURAL OUTLODKERS / 30"x30"x12" deep poured concrete column footings, 3000# test shall remain the property of the Architect whether the project for O
8d 4" EDGE 4" HELD CONCRETE TO HAVE 5 TO 7% AIR-ENTRAINMENT which they made is executed or not. They may not be used Q
GABLE ENDWALL RAKE OR RAKE TRUSS W / LOOKOUT BLOCKS / Deck and porch flootings as noted, 3000# test, 48" minimum buried depth on any other project except by written authorization of the Architect.
CEILING SHEATiNG 17. Architect has not been retained for site supervision, on-site U
Foundation wall to extend a minimum 8" above finished grade inspection and certifications as required or requested by the Owner,
GYPSUM WALLBOARD 5d COOLERS 7" EDGE / 10" FIELD All footing to be carried down to undisturbed soil contractor or local building department.
WALL SHEATHING No footing shall be set higher than a 30 degree angle from any other footing J
Pour no concrete on frozen ground or in freezing water. 0
STRUCTURAL PANELS STUDS SPACED UP TO 16" OC 8d 6" EDGE / 12" FIELD Provide 3 1/2' steel lally columns. Q
Backfill shall not be placed against the wall until the wall has sufficient UPLIFT - CONTINUOUS PATH CONNECTORS
strength and has been anchored to the floor above, or has been sufficiently C (•--
braced to prevent damage by the backfill (Section R404.1.7.) USE SIMPSON STRONG-TiE CONNECTORS C
Floors - WFCM Prescriptive Method. FOLLOW PRODUCT SELECTION GUIDE AND
Floor framing shall be nailed in accordance with Table 2 WFCM HIGH WIND EDITION. INSTALLATION MANUAL FOR HIGH WIND RESISTANT
Draftstopping - Section R502.12 CONSTRUC11ON CATALOG C-HW02 0 W
5d COOLERS 7" EDGE 10" FIELD Fireblocking - Section R502.13. Q
GYPSUM WALLBOARD ANCHOR BOLTS IN FOUNDATION USE: z
Floor Construction: SSTB28 WITH BEARING PLATE, SEE FOUNDATION Simpson Strong-Tie w
3/4" plywood subfloor, fasten per Table 3.1 WFCM. NOTES FOR SPACING U21O 2X6 Q
Q
Floor joists: see Foundation and Floor Plans, spacing as noted. Q
Fasten per Table 3.1 WFCM. SILL PLATE TO RIM JOIST USE: AT EACH RAFTER W
2-2x6 ACO sill with termite shield and sill seal. LTP4 16" O.C. AT EXTERIOR PERIMETER �y
Finish floors per agreement. AND GARAGE/HOUSE COMMON WALL 4-10d x 1 1/2"
Wall construction - WFCM Prescriptive Method.
USE (4)-8d NAILS AT EACH END
FLOOR SHEATHING Wallfroming and finishing shall be nailed and or screwed in accordance with GARAGE STUD GARAGE SILL PLATE USE:
WFCM, Table 2 and Section 4 SSP CONNECTOR AT 16" O.C. NOTE'
STRUCTURAL PANELS 1x6 fascia, wrap USE (4)-8d NAILS AT EACH END ATTACH LEDGER TO FRAMING
Overhangs as noted.
8d 6" EDGE 12" FIELD Vinyl vented soffits. " "
'T(
1' OR LESS RIM JOIST TO STUD CONNECTION USE: MEMBER WITH 2-1/2 X 5 LAG
" Alluminum gutters and leaders. Siding: see Elevations.
GREATER THAN 1" 10d 6 EDGE / 6" FIELD Tyvek housewrap. MTS 36, 16" O.C. BOLTS AT 16" ON CENTER
1/2 plywood sheating, see fastening schedule, Table 3.1, 3.9 WFCM. USE (4)-8d NAILS AT EACH END
2x4x Studs ® 16' o.c. with 2x4 shoe and double 2x4 plate FLOOR TO FLOOR CONNECTION USE:
1/2" Gypsum wall board MSTA 36, 16" O.C.
N
5/8"Type X GWB in garage. (2) layers ir GWB at fire partition USE (4)-8d NAILS AT EACH END Simpson Strong-Tie
1/2" MR GWB in wet areas RAFTER TO STUD CONNECTION USE: p g
At least one window in each sleeping room shall comply with the exit reqirements MTS 36, EACH ROOF RAFTER U210 2X6 N
of section R310. USE 8 16d NAILS AT EACH END
Note drilling and notching limitations in figure R602.6(1) for bearing walls and RAFTER TO RIDGE TO RAFTER CONNECTION USE: AT EACH CEILING JOIST
SIMPSON STRONG - TIE figure R 602.6(2) for non - bearing walls. H7 EACH ROOF RAFTER 4-10d x 1 1/2" U (LLJ
n
Follow exterior corner framing detail figure R602.10.5
1 1/4" COIL STRAP - DECK POST TO CONCRETE CONNECTION USE:
„ Roof assemblies - WFCM Prescriptive Method (WFCM table 2) Asphalt strip shingles PBS44A FOR EACH POST
16 O.C. USE 4-8D shall have minimum of six (6) fasteners per shingle (section R905.2.5) z
NAILS AT EACH STUD Underlayment application (Section R905.2.7.)nailing see table 3.8 DECK POST TO GIRDER CONNECTION USE:
SIMPSON For roof slopes of two (2) units vertical in twelve (12) units horizontal (17- PC44 FOR EACH POST < Ld
++ SIMPSON H-8 USE W/ONLY 5 "
MIN OVERLAP IS 12 /a ANCHOR BOLT (14 ) percent slope), o
5- 8D TO STUD ONE SILL BP-3 PLATE GIRDER TO DECK JOIST CONNECTION USE: Simpson Strong-Tie
4- 8D TO PLATE PLATE IN up to four (4) units vertical twelve (12) units horizontal (33 -percent slope ), MTS12 O EACH JOIST p g
7 MINIMUM EMBEDMENT underiayment
(EVERY STUD) STUD TO S (SEE ANCHOR SCHEDULE, shall be two (2) lyers applied in the following manner. Apply A 19-inch (483)strip PORCH POST TO DECK USE: �`� U210 2X6
ATTACH T ON DWGS A-3.1 AND A-3.2) of PORC (ALIGN WITH JOIST BELOW) �. AT EACH DECK/PORCH JOIST
underlayment felt layers with and starting at the eaves , fastened sufficiently to •1
SIMPSON hold in place. PORCH POST TO GIRDER USE: PS720 •�•� r'
HDU Starting at the eave , apply 36- inch wide (914 mm( sheets of underlayment, PORCH ROOF RAFTER TO GIRDER USE:
overlapping H2.5A AT EACH ROOF RAFTER "
(14) SDS Y" X 3" WOOD SCREWS a successive sheets 19 inches (483mm), and fstened sufficiently to hold in place. 4-10d x 1 1/2" CZ
7" MIN EMBEDMENT o e For roof slopes of four 4 units vertical in 12 units. N
P c > c )
TYPICAL PORCH DECK LEDGER
: (SEE FOUNDATION PLANS A-3.1 AND Ice Protection Section R905.1.2
D • CONNECTIONS
A-3.2 FOR LOCATION) c )
•�>•�. °• • ,° � Underlayment in High wind (Section R905.1.1)
(MINIMUM DOUBLE STUD)
,° • SIMSON STRONG - TIE Flashing (Section R905.2.8) 0 cc
,• >: 9 n '•a'ae�•sD , I�` � » Chimney and flrespaces - Chapter 10
STU Y2 BEARING PLATE
• 1 1/4 COIL STRAP - 16 C.C. Energy Efficiency - Chapter 11, see attached report DOUBLE 2X MIN.
e >' D Nr
a a , Mechanical - Chapter 12
D •'° .•a•e e�- •e D• Lea D• •e USE 4-8D NAILS ® EACH STUD, General Mechanical System - Chapter 13 FOR HEADER OR 4-J
>' A°% �.b' e D .'> n D .' e D .'e se > e ° Heaitng and cooling equipment - Chapter 14 BEAM
Exhaust Sustem - Chapter 15
D °°/fit tn. D•e. Vie.. °' D Duct System - Chapter 16 .� z
' k °•• DOUBLE TOP PLATE MTS30 ROOF RAFTERS Combustion Air - Chapter 17 Simpson Strong-Tie _
D o�eD O• D Ilc•;:A n Chimneys and Vents - Chapter 18 AC4
71 c % °71,�ew4 ,D Plumbing - Part VII AT EACH POST
" • ' �` ., °• ' SS _ o
SEE PLAN Flood Zone 301.2.4 C
1 3 IMU N W
EDGE DISTANCE '�•aa y' D HEADEP,
FLOOR TO FLOOR D LSTA21 Simpson Strong-Tie U
CONNECTION KING STUDS CS201% COILED Y2" THREADED ROD
STRAP. MIN 12" REQUIRED FOR STU 1/2---,, L�
SIMPSON STRONG - TIE JACK STUDS
OVERLAP AT EACH L. m
SIMPSON STRONG-TIE STUD
x
ca
1 1/4" COIL STRAP - H2A 2"MINIMUM CNW NUT COUPLER o
16" O.C. USE 4-8 D SIDECOVER
AT EACH ROOF
NAILS AT EACH STUD RAFTER USE 8-16D
It Z-MIN EDGE
MIN OVERLAP IS 12" NAILS AT EACH END, JACK o SILL r �� :: f DISTANCE*
12" MIN OVERLAP PER
RT2.5
COMPONENT �' ' ' •'• • SHEET No.
RAFTER
STUD TO ROOF R TER STHD8 .��:��i.�::. •:��° .4:•• MIN EDGE
FLOOR TO FLOOR Simpson Strong-Tie DISTANCE*
WRAP UNDER SILL PLATE CONNECTION TYPICAL STRAPPING FOR AB *NOTE: SEE MANUFACTURERS
MIN. OVERLAP IS 12" FRAME P C 0 N N E C TI 0 N S: AT EACH POST FOOTING MINIMUM DISTANCE CHART FOR
D 0 ENING EXTERIOR WALL INSTALLATION
SILL PLATE TO RIM JOIST AND CANTILEVER CONDITION
RIM JOIST TO STUD CONNECTION WALL TO FOUNDATION CONNECTION PORCH COLUMN CONNECTIONS