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HomeMy WebLinkAbout6321 Office Location: Town Annex/First Floor, Capital One Bank 54375 Main Road (at Youngs Avenue) Southold, NY 11971 Mailing Address: 53095 Main Road P.O. Box 1179 Southold, NY 11971-0959 http://southoldtown.northfork.net BOARD OF APPEALS TOWN OF SOUTHOLD Tel. (631) 765.1809 Fax (631) 765-9064 MEMO TO: Elizabeth A. Neville, Town Clerk FROM: Gerard P. Goehringer, Chairman DATE: September 4, 2009 SUBJECT: Request to Withdraw ZBA # 6315 (Hutchinson Based on a letter from the applicant (copy attached), it ~s requested that the above application for multiple variance requests be noted as canceled and withdrawn as requested, and a refund of $525 be granted. ProceduraI processing continued during the limited time between July 2, 2009 and August 5, 2009, and without a hearing, for which time $75 is recommended to be retained by the Town. At this time, the application is void in order that no other processing to reactivate the file follows. Please send t~ check to the applicant at his address: 5 . Mr. J~ames Hutchinson P.O. l~ox 308 410 B~-my Lane New Suffolk, NY 11956 Thank you.. Encs. cc: Accounting Department (w/Encs.) f cF w/n~ ~,,Town Of Southold W P.O Box 1179 -Southold, NY 11971 Date: 07/13/09 * * * RECEIPT * * * Receipt~: 54610 Transaction(s): 1 1 Application Fees Reference Subtotal 6321 $600.00 Check#: 110 Total Paid: $600100 Name: Clerk ID: Hutchinson, James C Po Box 308 410 Bunny Lane New Suffolk; NY 11956 CAROLH Internal ID: 6321 ELIZABETH A. NEVILLE, RMC, CMC TOWN CLERK REGISTRAR OF VITAL STATISTICS MARRIAGE OFFICER RECORDS MANAGEMENT OFFICER FREEDOM OF INFORMATION OFFICER Town Hall, 53095 Main Road P.O. Box 1179 Southold, New York 11971 Fax (631) 765-6145 Telephone (631) 765-1800 southoldtown.northfork.net OFFICE OF THE TOWN CLERK TOWN OF SOUTHOLD TO: Southold Town Zoning Board of Appeals FROM: Elizabeth A. Neville DATED: July 13, 2009 RE: Zoning Appeal No 6321 Transmitted herewith is Zoning Appeals No 6321 of James ltntehinson - the Application to the Southold Town Zoning Board of Appeals. Also enclosed is the Questionnaire, Applicant's Project Description, LWRP Consistency Assessment Form, Agricultural Data Statement, Short Environmental Assessment Form, Transactional Disclosure Form, Notice of Disapproval Dated June 17, 2009, Application for Building Permit Dated June 17, 2009, Letter of Action of the ZBA Dated June 18, 1975 (2 pages), Property Card (2 pages), Copy of Survey, 7 Pictures, copy of Surveyed property Dated September 8, 1998 Updated June 4, 2009 with added garage, 9 copies of Plans. FORM NO. 3 NOTICE OF DISAPPROVAL DATE: June 25, 2000 TO: James Hutchinson 410 Bunny Lanc New Suffolk, NY 11956 Please take notice that your application dated June 17, 2009 For permit R)r an ac~sso_r~v~g_a_ra~ at Location of property 410 Bunny Lane, New Suffolk, NY 11935 County Tax Map No. 1000 - Section 117 Block 6 Lot 28.1 Is returned herewith and disapproved on the following grounds: The proposed construction, on~ this nonconforming 19,996 sq. fl. lot in the R40 District, is not permitted pursuant to Article III, Section 280-15B. On lots between 10,000 & 19,999, with a maximum height of 20', the required yard setback is 15'. The proposed accessory is 18.5'in height & proposed 7' & 8' from the lot line. Also, per 280-15C, such buildings shall not exceed 660 sq. fl. The proposed fbot print of' ,the accessory garage measures 960 sq. fl. Patricia Conklin, Permit Examiner CC: file, Z.B.A. Note to Applicant: /Xny change or deviation to the above referenced application may require additional review from the Southold Town Building Department. APPLICATI~)N ~rHE SOUTHOLD TOWN B~ APPEALS ! , ~ For Offwe Use O. nly //~ Fee: $~ Filed By: . Date~gne~Asslgnment No. ~ , . .,-, X Parcel House No. ]/a Street ~ ~A~ Hamlet N~ S~ 1000 S~fion//~ Block ~ Lot(s) ~ ] Lot S~e /~, ~ ~ne I ~) APPE~ T~ ~EN DE~ATION OF T~ B~LD~G ~SPE~OR Applican~ner(s): ~c~ ~ ~c~, ~ ~ ~ Mailing Address: NOTE: In addition to the above please complete below if application is signed by applicant's attorney, agent, architect, builder, contract vendee, etc. and name of person who agent represents: /~/j~q for f ) Owner, or ( ) Other: Authorized Representative: Address: Telephone: Pi~eck box to specify who you wish correspondence to be mailed to, from the abeve names: 'l~'Applicant/Owner(s) [] Authorized Representative [] Other Name/Address: VvTdEREBY THE BUILDING INSPECTOR DENIED AN APPLICATION DATED FOR: mou~--ilding Permit [] Certificate of Occupancy [] Pre-Certificate of Occupancy D Change of Use [] Permit for As-Built Construction []Other: Provision of the Zoning Ordinance Appealed. Indicate Article, Section, Subsection of Zoning Ordinance b~bers. Do not quote the code. Article ~ Section 280- /,,.5'-.~/ /,.~ Subsection Type of~, ,enL. An Appeal is made for: [~A Variance to the Zoning Code or Zoning Map. [] A Variance due to lack of access required by New York Town Law-Section 280-A. [] Interpre~tion of the Town Code, Article Section ~ [] Reve~s~or,~/~Other __ __ __ A prior appeal~_has~j~.s not been made with respect to this property UNDER Appeal No- 0~ear/!~]> . (Please be sure to research before completing this question or call our office to assist you.). J Name of Applicant: ~-/t~T~A~.~ Af CTM g REASONS FOR APPEAL (additional sheets maF be used with preparer's signature): A WA r vcE Aso vs: t (1) An undesirable change will not be produced in the CHARACTER of the neighborhood or a detrimenttonearbypropertiesifgranted, because: V T//c~ ~/~ o P~7~'~ /~ ~ (2) The benefit sought by the applicant CANNOT be achieved by some method feasible for the applicant to pursue, other than an area variance, because:. ~t.).~fT._~ A///.t_ (3) The am°unt °f relief requested is n°t substantial because: ~-~L~ 7~/~t~-~ ;r.], ~//'~' (4) The variance will NOT have an adverse effect or impact on the physical or environmental condition~ in the neighborhood or district because: ~ .~tO~r.}/3/.~ ~ A/vT" t~/-7'~/3/ / (S) Has the alleged difficulty been self-created* ( )Yes, or { Are there Covenant~ and Restrictions concerning this land: ~ No. [3 Yes (~tease £urni~h ¢oevL This is the MINIMUM that is necessary and adequate, and at the same time preserve and protect the character of the neighborhood and the health, safety, and welfare of the community. Check this box ( ) IF ~4 USE VARIANCE IS BEING REQUESTED, ~VD PLEdSE COMPLETE THE ATTACHED USE V~L4NCE SHEET: (Please be sure to consult your attorney) Sworn to before me this ~' dayof'~,~\.~ ,200~ . Notar~ Public ALICIA WALKER ~ Put,lc, State of New York No, OIWA6153064 Qualified in Suffolk County Commission Expires Sept. Signature of Appellant or Authorized Age~t-------~ ..... (Agent must submit written Authorization from Owntr) QUESTIONNAIRE FOR FILING WI'IH YOUR Z~B.A. APPLICATION A. Is the subjes~remises listed on the real estate market for sale? [] Yes tYN'o ' ~,.the~e any propoaals to change or alter land contours? l~'No [] Yes, please explain on attached sheet. C. 1} Are there areas that contain sand or wetland grasses? _' 2) Are these areas shown on the map submitted with L,his application? 3) Is the property buikheaded between the wetlands area and the upland building area'~ /6/0' 4) If your lnuperty contains wetlands or pond areas, have you contacted the office of the ~ Town Trustees for its determination of jurisdiction? ~4//~q Please confirm status of your inquiry or application with the Trustees: and if issued, please attach copies of permit with conditions and approved map. D. Is there a depression or sloping elevation near the area of proposed construction at or below five feet above mean sea level? /I/0 Authorized Signature and Date E. Are there any patios, concrete barriers, bulkheads or fences that exist and are not shown on the survey map. that. you are submitting?... --,'l/t9 (Please show area of these structures on a d~agram ffany exist. Or state "none" on the above line, if applicable.) F. Do you have any construction taking place at this time concerning your premises? If yes, please submit a copy of your building permit and map as approved by the Building Department and describe: _. G. Do you or any co-owner also own other land close to this parcel?, tA/0 If yes, please label the proximity of your lands on your map with this application. H. PI.~. e list present use or operations conducted at this parcel (examples: existing: sjagle-famil~ proposed: same with garage or pool, or other descri tion ' 2/05; 1/07 Applicant: ~'~ APPLICANT'S PROJECT DESCRIPTION (For ZBA Reference) /~ ~/~/~N~'a~/ Date Prepared: I. For Demolition of Existing Building Areas Please describe areas being removed: II. New Construction Areas (New Dwelling or New Additions/Extensions): Dimensions of first floor~a~a~i~n: .3.z t X ~ o ' Dimensions of new second floor: Dimensions offloor above second level: Height (from finished ground to top 0fridge): /~f, i~,- Is basement or lowest floor area being constructed? ffyes, please provide height (above ground) measured from natural existing grade to first floor: III. Proposed Construction Description .(Alterations or Structural Changes) (attach exWa sheet if necessary) - Please describe building areas: Number of Floors and General Characteristics BEFORE Alterations: AJJ~ Number of Floors and Changes WfI'H Alterations: Yv'. Calculations of building areas and lot coverage (from surveyor): Existing square footage of buildings on your property: __ /~..~/ ~-~ Proposed increase of building coverage: 7~ ~ 'lq /~ Square footage of your lot: /~' ~'~ Percentage of coverage of your tot by building area: __ ~'. fi 5/~ V. Purpose of New ConstructiOn: VI. Please describe the land contours (flat, slope %, heavily wooded, marsh area, etc.) on your land and ho~ it relates to the difficul/~.in meeting the code requirement(s): Please submit seven (7) photos, labeled to show different angles of yard areas after staking corners for new construction), and photos of building area to be altered with yard view. 7/2002; 2/2005; 1/2007 TOWN OF SOUTHOLD BUILDING DEPARTMENT TOWN HALL SOUTHOLD, NY 11971 TEL: (631) 765-1802 FAX: (631) 765-9502 SoutholdTown.NorthFork.net Examined ,20__ Approved 20__ Disapproved a/c ~ L'/~)~/'f9 Expiration 20 __ PERMIT NO. BUILDING P Do APPLICATION CHECKLIST ar need the following, before applying? Board of Health 4 sets of Building Plans Planning Board approval Survey_ Check Septic Form N.Y.S.D.E.C. Trustees Flood Permit Storm-Water Assessment Form Contact: Mail to: ~ Phone: ~'~'/ ?.J ~/ O'-~t / Building Inspector ~ ~ ~ ~ ~ ~ [-~kPPLICATION FOR BUILDING PERMIT ~I ~l -1 '] [~00[I i~/ INSTRUCTIONS Date. ",,/'"~ / ~ __, 20 0~' a.~e co~npletely filled in by typewriter or in ink and submitted to the Building Inspector with 4 sets 'plans, ac~/~l~l:~ to scale.~Fee according to schedule. h -:- i; ....,uwmg ....... locatin~' J*'~ * on of lot find of buildings on premises, relationship to adjoining premises or public streets or areas, and waterways. c. The work covered by this application may not be commenced before issuance of Building Permit. d. Upon approval of this applicatior~, the Building Inspector will issue a Building Permit to the applicant. Such a permit shall be kept on the premises available for inspection throughout the work. e. No building shall be occupied or used in whole or in part for any purpose what so ever until the Building Inspector issues a Certificate of Occupancy. f. Every building permit shall expire if the w. ork authorized has not commenced within 12 months after the date of issuance or has not been completed within 18 months from such date. If no zoning amendments or other regulations affecting the property have been enacted in the interim, the Building Inspector may authorize, in writing, the extension of the permit for an addition six months. Thereafter, a new permit shall be required. 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 Regulations, for the constmctien of buildings, additions, or alterations or for removal or demolition as herein described. The applicant agrees to comply with all applicable laws, ordinances, building code, housing code, and regulations, and to admit authorized inspectors on premises and in building for necessary inspections. (Signature of applicant or name, if a corporation) (Mailing address of applicant) State whether applicant is owner, lessee, agent, architect, engineer, general contractor, electrician, plumber or builder Name of owner of premises '-~',~m~"j' C. (As on the tax roll or latest deed) If applicant is a corporation, signature of duly authorized officer (Name and title of corporate officer) Builders License No. Plumbers License No. Electricians License No. Other Traders License No. Location of land on which proposed work will be done: House Number Street Hamlet County Tax Map No. 1000 Section ///7 Block d~ Subdivision Filed Map No. / Lot 2. State existing use and occupancy ofprmnises and intended use and ,o, ccupancy of proposed construction: a. Existing use and occupancy ~r~--D~ ~o ,~,v~ ,~-~,;~E~. "-. b. Intended use and occupancy ~ff~t/O~F_,--/ ~ F /,/~-~/?~ ~ 3. Nature of work (check which applicable): New Building ~ Addition Repair Removal Demolition Other Work Alteration ~O~ (Description) 4. Estimated Cost 0 b 0 ~ Fee (To be paid on filing this application) 5. If dwelling, number of dwelling units Number of dwelling units on each floor If garage, number of cars ,~ 6. If business, commercial or mixed occupancy, specify nature and extent of each type of use. 7. Dimensions of existing structures, if any: Front ~'t~/ Rear ~',t9 / "/ Depth ,2a° Height 7-- 0 / Number of Stories Dimensions of same structure with alterations or additions: Front Depth Height 8. Dimensions of entire new construction: Front ,~,l, / Rear Height /J' ' ~'" Number of Stories / 9. Size of lot: Front /~ ~ Rear /~0 / 10. Date of Purchase ~:~-/7- O~ Name of Former Owner Rear 11. Zone or use district in which premises are situated 12. Does propqsed construction violate any zoning law, ordinance or regulation? YES I//NO__ 13. Will lot be re-graded? YES __ NO fWill excess fill be removed from premises? YES.__ NO ¢ 14. Names of Owner of pr__e, mis~s'~ //q~0VJ,~/Address ~/~ J~,,,~,~,,V -~/~,~,/~Phone No. ~,,g~t ._~-~d/ Name of Architect ,&v//,,~ J~'47~ Address/~/?..~?'~/2_¢ -~ Phone No F,~ 2/~ ¢ 71t~ Name of Contractor ,,v~- ~,~,~r' Address t~£~,~,.r,~(~ ¥'~ r Phone No. ,scJ v// 15 a. Is this property within 100 feet of a tidal wetland or a freshwater wetland? *YES NO * IF YES, SOUTHOLD TOWN TRUSTEES & D.E.C. PERMITS MAY BE REQUIRED. b. Is this property within 300 feet of a tidal wetland? * YES NO__ * IF YES, D.E.C. PERMITS MAY BE REQUIRED. 16. Provide survey, to scale, with accurate foundation plan and distances to property lines. 17. If elevation at any point on property is at 10 feet or below, must provide topographical data on survey. / 18. Are there any covenants and restrictions with respect to this property? * YES NO ~'/~ · IF YES, PROVIDE A COPY. STATE OF NEW YORK) SS: COUNTY OF ) "x.~ ~ 1~T,,p,t/'.,~,.g~J being duly sworn, deposes and says that (s)he is the applicant (Name of individual signing contract) above named, (S)He is the ~ t'~'~/c-~ (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 th/s application are tree to the best of his knowledge and belief; and that the work will be performed in the manner set forth in the application filed therewith. Sworn to before me this \-~ day of ,"~_,,.,~,.~ 20 ~ ALII2A WALKER ~ ~ic, S~te of New Not~ ~b]ic . ~ua~ ~ ~k ~ ~kes ~pL 25, Signature o Applicant AGRICULTURAL DATA STATEMENT ZONING BOARD OF APPEALS TOWN or SOVTUOLD WHEN TO USE THIS FORM:' The form must be completed by the applicant for any special use permit, site plan approval, use variance, or subdivision approval on property within an agricultural district OR within 500 feet of a farm operation located in agricultural district. All applications requiring an agricultural data statement must be referred to the Suffolk County Department of Planning in accordance with Sections 239- m and 239-n of the General Municipal Law. 1) Name of Applicant: ',,~','~ ?~t47~t~,~£4,n/ 2) Address of Applicant: ,~ ,z~ut,'~p 3) Name of Land Owner (if other than applicant) 4) Address of Land Owner: 5) Description of Proposed Project: Agricultural District Number 6) Location of Property (road and tax map number): /o o o 7) Is the parcel within an agricultural district? [~o [~Yes If yes, 8) Is this parcel actively farmed? ~No I-lyes 9) Name and address of any owner(s) of land within the agricultural district containing active farm operation(s) located 500 feet of the boundary of the proposed project. Ilnformation may be available through the Town Assessors Office. Town Hall location (765-1937) or from any public computer at the Town Hall locations by viewing the parcel numbers on the Town of Southold Real Property Tax System. Name and Address 1. (Please use back side of page if more than six property owners are identified.) The lot numbers may be obtained, in advance, when requested from either the Office of the Planning Board at 765-1938 or the Zoning Board of Appeals at 765-1809. ~/Si/~2urS~ Date Note: I. The local board will solicit comments from the owners of land identified above in order to consider the effect of the proposed action on their farm operation. Solicitation will be made by supplying a copy of this statement. 2. Comments returned to the local bom:d will be taken into consideration as part of the overall review of this application. 3. Copies of the completed Agricultural Data Statement shall be sent by applicant and/~r the clerk of the board to the property owners identified above. The cost for mailing shall be paid by the applicant at the time the application is submitted tbr review. Failure to pay at su~:h time means the application is not complete and cannot be acted upon by the board. 1-14-09 APPL .... _{~SACTIONAL DISCLOSURE FO~ ~am~3 OWNER, CONTRACT VENDEE ~6ENT- Th.e To.wn of Southold's Code of Ethics prohibits conflicts of in .... aha .e. mployees. The purpose of this fo,-~; ..... ~ ~.rest on the part of Town officers possible conflicts of interest and o~i'~,., ],,.~,~.,~.~.o_ prov~ae mm?a~on, which can alert the Townof · ,,,~,~. s, ~. L~,te whatever action as necessary to avoid same (~st n~me, fi-~'st ham~, rn~ddld~nit~i, unl~ss you'~rare appl~ng in the name of so~ee~ne else or other entity, such as a company. If so, indicate the other person or Company name.) NATUILE OF APPLICATION: (Check ali that apply.) Variance Special Exception *Other Approval or Exemption from plat or official map Change of Zone '""~ Tax Cn'i/~vance · If"Other" name the activity: -- -- Do you personally (or through your company, spouse, sibling, parent, or child) have a relationship with any officer or employee of the Town of Southold? _Relationship" includes__~b blo~od .mama e or busin .... ess interest. "Business interest" me -- em~lovment b3,) a corooration in " ~_ p~oyee has even a~ Ownersh~ of YES NO If you answered "I~ES", complete the balance of thi~ form and date andsign Where indicated. Name of person employed by the Town of $outhold: Title or position of that person: -- Describe that relationship between yourself (the applicant, agent or contract vendee) and the Town officer or employee Either checl~ the appropriate line A through D (below) and/or describe the relationship in the space provided. apply):The Town officer or employee or his or henspouse, sibling, parent, or child is (cheek all that A) the owner of greater than 5% of the shares of the corporate stock of the applicant (when the applicant is a eorporati6n); B) the legal or beneficial ~wner of any interest in a non--corporate entity (when the applicant is not a corporation); _. . C) an officer, director, partner, or employee of the applicant; or D) the actual applicant. DESCRIPTION OF RELATIONSHIP ( /- No. 2062 To Hew Su~f~olk~ H, ¥. ~956 AppeJlant at a meeting of %[~e Zoaing Board of ~ppeal~ on 24 1975 ( ) .................... ~! the ZOn~4~ Ordinance anc~ the deci~on of the Building Inspector ( ) 1~ ~eversed ( ) be confirmed beca,~e ~ ~ ~, ~O~e XXX, ~ 100-30 ~ ~ ~le FOR~ ZB4 ZONING BOARD OF APPEALS VILLAGE LOT OWNER ~N6 Z,"O 0 'illable 1 'ilj~le 2 'illable 3 Voodtand ,wampland :rushland .louse plot 'otal IMP ,~°oo ¢ 7~ TOTAL k/1o S FARM DATE Vabae~ Per Acre COMM. IND. ] CB. REMARKS DISTRICT SUB. ACREAGE ... .~oo TYPE OF BUILDING MISC. Est. Mkt. Value /,C,.., r \ " FRONTAGE ON WATER FRONTAGE ON ROAD &r--w /m~p '1 I - Bldg. ~,~ ~ ~/-~ .~ ~/~.-~2 Foundation ('"-.~4.~ ~ath xte~ion ~ X ? ~ ~ ~,~5~0 Basement -~LL Floors t%~Z~: ~ ,~ (~ O Porch ~X~ Ro~s 1st Floor reezew~ ~ ~ 0 Patio Rooms 2nd Floor ;arage' ~ ~ ~ ~1. ~l ~ ~ Driveway ~~ Dormer LICE CUTCHOGUF HARE GREAT PECONIC NOTICE ,~ ~r o?Z), / COUNTY OF SUFFOLK ( KOURo's ~OAD NEW S 88'11'00,, E d N 83.1~,00,, W A VENu~ W/o/p '/99.96' SURVEY OF PROPERTY SITUATE NEW SUFFOLK TOWN OF SOUTHOLD SUFFOLK COUNTY, NEW YORK S.C. TAX No. 1000-117-06-28.1 SCALE 1"=20' SEPTEMBER 8, 1998 dUNE 4, 2009 UPDATE SURVEY & ADDED PROPOSED GARAGE AREA : 19,996 sq. ff. 0,459 ac. CERTIFIED TO: dAMES HUTCHINSON SUSAN HUTCHINSON THE EXISTENCE OF RIGHTS OF WAY AND/OR EASEMENTS OF RECORD, IF ANY, NOT SHOWN ARE NOT GUARANTEED, Nathan Taft Corwin III Land Surveyor PHONE (631)727-2090 Fax (631)727-1727 29-12 Dulldm~j Matenal~ b~t for Pbn #9~O-L -- Local bulldm~J code ap~rov~ ~ub~b~ubon5 may be mad~ ~o ~h~ hs~ ~ Vanabon5 m cons~rucbon me, hod5 and material5 can re~u~e modff~bon ~ th~5 [15~. Ew~ attempt ~5 ma~e for ~reat~t accuracy, bu~ typo~ra~h~[ m~ r¢commendcd bcfor~ ma~rma[5 Fac~Qc [5 hnalmz~ anco? ~h~??~. Concret~ ~ ~mforc~mcnt~ For 5~mwaDffoobn~ Foundabon Poured-m-pla~ concrete ................................ 22 (mm) ~ W/~x~-w~.4x 1,4 wire mesh ............... ~70sf 220 ff, 4'roll Framm~J I 15- I/2" HP/DF "studI wall framln~J ............. I 14 pcs. 9G" HF/DF No. 2 for honz, wall bloc~n~ ...... ~/DP No. 2 for Flat~5 ......................... 24~ HP/DP No. 2 for [oo~ut~ ........................ GO If HUD~ No. 2 preesu~-treated bottom p[ate ...... 124 If D- I/4 LP Gand-lam LVL H~der 2DSOPb 2 I O' length 2 DF No, I Header ....................... ]0' I~n~h 5 pc~, D~ No, I H~ader ....................... ~' length I pc, 22-I/2" Eave Dloc~n~ w~h ~crccn~d v~n: holc~-- Trusses: 4 : I 2 pm~h. 32~ span, mncL (2) end --- 5heathm~j Materials 7/I G" o.s.b, wail sheathln0 ................4 x 6 sheet----45 sheets I 5/32" 5-?¥ C-D ArA Plywood, e.a~. ~JlUe ?.1.4 x 6 sheet----50 she~s Vapor Darner P. oof 15# bituminous felt pa?er in 3G'1 wide roll ........ 500 If Wa[[ 7# bituminous felt FaFer in 40" wide roll ......... 500 if Floor .00G" black polyethylene membrane ................ 9GO sf 5~dln~J Ma~nais (alternate) 7/I G' o,s,b, t~xt, (or 5/6" TI - I I ) -4 x J 0 sheet---SO sheets 6" textured o.s.b.sldmo boards with P~ laF ...... 1 072 sf sldln~J area Cedar Trim: 5/44 x 44 (for oft. s~dmo, use J x) 6~ len~jth 1S pcs. Cedar Trim= 5/44x 44 .......................... I 0' lenoth G ?cs. CedarTnm: 5/44 x S .......................... I0' length 44 pcs. Cedar Fascia: I x (; ....................................GA- if Cedar J~akeboard: 2 x G ......................20' len~Jth 4 pcs, i~oohn~ Materials ComposlbOn R. oofin~j 5hln~j[es ................. I 2 15 5f roof area P,~d~jevent material ...................................... 30 Window and Door A030 5hdm~ window(e) .................................. 3 30G~ ex~rmor ~oo~ ..................................... I 9~-0'' x ~+-0" 5ccbona[ ~ara~e door- .................... 2 Metal Par~s ~ MlSC, Anchor bolts: I/2" d~a, x 10" ASTM A-307/A-325, ~Fe X -- 23 pcs. Plat washer: 2"x 2" s~uare x ~/I G" thick- .............. 23 pcs. 5~m?son H9 clips (or equaO ............................. 2~ ?cs. 5~mpson 5THD I 0 hold-down stra?s (or equal) .............. 4 ?cs. I Gd sinker nads ......................................50 lbs. 6d common na~ls ~ 145 nails / lb. - ..................... 50 lbs. Drip flashm~J for window~door heads 33 If -- To advise corrections, call I -~00-2 ~ O-G77G Thank you,-. (NOT-F: ~Z~CT~ICAL ¢ M-FC~IANICAL NOT INCLUD-F[P IN T/'I/5 LLST) Truss Re.ui~ements GARAGE PLAN #960-L Buildin Code Corn liance This plenset was prepared to comply with the prescriptive requirements of the current editions of the International Building Code (IBC), Lntemational Residential Code (IRC), Uniform Building Code (UBC) and CABO Wind Speed: to mph (UDC) 100 mph- 3 se~, gust (IBC & IRC) Wind Exposure'. "B" Seismic Category: "3" ([IBC) end A, B and C (IBC) Snow Load: 30# / sq/fi Bu~din Cate ories endData Occupancy Clmssfflca~on: Grade-To-Ridge Heigh~ Gross Building Area: JUL 2 2009 oF 9 B2LO" FOUNDATION SHOWN 15 J BTEMWALL ON FOOTING J I , NOTE: I PROVIDE 1/2" DIA. X i o" ANCHOR BOLTS W/ 7" EMDEDMENT @ MAX. I I G PT, O,C. 5PACING AND I MIN. 12" FROM WALL .I END5 AND CORNER5 4" CONCRETE BLAB ON GRADE W/G X G - UNF.5 OF CONTINUOUS WI ,4 X I ,4 - 5LOPE CONCP. ETE FOUNDATION I A5 tKEQUIRED ~- A5 BELOW- BEE DETAIL ~ I APPLICABLI-' I  BEE ALTERNATE BRACED WALL PANEL DETAIL 9"-Bu 2'-0" 9'-3" (ROUGH OPENING) ~ (ROL~H OPENING) 36" X 45'~ 5LAD EDGE THICKENED TO 8" WITH #~.~INF,, BEE DETAIL (~ FOUNDATION PLAN SCALE: I/4" ' 1'-0" NOTE: FOUNDATION PLAN DIMENSION5 ARE TO FACE OF CONCRETE OR CENTEPJ.INE OF BEARING, A5 BHOWN CONCRETE LANDING BRACED WALL5 AB PER iBC 230~.9.3 ¢ 9.3. I , lAC RG02. I O.S - I O.g~. UBC 2.320. I I .B AND CABO G02.B At3 APPLICABLE {=OR LOCAL CODE5 EXTERIOR BRACED WALL.5 INDICATED= 48" NAIL 51DING PANEL5 OR 5H~THING TO BTUD5 AND HORIZ. BLOCF, JNG W~ 6~ ~ G" o,c,, EDSEL AND ~ 12" O.C., FIELD ¢ CONSTRUCT ALTERNATE BRACED WALL PANEL5 A5 INDICATED 32'-0" LINE OF ROOF OVERHANG AiOVE ALTERNATE DOOR LOCATION5 4030: (WINDOW50FTIONAL) NOTE: ~ SEE DCERIOR EIFVATION5 ~OR 51ZE,.5 AND FUNCTION 2 X 4 FRAMED WALLS, TYP. LINE5 OF OPEN r DOORABOVE 3, I/2 × 5 l/4 LVL HEADER 119 GAP, AGE CONCRETE BLAB FLOC 3 /2 X 9 I/4 LVL HEADER DOOR (alf, emaf,~ hclth'i: max. I I') 6'-2 I/2" 30~ DOOR CONBTR,LJCT AD "ALTEPJqATE BRACED W,~..~ PANEL" - BEE DETAIL ~ FLOOR PLAN SCALE: 1]4" ' 1"0" NOTE: FLOOR PLAN DIMENSION5 ARE TO FACE OF FRAMING OR CENTERLINE OF DEAR.lNG, TYP. AD SHOWN NOTE: COMPLY WITH LOCAL EL~CTCJCAL CODEB AND BTANDARD,5 AD APPLICABLE NOTE: DOOR AND WINDOW HEADER.5 BHALL BE 2- 2 X G UNLEB5 OTHERWISE NOTED SHEET 2 oF 6 LEGEND ~WITCH LOCATION CEIUNG MOUNTED LIGHT FIXTURE I I 0 VOLT DUPLEX OBTL_FT EXT~P-.IOR WALL-MTD. UGHT FIXTURE n ELECT~JC PANEL OR BUD-PANEL LOCATE # INSTALL PER LOCAL CODEB © ~ ~ o VOLT DUPLr~ OUTLET FOR CLOSED CFIUNGB~ PROVIDE MINIMUM OF 20" × 30" A"FFIC ACCE..BB OPENING, WITIt 30" VERTICAL CLEARANCE ABOVE WITH REMOV~ABLE PANEL (2) PLACE5 A5 SHOWN VENTED 2 X BLOCKING BETV~EN TR.U55E5 @ TOP OF WALL DOUBLE TOP PLATE, BEE T~'ICAL WALL SEC-FION @ EAVE GRADE I 2 X g RAKEDOAR.DS CONCRETE FOUNDATION /~ MANUFACTURED TRUSS NOTE: SCHEMATIC ONLY, ACTUAL TR.UBS PR.OFILE MAY HAVIE CONCRETE 5LAB FLOOR. CROSS-SECTION SEE TYPICAL WALL SECTION FOR. CLOSED CEIUNGS: PR.OVIDE MINIMUM 20 X 30" AFFIC ACCF. BS OPENING W~ REMOVEABLE PANEL NOTE: FOOTING/BTEMWALL FOUNDATION SHOWN. FOR. ALTERNATIVE THICI'r,~NED-EDGE FOUNDATION SEE DETAIL (~ 2 X 4 PLAT LOOK, OUT5, L~i'-IN ~ END TR.USS (OPTIONAL: USE REDUCED HEIGHT END TR.USSES) ROOF FRAMING PLAN SCAL~ ~/4" = 1'-0" NOTE: ALL CONNECTOR,S SPECIFIED 5HALL BE SIMPSON 5TR. ONG- TIE OR. EQUAL NOTE: AR.P-.OW LINE INDICATE5 DCFENT OF SPANNING MEMBERS, NOT THE DIRECTION OF SPAN NOTE: ENGINEER. lNG DATA AND SPECIFICATIONS SHALL BE PROVIDED FOR TPJJSSES DY TPJJS MANUFACTURER. ~D REQUIRED BY TIlE BUILDING OFFICIAL AND SIlALL BE STATE APPROVED, JUL 2 2009 SIDING: 6" X 7/IG" TD(TURED 0.5.D. 51DING DOAR.DD, OVER ?# FELT VAPOR DARRIER., OVER. SHEATHING (APPROVED ALTERNATE 51DING MATER.IAL.5 MAY 5E 5UDDTITUTED) ALTER.NATE 51DING: 7/I C' ~TU~D 0,5.D 51DING PANE~ OVER. 7~ FELT VAPOR. DAR.RIER. 5/4 X 4 / 5/4 X 3 CORNER. DOAR.DD -- 5/4 X 4 WRAP TRIM - DUTT DIDE MEMDEP..5 TO TOP AND DOI'?OM MEMDER5 NOTE~ FOR ALTERNATIVE 51DING USE I x TRIM 50AR.D5 - NAIL OVER. BIDING PANELD, TYP, LINE5 OF FOUNDATION NOTE: WHER~ DOOR. FRAME5 OR TRIM WOULD CONTACT CONCP. ETE 5UP-J=ACES, PR.C)TECT WITH (2) ~R50~ I 5# DUllING ffELT OR. PR.SDDURI-=-TR.EATED FILLER MATERIAL, ,~D AP~LICADL.~=. GRADE LINE )~ W. X 6' H. GARAGE DOOR. 9' W, X D' H, GAUGE DOOR FRONT ELEVATION SCALFg 114" = 1'-0" DRIP EDGE P~HING 2 X G RAFJ---DOAR.DS, ~. NOTE~ NOMINAL WINDOW 51ZE5 ARI~ SHOWN: FEET/INCHES WIDE X PEET/INCHE.5 HIGH, TYP, - VERIP-Y FRAMED OPENING P-.EQUIR.ED BY PRODUCT MFR.. NOTE: PLASH OPENING5 AND PROVIDE ~ATHE~TR.IPPING A5 ~QUI~D BY LOCAL CODE5 NOTE: NOTE5 AND MATEP-JAL5 INDICATED IN THID ELEVATION AR.E TYPICAL FOP.. ENTIRE BUll_DING A5 APFLIC, RIDGEVENT, CONT, COMPOSITION R.OOFING ~ X G FASCIA, ~rP. LEFT SIDE ELEVATION SCALE: 1/4" = 11'0" RIGHT ,SIDE ELEVATION SCALE: lJ4" = 1-0" I'[d U L '2 200g' LEFT SIDE WALL FRAMING ELEVATION 4030 ~LIDEP-. REAR ELEVATION S~.7.ALE: 1/4" ' I~-0" RIGHT SIDE WALL FRAMING ELEVATION END T~UD5 JUL i or 9 FRONT WALL FRAMING ELEVATION H6 attaching Imss to lop plltls SIMPSON CONNECTORS CORRUGATED PLASTIC R.IDGF:VFNT - ?OLD OVER. RIDGE. CONFORMING TO 5LOP~ OF~, I"'I'0 I- I/2" FOR FP~ AIR PASSAGE RIDGE CAP ROOFING MATERIAL, NAiL TO ,SHEATHING THROUGH PLA5TIC VENT ROOFING  SHEATHING TOP OF ROOF FRAMING RIDGEVENT DETAIL COMPOSITION ROOFING 2'-0" ILO`' BACICS?AN 15# FELT TRU55 ~ END TRUE5 CONTINUOUS DOUBLE TOP PLATE 2 X 4 "STUD" WALL FRAMING AT I C' O,C, 2 X 4 PR~55UR.~-TREATED BOTTOM PLATE NOTE: FOR. ,BLAB AND FOUNDATION BEE '~[YPICAL WALL SECTION (~ ~AVE" D~T'AIL 15/32" PLYWOOD SHEATHING -- FLAT 2 X 4 LOOKOUT5 (LE'i'-IN TO TRUE5 TOP CHORD OR USE LOWEI~J~D ~ND TKU55) -- ML=TAL DRiP FLASHING SHEATHING OR BIDING PANEL A5 SPECIFIED FINISHED GRADE TYPICAL WALL SECTION @ GABLE SCA. LB: 3/4" = TKU55 51MPBON H9 CONNECTOP-. CONTINUOU5 2 X 4 DOUB~ TOP PLATE 2 X 4 "STUD" WALL FRAMING ~ I g" O.C. 2 × 4 PRESSURe-TREATED DOTTOM PLATE I/2" DIA, X I O" ANCHOR DOLT5 (~ MAX. G hr, O,C, 5PACING ~%.. W/2" SQ, X 3/I G" THK, ~ 5TL FL, WABHEP..5 CONCRETE 5LA5 -- .OOG" POLYETHYLENE VAPOR 5AR.P-.IER GRAVEL 5ABE AD REQUIRED CONCRL=TE FOOTING/ 5TEMWALL W/(4) REDAR HORIZONTAL ~ 1 2" O.C, CONT. AND #4 X I C' VEP-.T. DOWel..5 ~ I G" O.C,' COMPOSITION ROOFING 5# FELT 5/32" PLYWOOD SHEATHING -- VENTED 2)( BLOCKJNG W/5CR/~EN - DRIP EDGE I X ~ FASCIA I/2" DRiP I X 2 TRIM BLOCKING A.5 RI~QUIP~D SHEATHING OR 51DING PANEL AD 5?I=CIFIED FINISHED GRADE ~ COMPLY WITH LOCAL ~'J REQUIP-ZMENT FOR OPTIONAL PERFORATED FOOTING DRAIN - 5UP-J~OUND I 6" W/ PEA OR WADHED GRAVEL 5EARING 50IL cT .LPICAL WALL SECTION @ EAVE E: 3/4" = 1"0" NOTE: FOR 5LA5 AND FOOTING BEE "TYPICAL WALL 5EGTfON @ EAVE~' DETAIL -- I/2" DIA. X I 0*' ANCHOR BOLT5 ~ MAX, G PT, O.C. 5?ACING ' W~ 2" 5Q, X $/hg" THK, 5TL. PL. WA.BHER5 FINIBHPD GRADE TOP COUP, DE I~OND BEAM W/( I ) #5 CONT, 5" C.M.U. FOUNDATION WALL W/FILLED CELL5 -- #5 VERTICAL ~ 4'-0" O.C. MA)(. 5PACING 6"HO0~ BLOCK FOUNDATION WALL DETAIL SCALE: 3/4" = 1'-0" ism_ r BEARING 50IL J'-4" OPTIONAL PERI=ORATED FOOTING DRAIN - 5UP-.RDUND 15" W/ PEA OR W, NBHED GRAVEL ~FLASHING DETAIL PANEL SIDING PLATE~ BELOW (IN PLAN VID~ STUDS @ CORNER CONTINUOU.5 DOUBLE TOP PLATE (MIN. CONT. BINGLE OVER HEADER ALLOWABLE IF REQUIRED) HEADER5 A5 BFECIFIFD ~ TRIMMER BTUDB DINGLE KING BTUDB -- 5INGLE STUD ANCHOR. BOLT LOCATION BOTTOM PLATE VERIFY DOOR ROUGH OPENING REQT. .CRIPPLE BTUDB OK FILLER FRAMING A5 NEEDED HEADER A.5 ~BPECIFIED MMER 5TUDB -- rING 5TUDB PRESSURE-TREATED BOTTOM PLATE ~ GARAGE DOOR SEPARATOR DETAIL DOOR OPENING DETAIL NOTE: PROVIDE 2 X 4 BLOCKING AT PANEL JOINT5 WHER.E R~O'D, (NOTE: VER. IPY R. EQUIP-~D HEAD HEIGHT5 FOR. ALL FRAMED OPENING5 P~LATIVE TO FLOOR. ELPVATION) CONTINUOUB DOUBLE TOP PLATE (MIN. CONT. BINGLE OVER HEADER ALLOWABLE IF REQUIRED) i'i NOTE: PROVIDE 2 X 4 BLOCKING AT PANEL -- ?/I G" 0.5.B, SHEATHING - NAIL TO ALL FRAMING W'/,5~1 ~ &" O.C. (R.EvER.BE A5 APPLICABLE) WALL CORNER FRAMING (OR. DDL. T~MMER. + KING, ri IF APPLICADI ~) HEADEP-,5 A~ 5?ECIPIED DOUBLED TRIMMER BTUDB -- BINGLE KING BTUD SIMPSON 5THD I 0 EQUAL)- EMBED INTO CONCRETE I O"- FULLY NAIL TO WALL FRAMING -- 5INGLE BTUD -- I/2" DIA. ANCHOR BOLTB pRESSURE-TREATED BOTTOM PLATE 2'-~'" (MIN.) (BEE FDN, PLANi ~ ALTERNATE BRACED WALL PANEL DETAIL STHD10 HOLDDOWNS / - CONT. DOUBLE TOP PLATE (VERIFY WINDOW ROUGH OPENING REQUIREMENT5 CRIPPLE 5TUB5 -- HEADER A5 BPECIFIED BTUD WALL FRAMING -- BILL -- CRIPPLE 5TUB5 -- TRIMMER 5TUB -- KING 5TUB -- BOTTOM PLATE STRUCTURAL/GENERAL NOTES & SPECIFICATIONS A. General The following notes shall clarify and supplement the working drawings. B. Codes & Standards International Building Code (IBC), Intemafional Residential Code (IRC) - current edition and/or 1997 Uniform Budding Code (UBC / AC/-518; AC/SP-15 / M.B.M.A Manual (end comply with all local appficable codes as required by Building Official) C. Live Loads Roof ....................... 30 lbe/sf Floors ....................... 40 lbs/sf Stairs & Exist ........... 100 lbs/sf Wind ........................ 100 mph - $ sec. gust, Exposure 'B' (Verify for specific siffng) Seismic zone .......... "C ~ or Earth Pressure .................. 301be/cf equiv. Fluid pressure D. Soil & Foundation Data 1. Soil bearing data not available. Assmned soli bearing capacity = 1500 Ibs/sf 2. Extend all foo~ngs down to undisturbed soil of the specified strength with a minimum depth of 1'-6" below adjacent grade, or as required by local building official, based on local frost line depth. 3. Center all roofings on columns and walls unless specifically dimensioned otherwise. 4. Compacted fill to be well graded and granular with not more then 5% passIng a 200 sieve. Place In 8-inch loose lifts end compact to 95% modified AASHO density at optimum moisture. E. Cast-in-Place Concrete and Reinforcing Steel 1. Concrete of the following 28-day stsengthl 5 sack cemant/cy (min. 3000 psi); max. 6 gal water/sack for all structural concrete, Including foundations end slabs on grade. Maximum eized aggregate 3/4". Maximum slump 4". Add Master Builders Pozzolith per manufacturer's recommendations to all concrete except footings. Concrete for exterior walks to be ~ffr entrained (5% ~). 2. Reinforcing steel ASTM A-615 grade 40/60. Use grade 40 for temperature steel, stirrups end dowels. Detail, fabricate and place in accordance with the latest edition of A.C.I. "Manual Of Standard Practice". 3. Concrete cover on reL, fforcing steel (clear dimensions): Suspended slabs ................................... s/4" Beams & columns (to ties) .................... 1 ¥2" Non-exposed verfical faces .................... Vertical faces exposed to earth or weather..2' Bottom of footings .............................. Slabs-on-grade (from top) ..................... 1 4. Lap all field splices 24 diameters with minimum of 12". Bend outer wall footing bars 12 Inches or use comer bars at all comers and wall Intersections. 5. Provide min. one con~uons #4 bar at top end bottom of foundation walls w/#4 at 12" o.c. where wall height exceed two feet. Provide min. two continuous #4 bars in footings. Dowel foundation wallu to footings w/#4 x 1'-6" long @ 16" o.c. Embedded 6" into footing, (No shear keys requi~ed) 6. Reinforce around wail and alab openings, witheidesofl2" or greater, with two #5 bars extending 24" beyond corners on all four sides. Provide one extra #5 diagonal bar, 4'-0" long, at each comer. 7. Slabs-on-grade: Roll sub grade and moisten before pour. Saw cut crack control joints within 24 hours of pour or install Zip-Strip, with maximum of 12'-0" for 4' non-reiuforced slabs and 40'-0' for reinforced slabs. (min. reinforcing: w6 x 6 - wl.4 x 1.4, supported) 8. Vibrate all concrete. Segregation of materials to be prevanted. Test cylinders not required. 9. Place no flfi against foundation or basemant walls until floors are in place or walls have been adequately shored to resist lateral earth pressures. F. Masom3t (as applicable) 1. Hollow masomT units: FM=I$50 (half&halfc.m.u.) Mortar type S: 1 pc, ¥2 lime putty, 4 sand (USC) Grout: 2000 psi pea gravel concrete (7 sack) 2. Reinforcing steel: ASTM A-615, grade 40. 3. Place grout in lifts no greater than 4'-0' height. 4. Wall reinforcingl ..... 6" wallu~ #4 vertical @ 48" o.c. w/#9 wire horiz. Joint reiuf. @ 8' o.c. ..... 8" walls: #5 vertical @ 48" o.c. w/3/16" dia. wire horiz. Jo'mt reinf. @ 8" Install two bars in comers, wall Intersections, wall endings and around openings. Lap all bars 20 Inches and joInt reinforcIng, 12 inches. Use comer bars for outer bars in bond beams and at Intersecting walls. 5. Anchor brick veneer to wood framed wall as detailed with 22 ga. X 7/8" x 7" galvanized corrugated wall ties @ 16" o.c. ea. Way with one Simpson n20a nail, G. Timber and Wood Framing 1. Substitution of wood species identified herein may be as approved by local Building Official and material strength and capacities shall equal or exceed that of the spedes identified herein.. 2. All lumber to be graded per book 16 of the West Coast Lumber Inspection Bureau: I-~/DF no. 2 for joists, rafters, light framing, plates and bracIng DF no. 1 for posts and beams P~/DF "stud" for stud wall framing 4. Joists and rafters (lumber) shall have 2" nominal tifick solid blocking at supports. 3. Comply with the latest edition of the NFPA "National Design Specification" as modified by the applicable code for all structural ~mber requirements. 5. Spike laminated members together w/10d nails @ 12" o.c., staggered. Splice laminations at supports only. 6. Provide cut washers for all bolts bearing on wood. Z All Iwdl~ shall be common wire nails. 8. Glue-laminated timbers, Douglas Fir, A.I.T.C. grading: cqmbination 24F-V3 for simple spans'. 24F-V8 for cantilevered spans. Dry conditions of use. A~chltectoral appearance grade where exposed to view. Fabrication plant A.I.T.C. inspected./Wrap Individual members. 9. Plywood: Roof sheathing to be 15/32"" C-D int-apa plywood with exterior glue, P.I. 24/0 (nsc ~-ply for paneiized roofs) N~ili,-~g 8d @ 6" o.e. at panel edges and 8d @ 12" o.c. at intermediate supports. Sub-flooring to be 3/4" C-D-apa plywood with exterior glue, P.I. 32/16. Use T&G if no underlayment. Glue and ~ with 10d @ 6" o.c. at panel edges and @ 10" at Intermediate suppurts. 10. Pre-fabricated trussed members to be designed by applicable state licensed engineer In accordance with requirements shown In the drawings. Contractor shall verify as-framed dimensions and conditions prior to truss fabrication and coordinate as required. All engineering data shall be made available for submittal to the Building Official as required. H. Structural Steel 1. All steel, except t~bing: ASTM A-B6. Pipe: ASTM A-53, Type E or S, grade B. Tubular section: ASTM A500, grade B. All bolts: ASTM A-$07/ A-325, type X. 2. Afi fabrication, erecfien and dem~!~ng shafl bc in accordence with the latest edition of the "Manual Of Steel Construction" of the American Institute Of Steel Construction. 3. All welding by WABO car~fied welders in accordance with the "Welding I-lendbook' by the American Welding Society. 4. All welds 3/16' miff. conimuons fillet walds using ASWAS, E70XX electrodes. 5. Provide washers on all bolted connections. 6. Ali steei not embedded in conccete or musomy shall receive one shop coat of an approved primer paint. Apply two coats of heavy asphaltic paint to all steel exposed to earth. 7. Furnish complete shop d~awings prior to fabrication. I. Miscellaneous 1. Contractor shall verify ali site conditions and dimensions In field. 2. Provide temporary bracing as required until all permanent cormectious and stiffening have been installed. 3. Verify size and locations of all openings In floor, roof and walls and coordinate with electrical and mechauical work. 4. Pre-fabricated items shall be handled and installed in accordance with manufacturers' recommendations. Pre-fabricated assemblies shall be coordinated with any as-built conditions by the contractor regarding dimensions, clearance and applicable building code requirements. 5. Ali HVAV equipment shali be determined by ownsr and/or contractor specific to this project and comply with all applicable codes. Performance data and distribution layout shall be provided by mechanical subcontractor. Submittals shall be coordinated by the contractor as required by the Building Official. 6. It is the intent of these drawings end specifications to coml~ly with the requirements of the applicable Building Code and all other ral~vant codes and ordinances. Any discrepancies, omissions or errors shall be brought to the attention of the designer for clarification or coffee,on he,fore beginning the work. It is the responsibility of the general contractor to seek clarification or correction if needed. HEAD[~ JAMB [~ FOR ATTACHMENT HEAD~:' WINDOW DETAILS (NOT TO SCALE) JAMB[~> CASING,, NAIL TO FRAI~ING THRESHOLD~~ Z DOOR DETAILS (NOT TO SCALE) EXCERPTS FROM IBC CHAP"I'£R 23 - FASTENING REQUIREMENTS JAMB sT~ THRESHOLD' E~ FOR ~ SEAL GARAG~ DOOR DETAILS