BUILDING BOARD MEETING MONDAY, September 21, 2020 Virtual ... · BUILDING BOARD MEETING . MONDAY,...
Transcript of BUILDING BOARD MEETING MONDAY, September 21, 2020 Virtual ... · BUILDING BOARD MEETING . MONDAY,...
BUILDING BOARD MEETING MONDAY, September 21, 2020 Virtual Meeting Phone/Video 4:00 P.M.
PLEASE TAKE NOTICE that a meeting of the Brown Deer Building Board will be held virtually due to the COVID-19 pandemic. The public can access this meeting of the Building Board by dialing 1-312-626-6799. The public would then need to enter the code: 860 9044 9837 to join the meeting. The public can also join by video using the following link https://us02web.zoom.us/j/86090449837. Please remember to mute your microphone to reduce background noise. The following items of business will be discussed and possibly acted upon: I Roll Call II Persons Desiring to be Heard III Consideration of Minutes: August 17, 2020
IV Old Business
V Plans Submitted for Consideration:
1. New Garage Build– 9419 N. Pearlette Ln. 2. New Garage Build – 7641 N. Sherman Blvd. 3. New Garage Build/Addition – 4922 W. Dean Rd.
VI Adjournment Dated: September 18, 2020
Jill Kenda-Lubetski, Village Clerk
PERSONS REQUIRING SPECIAL ACCOMMODATIONS FOR ATTENDANCE AT THE
MEETING SHOULD CONTACT THE VILLAGE CLERK AT LEAST ONE BUSINESS DAY PRIOR TO THE MEETING.
N
30'
57'-7
13
/16
"2
9'-1
1 1
5/1
6"
20'-8 3/4"
71'-9"
10'
PROPOSED
FIRST FLOOR
ADDITION -
HATCHED
40
' PR
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75.5' +/- PROPERTY LINE
11
7' +
/- P
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Y L
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W. DEAN RD
SETBACK
SE
TB
AC
K
SE
TB
AC
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GR
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75.5' +/- PROPERTY LINE
SECOND STORY ADDITION
SETBACK
SE
TB
AC
K
SE
TB
AC
K
DEMOLISH EXIST.
GARAGE
COMPLETELY
SETBACK
FOOTPRINT OF EX. RESIDENCE
SHOWN DASHED
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ADDITION AND
REMODELINGIGNACIO GARCIA
4922 W. DEAN RD. BROWN DEER WI
PROJECT INFORMATION
OWNER
Ignacio Garcia
414-367-3217
ARCHITECT:
MATT TRENKLE, R.A.
TRENKLE ARCHITECTURE & CONSTRUCTION, LLC
11414 W. PARK PLACE, STE. 202
MILWAUKEE WI 53224
P:414-209-7694
CONTRACTOR
SKYLINE CONSTRUCTION
ISSUED FOR: BIDDING & PERMIT
DATE: 9/16/20ARCHITECTURAL SITE PLANSCALE= 1/8"-1'-0"
1T-11
T-1
SITE NOTES:SITE NOTES:
1 THIS IS NOT A SURVEY. THIS DRAWING WAS COMPLETED FROM INFORMATION COMPILED FROM MILWAUKEE
COUNTY GIS MAP AND ASSUMED TO BE RELIABLE.
2 ALL WORK TO BE DONE BY LICENSED AND INSURED CONTRACTORS.
3 CONTRACTOR TO VERIFY ALL SITE CONDITIONS PRIOR TO COMMENCING WORK.
4 CONTRACTOR TO VERIFY LAYOUT ON SITE AND ENSURE COMPLIANCE WITH ALL APPLICABLE REGULATIONS,
SETBACKS AND CODES. DISTANCES SHOWN FROM BUILDING TO PROPERTY LINES ARE APPROXIMATE
5 CONTRACTOR TO MAINTAIN CONSTRUCTION MATERIAL STORAGE WITHIN THE CONSTRUCTION SITE AT ALL
TIMES.
6 CONTRACTOR IS RESPONSIBLE FOR SITE SECURITY AT ALL TIMES.
7 ENSURE ROUGH AND FINISH GRADING AROUND THE ADDITION SLOPES POSITIVELY AWAY FROM HOUSE.
8 LAY 1/2" PLYWOOD DOWN OVER EXISTING PATIO TILE TO PROTECT FROM DAMAGE FROM CONSTRUCTION
OPERATIONS.
9 REFER TO ROOF PLAN FOR ROOF PITCH AND DOWNSPOUT FOR ADDITION
LOT AREA: 7,650 S.F. APPROX. LOT AREA: 7,650 S.F. APPROX.
SITE IS ZONED R-3SITE IS ZONED R-3
WP
R
4
GFCI
3WP
SD
EP
DC
SD
DM
A
T
AV Control
C5/TVC5 TV
T
SP SP
DESCRIPTIONSYMBOL
ELECTRICAL - DATA - AUDIO LEGEND
Ceiling Fan
Ventilation Fans: Ceiling Mounted, Wall Mounted
Ceiling Mounted Light Fixtures: Surface/Pendant, Recessed, Heat Lamp, Low VoltageWall Mounted Light Fixtures: Flush Mounted, Wall Sconce
Chandelier Light Fixture
240V Receptacle
110V Receptacles: Duplex, Weather Proof, GFCI
Switches: Single Pole, Weather Proof, 3-Way, 4-Way
Switches: Dimmer, Timer
Audio Video: Control Panel, Switch
Wall Jacks: CAT5, CAT5 + TV, TV/Cable
Telephone Jack
Intercom
Thermostat
Door Chime, Door Bell Button
Smoke Detectors: Ceiling Mounted, Wall Mounted
Electrical Breaker Panel
Speakers: Ceiling Mounted, Wall Mounted
Fluorescent Light Fixture
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ABV ABOVE
AFF ABOVE FINISHED FLOOR
ADJ ADJUSTABLE
AB ANCHOR BOLT
AHJ AUTHORITY HAVING JURISDICTION
ALT ALTERNATE
ALUM ALUMINUM
ANOD ANODIZED
APPROX APPROXIMATE
BM BENCH MARK
BLK BLOCK
BLKG BLOCKING
BLDG BUILDING
BO BOTTOM OF
CB CATCH BASIN
CLG CEILING
CT CERAMIC TILE
CL CENTER LINE
CLR CLEAR
COL COLUMN
COMP COMPOSITE
CONCCONCRETE
CMU CONCRETE MASONRY UNIT
CONT CONTINUOUS OR CONTINUE
CONSTR CONSTRUCTION
CJ CONTROL JOINT
DBL DOUBLE
DEMO DEMOLISH / DEMOLITION
DIA DIAMETER
DIM DIMENSION
DISP DISPENSER
DR DOOR
DWG DRAWING / DRAWINGS
DWR DRAWER
DF DRINKING FOUNTAIN
DS DOWNSPOUT
EA EACH
ELEC ELECTRIC
EL ELEVATION
EQ EQUAL
EX EXISTING
EXIST EXISTING
EB EXPANSION BOLT
EMB EMBED
EJ EXPANSION JOINT
EXT EXTERIOR
EN END NAIL
EIFS EXTERIOR INSULATION FINISH
SYSTEM
EQPM EQUIPMENT
EXP EXPOSED
FO FACE OF
FOC FACE OF CONCRETE
FOF FACE OF FRAMING
FIN FINISH
FE FIRE EXTINGUISHER
FF FINISH FLOOR
FFE FINISH FLOOR ELEVATION
FEC FIRE EXTINGUISHER AND CABINET
FD FLOOR DRAIN
FLR FLOOR OR FRAMING
FTG FOOTING
FN FIELD NAIL
FNDN FOUNDATION
FOIC FURNISHED BY OWNER, INSTALLED
BY CONTRACTOR
GA GAGE
GALV GALVANIZED
GB GRAB BAR
GEN GENERATOR
GL GLASS
GLB GLU-LAM BEAM
GR GUARD RAIL
GWB GYPSUM WALL BOARD
GYP GYPSUM
HB HOSE BIB
HC HANDICAPPED
HD HOLD DOWN
HDR HEADER
HDW HARDWARE
HR HAND RAIL
HVAC HEATING, VENTILATING AND
AIR CONDITIONING
HM HOLLOW METAL
HORIZ HORIZONTAL
HT HEIGHT
HW HOT WATER
INSULINSULATION
INT INTERIOR
JT JOINT
LAV LAVATORY
LT WT LIGHT WEIGHT
LVT LUXURY VINYL TILE
MAX MAXIMUM
MECHMECHANICAL
MH MANHOLE
MFR MANUFACTURER
MAT MATERIAL
MTL METAL
MIN MINIMUM
MLD MOLDING
NOM NOMINAL
NIC NOT IN CONTRACT
NTS NOT TO SCALE
O/ ON
O.C. ON CENTER
OPNG OPENING
OPP OPPOSITE
OH OVERHEAD
PTD PAPER TOWEL DISPENSER
PVMT PAVEMENT
PERF PERFORATED
PLAM PLASTIC LAMINATED
PVC POLYVINYL CHLORIDE
PT PRESSURE TREATED
PL PROPERTY LINE
PLY PLYWOOD
REF REFRIGERATOR
REINF REINFORCED
REQ'D REQUIRED
ROW RIGHT OF WAY
RM ROOM
RO ROUGH OPENING
RB RUBBER BASE
RS ROUGH SAWN
SIM SIMILAR
SHT SHEET
SAT SUSPENDED ACOUSTICAL TILE
STL STEEEL
SPEC SPECIFICATION
SF SQUARE FEET
STOR STORAGE
SUSP SUSPENDED
SYS SYSTEM
TEL TELEPONE
T&G TONGUE & GROOVE
THK THICK
TB TOWEL BAR
TOB TOP OF BEAM
TOS TOP OF STEEL
TOW TOOP OF WALL
TPD TOILET PAPER DISPENSOR
TPL TOP PLATE
TO TOP OF
TYP TYPICAL
UNO UNLESS OTHERWISE NOTED
UR URINAL
VB VAPOR BARRIER
VENT VENTILATION
VERT VERTICAL
VG VERTICAL GRAIN
W/ WITH
W/O WITHOUT
WP WATERPROOFING
WWF WELDED WIRE FABRIC
WR WATER RESISTANT
WND WINDOW
WD WOOD
ABBREVIATIONSGENERAL NOTES 1. It is the responsibility of the contractor to become fully aware of any and all conditions related to the site and existing conditions that may effect the cost of scheduling
construction activities, prior to submi ing a bid.
2. Contractor shall verify all dimensions and conditions at the job site including soil conditions, and conditions related to the existing utilities and services before
commencing work and be responsible for same. All discrepancies shall be reported to the owner immediately.
3. Do not scale drawings or details — Use given dimensions. Check details for location of all items not dimensioned on plans. Dimension on plans are to face of framing or
center line of columns typically. Door and cased openings without dimensions are to be six (3) inches from face of adjacent wall or centered between walls.
4. The drawings indicate general and typical details of construction. The design intent of the drawings shall supersede actual construction assemblies used. Where
conditions are not specifically indicated but are of similar character to details shown, similar details of construction shall be used, subject to review and approval by the
architect and structural engineer.
5. Building systems and components not specifically detailed shall be installed, as per minimum manufacturers recommendations. Notify the architect of any resulting
conflicts.
6. All work shall conform to applicable building codes and ordinances. In case of any conflict wherein the methods or standards of installation or the materials specified do
no equal or exceed the requirements of the laws or ordinances, the laws or ordinances shall govern.
7. Install dust barriers and other protection as required to protect installed finishes and facilities.
8. Plumbing, mechanical and electrical drawings, etc. are supplementary to the architectural drawings. It shall be in the responsibility of each contractor to check with the
architectural drawings before installation of their work. Any discrepancy between the architectural drawings and the consulting engineer(s) or other supplementary
drawings shall be brought to the owner’s a ention in writing.
9. All glazing in hazardous locations, defined by the IRC sec.R308.4, shall by safety glazing, including but not limited to the safety glazing identified in the construction
documents.
10. Contractor shall minimize exposed pipe, conduits, ducts, vents, etc. All such lines shall be concealed or furred and finished as much as possible, unless noted as exposed
construction on drawings. Offset studs where required, so that finished wall surface will be flush.
11. Contractor shall provide temporary bracing and shoring for the structure and structural components until all final connections have been completed in accordance with
the plans.
12. All wood framing details not shown otherwise shall be constructed to the minimum standards of the IRC.
13. All wood in direct contact with concrete or exposed to weather shall be pressure treated with an approved preservative unless decay resistant heartwood of cedar or
redwood is used. Fasteners for pressure treated wood shall be hot dipped galvanized steel, stainless steel, silicon bronze, or copper.
14. Nail gypsum wallboard to all studs, top and bo om plates and blocking with cooler nails @ 7 inches o.c. maximum spacing unless shown otherwise. Use 5d for 1/2
wallboard, 6d for 5/8 inch wallboard.
15. Provide galvanic insulation between dissimilar metals.
16. Electrical and mechanical notes are located within this set of drawings.
17. No materials from the work are to be stock piled on public right-of-ways. All rubbish and debris is to be removed from the site.
18. Adjacent properties, streets and walks are to be protected from damage at all times.
19. All dimensions are face of stud wall, centerline of column, or face of concrete unless noted otherwise.
20. The contractor shall secure permits required by the fire department prior to building occupation.
21. The contractor shall take all necessary precautions to ensure the safety of the occupants and workers at all times during the course of the project.
22. Approved plans shall be kept protected in a plan box or other means and shall not be used by any workmen. All construction sets shall reflect the same information. The
contractor shall also maintain in good condition, one complete set of plans with all revisions, addenda and changes orders on the premises at all times. Said plans are to be
under the care of the job superintendent.
23. The contractor and/or the sub-contractors shall apply for , obtain and pay for all required permits and fees including the building permit.
24. All construction shall comply with all applicable local and municipal codes, ordinances and standards.
25. Construction hours, per jurisdiction, are to be observed for all phases of the project.
26. Wall covering products sensitive to adverse weather shall not be installed until adequate weather protection for the installation is provided. Exterior sheathing shall be dry
before applying exterior cover.
27. Interior coverings or wall finishes shall be installed in accordance with IRC chapter 7 and tables R702.1(1), R702.1(2), R702.1(3) and R702.3.5. Interior finishes and materials
shall conform to the flame spread and smoke density requirements of section R302.9.
28. Unless specified otherwise, all wall coverings shall be fastened in accordance with table R703.4 or with other approved aluminum, stainless steel, zinc-coated or other
corrosion-resistive fasteners.
29. Where conflicts occur between the IRC or IECC and the conditions of listing or the manufacturer's installation instructions occur, the provisions of the code shall apply.
30. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR THE DESIGN AND PROPER FUNCTION OF PLUMBING, HVAC AND ELECTRICAL SYSTEMS. THE
GENERAL CONTRACTOR SHALL NOTIFY THIS OFFICE WITH ANY PLAN CHANGES REQUIRED FOR DESIGN AND FUNCTION OF PLUMBING, HVAC AND
ELECTRICAL SYSTEMS. 31. THIS OFFICE SHALL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS AND METHODS, ACTS OR OMISSIONS OF THE CONTRACTOR OR
SUBCONTRACTOR, OR FAILURE OF ANY OF THEM TO CARRY OUT WORK IN ACCORDANCE WITH THE CONSTRUCTION DOCUMENTS. AND DEFECT
DISCOVERED IN THE CONSTRUCTION DOCUMENTS SHALL BE BROUGHT TO THE ATTENTION OF THIS OFFICE BY WRITTEN NOTICE BEFORE
PROCEEDING WITH WORK. REASONABLE TIME NOT ALLOWED THIS OFFICE TO CORRECT THE DEFECT SHALL PLACE THE BURDEN OF COST AND
LIABILITY FROM SUCH DEFECT UPON THE CONTRACTOR. 32. THIS STRUCTURE SHALL BE ADEQUATELY BRACED FOR WIND LOADS UNTIL THE ROOF, FLOOR AND WALLS HAVE BEEN PERMANENTLY FRAMED
TOGETHER AND SHEATHED. 33. ALL RECESSED LIGHTS IN INSULATED CEILINGS TO HAVE THE I.C. LABEL.
ELECTRICAL NOTES
1. ALL ELECTRICAL WORK IS TO BE BIDDER DESIGNED. THE FINAL DESIGN SHALL BE BASED ON THE ELECTRICAL DRAWINGS AND SPECIFICATIONS
CONTAINED IN THIS SET, AND SHALL COMPLY WITH ALL APPLICABLE CODES, INCLUDING BUT NOT LIMITED TO THE CODES REFERENCED IN GENERAL
NOTES.
2. THE ELECTRICAL WORK MUST ADHERE TO ALL REQUIREMENTS OF THE CONSTRUCTION DOCUMENTS.
3. EACH CONTRACTOR SHALL OBTAIN HIS/HER ANCILLARY PERMIT(S) AS REQUIRED.
4. WIRING METHODS SHALL BE AS PERMITTED BY CODE AND INSTALLATION PER NECA STANDARDS.
5. ALL DEVICES TO BE SPECIFICATION GRADE.
6. ALL RECEPTACLES SHALL BE AT 20" FROM FINISHED FLOOR TO BOTTOM OF BOX UNLESS NOTED OTHERWISE.
7. ALL SWITCHES SHALL BE AT 42” FROM FINISHED FLOOR TO BOTTOM OF BOX UNLESS NOTED OTHERWISE.
8. HOME OWNER SHALL DO A WALK-THRU WITH RELEVANT INSTALLERS TO VERIFY THE EXACT LOCATION FOR OUTLETS, LIGHTS, SWITCHES, CABLE, DATA,
PHONE, AUDIO, ETC.
9. CIRCUITS SHALL BE VERIFIED WITH HOME OWNER PRIOR TO WIRE INSTALLATION.
10. FINAL SWITCHES FOR TIMERS AND DIMMERS SHALL BE VERIFIED WITH HOME OWNER.
11. FIXTURES TO BE SELECTED BY HOME OWNER.
MECHANICAL & ENERGY NOTES 1. ALL MECHANICAL WORK IS TO BE BIDDER DESIGNED. THE FINAL DESIGN SHALL BE BASED ON THE MECHANICAL DRAWINGS AND SPECIFICATIONS
CONTAINED IN THIS SET, AND SHALL COMPLY WITH ALL APPLICABLE CODES, INCLUDING BUT NOT LIMITED TO THE 2015 IECC, IRC OR STATE
AMENDMENTS. 2. THE MECHANICAL WORK MUST ADHERE TO ALL REQUIREMENTS OF THE CONSTRUCTION DOCUMENTS.
3. IT SHALL BE THE RESPONSIBILITY OF EACH CONTRACTOR TO CHECK WITH THE ARCHITECTURAL DRAWINGS BEFORE INSTALLATION OF THEIR WORK.
4. EACH CONTRACTOR SHALL OBTAIN HIS/HER ANCILLARY PERMIT(S) AS REQUIRED.
5. VENTILATION OF ALL AREAS SHALL BE IN CONFORMANCE WITH THE 2015 IRC AND THE CURRENT WISCONSIN STATE AMENDMENTS.
6. ALL EXTERIOR JOINTS AROUND WINDOWS AND DOORS, OPENINGS BETWEEN WALLS AND ROOF OR FOUNDATIONS, OPENINGS AT PENETRATIONS,
AND ALL OTHER SUCH OPENINGS SHALL BE SEALED, CAULKED, GASKETED OR WEATHER STRIPPED TO LIMIT AIR LEAKAGE.
7. EXTERIOR DOORS ARE TO BE 1-3/4" INSULATED CORE WITH FULL WEATHER STRIP AND THRESHOLD. ALL GLAZING IN EXTERIOR DOORS IS TO BE
INSULATING DOUBLED GLAZED UNITS WITH SAFETY GLASS.
8. ALL EXTERIOR GLAZING IS TO BE INSULATING DOUBLE GLAZED UNITS.
GE
NE
RA
L IN
FO
/ S
PE
CS
N N
DEMO PLAN KEYNOTESDEMO PLAN KEYNOTES
1. REMOVE EXISTING WALL SHOWN DASHED
2. REMOVE EXISTING HALF WALL AND WOOD CAP
3. REMOVE EXISTING DOOR IN ITS ENTIRETY
4. REMOVE EXISTING COUNTERTOP AND CASEWORK SHOWN
DASHED
5. REMOVE EXISTING EXTERIOR WALL - SHORE UP STRUCTURE
ABOVE FOR NEW BEAM PLACEMENT
6. REMOVE EXISTING TOILET
7. REMOVE EXISTING SINK AND CABINET
8. REMOVE EXISTING BATHTUB AND SHOWER IN ENTIRETY
9. REMOVE EXISTING GARAGE BUILDING IN ITS ENTIRELY
INCLUDING SLAB. REFER TO SITE PLAN FOR EXTENT
10. REMOVE EXISTING DRIVEWAY
11. REMOVE EXIST. WINDOW
12. REMOVE EXISTING PORTION OF FLOOR ASSEMBLY FOR NEW
STAIR. PROVIDE TEMPORARY SHORING SUPPORT BELOW
13. REMOVE EXISTING STAIR COMPLETELY
14. REMOVE EXISTING BAY WINDOW
11
11
5555 33
1111
11
11
66
66
77
11
22
22
44
44
44
88
99
1010
1111
1111
1111
11
11
33
1212
1313
1414
2628DH2628DH 3030RS
26
28
DH
28
68
28
68
26
28
DH
2568
28
68
2468
2868
9080
30
30
DH
28
68
2868
9080
30
40
DH
30
40
DH
30
40
DH
5068
2868
2060DH4060FX2060DH1366FX30684626LS4626LS
6x6 6x6
E12A-5E12A-5
E13A-5E13A-5
E14A-5E14A-5
E15A-5E15A-5
1A-41
A-4
E17A-6E17A-6
E18A-6E18A-6
21'-5" 20'-6"
19'-4 1/4"
2'-2"
5'-4 3
/4"
3'-10
3/4
"
3'-6 1
1/1
6"
4 5
/16
"9
'-9"
9'-5 1/16" 11'-4"
10'-5 1/2" 10'-11 3/4"
42'
26'
3'-9"
8'
11'-6"
49'-5
"
5'
5'-9"
14'-6
"5
'-9"
2'-4 1/2"
42'-0 15/16"
26'-0
15
/16
"
3'-4 1
/8" 3'
50'
19'-3
"
8'
4'-2"
6'-1 1
1/1
6"
10'-6
"3
'1
0'
3'
10'
3'
5'-8 1/8"5 1/8"
2'-6"2'-10 11/16"
20'-4 3/8" 12'-2 9/16"
21'-2 9/16"
2'
6'-1 1
1/1
6"
3'-8"
3'-10"
5'-2"
2'-1"17'-11 7/16"
LIVING AREA
LIVING
GARAGE
PANTRY
DOWN TO BSMT
KITCHEN / DININGBEDROOM
BEDROOM
OFFICE
BATH
NE
W 1
8"
PR
E-E
NG
.
FL
R. T
RU
SS
ES
AB
V.
EXIST EXIST
EX
IST
EX
IST EXIST
PORCH
2 L
AY
ER
S T
YP
E X
GY
P B
D / 1
HR
FIR
E B
AR
RIE
R
GARAGE CLG TO
BE 2 LAYERS 5/8"
TYPE X GYP BD
UP TO NEW
2ND FLR
FIRST FLOOR KEYNOTESFIRST FLOOR KEYNOTES
1. NEW WOOD FRAMED L-SHAPED STAIRWELL AS SHOWN. FIRST RUN 4T @
9", SECOND RUN 7T@9". VERIFY FLR/FLR HGT. EXPECTED R. HGT. 7 7/8".
MODIFY 1ST FLR FRAMING AS REQ'D, REMOVE EXISTING SUBFLR &
CREATE OPNG IN FLOOR.
2. NEW INTERIOR STUD WALL PARTITION
3. NEW FLOOR INFILL ASSEMBLY CONSISTING OF 2X10 JOIST FRAMING WITH
3/4" T&G PLYWOOD SUBFLOOR ALIGNED WITH EXIST.
4. KITCHEN ISLAND AND CASEWORK BY OWNER
5. INFILL EXIST OPENING AFTER WINDOW REMOVED WITH NEW 2X4 STUD
WALL WITH TYPE X GYP BD EACH SIDE FOR 1 HR RATED ASSEMBLY
6. NEW WOOD FRAMED STAIR AND RAILING PER CODE. VERIFY NEW FLR TO
FLR HEIGHTS AND CALCULATE RISER AND TREAD DIMENSIONS IN FIELD
7. NEW CONCRETE PORCH WITH THICKENED EDGES. MAX. 20" HIGHER
THAN ADJACENT GRADE. PROVIDE CONC. STEPS AS REQUIRED PER
CODE
8. COLUMNS AND BEAM ABOVE PER STRUCTURAL FOR NEW PORCH ROOF
ABOVE
9. CONCRETE PATIO W/ THICKENED EDGE. STAIN AND SEAL PER OWNER.
CONTROL JOINTS AT 10' O.C..
10. EYEBROW ROOF ABOVE
11. 9'X8' INSULATED OVERHEAD SECTIONAL DOOR. PORTAL FRAME AROUND
PER STRUCTURAL CODE
12. NOT USED
13. RAILING OR WALL AT NEW FLR OPENING
14. NEW CEILING FANS IN KITCHEN AND BEDROOMS
15. P'FAB. SHOWER ENCLOSURE
16. CENTER NEW WINDOWS IN EXIST. OPENING. PARTIAL WALL INFILL AT
JAMBS AS REQ'D
17. NEW ENTRY DOOR W/ 15" SIDELIGHT
FLOOR PLAN GENERAL NOTESFLOOR PLAN GENERAL NOTES
1 CONSTRUCTION TYPE IS CONVENTIONAL WOOD STUD WALLS WITH PRE-ENGINEERED
FLOOR AND ROOF TRUSSES. DRAWINGS ARE TO SHOW DESIGN INTENT ONLY.
2 ALL WALL DIMENSIONS ARE TO FACE OF STUD OR POST UNLESS OTHERWISE NOTED
(CENTERLINES OF POSTS). WINDOWS AND DOORS ARE GENERALLY DIMENSIONED TO
CENTERLINES. CONTRACTOR TO VERIFY ACTUAL ROUGH OPENINGS OF THE WINDOWS
AND DOORS DURING LAYOUT.
3 PROVIDE TREATED WOOD WHERE IN CONTACT WITH CONCRETE.
4 ALL INTERIOR FINISHES, PLANES, LINES AND CORNERS MUST BE STRAIGHT, NEAT AND
CLEAN. ANY SAME MATERIALS ABUTTING EACH OTHER MUST ALIGN. EDGES SHALL BE
SHARP AND TRUE.
5 INTERIOR PARTITIONS TO BE 2X4 STUD CONSTRUCTION AT 16" O.C. WITH 1/2" GYPSUM
BOARD EACH SIDE AND PAINTED, UNLESS NOTED OTHERWISE.
6 MECHANICAL, ELECTRICAL AND PLUMBING WORK TO BE DESIGN-BUILD. COORDINATE
PLACEMENT OF ALL M.E.P. EQUIPMENT WITH OWNER. FIRST FLOOR IS LARGELY M.E.P. TO
REMAIN WITH MINOR CHANGES COORDINATED WITH OWNER DURING CONSTR.
7 WINDOWS TO BE INSULATED VINYL DOUBLE HUNG TO DIMENSIONS SHOWN ON PLAN.
8 PROVIDE POLE AND SHELF IN ALL CLOSETS
9 PLACE RIGID INSUL. BETWEEN HEADERS WHERE LOCATED IN AN EXTERIOR WALL.
10 DOORS NEAR WALL CORNERS TO HAVE HINGE SIDE JAMB 6" FROM WALL, TYP. INTERIOR
DOORS ARE SIZED ON PLAN.
77
88
99
1010
33
44
1010
1010
22
22
22
22
66
55
11
1313
1313
HDWD FLR
HDWD FLR
1414
1414
1414
1515
16161717
2 STEPS INTO
GARAGE, 7 3/4" EA.
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N D
EE
R, W
I
FIR
ST
FL
OO
R P
LA
NS
DEMO FLOOR PLANSCALE= 1/4"-1'-0"
1A-11
A-1
A
FIRST FLOOR PLANSCALE= 1/4"-1'-0"
2A-12
A-1
N
45
50
DH
45
50
DH
3040DH
4646DH4646DH4646DH4646DH4646DH
46
46
DH
46
46
DH
4050DH 3040DH 3040DH 2840DH
2868
2868
28
68
5068 2868 2868 2868
50
68
28
68
28
68
2668
2668
E12A-5E12A-5
E13A-5E13A-5
E14A-5E14A-5
E15A-5E15A-5
1A-41
A-4
4'
3'-3"
4'
11'-1
0"
6'-9 5
/16"
6'-9 1
1/1
6"
14'-5 3/16"10'-1"6'-1 13/16"9'-2"12'-1"
11'-1
0"
3'-3 1
/2"
9'-8 1
/2"
14'-5 11/16"16'-4 9/16"8'-1 1/8"13'-4 5/8"
11'-8 5/16"
3'-3 1
/2"
6'-5 1
1/1
6"
3'-4 13/16"4' 7'-7 7/16" 3' 5'-11 5/16" 3' 6'-0 1/2" 2'-8"
4'-3 1
3/1
6"
4'-5"
9'-4 5
/8"
4'-5"
3'-5" 4'-6" 6'-10" 4'-6" 4'-5" 4'-6" 4' 4'-6" 7'-6" 4'-6"
6'-7 1
/2"
4'-6"
7'-5"
4'-6"
11'-4
"
12'-4 1/4"
1394 SQ FTLIVING AREA
BEDROOM
BEDROOMCLOSET OPEN BELOW
MASTER BDRM
MASTER BATH
CLOSET
LAUNDRY
LOFT
42" H. RAIL
ROOF BELOW
PORCH ROOF BELOW
CERAMIC
TILE
CERAMIC
TILE
SECOND FLOOR KEYNOTES
1. JETTED TUB SELECTED BY OWNER
2. SHOWER SELECTED BY OWNER
3. PROVIDE ELECTRIC HOOKUP FOR DRYER
4. PROVIDE PLUMBING AND ELEC. HOOKUPS FOR
WASHER AND SINK
5. POLE AND SHELF FULL WALL LENGTH
1122
33
44CPT
FLOOR PLAN GENERAL NOTESFLOOR PLAN GENERAL NOTES
1 CONSTRUCTION TYPE IS CONVENTIONAL WOOD STUD WALLS
WITH PRE-ENGINEERED FLOOR AND ROOF TRUSSES. DRAWINGS
ARE TO SHOW DESIGN INTENT ONLY.
2 ALL WALL DIMENSIONS ARE TO FACE OF STUD OR POST UNLESS
OTHERWISE NOTED (CENTERLINES OF POSTS). WINDOWS AND
DOORS ARE GENERALLY DIMENSIONED TO CENTERLINES.
CONTRACTOR TO VERIFY ACTUAL ROUGH OPENINGS OF THE
WINDOWS AND DOORS DURING LAYOUT.
3 PROVIDE TREATED WOOD WHERE IN CONTACT WITH CONCRETE.
4 ALL INTERIOR FINISHES, PLANES, LINES AND CORNERS MUST BE
STRAIGHT, NEAT AND CLEAN. ANY SAME MATERIALS ABUTTING
EACH OTHER MUST ALIGN. EDGES SHALL BE SHARP AND TRUE.
5 INTERIOR PARTITIONS TO BE 2X4 STUD CONSTRUCTION AT 16"
O.C. WITH 1/2" GYPSUM BOARD EACH SIDE AND PAINTED, UNLESS
NOTED OTHERWISE.
6 MECHANICAL, ELECTRICAL AND PLUMBING WORK TO BE DESIGN-
BUILD. COORDINATE PLACEMENT OF ALL M.E.P. EQUIPMENT WITH
OWNER. FIRST FLOOR IS LARGELY M.E.P. TO REMAIN WITH MINOR
CHANGES COORDINATED WITH OWNER DURING CONSTR.
7 WINDOWS TO BE INSULATED VINYL DOUBLE HUNG TO
DIMENSIONS SHOWN ON PLAN.
8 PROVIDE POLE AND SHELF IN ALL CLOSETS
9 PLACE RIGID INSUL. BETWEEN HEADERS WHERE LOCATED IN AN
EXTERIOR WALL.
10 DOORS NEAR WALL CORNERS TO HAVE HINGE SIDE JAMB 6"
FROM WALL, TYP. INTERIOR DOORS ARE SIZED ON PLAN.
33
C.T.
CPTCPT
42" H. RAIL
CPT
CPT
CPT
C.T.
C.T.
CLOSETCPT
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SECOND FLOOR PLANSCALE= 1/4"-1'-0"
1A-21
A-2
SE
CO
ND
FL
OO
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LA
NS
DN
ELECTRICAL, DATA, & AUDIO NOTES:HOME OWNER SHALL DO A WALK-THRU WITH RELEVANT INSTALLERSTO VERIFY THE EXACT LOCATION FOR OUTLETS, LIGHTS, SWITCHES,CABLE, DATA, PHONE, AUDIO, ETC.
ELECTRICAL NOTES:1. ELECTRICAL RECEPTACLES IN BATHROOMS, KITCHENS AND
GARAGES SHALL BE G.F.I. ORG.F.I.C. PER NATIONAL ELECTRICALCODE REQUIREMENTS.
2. PROVIDE ONE SMOKE DETECTOR IN EACH ROOM AND ONE IN EACHCORRIDOR ACCESSING BEDROOMS. CONNECT SMOKE DETECTORSTO HOUSE POWER AND INTER-CONNECT SMOKE DETECTORS SOTHAT, WHEN ANY ONE IS TRIPPED, THEY ALL WILL SOUND. PROVIDEBATTERY BACKUP FOR ALL UNITS.
3. CIRCUITS SHALL BE VERIFIED WITH HOME OWNER PRIOR TO WIREINSTALLATION.
4. FINAL SWITCHES FOR TIMERS AND DIMMERS SHALL BE VERIFIEDWITH HOME OWNER.
5. FIXTURES TO BE SELECTED BY HOME OWNER.
AUDIO:1. LOCATE SPEAKERS AND AUDIO CONTROLS AS INDICATED IN THE
PLAN; RUN CIRCUIT OF SPEAKER WIRING TO AUDIO HOME PANELSPECIFIED BY FLOOR;
2. AUDIO SPEAKERS TO BE APPROVED BY HOME OWNER;3. LOCATE JACKS AS INDICATED IN THE PLAN; INSTALL DATA / CABLE
PANEL SIMILAR TO "ON Q". SYSTEM TO BE APPROVED BY HOMEOWNER.
DATA / CABLE:LOCATE SECURITY PANELS AS INDICATED IN THE PLAN; SYSTEM TOBE APPROVED BY HOME OWNER.
WP
R
4
GFCI
3WP
SD
EP
DC
SD
DM
A
T
AV Control
C5/TVC5 TV
T
SP SP
DESCRIPTIONSYMBOL
ELECTRICAL - DATA - AUDIO LEGEND
Ceiling Fan
Ventilation Fans: Ceiling Mounted, Wall Mounted
Ceiling Mounted Light Fixtures: Surface/Pendant, Recessed, Heat Lamp, Low VoltageWall Mounted Light Fixtures: Flush Mounted, Wall Sconce
Chandelier Light Fixture
240V Receptacle
110V Receptacles: Duplex, Weather Proof, GFCI
Switches: Single Pole, Weather Proof, 3-Way, 4-Way
Switches: Dimmer, Timer
Audio Video: Control Panel, Switch
Wall Jacks: CAT5, CAT5 + TV, TV/Cable
Telephone Jack
Intercom
Thermostat
Door Chime, Door Bell Button
Smoke Detectors: Ceiling Mounted, Wall Mounted
Electrical Breaker Panel
Speakers: Ceiling Mounted, Wall Mounted
Fluorescent Light Fixture
GFCI
RGFCIR
R
R
3
3
3
R
R
R
R
R
R
R
R
4
4
RR
RR
R
R
R
3
3
3
4
1394 SQ FTLIVING AREA
BEDROOM
BEDROOMCLOSET OPEN BELOW
MASTER BDRM
MASTER BATH
CLOSET
LAUNDRY
LOFT
CLOSET
N
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2N
D F
LR
DE
VIC
E
PL
AC
EM
EN
T P
LA
N
SECOND FLOOR DEVICE PLACEMENT PLANSCALE= 1/4"-1'-0"
1A-31
A-3
2'
PRE-ENGINEERED GIRDER TRUSS / BEAM
TYP. NEW 2ND FLR WALL ASSY:
HARDI BOARD SIDING / WEATHER BARRIER / 1/2"
OSB SHEATHING / 2X4 STUDS W/ R13 BATT INSUL.
/ VAPOR BARRIER / 1/2" GYPSUM BOARD
RAISED TRUSS HEEL
VENTED ALUM. SOFFIT
PREFIN. FIBER
CEMENT FASCIA
TYPICAL ROOF ASSEMBLY:
ASPHALT SHINGLES / SYNTHETIC
UNDERLAYMENT / 1/2" OSB / PRE-
ENGINEERED WOOD TRUSSES @ 24" O.C. W/
MIN R49 BATT INSULATION / VAPOR BARRIER /
GYPSUM BOARD CEILING
CON'T RIDGE VENT, TYP.
3/4" T&G GLUED & NAILED
SHEATHING OVER 18" DEEP PRE-
ENGIN. FLR. TRUSSES @ 24" O.C.
CONC. SLAB / V.B. / 6" EPS
FOAM / 6" SAND8" X 48" D. CONC.
FROST WALL &
FOOTING
EXIST. 8' STUD WALL
PROPOSED NEW 9' STUD WALL
REMOVE EXIST. ROOF SHOWN DASHED
REMOVE EXIST. WALLS
SHOWN DASHED, REF. PLAN
FOR EXTENT
1" MIN. VENTILATION
CLEAR, TYP.
12
4
PREFIN. MTL.
GUTTERS &
DOWNSPOUTS, TYP.
ROOF FRAMING PER
STRUCTURAL
RE-FRAME EXIST. 2X10
FLOOR FOR NEW STAIR
INTO BASEMENT,SEE
PLAN
REMOVE EX. STAIR - NEW
3/4" T&G SUBFLR / 2X10
FRAMING INFILL
EXISTING BASEMENT LEVEL
EXISTING FIRST FLOOR
PROPOSED SECOND FLOOR ADDITION
TYP. ROOF ASSY
CONC. STOOP WITH 4' FILL
OF FROST FREE MAT'L
(LEAN CONC / GRAVEL)
WOOD RAILING
NEW WOOD STAIR
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BU
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BUILDING SECTIONSCALE= 1/2"-1'-0"
1A-41
A-4
CONCRETE STOOP & PATIO
7' HEAD HGT TYP.
TYPICAL EXTERIOR MATERIALS
IKO ASPHALT SHINGLES,
'HARVARD SLATE'
PREFIN. MTL. GUTTERS &
DOWNSPOUTS
5/4X8 FASCIA W/ 24" VENTED
PREFIN. ALUM SOFFIT
JAMES HARDI TRIM - WHITE
HARDI-BOARD LAP SIDING
"MOUNTAIN SAGE"
1X10 BAND BOARD - WHITE
6X6 P.T. POST
CONC. STOOP
INSUL. VINYL DBL. HUNG WINDOW
HARDI-BOARD LAP SIDING
'HEATHERED MOSS'
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SOUTH ELEVATIONSCALE= 1/4"-1'-0"
2A-52
A-5NORTH ELEVATIONSCALE= 1/4"-1'-0"
3A-53
A-5
WEST ELEVATIONSCALE= 1/4"-1'-0"
1A-51
A-5
EAST ELEVATIONSCALE= 1/4"-1'-0"
4A-54
A-5
ARCHITECT SUGGESTION OF DOUBLE
WINDOWS OR CENTER MUTIN
WEST ELEV
NORTH ELEV
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INT
ER
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EL
EV
AT
ION
S &
PE
RS
PE
CT
IVE
KITCHEN ELEVATIONS1/2" - 1'-0"
1A-61
A-6
ARCHITECT SUGGESTION OF CENTER
MUTIN FOR WINDOWS OR USE DOUBLE
WINDOWS FOR FOUR SQUARE EFFECT