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Home My WebLink About20230475 3 Oakbrook Pool House Area Variance Application`*HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED** [FOR OFFICE USEl r 4 %Nk.. _ h CITY OF SARATOGA SPRINGS ', ZONING BOARD OF APPEALS CITY HALL - 474 BROADWAY SARATOGA SPRINGS, NEW YORK 12866-2296 TEL: 518-587-3550 X2533 www. saratoga-springs. org APPLICATION FOR: INTERPRETATION, USE VARIANCE, AREA VARIANCE AND/OR VARIANCE EXTENSION (Application #) (Date received) (Project Title) Check if PH Required Staff Review APPLICANOWNER(S) not applicant� ATTORNEY/AGENT Robert Sommerville Name Susan Gurian 3 Oak Brook Bled. Address Saratoga Springs, NY 12866 201-410-5028 Phone 9;9;1 _9Fr;_n7aC; J rms@angstrom.us Email smgurian@gmail.com Primary Contact Person: ✓ Applicant Owner E]Attorney/Agent t I * Are applicant must be the property owner, lessee, or one with an option to lease or purchase the property in question.. Applicant's interest in the premises: m Owner ❑ Lessee El Under option to lease or purchase PROPERTY INFORMATION 3 Oak Brook Blvd . Property Address/Location: Saratoga Springs, NY 12866 Tax Parcel No.: 6/14/2019 2. Date acquired by current owner: Residential 4. Present use of property: (for example. l6 RR 3. Zoning District when purchased: RR 5. Current Zoning District: 6. Has a previous ZBA application/appeal been filed for this property. ❑ Yes {when? For what? ) m No 5.52-4-37) 7. Is property located within (check all that apply)?: ❑ Historic District El Architectural Review District ❑ 500' of a State Park, city boundary, or county/state highway? We are requesting the addition of a shower to a bathroom in a pool house. 8. Brief description of proposed action: 9. Is there an active written violation for this parcel? 10. Has the work, use or occupancy to which this appeal relates already begun? 11. Identify the type of appeal you are requesting (check all that apply).- 0 INTERPRETATION (p. 2) ❑VARIANCE EXTENSION (p. Z) ❑USE VARIANCE {PP. 3-6) Revised 0 1 1 ❑ Yes ❑ Yes 12 AREA VARIANCE (PP, 6-7) ZoNING B oARD oF A PPEA L s A PPL/ / oN FoRm PAGE VARIANCE — PLEASE ANSWER THE FOLL0IMNG (add additional information as necessary): The applicant requests relief from the following Zoning Ordinance article(s) Dimensional Requirements Full bath (1st floor) for accessory structure District Requirement not permitted Requested 100% Other: We are requesting permission to add a shower to a bathroom in a pool house to be used for the purpose of rinsing off before entering pool and washing off after exiting pool. To grant an area variance, the ZBA must balance the benefits to the applicant and the health, safety, and welfare of the neighborhood and community, taking into consideration the following: Whether the benefit sought by the applicant can be achieved by other feasible means. Identify what alternatives to the variance have been explored (alternative designs, attempts to purchase land, etc.) and why they are not feasible. Alternatives include are outdoor shower, which would increase the footprint of the pool house n which would require the same L r RA 1 L+� fti L.`L I . ...t... ...+. w. . J L— — — � . . , — . — a 1 — . � . - ' — - _ — X — — —I--— _ I f i I II I 1 . Ph 1. . 1 I _ . _ - be drainage issues, not to mention environmental issues if someone decided to use soap or shampoo. Another option is to have only a half bath in the pool house and to have people shower inside and then walk through the house soaking wet. Neither of these options would worK for us. 2. Whether granting the variance will produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. Granting the variance will not create a detriment to nearby properties or an undesirable change in the neighborhood character for the following reasons: Are indoor shower will not change the character of the neighborhood or be a detriment of nearby The shower will b It. . � I L / �L IM& LMk & i . .M i J • • • a � fa • i� A _ s _ a s s 1 1� — — _ I y � I I 1 I � � I � _ � I i . . . . �_ _ . entering or after exiting the pool. No one will be occupying the pool house. Revised 0 1 1 ZoNING BoARD oFAPPEALsAPPLIcA TloNFoRm I Whether the variance is substantial. The requested variance is not substantial for the following reasons: 411 5. PAGE 7 The requested variance is substantial, but will have no impact on the neighbors or be detrimental to the neighborhood or the environment_ The pool house will have the same location, size, and shape whether or not there is shower in the bathroom. Whether the variance will have adverse physical or environmental effects on neighborhood or district. The requested variance will not have an adverse physical or environmental effect on the neighborhood or district for the following reasons: We feel that a shower inside rather than outside would be more desirable. No one wants to watch their neighbor take a shower! Whether the alleged difficulty was self-created (although this does not necessarily preclude the granting of an area variance). Explain whether the alleged difficulty was or was not self-created: The iffi ult r was self-created, however it is our desire to have are indoor shower close to the 1. Revised 0 1 1 Zo lNu BoA RD oF A PREA Ls A PPLIc ion oRm PAGE DISCLOSURE Does any City officer, employee, or family member thereof have a financial interest (as defined by General Municipal Law Section 809) in this application? m No Yes If "yes", a statement disclosing the name, residence and nature and extent of this interest must be filed with this application. APPLICANT CERTIFICATION I/we, the property owner(s), or purchaser(s)/Iessee(s) ender contract, of the land in question, hereby request an appearance before the Zoning Board of Appeals. By the signature(s) attached hereto, I/we certify that the information provided within this application and accompanying documentation is, to the best of my/our knowledge, true and accurate. l/We further understand that intentionally providing false or misleading information is grounds for immediate denial of this application. Furthermore, I/we hereby authorize the members of the Zoning Board of Appeals and designated City staff to enter the property associated with this application for purposes of conducting any necessary site inspections relating to this appeal. Date: (a�plicant signature)AV ( Date: (applicant signature ) If applicant is not the currently the owner of the property, the current owner must also sign. Owner Signature: Owner Signature: Revised 0 1 1 Date: Date: 7/11/2023 7/11 /2023 soffit overhang - — — — — — — — — — — — — — — — — — — — — — — — — — — I I L I I I I 4'-9" x &'-6" 4'-9" x &'-6" floor to match existing I — — — — — — — — — — — — — — — — — — — — — — — — — — 1 FLOOR F-I N 16H SCALE 1/41I _ 11 _ OII 22'-O" 15' Ilia" 34'-O" FIRST FLOOR SCALE 1/41I _ 11 _ OII COLUMN DETAIL 111 = 11 solid blocking ' finish 5.5x5.5solid Col, 22'-0" 6'-0" SCALE 1/411 _ 11 _ oil • a a N � ca CD -4 Cn ca � Q n� ca 1� V N if ShIL w lY- ,: V if r N � iJ-1 l� 1�l O If 11�1 11� � �� OF D � A WW f 111�1 c� S O J C � & � � I & � I C & UNAUTHORIZED ALTERATION ASHLAR STONE MIXEDµpLL�4ND �IDIN� ® � � 9 � C� � � ,� OR ADDITION TO TH1& COMMON TRI STUCCO COVER DOCUMENT I& ,4 VIOLATION BOND ONEYCOMB 2 X 4 cQ OF SECTION 1209 SUBDIVISION CONCRETE BLOCK STUCCO 2 GENERAL NOTES THIS BUILDING TO BE CONSTRUCTED IN ACCORDANCE WITH: 2 OF THE N.T.S. EDUCATION BLocK SCREEN 2 X 6 1. NEW YOR< STATE FIRE PREVENTION ,AND BUILDING CODE LAW. STONE a� k5l, GRASS Al 3 GENERAL NOTES CONTINUED 2. LOCAL CODES ,AND ZONING ORDIN,4NCES ALL NOTES TO BE FLEMISN C A ED R cod RETE o _ FOUNDATION 3. NEW YOR�G STATE HEALTH DEPARTMENT ,ARE CONSIDERED TYPICAL BOND SNAKES N O PLAN, 4. NATIONAL ELECTRIC CODE TO ALL PAGES OF THE RUNNING BOND ROOF A lid&T FLOOR, 5, NEW YOR< STATE ENERGY' CONSERVATION CONSTRUCTION CODE DOCUMENTS. - COi�I RETE ro. LATEST VERSION OF I.C.B.O. CODE FUTHERMORE DOCUMENTS STONE ROOF B cm Z ro GROSS SECTIONS OCCUP,4NC:Y RESIDENTIAL ARE NOT TO BE � "° "° TYPE OF CONSTRUCTION - TYPE 1 ,AND 2 CONSIDERED COMPLETE CAST � -- �� o° == � °° o= SHINGLES `� S LOCK ELEVATIONS WITHOUT THE CODER CONCRETE w 4 SIDING _ �� Lu 8 I,C, DETAILS TYPICAL CONSTRUCTION NOTES PAGE. � \� I�ORZ. `' ° � � CO � 4" SIDING FLASHING g TYPICAL SECTION VERT. 10 °CK � � c� V O � 3: SLATE - a''SIDING NORZ. U 10 I. EXISTING &OIL TO HAVE A BEARING CAPACITY OF O � (1% d) / 3000P5F STEEL �/ 8 SIDING VERT. S LOG CIA -4 v 11 2. COMPACT &UBGRADE& ,AND GRAVEL LAYERS SUPPORTING CONCRETE STUCCO �� GATT 10 LOG � lu 12 TO 98°ro STANDARD PROCTOR COMPACTIONDEN&ITY -- INSUL. O 3. CONCRETE STRENGTH f'c =3500 PSI MIN. 'm 28 DAY6 11 RIGID lu 13 4. ,ALL JOIST ,RAFTER&, BEAMS, ,AND HEADERS TO BE OF A LUMBER GRADE INSUL. 1 U —I &PF 2 OR BETTER, UNLESS SPECIFIED OTHERWISE. 6 CERAMIC PLYWOOD �ca� 14 5, ALL EXTERIOR WALL& TO BE 2 X ro CONSTRUCTION ,AND CALCULATED ON THE k k DRAWINGS AS 51/211. S CERAMIC PARTION 3: O � lu 15 ro, LOCATION OF BASEMENT WINDOWS ,AND OR VENT&, SUPPLY CH,46ES, PENETRATIONS COBBLESTONE 3,5 —1 O 1 TO BE DETERMINED BY OWNER ,AND CONTRACTOR PRIOR TO POURING 5,46EMENT WALL&. PARTION O O ff � 'l. PROVIDE BRIDGING AT MID&PAN OF ,ALL FLOOR JOIST. 5.5 1� S. EXTERIOR WALL& OF - THE HOUSE ARE TO BE COVERED WITH TYVEX OR PRIOR TO PARTION � lu SIDING OR INSTALL EXTERIOR DOORS ,AND WINDOW6. 'rr ramts BRIc� � � � n ® 11� 9. MANUFACTURED LUMBER SUCH ,45 LVL, TJI, PARRAL4M5 ETC.&HALL HAVE A MANUF. CERT. m BRICK ATE&TING TO THE BEAMS DEPTH, SIZE, WEIGHT, ETC. EXAMPLE TJI PRO 550 loll DEPTH L/3ro0 I 2 X 6 Lu 19 10, A CARBON MONOXIDE DETECTOR SHALL BE INSTALLED ,ACCORDING TO NEW 2020 CODE REQS. MIXED GOBBLE SIDING ® (� 20 2 X 4 !—1 N L WALL 6HEATHING NOTES CONTIUED ATTIC ACCESS PROVIDE STRUCTURAL GRADE OSB BOARD WALL SHEATHING FOR LATERAL BRACING OF EXTERIOR WALL LOADS. WHEN NON STRUCTURAL SHEATHING IS USED PROVIDE LET -IN DIAGONAL BRACING OR OTHER APPROVED TYPE OF BRACING AT ALL EXTERIOR CORNERS OF STRUCTURE. ROOF -CEILING CONSTRUCTION WOOD ROOF FRAMING SHALL COMPLY WITH CHAPTER 6 EXCEPT WHERE MORE STRINGENT REQUIREMENTS ARE NOTED ON DRAWINGS, FRAMING ASSEMBLY FASTNERS SHALL BE INSTALLED PER TABLE R-602.3 (1) 4 (2) ROOF TIE DOWN REQUIREMENTS SHALL COMPLY WITH SECTION R-a02.11 DIMEN510NAL LUM5ER EXTERIOR BEARING AND NON BEARING WALLS S'-1 1/S'PLATE HEIGHT OR LESS; 2 X 4 SPRUCE- PINE- FIR #2 KD OR BETTER 9'-1 1/S'PLATE HEIGHT OR LESS; 2 X 4 SPRUCE- PINE- FIR #1 KD OR BETTER 16'-1 1/S'PLATE HEIGHT OR LESS; 2 X 6 HEM- FIR #2 KD OR BETTER 18'-S'PLATE HEIGHT OR LESS; 2 X S DOUGLAS FIR LARCH #2 KD OR BETTER WALLS INTERIOR BEARING WALLS- SPRUCE -PINE -FIR #2 KD OR BETTER NON -BEARING WALLS -SPRUCE -PINE -FIR, KD, STUD GRADE OR BETTER. HEADER: HEM -FIR #2 KD OR BETTER FIBER BENDING STRESS= 1015 P.S.I. (SINGLEELASTICITY MODULU5=1300000 P.S.I. MEMBER) JOIST AND RAFTERS; HEM -FIR #2 KD OR BETTER , FIBER BENDING STRESS= 1015 P.S.I. (REPETITIVE MEMBER) ELASTICITY MODULOUS = 1300000 P.S.I. WALL PLATES, NON-STRUCTURAL BLOCKING, SPRUCE -PINE -FIR KD, UTILITY GRADE OR BETTER. PERIMETER SILL PLARES PRESSURE TREATEDMENT, AWPM, LP-2 KILN DRIED TO 113% MOISTURE CONTENT,SET PERIMETER SILL PLATES ON SILL SEAL. FURRING, SPRUCE -PINE -FIR, KILN DRIED #3 OR BETTER ALL LUMBER GRADES AND STANDARDS BASED ON NDS-19-1-1 DESIGN SPECIFICATIONS 2-2 X S HEADERS TO BEAR ON 2 JACKS UNLESS OTHERWISE NOTED 2-2 X 10 HEADERS TO BEAR ON 2 JACKS UNLESS OTHERWISE NOTED ALL PRE -ENGINEERED HEADERS TO BEAR ON THE RQUIRED NUMBER OF STUDS TO MATCH WIDTH OF HEADER MATERIAL AT PERPENDICULAR WALLS AND ON A MINIMUM OF 2 JACK STUDSAT PARALLEL WALL CONDITIONS UNLESS NOTED OTHERWISE. ALL PRE- ENGINEERED LUMBER HEADERS SHALL BE BUILT UP FROM THE NUMBER OF HEADERS INDICATED ON DRAWINGS.ALL MEMBERS SHALL BE SECURED WITH NAILS OR BOLTS AS SPECIFIED BY THE MANUFACTURER FOR THE SIZE INDICATED. ALL GIRDER TRUSS TO BEAR ON 2 STUD MINIMUM OR AS RQUIRED TO MATCH NUMBER OF TRUSS PLYS UNLESS NOTED OTHERWISE ON THE DRAWINGS OR THE TRUSS DESIGN DRAWINGS. ALL STRUCTURAL HANGERS TO BE SIMPSON OR APPROVED = CARPENTER CONTRACTOR TO INSTALL NAIL SIZES AND TYPE AND NUMBER REQUIRED AS SPECIFIED FOR EACH TYPE OF HANGER. FLOOR AND ROOF TRUSSES IT IS IMPORTANT FOR THE TRUSS DESIGNER / FABRICATOR TO TAKE GREAT CARE IN BANDING, SHIPPING,AND DELIVERY PROCESS TO INSURE THE TRUSSES ARE NOT DAMAGED. SEEHI5-91, PROVIDED BY THE TRUSS DESIGNER/FABRICATOR FOR PROPER STORAGE METHODS FOR TRUSSES PRIOR TO DELIVERY AND ERRECTION. SEE COVER &MEET FOR TfRUSS NOTES A READILY- ACESSIBLE OPENING NOT LESS THAN 22'' X 30'' SHALL BE PROVIDED TO ANY ATTIC HAVING A CLEAR HEIGHT OF OVER 30" ROOF WIND SEISMIC SNOW DESIGN LOAD CATEGORY SPEED EXPOSURE SEE TRUSS 90 MF'H CATEGORY-B 1 DESIGNER THIS IS NOT GROUND SNOW, DO NOT USE A PERCENTAGE OF SUBJECT TO DAMAGE FROM WINTER DESIGN TEMP. FLOOD HAZARDS FROST -LINE WEATHERING DEPTH TERMITE DECAY 4 FT. MODERATE SLIGHT BY SEVERE TO TO LOCAL HEAVY MODERATE AUTHORITY LOADING COND I T I ON6 TOTAL I LOAD LOAD FLOOR HABITABLE 40 }=SF 15 F, 5, F, E�E P' S. F, FLOOR WITH FINISH MATERIAL ON 40 FS 2�J �'S' ro5 P.5,F, GROUT BED ROOF PITCHED 3OF6 T.C. 1� 5-1 F,5, , NOTE; ATTICS ARE NOT DESIGNED FOR STORAGE UNLESS SPECIFIED AS SUCH FLA6HING ALL TRANSITION FLASHING, ROOF TO WALL SHALL OVERLAP VERTICAL WALL FACE A MINMUM OF S" UNLESS NOTED OTHERWISE. PROVIDE FLASHING AT ALL EXTERIOR STEEL LINTEL CONDITIONS AND AT CONCEALED STEEL LINTELS CARRYING EXPOSED BRICK, ROOFING ASPHALT SHINGLES SHALL CONORM TO ASTM D225.A6PHALT SHINGLES SHALL NOT BE INSTALLED ON ROOF SLOPES BELOW 2 UNITS VERTICAL ON 12 UNITS HORIZONTAL. DOUBLE LAYER UNDERLAYMENT SHALL BE INSTALLED ON ROOF SLOES LESS THAN 4 UNITS VERTICAL ON 12 UNITS HORIZONTAL, SINGLE LAYER UNDERLAYMENT IS REQUIRED ON ALL OTHER ROOF SLOPES, ASPHALT ROOF SHINGLES SHALL BE SECURED TO THE ROOF WITH NOT LESS THAN ro FASTNERS PER STRIP SHINGLE. OR NOT LESS THAN TWO FASTNERS PER INDIVIDUAL SHINGLE. SHINGLE HEADLAP SHALL NOT BE LESS THAN 2'' ROOF- PENETRATIONS ALL PLUMBING, MECHANICAL VENT STACKS AND FURNACE FLUES SHALL BE OFFSET TO THE REAR ROOF LINES, FURNACE FLUES SHALL COMPLY WITH CODE FOR MINIMUM SLOPE AND NUMBER OF TURNS ALLOWED FOR OFFSETS. INSULATION - PROVIDE INSULATION TO MEET CURRENT N.Y.S. ENERGY CODE PROVIDE RIGID INSULATION AT ALL EXPOSED PERIMETER SLAB ON GRADE CONDITIONS AS REQUIRED TO MEET CURRENT ENERGY CODE PROVIDE INSULATION AT ALL BOND CONDITIONS SEE INSULATION NOTE. PROVIDE INSULATION AROUND ALL SKYLIGHT SHAFTS. SEE INSULATION NOTE. THERMAL -BAT AND BLANKET INSULATION SHALL HAVE A THERMAL BARRIER WITH A PERM RATING OF 1 OR LESS APPLIED TO THE INTERIOR FACE. INSULATION SHALL BE INSTALLED IN SUCH A MANNER TO ALLOW FREE AIR FLOW FROM THE SOFFIT TO THE ROOF ATTIC SPACE, VENTILATION OF CONCEALED ROOF SPACES SHALL BE MAINTAINED. DRYER VENT THE MAXIMUM LENGTH FOR A DRYER VENT SHALL BE 25 FEET THE MAXIMUM LENGTH OF A DRYER VENT SHALL BE REDUCED 5'/0 FOR EVERY 90 DEGREE TURN OR BEND, AND 2'-(o'' FOR EVERY 45 DEGREE TURN OR BEND. ALL DUCTS SHALL HAVE A SMOOTH INTERIOR FINISH AND SHALL HAVE A MINIMUM NOMINAL SIZE OF 4'' IN DIAMETER. FROPOSED VENT AREA_ VENT AREA RATIO 1/150 ATTIC AREA = 2508 SQ.FT. (1/150) VENT AREA = 16.6 SQ.FT, X144= 2390 SQ.IN, 50% SOFFIT AND 50% RIDGE = 1195 SQ.IN, EACH VENT AREA PROVIDED 5Y RIDGE LOUVER AT RIDGE TYPE SQ.IN. EA. = NO. UNITS GABLE END TYPE SQ.IN. EA. = UNITS TOTAL VENTING AT RIDGE = 1195 SQ.IN, VENT AREA PROVIDED BY SOFFIT CONTINUOUS RIDGE TYPE 18 SQ.IN, PER FT. = 123 LIN.FT, CONTINUOUS SOFFIT TYPE g SQ.IN. PER FT. = LIN.FT. LOUVER TYPE SQW.IN. EA. = UNITS TOTAL VENTING AT SOFFIT = 1195 SQ.IN, GENERAL SPECIFICATION6 THE CONTRACTOR SHALL GIVE HIS PERSONAL SUPERINTENDENCE AND DIRECTION TO THE WORK, KEEPING ALSO, A COMPETENT FOREMAN CONSTANTLY ON THE GROUND. HE SHALL PROVIDE ALL LABOR AND TRANSPORTATION, MATERIALS, APPARATUS, SCAFFOLDING AND UTENSILS NECESSARY FOR THE COMPLETE AND SUBSTANCIAL EXECUTION OF EVERYTHING DESCRIBED, SHOWN OR RESONABLY IMPLIED IN THE DRAWINGS AND SPECIFICATIONS. ALL MATERIALS AND WORKMANSHIP SHALL BE OF THE BEST QUALITY THROUGHOUT. THE CONTRACTOR SHALL CAREFULLY LAY OUT HIS WORK AND BE RESPONSIBLE FOR ANY MISTAKES HE MAY MAKE, AND FOR ANY INJURY OR DAMAGE TO OTHER WORK RESULTING FROM THEM. WHERE NO FIGURES OR MEMORANDA ARE GIVEN, THE DRAWINGS SHALL BE ACCURATELY FOLLOWED ACCORDING TO THEIR SCALE; BUT FIGURES OR MEMORANDA ARE TO BE PREFERED TO THE SCALE IN ALL CASES OF DIFFERENCE. IN ANY AND ALL CASES OF DISCREPANCY IN FIGURES, THE MATTER SHALL BE IMMEDIATELY SUBMITTED TO THE ARCHITECT / ENGINEER FOR HIS DECISION, AND WITHOUT SUCH DECISION SAID DISCREPANCY SHALL NOT BE ADJUSTED BY THE CONTRACTOR, SAVE ONLY AT HIS OWN RISK; AND IN THE SETTLEMENT OF ANY COMPLICATIONS ARISING FROM SUCH ADJUSTMENTS, THE CONTRACTOR SHALL BEAR THE EXTRA EXSPENSES INVOLVED. THE DRAWINGS AND THESE SPECIFICATIONS ARE TO BE CONSIDERED CO-OPERATIVE; AND ALL WORKS NECESSARY TO THE COMPLETION OF THE DESIGN, SHOWN ON THE DRAWINGS, AND NOT DESCRIBED HEREIN, AND ALL WORKS DESCRIBED HEREIN AND NOT SHOWN ON THE DRAWINGS ARE TO BE CONSIDERED A PORTION OF THE CONTRACT, AND MOST BE EXECUTED IN A THROUGH MANNER, THE SAME AS IF BOTH SHOWN AND DESCRIBED. ALL NOTES ON THE DRAWINGS SHALL BE CONSIDERED AS PART OF THE SPECIFICATIONS. THE ARCHITECT / ENGINEER WILL SUPPLY FULL SIZED DRAWINGS OF DETAILS AS REQUIRED, AND ANY WORK CONSTRUCTED WITHOUT SUCH DRAWINGS, OR NOT IN ACCORDANCE WITH THEM, MUST BE TAKEN DOWN AND REPLACED AT THE CONTRACTORS EXPENSE, ANY MATERIALS DELIVERED OR WORK ERECTED THAT IS NOT IN ACCORDANCE WITH THE DRAWINGS AND SPECIFICATIONS MUST BE REMOVED AT THE CONTRACTOR'S EXPENSE AND REPLACED WITH OTHER MATERIAL OR WORK, SATISFACTORY TO THE ARCHITECT / ENGINEER, AT ANY TIME DURING THE PROGRESS OF THE WORK. OR IN ANY CASE THE NATURE OF THE DEFECTS SHALL BE SUCH THAT IT IS NOT EXPEDIENT TO HAVE THEM CRRECTED, THE ARCHITECT / ENGINEER SHALL HAVE THE RIGHT TO DEDUCT SUCH SUMS OF MONEY AS HE CONSIDERS A PROPER EQUIVALENT FOR THE DIFFERENCE IN THE VALUE OF THE MATERIALS OR WORK FROM THAT SPECIFIED, OR THE DAMAGE TO THE BUILDING, FROM THE AMOUNT DUE THE CONTRACTOR FROM THE FINAL SETTLEMENT OF THE ACCOUNTS. THE CONTRACTOR (MASON AND CARPENTER ) SHALL DO ALL NECESSARY AND PROPER GUTTING AND RESTORING OF WORK IN HIS LINE FOR AND AFTER EACH OTHER, AND FOR OTHER TRADES- PLUMBING, HEATING AND VENTILATION, ELECTRICAL, STRUCTURAL IRON, AND STEEL WORK, ETC. AS DIRECTED BY THE ARCHITECT / ENGINEER. THE CONTRACTOR SHALL PRODUCE WHEN CALLED UPON BY THE ARCHITECT / ENGINEER, VOUCHERS FOR MATERIALS BOUGHT BY HIM AND SUBCONTRACTORS, TO SHOW THAT WORK IS BEING PAID FOR AS IT PROCEEDS. EVERY FACILITY SHALL BE GIVEN TO THE ARCHITECT / ENGINEER OR HIS REPRESENTATIVE FOR INSPECTING THE BUILDING IN SAFTEY, AS LADDERS, TEMPORARY STAIRS, SCAFFOLDING AND GANGWAYS, AND PROVISIONS MADE TO THE ARCHITECT / ENGINEER'S SATISFACTION FOR PROTECTION FROM FALLING MATERIALS. THE CONTRACTOR SHALL KEEP THE BUILDING FREE AT ALL TIMES FROM REFUSE AND SHAVINGS, AND ON COMPLETION REMOVE ALL REFUSE AND WASTE MATERIAL CAUSED BY ANY OPERATION UNDER HIS CHARGE, GLEAN UP THE BUILDING AND GROUNDS AND LEAVE THE WORK IN GOOD ORDER. THE OWNER RESERVES THE RIGHT TO REJECT ANY AND ALL BIDS. ALL DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF THE ARCHITECT / ENGINEER AND MUST BE RETURNED TO HIM BEFORE THE CERTIFICATE FOR FINAL PAYMENT IS ISSUED. 3 N } W N 0 n/ fV 11'- u lu C�li Z 0 m 111 S� ^u l--1 n� l� mu n� 1� l� Lu ,Z V n o a 4 — d o a 4 d o o a 4 4 � ❑ 4 D v I I� FOUNDATION f='LAN I SCALE — O 1 4 I° M al 1° v 1 � 4 D v e4 e o ❑ v 4 e v e4 ❑` ❑ 9 OL 110, El 171 c� LEFT ELEVATION SHOWING FERA IID ROOF AT CENTER END OF PORCH LOOKING IN SCALE 1/4 11 = 11 - OII SCALE 1/4 11 = 11 - OII SCALE 1/4 11 = 11 - OII cmv O � � N ca o JU � Z O O , � N Z 1.0 �1 11L L411L L411L L-IE GRADE GRADE GRADE GRADE fI O Q LU REAR ELEVATION FRONT ELEVATION > II 11 OII II 1 11 1/4 SCALE 1/4 1 O � ca � 3 Q Z � Qtu Q � � Q �Q tu O � ctl r.3ENERAL NOTES �9 ALL CONSTRUCTION TO COMPLY WITH THE FOLLOWING GENERAL NOTES AND/OR TO THE MOST CURRENT N,Y,S, BUILDING CODE, AND/ OR LOCAL GOVERNING CODES IN THE EVENT OF A CONFLICT ,THE MORE STRINGENT REQUIREMENTS SHALL APPLY GENERAL THIS BUILDING HAS BEEN DESIGNED IN ACCORDANCE WITH THE N,Y,S, BUILDING CODE, A COPY OF THE CODE BOOK SHOULD BE RETAINED BY THE BUILDER GENERAL CONTRACTOR FOR REFERENCE BY THE SITE CONSTRUCTION PERSONAL. ALL CONSTRUCTION SHALL CONFIRM TO THE REQUIREMENTS OF THE MOST CURRENT CODE, MECHANICAL SYSTEM DESIGN IS BY OTHERS, DESIGN AND INSTALLATION SHALL COMPLY WITH ALL APPLICABLE CHAPTERS OF THE N,Y.S, MECHANICAL CODE, PLUMBING SYSTEM DESIGN IS BY OTHERS, DESIGN AND INSTALLATION SHALL COMPLY WITH ALL APPLICABLE CHAPTERS OF THE N.Y.S. PLUMBING CODE, ELECTRICAL SYSTEM DESIGN IS BY OTHERS, DESIGN AND INSTALLATION SHALL COMPLY WITH ALL APPLICABLE CHAPTERS OF THE N,Y,S, ELECTRICAL CODE, MATERIALS OR CONSTRUCTION PROCEDURES WHICH ARE PROHIBITED BY LAW OR SHALL CAUSE A HARMFUL EFFECT TO THE NATURAL ENV IROMENT OR TO THE HEALTH TO ANY PERSON ON THE SITE DURING CONSTRUCTION AND OR DURING OCCUPANCY SHALL NOT BE USED IN THIS PROJECT, DIMENSIONS OF INTERIOR WALLS SHALL BE ROUGH STUD 3 1/2'' EXRERIOR WALL S SHALL ALSO BE ROUGH STUD DIMENSION 5 1/2'' UNLESS OTHERWISE NOTED. ALL TRADES SHALL CONORM WITH ALL FEDERAL, STATE, LOCAL, AND OSHA CODES, RULES AND REGULATIONS, IN CASE OF CONFLICT THE MOST STRINGENT REQUIREMENTS SHALL APPLY, COORIDOR ,AND STAIR WAY LIGHTING ELECTRICAL CONTRACTOR SHALL PROVIDE FIXTURES WITH ADEQUATE ILLUMINATION TO MEET THE REQUIRED FOOT CANDLE LEVELS AT FLOOR AND STAIR TREADS PER CODE, CONTRACTOR MAY PROVIDE ADDITIONAL FIXTURES NOT SHOWN ON PLAN TO MEET THESE REQUIREMENTS, THE CONTROLS FOR THE ACTIVATION OF THE STAIRWAY LIGHTING SHALL BE OPERABLE FROM THE TOP AND THE BOTTOM OF THE STAIRWA WITHOUT TRAVERSING ANY STEP OF THE STAIRS, ALL SWITCHES THAT CONTROL INTERIOR STAIRWAY LIGHTING SHALL BE ILLUMINATED SWITCH CONTROLS, WINDOW ,AND GLAZING PROVIDE WINDOW FLASHING AT ALL HEAD, JAMBS AND SILL CONDITIONS FIXED GLASS SIZES SHOWN ARE FOR REFERENCES ONLY,GLAZING CONTRACTOR SHALL FIELD MEASURE ALL ROUGH OPENINGS FOR FIXED GLASS PRIOR TO FABRICATION, OPERATING SASH ARE SHOWN FOR BASIC SIZING ONLY, FINAL SIZE FOR ROUGH OPENING AND GLAZING SIZES SHALL BE SELECTED WINDOW MANUFACTURERS STANDARDS, PROVIDE ALL REQUIRED SAFTEY GLASS IN ACCORDANCE WITH CURRENT CODE. DOORS ALL DOORS SHALL BE 6'-S" HIGH IN a'-O" CEILINGS ALL DOORS SHALL BE S'-O" HIGH AT 10 -O' CEILINGS, UNLESS OTHERWISE NOTED ALL OTHER DOOR HEIGHTS SHALL BE COORDINATED BETWEEN OWNER AND GENERAL CONTRACTOR, STAIRS THE MAXIMUM RISER HEIGHT SHALL BE S 1/4'',THE MINIMUM TREAD DEPTH SHALL BE 9".ALL TREADS SHALL HAVE A NOSING AS PER CODE. ENCLOSED ACCESSABLE SPACE UNDER THE STAIRS SHALL HAVE WALLS. UNDER STAIR SURFACE AND ANY SOFFITS TO BE PROTECTED ON THE ENCLOSED SIDE W/ 1/2'' G W B HAND RAILS SHALL HAVE A MINIMUM AND MAXIMUM HEIGHT OF 34'' AND 38" RESPECTFULLY MEASURED VERTICALLY FROM THE NOSING OF THE STAIRS, HANDRAILS SHALL BE CONTINUOUS THE FULL HEIGHT OF THE STAIRS. THE HANDGRIP PORTIN OF THE STAIRS SHALL HAVE A CIRCULAR CROSS SECTION DIMENSION OF 1 1/4'' MINIMUM TO 2 5/S" MAXIMUM OR PROVIDE AN EQUIVALENT GRASPING SURFACE THE INNER EDGE OF THE HAND GRIP SHALL BE 1 1/2' OUT FROM THE WALL. GUARD RAIL BALUSTERS SHALL BE SPACED SO THAT A SHERE WITH A DIAMETER OF 4" CAN NOT PASS THROUGH ANY OPENING, GUARD RAILS AT PORCHES, BALCONIES, OR RAISED FLOOR SURFACES WITH A HEIGHT DIFFERENTIAL OF 30'' OR MORE SHALL BE A MINIMUM OF 36" HIGH. INTERIOR GUARD RAILS SHALL BE A MINIMUM OF 36" HIGH BALUSTER ,RAIL ASSEMBLIES SHALL BE CONSTRUCTED TO WITH STAND A HORIZONTAL LOAD OF 200 PSF MINIMUM, FOUNDATION NOTES MINIMUM FOOTING DEPTH TO THE TOP OF THE FOOTING SHALL BE 4'-O" UNLESS OTHER WISE NOTED, CONCRETE SlTr BRICK OR MASONRY LEDGE SHALL BE A MINIMUM OF 4" ABOVE GRADE. FIRST WOOD SHALL BE A MINIMUM OF S" ABOVE GRADE, DAMPFROOFING ,AND WATERPROOFING ALL CONCRETE AND AND MASONRY WALLS THAT RETAIN EARTH AND ENCLOSE HABITABLE AND USEABLE SPACE SHALL BE DAMPED PROOFED FROM THE TOP OF THE FOOTING TO THE GRADE LINE. MASONRY WALLS SHALL HAVE A MINIMUM OF 3/8" PORTLAND CEMENT PARGING APPLIED TO THE EXTERIOR SIDE OF THE WALL PRIOR TO DAMP PROOFING WITH A BITUMINOUS COATING, IN AN AREA WHERE A HIGH WATER TABLE EXIST OR SOIL / WATER CONDITIONS ARE KNOWN TO EXIST, THE EXTERIOR WALL SHALL BE WATER PROOFED. PROVIDE VAPOR BARRIER UNDER ALL CONCRETE SLABS OR GRADE CONDITIONS STEEL ALL STEEL COL, SHALL BE SHOP COATED WITH RUST- INHIBITIVE PAINT ON ALL SURFACES , THE COLUMNS SHALL BE RESTRAINED AT THE BOTTOM TO PREVENT LATERAL DISPLACEMENT,STEEL COLUMNS SHALL BE OF THE SIZE NOTED ON DRAWINGS, FLOOR FRAMING SEE DETAILS AND CODE FOR ALLOWABLE BORING AND NOTCHING OF DIMENSIONAL LUMBER, SEE MANUFACTURERS GUIDELINES FOR BORING AND NOTCHING OF ALL MANUFACTURED LUMBER. PROVIDE DRAFT STOPPING PER CODE PROVIDE 2 X4 LADDER BLOCKING AT 16" O,C, ON 2 X 4 LEDGER BOARDS BETWEEN HEADER JOIST, UNDER ALL BEARING PARTITIONS PARALLEL TO FLOOR FRAMING DIRECTION, PROVIDE SOLID BLOCKING UNDER ALL POINT LOAD CONDITIONS TO SOLID BEARING AT HEADERS OR FOUNDATION, PROVIDE SOLID BLOCKING AT ALL JOIST UNDER ALL BEARING WALLS PERPENDICULAR TO FRAMING DIRECTION, CONCRETE STRENGTH SHALL BE 3000 P.S, I, AT 28 DAYS FOR ALL FOOTINGS, WALLS, THICKENED SLABS, SLABS, NOT EXPOSED TO THE WEATHER, ALL CONCRETE EXPOSED TO THE WEATHER SHALL HAVE A COMPRESSIVE STRENGTH OF 3500 P,S,I, WITH 65l. +- lio ENTRAINED AIR,CONCRETE WORK AND PLACEMENT SHALL CONFIRM TO THE LATEST SPECIFICATIONS OF C,R.S,I, AND A,C,I, ALL REINFORCING BARS , TIES, AND DOWELS SHALL CONFIRM TO A,S,T,M, A615 GRADE 60, REINFORCING STEEL SHALL BE CONTINUOUS AND SHALL HAVE A MINIMUM 36 BAR DIAMETER LAP UNLESS OTHERWISE SHOWN OR NOTED. ALL REINFORCING BARS SHALL BE DEFORMED, REMOVE ALL FILLS AND ORGANIC MATERIAL FROM AREAS TO RECEIVE FLOOR SLABS, BACKFILL SHALL NOT BE PLACED AGAINST THE WALLS UNTILL THE WALLS HAVE SUFFICIENT STRENGTH AND HAS BEEN ANCHORED TO THE FLOOR ABOVE OR HAS BEEN PROPERLY BRACED, ALL BLOCK SHALL BE TYPE N-1, MOTAR IS TO BE TYPE S, HORIZONTAL TYPE REINFORCING SHALL BE AT 16' ' O,C, IN ALL MASONRY WALLS, BRICK SHALL MEET A,S,T,M, C216 , SOLID UNITS AND A,S,T.M, C652 HOLLOW UNITS, PROVIDE SILL PLATE ANCHOR BOLTS AT 6'-O" O.C. SPACING AND 1'-0" OFF EACH CORNER EACH WAY. ANCHOR BOLTS SHALL BE 1/2'' DIAMETER MINIMUM AND SHALL EXTEND 15'' MIN. INTO GROUTED CONCRETE BLOCK, OR S" MINIMUM INTO POURED IN PLACE CONCRETE FOUNDATION OR THROUGH GROUTED CONCRETE BLOCK AND -1" INTO POURED CONCRETE AS AN ALTERNATE TO 1/2'' ANCHOR BOLTS PROVIDE CODE APPROVED MUDSILL STRAP ANCHORS PER MANUF. RECOMM, WALL FRAMING WOOD WALL FRAMING SHALL COMPLY WITH CHAPTER 6, EXCEPT WHERE MORE STRINGENT REQUIREMENTS ARE NOTED ON DRAWINGS, FRAMING ASSEMBLY FASTENERS SHALL BE INSTALLED PER TABLE R-6023 (1) 4 (2), SEE DETAILS AND CODE FOR ALLOWABLE NOTCHING AND BORING OF DIMENSIONAL LUMBER. SECTION R-602,6 FOR WALL STUDS, SEE MANUFACTURERS SPECIFICATIONS FOR ALLOWABLE CUTTING AND BORING OF PRE-ENGINEERED MATERIALS USED IN WALL FRAMING, PROVIDE FIRE BLOCKING PER SECTION R-602,8 WALL COVERING MATERIALS SHALL COMPLY WITH CHAPTER -1 STUDS IN ALL WALLS SHALL BE SPACED AT16''O,C. UNLESS OTHERWISE NOTED. EXTERIOR WOOD FRAME WALLS OVER 'B'-2'' IN HEIGHT SHALL BE A MINIMUM OF 2 X 6 CONSTRUCTION.ALL STUDS SHALL BE CONTINUOUS FROM FLOOR TO UNDERSIDE OF FLOOR OR ROOF FRAMING ABOVE, SEE FRAMING MATERIALS FOR MINIMUM SIZES AND GRADES, ALL STUCTURAL MULLIONS TO HAVE MINIMUM DOUBLE STUD CONSTRUCTION CONTINUOUS TO FLOOR FROM UNDERSIDE OF FLOOR/ROOF FRAMING ABOVE, WINDOW TRANSOM HEADERS SHALL SPAN BETWEEN CONTINUOUS STUDS, WITH FLUSH HANGER BRACKETS AS REQUIRED. PROVIDE CONTINUOUS WALL STUDS AT UNDERSIDE OF ROOF FRAMING AT ALL SLOPED CEILING CONDITIONS,(BALLON CONSTRUCTION). LOWER LEVEL (BASEMENT) EXTERIOR FRAME WALLS SHALL BE MINIMUM 2 X 6 FRAMING AT 16'O,C, WITH PRESSURE TREATED BASE PLATE, INTERIOR LOWER LEVEL BEARING WALLS SHALL BE 2 X 6 FRAMING AT 16" O,C, WHEN CARRING MORE THAN TWO FLOORS OR ONE FLOOR AND ONE ROOF, THE CONTRACTOR SHALL GIVE HIS PERSONAL SUPERINTENDENCE AND DIRECTION TO THE WORK, KEEPING ALSO, A COMPETENT FOREMAN CONSTANTLY ON THE GROUND, HE SHALL PROVIDE ALL LABOR AND TRANSPORTATION, MATERIALS, APPARATUS, SCAFFOLDING AND UTENSILS NECESSARY FOR THE COMPLETE AND SUBSTANCIAL EXECUTION OF EVERYTHING DESCRIBED, SHOWN OR RESONABLY IMPLIED IN THE DRAWINGS AND SPECIFICATIONS, ALL MATERIALS AND WORKMANSHIP SHALL BE OF THE BEST QUALITY THROUGHOUT, THE CONTRACTOR SHALL CAREFULLY LAY OUT HIS WORK AND BE RESPONSIBLE FOR ANY MISTAKES HE MAY MAKE, AND FOR ANY INJURY OR DAMAGE TO OTHER WORK RESULTING FROM THEM, WHERE NO FIGURES OR MEMORANDA ARE GIVEN, THE DRAWINGS SHALL BE ACCURATELY FOLLOWED ACCORDING TO THEIR SCALE: BUT FIGURES OR MEMORANDA ARE TO BE PREFERED TO THE SCALE IN ALL CASES OF DIFFERENCE, IN ANY AND ALL CASES OF DISCREPANCY IN FIGURES, THE MATTER SHALL BE IMMEDIATELY SUBMITTED TO THE ARCHITECT / ENGINEER FOR HIS DECISION, AND WITHOUT SUCH DECISION SAID DISCREPANCY SHALL NOT BE ADJUSTED BY THE CONTRACTOR, SAVE ONLY AT HIS OWN RISK: AND IN THE SETTLEMENT OF ANY COMPLICATIONS ARISING FROM SUCH ADJUSTMENTS, THE CONTRACTOR SHALL BEAR THE EXTRA EXSPENSES INVOLVED, THE DRAWINGS AND THESE SPECIFICATIONS ARE TO BE CONSIDERED CO-OPERATIVE: AND ALL WORKS NECESSARY TO THE COMPLETION OF THE DESIGN, SHOWN ON THE DRAWINGS, AND NOT DESCRIBED HEREIN, AND ALL WORKS DESCRIBED HEREIN AND NOT SHOWN ON THE DRAWINGS ARE TO BE CONSIDERED A PORTION OF THE CONTRACT, AND MOST BE EXECUTED IN A THROUGH MANNER, THE SAME AS IF BOTH SHOWN AND DESCRIBED. ALL NOTES ON THE DRAWINGS SHALL BE CONSIDERED AS PART OF THE SPECIFICATIONS, THE ARCHITECT / ENGINEER WILL SUPPLY FULL SIZED DRAWINGS OF DETAILS AS REQUIRED, AND ANY WORK CONSTRUCTED WITHOUT SUCH DRAWINGS, OR NOT IN ACCORDANCE WITH THEM, MUST BE TAKEN DOWN AND REPLACED AT THE CONTRACTORS EXPENSE. ANY MATERIALS DELIVERED OR WORK ERECTED THAT IS NOT IN ACCORDANCE WITH THE DRAWINGS AND SPECIFICATIONS MUST BE REMOVED AT THE CONTRACTOR'S EXPENSE AND REPLACED WITH OTHER MATERIAL OR WORK, SATISFACTORY TO THE ARCHITECT / ENGINEER, AT ANY TIME DURING THE PROGRESS OF THE WORK, OR IN ANY CASE THE NATURE OF THE DEFECTS SHALL BE SUCH THAT IT IS NOT EXPEDIENT TO HAVE THEM CRRECTED, THE ARCHITECT / ENGINEER SHALL HAVE THE RIGHT TO DEDUCT SUCH SUMS OF MONEY AS HE CONSIDERS A PROPER EQUIVALENT FOR THE DIFFERENCE IN THE VALUE OF THE MATERIALS OR WORK FROM THAT SPECIFIED, OR THE DAMAGE TO THE BUILDING, FROM THE AMOUNT DUE THE CONTRACTOR FROM THE FINAL SETTLEMENT OF THE ACCOUNTS, THE CONTRACTOR (MASON AND CARPENTER ) SHALL DO ALL NECESSARY AND PROPER CUTTING AND RESTORING OF WORK IN HIS LINE FOR AND AFTER EACH OTHER, AND FOR OTHER TRADES- PLUMBING, HEATING AND VENTILATION, ELECTRICAL, STRUCTURAL IRON, AND STEEL WORK, ETC, AS DIRECTED BY THE ARCHITECT / ENGINEER. THE CONTRACTOR SHALL PRODUCE WHEN CALLED UPON BY THE ARCHITECT / ENGINEER, VOUCHERS FOR MATERIALS BOUGHT BY HIM AND SUBCONTRACTORS, TO SHOW THAT WORK IS BEING PAID FOR AS IT PROCEEDS, EVERY FACILITY SHALL BE GIVEN TO THE ARCHITECT / ENGINEER OR HIS REPRESENTATIVE FOR INSPECTING THE BUILDING IN SAFTEY, AS LADDERS, TEMPORARY STAIRS, SCAFFOLDING AND GANGWAYS, AND PROVISIONS MADE TO THE ARCHITECT / ENGINEER'S SATISFACTION FOR PROTECTION FROM FALLING MATERIALS. THE CONTRACTOR SHALL KEEP THE BUILDING FREE AT ALL TIMES FROM REFUSE AND SHAVINGS, AND ON COMPLETION REMOVE ALL REFUSE AND WASTE MATERIAL CAUSED BY ANY OPERATION UNDER HIS CHARGE, CLEAN UP THE BUILDING AND GROUNDS AND LEAVE THE WORK IN GOOD ORDER, THE OWNER RESERVES THE RIGHT TO REJECT ANY AND ALL BIDS, ALL DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF THE ARCHITECT / ENGINEER AND MUST BE RETURNED TO HIM BEFORE THE CERTIFICATE FOR FINAL PAYMENT 16 ISSUED, 2 F a N N � JU " 1� > ca 0 Z ^u l--1 O MD Z lu Z tu -4 1� lu > m-1m l w 3: !1/ z Lu ca cal i�' (L Q l--1 BRICK TIES PER CODE BRICK OR STONE VENEER MAX. TOTAL HEIGHT 26'-O" 3 1/2'' TH. BRICK 20'-0'' STONE VENEER 4" TH, FLASHING AND WEEP HOLES PER CODE NO, 3 CONST, BAR NO. 3 STIRRUPS AT 8" O.C. MIN, PIN DIAM, FOR BENDS 5Db ro'' ARXX EXTENDED BRICK LEDGE ro'' ARXX FORM CONCRETE HORZ, REIN. AS SPEC. VERT, REIN. AS SPEC. 6'' EXTENDED BRICKLEDGE REINFORCING DETAIL SCALE 1" - 1' - 0" EXT. FINISH AS SPEC. ACRYLIC PARGING OR FIBER MESH A/G LAP OVER WATER PROOF MEMBRANE ro'' ARXX FORM CONCRETE VERT. REIN. AS SPEC. WATERPROOF MEMBRANE AND DRAINAGE PROTECTION LEDGER BD, ANCHORED TO WALL, W/6-D3 SCREWS AS SPEC. HORZ, BAR, AS SPEC, SUB FLOOR WOOD JOIST JOIST HANGER ICFLC EMBEDDED IN CONC. G.W.B. BOARD AS SPEC, LEDGER CONNECTOR DETAIL SCALE 1" - 1' - 0" STANDARD 6" X 48" ARXX'S FORM SCALE 1" - 1' - 0" VERT. BARS AS SPEC, HORZ, BARS AS SPEC, VERT, BARS AS SPEC, HORZ, BARS AS SPEC. VERT, BARS AS SPEC. HORZ. BARS AS SPEC, DEG, CORNER BARS TO MATCH HORZ. qFORCING LAP BARS, MIN. 30 BAR DIAM. D DEG. ARXX CORNER FORM CONC. FORM WIDTH STANDARD 6' CORNER FORM SCALE 1" - 1' - 0" SHEATHING TERMINATE VERT, BAR 2" BELOW TOP OF POUR TOP OF FOUNDATION S" MIN. PER CODE ACRYLIC PARGING OR FIBER MESH A/G LAP OVER WATER PROOF MEMBRANE FREE DRAINING BACKFILL AS SPEC, WATERPROOF MEMBRANE AND DRAINAGE PROTECTION BOARD AS SPEC, CONVENTIONAL PLATFORM FRAMING SCALE 1" - 1' - 0" SHEATHING TERMINATE VERT, BAR 2" BELOW TOP OF POUR TOP OF FOUNDATION S" MIN, PER CODE ACRYLIC PARGING OR FIBER MESH A/G LAP OVER WATER PROOF MEMBRANE FREE DRAINING BACKFILL mw AS SPEC. 'IIIIIIIIII WATERPROOF MEMBRANE IIIIIIIIII AND DRAINAGE PROTECTION BOARD AS SPEC, WOOD FRAME WITH BRICK VENEER SCALE 1" - 1' - 0" REMOVE SECTION OF FORM TO SUIT WALL THICKNESS "T" WALL 6' ' FORMS SCALE 1" - 1'- 0" SO DEG. CORNER BARS. LAP BARS A MIN, OF 40 BAR DIAMETERS SUB FLOOR WOOD JOIST 2 X 6 SILL PLATE ON SILL GASKET PROVIDE ANCHOR BOLTS PER CODE SEE TYP. SECT. < 1/2'' GYPSUM BD. HORZ. BAR AS SPEC. ro'' ARXX FORM VERT. BAR AS SPEC. ro 1/4'' CONC, CORE 11 1/2'' FORM WIDTH - ° D .o 0 0 / o ° Z D °° K I 'r-1 - _ = - - - - SUB FLOOR WOOD JOIST o , ° > o 1"A '° / a o °d '° a° ° °-,--I I - - - - 2 X 6 SILL PLATE ON SILL GASKET PROVIDE ANCHOR BOLTS PER CODE SEE TYP. SECT. 1/2'' GYPSUM BD. 6" ARXX TAPERED TOP FORM HORZ. BAR AS SPEC. VERT. BAR AS SPEC. 6 1/4'' CONC, CORE 11 1/2'' FORM WIDTH - - - - - - —_ - ro'' ARXX STANDARD FORM NO, 4 TOP BAR NO. 3 STIRRUP SPACING a AS SPEC. z BUNDLED BARS AS SPEC, BOTTOM BAR AS SPEC. LINTEL DOUBLE BARS SCALE 1" - 1' - 0" TYPICAL STEPPED FOOTING DETAIL NO, 4 TOP BAR NO, 3 STIRRUP SPACING AS SPEC, BOTTOM BAR AS SPEC. LINTEL SINGLE BAR SCALE 1" - 1' - 0" CONST. STRIP FOOTING 4' - 0'' TYP. RUN 6'' ARXX BRICK LEDGE FORM 1 13/16" C/L VERTICAL BAR 2 3/S"" C/L HORIZONTAL BAR HORIZONTAL BAR VERTICAL BAR 2 5/S" THK, EPS 1 3/16'' C/L HORIZONTAL BAR 11 1/2'' FORM WIDTH 6 1/4'' CONC. CORE REINFORCING BAR PLACEMENT 6" ARXX FORMS SCALE 1'' - 1' - 0" III III on \' � UNID 16TUIR5ED SOIL ro'' ARXX TAPERED TOP FORM 3 1/a'' C/L VERTICAL BAR ' 3/8"" C/L HORIZONTAL BAR HORIZONTAL BAR VERTICAL BAR 2 5/S" THK. EPS 3 -1/S" C/L HORIZONTAL BAR 11 1/2'' FORM WIDTH 6 1/4'' CONC, CORE RUN MAY VERY BCAUSE OF SITE CONDITIONS MAINTAIN 16 3/4'' FOOTING RAISE HEIGHT TO MATCH FORM BLOCK HEIGHT �w REINFORCING BAR AS SPEC, r�I tu CN nn> , 1� ��,tttt � V � 0 ca com� '4 Co ca 0 3: O � 0 0 S� J^ l--1 Z >� lu .4 nO O 1� lu l� >� ca w— z lu lu 0 I STICK FRAME, 2 X 10 JT5.,2 X S RAFTERS 2 CEILING, " G.W.B. ON METAL HAT CHANNELS 16" O.C. WHEN TRUSSES ARE 2'/0'' O.G. 3 NO VENTING RIDGE AND SOFFIT VENT NEEDED W/ CLOSED CELL 4 ROOF SHEATHING 5/8" CDX WITH PLY CLIPS 5 230 YEAR SHIGLE OVER ICE AND WATER ENTIRE ROOF 6 R 42 CLOSED CELL -1 F, Z 'S AND DRIP TO HAVE COLORS THAT COORDINATE W/ WINDOW CLADING 8 NOT NEEDED WITH CLOSED CELL PROPER VENT , OR IF 15'' ENERGY LIFT IS USED A 2 1/2' AIR FLOW SPACE IS CREATED 9 USE MIRADAI ICE AND WATER PER MANUF. RECOMM. 10 SOFFIT TO BE NON VENTING, BEADED VINYL WITH RIB 11 FASCIA AZEX 6" TO MATCH WITH COLOR COORDINATING DRIP EDGE 12 HURRICANE STRAP TRUSS TO DOUBLE PLATE PER TRUSS MANUF. RECOMM. 13 EXT. WALL, 5/4 BOARD AND BATTEN OVER ZIP BD., HARDY TRIM 14 INT, FINISH, 1/2'' G.W.B. , COLONIAL WD. MOP IN ALL ROOMS UNLESS OTHERWISE SPECIFIED. MOP TILE IN TILE ROOMS TRIM RANCH F.J. AND PAINTED. 15 2 X 6 PLATE ATTACHED W/ 3/8" X 14",W/ HOOK, ANCHOR BOLTS 1'/0" E,C, AND 6'/0" O.C.T.A. fro 2 X SUS FASCIA TO MATCH DEPTH 1-1 ACRYLIC PARGING ON FIBRE MESH , SYNERGY 18 SEE R.T.F.G. FOR 2" FOAM AND 6 MIL. P.V.B. 19 20 JAMES HARDY BOARD AND BATTEN OVER ZIP BD. GREEN 21 6" CONC. SLAB W/ (o X 6 W.W.M. CONC. 22 6" CRUSHER RUN LEVELED AND TAMPED 23 #4 BAR ANGLE, FASTENED TO MESH IN SLAB AND VERT BAR 32'' O.C. SPACING, SEE FOUNDATION PLAN 24 FREE DRAINING BACK FILL 25 USE PLASTIC CLIPS TO FASTEN TO 2" RIGID FOAM 26 ro25" WIDTH ARXX 'S FROST WALL SYSTEM VERT,#4 BAR SPACING 32'' O.G., HORZ. #4 BAR 12" O.C. 2-1 10'' X 20'' DOWELED FOOTING WITH 2- # 4 BAR = O.G. 28 29 ALL FILL TO MEET COMPACTION SEE GENERAL NOTES