HomeMy WebLinkAbout02/27/2020 - Building Review Board - Agenda - Regular MeetingBuilding Review Board Page 1 February 27, 2020
Alan Cram, Chair City Council Chambers
Tim Johnson, Vice Chair City Hall West
Brad Massey 300 Laporte Avenue
Katharine Penning Fort Collins, Colorado
Eric Richards
Justin Robinson Staff Liaison:
Mark Teplitsky Rich Anderson
Chief Building Official
The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and
will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-6001) for
assistance.
Agenda
February 27, 2020
9:00 AM
• CALL TO ORDER
• ROLL CALL
• AGENDA REVIEW
• PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
• DISCUSSION AGENDA
1. INTRODUCTION OF NEW CHIEF BUILDING OFFICIAL AND ASSISTANT CITY ATTORNEY
2. MINUTES OF OCTOBER 31, 2019
3. DAVID KAPLAN APPEAL
David Kaplan is appealing the CBO’s denial of his request to upgrade from a D2 license to a D1 license
level or to approve a permit with his D2 license to build an addition larger than 1000 square feet to a
single-family house.
Staff: Rich Anderson, Chief Building Official; Russ Hovland, Senior Plans Examiner
• OTHER BUSINESS
o Election of Officers
• ADJOURNMENT
Building Review Board
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Date:
Roll Call Cram Massey Penning Richards Robinson Teplitsky Johnson Vote
ABSENT ABSENT 5 present
2 – Approval of Minutes from 10/31/19 Richards Massey Teplitsky Penning Cram Robinson Johnson
Yes Yes Yes ABSENT ABSENT Yes Yes 5:0
3 - David Kaplan Appeal - Motion #1 - approval of
one-time permit Teplitsky Penning Cram Robinson Richards Massey Johnson
Yes ABSENT ABSENT Yes Yes Yes Yes 5:0
3 - David Kaplan Appeal - Motion #2 - Upgrade to
D1 with conditions Robinson Richards Massey Teplitsky Penning Cram Johnson
Yes Yes Yes Yes ABSENT ABSENT Yes 5:0
Election of Alan Cram for Chair Penning Cram Robinson Richards Massey Teplitsky Johnson
ABSENT ABSENT Yes Yes Yes Yes Yes 5:0
Election of Tim Johnson for Vice Chair Cram Robinson Richards Massey Teplitsky Penning Johnson
ABSENT Yes Yes Yes Yes ABSENT Yes 5:0
Roll Call & Voting Record
Building Review Board
2/27/2020
Agenda Item 2
Item 2, Page 1
AGENDA ITEM SUMMARY February 27, 2020
Building Review Board
STAFF
Gretchen Schiager, Administrative Assistant
SUBJECT
CONSIDERATION AND APPROVAL OF THE MINUTES OF THE OCTOBER 31, 2019 BRB
MEETING
EXECUTIVE SUMMARY
The purpose of this item is to approve the minutes of the October 31, 2019 meeting of the Building
Review Board.
ATTACHMENTS
1. BRB October 31, 2019 Minutes - DRAFT
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DRAFT
Alan Cram, Chair City Council Chambers
Tim Johnson, Vice Chair City Hall West
Brad Massey 300 Laporte Avenue
Bernie Marzonie Fort Collins, Colorado
Katharine Penning
Eric Richards Staff Liaison:
Justin Robinson Russ Hovland
Chief Building Official
The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and
will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-6001) for
assistance.
Meeting Minutes
October 31, 2019
A regular meeting of the Building Review Board was held on October 31, 2019, at
1:00 p.m. in the Council Chambers of the Fort Collins Municipal Building at 300 Laporte Avenue, Fort
Collins, Colorado.
• CALL TO ORDER
Chair Cram called the meeting to order at 1:01 p.m.
• ROLL CALL
PRESENT: Cram, Johnson (joined the meeting at 1:23 p.m.), Massey, Marzonie, Penning, Richards
ABSENT: Robinson
STAFF: Hovland, Currell, Leeson, Yatabe, Schiager
• PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
No members of the public were present.
• DISCUSSION AGENDA
1. CONSIDERATION AND APPROVAL OF THE MINUTES OF THE JUNE 27, 2019 MEETING.
Mr. Richards moved to approve the minutes of the June 27, 2019 meeting. Ms. Penning seconded.
The motion passed 5-0.
Building Review Board
ITEM 2, ATTACHMENT 1
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DRAFT
2. DEVELOPMENT REVIEW AND BUILDING PERMIT FEES STUDY
DESCRIPTION: The purpose of this item is to update the Board about the fee study and outreach efforts,
answer questions, and obtain feedback from the Board.
STAFF: Tom Leeson, Director, Community Development and Neighborhood Services
Noelle Currell, PDT Finance Manager
Staff Report
Mr. Leeson presented the staff report. He reviewed the timeline for fee updates, purpose of the fees
and history of updates. He stated that the fees are based on staff time. He talked about several
process improvements that have been made to increase efficiency. Fees for development review, and
infrastructure inspections are increasing while building permits are decreasing. He stated that the
permit fees will be based on square footage instead of valuation, and that over-the-counter permits will
have a flat fee.
Ms. Currell provided additional details about the fees including examples of different types of
developments, showing what fees were paid, and what they would be under the new fee structure. She
discussed how the type of development factors into the fees in addition to the square footage. She
pointed out that tenant finishes will still be based on valuation, as the scope of the projects can vary
widely even within the same square footage.
Mr. Leeson talked about the role of the advisory committee in the fee update process and talked about
next steps.
Board Questions and Discussion
Mr. Massey asked about square footage vs. valuation. Mr. Leeson explained that inspection and plan
review staff time doesn’t vary much based upon valuation, except tenant finishes.
Mr. Massey asked whether fee waivers for affordable housing developments come out of other
developers’ fees. Ms. Currell explained that there are dedicated funds in the Capital Improvement Plan
fees which are depleted first, and then the rest will come from the general fund. Mr. Leeson added that
the general fund comes from taxpayers, and this use of funds was approved by Council.
Mr. Massey asked about the percentage of increase for the various types of developments. Ms. Currell
explained those numbers.
Mr. Richards asked about the percentage of costs covered by utility fees, and whether the increase
would benefit rate payers. Ms. Currell said if everything else stayed the same, rates could potentially
come down or stay flat.
Mr. Richards asked what was included in utilities fees. Ms. Currell explained that included water,
wastewater and stormwater, as well as customer service and administration for development review.
Mr. Massey asked about double-dipping for personnel. Ms. Currell explained that the revenue sources
are detailed in the budget online.
3. BUILDING PERMIT FEE CHANGE UPDATE
DESCRIPTION: The purpose of this item is to inform the Board about a recent change regarding building
permit fees for roofing that was made effective 10/7/19. No Board action is required.
STAFF: Russ Hovland, Chief Building Official
Staff Report
Mr. Hovland gave a brief staff report.
Board Questions and Discussion
Ms. Penning asked how the valuations are determined. Mr. Hovland explained how they are calculated.
Mr. Richards asked how solar systems impact roofing valuation. Mr. Hovland explained the removal
and reinstallations of solar systems are not being included in reroofing permit fee calculations.
Chair Cram asked about the response from contractors. Mr. Hovland said are addressing questions
and concerns on a case by case basis.
ITEM 2, ATTACHMENT 1
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DRAFT
4. PROPOSED WORK PLAN FOR THE BUILDING REVIEW BOARD
DESCRIPTION: The purpose of this item is to review and approve the 2020 Work Plan.
STAFF: Russ Hovland, Chief Building Official
Staff Report
Mr. Hovland reviewed the content of the work plan.
Board Deliberation
Mr. Johnson moved that the Building Review Board approve the proposed work plan as
presented.
Ms. Penning seconded. Motion passed 6-0.
5. SCHEDULING AND BYLAWS CHANGES
DESCRIPTION: The purpose of this item is to review and approve the 2020 Work Plan.
STAFF: Russ Hovland, Chief Building Official
Staff Report
Mr. Hovland explained the reason for the schedule change.
Board Questions and Discussion
Chair Cram mentioned that years ago there had been some discussion of meeting in the evening, but
appellants were concerned about afterhours legal fees. He expressed concerns about a morning
meeting.
Ms. Penning prefers the 9:00 time.
Mr. Johnson could make either time work.
Mr. Marzonie is open to either option.
Mr. Richards could do either time, but also prefers the 9:00 time.
Chair Cram asked about staff preference. Mr. Hovland said it is up to the Board.
Board Deliberation
Mr. Richards moved that the Building Review Board approve Schedule Option 2.
Ms. Penning seconded. Motion passed 6-0.
Mr. Johnson moved that the Building Review Board approve the amendment to the Bylaws that
states: ”The Board shall establish a regular schedule for monthly meetings based on the
preference of the members, availability of an appropriate meeting space, and staffing
considerations.”
Ms. Penning seconded. Motion passed 6-0.
• OTHER BUSINESS
Mr. Hovland informed the Board that he would be stepping down as CBO and will be moving into the
Plan Review Supervisor position. Chair Cram thanked Mr. Hovland for his work. Mr. Massey said he
enjoyed working with Mr. Hovland.
• ADJOURNMENT
Chair Cram adjourned the meeting at 1:56 p.m.
Minutes respectfully submitted by Gretchen Schiager.
Minutes approved by a vote of the Board on __________.
_________________________________ ______________________________
Russell Hovland, Chief Building Official Alan Cram, Chair
ITEM 2, ATTACHMENT 1
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Agenda Item 3
Item 3, Page 1
Staff Report February 27, 2020
Building Review Board
STAFF
Rich Anderson, Chief Building Official
Russ Hovland, Senior Plans Examiner
SUBJECT
DAVID KAPLAN APPEAL OF DENIAL OF REQUEST TO UPGRADE FROM A D2 LICENSE TO A D1 LICENSE
LEVEL OR APPROVE A PERMIT WITH HIS D2 LICENSE TO BUILD AN ADDITION LARGER THAN 1000
SQ.FT. TO A SINGLE-FAMILY HOUSE.
EXECUTIVE SUMMARY
Contractor Request:
David Kaplan currently has a Class D2 license allowing him to perform additions and renovation of existing
single-family dwellings up to 1000 square feet max. David’s license is in good standing. His request:
1. Upgrade his D2 license to a D1 level or;
2. Approve this one-time permit to build the proposed addition to under his current D2 license.
David feels strongly that based on his knowledge and resources he can successfully complete such a project
and thinks the request should be approved. See supporting attachments and documentation.
Appeal:
On 1/8/20 David requested from the Chief Building Official (CBO) a license upgrade from D2 to D1. The request
was denied due to David not providing documents showing he as built 3 new houses with approved permits as
required by chapter 15 of the Municipal Code. David’s backup request to approve a D1 category permit under
his current D2 was also denied by the CBO due to lack of authority in the Municipal Code to grant such approval.
The Board’s jurisdiction for this appeal is Municipal Code Section 5-27(11) Section 113.1, which empowers this
Board to hear and decide appeals of decisions by the CBO relative to the application and interpretation of the
Municipal Code and Section 15-158(a)(2), which relates to the contractor licensing requirements of the City of
Fort Collins.
Staff recommendation:
While David does not meet the requirements for the D1 license he has shown that he does have the experience
and knowledge to complete a residential addition project over 1000 square feet. Staff recommends approval of
a one-time permit for an addition at 2436 Farghee Court.
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Agenda Item 3
Item 3, Page 2
Board may vote to:
• Uphold the decision of the CBO to deny a license upgrade from D2 to D1 for Mr. Kaplan.
• Grant the approval of a one-time permit for the applicant to complete an addition at 2436 Farghee Court
pursuant to the Board’s finding that:
1) the applicant has demonstrated to the Board’s satisfaction that he possesses other qualifications
not specifically listed in Article 15 of the Fort Collins Municipal Code - such as specialized training,
education or additional experience; and
2) the Board has determined that these considerations qualify the applicant to perform in a competent
manner the construction authorized for the aforementioned project under the license or certificate
sought, and
3) that such relief may be granted without substantial detriment to the public good and without
substantially impairing the intent and purpose of Article 15 of the City’s Municipal Code.
• Modify the decision of CBO. For example, the Board may allow Mr. Kaplan to act as GC and permit holder
for this project with occasional supervision by a current licensed D1 contractor (mentorship). See attached.
ATTACHMENTS
1. Appeal Application
2. Homeowner Letter
3. David Kaplan E-mail and Attachments
4. Example of mentorship agreement used in similar appeal
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ITEM 3, ATTACHMENT 1
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Dear Fort Collins Building Department,
My name is Ann-Marie Phalen-Hartman and I am writing to you on behalf of myself and my husband,
Warren Hartman, regarding a proposed addition we would like to make to our home at 2436 Farghee
Court.
Warren has lived in his home for over 30 years. During the entire time Warren has lived at this
residence he has also lived with the vagaries of Multiple Sclerosis. MS is inevitably a progressive disease
and Warren exclusively uses a wheelchair and assistive devices to navigate our home. We need to
augment the ADA systems that we currently have in place by adding a one-level, ranch-style addition
that offers all of the facilities that are currently only accessed in a split-level format.
The Farghee Court home is within easy commuting distance for Warren’s full-time employment at
Anheuser Busch Brewery as well as proximity to his doctor and physical therapy offices. We believe that
careful planning and building will allow us to continue to reside in our home.
We have worked closely with David Kaplan of Elevated Design Build throughout the design process. We
initially approached Elevated because we appreciated their building aesthetic. During the several
months we have worked together developing these designs, David has been receptive to our ideas and
responsive to our needs. He has been very helpful in explaining the processes from the builder’s point of
view and has helped us make design choices that are realistic.
Through this process we have developed an approximately 1,450sf addition to our main level,
incorporating a new master bedroom, ADA bathroom, community space, and utility area. We have
projected future needs into the design such as bedroom lift systems and space enough to allow for
personal care workers to help Warren should that need arise.
The design of the new addition is spacious for an important reason. Wheel chair living requires ample
roll-ways and the ability to turn easily in many directions. This open plan allows Warren a level of
personal autonomy and dignity not afforded in typical home configurations. This open plan design is
similar to the open plan design of assisted living spaces and it will enable Warren and Ann-Marie to stay
in their home as they age in place.
As the design has taken shape and square-footage numbers have been honed-in, David has made clear
that our desired square-footage falls just outside of his City of Fort Collins General Contractor License
and might prevent his company from acting as our general contractor for the project. Elevated Design
Build has helped us design a space that offers accessible living, community involvement, and personal
autonomy with dignity. We trust the rapport we have established with David Kaplan, and we believe
Elevated Design Build has the necessary skills to build the addition to our specifications and satisfaction.
We would be deeply appreciative if the City would consider allowing David Kaplan and Elevated Design
Build to be our builder for the addition to our home.
Thank you,
Warren Hartman and Ann-Marie Phalen-Hartman
ITEM 3, ATTACHMENT 2
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From: David Kaplan <dave@elevateddesignbuild.com>
Sent: Monday, February 17, 2020 2:21 PM
To: Gretchen Schiager <gschiager@fcgov.com>
Cc: Russell Hovland <RHovland@fcgov.com>; Sharlene Manno <smanno@fcgov.com>
Subject: Re: BRB Appeal Form- Elevated Design Build
Thank you Gretchen and team,
Please find attached a few documents that I hope will support my case for an upgrade in license class.
1. Architectural and Engineering Plans for the proposed Hartman addition
2. A compilation of client testimonials I have received over the years
3. A letter of recommendation from the CEO of a previous employer that represents my
commitment to providing the best service to my clients as well as treating my colleagues in the
industry with respect and integrity, including employees, other GCs and designers,
subcontractors, and local building authority administrators.
4. Not another attachment, but I recently participated in a Certified Passive House Tradesperson
training with Emu Systems. The goal of this training and certification is to continue building a
knowledge base for high-performance, energy-efficient home construction, which I believe is
also a goal for the City of Fort Collins. I would be happy to answer questions about this training
during the hearing.
Thank you once again for your attention to this matter, I look forward to the hearing on Feb. 27 at 9am.
David Kaplan
970.682.8363
www.ElevatedDesignBuild.com
ITEM 3, ATTACHMENT 3
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ITEM 3, ATTACHMENT 3
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ITEM 3, ATTACHMENT 3
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Structural Support
CONSULTING ENGINEERS, LLC
38322 Weld CR 19 | Fort Collins, Colorado 80524 | Phone: 970-817-0820
OF S4
SHEET
DESIGN BY: RMD
DATE: 02/05/2020
# DATE REVISION
HARTMAN ADDITION
2436 FARGHEE CT.
FORT COLLINS, CO 80526
PROJECT INFO: PREPARED FOR:
ELEVATED DESIGN BUILD
144 RACQUETTE DRIVE
FORT COLLINS, CO 80524
1
PLAN NOT VALID WITHOUT STAMP
SCALE
PER PLAN
THESE DRAWINGS AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF STRUCTURAL
SUPPORT CONSULTING ENGINEERS, LLC AND SHALL NOT BE REPRODUCED OR COPIED
WITHOUT WRITTEN AUTHORIZATION. THEIR USE AND PUBLICATION SHALL BE RESTRICTED
TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED.
S1
NOTES
STRUCTURAL NOTES
DESIGN BASIS:
CODES AND DESIGN LOADS-
THESE PLANS WERE PREPARED BASED ON THE 2018 I-CODES, AS AMENDED BY THE LOCAL JURISDICTION, AND MOST RECENT VERSIONS OF THE NDS, ACI 318,
ACI 332R, AND AISC.
ROOF LOADS- 15 PSF DEAD, 20 PSF LIVE
FLOOR LOADS- 15 PSF DEAD, 40 PSF LIVE
SNOW LOADS- 30 PSF MIN BALANCED PER JURISDICTION REQUIREMENTS, pg=30 PSF, p
f=30 PSF, Ce=1.0, I
s=1.0, Ct=1.0, C
s=1.0
WIND LOADS- BASIC WIND SPEED V=140 MPH, Vasd
=108 MPH, RISK CATEGORY II, EXPOSURE B, GCpi
=±0.18
SEISMIC LOADS- RISK CATEGORY II, Ie=1.0, Ss=0.203, S
1=0.057, SITE CLASS D, SDS
=0.216, SD1=0.091, SDC B, BEARING WALL FORCE-RESISTING SYSTEM,
V=4,800 LBS, Cs=0.033, R=6.5, EQUIVALENT LATERAL FORCE PROCEDURE
RAIN LOADS- i=2.5 in/hr
FROST DEPTH- 30"
GEOTECHNICAL INFORMATION-
SOIL BRG PRESSURE- 1,500 PSF ALLOWABLE
ALLOWABLE SOIL BEARING PRESSURE WAS ASSUMED BASED ON PRESUMPTIVE LOAD-BEARING VALUES FOR SANDY CLAY IN IRC TABLE R401.4.1. WE
RECOMMEND AN OPEN-HOLE INSPECTION BE PERFORMED BY THE GEOTECHNICAL ENGINEER OF RECORD PRIOR TO CONSTRUCTION TO CONFIRM SOIL
CONDITIONS. STRUCTURAL SUPPORT, LLC SHALL BE NOTIFIED IF SOIL CONDITIONS ARE INCONSISTENT WITH THOSE REFERENCED ABOVE, AND ADDITIONAL
EVALUATION OR FOUNDATION REDESIGN MAY BE REQUIRED.
PLAN REFERENCES-
THE DESIGN HEREIN WAS PREPARED BASED ON ARCHITECTURAL PLANS BY ELEVATED DESIGN BUILD DATED NOVEMBER 12, 2019. ANY REVISIONS TO
CONDITIONS OR GEOMETRY SHALL REQUIRE REVIEW BY STRUCTURAL SUPPORT, LLC PRIOR TO PROCEEDING WITH CONSTRUCTION AND MAY RESULT IN
DESIGN MODIFICATIONS.
MATERIAL SPECIFICATIONS:
CONCRETE-
CONCRETE SHALL HAVE A MINIMUM 28 DAY COMPRESSIVE STRENGTH OF 4,000 PSI AND SHALL CONTAIN TYPE II CEMENT. TOTAL AIR CONTENT SHALL BE
5-7%. AGGREGATE SHALL NOT BE LARGER THAN 1".
REINFORCING-
23'-6" 16'-6" 4'-10"
9"
10'-91
4"
10'-10 10'-7"
3
11'-10 8"
3
8"
10'-5
3
4"
33'-2"
5'-33
4"
(VERIFY)
7'-51
2"
44'-10"
11'-0
1
4"
11'-8"
9'-5 12'-2" 4'-11"
1
4"
13'-11
2"
(VERIFY)
4'-81
2"
(VERIFY)
53
4"
4" BRICK LEDGE
44'-10"
7'-61
4"
(VERIFY)
5'-0"
(VERIFY) 6'-83
4" 5'-7
1
8"
24'-101
8"
58'-01
8"
8'-01
2"
13
4"
2'-13
4" 5'-3
3
4"
4" BRICK LEDGE 4" BRICK LEDGE
4" BRICK LEDGE
5'-71
8"
POST AND WALL LEGEND
SYMBOL DEFINITION
POST BELOW - (3) 2x U.N.O.
POST/WALL FROM ABOVE
EXISTING 2x WALL
NEW 2x BEARING WALL
NEW NON-BEARING WALL
SILL PLATE
DROPPED CONCR. LEDGE
FRAMING AND ANCHOR
BOLTS PER PLANS AND NOTES
PER PLAN
SLOPE PER NOTES
FOUNDATION AND
FOOTING PER A/S2
12"
8"
DECKING OVER P.T. JOISTS PER PLAN,
ATTACH TO LEDGER WITH LUS
HANGERS (NOT SHOWN FOR CLARITY)
RIM BOARD
2x10 P.T. LEDGER WITH SIMPSON BVLZ
LEDGER CONNECTORS AT 27" O.C. MAX
EXISTING WALL AND
FLOOR FRAMING
VERIFY
16" MIN
EXISTING CONCRETE
FOUNDATION WALL
VERIFY EXISTING FOOTING IS
A MINIMUM OF 16" WIDE
NEW FLOOR FRAMING
EXISTING CRAWL SPACE
NEW RIM BOARD LEDGER,
ATTACH TO EXISITING
FRAMING WITH (3) 16d
NAILS AT 16" O.C.
VERIFY
16" MIN
EXISTING CONCRETE
FOUNDATION WALL
VERIFY DEPTH OF EXISTING
FOOTING
EXISTING WALL AND
FLOOR FRAMING
NEW FLOOR FRAMING
EXISTING GARAGE SLAB
NEW RIM BOARD LEDGER,
ATTACH TO EXISITING FRAMING
WITH (3) 16d NAILS AT 16" O.C.
(INTO STUDS)
BRACING AT WF BEAMS
AND STEEL COLUMNS
SCALE: 1
2"=1'-0"
SIMPSON CS16 STRAP, CONNECT TO SOLID
BLOCKING WITH MIN (6) 10d NAILS, WRAP
STRAP BELOW WF BEAM, CONNECT TO
KICKER WITH MIN (6) 10d NAILS
SOLID BLOCKING BETWEEN JOISTS AT STRAP
POST AND WALL LEGEND
SYMBOL DEFINITION
POST BELOW - (3) 2x U.N.O.
POST/WALL FROM ABOVE
EXISTING 2x WALL
NEW 2x BEARING WALL
NEW NON-BEARING WALL
SILL PLATE
DROPPED CONCR. LEDGE
4x6 BRACE
2'-9" (TYP)
2'-9" (TYP)
4x6 BRACE
WALL FRAMING PER PLANS
PREFAB TRUSSES BY OTHERS
WITH BLOCKING BETWEEN
RAFTERS PER PLANS
SLOPED SIMPSON HANGER
2x BEVELED LEDGER ATTACHED TO FRAMING
WITH (1) LL358 LEDGERLOK AT 16" O.C.
STAGGERED TOP AND BOTTOM, AND (2) 16d
NAILS AT 16" O.C. EVENLY SPACED IN RAFTER BAY
(3) 16d TOENAILS
(RAFTER TO RIDGE
RAFTERS PER PLANS
ROOF SHTG PER
STRUCTURAL NOTES ON S1
CEILING FINISH BY
OTHERS
ARCHITECTURAL TIMBER BEAMS BY
OTHERS (MAX 1
2" HOUSING INTO
RIDGE BEAM)
BEVELED 8x20 RIDGE BEAM
PREFAB TRUSSES
BY OTHERS
Structural Support
CONSULTING ENGINEERS, LLC
38322 Weld CR 19 | Fort Collins, Colorado 80524 | Phone: 970-817-0820
OF S4
SHEET
DESIGN BY: RMD
DATE: 02/05/2020
# DATE REVISION
HARTMAN ADDITION
2436 FARGHEE CT.
FORT COLLINS, CO 80526
PROJECT INFO: PREPARED FOR:
ELEVATED DESIGN BUILD
144 RACQUETTE DRIVE
FORT COLLINS, CO 80524
1
PLAN NOT VALID WITHOUT STAMP
SCALE
PER PLAN
THESE DRAWINGS AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF STRUCTURAL
SUPPORT CONSULTING ENGINEERS, LLC AND SHALL NOT BE REPRODUCED OR COPIED
WITHOUT WRITTEN AUTHORIZATION. THEIR USE AND PUBLICATION SHALL BE RESTRICTED
TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED.
S4
TESTIMONIALS PAGE 1 OF 1
Testimonials
as of 2/14/2020
“There are tons of design/build firms out there who can stick some boxes together and call it a ‘design’ – far fewer are they
who have the gift of being able to thoughtfully and patiently listen to your ideas and hopes and dreams, to look at your
drawings and the photos you have collected, to visit your site and carefully consider the arc of the sun, the lay of the land, the
direction that the fierce winds come from in deep winter, and then to pull everything together into spaces and geometries that
resonate with you, that cause you to know in your bones, “this is ME, this is US, this is IT”, and then to have the technical
experience and logistical capability to turn that vision into physical reality. Elevated Design Build are true craftsmen as well as
good human beings. Although their documentation is top-notch, I’d do business with them (again) on a handshake. I can
recommend them without qualification.”
- Joel Nolte, homeowner
“Elevated designed and built our mountain home using timber framing and structural insulated panels (SIPs). The process was
easy working with Dave. He anticipated so many details and steered us in directions that were huge improvements on our
ideas. We couldn't be happier with the results. His crew are perfectionists and take great pride in the fit and finish. The
woodwork is magnificent, and the house is so tight that it hardly takes anything to heat it. The entire crew was very pleasant to
work with, and they kept to schedule and worked diligently until the job was done. We are planning an addition soon, and will
definitely return to Elevated to get the job done right.”
- Roger Dev, homeowner
“As a independent Residential Energy-Star Home Rater, I have recently worked with Dave Kaplan to certify his custom home
projects for the Energy-Star program. Dave called me early in the process to perform a number of on-site inspections and
provide some guidance to his crews. As a result, the implementation was as good as Dave's design. Elevated Design utilizes;
advanced framing, extensive air-sealing, high R-value insulation, fully insulated flooring & concrete slabs, premium windows /
doors, and well-designed and installed high-efficiency heating / cooling systems. Last but not least, he utilizes third-party
verification to hold the sub-contractors accountable. All that I can say is that Dave is one of the rare home builders in Northern
Colorado that really gets it when it comes to buildings that perform as well as they are beautiful. You really get what you pay
for with this company and I look forward to our next project. On a final note, his most recent home scored a "54" on the HERS
rating, meaning that the home uses 46% less energy than a home built to the building-code bare minimum. That's impressive.”
- Mike Truitt, owner of This Efficient House
“Overall it was great working with Dave and his team of professionals. They did really good work and exceeded our
expectations. We now have a beautiful outdoor living space and the work Dave’s team did just added to it. We had a vision and
Dave made it possible. Thanks for the great work and I highly recommend Elevated Design for your wood working projects.”
- Matt Shaw, homeowner
“We would like to thank David and his staff for their knowledge, professionalism, skill and efficiency in building the addition
to our home. We built with structurally insulated panels (SIPS).The work was square, level, plumb and everything fit. All the
staff was gentlemanly and they cleaned the work area daily. We are proud to refer them to anyone building.”
- Jack Salisbury, homeowner
ITEM 3, ATTACHMENT 3
Packet Pg. 24
June 6, 2016
To whom it may concern,
Dave Kaplan worked at Cascade Joinery as an intern under our architect, Greg Robinson, from
May 2005 until August of 2006.
He returned in May of 2007 and continued with us until August of 2009. During this time Dave
had a variety of job responsibilities. He worked as a draftsman, designer, project manager, and a
project lead on the shop floor. He was able to work effectively in all of these capacities.
His responsibilities as a designer for us included architectural design and drafting, production of
shop drawings for timber and steel fabrication, and coordination with the project team including
engineers and general contractors.
As a project manager he reviewed blueprints for estimating and direction of our drafting team
and coordinated our activities with clients and other project team members.
In the shop he led the crew in fabrication and installation of custom timber packages as well as
installation of Structural Insulated Panel packages on site.
Dave was a reliable and knowledgeable employee who always worked for the best outcomes in
our projects.
Sincerely,
John Miller
CEO, Cascade Joinery Inc.
PO Box 5807
Bellingham, WA 98227-5807
360.527.0119
FAX 360.527.0142
info@cascadejoinery.com
www.cascadejoinery.com
CASCAJI102K1
ITEM 3, ATTACHMENT 3
Packet Pg. 25
General Contractor Mentorship Agreement
On February 28th, 2019, the City of Fort Collins Building Review Board approved a variance, pursuant to
City Code Section 15-156, for NAME (the “Builder”) from the _____ licensing requirements of City Code
Section 15-159(7) to allow the Builder to build ________________________ (the “Project”). This
agreement is meant to ensure the Builder and Project complies with the Board’s order.
This is an agreement between the property owner, the Builder, and MENTOR NAME, the supervising
____ licensed mentoring general contractor in good standing who has the correct license level to
construct/supervise the Project (the “Mentor”). ‘
The Builder agrees to do the following related to the Project:
1. Be the acting general contractor and ultimately be responsible for the project including liability
insurance and related general contractor requirements as specified in chapter 15 of City of Fort
Collins municipal code.
2. Receive direct, personal and ongoing on-site construction supervision of the Project from the
Mentor.
3. Be available to the City of Fort Collins Building Official, or his or her designee, to answer any
questions about the Project, including the Mentor’s involvement in the Project.
4. Submit a passing ICC license exam of the required level for this project within 12 months of
signing of this agreement.
The Mentor agrees to do the following related to the Project:
1. Directly supervise the Builder and provide direct, personal and ongoing on-site construction
supervision of the Project undertaken by the Builder.
2. Be available to the City of Fort Collins Building Official, or his or her designee, to answer
questions about their involvement in the Project.
I/we, the undersigned, understand that failure to comply with any of the above may result in revocation of
any permits associated with the above Permit Application number, forfeiture of any fees that have been
collected, and a Stop Work Order for the Project, as well as any additional penalties and remedies
allowed by City Code or law.
__________________________________
Owner
__________________________________
The Builder
__________________________________
The Mentor
Approved by the City of Fort Collins,
Chief Building Official:
______________________________________
CBO
______________________________________
Date
Community Development & Neighborhood Services
281 North College Avenue
Fort Collins, CO 80524
970.416.2740
fcgov.com
ITEM 3, ATTACHMENT 4
Planning, Development & Transportation Services
Packet Pg. 26
ROOF FRAMING
B
S4
1
S4 2"=1'-0"
A
ALL WOOD FRAMING DETAILS NOT
SHOWN OTHERWISE SHALL BE
CONSTRUCTED TO THE MINIMUM
STANDARDS OF THE 2018 IBC/IRC
CODES. DETAILS MAY NOT SHOW ALL
REQUIRED NAILING, ETC.
ROOF FRAMING PLAN
SCALE: 1/4"=1'-0"
EXISTING ROOF FRAMING TO REMAIN
EXISTING UPPER ROOF FRAMING
AND SECOND FLOOR FRAMING
TO REMAIN
MIN 2x6 HF#2 RAFTERS AT 24" O.C.
(2) 2x6 HDR
W/ (1)T & (1)K
(2) 13
4"x14" LVL HDR
W/ (3)T & (2) K
TIMBER PERGOLA:
2x10's AT 1'-3" O.C. (OPEN)
8x10 TIMBER
(CONTINUOUS)
8x10 TIMBER
(CONTINUOUS)
8x8 POST
8x8 POST
8x8 POST
8x8 POST
KNEE BRACE BELOW PER
DETAILS (TYP AT 6)
MIN 2x8 HF#2 RAFTERS AT 24" O.C.
PREFAB TRUSSES AT
24" O.C. BY OTHERS
PREFAB TRUSSES AT
24" O.C. BY OTHERS
OVER FRAMING
BY OTHERS
EXISTING WALL TO
REMAIN
NEW 2x4 BEARING WALL
(PREFAB TRUSSES SHOULD
BEAR ON WALL)
NEW EXTERIOR 2x6
BEARING WALL (TYP)
NON-BEARING
WALL
NON-BEARING SHEAR
WALL (DRYWALL
BOTH SIDES)
8x20 DF#1
BEVELED TIMBER
RIDGE BEAM
ARCH'L 8x8 CEILING
BEAMS (TYP AT 6)
8x8 POST
8x8 POST
KNEE BRACE
BELOW PER
DETAILS
(TYP AT 4)
2x LEDGER PER DETAILS
A
S4
OFFSET TENONS
FROM CENTER
POST PER PLANS
CONTINUOUS
BEAM PER PLAN
11
2"x4" TENON WITH 1"Ø
PEG (TYP AT KNEE BRACES)
MIN 4"x6"
KNEE BRACES
2"x5" TENON WITH
(2) 1"Ø PEGS
TYPICAL KNEE BRACE DETAIL
SCALE: 1
2"=1'-0"
(5) 2x4
(FULL HGT)
(5) 2x4
(TO HDR)
1
S4 2"=1'-0"
B
8x10 TIMBER
(CONTINUOUS)
(2) 2x6 HDR
W/ (1)T & (1)K
(2) 2x6 HDR
W/ (1)T & (1)K
(2) 2x6 HDR
W/ (1)T & (1)K
(2) 2x6 HDR
W/ (1)T & (1)K
(2) 2x6 HDR
W/ (1)T & (1)K
(2) 2x6 HDR
W/ (1)T & (1)K
(2) 2x6 HDR
W/ (1)T & (1)K
(2) 2x6 HDR
W/ (1)T & (1)K
(2) 2x10 HDR
W/ (2)T & (2)K
(2) 2x10 HDR
W/ (2)T & (2)K
(2) 2x10 HDR
W/ (2)T & (2)K
(2) 2x10 HDR
W/ (2)T & (2)K
(3) K
(2) K
(2) 2x6 HDR
W/ (1)T & (1)K
(2) 2x6 HDR
W/ (1)T & (1)K
ITEM 3, ATTACHMENT 3
Packet Pg. 23
ADJUSTABLE STEEL COLUMN PER PLAN
WF BEAM PER PLAN
2x6 KICKER , INSTALL AT JOIST
CLOSEST TO COLUMN
WEB STIFFENER PER MFR SPECS
GLUE AND NAIL KICKER TO JOIST WITH (6)
10d NAILS
Structural Support
CONSULTING ENGINEERS, LLC
38322 Weld CR 19 | Fort Collins, Colorado 80524 | Phone: 970-817-0820
OF S4
SHEET
DESIGN BY: RMD
DATE: 02/05/2020
# DATE REVISION
HARTMAN ADDITION
2436 FARGHEE CT.
FORT COLLINS, CO 80526
PROJECT INFO: PREPARED FOR:
ELEVATED DESIGN BUILD
144 RACQUETTE DRIVE
FORT COLLINS, CO 80524
1
PLAN NOT VALID WITHOUT STAMP
SCALE
PER PLAN
THESE DRAWINGS AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF STRUCTURAL
SUPPORT CONSULTING ENGINEERS, LLC AND SHALL NOT BE REPRODUCED OR COPIED
WITHOUT WRITTEN AUTHORIZATION. THEIR USE AND PUBLICATION SHALL BE RESTRICTED
TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED.
S3
MAIN FLOOR FRAMING
MAIN FLOOR FRAMING PLAN
SCALE: 1/4"=1'-0"
A
S3
1
S3 2"=1'-0"
A
ALL WOOD FRAMING DETAILS NOT
SHOWN OTHERWISE SHALL BE
CONSTRUCTED TO THE MINIMUM
STANDARDS OF THE 2018 IBC/IRC
CODES. DETAILS MAY NOT SHOW ALL
REQUIRED NAILING, ETC.
9
1
2
" TJI 210 JOISTS AT 16" O.C.
W8x13 BEAM
(DROPPED, 4 SPAN + CANT.)
MIN 2x6 P.T. DECK JOISTS AT 16" O.C.
2x10 P.T. LEDGER PER DETAILS
2x10 P.T. LEDGER
PER DETAILS
A
S3
3 1
2" ADJ. STEEL
COLUMN (TYP AT 8)
2x6 P.T. DECK
JOISTS AT 16" O.C.
(2) 2x12 P.T. DECK
BEAM (FLUSH)
(2) 2x6 P.T. DECK
BEAM (FLUSH)
(2) 2x6 DECK
BEAM (FLUSH)
2x6 P.T. DECK
JOISTS AT 16" O.C.
DBL JST
DBL JST
HUC26-2
HANGER TO
LEDGER
(2) TIMBERLOKS
(BEAM TO POST)
LUS JOIST
HANGERS (TYP)
RAMP BY OTHERS
PAVER PATIO BY
OTHERS
RAMP BY OTHERS
LUS JOIST
HANGERS
(TYP)
BCS2-2/4 POST CAP
(TYP AT 5)
4x4 POST
4x4 POST
4x4 POST
4x4 POST
4x4 POST
HUCQ210-2SDS
HANGER TO CONT.
8x8 POST (TYP AT 4)
LUS26-2 HANGER TO
EXISTING RIM JST
(2) 2x12 P.T. DECK
BEAM (FLUSH)
(2) 2x12 P.T.
DECK BEAM
(FLUSH)
W8x13 BEAM
(DROPPED, 4 SPAN + CANT.)
B
S3
C
S3
1
S3 2"=1'-0"
B
1
S3 2"=1'-0"
C
NEW 91
2" LVL RIM BOARD
DBL JST UNDER
SHEAR WALL ABOVE
2x P.T. LEDGER CONNECTED TO
EXISTING FRAMING WITH (1)
LL358 LEDGERLOK AT 16" O.C.
AND (2) 16d NAILS AT 16" O.C.
MIN (2) LL358
LEDGERLOKS FROM
LEDGER TO EXISTING
FRAMING AT BEAM
CONNECTION
SOLID BLOCKING
UNDER BEARING
WALL ABOVE
ITEM 3, ATTACHMENT 3
Packet Pg. 22
7'-8" 11'-7"
POST AND WALL LEGEND
SYMBOL DEFINITION
POST BELOW - (3) 2x U.N.O.
POST/WALL FROM ABOVE
EXISTING 2x WALL
NEW 2x BEARING WALL
NEW NON-BEARING WALL
SILL PLATE
DROPPED CONCR. LEDGE
SIMPSON ABU POST BASE WITH
EPOXY ANCHORS PER MFR
SPECS (MIN 4" EMBEDMENT)
PIER PER PLANS WITH (2) #4
VERT BARS (USE (4) #4 VERT
BARS FOR 24"Ø PIERS)
POST PER PLANS
30" MIN
6"
MIN
PER PLAN
3" CLR
TOP VIEW
PIER PER PLANS WITH (2) #4
VERT BARS (USE (4) #4 VERT
BARS FOR 24"Ø PIERS)
BASE PLATE PER COLUMN MFR.
- ATTACH TO FOOTING WITH (2)
1
2"Ø x 3
1
2" EPOXY BOLTS
STEEL COLUMN PER PLANS
8" THICK CONCRETE PAD PER
PLANS WITH #4 BARS AT 12"
O.C. EACH WAY, CENTERED IN
DEPTH OF PAD
PER PLAN
8"
16" WIDE x 8" DEEP CONCRETE FOOTING
WITH (2) #4 LONGITUDINAL BARS, MIN
30" BELOW GRADE
FRAMING AND ANCHOR
BOLTS PER PLANS AND NOTES
2" CLR
SLOPE PER NOTES
8"
MIN
12" THICK CONCRETE FOUNDATION WALL
PER PLAN WITH (2) #4 HORIZ. BARS TOP
AND BOTTOM AND #4 VERT. BARS AT 48"
O.C., DOWELED TO FOOTING (ADD MIDDLE
ROW OF (2) HORIZ BARS FOR WALL HEIGHTS
OVER 38" TALL FOR 3 ROWS TOTAL)
30" MIN
3'-2" MIN,
5'-0" MAX
TOP/BOTTOM REBAR WITHIN 8"
OF TOW/BOW (2" BELOW LEDGE)
12"
4" WIDE x 4" DEEP
BRICK LEDGE
COMPACTED BACKFILL
PER NOTES
8"
16"
NEW FOUNDAITON WALL,
REINFORCE PER PLANS AND DETAILS
DRILL AND EPOXY #4 BARS TO MATCH
NEW WALL REINFORCEMENT, MIN 6"
INTO EXISTING WALL AND 24" INTO
NEW FDN WALL
EXISTING FOUNDATION WALL
FRAMING AND ANCHOR
BOLTS PER PLANS AND NOTES
(1) #4 x 4' LONG
GROUT OR BLOCK BEAM POCKET SOLID
4" LEDGE WITH STEEL SHIMS AS REQUIRED
STEEL BEAM PER PLANS
FOUNDATION WALL PER DETAILS
DROP TOP REINF. BELOW BEAM POCKET
Structural Support
CONSULTING ENGINEERS, LLC
38322 Weld CR 19 | Fort Collins, Colorado 80524 | Phone: 970-817-0820
OF S4
SHEET
DESIGN BY: RMD
DATE: 02/05/2020
# DATE REVISION
HARTMAN ADDITION
2436 FARGHEE CT.
FORT COLLINS, CO 80526
PROJECT INFO: PREPARED FOR:
ELEVATED DESIGN BUILD
144 RACQUETTE DRIVE
FORT COLLINS, CO 80524
1
PLAN NOT VALID WITHOUT STAMP
SCALE
PER PLAN
THESE DRAWINGS AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF STRUCTURAL
SUPPORT CONSULTING ENGINEERS, LLC AND SHALL NOT BE REPRODUCED OR COPIED
WITHOUT WRITTEN AUTHORIZATION. THEIR USE AND PUBLICATION SHALL BE RESTRICTED
TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED.
S2
FOUNDATION PLAN
FOUNDATION PLAN
SCALE: 1/4"=1'-0"
EXISTING GARAGE
SLAB-ON-GRADE EXISTING
CRAWL SPACE
EXISTING ACCESS
CUT NEW 36"x36"
ACCESS IN EXISTING
FOUNDATION WALL
NEW CRAWL SPACE
6 MIL VAPOR BARRIER
OVER COMPACTED DIRT
EXISTING
CRAWL SPACE
ALL WOOD FRAMING DETAILS NOT
SHOWN OTHERWISE SHALL BE
CONSTRUCTED TO THE MINIMUM
STANDARDS OF THE 2018 IBC/IRC
CODES. DETAILS MAY NOT SHOW ALL
REQUIRED NAILING, ETC.
12"Ø PIER
12"Ø PIER 12"Ø PIER
18"Ø PIER
18"Ø PIER
18"Ø PIER
24"Ø PIER 18"Ø PIER
24"Ø PIER
24"Ø PIER
24"Ø PIER
26" SQ.
PAD PER
DETAILS
26" SQ.
PAD PER
DETAILS
26" SQ.
PAD PER
DETAILS
34" SQ.
PAD PER
DETAILS
34" SQ.
PAD PER
DETAILS
34" SQ.
PAD PER
DETAILS
18" SQ. PAD PER DETAILS
(BOTTOM OF PAD SHOULD
BE AT SAME ELEVATION AS
BOTTOM OF EXISTING
FOOTING)
18"x32" PAD PER DETAILS
(BOTTOM OF PAD
SHOULD BE AT SAME
ELEVATION AS BOTTOM
OF EXISTING FOOTING)
1
2"=1'-0"
A
S2
TYPICAL CONCRETE PAD DETAIL
SCALE: 1
2"=1'-0"
TYPICAL CONCRETE PIER DETAIL
SCALE: 1
2"=1'-0"
A
S3
A
S3
A
S2
A
S2
EPOXY DOWELS PER DETAILS
EPOXY DOWELS PER DETAILS
EXISTING CONCRETE
FOUNDATION (*VERIFY
MIN. 16" WIDE FOOTING)
FOOTING
ELEVATION
SHOULD MATCH
EXISTING. IF
DESIRED, STEP
FOOTING UP
FOOTING
ELEVATION
SHOULD MATCH
EXISTING. IF
DESIRED, STEP
FOOTING UP
BEAM POCKET
PER DETAILS
BEAM POCKET
PER DETAILS
BEAM POCKET DETAIL
SCALE: 1
2"=1'-0"
TYPICAL NEW TO EXISTING
FOUNDATION WALL TIE-IN
16" WIDE
FOOTING PER
DETAILS
16" WIDE
FOOTING PER
DETAILS
16" WIDE
FOOTING PER
DETAILS
P.T. 2x6 SILL
PLATE (TYP)
ITEM 3, ATTACHMENT 3
Packet Pg. 21
REINFORCING STEEL BARS SHALL BE GRADE 60 STEEL AND SHALL COMPLY WITH ASTM A615 REQUIREMENTS. SUPPORT AND COVER SHALL BE IN
ACCORDANCE WITH IRC SECTION R403.1.3.5.3. LAP SPLICE LENGTH SHALL BE A MINIMUM OF 40 BAR DIAMETERS, BUT NOT LESS THAN 24".
WOOD-
DIMENSIONAL LUMBER SHALL BE HEM FIR #2 OR BETTER, U.N.O.
ALL TIMBER SHALL BE KILN DRIED DF#1 OR BETTER. DIMENSIONS SHOWN ON PLANS ARE NOMINAL.
ENGINEERED LUMBER SHALL HAVE THE FOLLOWING MINIMUM FLEXURAL BENDING STRESSES (Fb) AND MODULUS OF ELASTICITIES (E):
LAMINATED STRAND LUMBER (LSL)- Fb= 2,325 PSI, E=1,550,000 PSI
LSL STUDS (WALL PACKS ONLY)- Fb=2,250 PSI, E=1,500,000 PSI
LAMINATED VENEER LUMBER (LVL)- Fb= 2,600 PSI, E=2,000,000 PSI
PARALLEL STRAND LUMBER (PSL)- Fb= 2,900 PSI, E=2,000,000 PSI
ALL WOOD IN CONTACT WITH CONCRETE SHALL BE PRESSURE TREATED. ALL MANUFACTURED WOOD PRODUCTS SHALL BE INSTALLED PER THE
MANUFACTURERS SPECIFICATIONS.
STRUCTURAL STEEL-
STRUCTURAL STEEL SHALL CONFORM TO THE FOLLOWING GRADES AND SPECIFICATIONS:
STEEL BEAMS- ASTM A992, MINIMUM YIELD STRESS OF 50 KSI
STEEL PIPE COLUMNS- ASTM A53 GR.B, STANDARD- SCHEDULE 40
STEEL PLATES- ASTM A36, MINIMUM YIELD STRESS OF 36 KSI
BOLTS- ASTM A307 GR.A, MINIMUM YIELD STRESS OF 60 KSI
WELDING SHALL CONFORM TO AWS D1.1 AND SHALL UTILIZE E70XX ELECTRODES.
WOOD FRAMING:
ALL WOOD FRAMING DETAILS NOT SHOWN OTHERWISE SHALL BE CONSTRUCTED TO THE MINIMUM STANDARDS OF THE 2018 IBC/IRC CODES. ALL WOOD IN
CONTACT WITH CONCRETE SHALL BE PRESSURE TREATED. ALL MANUFACTURED WOOD PRODUCTS SHALL BE INSTALLED PER THE MANUFACTURERS
SPECIFICATIONS.
ROOF-
ROOF SHEATHING SHALL BE 7
16" (
24
16 SPAN RATING) OSB ATTACHED WITH 8d NAILS AT 6" ON-CENTER AT PANEL EDGES AND 12" ON-CENTER FOR FIELD
NAILING, UNLESS NOTED OTHERWISE.
WALLS-
ALL EXTERIOR AND BEARING WALLS SHOWN SHALL BE FRAMED WITH 2x6 HF#2 OR BETTER SPACED AT 16" O.C. AND SHALL BE SHEATHED WITH 7
16"
STRUCTURAL RATED OSB ATTACHED WITH 8d NAILS AT 6" ON-CENTER AT PANEL EDGES AND 12" ON-CENTER FOR FIELD NAILING, UNLESS NOTED
OTHERWISE. USE FULL LENGTH STUDS (BALLOON FRAME) ON EXTERIOR WALLS AT STAIRWAYS AND AT VAULTED CEILINGS. SHEATHING PANELS SHALL BE
APPLIED WITH LONG DIMENSION ACROSS STUD. ALL SHEATHING VERTICAL EDGES SHALL FALL UPON STUDS, AND HORIZONTAL JOINTS SHALL OCCUR OVER
2x BLOCKING. EXTERIOR WALL PANEL SOLE PLATES SHALL BE NAILED TO THE FLOOR FRAMING AND TOP PLATES SHALL BE CONNECTED TO THE FRAMING
ABOVE IN ACCORDANCE WITH IRC TABLE 602.3 (1), UNLESS NOTED OTHERWISE. WHERE JOISTS ARE PERPENDICULAR TO INTERIOR BRACED WALL LINES
ABOVE, BLOCKING SHALL BE PROVIDED UNDER AND IN-LINE WITH THE BRACED WALL PANELS. WHERE JOISTS ARE PARALLEL TO INTERIOR BRACED WALL
LINES ABOVE, DOUBLE JOISTS SHALL BE INSTALLED UNDER AND IN-LINE WITH THE BRACED WALL LINE ABOVE.
POSTS-
POSTS SHALL BE PLACED WHERE NOTED ON PLANS OR ON ANY SCHEDULES OR DETAILS. SOLID BLOCKING FOR WOOD POSTS SHALL BE PROVIDED THROUGH
FLOOR TO SUPPORTS BELOW. FREESTANDING POSTS OR ANY POSTS WITHIN 2x STUD WALLS SHALL NOT HAVE ANY BORED HOLES. ALL COLUMNS AND
POSTS NOT SPECIFIED FOR SIZE ON PLANS SHALL CONSIST OF A MINIMUM OF 3 STUDS NAILED TOGETHER WITH 16d NAILS AT 9" O.C.
FLOORS-
FLOOR SHEATHING SHALL CONSIST OF 3
4" T&G GLUED AND NAILED WITH 8d NAILS AT 6" ON-CENTER AT PANEL EDGES AND 12" ON-CENTER AT INTERMEDIATE
SUPPORTS, UNLESS NOTED OTHERWISE ON PLANS. PROVIDE BLOCKING AT SUPPORTS AS REQUIRED BY CODE.
FRAMING CONNECTORS:
CONNECTORS SHALL BE PROVIDED BY SIMPSON STRONG-TIE AND SHALL BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS. ALTERNATIVE CONNECTORS
BY OTHER MANUFACTURERS MAY BE SUBSTITUTED PROVIDED THEY HAVE CURRENT ICC APPROVAL FOR EQUIVALENT OR GREATER LOAD CAPACITIES AND
ARE REVIEWED AND APPROVED BY STRUCTURAL SUPPORT, LLC PRIOR TO ORDERING. I-JOIST HANGERS NOT CALLED OUT ON PLANS SHALL BE SIMPSON
ITS/MIT SERIES HANGERS OR LBV HANGERS FOR SKEWED APPLICATIONS U.N.O. POST CAPS AND BASES NOT CALLED OUT ON PLANS SHALL BE SIMPSON BC
AND ABU SERIES. ALL FASTENERS AND CONNECTORS IN CONTACT WITH PRESSURE TREATED LUMBER SHALL BE G185 HOT-DIP GALVANIZED TYPE 304
STAINLESS STEEL, TYPE 316 STAINLESS STEEL, OR SIMPSON ZMAX FINISH.
ANCHORS-
FOUNDATION ANCHOR BOLTS SHALL BE 5
8" DIAMETER x 10" LONG ASTM A307 BOLTS AND SHALL BE SPACED A MAXIMUM OF 4'-0" ON CENTER, U.N.O.
HOLD-DOWNS SHOWN ON PLANS ARE IN APPROXIMATE LOCATIONS. FIELD LOCATE HOLD-DOWNS AT CORNERS, EDGE OF OPENINGS ABOVE, OR ENDS OF
REQUIRED SHEAR WALLS.
FOOTINGS AND PADS:
ALL FOOTINGS, PADS, AND PIERS (EXCEPT INTERIOR BASEMENT PADS) SHALL BE A MINIMUM OF 30" BELOW GRADE AND SHALL BE PLACED ON NATIVE
UNDISTURBED SOIL OR CONTROLLED FILL COMPACTED TO A MINIMUM OF 95% OF STANDARD PROCTOR MAXIMUM DRY DENSITY, AS DETERMINED IN
ACCORDANCE WITH ASTM D 698, AT A MOISTURE CONTENT WITHIN 2% OPTIMUM.
ALL FOOTINGS AND PADS SHALL BE A MINIMUM OF 8" THICK UNLESS NOTED OTHERWISE ON THE PLANS. STRIP FOOTINGS LESS THAN 24" WIDE SHALL BE
REINFORCED WITH (2) #4 CONTINUOUS LONGITUDINAL BARS. STRIP FOOTINGS 24" WIDE AND GREATER SHALL BE REINFORCED WITH (3) #4 CONTINUOUS
LONGITUDINAL BARS AND #4 TRANSVERSE BARS AT 24" O.C. INSTALL #4 DOWELS TO MATCH FOUNDATION WALL REINFORCEMENT. EXTEND DOWELS A
MINIMUM OF 6" HORIZONTALLY INTO FOOTING AND ALTERNATE DOWEL DIRECTION.
PAD FOOTINGS SHALL BE REINFORCED WITH #4 BARS AT 12" O.C. EACH WAY, CENTERED IN DEPTH OF PADS.
SOIL AND DRAINAGE:
FOR ALL BELOW GRADE HABITABLE AREAS, WE RECOMMEND INSTALLING AN EXTERIOR PERIMETER DRAIN CONSISTING OF DRAINAGE FABRIC OVER 12"
CLEAN GRAVEL OVER A 4" PERFORATED PIPE SLOPED AT 1
8" MINIMUM TO DAYLIGHT WELL BEYOND THE FOUNDATION SYSTEM OR TO A SUMP PIT.
FOUNDATION WALLS SHOULD NOT BE BACKFILLED FOR A MINIMUM OF EIGHT DAYS AFTER PLACEMENT OF CONCRETE, AND FLOOR SYSTEMS SHOULD BE IN
PLACE. BACKFILL SHOULD BE ADEQUATELY COMPACTED IN 6-8" LIFTS TO A MINIMUM 90% STANDARD PROCTOR. WE RECOMMEND DAMP-PROOFING ALL
FOUNDATIONS WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES.
SLOPE FINISHED SOIL GRADE AND ANY PAVING AWAY FROM THE BUILDING ON ALL SIDES TO PROVIDE POSITIVE SURFACE DRAINAGE. WE RECOMMEND A
MINIMUM SLOPE OF 1 FOOT IN THE FIRST TEN FEET FROM THE STRUCTURE AND A MINIMUM 2% SLOPE FROM THAT POINT TO THE PROPERTY LINE.
DRAINAGE SHOULD BE MONITORED AND MAINTAINED THROUGHOUT THE LIFE OF THE STRUCTURE.
LIMITATIONS:
ALL DIMENSIONS SHOWN ON STRUCTURAL DRAWINGS ARE BASED ON THE ARCHITECTURAL PLANS. IT IS THE CONTRACTOR/OWNER'S RESPONSIBILITY TO
VERIFY AND COORDINATE ALL DIMENSIONS PRIOR TO CONSTRUCTION. ANY DISCREPANCIES OR CHANGES SHOULD BE BROUGHT TO THE ATTENTION OF THE
ENGINEER.
CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO COMMENCING WORK AND SHALL DETERMINE THE LOCATION OF ALL ADJACENT
UNDERGROUND UTILITIES PRIOR TO COMMENCING EXCAVATION.
CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SAFETY PRECAUTIONS AND THE METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES REQUIRED TO
PERFORM THE WORK.
RECOMMENDED TESTS AND INSPECTIONS:
QUALITY ASSURANCE OBSERVATIONS AND TESTING SHOULD BE PERFORMED FOR THE FOLLOWING ITEMS IN ADDITION TO ANY INSPECTIONS REQUIRED BY
THE LOCAL BUILDING JURISDICTION:
x OPEN-HOLE SOIL VERIFICATION
x FOUNDATION SUBGRADE/COMPACTION (IF REQUIRED)
x FOOTING FORMWORK
x FOUNDATION REINFORCEMENT
ITEM 3, ATTACHMENT 3
Packet Pg. 20