HomeMy WebLinkAbout429 S. WHITCOMB STREET CARRIAGE HOUSE - PDP - PDP130006 - REPORTS -GENERAL NOTES:
PROJECT:
CARRIAGE
DRAWING NOTES:
1. CONTRACTOR TO EXAMINE AND VERIFY ALL DIMENSIONS AND
CONDITIONS BOTH ON THE PLANS AND IN THE FIELD, AND BE
RESPONSIBLE FOR ANY ADJUSTMENTS AND/OR CORRECTIONS.
2. CONTRACTOR SHALL IMMEDIATELY NOTIFY ARCHITECT/ENGINEER OF
ANY ERRORS, CONFLICTS OR INCONSISTENCIES FOUND ON THE PLANS
DURING THE DEVELOPMENT OF THE PROJECT.
3. ALL DIMENSIONS ARE TO ROUGH FRAME OR CONCRETE FACE UNLESS
NOTED OTHERWISE.
4. 2x6 WALLS ARE DRAWN AT 5 1/2' WIDTH. 2x4 WALLS ARE DRAWN
WITH A 3 1/2' WIDTH.
5. DO NOT SCALE DRAWINGS, FOLLOW DIMENSIONS ONLY.
GENERAL CONSTRUCTION:
I. CONSTRUCTION SHALL CONFORM TO THE INTERNATIONAL RESIDENTIAL
CODE (IRC), RECENT EDITION AS ADOPTED, BY THE LOCALITY OF THE
BUILDING SITE.
2. ALL WORK TO BE PERFORMED IN COMPLIANCE WITH ALL STATE AND
LOCAL CODES. SECURE ALL APPROVALS AND PERMITS AND
APPROVALS PRIOR TO ANY CONSTRUCTION.
B. ALL MASONRY CONSTRUCTION TO COMPLY TO THE CURRENT EDITION
OF ACI 'CONCRETE MASONRY STRUCTURES - DESIGN AND
CONSTRUCTION".
4. EXTERIOR GRADE FILL SHALL SLOPE A MINIMUM OF LIO AWAY FROM
BUILDING.
5. SLOPE ALL EXTERIOR CONCRETE FLATWOOK 1/4' PER FOOT AWAY FROM
BUILDING TO PROVIDE PROPER DRAINING.
6. CONTRACTOR SHALL LOCATE AND VERIFY UTILITY SIZES AND
HOOKUPS/ TAPS.
1. COORDINATE LOCATION OF UTILITY METERS WITH SITE PLAN AND
LOCATE AWAY FROM PUBLIC VIEW. VISUAL IMPACT SHALL BE
MINIMIZED, I.E. MOUNT AS LOW AS POSSIBLE.
8. ALL CONCRETE TO BE 3000 P.S.I. MINIMUM COMPRESSIVE STRENGTH
AT 28 DAYS, UNLESS NOTED OTHERWISE.
q. ALL FRAMING LUMBER TO BE 14EM-FIR 02 OR BETTER. FB = 1150 P.S.I.
E = 1,100,000 PS.I., UNLE55 NOTED OTHERWISE
10. ALL REINFORCING TO BE DEFORMED TYPE, 60 GRADE STEEL. MINIMUM
SPLICE LENGTH I'-q'.
II. ALL STRUCTURAL STEEL SHALL CONFORM WITH ASTM SPECIFICATION
A-36.
12. GUTTERS AND DOWNSPOUTS ARE NOT SHOWN FOR CLARITY. LOCATE
DOWNSPOUTS IN LEAST VISUALLY OFFENSIVE LOCATIONS. FOR EXAMPLE,
FRONT WALL OF HOUSE, BESIDE PORCH COLUMNS, ETC. GENERAL
CONTRACTOR SHALL VERIFY EXISTING GRADES AND COORDINATE ANY
NECESSARY ADJUSTMENTS TO HOUSE WITH OWNER.
13. CONTRACTOR SHALL FIELD VERIFY ALL CABINET DIMENSIONS BEFORE
FABRICATION.
14. CONTRACTOR SHALL COODINATE ALL CLOSET SHELVING REQUIREMENTS.
IS. SMOKE DETECTORS AND/OR CARBON MONOXIDE DETEGTORES ARE TO BE
INSTALLED PER MANUFACTURES SPECIFICATIONS IN ALL SLEEPING AREAS
AND IN CORRIDORS.
FOUNDATION 4 CONCRETE:
I. UNLESS OTHERWISE NOTED, ALL SLABS ON GRADE SHALL BE 3000
P.B.I. (28 DAY COMPRESSIVE STRENGTH) CONCRETE ON 4' SAND
OR GRAVEL FILL MINIMUM WITH 6x6 - WI.4xWl.4 WWM REINFORCING.
INTERIOR SLABS SHALL BE PLACED ON 6 MIL STABILIZED
POLYETHYLENE VAPOR BARRIER.
2. PROVIDE 1/2' EXPANSION JOINT MATERIAL BETWEEN ALL CONCRETE
SLABS AND ABUTTING CONCRETE OF MASONRY WALLS OCCURRING IN
EXTERIOR OR UNHEATED INTERIOR AREAS.
3. CONTRACTOR TO VERIFY FOOTINGS DEPTH WITH LOCAL FROST
REQUIREMENTS OR EXISTING SOIL CONDITIONS, WHICHEVER IS MORE
RESTRICTIVE.
4. PLACE 1/2' DIAMETER X (8' OR 127 SILL PLATE ANCHOR BOLTS AT
EACH VERTICAL REBAR (WHERE OCCURRING) OR AT 4'-O. O.C. AND
AT EACH CORNER AND BOTH SIDES OF OPENINGS.
5. PROVIDE TERMITE PROTECTION AS REQUIRED BY LOCAL CODES.
6. PROVIDE DEEP SCORE CONTROL JOINTS AT MID POINTS OF ALL
GARAGES, BOTH DIRECTIONS.
1. MASONRY VENEER MUST BE ANCHORED TO BACK-UP CONSTRUCTION
WITH GALVANIZED CORRUGATED METAL TIES SPACED 16' O.G.
HORIZONTALLY AND 24' O.C. VERTICALLY.
B. PROVIDE WATERPROOFING OF ALL FOUNDATIONS WALLS PER
STRUCTURAL ENGINEERS RECOMMENDATIONS.
FRAMING:
I. UNLESS NOTED OTHERWISE, PROVIDE DOUBLE HEADER JOISTS AND
TRIMMERS AT ALL FLOOR OPENINGS, DOUBLE JOISTS UNDER ALL
PARALLEL PARTITIONS, DOUBLE 2x12 HEADERS WITH 1/2" PLYWOOD,
GLUED BETWEEN AND NAILED, FOR ALL OPENINGS IN 2x6 WALLS.
DOUBLE 2x12 HEADERS NAILED TOGETHER FOR ALL OPENINGS IN 2x4
WALLS.
2, PROVIDE A 6" MIN. CLEARANCE FROM EXTERIOR FINISH TO THE TOP
OF GRADE.
3. ALL HEADERS SHALL BE FRS FROM ALL SPLITS, CHECKS, OR SHAKES.
4. ALL WOOD PLATES IN CONTACT WITH CONCRETE SHALL BE
'PRESSURE TREATED" 3 SILICONE SEALED.
5• FLOOR CONSTRUCTION SHALL BE 3/4' TONGUE AND GROOVE
SUBFLOOR WITH FINISH MATERIAL OVER.
6. FLOOR FRAMING LAYOUT SHALL BE COORDINATED WITH THE
GENERAL CONTRACTOR AND -VAC CONTRACTORS TO PROVIDE
ACCESS CHASES AND UNOBSTRUCTED RUNS FOR -VAC DUCT WORK.
FLOOR TRUSS LAYOUT TO BE ENGINEERED BY TRUSS MANUFACTURER.
T• CONTRACTOR TO PROVIDE FLOOR, WALL AND ROOF FIREBLOGKING
PER CODE.
8. CONTRACTOR TO PROVIDE FIRESTOP ALL POCKET DOORS AND FLUES.
q. WALLS AND CEILING COMMON TO GARAGE AND HOUSE SHALL HAVE
A LAYER OF TYPE 'X' GYPSUM BOARD AT GARAGE SIDE.
10. ALL INTERIOR WALLS SHALL BE COVERED WITH 1/2' GYPSUM BOARD,
WITH CORNER REINFORCING. TAPE, FLOAT AND SAND (3 COATS) USE 5/8'
GYPSUM BOARD ON CEILINGS WHEN SUPPORTING MEMBERS ARE 24. OR
GREATER. USE 1/2' GYPSUM BOARD ON CEILING MEMBERS LESS THAT 24'
O.G.
INSULATION NOTES:
1. INSULATION, BATT OR BLOWN SHALL HAVE AN R-RATING AS DICTATED
BY LOCAL CODE.
2. REFER TO LOCAL CODE FOR OPTIMUM THERMAL PERFORMANCE
CRITERIA.
3• PROVIDE R-Iq BATT INSULATION IN 2x6 WALLS, R-13 IN 2x4 WALLS,
MINIMUM R-38 INSULATION IN FLAT CEILINGS AND R-30 BLANKET
INSULATION IN VAULTED CEILINGS. ALLOW 1/2' MINIMUM AIRSPACE
BETWEEN SHEATHING AND INSULATION, FACE FOIL DOWN TO WARM
SIDE.
4. INSTALL SIDE WALL AND CEILING INSULATION IN CONTINUOUS BLANKETS
WITHOUT HOLES FOR ELECTRICAL BOXES, LIGHT FIXTURES OR HEATING
DUCTWORK. CAULK ALL OPENINGS IN EXTERIOR WALL CONSTRUCTION.
5. INSTALL 6 MIL. POLYETHLENE VAPOR BARRIER AGAINST INSIDE OF ALL
INSULATION. LAP JOINTS 18" MINIMUM.
6. FLOORS OVER UNHEATED SPACE SHALL HAVE A R-25 FOIL BACK
INSULATION BETWEEN JOISTS.
"I. -VAC DUCTS LOCATED IN UNHEATED SPACES SHALL BE INSULATED WITH
R-8.
S. ALL EXPOSED INSULATION SHALL HAVE A FLAME SPREAD RATING OF
LESS THAN 25 AND A SMOKE DENSITY RATING OF LESS THAN 450.
q. INSULATE ALL CANTILEVERED FLOORS WITH BATT INSULATION AND
SHEATH THE UNDERSIDE WITH HARDBOARD OVER APPROVED VAPOR
BARRIER.
ROOFING NOTES:
I. PROVIDE INSULATION BAFFLES AT EAVE VENTS BETWEEN RAFTERS/
TRUSSES.
2. RIDGES, VALLEY AND HIP MEMBERS SHALL BE FULL VERTICAL DEPTH OF
FRAMING MEMBERS.
3. EXTERIOR FLASHING SHALL BE CORRECTLY INSTALLED AT ALL
CONNECTIONS BETWEEN ROOFS, WALLS, CHIMNEYS, PROJECTIONS AND
PENETRATIONS AS REQUIRED BY APPROVED CONSTRUCTION PRACTICES.
VENTILATION 4 FIREPLACE:
I. PREFABRICATED FIREPLACE CONSTRUCTION SHALL MEET OR EXCEED
ALL APPLICABLE CODES REGARDING USE OF FIRE SEPARATIONS,
CLEARANCES, ETC. IT IS THE CONTRACTORS RESPONSIBILTY TO
ENSURE THAT ALL ITEMS AND CONSTRUCTION MEET OR EXCEED CODE.
2. PROVIDE COMBUSTION AIR VENTS, WITH SCREEN AND BACK DAMPER,
FOR FIREPLACES, WOOD STOVES AND ANY APPLICANCE WITH AN OPEN
FLAME.
3. ALL FIREPLACE CHASE WALLS SHALL BE INSULATED INSIDE AND
OUTSIDE. PROVIDE HORIZONTAL 'DRAFT STOPS' AT EACH FLOOR LEVEL
BY PACKING 6' (R-Icl) INSULATION BETWEEN 2x4 JOISTS.
4. MAINTAIN PROPER CLEARANCE AT FIREPLACE. VENT OPENING PER
MANUFACTURERS SPECIFICATIONS
5. BATHROOMS AND UTILITY ROOMS SHALL BE VENTED TO THE OUTSIDE
WITH A MINIMUM OF A 40 CFM FAN.
6. RANGE HOODS SHALL BE VENTED TO OUTSIDE.
1. PLUMBING AND HVAG VENTS SHALL BE GROUPED IN ATTIC TO LIMIT
ROOF PENETRATIONS AND BE LOCATED AWAY FROM PUBLIC VIEW, I.E. AT
THE REAR OF THE HOUSE AND SHALL BE PRIMED AND PAINTED TO MATCH
ROOF COLOR.
8. CONTRACTOR SHALL PROVIDE ADEQUATE ATTIC VENTILATION/ ROOF
VENTS PER LOCAL GOVERNING CODE. PROVIDE CONTINUOUS RIDGE
VENTILATION, WHERE APPROPRIATE, AND PAINT TO MATCH ROOF.
INSTALL SOFFIT VENTILATION AT OVERHANGS.
q. PROVIDE CRAWL SPACE FOUNDATIONS WITH VENTILATION PER LOCAL
CODE REQUIREMENTS.
MECHANICAL, PLUMBING 4 ELECTRICAL:
I. LOCATE MECHANICAL DUCTS, FLUES AND EQUIPMENT AS REQUIRED.
COMPLY WITH ALL STATE/LOCAL CODES.
2. COMBUSTION AIR FOR FURNACES AND WATER HEATERS MUST COMPLY THE
INTERNATIONAL MECHANICAL CODE. TWO 6' DUCTS ARE REQUIRED, WITHIN
12" OF THE FLOOR AND WITH 12" OF THE CEILING.
3. ATTIC -VAC UNITS SHALL BE LOCATED WITHIN 20' OF ITS SERVICE
OPENING. RETURN AIR GRILLES SHALL NOT BE LOCATED WITHIN 10 FEET
OF A GAS FIRED APPLIANCE.
4. PROVIDE ELECTRICAL SERVICES AS REQUIRED TO COMPLY WITH ALL
STATE d LOCAL CODES. ALL NEW FIXTURES TO BE APPROVED BY
OWNER.
5. PLUMBING SHALL MEET ALL LOCAL CODES.
6. IN ALL BATHROOMS CONTAINING A BATHTUB, SHOWER, WATER CLOSET,
LAVORATORY, A COMBINATION THEREOF, LAUNDRY ROOMS, AND SIMILAR
ROOMS THAT DO NOT HAVE ACCESS TO NATURAL VENTILATION, A
MECHANICAL VENTILATION SYSTEM CONNECTED DIRECTLY TO THE
OUTSIDE IS TO BE PROVIDED.
- . IF WATER HEATER IS LOCATED ANWHERE, EXCEPT GARAGE OR
BASEMENT, PROVIDE DRAIN PAN WITH AUXILLARY DRAIN TO
EXTERIOR.
B. ALL GAS WATER HEATERS SHALL BE VENTED AT TOP OUT.
q. CONTRACTOR TO PROVIDE INSIDE MAIN WATER CUT-OFF.
10. ALL BATH AND TOILET AREA WALLS AND CEILINGS SHALL HAVE
WATER RESISTANT GYPSUM BOARD.
11. FIBER -CEMENT, FIBER MAT REINFORCED CEMENT, GLASS MAT GYPSUM
BACKERS AND FIBER -REINFORCED GYPSUM BACKERS INSTALLED
ACCORDING TO MANUFACTURERS RECOMMENDATIONS SHALL BE USED AS
BACKERS FOR WALL TILE IN TUB AND SHOWER AREAS AND WALL PANELS
IN SHOWER AREAS.
12. ALL PLUMBING PENETRATIONS THROUGH DRYWALL ARE TO BE FULLY
SEALED.
IS. PROVIDE BLOCKING IF WALL PLATES OR JOINTS ARE CUT INTO.
14. SHOWERS AND TUB -SHOWER UNITS MUST BE PROVIDED WITH CONTROL
VALVES OF THE PRESSURE BALANCE/ THERMOSTATIC MIXING VALVE
TYPE. WATER TEMPERATURE SETTING IS 120OF MAX.
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STAIRS, GARAGE, HALLS $ RAMP:
1, STAIRS SHALL BE A MIN. OF 36' CLEAR WIDTH, WITH A 7-3/4' MAX. RISE,
AND 10" MIN. TREAD DEPTH. HEADROOM SHALL BE 6'-8" MIN. CLEAR OF
ANY OBSTRUCTION.
2. INTERIOR AND EXTERIOR STAIR LANDINGS SHALL BE A MIN. OF 36' IN
WIDTH AND DEPTH.
3. ANY ENCLOSED USABLE SPACE BENEATH ANY STAIR TO BE
CONSTRUCTED WITH A ONE HOUR FIRE RATING. CONTRACTOR TO
OBTAIN THIS RATING BY CONSTRUCTING THE WALLS AND SOFFITS OF
THE ENCLOSURE WITH 5/8' TYPE 'X' GYPSUM WALL BOARD.
4. ALL SURFACES THAT DEFINE THE VERTICAL OR HORIZONTAL
SEPARATION BETWEEN THE GARAGE AND HOUSE ARE TO BE PROTECTED
WITH 5/8" TYPE 'X' GYPSUM WALL BOARD. THIS INCLUDES ALL
HORIZONTAL AND VERTICAL STRUCTURAL SUPPORT MEMBERS
SUPPORTING THE SEPARATIONS ON GARAGE SIDE ONLY.
5. ALL HALLWAYS AND CORRIDORS TO MAINTAIN A 36" MIN. CLEAR WIDTH.
0. GUARDRAILS ARE TO HAVE 3 -1/8' MAXIMUM SPACING AND BE 34'-38' IN
HEIGHT.
T• STAIR CONSTRUCTION SHALL CONSIST OF (3) 2x12 STRINGERS, 5/4' OR
2x THICK TREADS AND 3/4" THICK RISERS OR MATERIALS FABRICATED
BY A COMPONENT MANUFACTURER.
8• HANDRAILS SHALL BE MOUNTED 34"-38', MEASURED VERTICALLY
FROM THE SLOPED PLAN ADJACENT TO TREAD NOSING.
q• RAMPS SHALL HAVE A 1:8 MAXIMUM SLOPE. A 3'x3' LANDING SHALL
BE PROVIDE AT TOP AND BOTTOM OF RAMP, WHERE RAMP
CHANGES DIRECTION AND WHERE A DOOR OPENS ONTO RAMP.
10. RAMPS WITHOUT A HANDRAIL SHALL HAVE A 1:8 MAXIMUM SLOPE.
11. RAMPS WITH A HANDRAIL SHALL HAVE A 1:12 MAXIMUM SLOPE.
12• HANDRAILS SHALL BE 34'-38" IN HEIGHT ABOVE THE RAMP FINISHED
SURFACE
13. A sx3' LANDING SHALL BE PROVIDE AT TOP AND BOTTOM OF RAMP,
WHERE RAMP CHANGES DIRECTION AND WHERE A DOOR OPENS ONTO
RAMP.
DOORS/ WINDOWS:
1. ALL WINDOW SIZES SHOULD BE VERIFIED WITH OWNERS REPRESENTATIVE
PRIOR TO PURCHASE. GLAZING WITHIN 24. OF A DOOR, MUST BE
TEMPERED SAFETY GLASS.
2. ALL WINDOWS E EXTERIOR DOORS ARE TO BE WEATHER-STRIPPED.
3. ALL DOORS LEADING TO GARAGE FROM ANY LIVING SPACE ARE TO BE
A MIN. 204MINUTE FIRE RATED R EQUIPED WITH AN AUTOMATIC CLOSER
DEVICE.
4. "CENTERED' IMPLIES CENTER THE OPENING ON THE WALL SECTION, WITH
EQUAL REVEAL ON EACH SIDES. CENTER ALL OPENINGS UNLESS
OTHERWISE NOTED.
5. EXTERIOR DOOR DESIGNATIONS ARE NOMINAL. CASING WILL BE A 2 1/2'
REVEAL.
6• WINDOW SIZES INDICATED ON PLANS ARE NOTED BY APPROXIMATE
ROUGH OPENING SIZE. REFER TO PLANS AND EXTERIOR
ELEVATIONS FOR WINDOW TYPES.
1. BEDROOM WINDOWS SHALL HAVE A MINIMUM NET CLEAR OPENING
OF 5.7I SQ. FT., A MINIMUM NET CLEAR OPENABLE WIDTH OF 20', A
MINIMUM NET CLEAR OPENABLE HEIGHT OF 24', AND HAVE A
MAXIMUM FINISH SILL HEIGHT OF 43' FROM FINISH FLOOR.
8. ALL GLASS LOCATED WITHIN 18" OF FLOOR, OR LOCATED WITHIN 60" OF
FLOOR AT BATHTUBS, WHIRLPOOLS, SHOWERS, SAUNAS, STEAM ROOMS OR
HOT TUBS SHALL BE TEMPERED.
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S. WHITCOMB ST.
r COLLINS, CO
21
PREPARED FOR:
CONOR FLANAGAN
PA. BOX 1832
FORT COLLINS, GO SM22
501 3Oi-gO58
conorflanagailOOogmall com
I DESIGNED BY:
/AINBIRD
Design
ARCHITECTURAL SERVICES
(970) 690-1433 TELE.
raynebyrd@gmall.com
BY:
RM
DATE:
3/5/13
SCALE:
REV: FOR PERMIT
DATE: 3/2q/13
BY. RMI
REV:
DATE:
BY.
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TITLE:
GENERAL
NOTES
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