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HomeMy WebLinkAboutSR_Mod_Decision_Form_Plan_L320_190925_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT For City Use Only Project Number:_____LUA19-000221______ DECISION: Staff agrees with the applicant’s justification for Modification of Residential Design Requirements. The proposal satisfies the criteria listed in RMC 4-2-115.A.2 for approval of residential design modifications. Therefore, the Senza Lakeview Plat (aka Lakeview Crest) Plans L320-07LC (Elevations A and B), L320-DL-11LC (Elevation A) and L320-DL-X-10LC (Elevation B) Residential Design Modification of the residential design requirements for the proposed single-family residential structures, Project Number LUA19-000221, MOD is approved. Modification Granted Modification Partially Granted Modification Denied (See attached staff comments) ___________________________________________ _____ _____ Jennifer Henning, Planning Director Date Department of Community & Economic Development Conditions of Approval: None. The decision to approve the modification(s) will become final if not appealed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057 on or before 5:00 pm, on October 11, 2019. Additional information regarding the appeal process may be obtained from the Renton City Clerk’s office, Renton City Hall – 7th Floor, (425) 430-6510. This decision expressly approves the specific request(s) to: eliminate the residential design requirement to provide architectural detailing in the form of three and one-half inch (3 1/2") minimum trim shall surround all windows and detail all doors, unless the windows or doors are abutting horizontal siding (Exhibit 1). This modification request applies to modify the trim on Lots 1, 2, 5, and 16 (Exhibit 2) and Plans L320-07LC (Elevations A and B), L320-DL-11LC (Elevation A) and L320-DL-X-10LC (Elevation B) (Exhibit 3) in the Senza Lakeview Plat (aka Lakeview Crest). Other design elements or representations, provided within the submit ted application materials, are excluded from this approval and would be subject to the Renton Municipal Code in effect at the time of building permit application. If you have any further questions regarding this decision, feel free to contact the project manager, Clark H. Close, at (425) 430-7289 or cclose@rentonwa.gov. DocuSign Envelope ID: 13852893-B839-47E2-84B3-B81F378E064C 9/27/2019 | 12:28 PM PDT LOT ADDRESS PARCEL #Lot size: 1 3951 Wells Ave N 414480-0010 7,929 SF 2 3945 Wells Ave N 414480-0020 7,827 SF 5 1101 N 39th Ct 414480-0050 7,037 SF 16 3933 Park Ave N 414480-0160 7,580 SF Lakeview Crest Renton 8'-0" HDR. HGT. TYP.9'-118"9'-118"T.O.C. F.F. T.O.P. T.O.P.8'-0" HDR. HGT. TYP.T.O.P.12'-118"2'-412"6 D1 2 D3 2B D6 12 D6 BRICK VENEER 2x6 WOOD TRIM STONE CAP TRIM PANEL 7 D5 1 D6 6 D6 11 D6 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. HORIZONTAL SIDING 4" REVEAL 2x4 CORNER BOARD-TYP. HORIZONTAL SIDING 8" REVEAL FLAT METAL FLASHING/CAP 14":1'-0" SLOPE BRICK VENEER 2x2 8" LAP SIDING "A" A - 13 D1 WINDOW AREA TABULATIONS AREA OF TOTAL FACADE 877 S.F. AREA OF WINDOWS 366 S.F. WINDOW PERCENTAGE 42% *INCLUDES GLASS GARAGE DOOR ±25'-7"7 D5 SIM. 8 D5 9'-118"9'-118"F.F. F.F. T.O.P. T.O.P.8'-0" HDR. HGT. TYP.8'-0" HDR. HGT. TYP.1 D6 6 D6 11 D6 3 D3 2x4 CORNER BOARD-TYP. HORIZONTAL SIDING 8" REVEAL 2x4 WOOD TRIM 2x4 WOOD TRIM HORIZONTAL SIDING 4" REVEAL 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. 12 D6 FLAT METAL FLASHING/CAP 14":1'-0" SLOPE 14 D1 13 D1 7 D5TRIM PANEL 6x6 WOOD- WRAP POST 8.1 D3 2x8 WOOD TRIM WINDOW AREA TABULATIONS AREA OF TOTAL FACADE 969 S.F. AREA OF WINDOWS 300 S.F. WINDOW PERCENTAGE 31%±25'-7"12 D5 RIDGE 4:12 4:12 RIDGE4:124:124:12VALLEY VALLEYHIPHIPHIPHIPHIPHIPHIPHIPHIPH I P HIPH I PHIPH I PHIPHIPVALLEY VALLEYVALLEYVALLEY4:12 4:12 4:12 4:12 4:12VALLEY4:124:124:124:124:12RIDGERIDGERIDGER.4:124:12HIP3:12 3:121/4" SLOPE5'-6"DS DS DS DS 28'-0"AREA 1 1'-6" TYP. EAVE AREA 2 R.12 D1 7'-0"DS REFERENCE SLAB PLANS FOR DS LOCATION - SLOPE TO DRAIN Ø Ø ©1.THE CONTRACTOR RESPONSIBLE FOR FABRICATION & INSTALLATION OF GUTTERS & DOWNSPOUTS SHALL SUBMIT SHOP DRAWINGS CONSISTING OF ROOF PLANS, ELEVATIONS & DETAILS OUTLINING THE ENTIRE GUTTER & DOWNSPOUT SYSTEM TO THE BUILDER/CONTRACTOR FOR REVIEW AND APPROVAL PRIOR TO FABRICATION. 2.DOWNSPOUTS SHALL BE TIED INTO AREA DRAINS, SEE PRECISE GRADING PLAN. 3.ALL DOWNSPOUTS SHALL BE HIDDEN TO THE BEST EXTENT POSSIBLE. 4.THE TRUSS MANUFACTURER SHALL ALLOW FOR SERVICE ACCESS TO THE ATTIC MOUNTED FORCED AIR UNITS, (WHERE APPLICABLE) 5.THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED ONE OR MORE OF THE FOLLOWING CONDITIONS ARE MET: 1.IN CLIMATE ZONES 6, 7 AND 8, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING 2.AT LEAST 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET BELOW THE RIDGE OR THE HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. R806.2 2012 INTERNATIONAL RESIDENTIAL CODE ROOF PLAN NOTES 1.SEE SHEET A1 FOR ALL GENERAL NOTES AND REQUIREMENTS. 2.SEE SHEET A1 FOR TYPICAL BUILDING MATERIALS. 3.PROVIDE DOUBLE UNDERLAYMENT FOR ROOF PITCH FROM 2:12 UP TO (BUT NOT INCLUDING) 4:12. 4.TRUSS DESIGN BY MANUFACTURER. TRUSS PLAN AND FLOOR FRAMING DESIGN BY MANUFACTURER. FRAMING PLANS SHOWN ARE FOR GENERAL LAYOUT ONLY (SEE SHEET A1: SUMMARY 7) - TRUSS LOADING (SEE SHEET A1: SUMMARY 3-2) - TRUSS SPAN PER FLOOR FRAMING PLANS - TRUSS TYPE PER ROOF FRAMING PLAN 5.ROOF FRAMING SPACING, 24" O.C. U.O.N. 6.ROOF PITCH - EXTERIOR PER ELEVATION - INTERIOR PER SECTION. 7.ALL EXTERIOR WALLS ARE P1-6 TYPICAL U.O.N. 8.ROOF TAIL AND RAKE OVERHANG PER ROOF PLAN. 9.SEE 'S' SHEETS FOR SHEARWALL SCHEDULE, NOTES AND LATERAL DETAILS. 10.PLANS TO GOVERN FURNACE LOCATION. GENERAL FRAMING NOTES FRONT ELEVATION "A" 1/4" = 1/-0"NORTHWEST CONTEMPORARY REAR ELEVATION "A" 1/4" = 1/-0"NORTHWEST CONTEMPORARY ROOF PLAN "A" 1/8" = 1/-0" T.O.C. F.F. T.O.P. T.O.P.9'-118"9'-118"8'-0" HDR. HGT. TYP.8'-0" HDR. HGT. TYP.6'-10"1 D6 6 D6 11 D6 3 D3 12 D6 STONE CAP TRIM PANEL BRICK VENEER HORIZONTAL SIDING 8" REVEAL 2x4 WOOD TRIM 2x4 CORNER BOARD-TYP. HORIZONTAL SIDING 4" REVEAL 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. 2x4 WOOD TRIM 12 D6 TRIM PANEL WINDOW AREA TABULATIONS AREA OF TOTAL FACADE 1208 S.F. AREA OF WINDOWS 98 S.F. WINDOW PERCENTAGE 8% 2x4 WOOD TRIM T.O.C. T.O.P. F.F. T.O.P.9'-118"9'-118"8'-0" HDR. HGT. TYP.8'-0" HDR. HGT. TYP.1 D6 6 D6 11 D6 3 D3 6x6 WOOD- WRAP POST 8.1 D3 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. HORIZONTAL SIDING 4" REVEAL 2x4 WOOD TRIM TRIM PANEL 13 D1 TRIM PANEL 2x2 WOOD TRIM 2B D6 WINDOW AREA TABULATIONS AREA OF TOTAL FACADE 1237 S.F. AREA OF WINDOWS 236 S.F. WINDOW PERCENTAGE 19% 14 D1 12 D5 2x4 CORNER BOARD-TYP. HORIZONTAL SIDING 8" REVEAL 2x4 WOOD TRIM FLAT METAL FLASHING/CAP 14":1'-0" SLOPE 2x4 WOOD TRIM ©LEFT ELEVATION "A" 1/4" = 1/-0"NORTHWEST CONTEMPORARY RIGHT ELEVATION "A" 1/4" = 1/-0"NORTHWEST CONTEMPORARY 8'-0" HDR. HGT. TYP.9'-118"9'-118"T.O.C. F.F. T.O.P. T.O.P.8'-0" HDR. HGT. TYP.T.O.P.12'-718"12 D6 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. TRIM PANEL METAL CAP 2x4 CORNER BOARD-TYP. HORIZONTAL SIDING 8" REVEAL 2x4 WOOD TRIM HORIZONTAL SIDING 4" REVEAL FLAT METAL FLASHING/CAP 14":1'-0" SLOPE STONE VENEER 2x6 WOOD TRIM 7 D5 1 D6 6 D6 11 D6 6 D1 2 D3 2A D6 STONE CAP STONE VENEER 2x2 "A" A - 14 D1 WINDOW AREA TABULATIONS AREA OF TOTAL FACADE 883 S.F. AREA OF WINDOWS 323 S.F. WINDOW PERCENTAGE 37% *INCLUDES GLASS GARAGE DOOR ±25'-7"METAL CAP 5 D6 SIM. 8" LAP SIDING 12'-2"15'-8"6"9'-118"9'-118"T.O.C. F.F. T.O.P. T.O.P.8'-0" HDR. HGT. TYP.8'-0" HDR. HGT. TYP.1 D6 6 D6 11 D6 3 D3 2x4 CORNER BOARD-TYP. HORIZONTAL SIDING 8" REVEAL 2x4 WOOD TRIM 2x4 WOOD TRIM HORIZONTAL SIDING 4" REVEAL 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. 12 D6 2A D6 FLAT METAL FLASHING/CAP 14":1'-0" SLOPE 6x6 WOOD- WRAP POST 8.1 D3 WINDOW AREA TABULATIONS AREA OF TOTAL FACADE 859 S.F. AREA OF WINDOWS 304 S.F. WINDOW PERCENTAGE 35%±25'-7"4'-0"TRUSS HEEL RIDGE 4:12 4:12 SLOPE 2%SLOPE 2%SLOPE 2%SLOPE 2%2.5:12 2.5:12 CRICKET CRICKET DS 4'-6"DS DS DS 6"6" 6"2"1'-6"1/4" SLOPEAREA 1 ROOF JACKS 1'-0" RAKE TYP.1'-6"1'-6"1'-6"1'-0"1'-0"1'-6"1'-6" 6" 1'-6" 1'-6" 1'-6" 6" 6" 3 D5 REFERENCE SLAB PLANS FOR DS LOCATION - SLOPE TO DRAIN SLOPE 14":1'-0" TOWARDS ROOF BELOW SLOPE 14":1'-0" TOWARDS ROOF BELOW VALLEY SLOPE TO DRAIN DS Ø ©1.THE CONTRACTOR RESPONSIBLE FOR FABRICATION & INSTALLATION OF GUTTERS & DOWNSPOUTS SHALL SUBMIT SHOP DRAWINGS CONSISTING OF ROOF PLANS, ELEVATIONS & DETAILS OUTLINING THE ENTIRE GUTTER & DOWNSPOUT SYSTEM TO THE BUILDER/CONTRACTOR FOR REVIEW AND APPROVAL PRIOR TO FABRICATION. 2.DOWNSPOUTS SHALL BE TIED INTO AREA DRAINS, SEE PRECISE GRADING PLAN. 3.ALL DOWNSPOUTS SHALL BE HIDDEN TO THE BEST EXTENT POSSIBLE. 4.THE TRUSS MANUFACTURER SHALL ALLOW FOR SERVICE ACCESS TO THE ATTIC MOUNTED FORCED AIR UNITS, (WHERE APPLICABLE) 5.THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED ONE OR MORE OF THE FOLLOWING CONDITIONS ARE MET: 1.IN CLIMATE ZONES 6, 7 AND 8, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING 2.AT LEAST 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET BELOW THE RIDGE OR THE HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. R806.2 2012 INTERNATIONAL RESIDENTIAL CODE ROOF PLAN NOTES 1.SEE SHEET A1 FOR ALL GENERAL NOTES AND REQUIREMENTS. 2.SEE SHEET A1 FOR TYPICAL BUILDING MATERIALS. 3.PROVIDE DOUBLE UNDERLAYMENT FOR ROOF PITCH FROM 2:12 UP TO (BUT NOT INCLUDING) 4:12. 4.TRUSS DESIGN BY MANUFACTURER. TRUSS PLAN AND FLOOR FRAMING DESIGN BY MANUFACTURER. FRAMING PLANS SHOWN ARE FOR GENERAL LAYOUT ONLY (SEE SHEET A1: SUMMARY 7) - TRUSS LOADING (SEE SHEET A1: SUMMARY 3-2) - TRUSS SPAN PER FLOOR FRAMING PLANS - TRUSS TYPE PER ROOF FRAMING PLAN 5.ROOF FRAMING SPACING, 24" O.C. U.O.N. 6.ROOF PITCH - EXTERIOR PER ELEVATION - INTERIOR PER SECTION. 7.ALL EXTERIOR WALLS ARE P1-6 TYPICAL U.O.N. 8.ROOF TAIL AND RAKE OVERHANG PER ROOF PLAN. 9.SEE 'S' SHEETS FOR SHEARWALL SCHEDULE, NOTES AND LATERAL DETAILS. 10.PLANS TO GOVERN FURNACE LOCATION. GENERAL FRAMING NOTES FRONT ELEVATION "B" 1/4" = 1/-0"MODERN REAR ELEVATION "B" 1/4" = 1/-0"MODERN ROOF PLAN "B" 1/8" = 1/-0" FLAT METAL FLASHING/CAP 14":1'-0" SLOPE 4'-5" 1 D6 6 D6 11 D6 3 D3 6x6 WOOD- WRAP POST 8.1 D3 2x4 CORNER BOARD-TYP. HORIZONTAL SIDING 8" REVEAL 2x4 WOOD TRIM 13 D1 14 D1 TRIM PANEL 2x2 WOOD TRIM HORIZONTAL SIDING 4" REVEAL 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. 2A D6 STONE VENEER 13 D1 14 D1 WINDOW AREA TABULATIONS AREA OF TOTAL FACADE 1177 S.F. AREA OF WINDOWS 283 S.F. WINDOW PERCENTAGE 24% T.O.C. T.O.P. F.F. T.O.P.9'-118"9'-118"8'-0" HDR. HGT. TYP.8'-0" HDR. HGT. TYP.T.O.C. F.F. T.O.P. T.O.P.9'-118"9'-118"8'-0" HDR. HGT. TYP.1 D6 6 D6 11 D6 3 D3 12 D6 STONE CAP 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. STONE VENEER HORIZONTAL SIDING 8" REVEAL 2x4 WOOD TRIM 2x4 CORNER BOARD-TYP. HORIZONTAL SIDING 4" REVEAL 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. 2x4 WOOD TRIM 12 D6 2x2 WOOD TRIM HORIZONTAL SIDING 4" REVEAL 13 D1 14 D1 WINDOW AREA TABULATIONS AREA OF TOTAL FACADE 1169 S.F. AREA OF WINDOWS 98 S.F. WINDOW PERCENTAGE 8%8'-0" HDR. HGT. TYP.©LEFT ELEVATION "B" 1/4" = 1/-0"MODERN RIGHT ELEVATION "B" 1/4" = 1/-0"MODERN 8'-0" HDR. HGT. TYP.9'-118"9'-118"T.O.C. F.F. T.O.P. T.O.P.8'-0" HDR. HGT. TYP.T.O.P.12'-118"2'-412"6 D1 2 D3 2B D6 12 D6 BRICK VENEER 2x6 WOOD TRIM STONE CAP TRIM PANEL 7 D5 1 D6 6 D6 11 D6 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. HORIZONTAL SIDING 4" REVEAL 2x4 CORNER BOARD-TYP. HORIZONTAL SIDING 8" REVEAL FLAT METAL FLASHING/CAP 14":1'-0" SLOPE A - 13 D1 BRICK VENEER 2x2 8" LAP SIDING "A" WINDOW AREA TABULATIONS AREA OF TOTAL FACADE 897 S.F. AREA OF WINDOWS 366 S.F. WINDOW PERCENTAGE 41% *INCLUDES GLASS GARAGE DOOR ±25'-7"7 D5 SIM. 8 D5 9'-118"9'-118"F.F. F.F. T.O.P. T.O.P.9'-118"T.O.S. T.O.P.8'-0" HDR. HGT. TYP.8'-0" HDR. HGT. TYP.8'-0" HDR. HGT. TYP.1 D6 6 D6 11 D6 3 D3 2x4 CORNER BOARD-TYP. HORIZONTAL SIDING 8" REVEAL 2x4 WOOD TRIM 2x4 WOOD TRIM HORIZONTAL SIDING 4" REVEAL 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. 12 D6 14 D1 FLAT METAL FLASHING/CAP 14":1'-0" SLOPE 12 D5 13 D1 6x6 WOOD- WRAP POST 8.1 D3 2x8 WOOD TRIM WINDOW AREA TABULATIONS AREA OF TOTAL FACADE 1279 S.F. AREA OF WINDOWS 475 S.F. WINDOW PERCENTAGE 37%±35'-9"RIDGE 4:12 4:12 RIDGE4:124:124:12VALLEY VALLEYHIPHIPHIPHIPHIPHIPHIPHIPHIPH I P HIPH I PHIPH I PHIPHIPVALLEY VALLEYVALLEYVALLEY4:12 4:12 4:12 4:12 4:12VALLEY4:124:124:124:124:12RIDGERIDGERIDGER.4:124:12HIP3:12 3:121/4" SLOPE5'-6"DS DS DS DS 28'-0"AREA 1 1'-6" TYP. EAVE AREA 2 R.12 D1 7'-0"DS REFERENCE SLAB PLANS FOR DS LOCATION - SLOPE TO DRAIN Ø Ø ©1.THE CONTRACTOR RESPONSIBLE FOR FABRICATION & INSTALLATION OF GUTTERS & DOWNSPOUTS SHALL SUBMIT SHOP DRAWINGS CONSISTING OF ROOF PLANS, ELEVATIONS & DETAILS OUTLINING THE ENTIRE GUTTER & DOWNSPOUT SYSTEM TO THE BUILDER/CONTRACTOR FOR REVIEW AND APPROVAL PRIOR TO FABRICATION. 2.DOWNSPOUTS SHALL BE TIED INTO AREA DRAINS, SEE PRECISE GRADING PLAN. 3.ALL DOWNSPOUTS SHALL BE HIDDEN TO THE BEST EXTENT POSSIBLE. 4.THE TRUSS MANUFACTURER SHALL ALLOW FOR SERVICE ACCESS TO THE ATTIC MOUNTED FORCED AIR UNITS, (WHERE APPLICABLE) 5.THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED ONE OR MORE OF THE FOLLOWING CONDITIONS ARE MET: 1.IN CLIMATE ZONES 6, 7 AND 8, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING 2.AT LEAST 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET BELOW THE RIDGE OR THE HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. R806.2 2012 INTERNATIONAL RESIDENTIAL CODE ROOF PLAN NOTES 1.SEE SHEET A1 FOR ALL GENERAL NOTES AND REQUIREMENTS. 2.SEE SHEET A1 FOR TYPICAL BUILDING MATERIALS. 3.PROVIDE DOUBLE UNDERLAYMENT FOR ROOF PITCH FROM 2:12 UP TO (BUT NOT INCLUDING) 4:12. 4.TRUSS DESIGN BY MANUFACTURER. TRUSS PLAN AND FLOOR FRAMING DESIGN BY MANUFACTURER. FRAMING PLANS SHOWN ARE FOR GENERAL LAYOUT ONLY (SEE SHEET A1: SUMMARY 7) - TRUSS LOADING (SEE SHEET A1: SUMMARY 3-2) - TRUSS SPAN PER FLOOR FRAMING PLANS - TRUSS TYPE PER ROOF FRAMING PLAN 5.ROOF FRAMING SPACING, 24" O.C. U.O.N. 6.ROOF PITCH - EXTERIOR PER ELEVATION - INTERIOR PER SECTION. 7.ALL EXTERIOR WALLS ARE P1-6 TYPICAL U.O.N. 8.ROOF TAIL AND RAKE OVERHANG PER ROOF PLAN. 9.SEE 'S' SHEETS FOR SHEARWALL SCHEDULE, NOTES AND LATERAL DETAILS. 10.PLANS TO GOVERN FURNACE LOCATION. GENERAL FRAMING NOTES FRONT ELEVATION "A" 1/4" = 1/-0"NORTHWEST CONTEMPORARY REAR ELEVATION "A" 1/4" = 1/-0"NORTHWEST CONTEMPORARY ROOF PLAN "A" 1/8" = 1/-0" T.O.S. F.F. T.O.P. T.O.P.9'-118"9'-118"8'-0" HDR. HGT. TYP.8'-0" HDR. HGT. TYP.T.O.P. T.O.S.9'-118"9'-118"9'-118"F.F. T.O.P. T.O.P. F.F. 6'-10"1 D6 6 D6 11 D6 3 D3 12 D6 STONE CAP TRIM PANEL BRICK VENEER HORIZONTAL SIDING 8" REVEAL 2x4 WOOD TRIM 2x4 CORNER BOARD-TYP. HORIZONTAL SIDING 4" REVEAL 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. 2x4 WOOD TRIM 12 D6 TRIM PANEL WINDOW AREA TABULATIONS AREA OF TOTAL FACADE 1251 S.F. AREA OF WINDOWS 98 S.F. WINDOW PERCENTAGE 8% 2x4 WOOD TRIM T.O.C. T.O.P. F.F. T.O.P. T.O.P. F.F.9'-118"9'-118"8'-0" HDR. HGT. TYP.9'-118"8'-0" HDR. HGT. TYP.1 D6 6 D6 11 D6 3 D3 14 D1 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. 2B D6 12 D5 WINDOW AREA TABULATIONS AREA OF TOTAL FACADE 1222 S.F. AREA OF WINDOWS 236 S.F. WINDOW PERCENTAGE 19% TRIM PANEL 2x2 WOOD TRIM HORIZONTAL SIDING 8" REVEAL 6x6 WOOD- WRAP POST 8.1 D3 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. HORIZONTAL SIDING 4" REVEAL 2x4 WOOD TRIM TRIM PANEL 13 D1 2x4 CORNER BOARD-TYP. 2x4 WOOD TRIM FLAT METAL FLASHING/CAP 14":1'-0" SLOPE 2x4 WOOD TRIM ©LEFT ELEVATION "A" 1/4" = 1/-0"NORTHWEST CONTEMPORARY RIGHT ELEVATION "A" 1/4" = 1/-0"NORTHWEST CONTEMPORARY 8'-0" HDR. HGT. TYP.9'-118"9'-118"T.O.C. F.F. T.O.P. T.O.P.8'-0" HDR. HGT. TYP.12 D6 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. TRIM PANEL METAL CAP 2x4 CORNER BOARD-TYP. HORIZONTAL SIDING 8" REVEAL 2x4 WOOD TRIM HORIZONTAL SIDING 4" REVEAL FLAT METAL FLASHING/CAP 14":1'-0" SLOPE STONE VENEER 2x6 WOOD TRIM 7 D5 1 D6 6 D6 11 D6 6 D1 2 D3 2A D6 STONE CAP A - 14 D1 STONE VENEER 2x2 8" LAP SIDING "A"±25'-7"METAL CAP 5 D6 SIM.12'-2"15'-8"6"T.O.P.12'-718"WINDOW AREA TABULATIONS AREA OF TOTAL FACADE 903 S.F. AREA OF WINDOWS 323 S.F. WINDOW PERCENTAGE 36% *INCLUDES GLASS GARAGE DOOR PARAPET 9'-118"9'-118"F.F. F.F. T.O.P. T.O.P.9'-118"T.O.S. T.O.P.8'-0" HDR. HGT. TYP.8'-0" HDR. HGT. TYP.8'-0" HDR. HGT. TYP.1 D6 6 D6 11 D6 3 D3 2x4 CORNER BOARD-TYP. HORIZONTAL SIDING 8" REVEAL 2x4 WOOD TRIM 2x4 WOOD TRIM HORIZONTAL SIDING 4" REVEAL 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. 12 D6 2A D6 FLAT METAL FLASHING/CAP 14":1'-0" SLOPE 12 D56x6 WOOD- WRAP POST 8.1 D3 WINDOW AREA TABULATIONS AREA OF TOTAL FACADE 1279 S.F. AREA OF WINDOWS 475 S.F. WINDOW PERCENTAGE 37%±35'-3"4'-0"TRUSS HEEL RIDGE 4:12 4:12 SLOPE 2% SLOPE 2%SLOPE 2%SLOPE 2%SLOPE 2%2.5:12 2.5:12 CRICKET CRICKET DS 4'-6"DS DS DS 6"6" 6"2" 1'-0" RAKE TYP.1/4" SLOPEROOF JACKS 1'-6"1'-6"1'-6"1'-6"1'-0"1'-0"1'-6"1'-6" 6" 1'-6" 1'-6" 1'-6" 6" 6" AREA 1 3 D5 REFERENCE SLAB PLANS FOR DS LOCATION - SLOPE TO DRAIN SLOPE 14":1'-0" TOWARDS ROOF BELOW SLOPE 14":1'-0" TOWARDS ROOF BELOW VALLEY DS Ø ©1.THE CONTRACTOR RESPONSIBLE FOR FABRICATION & INSTALLATION OF GUTTERS & DOWNSPOUTS SHALL SUBMIT SHOP DRAWINGS CONSISTING OF ROOF PLANS, ELEVATIONS & DETAILS OUTLINING THE ENTIRE GUTTER & DOWNSPOUT SYSTEM TO THE BUILDER/CONTRACTOR FOR REVIEW AND APPROVAL PRIOR TO FABRICATION. 2.DOWNSPOUTS SHALL BE TIED INTO AREA DRAINS, SEE PRECISE GRADING PLAN. 3.ALL DOWNSPOUTS SHALL BE HIDDEN TO THE BEST EXTENT POSSIBLE. 4.THE TRUSS MANUFACTURER SHALL ALLOW FOR SERVICE ACCESS TO THE ATTIC MOUNTED FORCED AIR UNITS, (WHERE APPLICABLE) 5.THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED ONE OR MORE OF THE FOLLOWING CONDITIONS ARE MET: 1.IN CLIMATE ZONES 6, 7 AND 8, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING 2.AT LEAST 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET BELOW THE RIDGE OR THE HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. R806.2 2012 INTERNATIONAL RESIDENTIAL CODE ROOF PLAN NOTES 1.SEE SHEET A1 FOR ALL GENERAL NOTES AND REQUIREMENTS. 2.SEE SHEET A1 FOR TYPICAL BUILDING MATERIALS. 3.PROVIDE DOUBLE UNDERLAYMENT FOR ROOF PITCH FROM 2:12 UP TO (BUT NOT INCLUDING) 4:12. 4.TRUSS DESIGN BY MANUFACTURER. TRUSS PLAN AND FLOOR FRAMING DESIGN BY MANUFACTURER. FRAMING PLANS SHOWN ARE FOR GENERAL LAYOUT ONLY (SEE SHEET A1: SUMMARY 7) - TRUSS LOADING (SEE SHEET A1: SUMMARY 3-2) - TRUSS SPAN PER FLOOR FRAMING PLANS - TRUSS TYPE PER ROOF FRAMING PLAN 5.ROOF FRAMING SPACING, 24" O.C. U.O.N. 6.ROOF PITCH - EXTERIOR PER ELEVATION - INTERIOR PER SECTION. 7.ALL EXTERIOR WALLS ARE P1-6 TYPICAL U.O.N. 8.ROOF TAIL AND RAKE OVERHANG PER ROOF PLAN. 9.SEE 'S' SHEETS FOR SHEARWALL SCHEDULE, NOTES AND LATERAL DETAILS. 10.PLANS TO GOVERN FURNACE LOCATION. GENERAL FRAMING NOTES FRONT ELEVATION "B" 1/4" = 1/-0"MODERN REAR ELEVATION "B" 1/4" = 1/-0"MODERN ROOF PLAN "B" 1/8" = 1/-0" T.O.S. F.F. T.O.P. T.O.P.9'-118"9'-118"8'-0" HDR. HGT. TYP.8'-0" HDR. HGT. TYP.T.O.S.9'-118"9'-118"9'-118"T.O.P. F.F. T.O.P. T.O.P. F.F. 1 D6 6 D6 11 D6 3 D3 12 D6 STONE CAP 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. STONE VENEER HORIZONTAL SIDING 8" REVEAL 2x4 WOOD TRIM 2x4 CORNER BOARD-TYP. HORIZONTAL SIDING 4" REVEAL 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. 2x4 WOOD TRIM 12 D6 2x2 WOOD TRIM HORIZONTAL SIDING 4" REVEAL 13 D1 WINDOW AREA TABULATIONS AREA OF TOTAL FACADE 1188 S.F. AREA OF WINDOWS 98 S.F. WINDOW PERCENTAGE 8%14 D1 T.O.C. T.O.P. F.F. T.O.P. T.O.P. F.F.9'-118"9'-118"8'-0" HDR. HGT. TYP.9'-118"8'-0" HDR. HGT. TYP.4'-5" 1 D6 6 D6 11 D6 3 D3 6x6 WOOD- WRAP POST 8.1 D3 2x4 CORNER BOARD-TYP. HORIZONTAL SIDING 8" REVEAL 2x4 WOOD TRIM TRIM PANEL 14 D1 2A D6 12 D5 TRIM PANEL 2x2 WOOD TRIM HORIZONTAL SIDING 4" REVEAL 2" METAL MITER CAPS AT 4" HORIZONTAL REVEAL- TYP. STONE VENEER 2B D6 13 D1 14 D1 WINDOW AREA TABULATIONS AREA OF TOTAL FACADE 1260 S.F. AREA OF WINDOWS 282 S.F. WINDOW PERCENTAGE 22% FLAT METAL FLASHING/CAP 14":1'-0" SLOPE ©LEFT ELEVATION "B" 1/4" = 1/-0"MODERN RIGHT ELEVATION "B" 1/4" = 1/-0"MODERN