HomeMy WebLinkAbout2022-02-07-J12 Converge NW Plat 1_Site Plan AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: February 7, 2022
AGENDA ITEM: Consideration of approval of a resolution approving a site plan for Converge
NW Plat 1 (350 NW 6th Street)
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: Hubbell Development Services, requests approval of a site
plan for a multi-family residential complex. The property is 15-acres in area
and is located south of NW Sunrise Drive and east of NW 10th Street. The site
plan includes three (3) apartment buildings with 60 units per building and
eight (8) townhome buildings. The townhome buildings will have three (3) to
five (5) units per building. All apartment and townhome units will be for rent.
In addition to the residential buildings, the site plan shows four (4) detached
garage buildings.
Access to the site will be provided from NW 6th Street. The required amount
of parking is being provided across the site. All utilities and streets internal to
the site will be privately owned and maintained.
The applicant has provided elevations for the proposed building on the site.
The design and materials are consistent with the Site Plan Ordinance.
A total of 2.3-acres of parkland are required based upon the number of units
shown on the site plan. The applicant has proposed to satisfy the parkland
dedication requirement with a fee in lieu of land dedication.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this project at the January 11, 2022 Commission Meeting and recommended approval
subject to remaining staff comments:
Approval of a Site Plan for Converge NW Plat 1
Director of Development, Andy Kass, introduced the request for approval of a Preliminary Plat as
submitted by the applicant Hubbell Development Services. The subject property is generally located
south of NW Sunrise Drive and east of NW 10th Street, containing approximately 15 acres.
Mr. Kass advised that the project involves the construction of three apartment buildings, 4 garage
structures, 8 townhome buildings, and one clubhouse. Each apartment building will contain 60 units
ranging in size from 673 square feet to 1,383 square feet. Each townhome building will contain 3-5
townhomes ranging in size from 1,634 square feet to 2,028 square feet. All units in the development
are intended for rental use and are served by a shared clubhouse approximately 3.154 square feet in
J12
size with an outdoor pool. Two trash enclosures are located on site to serve the apartments, each town
home unit will have individual trash services.
Mr. Kass explained that access to the site is provided from two points off of NW 6th Street with all
internal streets and access drives being privately owned and maintained. Sidewalks will be installed
throughout the site and along NW Sunrise Drive and NW 6th Street. Public Utilities are available to the
site and storm water management will be provided with a retention basin on the north side of the site.
A total of 2.3 acres of parkland dedication is required and the applicant has proposed a fee in lieu of
land dedication. All parking, landscape, open space, and elevation requirements have been met at this
time.
Staff would recommend approval of the site plan for Converge NW Plat 1 subject to any remaining
staff comments and review of the legal documents.
Commissioner Koshy questioned how many parking structures were on site. Mr. Kass advised
2 double sided structures in the middle of the site and two single sided structures on the west
side of the site.
Commissioner Broderick verified that an owners association would be established. Mr. Kass
advised that was correct.
Commissioner Hoifeldt moved to approve the Site Plan for Converge NW Plat 1 subject to any
remaining staff comments and review of the legal documents. Commissioner Gerlitz seconded the
motion. Ayes: Broderick, Hoifeldt, Koshy, Ward, and Gerlitz. Nays: none. Motion Carried.
STAFF REVIEW AND COMMENT: Staff recommends approval of the site plan subject to
remaining staff comments.
RECOMMENDATION: Approve the resolution subject to remaining staff comments.
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Site Plan & Elevations
PREPARED BY: Andy Kass, Community Development Director
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 2022-
APPROVING THE SITE PLAN FOR CONVERGE NW PLAT 1
(350 NW 6TH STREET)
IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA
WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal
Organization; AND,
WHEREAS, the City of Waukee Planning and Zoning Commission recommended approval of
the Site Plan for Converge NW Plat 1, subject to remaining staff comments on January 11, 2022;
AND,
WHEREAS, the Site Plan for Converge NW Plat 1 is in general conformance with §160 – Site
and Building Development Standards Ordinance of the Waukee Municipal Code; AND,
WHEREAS, the Site Plan for Converge NW Plat 1 is in general conformance with §161 –
Landscaping and Open Space Ordinance of the Waukee Municipal Code; AND,
NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on
this 7th day of February, 2022 that the Site Plan for Converge NW Plat 1 is approved subject to
remaining staff comments.
____________________________
Courtney Clarke, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN
Anna Bergman Pierce
R. Charles Bottenberg
Chris Crone
Larry R. Lyon
Ben Sinclair
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Converge NW Plat 1 – Preliminary Plat,
Final Plat, & Site Plan
PREPARED BY: Andy Kass, AICP, Community
Development Director
REPORT DATE: January 7, 2022
MEETING DATE: January 11, 2022
GENERAL INFORMATION
Applicant: Hubbell Development Services
Owner:
Waukee Crossing, LLC
Owner’s Representative:
Ryan Hardisty, P.E. – Civil Design Advantage
Request: The applicant is requesting approval of a
preliminary plat, final plat, and site plan for a multi-
family residential development.
Location and Size: Property is generally located south of NW Sunrise
Drive and east of NW 10th Street, containing
approximately 15-acres.
AREA MAP
ABOVE: Aerial of subject property (outlined in BLUE) in relation to the surrounding area.
January 7, 2022
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant - Undeveloped Single Family Residential &
Medium Density Residential
R-3 (Multi-Family
Residential District)
North Waukee Northwest High
School
Institutional A-1 (Agricultural
District)
South Industrial Single Family Residential &
Medium Density Residential
R-3 (Multi-Family
Residential District)
East Vacant – Undeveloped &
Townhomes
Single Family Residential &
Medium Density Residential
R-2 (One & Two Family
Residential District)
West Vacant Single Family Residential &
Medium Density Residential
C-1 (Community and
Highway Service
Commercial District)
HISTORY
The subject property is located south of Waukee Northwest High School and east of NW 10th Street. The
property is approximately 15-acres in area and was the subject of a rezoning in summer 2021. The lot was
originally platted as Outlot Y of Waukee Crossing Plat 2.
PROJECT DESCRIPTION
The project involves the construction of three (3) apartment buildings, eight (8) townhome buildings, and one
(1) clubhouse. The apartment buildings are proposed to be three stories in height and will contain 60 units per
building. Apartment unit square footages will range from 673 square feet to 1,383 square feet. Four (4)
separate garage buildings are sown on the site plan that will be available to the apartment residents. The
townhome buildings will be a mix of single and two-story units and will have three (3) to five (5) units per
building. Square footages of the units will range from 1,634 square feet to 2,028 square feet. All townhome
units will feature a two-car garage. All apartment and townhome units are intended to be rental units. The
clubhouse shown on the site plan is 3,154 square feet in area and will feature a communal space and a pool for
the use by the complex residents. All proposed buildings comply with the bulk regulations of the R-3 zoning
district. Trash service for the apartments will be provided by two separate trash enclosures located on the
site. Trash service to the townhome units will be provided by individual receptacles for each unit.
Table 1: Bulk Regulations for the R-3 District
Category R-3 (minimum)
Front Yard Setback 30 feet (perimeter)
Rear Yard Setback 30 feet
Side Yard Setback 10 feet
Maximum Density 4 units/acre
ACCESS AND PARKING
Access to the property is provided from NW 6th Street. The developer of Waukee Crossing Plat 2 is in the
process of installing the plat improvements for Waukee Crossing Plat 2 which will include the extension of
NW 6th Street. NW Converge Circle will provide access to the townhome units. All streets and access dries
internal to the site will be privately owned and maintained.
January 7, 2022
3 of 3
Sidewalks will be provided throughout the site. In addition, sidewalks will be installed along NW Sunrise Drive
and NW 6th Street.
A total of 324 parking spaces are required for the apartment units and the site plan identifies 324 parking
spaces. For the townhome units 73 parking spaces are required and the site plan identifies a total of 73 parking
spaces.
UTILITIES
The developer of Waukee Crossing Plat 2 is in the process of installing the plat improvements for Waukee
Crossing Plat 2 which will include the extension sanitary sewer, water main, and storm sewer throughout the
plat. Connections to the plat utilities will be made and extended throughout the site. The applicant will make a
short extension of public sanitary sewer to serve the commercial property to the west. Stormwater
management will be provided in a retention basin on the north side of the site.
LANDSCAPING & OPEN SPACE
The R-3 zoning district requires 20% open space. The site plan shows that 49.2% open space is being provided
on the site. Landscape buffers are required on the east and north sides of the site.
PARKLAND DEDICATION
A total of 2.3-acres of parkland dedication is required. The applicant has proposed to satisfy this requirement
with a fee in lieu of land dedication.
ELEVATIONS
Elevations of the available units and clubhouse have been provided by the applicant. Proposed materials include
hardboard siding, vinyl siding, asphalt shingles, and brick or stone.
LOTS
One lot is shown on the preliminary plat and final plat. Lot 1 is 15.00-acres in area. Lot 1 complies will all
requirements of the R-3 zoning district.
STAFF RECOMMENDATION
The site plan is in general conformance with the Zoning Ordinance, Subdivision Ordinance, Site Plan
Ordinance, and Comprehensive Plan. Staff recommends approval of the preliminary plat, final plat, and site
plan subject to remaining staff comments and review of the legal documents.
CONVERGE NW PLAT 13405 SE CROSSROADS DR. SUITE G, GRIMES, IOWA 50111PH: (515) 369-4400CIVIL DESIGN ADVANTAGEUTILITY WARNINGEXISTING/ PROPOSED USEPROJECT SITE ADDRESSZONINGINDEX OF SHEETSVICINITY MAPGENERAL LEGENDLEGAL DESCRIPTIONDATE OF SURVEYBENCHMARKSCONVERGE NW PLAT 1SITE PLAN FOR:WAUKEE, IOWAHICKMAN ROADSITEPRELIMINARYNOT FOR CONSTRUCTIONllllllwww.iowaonecall.com1-800-292-8989ONE CALLIOWAONE CALLKnow what'sbefore you dig.below.CallWAUKEE, IOWAN. 10TH ST.NW SUNRISE DR.DEVELOPMENT SUMMARYPARKING REQUIREMENTSSUBMITTAL DATESARCHITECTSURVEYOROWNERENGINEERAPPLICANT
NW SUNRISE DRIVENW 6TH STREETN10°53'15"W 44.61'N53°18'32"W 99.85'S84°16'09"W 231.73'Δ=6°05'16"L=53.23'R=501.00'CH=53.21'CHB=S87°18'46"WN89°38'37"W 467.58'S00°02'18"W 719.95'S89°38'37"E 1043.47'N32°28'53"W 140.80'Δ=29°55'10"L=284.59'R=545.00'CH=281.37'CHB=N17°31'22"WN02°33'51"W 5.00'N05°06'22"W 92.71'Δ=11°29'30"L=116.33'R=580.00'CH=116.13'CHB=N10°51'05"WN16°35'49"W 18.98'Δ=5°42'35"L=29.90'R=300.00'CH=29.88'CHB=N13°44'32"WWAUKEE CROSSINGSEC/TWP/RNG: 28-79-26CIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
EXISTING SITE2
N10°53'15"W 44.61'N53°18'32"W 99.85'S84°16'09"W 231.73'Δ=6°05'16"L=53.23'R=501.00'CH=53.21'CHB=S87°18'46"WN89°38'37"W 467.58'S00°02'18"W 719.95'S89°38'37"E 1043.47'N32°28'53"W 140.80'Δ=29°55'10"L=284.59'R=545.00'CH=281.37'CHB=N17°31'22"WN02°33'51"W 5.00'N05°06'22"W 92.71'Δ=11°29'30"L=116.33'R=580.00'CH=116.13'CHB=N10°51'05"WN16°35'49"W 18.98'NW SUNRISE DRIVENW 6TH STREETΔ=5°42'35"L=29.90'R=300.00'CH=29.88'CHB=N13°44'32"WNW CONVERGE CIRCLENW CONVERGE CIRCLE
NW CONVERGE LANELOT 1:350 NW 6TH STREET15.00 ACRESCIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
DIMENSION PLAN OVERALL GENERAL NOTESPAVEMENT THICKNESS3BUILDING INFORMATION
NW SUNRISE DRIVECIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
DIMENSION PLAN4
NW 6TH STREETNW SUNRISE DRIVECIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
DIMENSION PLAN5
NW CONVERGE CIRCLENW CONVERGE LANECIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
DIMENSION PLAN6
NW 6TH STREETNW CONVERGE CIRCLENW CONVERGE CIRCLENW CONVERGE LANECIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
DIMENSION PLAN7
NW SUNRISE DRIVENW 6TH STREETNW CONVERGE CIRCLENW CONVERGE CIRCLE
NW CONVERGE LANECIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
GRADING PLAN OVERALL GRADING NOTES8
F.F.E.=1022.81F.F.E.=1023.40G.F.E.=1023.39DETENTIONBASINCIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
GRADING PLAN9
F.F.E.=1023.22F.F.E.=1023.60F.F.E.=1024.05DETENTIONBASINCIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
GRADING PLAN10
F.F.E.=1023.46F.F.E.=1024.88F.F.E.=1024.62F.F.E.=1024.95G.F.E.=1023.70G.F.E.=1023.39CIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
GRADING PLAN11
F.F.E.=1024.05F.F.E.=1023.10F.F.E.=1023.00F.F.E.=1024.62F.F.E.=1022.80F.F.E.=1022.65F.F.E.=1023.40CIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
GRADING PLAN12
F.F.E.=1023.00F.F.E.=1023.46F.F.E.=1024.88F.F.E.=1024.62F.F.E.=1024.95G.F.E.=1023.70CIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
GRADING PLAN13
CIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
GRADING PLAN - SIDEWALK RAMP DETAILS14 DETAIL 'A'DETAIL 'B'DETAIL 'C'DETAIL 'D'DETAIL 'E'DETAIL 'F'DETAIL 'G'DETAIL 'H'DETAIL 'I'DETAIL 'J'DETAIL 'K'DETAIL 'L'DETAIL 'M'
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lll llll llll llll llll llll llll llll llll llll llll llll llll llll llll llll ll
llllllllllllllNW SUNRISE DRIVENW 6TH STREETDA #117.15 ACRTSB #llllSWPPP LEGENDVICINITY MAPDISCHARGE POINT SUMMARYSTABILIZATION QUANTITIESCIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
EROSION AND SEDIMENT CONTROL PLAN2315NOTES:HICKMAN ROADSITEWAUKEE, IOWAN. 10TH ST.NW SUNRISE DR.
NW SUNRISE DRIVENW 6TH STREETNW CONVERGE CIRCLENW CONVERGE CIRCLE
NW CONVERGE LANECIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
UTILITY PLAN OVERALL UTILITY NOTES16
CIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
UTILITY PLAN17
CIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
UTILITY PLAN18
CIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
UTILITY PLAN19
CIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
UTILITY PLAN20
CIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
DETAILS °WATER SERVICE CONNECTIONCITY OF WAUKEEUTILITY SERVICE LOCATIONSROCK APRON FOR PIPE OUTLET6" STANDARD CURB12" SUBGRADE PREPARATIONSIDEWALKTRAILCLASS 'A' INTEGRAL CURB213" INTEGRAL ROLLED CURB6" TO 3" CURB TRANSITION
CIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
DETAILS°SANITARY SEWER SERVICE RISERHYDRANT ASSEMBLY DETAILSECTION TYPICAL - WET BOTTOM POND22CLUBHOUSE FENCE6' X 6' SW-513 INTAKE (ST-2)
PLANT SCHEDULE LANDSCAPE PLANLEGEND LANDSCAPE NOTESOPEN SPACE REQUIREMENTSPARKING LANDSCAPE REQUIREMENTSCIVIL DESIGN ADVANTAGE2104.247CONVERGE NW PLAT 1
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA23 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
4121 NW URBANDALE DRIVE
URBANDALE, IOWA 50322
SECOND SUBMITTAL 11/02/2021
THIRD SUBMITTAL 11/19/2021
FOURTH SUBMITTAL 12/15/2021
FIFTH SUBMITTAL 01/07/2022
SIXTH SUBMITTAL 02/02/2022
23LANDSCAPE BUFFER
FIRST FLOOR
100' - 0"
THIRD FLOOR
122' - 4 5/8"
TRUSS BEARING
131' - 4 7/8"
SECOND FLOOR
111' - 2 3/4"
FAS-1TRMFAS-2FAS-2
RF
FCB-1
STN
FCP-1FCP-1
BRK
STN
FCB-1
BRK
STN
FCB-1
FCP-1
FCP-2
FCP-1
BRK
FCP-2 FCP-2 FCP-2 FCP-2
FIRST FLOOR
100' - 0"
THIRD FLOOR
122' - 4 5/8"
TRUSS BEARING
131' - 4 7/8"
SECOND FLOOR
111' - 2 3/4"
FCB-1
RF
FCB-1FCB-1
STN STN STN
BRK
FCP-1FCP-1
BRK
FCP-2FCP-2 FCP-2FCP-1FCP-2
FCP-1
BRK
FAS-1 TRM FAS-2 FAS-2
FCP-2
FIRST FLOOR
100' - 0"
RF
VNLTRM
FAS-2
TRM
FIRST FLOOR
100' - 0"
GUT
FAS-2
TRM
RF
VNL
SAA JOB #:
This drawing has been prepared by
the Architect, or under the
Architect's direct supervision. This
drawing is provided as an
instrument of service by the
Designer / Architect and is
intended for use on this project
only. Any reproduction, use, or
disclosure of information
contained herein without the prior
written consent of the Architect is
strictly prohibited. (C) Copyright
2021 by Simonson & Associates
Architects, L.L.C.
24"x36" SHEET (FULL SIZE)
-SCALE IS AS NOTED.
12"x18" SHEET (HALF SIZE)
-SCALE IS ONE-HALF OF WHAT IS NOTED
OTHER SHEET SIZES NOT TO SCALE
21113
WAUKEE CROSSING APARTMENTS
WAUKEE, IA
10/12/21
SCALE:1/8" = 1'-0"1 TYPICAL BACK ELEVATION
BACK ELEVATION: 7,795 SF EXCLUDING GLAZING (TOTAL = 10,429 SF)
STONE/BRICK = 2738 SF (35%)
FIBER CEMENT PANEL & BOARD: 5057 SF
EXTERIOR MATERIAL LEGEND
MAT.
LABEL MATERIAL DESCRIPTION
BRK MERIDIAN BRICK, THIN BRICK, COLOR - AMARO, NATURAL MORTAR
DS PREFINISHED METAL DOWNSPOUT, COLOR - WHITE
FAS-1 HARDIE FASCIA BOARD, SMOOTH, COLOR - ARCTIC WHITE
FAS-2 PREFINISHED METAL FASCIA, COLOR - WHITE
FCB-1 FIBER CEMENT LAP SIDING, SMOOTH, 6" REVEAL, COLOR - ARCTIC WHITE
FCP-1 FIBER CEMENT PANEL SMOOTH SIDING, COLOR - COBBLESTONE
FCP-2 FIBER CEMENT PANEL SMOOTH SIDING, COLOR - AGED PEWTER
GUT PREFINISHED SEAMLESS GUTTERS, COLOR - WHITE
RF ARCHITECTURAL ASPHALT ROOFING SHINGLES, COLOR - CHARCOAL
SF T.B. ALUMINUM STOREFRONT FRAMING: CLEAR ANODIZED FINISH
STN CENTURION STONE, COASTAL OHIO LIMESTONE
TRM 5/4 HARDIE TRIM BOARD, SMOOTH, COLORPLUS, COLOR - ARCTIC WHITE
VIS INSULATED VISION GLASS: CLEAR W/ LOW E COATING IN VINYL RESIDENTIALSTYLE WINDOw
VNL VINYL LAP SIDING, SMOOTH, 6" REVEAL, COLOR - DARK GRAY
EXTERIOR MATERIAL CALCULATIONS:
SCALE:1/8" = 1'-0"2 GARAGE FRONT (& REAR AT LOCATIONS) ELEVATION TYPICAL
SCALE:1/8" = 1'-0"3 GARAGE SIDE ELEVATION TYPICAL
Simonson & Associates Architects LLC and their consultants has completed these design
documents to the level of detail requested by our client. The level of detail may range from
schematic design document(s) mainly conveying programmatic information to fully detailed
documents and specifications. However, the clients intent and expectations are that these
documents be used as the basis for design for an complete all-inclusive project based upon
industry standards & manufacturer recommendations for all disciplines & materials. It
should also satisfy all authorities having jurisdiction requirements.
IMPORTANT DESIGN SCOPE NOTE:CLIENT
Hubbell Realty Company - Managing Member
6900 Westown Parkway
West Des Moines, IA 50266
(515) 243-3228
(515) 280-2000 Fax
contact: Matt Weller
e-mail: matt.weller@hubbellrealty.com
phone: (515) 280-2041
ARCHITECT
Simonson & Associates Architects L.L.C.
1717 Ingersoll Avenue, Suite 117
Des Moines, IA 50309
(515) 440-5626
(515) 440-0964 Fax
contact: Stephanie Poole
e-mail: spoole@simonsonassoc.com
CIVIL ENGINEER
Civil Design Advantage
3405 SE Crossroads Dr., Suite G
Grimes, IA 50111
(515) 369-4400
(515) 369-4410 Fax
contact: Ryan Hardisty
e-mail: RyanH@cda-eng.com
STRUCTURAL ENGINEER
Raker Rhodes Engineering, LLC
4717 Grand Ave.
Des Moines, IA 50312
(515) 277-0275
(515) 277-0276 Fax
contact: John Rhodes
e-mail: jrhodes@rakerrhodes.com
contact: Chris Harre
e-mail: charre@rakerrhodes.com
GENERAL CONTRACTOR
Hubbell Construction Services
6900 Westown Parkway
West Des Moines, IA 50266
(515) 243-3228
(515) 280-2000 Fax
contact: Colleen Ladd
e-mail: colleen.ladd@hubbellrealty.com
phone: (407) 489-3626
City of Waukee
Development Services
230 W. Hickman Road
Waukee, IA 50263
515) 987-4522
contact: Keith Rash
e-mail: krash@waukee.org
phone: (515) 978-9533 cell
JURISDICTION
1. THESE DOCUMENTS & THE DESIGN THEY REPRESENT ARE THE PROPERTY OF SIMONSON & ASSOCIATES
ARCHITECTS LLC. NO CHANGES TO THESE DOCUMENTS EITHER IN WHOLE OR IN PART MAY BE MADE IN ANY
WAY WITHOUT THEIR PRIOR KNOWLEDGE & WRITTEN CONSENT.
2. REFER TO ADDITIONAL NOTES AND LEGENDS ON ALL OTHER DOCUMENTS.
3. REFER TO CIVIL, GEOTECHNICAL, ENVIRONMENTAL, STRUCTURAL, FIRE SUPPRESSION, PLUMBING,
MECHANICAL, ELECTRICAL, COMMUNICATIONS, ELECTRONIC SAFETY & SECURITY DOCUMENTS FOR
ADDITIONAL INFORMATION OR REQUIREMENTS. REFERENCE TO OTHER DISCIPLINES IS CONCEPTUAL FOR
PURPOSES OF COORDINATION WITH ARCHITECTURAL DESIGN ONLY.
4. BEFORE COMMENCEMENT OF ANY WORK, CONTRACTOR SHALL GIVE ALL NOTICES AND OBTAIN ALL
PERMITS. CONTRACTOR SHALL COMPLY WITH ALL APPLICABLE CODES, LAWS, ORDINANCES, RULES,
REGULATIONS, REQUIREMENTS OF GOVERNING AGENCIES AND AUTHORITIES, HAZARDOUS MATERIAL
APPLICATION AND DISPOSAL REQUIREMENTS, ETC.
5. THE ADA OR ADAAG IS A CIVIL RIGHTS ACT AND IS SUBJECT TO LEGAL INTERPRETATION THROUGH THE
JUDICIAL PROCESS. REASONABLE CARE WAS EXERCISED IN INTERPRETING THE GUIDELINES AND ALL
GUIDELINES MAY NOT BE INDICATED ON THESE PLANS: HOWEVER, FAILURE TO IDENTIFY A GUIDELINE DOES
NOT GIVE THIS CONTRACTOR THE RIGHT TO VIOLATE THEM. THE CONTRACTOR MUST COMPLY WITH ALL
GUIDELINES AS REQUIRED BY THE ADAAG.
6. THESE DRAWINGS REPRESENT THE COMPLETED PROJECT, AT TIME OF SUBSTANTIAL COMPLETION. THE
INTENT OF THE DRAWINGS IS TO INCLUDE ALL ITEMS NECESSARY FOR THE PROPER EXECUTION AND
COMPLETION OF THE WORK. UNLESS OTHERWISE NOTED, THEY DO NOT REPRESENT THE MEANS AND
METHODS OF CONSTRUCTION. SEQUENCING AND MEANS AND METHODS OF CONSTRUCTION SHALL BE THE
SOLE RESPONSIBILITY OF THE GENERAL CONTRACTOR.
7. THESE DRAWINGS DO NOT CONTAIN INFORMATION WITH REGARD TO CONSTRUCTION SAFETY
PROCEDURES. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR ALL CONSTRUCTION SAFETY AND SHALL
PERFORM ALL WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES CONSTRUCTION SAFETY
GUIDELINES.
8. PROVIDE COMPLETE IN PLACE ALL LABOR, TRANSPORTATION, MATERIAL, TAXES, FEES, PERMITS, LICENSES,
INSURANCE, UTILITIES, INSPECTIONS, EQUIPMENT, MACHINERY, SUPERVISION, AND OTHER ITEMS
NECESSARY TO COMPLETE THE WORK IN STRICT COMPLIANCE WITH THE PLANS, DOCUMENTS AND
SPECIFICATIONS PREPARED BY THE ARCHITECT AND APPROVED BY THE OWNER.
9. VERIFY EXISTING CONDITIONS PRIOR TO FABRICATION AND PRIOR TO PROCEEDING WITH THE WORK, AND
NOTIFY THE ARCHITECT IMMEDIATELY OF SIGNIFICANT DISCREPANCIES WHICH MAY IMPACT AESTHETICS,
DURABILITY, COST AND/OR SCHEDULES.
10. DO NOT SCALE DRAWINGS IN ORDER TO DETERMINE INTENDED LAYOUT OR DIMENSIONS. IF DIMENSIONS
ARE IN QUESTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING CLARIFICATION BEFORE
CONTINUING WITH WORK. DRAWINGS ARE INTENDED ONLY AS A GRAPHICALLY CORRECT REPRESENTATION
OF WORK TO BE ACCOMPLISHED.
11. THE CONTRACTOR SHALL PROTECT ALL EXISTING ENTITIES. REMOVE, REPLACE OR REPAIR MATERIALS,
FACILITIES AND SERVICES DAMAGED DURING THE COURSE OF CONSTRUCTION TO THE SATISFACTION OF
THE OWNER AND GOVERNING AUTHORITY.
12. ALL WORK SHALL BE OF GOOD QUALITY AND ALL MATERIALS AND EQUIPMENT SHALL BE NEW AND FREE
FROM DEFECTS FOR A PERIOD OF 1 YEAR FROM THE DATE OF SUBSTANTIAL COMPLETION OF WORK. ANY
EXTENDED WARRANTIES OBTAINED FROM SUPPLIERS OR SUBCONTRACTORS SHALL BE FORWARDED TO
THE OWNER.
13. ALL REQUIREMENTS NOT FOLLOWED, INCLUDING SUBSTITUTIONS NOT PROPERLY APPROVED AND
AUTHORIZED, IN WRITING, MAY BE CONSIDERED DEFECTIVE.
14. FAILURE TO IDENTIFY A STANDARD, RECOMMENDATION &/OR REQUIREMENT DOES NOT GIVE ANYONE THE
RIGHT TO VIOLATE ANY CODE & GOVERNING AUTHORITY REQUIREMENTS, MINIMUM QUALITY OR QUANTITY
REQUIRED, ASTM & OTHER INDUSTRY STANDARDS, MANUFACTURER RECOMMENDATIONS &
REQUIREMENTS, ETC.
15. COMPLY WITH ALL WEATHER-RELATED CONSTRUCTION REQUIREMENTS. DO NOT BUILD WITH OR ON
FROZEN, SATURATED, CONTAMINATED OR INAPPROPRIATE SUBSTRATES OR CONDITIONS. BUILD OVER DRY
COMPACTED APPROVED GRADE WITH APPROVED APPROPRIATE MATERIALS.
16. PROVIDE POSITIVE DRAINAGE OF SURFACE WATER AWAY FROM AND OFF ALL BUILDINGS WITHOUT PONDING
OR WATER ADJACENT TO OR ON BUILDINGS OR PAVEMENTS.
17. BY SUBMITTING SHOP DRAWINGS, PRODUCT DATA AND SAMPLES, THE GENERAL CONTRACTOR AND SUB-
CONTRACTOR HAS VERIFIED AND APPROVED THE INFORMATION CONTAINED WITHIN. THE GENERAL
CONTRACTOR'S REVIEW AND APPROVAL SHALL BE SHOWN ON EACH SUBMITTAL PRIOR TO THE SUBMISSION
TO THE ARCHITECT.
18. THE GENERAL CONTRACTOR SHALL FORWARD TO SUBCONTRACTORS & SUPPLIERS, FULL SETS OF BIDDING
&/OR CONSTRUCTION DOCUMENTS, INCLUDING, BUT NOT LIMITED TO, DRAWINGS, SPECIFICATIONS,
ADDENDA, CLARIFICATIONS, BID FORMS, & ALL OTHER DOCUMENTATION ISSUED BY ARCHITECT &
ARCHITECT'S CONSULTANTS TOWARD CONVEYING A COMPLETE & TIMELY PROJECT.
GENERAL NOTES:
FIRE SUPPRESSION
(Refer to these design documents under separate cover.)
ELECTRONIC SAFETY & SECURITY
(Refer to these design documents under separate cov er.)
CIVIL - LANDSCAPING
(Refer to these design documents under separate cover.)
ENVIRONMENTAL
(Refer to these condition documents under separate cover)
PLUMBING
(Refer to these design documents under separate cov er.)
SPECIFICATION MANUAL
Not Provided - All Specification Notes included on drawings.
ENERGY
Refer to Perscriptive Code on Sheet G-101.
COMMUNICATIONS
(Refer to these design documents under separate cov er.)
HEATING, VENTILATING, & AIR CONDITIONING
(Refer to these design documents under separate cov er.)
ELECTRICAL
(Refer to these design documents under separate cov er.)
DOCUMENTS BY OTHERS
GEOTECHNICAL INVESTIGATIONS
(Refer to these condition documents under separate cover)This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.Sheet No.
Sheet Title
Job No.Proj. Mgr.12/3/2021 5:52:03 AMJ:\2021\21113 Waukee Crossing Multi-Family - Hubbell\CAD-Arch\21113 Converge NW, Waukee, IA_60 Unit Apartment.rvt21113 SP
COVER SHEET
G-000CONVERGE NWAPARTMENTSWAUKEE, IAI hereby certify that the portion of this technical
submission described below was prepared by me or under
my direct supervision and responsible charge. I am a duly
licensed architect under the laws of the State of Iowa.
Registration Expires
Pages or Sheets covered by this seal:
Signature
O
L
NAEROF
NSCEEWOI AIDLP TCECTIHA
RSS I
IA Reg. #
Date
ARCHITECT
As listed above
June 30, 2023
Michael W.
Simonson
2704
Michael W. Simonson 2704
24"x36" SHEET (FULL SIZE)
- SCALE IS AS NOTED.
12"x18" SHEET (HALF SIZE)
- SCALE IS ONE-HALF OF WHAT IS NOTED
OTHER SHEET SIZES NOT TO SCALE
SCALE NOTE:
- DOOR INDICATOR
- FINISH INDICATOR
- KEYNOTE
- REVISION INDICATOR
- ROOM INDICATOR
- HORIZONTAL & VERTICAL
ASSEMBLY TYPE IDENTIFIER
- WINDOW INDICATOR
LEGEND:
-
-
-
-
-
NOTE:
THIS DRAWING DOES NOT REPRESENT
AN AS-BUILT CONDITION. ACTUAL
DETAILS AND DIMENSIONS MAY VARY
AND ARE SUBJECT TO CHANGE.
AS-BUILT CONDITIONS MUST BE FIELD
VERIFIED PRIOR TO FINAL LAYOUT AND
CONSTRUCTION OF INTERIOR TENANT
IMPROVEMENTS.
NOTE:
ALL DESIGN DOCUMENTS ARE SUBJECT
TO AUTHORITIES HAVING JURISDICTION
REVIEW AND APPROVAL.
-
-
INDEX OF DRAWINGS
ARCHITECTURAL
A-001 ASSEMBLIES, DOORS & WINDOW TYPES
A-101 FIRST FLOOR PLAN
A-102 SECOND FLOOR PLAN
A-103 THIRD FLOOR PLAN
A-111 ROOF PLAN
A-121 REFLECTED CEILING PLAN
A-122 REFLECTED CEILING PLAN
A-123 REFLECTED CEILING PLAN
A-201 EXTERIOR ELEVATIONS
A-202 EXTERIOR ELEVATIONS
A-301 BUILDING SECTIONS
A-311 WALL SECTIONS
A-321 STAIR PLANS & SECTIONS
A-411 UNIT PLANS
A-412 UNIT PLANS
A-413 UNIT PLANS
A-501 DETAILS
A-502 DETAILS
A-801 GARAGE PLANS & ELEVATIONS
A-802 GARAGE ROOF PLANS & SECTIONS
GENERAL
G-000 COVER SHEET
G-001 SPECIFICATION NOTES
G-011 ACCESSIBILITY REQUIREMENTS & GUIDELINES
G-101 CODE REVIEW
NEW CONSTRUCTION PLANS FOR
CONVERGE NW
APARTMENTS
WAUKEE, IA
Rev. #Issue / RevisionDate130% Set12-03-2021STRUCTURAL
S-001 STRUCTURAL NOTES
S-101 FOUNDATION PLAN
S-102 FOUNDATION PLAN - GARAGES
S-201 FOUNDATION DETAILS
S-301 FRAMING PLAN - SECOND FLOOR
S-302 FRAMING PLAN - THIRD FLOOR
S-303 FRAMING PLAN - ROOF PLAN
S-304 FRAMING PLAN - GARAGES
S-401 FRAMING DETAILS
S-402 FRAMING DETAILS
S-403 FRAMING DETAILS
KEY PLAN
FRIG.
DW
FRIG.
DW
WHFURN.WDWDWHFRIG.
DW
FURN.WDWHFRIG.
DW
FURN.WDWHFRIG.
DW FURN.WDWHFRIG.
DW FURN.WDWHFRIG.
DW
FURN.UP
FRIG.
DW
WD WHFURN.
W D
WHFURN.
FRIG.
DW
WD WHFURN.WDWHFRIG.
DW FURN.FRIG.
DW
W D
WHFURN.WDWHFRIG.
DW
FURN.W
WH
FURN.
D
FRIG.
DWDWFRIG.DWWH
FURN.
FRIG.
DW
FRIG.
DW
FRIG.
DW WDWHFRIG.
DW
FURN.WDWHFRIG.
DW
FURN.WDWHFRIG.
DW FURN.WDWHFRIG.
DW
FURN.DWFRIG.DWWH
FURN.
FRIG.
DW
W D
WHFURN.
WD WHFURN.
WD WHFURN.
W D
WHFURN.
FRIG.
DW
WD WHFURN.
FRIG.
DWWHFURN.
UP
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER
DOCUMENTS AND OTHER DISCIPLINES DOCUMENTS.
2. ALL SITE INFO, FURNITURE, FIXTURES AND EQUIPMENT SHOWN SHOULD BE
CONSIDERED CONCEPTUAL AND MAY HAVE BE PROVIDED FOR COORDINATION
PURPOSES ONLY. REFER TO CIVIL, FIRE SUPPRESSION, PLUMBING, MECHANICAL,
ELECTRICAL, COMMUNICATIONS, ELECTRONIC SAFETY & SECURITY DOCUMENTS
&/OR CONSULTANTS FOR SPECIFIC DESIGN INFORMATION & REQUIREMENTS.
3. DIMENSIONS ARE TO FACE OF FINISH MATERIAL OR CENTER OF STRUCTURE
UNLESS OTHERWISE SPECIFIED.
4. ALL CONDUITS, PIPES, WIRING, ROUGH-IN, ETC. SHOULD BE HELD AS TIGHT AS
POSSIBLE TO THE ROOF OR FLOOR DECK OR SHOULD BE KEPT WITHIN INTERIOR
WALL CAVITIES. NOTHING SHALL BE BELOW THE BOTTOM EDGE OF MAIN BUILDING
FRAMES, NOTHING SHALL BE EXPOSED IN FINISHED SPACES, NOTHING SHALL
PREVENT A SMOOTH CONTINUOUS FINISHED WALL OR CEILING AS NOTED ON THE
DRAWINGS AND NO PLUMBING RAN IN EXTERIOR WALLS UNLESS PRIOR APPROVAL
IS GRANTED BY THE ARCHITECT OR OWNER. PLACEMENT COORDINATION
BETWEEN TRADES IS REQUIRED.
5. INSTALL VERTICAL EXPANSION JOINT MINIMAL AT COLUMN/GRID LINES AND AT
THE HEAD OF DOOR JAMBS/OPENINGS OR AS OTHERWISE NOTED OR WHERE
REQUIRED PER STANDARD MATERIAL PRACTICE TO REDUCE STRESS CRACKING.
NO CONTROL JOINT/EXPANSION JOINT IN LOAD BEARING AREAS, STAY AWAY 2'-6"
MIN.
6. CAULK & SEAL ALL CONTROL-EXPANSION, SAWCUT JOINTS AT ALL INTERIOR &
EXTERIOR MASONRY & CONCRETE.
7. PROVIDE LOWER LEVEL AND/OR UNDERFLOOR DRAINAGE SYSTEM TO REDUCE
HYDROSTATIC UPLIFT AND PROTECT AGAINST MOISTURE SEEPAGE. PROVIDE
FOUNDATION WALL DRAINAGE SYSTEM TO REDUCE LATERAL PRESSURES AND
PROTECT AGAINST MOISTURE SEEPAGE. BOTH SYSTEMS SHALL OUTLET TO
APPROPRIATE RELIEF.
8. PROVIDE POSITIVE DRAINAGE OF SURFACE WATER AWAY FROM BUILDING
WITHOUT PONDING OF WATER ADJACENT TO BUILDING OR ON PAVEMENTS.
GENERAL FLOOR PLAN NOTES
M-104
1
CORRIDOR
C101
UNIT 114
UNIT 2A
1018 SF
UNIT 110
UNIT 2A
1018 SF
UNIT 116
UNIT 1A
717 SF
UNIT 118
UNIT 2B
1018 SF
UNIT 109
UNIT 2A
1018 SF
UNIT 115
UNIT 1A
717 SF
UNIT 117
UNIT 1A
717 SF
UNIT 113
UNIT 2A
1018 SF
UNIT 120
UNIT 1B
650 SF
UNIT 108
UNIT 1A
717 SF
DATA
C104
UNIT 119
UNIT 1A
717 SF
SPRINK.
C102
UTILITY
C103
UNIT 112
UNIT 1A
717 SF
UNIT 111
UNIT 1A
717 SF
35' - 6"25' - 0"35' - 6"
35' - 6"
35' - 6"25' - 0"35' - 6"25' - 0"25' - 0"25' - 0"18' - 4 1/2"
M-105
1
M-104
M-105
5' - 0" 7' - 11" 6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0" 7' - 10 1/4" 5' - 0" 7' - 11 3/4" 6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0" 7' - 7 3/4" 5' - 0" 8' - 2 1/4" 6' - 0" 4' - 4" 2' - 6" 5' - 0" 2' - 6" 4' - 3" 6' - 0" 4' - 4 1/2"2' - 10 1/2"2' - 0" 6' - 2" 5' - 0"
20' - 4"41' - 6"20' - 4"41' - 6"10' - 0" 14' - 7 1/2"5' - 0" 13' - 2" 12' - 0" 2' - 0" 7' - 0" 6' - 0" 8' - 2"5' - 0"17' - 5 3/4"6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0" 7' - 11" 5' - 0" 7' - 11" 6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0" 7' - 11" 5' - 0" 7' - 11" 6' - 0" 4' - 0" 3' - 0"
1' - 3 1/4"
7' - 0" 11' - 3 3/4" 7' - 0"
1' - 5 1/4"
3' - 0" 3' - 6" 6' - 0" 7' - 9" 5' - 0"
20' - 4"41' - 6"20' - 4"45' - 5 1/4"25' - 3 3/4"3' - 8"A-202
3
A-202
4
A-201
1
A-201
8
A-2013
A-321
1
1
A-301
1
A-301
U109
U108
U111
U110
U113
U112 U114
U115 U117
U116
C104
C101.1
U120
U118
U119
STAIR 1
S001
C103 C102
C100.1
BELOW
ABOVE
BELOW
ABOVE
ABOVE
BELOW
ABOVE
BELOW
ABOVE
BELOW
BELOW
ABOVE
BELOW
ABOVE
B
B
B
B
AA
B
B
B
B
B
B
A
A
A
A28' - 8 1/8"7 3/4"5' - 0"7 3/4"A A A A A A A A C A
A
C
A
ABBAAAAAAFFFFFF
F F F F F F
F
327'-0"
(TYPE A)
25' - 0"
L
12' - 4"
M-104
1
M-104 2
M-105
1
M-104
M-1052
A-301
2
A-301
CORRIDOR
C101
UNIT 104
UNIT 2A
1018 SF
UNIT 103
UNIT 1A
717 SF
UNIT 101
UNIT 3A
1362 SF
UNIT 102
UNIT 3A
1362 SF
MECH
C10531' - 6"31' - 6"35' - 6"35' - 6"25' - 0"35' - 6"
44' - 7 1/4"
44' - 7 3/4"25' - 0"35' - 6"25' - 0"35' - 6"25' - 0"5' - 0"11' - 8"5' - 0"5' - 0"6' - 0"5' - 0"5' - 0"11' - 8"5' - 0"26' - 0"7 3/4"5' - 0"7 3/4"28' - 8 1/8"5' - 0" 11' - 6" 5' - 3" 6' - 0" 5' - 3" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0" 7' - 11" 5' - 0" 7' - 11" 6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0" 7' - 11" 5' - 0" 7' - 11" 6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0" 7' - 10 1/4"
16' - 6" 20' - 4"41' - 6"20' - 4"41' - 6"20' - 4"
5' - 0" 10' - 0" 5' - 4" 6' - 0" 5' - 4" 3' - 0" 5' - 0" 2' - 10" 11' - 10 3/4" 2' - 5 15/16"5' - 0" 3' - 0" 4' - 8" 6' - 0" 3' - 10" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0" 7' - 11" 5' - 0" 7' - 11" 6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0"7' - 11" 5' - 0" 7' - 11"
16' - 8" 10' - 10" 11' - 10 3/4" 10' - 6" 14' - 6" 20' - 4"41' - 6"20' - 4"
12' - 0"
A-202
3
A-202
4
A-201
1
A-201
8
A-201 2
A-321
5
UNIT 105
UNIT 2A
1018 SF
UNIT 106
UNIT 2A
1018 SF
UNIT 107
UNIT 1A
717 SF
UNIT 109
UNIT 2A
1018 SF
UNIT 108
UNIT 1A
717 SF
UNIT 110
UNIT 2A
1018 SF
UNIT 111
UNIT 1A
717 SF
U101
U102
C101.2
C105
U103
U104
U105 U107
U106
U109
U108 U110
U111
STAIR 2
S002
C100.2
BELOW
ABOVE
BELOW
ABOVE
BELOW
ABOVE
BELOW
ABOVE
BELOW
ABOVE
1
B
A
A
A
A
B
B
B
B
B
B
B
B
B
B
BELOW
ABOVE
BELOW
ABOVE
BELOW
ABOVE
AAAAAAAAA
A
A
A
A
A A A A A A A A AFFFFF
FFFFFF
327'-0"
(TYPE A)
L This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.Sheet No.
Sheet Title
Job No.Proj. Mgr.12/3/2021 5:51:42 AMJ:\2021\21113 Waukee Crossing Multi-Family - Hubbell\CAD-Arch\21113 Converge NW, Waukee, IA_60 Unit Apartment.rvt21113 SP
FIRST FLOOR
PLAN
A-101CONVERGE NWAPARTMENTSWAUKEE, IASCALE:1/8" = 1'-0"1 FIRST FLOOR PLAN Rev. #Issue / RevisionDate130% Set12-03-2021REFER TO CIVIL FOR ORIENTATION
W
WH
FURN.
D
FRIG.
DW
FRIG.
DW
FRIG.
DW
WHFURN.WDWDWHFRIG.
DW
FURN.WDWHFRIG.
DW
FURN.WDWHFRIG.
DW FURN.WDWHFRIG.
DW FURN.UP
UP
UP
FRIG.
DW
WD WHFURN.
W D
WHFURN.FRIG.
DW
W D
WHFURN.WDWHFRIG.
DW
FURN.FRIG.
DW
WD WHFURN.WDWHFRIG.
DW FURN.WDWHFRIG.
DW
FURN.DWFRIG.DWWH
FURN.
FRIG.
DW
FRIG.
DW WDWHFRIG.
DW
FURN.WDWHFRIG.
DW
FURN.WDWHFRIG.
DW FURN.DWFRIG.DWWH
FURN.
FRIG.
DW
WD WHFURN.
WD WHFURN.
W D
WHFURN.WHFURN.
FRIG.
DW
WD WHFURN.
FRIG.
DW
UP
UP
UP WDWHFRIG.
DW
FURN.FRIG.
DW
W D
WHFURN.
1
CORRIDOR
C201
DATA
C202
M-105
1
M-104
M-105
12' - 0" 14' - 9 1/4" 20' - 4" 14' - 8 1/4" 12' - 0" 14' - 9 3/4" 20' - 4" 14' - 7 3/4" 11' - 8" 15' - 2 1/4" 10' - 0" 14' - 7 1/2" 7' - 6 1/2" 12' - 8"12' - 8"14' - 2 1/4"17' - 5 3/4"9' - 0"13' - 4"20' - 4" 14' - 10 1/8" 12' - 0" 14' - 7 7/8" 20' - 4" 14' - 9 1/4" 12' - 0" 18' - 8"13' - 4"3' - 4"6' - 0"3' - 4"3' - 4" 6' - 0" 3' - 4"
A-202
3
A-202
4
A-201
1
A-201
8
A-2013A-321
2
UNIT 214
UNIT 2A
1029 SF
UNIT 216
UNIT 1A
717 SF
UNIT 215
UNIT 1A
717 SF
UNIT 217
UNIT 1A
728 SF
UNIT 220
UNIT 1B
673 SF
UNIT 208
UNIT 1A
717 SF
UNIT 219
UNIT 1A
717 SF
UNIT 212
UNIT 1A
717 SF
UNIT 211
UNIT 1A
717 SF
UNIT 210
UNIT 2A
1029 SF
UNIT 218
UNIT 2B
1043 SF
UNIT 209
UNIT 2A
1029 SF
UNIT 213
UNIT 2A
1029 SF
7' - 0 5/8" 11' - 3 3/8" 7' - 0" 17' - 6"4' - 2"5' - 0"3' - 6"4' - 6"6' - 0"3' - 8 1/4"3' - 5 3/4"2' - 0"12' - 0"9' - 0"4' - 2"5' - 0"4' - 2"6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0"
4' - 6 1/8"
3' - 4 1/2" 5' - 0" 3' - 7 1/2"4' - 3 7/8" 6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0"
4' - 5 1/4"
3' - 4 1/2" 5' - 0" 3' - 7 1/2"
4' - 4 3/4"
6' - 0" 4' - 0" 3' - 0"
1' - 3 1/4" 2' - 0"
3' - 0"
2' - 0 5/8"
11' - 3 3/8"
1' - 11 3/4"
3' - 0"
2' - 0 1/4" 1' - 5"
3' - 0" 3' - 6" 6' - 0" 3' - 7" 4' - 2" 5' - 0" 4' - 2"
3' - 6" 5' - 0" 3' - 6" 4' - 5 1/4" 6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0" 4' - 4 1/4" 3' - 6" 5' - 0" 3' - 6" 4' - 5 3/4" 6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0" 4' - 3 3/4" 3' - 4" 5' - 0" 3' - 4" 4' - 10 1/4" 6' - 0" 4' - 4" 2' - 6" 5' - 0" 2' - 6" 4' - 3" 6' - 0" 4' - 4 1/2"
2' - 10 1/2"
2' - 0"
2' - 8"
3' - 6" 5' - 0" 4' - 2"
1
A-301
1
A-301
STAIR 1
001
2 2
2 2
2
2
2
2
22
A
A
A
A
A
A
B
BB
B
B
B
B
B
B
B
B
A
U220
U219
U218
C202
C201.1
U216
U217U215
U214
U213
U212
U211
U210
U209
U208
A
A A
A
A
A
A C A
A
C
A
A
BBBB
A
AA
A
AA F FFFFF
F F F F F F
F
329'-0"1' - 0"28' - 8 1/8"7 3/4"5' - 0"7 3/4"28' - 8 1/8"1' - 0"35' - 6"25' - 0"35' - 6"25' - 0"25' - 0"25' - 0"18' - 4 1/2"
35' - 6"25' - 0"35' - 6"25' - 0"
35' - 6"
12' - 4"
4" / 12"
4" / 12"4" / 12"
L
1
M-104 2
M-105
1
M-104
M-1052
A-301
2
A-301
CORRIDOR
C201
MECH
C2031' - 0"2' - 8"5' - 0"3' - 7"8' - 1"8' - 1"3' - 7"5' - 0"2' - 8"1' - 0"12' - 3"8' - 1"26' - 0"8' - 1"12' - 3"66' - 8"12' - 3" 8' - 1" 16' - 6" 20' - 4" 14' - 9 1/4" 12' - 0"14' - 8 3/4" 20' - 4" 14' - 8 3/4" 12' - 0" 14' - 9 1/4" 20' - 4" 14' - 8 1/4"
12' - 3" 6' - 9" 16' - 8" 11' - 4" 10' - 10 3/4" 11' - 0" 14' - 6" 20' - 4" 14' - 10 1/2" 12' - 0" 14' - 7 1/2" 20' - 4" 14' - 10 1/8" 12' - 0"
12' - 0"
3' - 4" 6' - 0" 3' - 4"
A-202
3
A-202
4
A-201
1
A-201
8
A-201 2 A-321
6
UNIT 204
UNIT 2A
1018 SF
UNIT 203
UNIT 1A
717 SF
UNIT 207
UNIT 1A
717 SFUNIT 201
UNIT 3A
1383 SF
UNIT 208
UNIT 1A
717 SF
UNIT 206
UNIT 2A
1029 SF
UNIT 211
UNIT 1A
717 SF
UNIT 202
UNIT 3A
1383 SF UNIT 210
UNIT 2A
1029 SF
UNIT 209
UNIT 2A
1029 SF
UNIT 205
UNIT 2A
1029 SF
5' - 0"5' - 0"6' - 0"5' - 0"5' - 0"3' - 10" 5' - 0" 3' - 5" 8' - 1" 5' - 3" 6' - 0" 5' - 3" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0" 4' - 5 1/4" 3' - 6" 5' - 0" 3' - 6" 4' - 4 3/4" 6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0" 4' - 4 3/4" 3' - 6" 5' - 0" 3' - 6" 4' - 5 1/4" 6' - 0"4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0" 4' - 4 1/4"
4' - 0" 5' - 0" 3' - 3" 6' - 9" 5' - 4" 6' - 0" 5' - 4" 3' - 0" 5' - 0" 3' - 4" 5' - 0" 3' - 0" 4' - 8" 6' - 0" 3' - 10" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0"
4' - 6 1/2"
3' - 4 1/2" 5' - 0" 3' - 7 1/2"
4' - 3 1/2"
6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0"
4' - 6 1/8"
3' - 4 1/2" 5' - 0" 3' - 7 1/2"7 3/4"5' - 0"7 3/4"2
2
2
2
A
A
A
A
A
B
B
B
B
B
BB
B
B
B
B
STAIR 2
002
U201
U202
C203
C201.2
U203
U204
U205
U206
U207 U209
U208
U211
U210U202
A
A
A A
A
A A
A
A A
A
A
A
A
A A A A
A
AA
A
F F F F F
FFFFFF
329'-0"
35' - 6"35' - 6"25' - 0"35' - 6"
44' - 7 1/4"
44' - 7 3/4"
25' - 0"35' - 6"25' - 0"35' - 6"25' - 0"
4" / 12"
L This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.Sheet No.
Sheet Title
Job No.Proj. Mgr.12/3/2021 5:51:45 AMJ:\2021\21113 Waukee Crossing Multi-Family - Hubbell\CAD-Arch\21113 Converge NW, Waukee, IA_60 Unit Apartment.rvt21113 SP
SECOND FLOOR
PLAN
A-102CONVERGE NWAPARTMENTSWAUKEE, IASCALE:1/8" = 1'-0"1 SECOND FLOOR Rev. #Issue / RevisionDate130% Set12-03-2021REFER TO CIVIL FOR ORIENTATION
FRIG.
DW
FRIG.
DW
WHFURN.WDWDWHFRIG.
DW
FURN.WDWHFRIG.
DW
FURN.WDWHFRIG.
DW FURN.WDWHFRIG.
DW FURN.WDWHFRIG.
DW
FURN.UP
UP
FRIG.
DW
WD WHFURN.
W D
WHFURN.
FRIG.
DW
WD WHFURN.WDWHFRIG.
DW FURN.FRIG.
DW
W D
WHFURN.WDWHFRIG.
DW
FURN.W
WH
FURN.
D
FRIG.
DWDWFRIG.DWWH
FURN.
FRIG.
DW
FRIG.
DW
FRIG.
DW WDWHFRIG.
DW
FURN.WDWHFRIG.
DW
FURN.WDWHFRIG.
DW FURN.WDWHFRIG.
DW
FURN.DWFRIG.DWWH
FURN.
FRIG.
DW
W D
WHFURN.
WD WHFURN.
WD WHFURN.
W D
WHFURN.
FRIG.
DW
WD WHFURN.
FRIG.
DWWHFURN.
UP
UP
1
UNIT 314
UNIT 2A
1029 SF
UNIT 316
UNIT 1A
717 SF
UNIT 315
UNIT 1A
717 SF
UNIT 317
UNIT 1A
728 SF
UNIT 320
UNIT 1B
673 SF
UNIT 308
UNIT 1A
717 SF
UNIT 319
UNIT 1A
717 SF
UNIT 312
UNIT 1A
717 SF
DATA
C302
M-105
1
M-104
M-105
CORRIDOR
C301
12' - 0" 14' - 9 1/4" 20' - 4" 14' - 8 1/4" 12' - 0" 14' - 9 3/4" 20' - 4" 14' - 7 3/4" 11' - 8" 15' - 2 1/4" 10' - 0" 14' - 7 1/2" 7' - 6 1/2" 12' - 8"12' - 8"31' - 8"9' - 0"13' - 4"20' - 4" 14' - 10 1/8" 12' - 0" 14' - 7 7/8" 20' - 4" 14' - 9 1/4" 12' - 0" 18' - 8"13' - 4"3' - 4"6' - 0"3' - 4"3' - 4" 6' - 0" 3' - 4"
7' - 0 5/8" 11' - 3 3/8" 7' - 0" 17' - 6"
6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0"
4' - 6 1/8"
3' - 4 1/2"
5' - 0"
3' - 7 1/2" 4' - 3 7/8"
6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0"
4' - 5 1/4"
3' - 4 1/2"
5' - 0"
3' - 7 1/2"
4' - 4 3/4"
6' - 0" 4' - 0" 3' - 0"
1' - 3 1/4"
2' - 0"
3' - 0"
2' - 0 5/8"
4' - 1 3/8"
3' - 0" 4' - 2"
1' - 11 3/4"3' - 0"
1' - 9 1/4"
1' - 8"
3' - 0" 3' - 6" 6' - 0" 3' - 7" 4' - 2" 5' - 0" 4' - 2"4' - 2"5' - 0"3' - 6"4' - 6"6' - 0"3' - 8 1/4"3' - 5 3/4"2' - 0"12' - 0"9' - 0"4' - 2"5' - 0"4' - 2"3' - 6" 5' - 0" 3' - 6"
4' - 5 1/4"
6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0"
4' - 4 1/4"
3' - 6" 5' - 0" 3' - 6"
4' - 5 3/4"
6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0"
4' - 3 3/4"
3' - 4" 5' - 0" 3' - 4"
4' - 10 1/4"
6' - 0" 4' - 4" 2' - 6" 5' - 0" 2' - 6" 4' - 3" 6' - 0" 4' - 4 1/2"
2' - 10 1/2" 2' - 0"
2' - 8" 3' - 6" 5' - 0" 4' - 2"
A-202
3
A-202
4
A-201
1
A-201
8
A-2013A-321
3
UNIT 310
UNIT 2A
1029 SF
UNIT 318
UNIT 2B
1043 SF
UNIT 309
UNIT 2A
1029 SF
UNIT 313
UNIT 2A
1029 SF
1
A-301
1
A-301
U309
U308 U310
U311 U313
U312
U315
U314 U316
U317
C301.1
C302
U319
U318
U320
STAIR 1
001
A
CA
A
AA
A
AA
A
A A
A
A A
A
B B B B
A
A
C
A
2 2 2 2
2
2
2
22
22
B
B
B
B
A
B
B
B
B
B
B
B
A
A
A
A
A
A
F FFFFF
F F F F F F
F
329'-0"
E
D
35' - 6"25' - 0"35' - 6"25' - 0"25' - 0"25' - 0"18' - 4 1/2"
35' - 6"
12' - 4"25' - 0"35' - 6"25' - 0"35' - 6"
UNIT 311
UNIT 1A
717 SF
L
1
M-104 2
M-105
1
M-104
M-1052
A-301
2
A-301
UNIT 304
UNIT 2A
1018 SF
UNIT 303
UNIT 1A
717 SF
UNIT 307
UNIT 1A
717 SFUNIT 301
UNIT 3A
1383 SF
UNIT 308
UNIT 1A
717 SF
UNIT 306
UNIT 2A
1029 SF
UNIT 311
UNIT 1A
717 SF
MECH
C303
CORRIDOR
C301
12' - 3"8' - 1"26' - 0"8' - 1"12' - 3"66' - 8"12' - 3" 8' - 1" 16' - 6" 20' - 4" 14' - 9 1/4" 12' - 0"14' - 8 3/4" 20' - 4" 14' - 8 3/4" 12' - 0" 14' - 9 1/4" 20' - 4" 14' - 8 1/4"
12' - 3" 6' - 9" 16' - 8"14' - 6" 20' - 4" 14' - 10 1/2" 12' - 0" 14' - 7 1/2" 20' - 4" 14' - 10 1/8" 12' - 0"
12' - 0"
3' - 4" 6' - 0" 3' - 4"
4' - 0" 5' - 0" 3' - 3" 6' - 9" 5' - 4" 6' - 0" 5' - 4" 3' - 0" 5' - 0" 3' - 4"
3' - 11 3/4"
3' - 0" 3' - 11"
3' - 0"
5' - 0" 3' - 0" 4' - 8" 6' - 0" 3' - 10" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0"
4' - 6 1/2"
3' - 4 1/2"
5' - 0"
3' - 7 1/2"
4' - 3 1/2"
6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0"
4' - 6 1/8"
3' - 4 1/2"
5' - 0"
3' - 7 1/2" 4' - 3 7/8"
11' - 4" 10' - 10 3/4" 11' - 0"
1' - 0"
2' - 10" 5' - 0" 3' - 5" 8' - 1" 5' - 3" 6' - 0" 5' - 3" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0"
4' - 5 1/4"
3' - 6" 5' - 0" 3' - 6"
4' - 4 3/4"
6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0"
4' - 4 3/4"
3' - 6" 5' - 0" 3' - 6"
4' - 5 1/4"
6' - 0" 4' - 4" 3' - 4" 5' - 0" 3' - 8" 5' - 0" 3' - 4" 4' - 4" 6' - 0"
4' - 4 1/4"
3' - 6"3' - 8"5' - 0"3' - 7"8' - 1"5' - 0"5' - 0"6' - 0"5' - 0"5' - 0"8' - 1"3' - 7"5' - 0"3' - 8"A-202
3
A-202
4
A-201
1
A-201
8
A-201 2 A-321
7
UNIT 302
UNIT 3A
1383 SF UNIT 310
UNIT 2A
1029 SF
UNIT 309
UNIT 2A
1029 SF
UNIT 305
UNIT 2A
1029 SF
A
A
A
A
A
A
A A A A A A A A
A A
A
A A
A
A A
U302
U301 U303
C301.2
C303
U304
U305
U306
U307
U308
U309
U310
U311
STAIR 2
002
2 2 2 2
2
2
2
2
2
2 2
B
B
B
B
B
B
B
B
B
B
B
A
A
A
A
A
F F F F F F
FFFFFF
329'-0"
E
D
35' - 6"35' - 6"25' - 0"35' - 6"
44' - 7 3/4"25' - 0"35' - 6"25' - 0"35' - 6"25' - 0"
L This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.Sheet No.
Sheet Title
Job No.Proj. Mgr.12/3/2021 5:51:49 AMJ:\2021\21113 Waukee Crossing Multi-Family - Hubbell\CAD-Arch\21113 Converge NW, Waukee, IA_60 Unit Apartment.rvt21113 SP
THIRD FLOOR
PLAN
A-103CONVERGE NWAPARTMENTSWAUKEE, IASCALE:1/8" = 1'-0"1 THIRD FLOOR Rev. #Issue / RevisionDate130% Set12-03-2021REFER TO CIVIL FOR ORIENTATION
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS AND OTHER DISCIPLINES
DOCUMENTS.
2. ALL FIXTURES AND EQUIPMENT SHOWN SHOULD BE CONSIDERED CONCEPTUAL AND MAY BE PROVIDED
FOR COORDINATION PURPOSES ONLY. REFER TO CIVIL, FIRE SUPPRESSION, PLUMBING, MECHANICAL,
ELECTRICAL, COMMUNICATIONS, ELECTRONIC SAFETY & SECURITY DOCUMENTS &/OR CONSULTANTS FOR
SPECIFIC DESIGN INFORMATION & REQUIREMENTS. REFER TO STRUCTURAL DRAWINGS FOR ROOF
OPENING STRUCTURAL FRAMING.
3. ALL ROOF PENETRATIONS FOR MINOR ROOF VENTS AND SIMILAR ITEMS MAY NOT BE INDICATED ON THE
ROOF PLAN: HOWEVER, ALL ROOF FLASHING WORK SHALL BE PROVIDED BY THE ROOFING
SUBCONTRACTOR SO AS TO OBTAIN FULL ROOFING WARRANTIES. REFER TO ALL OTHER CONSTRUCTION
DOCUMENTS FOR ADDITIONAL ROOF PENETRATIONS REQUIRING ROOF FLASHING WORK.
4. IT SHOULD BE THE RESPONSIBILITY OF THE ROOF SUB-CONTRACTOR TO PROVIDE ALL NECESSARY DETAILS
AND SYSTEMS TO ACCOMMODATE EXPANSION/CONTRACTION OF THE BUILDING AND BUILDING
COMPONENTS FOR A LONG-LASTING ROOF.
5. CONTRACTOR SHALL KEEP ROOF CLEAN OF ALL DEBRIS DURING ALL CONSTRUCTION WORK.
6. ROOF SYSTEM AND ANY WORK ASSOCIATED WITH THE ROOF SHALL BE DONE AS TO NOT VOID ANY ROOF
WARRANTIES.
7. FLASHING:
A. FLASHING SHALL BE INSTALLED IN SUCH A MANNER SO AS TO PREVENT MOISTURE ENTERING THE WALL
AND ROOF THROUGH JOINTS IN COPINGS & AT INTERSECTIONS WITH PARAPET WALLS & OTHER
PENETRATIONS THROUGH THE ROOF PLANE.
B. FLASHING SHALL BE INSTALLED AT WALL AND ROOF INTERSECTIONS, AT GUTTERS, WHEREVER THERE
IS A CHANGE IN ROOF SLOPE OR DIRECTION AND AROUND ROOF OPENINGS. WHERE FLASHING IS
METAL, THE METAL SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN 0.019”, NO.
26 GALVANIZED SHEET.
8. ROOF DRAINAGE:
A. DESIGN OF ROOF DRAINAGE SYSTEMS SHALL COMPLY WITH THE INT'L PLUMBING CODE. FINAL DETAILED
DESIGN OF ROOF DRAINAGE SYSTEMS TO BE BY PLUMBING CONSULTANT.
B. OVERSIZED ROOF DRAINS, GUTTERS AND/OR DOWNSPOUTS SHOULD BE PROVIDED TO ELIMINATE ANY
OVERFLOW OR BACKUP.
C. NOT LESS THAN 2 ROOF DRAINS SHALL BE INSTALLED IN ROOF AREAS 10,000 SF OR LESS AND NOT LESS
THAN FOUR ROOF DRAINS SHALL BE INSTALLED IN ROOFS OVER 10,000 SF IN AREA.
D. WHERE ROOF DRAINS ARE REQUIRED, SECONDARY (EMERGENCY) ROOF DRAINS OR SCUPPERS SHALL
BE PROVIDED WHERE THE ROOF PERIMETER CONSTRUCTION EXTENDS ABOVE THE ROOF IN SUCH A
MANNER THAT WATER WILL BE ENTRAPPED IF THE PRIMARY DRAINS ALLOW BUILDUP FOR ANY REASON.
a. SECONDARY ROOF DRAIN SYSTEMS SHALL HAVE THE END POINT OF DISCHARGE SEPARATE FROM
THE PRIMARY SYSTEM. DISCHARGE SHALL BE ABOVE GRADE, IN A LOCATION THAT WOULD
NORMALLY BE OBSERVED BY THE BUILDING OCCUPANTS OR MAINTENANCE PERSONNEL.
b. SECONDARY SCUPPERS SHALL BE SIZED TO PREVENT THE DEPTH OF PONDING WATER FROM
EXCEEDING THAT FOR WHICH THE ROOF WAS DESIGNED. THEY SHALL HAVE AN OPENING
DIMENSION OF NOT LESS THAN 4”.
c. A CRICKET OR SADDLE SHALL BE INSTALLED ON THE RIDGE SIDE OF ANY PENETRATION GREATER
THAN 30" WIDE AS MEASURED PERPENDICULAR TO THE SLOPE.
d. ALL ROOF SLOPES, INCLUDING FLATTENED ROOF AREAS TO OBTAIN POSITIVE DRAINAGE, TO BE
INTEGRATED INTO UNDERLYING ROOF SUPPORT DESIGN. PROVIDE TAPERED RIGID INSULATION TO
MAINTAIN MINIMUM 1/4" PER FOOT SLOPE AT ALL FLATTENED ROOF AREAS TO ENSURE POSITIVE
DRAINAGE ALL THE WAY TO ROOF DRAIN FROM ALL PENETRATIONS AND CHANGES IN ROOF
SLOPES.
E. PROVIDE CONCRETE SPLASH BLOCKS AT ALL DOWNSPOUT LOCATIONS.
9. ROOF VENTILATION INTAKE & EXHAUST VENTS SHALL BE PROVIDED IN EACH & ALL ENCLOSED ATTICS &/OR
RAFTER SPACES TO CREATE CROSS VENTILATION IN ACCORDANCE WITH CODES & THE MANUFACTURES
INSTALLATION INSTRUCTIONS.
10. INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER AROUND ALL EXTERIOR
PENETRATIONS TO PREVENT WATER AND SPRINKLER PIPE FREEZING.
11. ACCESS TO UNOCCUPIED SPACES
A. CRAWL SPACES SHALL BE PROVIDED WITH NO FEWER THAN 1 ACCESS OPENING WHICH SHALL NOT BE
LESS THAN 18" X 24".
B. AN OPENING OF NOT LESS THAN 20"X30" SHALL BE PROVIDED TO ANY ATTIC AREA HAVING A CLEAR
HEIGHT OF OVER 30". CLEAR HEADROOM OF NOT LESS THAN 30" SHALL BE PROVIDED IN THE ATTIC
SPACE AT OR ABOVE THE ACCESS OPENING.
C. ACCESS TO MECHANICAL APPLIANCES INSTALLED IN UNDER FLOOR AREAS, IN ATTIC SPACES AND ON
ROOFS OR ELEVATED STRUCTURES SHALL BE IN ACCORDANCE WITH THE INT'L MECHANICAL CODE.
a. ATTICS CONTAINING APPLIANCES SHALL BE PROVIDED WITH AN OPENING AND UNOBSTRUCTED
PASSAGEWAY LARGE ENOUGH TO ALLOW REMOVAL OF THE LARGEST APPLIANCE. THE
PASSAGEWAY SHALL NOT BE LESS THAN 30”H X 22”W AND NOT MORE THAN 20’ IN LENGTH
MEASURED ALONG THE CENTERLINE OF THE PASSAGEWAY FROM THE OPENING TO THE APPLIANCE.
THE PASSAGEWAY SHALL HAVE CONTINUOUS SOLD FLOORING NOT LESS THAN 24” WIDE. A LEVEL
SURFACE SPACE NOT LESS THAN 30”D X 30”W SHALL BE PRESENT AT THE FRONT OF SERVICE SIDE
OF THE APPLIANCE.
12. PROVIDE ROOF SNOW GUARDS/SPIKES ABOVE ALL ENTRY/EXIT POINTS TO BUILDING.
13. ROOF TRUSSES DESIGN BUILD BY TRUSS MANUFACTURER.
14. ASPHALT SHINGLES:
A. ASPHALT SHINGLES SHALL ONLY BE USED ON ROOF SLOPES OF 2:12 OR GREATER.
B. FOR ROOF SLOPES FROM 2:12 (17%) & UP TO 4:12 (33%), UNDERLAYMENT SHALL BE 2 LAYERS APPLIED IN
THE FOLLOWING MANNER. APPLY A MINIMUM 19” WIDE STRIP OF UNDERLAYMENT FELT PARALLEL WITH
& STARTING AT THE EAVES, FASTENED SUFFICIENTLY TO HOLD IN PLACE. STARTING AT THE EAVE,
APPLY 36” WIDE SHEETS OF UNDERLAYMENT OVERLAPPING SUCCESSIVE SHEETS 19”, BY FASTENED
SUFFICIENTLY TO HOLD IN PLACE.
C. FOR ROOF SLOPES OF 4:12 (33%) OR GREATER, UNDERLAYMENT SHALL BE ONE LAYER APPLIED IN THE
FOLLOWING MANNER. UNDERLAYMENT SHALL BE APPLIED SHINGLE FASHION, PARALLEL TO &
STARTING FROM THE EAVE & LAPPED 2”, FASTENED SUFFICIENTLY TO HOLD IN PLACE.
D. AN ICE BARRIER THAT CONSISTS OF AT LEAST TWO LAYER OF UNDERLAYMENT CEMENTED TOGETHER
OR OF A SELF-ADHERING POLYMER MODIFIED BITUMEN SHEET SHALL BE USED IN LIEU OF NORMAL
UNDERLAYMENT AND EXTEND FROM THE LOWEST EDGES OF ALL ROOF SURFACES TO A POINT AT
LEAST 24" INSIDE THE EXTERIOR WALL LINE OF THE BUILDING.
GENERAL ROOF PLAN NOTES
DRAFTSTOPPING ONLY REQUIRED IN COMBUSTIBLE BUILDINGS WITHOUT AUTOMATIC SPRINKLER
SYSTEMS THROUGHOUT.
1. DRAFTSTOPPING IN FLOORS SHALL BE INSTALLED TO SUBDIVIDE FLOOR/CEILING ASSEMBLIES:
A. GROUPS ALL R-1; R-2 WITH 3 OR MORE DWELLING UNITS; R-3 WITH 2 DWELLING UNITS; & ALL
R-4 BUILDINGS – SHALL BE LOCATED ABOVE & IN-LINE WITH THE DWELLING UNIT AND SLEEPING
UNIT SEPARATIONS.
B. ALL OTHER GROUPS – SHALL BE INSTALLED SO THAT HORIZONTAL FLOOR AREAS DO NOT
EXCEED 1,000 SF.
2. DRAFTSTOPPING IN ATTICS SHALL BE INSTALLED TO SUBDIVIDE ATTIC SPACES & CONCEALED
ROOF SPACES:
3. GROUPS ALL R-1; & R-2 WITH 3 OR MORE DWELLING UNITS – SHALL BE LOCATED ABOVE & IN-LINE
WITH THE SLEEPING UNIT & DWELLING UNIT SEPARATION W ALLS THAT DO NOT EXTEND TO THE
UNDERSIDE OF THE ROOF SHEATHING ABOVE.
A. EXCEPTION 1: WHERE CORRIDOR WALLS PROVIDE A SEPARATION, ONLY REQUIRED ABOVE
ONE OF THE CORRIDOR WALLS.
B. EXCEPTION 3: R-2 THAT DO NOT EXCEED 4 STORIES ABOVE GRADE PLANE, THE ATTIC
SPACE SHALL BE SUBDIVIDED INTO AREAS NOT EXCEEDING 3,000 SF OR ABOVE EVERY 2
DWELLING UNITS, WHICHEVER IS SMALLER.
A. ALL OTHER GROUPS - SHALL BE INSTALLED SUCH THAT ANY HORIZONTAL AREA DOES NOT
EXCEED 3,000 SF.
4. DRAFTSTOPPING MATERIALS SHALL BE NO LESS THAN 1/2" GYP BD, 3/8" WOOD STRUCTURAL
PANEL, OR 3/8" PARTICLEBOARD, 1" NOMINAL LUMBER, CEMENT FIBERBOARD, BATTS OR
BLANKETS OF MINERAL WOOL OR GLASS FIBER, ADEQUATELY SUPPORTED.
5. OPENINGS IN THE DRAFTSTOPPING SHALL BE PROTECTED BY SELF-CLOSING DOORS W/
AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE DRAFTSTOPPING PARTITIONS.
DRAFTSTOPPING NOTES
1. PENETRATIONS INTO OR THROUGH FIRE-RESISTIVE-RATED WALL ASSEMBLIES AND HORIZONTAL
ASSEMBLIES SHALL BE PROTECTED BY APPROVED PENETRATION FIRESTOP SYSTEMS DESIGNED TO
RESIST THE PASSAGE OF FIRE FOR A TIME PERIOD NOT LESS THAN THE REQUIRED FIRE-RESISTANCE
RATING WHICH IT IS INSTALLED.
2. ALL JOINTS INSTALLED IN OR BETWEEN FIRE-RESISTIVE-RATED WALLS, FLOORS OR FLOOR/CEILING
ASSEMBLIES AND ROOFS OR ROOF/CEILING ASSEMBLIES SHALL BE PROTECTED BY APPROVED FIRE-
RESISTANT JOINT SYSTEM DESIGNED TO RESIST THE PASSAGE OF FIRE FOR A TIME PERIOD NOT LESS
THAN THE REQUIRED FIRE-RESISTANCE RATING WHICH IT IS INSTALLED. (IBC 2012 Sec. 715)
GENERAL ROOF PLAN NOTES
M-104
1
M-105
1
M-104
8
M-105
8
A-202
3
A-202
4
A-201
1
A-201
8
A-20134" / 12"4" / 12"4" / 12"4" / 12"4" / 12"
4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"
RC
RC
PREFINISHED CONTINUOUS OVERSIZED
GUTTER OVER PREFINISHED SHEET METAL
FASCIA OVER 2X WOOD FASCIA BOARD, TYP.
PREFINISHED CONTINUOUS OVERSIZED
GUTTER OVER PREFINISHED SHEET METAL
FASCIA OVER 2X WOOD FASCIA BOARD, TYP.
PROVIDE ICE BARRIER MEMBRANE WHICH SHALL EXTEND
FROM THE LOWEST EDGES OF ALL ROOF SURFACES TO A
POINT AT LEAST 24" INSIDE THE EXTERIOR WALL LINE OF
THE BUILDING AND ALL VALLEYS FIELD CONDITIONS &
ROOFING MANUFACTURER'S SPECIFICATIONS PRIOR TO
INSTALLATION. INSTALL PER ROOFING & MEMBRANE
MANUFACTURER'S INSTRUCTIONS, TYP.@ MAIN ROOF2' - 0" TYP.@ UPPER ROOFS1' - 6" TYP.OUTLINE OF BUILDING BELOW
CONTINUOUS RIDGE VENTS, TYP.
4" / 12"
4" / 12"4" / 12"
M-104
1
M-104 2
M-105
1
M-104
8
M-105
8
2
A-301
2
A-301
A-202
3
A-202
4
A-201
1
A-201
8
A-201 2
RC 4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"
4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"
4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"
RC
PROVIDE ICE BARRIER MEMBRANE WHICH SHALL EXTEND
FROM THE LOWEST EDGES OF ALL ROOF SURFACES TO A
POINT AT LEAST 24" INSIDE THE EXTERIOR WALL LINE OF
THE BUILDING AND ALL VALLEYS FIELD CONDITIONS &
ROOFING MANUFACTURER'S SPECIFICATIONS PRIOR TO
INSTALLATION. INSTALL PER ROOFING & MEMBRANE
MANUFACTURER'S INSTRUCTIONS, TYP.
CONTINUOUS RIDGE VENTS, TYP.@ MAIN ROOF2' - 0" TYP.@ UPPER ROOFS1' - 6" TYP.A-412 7
PREFINISHED CONTINUOUS OVERSIZED
GUTTER OVER PREFINISHED SHEET METAL
FASCIA OVER 2X WOOD FASCIA BOARD, TYP.
PREFINISHED CONTINUOUS OVERSIZED
GUTTER OVER PREFINISHED SHEET METAL
FASCIA OVER 2X WOOD FASCIA BOARD, TYP.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.Sheet No.
Sheet Title
Job No.Proj. Mgr.12/3/2021 5:51:52 AMJ:\2021\21113 Waukee Crossing Multi-Family - Hubbell\CAD-Arch\21113 Converge NW, Waukee, IA_60 Unit Apartment.rvt21113 SP
ROOF PLAN
A-111CONVERGE NWAPARTMENTSWAUKEE, IASCALE:1/8" = 1'-0"1 ROOF PLAN Rev. #Issue / RevisionDate130% Set12-03-2021
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS
AND OTHER DISCIPLINES DOCUMENTS.
2. ALL CONDUIT RUNS & SERVICE LINES SHALL BE GROUPED TOGETHER IN A NEAT &
ORDERLY MANNER AND SHOULD PENETRATE THE WALL AT THE LOWEST POINT
AND ARE NOT TO RUN OVER THE TOP OF PARAPET. ALL OTHER CONDUITS &
JUNCTION BOXES FOR EXTERIOR FIXTURES & EQUIPMENT SHALL BE FULLY
CONCEALED WITHIN THE BUILDING CONSTRUCTION.
3. ALL HORIZONTAL TRANSITIONS BETWEEN DIFFERENT MATERIALS SHALL BE
FLASHED CONTINUOUS FROM UP BEHIND UPPER MATERIAL AND EXTEND OVER TO
EXTERIOR FACE OF LOWER MATERIAL WITH DRIP EDGE.
4. ANY RETURNS OR BLIND ELEVATIONS NOT SHOWN SHALL BE SIMILAR IN MATERIAL
AND MAKEUP TO ADJACENT CONDITIONS OR OTHER SIMILAR CONDITIONS.
5. NO EXPOSED MASONRY/MATERIAL CORES. MASONRY RETURNS AT
WINDOWS/OPENINGS ARE REQUIRED IF FRAMING IS NOT DEEP ENOUGH TO
PROVIDE CLOSURE AT THE BACKSIDE OF MASONRY FOR AN EFFECTIVELY SEALED
JOINT.
6. MATERIALS ABOVE CANOPIES & AWNINGS TO BE CONTINUED DOWN BEHIND THEM
U.O.N., TYP.
7. ANY EXPOSED ROOFING MEMBRANE VISIBLE FROM A PUBLIC RIGHT AWAY MUST
MATCH THE PRIMARY WALL MATERIAL COLOR.
8. INSTALL VERTICAL EXPANSION JOINTS PER STRUCTURAL OR MINIMAL AT
COLUMN/GRID LINES AND AT THE HEAD OF DOOR JAMBS/OPENINGS OR AS
OTHERWISE NOTED OR WHERE REQUIRED PER STANDARD MATERIAL PRACTICE TO
REDUCE STRESS CRACKING. NO CONTROL JOINT/EXPANSION JOINT AT MAIN
STRUCTURAL BEARING LOCATIONS. VERIFY JOINTS WITH ARCHITECT.
9. CAULK & SEAL ALL TRANSITION-CONTROL-EXPANSION AT ALL EXTERIOR
MATERIALS.
10. PROVIDE CAST REGLETS JUST IN FROM THE OUTER EDGE ON UNDERSIDE OF FACE
MATERIAL OR DRIP EDGE AT ALL OVERHANGS & SOFFITS.
11. INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER AROUND
ALL EXTERIOR PENETRATIONS TO PREVENT WATER AND SPRINKLER PIPE
FREEZING.
12. WHERE EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF PAVING TO BE 1/4"
LOWER THAN INTERIOR FINISH FLOOR, SLOPING CONTINUOUSLY AWAY FROM
BUILDING A MINIMUM OF 5’. WHERE DOOR STOOP, 48" OUT FROM DOOR 1:48(2%)
MAX. SLOPE, AFTER 48" AWAY FROM DOOR 1:20(5%) MAXIMUM SLOPE TO PUBLIC
WAY. (REFER TO CIVIL)
13. WHERE NO EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF FINISHED
LANDSCAPE A MINIMUM OF 4" BELOW INTERIOR FINISH FLOOR AND 4” BELOW
EXTERIOR WALL FLASHING/WEEPS, SLOPING CONTINUOUSLY AWAY FROM BUILDING
A MINIMUM OF 5’. (REFER TO CIVIL)
14. ADDRESS SHALL BE PROVIDED ON STREET SIDE OF BUILDING AND ON MONUMENT
SIGN. NUMBERS A MINIMUM 5 INCH CONTRASTING COLOR NUMBERS WITH MINIMUM
1/2" STROKE.
15. IF ANY SIGNAGE OR SIGN BASE IS SHOWN IT IS FOR REFERENCE ONLY, FINAL
DESIGNS AND/OR ALLOWANCES SHALL BE DETERMINED WITH APPROVED SIGNAGE
PERMIT(S).
ACTUAL DETAILS & DIMENSIONS MAY VARY AND ARE SUBJECT TO CHANGE. ALL
DRAWINGS ARE SUBJECT TO AUTHORITY HAVING JURISDICTION APPROVAL. SIGNAGE
SHOWN DOES NOT REPRESENT ALLOWABLE SIGNAGE PERMITTING/APPROVAL OF ALL
SIGNAGE PER CURRENT CITY ORDINANCE BY OTHERS.
GENERAL EXTERIOR ELEVATION NOTES
TYPICAL U.O.N.
• EXPOSED CONCRETE: GRIND SMOOTH & RUB/COAT WITH CEMENT SLURRY.
• METAL RAILINGS: GALVANIZED & PAINTED TO MATCH ADJACENT MATERIAL.
• FASCIA & SOFFIT: METAL PREFINISHED TO MATCH ADJACENT ROOF COLOR.
• SCUPPERS, GUTTERS & DOWNSPOUTS: METAL PREFINISHED TO MATCH ADJ.
MATERIAL.
• CAULKS & SEALANTS: COLOR MATCHED TO ADJACENT MATERIAL.
• HOLLOW METAL MAN DOORS & FRAMES: PAINTED TO MATCH ADJACENT MATERIAL.
• OVERHEAD PANEL DOORS: METAL PRE-FINISHED WHITE.
• LOUVERS: METAL PRE-FINISHED TO MATCH ADJACENT MATERIAL COLOR.
• LIGHT FIXTURES: METAL PRE-FINISHED HOUSINGS TO MATCH ADJ. OPENING
FRAMING.
• MECHANICAL EQUIPMENT: IF NOT SCREENED, COLOR TO MATCH ADJACENT
MATERIAL.
• EXTERIOR UTILITY EQUIPMENT: IF ALLOWED, PAINTED TO MATCH ADJACENT
MATERIAL.
• TRIM SIZES, TYP. U.O.N.:
WINDOWS & DOORS 3-1/2”
VERTICAL 3-1/2”
HORIZONTAL 5-1/2”
MISC EXTERIOR MATERIAL FINISHES
FIRST FLOOR
100' - 0"
THIRD FLOOR
122' - 4 5/8"
TRUSS BEARING
131' - 4 7/8"
SECOND FLOOR
111' - 2 3/4"
?
STN
??
?
STN
?
?
?
?
STN
FCB-1
STN
?FCP-1
FAS-2
TRM
?
FAS-2
RF
FCB-1 FCB-1
FCB-1
FCP-1 FCP-1
FCB-2 FCB-2
BRK
1
A-301
B
B
B
B
BB
B
B
B
B
E
D
A
A
AA
A
AA
A
AA
A
AA
A
AA
A
AA
A
A
143' - 9 13/16"
F
F
F
F
F
F
F
F
F
F
F
F
F
F
F
CONTINUOUS RIDGE VENT
FAS-1 GRD4" / 12"4" / 12"4" / 12"4 " / 1 2 "
4" / 12"
4 " / 1 2 "4" / 12"4 " / 1 2 "4" / 12"4 " / 1 2 "
4 " / 1 2 "
4" / 12"
4" / 12"
G C100.1
FIRST FLOOR
100' - 0"
THIRD FLOOR
122' - 4 5/8"
TRUSS BEARING
131' - 4 7/8"
SECOND FLOOR
111' - 2 3/4"
2
A-301
FCP-1
FCP-2
BRK
?
?
STN
FCB-1
FCB-1
STN
?
?
?
STN
?FCP-1
?
?
?
STN
RF
?
TRM
FAS-2 FAS-2
8
A-321
A
A
A A
A
A
D
E
A
A
A A
A
A A
A
A A
A
A A
A
A A
A
AF
F
F
F
F
F
F
F
F
F
F
F
CONTINUOUS RIDGE VENT
GC100.2
FAS-1 GRD4" / 12"4" / 12"4" / 12"4 " / 1 2 "
4 " / 1 2 "4" / 12"4 " / 1 2 "
4 " / 1 2 "
FIRST FLOOR
100' - 0"
THIRD FLOOR
122' - 4 5/8"
TRUSS BEARING
131' - 4 7/8"
SECOND FLOOR
111' - 2 3/4"
FCP-1
FCP-2
BRK
STN
FCB-2
FCP-2
FCP-1
BRK
FCB-1
RF
FAS-2 FAS-2
TRM
?
A
A
A
A
A
A A
A
A A
A
A
CONTINUOUS RIDGE VENT
4 " / 1 2 "4" / 12"
4 " / 1 2 "
4" / 12"
4 " / 1 2 "4" / 12"4" / 12"FIRST FLOOR
100' - 0"
THIRD FLOOR
122' - 4 5/8"
TRUSS BEARING
131' - 4 7/8"
SECOND FLOOR
111' - 2 3/4"
FAS-2FAS-2
?TRM
RF
?
STN
FCP-2
FCP-1 FCP-1
BRK BRK
FCB-1
A
A
A C
C
C A
B
A
CONTINUOUS RIDGE VENT
4 " / 1 2 "4" / 12"
4 " / 1 2 "
4" / 12"
4 " / 1 2 "4" / 12"
F
F
F4" / 12"FCP-2 This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.Sheet No.
Sheet Title
Job No.Proj. Mgr.12/3/2021 5:51:55 AMJ:\2021\21113 Waukee Crossing Multi-Family - Hubbell\CAD-Arch\21113 Converge NW, Waukee, IA_60 Unit Apartment.rvt21113 SP
EXTERIOR
ELEVATIONS
A-201CONVERGE NWAPARTMENTSWAUKEE, IAEXTERIOR MATERIAL LEGEND
MAT.
LABEL MATERIAL DESCRIPTION
BRK MERIDIAN BRICK, THIN BRICK, COLOR - AMARO, NATURAL MORTAR (CLASS 2)
DS PREFINISHED METAL DOWNSPOUT, COLOR - WHITE
FAS-1 HARDIE FASCIA BOARD, SMOOTH, COLOR - ARCTIC WHITE
FAS-2 PREFINISHED METAL FASCIA, COLOR - WHITE
FCB-1 FIBER CEMENT LAP SIDING, SMOOTH, 6" REVEAL, COLOR - ARCTIC WHITE (CLASS 3)
FCB-2 FIBER CEMENT LAP SIDING, SMOOTH, 6" REVEAL, COLOR - BOOTHBAY BLUE (CLASS 3)
FCB-3 FIBER CEMENT LAP SIDING, SMOOTH, 6" REVEAL, COLOR - AGED PEWTER (CLASS 3)
FCP-1 FIBER CEMENT PANEL SMOOTH SIDING, COLOR - COBBLESTONE (CLASS 3)
FCP-2 FIBER CEMENT PANEL SMOOTH SIDING, COLOR - AGED PEWTER (CLASS 3)
GUT PREFINISHED SEAMLESS GUTTERS (EXTRA DARK BRONZE)
RF ARCHITECTURAL ASPHALT ROOFING SHINGLES, COLOR - CHARCOAL
SF-1 T.B. ALUMINUM STOREFRONT FRAMING: CLEAR ANODIZED FINISH
STN CENTURION STONE, COASTAL OHIO LIMESTONE (CLASS 2)
TRM 5/4 HARDIE TRIM BOARD, SMOOTH, COLORPLUS, COLOR - ARCTIC WHITE
VIS INSULATED VISION GLASS: CLEAR W/ LOW E COATING IN VINYL RESIDENTIALSTYLE WINDOW (CLASS 1)
SCALE:1/8" = 1'-0"1 FRONT ELEVATION BOTH BUILDINGS
SOUTH ELEVATION BUILDING #1
WEST ELEVATION BUILDING #2
SCALE:1/8" = 1'-0"2 SIDE ELEVATION 1
SCALE:1/8" = 1'-0"3 SIDE ELEVATION 2 Rev. #Issue / RevisionDate130% Set12-03-2021FRONT ELEVATION EXCLUDING OPENINGS: 7789 SF (TOTAL = 10,442 SF)
STONE/BRICK = 2821 SF (36%>35%)
FIBER CEMENT PANEL & BOARD: 4968 SF
SIDE ELEVATION 1 EXCLUDING OPENINGS: 1808 SF (TOTAL = 2210 SF)
STONE/BRICK = 706 SF (39%>35%)
FIBER CEMENT PANEL & BOARD: 1102 SF
EXTERIOR MATERIAL CALCULATIONS:
SIDE ELEVATION 2 EXCLUDING OPENINGS: 1933 SF (TOTAL = 2267 SF)
STONE/BRICK = 729 SF (38% >35%)
FIBER CEMENT PANEL & BOARD: 1204 SF
FIRST FLOOR
100' - 0"
THIRD FLOOR
122' - 4 5/8"
TRUSS BEARING
131' - 4 7/8"
SECOND FLOOR
111' - 2 3/4"
2
A-301
?
TRM
FAS-2FAS-2
RF
?
STN
FCP-1FCP-1
?
STN
?
?
STN
?
?
FCP-2
FCP-1
BRK
????
8
A-321
A
A
A A
A
A A
A
A A A
AA
A A A
A
A A A
AA
A A
A
A
AF
F
F
F
F
F
F
F
F
F
F
F
F
F
F
CONTINUOUS RIDGE VENT
4" / 12"4" / 12"4 " / 1 2 "4" / 12"4 " / 1 2 "4" / 12"
4" / 12"
4 " / 1 2 "4" / 12"FAS-1GRD
FIRST FLOOR
100' - 0"
THIRD FLOOR
122' - 4 5/8"
TRUSS BEARING
131' - 4 7/8"
SECOND FLOOR
111' - 2 3/4"
?
RF
??
STN STN STN
?
FCP-1FCP-1
?
???FCP-1
FCP-2
FCP-1
BRK
?
TRM
FAS-2 FAS-2
?
1
A-301
A
A
A C
C
C A
A
A A
A
A
A
A
A A
A
A A
A
A A A
AA
A A
F
F
F
F
F
F
F
F
F
F
F
F
F
F
F
CONTINUOUS RIDGE VENT
4" / 12"4" / 12"4 " / 1 2 "
4 " / 1 2 "4" / 12"4 " / 1 2 "4" / 12"4 " / 1 2 "4" / 12"FAS-1 GRD
TYPICAL U.O.N.
• EXPOSED CONCRETE: GRIND SMOOTH & RUB/COAT WITH CEMENT SLURRY.
• METAL RAILINGS: GALVANIZED & PAINTED TO MATCH ADJACENT MATERIAL.
• FASCIA & SOFFIT: METAL PREFINISHED TO MATCH ADJACENT ROOF COLOR.
• SCUPPERS, GUTTERS & DOWNSPOUTS: METAL PREFINISHED TO MATCH ADJ.
MATERIAL.
• CAULKS & SEALANTS: COLOR MATCHED TO ADJACENT MATERIAL.
• HOLLOW METAL MAN DOORS & FRAMES: PAINTED TO MATCH ADJACENT MATERIAL.
• OVERHEAD PANEL DOORS: METAL PRE-FINISHED WHITE.
• LOUVERS: METAL PRE-FINISHED TO MATCH ADJACENT MATERIAL COLOR.
• LIGHT FIXTURES: METAL PRE-FINISHED HOUSINGS TO MATCH ADJ. OPENING
FRAMING.
• MECHANICAL EQUIPMENT: IF NOT SCREENED, COLOR TO MATCH ADJACENT
MATERIAL.
• EXTERIOR UTILITY EQUIPMENT: IF ALLOWED, PAINTED TO MATCH ADJACENT
MATERIAL.
• TRIM SIZES, TYP. U.O.N.:
WINDOWS & DOORS 3-1/2”
VERTICAL 3-1/2”
HORIZONTAL 5-1/2”
MISC EXTERIOR MATERIAL FINISHES
This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.Sheet No.
Sheet Title
Job No.Proj. Mgr.12/3/2021 5:51:57 AMJ:\2021\21113 Waukee Crossing Multi-Family - Hubbell\CAD-Arch\21113 Converge NW, Waukee, IA_60 Unit Apartment.rvt21113 SP
EXTERIOR
ELEVATIONS
A-202CONVERGE NWAPARTMENTSWAUKEE, IASCALE:1/8" = 1'-0"3 REAR ELEVATION BOTH BUILDINGS Rev. #Issue / RevisionDate130% Set12-03-2021REAR ELEVATION: 7,795 SF EXCLUDING GLAZING (TOTAL = 10,429 SF)
STONE/BRICK = 2738 SF (35%)
FIBER CEMENT PANEL & BOARD: 5057 SF
EXTERIOR MATERIAL CALCULATIONS:
EXTERIOR MATERIAL LEGEND
MAT.
LABEL MATERIAL DESCRIPTION
BRK MERIDIAN BRICK, THIN BRICK, COLOR - AMARO, NATURAL MORTAR (CLASS 2)
DS PREFINISHED METAL DOWNSPOUT, COLOR - WHITE
FAS-1 HARDIE FASCIA BOARD, SMOOTH, COLOR - ARCTIC WHITE
FAS-2 PREFINISHED METAL FASCIA, COLOR - WHITE
FCB-1 FIBER CEMENT LAP SIDING, SMOOTH, 6" REVEAL, COLOR - ARCTIC WHITE (CLASS 3)
FCB-2 FIBER CEMENT LAP SIDING, SMOOTH, 6" REVEAL, COLOR - BOOTHBAY BLUE (CLASS 3)
FCB-3 FIBER CEMENT LAP SIDING, SMOOTH, 6" REVEAL, COLOR - AGED PEWTER (CLASS 3)
FCP-1 FIBER CEMENT PANEL SMOOTH SIDING, COLOR - COBBLESTONE (CLASS 3)
FCP-2 FIBER CEMENT PANEL SMOOTH SIDING, COLOR - AGED PEWTER (CLASS 3)
GUT PREFINISHED SEAMLESS GUTTERS (EXTRA DARK BRONZE)
RF ARCHITECTURAL ASPHALT ROOFING SHINGLES, COLOR - CHARCOAL
SF-1 T.B. ALUMINUM STOREFRONT FRAMING: CLEAR ANODIZED FINISH
STN CENTURION STONE, COASTAL OHIO LIMESTONE (CLASS 2)
TRM 5/4 HARDIE TRIM BOARD, SMOOTH, COLORPLUS, COLOR - ARCTIC WHITE
VIS INSULATED VISION GLASS: CLEAR W/ LOW E COATING IN VINYL RESIDENTIALSTYLE WINDOW (CLASS 1)
WDWHFRIG.
DW
FURN.W
WH
FURN.
D
FRIG.
DW
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS AND OTHER
DISCIPLINES DOCUMENTS.
2. ALL FURNITURE, FIXTURES AND EQUIPMENT SHOWN SHOULD BE CONSIDERED CONCEPTUAL AND
MAY HAVE BE PROVIDED FOR COORDINATION PURPOSES ONLY. REFER TO FIRE SUPPRESSION,
PLUMBING, MECHANICAL, ELECTRICAL, COMMUNICATIONS, ELECTRONIC SAFETY & SECURITY
DOCUMENTS &/OR CONSULTANTS FOR SPECIFIC DESIGN INFORMATION & REQUIREMENTS.
3. DIMENSIONS ARE TO FACE OF FINISH MATERIAL AND CENTER OF DOOR UNLESS OTHERWISE
SPECIFIED.
4. ALL CONDUITS, PIPES, WIRING, ROUGH-IN, ETC. SHOULD BE HELD AS TIGHT AS POSSIBLE TO THE
ROOF OR FLOOR DECK OR SHOULD BE KEPT WITHIN INTERIOR WALL AND FLOOR/CEILING
CAVITIES. NOTHING SHALL BE EXPOSED IN FINISHED SPACES, NOTHING SHALL PREVENT A
SMOOTH CONTINUOUS FINISHED WALL OR CEILING AS NOTED ON THE DRAWINGS AND NO
PLUMBING RAN IN EXTERIOR WALLS UNLESS PRIOR APPROVAL IS GRANTED BY THE ARCHITECT OR
OWNER. PLACEMENT COORDINATION BETWEEN TRADES IS REQUIRED.
5. INSTALL AN EXHAUST FAN IN EACH BATHROOM AS REQUIRED BY CODE. EXTEND EXHAUST TO
OUTSIDE AIR CODE REQUIREMENTS.
6. AT ALL UNITS WHERE THE WASHER & DRYER ARE LOCATED IN A DEDICATED CLOSET, PROVIDE A
RETURN AIR GRILL IN THE WALL ABOVE THE DOOR HEADER SIZED TO PROVIDE ADEQUATE
VENTILATION FOR PROPER WASHER & DRYER OPERATION. CONTRACTOR TO VERIFY COMPLIANCE
OF DRYER VENT DISTANCE.
7. KITCHEN CABINETRY LAYOUTS ARE CONCEPTUAL ONLY. VERIFY FINAL LAYOUTS WITH OWNER
PRIOR TO CONSTRUCTION.
8. PROVIDE ADEQUATE WOOD BLOCKING FOR MILLWORK, FIXTURES, EQUIPMENT, PLUMBING
FIXTURES AND ACCESSORIES, ELECTRIC PANELS, FUTURE REQUIREMENTS, ETC.
9. ALL APARTMENTS ARE ANSI A-117 CH.10 TYPE B UNITS UNLESS OTHERWISE INDICATED.
10. REFER TO ACCESSIBILITY MATRIX FOR ACCESSIBLE, TYPE A, TYPE B, TYPE C & ACCESSIBLE
COMMUNICATION UNIT REQUIREMENTS.
GENERAL UNIT PLAN NOTES
4 1/2"7' - 0"4 1/2"3' - 0"4 1/2"5' - 8 1/2"7' - 11 1/2"
4 1/2"
5' - 2"
4 1/2"
11' - 1 1/2"3' - 0"4 1/2"5' - 8 1/2"12' - 1 1/8"4 1/2"9' - 2 1/2"2' - 0"5' - 0"10' - 8 1/2"
4 1/2"
13' - 11"
5' - 4 1/2"
4 1/2"
5"
6 1/2"
2' - 0"
4 1/2"
7' - 7 3/4" 8' - 3 1/4"
BEDROOM
005
LIVING
004
DINING
003
BATHROOM
001
LAUNDRY
009
MECH.
008
CLOSET
006
COAT
007
KITCHEN
002
001009
007
008
006
005
A-411
4
5
A-411
6
25' - 0"28' - 8 1/8"E
EE
E E
D
F
E E
E
F
F
E
13
10
1 2 3
5
7
9 3
4
11
5
8
4"
MIN.
1' - 6"1' - 0"10' - 8 5/8"6 1/2"2' - 10"6' - 10"6 1/2"5' - 9"4 1/2"1' - 8 3/4"5' - 0"11' - 7 3/4"4 1/2"14' - 1 5/8"4 1/2"8' - 9 1/2"4' - 0" 3' - 4"
4 1/2"
7' - 2"
4 1/2"
11' - 10"
6' - 10"
4 1/2"
2' - 11" 7' - 11"
KITCHEN
001
LIVING
002
BATH
005
MECH
006
BEDROOM
003
LAUNDRY
004
005
006
003
004
A-411
3
7
A-41182' - 10"E
D
FF
G E
D
E
E
E
E
8
1 2 3
1 2 3
1 2 3
11
5
10
9 3 4
6
7' - 8 5/8"3' - 0"12A
13
1 2 3
2"MIN.1' - 6"OUTLINE OF WALL
@ FIRST LEVEL
1"
1' - 6" 2' - 6" 2' - 6" 3' - 0"
1"
1' - 9"
1' - 9"3' - 1"2' - 6"2' - 6"1' - 6"
1"3' - 0"1' - 6"2' - 6"7' - 0"11' - 5"3' - 0"1' - 9"3' - 0"2' - 0"1' - 6"
8' - 3"3' - 4"4"2' - 9"7' - 0"2' - 0" 3' - 0" 1' - 8 1/2" 1' - 7" 4" 2' - 6"
5' - 0"
2' - 0"
1"
3' - 0"2' - 6"2' - 6"
2' - 0"3' - 1"2' - 6"2' - 6"3' - 0"4"1' - 2"2' - 6"7' - 0"12' - 7"
2"2' - 0"3' - 0"1' - 6"1' - 3"3' - 0"1' - 0" 3' - 0" 1' - 5" 1' - 5"
2"
2' - 8"
9' - 8"4"2' - 9"3' - 4"12" 12"33"-36"24" 12"33"-36"24" GRAB BAR 36" GRAB BAR
MIN.
15 3/4"
MIN.
15 3/4"12" 42" MIN.33"-36"SWING UP GRAB BAR SIDE GRAB BAR12" MIN.NOTE: ALL GRAB BAR BLOCKING SHALL BE MIN 2X8 WOOD
BLOCKING TO ENSURE ADEQUATE COVERAGE FOR MIN 6"
BLOCKING REQUIREMENTS.
ALL BLOCKING TO BE VERTICALLY CENTERED ON GRAB BAR.33"-36"SHOWER SHOWER-CONTROL WALL
TUB- BACK WALLTUB- CONTROL WALL TUB- HEAD END WALL
INSTALL
BLOCKING
FOR FUTURE
GRAB BARS
INSTALL
BLOCKING
FOR FUTURE
GRAB BARS
INSTALL
BLOCKING
FOR FUTURE
GRAB BARS
INSTALL
BLOCKING
FOR FUTURE
GRAB BARS
INSTALL BLOCKING
FOR CONTROLS
INSTALL BLOCKING
FOR CONTROLS
T.O. BAR33"-36"MAX.32"MIN.6"12- 24"MAX.32"33- 36"3" -6"MIN.18"8" -10"T.O. BAR33"-36"MIN.
24"12" MAX 24" MIN.24" MAX
MAX6"T.O. BAR33"-36"24"
6" MAX
MAX.32"6" MIN.T.O. BAR33"-36"T.O. BAR33"-36"6" MIN.32"MAX.
27"
MIN.
16"MAX48"4" MAX.
CL
4" MAX.
6" MAX.
NOTE: ALL GRAB BAR BLOCKING SHALL BE MIN 2X8 WOOD BLOCKING TO
ENSURE ADEQUATE COVERAGE FOR MIN 6" BLOCKING REQUIREMENTS. ALL
BLOCKING TO BE VERTICALLY CENTERED ON GRAB BAR.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.Sheet No.
Sheet Title
Job No.Proj. Mgr.12/3/2021 5:51:58 AMJ:\2021\21113 Waukee Crossing Multi-Family - Hubbell\CAD-Arch\21113 Converge NW, Waukee, IA_60 Unit Apartment.rvt21113 SP
UNIT PLANS
A-411CONVERGE NWAPARTMENTSWAUKEE, IASCALE:1/4" = 1'-0"1 UNIT 1A
SCALE:1/4" = 1'-0"2 UNIT 1B
SCALE:1/2" = 1'-0"4 UNIT 1A - KITCHEN ELEVATION
SCALE:1/2" = 1'-0"5 UNIT 1A - KITCHEN ELEVATION
SCALE:1/2" = 1'-0"6 UNIT 1A - BATH ELEVATION
UNIT 1A DOOR & FRAME SCHEDULE
DOOR
NO. ROOM NAME
DOOR FRAME REMARKS
(ALSO SEE NOTES) UNITTYPE PAIR WIDTH HEIGHT MAT'L TYPE MAT'L
001 BATHROOM No 3' - 0" 6' - 8" WOOD WOOD PRIVACY LOCK 1A
005 BEDROOM No 3' - 0" 6' - 8" WOOD WOOD PRIVACY LOCK 1A
006 CLOSET No 3' - 0" 6' - 8" WOOD WOOD PASSAGE 1A
007 COAT No 2' - 10" 6' - 8" WOOD WOOD PASSAGE 1A
008 MECH. Yes 5' - 0" 6' - 8" WOOD WOOD SLIDING BI-PASS 1A
009 LAUNDRY No 3' - 0" 6' - 8" WOOD WOOD PASSAGE 1A
UNIT 1B DOOR & FRAME SCHEDULE
DOOR
NO.ROOM NAME
DOOR FRAME REMARKS
(ALSO SEE NOTES)UNITTYPE PAIR WIDTH HEIGHT MAT'L TYPE MAT'L
003 BEDROOM No 3' - 0" 6' - 8" WOOD WOOD PRIVACY LOCK 1B
004 LAUNDRY No 3' - 0" 6' - 8" WOOD WOOD PASSAGE 1B
005 BATH No 3' - 0" 6' - 8" WOOD WOOD PRIVACY LOCK 1B
006 MECH Yes 5' - 0" 6' - 8" WOOD WOOD PASSAGE 1B
SCALE:1/2" = 1'-0"3 UNIT 1B - KITCHEN ELEVATION
SCALE:1/2" = 1'-0"7 UNIT 1B - KITCHEN ELEVATION
SCALE:1/2" = 1'-0"8 UNIT 1B - BATH ELEVATION Rev. #Issue / RevisionDate130% Set12-03-2021P2
P2
P2
P2
P2
P2
B
B
B
B
B
B
P2
P2
P2
P2
B
B
B
B
SCALE:1/4" = 1'-0"9 TOILET GRAB BARS
SCALE:1/4" = 1'-0"10 SHOWER / TUB GRAB BARS
UNIT PLAN KEYNOTES
LABEL REMARKS
1 REFER TO OVERALL BUILDING PLANS FOR SPECIFIC WINDOW TYPE & LOCATION, TYP.
2 WINDOWS TO RECEIVE DRYWALL SILL & RETURNS TO MATCH ADJ. WALL, TYP.
3 INSTALL WINDOW BLINDS, SIZED TO FIT WINDOW, AT ALL WINDOW LOCATIONS; SPECIFIC T.B.D., TYP.
4 REFER TO OVERALL BUILDING PLANS FOR DECK/PATIO SIZE, DETAILS, ETC.
5 COATED WIRE SHELF W/ INTEGRAL HANGING ROD - 12" DEEP
6 (5 LAYERS) COATED WIRE SHELF - 16" DEEP; TOP OF 3 LAYERS TO BE INSTALLED BETWEEN 15"-48" AFF
6A (5 LAYERS) WHITE PAINTED MILLWORK SHELF - 16" DEEP; TOP OF 3 LAYERS TO BE INSTALLED BETWEEN 15"-48" AFF
6B (3 LAYERS) WHITE PAINTED MILLWORK SHELF - 16" DEEP; TOP OF 2 LAYERS TO BE INSTALLED BETWEEN 15"-48" AFF
7 (2 LAYERS) COATED WIRE SHELF WITH INTEGRAL HANGING ROD - 12" DEEP; TOP OF LOWER SHELF AND ROD TO BE INSTALLED AT 48" AFF MAX.
8 UNIT ENTRY DOOR; REFER TO DETAIL #3 ON SHEET G-011 FOR MINIMUM DOOR CLEARANCES
9 REFER TO OVERALL BUILDING PLANS FOR SPECIFIC PATIO DOOR LOCATION
10 MECHANICAL EQUIPMENT SHOWN FOR COORDINATION PURPOSES ONLY; ALL MEP SCOPE IS DESIGN-BUILD BY CONTRACTOR
11 STEEL COUNTERTOP BRACKET - SIZED APPROPRIATELY PER OVERHANG, TYP.
12A COAT HOOKS INSTALLED @ 66" AFF (TYPE A UNTIS @ 46" AFF) OVER STAINED WOOD RAIL. STAINED WOOD BENCH BELOW UP TO 18" AFF.
12B COAT HOOKS INSTALLED @ 66" AFF (TYPE A UNTIS @ 46" AFF) OVER STAINED WOOD RAIL.
13 ELECTRICAL PANEL - FOR COORDINATION ONLY; ALL MEP SCOPE IS DESIGN-BUILD BY CONTRACTOR
14 36" X80" CASED OPENING
TYPE A UNITS:
COMMON BATHROOM TOILETS
- INSTALL BLOCKING FOR 36" REAR WALL GRAB BAR AND 42" SIDE WALL GRAB BAR
MASTER BATHROOM TOILETS
- WHERE SPACE ALLOWS, INSTALL BLOCKING FOR 36" REAR WALL GRAB BAR AND 42" SIDE
WALL GRAB BAR
- WHERE SPACE WILL NOT PERMIT THE 36" REAR WALL GRAB BAR, IONSTALL BLOCKING FOR
THE 24" GRAB BAR
- WHERE SPACE WILL NTO PERMIT THE 42" SIDE WALL GRAB BAR, INSTALL BLOACKING FOR
TWO SWING-UP GRAB BARS
TYPE B UNITS:
ALL BATHROOM TOILETS
- WHERE SPACE ALLOWS, INSTALL BLOCKING FOR 36" REAR WALL GRAB BAR AND 42" SIDE
WALL GRAB BAR
- WHERE SPACE WILL NOT PERMIT THE 36" REAR WALL GRAB BAR, IONSTALL BLOCKING FOR
THE 24" GRAB BAR
- WHERE SPACE WILL NTO PERMIT THE 42" SIDE WALL GRAB BAR, INSTALL BLOACKING FOR
TWO SWING-UP GRAB BARS
FRIG.
DW
W D
WHFURN.
FRIG.
DW
WHFURN.WD18" MIN.
1' - 6"
2' - 10"
4 1/2"
5' - 9 3/4"
4 1/2"
1' - 3"
4 1/2"
15' - 3"
4 1/2"
8' - 6 1/4"1' - 0"11' - 0"4 1/2"2' - 0"4 1/2"6' - 8"6 1/2"7' - 8 5/8"10' - 11 3/4"
4 1/2"
12' - 4 3/4"
4 1/2"
11' - 4 1/2"8' - 3"4 1/2"7' - 6"4 1/2"35' - 6"28' - 8 1/8"10' - 11 3/4"
4 1/2"
12' - 4 3/4"
4 1/2"
5' - 0"
6 1/2"
5' - 6"4"
10' - 11 3/4"
4 1/2"
3' - 4 3/4" 9' - 0"
4 1/2"
2' - 5 3/4"
4 1/2"
2' - 9 1/4" 3' - 0" 2' - 9"2' - 4"5' - 4 5/8"M. BEDROOM
008
BEDROOM 2
005
BATH
004
M. CLOSET
010
M. BATHROOM
009
CLOSET
006
MECH.
003
LAUNDRY
002
KITCHEN
001
LIVING
007
002
004
005
008
003
006
A-412
3
5
4
A-412
6
E
E
E
D
E
G E
E
E
E
E
E
E
E
E
1' - 5"18" MIN.1' - 7"13
10
7
7
6
5
1 2 3
1 2 3
11
9 3
4
5
12A
18" MIN.1' - 10"14
4"
8
A-412 7
D
009
G
OUTLINE OF WALL
@ FIRST LEVEL
11' - 7 1/8"4 1/2"5' - 0"4 1/2"11' - 4"28' - 8 1/8"4"
5' - 0"
6 1/2"
5' - 3 1/16" 1' - 4"
4 1/2"
11' - 1"
4 1/2"
5' - 0"
4 1/2"
3' - 0"
5' - 0"6 1/2"6' - 10 1/4" 8' - 10"
4 1/2"4' - 11 7/8"
4 1/2"
2' - 0"
4 1/2"
6' - 2"
10' - 10 1/2"
4 1/2"
12' - 6 3/4"
4 1/2"
12' - 3 3/4"
10' - 10 1/2"
4 1/2"
9' - 11 5/8"
4 1/2"
6' - 7 3/4"
6 1/2"
6' - 8 5/8" 1' - 0"5' - 0 7/8"4 1/2"3' - 0"6 1/2"4' - 7 1/2"4 1/2"3' - 0"1' - 0"11' - 3 3/4"0"4 1/2"11' - 5 3/8"6 1/2"5' - 0"29' - 8 1/8"BEDROOM 2
004
M. BEDROOM
006
CLOSET
003
BATHROOM
002
KITCHEN
001
LIVING
005
LAUNDRY
007
MECH
008
CLOSET
011
LIN.
009
M. BATH
010
002
003 004
006
010
007
008
A-41211
A-412 9
8
10
A-412 12
D
E
E
E
E
E
D
E
D
E
E
E
D
G
14
11
10
7
6
5
6A
5
7
2' - 1"
1 2 3
9 3
4
1 2 3
1 2 3
1 2 3
13
8
12A
4"
18" MIN.
1' - 7"
OUTLINE OF WALL
@ FIRST LEVEL
2' - 0"
1"
3' - 0"2' - 0"1' - 0"1' - 0"1' - 0"3' - 0"4"1' - 2"2' - 6"7' - 0"2' - 0"3' - 1"2' - 0"1' - 0"2' - 0"
10' - 1"
2' - 1 1/4" 2' - 6" 3" 2' - 6" 1' - 0" 2' - 0"2' - 10"2' - 9" 2' - 6" 1' - 0" 1' - 0" 1' - 0"2' - 6"1' - 2"4"3' - 0"8' - 3"
8' - 3"
MICROWAVE BASE WITH
DRAWER @ UNIT 114 ONLY. ALL
OTHER UNITS TO RECEIVE
STANDARD 33" DOUBLE DOOR,
DOUBLE DRAWER BASE.
HOOD AT RANGE @ UNIT 114
ONLY . VERIFY CONTROL
SWITCH WITHIN REACH RANGE
ON BACK WALL. ALL OTHER
UNITS TO RECEIVE MICROWAVE
ABOVE RANGE
ACCESSIBLE RANGE @
UNIT 114 ONLY. VERIFY
CONTROLS ARE AT
FRONT OF UNIT.
1' - 6" 2' - 0" 3' - 0" 2' - 6"MAX.2' - 10"9' - 0"2' - 6"4' - 6"7' - 0"REMOVEABLE SINK BASE @ UNIT
114 ONLY. VERIFY FINISH FLOOR TO
EXTEND UNDER CABINET
REMOVEABLE BASE FOR
WORKSTATION @ UNIT 114 ONLY.
ALL OTHER UNITS TO RECIEVE
STANDARD 30" CABINET. VERIFY
FINISH FLOOR TO EXTEND UNDER
CABINET
2' - 9"4"3' - 4"1' - 0"3' - 0"1' - 0"
5' - 0"
16"-18"
2' - 3" 3' - 1" 2' - 9" 1' - 0" 2' - 0"
1' - 0"1' - 0"1' - 0"2' - 9"3' - 0"
1"
2' - 3"
11' - 1"2' - 6"1' - 2"4"3' - 0"7' - 0"2' - 0" 1' - 0" 2' - 6" 2' - 6"
1"
2' - 0"
1' - 0" 1' - 0" 1' - 0" 2' - 6" 2' - 6"
FILLER
0"
8' - 0"2' - 6"1' - 2"4"3' - 0"3' - 0"E
2' - 0"
4 3/8"FILLER
1"
3' - 6" 3' - 0" 2' - 0" 3"3' - 0"4"1' - 2"2' - 6"7' - 0"3' - 0"2' - 6" 1' - 7" 1' - 6 1/8" 4' - 0" 2' - 0"4"2' - 9"7' - 0"MAX.3' - 4"5' - 0"
6 1/2"
1' - 11" 2' - 0 3/8" 3' - 0" 1' - 6" 3' - 0"MAX.3' - 4"4"2' - 9"7' - 6"
3' - 3" 1' - 0" 3' - 3"
7' - 6"4"2' - 9"3' - 4"This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.Sheet No.
Sheet Title
Job No.Proj. Mgr.12/3/2021 5:51:59 AMJ:\2021\21113 Waukee Crossing Multi-Family - Hubbell\CAD-Arch\21113 Converge NW, Waukee, IA_60 Unit Apartment.rvt21113 SP
UNIT PLANS
A-412CONVERGE NWAPARTMENTSWAUKEE, IASCALE:1/4" = 1'-0"1 UNIT 2A - TYPE A @ UNIT 114
SCALE:1/4" = 1'-0"2 UNIT 2B
UNIT 2A DOOR & FRAME SCHEDULE
DOOR
NO.ROOM NAME
DOOR FRAME REMARKS
(ALSO SEE NOTES)UNITTYPE PAIR WIDTH HEIGHT MAT'L TYPE MAT'L
002 LAUNDRY No 3' - 0" 6' - 8" WOOD WOOD PASSAGE 2A
003 MECH. Yes 5' - 0" 6' - 8" WOOD WOOD PASSAGE 2A
004 BATH No 3' - 0" 6' - 8" WOOD WOOD PRIVACY LOCK 2A
005 BEDROOM 2 No 3' - 0" 6' - 8" WOOD WOOD PRIVACY LOCK 2A
006 CLOSET Yes 5' - 0" 6' - 8" WOOD WOOD PASSAGE 2A
008 M. BEDROOM No 3' - 0" 6' - 8" WOOD WOOD PRIVACY LOCK 2A
009 M. BEDROOM No 2' - 10" 6' - 8" WOOD WOOD PRIVACY LOCK 2A
SCALE:1/2" = 1'-0"3 UNIT 2A - KITCHEN ELEVATION
SCALE:1/2" = 1'-0"4 UNIT 2A - KITCHEN ELEVATION
SCALE:1/2" = 1'-0"5 UNIT 2A - KITCHEN ELEVATION
SCALE:1/2" = 1'-0"6 UNIT 2A - BATH ELEVATION
SCALE:1/2" = 1'-0"8 UNIT 2B - KITCHEN ELEVATION
SCALE:1/2" = 1'-0"9 UNIT 2B - KITCHEN ELEVATION
SCALE:1/2" = 1'-0"10 UNIT 2B - KITCHEN ELEVATION
SCALE:1/2" = 1'-0"11 UNIT 2B - BATH ELEVATION
SCALE:1/2" = 1'-0"12 UNIT 2B - M. BATH ELEVATION
UNIT 2B DOOR & FRAME SCHEDULE
DOOR
NO. ROOM NAME
DOOR FRAME REMARKS
(ALSO SEE NOTES) UNITTYPE PAIR WIDTH HEIGHT MAT'L TYPE MAT'L
002 BATHROOM No 3' - 0" 6' - 8" WOOD WOOD PRIVACY LOCK 2B
003 CLOSET No 2' - 8" 6' - 8" WOOD WOOD PASSAGE 2B
004 BEDROOM 2 No 3' - 0" 6' - 8" WOOD WOOD PRIVACY LOCK 2B
006 M. BEDROOM No 3' - 0" 6' - 8" WOOD WOOD PRIVACY LOCK 2B
007 LAUNDRY No 3' - 0" 6' - 8" WOOD WOOD PASSAGE 2B
008 MECH Yes 4' - 0" 6' - 8" WOOD WOOD PASSAGE 2B
010 LIN. No 2' - 10" 6' - 8" WOOD WOOD PRIVACY LOCK 2B Rev. #Issue / RevisionDate130% Set12-03-2021P2
P2
P2
P2
P2
P2
B
B
B
B
B
B
P2 B
UNIT PLAN KEYNOTES
LABEL REMARKS
1 REFER TO OVERALL BUILDING PLANS FOR SPECIFIC WINDOW TYPE & LOCATION, TYP.
2 WINDOWS TO RECEIVE DRYWALL SILL & RETURNS TO MATCH ADJ. WALL, TYP.
3 INSTALL WINDOW BLINDS, SIZED TO FIT WINDOW, AT ALL WINDOW LOCATIONS; SPECIFIC T.B.D., TYP.
4 REFER TO OVERALL BUILDING PLANS FOR DECK/PATIO SIZE, DETAILS, ETC.
5 COATED WIRE SHELF W/ INTEGRAL HANGING ROD - 12" DEEP
6 (5 LAYERS) COATED WIRE SHELF - 16" DEEP; TOP OF 3 LAYERS TO BE INSTALLED BETWEEN 15"-48" AFF
6A (5 LAYERS) WHITE PAINTED MILLWORK SHELF - 16" DEEP; TOP OF 3 LAYERS TO BE INSTALLED BETWEEN 15"-48" AFF
6B (3 LAYERS) WHITE PAINTED MILLWORK SHELF - 16" DEEP; TOP OF 2 LAYERS TO BE INSTALLED BETWEEN 15"-48" AFF
7 (2 LAYERS) COATED WIRE SHELF WITH INTEGRAL HANGING ROD - 12" DEEP; TOP OF LOWER SHELF AND ROD TO BE INSTALLED AT 48" AFF MAX.
8 UNIT ENTRY DOOR; REFER TO DETAIL #3 ON SHEET G-011 FOR MINIMUM DOOR CLEARANCES
9 REFER TO OVERALL BUILDING PLANS FOR SPECIFIC PATIO DOOR LOCATION
10 MECHANICAL EQUIPMENT SHOWN FOR COORDINATION PURPOSES ONLY; ALL MEP SCOPE IS DESIGN-BUILD BY CONTRACTOR
11 STEEL COUNTERTOP BRACKET - SIZED APPROPRIATELY PER OVERHANG, TYP.
12A COAT HOOKS INSTALLED @ 66" AFF (TYPE A UNTIS @ 46" AFF) OVER STAINED WOOD RAIL. STAINED WOOD BENCH BELOW UP TO 18" AFF.
12B COAT HOOKS INSTALLED @ 66" AFF (TYPE A UNTIS @ 46" AFF) OVER STAINED WOOD RAIL.
13 ELECTRICAL PANEL - FOR COORDINATION ONLY; ALL MEP SCOPE IS DESIGN-BUILD BY CONTRACTOR
14 36" X80" CASED OPENING
P2
P2
P2
P2
P2
P2
B
B
B
B
B
B
P2 B
SCALE:1/2" = 1'-0"7 UNIT 2A - M. BATH ELEVATION
DWFRIG.DWWH
FURN.10' - 5 7/8"4 1/2"2' - 4 1/2"6 1/2"7' - 1 3/8"4 1/2"10' - 2 3/4"1' - 0"32' - 6"5' - 9"4 1/2"11' - 2 7/8"3' - 6 3/8"4 1/2"2' - 0"4 1/2"7' - 10 1/4"1' - 0" 10' - 2 3/4" 2' - 11 1/2"
4 1/2"
3' - 0"
4 1/2"
16' - 0 1/2"
4 1/2"
11' - 3"
4"2' - 9 7/8"5' - 6"4 1/2"3' - 5 1/2"6 1/2"5' - 0"4 1/2"13' - 5 1/8"4 1/2"
2' - 0"
6 1/2"
9' - 10 1/2"
4 1/2"
3' - 0 1/4"
6 1/2"
5' - 4"
4 1/2"
9' - 6"
4"
6"
4"
2' - 0"
4 1/2"
4' - 5 1/2"
4 1/2"
9' - 2 1/2"
4 1/2"
12' - 1 1/4"
4 1/2"
3' - 2" 6' - 8"7' - 7"3' - 6 1/2"BEDROOM 3
005
LIN.
007
BATH
008
KITCHEN
002
LIVING
012
ENTRY
001
BEDROOM 2
009
CLOSET
010
PANTRY
011
M. BEDROOM
013
M. BATH
014
M. CLOSET
015
MECH.
004
LAUNDRY
003
CLOSET
006
009 011
010
008
007
005
006
003
004
013
014
A-4132 3
A-413
4
A-413 5
E
E
D
E
E
F
D
E
E
E E
E
E
E
E
D
E
D
8
12B
10
11
9 3
4
1 2 3
1 2 3
1 2 3
1 2 3
5
5
6B
5
6
6
7
14
13
4"
18" MIN.
1' - 8"
2' - 0"
OUTLINE OF WALL
@ FIRST LEVEL
1' - 9" 2' - 6"
3"
2' - 6" 3' - 1"
1' - 9" 2' - 6" 2' - 9" 3' - 0"
1"3' - 0"4"1' - 2"2' - 6"HOOD AT RANGE @ UNIT 101
ONLY. VERIFY CONTROL
SWITCH WITHIN REACH RANGE
ON BACK WALL. ALL OTHER
UNITS TO RECEIVE MICROWAVE
ABOVE RANGE
ACCESSIBLE RANGE @
UNIT 101 ONLY. VERIFY
CONTROLS ARE AT
FRONT OF UNIT.
MICROWAVE BASE WITH
DRAWER @ UNIT 101 ONLY. ALL
OTHER UNITS TO RECEIVE
STANDARD 30" DOUBLE DOOR,
DOUBLE DRAWER BASE.
1" 2' - 0" 3' - 0" 2' - 6"MAX.2' - 10"7' - 7"
REMOVEABLE SINK BASE @ UNIT
101 ONLY. VERIFY FINISH FLOOR TO
EXTEND UNDER CABINET
REMOVEABLE BASE FOR
WORKSTATION @ UNIT 101 ONLY.
ALL OTHER UNITS TO RECIEVE
STANDARD 30" CABINET. VERIFY
FINISH FLOOR TO EXTEND UNDER
CABINET
1' - 5"2' - 5"3' - 0"1' - 0"2' - 10"4"3' - 4"4' - 0"
2' - 0" 3' - 0" 1' - 0" 3' - 0"
9' - 0"7' - 0"3' - 4"1' - 6"4"2' - 9"This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.Sheet No.
Sheet Title
Job No.Proj. Mgr.12/3/2021 5:51:59 AMJ:\2021\21113 Waukee Crossing Multi-Family - Hubbell\CAD-Arch\21113 Converge NW, Waukee, IA_60 Unit Apartment.rvt21113 SP
UNIT PLANS
A-413CONVERGE NWAPARTMENTSWAUKEE, IASCALE:1/4" = 1'-0"1 UNIT 3A - TYPE A @ UNIT 101
SCALE:1/2" = 1'-0"2 UNIT 3A - KITCHEN ELEVATION
SCALE:1/2" = 1'-0"3 UNIT 3A - KITCHEN ELEVATION
SCALE:1/2" = 1'-0"4 UNIT 3A - BATH ELEVATION
SCALE:1/2" = 1'-0"5 UNIT 3A - M. BATH ELEVATION
UNIT 3A DOOR & FRAME SCHEDULE
DOOR
NO.ROOM NAME
DOOR FRAME REMARKS
(ALSO SEE NOTES)UNITTYPE PAIR WIDTH HEIGHT MAT'L TYPE MAT'L
003 LAUNDRY No 3' - 0" 6' - 8" WOOD WOOD PASSAGE 3A
004 MECH. Yes 5' - 0" 6' - 8" WOOD WOOD PASSAGE 3A
005 BEDROOM 3 No 3' - 0" 6' - 8" WOOD WOOD PRIVACY LOCK 3A
006 CLOSET Yes 5' - 0" 6' - 8" WOOD WOOD PASSAGE 3A
007 LIN. No 2' - 0" 6' - 8" WOOD WOOD PASSAGE 3A
008 BATH No 3' - 0" 6' - 8" WOOD WOOD PRIVACY LOCK 3A
009 BEDROOM 2 No 3' - 0" 6' - 8" WOOD WOOD PRIVACY LOCK 3A
010 CLOSET Yes 6' - 4" 6' - 8" WOOD WOOD PASSAGE 3A
011 PANTRY No 2' - 10" 6' - 8" WOOD WOOD PASSAGE 3A
013 M. BEDROOM No 3' - 0" 6' - 8" WOOD WOOD PRIVACY LOCK 3A
014 M. BATH No 3' - 0" 6' - 8" WOOD WOOD PRIVACY LOCK 3A
Rev. #Issue / RevisionDate130% Set12-03-2021P2
P2
P2
P2
P2
P2
B
B
B
B
B
B
P2 B
P2
P2
P2
P2
B
B
B
B
UNIT PLAN KEYNOTES
LABEL REMARKS
1 REFER TO OVERALL BUILDING PLANS FOR SPECIFIC WINDOW TYPE & LOCATION, TYP.
2 WINDOWS TO RECEIVE DRYWALL SILL & RETURNS TO MATCH ADJ. WALL, TYP.
3 INSTALL WINDOW BLINDS, SIZED TO FIT WINDOW, AT ALL WINDOW LOCATIONS; SPECIFIC T.B.D., TYP.
4 REFER TO OVERALL BUILDING PLANS FOR DECK/PATIO SIZE, DETAILS, ETC.
5 COATED WIRE SHELF W/ INTEGRAL HANGING ROD - 12" DEEP
6 (5 LAYERS) COATED WIRE SHELF - 16" DEEP; TOP OF 3 LAYERS TO BE INSTALLED BETWEEN 15"-48" AFF
6A (5 LAYERS) WHITE PAINTED MILLWORK SHELF - 16" DEEP; TOP OF 3 LAYERS TO BE INSTALLED BETWEEN 15"-48" AFF
6B (3 LAYERS) WHITE PAINTED MILLWORK SHELF - 16" DEEP; TOP OF 2 LAYERS TO BE INSTALLED BETWEEN 15"-48" AFF
7 (2 LAYERS) COATED WIRE SHELF WITH INTEGRAL HANGING ROD - 12" DEEP; TOP OF LOWER SHELF AND ROD TO BE INSTALLED AT 48" AFF MAX.
8 UNIT ENTRY DOOR; REFER TO DETAIL #3 ON SHEET G-011 FOR MINIMUM DOOR CLEARANCES
9 REFER TO OVERALL BUILDING PLANS FOR SPECIFIC PATIO DOOR LOCATION
10 MECHANICAL EQUIPMENT SHOWN FOR COORDINATION PURPOSES ONLY; ALL MEP SCOPE IS DESIGN-BUILD BY CONTRACTOR
11 STEEL COUNTERTOP BRACKET - SIZED APPROPRIATELY PER OVERHANG, TYP.
12A COAT HOOKS INSTALLED @ 66" AFF (TYPE A UNTIS @ 46" AFF) OVER STAINED WOOD RAIL. STAINED WOOD BENCH BELOW UP TO 18" AFF.
12B COAT HOOKS INSTALLED @ 66" AFF (TYPE A UNTIS @ 46" AFF) OVER STAINED WOOD RAIL.
13 ELECTRICAL PANEL - FOR COORDINATION ONLY; ALL MEP SCOPE IS DESIGN-BUILD BY CONTRACTOR
14 36" X80" CASED OPENING
FINISHED FLOOR
0"
TRUSS BEARING
10' - 1 1/8"
FCB
RF
FCB
STN
FCB
FCP
STN STN
VIS
FINISHED FLOOR
0"
TRUSS BEARING
10' - 1 1/8"
POSTAL PACKAGE
LOCKER. COORDINATE
SIZE WITH POSTAL.
FCB FCP
BRK
STN
STN
FAS
FAS
RF
VIS
FINISHED FLOOR
0"
TRUSS BEARING
10' - 1 1/8"
STN
STN
FCB
FCB
RF
FINISHED FLOOR
0"
TRUSS BEARING
10' - 1 1/8"
FCP FCP
FCP
BRK
BRK
VIS
SAA JOB #:
This drawing has been prepared by
the Architect, or under the
Architect's direct supervision. This
drawing is provided as an
instrument of service by the
Designer / Architect and is
intended for use on this project
only. Any reproduction, use, or
disclosure of information
contained herein without the prior
written consent of the Architect is
strictly prohibited. (C) Copyright
2021 by Simonson & Associates
Architects, L.L.C.
24"x36" SHEET (FULL SIZE)
-SCALE IS AS NOTED.
12"x18" SHEET (HALF SIZE)
-SCALE IS ONE-HALF OF WHAT IS NOTED
OTHER SHEET SIZES NOT TO SCALE
21113
WAUKEE CROSSING
CLUBHOUSE
WAUKEE, IOWA
11/01/2021
EXTERIOR MATERIAL LEGEND
MAT.
LABEL MATERIAL DESCRIPTION
BRK MERIDIAN THIN BRICK - AMARO; NATURAL MORTAR
FAS PREFINISHED METAL FASCIA, COLOR - WHITE
FCB FIBER CEMENT LAP SIDING, 6" REVEAL, COLOR - WHITE
FCP FIBER CEMENT PANEL SMOOTH SIDING, COLOR - DARK GRAY
FCT 5/4 HARDIE TRIM BOARD, SMOOTH, COLORPLUS, ARCTIC WHITE
RF ARCHITECTURAL ASPHALT ROOFING SHINGLES, COLOR- CHARCOAL
SF T.B. ALUMINUM STOREFRONT FRAMING: CLEAR ANODIZED FINISH
STN MANUFACTURED VENEER STONE (INSTALLED PER MFR.)
VIS 1” INSULATED VISION GLASS: CLEAR W/ LOW E COATING
• H. METAL MAN DOORS & FRAMES: PAINTED TO MATCH ADJACENT MATERIAL.
• GUTTERS AND DOWNSPOUTS: METAL PREFINISHED TO MATCH ADJACENT MATERIAL.
• FASCIA AND SOFFIT: METAL PREFINISHED TO MATCH ROOF COLOR.
• CAULKS AND SEALANTS: COLOR MATCHED TO ADJACENT MATERIAL.
3D VIEW
SCALE:3/16" = 1'-0"1 NORTH ELEVATION
SCALE:3/16" = 1'-0"2 WEST ELEVATION
SCALE:3/16" = 1'-0"3 EAST ELEVATION
SCALE:3/16" = 1'-0"4 SOUTH ELEVATION
WH651 SF
FITNESS 918 SF
COMMUNITY
304 SF
BUSINESS
107 SF
BUSINESS
145 SF
STORAGE
69 SF
STORAGE
175 SF
KITCHENETTE
1497 SF
POOL
91 SF
UTILITY
422 SF
BUSINESS
4616 SF
POOL DECK
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.NEW CONSTRUCTION FOR
NOT FOR CONSTRUCTIONSAA
J:\2021\21113 Waukee Crossing Multi-Family - Hubbell\CAD-Arch\21113 Converge NW, Waukee, IA_Clubhouse.rvt12/3/2021 11:20:36 AMCONVERGE NWCLUBHOUSEWAUKEE, IOWA21113
G-000
CONVERGE NW
CLUBHOUSE
WAUKEE, IOWA
COVER SHEET
SP
Simonson & Associates Architects LLC and their consultants has completed these design
documents to the level of detail requested by our client. The level of detail may range from
schematic design document(s) mainly conveying programmatic information to fully detailed
documents and specifications. However, the clients intent and expectations are that these
documents be used as the basis for design for an complete all-inclusive project based upon industry
standards & manufacturer recommendations for all disciplines & materials. It should also satisfy all
authorities having jurisdiction requirements.
IMPORTANT DESIGN SCOPE NOTE:
24"x36" SHEET (FULL SIZE)
- SCALE IS AS NOTED.
12"x18" SHEET (HALF SIZE)
- SCALE IS ONE-HALF OF WHAT IS NOTED
OTHER SHEET SIZES NOT TO SCALE
SCALE NOTE:
- DOOR INDICATOR
- FINISH INDICATOR
- KEYNOTE
- REVISION INDICATOR
- ROOM INDICATOR
- WALL / FLOOR / CEILING / ROOF
ASSEMBLY TYPE IDENTIFIER
- WINDOW INDICATOR
LEGEND:
-
-
-
-
-
NOTE:
THIS DRAWING DOES NOT REPRESENT
AN AS-BUILT CONDITION. ACTUAL
DETAILS AND DIMENSIONS MAY VARY
AND ARE SUBJECT TO CHANGE.
AS-BUILT CONDITIONS MUST BE FIELD
VERIFIED PRIOR TO FINAL LAYOUT AND
CONSTRUCTION OF INTERIOR TENANT
IMPROVEMENTS.
NOTE:
ALL DESIGN DOCUMENTS ARE SUBJECT
TO AUTHORITIES HAVING JURISDICTION
REVIEW AND APPROVAL.
-
-
ARCHITECTURAL
G-000 COVER SHEET
G-001 SPECIFICATION NOTES
G-011 ACCESSIBILITY REQUIREMENTS & GUIDELINES
A-101 FLOOR PLAN
A-111 ROOF PLAN & REFLECTED CEILING PLAN
A-201 EXTERIOR ELEVATIONS
A-301 BUILDING SECTIONS
A-311 WALL SECTIONS
A-312 WALL SECTIONS
A-401 ENLARGED PLANS & INTERIOR ELEVATIONS
A-501 DETAILS
DOCUMENTS BY OTHERS
FIRE SUPPRESSION
(Refer to these design documents under separate cover.)
ELECTRONIC SAFETY & SECURITY
(Refer to these design documents under separate cover.)
CIVIL -LANDSCAPING
(Refer to these design documents under separate cover.)
GEOTECHNICAL INVESTIGATIONS
(Refer to these condition documents under separate cover)
PLUMBING
(Refer to these design documents under separate cover.)
SPECIFICATION MANUAL
Not Provided - All Specification Notes included on drawings.
INDEX OF DRAWINGS
STRUCTURAL
S-001 STRUCTURAL NOTES
S-101 STRUCTURAL PLANS
S-201 FOUNDATION DETAILS
S-301 FRAMING DETAILS
ENERGY
Refer to COMcheck Compliance Certificates.
COMMUNICATIONS
(Refer to these design documents under separate cover.)
HEATING, VENTILATING, & AIR CONDITIONING
(Refer to these design documents under separate cover.)
ELECTRICAL
(Refer to these design documents under separate cover.)
NORTH
SCALE:3/32" = 1'-0"1 CODE PLAN
CLIENT
ARCHITECT
CIVIL ENGINEER
STRUCTURAL ENGINEER
GENERAL CONTRACTOR
I hereby certify that the portion of this technical
submission described below was prepared by me or under
my direct supervision and responsible charge. I am a duly
licensed architect under the laws of the State of Iowa.
Registration Expires
Pages or Sheets covered by this seal:
Signature
O
L
NAEROF
NSCEEWOI AIDLP TCECTIHA
RSS I
IA Reg. #
Date
ARCHITECT
As listed
June 30, 2021
Michael W.
Simonson
2704
Michael W. Simonson 2704
JURISDICTION
Simonson & Associates Architects L.L.C.
1717 Ingersoll Avenue, Suite 117
Des Moines, IA 50309
(515) 440-5626
(515) 440-0964 Fax
contact: Stephanie Poole
e-mail: spoole@simonsonassoc.com
Civil Design Advantage
3405 SE Crossroads Dr., Suite G
Grimes, IA 50111
(515) 369-4400
(515) 369-4410 Fax
contact: Ryan Hardisty
e-mail: RyanH@cda-eng.com
Raker Rhodes Engineering, LLC
4717 Grand Ave.
Des Moines, IA 50312
(515) 277-0275
(515) 277-0276 Fax
contact: John Rhodes
e-mail: jrhodes@rakerrhodes.com
contact: Chris Harre
e-mail: charre@rakerrhodes.com
Hubbell Construction Services
6900 Westown Parkway
West Des Moines, IA 50266
(515) 243-3228
(515) 280-2000 Fax Fax
contact: Colleen Ladd
e-mail: colleen.ladd@hubbellrealty.com
phone: (515) 221-6201
contact: (407) 489-3626 (mobile)
Hubbell Realty Company - Managing Member
6900 Westown Parkway
West Des Moines, Ia 50266
(515) 243-3228
(515) 280-2000 Fax
contact: Kris Saddoris
e-mail: Kris.Saddoris@hubbellrealty.com
phone: (515) 280-2078
contact: Matt Weller
e-mail: matt.weller@hubbellrealty.com
phone: (515) 280-2041
City of Pleasant Hill
City Hall
5160 Maple Drive, Suite A
Pleasant Hill, IA 50327
(515) 262-9368
(515) 262-9570 Fax
contact: Mike Sporleder, Senior Building Inspector
e-mail: msporleder@pleasanthilliowa.org
BUILDING SUMMARY DRIVING CODE REVIEW
USE &
OCCUPANCY
TYPE OF
CONSTRUCTION
AREA &
HEIGHT
FIRE SPRINKLER
& TYPE
ENERGY CODE
METHOD
A-3 VB 2822 SF NO PERSCRIPTIVE
OCCUPANT LOAD (TABLE 1004.1.2)
AREA SQFT OCCUPANT LOAD OCCUPANTS
BUSINESS 833 SF 150 SF 7
COMMUNITY 918 SF 15 SF 62
FITNESS 651 SF 50 SF 14
KITCHENETTE 175 SF 200 SF 1
STORAGE 213 SF 300 SF 2
UTILITY 91 SF 300 SF 1
2882 SF 87
The following is not intended to be an all inclusiv e list, but rather a general summary.
Code Referenced: 2018 INTERNATIONAL BUILDING CODE (IBC)
CHAPTER 3 -USE & OCCUPANCY CALSSIFICATION
A-3 ASSEMBLY -intended for worship, recreation or amusement (Section 303)
CHAPTER 5 -GENERAL BUILDING HEIGHTS AND AREAS
Allowable Height (Table 503 & Section 504):
1 Stories 40' Height
Actual Height: 1 STORY & <40'
Allowable Area (Table 503 & Section 506):
6,000 SF (Table 503)
Frontage Increase NOT NEEDED
Actual Square Footage: 2,723 SQUARE FEET
Mixed Use & Occupancy (Section 508):
NO SEPARATION REQUIRED FOR ACCESSORY OCCUPANCIES (Section 508.2)
Aggregate accessory occupancies shall not occupy more than 10 percent of the building area of the story in
which they are located & shall not exceed the tabular values in Table 503, without building area increases.
(Section 508.2.1)
NO SEPARATION REQUIRED FOR INCIDENTAL ACCESSORY OCCUPANCIES (Sec.&Tab. 508.2.5)
CHAPTER 6 -TYPES OF CONSTRUCTION:
Fire-Resistance Rating Requirements fir Building Elements (Table 601):TYPE VB (Wood; Non-Rated)
No Fire-Resistance Rating Requirements for Building Elements such as Structural Frame, Int./Ext. Walls,
Floor or Roof. However, building materials must be non-combustible.
Fire-Resistant Rating Requirements for Exterior Walls Based On Fire Separation Distance (Table 602):
>30' No Fire-Resistance Rating Requirements
CHAPTER 7 -FIRE AND SMOKE PROTECTION FEATURES
Maximum Area of Exterior Wall Openings (Table 705.8):
(Not less than the fire-resistance rating required by other requirements)
NO RESTRICTIONS ON AREA OF EXTERIOR WALL OPENINGS >30' AWAY. NON-SPRINKLERED.
Draft-Stopping in Attics (Section 718.4):
(A material, devise or construction installed to restrict the movement of air within open spaces of concealed
area of building components.)
NO AREA >3,000SF
2018 IBC CODE ANALYSIS
Code Referenced: 2018 INTERNATIONAL PLUMBING CODE (IPC) & LOCAL
ORDINANCE 158.02
Local Ordinance 158.02, #9 states: Section 422 Minimum Number of Required fixtures
shall be deleted along with Table 422.1 and replaced with sections 403.1 through
403.5 and Table 403.1 of the 2018 International Plumbing Code to determine minimum
required plumbing fixtures.
Classification & Use Group: A-3
Number of Occupants: 339 TOTAL - 170 MALE; 170 FEMALE
Minimum Number of Required Plumbing Fixtures (Table 403.1):
WATER CLOSETS REQUIRED:MALE -2 (1 PER 125); FEMALE -3 (1 PER 65)
WATER CLOSETS PROVIDED:MALE -3;FEMALE -3
LAVATORIES REQUIRED:MALE -1 (1 PER 200);FEMALE -1 (1 PER 200)
LAVATORIES PROVIDED:MALE -1;FEMALE -1
DRINKING FOUNTAINS REQUIRED:1 -Shall install 2-Hi & Low or 1 that complies
for people who use a wheelchair and standing person (Section 1109.5.1)
DRINKING FOUNTAINS PROVIDED:2 -Hi & Low or 1 that complies with both
requirements
SERVICE SINKS REQUIRED:1
SERVICE SINKS PROVIDED:1
PLUMBING FIXTURE REQUIREMENTS
Code Referenced: 2012 INTERNATIONAL ENERGY CONSERVATION CODE (IECC)
Climate Zone, Moisture Regimes, and Warm-Humid Designations (Figure & Table 301.1):
POLK COUNTY, IOWA -5A
Commercial Energy Efficiency (Chapter 4): These commercial buildings shall meet either the
requirements of ASHRAE/IESNA Standard 90.1, Energy Standard for Buildings Except for Low-
Rise Residential Buildings, or the requirements contained in this Chapter. (Section 501.1)
Building Envelope Requirements -Opaque Thermal Envelope Requirements (Table C402.1.3):
All other than Group R
Roofs
Insulation entirely above deck R-25ci (ci=Continuous Insulation)
Attic and other R38
Walls, Above Grade
Other R-13 + R-3.8ci or R-20
Below grade wall R-7.5ci (ci=Continuous Insulation)
Slab-on-Grade Floors
Heated slabs R-15 for 36" below
Swinging doors U -0.37
Roll-up or sliding doors R-4.75
Building Envelope Requirements: Fenestration (Table 402.4): All other than Group R
Vertical fenestration
U-Factor
Fixed fenestration 0.38
Operable fenestration 0.45
Entrance door 0.77
SHGC
SHGC 0.40
2012 INT'L ENERGY CONSERVATION CODE ANALYSIS
1. THESE DOCUMENTS & THE DESIGN THEY REPRESENT ARE THE PROPERTY OF SIMONSON &
ASSOCIATES ARCHITECTS LLC. NO CHANGES TO THESE DOCUMENTS EITHER IN WHOLE OR IN
PART MAY BE MADE IN ANYWAY WITHOUT THEIR PRIOR KNOWLEDGE & WRITTEN CONSENT.
2. REFER TO ADDITIONAL NOTES AND LEGENDS ON ALL OTHER DOCUMENTS.
3. REFER TO CIVIL, GEOTECHNICAL, ENVIRONMENTAL, STRUCTURAL, FIRE SUPPRESSION,
PLUMBING, MECHANICAL, ELECTRICAL, COMMUNICATIONS, ELECTRONIC SAFETY & SECURITY
DOCUMENTS FOR ADDITIONAL INFORMATION OR REQUIREMENTS. REFERENCE TO OTHER
DISCIPLINES IS CONCEPTUAL FOR PURPOSES OF COORDINATION WITH ARCHITECTURAL DESIGN
ONLY.
4. BEFORE COMMENCEMENT OF ANY WORK, CONTRACTOR SHALL GIVE ALL NOTICES AND OBTAIN
ALL PERMITS. CONTRACTOR SHALL COMPLY WITH ALL APPLICABLE CODES,LAWS,
ORDINANCES, RULES, REGULATIONS, REQUIREMENTS OF GOVERNING AGENCIES AND
AUTHORITIES, HAZARDOUS MATERIAL APPLICATION AND DISPOSAL REQUIREMENTS, ETC.
5. THE ADA OR ADAAG IS A CIVIL RIGHTS ACT AND IS SUBJECT TO LEGAL INTERPRETATION
THROUGH THE JUDICIAL PROCESS. REASONABLE CARE WAS EXERCISED IN INTERPRETING THE
GUIDELINES AND ALL GUIDELINES MAY NOT BE INDICATED ON THESE PLANS: HOWEVER,
FAILURE TO IDENTIFY A GUIDELINE DOES NOT GIVE THIS CONTRACTOR THE RIGHT TO VIOLATE
THEM. THE CONTRACTOR MUST COMPLY WITH ALL GUIDELINES AS REQUIRED BY THE ADAAG.
6. THESE DRAWINGS REPRESENT THE COMPLETED PROJECT, AT TIME OF SUBSTANTIAL
COMPLETION. THE INTENT OF THE DRAWINGS IS TO INCLUDE ALL ITEMS NECESSARY FOR THE
PROPER EXECUTION AND COMPLETION OF THE WORK. UNLESS OTHERWISE NOTED, THEY DO
NOT REPRESENT THE MEANS AND METHODS OF CONSTRUCTION. SEQUENCING AND MEANS
AND METHODS OF CONSTRUCTION SHALL BE THE SOLE RESPONSIBILITY OF THE GENERAL
CONTRACTOR.
7. THESE DRAWINGS DO NOT CONTAIN INFORMATION WITH REGARD TO CONSTRUCTION SAFETY
PROCEDURES. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR ALL CONSTRUCTION SAFETY
AND SHALL PERFORM ALL WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES
CONSTRUCTION SAFETY GUIDELINES.
8. PROVIDE COMPLETE IN PLACE ALL LABOR, TRANSPORTATION, MATERIAL, TAXES, FEES,
PERMITS, LICENSES, INSURANCE, UTILITIES, INSPECTIONS, EQUIPMENT,MACHINERY,
SUPERVISION, AND OTHER ITEMS NECESSARY TO COMPLETE THE WORK IN STRICT COMPLIANCE
WITH THE PLANS, DOCUMENTS AND SPECIFICATIONS PREPARED BY THE ARCHITECT AND
APPROVED BY THE OWNER.
9. VERIFY EXISTING CONDITIONS PRIOR TO FABRICATION AND PRIOR TO PROCEEDING WITH THE
WORK, AND NOTIFY THE ARCHITECT IMMEDIATELY OF SIGNIFICANT DISCREPANCIES WHICH MAY
IMPACT AESTHETICS, DURABILITY, COST AND/OR SCHEDULES.
10. DO NOT SCALE DRAWINGS IN ORDER TO DETERMINE INTENDED LAYOUT OR DIMENSIONS. IF
DIMENSIONS ARE IN QUESTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING
CLARIFICATION BEFORE CONTINUING WITH WORK. DRAWINGS ARE INTENDED ONLY AS A
GRAPHICALLY CORRECT REPRESENTATION OF WORK TO BE ACCOMPLISHED.
11. THE CONTRACTOR SHALL PROTECT ALL EXISTING ENTITIES. REMOVE, REPLACE OR REPAIR
MATERIALS, FACILITIES AND SERVICES DAMAGED DURING THE COURSE OF CONSTRUCTION TO
THE SATISFACTION OF THE OWNER AND GOVERNING AUTHORITY.
12. ALL WORK SHALL BE OF GOOD QUALITY AND ALL MATERIALS AND EQUIPMENT SHALL BE NEW
AND FREE FROM DEFECTS FOR A PERIOD OF 1 YEAR FROM THE DATE OF SUBSTANTIAL
COMPLETION OF WORK. ANY EXTENDED WARRANTIES OBTAINED FROM SUPPLIERS OR
SUBCONTRACTORS SHALL BE FORWARDED TO THE OWNER.
13. ALL REQUIREMENTS NOT FOLLOWED, INCLUDING SUBSTITUTIONS NOT PROPERLY APPROVED
AND AUTHORIZED, IN WRITING, MAY BE CONSIDERED DEFECTIVE.
14. FAILURE TO IDENTIFY A STANDARD, RECOMMENDATION &/OR REQUIREMENT DOES NOT GIVE
ANYONE THE RIGHT TO VIOLATE ANY CODE & GOVERNING AUTHORITY REQUIREMENTS,
MINIMUM QUALITY OR QUANTITY REQUIRED, ASTM & OTHER INDUSTRY STANDARDS,
MANUFACTURER RECOMMENDATIONS & REQUIREMENTS, ETC.
15. COMPLY WITH ALL WEATHER-RELATED CONSTRUCTION REQUIREMENTS. DO NOT BUILD WITH
OR ON FROZEN, SATURATED, CONTAMINATED OR INAPPROPRIATE SUBSTRATES OR
CONDITIONS. BUILD OVER DRY COMPACTED APPROVED GRADE WITH APPROVED APPROPRIATE
MATERIALS.
16. PROVIDE POSITIVE DRAINAGE OF SURFACE WATER AWAY FROM AND OFF ALL BUILDINGS
WITHOUT PONDING OR WATER ADJACENT TO OR ON BUILDINGS OR PAVEMENTS.
17. BY SUBMITTING SHOP DRAWINGS, PRODUCT DATA AND SAMPLES, THE GENERAL CONTRACTOR
AND SUB-CONTRACTOR HAS VERIFIED AND APPROVED THE INFORMATION CONTAINED WITHIN.
THE GENERAL CONTRACTOR'S REVIEW AND APPROVAL SHALL BE SHOWN ON EACH SUBMITTAL
PRIOR TO THE SUBMISSION TO THE ARCHITECT.
18. THE GENERAL CONTRACTOR SHALL FORWARD TO SUBCONTRACTORS & SUPPLIERS, FULL SETS
OF BIDDING &/OR CONSTRUCTION DOCUMENTS, INCLUDING, BUT NOT LIMITED TO, DRAWINGS,
SPECIFICATIONS, ADDENDA, CLARIFICATIONS, BID FORMS, & ALL OTHER DOCUMENTATION
ISSUED BY ARCHITECT & ARCHITECT'S CONSULTANTS TOWARD CONVEYING A COMPLETE &
TIMELY PROJECT.
GENERAL NOTES
OCCUPANT LOAD - POOL (TABLE 1004.1.2)
AREA SQFT OCCUPANT LOAD OCCUPANTS
POOL 1497 SF 50 SF 30
POOL DECK 4616 SF 15 SF 308
6113 SF 338
09-30-2020
Rev. #Issue / RevisionDate130% Set12-03-2021CHAPTER 8 -INTERIOR FINISHES
Interior wall & ceiling finish materials, including acoustical ceiling systems, shall be classified for allowable
fire performance & smoke development as allowed by this code. (Section 803 & 808)
Interior floor finish & floor covering materials shall be classified in accordance with NFPA 253 & this code.
(Section 804)
Decorative materials shall not exceed 10% of the wall or ceiling area to which they are attached.
Trim & wall base shall be classified for allowable accordance with the code. (Section 806)
CHAPTER 9 -FIRE PROTECTION SYSTEMS
Automatic Sprinkler Systems (Section 903): AUTOMATIC SPRINKLER NOT REQUIRED
A-3 fire area exceeds12,000sf or occupant load of 300 or more (Section 903.2.1.2)
Portable Fire Extinguishers (Section 906 refers to IFC 906): EXTINGUISHERS REQUIRED
Class A Fire Hazards (Business) -Max. travel distance <75' (Table 906.3(1)).
CHAPTER 10 -MEANS OF EGRESS
Minimum Required Egress Width (Section 1005.1):
REQUIRED: Egress Components -88 Occ. x .2" = 17.6"(32" Clear Min.); PROVIDED: 102"
Door Swing (Section 1008.1.2): Doors shall swing in the direction of egress travel where serving an
occupant load of 50 or more persons or a Group H occupancy.
Panic & Fire Exit Hardware (Section 1008.1.10): Each egress door from Group A or E occupancy having
an occupant load of 50 or more or any H shall not be provided with a latch or lock unless it is panic
hardware or fire exit hardware.
Common Path of Egress Travel (Section 1014.3): <75' (H<25') NS; or B,F,S<100' if Sprinklered
(A<30' or <75' if <50occ. -Sec. 1025.8) or (H<25')
Exit Access Travel Distance (Table 1016.1 ): A,B,E,F-1,M,R,S-1 <200', F-2,S-2,U <300' NS;
or A,E,F-1,M,R,S-1 <250', B <300', F-2,S-2,U <400' if Sprinklered; (I&H <? see book)
Minimum Number of Exits (Section 1015 &1021, Table 1015.1,1021.1&.2): 2 REQUIRED; 2 PROVIDED
Number of Accessible Means of Egress (Section 1007.1): 2 REQUIRED (1 if only 1 exit required)
Corridor Fire-Resistance Rating (Table 1018.1): NO RATING REQUIRED.
(An enclosed exit access component that defines and provides a path of egress travel to an exit.)
ACCESSIBILITY (Chapter 11):
Buildings and facilities shall be designed and constructed to be accessible in accordance with this code and
ICC/ANCI A117.1.
CHAPTER 15 -ROOF ASSEMBLIES AND ROOFTOP STRUCTURES
Roof Fire Classification (Table 1505.1): CLASS C
Building Types IIB,IIIB,VB requires CLASS C roof assembly.
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.NOT FOR CONSTRUCTIONSAA
J:\2021\21113 Waukee Crossing Multi-Family - Hubbell\CAD-Arch\21113 Converge NW, Waukee, IA_Clubhouse.rvt12/3/2021 11:20:37 AMCONVERGE NWCLUBHOUSEWAUKEE, IOWA21113
G-001
SPECIFICATION
NOTES
SP
DIVISION 01 – GENERAL REQUIREMENTS
GENERAL:
1. Refer to additional notes and requirements on all other documents
and other disciplines documents.
2. In the event that a discrepancy is found between any codes,
governing authority, drawings, documents, or any other requirements,
the most restrictive or stringent requirement shall be used.
3. Cooperate fully with separate contractors so work on those contracts
may be carried out smoothly, without interfering with or delaying work
under separate Contracts.
4. Owner reserves the right to place and install equipment in all areas of
building and site, before Substantial Completion, provided it does not
interfere with completion of the Work.
CONSTRUCTION SCHEDULE - Before commencing Work, submit a
schedule showing the sequence, commencement and completion dates
for all phases of the Work.
Coordinate the Work of this Contract with work performed under separate
contracts.
TEMPORARY CONSTRUCTION - Provide all required temporary
construction, temporary facilities and temporary utilities required to
complete the project including but not limited to, erosion control structures,
material storage areas, enclosures for tools and other equipment, a field
office, temporary utility services for construction usage, temporary heat
and cover, and temporary toilet facilities.
CLEAN-UP - The Contractor shall be responsible for construction trash
removal services and shall at all times keep the building and site free from
accumulation of debris. Upon completion, the building, including glazing,
and site shall be cleaned and turned over to the Owner.
WARRANTY - All work shall be of good quality and all materials and
equipment shall be new and free from defects for a period of one year
from the date of substantial completion of work. Any extended warranties
obtained from suppliers of subcontractors shall be forwarded to the owner.
INSURANCE - The Contractor shall maintain Workers' Compensation
Insurance and Comprehensive Public Liability and Builders Risk
Insurance.
QUALITY ASSURANCE - The Contractor shall implement a Quality
Assurance program which includes independent agency testing and
observation of soils, cast-in-place concrete and structural steel, as well as
inspection of work in progress. The owner will have the right to perform
inspections and/or independent tests at any time. All lines and levels shall
be established by a Registered Land Surveyor.
RECORD DOCUMENTS - Upon completion of the project, the Contractor
shall prepare a complete set of record documents including a list of
Suppliers and Subcontractors used on the project, manufacturer's
warranties, operation and maintenance manuals for major pieces of
equipment and instruction manuals when appropriate for building systems.
SUBMITTALS
1. Allow enough time for submittal review, including time for
resubmittals, No extension of the Contract Time will be authorized
because of failure to transmit submittals enough in advance of the
Work to permit processing, including resubmittals.
2. By submitting shop drawings, product data and samples, the
contractor has verified and approved the information contained within.
The contractor's review and approval shall be shown on each
submittal prior to the submission to the architect.
3. Provide samples for each type and color for review of kind, color,
pattern, and texture for a check of these characteristics with other
elements.
4. Immediately on discovery of the need for interpretation of the Contract
Documents, and if not possible to request interpretation at Project
meeting, prepare and submit an RFI.
5. Include as part of each alternate, miscellaneous devices, accessory
objects, and similar items incidental to or required for a complete
installation whether or not indicated as part of alternate. Modify or
adjust affected adjacent work as necessary to completely integrate
work of the alternate into Project.
QUALIFICATIONS
1. Installer Qualifications: A firm or individual experienced in installing,
erecting, or assembling work similar in material, design, and extent to
that indicated for this Project, whose work has resulted in construction
with a record of successful in-service performance.
2. Manufacturer Qualifications: A firm experienced in manufacturing
products or systems similar to those indicated for this Project and with
a record of successful in-service performance, as well as sufficient
production capacity to produce required units.
3. Fabricator Qualifications: A firm experienced in producing products
similar to those indicated for this Project and with a record of
successful in-service performance, as well as sufficient production
capacity to produce required units.
4. Professional Engineer Qualifications: A professional engineer who is
legally qualified to practice in jurisdiction where Project is located and
who is experienced in providing engineering services of the kind
indicated. Engineering services are defined as those performed for
installations of the system, assembly, or product that are similar to
those indicated for this Project in material, design, and extent.
5. Specialists: Certain items require that specific construction activities
shall be performed by entities who are recognized experts in those
operations. Specialists shall satisfy qualification requirements and
shall be engaged for the activities indicated.
6. Testing Agency Qualifications: An independent agency with the
experience and capability to conduct testing and inspecting indicated
and where required by authorities having jurisdiction, that is
acceptable to authorities.
7. Factory-Authorized Service Representative Qualifications: An
authorized representative of manufacturer who is trained and
approved by manufacturer to inspect installation of manufacturer's
products that are similar in material, design, and extent to those
indicated for this Project.
8. Manufacturer's Warranty: Preprinted written warranty published by
individual manufacturer for a particular product and specifically
endorsed by manufacturer to Owner.
The Specification Notes are organized into Divisions using the
CSI/CSC's "MasterFormat" numbering system. The following is not
intended to be an all inclusive list, but rather a general summary.
Failure to identify a requirement does not give any contractor, general
contractor or its sub-contractors the right to violate any codes,
governing authority, minimum quality or quantity, industry standards,
manufacturer recommendations, etc.
DIVISION 02 - EXISTING CONDITIONS
GENERAL:
1. Verify existing conditions before fabrication or prior to proceeding with
the work, and notify the architect immediately of significant
discrepancies.
2. Maintain existing building in a weathertight condition throughout
construction period. Repair damage caused by construction
operations. Protect building and its occupants during construction
period.
3. Perform the Work so as not to interfere with day-to-day operations.
Maintain existing exits, unless otherwise indicated.
4. Provide new units to match existing units in body composition,
physical properties, color, gloss, surface texture, thickness, profile,
dimensions, and composition of surface.
5. Protect persons, motor vehicles, surrounding surfaces of building not
effected, building site, plants, and surrounding buildings from harm
resulting from any work. When no longer needed, promptly remove
masking to prevent adhesive staining.
6. Support and protect remaining construction that surrounds removal
area. Maintain flashing, reinforcement, lintels, and adjoining
construction in an undamaged condition.
7. In general the overall selection and intent of exterior building materials
and finishes are to be similar to those exterior building materials and
finishes in existing building unless otherwise specified.
DIVISION 03 – CONCRETE
Refer to Structural Documents)
GENERAL:
1. All concrete shall be reinforced unless otherwise noted.
2. All concrete shall be saw cut. If saw cuts are not specified, contact
architect and engineer. If possible provide saw cut under demising
walls.
3. Concrete to only be placed over dry sub-grade to prevent heaving in
winter.
4. Forms where concrete is to be exposed shall be smooth and free of
defects.
5. Exterior paving to be 1/4" lower than interior finish floor, sloping away
from building. Where no paving, top of finished grade a minimum of 4"
below finish floor.
033500 CONCRETE FINISHING
1. Concrete floor slab shall be installed to a true plane with no deviations
greater than 1/4" in any 10'-0" direction and free from blemishes and
trowel marks.
2. Trowel Finish: Apply a trowel finish to monolithic slab surfaces
exposed to view and slab surfaces to be covered with resilient flooring,
carpet, ceramic or quarry tile, paint, or another thin film-finish coating
system. Grind smooth any surface defects that would telegraph
through applied floor covering system.
3. Nonslip Finish: Apply a nonslip finish, perpendicular to main traffic
route, to all exterior concrete platforms, steps, and ramps.
4. Slope requirements for exterior concrete sidewalks of 5% maximum
running slope, 2% maximum cross slope, or 8.3% maximum slope for
ramps.
DIVISION 04 – MASONRY
(Refer also to Structural Documents)
GENERAL:
1. Large masonry joint or cut masonry unit to maintain masonry coursing
joint at finish floor line.
2. STAINLESS STEEL CLIPS ARE REQUIRED FOR ANY MASONRY
LARGER THAN 8x16 FACE SIZE.
040100 MAINTENANCE OF MASONRY - If acid wash is used be sure to
take appropriate protection measures to eliminate any damage from getting
it on other unlike materials.
040513 MASONRY MORTARING - Use mortar made with integral water
repellent admixture that does not reduce flexural bond strength where
masonry with integral water repellent admixture is required.
040516 MASONRY GROUTING -
1. Use grout made with integral water repellent admixture that does not
reduce flexural bond strength where masonry with integral water
repellent admixture is required.
2. All voided spaces below grade shall be grouted full.
040519 MASONRY ANCHORAGE AND REINFORCING - Space masonry
anchors not more than 16" o.c. vertically and 24" o.c. horizontally with not
less than 1 anchor for each 2.67 sq. ft. of wall area. Install additional
anchors within 12" of openings and at intervals, not exceeding 36 inches,
around perimeter.
040523 MASONRY ACCESSORIES - Joints, Flashing & Drainage
1. Install vertical expansion joint minimal at column/grid lines and at the
head of door jambs/openings or as otherwise noted or where required
per standard material practice to reduce stress cracking. No control
joint/expansion joint at main structural bearing, keep away 2'-6" min.
2. No drip edge required if membrane flashing is used, but it should
extend out and be trimmed back to face of adjacent masonry. Drip
edge required if metal flashing is used.
3. Through wall flashing at base of wall a minimum of 4" above finish
grade back and up behind vapor barrier, weeps at 24" o.c. above
flashing, horizontal & vertical joints overlapped & sealed.
4. Through wall flashing above lintels back and up behind vapor barrier,
weeps at 24" o.c. above flashing. End dams at openings, horizontal
and vertical joints overlapped and sealed.
5. All masonry to have 1" minimum air space away from adjacent
material.
All cavity wall air spaces are to be maintained free of mortar. Strike flush
all joints on cavity side of CMU and brick masonry. Provide mortar net at
base of wall, above all lintels and above all intermediate thru-wall flashing.
042100 CLAY UNIT MASONRY (Brick)
1. For ends of sills and caps and for similar applications that would
otherwise expose unfinished brick surfaces, provide units without
cores or frogs and with exposed surfaces finished.
2. Provide brick that has been tested is rated "not effloresced."
047210 CAST STONE MASONRY - Provide units made with integral water
repellent admixture that does not reduce flexural bond strength.
DIVISION 05 – METALS
(Refer also to Structural Documents)
GENERAL:
1. All steel exposed on the exterior or to moisture to be galvanized.
2. All metal coping to be pre-finished.
3. All exposed steel lintels to be painted to match surrounding materials.
4. All architectural steel and metal fabrications to be continuous welds,
grinded smooth and sanded for a neat and smooth final finish.
5. All holes 'burned through' steel roof deck when welding shall be
repaired and touched up with primer and final finish.
DIVISION 06 – WOOD, PLASTICS, AND COMPOSITES
(Refer also to Structural documents)
GENERAL:
1. All wood framing members, including wood sheathing, that rest on the
exterior foundation walls & are less than 8” from exposed earth & all
wood in direct contact with masonry, concrete, earth or material that
retains moisture shall be of naturally durable or preservative-treated
wood.
2. The ends of wood girders entering exterior masonry or concrete walls
shall be provided with a 1/2” air space on top, sides and end, unless
naturally durable or preservative-treated wood.
3. All wood that is part of a roof/parapet or flashing assembly and are fully
wrapped by membrane or break metal and protected from moisture
need not be treated.
4. Wood blocking is required for, but not limited to millwork, cabinets,
handrails, rest room fixtures & accessories, grab bars, future grab bars
as required in R / Multi-family occupancies, door & window frames,
overhead door bucks, hardware, owner/tenant fixtures & equipment,
etc..
5. Exterior sheathing should be plywood at all potential signage locations.
Fire retardant / rated where required.
DIVISION 07 – THERMAL AND MOISTURE PROTECTION
GENERAL:
1. Design and installation of roof drainage systems shall comply with the
IPC.
2. Insulate and seal to ensure adequate air infiltration barrier around all
exterior penetrations to prevent water and sprinkler pipe freezing.
3. Provide 2" thick continuous perimeter rigid insulation min. 24" horizontally
from interior face of grade beam into building and vertically to bottom of
the grade beam along the interior face.
4. Roof assembly to meet UL Class "A" fire rating.
072100 THERMAL INSULATION - R21 wall insulation unless otherwise noted.
072200 ROOF AND DECK INSULATION - R38 (min. code R19) roof
insulation unless otherwise noted.
075000 MEMBRANE ROOFING
1. Roofing membranes should be installed to comply with manufacturers
recommendations to obtain full roofing warranties.
2. Provide manufacturers 15-year warranty, which begins after the date of
substantial completion, and covers the roofing membrane, associated
flashing, roof insulation, roof accessories and labor.
079000 JOINT PROTECTION
1. Provide joint sealant at all wall and floor control and expansion joints and
exterior doors, windows and other openings.
2. Provide backer rods where required for proper sealant application.
Backer rods to be polyethylene closed-cell with a surface skin.
3. Utilize acoustical sealant at all floor/wall/deck junctures prior to installation
of base where sound batt is also required.
4. Sealants to be compatible to materials for maximum bonding and
longevity.
5. Soft caulk joint between vertical joints of dis-similar materials. Soft caulk
joint & metal pan underneath horizontal joints of dis-similar materials.
6. Sealants should be color matched to adjacent materials.
DIVISION 08 – OPENINGS
GENERAL:
1. All exterior window framing to be thermally broken.
2. Sill pan by window manufacturer set in mastic over break metal sill
flashing, with drip edge, set in mastic at bottom of all window framing.
End dams at openings. Horizontal and vertical joints overlapped and
sealed.
3. Sealant and backer rod at window perimeter. Verify system weeps
are cleared, free of sealant and debris.
4. Additional framing, structural supports and/or bracing shall be
identified by the glazing sub-contractor prior to bidding, fabrication and
installation.
5. All glass in interior doors, frames, sidelights, windows and storefront
to be 1/4", tempered, laminated and/or rated glass where required.
6. All glass in exterior doors, frames, sidelights, windows and storefront
to be insulated, tempered, laminated and/or rated glass where
required.
7. All interior glass between tempered and non-tempered spaces shall
be clear insulated.
081000 DOORS & FRAMES - (Refer to Door & Frame Schedule &
Elevations)
083000 ACCESS DOORS & PANELS - 2006 IBC-1209.2 Access to
ATTIC SPACES. An opening not less than 20" by 30" shall be provided to
any attic area having a clear height of over 30".
084000 ENTRANCES, STOREFRONTS, & CURTAIN WALLS - (Refer to
Door & Frame Schedule & Elevations)
08 50 00 WINDOWS - (Refer to Window Schedule & Elevations)
Operating hardware for operable windows, etc. shall be placed within one
or more of the ANSI accessible reach ranges, shall be operable with one
hand & shall not require tight grasping, pinching, or twisting of the wrist.
The force required to activate operable parts shall be 5.0 pounds
maximum.
08 83 00 MIRRORS
Mirrors above accessible lavatories shall have the bottom edge of the
reflecting surface 40” maximum above the floor.
DIVISION 09 – FINISHES
GENERAL:
092116 GYPSUM BOARD ASSEMBLIES
1. All gypsum board to be smooth finish, properly taped and sanded,
ready for finish.
2. Gypsum board expansion joints shall be used where required per
standard gyp. board practice to prevent cracking of drywall.
099100 PAINTING - All paint finish shall be primed followed by 2 coats of
high quality finish paint. Gypsum board shall be latex paint, interior metals
shall be epoxy paint, exterior metals shall be a three-coat Tnemec
system. If smooth surface, material should be sanded between all coats.
All steel doors & metal frames shall be spray applied paint.
099300 STAINING AND TRANSPARENT FINISHING - All wood finish
shall be left natural or stained as noted, followed by 2 coats of high quality
transparent coating. Material should be sanded between all coats.
099713 STEEL COATINGS - Interior metals shall be epoxy paint, exterior
metals shall be a three-coat tnemec system.
DIVISION 10 – SPECIALTIES
GENERAL:
Window coverings, toilet accessories, lockers, and flagpole shall be
provided.
10 14 00 SIGNAGE: Provide all that apply. All signage shall comply with
the ICC A117.1 requirements, where required, such as visual characters,
raised characters, international symbols of accessibility, & braille.
1. BUILDING ADDRESS IDENTIFICATION: Approved address
numbers or letters, where each character shall be not less than 4” in
height and not less than 0.5” in width stroke, shall be installed on a
contrasting background and be plainly visible from the street or road
fronting the property (& monument sign). When required by the
governing authority, address numbers shall be provided in additional
approved locations to facilitate emergency response. Where access
is by means of a private road and the building address cannot be
viewed from the public way, a monument, pole or approved sign or
means shall be used to identify the structure. Address numbers shall
be maintained.
2. OCCUPANT LOAD: Every room or space that is an assembly
occupancy shall have the occupant load of the room or space posted
in a conspicuous place, near the main exit or exit access doorway
from the room or space. Posted signs shall be of an approved legible
permanent design and shall be maintained by the owner or
authorized agent.
3. DIRECTIONAL SIGNAGE: Direction signage indicating the location
of the other means of egress and which are accessible means of
egress shall be provided:
1. At exits serving a required accessible space but not provided an
approved accessible means of egress.
4. DOORS OPERATIONS: In buildings in occupancy Group A having
an occupant load of 300 or less, Groups B,F,M & S, and in places of
worship, the main exterior door or doors are permitted to be equipped
with key-operated locking devices from the egress side provided:
2.1 The locking devise is readily distinguishable as locked;
2.2 A readily visible durable sign is posted on the egress side on
or adjacent to the door stating: THIS DOOR TO REMAIN
UNLOCKED WITH BUILDING IS OCCUPIED. The sign shall
be in letters 1” high on a contrasting background; and
2.3 The use of the key-operated locking device is revocable
by the building official for due cause
DIVISION 10 – SPECIALTIES (cont.)
11. ACCESSIBLE SIGNAGE MOUNTING REQUIREMENTS:
1. Visual characters shall be located 40” minimum above the floor to
less than or equal to 70” at the viewing position distance (less than 6’),
measured to the baseline of the visual character.
2. Raised characters shall be located 48” minimum above the floor,
measured to the baseline of the raised character & 60” maximum above
the floor, measured to the baseline of the highest raised character.
3. Where a sign containing raised characters & braille is provided at a
door, the sign shall be alongside the door at the latch side. Where a
sign containing raised characters & braille is provided at double doors
with one active leaf, the sign shall be located on the inactive leaf.
Where a raised characters & braille is provided at double doors with two
active leafs, the sign shall be to the right of the right-hand door. Where
there is no wall space on the latch side of a single door or the right side
of double doors, signs shall be on the nearest adjacent wall. Signs
containing raised characters & braille shall be located so that a clear
floor area 18” minimum by 18” minimum, centered on the raised
characters is provided beyond the arc of any door swing between the
closed position & 45 degree position.
4. Braille shall be located 48” minimum & 60” maximum above the
floor, measured to the baseline of the braille cells.
12. ACCESSIBLE PARKING SPACE IDENTIFICATION SIGNS:
1. Parking space identification signs shall include the International
Symbol of Accessibility. Signs identifying van parking spaces shall
contain the designation “van accessible”. Signs shall be 60” minimum
above the finish floor or ground surface measured to the bottom of the
sign.
10 20 00 TOILET COMPARTMENTS - (Refer to Rest Room Details)
10 28 00 TOILET, BATH, AND LAUNDRY ACCESSORIES - (Refer to Rest
Room Accessory Schedule)
10 41 16 EMERGENCY KEY CABINETS - Provide a recessed Knox box
ordered from or approved by and installed in a location approved by
governing authorities.
10 44 16 FIRE EXTINGUISHERS - Provide and install fire extinguishers, 10
pound ABC or as approved by governing authorities, by each exit and a
maximum travel distance of no more than 75'-0" per placement, or as
required by governing authorities. Fire extinguisher shall be in a semi-
recessed cabinet when located in common areas.
10 55 00 POSTAL SPECIALTIES – Provide ADA mailboxes & parcel boxes
manufactured to USPS specifications for all multi-family projects.
10 73 00 AWNINGS OR CANOPIES OR SHUDDERS – Alternative
premanufactured versions may be acceptable alternative if approved by
owner & architect.
SPECIFICATION NOTES
cont.
SPECIFICATION NOTES
cont.
SPECIFICATION NOTES
cont.
SPECIFICATION NOTES
cont.
SPECIFICATION NOTES
cont.
DIVISION 11 – EQUIPMENT
GENERAL:
111300 LOADING DOCK EQUIPMENT - (Refer to Dock Accessory
Schedule)
11 31 13 KITCHEN APPLIANCES –
Lighting controls, electrical panelboards, electrical switches & receptacle
outlets, environmental controls, etc. shall be placed within one or more of
the ANSI accessible reach ranges, shall be operable with one hand & shall
not require tight grasping, pinching, or twisting of the wrist. The force
required to activate operable parts shall be 5.0 pounds maximum.
Exceptions include: reset button and shut-offs serving appliances, piping &
plumbing fixtures; appliance doors and door latching devises shall not be
required to comply with the one hand, tight grasping, pinching, twisting or
force requirements; bottom hinged appliance doors, when in the open
position, shall not be required to comply with reach ranges.
The location of cooktop controls shall not require reaching across burners.
Ovens shall have controls on front panel, on either side of the door & shall
not require reaching across burners. Side-hinged door ovens shall have a
countertop positioned adjacent to the latch side of the oven door, bottom-
hinged door ovens shall have a countertop positioned adjacent to one side
of the door.
Combination refrigerators & freezers shall have at least 50% of the freezer
compartment shelves, including the bottom of the freezer 54” maximum
above the floor when the shelves are installed at the maximum heights
possible in the compartment.
DIVISION 21 – FIRE SUPPRESSION
(Refer to Fire Suppression scope/documents & Utility requirements)
GENERAL:
1. All penetrations thru rated walls must be protected by approved fire
rated assemblies and fire stopping materials.
211000 WATER-BASED FIRE-SUPPRESSION SYSTEMS
1. Provide a complete appropriate type and adequately sized design
build fire sprinkler system as required and approved by governing
authorities prior to fabrication and installation. All conditioned /
insulated (wet pipe system) and non-conditioned / uninsulated (dry
pipe system) spaces will need to be sprinklered unless otherwise
noted.
2. Contractor to verify size of main supply line and notify architect and
owner immediately before sitework commences if over or under-sized.
3. Riser system shall be installed separate from electrical room or
electrical panels and be flow tested and continuously monitored.
4. Fire department valve at exterior as required by governing authorities.
5. System drainage shall dump to outside of building on pavement, not
floor drain.
6. Sprinkler system shall be zoned and expandable for all future tenants.
7. For shell building, provide minimal sprinkler heads turned up or as
required by governing authorities.
DIVISION 22 – PLUMBING (cont.)
5. GREASE TRAP/INTERCEPTOR: (not required)
and/or
Provide adequately sized system based on future potential information
provided by owner/developer as approved by governing authorities.
Provide a continuous tap-able discharge line under slab the entire
length of building (side to side) approximately one third of overall
building depth off the back wall of building, that would allow future
service taps from any location within the building. Provide clean-outs
and vent lines as required.
221400 FACILITY STORM DRAINAGE
1. Pitched Roofs - Provide adequately sized and spaced roof drains,
gutters, downspouts and drain piping system, to eliminate any
overflow or backup, from all roof to site stormwater piping system
and/or detention area.
2. Provide collection system along low parts of building roof to be
collected in gutters, down spouted and dumped on pavement or
splash blocks below.
3. Provide lower level underfloor drainage system to reduce hydrostatic
uplift and protect against moisture seepage. System to outlet per
governing authorities.
4. Provide foundation wall drainage system to reduce lateral pressures
and protect against moisture seepage. System to outlet per governing
authorities.
5. Provide adequately sized and spaced gutters, down spouts and drain
piping system, to eliminate any overflow or backup.
2006 IBC-1503.4 ROOF DRAINAGE. Design and installation of roof
drainage systems shall comply with the International Plumbing Code.
Refer to Plumbing documents for final design and details.
2006 IBC-1611.3 CONTROLLED DRAINAGE. Roofs equipped with
hardware to control the rate of drainage shall be equipped with a
secondary drainage system at a higher elevation.
223000 PLUMBING EQUIPMENT
1. Water Softener - Provide.
2. Water Filter - Provide.
3. Water Heater - Provide.
22 40 00 PLUMBING FIXTURES
Plumbing fixture controls, faucets, etc. shall be placed within one or more
of the ANSI accessible reach ranges, shall be operable with one hand &
shall not require tight grasping, pinching, or twisting of the wrist. The force
required to activate operable parts shall be 5.0 pounds maximum.
Exceptions include: where redundant controls are provided for a single
element, one control in each space shall not be required to be accessible;
reset buttons and shut-offs serving piping & plumbing fixtures.
22 40 16 LAVATORIES & SINKS
The Dip of the overflow shall not be considered in determining knee and
toe clearance. The front of lavatories & sinks shall be 34” maximum above
the floor, measured to the higher of the rim or counter surface. A lavatory
in a toilet or bathing facility for a single occupant, accessed only thru a
private office & not for common use or public use shall not be required to
meet 34” height max.
Water supply & drainpipes under lavatories & sinks shall be insulated or
otherwise configured to protect against contact. There shall be no sharp or
abrasive surfaces under lavatories.
22 40 13 WATER CLOSETS , URINALS, & BIDETS
Water Closets: The required clearance around the water closet shall be
permitted to overhang the water closet, associated grab bars, paper
dispensers, coat hooks, shelves, accessible routes, color floor space
required at other fixtures, and the wheelchair turning space. No other
fixtures or obstructions shall be located within the required clearance. The
top of the water closet seat shall be 15” minimum & 19” maximum above
the floor, measured to the top of the seat. Flush controls shall be hand
operated or automatic. Hand operated flush controls shall be located on
the open side of the water closet.
DIVISION 23 – HEATING, VENTILATION, AND AIR CONDITIONING
(Refer to Mechanical scope/documents & Utility requirements)
GENERAL:
1. Provide a new complete shell building mechanical distribution, return
and ventilation system and coordinate mechanical requirements for all
building equipment and fixtures.
2. All information shall be clearly documented and provided to owner and
architect.
3. If provided, all systems should be sized to include all future tenants.
4. Provide independently controlled areas having excessive heat gain or
heat loss or affected by solar radiation at different times of the day.
5. Verify location of all thermostats with owner before permanent
placement.
6. Provide exhaust fans in all rest rooms, bathrooms, kitchens, break
rooms, shafts and enclosed parking areas.
7. Clean all systems and provide new filters after construction is
complete.
8. At a minimum, if other heat is not provided, provide electric baseboard
heat in Valve Room or any other rooms that contain plumbing.
9. Environmental controls, etc shall be placed within one or more of the
ANSI accessible reach ranges, shall be operable with one hand &
shall not require tight grasping, pinching, or twisting of the wrist. The
force required to activate operable parts shall be 5.0 pounds
maximum. Exceptions include: HVAC diffusers; controls mounted on
ceiling fans; where redundant controls are provided for a single
element, one control in each space shall not be required to be
accessible; reset buttons and shut-offs serving piping.
Access To MECHANICAL APPLIANCES. Access to mechanical
appliances installed in under-floor areas, in attic spaces and on roofs or
elevated structures shall be in accordance with the International
Mechanical Code. Refer to Mechanical documents for final design and
details.
23 09 00 INSTRUMENTATION & CONTROL FOR HVAC
Thermostats shall be placed within one or more of the ANSI accessible
reach ranges & all controls 48” height maximum from finished floor.
DIVISION 25 – INTEGRATED AUTOMATION
(Refer to Electrical scope/documents)
GENERAL:
1. If requested, provide complete flexible electronic building management
systems to control all building functions including but not limited to
HVAC, lighting, security, card reader access, fire/sprinkler alarm, etc.
DIVISION 26 – ELECTRICAL
(Refer to Electrical scope/documents & Utility requirements)
GENERAL:
1. Provide a complete flexible shell building electrical distribution system and
coordinate power requirements for all shell building equipment/fixtures.
2. All information shall be clearly documented and provided to owner and
architect.
3. All systems should be sized to include all future tenants.
4. Lighting controls, electrical panelboards, electrical switches & receptacle
outlets, environmental controls, etc. shall be placed within one or more of the
ANSI accessible reach ranges, shall be operable with one hand & shall not
require tight grasping, pinching, or twisting of the wrist. The force required to
activate operable parts shall be 5.0 pounds maximum. Exceptions include:
Receptacle outlets serving a dedicated use; where two or more receptacle
outlets are provided in a kitchen above a length of counter top that is
uninterrupted by a sink or appliance, one receptacle outlet shall not be
required to comply; floor receptacle outlets, controls mounted on ceiling fans;
where redundant controls other than light switches are provided for a single
element, one control in each space shall not be required to be accessible;
electrical panelboards shall not be required to comply with the one hand, tight
grasping, pinching, twisting or force requirements.
NOTE: Electric sub-contractor shall calculate & verify the required size of the
service/transformer with utility company.
262000 ELECTRICAL DISTRIBUTION - Provide an electrical distribution system
complying with requirements of governing authorities.
265200 EMERGENCY LIGHTING - Provide dual beam emergency lights with
battery back-up to provide a minimum 1 foot-candle, at floor level, throughout
egress system or as required by governing authorities.
265300 EXIT SIGNS - Provide lighted exit signage with battery back-up by each
exit and throughout egress system as required by governing authorities. Exit
signs at doors shall be on the door or within 4" of the door frame.
265600 EXTERIOR LIGHTING -
1. Provide downlites to illuminate each exterior door.
2. Provide recessed downlites in each entry canopies.
4. All exterior building lighting shall be flexibly controlled by both photocell & timer.
5. All fixtures must be approved by governing authorities before installation.
DIVISION 27 – COMMUNICATIONS
(Refer to Electrical & Life-Safety scope/documents & Utility requirements)
GENERAL:
1. If provided, all systems should be expandable to include all future tenants.
2. Provide communication lines for fire sprinkler, fire alarm and/or security
monitoring as required by governing authorities.
3. Provide 3 4" conduits (1 for telecommunications; 2 extra) from services
R.O.W. To termination location at building location as noted.
4. Provide telecommunication service to d-mark for lines for fire sprinkler and
fire alarm monitoring as required by governing authorities.
5. User controls for intercom systems, etc. shall be placed within one or more
of the ANSI accessible reach ranges, shall be operable with one hand &
shall not require tight grasping, pinching, or twisting of the wrist. The force
required to activate operable parts shall be 5.0 pounds maximum.
Exceptions include: where redundant controls are provided for a single
element, one control in each space shall not be required to be accessible.
DIVISION 28 – ELECTRONIC SAFETY AND SECURITY
(Refer to Electrical & Life-Safety scope/documents)
GENERAL:
1. If provided, all systems should be expandable to include all future
tenants.
2. User controls for security or intercom systems, etc. shall be placed
within one or more of the ANSI accessible reach ranges, shall be
operable with one hand & shall not require tight grasping, pinching, or
twisting of the wrist. The force required to activate operable parts shall
be 5.0 pounds maximum. Exceptions include: where redundant
controls are provided for a single element, one control in each space
shall not be required to be accessible.
281000 ACCESS CONTROL & SECURITY - If requested, provide
complete electronic building access control and security system
expandable to include future tenants.
283100 FIRE DETECTION AND ALARM - Provide a complete addressable
zoned fire alarm system with point identification and all audio-visual / horn-
strobe devices, smoke detectors, and pull stations as required and
approved by governing authorities prior to fabrication and installation.
2006 IBC-1006.2 Means of Egress ILLUMINATION. The means of egress
illumination level shall not be less than 1 foot-candle at the walking surface
level.
2006 IBC-1006.3 ILLUMINATION EMERGENCY POWER. The power
supply for means of egress illumination shall normally be provided by the
premises' electrical supply. In the event of power supply failure, an
emergency electrical system shall automatically illuminate the following
areas: Interior & Exterior egress components.
DIVISION 31 – EARTHWORK
(Refer to Civil & Geotechnical documents)
GENERAL:
1. Provide excavation, backfill and fine grading for the building, paved
areas, and proper site drainage.
2. Provide silt fence, clearance of trees, grubbing of stumps, curb
removal, stripping of topsoil, excavation and backfill for foundations,
place sand cushion for slabs on grade, grading for paving and re-
spreading of top soil.
3. Provide site landscaping i.e., seeding, sodding, spreading on site
topsoil, trees, mulch, edging, and shrubbery.
4. Exterior grading to be 4" lower than adjacent interior finish floor,
sloping away from building.
DIVISION 32 - EXTERIOR IMPROVEMENTS
(Refer to Civil & Geotechnical documents)
32 10 00 PAVING
32 80 00 IRRIGATION: (not required)
and/or
Provide separate water line and irrigation meter which shall be located in
valve room. Provide irrigation supply lines from valve room to exterior
providing service to all sides of exterior of building. Provide complete
zoned irrigation system to cover all plantings & grass areas of the site.
DIVISION 33 – UTILITIES
(Refer to Civil documents)
GENERAL:
1. All utilities should be sized and expandable to include all future
tenants.
2. All utilities shall be stubbed to within 5 feet of the building per Civil/Site
engineering documents unless otherwise specified.
3. All utilities shall be adequately sized and spaced to eliminate any
overflow and/or backup.
331000 WATER UTILITIES
1. Provide separate domestic water supply service as required from
water main to house service meter with irrigation meter in valve room.
2. Provide separate fire sprinkler water supply service as required from
water main to sprinkler riser located in valve room. NOTE: Sprinkler
sub-contractor shall calculate the required size of the line to the
building and shall notify the G.C. & owner immediately if any
modification from Civil/Site documents is required.
333000 SANITARY SEWERAGE UTILITIES - Provide sanitary sewer
discharge service as required from under building slab to sanitary
sewerage main.
334000 STORM DRAINAGE UTILITIES - Provide storm water discharge
service as required from building and/or adjacent to building to storm water
main or thru detention area.
335100 NATURAL-GAS UTILITIES - Provide natural gas supply service as
required from natural gas main to meter/manifold location at building.
337000 ELECTRICAL UTILITIES - Provide electric supply service as
required from electric main to transformer location. Provide appropriately
sized transformer and concrete pad as required. NOTE: Electric sub-
contractor shall calculate & verify the required size of the
service/transformer with utility company.
338000 COMMUNICATIONS UTILITIES - Provide conduits from public
R.O.W. to the buildings designated location for the required
communications.
End of Specification Notes
5. EXIT SIGNS (non-illuminated tactile type): Raised character and Braille
exit signs. A sign stating EXIT in raised characters and Braille and
complying with ICC A117.1 shall be provided adjacent to each door to
an area of refuge, an exterior area for assisted rescue, an exit stairway,
an exit ramp, an exit passageway an the exit discharge. Refer to others
docs for illuminated exit sign requirements.
6. ACCESSIBILITY: Required accessible elements shall be identified by
the International Symbol of Accessibility (ISA) ___ at the following
locations.
1. Accessible parking spaces required.
2. Accessible passenger loading zones.
3. Accessible rooms where multiple single-user toilet or bathing rooms
are clustered at a single location.
4. Accessible entrances where not all entrances are accessible.
7. REST ROOM SIGNAGE: Required public rest room facilities shall be
designated by a legible sign for each sex. Signs shall be readily visible
and located near the entrance to each toilet facility. Provide ADA
compliant tactile signs having Braille, regular copy and pictographs
including wheelchair if applicable to be mounted 60" A.F.F. on wall at
latch side of door.
8. ROOM DESIGNATIONS & IDENTIFICATION: Interior and exterior
signs identifying permanent rooms and spaces shall be raised
characters and Braille. Where pictograms are provided as designations
of interior rooms and spaces, the pictograms shall have raised
characters and Braille text descriptors.
Exceptions:
1. Exterior signs that are not located at the door to the space they
serve are not required to comply.
2. Temporary (seven days or less) signs are not required to comply.
9. Marketing Signage: Provide official building name & logo signage on
building as approved by owner.
10. Other Jurisdiction Required Signage as required which could include:
1. FDC sign above exterior Fire Department Connection.
DIVISION 22 – PLUMBING
(Refer to Plumbing scope/documents & Utility requirements)
GENERAL:
1. Provide a complete flexible shell building plumbing distribution and
discharge system and coordinate requirements for all building
equipment and fixtures.
2. All information shall be clearly documented and provided to owner and
architect. Lines under floor slab shall be clearly documented.
3. All systems should be sized to include all future tenants.
221100 FACILITY WATER DISTRIBUTION
1. Provide a water distribution system complying with requirements of
governing authorities.
2. Before any meters, provide a 2" supply line in valve room with 1
capped stub for each suite, spaced and capable of accepting the water
utility meter at each stub. In addition, provide 1 house meter.
And/or
3. Provide a continuous tap-able 2" supply line up in roof joists from
meter in valve room the entire length of the building (side to side) 10'
off the back wall of building.
4. Provide a 1" pipe x 6" stub at center of each of the tenant bays for
future use.
HOSE BIBS:
Provide fully-recessed freeze-protected lockable exterior hose bibbs every
100' around building. Ensure one is close to trash enclosure. Also provide
one freeze-protected hose bib centered on roof.
Note: Main domestic water line and main sanitary sewerage line to run
directly in-line above/below each other entire length of building.
221300 FACILITY SANITARY SEWERAGE
1. Provide a continuous tap-able discharge line under slab the entire
length of building (side to side) approximately one third of overall
building depth off the back wall of building, that would allow future
service taps from any location within the building.
Provide clean-outs and vent lines as required.
2. Drains - Provide floor drains in rest rooms, valve room, mech./elec.
rooms & as required.
3. Materials, Traps, Cleanouts - Shall be provided as required.
4. Interceptors, Separators & Pumps - Shall be provided as required.Rev. #Issue / RevisionDate130% Set12-03-2021
ALL FIXTURES TO BE MOUNTED WITHIN ALLOWABLE RANGES AS INDICATED
BY ADA ACCESSIBILITY GUIDELINES AND LOCAL CODES.
(ALL MOUNTING HEIGHTS INDICATED ARE ABOVE FINISHED FLOOR LEVEL.)
ALL GRAB BARS TO BE 1.25"-1.5" DIA. WITH GRIPPABLE SURFACE.
SINK HEIGHTS
SINK HEIGHTS
W/MIRROR
TOILET HEIGHTS
URINAL
HEIGHT
PAPER TOWEL
DISPENSER
HEIGHT
TOILET
PAPER
DISPENSER
HEIGHT
NAPKIN
DISPOSAL
HEIGHT
BABY
CHANGING
STATION
HEIGHT
CLOTHES
HOOKS
HEIGHT
ELECTRIC
HAND
DRYER34" MIN. 48" MAX.19"34"38" - 48"LATCHING MECHANISM54" MAX. TO27" MIN.9" MIN.17" MIN.34" MAX.6" MAX.34" MAX.40" MAX.39" - 41"
12" 42" MIN.39" - 41"MIN.18"17" - 19"36" 6"
18"33" - 36"17" - 19"17"25"34" MIN. 48" MAX.DRINKING FOUNTAIN SPOUT LOCATION
(ANSI ICC A117.1-2009 FIG. 602.5a&b)
TOE CLEARANCE (ANSI ICC A117.1-2009 FIG. 306.2)
KNEE CLEARANCE (ANSI ICC A117.1-2009 FIG. 306.3)
Shall install 2-Hi & Low or 1 that
complies for people who use a
wheelchair and standing person (2006
IBC Section 1109.5.1)36" MAX.15" MIN.43" MAX.15" MIN.CLEAR FLOOR
30"
CLEAR FLOOR
30"
CLEAR FLOOR
48"WHEELCHAIR36" MAXSTANDING38"-43"15" MIN.
5" MAX.ACTIVATION DEVICE48" MAX. TOPUSH
PUSH
36" MAX.SPOUT HGT.43" MAX.SPOUT HGT.24" MIN.19" MAX.14" MIN.1 1/2" MIN.TP DISPENSER
42" MAX.
60" DIAMETER SPACE T-SHAPED SPACE
FOR 180° TURNS
MIN.
12" 36" MIN.
MIN.
12"36" MIN.60" MIN.60" MIN.
(a) (b)
CORRIDOR OR OTHER
CIRCULATION SPACE
CARPET PILE THICKNESSWALKING PARALLEL TO A WALL
SIGN OR
OBSTRUCTION
CANE RANGE
WALL PERPENDICULAR TO A WALL EXAMPLE OF PROTECTION AROUND
WALL-MOUNTED OBJECTS AND
MEASUREMENTS OF CLEAR WIDTHS
PROTRUDING OBJECTS HANGING ON
WALL WITH LEADING EDGES ABOVE 27"
WING WALLS
DOWN
TO FLOORADDITIONAL PROTECTION NOT
REQUIRED BETWEEN WING WALLS
(a)(b)(c) (d)80"4"x > 27"x < 27"ANY AMOUNT
CLEAR WIDTH.27"CONT. PASSAGE36" MIN. CLEARPASSAGE32" MIN. CLR4"1/2" MAXMINIMUM CLEAR WIDTH
FOR SINGLE WHEELCHAIR
MINIMUM CLEAR WIDTH
FOR TWO WHEELCHAIRS
36" MIN.60" MIN.
32" MIN.FOR MIN. CLEARANCE24" MAX.LATCH SIDE APPROACHES - SWINGING
DOORS
NOTE: ALL DOORS IN ALCOVES SHALL
COMPLY
WITH
THE CLEARANCES FOR FRONT
APPROACHES.
NOTE: Y = 48"
MINIMUM
IF DOOR HAS
CLOSER.
PUSH SIDE
NOTE: Y = 48" MINIMUM
IF DOOR HAS BOTH A
LATCH AND CLOSER.
NOTE: Y = 54" MINIMUM
IF DOOR HAS CLOSER.
PULL SIDE
PULL SIDE
HINGE SIDE
APPROACHES
- SWINGING DOORS
NOTE: X = 36" MINIMUM
IF Y = 60"; X = 42"
MINIMUM IF Y = 54".
FRONT
APPROACHES -
SWINGING DOORS
PUSH SIDE
NOTE: X = 12" IF DOOR
HAS BOTH A CLOSER
AND
A LATCH.
PULL SIDE
PUSH SIDE
Y(b)
(a)
(c)
54" MIN.Y42" MIN.Y48" MIN.24" MIN.
X
24" MIN.Y42" MIN.60"18"48"X
X
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.NOT FOR CONSTRUCTIONSAA
J:\2021\21113 Waukee Crossing Multi-Family - Hubbell\CAD-Arch\21113 Converge NW, Waukee, IA_Clubhouse.rvt12/3/2021 11:20:38 AMCONVERGE NWCLUBHOUSEWAUKEE, IOWA21113
G-011
ACCESSIBILITY
REQUIREMENTS
& GUIDELINES
SP
SCALE:1/4" = 1'-0"1 FIXTURE MOUNTING HEIGHT
SCALE:1/4" = 1'-0"2 WHEELCHAIR TURNING SPACE
SCALE:1/4" = 1'-0"6 PROTRUDING OBJECTS
SCALE:1/4" = 1'-0"4 MINIMUM CLEAR WIDTHS
SCALE:1/4" = 1'-0"3 MANEUVERING CLEARANCES @ DOORS
ACCESSIBILITY GUIDELINES & REQUIREMENTS
Code Referenced: 2010 ADA Standards for Accessible Design
Dept. of Justice published revised regulations on September 15, 2010 to set
minimum enforceable accessibility standards/requirements for newly designed &
constructed or altered State and local government facilities, public accommodations,
and commercial facilities after March 15, 2012.
Code Referenced: Chapter 11, 2018 INTERNATIONAL BUILDING CODE (IBC)
Buildings and facilities shall be designed and constructed to be accessible in
accordance with this code and ICC/ANSI A117.1-2009 (Section 1101.2).
301 General
301.1 Scope.
Floor and ground surfaces shall be stable, firm, and slip resistant and shall comply
with 302.
CHAPTER 3: BUILDING BLOCKS
302 Floor or Ground coverings
302.2 Carpet.
Carpet or carpet tile shall be securely attached and shall have a firm cushion, pad,
or pad. Carpet or carpet tile shall have a level loop, textured loop, level cut pile, or
level cut/ uncut pile texture. Pile height shall be 1/2 inch (13 mm) maximum.
Exposed edges of carpet shall be fastened to floor surfaces and shall have trim on
the entire length of the exposed edge. Carpet edge trim shall comply with 303.
302.3 Openings.
Openings in floor or ground surfaces shall not allow passage of a sphere more
than 1/2 inch (13 mm) diameter except as allowed in 407.4.3, 409.4.3, 410.4,
810.5.3 and 810.10. Elongated openings shall be placed so that long dimension is
perpendicular to the dominant direction of travel.
303 Changes in Level
303.1 General.
Where changes in level are permintted in floor or ground surfaces, they shall
comply with 303
EXCEPTIONS:
1. Animal containment areas shall not be required to comply with 303.
2. Areas of sports activity shall ot be required to comply with 303.
303.2 Vertical.
Changes in level 1/4 inch (6.4 mm) high maximum shall be permitted to be
vertical.
303.3 Beveled.
Changes in level between 1/4 inch (6.4 mm) high minimum an 1/2 inch (13 mm)
high maximum shall be beveled with a slope not steeper than 1:2.
Advisory 303.3 Beveled.
A change in level 1/2 inch (13 mm) is permitted to 1/4 inch (6.4 mm)
vertical plus 1/4 inch (6.4 mm) beveled. However, in no case may the
combined change in level exceed 1/2 inch (13 mm). changes in level
exceeding 1/2 inch (13 mm) must comply with 405 (Ramps) or 406
(Curb Ramps).
303.4 Ramps.
Changes in level greater than 1/2 inch (13 mm) high shall be ramped, and shall
comply with 405 or 406.
304 Turning Space
304.1 General
Turning space shall comply with 304.
EXCEPTIONS:
Slopes not steeper than 1:48 shall be permitted.
304.2 Floor or Ground Surfaces.
Floor or ground surfaces of a turning space shall comply with 302. Changes in
level are not permited.
Advisory 304.2 Floor or Ground Surface Exception.
As used in this section, the phrase "changes in lev el" refers to
surfaces with slopes and to surfaces with abrupt rise exceeding that
permitted in Section 303.3. Such changes in level are prohibited in
required clear floor and ground spaces, turning spaces, and in similar
spaces where people using wheelchairs and other mobility devices
must park their mobility aids such as in wheelchair spaces, or
maneuver those elements such as at doors, fixtures, and telephones.
The exception permits slopes not steeper than 1:48.
304.3 Size.
Turning space shall comply with 304.3.1 or 304.3.2.
304.3.1 Circular Space.
Turning space shall be a space of 60 inches (1525 mm) diameter
minimum. The space shall be permitted to include knee and toe
clearance complying with 306.
304.3.2 T-Shaped Space
The turning space shall be a T-shaped space within a 60 inch (1525
mm) square minimum with arms and base 36 inches (915 mm) wide
minimum. Each arm of the T shall be clear of obstructions 12 inches
(304 mm) minimum in each direction and the base shall be clear of
obstruction 24 inches (610 mm) minimum. The space shall be
permitted to include knee and toe clearance complying with 306 only
at the end of either the base or one arm.
304.4 Door Swing.
Doors shall be permitted to swing into turning spaces.
305 Clear Floor or Ground Space
305.1 General
Clear floor or ground space shall comply with 305.
EXCEPTIONS:
Slopes not steeper than 1:48 shall be permitted.
305.2 Floor or Ground Surfaces.
Floor or ground surfaces of a clear floor or ground space shall comply with 302.
Changes in level are not permitted.
305.3 Size.
The clear floor or ground space shall be 30 inches (760 mm) minimum by 48
inches (1220 mm) minimum.
305.5 Position.
Unless otherwise specified, clear floor or ground space shall be positioned for
either forward or parallel approach to an element.
305.7.1 Forward Approach.
Alcoves shall be 36 inches (915 mm) wide minimum where the depth
exceeds 24 inches (610 mm).
305.4 Knee and Toe Clearance.
Unless otherwise specified, clear floor or ground space shall be permitted to
include knee and toe clearance complying with 306.
305.6 Approach.
One full unobstructed side of the clear floor or ground space shall adjoin an
accessible route or adjoin another clear floor or ground space.
305.7 Maneuvering Clearance.
Where a clear floor space is located in an alcove or otherwise confined on all or
part of three sides, additional maneuvering clearance shall be provided in
accordance with 305.7.1 and 305.7.2.
305.7.2 Parallel Approach.
Alcoves shall be 60 inches (1525 mm) wide minimum where the depth
exceeds 15 inches (380 mm).
306 Knee and Toe Clearance
306.1 General.
Where space beneath an element is included as part of clear floor or ground
space or turning space, the space shall comply with 306. Additional space shall
not be prohibited beneath an element but shall not be considered as part of the
clear floor or ground space or turning space.
Advisory 306.1 General.
Clearances are measured in relation to the usable clear floor space,
not necessarily to the vertical support for an element. When
determining clearance under an object for required turning or
maneuvering space, care should be taken to ensure the space is
clear of any obstructions.
306.2 Toe Clearance.
306.2.1 General.
Space under an element between the finish floor or ground and 9
inches (230 mm) above the finish floor or ground shall be considered
toe clearance and shall comply with 306.2.
306.2.2 Maximum Depth.
Toe clearance shall extend 25 inches (635 mm) maximum under an
element.
306.2.3 Minimum Required Depth.
Where toe clearance is required at an element as part of a clear floor
space, the toe clearance shall extend 17 inches (430 mm) minimum
under the element.
306.2.4 Additional Clearance.
Space extending greater than 6 inches (150 mm) beyond the
available knee clearance at 9 inches (230 mm) above the finish floor
or ground shall not be considered toe clearance.
306.2.5 Width.
Toe clearance shall be 30 inches (760 mm) wide minimum.
306.3 Knee Clearance.
306.3.1 General.
Space under an element between 9 inches (230 mm) and 27 inches
(685 mm) above the finish floor or ground shall be considered knee
clearance and shall comply with 306.3.
306.3.2 Maximum Depth.
Knee clearance shall extend 25 inches (365 mm) maximum under an
element at 9 inches (230 mm) above the finish floor or ground.
306.3.3 Minimum Required Depth.
Where knee clearance is required under an element as part of a
clear floor space, the knee clearance shall be 11 inches (280 mm)
deep minimum at 9 inches (230 mm) above the finish floor or ground,
and 8 inches (205 mm) deep minimum at 27 inches (685 mm) above
the finish floor or ground.
306.3.4 Clearance Reduction.
Between 9 inches (230 mm) and 27 inches (685 mm) above the
finish floor or ground, the knee clearance shall be permited to reduce
at a rate of 1 inch (25 mm) in depth for each 6 inches (150mm) in
height.
308 Reach Ranges
308.1 General.
Reach ranges shall comply with 308.
308.2 Forward Reach.
Advisory 308.1 General
The folowing table provides guidance on reach ranges for children
according to age where building elements such as hooks, lockers, or
operable parts are designed for use primarily by children. These
dimensions apply to either forward or side reaches. Accessible
elements and operable parts designed for adult use or children over
age 12 can be located outside these ranges but must be within the
adule reach ranges required by 308.
308.2.1 Unobstructed.
Where a forward reach is unobstructed, the high forward reach shall
be 48 inches (1220 mm) maximum and the low forward reach shall
be 15 inches (380 mm) minimum above the finish floor or ground.
Children's Reach Ranges
Forward or
Side Reach Ages 3 and 4 Ages 5 through 8 Ages 9 through 12
High (maximum)36 in (915 mm)40 in (1015 mm)44 in (1120 mm)
Low (minimum)20 in (510 mm)18 in (455 mm)16 in (405 mm)
308.2.2 Obstructed High Reach.
Where a high reach is over an obstruction, the clear floor space shall
extend beneath the element for a distance not less than the required
reach depth over the obstruction. The high forward reach shall be 48
inches (1120 mm) maximum where the reach depth is 20 inches
(510mm) maximum. Where the reach depth exceeds 20 inches (150
mm) , the high reach shall be 44 inches (1120 mm) maximum and
the reach depth shall be 25 inches (635 mm) maximum.
308.3 Side Reach.
308.3.1 Unobstructed.
Where a clear floor or ground space allows a parallel approach to an
element and the side reach is unobstructed, the high side reach shall
be 48 inches (1220 mm) maximum and the low side shall be 15
inches (380 mm) minimum above the finish floor or ground.
EXCEPTIONS:
1. An obstruction shall be permitted between the clear floor and
ground space and the element where the depth of the obstruction is
10 inches (255 mm) maximum.
2. Operable parts of fuel dispensers shall be permitted to be 54
inches (1370 mm) maximum measured from the surface of the
vehicular way where fuel dispensers are installed on existing curbs.
308.3.2 Unobstructed High Reach.
Where a clear floor or ground space allows a parallel approach to an
element and the high side reach is over an obstruction, the height of
the obstruction shall be 34 inches (865 mm) maximum and the depth
of the obstruction shall be 24 inches (610 mm) maximum. The high
side reach shall be 48 inches (1220 mm) maximum for a reach depth
of 10 inches (225 mm) maximum. Where the reach depth exceeds 10
inches (255 mm), the high side reach shall be 46 inches (117 mm)
maximum for a reach depth of 24 inche (610 mm) maximum.
EXCEPTIONS:
1. The top of washing machines and clothes dryers shall be
permitted to be 36 inches (915 mm) maximum above the finish floor.
2. Operable parts of fuel dispensers shall be permitted to be 54
inches (1370 mm) maximum measured from the surface of the
vehicular way where fuel dispensers are installed on existing curbs.
309 Operable Parts
309.1 General.
Operable parts shall comply with 309.
309.2 Clear floor space.
A clear floor space complying with 305 shall be provided.
309.3 Height.
Operable parts shall be operable with one hand and shall not require tight
grasping, pinching, or twisting of the wrist. The force required to activate operable
parts shall be 5 pounds (22.2N) maximum.
307 Protruding Objects
307.1 General.
Protruding objects shall comply with 307.
307.2 Protrusion Limits.
Objects with leading edges more than 27 inches (685 mm) and not more than 80
inches (2030mm) above the finish floor or ground shall protrude 4 inches (100
mm) maximum horizontally into the circulation path.
EXCEPTION:
Handrails shall be permitted to protrude 4 1/2 inches (115 mm)
maximum.
Advisory 307.2 Protrusion Limits.
When a cane is used and the element is in the detectable range, it
gives a person suffecient time to detect the element with the cane
before there is body contact. Elements located on circulation paths,
including operable elements, must comply with requirements for
protruding objects. For example, awnings and their supporting
structures cannot reduce the minimum required vertical clearance.
Similarly, casement windows, when open, cannot encroach more
than 4 inches (100 mm) into the circulation path above 27 inches
(685 mm).
307.3 Post-Mounted Objects.
Free-standing objects mounted on posts or pylons shall overhang circulation
paths 12 inches (305 mm) maximum when located 27 inches (685 mm) minimum
and 80 inches (2030 mm) maximum above the finish floor or ground. Where a
sign or other obstruction is mounted between posts or pylons and the clear
distance between the posts or pylons is greater than 12 inches (305 mm), the
lowest edge of such sign or obstruction shall be 27 inches (685 mm) maximum or
80 inches (2030 mm) minimum above the finish floor or ground.
EXCEPTION:
The sloping portions of handrails serving stairs and ramps shall not
be required to comply with 307.3.
EXCEPTION:
Door closers and door stops shall be permited to be 78 inches (1980
mm) minimum above the finish floor or ground.
307.4 Vertical Clearance.
Vertical clearance shall be 80 inches (2030 mm) high mimimum. Guardrails or
other barriers shall be provided where the vertical clearance is less than 80 inches
(2030 mm) high. The leading edge of such guardrail or barrier shall be located 27
inches (685 mm) maximum above the finish floor or ground.
307.5 Required Clear Width
Protruding objects shall not reduce the clear width required for accessible routes.Rev. #Issue / RevisionDate130% Set12-03-2021
WHSCALE: 1"=1'-0"
EXTERIOR NON-RATED WALL
1
MANUFACTURED VENEER STONE OR BRICK
(INSTALLED PER MFR.) (REFER TO ELEVATIONS
FOR TYPE) OVER BUILDING WRAP OVER 1/2"
EXTERIOR SHEATHING OVER 2x6 STUDS @ 16"
O.C. W/ 5 1/2" FRICTION FIT BATT INSULATION
(R21 MIN.), OVER 4-MIL VAPOR BARRIER OVER
5/8" GYP. BD. PROVIDE MOISTURE RESISTANT
GYP. BD. @ ALL WET WALL LOCATIONS & ENTIRE
RESTROOM, UNLESS NOTED OTHERWISE.
SCALE: 1"=1'-0"
EXTERIOR NON-RATED WALL
2
SIDING (INSTALLED PER MFR.) (REFER TO
ELEVATIONS FOR TYPE) OVER BUILDING WRAP
OVER 1/2" EXTERIOR SHEATHING OVER 2x6
STUDS @ 16" O.C. W/ 5 1/2" FRICTION FIT BATT
INSULATION (R21 MIN), OVER 4-MIL VAPOR
BARRIER OVER 5/8" GYP. BD. PROVIDE MOISTURE
RESISTANT GYP. BD. @ ALL WET WALL
LOCATIONS & ENTIRE RESTROOM, UNLESS
NOTED OTHERWISE.
SCALE: 1"=1'-0"
INTERIOR NON-RATED WALL
3
2x4 STUDS @ 16" O.C. W/ 3 1/2" FRICTION FIT
SOUND BATT INSUL., W/ ONE LAYER 1/2" GYP. BD.
BOTH SIDES. PROVIDE MOISTURE RESISTANT
GYP. BD. @ ALL WET WALL LOCATIONS & ENTIRE
RESTROOM. UNLESS NOTED OTHERWISE.
SCALE: 1"=1'-0"
INTERIOR NON-RATED WALL
4
2x6 STUDS @ 16" O.C. W/ 5 1/2" FRICTION
FIT SOUND BATT INSULATION, W/ ONE LAYER 5/8"
GYP. BD. BOTH SIDES. PROVIDE MOISTURE
RESISTANT GWB @ ALL WET WALL LOCATIONS &
ENTIRE RESTROOM. UNLESS NOTED
OTHERWISE.
FGF
FLUSH DOOR WITH
FULL GLASS LITE
FLUSH DOOR
W/ INSULATED
CORE
SCHED.
SEESCHED.
SEE
SCHED.SEESCHED.SEEAS REQUIRED 2"
2" AS REQ.
2"
7' - 6"
2"
11' - 0"
1AS REQUIRED 2"
2" AS REQ. 2"
2AS REQUIRED 2"
2" AS REQ.
2"
8"
2"
4' - 2"
3
A1' - 0" 6' - 2"
5' - 0"
D1' - 0" 6' - 2"
4' - 0"
B7' - 2" 2' - 0"
5' - 0"
FIBERGLASS
FIXED WINDOW
FIBERGLASS
FIXED WINDOW
FIBERGLASS
FIXED WINDOW7' - 2"9' - 2"7' - 2"E7' - 2" 1' - 0"
4' - 0"
FIBERGLASS
FIXED WINDOW8' - 2"C7' - 2" 2' - 0"
6' - 4"
FIBERGLASS
FIXED WINDOW9' - 2"M-201
1
M-2013
M-201 2
M-201
4
POOL GATE,
SPECIFIC
HARDWARE, TBD
POOL GATE,
SPECIFIC
HARDWARE, TBD
POSTAL
PACKAGE
LOCKER.
COORDINATE
SIZE WITH
POSTAL.FURN.FILES13'-0"68'-6"23'-0"32'-8"32'-0"13'-0"18'-0"10'-11"
1497 SF
POOL
--
UTIL.
110
15'-0" 18'-0" 15'-0"
24/7 CORRIDOR
109
STOR
103
POOL EQUIP./
STORAGE
106
A-201
4
A-201 1
A-2012
A-201
3
A-401
9
10
A-401
1
A-401
6
OFFICE
102
RR
105
RR
104
FITNESS
111
COMMUNITY
101
FURN.34'-7"20'-5" 8'-9 5/8"
7'-8" 21'-6"31'-0"21'-6"34'-0"29'-0"52'-8"
7'-3 1/4"4 3/4"15'-4" 5'-1 3/4"
4 3/4"27'-10"
4 3/4"
9'-10 1/2"
4 3/4"
6'-8 1/2"
6 3/4"
6'-4"
8'-4 7/8"
6 3/4"
8'-8 1/2"4 3/4"9'-10 7/8"
20'-5 3/4"
4 3/4"
27'-10"
5 1/2"
2'-11 1/4"
4 3/4"
20'-5 3/4"
13'-7 1/4"7'-10"4 3/4"5'-0"4 3/4"14'-10 1/4"14'-7 1/2"4 3/4"5'-7"4 3/4"5'-5 1/2" 27'-6 1/4"12'-6 3/4"1
2
1
1
2
12
2
2
1
2
1
2 1
2
1
21
1
2
2
BELOW
ABOVE
BELOW
ABOVE
BELOW
ABOVE
BELOW
ABOVEBELOW
ABOVE
BELOW
ABOVE
BELOW
ABOVE
BELOW
ABOVE
D D D B
A
D D D
E
E
BBBB
E
E
E
2'-6" 4'-0" 2'-3" 4'-0" 2'-3" 4'-0" 2'-6" 31'-0" 2'-8" 4'-0"2'-1" 4'-0" 2'-1" 4'-0" 2'-8"
21'-6" 3'-11 1/8" 21'-11 1/2" 5'-1 3/8" 21'-6"
4'-6" 5'-0" 2'-3" 6'-4" 2'-3" 5'-0" 5'-8"21'-0"4'-5 1/2" 15'-6 1/2" 4'-0" 3'-3" 4'-0" 2'-9"17'-0" 3'-4"8"20'-5" 3'-4" 5'-3"16'-0" 3'-2" 1'-0" 14'-5" 2'-0" 4'-0" 2'-0" 4'-0" 2'-0" 4'-0" 2'-5"
102
105104
103
107108
109.2
101.2111110
101.1
109.1
106
MEN'S RR
108
WOMENS RR
107
3' - 2" 5' - 0" 4' - 4" 5' - 0" 4' - 4" 5' - 0" 4' - 4" 5' - 0" 16' - 6"
A
B
C
A A A A
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.NOT FOR CONSTRUCTIONSAA
J:\2021\21113 Waukee Crossing Multi-Family - Hubbell\CAD-Arch\21113 Converge NW, Waukee, IA_Clubhouse.rvt12/3/2021 11:20:30 AMCONVERGE NWCLUBHOUSEWAUKEE, IOWA21113
A-101
FLOOR PLAN
SP
1.REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS AND OTHER
DISCIPLINES DOCUMENTS.
2.ALL SITE INFO, FURNITURE, FIXTURES AND EQUIPMENT SHOWN SHOULD BE CONSIDERED
CONCEPTUAL AND MAY HAVE BE PROVIDED FOR COORDINATION PURPOSES ONLY. REFER TO CIVIL,
FIRE SUPPRESSION, PLUMBING, MECHANICAL, ELECTRICAL, COMMUNICATIONS, ELECTRONIC SAFETY
& SECURITY DOCUMENTS &/OR CONSULTANTS FOR SPECIFIC DESIGN INFORMATION &
REQUIREMENTS.
3.DIMENSIONS ARE TO FACE OF FINISH MATERIAL OR CENTER OF STRUCTURE UNLESS OTHERWISE
SPECIFIED.
4.ALL CONDUITS, PIPES, WIRING, ROUGH-IN, ETC. SHOULD BE HELD AS TIGHT AS POSSIBLE TO THE
ROOF OR FLOOR DECK OR SHOULD BE KEPT WITHIN INTERIOR WALL CAVITIES. NOTHING SHALL BE
BELOW THE BOTTOM EDGE OF MAIN BUILDING FRAMES, NOTHING SHALL BE EXPOSED IN FINISHED
SPACES, NOTHING SHALL PREVENT A SMOOTH CONTINUOUS FINISHED WALL OR CEILING AS NOTED
ON THE DRAWINGS AND NO PLUMBING RAN IN EXTERIOR WALLS UNLESS PRIOR APPROVAL IS
GRANTED BY THE ARCHITECT OR OWNER. PLACEMENT COORDINATION BETWEEN TRADES IS
REQUIRED.
5.INSTALL VERTICAL EXPANSION JOINT MINIMAL AT COLUMN/GRID LINES AND AT THE HEAD OF
DOOR JAMBS/OPENINGS OR AS OTHERWISE NOTED OR WHERE REQUIRED PER STANDARD MATERIAL
PRACTICE TO REDUCE STRESS CRACKING. NO CONTROL JOINT/EXPANSION JOINT IN LOAD BEARING
AREAS, STAY AWAY 2'-6" MIN.
6.CAULK & SEAL ALL CONTROL-EXPANSION, SAWCUT JOINTS AT ALL INTERIOR & EXTERIOR
MASONRY & CONCRETE.
7.PROVIDE LOWER LEVEL AND/OR UNDERFLOOR DRAINAGE SYSTEM TO REDUCE HYDROSTATIC
UPLIFT AND PROTECT AGAINST MOISTURE SEEPAGE. PROVIDE FOUNDATION WALL DRAINAGE
SYSTEM TO REDUCE LATERAL PRESSURES AND PROTECT AGAINST MOISTURE SEEPAGE. BOTH
SYSTEMS SHALL OUTLET TO APPROPRIATE RELIEF.
8.PROVIDE POSITIVE DRAINAGE OF SURFACE WATER AWAY FROM BUILDING WITHOUT PONDING OF
WATER ADJACENT TO BUILDING OR ON PAVEMENTS.
GENERAL FLOOR PLAN NOTES
Rev. #Issue / RevisionDate130% Set12-03-2021VERTICAL ASSEMBLIES
DOOR & FRAME SCHEDULE
DOOR
NO.ROOM NAME
DOOR FRAME HARDWARE REMARKS
(ALSO SEE NOTES)TYPE PAIR WIDTH HEIGHT MAT'L TYPE RATING MAT'L CLOSER PANIC THLD
101.1 COMMUNITY FG Yes 6' - 0" 7' - 0" ALUMINUM 1 - ALUMINUM E.STRIKE/ CARD READER, ADA DOOR OPENER
101.2 COMMUNITY FG No 3' - 0" 7' - 0" H. METAL 2 - H. METAL Yes Yes No E.STRIKE/ CARD READER
102 OFFICE FG No 3' - 0" 7' - 0" ALUMINUM 3 - ALUMINUM No No No OFFICE LOCK
103 STOR F No 3' - 0" 7' - 0" H. METAL 1 - H. METAL Yes No No STORAGE LOCK
104 RR F No 3' - 0" 7' - 0" ALUMINUM 1 - ALUMINUM Yes No No PRIVACY LOCK
105 RR F No 3' - 0" 7' - 0" ALUMINUM 1 - ALUMINUM Yes No No PRIVACY LOCK
106 POOL EQUIP./ STORAGE FG No 3' - 0" 7' - 0" H. METAL 1 -H. METAL Yes No Yes STORAGE LOCK
107 WOMENS RR F No 3' - 0" 7' - 0" H. METAL 1 - H. METAL Yes No No PUSH/PULL
108 MEN'S RR F No 3' - 0" 7' - 0" H. METAL 1 - H. METAL Yes No No PUSH/PULL
109.1 24/7 CORRIDOR FG No 3' - 0" 7' - 0" H. METAL 1 - H. METAL Yes No Yes E.STRIKE/ CARD READER, ADA DOOR OPENER
109.2 24/7 CORRIDOR FG No 3' - 0" 7' - 0" H. METAL 2 - H. METAL Yes Yes No E.STRIKE/ CARD READER, ADA DOOR OPENER
110 UTIL. F No 3' - 0" 7' - 0" H. METAL 1 - H. METAL Yes No No STORAGE LOCK
111 FITNESS FG No 3' - 0" 7' - 0" H. METAL 2 - H. METAL Yes No No PASSAGE
DOOR TYPESFRAME TYPES
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS AND OTHER
DISCIPLINES DOCUMENTS.
2. ALL LOCKS SHALL BE REMOVABLE CYLINDER TYPE, MASTER KEYED(CONTRACTOR TO COORDINATE
KEYING WITH OWNER)
3. ALL HARDWARE TO BE HEAVY DUTY COMMERCIAL GRADE BRUSHED CHROME FINISH. BRUSHED
STAINLESS STEEL IS AN ACCEPTABLE ALTERNATIVE FINISH.
4. DOORS TO ROOMS WITH ELECTRICAL SERVICES OF 800 AMPS OR GREATER WILL REQUIRE PANIC EXIT
HARDWARE ON ALL DOORS.
5. ALL EXTERIOR DOORS: (UNLESS OTHERWISE NOTED)
• SHALL BE FULLY INSULATED, HEAVY-DUTY CONSTRUCTION.
• FRAMES SHALL BE HEAVY-DUTY HOLLOW METAL CONSTRUCTION.
• SHALL BE WEATHER-TIGHT, I.E. THRESHOLD, WEATHERSTRIPPING, SWEEP.
• SHALL HAVE LEVER STYLE ADA DOOR HANDLES AND/OR PULLS.
• SHALL HAVE LOCKING DEVICES. PANIC HARDWARE AT REQUIRED EXITS.
• SHALL HAVE HEAVY DUTY SECURITY HINGES, WITH NON-REMOVABLE PINS.
• SHALL HAVE AUTOMATIC DOOR CLOSERS.
• SHALL HAVE CORRESPONDING DOORSTOPS (WALL OR OVERHEAD MOUNTED).
• SHALL HAVE ALARM HARDWARE.
• WITH RATING SHALL HAVE CLOSERS, THRESHOLDS, GASKETING AND COMPLETE RATED
HARDWARE AS REQUIRED.
• SHALL HAVE SPECIFIC HARDWARE AS NOTED ON DOOR SCHEDULE.
6. ALL INTERIOR DOORS: (UNLESS OTHERWISE NOTED)
• SHALL BE SOLID-CORE, WOOD (STYLE AS SCHEDULED).
• SHALL BE HEAVY DUTY HOLLOW REINFORCED METAL CONSTRUCTION.
• DOORS BETWEEN FULL HVAC AND REDUCED HVAC SPACES SHALL BE FULLY INSULATED.
• FRAMES SHALL BE 3/4" SOLID WOOD CONSTRUCTION.
• SHALL HAVE LEVER STYLE ADA DOOR HANDLES AND/OR PULLS.
• SHALL HAVE HEAVY DUTY HINGES.
• SHALL HAVE SILENCERS; WHERE INSULATED SHALL HAVE THRESHOLD, WEATHERSTRIPPING,
SWEEP.
• SHALL HAVE CORRESPONDING DOORSTOPS (WALL OR OVERHEAD MOUNTED).
• WITH LOBBY ACCESS SHALL HAVE CLOSERS, PANIC & ALARM HARDWARE, LOCKING DEVICES.
• WITH RATING SHALL HAVE CLOSERS, THRESHOLDS, GASKETING AND COMPLETE RATED
HARDWARE AS REQUIRED.
• SHALL HAVE CLOSERS, LOCKS & SPECIFIC HARDWARE AS NOTED ON DOOR SCHEDULE.
7. ALL GLASS: (UNLESS OTHERWISE NOTED)
• IN INTERIOR DOORS AND FRAMES TO BE 1/4" CLEAR.
• IN EXTERIOR DOORS AND FRAMES TO BE INSULATED & MATCH IN APPEARANCE.
• SHALL BE TEMPERED, LAMINATED AND/OR RATED WHERE REQUIRED BY AUTHORITIES.
8. REFER TO MEP DOCS OR MEP SCOPE FOR CARD READER / SECURITY SYSTEM REQUIREMENTS.
9. ALL HARDWARE IS TO BE APPROVED BY OWNER/ ARCHITECT.
10. LATCH PLATES FOR DOOR LOCKS AND DEADBOLTD SHALL BE INSTALLED WITH LAG SCREWS, OR
SIMILAR, AT LEAST 3 INCHES IN LENGTH, AND CAPABLE OF ATTACHING THROUGH THE DOOR FRAME AT
LEAST 1 1/2 INCHES INTO THE STUD WALL FRAMING.
GENERAL DOOR, FRAME & HARDWARE NOTES:
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS AND OTHER
DISCIPLINES DOCUMENTS.
2. ALL LOCKS SHALL BE REMOVABLE CYLINDER TYPE, MASTER KEYED(CONTRACTOR TO COORDINATE
KEYING WITH OWNER)
3. ALL HARDWARE TO BE HEAVY DUTY COMMERCIAL GRADE BRUSHED CHROME FINISH. BRUSHED
STAINLESS STEEL IS AN ACCEPTABLE ALTERNATIVE FINISH.
4. DOORS TO ROOMS WITH ELECTRICAL SERVICES OF 800 AMPS OR GREATER WILL REQUIRE PANIC EXIT
HARDWARE ON ALL DOORS.
5. ALL EXTERIOR DOORS: (UNLESS OTHERWISE NOTED)
• SHALL BE FULLY INSULATED, HEAVY-DUTY CONSTRUCTION.
• FRAMES SHALL BE HEAVY-DUTY HOLLOW METAL CONSTRUCTION.
• SHALL BE WEATHER-TIGHT, I.E. THRESHOLD, WEATHERSTRIPPING, SWEEP.
• SHALL HAVE LEVER STYLE ADA DOOR HANDLES AND/OR PULLS.
• SHALL HAVE LOCKING DEVICES. PANIC HARDWARE AT REQUIRED EXITS.
• SHALL HAVE HEAVY DUTY SECURITY HINGES, WITH NON-REMOVABLE PINS.
• SHALL HAVE AUTOMATIC DOOR CLOSERS.
• SHALL HAVE CORRESPONDING DOORSTOPS (WALL OR OVERHEAD MOUNTED).
• SHALL HAVE ALARM HARDWARE.
• WITH RATING SHALL HAVE CLOSERS, THRESHOLDS, GASKETING AND COMPLETE RATED
HARDWARE AS REQUIRED.
• SHALL HAVE SPECIFIC HARDWARE AS NOTED ON DOOR SCHEDULE.
6. ALL INTERIOR DOORS: (UNLESS OTHERWISE NOTED)
• SHALL BE SOLID-CORE, WOOD (STYLE AS SCHEDULED).
• SHALL BE HEAVY DUTY HOLLOW REINFORCED METAL CONSTRUCTION.
• DOORS BETWEEN FULL HVAC AND REDUCED HVAC SPACES SHALL BE FULLY INSULATED.
• FRAMES SHALL BE 3/4" SOLID WOOD CONSTRUCTION.
• SHALL HAVE LEVER STYLE ADA DOOR HANDLES AND/OR PULLS.
• SHALL HAVE HEAVY DUTY HINGES.
• SHALL HAVE SILENCERS; WHERE INSULATED SHALL HAVE THRESHOLD, WEATHERSTRIPPING,
SWEEP.
• SHALL HAVE CORRESPONDING DOORSTOPS (WALL OR OVERHEAD MOUNTED).
• WITH LOBBY ACCESS SHALL HAVE CLOSERS, PANIC & ALARM HARDWARE, LOCKING DEVICES.
• WITH RATING SHALL HAVE CLOSERS, THRESHOLDS, GASKETING AND COMPLETE RATED
HARDWARE AS REQUIRED.
• SHALL HAVE CLOSERS, LOCKS & SPECIFIC HARDWARE AS NOTED ON DOOR SCHEDULE.
7. ALL GLASS: (UNLESS OTHERWISE NOTED)
• IN INTERIOR DOORS AND FRAMES TO BE 1/4" CLEAR.
• IN EXTERIOR DOORS AND FRAMES TO BE INSULATED & MATCH IN APPEARANCE.
• SHALL BE TEMPERED, LAMINATED AND/OR RATED WHERE REQUIRED BY AUTHORITIES.
8. REFER TO MEP DOCS OR MEP SCOPE FOR CARD READER / SECURITY SYSTEM REQUIREMENTS.
9. ALL HARDWARE IS TO BE APPROVED BY OWNER/ ARCHITECT.
10. LATCH PLATES FOR DOOR LOCKS AND DEADBOLTD SHALL BE INSTALLED WITH LAG SCREWS, OR
SIMILAR, AT LEAST 3 INCHES IN LENGTH, AND CAPABLE OF ATTACHING THROUGH THE DOOR FRAME AT
LEAST 1 1/2 INCHES INTO THE STUD WALL FRAMING.
GENERAL DOOR, FRAME & HARDWARE NOTES:1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS AND
OTHER DISCIPLINES DOCUMENTS.
2. SEALANT AND BACKER ROD AT PERIMETER FRAMING. VERIFY SYSTEM WEEPS ARE KEPT
CLEAR, FREE OF SEALANT AND DEBRIS.
3. ADDITIONAL FRAMING, STRUCTURAL SUPPORTS AND/OR BRACING SHALL BE IDENTIFIED BY
THE WINDOW SUB-CONTRACTOR PRIOR TO BIDDING & INSTALLATION.
4. PROVIDE TIGHT FITTING SCREENS OF NOT LESS THAN 16 MESH PER INCH AT ALL
OPERABLE WINDOWS.
5. IN RESIDENTIAL OCCUPANCIES WHERE THE OPENING OF THE WINDOW SILL PORTION OF
AN OPERABLE WINDOW IS LOCATED MORE THAN 72”ABOVE FINISHED GRADE OR OTHER
SURFACE BELOW, ONE OF THE FOLLOWING IS REQUIRED:
A. THE LOWEST PART OF THE CLEAR OPENING OF THE WINDOW SHALL BE AT A HEIGHT
NOT LESS THAN 36”ABOVE FINISHED FLOOR SURFACE OR THE ROOM IN WHICH THE
WINDOW IS LOCATED.
B. OPERABLE SECTION OF WINDOWS SHALL NOT PERMIT OPENINGS THAT ALLOW
PASSAGE OF A 4”DIAMETER SPHERE WHERE SUCH OPENINGS ARE LOCATED WITHIN
36”OF THE FINISHED FLOOR.
C. WINDOW OPENING CONTROL DEVICES SHALL COMPLY WITH ASTM F 2090. THE
WINDOW OPENING CONTROL DEVICE, AFTER OPERATION TO RELEASE THE CONTROL
DEVISE ALLOWING THE WINDOW TO FULLY OPEN, SHALL NOT REDUCE THE MINIMUM
NET CLEAR OPENING AREA OF THE WINDOW UNIT TO LESS THAN THE AREA REQUIRED.
GENERAL WINDOW TYPE NOTES:
WINDOW TYPES
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS AND OTHER DISCIPLINES DOCUMENTS.
2. ALL ASSEMBLY DESCRIPTIONS NOTED ARE GENERAL AND FOR COORDINATION PURPOSES ONLY, THE DESIGNATED ASSEMBLY
SHOULD BE FOLLOWED EXACTLY AS REQUIRED. ANY DISCREPANCIES BETWEEN THE GENERAL DESCRIPTIONS AND THE
DESIGNATED ASSEMBLY NOTED SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT IMMEDIATELY BEFORE ANY WORK IS
PERFORMED.
3. COORDINATE WITH ALL CORRESPONDING DISCIPLINES AND PRODUCTS THAT ARE PART OF OR RELYING ON EACH SYSTEM OR
ASSEMBLY.
4. ALL GYPSUM BOARD:
• SURFACES & LAYERS SHALL BE FINISHED PER THE RECOMMENDED LEVELS OF GYPSUM BOARD FINISH 1-5 AS REQUIRED FOR
FINAL FINISH OR CODE REQUIREMENTS.
• PROVIDE MOISTURE RESISTANT GYPSUM BOARD AT ALL WET WALL LOCATIONS AND ENTIRE REST ROOM, TYP.
• PROVIDE INTEGRAL METAL REINFORCED GYPSUM BOARD CORNERS, TYP.
• PROVIDE VERTICAL & HORIZONTAL EXPANSION JOINTS AS REQUIRED TO PREVENT CRACKS IN WALLS. TRY TO LOCATE AT
COLUMN/GRID LINES AND AT THE HEAD OF DOOR JAMBS/OPENINGS OR AS OTHERWISE NOTED, 24’ MAXIMUM, OR WHERE
REQUIRED PER STANDARD MATERIAL PRACTICE TO ELIMINATE STRESS CRACKING.
5. TIGHTLY WRAPPED WITH GYPSUM BOARD OVER STUDS, TYP. U.O.N. ALL INTERIOR STEEL BEAMS FALLING BELOW FINISHED
CEILING HEIGHTS SHALL BE TIGHTLY WRAPPED WITH GYPSUM BOARD OVER STUDS, TYP. U.O.N.
6. ALL PENETRATIONS INTO OR THROUGH FIRE-RESISTIVE-RATED ASSEMBLIES SHALL BE PROTECTED BY APPROVED PENETRATION
FIRESTOP SYSTEMS DESIGNED TO RESIST THE PASSAGE OF FIRE &/OR SMOKE FOR A TIME PERIOD NOT LESS THAN THE
REQUIRED FIRE-RESISTANCE RATING WHICH IT IS INSTALLED.
7. ALL JOINTS INSTALLED IN OR BETWEEN FIRE-RESISTIVE-RATED WALLS, FLOORS OR FLOOR/CEILING ASSEMBLIES AND ROOFS OR
ROOF/CEILING ASSEMBLIES SHALL BE PROTECTED BY APPROVED FIRE-RESISTANT JOINT SYSTEM DESIGNED TO RESIST THE
PASSAGE OF FIRE FOR A TIME PERIOD NOT LESS THAN THE REQUIRED FIRE-RESISTANCE RATING WHICH IT IS INSTALLED.
8. ALL OPENINGS INSTALLED IN FIRE-RESISTIVE-RATED ASSEMBLIES SHALL BE PROTECTED BY APPROVED FIRE-RESISTANCE-RATED
OPENING PROTECTIVES DESIGNED & LABELED TO RESIST THE PASSAGE OF FIRE & SMOKE FOR A TIME PERIOD NOT LESS THAN
THE REQUIRED FIRE-RESISTANCE RATING WHICH IT IS INSTALLED.
9. INSTALL GYPSUM BOARD/GYPCRETE PRIOR TO SETTING TUBS/SHOWERS AT RATED ASSEMBLIES IN ORDER TO MAINTAIN
REQUIRED RATING.
10. ALL WOOD FRAMING MEMBERS, INCLUDING WOOD SHEATHING, THAT REST ON THE EXTERIOR FOUNDATION WALLS AND ARE
LESS THAN 8” FROM EXPOSED EARTH AND ALL WOOD IN DIRECT CONTACT WITH MASONRY, CONCRETE, EARTH OR MATERIAL
THAT RETAINS MOISTURE SHALL BE OF NATURALLY DURABLE OR PRESERVATIVE-TREATED WOOD.
11. PROVIDE ADEQUATE WOOD BLOCKING FOR MILLWORK, FIXTURES, EQUIPMENT, PLUMBING FIXTURES AND ACCESSORIES,
ELECTRIC PANELS, ROOF ACCESS LADDERS, FUTURE &/OR BY OWNER ITEMS, ETC.
12. PROVIDE BRACING AT TOP OF WALLS AS NEEDED AT LOWER PARTITION WALLS THAT ARE FREE STANDING AND DON'T EXTEND TO
STRUCTURE ABOVE.
13. ROOF SYSTEM SHOULD BE INSTALLED SUCH THAT A THERMAL BARRIER IS NOT REQUIRED.
14. TREATED SILL PLATE SET ON SILL SEALER AT ALL CONCRETE, TYP.
GENERAL ASSEMBLY NOTES
NORTH
SCALE:1/8" = 1'-0"1 FLOOR PLAN
FINISHED FLOOR
0"
TRUSS BEARING
10' - 1 1/8"
A D D DADDD
B BC
101.1
STN
STN
STN
FCB
FCB
FCB
FCB
FCB
FCP
BRK
RF
FAS
FCT
FCT
FCT
FINISHED FLOOR
0"
TRUSS BEARING
10' - 1 1/8"
106 A A A A
BBBB
RF
FCPFCP
BRK
FAS
FINISHED FLOOR
0"
TRUSS BEARING
10' - 1 1/8"
E E
109.1
FCP FCB
RF
STNBRKSTN
FCT
FAS
FINISHED FLOOR
0"
TRUSS BEARING
10' - 1 1/8"
E E E
109.2
FCT
STN
FCT
FCT
FAS
FAS
RF
FCB
STN
BRK
FCP
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.NOT FOR CONSTRUCTIONSAA
J:\2021\21113 Waukee Crossing Multi-Family - Hubbell\CAD-Arch\21113 Converge NW, Waukee, IA_Clubhouse.rvt12/3/2021 11:20:31 AMCONVERGE NWCLUBHOUSEWAUKEE, IOWA21113
A-201
EXTERIOR
ELEVATIONS
SP
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS AND OTHER DISCIPLINES
DOCUMENTS.
2. ALL CONDUIT RUNS & SERVICE LINES SHALL BE GROUPED TOGETHER IN A NEAT & ORDERLY MANNER AND
SHOULD PENETRATE THE WALL AT THE LOWEST POINT AND ARE NOT TO RUN OVER THE TOP OF PARAPET. ALL
OTHER CONDUITS & JUNCTION BOXES FOR EXTERIOR FIXTURES & EQUIPMENT SHALL BE FULLY CONCEALED
WITHIN THE BUILDING CONSTRUCTION.
3. ALL HORIZONTAL TRANSITIONS BETWEEN DIFFERENT MATERIALS SHALL BE FLASHED CONTINUOUS FROM UP
BEHIND UPPER MATERIAL AND EXTEND OVER TO EXTERIOR FACE OF LOWER MATERIAL WITH DRIP EDGE.
4. ANY RETURNS OR BLIND ELEVATIONS NOT SHOWN SHALL BE SIMILAR IN MATERIAL AND MAKEUP TO ADJACENT
CONDITIONS OR OTHER SIMILAR CONDITIONS.
5. NO EXPOSED MASONRY/MATERIAL CORES. MASONRY RETURNS AT WINDOWS/OPENINGS ARE REQUIRED IF
FRAMING IS NOT DEEP ENOUGH TO PROVIDE CLOSURE AT THE BACKSIDE OF MASONRY FOR AN EFFECTIVELY
SEALED JOINT.
6. INSTALL VERTICAL EXPANSION JOINTS PER STRUCTURAL OR MINIMAL AT COLUMN/GRID LINES AND AT THE
HEAD OF DOOR JAMBS/OPENINGS OR AS OTHERWISE NOTED OR WHERE REQUIRED PER STANDARD MATERIAL
PRACTICE TO REDUCE STRESS CRACKING. NO CONTROL JOINT/EXPANSION JOINT AT MAIN STRUCTURAL
BEARING LOCATIONS. VERIFY JOINTS WITH ARCHITECT.
7. CAULK & SEAL ALL TRANSITION-CONTROL-EXPANSION AT ALL EXTERIOR MATERIALS.
8. PROVIDE CAST REGLETS JUST IN FROM THE OUTER EDGE ON UNDERSIDE OF FACE MATERIAL OR DRIP EDGE AT
ALL OVERHANGS & SOFFITS.
9. INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER AROUND ALL EXTERIOR PENETRATIONS
TO PREVENT WATER AND SPRINKLER PIPE FREEZING.
10. WHERE EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF PAVING TO BE 1/4" LOWER THAN INTERIOR FINISH
FLOOR, SLOPING CONTINUOUSLY AWAY FROM BUILDING A MINIMUM OF 5’. WHERE DOOR STOOP, 48" OUT FROM
DOOR 1:48(2%) MAX. SLOPE, AFTER 48" AWAY FROM DOOR 1:20(5%) MAXIMUM SLOPE TO PUBLIC WAY. (REFER
TO CIVIL)
11. WHERE NO EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF FINISHED LANDSCAPE A MINIMUM OF 4" BELOW
INTERIOR FINISH FLOOR AND 4”BELOW EXTERIOR WALL FLASHING/WEEPS, SLOPING CONTINUOUSLY AWAY
FROM BUILDING A MINIMUM OF 5’. (REFER TO CIVIL)
12. ADDRESS SHALL BE PROVIDED ON STREET SIDE OF BUILDING AND ON MONUMENT SIGN. NUMBERS A MINIMUM
5 INCH CONTRASTING COLOR NUMBERS WITH MINIMUM 1/2" STROKE.
13. IF ANY SIGNAGE OR SIGN BASE IS SHOWN IT IS FOR REFERENCE ONLY, FINAL DESIGNS AND/OR ALLOWANCES
SHALL BE DETERMINED WITH APPROVED SIGNAGE PERMIT(S).
ACTUAL DETAILS & DIMENSIONS MAY VARY AND ARE SUBJECT TO CHANGE. ALL DRAWINGS ARE SUBJECT TO
AUTHORITY HAVING JURISDICTION APPROVAL. SIGNAGE SHOWN DOES NOT REPRESENT ALLOWABLE SIGNAGE
PERMITTING/APPROVAL OF ALL SIGNAGE PER CURRENT CITY ORDINANCE BY OTHERS.
GENERAL EXTERIOR ELEVATION NOTES:
EXTERIOR MATERIAL LEGEND
MAT.
LABEL MATERIAL DESCRIPTION
BRK MERIDIAN THIN BRICK - AMARO; NATURAL MORTAR
FAS PREFINISHED METAL FASCIA, COLOR - WHITE
FCB FIBER CEMENT LAP SIDING, 6" REVEAL, COLOR - WHITE
FCP FIBER CEMENT PANEL SMOOTH SIDING, COLOR - DARK GRAY
FCT 5/4 HARDIE TRIM BOARD, SMOOTH, COLORPLUS, ARCTIC WHITE
RF ARCHITECTURAL ASPHALT ROOFING SHINGLES, COLOR- CHARCOAL
SF T.B. ALUMINUM STOREFRONT FRAMING: CLEAR ANODIZED FINISH
STN MANUFACTURED VENEER STONE (INSTALLED PER MFR.)
VIS 1” INSULATED VISION GLASS: CLEAR W/ LOW E COATING
• H. METAL MAN DOORS & FRAMES: PAINTED TO MATCH ADJACENT MATERIAL.
• GUTTERS AND DOWNSPOUTS: METAL PREFINISHED TO MATCH ADJACENT MATERIAL.
• FASCIA AND SOFFIT: METAL PREFINISHED TO MATCH ROOF COLOR.
• CAULKS AND SEALANTS: COLOR MATCHED TO ADJACENT MATERIAL.Rev. #Issue / RevisionDate130% Set12-03-2021SCALE:3/16" = 1'-0"4 EAST ELEVATION
SCALE:3/16" = 1'-0"3 WEST ELEVATION
SCALE:3/16" = 1'-0"2 SOUTH ELEVATION
SCALE:3/16" = 1'-0"1 NORTH ELEVATION
7"
5' - 0" 1" 3' - 0" 5" 4' - 4" 1' - 10"
WOMENS RR
107
MEN'S RR
108
8' - 5"7"8' - 8"A-401
3
5 1071085' - 11"5"5' - 4"5"5' - 8"A-401
2
4
104105A-401
7
8
RR
104
RR
105
3' - 6"1' - 8"2' - 10"2' - 10"3' - 3"1' - 9"
1"
2' - 0"2' - 1" 2' - 6" 3' - 0" 1' - 6"1' - 3"
OPENMAX.2' - 10"6"3' - 6"1' - 4"4"MAX.2' - 10"8' - 0"2' - 6"
2"
1' - 1"
3"
2' - 0"
5' - 0"
1"
3' - 0"
5"
4' - 4" 1' - 10"
16"-18"MAX.2' - 10"4"MAX.3' - 4"4"MAX.2' - 10"MAX.3' - 4"1' - 10" 4' - 4"
5"
3' - 0"
1"
5' - 0"
16"-18"MAX.2' - 10"4"MAX.3' - 4"4"MAX.2' - 10"MAX.3' - 4"MIN.
1' - 3" 16"-18"MAX.2' - 10"3' - 4"Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.NOT FOR CONSTRUCTIONSAA
J:\2021\21113 Waukee Crossing Multi-Family - Hubbell\CAD-Arch\21113 Converge NW, Waukee, IA_Clubhouse.rvt12/3/2021 11:20:35 AMCONVERGE NWCLUBHOUSEWAUKEE, IOWA21113
A-401
ENLARGED
PLANS &
INTERIOR
ELEVATIONS
SP
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS
AND OTHER DISCIPLINES DOCUMENTS.
2. ALL PLUMBING FIXTURES SHOWN ON THIS SHEET IS PROVIDED FOR
COORDINATION PURPOSES ONLY. REFER TO PLUMBING DOCUMENTS FOR
SPECIFIC DESIGN INFO.
3. ALL REST ROOMS, FIXTURES & ACCESSORIES SHALL BE COMMERCIAL GRADE
AND SHALL COMPLY WITH THE REQUIREMENTS OF THE AMERICANS WITH
DISABILITIES ACT.
4. PROVIDE ADEQUATE BLOCKING FOR ALL REST ROOM FIXTURES AND EQUIPMENT.
5. ADD GFI POWER UNDER SINKS OR AROUND WATER CLOSETS IF AUTO-
CONTROLS.
6. FIXTURE & ACCESSORY MOUNTING HEIGHTS ARE AS FOLLOWS:
• DRINKING FOUNTAIN & WATER COOLER:
• SPOUT HEIGHT: NO HIGHER THAN 36" AFF,
• CONTROLS HEIGHT: SEE BELOW.
• WATER CLOSET HEIGHT: 17"-19" TO TOP OF TOILET SEAT.
• URINAL RIM HEIGHT: 17" AFF.
• GRAB BAR CENTER MOUNTING HEIGHT: 33"-36" AFF.
• GRAB BARS TO BE 1-1/4"-1-1/2" DIA. W/ GRIPPABLE SURFACE.
• TOILET PAPER DISPENSER CENTER MOUNTING HEIGHT: 19" AFF.
• LAVATORY RIM OR COUNTER HEIGHT: NO HIGHER THAN 34" AFF
• MIRROR HEIGHT: BOTTOM EDGE NO HIGHER THAN 40" AFF.
• CONTROLS HEIGHT AND REACH RANGES ARE AS FOLLOWS:
• FORWARD APPROACH: 15"-48" AFF; OVER OBJECT 44" AFF MAX,
• SIDE APPROACH: 9"-54" AFF; OVER OBJECT 46" AFF MAX.
GENERAL RESTROOM NOTES:
1. PROVIDE THE FOLLOWING RESTROOM FIXTURES IN WHITE VITREOUS CHINA
FINISH UNLESS OTHERWISE INDICATED OR APPROVED, AS REPRESENTED IN
DOCUMENTS.
• FLOOR MOUNT TANK TYPE WATER CLOSETS.
• WALL HUNG WITH ELONGATED RIM URINALS.
• WALL MOUNT WITH OVERFLOW LAVATORY.
• HAND OPERATED FLUSH & FAUCET CONTROLS.
• INSTA-HOT ELECTRIC HOT WATER HEATER UNDER LAVATORY.
• EXHAUST FAN.
1. PROVIDE THE FOLLOWING RESTROOM ACCESSORIES IN BRUSHED CHROME
FINISH UNLESS OTHERWISE STATED OR APPROVED. BRUSHED STAINLESS
STEEL IS AN ACCEPTABLE ALTERNATIVE FINISH.
WATER CLOSET AREA:
• (1) SURFACE MOUNT DOUBLE TOILET PAPER DISPENSER PER WATER
CLOSET.
• (1) SANITARY NAPKIN DISPOSAL PER WOMENS WATER CLOSET.
• (1) SANITARY NAPKIN DISPENSER PER WOMENS RESTROOM.
• (1) COAT HOOK PER WATER CLOSET/URINAL.
• (1) TOILET SEAT PROTECTOR DISPENSER PER RESTROOM.
LAVATORY AREA:
• (1) AUTOMATIC HIGH VELOCITY HAND AIR DRYER (XLERATOR OR SIM)
WITH ADA RECESSED TRAY & WALL GUARD..
• (1) SEMI-RECESSED COMBINATION FOLDED PAPER TOWEL DISPENSER /
MEDIUM-SIZED TRASH RECEPTACLE PER RESTROOM.
• (1) LIQUID SOAP DISPENSER PER LAVATORY.
• (1) 24"W x 36"H MIN. MIRROR WITH METAL TRIM PER LAVATORY.
MISC.
• (1) FLOOR DRAIN WITH TRIM FLUSH WITH FINISHED FLOOR PER REST
ROOM.
• (1) BABY CHANGING STATION PER REST ROOM.
RESTROOM FIXTURE & EQUIP. NOTES:Rev. #Issue / RevisionDate130% Set12-03-2021SCALE:1/4" = 1'-0"1 RESTROOM ENLARED PLAN
SCALE:1/4" = 1'-0"6 UNISEX ENLARGED PLAN
SCALE:1/4" = 1'-0"9 KITCHEN ELEVATION
SCALE:1/4" = 1'-0"10 KITCHEN ELEVATION
SCALE:1/4" = 1'-0"3 WOMEN'S RR
SCALE:1/4" = 1'-0"5 WOMEN'S RR
SCALE:1/4" = 1'-0"2 MEN'S RR
SCALE:1/4" = 1'-0"4 MEN'S RR 2
SCALE:1/4" = 1'-0"7 UNISEX RR1
SCALE:1/4" = 1'-0"8 UNISEX RR 2
N10°44'40"W 30.91'N53°12'20"W 100.06'S84°24'38"W 231.72'Δ=6°05'14"L=53.23'R=501.00'CH=53.20'CHB=S87°27'15"WN89°30'08"W 467.55'S00°10'49"W 719.91'S89°30'08"E 1043.41'N32°20'22"W 140.79'Δ=29°50'18"L=283.82'R=545.00'CH=280.63'CHB=N17°25'13"WN04°50'27"W 93.19'Δ=4°00'52"L=68.70'R=980.50'CH=68.69'CHB=N07°35'30"WΔ=6°51'22"L=35.90'R=300.00'CH=35.88'CHB=N13°01'37"WN16°27'18"W 36.00'Δ=5°42'39"L=29.90'R=300.00'CH=29.89'CHB=N13°35'58"WN09°55'08"W 13.58'NW SUNRISE DRIVENW 6TH STREETCIVIL DESIGN ADVANTAGE2104.247WAUKEE CROSSING
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA20 FIRST SUBMITTAL 10/12/2021
PHONE: (515) 369-4400
3405 S.E. CROSSROADS DRIVE, SUITE G
GRIMES, IOWA 50111
DIMENSION PLAN OVERALL GENERAL NOTESPAVEMENT THICKNESS3
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.NEW CONSTRUCTION PLANS FOR
SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_3&4-Plex One-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:26:30 PMCONVERGE NWTOWNHOUSESWAUKEE, IOWA21113
G-000
CONVERGE NW
TOWNHOUSES
WAUKEE, IOWA
COVER SHEET
SP
1. THESE DOCUMENTS & THE DESIGN THEY REPRESENT ARE THE PROPERTY OF SIMONSON & ASSOCIATES
ARCHITECTS LLC. NO CHANGES TO THESE DOCUMENTS EITHER IN WHOLE OR IN PART MAY BE MADE IN ANY
WAY WITHOUT THEIR PRIOR KNOWLEDGE & WRITTEN CONSENT.
2. REFER TO ADDITIONAL NOTES AND LEGENDS ON ALL OTHER DOCUMENTS.
3. REFER TO CIVIL, GEOTECHNICAL, ENVIRONMENTAL, STRUCTURAL, FIRE SUPPRESSION, PLUMBING,
MECHANICAL, ELECTRICAL, COMMUNICATIONS, ELECTRONIC SAFETY & SECURITY DOCUMENTS FOR
ADDITIONAL INFORMATION OR REQUIREMENTS. REFERENCE TO OTHER DISCIPLINES IS CONCEPTUAL FOR
PURPOSES OF COORDINATION WITH ARCHITECTURAL DESIGN ONLY.
4. BEFORE COMMENCEMENT OF ANY WORK, CONTRACTOR SHALL GIVE ALL NOTICES AND OBTAIN ALL
PERMITS. CONTRACTOR SHALL COMPLY WITH ALL APPLICABLE CODES, LAWS, ORDINANCES, RULES,
REGULATIONS, REQUIREMENTS OF GOVERNING AGENCIES AND AUTHORITIES,HAZARDOUS MATERIAL
APPLICATION AND DISPOSAL REQUIREMENTS, ETC.
5. THE ADA OR ADAAG IS A CIVIL RIGHTS ACT AND IS SUBJECT TO LEGAL INTERPRETATION THROUGH THE
JUDICIAL PROCESS. REASONABLE CARE WAS EXERCISED IN INTERPRETING THE GUIDELINES AND ALL
GUIDELINES MAY NOT BE INDICATED ON THESE PLANS: HOWEVER, FAILURE TO IDENTIFY A GUIDELINE DOES
NOT GIVE THIS CONTRACTOR THE RIGHT TO VIOLATE THEM. THE CONTRACTOR MUST COMPLY WITH ALL
GUIDELINES AS REQUIRED BY THE ADAAG.
6. THESE DRAWINGS REPRESENT THE COMPLETED PROJECT, AT TIME OF SUBSTANTIAL COMPLETION. THE
INTENT OF THE DRAWINGS IS TO INCLUDE ALL ITEMS NECESSARY FOR THE PROPER EXECUTION AND
COMPLETION OF THE WORK. UNLESS OTHERWISE NOTED, THEY DO NOT REPRESENT THE MEANS AND
METHODS OF CONSTRUCTION. SEQUENCING AND MEANS AND METHODS OF CONSTRUCTION SHALL BE THE
SOLE RESPONSIBILITY OF THE GENERAL CONTRACTOR.
7. THESE DRAWINGS DO NOT CONTAIN INFORMATION WITH REGARD TO CONSTRUCTION SAFETY
PROCEDURES. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR ALL CONSTRUCTION SAFETY AND SHALL
PERFORM ALL WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES CONSTRUCTION SAFETY
GUIDELINES.
8. PROVIDE COMPLETE IN PLACE ALL LABOR, TRANSPORTATION, MATERIAL, TAXES, FEES, PERMITS, LICENSES,
INSURANCE, UTILITIES, INSPECTIONS, EQUIPMENT, MACHINERY, SUPERVISION, AND OTHER ITEMS
NECESSARY TO COMPLETE THE WORK IN STRICT COMPLIANCE WITH THE PLANS, DOCUMENTS AND
SPECIFICATIONS PREPARED BY THE ARCHITECT AND APPROVED BY THE OWNER.
9. VERIFY EXISTING CONDITIONS PRIOR TO FABRICATION AND PRIOR TO PROCEEDING WITH THE WORK, AND
NOTIFY THE ARCHITECT IMMEDIATELY OF SIGNIFICANT DISCREPANCIES WHICH MAY IMPACT AESTHETICS,
DURABILITY, COST AND/OR SCHEDULES.
10. DO NOT SCALE DRAWINGS IN ORDER TO DETERMINE INTENDED LAYOUT OR DIMENSIONS. IF DIMENSIONS
ARE IN QUESTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING CLARIFICATION BEFORE
CONTINUING WITH WORK. DRAWINGS ARE INTENDED ONLY AS A GRAPHICALLY CORRECT
REPRESENTATION OF WORK TO BE ACCOMPLISHED.
11. THE CONTRACTOR SHALL PROTECT ALL EXISTING ENTITIES. REMOVE, REPLACE OR REPAIR MATERIALS,
FACILITIES AND SERVICES DAMAGED DURING THE COURSE OF CONSTRUCTION TO THE SATISFACTION OF
THE OWNER AND GOVERNING AUTHORITY.
12. ALL WORK SHALL BE OF GOOD QUALITY AND ALL MATERIALS AND EQUIPMENT SHALL BE NEW AND FREE
FROM DEFECTS FOR A PERIOD OF 1 YEAR FROM THE DATE OF SUBSTANTIAL COMPLETION OF WORK. ANY
EXTENDED WARRANTIES OBTAINED FROM SUPPLIERS OR SUBCONTRACTORS SHALL BE FORWARDED TO
THE OWNER.
13. ALL REQUIREMENTS NOT FOLLOWED, INCLUDING SUBSTITUTIONS NOT PROPERLY APPROVED AND
AUTHORIZED, IN WRITING, MAY BE CONSIDERED DEFECTIVE.
14. FAILURE TO IDENTIFY A STANDARD, RECOMMENDATION &/OR REQUIREMENT DOES NOT GIVE ANYONE THE
RIGHT TO VIOLATE ANY CODE & GOVERNING AUTHORITY REQUIREMENTS, MINIMUM QUALITY OR QUANTITY
REQUIRED, ASTM & OTHER INDUSTRY STANDARDS, MANUFACTURER RECOMMENDATIONS &
REQUIREMENTS, ETC.
15. COMPLY WITH ALL WEATHER-RELATED CONSTRUCTION REQUIREMENTS. DO NOT BUILD WITH OR ON
FROZEN, SATURATED, CONTAMINATED OR INAPPROPRIATE SUBSTRATES OR CONDITIONS. BUILD OVER DRY
COMPACTED APPROVED GRADE WITH APPROVED APPROPRIATE MATERIALS.
16. PROVIDE POSITIVE DRAINAGE OF SURFACE WATER AWAY FROM AND OFF ALL BUILDINGS WITHOUT
PONDING OR WATER ADJACENT TO OR ON BUILDINGS OR PAVEMENTS.
17. BY SUBMITTING SHOP DRAWINGS, PRODUCT DATA AND SAMPLES, THE GENERAL CONTRACTOR AND SUB-
CONTRACTOR HAS VERIFIED AND APPROVED THE INFORMATION CONTAINED WITHIN. THE GENERAL
CONTRACTOR'S REVIEW AND APPROVAL SHALL BE SHOWN ON EACH SUBMITTAL PRIOR TO THE SUBMISSION
TO THE ARCHITECT.
18. THE GENERAL CONTRACTOR SHALL FORWARD TO SUBCONTRACTORS & SUPPLIERS, FULL SETS OF BIDDING
&/OR CONSTRUCTION DOCUMENTS, INCLUDING, BUT NOT LIMITED TO, DRAWINGS, SPECIFICATIONS,
ADDENDA, CLARIFICATIONS, BID FORMS, & ALL OTHER DOCUMENTATION ISSUED BY ARCHITECT &
ARCHITECT'S CONSULTANTS TOWARD CONVEYING A COMPLETE & TIMELY PROJECT.
GENERAL NOTES
Simonson & Associates Architects LLC and their consultants has completed these design
documents to the level of detail requested by our client. The level of detail may range from
schematic design document(s) mainly conveying programmatic information to fully detailed
documents and specifications. However, the clients intent and expectations are that these
documents be used as the basis for design for an complete all-inclusive project based upon industry
standards & manufacturer recommendations for all disciplines & materials. It should also satisfy all
authorities having jurisdiction requirements.
IMPORTANT DESIGN SCOPE NOTE:
24"x36" SHEET (FULL SIZE)
- SCALE IS AS NOTED.
12"x18" SHEET (HALF SIZE)
- SCALE IS ONE-HALF OF WHAT IS NOTED
OTHER SHEET SIZES NOT TO SCALE
SCALE NOTE:
- DOOR INDICATOR
- FINISH INDICATOR
- KEYNOTE
- REVISION INDICATOR
- ROOM INDICATOR
- WALL / FLOOR / CEILING / ROOF
ASSEMBLY TYPE IDENTIFIER
- WINDOW INDICATOR
LEGEND:
-
-
-
-
-
NOTE:
THIS DRAWING DOES NOT REPRESENT
AN AS-BUILT CONDITION. ACTUAL
DETAILS AND DIMENSIONS MAY VARY
AND ARE SUBJECT TO CHANGE.
AS-BUILT CONDITIONS MUST BE FIELD
VERIFIED PRIOR TO FINAL LAYOUT AND
CONSTRUCTION OF INTERIOR TENANT
IMPROVEMENTS.
NOTE:
ALL DESIGN DOCUMENTS ARE SUBJECT
TO AUTHORITIES HAVING JURISDICTION
REVIEW AND APPROVAL.
-
-
ARCHITECTURAL
A-101 3/4-PLEX 1-STORY FLOOR PLAN
A-102 5-PLEX 1-STORY FLOOR PLAN
A-103 4-PLEX 2-STORY FLOOR PLANS
A-111 3/4-PLEX 1-STORY ROOF PLAN
A-112 5-PLEX 1-STORY ROOF PLAN
A-113 4-PLEX 2-STORY ROOF PLAN
A-201 3/4-PLEX 1-STORY EXT. ELEVATIONS
A-202 5-PLEX 1-STORY EXTERIOR ELEVATIONS
A-203 4-PLEX 2-STORY EXTERIOR ELEVATIONS
A-411 TYPE 2A UNIT PLAN
A-412 UNIT 2B+D UNIT PLAN
A-413 TYPE 3A UNIT PLAN
A-414 TYPE 3B UNIT PLAN
A-415 TYPE 3C UNIT PLAN
DOCUMENTS BY OTHERS
ELECTRONIC SAFETY & SECURITY
(Refer to these design documents under separate cover.)
CIVIL -LANDSCAPING
(Refer to these design documents under separate cover.)
GEOTECHNICAL INVESTIGATIONS
(Refer to these condition documents under separate cover)
PLUMBING
(Refer to these design documents under separate cover.)
SPECIFICATION MANUAL
Not Provided - All Specification Notes included on drawings.
INDEX OF DRAWINGS
STRUCTURAL
S-001 STRUCTURAL NOTES
S-101 FOUNDATION PLAN - 2 STORY 8 PLEX
S-102 FOUNDATION PLAN - 2 STORY 6 PLEX
S-103 FOUNDATION PLAN - 1 STORY 8 PLEX
S-201 FOUNDATION DETAILS
S-301 FRAMING PLAN - 2 STORY 8 PLEX
S-302 FRAMING PLAN - 2 STORY 6 PLEX
S-401 ROOF FRAMING PLAN - 2 STORY 8 PLEX
S-402 ROOF FRAMING PLAN - 2 STORY 6 PLEX
S-403 ROOF FRAMING PLAN - 1 STORY 8 PLEX
S-501 FRAMING DETAILS
ENERGY
Refer to Prescriptive Method on G-101
COMMUNICATIONS
(Refer to these design documents under separate cover.)
HEATING, VENTILATING, & AIR CONDITIONING
(Refer to these design documents under separate cover.)
ELECTRICAL
(Refer to these design documents under separate cover.)
CLIENT
ARCHITECT
CIVIL ENGINEER
STRUCTURAL ENGINEER
GENERAL CONTRACTOR
I hereby certify that the portion of this technical
submission described below was prepared by me or under
my direct supervision and responsible charge. I am a duly
licensed architect under the laws of the State of Iowa.
Registration Expires
Pages or Sheets covered by this seal:
Signature
O
L
NAEROF
NSCEEWOI AIDLP TCECTIHA
RSS I
IA Reg. #
Date
ARCHITECT
AS LISTED IN INDEX
June 30, 2023
Michael W.
Simonson
2704
Michael W. Simonson 2704
JURISDICTION
GENERAL
G-000 COVER SHEET
G-001 SPECIFICATION NOTES
G-011 ACCESSIBILITY REQUIREMENTS & GUIDELINES
G-101 3/4-PLEX 1-STORY CODE REVIEW
G-102 5-PLEX 1-STORY CODE REVIEW
G-103 4-PLEX 2-STORY CODE REVIEW
KEY PLAN
XX-XX-2022
Simonson & Associates Architects L.L.C.
1717 Ingersoll Avenue, Suite 117
Des Moines, IA 50309
(515) 440-5626
(515) 440-0964 Fax
contact: Stephanie Poole
e-mail: spoole@simonsonassoc.com
Civil Design Advantage
3405 SE Crossroads Dr., Suite G
Grimes, IA 50111
(515) 369-4400
(515) 369-4410 Fax
contact: Ryan Hardisty
e-mail: RyanH@cda-eng.com
Raker Rhodes Engineering, LLC
4717 Grand Ave.
Des Moines, IA 50312
(515) 277-0275
(515) 277-0276 Fax
contact: John Rhodes
e-mail: jrhodes@rakerrhodes.com
contact: Chris Harre
e-mail: charre@rakerrhodes.com
Hubbell Construction Services
6900 Westown Parkway
West Des Moines, IA 50266
(515) 243-3228
(515) 280-2000 Fax Fax
contact: Colleen Ladd
e-mail: colleen.ladd@hubbellrealty.com
phone: (515) 221-6201
contact: (407) 489-3626 (mobile)
Hubbell Realty Company - Managing Member
6900 Westown Parkway
West Des Moines, Ia 50266
(515) 280-2041
(515) 280-2000 Fax
contact: Matthew Weller
e-mail: matt.weller@hubbellrealty.com
phone: (515) 868-6874
City of Waukee
Development Services
230 W. Hickman Road
Waukee, IA 50263
515) 987-4522
contact: Keith Rash
e-mail: krash@waukee.org
phone: (515) 978-9533 cell
Rev. #Issue / RevisionDate330% Set12-03-2021
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_3&4-Plex One-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:26:31 PMCONVERGE NWTOWNHOUSESWAUKEE, IOWA21113
G-001
SPECIFICATION
NOTES
SP
DIVISION 01 – GENERAL REQUIREMENTS
GENERAL:
1. Refer to additional notes and requirements on all other documents
and other disciplines documents.
2. In the event that a discrepancy is found between any codes,
governing authority, drawings, documents, or any other requirements,
the most restrictive or stringent requirement shall be used.
3. Cooperate fully with separate contractors so work on those contracts
may be carried out smoothly, without interfering with or delaying work
under separate Contracts.
4. Owner reserves the right to place and install equipment in all areas of
building and site, before Substantial Completion, provided it does not
interfere with completion of the Work.
CONSTRUCTION SCHEDULE - Before commencing Work, submit a
schedule showing the sequence, commencement and completion dates
for all phases of the Work.
Coordinate the Work of this Contract with work performed under separate
contracts.
TEMPORARY CONSTRUCTION - Provide all required temporary
construction, temporary facilities and temporary utilities required to
complete the project including but not limited to, erosion control structures,
material storage areas, enclosures for tools and other equipment, a field
office, temporary utility services for construction usage, temporary heat
and cover, and temporary toilet facilities.
CLEAN-UP - The Contractor shall be responsible for construction trash
removal services and shall at all times keep the building and site free from
accumulation of debris. Upon completion, the building, including glazing,
and site shall be cleaned and turned over to the Owner.
WARRANTY - All work shall be of good quality and all materials and
equipment shall be new and free from defects for a period of one year
from the date of substantial completion of work. Any extended warranties
obtained from suppliers of subcontractors shall be forwarded to the owner.
INSURANCE - The Contractor shall maintain Workers' Compensation
Insurance and Comprehensive Public Liability and Builders Risk
Insurance.
QUALITY ASSURANCE - The Contractor shall implement a Quality
Assurance program which includes independent agency testing and
observation of soils, cast-in-place concrete and structural steel, as well as
inspection of work in progress. The owner will have the right to perform
inspections and/or independent tests at any time. All lines and levels shall
be established by a Registered Land Surveyor.
RECORD DOCUMENTS - Upon completion of the project, the Contractor
shall prepare a complete set of record documents including a list of
Suppliers and Subcontractors used on the project, manufacturer's
warranties, operation and maintenance manuals for major pieces of
equipment and instruction manuals when appropriate for building systems.
SUBMITTALS
1. Allow enough time for submittal review, including time for
resubmittals, No extension of the Contract Time will be authorized
because of failure to transmit submittals enough in advance of the
Work to permit processing, including resubmittals.
2. By submitting shop drawings, product data and samples, the
contractor has verified and approved the information contained within.
The contractor's review and approval shall be shown on each
submittal prior to the submission to the architect.
3. Provide samples for each type and color for review of kind, color,
pattern, and texture for a check of these characteristics with other
elements.
4. Immediately on discovery of the need for interpretation of the Contract
Documents, and if not possible to request interpretation at Project
meeting, prepare and submit an RFI.
5. Include as part of each alternate, miscellaneous devices, accessory
objects, and similar items incidental to or required for a complete
installation whether or not indicated as part of alternate. Modify or
adjust affected adjacent work as necessary to completely integrate
work of the alternate into Project.
QUALIFICATIONS
1. Installer Qualifications: A firm or individual experienced in installing,
erecting, or assembling work similar in material, design, and extent to
that indicated for this Project, whose work has resulted in construction
with a record of successful in-service performance.
2. Manufacturer Qualifications: A firm experienced in manufacturing
products or systems similar to those indicated for this Project and with
a record of successful in-service performance, as well as sufficient
production capacity to produce required units.
3. Fabricator Qualifications: A firm experienced in producing products
similar to those indicated for this Project and with a record of
successful in-service performance, as well as sufficient production
capacity to produce required units.
4. Professional Engineer Qualifications: A professional engineer who is
legally qualified to practice in jurisdiction where Project is located and
who is experienced in providing engineering services of the kind
indicated. Engineering services are defined as those performed for
installations of the system, assembly, or product that are similar to
those indicated for this Project in material, design, and extent.
5. Specialists: Certain items require that specific construction activities
shall be performed by entities who are recognized experts in those
operations. Specialists shall satisfy qualification requirements and
shall be engaged for the activities indicated.
6. Testing Agency Qualifications: An independent agency with the
experience and capability to conduct testing and inspecting indicated
and where required by authorities having jurisdiction, that is
acceptable to authorities.
7. Factory-Authorized Service Representative Qualifications: An
authorized representative of manufacturer who is trained and
approved by manufacturer to inspect installation of manufacturer's
products that are similar in material, design, and extent to those
indicated for this Project.
8. Manufacturer's Warranty: Preprinted written warranty published by
individual manufacturer for a particular product and specifically
endorsed by manufacturer to Owner.
The Specification Notes are organized into Divisions using the
CSI/CSC's "MasterFormat" numbering system. The following is not
intended to be an all inclusive list, but rather a general summary.
Failure to identify a requirement does not give any contractor, general
contractor or its sub-contractors the right to violate any codes,
governing authority, minimum quality or quantity, industry standards,
manufacturer recommendations, etc.
DIVISION 02 - EXISTING CONDITIONS
GENERAL:
1. Verify existing conditions before fabrication or prior to proceeding with
the work, and notify the architect immediately of significant
discrepancies.
2. Maintain existing building in a weathertight condition throughout
construction period. Repair damage caused by construction
operations. Protect building and its occupants during construction
period.
DIVISION 03 – CONCRETE
Refer to Structural Documents)
GENERAL:
1. All concrete shall be reinforced unless otherwise noted.
2. All concrete shall be saw cut. If saw cuts are not specified, contact
architect and engineer. If possible provide saw cut under demising
walls.
3. Concrete to only be placed over dry sub-grade to prevent heaving in
winter.
4. Forms where concrete is to be exposed shall be smooth and free of
defects.
5. Exterior paving to be 1/4" lower than interior finish floor, sloping away
from building. Where no paving, top of finished grade a minimum of 4"
below finish floor.
033500 CONCRETE FINISHING
1. Concrete floor slab shall be installed to a true plane with no deviations
greater than 1/4" in any 10'-0" direction and free from blemishes and
trowel marks.
2. Trowel Finish: Apply a trowel finish to monolithic slab surfaces
exposed to view and slab surfaces to be covered with resilient flooring,
carpet, ceramic or quarry tile, paint, or another thin film-finish coating
system. Grind smooth any surface defects that would telegraph
through applied floor covering system.
3. Nonslip Finish: Apply a nonslip finish, perpendicular to main traffic
route, to all exterior concrete platforms, steps, and ramps.
4. Slope requirements for exterior concrete sidewalks of 5% maximum
running slope, 2% maximum cross slope, or 8.3% maximum slope for
ramps.
DIVISION 04 – MASONRY
(Refer also to Structural Documents)
GENERAL:
1. Large masonry joint or cut masonry unit to maintain masonry coursing
joint at finish floor line.
040100 MAINTENANCE OF MASONRY - If acid wash is used be sure to
take appropriate protection measures to eliminate any damage from getting
it on other unlike materials.
040513 MASONRY MORTARING - Use mortar made with integral water
repellent admixture that does not reduce flexural bond strength where
masonry with integral water repellent admixture is required.
040516 MASONRY GROUTING -
1. Use grout made with integral water repellent admixture that does not
reduce flexural bond strength where masonry with integral water
repellent admixture is required.
2. All voided spaces below grade shall be grouted full.
040519 MASONRY ANCHORAGE AND REINFORCING - Space masonry
anchors not more than 16" o.c. vertically and 24" o.c. horizontally with not
less than 1 anchor for each 2.67 sq. ft. of wall area. Install additional
anchors within 12" of openings and at intervals, not exceeding 36 inches,
around perimeter.
040523 MASONRY ACCESSORIES - Joints, Flashing & Drainage
1. Install vertical expansion joint minimal at column/grid lines and at the
head of door jambs/openings or as otherwise noted or where required
per standard material practice to reduce stress cracking. No control
joint/expansion joint at main structural bearing, keep away 2'-6" min.
2. No drip edge required if membrane flashing is used, but it should
extend out and be trimmed back to face of adjacent masonry. Drip
edge required if metal flashing is used.
3. Through wall flashing at base of wall a minimum of 4" above finish
grade back and up behind vapor barrier, weeps at 24" o.c. above
flashing, horizontal & vertical joints overlapped & sealed.
4. Through wall flashing above lintels back and up behind vapor barrier,
weeps at 24" o.c. above flashing. End dams at openings, horizontal
and vertical joints overlapped and sealed.
5. All masonry to have 1" minimum air space away from adjacent
material.
All cavity wall air spaces are to be maintained free of mortar. Strike flush
all joints on cavity side of CMU and brick masonry. Provide mortar net at
base of wall, above all lintels and above all intermediate thru-wall flashing.
042100 CLAY UNIT MASONRY (Brick)
1. For ends of sills and caps and for similar applications that would
otherwise expose unfinished brick surfaces, provide units without
cores or frogs and with exposed surfaces finished.
2. Provide brick that has been tested is rated "not effloresced."
047210 CAST STONE MASONRY - Provide units made with integral water
repellent admixture that does not reduce flexural bond strength.
DIVISION 05 – METALS
(Refer also to Structural Documents)
GENERAL:
1. All steel exposed on the exterior or to moisture to be galvanized.
2. All metal coping to be pre-finished.
3. All exposed steel lintels to be painted to match surrounding materials.
4. All architectural steel and metal fabrications to be continuous welds,
grinded smooth and sanded for a neat and smooth final finish.
DIVISION 06 – WOOD, PLASTICS, AND COMPOSITES
(Refer also to Structural documents)
GENERAL:
1. All wood framing members, including wood sheathing, that rest on the
exterior foundation walls & are less than 8” from exposed earth & all
wood in direct contact with masonry, concrete, earth or material that
retains moisture shall be of naturally durable or preservative-treated
wood.
2. The ends of wood girders entering exterior masonry or concrete walls
shall be provided with a 1/2” air space on top, sides and end, unless
naturally durable or preservative-treated wood.
3. All wood that is part of a roof/parapet or flashing assembly and are fully
wrapped by membrane or break metal and protected from moisture
need not be treated.
4. Wood blocking is required for, but not limited to millwork, cabinets,
handrails, rest room fixtures & accessories, grab bars, future grab bars
as required in R / Multi-family occupancies, door & window frames,
overhead door bucks, hardware, owner/tenant fixtures & equipment,
etc..
5. Exterior sheathing should be plywood at all potential signage locations.
Fire retardant / rated where required.
DIVISION 07 – THERMAL AND MOISTURE PROTECTION
GENERAL:
1. Design and installation of roof drainage systems shall comply with the
IPC.
2. Insulate and seal to ensure adequate air infiltration barrier around all
exterior penetrations to prevent water and sprinkler pipe freezing.
3. Provide 2" thick continuous perimeter rigid insulation min. 24"
horizontally from interior face of grade beam into building and
vertically to bottom of the grade beam along the interior face.
4. Roof assembly to meet UL Class "A" fire rating.
072100 THERMAL INSULATION
1. Refer to requirements of each designated tested assembly where
insulation is to be installed (wall, floor-ceiling, or roof-ceiling).
Insulation shall comply with the specific requirements as listed in the
designated tested assembly. Any descrepencies between the general
descriptions noted in the plans and the designated tested assembly
noted shall be brought to the attention of the architect immediately
before any work is performed.
2. Exterior wall insulation shall be min R21 Fiber Glass Building
Insulation Batts, or approved equal.
3. Below grade perimeter insulation shall be rigid extruded polystyrene
board with min. R10.
4. Sound attenuating fiberglass batt insulation (SAFB) in interior walls
shall be per the thickness indicated on the drawings. SAFB shall be
unfaced fiberglass batts.
072200 ROOF AND DECK INSULATION - R-38 blown-in insulation for
attic space in pitched roofs, unless otherwise noted.
072500 WEATHER BARRIER
1. Weather barrier is a weather-resistant membrane for vertical building
envelope protection that will maintain air/moisture resistance and will
maintain moisture-vapor permeability.
2. Joints & seems shall be sealed, including at transitions in changes of
materials.
3. Provide seam tape, sealants, adhesives, flashing and other
accessories recommended by the manufacturer for a complete
weather barrier system. Install materials in strict accordance to the
manufacturer's instructions.
4. Weather barrier shall be DuPont Tyvek CommercialWrap or approved
equal.
5. Joints shall be "shingled" to shed water, with the lower level bands
installed first and with a minimum of 6" overlap.
6. Seal seam of the weather barrier with seam tape at all vertical and
horizontal overlapping seams. Seal any tears and cuts per
manufacturer's instructions.
7. The weather barrier manufacturer's flashing system shall be installed
around all windows and doors in accordance with the manufacturer's
instructions.
8. Penetration shall be sealed in accordance with IECC Section
C402.4.2. The joints and seals shall be securely installed in or on the
joint for its entire length.
073113 ASPHALT SHINGLE ROOFING SYSTEM
1. Roofing should be installed in strict accordance with manufacturer’s
instructions and weather limitations to obtain full roofing warranties.
2. Provide at a minimum manufacturer's 25-year warranty, which begins
after the date of substantial completion, and covers the roofing
membrane, associated flashing, roof insulation, roof accessories and
labor.
3. Roofing shall be CertainTeed brand, architectural shake-style,
minimum 25-year warranty asphalt shingles, Landmark Premium
Series, color is Moire Black, or approved equal.
4. Provide ice and water protection underlayment membrane installed in
valleys and at eaves, and around all penetrations for a secure flashing
interface with the roofing system. Ice and water protection
underlayment material shall extend from the edge of the eave to a
minimum of 2 feet inside of the interior face of the exterior wall, and
shall extend a minimum of 2 feet of either side of a valley.
5. Ice and water protection underlayment membrane shall be
CertainTeed “WinterGuard” Waterproofing Shingle Underlayment, or
approved equal. Install per instructions of shingle and waterproofing
membrane manufacturers.
6. Roof Slopes between 2:12 and 4:12; Apply two layers of roofing felt
underlayment over areas not protected by ice and water protection
underlayment membrane at eaves, with end and edges weather-
lapped 19 inches. Stagger end laps each consecutive layer.
7. Roofing felt underlayment shall be CertainTeed “Roofers’ Select”,
ASTM D 6757 or approved equal. Install per instructions of shingle
and underlayment manufacturers.
8. Install flashing, drip edge, sealants, and accessories in conformance
with roofing manufacturer’s instructions.
078413 THROUGH-PENETRATION FIRESTOPPING
1. Provide products that upon curing do not re-emulsify, dissolve, leach,
breakdown, or otherwise deteriorate over time from exposure to
atmospheric moisture, sweating pipes, ponding water or other forms
of moisture characteristic during and after construction.
2. When intumescent products are used, provide products that do not
contain sodium silicate or any other water soluble intumescent
ingredient in the formulation.
3. Provide firestop products that do not contain ethylene glycol.
4. Provide firestop sealants sufficiently flexible to accommodate motion
such as pipe vibration, water hammer, thermal expansion and other
normal building movement without damage to the seal.
5. Pipe insulation shall not be removed, cut away or otherwise
interrupted through wall or floor openings. Provide products
appropriately tested for the thickness and type of insulation utilized.
6. Fire rated pathway devices shall be the preferred product and shall be
installed in all locations where frequent cable moves, add-ons and
changes will occur. Such devices shall be:
A. Capable of retrofit around existing cables
B. Designed such that two or more devices can be ganged
together
C. Maintenance free such that no action is required to activate the
smoke and fire sealing mechanism
7. When mechanical cable pathways are not practical, openings within
walls and floors designed to accommodate voice, data and video
cabling shall be provided with re-enterable products specifically
designed for retrofit.
8. Provide through-penetration firestop systems and fire-resistive joint
systems subjected to an air leakage test conducted in accordance
with the Standards, ANSI/ UL1479 for penetration firestop systems,
with published L-Ratings for ambient and elevated temperatures as
evidence of the ability of the fire-resistive joint system to restrict the
movement of smoke.
9. Provide T-Rating Collar Devices tested in accordance with ASTM
E814 or ANSI/UL1479 for metallic pipe penetrations requiring T-
Ratings per the applicable building code.
10. Provide a fire-rated grommet for all individual or small grouped cable
applications up to 0.53 in. (14 mm).
11. Provide moisture-curing products where inclement weather or greater
than transient water exposure is expected.
12. Product manufacturer shall be Hilti, Inc. or approved equal.
078443 JOINT FIRESTOPPING
1. Provide firestopping joint protection at all rated assemblies, including
all pre-cast wall joints.
2. Provide firestopping composed of components that are compatible
with each other and substrates forming joints under conditions of
service and application, as demonstrated by the firestopping
manufacturer based on testing and field experience.
3. Provide components for each fire-resistive joint system that are
needed to install fill material. Use only components specified by the
firestopping manufacturer and approved by the qualified testing
agency for the designated fire-resistance-rated systems.
4. Product manufacturer shall be Hilti, Inc. or approved equal.
DIVISION 08 – OPENINGS
GENERAL:
1. All exterior window framing to be thermally broken.
2. Sill pan by window manufacturer set in mastic over break metal sill
flashing, with drip edge, set in mastic at bottom of all window framing.
End dams at openings. Horizontal and vertical joints overlapped and
sealed.
3. Sealant and backer rod at window perimeter. Verify system weeps
are cleared, free of sealant and debris.
4. Additional framing, structural supports and/or bracing shall be
identified by the glazing sub-contractor prior to bidding, fabrication and
installation.
5. All glass in interior doors, frames, sidelights, windows and storefront
to be 1/4", tempered, laminated and/or rated glass where required.
6. All glass in exterior doors, frames, sidelights, windows and storefront
to be insulated, tempered, laminated and/or rated glass where
required.
7. All interior glass between tempered and non-tempered spaces shall
be clear insulated.
081000 DOORS & FRAMES - (Refer to Door & Frame Schedule &
Elevations)
Thresholds, if provided at a doorway, must not exceed 3/4 inch in height
for exterior sliding doors or 1/2 inch for other types of doors. Changes in
level up to 1/4 inch can be vertical and do not need an edge treatment.
Changes in level between 1/4 inch and 1/2 inch must have a beveled
slope equaling 1:2.
1. Unit entry doors shall be as required by the Owner. Provide and install
the following:
A. Door viewer peephole with 180 degree view.
B. Hardware finish to be determined by architect.
2. Unit interior doors shall be hollow core molded door as manufactured
by Lynden Door Co., or approved equal, factory finished molded
hardboard door. Doors are to be interior pre-hung doors.
A. Hollow core molded doors, 1 3/8" thick, two panel door with
factory finish.
B. Factory prepared for hardware.
a. 3 1/2 x 3 1/2 RC1841 hinge 2CD. Single bore 2 3/4" Mortise
Radius Corner.
b. Passage or privacy lever as required.
c. Wood core jambs shall be prefinished.
d. Casing shall be prefinished, manufactured by Moulding and
Millwork, or an approved equal. Profile, style, finish
specification by others.
3. Interior doors at corridors, except at unit entry, shall be factory finished
fire-rated hollow metal doors with hollow metal frames with smooth
finish, U.N.O.
4. Patio sliding glass doors shall be Builders Series Vinyl Sliding Patio
Door with fiberglass screen, Low-E glass as manufactured by Ply
Gem or approved equal. Color to be white.
5. Insulated overhead doors, verify garage door opener and controls with
owner.
083000 ACCESS DOORS & PANELS - 2018 IBC-1209.2 Access to
ATTIC SPACES. An opening not less than 20" by 30" shall be provided to
any attic area having a clear height of over 30".
1. Attic access doors shall be rated for roof/ceiling assemblies and
tested in accordance with ASTM E 119 or UL 263 as horizontal
assemblies and labeled by an approved agency for such purpose.
2. Attic access doors shall be insulated to comply with energy code
requirements for roof insulation.
085000 WINDOWS - (Refer to Window Schedule & Elevations)
1. Windows shall be vinyl PlyGem Builders Series, or approved equal.
2. Operable Parts in Dwelling Units & Sleeping Units – operating
hardware for operable windows, etc. shall be placed within one or
more of the ANSI accessible reach ranges, shall be operable with one
hand & shall not require tight grasping, pinching, or twisting of the
wrist. The force required to activate operable parts shall be 5.0
pounds maximum.
08 70 00 HARDWARE - Door hardware shall have a shape that is easy to
grasp with one hand and does not require light grasping, pinching, or
twisting of the wrist to operate. (ICC A117.1 2009 Sec. 309) Lever
handles, no round knobs. (ICC A117.1 2009 Sec. 1003.9)
088300 MIRRORS
Mirrors above accessible lavatories shall have the bottom edge of the
reflecting surface 40” maximum above the floor.
DIVISION 10 – SPECIALTIES
Window coverings, toilet accessories, lockers, and flagpole shall be
provided.
10 14 00 SIGNAGE: Provide all that apply. All signage shall comply with
the ICC A117.1 requirements, where required, such as visual characters,
raised characters, international symbols of accessibility, & braille.
1. BUILDING ADDRESS IDENTIFICATION: Approved address numbers
or letters, where each character shall be not less than 4” in height and
not less than 0.5” in width stroke, shall be installed on a contrasting
background and be plainly visible from the street or road fronting the
property (& monument sign). When required by the governing authority,
address numbers shall be provided in additional approved locations to
facilitate emergency response. Where access is by means of a private
road and the building address cannot be viewed from the public way, a
monument, pole or approved sign or means shall be used to identify the
structure. Address numbers shall be maintained.
2. UNIT SIGNAGE:
A. Unit designation required at exterior of each unit entry. (Confirm
also to owner preference)
B. Unit directional signage at all building corridor entry points.
3. MARKETING SIGNAGE: Provide official building name & logo signage
on building as approved by owner.
SPECIFICATION NOTES
cont.
SPECIFICATION NOTES
cont.
SPECIFICATION NOTES
cont.
SPECIFICATION NOTES
cont.
SPECIFICATION NOTES
cont.
DIVISION 11 – EQUIPMENT
GENERAL:
11 31 13 KITCHEN APPLIANCES –
Operable Parts in Dwelling Units & Sleeping Units – Lighting controls,
electrical panelboards, electrical switches & receptacle outlets,
environmental controls, etc. shall be placed within one or more of the
ANSI accessible reach ranges, shall be operable with one hand &
shall not require tight grasping, pinching, or twisting of the wrist. The
force required to activate operable parts shall be 5.0 pounds
maximum. (ICC A117.1 2009 Sec. 309) Exceptions include: reset
button and shut-offs serving appliances, piping & plumbing fixtures;.
(ICC A117.1 2009 Sec. 1003.9) appliance doors and door latching
devises shall not be required to comply with the one hand, tight
grasping, pinching, twisting or force requirements; bottom hinged
appliance doors, when in the open position, shall not be required to
comply with reach ranges. (ICC A117.1 2009 Sec. 1003.12.5.1)
The location of cooktop controls shall not require reaching across
burners. (ICC A117.1 2009 Sec. 1003.12.5.4.4)
Ovens shall have controls on front panel, on either side of the door &
shall not require reaching across burners. Side-hinged door ovens
shall have a countertop positioned adjacent to the latch side of the
oven door, bottom-hinged door ovens shall have a countertop
positioned adjacent to one side of the door. (ICC A117.1 2009 Sec.
1003.12.5.5)
Combination refrigerators & freezers shall have at least 50% of the
freezer compartment shelves, including the bottom of the freezer 54”
maximum above the floor when the shelves are installed at the
maximum heights possible in the compartment. (ICC A117.1 2009
Sec. 1003.12.5.6)
11 31 23 LAUNDRY APPLIANCES –
Operable Parts in Dwelling Units & Sleeping Units -Washing Machines &
Clothes Dryers, including doors, lint screens, detergent and bleach
compartments, etc. (ICC A117.1 2009 Sec. 611.3) shall be placed within
one or more of the ANSI accessible reach ranges, shall be operable with
one hand & shall not require tight grasping, pinching, or twisting of the
wrist. The force required to activate operable parts shall be 5.0 pounds
maximum. (ICC A117.1 2009 Sec. 309)
11452 APPLIANCES AND EQUIPMENT
1. Provide and install washers, dryers, dishwashers, garbage disposal,
range, refrigerator and microwave ovens in each apartment unit.
2. Laundry - GE appliances or approved equal.
A. Each apartment shall have an individual side by side unit (as
shown on the drawings) within the unit.
DIVISION 13 - 21 (Not Used)
079000 JOINT PROTECTION
1. Provide joint sealant at all wall and floor control and expansion joints
and exterior doors, windows and other openings.
2. Provide backer rods where required for proper sealant application.
Backer rods to be polyethylene closed-cell with a surface skin.
3. Utilize acoustical sealant at all floor/wall/deck junctures prior to
installation of base where sound batt is also required.
4. Sealants to be compatible to materials for maximum bonding and
longevity.
5. Soft caulk joint between vertical joints of dis-similar materials. Soft
caulk joint & metal pan underneath horizontal joints of dis-similar
materials.
6. Sealants should be color matched to adjacent materials.
DIVISION 09 – FINISHES
GENERAL: Transition strips or finish thresholds, if provided, must not
exceed 1/2 inch. Changes in level up to 1/4 inch can be vertical and do
not need an edge treatment. Changes in level between 1/4 inch and 1/2
inch must have a beveled slope equaling 1:2.
092116 GYPSUM BOARD ASSEMBLIES
Refer to assembly types on sheet A-101 for designated vertical
assemblies and sheet A-311 for horizontal assemblies. Assembly
descriptions are general and for coordination purposes only; the
designated UL assembly shall be followed exactly as required. Some UL
assemblies require proprietary products. Refer to specific UL assembly
listing for acceptable brands and product types. All products required for
each designated assembly shall be followed.
1. Provide moisture resistant gypsum board at all wet wall locations
including behind water closets, sinks and tub showers.
2. All gypsum board at walls and ceiling to be smooth, properly taped
and sanded, ready for painting.
3. Gypsum board expansion control joints shall be used where required
per standard gypsum board practice to prevent cracking of drywall as
recommended by The Gypsum Construction Handbook, 6th Edition.
Joints shall not exceed 30 feet apart for walls and not to exceed 50
feet for ceilings.
4. Align control joints from ceilings to walls. Control joint shall be a USG
093 Control Joint or equal. Pack mineral wool behind control joints
where installed in a fire rated wall.
DIVISION 12 – FURNISHINGS
123000 RESIDENTIAL CASEWORK
1. Kitchen and restroom cabinetry shall be manufactured by Smart
Cabinety, or approved equal. Model,style, finish, etc. to specified
by others.
2. Refer to Unit Interior Elevations for required vanity cabinet
heights.
3. Countertops shall be solid surface (specific T.B.D. by others) with
eased edges and 4" backsplash, U.N.O.
4. Cabinetry shall be complete with all fillers and hardware.
124920 WINDOW COVERINGS
1. Provide blinds at all exterior windows.(specification by others).
2. Blinds to be equipped with child safety break-away cords.
3. Colors specification by others.
DIVISION 22 - PLUMBING
(Refer to Hubbell plumbing requirements)
The following are accessibility requirements. See sheet G-011 for heights
and clearances.
224000 PLUMBING FIXTURES -
Operable Parts in Dwelling Units – Plumbing fixture controls, faucets,
etc. shall be placed within one or more of the ANSI accessible reach
ranges, shall be operable with one hand & shall not require tight
grasping, pinching, or twisting of the wrist. The force required to
activate operable parts shall be 5.0 pounds maximum. (ICC A117.1
2009 Sec. 309) Exceptions include: where redundant controls are
provided for a single element, one control in each space shall not be
required to be accessible; reset buttons and shut-offs serving piping &
plumbing fixtures.(ICC A117.1 2009 Sec. 1003.9)
224016 LAVATORIES & SINKS
The Dip of the overflow shall not be considered in determining knee
and toe clearance. The front of lavatories & sinks shall be 34”
maximum above the floor, measured to the higher of the rim or
counter surface. A lavatory in a toilet or bathing facility for a single
occupant, accessed only thru a private office & not for common use or
public use shall not be required to meet 34” height max. (ICC A117.1
2009 Sec. 606)
Water supply & drainpipes under lavatories & sinks shall be insulated
or otherwise configured to protect against contact. There shall be no
sharp or abrasive surfaces under lavatories. (ICC A117.1 2009 Sec.
606.6)
22 40 13 WATER CLOSETS , URINALS, & BIDETS
Water Closets: The required clearance around the water closet shall
be permitted to overhang the water closet, associated grab bars,
paper dispensers, coat hooks, shelves, accessible routes, color floor
space required at other fixtures, and the wheelchair turning space. No
other fixtures or obstructions shall be located within the required
clearance.
The top of the water closet seat shall be 15” minimum & 19” maximum
above the floor, measured to the top of the seat.
Flush controls shall be hand operated located on the open side of the
water closet.
No grab bars required, unless requested, in Type A, B or C Dwelling &
Sleeping Units, but reinforcement for future installation required in
Type A & B Units.(ICC A117.1 2009 Sec. 1003.11.2.4)
22 40 19 BATHTUBS
A permanent seat at the head end of the bathtub or a removable in-tub
seat shall be provided & meet ANSI requirements. No seat required,
unless requested, in Type A, B or C Dwelling & Sleeping Units, but
reinforcement for future installation required in Type A & B Units.
Grab bars shall be provided on back wall, control end wall & head end
wall. No grab bars required, unless requested, in Type A, B or C
Dwelling Units, but reinforcement for future installation required in
Type A & B Units. (ICC A117.1 2009 Sec. 607)
22 40 23 SHOWER RECEPTORS & BASINS
Shower: A permanent seat at the head end of the shower or a
removable in-shower seat shall be provided & meet ANSI
requirements. No seat required, unless requested, in Type A, B or C
Dwelling Units, but reinforcement for future installation required in
Type A & B Units.
Grab bars shall be provided on back wall, control end wall & head end
wall. No grab bars required, unless requested, in Type A, B or C
Dwelling Units, but reinforcement for future installation required in
Type A & B Units. (ICC A117.1 2009 Sec. 608)
DIVISION 23 - HEATING, VENTILATING, AND AIR CONDITIONING
DIVISION 26 – ELECTRICAL
DIVISION 27 – COMMUNICATIONS
DIVISION 28 – ELECTRONIC SAFETY AND SECURITY
(Refer to Hubbell requirements)
GENERAL:
1. Operable Parts – Tenent controls shall be placed within one or more
of the ANSI accessible reach ranges, typically, 48”AFF maximum to
top of all controls, shall be operable with one hand & shall not require
tight grasping, pinching, or twisting of the wrist. The force required to
activate operable parts shall be 5.0 pounds maximum.
A. (ICC A117.1 2009 Sec. 309) Exceptions include:
a. HVAC diffusers; controls mounted on ceiling fans; where
redundant controls are provided for a single element, one
control in each space shall not be required to be accessible;
reset buttons and shut-offs serving piping. (ICC A117.1 2009
Sec. 1003.9)
b. Receptacle outlets serving a dedicated use; where two or
more receptacle outlets are provided in a kitchen above a
length of counter top that is uninterrupted by a sink or
appliance, one receptacle outlet shall not be required to
comply; floor receptacle outlets, controls mounted on ceiling
fans; where redundant controls other than light switches are
provided for a single element, one control in each space shall
not be required to be accessible; electrical panelboards shall
not be required to comply with the one hand, tight grasping,
pinching, twisting or force requirements. (ICC A117.1 2009
Sec. 1003.9)
c. Where redundant controls are provided for a single element,
one control in each space shall not be required to be
accessible
DIVISION 31 – EARTHWORK
(Refer to Civil & Geotechnical documents)
GENERAL:
1. Provide excavation, backfill and fine grading for the building, paved
areas, and proper site drainage.
2. Provide silt fence, clearance of trees, grubbing of stumps, curb
removal, stripping of topsoil, excavation and backfill for foundations,
place sand cushion for slabs on grade, grading for paving and re-
spreading of top soil.
3. Provide site landscaping i.e., seeding, sodding, spreading on site
topsoil, trees, mulch, edging, and shrubbery.
4. Exterior grading to be 4" lower than adjacent interior finish floor,
sloping away from building.
DIVISION 32 - EXTERIOR IMPROVEMENTS
(Refer to Civil & Geotechnical documents)
32 10 00 PAVING
32 80 00 IRRIGATION: (not required)
DIVISION 33 – UTILITIES
(Refer to Civil documents)
GENERAL:
1. All utilities should be sized and expandable to include all future
tenants.
2. All utilities shall be stubbed to within 5 feet of the building per Civil/Site
engineering documents unless otherwise specified.
3. All utilities shall be adequately sized and spaced to eliminate any
overflow and/or backup.
331000 WATER UTILITIES
Provide separate domestic water supply service as required from water
main to house service meter with irrigation meter in valve room.
333000 SANITARY SEWERAGE UTILITIES - Provide sanitary sewer
discharge service as required from under building slab to sanitary
sewerage main.
334000 STORM DRAINAGE UTILITIES - Provide storm water discharge
service as required from building and/or adjacent to building to storm water
main or thru detention area.
335100 NATURAL-GAS UTILITIES - Provide natural gas supply service as
required from natural gas main to meter/manifold location at building.
337000 ELECTRICAL UTILITIES - Provide electric supply service as
required from electric main to transformer location. Provide appropriately
sized transformer and concrete pad as required. NOTE: Electric sub-
contractor shall calculate & verify the required size of the
service/transformer with utility company.
338000 COMMUNICATIONS UTILITIES - Provide conduits from public
R.O.W. to the buildings designated location for the required
communications.
DIVISION 34 – 39 (Not Used)
End of Specification Notes
DIVISION 10 – SPECIALTIES (cont.)
10 28 00 TOILET, BATH, AND LAUNDRY ACCESSORIES - (Refer to Unit
Plans)
Provide toilet paper dispensers and towel bars in each bathroom.
10 55 00 POSTAL SPECIALTIES – Provide ADA mailboxes & parcel boxes
manufactured to USPS specifications for all multi-family projects.
10 57 00 CLOSET SPECIALTIES – (Refer to notes on Unit Plans and
millwork details)Rev. #Issue / RevisionDate330% Set12-03-2021
ALL FIXTURES TO BE MOUNTED WITHIN ALLOWABLE RANGES AS INDICATED
BY ADA ACCESSIBILITY GUIDELINES AND LOCAL CODES.
(ALL MOUNTING HEIGHTS INDICATED ARE ABOVE FINISHED FLOOR LEVEL.)
ALL GRAB BARS TO BE 1.25"-1.5" DIA. WITH GRIPPABLE SURFACE.
SINK HEIGHTS
SINK HEIGHTS
W/MIRROR
TOILET HEIGHTS
URINAL
HEIGHT
PAPER TOWEL
DISPENSER
HEIGHT
TOILET
PAPER
DISPENSER
HEIGHT
NAPKIN
DISPOSAL
HEIGHT
BABY
CHANGING
STATION
HEIGHT
CLOTHES
HOOKS
HEIGHT
ELECTRIC
HAND
DRYER34" MIN. 48" MAX.19"34"38" - 48"LATCHING MECHANISM54" MAX. TO27" MIN.9" MIN.17" MIN.34" MAX.6" MAX.34" MAX.40" MAX.39" - 41"
12" 42" MIN.39" - 41"MIN.18"17" - 19"36" 6"
18"33" - 36"17" - 19"17"25"34" MIN. 48" MAX.DRINKING FOUNTAIN SPOUT LOCATION
(ANSI ICC A117.1-2009 FIG. 602.5a&b)
TOE CLEARANCE (ANSI ICC A117.1-2009 FIG. 306.2)
KNEE CLEARANCE (ANSI ICC A117.1-2009 FIG. 306.3)
Shall install 2-Hi & Low or 1 that
complies for people who use a
wheelchair and standing person (2006
IBC Section 1109.5.1)36" MAX.15" MIN.43" MAX.15" MIN.CLEAR FLOOR
30"
CLEAR FLOOR
30"
CLEAR FLOOR
48"WHEELCHAIR36" MAXSTANDING38"-43"15" MIN.
5" MAX.ACTIVATION DEVICE48" MAX. TOPUSH
PUSH
36" MAX.SPOUT HGT.43" MAX.SPOUT HGT.24" MIN.19" MAX.14" MIN.1 1/2" MIN.TP DISPENSER
42" MAX.
60" DIAMETER SPACE T-SHAPED SPACE
FOR 180° TURNS
MIN.
12" 36" MIN.
MIN.
12"36" MIN.60" MIN.60" MIN.
(a) (b)
CORRIDOR OR OTHER
CIRCULATION SPACE
CARPET PILE THICKNESSWALKING PARALLEL TO A WALL
SIGN OR
OBSTRUCTION
CANE RANGE
WALL PERPENDICULAR TO A WALL EXAMPLE OF PROTECTION AROUND
WALL-MOUNTED OBJECTS AND
MEASUREMENTS OF CLEAR WIDTHS
PROTRUDING OBJECTS HANGING ON
WALL WITH LEADING EDGES ABOVE 27"
WING WALLS
DOWN
TO FLOORADDITIONAL PROTECTION NOT
REQUIRED BETWEEN WING WALLS
(a)(b)(c) (d)80"4"x > 27"x < 27"ANY AMOUNT
CLEAR WIDTH.27"CONT. PASSAGE36" MIN. CLEARPASSAGE32" MIN. CLR4"1/2" MAXMINIMUM CLEAR WIDTH
FOR SINGLE WHEELCHAIR
MINIMUM CLEAR WIDTH
FOR TWO WHEELCHAIRS
36" MIN.60" MIN.
32" MIN.FOR MIN. CLEARANCE24" MAX.LATCH SIDE APPROACHES - SWINGING
DOORS
NOTE: ALL DOORS IN ALCOVES SHALL
COMPLY
WITH
THE CLEARANCES FOR FRONT
APPROACHES.
NOTE: Y = 48"
MINIMUM
IF DOOR HAS
CLOSER.
PUSH SIDE
NOTE: Y = 48" MINIMUM
IF DOOR HAS BOTH A
LATCH AND CLOSER.
NOTE: Y = 54" MINIMUM
IF DOOR HAS CLOSER.
PULL SIDE
PULL SIDE
HINGE SIDE
APPROACHES
- SWINGING DOORS
NOTE: X = 36" MINIMUM
IF Y = 60"; X = 42"
MINIMUM IF Y = 54".
FRONT
APPROACHES -
SWINGING DOORS
PUSH SIDE
NOTE: X = 12" IF DOOR
HAS BOTH A CLOSER
AND
A LATCH.
PULL SIDE
PUSH SIDE
Y(b)
(a)
(c)
54" MIN.Y42" MIN.Y48" MIN.24" MIN.
X
24" MIN.Y42" MIN.60"18"48"X
X
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_3&4-Plex One-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:26:31 PMCONVERGE NWTOWNHOUSESWAUKEE, IOWA21113
G-011
ACCESSIBILITY
REQUIREMENTS
& GUIDELINES
SP
SCALE:1/4" = 1'-0"1 FIXTURE MOUNTING HEIGHT
SCALE:1/4" = 1'-0"2 WHEELCHAIR TURNING SPACE
SCALE:1/4" = 1'-0"6 PROTRUDING OBJECTS
SCALE:1/4" = 1'-0"4 MINIMUM CLEAR WIDTHS
SCALE:1/4" = 1'-0"3 CLEARANCES @ DOORS
ACCESSIBILITY GUIDELINES & REQUIREMENTS
Code Referenced: 2010 ADA Standards for Accessible Design
Dept. of Justice published revised regulations on September 15, 2010 to set
minimum enforceable accessibility standards/requirements for newly designed &
constructed or altered State and local government facilities, public accommodations,
and commercial facilities after March 15, 2012.
Code Referenced: Chapter 11, 2018 INTERNATIONAL BUILDING CODE (IBC)
Buildings and facilities shall be designed and constructed to be accessible in
accordance with this code and ICC/ANSI A117.1-2009 (Section 1101.2).
301 General
301.1 Scope.
Floor and ground surfaces shall be stable, firm, and slip resistant and shall comply
with 302.
CHAPTER 3: BUILDING BLOCKS
302 Floor or Ground coverings
302.2 Carpet.
Carpet or carpet tile shall be securely attached and shall have a firm cushion, pad,
or pad. Carpet or carpet tile shall have a level loop, textured loop, level cut pile, or
level cut/ uncut pile texture. Pile height shall be 1/2 inch (13 mm) maximum.
Exposed edges of carpet shall be fastened to floor surfaces and shall have trim on
the entire length of the exposed edge. Carpet edge trim shall comply with 303.
302.3 Openings.
Openings in floor or ground surfaces shall not allow passage of a sphere more
than 1/2 inch (13 mm) diameter except as allowed in 407.4.3, 409.4.3, 410.4,
810.5.3 and 810.10. Elongated openings shall be placed so that long dimension is
perpendicular to the dominant direction of travel.
303 Changes in Level
303.1 General.
Where changes in level are permintted in floor or ground surfaces, they shall
comply with 303
EXCEPTIONS:
1. Animal containment areas shall not be required to comply with 303.
2. Areas of sports activity shall ot be required to comply with 303.
303.2 Vertical.
Changes in level 1/4 inch (6.4 mm) high maximum shall be permitted to be
vertical.
303.3 Beveled.
Changes in level between 1/4 inch (6.4 mm) high minimum an 1/2 inch (13 mm)
high maximum shall be beveled with a slope not steeper than 1:2.
Advisory 303.3 Beveled.
A change in level 1/2 inch (13 mm) is permitted to 1/4 inch (6.4 mm)
vertical plus 1/4 inch (6.4 mm) beveled. However, in no case may the
combined change in level exceed 1/2 inch (13 mm). changes in level
exceeding 1/2 inch (13 mm) must comply with 405 (Ramps) or 406
(Curb Ramps).
303.4 Ramps.
Changes in level greater than 1/2 inch (13 mm) high shall be ramped, and shall
comply with 405 or 406.
304 Turning Space
304.1 General
Turning space shall comply with 304.
EXCEPTIONS:
Slopes not steeper than 1:48 shall be permitted.
304.2 Floor or Ground Surfaces.
Floor or ground surfaces of a turning space shall comply with 302. Changes in
level are not permited.
Advisory 304.2 Floor or Ground Surface Exception.
As used in this section, the phrase "changes in lev el" refers to
surfaces with slopes and to surfaces with abrupt rise exceeding that
permitted in Section 303.3. Such changes in level are prohibited in
required clear floor and ground spaces, turning spaces, and in similar
spaces where people using wheelchairs and other mobility devices
must park their mobility aids such as in wheelchair spaces, or
maneuver those elements such as at doors, fixtures, and telephones.
The exception permits slopes not steeper than 1:48.
304.3 Size.
Turning space shall comply with 304.3.1 or 304.3.2.
304.3.1 Circular Space.
Turning space shall be a space of 60 inches (1525 mm) diameter
minimum. The space shall be permitted to include knee and toe
clearance complying with 306.
304.3.2 T-Shaped Space
The turning space shall be a T-shaped space within a 60 inch (1525
mm) square minimum with arms and base 36 inches (915 mm) wide
minimum. Each arm of the T shall be clear of obstructions 12 inches
(304 mm) minimum in each direction and the base shall be clear of
obstruction 24 inches (610 mm) minimum. The space shall be
permitted to include knee and toe clearance complying with 306 only
at the end of either the base or one arm.
304.4 Door Swing.
Doors shall be permitted to swing into turning spaces.
305 Clear Floor or Ground Space
305.1 General
Clear floor or ground space shall comply with 305.
EXCEPTIONS:
Slopes not steeper than 1:48 shall be permitted.
305.2 Floor or Ground Surfaces.
Floor or ground surfaces of a clear floor or ground space shall comply with 302.
Changes in level are not permitted.
305.3 Size.
The clear floor or ground space shall be 30 inches (760 mm) minimum by 48
inches (1220 mm) minimum.
305.5 Position.
Unless otherwise specified, clear floor or ground space shall be positioned for
either forward or parallel approach to an element.
305.7.1 Forward Approach.
Alcoves shall be 36 inches (915 mm) wide minimum where the depth
exceeds 24 inches (610 mm).
305.4 Knee and Toe Clearance.
Unless otherwise specified, clear floor or ground space shall be permitted to
include knee and toe clearance complying with 306.
305.6 Approach.
One full unobstructed side of the clear floor or ground space shall adjoin an
accessible route or adjoin another clear floor or ground space.
305.7 Maneuvering Clearance.
Where a clear floor space is located in an alcove or otherwise confined on all or
part of three sides, additional maneuvering clearance shall be provided in
accordance with 305.7.1 and 305.7.2.
305.7.2 Parallel Approach.
Alcoves shall be 60 inches (1525 mm) wide minimum where the depth
exceeds 15 inches (380 mm).
306 Knee and Toe Clearance
306.1 General.
Where space beneath an element is included as part of clear floor or ground
space or turning space, the space shall comply with 306. Additional space shall
not be prohibited beneath an element but shall not be considered as part of the
clear floor or ground space or turning space.
Advisory 306.1 General.
Clearances are measured in relation to the usable clear floor space,
not necessarily to the vertical support for an element. When
determining clearance under an object for required turning or
maneuvering space, care should be taken to ensure the space is
clear of any obstructions.
306.2 Toe Clearance.
306.2.1 General.
Space under an element between the finish floor or ground and 9
inches (230 mm) above the finish floor or ground shall be considered
toe clearance and shall comply with 306.2.
306.2.2 Maximum Depth.
Toe clearance shall extend 25 inches (635 mm) maximum under an
element.
306.2.3 Minimum Required Depth.
Where toe clearance is required at an element as part of a clear floor
space, the toe clearance shall extend 17 inches (430 mm) minimum
under the element.
306.2.4 Additional Clearance.
Space extending greater than 6 inches (150 mm) beyond the
available knee clearance at 9 inches (230 mm) above the finish floor
or ground shall not be considered toe clearance.
306.2.5 Width.
Toe clearance shall be 30 inches (760 mm) wide minimum.
306.3 Knee Clearance.
306.3.1 General.
Space under an element between 9 inches (230 mm) and 27 inches
(685 mm) above the finish floor or ground shall be considered knee
clearance and shall comply with 306.3.
306.3.2 Maximum Depth.
Knee clearance shall extend 25 inches (365 mm) maximum under an
element at 9 inches (230 mm) above the finish floor or ground.
306.3.3 Minimum Required Depth.
Where knee clearance is required under an element as part of a
clear floor space, the knee clearance shall be 11 inches (280 mm)
deep minimum at 9 inches (230 mm) above the finish floor or ground,
and 8 inches (205 mm) deep minimum at 27 inches (685 mm) above
the finish floor or ground.
306.3.4 Clearance Reduction.
Between 9 inches (230 mm) and 27 inches (685 mm) above the
finish floor or ground, the knee clearance shall be permited to reduce
at a rate of 1 inch (25 mm) in depth for each 6 inches (150mm) in
height.
308 Reach Ranges
308.1 General.
Reach ranges shall comply with 308.
308.2 Forward Reach.
Advisory 308.1 General
The folowing table provides guidance on reach ranges for children
according to age where building elements such as hooks, lockers, or
operable parts are designed for use primarily by children. These
dimensions apply to either forward or side reaches. Accessible
elements and operable parts designed for adult use or children over
age 12 can be located outside these ranges but must be within the
adule reach ranges required by 308.
308.2.1 Unobstructed.
Where a forward reach is unobstructed, the high forward reach shall
be 48 inches (1220 mm) maximum and the low forward reach shall
be 15 inches (380 mm) minimum above the finish floor or ground.
Children's Reach Ranges
Forward or
Side Reach Ages 3 and 4 Ages 5 through 8 Ages 9 through 12
High (maximum)36 in (915 mm)40 in (1015 mm)44 in (1120 mm)
Low (minimum)20 in (510 mm)18 in (455 mm)16 in (405 mm)
308.2.2 Obstructed High Reach.
Where a high reach is over an obstruction, the clear floor space shall
extend beneath the element for a distance not less than the required
reach depth over the obstruction. The high forward reach shall be 48
inches (1120 mm) maximum where the reach depth is 20 inches
(510mm) maximum. Where the reach depth exceeds 20 inches (150
mm) , the high reach shall be 44 inches (1120 mm) maximum and
the reach depth shall be 25 inches (635 mm) maximum.
308.3 Side Reach.
308.3.1 Unobstructed.
Where a clear floor or ground space allows a parallel approach to an
element and the side reach is unobstructed, the high side reach shall
be 48 inches (1220 mm) maximum and the low side shall be 15
inches (380 mm) minimum above the finish floor or ground.
EXCEPTIONS:
1. An obstruction shall be permitted between the clear floor and
ground space and the element where the depth of the obstruction is
10 inches (255 mm) maximum.
2. Operable parts of fuel dispensers shall be permitted to be 54
inches (1370 mm) maximum measured from the surface of the
vehicular way where fuel dispensers are installed on existing curbs.
308.3.2 Unobstructed High Reach.
Where a clear floor or ground space allows a parallel approach to an
element and the high side reach is over an obstruction, the height of
the obstruction shall be 34 inches (865 mm) maximum and the depth
of the obstruction shall be 24 inches (610 mm) maximum. The high
side reach shall be 48 inches (1220 mm) maximum for a reach depth
of 10 inches (225 mm) maximum. Where the reach depth exceeds 10
inches (255 mm), the high side reach shall be 46 inches (117 mm)
maximum for a reach depth of 24 inche (610 mm) maximum.
EXCEPTIONS:
1. The top of washing machines and clothes dryers shall be
permitted to be 36 inches (915 mm) maximum above the finish floor.
2. Operable parts of fuel dispensers shall be permitted to be 54
inches (1370 mm) maximum measured from the surface of the
vehicular way where fuel dispensers are installed on existing curbs.
309 Operable Parts
309.1 General.
Operable parts shall comply with 309.
309.2 Clear floor space.
A clear floor space complying with 305 shall be provided.
309.3 Height.
Operable parts shall be operable with one hand and shall not require tight
grasping, pinching, or twisting of the wrist. The force required to activate operable
parts shall be 5 pounds (22.2N) maximum.
307 Protruding Objects
307.1 General.
Protruding objects shall comply with 307.
307.2 Protrusion Limits.
Objects with leading edges more than 27 inches (685 mm) and not more than 80
inches (2030mm) above the finish floor or ground shall protrude 4 inches (100
mm) maximum horizontally into the circulation path.
EXCEPTION:
Handrails shall be permitted to protrude 4 1/2 inches (115 mm)
maximum.
Advisory 307.2 Protrusion Limits.
When a cane is used and the element is in the detectable range, it
gives a person suffecient time to detect the element with the cane
before there is body contact. Elements located on circulation paths,
including operable elements, must comply with requirements for
protruding objects. For example, awnings and their supporting
structures cannot reduce the minimum required vertical clearance.
Similarly, casement windows, when open, cannot encroach more
than 4 inches (100 mm) into the circulation path above 27 inches
(685 mm).
307.3 Post-Mounted Objects.
Free-standing objects mounted on posts or pylons shall overhang circulation
paths 12 inches (305 mm) maximum when located 27 inches (685 mm) minimum
and 80 inches (2030 mm) maximum above the finish floor or ground. Where a
sign or other obstruction is mounted between posts or pylons and the clear
distance between the posts or pylons is greater than 12 inches (305 mm), the
lowest edge of such sign or obstruction shall be 27 inches (685 mm) maximum or
80 inches (2030 mm) minimum above the finish floor or ground.
EXCEPTION:
The sloping portions of handrails serving stairs and ramps shall not
be required to comply with 307.3.
EXCEPTION:
Door closers and door stops shall be permited to be 78 inches (1980
mm) minimum above the finish floor or ground.
307.4 Vertical Clearance.
Vertical clearance shall be 80 inches (2030 mm) high mimimum. Guardrails or
other barriers shall be provided where the vertical clearance is less than 80 inches
(2030 mm) high. The leading edge of such guardrail or barrier shall be located 27
inches (685 mm) maximum above the finish floor or ground.
307.5 Required Clear Width
Protruding objects shall not reduce the clear width required for accessible routes.Rev. #Issue / RevisionDate330% Set12-03-2021
DW
REF.
W D
W D
DW
REF.
WD
DW
REF.
DW
REF.
W D
W D
DW
REF.
DW
REF.
WD
REF.WDDW
5482 SF
FIRST FLOOR
7309 SF
FIRST FLOOR
(TYPE B)(TYPE B)(TYPE B)(TYPE B)
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_3&4-Plex One-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:26:33 PMCONVERGE NWTOWNHOUSESWAUKEE, IOWA21113
G-101
3/4-PLEX
1-STORY CODE
REVIEW
SP
BUILDING SUMMARY DRIVING CODE REVIEW
USE &
OCCUPANCY
TYPE OF
CONSTRUCTION AREA
FIRE
SPRINKLER
& TYPE
ENERGY
CODE
METHOD
IRC/R-3 CHAPTER 11 IBC VB 0 SF NFPA 13R PRESCRIPTIVE
2018 IRC CODE ANALYSIS
The following is not intended to be an all inclusive list, but rather a general summary.
Code Referenced: 2018 INTERNATIONAL RESIDENTIAL CODE (IRC)
CODE SUMMARY:
CHAPTER 1 –SCOPE AND ADMINISTRATION
Scope (Section R101.2):The provisions of the International Residential Code for One-and Two-Family Dwellings shall
apply to the construction, alterations, movement, enlargement, replacement, repair, equipment, use and occupancy,
location removal and demolition of detached one-and two-family dwellings and townhouses not more than three storied
above grade plan in height with separate means of egress and their accessory structures,
CHAPTER 3 –BUILDING PLANNING
Fire-Resistant Construction (Section R302):
Exterior Walls (Section R302.1 & Table R302.1(1)):>5'
NO EXTERIOR ELEMENT RATINGS REQUIRED
Townhouses (Section R302.2):
Common Wall (Section 302.2.2):NO SPRINKLER = 2 HOUR RATING
Such walls do not contain plumbing or mechanical equipment, ducts or vents in the cavity of the wall.
Wall shall be rated for fire exposure from both sides and shall extend continuous from the foundation to the
underside of the roof sheathing.
Dwelling/Garage Opening/Penetration Protection (Section R302.5):
Opening Protection (Section R302.5.1):20 MIN. GARAGE DOOR WITH CLOSER
Dwelling/Garage Fire Separation (Section R302.6):>= 5/8" GYP.BD. ON GARAGE SIDE, WALLS AND CEILING
Chapter 156, Section 156.02, Item #10 Local Amendments to the Building Code
Fireblocking (Section R302.11):FIREBLOCKING REQ'D AT BELOW LOCATIONS
1. Concealed spaces of stud walls and ceiling height.
2. At interconnections between concealed spaces such as occur at soffits.
3. At openings around vents, pipes, ducts, cables and wires at ceiling level.
*See Section R302.11.1 for Fireblocking Material Options
Draftstopping (Section R302.12):<1000 SF OF CONCEALED SPACE
Materials (R302.12.1):>=1/2" GYP. BD. OR >=3/8" WOOD STRUCTURAL PANEL
Minimum Room Areas (Section R304):
Minimum Area (Section R304.1):ONE ROOM MIN. 120 SF GROSS
Other Rooms (Section R304.2):MIN. 70 SF
Minimum Dimensions (Section R304.3):MIN. 7 FT IN ANY HORIZONTAL DIMENSIONS
Ceiling Height (Section R305):MIN. 7 FT
Toilet, Bath and Shower Spaces (Section R307):REFER TO CHAPTER 11 IBC
Emergency Escape and Rescue Openings (Section R310):
Emergency Escape and Rescue Required (Section R310.1):EACH BEDROOM
Emergency Escape and Rescue Openings (Section R310.2):
Minimum Opening Area (Section R310.2.1):MIN. 5.7 SF NET OPENING,
MIN. 24" CLEAR HEIGHT
MIN. 20" CLEAR WIDTH
Minimum Sill Height (Section R310.2.2):<44"
Means of Egress (Section R311):
Egress Door (Section R311.2):MIN. 1 DOOR, SIDE-HINGED, MIN. CLEAR 32"
Floors and Landings at Exterior Doors (R311.3):MIN. 36" IN DIRECTION OF TRAVEL, BOTH SIDES OF DOOR
Hallways (Section R311.6):MIN. 36"
Stairways (Section 311.7):
Width (Section 311.7.1):MIN. 36"
Headroom (Section 311.7.2):MIN. 80"
Vertical Rise (Section 311.7.3):MAX. 151"
Treads & Risers (Section R311.7.5):RISER 7 3/4" MAX.; TREADS 10" MIN.
Landing (Section R311.7.6):WIDTH = STAIR A WIDTH; DEPTH = 36" MIN.
Stairways Walking Surface (Section R311.7.7):MAX 2% SLOPE
Handrails (Section R311.7.8):MIN. ONE SIDE
Height (Section R311.7.8.1):BETWEEN 34"-38"
Guards and Window Fall Protection (Section R312):
Guards (Section R312.1):
Where Required(Section R312.1.1):>=36" TO FLOOR/GRADE BELOW
Height (Section R312.1.2):MIN. 36"
Opening Limitations (Section R312.1.3):<4"
Window Fall Protection (Section R312.2):
Window Sill (Section R312.2.1):> 72" ABOVE GRADE; MIN. 24" ABOVE FLOOR
Window Opening Control Device:<4" OPENING COMPLYING WITH ASTM F 2090
Automatic Fire Sprinkler System (Section R313):
Townhouses Automatic Fire Sprinkler Systems (Section R313.1):SPRINKLER NOT REQUIRED
Chapter 156, Section 156.02, Item #25 Local Amendments to the Building Code
EXCEPTION #2: 8 OR LESS DWELLING UNITS
EXCEPTION #3: <18,000 SF FLOOR SPACE EXCLUSIVE OF ANY GARAGE
Smoke Alarms (Section R314):
Smoke Detection Systems (Section R314.2): PER NFPA 72
Locations (Section R314.2):
1. Each sleeping room
2. Outside each separate sleeping area in the immediate vicinity of the bedrooms
3. On each additional story of the dwelling
Carbon Monoxide Alarms (Section R315):
Carbon Monoxide Alarms (Section R315.1):OUTSIDE EACH SEPARATE SLEEPING AREA
Carbon Monoxide Detection (Section R315.2):PER NFPA 720
Site Address (Section R319):
Buildings shall have approved address numbers that are plainly legible and visible from the street. Shall be
contrasting with their background. Shall be a minimum of 4" high with Minimum stroke of 1/2".
Accessibility (Section R320):>=4 UNITS = REFER TO CHAPTER 11 OF IBC FOR R-3
The following is not intended to be an all inclusive list, but rather a general summary.
Code Referenced: 2018 INTERNATIONAL BUILDING CODE (IBC)
CHAPTER 11 -ACCESSIBILITY
Dwelling Units and Sleeping Units (Section 1107):
Accessible Spaces (Section 1107.3):ROOMS OR SPACES USED BY RESIDENTS SERVING
TYPE A OR TYPE B UNITS SHALL BE ACCESSIBLE
Accessible Route (Section 1007.4):AT LEAST ONE ROUTE SHALL CONNECT TO
ENTRANCE OF EACH TYPE A AND TYPE B UNIT AND WITH THOSE EXTERIOR AND
INTERIOR SPACE OF THE UNIT.
Group R-3 (Section 1107.6.3):ALL DWELLING UNITS IN STRUCTURES OF FOUR OR MORE
DWELLING UNITS = TYPE B
General Exceptions (Section 1007.7):
Multistory Units (Section 1107.7.2):2 STORY UNITS = NOT TYPE B
Other Features and Facilities (Section 1109):
General (Section 1109.1):TYPE B UNIT SHALL COMPLY WITH CHAPTER 10 OF ICC A117.1
2018 IBC CODE ANALYSIS
FIRE RATING LEGEND
ONE HOUR RATED WALL
TWO HOUR PARTY WALL
Code Referenced: 2012 INTERNATIONAL ENERGY CONSERVATION CODE (IECC)
Climate Zone, Moisture Regimes, and Warm-Humid Designations (Figure & Table 301.1):
POLK COUNTY, IOWA -5A
Commercial Energy Efficiency (Chapter 4): These commercial buildings shall meet either the
requirements of ASHRAE/IESNA Standard 90.1, Energy Standard for Buildings Except for Low-
Rise Residential Buildings, or the requirements contained in this Chapter. (Section 501.1)
Building Envelope Requirements -Opaque Thermal Envelope Requirements (Table C402.1.3):
All other than Group R
Roofs
Insulation entirely above deck R-25ci (ci=Continuous Insulation)
Attic and other R38
Walls, Above Grade
Other R-13 + R-3.8ci or R-20
Below grade wall R-7.5ci (ci=Continuous Insulation)
Slab-on-Grade Floors
Heated slabs R-15 for 36" below
Swinging doors U -0.37
Roll-up or sliding doors R-4.75
Building Envelope Requirements: Fenestration (Table 402.4): All other than Group R
Vertical fenestration
U-Factor
Fixed fenestration 0.38
Operable fenestration 0.45
Entrance door 0.77
SHGC
SHGC 0.40
2012 INT'L ENERGY CONSERVATION CODE ANALYSIS
VARIES
NORTHRev. #Issue / RevisionDate330% Set12-03-2021SCALE:1/16" = 1'-0"1 3-PLEX 1-STORY FIRST FLOOR CODE PLAN
SCALE:1/16" = 1'-0"2 4-PLEX 1-STORY FIRST FLOOR CODE PLAN
NORTH ORIENTATION VARIES - REFER TO CIVIL
REF.WDDW
REF.
WD
DW
REF.WDDW
REF.
WD
DW
REF.
WD
DW8837 SF
FIRST FLOOR
(TYPE B)
(TYPE B)(TYPE B)(TYPE B)
(TYPE B)
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_5-Plex One-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:22:46 PMCONVERGE NWTOWNHOUSESWAUKEE, IA21113
G-102
5-PLEX 1-STORY
CODE REVIEW
SP
SCALE:1/16" = 1'-0"1 1-STORY TOWNHOUSE CODE PLAN
BUILDING SUMMARY DRIVING CODE REVIEW
USE &
OCCUPANCY
TYPE OF
CONSTRUCTION AREA
FIRE
SPRINKLER
& TYPE
ENERGY
CODE
METHOD
IRC/R-3 CHAPTER 11 IBC VB 8837 SF NFPA 13R PRESCRIPTIVE
2018 IRC CODE ANALYSIS
The following is not intended to be an all inclusiv e list, but rather a general summary.
Code Referenced: 2018 INTERNATIONAL RESIDENTIAL CODE (IRC)
CODE SUMMARY:
CHAPTER 1 –SCOPE AND ADMINISTRATION
Scope (Section R101.2):The provisions of the International Residential Code for One-and Two-Family Dwellings shall
apply to the construction, alterations, movement, enlargement, replacement, repair, equipment, use and occupancy,
location removal and demolition of detached one-and two-family dwellings and townhouses not more than three storied
above grade plan in height with separate means of egress and their accessory structures,
CHAPTER 3 –BUILDING PLANNING
Fire-Resistant Construction (Section R302):
Exterior Walls (Section R302.1 & Table R302.1(1)):>5'
NO EXTERIOR ELEMENT RATINGS REQUIRED
Townhouses (Section R302.2):
Common Wall (Section 302.2.2):NO SPRINKLER = 2 HOUR RATING
Such walls do not contain plumbing or mechanical equipment, ducts or vents in the cavity of the wall.
Wall shall be rated for fire exposure from both sides and shall extend continuous from the foundation to the
underside of the roof sheathing.
Dwelling/Garage Opening/Penetration Protection (Section R302.5):
Opening Protection (Section R302.5.1):20 MIN. GARAGE DOOR WITH CLOSER
Dwelling/Garage Fire Separation (Section R302.6):>= 5/8" GYP.BD. ON GARAGE SIDE, WALLS AND CEILING
Chapter 156, Section 156.02, Item #10 Local Amendments to the Building Code
Fireblocking (Section R302.11):FIREBLOCKING REQ'D AT BELOW LOCATIONS
1. Concealed spaces of stud walls and ceiling height.
2. At interconnections between concealed spaces such as occur at soffits.
3. At openings around vents, pipes, ducts, cables and wires at ceiling level.
*See Section R302.11.1 for Fireblocking Material Options
Draftstopping (Section R302.12):<1000 SF OF CONCEALED SPACE
Materials (R302.12.1):>=1/2" GYP. BD. OR >=3/8" WOOD STRUCTURAL PANEL
Minimum Room Areas (Section R304):
Minimum Area (Section R304.1):ONE ROOM MIN. 120 SF GROSS
Other Rooms (Section R304.2):MIN. 70 SF
Minimum Dimensions (Section R304.3):MIN. 7 FT IN ANY HORIZONTAL DIMENSIONS
Ceiling Height (Section R305):MIN. 7 FT
Toilet, Bath and Shower Spaces (Section R307):REFER TO CHAPTER 11 IBC
Emergency Escape and Rescue Openings (Section R310):
Emergency Escape and Rescue Required (Section R310.1):EACH BEDROOM
Emergency Escape and Rescue Openings (Section R310.2):
Minimum Opening Area (Section R310.2.1):MIN. 5.7 SF NET OPENING,
MIN. 24" CLEAR HEIGHT
MIN. 20" CLEAR WIDTH
Minimum Sill Height (Section R310.2.2):<44"
Means of Egress (Section R311):
Egress Door (Section R311.2):MIN. 1 DOOR, SIDE-HINGED, MIN. CLEAR 32"
Floors and Landings at Exterior Doors (R311.3):MIN. 36" IN DIRECTION OF TRAVEL, BOTH SIDES OF DOOR
Hallways (Section R311.6):MIN. 36"
Stairways (Section 311.7):
Width (Section 311.7.1):MIN. 36"
Headroom (Section 311.7.2):MIN. 80"
Vertical Rise (Section 311.7.3):MAX. 151"
Treads & Risers (Section R311.7.5):RISER 7 3/4" MAX.; TREADS 10" MIN.
Landing (Section R311.7.6):WIDTH = STAIR A WIDTH; DEPTH = 36" MIN.
Stairways Walking Surface (Section R311.7.7):MAX 2% SLOPE
Handrails (Section R311.7.8):MIN. ONE SIDE
Height (Section R311.7.8.1):BETWEEN 34"-38"
Guards and Window Fall Protection (Section R312):
Guards (Section R312.1):
Where Required(Section R312.1.1):>=36" TO FLOOR/GRADE BELOW
Height (Section R312.1.2):MIN. 36"
Opening Limitations (Section R312.1.3):<4"
Window Fall Protection (Section R312.2):
Window Sill (Section R312.2.1):> 72" ABOVE GRADE; MIN. 24" ABOVE FLOOR
Window Opening Control Device:<4" OPENING COMPLYING WITH ASTM F 2090
Automatic Fire Sprinkler System (Section R313):
Townhouses Automatic Fire Sprinkler Systems (Section R313.1):SPRINKLER NOT REQUIRED
Chapter 156, Section 156.02, Item #25 Local Amendments to the Building Code
EXCEPTION #2: 8 OR LESS DWELLING UNITS
EXCEPTION #3: <18,000 SF FLOOR SPACE EXCLUSIVE OF ANY GARAGE
Smoke Alarms (Section R314):
Smoke Detection Systems (Section R314.2): PER NFPA 72
Locations (Section R314.2):
1. Each sleeping room
2. Outside each separate sleeping area in the immediate vicinity of the bedrooms
3. On each additional story of the dwelling
Carbon Monoxide Alarms (Section R315):
Carbon Monoxide Alarms (Section R315.1):OUTSIDE EACH SEPARATE SLEEPING AREA
Carbon Monoxide Detection (Section R315.2):PER NFPA 720
Site Address (Section R319):
Buildings shall have approved address numbers that are plainly legible and visible from the street. Shall be
contrasting with their background. Shall be a minimum of 4" high with Minimum stroke of 1/2".
Accessibility (Section R320):>=4 UNITS = REFER TO CHAPTER 11 OF IBC FOR R-3
The following is not intended to be an all inclusive list, but rather a general summary.
Code Referenced: 2018 INTERNATIONAL BUILDING CODE (IBC)
CHAPTER 11 -ACCESSIBILITY
Dwelling Units and Sleeping Units (Section 1107):
Accessible Spaces (Section 1107.3):ROOMS OR SPACES USED BY RESIDENTS SERVING
TYPE A OR TYPE B UNITS SHALL BE ACCESSIBLE
Accessible Route (Section 1007.4):AT LEAST ONE ROUTE SHALL CONNECT TO
ENTRANCE OF EACH TYPE A AND TYPE B UNIT AND WITH THOSE EXTERIOR AND
INTERIOR SPACE OF THE UNIT.
Group R-3 (Section 1107.6.3):ALL DWELLING UNITS IN STRUCTURES OF FOUR OR MORE
DWELLING UNITS = TYPE B
General Exceptions (Section 1007.7):
Multistory Units (Section 1107.7.2):2 STORY UNITS = NOT TYPE B
Other Features and Facilities (Section 1109):
General (Section 1109.1):TYPE B UNIT SHALL COMPLY WITH CHAPTER 10 OF ICC A117.1
2018 IBC CODE ANALYSIS
FIRE RATING LEGEND
ONE HOUR RATED WALL
TWO HOUR PARTY WALL
Code Referenced: 2012 INTERNATIONAL ENERGY CONSERVATION CODE (IECC)
Climate Zone, Moisture Regimes, and Warm-Humid Designations (Figure & Table 301.1):
POLK COUNTY, IOWA -5A
Commercial Energy Efficiency (Chapter 4): These commercial buildings shall meet either the
requirements of ASHRAE/IESNA Standard 90.1, Energy Standard for Buildings Except for Low-
Rise Residential Buildings, or the requirements contained in this Chapter. (Section 501.1)
Building Envelope Requirements -Opaque Thermal Envelope Requirements (Table C402.1.3):
All other than Group R
Roofs
Insulation entirely above deck R-25ci (ci=Continuous Insulation)
Attic and other R38
Walls, Above Grade
Other R-13 + R-3.8ci or R-20
Below grade wall R-7.5ci (ci=Continuous Insulation)
Slab-on-Grade Floors
Heated slabs R-15 for 36" below
Swinging doors U -0.37
Roll-up or sliding doors R-4.75
Building Envelope Requirements: Fenestration (Table 402.4): All other than Group R
Vertical fenestration
U-Factor
Fixed fenestration 0.38
Operable fenestration 0.45
Entrance door 0.77
SHGC
SHGC 0.40
2012 INT'L ENERGY CONSERVATION CODE ANALYSIS
NORTH
Rev. #Issue / RevisionDate330% Set12-03-2021NORTH ORIENTATION VARIES - REFER TO CIVIL
REF.WDDW
REF.WDDW
REF.
DW
REF.
DW WDWD5746 SF
FIRST FLOOR
(TYPE B)(TYPE B)
2250 SF
SECOND FLOOR
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_4-Plex Two-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:19:21 PMCONVERGE NWTOWNHOUSESWAUKEE, IA21113
G-103
4-PLEX 2-STORY
CODE REVIEW
SP
BUILDING SUMMARY DRIVING CODE REVIEW
USE &
OCCUPANCY
TYPE OF
CONSTRUCTION AREA
FIRE
SPRINKLER
& TYPE
ENERGY
CODE
METHOD
IRC/R-3 CHAPTER 11 IBC VB 7796 SF NFPA 13R PRESCRIPTIVE
2018 IRC CODE ANALYSIS
The following is not intended to be an all inclusiv e list, but rather a general summary.
Code Referenced: 2018 INTERNATIONAL RESIDENTIAL CODE (IRC)
CODE SUMMARY:
CHAPTER 1 –SCOPE AND ADMINISTRATION
Scope (Section R101.2):The provisions of the International Residential Code for One-and Two-Family Dwellings shall
apply to the construction, alterations, movement, enlargement, replacement, repair, equipment, use and occupancy,
location removal and demolition of detached one-and two-family dwellings and townhouses not more than three storied
above grade plan in height with separate means of egress and their accessory structures,
CHAPTER 3 –BUILDING PLANNING
Fire-Resistant Construction (Section R302):
Exterior Walls (Section R302.1 & Table R302.1(1)):>5'
NO EXTERIOR ELEMENT RATINGS REQUIRED
Townhouses (Section R302.2):
Common Wall (Section 302.2.2):NO SPRINKLER = 2 HOUR RATING
Such walls do not contain plumbing or mechanical equipment, ducts or vents in the cavity of the wall.
Wall shall be rated for fire exposure from both sides and shall extend continuous from the foundation to the
underside of the roof sheathing.
Dwelling/Garage Opening/Penetration Protection (Section R302.5):
Opening Protection (Section R302.5.1):20 MIN. GARAGE DOOR WITH CLOSER
Dwelling/Garage Fire Separation (Section R302.6):>= 5/8" GYP.BD. ON GARAGE SIDE, WALLS AND CEILING
Chapter 156, Section 156.02, Item #10 Local Amendments to the Building Code
Fireblocking (Section R302.11):FIREBLOCKING REQ'D AT BELOW LOCATIONS
1. Concealed spaces of stud walls and ceiling height.
2. At interconnections between concealed spaces such as occur at soffits.
3. At openings around vents, pipes, ducts, cables and wires at ceiling level.
*See Section R302.11.1 for Fireblocking Material Options
Draftstopping (Section R302.12):<1000 SF OF CONCEALED SPACE
Materials (R302.12.1):>=1/2" GYP. BD. OR >=3/8" WOOD STRUCTURAL PANEL
Minimum Room Areas (Section R304):
Minimum Area (Section R304.1):ONE ROOM MIN. 120 SF GROSS
Other Rooms (Section R304.2):MIN. 70 SF
Minimum Dimensions (Section R304.3):MIN. 7 FT IN ANY HORIZONTAL DIMENSIONS
Ceiling Height (Section R305):MIN. 7 FT
Toilet, Bath and Shower Spaces (Section R307):REFER TO CHAPTER 11 IBC
Emergency Escape and Rescue Openings (Section R310):
Emergency Escape and Rescue Required (Section R310.1):EACH BEDROOM
Emergency Escape and Rescue Openings (Section R310.2):
Minimum Opening Area (Section R310.2.1):MIN. 5.7 SF NET OPENING,
MIN. 24" CLEAR HEIGHT
MIN. 20" CLEAR WIDTH
Minimum Sill Height (Section R310.2.2):<44"
Means of Egress (Section R311):
Egress Door (Section R311.2):MIN. 1 DOOR, SIDE-HINGED, MIN. CLEAR 32"
Floors and Landings at Exterior Doors (R311.3):MIN. 36" IN DIRECTION OF TRAVEL, BOTH SIDES OF DOOR
Hallways (Section R311.6):MIN. 36"
Stairways (Section 311.7):
Width (Section 311.7.1):MIN. 36"
Headroom (Section 311.7.2):MIN. 80"
Vertical Rise (Section 311.7.3):MAX. 151"
Treads & Risers (Section R311.7.5):RISER 7 3/4" MAX.; TREADS 10" MIN.
Landing (Section R311.7.6):WIDTH = STAIR A WIDTH; DEPTH = 36" MIN.
Stairways Walking Surface (Section R311.7.7):MAX 2% SLOPE
Handrails (Section R311.7.8):MIN. ONE SIDE
Height (Section R311.7.8.1):BETWEEN 34"-38"
Guards and Window Fall Protection (Section R312):
Guards (Section R312.1):
Where Required(Section R312.1.1):>=36" TO FLOOR/GRADE BELOW
Height (Section R312.1.2):MIN. 36"
Opening Limitations (Section R312.1.3):<4"
Window Fall Protection (Section R312.2):
Window Sill (Section R312.2.1):> 72" ABOVE GRADE; MIN. 24" ABOVE FLOOR
Window Opening Control Device:<4" OPENING COMPLYING WITH ASTM F 2090
Automatic Fire Sprinkler System (Section R313):
Townhouses Automatic Fire Sprinkler Systems (Section R313.1):SPRINKLER NOT REQUIRED
Chapter 156, Section 156.02, Item #25 Local Amendments to the Building Code
EXCEPTION #2: 8 OR LESS DWELLING UNITS
EXCEPTION #3: <18,000 SF FLOOR SPACE EXCLUSIVE OF ANY GARAGE
Smoke Alarms (Section R314):
Smoke Detection Systems (Section R314.2): PER NFPA 72
Locations (Section R314.2):
1. Each sleeping room
2. Outside each separate sleeping area in the immediate vicinity of the bedrooms
3. On each additional story of the dwelling
Carbon Monoxide Alarms (Section R315):
Carbon Monoxide Alarms (Section R315.1):OUTSIDE EACH SEPARATE SLEEPING AREA
Carbon Monoxide Detection (Section R315.2):PER NFPA 720
Site Address (Section R319):
Buildings shall have approved address numbers that are plainly legible and visible from the street. Shall be
contrasting with their background. Shall be a minimum of 4" high with Minimum stroke of 1/2".
Accessibility (Section R320):>=4 UNITS = REFER TO CHAPTER 11 OF IBC FOR R-3
The following is not intended to be an all inclusive list, but rather a general summary.
Code Referenced: 2018 INTERNATIONAL BUILDING CODE (IBC)
CHAPTER 11 -ACCESSIBILITY
Dwelling Units and Sleeping Units (Section 1107):
Accessible Spaces (Section 1107.3):ROOMS OR SPACES USED BY RESIDENTS SERVING
TYPE A OR TYPE B UNITS SHALL BE ACCESSIBLE
Accessible Route (Section 1007.4):AT LEAST ONE ROUTE SHALL CONNECT TO
ENTRANCE OF EACH TYPE A AND TYPE B UNIT AND WITH THOSE EXTERIOR AND
INTERIOR SPACE OF THE UNIT.
Group R-3 (Section 1107.6.3):ALL DWELLING UNITS IN STRUCTURES OF FOUR OR MORE
DWELLING UNITS = TYPE B
General Exceptions (Section 1007.7):
Multistory Units (Section 1107.7.2):2 STORY UNITS = NOT TYPE B
Other Features and Facilities (Section 1109):
General (Section 1109.1):TYPE B UNIT SHALL COMPLY WITH CHAPTER 10 OF ICC A117.1
2018 IBC CODE ANALYSIS
SCALE:1/16" = 1'-0"1 4-PLEX 2-STORY TOWNHOUSE FIRST FLOOR CODE PLAN
SCALE:1/16" = 1'-0"2 4-PLEX 2-STORYTOWNHOUSE SECOND FLOOR CODE PLAN
FIRE RATING LEGEND
ONE HOUR RATED WALL
TWO HOUR PARTY WALL
Code Referenced: 2012 INTERNATIONAL ENERGY CONSERVATION CODE (IECC)
Climate Zone, Moisture Regimes, and Warm-Humid Designations (Figure & Table 301.1):
POLK COUNTY, IOWA -5A
Commercial Energy Efficiency (Chapter 4): These commercial buildings shall meet either the
requirements of ASHRAE/IESNA Standard 90.1, Energy Standard for Buildings Except for Low-
Rise Residential Buildings, or the requirements contained in this Chapter. (Section 501.1)
Building Envelope Requirements -Opaque Thermal Envelope Requirements (Table C402.1.3):
All other than Group R
Roofs
Insulation entirely above deck R-25ci (ci=Continuous Insulation)
Attic and other R38
Walls, Above Grade
Other R-13 + R-3.8ci or R-20
Below grade wall R-7.5ci (ci=Continuous Insulation)
Slab-on-Grade Floors
Heated slabs R-15 for 36" below
Swinging doors U -0.37
Roll-up or sliding doors R-4.75
Building Envelope Requirements: Fenestration (Table 402.4): All other than Group R
Vertical fenestration
U-Factor
Fixed fenestration 0.38
Operable fenestration 0.45
Entrance door 0.77
SHGC
SHGC 0.40
2012 INT'L ENERGY CONSERVATION CODE ANALYSIS Rev. #Issue / RevisionDate330% Set12-03-2021NORTH ORIENTATION VARIES - REFER TO CIVIL
NORTH ORIENTATION VARIES - REFER TO CIVIL
DW
REF.
W D
W D
DW
REF.
WD
DW
REF.
DW
REF.
W D
W D
DW
REF.
DW
REF.
WD
REF.WDDW
10' - 8" 5' - 7" 20' - 1"48' - 0"6' - 0"16' - 8" 19' - 8" 16' - 8" 19' - 8" 19' - 8" 16' - 8"54' - 0"2' - 4" 6' - 0"
2' - 4"
2' - 1"3' - 0"
6"2' - 1"
16' - 0" 2' - 0"
A-201
1
A-201 5
A-201
2
A-2016
1' - 9"
6' - 0" 4' - 2" 6' - 0" 1' - 9"
5' - 4" 6' - 0" 5' - 4"20' - 4" 6' - 0" 21' - 8" 6' - 0"SLOPE CONCRETE 1/4" PER FT, TYP6' - 0"3' - 0"SLOPE CONCRETE 1/4" PER FT, TYP6' - 0"45' - 0"3' - 0"2' - 0" 16' - 0" 2' - 1"
6"
3' - 0"2' - 1"
2' - 4"
6' - 0" 2' - 4"
5' - 4" 6' - 0" 5' - 4"6' - 0"21' - 8"6' - 0"20' - 4"19' - 8" 5' - 4" 6' - 0" 5' - 4" 19' - 8" 19' - 8"54' - 0"1/4" PER FT, TYP6' - 0"1' - 9" 6' - 0" 4' - 2" 6' - 0"
1' - 9"
1' - 9"6' - 0"4' - 2"6' - 0"
1' - 9"
20' - 1"5' - 7"10' - 8"
2' - 0"16' - 0"2' - 1"
6"
3' - 0"2' - 1"
2' - 4"
6' - 0"
2' - 4"
20' - 1" 5' - 7" 10' - 8"
UNIT 101
TYPE 3B
1730 SF
UNIT 102
TYPE 2B+D
1730 SF
UNIT 103
TYPE 3B
1730 SF
36' - 4"36' - 4"36' - 4"
109' - 0"
35' - 4 1/8"
11 1/2"
35' - 4 1/2"
11 1/2"
35' - 4 1/8"
A-201
3
A-201
4
10' - 8" 5' - 7" 20' - 1"48' - 0"6' - 0"16' - 8" 19' - 8" 16' - 8"39' - 4"16' - 8" 19' - 8" 16' - 8"54' - 0"2' - 4" 6' - 0"
2' - 4"
2' - 1"3' - 0"
6"2' - 1"
16' - 0" 2' - 0"
1' - 8 1/2"
6' - 0" 4' - 1 1/4" 6' - 0" 1' - 9"
5' - 4" 6' - 0" 5' - 4"20' - 4" 6' - 0" 21' - 8" 6' - 0"SLOPE CONCRETE 1/4" PER FT, TYP6' - 0"3' - 0"SLOPE CONCRETE 1/4" PER FT, TYP2' - 0" 16' - 0" 2' - 1"
6"
3' - 0"2' - 1"
2' - 4"
6' - 0"
2' - 4"
5' - 3" 6' - 0"5' - 4" 6' - 0" 5' - 4"39' - 4"1/4" PER FT, TYP6' - 0"1' - 9" 6' - 0" 4' - 1 1/4" 6' - 0"
1' - 8 1/2"
1' - 9"6' - 0"4' - 1 1/4"6' - 0"
1' - 8 1/2"
10' - 8"5' - 7"20' - 1"10' - 8"5' - 7"20' - 1"20' - 1"5' - 7"10' - 8"
2' - 0"16' - 0"2' - 1"
6"
3' - 0"2' - 1"
2' - 4"
6' - 0"
2' - 4"
UNIT 101
TYPE 3B
1730 SF
UNIT 102
TYPE 2B+D
1730 SF
UNIT 103
TYPE 2B+D ALT
1730 SF
36' - 4"36' - 4"36' - 4"36' - 4"6' - 0"45' - 0"3' - 0"2' - 0" 16' - 0" 2' - 1"
6"
3' - 0"2' - 1"
2' - 4"
6' - 0" 2' - 4"
5' - 4" 6' - 0" 5' - 4"6' - 0"21' - 8"6' - 0"20' - 4"54' - 0"1/4" PER FT, TYP6' - 0"1' - 8 1/2"
6' - 0"4' - 1 1/4"6' - 0"1' - 9"
UNIT 103
TYPE 3B
1730 SF
145' - 4"
A-201 5
A-2016
35' - 4 1/8"
11 1/2"
35' - 4 1/2"
11 1/2"
35' - 4 1/2"
11 1/2"
35' - 4 1/8"
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_3&4-Plex One-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:26:23 PMCONVERGE NWTOWNHOUSESWAUKEE, IOWA21113
A-101
3/4-PLEX
1-STORY FLOOR
PLAN
SP
SCALE:1/8" = 1'-0"1 1-STORY 3-PLEX FIRST FLOOR
Rev. #Issue / RevisionDate330% Set12-03-20211. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS
AND OTHER DISCIPLINES DOCUMENTS.
2. ALL SITE INFO, FURNITURE, FIXTURES AND EQUIPMENT SHOWN SHOULD BE
CONSIDERED CONCEPTUAL AND MAY HAVE BE PROVIDED FOR COORDINATION
PURPOSES ONLY. REFER TO CIVIL, FIRE SUPPRESSION, PLUMBING, MECHANICAL,
ELECTRICAL, COMMUNICATIONS, ELECTRONIC SAFETY & SECURITY DOCUMENTS
&/OR CONSULTANTS FOR SPECIFIC DESIGN INFORMATION & REQUIREMENTS.
3. DIMENSIONS ARE TO FACE OF FINISH MATERIAL OR CENTER OF STRUCTURE
UNLESS OTHERWISE SPECIFIED.
4. ALL CONDUITS, PIPES, WIRING, ROUGH-IN, ETC. SHOULD BE HELD AS TIGHT AS
POSSIBLE TO THE ROOF OR FLOOR DECK OR SHOULD BE KEPT WITHIN INTERIOR
WALL CAVITIES. NOTHING SHALL BE BELOW THE BOTTOM EDGE OF MAIN
BUILDING FRAMES, NOTHING SHALL BE EXPOSED IN FINISHED SPACES, NOTHING
SHALL PREVENT A SMOOTH CONTINUOUS FINISHED WALL OR CEILING AS NOTED
ON THE DRAWINGS AND NO PLUMBING RAN IN EXTERIOR WALLS UNLESS PRIOR
APPROVAL IS GRANTED BY THE ARCHITECT OR OWNER. PLACEMENT
COORDINATION BETWEEN TRADES IS REQUIRED.
5. INSTALL VERTICAL EXPANSION JOINT MINIMAL AT COLUMN/GRID LINES AND AT
THE HEAD OF DOOR JAMBS/OPENINGS OR AS OTHERWISE NOTED OR WHERE
REQUIRED PER STANDARD MATERIAL PRACTICE TO REDUCE STRESS CRACKING.
NO CONTROL JOINT/EXPANSION JOINT IN LOAD BEARING AREAS, STAY AWAY 2'-6"
MIN.
6. CAULK & SEAL ALL CONTROL-EXPANSION, SAWCUT JOINTS AT ALL INTERIOR &
EXTERIOR MASONRY & CONCRETE.
7. PROVIDE POSITIVE DRAINAGE OF SURFACE WATER AWAY FROM BUILDING
WITHOUT PONDING OF WATER ADJACENT TO BUILDING OR ON PAVEMENTS.
GENERAL FLOOR PLAN NOTES
SCALE:1/8" = 1'-0"2 1-STORY 4-PLEX FIRST FLOORNORTH
NORTH ORIENTATION VARIES - REFER TO CIVIL
REF.WDDW
REF.
WD
DW
REF.WDDW
REF.
WD
DW
REF.
WD
DW
1' - 9"
6' - 0" 4' - 2" 6' - 0" 1' - 9"14' - 0"54' - 0"24' - 0" 6' - 0" 24' - 0" 14' - 0"
2' - 0" 16' - 0" 2' - 1"2' - 8" 16' - 0" 2' - 8" 6' - 8"2' - 2" 16' - 0" 3' - 2" 6' - 8" 2' - 8" 16' - 0" 2' - 8"6' - 8" 2' - 1" 16' - 0" 2' - 0" 5' - 7" 2' - 4" 6' - 0" 2' - 4"2' - 4" 6' - 0" 2' - 4" 5' - 7"
5' - 4" 6' - 0" 5' - 4" 19' - 8"
16' - 8" 19' - 8"28' - 0"28' - 0"28' - 0"19' - 8" 16' - 8"6' - 0"UNIT 101
TYPE 3A
1750 SF
1/4" PER FT, TYP1/4" PER FT, TYP1/4" PER FT, TYP3' - 0"20' - 0"1' - 9"
6' - 0"4' - 2"6' - 0"1' - 9"
5' - 4"6' - 0"5' - 4"19' - 8"
10"
5' - 0"9 1/2"6' - 0"UNIT 105
TYPE 3A
1750 SF
UNIT 103
TYPE 2A
1631 SF
1/4" PER FT, TYP1/4" PER FT, TYP1/4" PER FT, TYP21' - 3" TYP DIMS 3' - 0"2' - 3"3' - 0"20' - 0"10' - 8" 5' - 7" 20' - 1"21' - 4" 6' - 8" 21' - 4" 6' - 8" 21' - 4" 6' - 8" 20' - 1" 5' - 7" 10' - 8"
35' - 4 1/8"
11 1/2"
27' - 0 1/2"
11 1/2"
27' - 0 1/2"
11 1/2"
27' - 0 1/2"
11 1/2"
35' - 4 1/8"68' - 0"4' - 6" 6' - 0" 7' - 0" 6' - 0" 4' - 6" 4' - 6" 6' - 0" 7' - 0" 6' - 0" 4' - 6" 4' - 6" 6' - 0" 7' - 0" 6' - 0" 4' - 6"
14' - 6" 13' - 6" 14' - 6" 13' - 6" 14' - 6" 13' - 6"
156' - 8"14' - 0"54' - 0"24' - 0" 6' - 0" 24' - 0" 14' - 0"
UNIT 102
TYPE 2A
1634 SF
UNIT 104
TYPE 2A
1631 SF
1/4" PER FT, TYP1/4" PER FT, TYP21' - 4"
36' - 4"28' - 0"28' - 0"28' - 0"36' - 4"
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_5-Plex One-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:22:40 PMCONVERGE NWTOWNHOUSESWAUKEE, IA21113
A-102
5-PLEX 1-STORY
FLOOR PLAN
SP
SCALE:1/8" = 1'-0"1 5-PLEX 1-STORY FLOOR PLAN
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS
AND OTHER DISCIPLINES DOCUMENTS.
2. ALL SITE INFO, FURNITURE, FIXTURES AND EQUIPMENT SHOWN SHOULD BE
CONSIDERED CONCEPTUAL AND MAY HAVE BE PROVIDED FOR COORDINATION
PURPOSES ONLY. REFER TO CIVIL, FIRE SUPPRESSION, PLUMBING, MECHANICAL,
ELECTRICAL, COMMUNICATIONS, ELECTRONIC SAFETY & SECURITY DOCUMENTS
&/OR CONSULTANTS FOR SPECIFIC DESIGN INFORMATION & REQUIREMENTS.
3. DIMENSIONS ARE TO FACE OF FINISH MATERIAL OR CENTER OF STRUCTURE
UNLESS OTHERWISE SPECIFIED.
4. ALL CONDUITS, PIPES, WIRING, ROUGH-IN, ETC. SHOULD BE HELD AS TIGHT AS
POSSIBLE TO THE ROOF OR FLOOR DECK OR SHOULD BE KEPT WITHIN INTERIOR
WALL CAVITIES. NOTHING SHALL BE BELOW THE BOTTOM EDGE OF MAIN
BUILDING FRAMES, NOTHING SHALL BE EXPOSED IN FINISHED SPACES, NOTHING
SHALL PREVENT A SMOOTH CONTINUOUS FINISHED WALL OR CEILING AS NOTED
ON THE DRAWINGS AND NO PLUMBING RAN IN EXTERIOR WALLS UNLESS PRIOR
APPROVAL IS GRANTED BY THE ARCHITECT OR OWNER. PLACEMENT
COORDINATION BETWEEN TRADES IS REQUIRED.
5. INSTALL VERTICAL EXPANSION JOINT MINIMAL AT COLUMN/GRID LINES AND AT
THE HEAD OF DOOR JAMBS/OPENINGS OR AS OTHERWISE NOTED OR WHERE
REQUIRED PER STANDARD MATERIAL PRACTICE TO REDUCE STRESS CRACKING.
NO CONTROL JOINT/EXPANSION JOINT IN LOAD BEARING AREAS, STAY AWAY 2'-6"
MIN.
6. CAULK & SEAL ALL CONTROL-EXPANSION, SAWCUT JOINTS AT ALL INTERIOR &
EXTERIOR MASONRY & CONCRETE.
7. PROVIDE POSITIVE DRAINAGE OF SURFACE WATER AWAY FROM BUILDING
WITHOUT PONDING OF WATER ADJACENT TO BUILDING OR ON PAVEMENTS.
GENERAL FLOOR PLAN NOTES
Rev. #Issue / RevisionDate330% Set12-03-2021NORTH
REF.WDDW
REF.WDDW
REF.
DW
REF.
DW WDWD10' - 8" 5' - 7" 20' - 1" 20' - 3 1/2" 6' - 3" 20' - 3 1/2" 20' - 1" 5' - 7" 10' - 8"
35' - 4 1/8"
11 1/2"
22' - 5 1/2"
11 1/2"
22' - 5 1/2"
11 1/2"
35' - 4 1/8"3' - 0"45' - 0"6' - 0"UNIT 101
TYPE 3A
1730 SF
UNIT 102
TYPE 3B
975 SF
3' - 0"2' - 0" 16' - 0" 2' - 1"
2' - 2 1/2"16' - 0" 2' - 1"2' - 4" 6' - 0" 2' - 4"
2' - 1"
3' - 0"
6"24' - 0" 6' - 0" 24' - 0"54' - 0"16' - 8" 19' - 8"23' - 5"23' - 5"
3' - 2" 5' - 0" 6' - 3" 6' - 0" 3' - 0" 3' - 0" 6' - 0" 6' - 3" 5' - 0" 3' - 2"6' - 0"5' - 4" 6' - 0" 5' - 4"
1' - 9"
6' - 0" 4' - 2" 6' - 0" 1' - 9"1/4" PER FT, TYP1/4" PER FT, TYP6"3' - 0"21' - 6" TYP DIMS6' - 0"45' - 0"3' - 0"UNIT 103
TYPE 3B
975 SF
UNIT 104
TYPE 3A
1730 SF
3' - 0"54' - 0"3' - 6"6' - 0"14' - 6"6' - 0"14' - 6"6' - 0"3' - 6"6"
3' - 0"
2' - 1"
2' - 4" 6' - 0" 2' - 4"2' - 1" 16' - 0"
2' - 2 1/2"
2' - 0" 16' - 0" 2' - 1"6' - 0"1' - 9" 6' - 0" 4' - 2" 6' - 0"
1' - 9"
5' - 4" 6' - 0" 5' - 4"10' - 0"1/4" PER FT, TYP1/4" PER FT, TYP1/4" PER FT, TYP13' - 5" 10' - 0" 10' - 0" 13' - 5"
36' - 4"23' - 5"23' - 5"36' - 4"
119' - 6"
19' - 8" 16' - 8"
6" / 12"6" / 12"5" / 12"5" / 12"5" / 12"5" / 12"UNIT 102
TYPE 3B
1053 SF
UNIT 103
TYPE 3B
1053 SF1' - 6"54' - 0"1' - 6"57' - 11 1/8"1' - 0" 36' - 4"20' - 5" 6' - 0" 20' - 5"36' - 4" 1' - 0"6' - 0" 1' - 6"
3' - 5" 3' - 0" 7' - 8" 3' - 0" 3' - 4" 6' - 0" 3' - 4" 3' - 0" 7' - 8" 3' - 0" 3' - 5"
3' - 2" 5' - 0" 15' - 3" 15' - 3" 5' - 0" 3' - 2"1' - 6"6" / 12"6" / 12"
ROOF SHEATHING WITHIN
4 FEET OF A DEMISING
WALL IS 1/2" FIRE RATED
PLYWOOD (HATCHED
AREAS) - NO ROOF
PENETRATIONS IN THIS
AREA
7 1/2"
17' - 0 3/4"
SEE SHEET A-113
FOR ROOF PLAN
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_4-Plex Two-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:19:17 PMCONVERGE NWTOWNHOUSESWAUKEE, IA21113
A-103
4-PLEX 2-STORY
FLOOR PLAN
SP
SCALE:1/8" = 1'-0"1 4-PLEX 2-STORY FIRST FLOOR
SCALE:1/8" = 1'-0"2 4-PLEX 2-STORY SECOND FLOOR
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS
AND OTHER DISCIPLINES DOCUMENTS.
2. ALL SITE INFO, FURNITURE, FIXTURES AND EQUIPMENT SHOWN SHOULD BE
CONSIDERED CONCEPTUAL AND MAY HAVE BE PROVIDED FOR COORDINATION
PURPOSES ONLY. REFER TO CIVIL, FIRE SUPPRESSION, PLUMBING, MECHANICAL,
ELECTRICAL, COMMUNICATIONS, ELECTRONIC SAFETY & SECURITY DOCUMENTS
&/OR CONSULTANTS FOR SPECIFIC DESIGN INFORMATION & REQUIREMENTS.
3. DIMENSIONS ARE TO FACE OF FINISH MATERIAL OR CENTER OF STRUCTURE
UNLESS OTHERWISE SPECIFIED.
4. ALL CONDUITS, PIPES, WIRING, ROUGH-IN, ETC. SHOULD BE HELD AS TIGHT AS
POSSIBLE TO THE ROOF OR FLOOR DECK OR SHOULD BE KEPT WITHIN INTERIOR
WALL CAVITIES. NOTHING SHALL BE BELOW THE BOTTOM EDGE OF MAIN
BUILDING FRAMES, NOTHING SHALL BE EXPOSED IN FINISHED SPACES, NOTHING
SHALL PREVENT A SMOOTH CONTINUOUS FINISHED WALL OR CEILING AS NOTED
ON THE DRAWINGS AND NO PLUMBING RAN IN EXTERIOR WALLS UNLESS PRIOR
APPROVAL IS GRANTED BY THE ARCHITECT OR OWNER. PLACEMENT
COORDINATION BETWEEN TRADES IS REQUIRED.
5. INSTALL VERTICAL EXPANSION JOINT MINIMAL AT COLUMN/GRID LINES AND AT
THE HEAD OF DOOR JAMBS/OPENINGS OR AS OTHERWISE NOTED OR WHERE
REQUIRED PER STANDARD MATERIAL PRACTICE TO REDUCE STRESS CRACKING.
NO CONTROL JOINT/EXPANSION JOINT IN LOAD BEARING AREAS, STAY AWAY 2'-6"
MIN.
6. CAULK & SEAL ALL CONTROL-EXPANSION, SAWCUT JOINTS AT ALL INTERIOR &
EXTERIOR MASONRY & CONCRETE.
7. PROVIDE POSITIVE DRAINAGE OF SURFACE WATER AWAY FROM BUILDING
WITHOUT PONDING OF WATER ADJACENT TO BUILDING OR ON PAVEMENTS.
GENERAL FLOOR PLAN NOTES
Rev. #Issue / RevisionDate330% Set12-03-2021NORTH ORIENTATION VARIES - REFER TO CIVIL
NORTH ORIENTATION VARIES - REFER TO CIVIL
A-201 5 A-2016
ROOF SHEATHING WITHIN
4 FEET OF A DEMISING
WALL IS 1/2" FIRE RATED
PLYWOOD (HATCHED
AREAS) - NO ROOF
PENETRATIONS IN THIS
AREA
ROOF VENT, TYP.
ROOF VENT, TYP
5" / 12"5" / 12"DS (DOWNSPOUT)DS
DSDSDS
A-201
3
A-201
4
ROOF SHEATHING WITHIN
4 FEET OF A DEMISING
WALL IS 1/2" FIRE RATED
PLYWOOD (HATCHED
AREAS) - NO ROOF
PENETRATIONS IN THIS
AREA
ROOF VENT, TYP.
ROOF VENT, TYP
DS (DOWNSPOUT)DS
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_3&4-Plex One-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:26:23 PMCONVERGE NWTOWNHOUSESWAUKEE, IOWA21113
A-111
3/4-PLEX
1-STORY ROOF
PLAN
SP
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS
AND OTHER DISCIPLINES DOCUMENTS.
2. ALL FIXTURES AND EQUIPMENT SHOWN SHOULD BE CONSIDERED CONCEPTUAL
AND MAY BE PROVIDED FOR COORDINATION PURPOSES ONLY. REFER TO CIVIL,
FIRE SUPPRESSION, PLUMBING, MECHANICAL, ELECTRICAL, COMMUNICATIONS,
ELECTRONIC SAFETY & SECURITY DOCUMENTS &/OR CONSULTANTS FOR
SPECIFIC DESIGN INFORMATION & REQUIREMENTS. REFER TO STRUCTURAL
DRAWINGS FOR ROOF OPENING STRUCTURAL FRAMING.
3. ALL ROOF PENETRATIONS FOR MINOR ROOF VENTS AND SIMILAR ITEMS MAY NOT
BE INDICATED ON THE ROOF PLAN: HOWEVER, ALL ROOF FLASHING WORK SHALL
BE PROVIDED BY THE ROOFING SUBCONTRACTOR SO AS TO OBTAIN FULL
ROOFING WARRANTIES. REFER TO ALL OTHER CONSTRUCTION DOCUMENTS
FOR ADDITIONAL ROOF PENETRATIONS REQUIRING ROOF FLASHING WORK.
4. IT SHOULD BE THE RESPONSIBILITY OF THE ROOF SUB-CONTRACTOR TO
PROVIDE ALL NECESSARY DETAILS AND SYSTEMS TO ACCOMMODATE
EXPANSION/CONTRACTION OF THE BUILDING AND BUILDING COMPONENTS FOR A
LONG-LASTING ROOF.
5. CONTRACTOR SHALL KEEP ROOF CLEAN OF ALL DEBRIS DURING ALL
CONSTRUCTION WORK.
6. ROOF SYSTEM AND ANY WORK ASSOCIATED WITH THE ROOF SHALL BE DONE AS
TO NOT VOID ANY ROOF WARRANTIES.
7. FLASHING:
A. FLASHING SHALL BE INSTALLED IN SUCH A MANNER SO AS TO PREVENT
MOISTURE ENTERING THE WALL AND ROOF THROUGH JOINTS IN COPINGS &
AT INTERSECTIONS WITH PARAPET WALLS & OTHER PENETRATIONS
THROUGH THE ROOF PLANE.
B. FLASHING SHALL BE INSTALLED AT WALL AND ROOF INTERSECTIONS, AT
GUTTERS, WHEREVER THERE IS A CHANGE IN ROOF SLOPE OR DIRECTION
AND AROUND ROOF OPENINGS. WHERE FLASHING IS METAL, THE METAL
SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN
0.019”, NO. 26 GALVANIZED SHEET.
8. ROOF DRAINAGE:
A. DESIGN OF ROOF DRAINAGE SYSTEMS SHALL COMPLY WITH THE INT'L
PLUMBING CODE. FINAL DETAILED DESIGN OF ROOF DRAINAGE SYSTEMS TO
BE BY PLUMBING CONSULTANT.
B. OVERSIZED ROOF DRAINS, GUTTERS AND/OR DOWNSPOUTS SHOULD BE
PROVIDED TO ELIMINATE ANY OVERFLOW OR BACKUP.
C. PROVIDE CONCRETE SPLASH BLOCKS AT ALL DOWNSPOUT LOCATIONS.
9. ROOF VENTILATION INTAKE & EXHAUST VENTS SHALL BE PROVIDED IN EACH &
ALL ENCLOSED ATTICS &/OR RAFTER SPACES TO CREATE CROSS VENTILATION IN
ACCORDANCE WITH CODES & THE MANUFACTURES INSTALLATION
INSTRUCTIONS.
10. INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER AROUND
ALL EXTERIOR PENETRATIONS TO PREVENT WATER AND SPRINKLER PIPE
FREEZING.
11. ACCESS TO UNOCCUPIED SPACES
A. CRAWL SPACES SHALL BE PROVIDED WITH NO FEWER THAN 1 ACCESS
OPENING WHICH SHALL NOT BE LESS THAN 18" X 24".
B. AN OPENING OF NOT LESS THAN 20"X30" SHALL BE PROVIDED TO ANY ATTIC
AREA HAVING A CLEAR HEIGHT OF OVER 30". CLEAR HEADROOM OF NOT
LESS THAN 30" SHALL BE PROVIDED IN THE ATTIC SPACE AT OR ABOVE THE
ACCESS OPENING.
C. ACCESS TO MECHANICAL APPLIANCES INSTALLED IN UNDER FLOOR AREAS, IN
ATTIC SPACES AND ON ROOFS OR ELEVATED STRUCTURES SHALL BE IN
ACCORDANCE WITH THE INT'L MECHANICAL CODE.
a. ATTICS CONTAINING APPLIANCES SHALL BE PROVIDED WITH AN OPENING
AND UNOBSTRUCTED PASSAGEWAY LARGE ENOUGH TO ALLOW
REMOVAL OF THE LARGEST APPLIANCE. THE PASSAGEWAY SHALL NOT
BE LESS THAN 30”H X 22”W AND NOT MORE THAN 20’IN LENGTH
MEASURED ALONG THE CENTERLINE OF THE PASSAGEWAY FROM THE
OPENING TO THE APPLIANCE. THE PASSAGEWAY SHALL HAVE
CONTINUOUS SOLD FLOORING NOT LESS THAN 24”WIDE. A LEVEL
SURFACE SPACE NOT LESS THAN 30”D X 30”W SHALL BE PRESENT AT THE
FRONT OF SERVICE SIDE OF THE APPLIANCE.
12. ROOF TRUSSES DESIGN BUILD BY TRUSS MANUFACTURER.
13. ASPHALT SHINGLES:
A. ASPHALT SHINGLES SHALL ONLY BE USED ON ROOF SLOPES OF 2:12 OR
GREATER.
B. FOR ROOF SLOPES FROM 2:12 (17%) & UP TO 4:12 (33%), UNDERLAYMENT
SHALL BE 2 LAYERS APPLIED IN THE FOLLOWING MANNER. APPLY A MINIMUM
19”WIDE STRIP OF UNDERLAYMENT FELT PARALLEL WITH & STARTING AT THE
EAVES, FASTENED SUFFICIENTLY TO HOLD IN PLACE. STARTING AT THE
EAVE, APPLY 36”WIDE SHEETS OF UNDERLAYMENT OVERLAPPING
SUCCESSIVE SHEETS 19”, BY FASTENED SUFFICIENTLY TO HOLD IN PLACE.
C. FOR ROOF SLOPES OF 4:12 (33%) OR GREATER, UNDERLAYMENT SHALL BE
ONE LAYER APPLIED IN THE FOLLOWING MANNER. UNDERLAYMENT SHALL BE
APPLIED SHINGLE FASHION, PARALLEL TO & STARTING FROM THE EAVE &
LAPPED 2”, FASTENED SUFFICIENTLY TO HOLD IN PLACE.
D. AN ICE BARRIER THAT CONSISTS OF AT LEAST TWO LAYER OF
UNDERLAYMENT CEMENTED TOGETHER OR OF A SELF-ADHERING POLYMER
MODIFIED BITUMEN SHEET SHALL BE USED IN LIEU OF NORMAL
UNDERLAYMENT AND EXTEND FROM THE LOWEST EDGES OF ALL ROOF
SURFACES TO A POINT AT LEAST 24" INSIDE THE EXTERIOR WALL LINE OF THE
BUILDING.
GENERAL ROOF PLAN NOTES
DRAFTSTOPPING ONLY REQUIRED IN COMBUSTIBLE BUILDINGS WITHOUT AUTOMATIC
SPRINKLER SYSTEMS THROUGHOUT.
1. DRAFTSTOPPING IN FLOORS SHALL BE INSTALLED TO SUBDIVIDE FLOOR/CEILING
ASSEMBLIES:
A. GROUPS ALL R-1; R-2 WITH 3 OR MORE DWELLING UNITS; R-3 WITH 2
DWELLING UNITS; & ALL R-4 BUILDINGS – SHALL BE LOCATED ABOVE & IN-LINE
WITH THE DWELLING UNIT AND SLEEPING UNIT SEPARATIONS.
B. ALL OTHER GROUPS – SHALL BE INSTALLED SO THAT HORIZONTAL FLOOR
AREAS DO NOT EXCEED 1,000 SF.
2. DRAFTSTOPPING IN ATTICS SHALL BE INSTALLED TO SUBDIVIDE ATTIC SPACES &
CONCEALED ROOF SPACES:
A. GROUPS ALL R-1; & R-2 WITH 3 OR MORE DWELLING UNITS – SHALL BE
LOCATED ABOVE & IN-LINE WITH THE SLEEPING UNIT & DWELLING UNIT
SEPARATION WALLS THAT DO NOT EXTEND TO THE UNDERSIDE OF THE ROOF
SHEATHING ABOVE.
B. EXCEPTION 1: WHERE CORRIDOR WALLS PROVIDE A SEPARATION, ONLY
REQUIRED ABOVE ONE OF THE CORRIDOR WALLS.
C. EXCEPTION 3: R-2 THAT DO NOT EXCEED 4 STORIES ABOVE GRADE PLANE,
THE ATTIC SPACE SHALL BE SUBDIVIDED INTO AREAS NOT EXCEEDING 3,000
SF OR ABOVE EVERY 2 DWELLING UNITS, WHICHEVER IS SMALLER.
D. ALL OTHER GROUPS - SHALL BE INSTALLED SUCH THAT ANY HORIZONTAL
AREA DOES NOT EXCEED 3,000 SF.
3. DRAFTSTOPPING MATERIALS SHALL BE NO LESS THAN 1/2" GYP BD, 3/8" WOOD
STRUCTURAL PANEL, OR 3/8" PARTICLEBOARD, 1" NOMINAL LUMBER, CEMENT
FIBERBOARD, BATTS OR BLANKETS OF MINERAL WOOL OR GLASS FIBER,
ADEQUATELY SUPPORTED.
4. OPENINGS IN THE DRAFTSTOPPING SHALL BE PROTECTED BY SELF-CLOSING
DOORS W/ AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE
DRAFTSTOPPING PARTITIONS.
GENERAL DRAFTSTOPPING:
1. PENETRATIONS INTO OR THROUGH FIRE-RESISTIVE-RATED WALL ASSEMBLIES
AND HORIZONTAL ASSEMBLIES SHALL BE PROTECTED BY APPROVED
PENETRATION FIRESTOP SYSTEMS DESIGNED TO RESIST THE PASSAGE OF FIRE
FOR A TIME PERIOD NOT LESS THAN THE REQUIRED FIRE-RESISTANCE RATING
WHICH IT IS INSTALLED.
2. ALL JOINTS INSTALLED IN OR BETWEEN FIRE-RESISTIVE-RATED WALLS, FLOORS
OR FLOOR/CEILING ASSEMBLIES AND ROOFS OR ROOF/CEILING ASSEMBLIES
SHALL BE PROTECTED BY APPROVED FIRE-RESISTANT JOINT SYSTEM DESIGNED
TO RESIST THE PASSAGE OF FIRE FOR A TIME PERIOD NOT LESS THAN THE
REQUIRED FIRE-RESISTANCE RATING WHICH IT IS INSTALLED. (IBC 2012 Sec. 715)
GENERAL FIRESTOPPING & JOINT NOTES:
SCALE:1/8" = 1'-0"1 3-PLEX 1-STORY ROOF PLAN
Rev. #Issue / RevisionDate330% Set12-03-2021SCALE:1/8" = 1'-0"2 4-PLEX 1-STORY ROOF PLANNORTH
NORTH ORIENTATION VARIES - REFER TO CIVIL
6" / 12"6" / 12"
ROOF SHEATHING WITHIN
4 FEET OF A DEMISING
WALL IS 1/2" FIRE RATED
PLYWOOD (HATCHED
AREAS) - NO ROOF
PENETRATIONS IN THIS
AREA
END UNITS REQUIRE A
MIN. OF 423 SQ. IN. OF
NET FREE AREA FOR
ATTIC VENTILATION AT
RIDGE AND AT SOFFITS
EACH MIDDLE UNIT
REQUIRE A MIN. OF 444
SQ. IN. OF NET FREE
AREA FOR ATTIC
VENTILATION AT RIDGE
AND AT SOFFITS
6" / 12"6" / 12"
6" / 12"6" / 12"
ROOF VENT, TYP
RC
RC
DS
DS (DOWNSPOUT)DSDS
DS
DSDSDSDSDS
RC
DS
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_5-Plex One-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:22:40 PMCONVERGE NWTOWNHOUSESWAUKEE, IA21113
A-112
5-PLEX 1-STORY
ROOF PLAN
SP
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS
AND OTHER DISCIPLINES DOCUMENTS.
2. ALL FIXTURES AND EQUIPMENT SHOWN SHOULD BE CONSIDERED CONCEPTUAL
AND MAY BE PROVIDED FOR COORDINATION PURPOSES ONLY. REFER TO CIVIL,
FIRE SUPPRESSION, PLUMBING, MECHANICAL, ELECTRICAL, COMMUNICATIONS,
ELECTRONIC SAFETY & SECURITY DOCUMENTS &/OR CONSULTANTS FOR
SPECIFIC DESIGN INFORMATION & REQUIREMENTS. REFER TO STRUCTURAL
DRAWINGS FOR ROOF OPENING STRUCTURAL FRAMING.
3. ALL ROOF PENETRATIONS FOR MINOR ROOF VENTS AND SIMILAR ITEMS MAY NOT
BE INDICATED ON THE ROOF PLAN: HOWEVER, ALL ROOF FLASHING WORK SHALL
BE PROVIDED BY THE ROOFING SUBCONTRACTOR SO AS TO OBTAIN FULL
ROOFING WARRANTIES. REFER TO ALL OTHER CONSTRUCTION DOCUMENTS
FOR ADDITIONAL ROOF PENETRATIONS REQUIRING ROOF FLASHING WORK.
4. IT SHOULD BE THE RESPONSIBILITY OF THE ROOF SUB-CONTRACTOR TO
PROVIDE ALL NECESSARY DETAILS AND SYSTEMS TO ACCOMMODATE
EXPANSION/CONTRACTION OF THE BUILDING AND BUILDING COMPONENTS FOR A
LONG-LASTING ROOF.
5. CONTRACTOR SHALL KEEP ROOF CLEAN OF ALL DEBRIS DURING ALL
CONSTRUCTION WORK.
6. ROOF SYSTEM AND ANY WORK ASSOCIATED WITH THE ROOF SHALL BE DONE AS
TO NOT VOID ANY ROOF WARRANTIES.
7. FLASHING:
A. FLASHING SHALL BE INSTALLED IN SUCH A MANNER SO AS TO PREVENT
MOISTURE ENTERING THE WALL AND ROOF THROUGH JOINTS IN COPINGS &
AT INTERSECTIONS WITH PARAPET WALLS & OTHER PENETRATIONS
THROUGH THE ROOF PLANE.
B. FLASHING SHALL BE INSTALLED AT WALL AND ROOF INTERSECTIONS, AT
GUTTERS, WHEREVER THERE IS A CHANGE IN ROOF SLOPE OR DIRECTION
AND AROUND ROOF OPENINGS. WHERE FLASHING IS METAL, THE METAL
SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN
0.019”, NO. 26 GALVANIZED SHEET.
8. ROOF DRAINAGE:
A. DESIGN OF ROOF DRAINAGE SYSTEMS SHALL COMPLY WITH THE INT'L
PLUMBING CODE. FINAL DETAILED DESIGN OF ROOF DRAINAGE SYSTEMS TO
BE BY PLUMBING CONSULTANT.
B. OVERSIZED ROOF DRAINS, GUTTERS AND/OR DOWNSPOUTS SHOULD BE
PROVIDED TO ELIMINATE ANY OVERFLOW OR BACKUP.
C. PROVIDE CONCRETE SPLASH BLOCKS AT ALL DOWNSPOUT LOCATIONS.
9. ROOF VENTILATION INTAKE & EXHAUST VENTS SHALL BE PROVIDED IN EACH &
ALL ENCLOSED ATTICS &/OR RAFTER SPACES TO CREATE CROSS VENTILATION IN
ACCORDANCE WITH CODES & THE MANUFACTURES INSTALLATION
INSTRUCTIONS.
GENERAL ROOF PLAN NOTES
9. INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER AROUND
ALL EXTERIOR PENETRATIONS TO PREVENT WATER AND SPRINKLER PIPE
FREEZING.
10. ACCESS TO UNOCCUPIED SPACES
A. CRAWL SPACES SHALL BE PROVIDED WITH NO FEWER THAN 1 ACCESS
OPENING WHICH SHALL NOT BE LESS THAN 18" X 24".
B. AN OPENING OF NOT LESS THAN 20"X30" SHALL BE PROVIDED TO ANY ATTIC
AREA HAVING A CLEAR HEIGHT OF OVER 30". CLEAR HEADROOM OF NOT
LESS THAN 30" SHALL BE PROVIDED IN THE ATTIC SPACE AT OR ABOVE THE
ACCESS OPENING.
C. ACCESS TO MECHANICAL APPLIANCES INSTALLED IN UNDER FLOOR AREAS, IN
ATTIC SPACES AND ON ROOFS OR ELEVATED STRUCTURES SHALL BE IN
ACCORDANCE WITH THE INT'L MECHANICAL CODE.
a. ATTICS CONTAINING APPLIANCES SHALL BE PROVIDED WITH AN OPENING
AND UNOBSTRUCTED PASSAGEWAY LARGE ENOUGH TO ALLOW
REMOVAL OF THE LARGEST APPLIANCE. THE PASSAGEWAY SHALL NOT
BE LESS THAN 30”H X 22”W AND NOT MORE THAN 20’IN LENGTH
MEASURED ALONG THE CENTERLINE OF THE PASSAGEWAY FROM THE
OPENING TO THE APPLIANCE. THE PASSAGEWAY SHALL HAVE
CONTINUOUS SOLD FLOORING NOT LESS THAN 24”WIDE. A LEVEL
SURFACE SPACE NOT LESS THAN 30”D X 30”W SHALL BE PRESENT AT THE
FRONT OF SERVICE SIDE OF THE APPLIANCE.
11. ROOF TRUSSES DESIGN BUILD BY TRUSS MANUFACTURER.
12. ASPHALT SHINGLES:
A. ASPHALT SHINGLES SHALL ONLY BE USED ON ROOF SLOPES OF 2:12 OR
GREATER.
B. FOR ROOF SLOPES FROM 2:12 (17%) & UP TO 4:12 (33%), UNDERLAYMENT
SHALL BE 2 LAYERS APPLIED IN THE FOLLOWING MANNER. APPLY A MINIMUM
19”WIDE STRIP OF UNDERLAYMENT FELT PARALLEL WITH & STARTING AT THE
EAVES, FASTENED SUFFICIENTLY TO HOLD IN PLACE. STARTING AT THE
EAVE, APPLY 36”WIDE SHEETS OF UNDERLAYMENT OVERLAPPING
SUCCESSIVE SHEETS 19”, BY FASTENED SUFFICIENTLY TO HOLD IN PLACE.
C. FOR ROOF SLOPES OF 4:12 (33%) OR GREATER, UNDERLAYMENT SHALL BE
ONE LAYER APPLIED IN THE FOLLOWING MANNER. UNDERLAYMENT SHALL BE
APPLIED SHINGLE FASHION, PARALLEL TO & STARTING FROM THE EAVE &
LAPPED 2”, FASTENED SUFFICIENTLY TO HOLD IN PLACE.
D. AN ICE BARRIER THAT CONSISTS OF AT LEAST TWO LAYER OF
UNDERLAYMENT CEMENTED TOGETHER OR OF A SELF-ADHERING POLYMER
MODIFIED BITUMEN SHEET SHALL BE USED IN LIEU OF NORMAL
UNDERLAYMENT AND EXTEND FROM THE LOWEST EDGES OF ALL ROOF
SURFACES TO A POINT AT LEAST 24" INSIDE THE EXTERIOR WALL LINE OF THE
BUILDING.
DRAFTSTOPPING ONLY REQUIRED IN COMBUSTIBLE BUILDINGS WITHOUT AUTOMATIC
SPRINKLER SYSTEMS THROUGHOUT.
1. DRAFTSTOPPING IN FLOORS SHALL BE INSTALLED TO SUBDIVIDE FLOOR/CEILING
ASSEMBLIES:
A. GROUPS ALL R-1; R-2 WITH 3 OR MORE DWELLING UNITS; R-3 WITH 2
DWELLING UNITS; & ALL R-4 BUILDINGS – SHALL BE LOCATED ABOVE & IN-LINE
WITH THE DWELLING UNIT AND SLEEPING UNIT SEPARATIONS.
B. ALL OTHER GROUPS – SHALL BE INSTALLED SO THAT HORIZONTAL FLOOR
AREAS DO NOT EXCEED 1,000 SF.
2. DRAFTSTOPPING IN ATTICS SHALL BE INSTALLED TO SUBDIVIDE ATTIC SPACES &
CONCEALED ROOF SPACES:
A. GROUPS ALL R-1; & R-2 WITH 3 OR MORE DWELLING UNITS – SHALL BE
LOCATED ABOVE & IN-LINE WITH THE SLEEPING UNIT & DWELLING UNIT
SEPARATION WALLS THAT DO NOT EXTEND TO THE UNDERSIDE OF THE ROOF
SHEATHING ABOVE.
B. EXCEPTION 1: WHERE CORRIDOR WALLS PROVIDE A SEPARATION, ONLY
REQUIRED ABOVE ONE OF THE CORRIDOR WALLS.
C. EXCEPTION 3: R-2 THAT DO NOT EXCEED 4 STORIES ABOVE GRADE PLANE,
THE ATTIC SPACE SHALL BE SUBDIVIDED INTO AREAS NOT EXCEEDING 3,000
SF OR ABOVE EVERY 2 DWELLING UNITS, WHICHEVER IS SMALLER.
D. ALL OTHER GROUPS - SHALL BE INSTALLED SUCH THAT ANY HORIZONTAL
AREA DOES NOT EXCEED 3,000 SF.
3. DRAFTSTOPPING MATERIALS SHALL BE NO LESS THAN 1/2" GYP BD, 3/8" WOOD
STRUCTURAL PANEL, OR 3/8" PARTICLEBOARD, 1" NOMINAL LUMBER, CEMENT
FIBERBOARD, BATTS OR BLANKETS OF MINERAL WOOL OR GLASS FIBER,
ADEQUATELY SUPPORTED.
4. OPENINGS IN THE DRAFTSTOPPING SHALL BE PROTECTED BY SELF-CLOSING
DOORS W/ AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE
DRAFTSTOPPING PARTITIONS.
GENERAL DRAFTSTOPPING:
1. PENETRATIONS INTO OR THROUGH FIRE-RESISTIVE-RATED WALL ASSEMBLIES
AND HORIZONTAL ASSEMBLIES SHALL BE PROTECTED BY APPROVED
PENETRATION FIRESTOP SYSTEMS DESIGNED TO RESIST THE PASSAGE OF FIRE
FOR A TIME PERIOD NOT LESS THAN THE REQUIRED FIRE-RESISTANCE RATING
WHICH IT IS INSTALLED.
2. ALL JOINTS INSTALLED IN OR BETWEEN FIRE-RESISTIVE-RATED WALLS, FLOORS
OR FLOOR/CEILING ASSEMBLIES AND ROOFS OR ROOF/CEILING ASSEMBLIES
SHALL BE PROTECTED BY APPROVED FIRE-RESISTANT JOINT SYSTEM DESIGNED
TO RESIST THE PASSAGE OF FIRE FOR A TIME PERIOD NOT LESS THAN THE
REQUIRED FIRE-RESISTANCE RATING WHICH IT IS INSTALLED. (IBC 2012 Sec. 715)
GENERAL FIRESTOPPING & JOINT NOTES:
SCALE:1/8" = 1'-0"1 5-PLEX 1-STORY ROOF PLAN Rev. #Issue / RevisionDate330% Set12-03-2021NORTH
1
A-302
3
A-302
6" / 12"6" / 12"6" / 12"
ROOF SHEATHING WITHIN
4 FEET OF A DEMISING
WALL IS 1/2" FIRE RATED
PLYWOOD (HATCHED
AREAS) - NO ROOF
PENETRATIONS IN THIS
AREA
5" / 12"5" / 12"6" / 12"6" / 12"6" / 12"6" / 12"5" / 12"5" / 12"6" / 12"ROOF VENT, TYP
ROOF
VENT, TYP
DS
DSDSDSDS
DS DS (DOWNSPOUT)
DS
DS (DOWNSPOUT)
DS
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_4-Plex Two-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:19:17 PMCONVERGE NWTOWNHOUSESWAUKEE, IA21113
A-113
4-PLEX 2-STORY
ROOF PLAN
SP
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS
AND OTHER DISCIPLINES DOCUMENTS.
2. ALL FIXTURES AND EQUIPMENT SHOWN SHOULD BE CONSIDERED CONCEPTUAL
AND MAY BE PROVIDED FOR COORDINATION PURPOSES ONLY. REFER TO CIVIL,
FIRE SUPPRESSION, PLUMBING, MECHANICAL, ELECTRICAL, COMMUNICATIONS,
ELECTRONIC SAFETY & SECURITY DOCUMENTS &/OR CONSULTANTS FOR
SPECIFIC DESIGN INFORMATION & REQUIREMENTS. REFER TO STRUCTURAL
DRAWINGS FOR ROOF OPENING STRUCTURAL FRAMING.
3. ALL ROOF PENETRATIONS FOR MINOR ROOF VENTS AND SIMILAR ITEMS MAY NOT
BE INDICATED ON THE ROOF PLAN: HOWEVER, ALL ROOF FLASHING WORK SHALL
BE PROVIDED BY THE ROOFING SUBCONTRACTOR SO AS TO OBTAIN FULL
ROOFING WARRANTIES. REFER TO ALL OTHER CONSTRUCTION DOCUMENTS
FOR ADDITIONAL ROOF PENETRATIONS REQUIRING ROOF FLASHING WORK.
4. IT SHOULD BE THE RESPONSIBILITY OF THE ROOF SUB-CONTRACTOR TO
PROVIDE ALL NECESSARY DETAILS AND SYSTEMS TO ACCOMMODATE
EXPANSION/CONTRACTION OF THE BUILDING AND BUILDING COMPONENTS FOR A
LONG-LASTING ROOF.
5. CONTRACTOR SHALL KEEP ROOF CLEAN OF ALL DEBRIS DURING ALL
CONSTRUCTION WORK.
6. ROOF SYSTEM AND ANY WORK ASSOCIATED WITH THE ROOF SHALL BE DONE AS
TO NOT VOID ANY ROOF WARRANTIES.
7. FLASHING:
A. FLASHING SHALL BE INSTALLED IN SUCH A MANNER SO AS TO PREVENT
MOISTURE ENTERING THE WALL AND ROOF THROUGH JOINTS IN COPINGS &
AT INTERSECTIONS WITH PARAPET WALLS & OTHER PENETRATIONS
THROUGH THE ROOF PLANE.
B. FLASHING SHALL BE INSTALLED AT WALL AND ROOF INTERSECTIONS, AT
GUTTERS, WHEREVER THERE IS A CHANGE IN ROOF SLOPE OR DIRECTION
AND AROUND ROOF OPENINGS. WHERE FLASHING IS METAL, THE METAL
SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN
0.019”, NO. 26 GALVANIZED SHEET.
8. ROOF DRAINAGE:
A. DESIGN OF ROOF DRAINAGE SYSTEMS SHALL COMPLY WITH THE INT'L
PLUMBING CODE. FINAL DETAILED DESIGN OF ROOF DRAINAGE SYSTEMS TO
BE BY PLUMBING CONSULTANT.
B. OVERSIZED ROOF DRAINS, GUTTERS AND/OR DOWNSPOUTS SHOULD BE
PROVIDED TO ELIMINATE ANY OVERFLOW OR BACKUP.
C. PROVIDE CONCRETE SPLASH BLOCKS AT ALL DOWNSPOUT LOCATIONS.
9. ROOF VENTILATION INTAKE & EXHAUST VENTS SHALL BE PROVIDED IN EACH &
ALL ENCLOSED ATTICS &/OR RAFTER SPACES TO CREATE CROSS VENTILATION IN
ACCORDANCE WITH CODES & THE MANUFACTURES INSTALLATION
INSTRUCTIONS.
GENERAL ROOF PLAN NOTES
9. INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER AROUND
ALL EXTERIOR PENETRATIONS TO PREVENT WATER AND SPRINKLER PIPE
FREEZING.
10. ACCESS TO UNOCCUPIED SPACES
A. CRAWL SPACES SHALL BE PROVIDED WITH NO FEWER THAN 1 ACCESS
OPENING WHICH SHALL NOT BE LESS THAN 18" X 24".
B. AN OPENING OF NOT LESS THAN 20"X30" SHALL BE PROVIDED TO ANY ATTIC
AREA HAVING A CLEAR HEIGHT OF OVER 30". CLEAR HEADROOM OF NOT
LESS THAN 30" SHALL BE PROVIDED IN THE ATTIC SPACE AT OR ABOVE THE
ACCESS OPENING.
C. ACCESS TO MECHANICAL APPLIANCES INSTALLED IN UNDER FLOOR AREAS, IN
ATTIC SPACES AND ON ROOFS OR ELEVATED STRUCTURES SHALL BE IN
ACCORDANCE WITH THE INT'L MECHANICAL CODE.
a. ATTICS CONTAINING APPLIANCES SHALL BE PROVIDED WITH AN OPENING
AND UNOBSTRUCTED PASSAGEWAY LARGE ENOUGH TO ALLOW
REMOVAL OF THE LARGEST APPLIANCE. THE PASSAGEWAY SHALL NOT
BE LESS THAN 30”H X 22”W AND NOT MORE THAN 20’IN LENGTH
MEASURED ALONG THE CENTERLINE OF THE PASSAGEWAY FROM THE
OPENING TO THE APPLIANCE. THE PASSAGEWAY SHALL HAVE
CONTINUOUS SOLD FLOORING NOT LESS THAN 24”WIDE. A LEVEL
SURFACE SPACE NOT LESS THAN 30”D X 30”W SHALL BE PRESENT AT THE
FRONT OF SERVICE SIDE OF THE APPLIANCE.
11. ROOF TRUSSES DESIGN BUILD BY TRUSS MANUFACTURER.
12. ASPHALT SHINGLES:
A. ASPHALT SHINGLES SHALL ONLY BE USED ON ROOF SLOPES OF 2:12 OR
GREATER.
B. FOR ROOF SLOPES FROM 2:12 (17%) & UP TO 4:12 (33%), UNDERLAYMENT
SHALL BE 2 LAYERS APPLIED IN THE FOLLOWING MANNER. APPLY A MINIMUM
19”WIDE STRIP OF UNDERLAYMENT FELT PARALLEL WITH & STARTING AT THE
EAVES, FASTENED SUFFICIENTLY TO HOLD IN PLACE. STARTING AT THE
EAVE, APPLY 36”WIDE SHEETS OF UNDERLAYMENT OVERLAPPING
SUCCESSIVE SHEETS 19”, BY FASTENED SUFFICIENTLY TO HOLD IN PLACE.
C. FOR ROOF SLOPES OF 4:12 (33%) OR GREATER, UNDERLAYMENT SHALL BE
ONE LAYER APPLIED IN THE FOLLOWING MANNER. UNDERLAYMENT SHALL BE
APPLIED SHINGLE FASHION, PARALLEL TO & STARTING FROM THE EAVE &
LAPPED 2”, FASTENED SUFFICIENTLY TO HOLD IN PLACE.
D. AN ICE BARRIER THAT CONSISTS OF AT LEAST TWO LAYER OF
UNDERLAYMENT CEMENTED TOGETHER OR OF A SELF-ADHERING POLYMER
MODIFIED BITUMEN SHEET SHALL BE USED IN LIEU OF NORMAL
UNDERLAYMENT AND EXTEND FROM THE LOWEST EDGES OF ALL ROOF
SURFACES TO A POINT AT LEAST 24" INSIDE THE EXTERIOR WALL LINE OF THE
BUILDING.
DRAFTSTOPPING ONLY REQUIRED IN COMBUSTIBLE BUILDINGS WITHOUT AUTOMATIC
SPRINKLER SYSTEMS THROUGHOUT.
1. DRAFTSTOPPING IN FLOORS SHALL BE INSTALLED TO SUBDIVIDE FLOOR/CEILING
ASSEMBLIES:
A. GROUPS ALL R-1; R-2 WITH 3 OR MORE DWELLING UNITS; R-3 WITH 2
DWELLING UNITS; & ALL R-4 BUILDINGS – SHALL BE LOCATED ABOVE & IN-LINE
WITH THE DWELLING UNIT AND SLEEPING UNIT SEPARATIONS.
B. ALL OTHER GROUPS – SHALL BE INSTALLED SO THAT HORIZONTAL FLOOR
AREAS DO NOT EXCEED 1,000 SF.
2. DRAFTSTOPPING IN ATTICS SHALL BE INSTALLED TO SUBDIVIDE ATTIC SPACES &
CONCEALED ROOF SPACES:
A. GROUPS ALL R-1; & R-2 WITH 3 OR MORE DWELLING UNITS – SHALL BE
LOCATED ABOVE & IN-LINE WITH THE SLEEPING UNIT & DWELLING UNIT
SEPARATION WALLS THAT DO NOT EXTEND TO THE UNDERSIDE OF THE ROOF
SHEATHING ABOVE.
B. EXCEPTION 1: WHERE CORRIDOR WALLS PROVIDE A SEPARATION, ONLY
REQUIRED ABOVE ONE OF THE CORRIDOR WALLS.
C. EXCEPTION 3: R-2 THAT DO NOT EXCEED 4 STORIES ABOVE GRADE PLANE,
THE ATTIC SPACE SHALL BE SUBDIVIDED INTO AREAS NOT EXCEEDING 3,000
SF OR ABOVE EVERY 2 DWELLING UNITS, WHICHEVER IS SMALLER.
D. ALL OTHER GROUPS - SHALL BE INSTALLED SUCH THAT ANY HORIZONTAL
AREA DOES NOT EXCEED 3,000 SF.
3. DRAFTSTOPPING MATERIALS SHALL BE NO LESS THAN 1/2" GYP BD, 3/8" WOOD
STRUCTURAL PANEL, OR 3/8" PARTICLEBOARD, 1" NOMINAL LUMBER, CEMENT
FIBERBOARD, BATTS OR BLANKETS OF MINERAL WOOL OR GLASS FIBER,
ADEQUATELY SUPPORTED.
4. OPENINGS IN THE DRAFTSTOPPING SHALL BE PROTECTED BY SELF-CLOSING
DOORS W/ AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE
DRAFTSTOPPING PARTITIONS.
GENERAL DRAFTSTOPPING:
1. PENETRATIONS INTO OR THROUGH FIRE-RESISTIVE-RATED WALL ASSEMBLIES
AND HORIZONTAL ASSEMBLIES SHALL BE PROTECTED BY APPROVED
PENETRATION FIRESTOP SYSTEMS DESIGNED TO RESIST THE PASSAGE OF FIRE
FOR A TIME PERIOD NOT LESS THAN THE REQUIRED FIRE-RESISTANCE RATING
WHICH IT IS INSTALLED.
2. ALL JOINTS INSTALLED IN OR BETWEEN FIRE-RESISTIVE-RATED WALLS, FLOORS
OR FLOOR/CEILING ASSEMBLIES AND ROOFS OR ROOF/CEILING ASSEMBLIES
SHALL BE PROTECTED BY APPROVED FIRE-RESISTANT JOINT SYSTEM DESIGNED
TO RESIST THE PASSAGE OF FIRE FOR A TIME PERIOD NOT LESS THAN THE
REQUIRED FIRE-RESISTANCE RATING WHICH IT IS INSTALLED. (IBC 2012 Sec. 715)
GENERAL FIRESTOPPING & JOINT NOTES:
SCALE:1/8" = 1'-0"1 5-PLEX 2-STORY ROOF PLAN
Rev. #Issue / RevisionDate330% Set12-03-2021NORTH ORIENTATION VARIES - REFER TO CIVIL
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
STN
VNL-1
VNL-1
VNL-1
RF
VNL-1VNL-1
TRM
VIS
STN
DS
TRM
VNL-3VNL-3 VNL-1
STN
VIS
VNL-1
VNL-3
VNL-1
VNL-3
FAS FAS
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
VNL-3
VNL-1
FAS
VIS
TRM
TRM
DSDS
TRM
RF
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"VNL-1
VNL-1 VIS
VIS
RF
DS
TRM
GUT
VNL-1
VNL-1VIS
VIS
VNL-2
VNL-2 VISVIS
VIS
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
TRM
TRM
TRM
FAS
VNL-3
VNL-1VISTRM
RF
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
ROOF PEAK - 1 STORY
21' - 6 3/4"
FAS
VNL-1TRM
DS
VNL-1
VNL-3 VNL-3
FAS
VNL-3
VNL-1
STN
TRM
VNL-1
STN
VNL-1
VNL-3
VNL-1
FAS
RF
VNL-3 VNL-3
STN
VNL-1
STN
VIS
VNL-1
VNL-1
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
ROOF PEAK - 1 STORY
21' - 6 3/4"
TRM
DS
VIS VNL-1
VIS
VNL-1
VNL-2
VNL-2 VNL-2
VNL-2
VNL-1
VNL-1 VIS
VIS
VISVIS
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_3&4-Plex One-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:26:26 PMCONVERGE NWTOWNHOUSESWAUKEE, IOWA21113
A-201
3/4-PLEX
1-STORY EXT.
ELEVATIONS
SP
SCALE:1/8" = 1'-0"1 3-PLEX 1-STORY FRONT ELEVATION
SCALE:1/8" = 1'-0"5 LEFT ELEVATION
SCALE:1/8" = 1'-0"2 3-PLEX 1-STORY REAR ELEVATION
SCALE:1/8" = 1'-0"6 RIGHT ELEVATION
SCALE:1/8" = 1'-0"3 4-PLEX 1-STORY FRONT ELEVATION
SCALE:1/8" = 1'-0"4 4-PLEX 1-STORY REAR ELEVATION
Rev. #Issue / RevisionDate330% Set12-03-20211. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS AND OTHER DISCIPLINES
DOCUMENTS.
2. ALL CONDUIT RUNS & SERVICE LINES SHALL BE GROUPED TOGETHER IN A NEAT & ORDERLY MANNER AND
SHOULD PENETRATE THE WALL AT THE LOWEST POINT AND ARE NOT TO RUN OVER THE TOP OF PARAPET.
ALL OTHER CONDUITS & JUNCTION BOXES FOR EXTERIOR FIXTURES & EQUIPMENT SHALL BE FULLY
CONCEALED WITHIN THE BUILDING CONSTRUCTION.
3. ALL HORIZONTAL TRANSITIONS BETWEEN DIFFERENT MATERIALS SHALL BE FLASHED CONTINUOUS FROM
UP BEHIND UPPER MATERIAL AND EXTEND OVER TO EXTERIOR FACE OF LOWER MATERIAL WITH DRIP
EDGE.
4. ANY RETURNS OR BLIND ELEVATIONS NOT SHOWN SHALL BE SIMILAR IN MATERIAL AND MAKEUP TO
ADJACENT CONDITIONS OR OTHER SIMILAR CONDITIONS.
5. NO EXPOSED MASONRY/MATERIAL CORES. MASONRY RETURNS AT WINDOWS/OPENINGS ARE REQUIRED IF
FRAMING IS NOT DEEP ENOUGH TO PROVIDE CLOSURE AT THE BACKSIDE OF MASONRY FOR AN
EFFECTIVELY SEALED JOINT.
6. CAULK & SEAL ALL TRANSITION-CONTROL-EXPANSION AT ALL EXTERIOR MATERIALS.
7. PROVIDE CAST REGLETS JUST IN FROM THE OUTER EDGE ON UNDERSIDE OF FACE MATERIAL OR DRIP
EDGE AT ALL OVERHANGS & SOFFITS.
8. INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER AROUND ALL EXTERIOR
PENETRATIONS TO PREVENT WATER AND SPRINKLER PIPE FREEZING.
9. WHERE EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF PAVING TO BE 1/4" LOWER THAN INTERIOR
FINISH FLOOR, SLOPING CONTINUOUSLY AWAY FROM BUILDING A MINIMUM OF 5’. WHERE DOOR STOOP, 48"
OUT FROM DOOR 1:48(2%) MAX. SLOPE, AFTER 48" AWAY FROM DOOR 1:20(5%) MAXIMUM SLOPE TO PUBLIC
WAY. (REFER TO CIVIL)
10. WHERE NO EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF FINISHED LANDSCAPE A MINIMUM OF 4"
BELOW INTERIOR FINISH FLOOR AND 4”BELOW EXTERIOR WALL FLASHING/WEEPS, SLOPING
CONTINUOUSLY AWAY FROM BUILDING A MINIMUM OF 5’. (REFER TO CIVIL)
11. ADDRESS SHALL BE PROVIDED ON STREET SIDE OF BUILDING AND ON MONUMENT SIGN. NUMBERS A
MINIMUM 5 INCH CONTRASTING COLOR NUMBERS WITH MINIMUM 1/2" STROKE.
ACTUAL DETAILS & DIMENSIONS MAY VARY AND ARE SUBJECT TO CHANGE. ALL DRAWINGS ARE SUBJECT TO
AUTHORITY HAVING JURISDICTION APPROVAL. SIGNAGE SHOWN DOES NOT REPRESENT ALLOWABLE SIGNAGE
PERMITTING/APPROVAL OF ALL SIGNAGE PER CURRENT CITY ORDINANCE BY OTHERS.
GENERAL EXTERIOR ELEVATION NOTES:
EXTERIOR MATERIAL LEGEND
MAT.
LABEL MATERIAL DESCRIPTION
DS PREFINISHED METAL DOWNSPOUT: WHITE
FAS VINYL FASCIA BOARD, SMOOTH, COLOR - WHITE
GUT PREFINISHED METAL GUTTER: WHITE
RF ARCHITECTURAL ASPHALT ROOFING SHINGLES, COLOR - CHARCOAL
STN CENTURION STONE, COASTAL OHIO LIMESTONE W/ ASSOCIATED STONE SILL CAP
TRM VINYL TRIM BOARD, SMOOTH, COLOR - WHITE
VIS INSULATED VISION GLASS: CLEAR W/ LOW E COATING IN VINYL RESIDENTIAL STYLE WINDOW
VNL-1 VINYL LAP SIDING, 6" REVEAL, COLOR - WHITE
VNL-2 VINYL LAP SIDING, 6" REVEAL, COLOR - GRAY
VNL-3 VINYL LAP SIDING, 6" REVEAL, COLOR - LIGHT GRAY
MISCELLANEOUS EXTERIOR MATERIAL FINISHES:
TYPICAL U.O.N.
• EXPOSED CONCRETE: GRIND SMOOTH & RUB/COAT WITH CEMENT SLURRY.
• EXPOSED LINTELS: GALVANIZED & PAINTED TO MATCH ADJACENT MATERIAL ABOVE.
• FASCIA & SOFFIT: METAL PREFINISHED TO MATCH ADJACENT ROOF COLOR.
• GUTTERS & DOWNSPOUTS: METAL PREFINISHED WHITE.
• CAULKS & SEALANTS: COLOR MATCHED TO ADJACENT MATERIAL.
• HOLLOW METAL MAN DOORS & FRAMES: PAINTED TO MATCH ADJACENT MATERIAL.
• GARAGE DOORS: METAL PRE-FINISHED WHITE.
• LOUVERS: METAL PRE-FINISHED TO MATCH ADJACENT MATERIAL COLOR.
• LIGHT FIXTURES: METAL PRE-FINISHED WHITE.
• TRIM SIZES, TYP. U.O.N.:
WINDOWS & DOORS 5-1/2”
VERTICAL 5-1/2”
HORIZONTAL 9-1/4”
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
VNL-2 VNL-3
VNL-1 VNL-1
VNL-2
TRM TRM
VIS
TRM DSDSDS
FAS
FAS
FCT
ROOF PEAK - 1 STORY
24' - 6 3/4"
RF
TRM
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
RF RF RF
VNL-1
DS
VIS
VIS
VNL-1
VNL-2
TRMTRM
VIS
ROOF PEAK - 1 STORY
24' - 6 3/4"
VNL-2 VIS VISVNL-1
DS
VIS
VIS
VNL-1TRMTRM
VIS VNL-3
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
VNL-3RF VNL-1
FAS
FAS
ROOF PEAK - 1 STORY
24' - 6 3/4"
TRM
TRM VISVNL-1 VNL-1
TRM TRM
VNL-2
FIRST FLOOR
0"
TRUSS BEARING
9' - 1 1/8"
VNL-1
STN
VNL-1
STN
VNL-3
VNL-1
VNL-2VNL-1
VNL-1
VIS
TRM
DS
FAS
ROOF PEAK - 1 STORY
24' - 6 3/4"
VNL-1
VNL-3
VNL-2
FAS VNL-3
VNL-2
VNL-1
VIS
STN
VIS
TRM
DS
STN STN VNL-1
RF
GUT VNL-2
VNL-3
VNL-1 VNL-1
STN
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_5-Plex One-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:22:43 PMCONVERGE NWTOWNHOUSESWAUKEE, IA21113
A-202
5-PLEX 1-STORY
EXT.
ELEVATIONS
SP
SCALE:1/8" = 1'-0"3 5-PLEX 1-STORY WEST ELEVATION
SCALE:1/8" = 1'-0"2 5-PLEX 1-STORY NORTH ELEVATION
SCALE:1/8" = 1'-0"4 5-PLEX 1-STORY EAST ELEVATION
SCALE:1/8" = 1'-0"1 5-PLEX 1-STORY SOUTH ELEVATION'Rev. #Issue / RevisionDate330% Set12-03-20211. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS AND OTHER DISCIPLINES
DOCUMENTS.
2. ALL CONDUIT RUNS & SERVICE LINES SHALL BE GROUPED TOGETHER IN A NEAT & ORDERLY MANNER AND
SHOULD PENETRATE THE WALL AT THE LOWEST POINT AND ARE NOT TO RUN OVER THE TOP OF PARAPET.
ALL OTHER CONDUITS & JUNCTION BOXES FOR EXTERIOR FIXTURES & EQUIPMENT SHALL BE FULLY
CONCEALED WITHIN THE BUILDING CONSTRUCTION.
3. ALL HORIZONTAL TRANSITIONS BETWEEN DIFFERENT MATERIALS SHALL BE FLASHED CONTINUOUS FROM
UP BEHIND UPPER MATERIAL AND EXTEND OVER TO EXTERIOR FACE OF LOWER MATERIAL WITH DRIP
EDGE.
4. ANY RETURNS OR BLIND ELEVATIONS NOT SHOWN SHALL BE SIMILAR IN MATERIAL AND MAKEUP TO
ADJACENT CONDITIONS OR OTHER SIMILAR CONDITIONS.
5. NO EXPOSED MASONRY/MATERIAL CORES. MASONRY RETURNS AT WINDOWS/OPENINGS ARE REQUIRED IF
FRAMING IS NOT DEEP ENOUGH TO PROVIDE CLOSURE AT THE BACKSIDE OF MASONRY FOR AN
EFFECTIVELY SEALED JOINT.
6. CAULK & SEAL ALL TRANSITION-CONTROL-EXPANSION AT ALL EXTERIOR MATERIALS.
7. PROVIDE CAST REGLETS JUST IN FROM THE OUTER EDGE ON UNDERSIDE OF FACE MATERIAL OR DRIP
EDGE AT ALL OVERHANGS & SOFFITS.
8. INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER AROUND ALL EXTERIOR
PENETRATIONS TO PREVENT WATER AND SPRINKLER PIPE FREEZING.
9. WHERE EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF PAVING TO BE 1/4" LOWER THAN INTERIOR
FINISH FLOOR, SLOPING CONTINUOUSLY AWAY FROM BUILDING A MINIMUM OF 5’. WHERE DOOR STOOP, 48"
OUT FROM DOOR 1:48(2%) MAX. SLOPE, AFTER 48" AWAY FROM DOOR 1:20(5%) MAXIMUM SLOPE TO PUBLIC
WAY. (REFER TO CIVIL)
10. WHERE NO EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF FINISHED LANDSCAPE A MINIMUM OF 4"
BELOW INTERIOR FINISH FLOOR AND 4”BELOW EXTERIOR WALL FLASHING/WEEPS, SLOPING
CONTINUOUSLY AWAY FROM BUILDING A MINIMUM OF 5’. (REFER TO CIVIL)
11. ADDRESS SHALL BE PROVIDED ON STREET SIDE OF BUILDING AND ON MONUMENT SIGN. NUMBERS A
MINIMUM 5 INCH CONTRASTING COLOR NUMBERS WITH MINIMUM 1/2" STROKE.
ACTUAL DETAILS & DIMENSIONS MAY VARY AND ARE SUBJECT TO CHANGE. ALL DRAWINGS ARE SUBJECT TO
AUTHORITY HAVING JURISDICTION APPROVAL. SIGNAGE SHOWN DOES NOT REPRESENT ALLOWABLE SIGNAGE
PERMITTING/APPROVAL OF ALL SIGNAGE PER CURRENT CITY ORDINANCE BY OTHERS.
GENERAL EXTERIOR ELEVATION NOTES:
EXTERIOR MATERIAL LEGEND
MAT.
LABEL MATERIAL DESCRIPTION
DS PREFINISHED METAL DOWNSPOUT: WHITE
FAS VINYL FASCIA BOARD, SMOOTH, COLOR - WHITE
GUT PREFINISHED METAL GUTTER: WHITE
RF ARCHITECTURAL ASPHALT ROOFING SHINGLES, COLOR - CHARCOAL
STN CENTURION STONE, COASTAL OHIO LIMESTON W/ ASSOCIATED STONE SILL CAP
TRM VINYL TRIM BOARD, SMOOTH, COLOR - WHITE
VIS INSULATED VISION GLASS: CLEAR W/ LOW E COATING IN VINYL RESIDENTIAL STYLE WINDOW
VNL-1 VINYL LAP SIDING, 6" REVEAL, COLOR - WHITE
VNL-2 VINYL LAP SIDING, 6" REVEAL, COLOR - GRAY
VNL-3 VINYL LAP SIDING, 6" REVEAL, COLOR - LIGHT GRAY
MISCELLANEOUS EXTERIOR MATERIAL FINISHES:
TYPICAL U.O.N.
• EXPOSED CONCRETE: GRIND SMOOTH & RUB/COAT WITH CEMENT SLURRY.
• EXPOSED LINTELS: GALVANIZED & PAINTED TO MATCH ADJACENT MATERIAL ABOVE.
• FASCIA & SOFFIT: METAL PREFINISHED TO MATCH ADJACENT ROOF COLOR.
• GUTTERS & DOWNSPOUTS: METAL PREFINISHED WHITE.
• CAULKS & SEALANTS: COLOR MATCHED TO ADJACENT MATERIAL.
• HOLLOW METAL MAN DOORS & FRAMES: PAINTED TO MATCH ADJACENT MATERIAL.
• GARAGE DOORS: METAL PRE-FINISHED WHITE.
• LOUVERS: METAL PRE-FINISHED TO MATCH ADJACENT MATERIAL COLOR.
• LIGHT FIXTURES: METAL PRE-FINISHED WHITE.
• TRIM SIZES, TYP. U.O.N.:
WINDOWS & DOORS 5-1/2”
VERTICAL 5-1/2”
HORIZONTAL 9-1/4”
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
ROOF PEAK - 2 STORY
32' - 11 1/2"
RF
FAS
2 STORY ROOF BEARING
19' - 9"
VNL-1 VIS
VNL-3
VNL-2
VNL-1 VNL-1
TRM
TRM
TRM
TRM
FAS
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
ROOF PEAK - 2 STORY
32' - 11 1/2"
RF
VNL-3
VNL-1
VNL-1
VNL-1
RF
RF
VIS
VIS
TRM
VIS
TRM
2 STORY ROOF BEARING
19' - 9"
TRM VNL-1
VNL-1TRM
DS
GUT
TRM
VNL-2
VNL-1
GUT
TRM
TRM
VIS
VIS
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
ROOF PEAK - 2 STORY
32' - 11 1/2"
VNL-1
TRM
VNL-3
VIS
TRM
FAS
FAS
VNL-1
2 STORY ROOF BEARING
19' - 9"
VNL-1 VNL-1
VNL-2
TRM
TRM
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
ROOF PEAK - 2 STORY
32' - 11 1/2"
RF
STN
VNL-1 STN STN
VNL-3
RF
FAS
VNL-1
VNL-3
VNL-1
VNL-1
VNL-1
VNL-3
VNL-2
VNL-3
VIS
TRM
VIS
TRM
RF
RF
2 STORY ROOF BEARING
19' - 9"
FAS
VNL-2
TRM
STN
VNL-1
VNL-1
VNL-3
VIS
TRM
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_4-Plex Two-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:19:20 PMCONVERGE NWTOWNHOUSESWAUKEE, IA21113
A-203
4-PLEX 2-STORY
EXT.
ELEVATIONS
SP
SCALE:1/8" = 1'-0"3 4-PLEX 2-STORY RIGHT ELEVATION
SCALE:1/8" = 1'-0"2 4-PLEX 2-STORY REAR ELEVATION
SCALE:1/8" = 1'-0"4 4-PLEX 2-STORY LEFT ELEVATION
SCALE:1/8" = 1'-0"1 4-PLEX 2-STORY FRONT ELEVATION
Rev. #Issue / RevisionDate330% Set12-03-20211. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS AND OTHER DISCIPLINES
DOCUMENTS.
2. ALL CONDUIT RUNS & SERVICE LINES SHALL BE GROUPED TOGETHER IN A NEAT & ORDERLY MANNER AND
SHOULD PENETRATE THE WALL AT THE LOWEST POINT AND ARE NOT TO RUN OVER THE TOP OF PARAPET.
ALL OTHER CONDUITS & JUNCTION BOXES FOR EXTERIOR FIXTURES & EQUIPMENT SHALL BE FULLY
CONCEALED WITHIN THE BUILDING CONSTRUCTION.
3. ALL HORIZONTAL TRANSITIONS BETWEEN DIFFERENT MATERIALS SHALL BE FLASHED CONTINUOUS FROM
UP BEHIND UPPER MATERIAL AND EXTEND OVER TO EXTERIOR FACE OF LOWER MATERIAL WITH DRIP
EDGE.
4. ANY RETURNS OR BLIND ELEVATIONS NOT SHOWN SHALL BE SIMILAR IN MATERIAL AND MAKEUP TO
ADJACENT CONDITIONS OR OTHER SIMILAR CONDITIONS.
5. NO EXPOSED MASONRY/MATERIAL CORES. MASONRY RETURNS AT WINDOWS/OPENINGS ARE REQUIRED IF
FRAMING IS NOT DEEP ENOUGH TO PROVIDE CLOSURE AT THE BACKSIDE OF MASONRY FOR AN
EFFECTIVELY SEALED JOINT.
6. CAULK & SEAL ALL TRANSITION-CONTROL-EXPANSION AT ALL EXTERIOR MATERIALS.
7. PROVIDE CAST REGLETS JUST IN FROM THE OUTER EDGE ON UNDERSIDE OF FACE MATERIAL OR DRIP
EDGE AT ALL OVERHANGS & SOFFITS.
8. INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER AROUND ALL EXTERIOR
PENETRATIONS TO PREVENT WATER AND SPRINKLER PIPE FREEZING.
9. WHERE EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF PAVING TO BE 1/4" LOWER THAN INTERIOR
FINISH FLOOR, SLOPING CONTINUOUSLY AWAY FROM BUILDING A MINIMUM OF 5’. WHERE DOOR STOOP, 48"
OUT FROM DOOR 1:48(2%) MAX. SLOPE, AFTER 48" AWAY FROM DOOR 1:20(5%) MAXIMUM SLOPE TO PUBLIC
WAY. (REFER TO CIVIL)
10. WHERE NO EXTERIOR PAVING ADJACENT TO BUILDING, TOP OF FINISHED LANDSCAPE A MINIMUM OF 4"
BELOW INTERIOR FINISH FLOOR AND 4”BELOW EXTERIOR WALL FLASHING/WEEPS, SLOPING
CONTINUOUSLY AWAY FROM BUILDING A MINIMUM OF 5’. (REFER TO CIVIL)
11. ADDRESS SHALL BE PROVIDED ON STREET SIDE OF BUILDING AND ON MONUMENT SIGN. NUMBERS A
MINIMUM 5 INCH CONTRASTING COLOR NUMBERS WITH MINIMUM 1/2" STROKE.
ACTUAL DETAILS & DIMENSIONS MAY VARY AND ARE SUBJECT TO CHANGE. ALL DRAWINGS ARE SUBJECT TO
AUTHORITY HAVING JURISDICTION APPROVAL. SIGNAGE SHOWN DOES NOT REPRESENT ALLOWABLE SIGNAGE
PERMITTING/APPROVAL OF ALL SIGNAGE PER CURRENT CITY ORDINANCE BY OTHERS.
GENERAL EXTERIOR ELEVATION NOTES:
EXTERIOR MATERIAL LEGEND
MAT.
LABEL MATERIAL DESCRIPTION
DS PREFINISHED METAL DOWNSPOUT: WHITE
FAS VINYL FASCIA BOARD, SMOOTH, COLOR - WHITE
GUT PREFINISHED METAL GUTTER: WHITE
RF ARCHITECTURAL ASPHALT ROOFING SHINGLES, COLOR - CHARCOAL
STN CENTURION STONE, COASTAL OHIO LIMESTONE W/ ASSOCIATED STONE SILL CAP
TRM VINYL TRIM BOARD, SMOOTH, COLOR - WHITE
VIS INSULATED VISION GLASS: CLEAR W/ LOW E COATING IN VINYL RESIDENTIAL STYLE WINDOW
VNL-1 VINYL LAP SIDING, 6" REVEAL, COLOR - WHITE
VNL-2 VINYL LAP SIDING, 6" REVEAL, COLOR - GRAY
VNL-3 VINYL LAP SIDING, 6" REVEAL, COLOR - LIGHT GRAY
MISCELLANEOUS EXTERIOR MATERIAL FINISHES:
TYPICAL U.O.N.
• EXPOSED CONCRETE: GRIND SMOOTH & RUB/COAT WITH CEMENT SLURRY.
• EXPOSED LINTELS: GALVANIZED & PAINTED TO MATCH ADJACENT MATERIAL ABOVE.
• FASCIA & SOFFIT: METAL PREFINISHED TO MATCH ADJACENT ROOF COLOR.
• GUTTERS & DOWNSPOUTS: METAL PREFINISHED WHITE.
• CAULKS & SEALANTS: COLOR MATCHED TO ADJACENT MATERIAL.
• HOLLOW METAL MAN DOORS & FRAMES: PAINTED TO MATCH ADJACENT MATERIAL.
• GARAGE DOORS: METAL PRE-FINISHED WHITE.
• LOUVERS: METAL PRE-FINISHED TO MATCH ADJACENT MATERIAL COLOR.
• LIGHT FIXTURES: METAL PRE-FINISHED WHITE.
• TRIM SIZES, TYP. U.O.N.:
WINDOWS & DOORS 5-1/2”
VERTICAL 5-1/2”
HORIZONTAL 9-1/4”
REF.
WD
DW
GARAGE
003
LIVING
011
BEDROOM
006
BEDROOM
012
ENTRY
001
KITCHEN
008
WIC
014
MECH.
005
LAUNDRY
004
BATH
010
BATH
013
WIC
007
CLOSET002CLOSET0094
003.1
001
004
005
006
007
009
010
013
012
002
003 1/4" PER FT, TYPA-411
2
3
4
A-411
5
6
A-411 7
123
9
6
10
8
11
5
3
123
12
6
5
5
5
5
7
1' - 0"
2 1/8"
3' - 9"1' - 6"3' - 0"
1"3' - 0"1' - 6"1' - 3"1' - 3"6' - 0"1' - 0"7' - 0"2' - 0"
2 1/8"
2' - 9"1' - 6"3' - 1"
1' - 0" 2' - 9" 2' - 6" 2' - 9" 2' - 3"2' - 6"1' - 6"3' - 0"2' - 0" 3" 1' - 6" 2' - 6" 1' - 6" 3" 2' - 0"1' - 3"1' - 3"1' - 6"3' - 0"3"2' - 0"3' - 0"1' - 9"3"2' - 0"33"-36"1' - 0" 1' - 0"
CRITICAL
1' - 6"1' - 6 1/2"1' - 0"2' - 0"1' - 0"
1"33"-36"1' - 0" 3' - 6"
6' - 7 1/2" 2' - 6"33"-36"MIN.
15 3/4"
MIN.
15 3/4"
2" 2' - 3" 1' - 0" 2' - 3" 1' - 7 1/2" 1' - 8" 2' - 6"
12" 12"33"-36"24" 12"33"-36"24" GRAB BAR
36" GRAB BAR
MIN.
15 3/4"
MIN.
15 3/4"
12" 42" MIN.33"-36"SWING UP GRAB BAR
SIDE GRAB BAR
12" MIN.NOTE: ALL GRAB BAR
BLOCKING SHALL BE MIN 2X8
WOOD BLOCKING TO ENSURE
ADEQUATE COVERAGE FOR
MIN 6" BLOCKING
REQUIREMENTS.
ALL BLOCKING TO BE
VERTICALLY CENTERED ON
GRAB BAR.33"-36"TUB- BACK WALL
TUB- CONTROL WALL
TUB- HEAD END WALL
INSTALL
BLOCKING
FOR FUTURE
GRAB BARS
INSTALL
BLOCKING
FOR FUTURE
GRAB BARS
INSTALL
BLOCKING
FOR FUTURE
GRAB BARS
INSTALL BLOCKING
FOR CONTROLST.O. BAR33"-36"MAX.32"MIN.6"12- 24"MAX.32"33- 36"3" -6"MIN.18"8" -10"T.O. BAR33"-36"MIN.
24"
12" MAX 24" MIN.24" MAX
MAX6"T.O. BAR33"-36"4" MAX.
CL
NOTE: ALL GRAB BAR BLOCKING
SHALL BE MIN 2X8 WOOD
BLOCKING TO ENSURE ADEQUATE
COVERAGE FOR MIN 6" BLOCKING
REQUIREMENTS. ALL BLOCKING
TO BE VERTICALLY CENTERED ON
GRAB BAR.
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_5-Plex One-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:22:44 PMCONVERGE NWTOWNHOUSESWAUKEE, IA21113
A-411
TYPE 2A UNIT
PLAN
SP
SCALE:1/4" = 1'-0"1 TYPE 2A UNIT FLOOR PLAN
TYPE 2A DOOR & FRAME SCHEDULE
DOOR
NO.ROOM NAME
DOOR FRAME HARDWARE REMARKS
(ALSO SEE NOTES)UNITTYPE PAIR WIDTH HEIGHT MAT'L TYPE RATING MAT'L CLOSER THLD
001 ENTRY P3 No 3' - 0" 6' - 8" VINYL 1 VINYL Yes Yes ENTRY LOCK 2A
002 CLOSET P2 No 2' - 6" 6' - 8" WOOD 2 WOOD No No PASSAGE 2A
003 OHD No 16' - 0" 7' - 0" STEEL -- -- PUSH BUTTON, 2 REMOTES 2A
003.1 GARAGE P2 No 3' - 0" 6' - 8" WOOD 2 WOOD Yes No ENTRY LOCK 2A
004 LAUNDRY P2 No 2' - 10" 6' - 8" WOOD 2 WOOD No No PASSAGE 2A
005 MECH. P2 Yes 5' - 0" 6' - 8" WOOD 2 WOOD No No PASSAGE 2A
006 BEDROOM P2 No 2' - 10" 6' - 8" WOOD 2 WOOD No No PASSAGE 2A
007 WIC P2 No 2' - 10" 6' - 8" WOOD 2 WOOD No No PASSAGE 2A
009 CLOSET P2 No 2' - 0" 6' - 8" WOOD 2 WOOD No No PASSAGE 2A
010 BATH P2 No 2' - 10" 6' - 8" WOOD 2 WOOD No No PRIVACY LOCK 2A
012 BEDROOM P2 No 2' - 10" 6' - 8" WOOD 2 WOOD No No PASSAGE 2A
013 BATH P2 No 2' - 10" 6' - 8" WOOD 2 WOOD No No PRIVACY LOCK 2A
UNIT PLAN KEYNOTES
LABEL REMARKS
1 REFER TO OVERALL BUILDING PLANS FOR SPECIFIC WINDOW TYPE & LOCATION, TYP.
2 WINDOWS TO RECEIVE DRYWALL SILL & RETURNS TO MATCH ADJ. WALL, TYP.
3 INSTALL WINDOW BLINDS, SIZED TO FIT WINDOW, AT ALL WINDOW LOCATIONS; SPECIFIC T.B.D., TYP.
4 REFER TO OVERALL BUILDING PLANS FOR DECK/PATIO SIZE, DETAILS, ETC.
5 COATED WIRE SHELF W/ INTEGRAL HANGING ROD - 12" DEEP
6 (2 LAYERS) COATED WIRE SHELF WITH INTEGRAL HANGING ROD - 12" DEEP; TOP OF LOWER SHELF AND ROD TO BE INSTALLED AT 48" AFF MAXIMUM
7 (5 LAYERS) COATED WIRE SHELF - 16" DEEP; TOP OF 3 LAYERS TO BE INSTALLED BETWEEN 15"-48" AFF
8 UNIT ENTRY DOOR; REFER TO DETAIL #3 ON SHEET G-011 FOR MINIMUM DOOR CLEARANCES
9 REFER TO OVERALL BUILDING PLANS FOR SPECIFIC PATIO DOOR LOCATION
10 MECHANICAL EQUIPMENT SHOWN FOR COORDINATION PURPOSES ONLY; ALL MEP SCOPE IS DESIGN-BUILD BY CONTRACTOR
11 STEEL COUNTERTOP BRACKET - SIZED APPROPRIATELY PER OVERHANG, TYP.
12 36" X 80" CASED OPENING
13 COAT HOOKS INSTALLED @ 66" AFF OVER STAINED WOOD RAIL
14 18" DEEP WOOD BENCH W/ CUBBIES & COAT HOOKS INSTALLED @ 66" AFF OVER STAINED WOOD RAIL
GARAGE
20 MIN.Rev. #Issue / RevisionDate330% Set12-03-2021SCALE:1/2" = 1'-0"2 TYPE 2A - KITCHEN 1
SCALE:1/2" = 1'-0"3 TYPE 2A - KITCHEN 2
SCALE:1/2" = 1'-0"4 TYPE 2A - KITCHEN 3
SCALE:1/2" = 1'-0"5 TYPE 2A - BATH 1
SCALE:1/2" = 1'-0"6 TYPE 2A - BATH 2
SCALE:1/2" = 1'-0"7 TYPE 2A - M. BATH
TOILET GRAB BARS
SHOWER / TUB GRAB BARS
W D
DW
REF.
KITCHEN
012
DEN
007
BEDROOM
010
M. BATH
008
WIC
009
BATH
004
BEDROOM
002
CL0SET
003
LAUNDRY
005
LIVING
011
GARAGE
013
LIN.
ENTRY
00111' - 1 3/8"4 1/2"12' - 8"2' - 8"6 1/2"7' - 4"4 1/2"5' - 0"6 1/2"2' - 0"4 1/2"9' - 11 7/8"6' - 0"5' - 1 3/8"4 1/2"5' - 5 1/2"4 1/2"9' - 6"4 1/2"3' - 6 1/4"9' - 10 3/4"9' - 4 3/8"15' - 7 3/4"
4 1/2"
4" 6' - 0"
4 1/2"
8' - 11 5/8"
4 1/2"
19' - 3 7/8"
6' - 0"
4 1/2"
3' - 3 5/8"
4 1/2"
5' - 8 1/4"
6 1/2"
19' - 1 1/8"
3' - 0"
4 1/2"
6' - 4" 1' - 8"
4 1/2"
3' - 11 7/8" 5' - 5 5/8"
4 1/2"16' - 10 3/4"4 1/2"9' - 2"6 1/2"20' - 0"52' - 11 3/4"6' - 0"46' - 11 3/4"5' - 0"MECH.
006
9' - 8 1/8" 6' - 7 1/4"
11' - 4 1/2"
A-412
3
2
A-412
4
LIN.
A-4125
1 2 3
6
5
5
5
10
1 2 3
9
4
3
11
8
14
001
002
003
004
005
006
007
008
010
013.1
013
2' - 0" 3' - 0" 2' - 6" 3' - 0" 3' - 3"
2' - 0" 3' - 0" 2' - 6" 3' - 0" 3' - 3"3' - 0"4"1' - 2"2' - 6"7' - 0"2' - 6"2' - 0"3' - 3"2' - 0"3' - 0"2' - 6"1' - 7"1' - 6 1/2"3' - 0"1' - 0"1' - 9"2' - 10"4"3' - 6"7' - 0"4' - 0"
MIN.
15 3/4"
MIN.
15 3/4"33"-36"2' - 6"
2"
2' - 1" 2' - 1" 2' - 6" 1' - 0" 2' - 6" 2' - 6"
6' - 0"3' - 6"4"2' - 10"7' - 0"MIN.
15 3/4"
MIN.
15 3/4"33"-36"Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_3&4-Plex One-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:26:28 PMCONVERGE NWTOWNHOUSESWAUKEE, IOWA21113
A-412
UNIT 2B+D UNIT
PLAN
SP
UNIT PLAN KEYNOTES
LABEL REMARKS
1 REFER TO OVERALL BUILDING PLANS FOR SPECIFIC WINDOW TYPE & LOCATION, TYP.
2 WINDOWS TO RECEIVE DRYWALL SILL & RETURNS TO MATCH ADJ. WALL, TYP.
3 INSTALL WINDOW BLINDS, SIZED TO FIT WINDOW, AT ALL WINDOW LOCATIONS; SPECIFIC T.B.D., TYP.
4 REFER TO OVERALL BUILDING PLANS FOR DECK/PATIO SIZE, DETAILS, ETC.
5 COATED WIRE SHELF W/ INTEGRAL HANGING ROD - 12" DEEP
6 (2 LAYERS) COATED WIRE SHELF WITH INTEGRAL HANGING ROD - 12" DEEP; TOP OF LOWER SHELF AND ROD TO BE INSTALLED AT 48" AFF MAXIMUM
7 (5 LAYERS) COATED WIRE SHELF - 16" DEEP; TOP OF 3 LAYERS TO BE INSTALLED BETWEEN 15"-48" AFF
8 UNIT ENTRY DOOR; REFER TO DETAIL #3 ON SHEET G-011 FOR MINIMUM DOOR CLEARANCES
9 REFER TO OVERALL BUILDING PLANS FOR SPECIFIC PATIO DOOR LOCATION
10 MECHANICAL EQUIPMENT SHOWN FOR COORDINATION PURPOSES ONLY; ALL MEP SCOPE IS DESIGN-BUILD BY CONTRACTOR
11 STEEL COUNTERTOP BRACKET - SIZED APPROPRIATELY PER OVERHANG, TYP.
12 36" X 80" CASED OPENING
13 COAT HOOKS INSTALLED @ 66" AFF OVER STAINED WOOD RAIL
14 18" DEEP WOOD BENCH W/ CUBBIES & COAT HOOKS INSTALLED @ 66" AFF OVER STAINED WOOD RAIL
Rev. #Issue / RevisionDate330% Set12-03-2021SCALE:1/4" = 1'-0"1 TYPE 2B+D UNIT FLOOR PLAN
SCALE:1/2" = 1'-0"2 UNIT 2B+D KITCHEN ELEVATION 1
SCALE:1/2" = 1'-0"3 UNIT 2B+D KITCHEN ELEVATION 2
SCALE:1/2" = 1'-0"4 UNIT 2B+D BATHROOM ELEVATION
SCALE:1/2" = 1'-0"5 UNIT 2B+D M. BATHROOM ELEVATION
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS AND OTHER
DISCIPLINES DOCUMENTS.
2. DIMENSIONS ARE TO FACE OF FINISH MATERIAL AND CENTER OF DOOR UNLESS OTHERWISE
SPECIFIED.
3. MECHANICAL, ELECTRICAL, PLUMPING, FIRE SPRINKLER, FIRE/SMOKE ALARM SCOPE IS TO BE
DESIGN/BUILD BY CONTRACTOR. FIXTURES AND EQUIPMENT SHOWN IS PROVIDED FOR
COORDINATION PURPOSES ONLY. THE LAYOUT IS CONSIDERED CONCEPTUAL. REFER TO OTHER
CONSULTANT & CONTRACTOR DOCUMENTS FOR SPECIFIC DESIGN INFORMATION.
4. ALL INTERIOR WALLS OF UNIT ARE TO BE WALL TYPE 6, UNLESS OTHERWISE SPECIFIED. SEE SHEET
A-101 FOR WALL TYPES.
5. ALL CONDUITS, PIPES, WIRING, ROUGH-IN, ETC. SHOULD BE HELD AS TIGHT AS POSSIBLE TO THE
ROOF OR FLOOR DECK OR SHOULD BE KEPT WITHIN INTERIOR WALL AND FLOOR/CEILING CAVITIES.
NOTHING SHALL BE EXPOSED IN FINISHED SPACES, NOTHING SHALL PREVENT A SMOOTH
CONTINUOUS FINISHED WALL OR CEILING AS NOTED ON THE DRAWINGS AND NO PLUMBING RAN IN
EXTERIOR WALLS UNLESS PRIOR APPROVAL IS GRANTED BY THE ARCHITECT OR OWNER.
PLACEMENT COORDINATION BETWEEN TRADES IS REQUIRED.
6. FLOORING TO BE COMPLETE UNDER RANGE & REFRIGERATOR.
7. ALL APARTMENTS ARE ANSI A-117 CH.10 TYPE B UNITS UNLESS OTHERWISE INDICATED.
8. INSTALL AN EXHAUST FAN IN EACH BATHROOM AS REQUIRED BY CODE. EXTEND EXHAUST TO
OUTSIDE AIR CODE REQUIREMENTS.
9. REFER TO ACCESSIBILITY MATRIX FOR ACCESSIBLE, TYPE A, TYPE B, TYPE C & ACCESSIBLE
COMMUNICATION UNIT REQUIREMENTS.
10. KITCHEN CABINETRY LAYOUTS ARE CONCEPTUAL ONLY. VERIFY FINAL LAYOUTS WITH OWNER
PRIOR TO CONSTRUCTION.
11. INSTALL VERTICAL CONTROL JOINT FOR GYPSUM BOARD WALLS AT THE HEAD OF DOOR
JAMBS/OPENINGS (ONE SIDE ONLY) OR AS OTHERWISE NOTED OR WHERE REQUIRED PER
STANDARD MATERIAL PRACTICE (IN WALLS GREATER THAN 24') TO REDUCE STRESS CRACKING.
12. PROVIDE ADEQUATE WOOD BLOCKING FOR MILLWORK, FIXTURES, EQUIPMENT, PLUMBING FIXTURES
AND ACCESSORIES, ELECTRIC PANELS, ETC.
13. AT ALL UNITS WHERE THE WASHER & DRYER ARE LOCATED IN A DEDICATED CLOSET, PROVIDE A
RETURN AIR GRILLE IN THE WALL ABOVE THE DOOR HEADER SIZED TO PROVIDE ADEQUATE
VENTILATION FOR PROPER WASHER & DRYER OPERATION.
14. ALL LAUNDRY, UTILITY, & MECH ROOMS SHALL RECEIVE EPOXY PAINT THROUGHOUT THE ENTIRE
ROOM.
GENERAL UNIT PLAN NOTES
TYPE 2B+D DOOR & FRAME SCHEDULE
DOOR
NO.ROOM NAME
DOOR FRAME HARDWARE REMARKS
(ALSO SEE NOTES)UNITTYPE PAIR WIDTH HEIGHT MAT'L TYPE RATING MAT'L CLOSER THLD
001 ENTRY P3 No 3' - 0" 6' - 8" VINYL 1 VINYL Yes Yes ENTRY DOOR 2BD
002 BEDROOM P2 No 2' - 10" 6' - 8" WOOD 2 WOOD No No PRIVACY LOCK 2BD
003 CL0SET SP2 Yes 5' - 0" 6' - 8" WOOD 2 WOOD No No BYPASS, PASSAGE 2BD
004 BATH P2 No 2' - 6" 6' - 8" WOOD 2 WOOD No No PRIVACY LOCK 2BD
005 LAUNDRY P2 No 2' - 10" 6' - 8" WOOD 2 WOOD No No PRIVACY LOCK 2BD
006 MECH. SP2 Yes 5' - 0" 6' - 8" WOOD 2 WOOD No No BYPASS, PASSAGE 2BD
007 DEN P2 Yes 6' - 0" 6' - 8" WOOD 2 WOOD No No PASSAGE 2BD
008 M. BATH P2 No 2' - 10" 6' - 8" WOOD 2 WOOD No No PRIVACY LOCK 2BD
010 BEDROOM P2 No 2' - 10" 6' - 8" WOOD 2 WOOD No No PASSAGE 2BD
013 OHD No 16' - 0" 7' - 0" -- -- GARAGE DOOR 2BD
013.1 GARAGE P2 No 3' - 0" 6' - 8" WOOD 2 WOOD Yes No ENTRY LOCK 2BD
GARAGE
20 MIN.
REF.WDDW
LIVING
012
KITCHEN
009
BEDROOM
013
BEDROOM
007
BEDROOM
004
WIC
015
LAUNDRY
010
MECH.
002
CLOSET
008 LIN.016BATH
014
ENTRY
001
012
011
005
004
003
002
006
007
008
014
013
010
011.1
BATH
003
CLOSET
006
CLOSET005016
7
6 2
3
22
2
6
6
6
6
6
6
6
6 6
6
6 7
6
8
6
6
6
1
2
2
7
6
7
9
6 A-413
3
2
A-413 4
A-4135
1 2 3
9
6
10
8
11
4
3
1 2 3
5
1 2 3
1
2
3
19' - 3 7/8"15' - 7 3/4"11' - 11 3/4"5' - 5 1/2"2' - 0"10' - 6"10' - 1 1/2"5' - 11 3/4"15' - 11 7/8"9' - 11 7/16"19' - 11 1/2"46' - 11 3/4"5' - 2 1/2"3' - 3 1/4"
3' - 3 1/8"5' - 0"
2' - 0 1/2"3' - 10 1/2"2' - 11 1/2"5' - 8 1/8"3' - 9 1/4"12' - 0 3/4"
10' - 2"
7' - 10 3/8"
3' - 3 1/4"2' - 0"15' - 7 3/4"6' - 1"5' - 7 3/4"3' - 0 3/4"12' - 10 3/4"2' - 1 1/2"2' - 9"5
5
5
5
7
6
6
6
9 6
6
6
6
7
6
6 9' - 0 7/8"6' - 3" 3' - 3 1/4"2' - 6"1' - 11 1/8"5' - 0"
3 1/2"2' - 10"1 5/8"
ENTRY
00111' - 0 1/2"(40" MIN.)4' - 2 1/2"1' - 0 1/2"GARAGE
011
001
9"3' - 3"2' - 0"3"
DISHWASHER
END PANEL
3' - 0"1 1/2"3' - 3"1 3/4"3' - 0" 2' - 6" 3' - 9"
3' - 6 1/4" 3' - 0" 2' - 6" 3' - 9"3' - 0"4"1' - 2"2' - 6"6' - 0"1' - 0"FILLER, TYP.FILLER, TYP.7' - 0"3' - 6"4"2' - 10"2' - 6" 1' - 0" 2' - 6" 1' - 10" 1' - 10 1/4" 2' - 6"
MIN.
15 3/4"
MIN
15 3/4"
6' - 0"3' - 6"4"2' - 10"MIN.
15 3/4"
MIN
15 3/4"
2' - 6" 1' - 9" 1' - 10 1/2" 3' - 0" 1' - 0"
2' - 6"6' - 8"4' - 0"
Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_5-Plex One-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:22:45 PMCONVERGE NWTOWNHOUSESWAUKEE, IA21113
A-413
TYPE 3A UNIT
PLAN
SP
TYPE 3A DOOR & FRAME SCHEDULE
DOOR
NO.ROOM NAME
DOOR FRAME HARDWARE REMARKS
(ALSO SEE NOTES)UNITTYPE PAIR WIDTH HEIGHT MAT'L TYPE RATING MAT'L CLOSER THLD
001 P3 No 3' - 0" 6' - 8" VINYL 1 VINYL Yes Yes ENTRY DOOR 3A
002 MECH. P2 Yes 5' - 0" 6' - 8" WOOD 2 WOOD No No PASSAGE 3A
003 BATH P2 No 2' - 10" 6' - 8" WOOD 2 WOOD No No PRIVACY LOCK 3A
004 BEDROOM P2 No 2' - 10" 6' - 8" WOOD 2 WOOD No No PASSAGE 3A
005 CLOSET SP2 Yes 5' - 0" 6' - 8" WOOD 2 WOOD No No BYPASS, PASSAGE 3A
006 CLOSET P2 No 2' - 6" 6' - 8" WOOD 2 WOOD No No PASSAGE 3A
007 BEDROOM P2 No 2' - 10" 6' - 8" WOOD 2 WOOD No No PASSAGE 3A
008 CLOSET SP2 Yes 5' - 0" 6' - 8" WOOD 2 WOOD No No BYPASS, PASSAGE 3A
010 LAUNDRY P2 No 2' - 10" 6' - 8" WOOD 2 WOOD No No PASSAGE 3A
011 OHD No 16' - 0" 7' - 0" STEEL -- -- PUSH BUTTON, 2 REMOTES 3A
011.1 GARAGE P2 No 3' - 0" 6' - 8" WOOD 2 WOOD Yes No ENTRY LOCK 3A
012 LIVING SL Yes 6' - 0" 6' - 8" VINYL 1 VINYL No Yes INTERIOR SLIDE LOCK 3A
013 BEDROOM P2 No 2' - 10" 6' - 8" WOOD 2 WOOD No No PASSAGE 3A
014 BATH P2 No 2' - 10" 6' - 8" WOOD 2 WOOD No No PRIVACY LOCK 3A
016 LIN. P2 No 2' - 6" 6' - 8" WOOD 2 WOOD No No PASSAGE 3A
SCALE:1/4" = 1'-0"1 TYPE 3A UNIT FLOOR PLAN
SCALE:1/2" = 1'-0"2 TYPE 3A - ISLAND
SCALE:1/2" = 1'-0"3 TYPA 3A - KITCHEN
SCALE:1/2" = 1'-0"4 TYPE 3A - BATHROOM
SCALE:1/2" = 1'-0"5 TYPE 3A - BATHROOM 2
GARAGE
20 MIN.Rev. #Issue / RevisionDate330% Set12-03-2021UNIT PLAN KEYNOTES
LABEL REMARKS
1 REFER TO OVERALL BUILDING PLANS FOR SPECIFIC WINDOW TYPE & LOCATION, TYP.
2 WINDOWS TO RECEIVE DRYWALL SILL & RETURNS TO MATCH ADJ. WALL, TYP.
3 INSTALL WINDOW BLINDS, SIZED TO FIT WINDOW, AT ALL WINDOW LOCATIONS; SPECIFIC T.B.D., TYP.
4 REFER TO OVERALL BUILDING PLANS FOR DECK/PATIO SIZE, DETAILS, ETC.
5 COATED WIRE SHELF W/ INTEGRAL HANGING ROD - 12" DEEP
6 (2 LAYERS) COATED WIRE SHELF WITH INTEGRAL HANGING ROD - 12" DEEP; TOP OF LOWER SHELF AND ROD TO BE INSTALLED AT 48" AFF MAXIMUM
7 (5 LAYERS) COATED WIRE SHELF - 16" DEEP; TOP OF 3 LAYERS TO BE INSTALLED BETWEEN 15"-48" AFF
8 UNIT ENTRY DOOR; REFER TO DETAIL #3 ON SHEET G-011 FOR MINIMUM DOOR CLEARANCES
9 REFER TO OVERALL BUILDING PLANS FOR SPECIFIC PATIO DOOR LOCATION
10 MECHANICAL EQUIPMENT SHOWN FOR COORDINATION PURPOSES ONLY; ALL MEP SCOPE IS DESIGN-BUILD BY CONTRACTOR
11 STEEL COUNTERTOP BRACKET - SIZED APPROPRIATELY PER OVERHANG, TYP.
12 36" X 80" CASED OPENING
13 COAT HOOKS INSTALLED @ 66" AFF OVER STAINED WOOD RAIL
14 18" DEEP WOOD BENCH W/ CUBBIES & COAT HOOKS INSTALLED @ 66" AFF OVER STAINED WOOD RAIL
DW
REF.
W D
BEDROOM
002
BEDROOM
005
GARAGE
015
WIC
009
M. BATHROOM
008
BEDROOM
010
LAUNDRY
007
LIVING
011
KITCHEN
012
LAUNDRY
014
ENTRY
001
BATH
004
MECH.
013
CLOSET
003
CLOSET
00610' - 7 7/8"4 1/2"9' - 0"2' - 8"4 1/2"2' - 0"4 1/2"9' - 3"4 1/2"5' - 0"6 1/2"2' - 0"4 1/2"9' - 11 7/8"6' - 0"4' - 7 7/8"4 1/2"4' - 9 1/2"4 1/2"1' - 2"4 1/2"7' - 4"15' - 6 1/2"9' - 4 3/8"6' - 0"
4 1/2"
3' - 3 1/4"
4 1/2"
5' - 7 3/4"
6 1/2"
19' - 1 5/8"
11' - 10 5/8"
4 1/2"
3' - 4 7/8"
6 1/2"
13' - 5 1/8"
4 1/2"
5' - 4"
6' - 4 1/8"
4 1/2"
5' - 2"
4 1/2"
6' - 4 1/8"
4 1/2"
8' - 11 1/8"
4 1/2"
19' - 3 7/8"
15' - 7 3/4"
4 1/2"
19' - 3 7/8"20' - 0"6 1/2"7' - 8 1/4"4 1/2"3' - 0"4 1/2"15' - 0"52' - 11 3/4"46' - 11 3/4"6' - 0"9' - 7 3/4" 6' - 7 1/4"19' - 1 1/8"
LIN.
35' - 4 1/8"
A-414
3
2
A-4145
A-414
4
14
13
6
5
5
5
5
7
10
8
11
1 2 3
9
4
3
1 2 3
001
002
003
004
005
015.1
015
014
007
006
008
010
013
12
3' - 3" 3' - 0" 2' - 6" 3' - 0" 2' - 0"
2' - 0"3' - 0"2' - 6"3' - 0"3' - 3"
13' - 9"3' - 0"4"1' - 2"2' - 6"7' - 0"3' - 0"2' - 0"3' - 3"2' - 0"2' - 6"2' - 0" 1' - 0" 3' - 0" 1' - 8 5/8" 1' - 8" 2' - 6"
4' - 0"2' - 10"4"3' - 6"7' - 0"MIN.
15 3/4"
MIN.
15 3/4"33"-36"2' - 6"
2"
1' - 5 3/4" 1' - 6 1/4" 2' - 6" 1' - 0" 2' - 6"
6' - 0"3' - 6"4"2' - 10"MIN.
15 3/4"
MIN.
15 3/4"33"-36"33"-36"Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_3&4-Plex One-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:26:29 PMCONVERGE NWTOWNHOUSESWAUKEE, IOWA21113
A-414
TYPE 3B UNIT
PLAN
SP
UNIT PLAN KEYNOTES
LABEL REMARKS
1 REFER TO OVERALL BUILDING PLANS FOR SPECIFIC WINDOW TYPE & LOCATION, TYP.
2 WINDOWS TO RECEIVE DRYWALL SILL & RETURNS TO MATCH ADJ. WALL, TYP.
3 INSTALL WINDOW BLINDS, SIZED TO FIT WINDOW, AT ALL WINDOW LOCATIONS; SPECIFIC T.B.D., TYP.
4 REFER TO OVERALL BUILDING PLANS FOR DECK/PATIO SIZE, DETAILS, ETC.
5 COATED WIRE SHELF W/ INTEGRAL HANGING ROD - 12" DEEP
6 (2 LAYERS) COATED WIRE SHELF WITH INTEGRAL HANGING ROD - 12" DEEP; TOP OF LOWER SHELF AND ROD TO BE INSTALLED AT 48" AFF MAXIMUM
7 (5 LAYERS) COATED WIRE SHELF - 16" DEEP; TOP OF 3 LAYERS TO BE INSTALLED BETWEEN 15"-48" AFF
8 UNIT ENTRY DOOR; REFER TO DETAIL #3 ON SHEET G-011 FOR MINIMUM DOOR CLEARANCES
9 REFER TO OVERALL BUILDING PLANS FOR SPECIFIC PATIO DOOR LOCATION
10 MECHANICAL EQUIPMENT SHOWN FOR COORDINATION PURPOSES ONLY; ALL MEP SCOPE IS DESIGN-BUILD BY CONTRACTOR
11 STEEL COUNTERTOP BRACKET - SIZED APPROPRIATELY PER OVERHANG, TYP.
12 36" X 80" CASED OPENING
13 COAT HOOKS INSTALLED @ 66" AFF OVER STAINED WOOD RAIL
14 18" DEEP WOOD BENCH W/ CUBBIES & COAT HOOKS INSTALLED @ 66" AFF OVER STAINED WOOD RAIL
1. REFER TO ADDITIONAL NOTES AND REQUIREMENTS ON ALL OTHER DOCUMENTS AND OTHER
DISCIPLINES DOCUMENTS.
2. DIMENSIONS ARE TO FACE OF FINISH MATERIAL AND CENTER OF DOOR UNLESS OTHERWISE
SPECIFIED.
3. MECHANICAL, ELECTRICAL, PLUMPING, FIRE SPRINKLER, FIRE/SMOKE ALARM SCOPE IS TO BE
DESIGN/BUILD BY CONTRACTOR. FIXTURES AND EQUIPMENT SHOWN IS PROVIDED FOR
COORDINATION PURPOSES ONLY. THE LAYOUT IS CONSIDERED CONCEPTUAL. REFER TO OTHER
CONSULTANT & CONTRACTOR DOCUMENTS FOR SPECIFIC DESIGN INFORMATION.
4. ALL INTERIOR WALLS OF UNIT ARE TO BE WALL TYPE 6, UNLESS OTHERWISE SPECIFIED. SEE SHEET
A-101 FOR WALL TYPES.
5. ALL CONDUITS, PIPES, WIRING, ROUGH-IN, ETC. SHOULD BE HELD AS TIGHT AS POSSIBLE TO THE
ROOF OR FLOOR DECK OR SHOULD BE KEPT WITHIN INTERIOR WALL AND FLOOR/CEILING CAVITIES.
NOTHING SHALL BE EXPOSED IN FINISHED SPACES, NOTHING SHALL PREVENT A SMOOTH
CONTINUOUS FINISHED WALL OR CEILING AS NOTED ON THE DRAWINGS AND NO PLUMBING RAN IN
EXTERIOR WALLS UNLESS PRIOR APPROVAL IS GRANTED BY THE ARCHITECT OR OWNER.
PLACEMENT COORDINATION BETWEEN TRADES IS REQUIRED.
6. FLOORING TO BE COMPLETE UNDER RANGE & REFRIGERATOR.
7. ALL APARTMENTS ARE ANSI A-117 CH.10 TYPE B UNITS UNLESS OTHERWISE INDICATED.
8. INSTALL AN EXHAUST FAN IN EACH BATHROOM AS REQUIRED BY CODE. EXTEND EXHAUST TO
OUTSIDE AIR CODE REQUIREMENTS.
9. REFER TO ACCESSIBILITY MATRIX FOR ACCESSIBLE, TYPE A, TYPE B, TYPE C & ACCESSIBLE
COMMUNICATION UNIT REQUIREMENTS.
10. KITCHEN CABINETRY LAYOUTS ARE CONCEPTUAL ONLY. VERIFY FINAL LAYOUTS WITH OWNER
PRIOR TO CONSTRUCTION.
11. INSTALL VERTICAL CONTROL JOINT FOR GYPSUM BOARD WALLS AT THE HEAD OF DOOR
JAMBS/OPENINGS (ONE SIDE ONLY) OR AS OTHERWISE NOTED OR WHERE REQUIRED PER
STANDARD MATERIAL PRACTICE (IN WALLS GREATER THAN 24') TO REDUCE STRESS CRACKING.
12. PROVIDE ADEQUATE WOOD BLOCKING FOR MILLWORK, FIXTURES, EQUIPMENT, PLUMBING FIXTURES
AND ACCESSORIES, ELECTRIC PANELS, ETC.
13. AT ALL UNITS WHERE THE WASHER & DRYER ARE LOCATED IN A DEDICATED CLOSET, PROVIDE A
RETURN AIR GRILLE IN THE WALL ABOVE THE DOOR HEADER SIZED TO PROVIDE ADEQUATE
VENTILATION FOR PROPER WASHER & DRYER OPERATION.
14. ALL LAUNDRY, UTILITY, & MECH ROOMS SHALL RECEIVE EPOXY PAINT THROUGHOUT THE ENTIRE
ROOM.
GENERAL UNIT PLAN NOTES
Rev. #Issue / RevisionDate330% Set12-03-2021SCALE:1/4" = 1'-0"1 TYPE 3B UNIT FLOOR PLAN
SCALE:1/2" = 1'-0"2 UNIT 3B KITCHEN ELEVATION 1
SCALE:1/2" = 1'-0"3 UNIT 3B KITCHEN ELEVATION 2
SCALE:1/2" = 1'-0"4 UNIT 3B BATHROOM ELEVATION
SCALE:1/2" = 1'-0"5 UNIT 3B M. BATHROOM ELEVATION
TYPE 3B DOOR & FRAME SCHEDULE
DOOR
NO. ROOM NAME
DOOR FRAME HARDWARE REMARKS
(ALSO SEE NOTES) UNITTYPE PAIR WIDTH HEIGHT MAT'L TYPE RATING MAT'L CLOSER THLD
001 ENTRY No 3' - 0" 6' - 8" VINYL VINYL Yes Yes ENTRY DOOR 3B
002 BEDROOM No 2' - 10" 6' - 8" WOOD WOOD No No PRIVACY LOCK 3B
003 CLOSET Yes 5' - 0" 6' - 8" WOOD WOOD No No BYPASS, PASSAGE 3B
004 BATH No 2' - 6" 6' - 8" WOOD WOOD No No PRIVACY LOCK 3B
005 BEDROOM No 3' - 0" 6' - 8" WOOD WOOD No No PRIVACY LOCK 3B
006 CLOSET Yes 5' - 0" 6' - 8" WOOD WOOD No No BYPASS, PASSAGE 3B
007 LAUNDRY No 3' - 0" 6' - 8" WOOD WOOD No No PRIVACY LOCK 3B
008 M. BATHROOM No 2' - 10" 6' - 8" WOOD WOOD No No PRIVACY LOCK 3B
010 BEDROOM No 2' - 10" 6' - 8" WOOD WOOD No No PASSAGE 3B
013 MECH. Yes 5' - 0" 6' - 8" WOOD WOOD No No BYPASS, PASSAGE 3B
014 LAUNDRY No 3' - 0" 6' - 8" WOOD WOOD No No PRIVACY LOCK 3B
015 No 16' - 0" 7' - 0" ---- GARAGE DOOR 3B
015.1 GARAGE No 3' - 0" 6' - 8" WOOD WOOD Yes No ENTRY LOCK 3B
GARAGE
20 MIN.
REF.
DW WDLIVING
005
KITCHEN
003
ENTRY
001
BATH
004
CLOSET
002
GARAGE
000
A-415
5
4
3
4
A-415
616' - 6 1/4"4 1/2"9' - 7"6 3/4"19' - 11 1/4"18' - 5"
6 1/2"
3' - 6"19' - 11 1/4"6 3/4"4' - 5 1/2"6 1/2"8' - 8 7/8"6 1/2"7' - 8 7/8"4' - 5 1/2"10' - 9" 5' - 3"
4 1/2"
2' - 0 1/2"6 1/2" 3' - 6"4 1/2"3' - 0"4 1/2"4' - 5 1/2"19' - 3 5/8"
11
123
93
8
5
000
000.1
002
004
001
BEDROOM
013
BEDROOM
016
WIC
014
WIC
017
BATH
018
LAUNDRY
012
MECH.
008
BATH
015
BEDROOM
009
WIC
011
BATH
010
CORRIDOR
007
A-4158
A-415 7
A-415
913' - 4 3/8"4 1/2"5' - 9"4 1/2"3' - 0"6 1/2"5' - 0"4 1/2"5' - 0"4 1/2"12' - 9 7/8"11' - 9 1/4"
4 1/2"
10' - 3 5/8"5' - 1 5/8"4 1/2"12' - 3"4 1/2"3' - 5 7/8"4 1/2"6' - 1"4 1/2"5' - 3 7/8"4 1/2"12' - 9 7/8"8' - 6 7/8"
4 1/2"
5' - 11 3/4"
4 1/2"
7' - 1 3/4"
8' - 6 7/8"
4 1/2"
4' - 1 1/8"
6 1/2"
8' - 10 3/8"
12' - 11 7/8"
4 1/2"
5' - 0"
6 1/2"
3' - 6 1/2"
6
5
6
5
7
6
5
5
10
1 2 3 1 2 3
016013
015 018
012
009
011
008
12 12 2' - 6"1' - 6"3' - 0"2' - 0"2' - 0"3' - 6"1' - 0"
3"
2' - 0"3' - 0"7' - 0"2' - 0"
2"
1' - 6" 2' - 6" 1' - 3"
2"
2' - 0"
1' - 0 1/2"3' - 0"1' - 6"2' - 6"7' - 0"1' - 0" 2" 2' - 6" 2' - 6" 1' - 0"
1' - 0"
2"
1' - 0"3' - 0"2' - 9"
1 3/4"
3' - 0"
1 3/4"
2' - 0"
2"
3' - 0"2' - 9"3' - 3 1/2"6' - 0"1' - 0"7' - 0"3' - 0"1' - 6"2' - 6"4"2' - 10"3' - 6"2' - 9" 1' - 0" 2' - 9" 3' - 3" 2' - 6"
6' - 6"3' - 6"4"2' - 10"1 1/2"
3' - 3"
1 1/2"2' - 10"4"3' - 6"Sheet No.
Sheet Title
Proj. No.Proj. Mgr.This drawing has been prepared by the Architect, or under the Architect's direct supervision. This drawing is provided as an instrument of service by the Designer / Architect and is intended for use on this project only. Any reproduction, use, or disclosure of information contained herein without the prior written consent of the Architect is strictly prohibited. (C) Copyright 2021 by Simonson & Associates Architects, L.L.C.SAA
C:\Users\spoole\Documents\21113 Converge NW, Waukee, IA_4-Plex Two-Story Townhouse_spoolePMDSN.rvt12/2/2021 3:19:20 PMCONVERGE NWTOWNHOUSESWAUKEE, IA21113
A-415
TYPE 3C UNIT
PLAN
SP
SCALE:1/4" = 1'-0"1 TYPE 3C UNIT FIRST FLOOR PLAN
SCALE:1/4" = 1'-0"2 TYPE 3C UNIT SECOND FLOOR PLAN
SCALE:1/2" = 1'-0"3 TYPE 3C - KITCHEN
SCALE:1/2" = 1'-0"4 TYPE 3C - KITCHEN 2
SCALE:1/2" = 1'-0"5 TYPE 3C - KITCHEN 3
SCALE:1/2" = 1'-0"8 TYPE 3C - BATHROOM
SCALE:1/2" = 1'-0"7 TYPE 3C - BATHROOM 3 SCALE:1/2" = 1'-0"9 TYPE 3C - BATHROOM 2
SCALE:1/2" = 1'-0"6 TYPE 3C - 1/2 BATHROOM
Rev. #Issue / RevisionDate330% Set12-03-2021TYPE 3C DOOR & FRAME SCHEDULE
DOOR
NO.ROOM NAME
DOOR FRAME HARDWARE REMARKS
(ALSO SEE NOTES)UNITTYPE PAIR WIDTH HEIGHT MAT'L TYPE RATING MAT'L CLOSER THLD
000 OHD No 16' - 0" 7' - 0" -- -- GARAGE DOOR 3C
000.1 GARAGE P2 No 3' - 0" 6' - 8" WOOD 2 WOOD KEYED ENTRY 3C
001 LIVING P3 No 3' - 0" 6' - 8" VINYL 1 VINYL Yes Yes ENTRY DOOR 3C
002 CLOSET P2 No 2' - 6" 6' - 8" WOOD 2 WOOD No No PASSAGE 3C
004 LIVING P2 No 2' - 6" 6' - 8" WOOD 2 WOOD No No PRIVACY LOCK 3C
009 BEDROOM P2 No 3' - 0" 6' - 8" WOOD 2 WOOD PRIVACY LOCK 3C
011 WIC P2 No 2' - 6" 6' - 8" WOOD 2 WOOD No No PRIVACY LOCK 3C
012 LAUNDRY P2 No 3' - 0" 6' - 8" WOOD 2 WOOD PASSAGE 3C
013 BEDROOM P2 No 2' - 6" 6' - 8" WOOD 2 WOOD PRIVACY LOCK 3C
015 BATH P2 No 2' - 6" 6' - 8" WOOD 2 WOOD PRIVACY LOCK 3C
016 BEDROOM P2 No 2' - 6" 6' - 8" WOOD 2 WOOD PRIVACY LOCK 3C
018 BATH P2 No 2' - 6" 6' - 8" WOOD 2 WOOD No No PRIVACY LOCK 3C
GARAGE
20 MIN.
UNIT PLAN KEYNOTES
LABEL REMARKS
1 REFER TO OVERALL BUILDING PLANS FOR SPECIFIC WINDOW TYPE & LOCATION,
TYP.
2 WINDOWS TO RECEIVE DRYWALL SILL & RETURNS TO MATCH ADJ. WALL, TYP.
3 INSTALL WINDOW BLINDS, SIZED TO FIT WINDOW, AT ALL WINDOW LOCATIONS;
SPECIFIC T.B.D., TYP.
4 REFER TO OVERALL BUILDING PLANS FOR DECK/PATIO SIZE, DETAILS, ETC.
5 COATED WIRE SHELF W/ INTEGRAL HANGING ROD - 12" DEEP
6 (2 LAYERS) COATED WIRE SHELF WITH INTEGRAL HANGING ROD - 12" DEEP; TOP
OF LOWER SHELF AND ROD TO BE INSTALLED AT 48" AFF MAXIMUM
7 (5 LAYERS) COATED WIRE SHELF - 16" DEEP; TOP OF 3 LAYERS TO BE INSTALLED
BETWEEN 15"-48" AFF
8 UNIT ENTRY DOOR; REFER TO DETAIL #3 ON SHEET G-011 FOR MINIMUM DOOR
CLEARANCES
9 REFER TO OVERALL BUILDING PLANS FOR SPECIFIC PATIO DOOR LOCATION
10 MECHANICAL EQUIPMENT SHOWN FOR COORDINATION PURPOSES ONLY; ALL
MEP SCOPE IS DESIGN-BUILD BY CONTRACTOR
11 STEEL COUNTERTOP BRACKET - SIZED APPROPRIATELY PER OVERHANG, TYP.
12 36" X 80" CASED OPENING
17' - 4"
1' - 8"14' - 0"1' - 8"13' - 4"A-502
2
A-502
4
A-5023
A-502 3 SIM.5' - 10 3/4"3' - 0 3/8" 3' - 4" 3' - 4" 3' - 4" 3' - 0 3/8"1' - 4" 3' - 4" 8' - 8"
PAVING
0"
T.O. BRICK
6' - 8"
COP-1
BRK
METAL PANEL W/
METAL FRAME -
FINISH BLACK
SUBMERGE T.S. COLUMN
48" INTO FOOTING
6" CONCRETE FILLED
GALV STL PIPE -
PAINT BLACK
PINS BOTH
DOORS - SEE DTL
PAVING
0"
T.O. BRICK
6' - 8"
BRK
COP-1
6" CONCRETE FILLED
GALV STL PIPE -
PAINT BLACK
PAVING
0"
T.O. BRICK
6' - 8"
COP-1
BRK
GRADE
BRICK OVER CMU W/
INTERGAL WATER
REPELLANT
CMU
6" THICK 1/4" SLOPE
MAX. CONCRETE
DUMPSTER PAD
TREATED 2X8 WOOD
GUARD RAIL ANCHOR
TO BRICKWALL AT
HEIGHT OF DUMPSTER
PINS
PIPE BOLLARD
FOUNDATION
PRE-FINISHED METAL
PANEL OVER 3/4"
TREATED PLYWOOD ON
STEEL FRAME GATES
T.S. 3x2x3/16 FRAME &
CROSS BRACE @
GATE DOORS
PREFINISHED SHT
MTL CAP OVER EPDM
OVER TREATED
WOOD BLOCKING
T.S. 6x6x1/4 CORNER
POSTS @ GATE DOORS
3' - 6" 8" 6' - 8"
1' - 8"
SLOPE TOP
(2) #4 CONT. TO TIE
DOWELS TO
(4) CONT. #5 (2T & 2B)#3 TIES @ 4'-0" MAX.
#5 DOWELS x 5'-0"
(PROJ. 3'-0") @ 32" O.C.
#5 VERT. @ 32" O.C.
HORIZ. REINF: LADDER
TYPE @ 16" O.C.
6X6X1//4 GALV.
STEEL TUBE - PAINT
3/4" DIA. STEEL
HINGE PIN (WELDED
TO STEEL TUBE)
3/4" DIA. STEEL
HINGE SLEEVE
(BOLTED TO DOOR)
METAL PANEL W/
METAL FRAME -
FINISH BLACK
5/8" DIA. BAR
SIDE FRONT
1/4" PLATE
5/8" I.D. RING
3/8" DIA. HOLE
5/8" I.D. SPRING
5/8" I.D. RING
3/8" DIA. HOLE 2"3' - 0"5"
2"4 3/4" 1' - 0"4 3/4"3 3/4"6 1/2"1 3/4"SAA JOB #:
This drawing has been prepared by
the Architect, or under the
Architect's direct supervision. This
drawing is provided as an
instrument of service by the
Designer / Architect and is
intended for use on this project
only. Any reproduction, use, or
disclosure of information
contained herein without the prior
written consent of the Architect is
strictly prohibited. (C) Copyright
2021 by Simonson & Associates
Architects, L.L.C.
24"x36" SHEET (FULL SIZE)
-SCALE IS AS NOTED.
12"x18" SHEET (HALF SIZE)
-SCALE IS ONE-HALF OF WHAT IS NOTED
OTHER SHEET SIZES NOT TO SCALE
21113
WAUKEE CROSSING
WAUKEE, IA
10/12/21
1.REFER TO ADDITIONAL NOTES & REQUIREMENTS ON ALL OTHER DOCUMENTS
& OTHER DISCIPLINES DOCUMENTS.
2.ALL HORIZONTAL TRANSITIONS BETWEEN DIFFERENT MATERIALS SHALL BE
FLASHED CONTINUOUS FROM UP BEHIND TO UNDER UPPER MATERIAL & EXTEND
OVER TO EXTERIOR FACE OF LOWER MATERIAL. SOFT JOINTS REQUIRED BETWEEN
DISSIMILAR MATERIALS.
3.INSTALL VERTICAL EXPANSION JOINTS MINIMAL AT COLUMN/GRID LINE AND & AT THE
HEAD OF DOOR JAMBS/OPENING OR AS OTHERWISE NOTED OR WHERE REQUIRED
PER STANDARD MATERIAL PRACTICES TO REDUCE STRESS CRACKING. NO CONTROL
JOINTS/ EXPANSION JOINTS AT MAIN STRUCTURAL BEARING, KEEP AWAY 2'-6" MIN.
4.CAULK & SEAL ALL TRANSITION-CONTROL-EXPANSION AT ALL EXTERIOR
MATERIALS. ALL SEALANTS SHOULD BE COLOR-MATCHED TO ADJACENT MATERIAL.
5.INSULATE AND SEAL TO ENSURE ADEQUATE AIR INFILTRATION BARRIER AROUND
ALL EXTERIOR PENETRATIONS TO PREVENT WATER AND SPRINKLER PIPE FREEZING.
6. ALL METAL EXPOSED TO EXTERIOR OR EXPOSED TO MOISTURE SHALL BE GALVANIZED
7. STAINLESS STEEL CLIPS ARE REQUIRED FOR ANY MASONRY LARGER THAN 8x16 FACE SIZE
GENERAL DETAIL NOTES:
NORTH
SCALE:1/4" = 1'-0"1 TRASH ENCLOSURE PLAN
SCALE:1/4" = 1'-0"2 TRASH ENCLOSURE FRONT ELEVATION
SCALE:1/4" = 1'-0"3 TRASH ENCLOSURE SIDE ELEVATION
SCALE:1/4" = 1'-0"4 TRASH ELNCOSURE BACK ELEVATION
SCALE:1/4" = 1'-0"5 TRASH CROSS SECTION
SCALE:1 1/2" = 1'-0"6 TRASH HINGE
SCALE:3/4" = 1'-0"7 TRASH PIN