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HomeMy WebLinkAbout2024-09-03 I04 405 6th Street_Site Plan AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: September 3, 2024 AGENDA ITEM: Consideration of approval of a resolution approving a site plan for 405 6th Street (405 6th Street) FORMAT: Resolution SYNOPSIS INCLUDING PRO & CON: The project includes the redevelopment and renovation of an existing site and building within the Downtown Triangle. For the last several years, the existing 2,400 square foot building, formerly occupied by the Pin Oak Gallery, has been vacant. The current owner purchased the property in 2021 with the intent to create an office space and workshop within the building. Based on the results from the Downtown Assessment that the City completed in 2023, the property owner pivoted from their original intent on using the building and has secured a café/restaurant user for the space and intends to renovate the building for their tenant to occupy the space. The City of Waukee secured grant funding through the Community Catalyst Grant program administered by IEDA in 2023 to assist with the renovation of the building. The improvements to the site include removing the small lean-to that was added to the south side of the building several years ago. The site plan shows that an outdoor patio seating area will be installed where the lean-to is currently located. In addition, there are utility improvements necessary that will be completed as part of the renovation and redevelopment of the site. A trash enclosure is shown at the southwest corner of the site. The site will be serviced with all public utilities. A new sanitary sewer service will be extended from the existing main within the alley to the south. In addition, a new water service will be added to accommodate a fie sprinkler system. Improvements to the building include removing the existing pitched roof that was added several years ago. The pitched roof will be replaced with a flat roof, which was the original style of roof that was on the building when it was constructed in the late 1940s. In addition, to the roof renovation, the applicant intends to relocate the main entry to the building from the north side to the west side of the building. Several new windows are proposed to be added to enhance natural light into the building. Many of the window additions will be in areas where previously there were windows and doors. The proposed elevations comply with the Site Plan Ordinance as well as the Downtown Guidelines. The existing brick on the building will be utilized and painted white. In addition, the provision of additional windows will enhance the pedestrian experience and walkability of the Downtown Triangle. Returning the roof to a flat roof is consistent with the Downtown Guidelines as that is what is more common in central business district areas. Rooftop mechanical equipment will be screened by the parapet wall surrounding the roof. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: I4 COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed this project at the April 23, 2024, Commission Meeting and recommended approval subject to remaining staff comments: Approval of a Site Plan for 405 6th Street Andy Kass, Community Development Director, introduced the request for approval of a site plan for modifications to the site and existing building located at 405 6th Street, requested by Elbert Real Estate Group, LLC, and represented by Patrick Elbert. The property is generally located south of Walnut Street and east of 6th Street containing approximately 0.12-acres. The project includes the redevelopment and renovation of an existing site and building within the Downtown Triangle. For the last several years, the existing 2,400 square foot building, formerly occupied by the Pin Oak Gallery, has been vacant. The current owner purchased the property in 2021 with the intent to create an office space and workshop within the building. In 2023 the City of Waukee partnered with the Iowa Economic Development Authority (IEDA) to conduct a downtown assessment of the Triangle and surrounding area. Survey results and recommendations from the assessment conducted by IEDA strongly suggested that the existing building was being underutilized and that a restaurant or café would be a desirable use for the building and would be an excellent candidate for grant funding through IEDA for building renovations. The property owner pivoted from their original intent on using the building and has secured a café/restaurant user for the space and intends to renovate the building for their tenant to occupy the space. The City of Waukee secured grant funding through the Community Catalyst Grant program administered by the IEDA in 2023 to assist with the renovation of the building. The improvements to the site include removing the small lean-to that was added to the south side of the building several years ago. The site plan shows an outdoor patio seating area that will be installed where the lean-to is currently located. In addition, there are utility improvements necessary that will be completed as part of the renovation and redevelopment of the site. A trash enclosure is shown at the southwest corner of the site. Improvements to the building include removing the existing pitched roof that was added several years ago. The pitched roof will be replaced with a flat roof, which was the original style of roof that was on the building when it was constructed in the late 1940’s. in addition to the roof renovation, the applicant intends to relocate the main entry to the building from the north side to the west side of the building. Several new windows are proposed to be added to enhance natural light into the building. Many of the window additions will be in areas where previously there were windows and doors. On-street parking is available throughout the Downtown Triangle area. The C-2 zoning district does not require off-street parking. The City of Waukee is currently working on a long-term improvement plan for the Downtown Triangle that would include additional parking in the area to accommodate the need for on-street parking as the Triangle area continues to re-develop. No new sidewalks are proposed. There are existing sidewalks along 6th Street and Walnut Street that customers of the café will be able to utilize. The site will be serviced with all public utilities. A new sanitary sewer service will be extended from the existing main within the alley to the south. A grease interceptor will be installed as well to comply with Wastewater Reclamation Authority requirements. The proposed elevations comply with the Site Plan Ordinance as well as the Downtown Guidelines. The existing brick on the building will be utilized and painted white. In addition, the provision of additional windows will enhance the pedestrian experience and walkability of the Downtown Triangle. Returning the roof to a flat roof is consistent with the Downtown Guidelines as that is what is more common in central business district areas. Rooftop mechanical equipment will be screened by the parapet wall surrounding the roof. The site plan is in general conformance with the Zoning Ordinance, Site Plan Ordinance, and Comprehensive Plan. Staff recommends approval of the site plan subject to any remaining staff comments. Discussion as follows:  General discussion of the rendering of the site, including trash location, and a potential second building (future expansion, not up for consideration tonight)  Discussion of businesses in the surrounding area, including Kissed Peach Salon  Andy Kass confirmed the size of the building at approximately 2400 square feet  General discussion of future potential additions of the site, to include a second building or expanded patio area  General discussion on restrictions/limitations of grant funds and how the building can be used  Patrick Elbert, owner, spoke on the topic of the use of grant funds ($100,000 state funds with the city contributing up to $50,000) and confirmed that grant funds were closely tied to roof restoration/historical significance and use of the building as a restaurant/café; walkability to the area, etc. Motion by Commissioner Broderick for approval of a site plan for 405 6th Street, seconded by Commissioner Tessau. Ayes: Broderick, Streit, Koelker, Beenken, Tessau, Lohse, and Bankole. Nays: None. Motion carried. STAFF REVIEW AND COMMENT: Staff recommends approval of the site plan subject to remaining staff comments. RECOMMENDATION: Approve the resolution. ATTACHMENTS: I. Proposed Resolutions II. Staff Report III. Site Plans & Elevations PREPARED BY: Andy Kass, Community Development Director REVIEWED BY: THE CITY OF WAUKEE, IOWA RESOLUTION 2024- APPROVING THE SITE PLAN FOR 405 6TH STREET (405 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 405 6th Street on April 23, 2024; AND, WHEREAS, the Site Plan for 405 6th Street is in general conformance with §160 – Site and Building Development Standards Ordinance of the Waukee Municipal Code; AND, WHEREAS, the Site Plan for 405 6th Street 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 3rd day of September, 2024 that the Site Plan for 405 6th Street is approved subject to remaining staff comments. ____________________________ Courtney Clarke, Mayor Attest: ___________________________________ Rebecca D. Schuett, City Clerk RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN R. Charles Bottenberg Chris Crone Rob Grove Anna Bergman Pierce Ben Sinclair PLANNING AND ZONING COMMISSION STAFF REPORT PROJECT: 405 6th Street – Site Plan PREPARED BY: Andy Kass, AICP, Community Development Director REPORT DATE: April 19, 2024 MEETING DATE: April 23, 2024 GENERAL INFORMATION Owner/Applicant: Elbert Real Estate Group, LLC Owner’s Representative: Patrick Elbert Request: The applicant is requesting approval of a site plan for modifications to the site and existing building located at 405 6th Street Location and Size: Property is generally located south of Walnut Street and west of 6th Street containing approximately 0.12- acres. AREA MAP ABOVE: Aerial of the subject property (outlined in RED). April 19, 2024 2 of 3 LAND USES AND ZONING Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Pin Oak Gallery Building Mixed Use Village C-2 (Downtown Village District) North Triangle Park / Heartland Co-op Mixed Use Village C-2 (Downtown Village District) South Charter Bank Mixed Use Village C-2 (Downtown Village District) East Kissed Peach Salon Mixed Use Village C-2 (Downtown Village District) West Various Retail Mixed Use Village C-2 (Downtown Village District) PROJECT DESCRIPTION The project includes the redevelopment and renovation of an existing site and building within the Downtown Triangle. For the last several years, the existing 2,400 square foot building, formerly occupied by the Pin Oak Gallery, has been vacant. The current owner purchased the property in 2021 with the intent to create an office space and workshop within the building. In 2023, the City of Waukee partnered with the Iowa Economic Development Authority (IEDA) to conduct a downtown assessment of the Triangle and surrounding area. Survey results and recommendations from the assessment conducted by IEDA strongly suggested that the existing building was being underutilized and that a restaurant or café would be a desirable use for the building and would be an excellent candidate for grant funding through IEDA for building renovations. The property owner pivoted from their original intent on using the building and has secured a café/restaurant user for the space and intends to renovate the building for their tenant to occupy the space. The City of Waukee secured grant funding through the Community Catalyst Grant program administered by IEDA in 2023 to assist with the renovation of the building. The improvements to the site include removing the small lean-to that was added to the south side of the building several years ago. The site plan shows that an outdoor patio seating area will be installed where the lean-to is currently located. In addition, there are utility improvements necessary that will be completed as part of the renovation and redevelopment of the site. A trash enclosure is shown at the southwest corner of the site. Improvements to the building include removing the existing pitched roof that was added several years ago. The pitched roof will be replaced with a flat roof, which was the original style of roof that was on the building when it was constructed in the late 1940s. In addition, to the roof renovation, the applicant intends to relocate the main entry to the building from the north side to the west side of the building. Several new windows are proposed to be added to enhance natural light into the building. Many of the window additions will be in areas where previously there were windows and doors. April 19, 2024 3 of 3 ACCESS AND PARKING On-street parking is available throughout the Downtown Triangle area. The C-2 zoning district does not require off-street parking. The City of Waukee is currently working on a long-term improvement plan for the Downtown Triangle that would include additional parking in the area to accommodate the need for on-street parking as the Triangle area continues to redevelop. SIDEWALKS/TRAILS No new sidewalks are proposed. There are existing sidewalks along 6th Street and Walnut Street that customers of the café will be able to utilize. UTILITIES The site will be serviced with all public utilities. A new sanitary sewer service will be extended from the existing main within the alley to the south. A grease interceptor will be installed as well to comply with Wastewater Reclamation Authority requirements. ELEVATIONS The proposed elevations comply with the Site Plan Ordinance as well as the Downtown Guidelines. The existing brick on the building will be utilized and painted white. In addition, the provision of additional windows will enhance the pedestrian experience and walkability of the Downtown Triangle. Returning the roof to a flat roof is consistent with the Downtown Guidelines as that is what is more common in central business district areas. Rooftop mechanical equipment will be screened by the parapet wall surrounding the roof. STAFF RECOMMENDATION The site plan is in general conformance with the Zoning Ordinance, Site Plan Ordinance, and Comprehensive Plan. Staff recommends approval of the site plan subject to any remaining staff comments. 405 6th STREET WAUKEE, IOWA SITE PLAN NAI #22214 PROJECT SUMMARY LEGAL DESCRIPTION PROPERTY OWNER ELBERT REAL ESTATE GROUP, LLC 1625 S WARRIOR LANE WAUKEE, IOWA 50263 PATRICK ELBERT (515) 443-3335 OWNER / DEVELOPER BUILDER HUSK HOMES 14225 UNIVERSITY AVE, #120 WAUKEE, IOWA 5026 ETHAN SCHOEPPNER (712) 790-0153 CERTIFICATIONS1.SANITARY SEWER MANHOLE RIM LOCATED IN THE INTERSECTION OF WALNUT STREET AND 6TH STREET. ELEVATION = 1034.15 BENCHMARKS GENERAL NOTES EXISTING UTILITY NOTE SPECIFICATION REFERENCE THE 2023 EDITION OF THE WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS AND THE 2024 IOWA SUDAS STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS SHALL APPLY TO ALL ASPECTS OF CONSTRUCTION. THE CONTRACTOR SHALL NOTIFY IOWA ONE CALL NO LESS THAN 48 HRS. IN ADVANCE OF ANY DIGGING OR EXCAVATION. WHERE PUBLIC UTILITY FIXTURES ARE SHOWN AS EXISTING ON THE PLANS OR ENCOUNTERED WITHIN THE CONSTRUCTION AREA, IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO NOTIFY THE OWNERS OF THOSE UTILITIES PRIOR TO THE BEGINNING OF ANY CONSTRUCTION. THE CONTRACTOR SHALL AFFORD ACCESS TO THESE FACILITIES FOR NECESSARY MODIFICATION OF SERVICES. UNDERGROUND FACILITIES, STRUCTURES AND UTILITIES HAVE BEEN PLOTTED FROM AVAILABLE SURVEYS AND RECORDS, AND THEREFORE THEIR LOCATIONS MUST BE CONSIDERED APPROXIMATE ONLY. IT IS POSSIBLE THERE MAY BE OTHERS, THE EXISTENCE OF WHICH IS PRESENTLY NOT KNOWN OR SHOWN. IT IS THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THEIR EXISTENCE AND EXACT LOCATION AND TO AVOID DAMAGE THERETO. NO CLAIMS FOR ADDITIONAL COMPENSATION WILL BE ALLOWED TO THE CONTRACTOR FOR ANY INTERFERENCE OR DELAY CAUSED BY SUCH WORK. 1. ONE WEEK PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL NOTIFY PROJECT ENGINEER AND: A. CITY OF WAUKEE 2. ALL MATERIALS AND CONSTRUCTION RELATED TO WORK CONDUCTED AS PART OF THESE PLANS SHALL BE IN ACCORDANCE WITH THE CITY OF WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS AND THE 2024 STATEWIDE URBAN DESIGN AND SPECIFICATIONS (SUDAS), AND DETAILS SHOWN ON THIS PLAN UNLESS SPECIFICALLY NOTED OTHERWISE. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR, REMOVAL, REPLACEMENT, OR REINSTALLATION OF ANY ITEM, BOTH ON- AND OFF-SITE, ADVERSELY AFFECTED BY FAILURE TO FOLLOW SAID SPECIFICATIONS, REPORTS, AND PLANS. 3. CONTRACTOR IS RESPONSIBLE TO UNDERSTAND THE INTENT OF THE WORK TO BE COMPLETED AND TO ADDRESS ANY QUESTIONS, CONCERNS, CONFLICTS, DISCREPANCY OR OTHER ISSUES THAT MAY AFFECT CONSTRUCTION WITH OWNER AND ENGINEER AT LEAST ONE WEEK PRIOR TO COMMENCING CONSTRUCTION. OWNER AND ENGINEER SHALL RESPOND IN A TIMELY MANNER TO ALLOW CONSTRUCTION TO PROCEED. 4. CONTRACTOR SHALL NOTIFY OWNER AND ENGINEER IMMEDIATELY OF ANY ISSUE ENCOUNTERED DURING CONSTRUCTION THAT MAY AFFECT PROPOSED DESIGN. OWNER AND ENGINEER SHALL RESPOND IN A TIMELY MANNER TO ALLOW CONSTRUCTION TO PROCEED. 5. ALL WORK SHALL BE IN ACCORDANCE WITH OSHA CODES AND STANDARDS. NOTHING INDICATED ON THESE PLANS SHALL RELIEVE THE CONTRACTOR FROM COMPLYING WITH ANY APPROPRIATE SAFETY REGULATIONS. 6. THE CONTRACTOR SHALL FIELD VERIFY THE EXACT LOCATION AND ELEVATION OF, AND PROTECT ALL UTILITIES AND STRUCTURES. DAMAGE TO UTILITIES AND STRUCTURES SHALL BE REPAIRED BY THE CONTRACTOR AT THE CONTRACTOR'S EXPENSE TO THE SATISFACTION OF THE OWNER. 7. THE CONTRACTOR SHALL COORDINATE ALL TIE-INS TO EXISTING UTILITIES WITH THE CITY OF WAUKEE ENGINEERING DEPARTMENT. THE CITY OF WAUKEE ENGINEERING DEPARTMENT SHALL WITNESS ALL TIE-INS. 7. THE CONTRACTOR SHALL PROTECT ALL EXISTING PAVEMENT, SIDEWALKS, TREES, LIGHT POLES AND OTHER EXISTING FEATURES. DAMAGE TO ANY EXISTING FEATURE SHALL BE REPAIRED OR REPLACED BY THE CONTRACTOR AT THE CONTRACTOR'S EXPENSE TO THE SATISFACTION OF THE OWNER. 8. THE CONTRACTOR SHALL PROTECT STORM SEWER AND DRAINAGE WAYS FROM ALLOWING CONCRETE SLURRY TO DISCHARGE OFFSITE DURING CONSTRUCTION OPERATIONS. 8. THE CONTRACTOR SHALL RECONNECT ALL FIELD TILE AND STORM DRAINS DISTURBED DURING CONSTRUCTION. RECONNECTIONS SHALL BE CONSIDERED INCIDENTAL TO PROJECT COST. NOTIFY CITY OF WAUKEE AND NILLES ASSOCIATES PRIOR TO RECONNECTION SO THAT LOCATION OF RECONNECTION CAN BE DOCUMENTED AND INCLUDED ON RECORD DRAWINGS. REPAIRS TO TILE LINES ARE TO BE VERIFIED BY CITY OF WAUKEE PERSONNEL. 9. DETAILS AND NOTES INCLUDED WITHIN THESE PLANS SHALL BE USED FOR CONSTRUCTION. FOR ITEMS WITH NO DETAILS OR NOTES INCLUDED WITHIN THIS PLANS SET, FOLLOW SUDAS DETAILS AND SPECIFICATIONS FOR MATERIALS AND CONSTRUCTION. 10. CONTRACTOR SHALL VERIFY ALL MEASUREMENTS SHOWN ON THE PLANS PRIOR TO CONSTRUCTION. IF ANY DISCREPANCY IS FOUND, NOTIFY ENGINEER IMMEDIATELY BEFORE PROCEEDING. 11. COORDINATE ALL WORK ACTIVITIES WITH ANY OTHER CONSTRUCTION PROJECTS IN THE AREA. 12. ANY DAMAGE TO PROPERTY THAT OCCURS AS A RESULT OF THE CONTRACTOR'S ACTIVITIES OR ACTIONS SHALL BE REPAIRED AND RESTORED IN KIND. PAVEMENT REPLACEMENT SHALL COMPLY WITH WAUKEE STANDARD SPECIFICATIONS. 13. THE CONTRACTOR SHALL PROTECT AND/OR PROVIDE SUPPORT TO UTILITY POLES NEAR CONSTRUCTION ACTIVITIES AS REQUIRED. 14. PROVIDE TO THE PROJECT ENGINEER, ALL SHOP DRAWINGS FOR MATERIALS INCORPORATED IN THE WORK SUPPLIED BY THE CONTRACTOR. 15. CONTRACTORS ON-SITE SHALL BE RESPONSIBLE FOR DAILY CLEAN-UP OF SEDIMENT AND DEBRIS TRACKED OR WASHED ONTO PUBLIC RIGHTS-OF-WAY AND AREAS OUTSIDE PROJECT LIMITS AT THE END OF EACH WORK DAY AND PRIOR TO A RAIN EVENT. 16. DURING THE PROGRESS OF THE WORK, IF SUBSURFACE OR LATENT PHYSICAL CONDITIONS ARE ENCOUNTERED AT THE SITE DIFFERING MATERIALLY FROM THOSE INDICATED ON THE PLANS OR IF UNKNOWN PHYSICAL, CULTURAL, AND/OR ENVIRONMENTAL CONDITIONS OF AN UNUSUAL NATURE ARE ENCOUNTERED AT THE SITE, THE PARTY DISCOVERING SUCH CONDITIONS SHALL PROMPTLY NOTIFY THE CITY OF WAUKEE, AND THE ENGINEER (NILLES ASSOCIATES/515-965-0123) BEFORE THE SITE IS FURTHER DISTURBED. 17. ALL STAKING INCLUDING STAKING OF PEDESTRIAN FACILITIES SHALL BE PERFORMED UNDER THE DIRECTION OF A LICENSED ENGINEER OR LAND SURVEYOR. 18. ANY CHANGES MADE TO THE PROPOSED DRAWINGS DURING CONSTRUCTION SHALL BE APPROVED IN WRITING BY THE CITY OF WAUKEE DEVELOPMENT DEPARTMENT PRIOR TO CONSTRUCTION. THE CONTRACTOR IS RESPONSIBLE FOR ANY CHANGES MADE DURING CONSTRUCTION THAT HAVE NOT BEEN GRANTED APPROVAL BY THE CITY OF WAUKEE DEVELOPMENT DEPARTMENT. LEGEND Existing / Proposed Existing / Proposed MW WELL E EM E TR GM TR TB W C TV AC GV WV YH WSO HH S D MW WELL E EM E TR GM TR TB W CO C TV AC GV WV YH WSO HH DSDS Round iron rebarIR Round iron pipeIP Portland cement concrete Asphaltic cement concrete Pipe flowline elevation Reinforced concrete pipe Corrugated metal pipe Corrugated plastic pipe Polyvinyl chloride pipe Cast iron pipe Subject boundary line Section line Existing easement line Barbed wire fence line Chain-link fence line Silt fence Sanitary sewer & size Storm sewer and size Water main and size Gas main & size Overhead electric & wires Overhead communication Underground electric Underground television Underground communication Contour elevation Swale flowline Edge of water Edge of tree dripline Sanitary sewer manhole Cleanout Storm sewer manhole Storm sewer intake Storm sewer beehive Flared end section Water hydrant Water valve Water service shut-off Water main manhole Monitoring well Yard hydrant Well Gas meter Gas valve Air conditioning unit Electric manhole Electric meter Electric pedestal Electric transformer Utility hand hole Utility pole Utility pole with light Light pole Guy wire Traffic signal Traffic signal with light Traffic manhole Communication pedestal PCC ACC FL RCP CMP CPP PVC CIP SS ST W G OHE OHC UGE TV UGC 900' Telephone booth TV pedestal Billboard sign Street sign Down spout Deciduous tree and trunk diameter Tree shrub Coniferous tree and trunk diameter Spot elevationx 900.0'x 900.0' Address12341234 Proposed boundary line Existing boundary line Future boundary line Proposed easement line Setback line Public utilty easementP.U.E. Public storm sewer easementS.T.S.E. Back of curb to back of curbB/B SF Straw WattleWT Construction limits Construction fence CO Ground up light Surface water flowage easementS.W.F.E. Public ingress / egress easementI.E.E. Public gas easementG.E. Public sanitary sewer easementS.S.E. MidAmerican Energy Co underground electric line easementM.E.C. Public drainage easementD.E. THE WEST 3/4 OF LOT 1 BLOCK 10, ORIGINAL TOWN OF WAUKEE, AN OFFICIAL PLAT, LOCATED IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA. CONTAINING 0.12 ACRES MORE OR LESS. SAID PARCEL IS SUBJECT TO ALL EASEMENTS AND RESTRICTIONS. NO T I C E : N I L L E S A S S O C I A T E S , I N C . W A I V E S A N Y AN D A L L R E S P O N S I B I L I T Y A N D L I A B I L I T Y F O R PR O B L E M S W H I C H A R I S E F R O M F A I L U R E T O FO L L O W T H E S E P L A N S , S P E C I F I C A T I O N S , A N D TH E E N G I N E E R I N G I N T E N T T H E Y C O N V E Y , O R FO R P R O B L E M S W H I C H A R I S E F R O M F A I L U R E TO O B T A I N A N D / O R F O L L O W T H E E N G I N E E R ' S GU I D A N C E W I T H R E S P E C T T O A N Y E R R O R S , OM I S S I O N S , I N C O N S I S T E N C I E S , A M B I G U I T I E S OR C O N F L I C T S W H I C H A R E A L L E G E D . DATE: DRAWN BY: CHECKED BY: SHEET SIZE: SHEET TITLE: SHEET NO.: NAI NO.: PR O J E C T N A M E : DE S C R I P T I O N : RE V I S I O N S : 22" X 34" 19 3 3 S W M A G A Z I N E R O A D AN K E N Y , I O W A 5 0 0 2 3 - 2 5 5 5 (5 1 5 ) 9 6 5 - 0 1 2 3 p h o n e - ( 5 1 5 ) 9 6 5 - 3 3 2 2 f a x Ci v i l E n g i n e e r i n g - L a n d S u r v e y i n g La n d s c a p e A r c h i t e c t u r e N i l l e s A s s o c i a t e s 31 JPN ADS 03/28/2024 7. ) 6. ) 5. ) 4. ) 3. ) 2. ) 1. ) 0 3 / 2 8 / 2 0 2 4 - R E V I S I O N S P E R C I T Y R E V I E W C O M M E N T S 22214 WA U K E E , I O W A 40 5 6 T H S T R E E T TI T L E S H E E T C100 V:\NAI 2017\Projects 2017\22214\dwg\22214-SP.dwg SITE ADDRESS:405 6TH STREET SITE AREA: 0.12 ACRES (5,314 SF) PROPOSED USE: COMMERCIAL RESTAURANT BUILDING INFORMATION: EXISTING SINGLE STORY STRUCTURE BLDG. COVERAGE : 2,045 SF PROPERTY ZONING: C-2 DOWNTOWN VILLAGE DISTRICT BULK REGULATIONS: LOT AREA = NONE FRONT YARD =10' MINIMUM FOR COMMERCIAL OR MIXED USE PROPERTIES 30' FOR PROPERTIES ADJACENT TO HICKMAN RD, REAR YARD = NONE FOR COMMERCIAL USES, EXCEPT FOR PRINCIPAL PERMITTED USES ADJACENT TO RESIDENTIAL PROPERTIES NOT WITHIN THE C-2 DOWNTOWN VILLAGE DISTRICT, WHICH SHALL PROVIDE A MINIMUM OF 25 FEET. SIDE YARD = NO MINIMUM, EXCEPT FOR PRINCIPAL PERMITTED USES ADJACENT TO RESIDENTIAL PROPERTIES NOT WITHIN THE C-2 DOWNTOWN VILLAGE DISTRICT, WHICH SHALL PROVIDE A MINIMUM OF 10 FEET. A MINIMUM OF 15 TOTAL FEET, 7-FOOT MINIMUM ON ONE SIDE, FOR ANY RESIDENTIAL USE. OFF STREET PARKING AND LOADING: NO OFF-STREET PARKING OR LOADING IS REQUIRED FOR COMMERCIAL USES. THE MINIMUM OFF-STREET PARKING FOR DWELLING UNITS SHALL BE PROVIDED AT A RATE OF ONE SPACE PER UNIT. JACOB T. AN 26369 0I AW D NECIL S E NILLES ERPOF S IOS N E E R I N L E G Signature: Name: Jacob T. Nilles, P.E. No. 26369 Date My license renewal date is December 31, 2025 Pages or sheets covered by this seal: I hereby certify that this engineering document was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Iowa. SCALE: 1" = 1000' VICINITY MAP NORTH 2728 29 32 33 (W A U K E E C O R P O R A T E L I M I T S ) PARK RD ST KA Y L I N DR BELLAIRE WAUKEE GRAY CHRISTOPHER CORENE DR DR AVE AVE AVE DRNORTHVIEW DENLEE DR S SCHOOL ST CHERRY LOCUST WALNUT MAPLE LAUREL MAPLE LAUREL ELM ST ST ST ST ST ST ST D R AS H W O R T H ST ST ST ST ST ST SUNRISE DR VENTURE DR DEMING AVE WA R R I O R L N AS H W O R T H D R BELLAIRE DR WAUKEE DR GRAY AVE NORTHVIEW DR PARKVIEW DR SOUTHVIEW DR ST ST ST ST KA Y L I N D R AS H LA ND CT TE R R A C E D R D RWIND F I E L D PKW Y C A R I LO C U S T ST C I R D R M A R S H A L L DR DR ST ST ST BOOTH AVE FL O R E N C E D R MELROSE DR WA R R I O R L N WINDFIELD PKWY PR I M R O S E LN CA R E F R E E LN LAUREL ST MELRO SE DR GLENDA LE DR WINFIEL D DR N DOGW O O D L LAURE L DR EERTHCAEP D R AS H W O R T H D R SPRUCE ST AS H W O R T H D R LAUREL ST ROSENKRANZ D R SE C A R E F R E E L N SE W H I T E T A I L L N SE H U M M I N G B I R D CI R SE B O B W H I T E L N SE OLSON DR NE M E A D O W L A R K L N NE W H I T E T A I L L N NE C A R E F R E E L N CEDAR ST NE C A R D I N A L LN N W A R R I O R L N 10 T H 10 T H 9T H 8T H 7T H 5T H 5T H 4T H 3R D 2N D 2N D S T C T 2N D 1S T S T P L 1S T 3R D S T SE SE F I N C H CI R SE D E E R F I E L D 9T H SE C A R D I N A L L N LN WE S T G A T E D R SE RED 6T H S T SE HARPER DR S E W ILLOW BROOK DR SE PARKER DR SE MURPH Y DR LN T E R RA CE GLENDALE MELROSE CORPORATE LIMITS)(WAUKEE LI N D E N DR NE GRACEWOOD DR 300TH ST SE W A D D E L L W A Y SE BOOTH AVE HA N N A H L N AIDAN ST WA R RI O R L N UNIVERSITY AVE NE FOX RUN TRL 6T H S T 4T H S T EMER S O N L N SE M E A D O W L A R K N V E N T U R E DR 34 BRODERIC K DR AIDA N ST DR WE S T G A T E NE HICKMAN RD NE D A R T M O O R D R DR GRA C E W O O D NE WOLF DR NE R E D PROJECT SITE Sheet List Table SHEET NO.SHEET TITLE DESCRIPTION 1 C100 TITLE SHEET 2 C201 SITE PLAN 3 C600 DETAILS MHSN RIM=1034.15' FL(S)=1024.8' FL(N)=1022.1' FL(W)=1021.5' MHSN RIM=1033.51' FL(E)=1024.61' FL(N)=1024.26' FL(S)=1024.26' MHST RIM=1033.56' 18" RCP FL(SW)=1028.31' 10" RCP FL(W)=1022.16' 21" RCP FL(N)=1021.51' 21" RCP FL(S)=1021.51' MHST RIM=1033.52' 6" PVC FL(NE)=1027.82' 15" RCP FL(W)=1025.72' 21" RCP FL(N)=1020.87' 21" RCP FL(S)=1020.87' UNABLE TO STICK EAST FL MHSN RIM=1032.23' FL(W)=1027.23' SINGLE CURB INTAKE TC=1033.59' 12" RCP FL(S)=1028.54' 12" RCP FL(E)=1028.44' 18" RCP FL(NW)=1028.39' SINGLE CURB INTAKE TC=1033.87' 6" PVC FL(NE)=1028.12' 12" RCP FL(SW)=1028.02' SINGLE CURB INTAKE TC=1033.64' 12" RCP FL(N)=1028.79' AREA INTAKE RIM=1033.01' 6" TILE FL(E)=1029.26' 10" RCP FL(N)=1028.96' 12" RCP FL(W)=1028.86' DOWNSPOUT DRAIN IN WALK RIM=1034.00 6" PVC FL(SW)=1031.15 INA 12"X12" RIM=1033.61' 6" RCP FL(N)=1030.86' EM GM GM WV WV WV CEM C EMECC DROP 12 ST 12 ST 12 ST 12 S T 12 S T 12 S T 15 S T 15 S T 15 S T 15 S T 15 ST 15 ST 12 S T 12 S T 12 S T 10"ST RCP 10"ST RCP 10 " S T R C P 8"ST 6" S T 6" S T 6" ST 10 " S S 10 " S S 10 " S S 10"SS 6"SS 6"SS 4" S S 4" S S SSS RIM=1034.06' FL=1029.9' (DEPTH PER CITY OF WAUKEE) G ( M / L ) G ( M / L ) G (M/L) G (M/L) UG F - W K E ( M / L ) UG F - W K E ( M / L ) UGC-CTLIA 0 1 ( M / L ) UG C - C T L I A 0 1 ( M / L ) UG C - C T L I A 0 1 ( M / L ) UG C - C T L I A 0 1 ( M / L ) UG C - C T L I A 0 1 ( M / L ) UG C - C T L I A 0 1 ( M / L ) UGF-ENV (M L ) 8"W (M/L) 8"W (M/L)8"W (M/L)8"W (M/L) 8" W ( M / L ) 8" W ( M / L ) 8" W ( M / L ) 1" W (M/L) 1" W ( M / L ) 1" W ( M / L ) W ( M / L ) W ( M / L ) 21 S T 21 S T 21 S T 21 S T O H E - M 5 7 E OH E - M 5 7 E O H E - M 5 7 E OH E - M 5 7 E UGE-M57E GRASS GRASS GRASS ACCPCC ACC PCC PCC PCC PCC PCC PCC PCC PCC PCC PCC PCC ACC ACC ACC PCC 6T H S T R E E T 6T H S T R E E T WALNUT STREET WEST 3/4 OF LOT 1 BLOCK 10 ORIGINAL TOWN OF WAUKEE N0 ° 3 2 ' 1 4 " W 1 4 1 . 7 4 ' N0 ° 3 2 ' 1 4 " W 1 4 1 . 6 7 ' N89°45'44"E 37.50' LOT 2, & EAST 1/4 OF LOT 1, & WEST 1/2 LOT 3 BLOCK 10 ORIGINAL TOWN OF WAUKEE OWNER: K BELKEN, LLC. OWNER: ELBERT REAL ESTATE GROUP, LLC. 6" S S 6" S S 6" S S 6" S S 6" S S 6" S S 6"S S 6"S S N89°51'59"E 37.50' 10 3 4 ' 10 3 4 ' 103 4 ' 1034' 1034' 1 0 3 4 ' 103 4 ' 1034' 103 4 ' 10 3 4 ' 10 3 4 ' 10 3 4 ' 1 0 3 4 ' 1034' 1034 . 3 5 ( S ) 1 0 3 3 . 9 5 ( S ) 103 4 . 4 8 ( S ) 1 0 3 4 . 4 4 ( S ) 1 0 3 3 . 9 6 ( S ) 1 0 3 4 . 0 8 ( S ) 103 3 . 9 6 ( S ) 1 0 3 4 . 0 8 ( S ) FFE - 1034.10 1 0 3 4 . 0 8 ( S ) 10 3 4 . 0 2 ( S ) 1 0 3 4 . 0 8 ( S ) 1 0 3 4 . 0 8 ( S ) 0 SCALE 5'10' NORTH SITE PLAN NOTES 1.REMOVALS 1.1.REMOVE EXISTING BUILDING ADDITION. 1.2.REMOVE EXISTING PCC SLAB AND SEED WITH SUDAS TYPE 1 PERMANENT LAWN MIXTURE. 1.3.REMOVE AND DISPOSE OF EXISTING 4" SANITARY SEWER SERVICE. 1.4.REMOVE AND REPLACE EXISTING ALLEY PAVEMENT AS SHOWN TO CONNECT TO EXISTING SANITARY SEWER MAIN. ALLEY PAVING SHALL BE 8" NON-REINFORCED PCC AND COMPLY WITH SUDAS 7010. 1.5.SANITARY SEWER. ALL WORK AND MATERIALS SHALL COMPLY TO SUDAS, 2.SITE UTILITIES. 2.1.CONNECT 6" PRIVATE SANITARY SEWER SERVICE TO EXISTING PUBLIC SANITARY SEWER. INSTALL 6" TEE TO CONNECT GREASE SERVICE TO DOMESTIC. INV AT CONNECTION - 1024.45 2.2.EXTEND 6" SANITARY GREASE SERVICE 95 LF AT MINIMUM 2% SLOPE. INV AT BUILDING - 1027.35 2.3.EXTEND 6" SANITARY DOMESTIC SERVICE 95 LF AT MINIMUM 2% SLOPE. INV AT BUILDING - 1027.35 2.4.1000 GALLON GREASE INTERCEPTOR, SHOWN FOR PLACEMENT PURPOSES ONLY. REFER TO DETAIL D-2 ON SHEET C600 FOR WRA GUIDELINES. FOLLOW MANUFACTURER'S SPECIFICATIONS FOR INSTALLATION DETAILS. 2.5.SANITARY SEWER CLEANOUT PER SUDAS 4010.203. 2.6.EXISTING BEEHIVE INTAKE TO REMAIN. 2.7.EXISTING DOWNSPOUT TO REMAIN 2.8.EXISTING 1" WATER SERVICE. 2.9.EXISTING OVERHEAD ELECTRIC SERVICE. COORDINATE WITH MIDAMERICAN ENERGY FOR BUILDING SERVICE REQUIREMENTS. 2.10.EXISTING GAS SERVICE. COORDINATE WITH MIDAMERICAN ENERGY FOR BUILDING SERVICE REQURIEMENTS. 3.SITE IMPROVEMENTS 3.1.5" PCC OUTDOOR PATIO. 3.2.PATIO FENCING. REFER TO DETAIL D-1 ON SHEET C600. 3.3.PATIO EGRESS GATE. 3.4.TEMPORARY TRASH ENCLOSURE. CONSTRUCT 10' X 12' X 6' TALL BLACK EPOXY COATED CHAIN LINK ENCLOSURE WITH COMPOSITE SLATTED GRATES TO ENCLOSE TRASH DUMPSTERS. TEMPORARY ENCLOSURE TO BE REPLACED WITH PERMANENT ENCLOSURE WITH FUTURE SITE DEVELOPMENT. 3.5.8" PCC PAVING UNDER TRASH ENCLOSURE. 19 3 3 S W M A G A Z I N E R O A D AN K E N Y , I O W A 5 0 0 2 3 - 2 5 5 5 (5 1 5 ) 9 6 5 - 0 1 2 3 p h o n e - ( 5 1 5 ) 9 6 5 - 3 3 2 2 f a x Ci v i l E n g i n e e r i n g - L a n d S u r v e y i n g La n d s c a p e A r c h i t e c t u r e NO T I C E : N I L L E S A S S O C I A T E S , I N C . W A I V E S A N Y AN D A L L R E S P O N S I B I L I T Y A N D L I A B I L I T Y F O R PR O B L E M S W H I C H A R I S E F R O M F A I L U R E T O FO L L O W T H E S E P L A N S , S P E C I F I C A T I O N S , A N D TH E E N G I N E E R I N G I N T E N T T H E Y C O N V E Y , O R FO R P R O B L E M S W H I C H A R I S E F R O M F A I L U R E TO O B T A I N A N D / O R F O L L O W T H E E N G I N E E R ' S GU I D A N C E W I T H R E S P E C T T O A N Y E R R O R S , OM I S S I O N S , I N C O N S I S T E N C I E S , A M B I G U I T I E S OR C O N F L I C T S W H I C H A R E A L L E G E D . DATE: DRAWN BY: CHECKED BY: SHEET SIZE: SHEET TITLE: SHEET NO.: NAI NO.: PR O J E C T N A M E : DE S C R I P T I O N : RE V I S I O N S : 24" X 36" N i l l e s A s s o c i a t e s 32 JPN ADS 03/28/2024 7. ) 6. ) 5. ) 4. ) 3. ) 2. ) 1. ) 0 3 / 2 8 / 2 0 2 4 - R E V I S I O N S P E R C I T Y R E V I E W C O M M E N T S 22214 WA U K E E , I O W A 40 5 6 T H S T R E E T SI T E P L A N C201 V:\NAI 2017\Projects 2017\22214\dwg\22214-SP.dwg 2.1 2.2 2.3 1.1 1.2 1.3 1.4 2.2 2.3 2.4 2.5 2.5 2.6 2.7 2.8 2.93.1 3.2 3.3 3.4 3.5 2.10 2.8 19 3 3 S W M A G A Z I N E R O A D AN K E N Y , I O W A 5 0 0 2 3 - 2 5 5 5 (5 1 5 ) 9 6 5 - 0 1 2 3 p h o n e - ( 5 1 5 ) 9 6 5 - 3 3 2 2 f a x Ci v i l E n g i n e e r i n g - L a n d S u r v e y i n g La n d s c a p e A r c h i t e c t u r e NO T I C E : N I L L E S A S S O C I A T E S , I N C . W A I V E S A N Y AN D A L L R E S P O N S I B I L I T Y A N D L I A B I L I T Y F O R PR O B L E M S W H I C H A R I S E F R O M F A I L U R E T O FO L L O W T H E S E P L A N S , S P E C I F I C A T I O N S , A N D TH E E N G I N E E R I N G I N T E N T T H E Y C O N V E Y , O R FO R P R O B L E M S W H I C H A R I S E F R O M F A I L U R E TO O B T A I N A N D / O R F O L L O W T H E E N G I N E E R ' S GU I D A N C E W I T H R E S P E C T T O A N Y E R R O R S , OM I S S I O N S , I N C O N S I S T E N C I E S , A M B I G U I T I E S OR C O N F L I C T S W H I C H A R E A L L E G E D . DATE: DRAWN BY: CHECKED BY: SHEET SIZE: SHEET TITLE: SHEET NO.: NAI NO.: PR O J E C T N A M E : DE S C R I P T I O N : RE V I S I O N S : 24" X 36" N i l l e s A s s o c i a t e s 33 JPN ADS 03/28/2024 7. ) 6. ) 5. ) 4. ) 3. ) 2. ) 1. ) 0 3 / 2 8 / 2 0 2 4 - R E V I S I O N S P E R C I T Y R E V I E W C O M M E N T S 22214 WA U K E E , I O W A 40 5 6 T H S T R E E T DE T A I L S C600 V:\NAI 2017\Projects 2017\22214\dwg\22214-SP.dwg SHAPE TOP OF CONCRETE ABOVE FINISHED GRADE TO SHED WATER AWAY FROM POST.D PATIO FENCE ELEVATION D-1 NO SCALE C CONCRETE FOOTINGS. EMBEDDED 2" POSTS PERMANENT METAL FENCING - BLACK IN COLOR. B A 3' - 6 " 8" 3' - 6 " A B C D 8' TYPICAL POST SPACING GREASE INTERCEPTOR GUIDELINES D-2 NO SCALE SD CO A. ALL CONSTRUCTION AND MATERIALS SHALL MEET OR EXCEED IRC 2018. LOCAL BUILDING CODES MAY HAVE DIFFERENT SPECIFICATIONS AND REQUIREMENTS THAN WHAT IS LISTED IN THE IRC 2018, THESE LOCAL REQUIREMENTS WILL SUPERSEDE THE IRC 2018. SEE THE LOCAL BUILDING DEPARTMENT FOR CHANGES. B. CONTRACTOR TO CONFIRM THE SIZES, SPACING AND SPECIES OF LUMBER OF ALL STRUCTURAL AND FRAMING MEMBERS. ANY STRUCTURAL AND FRAMING MEMBERS NOT INDICATED ARE TO BE SIZED BY OWNER/CONTRACTOR. C. THE OWNER/CONTRACTOR IS RESPONSIBLE FOR PREVENTIVE MEASURE OF THE BUILD UP OF MOISTURE OR MOLD D. ALL PRODUCTS ARE TO BE INSTALLED PER THE MANUFACTURE'S RECOMMENDATIONS. E. ALL MECHANICAL, PLUMBING, AND ELECTRICAL SYSTEMS ARE TO BE DESIGNED BY OTHERS. F. ALL EXTERIOR STAIRS ARE SHOWN FOR CONCEPT, FINAL DESIGN DETERMINE ON SITE FOR FINAL GRADE. G. THE FOLLOWING CODE INFORMATION IS INTENDED TO ASSIST AND INFORM YOU THROUGH CONSTRUCTION. THIS PROJECT HAS BEEN DRAWN TO PRESCIBE TO INDUSTRY STANDARDS. A. BUILDING AND STRUCTURES, AND ALL PARTS THEREOF, SHALL BE CONSTRUCTED TO SAFELY SUPPORT ALL LOADS, INCLUDING DEAD LOADS, LIVE LOADS, ROOF LOADS, FLOOD LOADS, SNOW LOADS, WIND LOADS, AND SEISMIC LOADS AS PRESCRIBED BY THIS CODE (R301.1) B. TABLE 301.2(1) IRC 2018. VALUES BASED FROM THE CITY OF DES MOINES, IOWA. GROUND SNOW LOAD SPEED (mph) SEISMIC DESIGN CATEGORY SUBJECT TO DAMAGE FROM WEATHERING FROST LINE DEPTH TERMITE WINTER DESIGN TEMP. ICE BARRIER UNDERLAYMENT REQUIRED FLOOD HAZARDS AIR FREEZING INDEX MEAN ANNUAL TEMP 30 PSF 115 A SEVERE 42" MODERATE -HEAVY -0 F MARCH 1984 1833 48.6 FYES C. MINIMUM LIVE LOADS. (R301.5) IRC 2018 UNINHABITABLE ATTIC WITH LIMITED STORAGE 20 PSF UNINHABITABLE ATTIC WITHOUT STORAGE 10 PSF HABITABLE ATTIC AND SERVED WITH FIXED STAIRS 30 PSF DECKS AND EXTERIOR BALCONIES 40 PSF GUARDRAIL AND HANDRAILS 200 PSF ROOMS OTHER THAN SLEEPING ROOMS 40 PSF SLEEPING ROOMS 30 PSF STAIRS 40 PSF D. DEAD LOADS ADDITIONAL OR CHANGES TO MATERIAL NEEDS TO BE ADJUSTED TO THE BELOW CALCULATIONS. FLOOR-TOP CHORD ROOF-TOP CHORDS CARPET AND PAD 1.5 PSF ROOFING-SHINGLES(220 LBS) 2 LAYER 4.40 PSF 3/8" CERAMIC TILE/ 1/2" BACKER BD. 10 PSF 30 LBS. FELT 0.30 PSF 3/4" HARDWOOD FLOOR 4.0 PSF 1/2" OSB OR COM PLYWOOD 1.65 PSF SUBFLOOR-3/4" OSB OR COM-PLYWOOD 2.0 PSF 1/2 ROOF TRUSS-2X4 1.10 PSF 1/2 FLOOR TRUSS/I-JOIST SYSTEM 1.5 PSF CORRECTION FOR SLOPE (12/12) 1.55 PSF TOTAL WITH CARPET/PAD 5.5 PSF TOTAL 9.00 PSF TOTAL WITH TILE/BACKER BD. 13.5 PSF TOTAL WITH HARDWOOD FLOOR 7.5 PSF ROOF-BOTTOM CHORDS 1/2 ROOF TRUSS-2X4 1.10 PSF FLOOR-BOTTOM CHORD 5/8" GYPBOARD 2.8 PSF 1/2 FLOOR TRUSS/I-JOIST SYSTEM 1.5 PSF MINIMUM FOR MISC MECHANICAL/ELEC. 1.5 PSF 5/8" GYPBOARD 2.8 PSF 16" BATT/BLOWN INSULATION 1.60 PSF MINIMUM FOR MISC MECHANICAL/ELEC. 0.7 PSF TOTAL 5.0 PSF TOTAL 7.00 PSF MINIMUM ROOF LIVE LOADS(R301.6)IRC 2018 ROOF TRUSS LIVE LOAD(Lr) 20 PSF GROUND SNOW(Pg) 30 PSF FLAT ROOF SNOW (Pf) 24 PSF THERMAL CONDITION Ct = 1.0 TERRAIN EXPOSURE B DURATION OF LOAD-SNOW 1.15 UNBALANCED AND SNOW DRIFT LOADING ACCORDING TO ASCE/SEI 7-10 WIND DESIGN METHOD: MWFRS/C-C HYBRID ACSE/SEI 7-10 EXPOSURE CATEGORY B DURATION OF LOAD-WIND 1.60 SECTION R303: LIGHT AND VENTILATION IN HABITABLE ROOMS, PROVIDE NATURAL LIGHT AND VENTILATION WITH OPERABLE WINDOWS. WINDOW GLAZING SHALL NOT BE LESS THAN 8% OF THE FLOOR AREA OF EACH ROOM. THE OPENABLE ARE TO THE OUTDOORS SHALL NOT BE LESS THEN 4%OF THE FLOOR AREA BEING VENTILATED R303.3 BATHROOMS MAY HAVE AN OPERABLE WINDOW OF 3 S.F. IN AREA. - EXCEPTION: 1. BATHROOM AND WATER CLOSET MAY BE VENTILATED WITH EXHAUST FANS AND ARTIFICIAL LIGHT. SECTION R304: THE MINIMUM AREA OF ANY HABITABLE ROOM SHALL NOT BE LESS THAN 70 SQ. FEET, EXCEPT KITCHENS. R304.2 THE MINIMUM LENGTH OR WIDTH OF ANY HABITABLE ROOM SHALL NOT BE LESS THAN 7'-0", EXCEPT KITCHENS. SECTION R305: CEILING HEIGHT HABITABLE SPACE, HALLWAYS, AND PORTIONS OF THE BASEMENT CONTAINING THESE SPACES SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 7 FEET. BATHROOMS, TOILET ROOMS, AND LAUNDRY ROOMS SHALL HAVE A CEILING HGT OF NOT LESS THAN 6'-8" -EXCEPTIONS 1. FOR ROOMS WITH SLOPED CEILINGS, THE REQUIRED FLOOR AREA OF THE ROOM SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 5'-0" AND NOT LESS THAN 50% OF THE REQUIRED FLOOR AREA SHALL HAVE A CEILING HEIGHT OF LESS THAN 7'-0" 2. THE CEILING ABOVE A BATHROOM AND TOILET ROOM FIXTURES SHALL BE SUCH THAT THE FIXTURE IS CAPABLE OF BEING USED FOR ITS INTENDED PURPOSE. A SHOWER OR TUB EQUIPPED WITH A SHOWERHEAD SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 6'-8" ABOVE THE AREA OF NOT LESS THAN 30"X30" AT THE SHOWERHEAD. 3. BEAMS, GIRDERS, DUCTS, OR OTHER OBSTRUCTIONS IN BASEMENT CONTAINING HABITABLE SPACE SHALL BE PERMITTED TO PROJECT TO WITHIN 6'-4" OF THE FINISHED FLOOR. R305.1.1 BASEMENTS. PORTION OF BASEMENT THAT DO NOT CONTAIN HABITABLE SPACE OR HALLWAYS SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 6'-8" -EXCEPTION 1. BEAMS, GIRDERS, DUCTS, OR OTHER OBSTRUCTIONS IN BASEMENTS CONTAINING HABITABLE SPACE SHALL BE PERMITTED TO PROJECT TO WITHIN 6'-4" OF THE FINISHED FLOOR SECTION R307.1 TOILET, BATH AND SHOWER SPACES. FIXTURES SHALL BE SPACED IN ACCORDANCE WITH FIGURE R307.1. 1. TOILET: MIN 15" FROM WALL OR TUB OR VANITY. MIN 21" CLEARANCE IN FRONT OF TOILET 2. VANITY: MIN 21" CLEARANCE IN FRONT OF VANITY SECTION R308 GLAZING. EXCEPT AS INDICATED IN SECTION R308.1.1 EACH PANE OF GLAZING INSTALLED IN HAZARDOUS LOCATIONS AS DEFINED IN SECTION R308.4 SHALL BE PROVIDED WITH A MANUFACTURING'S DESIGNATION SPECIFYING WHO APPLIED DESIGNATION, DESIGNATING THE TYPE OF GLASS AND THE SAFETY GLAZING STANDARD. R308.4.2 GLAZING ADJACENT TO DOORS. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR SHALL BE CONSIDERED TO BE A HAZARDOUS LOCATION WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60" ABOVE THE FLOOR OR WALKING SURFACE AND MEETS EITHER OF THE FOLLOWING CONDITIONS: 1. WHERE THE GLAZING IS WITHIN 24 INCHES EITHER SIDE OF THE DOOR IN THE PLANE OF THE DOOR IN A CLOSED POSITION. 2. WHERE THE GLAZING IS ON THE WALL PERPENDICULAR TO THE PLANE OF THE DOOR IN A CLOSED POSITION AND WITHIN 24" OF THE HINGE SIDE OF AN IN-SWINGING DOOR. -EXCEPTIONS 1. DECORATIVE GLAZING. 2. WHERE THERE IS AN INTERVENING WALL OR OTHER PERMANENT BARRIER BETWEEN THE DOOR AND THE GLAZING. 3. WHERE ACCESS THROUGH THE DOOR IS TO A CLOSET OR STORAGE AREA 3 FEET OR LESS IN DEPTH. 4. GLAZING THAT IS ADJACENT TO A FIXED PANEL OF PATIO DOORS, R308.4.3 GLAZING IN WINDOWS. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL THAT MEETS ALL OF THE FOLLOWING CONDITIONS. 1. THE EXPOSED AREA OF AM INDIVIDUAL PLAN IS LARGER THAN 9 SQUARE FEET 2. THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 18" ABOVE THE FLOOR 3. THE TOP EDGE OF THE GLAZING IS MORE THAN 36" ABOVE THE FLOOR: AND 4. ONE OR MORE WALKING SURFACES ARE WITHIN 36", MEASURED HORIZONTALLY AND IN A STRAIGHT LINE, OF THE GLAZING -EXCEPTION 1. DECORATIVE GLASS 2. WHERE HORIZONTAL RAIL IS INSTALLED. R308.4.5 GLAZING IN WET SURFACES. GLAZING IN WALLS, ENCLOSURES OR FENCES CONTAINING OR FACING HOT TUBS, SPAS, WHIRLPOOL, SAUNAS, STEAM ROOMS, BATHTUBS, SHOWERS AND INDOOR OR OUTSIDE POOLS WHERE THE BOTTOM EXPOSED EDGE OF GLAZING IS LESS THAN 60" MEASURED VERTICALLY ABOVE ANY STANDING OR WALKING SURFACE SHALL BE CONSIDERED TO BE A HAZARDOUS LOCATION. R308.4.6 GLAZING ADJACENT TO STAIRS AND RAMPS.GLAZING WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 36" ABOVE THE PLANE OF THE ADJACENT WALKING SURFACES OF THE STAIRWAYS, LANDING BETWEEN FLIGHTS OF STAIRS AND RAMPS. SHALL BE CONSIDEREDTO BE A HAZARDOUS LOCATION -EXCEPTIONS 1. WHERE RAILING IS INSTALLED ON THE ACCESSIBLE SIDE OF THE GLAZING 34" TO 38" ABOVE WALKING SURFACE. SECTION R310. EMERGENCY ESCAPE AND RESCUE OPENING. BASEMENTS, HABITABLE ATTICS AND EVERY SLEEPING ROOM SHALL HAVE AN EMERGENCY ESCAPE AND RESCUE OPENING. -EXCEPTION. STORM SHELTERS ANDS BASEMENT USED ONLY TO HOUSE MECHANICAL EQUIPMENT NOT EXCEEDING A TOTAL FLOOR AREA OF 200 SQ. FT. R310.2.1 MINIMUM OPENING AREA: EMERGENCY AND ESCAPE OPENING SHALL HAVE A NET CLEAR OPENING OF NOT LESS THAN 5.7 SQUARE FEET. THE NET CLEAR AREA DIMENSIONS REQUIRED BY THIS SECTION SHALL BE OBTAINED BY NORMAL OPERATION FROM THE INSIDE. THE NET CLEAR HEIGHT OF THE OPENING SHALL BE NOT LESS THAN 24" AND THE NET CLEAR WIDTH SHALL BE NOT LESS THAN 20" R310.2.2 WINDOW SILL HEIGHT. WHERE A WINDOW IS PROVIDED AS THE EMERGENCY ESCAPE AND RESCUE OPENING, IT SHALL HAVE A SILL HEIGHT OF NOT MORE THAN 44" ABOVE THE FLOOR R310.2.3 WINDOW WELLS: THE HORIZONTAL AREA OF THE WINDOW WELL SHALL BE NOT LESS THAN 9 SQ. FT., WITH A HORIZONTAL PROJECTION AND WIDTH OF NOT LESS THAN 36". THE AREA OF THE WINDOW WELL SHALL ALLOW THE EMERGENCY ESCAPE AND RESCUE OPENING TO BE FULLY OPENED. -EXCEPTION 1. THE LADDER OR STEPS SHALL BE PERMITTED TO ENCROACH NOT MORE THAN 6". R310.2.3.1 WINDOW WELLS WITH A VERTICAL STEP GREATER THAN 44" SHALL BE EQUIPPED WITH A PERMANENT LADDER NOT LESS THAN 12" WIDE SECTION 311 R311.3 THERE SHALL BE A LANDING OR FLOOR ON EACH SIDE OF THE EXTERIOR DOOR. THE WIDTH OF THE LANDING SHOULD NOT BE LESS THEN THE DOOR SERVED. NOT LESS THEN 36". EXCEPTION. EXTERIOR BALCONIES LESS THEN 60 SQUARE FEET AND ON LY ACCESSIBLE FROM THE DOOR ARE PERMITTED TO HAVE A LANDING LESS THEN 36. R311.3.1 FLOOR ELEVATIONS AT THE REQUIRED EGRESS DOORS. LANDINGS OR FINISHED FLOORS AT THE REQUIRED EGRESS DOOR SHALL BE NOT MORE THAN 1 1/2" LOWER THAN THE TOP OF THE THRESHOLD. EXCEPTION: THE LANDING OR FLOOR ON THE EXTERIOR SIDE SHALL BE NOT MORE THAN 7 3/4" BELOW THE TOP OF THE THRESHOLD PROVIDED THAT THE DOOR DOES NOT SWING OVER THE LANDING OR FLOOR. R311.3.2 FLOOR ELEVATIONS AT OTHER EXTERIOR DOORS. DOORS OTHER THAN THE REQUIRED EGRESS DOOR SHALL BE PROVIDED WITH LANDINGS OR FLOORS NOT MORE THAN 7 3/4" BELOW THE TOP OF THE THRESHOLD. EXCEPTION: A TOP LANDING IS NOT REQUIRED WHERE A STAIRWAY OF NOT MORE THAN TWO RISERS IS LOCATED ON THE EXTERIOR SIDE OF THE DOOR, PROVIDED THAT THE DOOR DOES NOT SWING OVER THE STAIRWAY. R311.6 HALLWAYS. THE WIDTH OF A HALLWAY SHALL BE NOT LESS THAN 3 FEET R311.7.1 STAIRWAYS. STAIRWAY SHALL BE NOT LESS THAN 36" WIDE IN CLEAR WIDTH AT ALL POINTS ABOVE THE PERMITTED HANDRAIL HEIGHT. HANDRAILS SHOULD PROJECT MORE THAN 4 1/2" ON EITHER SIDE OF THE STAIRWAY. R311.7.2 HEADROOM. THE HEADROOM IN THE STAIRWAYS SHALL BE NOT LESS THAN 6'-8" MEASURED VERTICALLY FROM THE SLOPED LINE ADJOINING THE TREAD NOSING OR FROM THE FLOOR SURFACE OF THE LANDING R311.7.3 VERTICAL RISE: A FLIGHT OF STAIRS SHALL NOT HAVE A VERTICAL RISE LARGER THAN 12'-7" R311.7.5 THE MAXIMUM RISER IS 7 3/4" WITH A MINIMUM RUN OF 10". R311.7.8 HANDRAILS SHALL BE PROVIDED ON NOT LESS THAN ONE SIDE OF EACH FLIGHT OF STAIRS WITH FOUR OR MORE RISERS. SECTION 314 SMOKE ALARMS. SMOKE ALARMS SHALL COMPLY WITH NFPA 72 AND UL 217 R314.3 LOCATIONS 1. IN EACH SLEEPING ROOM 2. OUTSIDE EACH SEPARATE SLEEPING AREA 3. ON EACH ADDITIONAL STORY OF THE DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS 4. SMOKE ALARMS SHALL BE INSTALLED NOT LESS THAN 3'-0" HORIZONTALLY FROM THE DOOR OR OPENING OF A BATHROOM THAT CONTAINS A BATHTUB OR SHOWER UNLESS THIS WOULD PREVENT PLACEMENT OF A SMOKE ALARM IN THAT LOCATION. R314.3.1 SMOKE ALARMS SHALL NOT BE INSTALLED IN THE FOLLOWING LOCATION: 1. IONIZATION SMOKE ALARMS SHALL NOT BE INSTALLED LESS THAN 20'-0" HORIZONTALLY FROM A PERMANENTLY INSTALLED COOKING APPLIANCE 2. IONIZATION SMOKE ALARMS WITH AN ALARM-SILENCING SWITCH SHALL NOT BE INSTALLED LESS THAN 10'-0" HORIZONTALLY FROM A PERMANENTLY INSTALLED COOKING APPLIANCE 3. PHOTOELECTRIC SMOKE ALARMS SHALL NOT BE INSTALLED LESS THAN 6'-0" HORIZONTALLY FROM A PERMANENTLY INSTALLED COOKING APPLIANCE. SECTION R315 CARBON MONOXIDE ALARMS: SHALL COMPLY WITH UL 2034. COMBINATION CARBON MONOXIDE AND SMOKE ALARMS SHALL BE LISTED IN ACCORDANCE WITH UL 2034 AND UL 217 R315.2.1 CARBON MONOXIDE ALARMS SHALL BE PROVIDED IN DWELLING UNITS WHERE EITHER OR BOTH OF THE FOLLOWING CONDITION EXIST: 1. CONTAINS A FUEL-FIRED APPLIANCE 2. ATTACHED GARAGE WITH AN OPENING THAT COMMUNICATES WITH THE DWELLING UNIT. SECTION 317 PROTECTION OF WOOD AND WOOD BASED PRODUCTS AGAINST DECAY. R317.1 LOCATION REQUIRED. PROTECTION OF WOOD AND WOOD-BASED PRODUCTS FROM DECAY SHALL BE PROVIDED IN THE FOLLOWING LOCATIONS BY THE USE OF NATURALLY DURABLE WOOD OR WOOD THAT IS PRESERVATIVE-TREATED IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE. 1. WOOD JOIST OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHERE CLOSER THAN 18" OR WOOD GIRDERS WHERE CLOSER THAN 12" TO THE EXPOSED GROUND IN CRAWL SPACES OR UNEXCAVATED AREAS LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION. 2. WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8" FROM THE EXPOSED GROUND. 3. SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER. 4. THE ENDS OF WOOD GIRDERS ENTERING CONCRETE WALLS HAVING CLEARANCE OF LESS THAN 1/2" ON TOPS, SIDES AND ENDS. 5. WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6" FROM THE GROUND OR LESS THAN 2" MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER. 6. WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE WEATHER, SUCH AS CONCRETE SLABS. 7. WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND THE FURRING STRIPS. R317.3.1 FASTENERS OF PRESERVATIVE-TREATED WOOD. FASTENERS, INCLUDING NUTS AND WASHERS, FOR PRESERVATIVE-TREATED WOOD SHALL BE OF HOT-DIPPED, ZINC-COATED GALVANIZED STEEL, STAINLESS STEEL, SILICON BRONZE OR COPPER.COATING TYPES AND WEIGHTS FOR CONNECTORS IN CONTACT WITH PRESERVATIVE-TREATED WOOD SHALL BE IN ACCORDANCE WITH THE CONNECTOR MANUFACTURER'S RECOMMENDATIONS. SECTION 401.4 SOIL TEST: WHERE QUANTIFIABLE DATA CREATED BY ACCEPTABLE SOIL SCIENCE METHODOLOGIES INDICATE EXPANSIVE, COMPRESSIBLE, SHIFTING OR OTHER UNKNOWN SOIL CHARACTERISTICS, THE BUILDING OFFICIAL SHALL DETERMINE WHETHER A SOIL TEST IS REQUIRED. TABLE R401.4.1 CLASS OF MATERIAL LOAD BEARING PRESSURE SAND, SILTY SAND, CLAYEY SAND, 2,000 POUNDS PER SQ FT SILTY GRAVEL AND CLAYEY GRAVEL CLAY, SANDY, SILTY CLAY, CLAYEY SILT, 1,500 POUNDS PER SQ FT SILT, AND SANDY SILT CLAY THIS DESIGN IS BASED ON 2,000 POUNDS PER SQ FT, UNLESS NOTED OTHERWISE. IT IS THE BUILDER OR HOMEOWNER RESPONSIBLE TO LET PLUM DESIGN SERVICE KNOW IF THE CONDITIONS IN THE FIELD ARE DIFFERENT. R402.2 CONCRETE: FROM TABLE R402.2 -FOUNDATION CONCRETE WALLS SHALL HAVE A MIN. STRENGTH OF 3000 PSI -GARAGE FLOOR SLABS SHALL BE 3,500 PSI -PORCHES, CARPORT SLABS AND STEPS EXPOSED TO THE WEATHER SHALL BE 3,500 psi AT 28 DAYS -BASEMENT SLABS SHALL BE 2,500 PSI (CONCRETE SHALL BE AIR ENTRAINED WITH 5%-7% TOTAL AIR CONTENT). R403 ALL FOOTINGS SHALL BE SUPPORTED ON UNDISTURBED NATURAL SOILS OR ENGINEERED FILL. MINIMUM FOOTING TO BE 16" WIDE X 8"DEEP FOR A 2 STORY BUILDING AND 20" WIDE X 8" DEEP FOR A 3 STORY BUILDING (TABLE 403.1) BOTH WITH 2 CONTINUOUS HORIZONTAL #4 REBAR. R403.1.6 ALL ANCHOR BOLTS SHALL BE APPROVED 1/2" IN DIAMETER AND SHALL EXTEND A MINIMUM OF 7" INTO CONCRETE. USE TWO BOLTS PER SILL PLATE WITH BOLTS SPACED AT A MAXIMUM OF 6 FEET ON CENTER WITH A MINIMUM OF ONE BOLT NOT MORE THAN 12 INCHES FROM THE END BUT AT LEAST 3 1/2 INCHES FROM END OF SILL PLATE. THE BOLTS SHALL BE LOCATED IN THE MIDDLE THIRD OF THE WIDTH OF THE PLATE. - ALTERNATE FOUNDATION STRAPS MAY BE USED, SPECIFICATION TO PROVIDE EQUIVALENT ANCHOR TO A 1/2" DIAMETER ANCHOR BOLTS. R404 CONCRETE FOUNDATION WALLS SHALL BE CONSTRUCTED AS SET FORTH IN TABLE R404.1.2(3). REFER TO TYPICAL WALL SECTION IN THIS PLAN FOR SPECIFICATION. R406 FOUNDATION WATERPROOFING AND DAMPPROOFING EXCEPT WHERE REQUIRED IN SECTION R406.2 TO BE WATERPROOFED, FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE DAMPPROOFING FROM THE HIGHER OF THE TOP OF THE FOOTING, TO THE FINISHED GRADE. R408 UNDER FLOOR SPACE THE UNDER-FLOOR SPACE BETWEEN THE BOTTOM OF THE FLOORJOIST AND THE EARTH UNDER ANY BUILDING SHALL HAVE VENTILATION OPENING THROUGH THE FOUNDATION WALLS OR EXTERIOR WALLS. MIN. NET AREA OF VENTILATION OPENINGS SHALL BE NOT LESS THAN 1 SQ FT FOR EACH 150 SQ FT OF AREA UNDER THE FLOOR. R408.4 ACCESS THROUGH THE FLOOR ISHALL BE NOT SMALLER THAN 18" X 24" FRAMING MATERIALS GRADES A. ROOF, FLOOR, AND WALL SHEATHING: APA RATED SHEATHING. (LEAVE 1/8" SPACING AT PANEL ENDS AND EDGES) B. WALL STUDS: DOUGLAS FIR #2 OR BETTER. C. WALL PLATES: SPRUCE PINE FIR #2 OR BETTER. D. DIMENSIONAL HEADERS: DOUGLAS FIR #2 OR BETTER. E. LVL HEADERS: 2900 Fb/2.0E MINIMUM. F. STEEL ASTM SPECIFICATION A992 GRADE-50 OR EQUAL R502.4 JOIST UNDER PARALLEL BEARING PARTITIONS SHALL BE OF ADEQUATE SIZE TO SUPPORT THE LOAD. R502.6 THE ENDS OF EACH JOIST, BEAM, OR GIRDER SHALL HAVE NOT LESS THAN 1.5 INCHES OF BEARING ON WOOD OR METAL AND NOT LESS THAN 3 INCHES OF BEARING ON CONCRETE, OR BE SUPPORTED BY APPROVED JOIST HANGERS. R502.8 CUTS, NOTCHES, AND HOLES BORED INTO TRUSSES, STRUCTURAL COMPOSITE LUMBER, STRUCTURAL GLUE-LAMINATED MEMBERS, OR I-JOIST ARE PROHIBITED EXCEPT WHERE PERMITTED BY THE MANUFACTURER'S RECOMMENDATION OR DESIGNED BY A REGISTERED DESIGN PROFESSIONAL. R502.11 WOOD TRUSSES SHALL BE DESIGNED AND MANUFACTURED IN ACCORDANCE WITH ANSI/TPI-1. REFER TO THE INDIVIDUAL TRUSS DESIGN DRAWINGS FOR WEB BRACING AND MULTI-PLY CONNECTION OF GIRDERS. BSCI SHOULD BE REFERRED TO FOR HANDLING INSTALLATION AND BRACING OF METAL PLATE CONNECTED WOOD TRUSSES. R507.9 EXTERIOR DECKS/DECK LEDGER CONNECTION TO BAND JOIST. DECK LEDGER CONNECTION TO BAND JOIST SHALL BE IN ACCORDANCE WITH THIS SECTION TABLE R507.9.1.3(1) AND R507.9.1.3(2), AND FIGURES R507.9.1.3(1) AND R507.9.1.3(2) DEFLECTION CRITERIA FLOOR LIVE LOAD L/480 FLOOR TOTAL LOAD L/360 ROOF LIVE LOAD L/360 ROOF TOTAL LOAD L/240 WALL H/180 ALL BEAMS SUPPORTING FLOOR OR ROOF LOADS ARE TO BE DESIGNED WITH THE ABOVE DEFLECTION CRITERIA WIND DESIGN TOPOGRAPHIC EFFECTS NONE SPECIAL WIND REGION NONE WIND-BORNE DEBRIS ZONE NONE CHAPTER 3 (BUILDING PLANNING) SECTION R802.10.2 DESIGN. WOOD TRUSSES SHALL BE DESIGNED IN ACCORDANCE WITH ACCEPTED ENGINEERING PRACTICE. THE DESIGN AND MANUFACTURE OF METAL-PLATED CONNECTED WOOD TRUSSES SHALL COMPLY WITH ANSI/TP1. R802.10.3 BRACING. TRUSSES SHALL BE BRACED TO PREVENT ROTATION AND PROVIDE LATERAL STABILITY. REFER TO THE INDIVIDUAL TRUSS DESIGN DRAWINGS AND SBCA'S BCSI GUIDE TO GOOD PRACTICE FOR HANDLING, INSTALLING AND BRACING OF METAL PLATE CONNECTED WOOD TRUSSES. R802.11.1.1 TRUSS UPLIFT. TRUSSES SHALL BE ATTACHED TO SUPPORTING WALL ASSEMBLIES BY CONNECTIONS CAPABLE OF RESISTING UPLIFT FORCES SPECIFIED ON THE TRUSS DESIGN DRAWINGS. SECTION R806 ROOF VENTILATION. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF THE ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. REQUIRED VENTILATION OPENINGS SHALL BE DIRECTLY TO THE OUTSIDE AIR. R806.2 MINIMUM VENT AREA. THE MINIMUM NET FREE VENTILATION SHALL BE 1/300 OF THE VENTED SPACE (EXCEPTION 1 TAKEN) SECTION R807 ATTIC ACCESS. BUILDINGS WITH COMBUSTIBLE CEILING OR ROOF CONSTRUCTION SHALL HAVE AN ATTIC ACCESS OPENING TO ATTIC AREA THAT HAVE A VERTICAL HEIGHT OF 30" OR GREATER. 1. THE ROUGH-FRAMED OPENING SHALL BE NOT LESS THAN 22"X30" . 2. SHALL BE LOCATED IN A HALLWAY OR OTHER READILY ACCESSIBLE LOCATION 3. MINIMUM UNOBSTRUCTED HEAD ROOM IN THE ATTIC SPACE SHALL BE 30" MEASURED VERTICALLY FROM BOTTOM OF CEILING FRAMING MEMBERS. CHAPTER 4 (FOUNDATIONS) CHAPTER 5 (FLOORS) CHAPTER 6 (WALL CONSTRUCTION) R602..1 SAWN LUMBER SAWN LUMBER SHALL BE IDENTIFIED BY A GRADE MARK OF AN ACCREDITED LUMBER GRADING OR INSPECTION AGENCY AND HAVE DESIGN VALUES CERTIFIED BY AN ACCREDITATION BODY THAT COMPLIES WITH DOC PS 20. R602.3 REFER TO TABLE R602.3(1) THROUGH TABLE R602.3(4) FOR FRAMING MEMBER FASTENING R602.6 DRILLING AND NOTCHING- REFER TO FIGURE R602.6 (1) AND R602.6 (2)-SEE DETAIL PAGE OF PLAN FOR FIGURES. R602.7 THE ALLOWABLE SPANS OF GIRDERS/HEADERS FABRICATED FROM DIMENSIONAL LUMBER ON EXTERIOR WALLS SHALL NOT EXCEED THE VALUES OF TABLE R602.7(1) R602.8 FIRE BLOCKING SHALL BE PROVIDED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND TO FORM AN EFFECTIVE FIRE BARRIER BETWEEN STORIES, AND BETWEEN A TOP STORY AND THE ROOF SPACE. R602.10 WALL BRACING. BUILDINGS SHALL BE BRACED IN ACCORDANCE WITH THIS SECTION OR SECTION R602.12 (SIMPLIED METHOD). FROM TABLE R602.10.4. USE CS-WSP BRACING METHOD WITH MIN 3/8" SHEATHING. .CHAPTER 7 (WALL COVERING) R702.1 GENERAL INTERIOR COVERINGS OR WALL FINISHES SHALL BE INSTALLED IN ACCORDANCE WITH THIS CHAPTER AND TABLE R702.1(1), TABLE R702.1(2), TABLE R702.1(3) AND TABLE R702.3.5. INTERIOR MASONRY VENEER SHALL COMPLY WITH THE REQUIREMENTS OF SECTION R703.7.1 FOR SUPPORT AND SECTION R703.7.4 FOR ANCHORAGE. INTERIOR FINISHES AND MATERIALS SHALL CONFORM TO THE FLAME SPREAD AND SMOKE DEVELOPMENT REQUIREMENTS OF SECTION R302.9 R703.1 GENERAL: EXTERIOR WALLS SHALL PROVIDE THE BUILDING WITH A WEATHER-RESISTANT EXTERIOR WALL ENVELOPE. THE EXTERIOR WALL ENVELOPE SHALL INCLUDE FLASHING AS DESCRIBED IN SECTION R703.4 R703.1.1 WATER RESISTANCE. THE EXTERIOR WALL ENVELOPE SHALL BE DESIGNED AND CONSTRUCTED IN A MANNER THAT PREVENTS THE ACCUMULATION OF WATER WITHIN THE WALL ASSEMBLY BY PROVIDING A WATER-RESISTANT BARRIER BEHIND THE EXTERIOR CLADDING AS REQUIRED BY SECTION R703.2 AND A MEANS OF DRAINING TO THE EXTERIOR WATER THAT PENETRATES THE EXTERIOR CLADDING. R703.1.2 WIND RESISTANCE. WALL COVERINGS, BACKING MATERIALS AND THEIR ATTACHMENTS SHALL BE CAPABLE OF RESISTING WIND LOADS IN ACCORDANCE WITH TABLES R301.2(2) AND R301.2(3). R703.2 WATER-RESISTIVE BARRIER. APPROVED WATER-RESISTIVE BARRIER SHALL BE APPLIED OVER STUDS OR SHEATHING OF ALL EXTERIOR WALLS. SUCH MATERIAL SHALL BE APPLIED HORIZONTALLY, WITH THE UPPER LAYER LAPPED OVER THE LOWER LAYER NOT LESS THAN 2" INCHES. WHERE JOINTS OCCUR, THE MATERIAL SHALL BE LAPPED NOT LESS THAN 6". R703.3 NOMINAL THICKNESS AND ATTACHMENTS. THE MINIMUM THICKNESS AND ATTACHMENT OF EXTERIOR WALL COVERINGS SHALL BE IN ACCORDANCE WITH TABLE R703.3(1) AND THE WALL COVERING MATERIAL MANUFACTURER'S INSTALLATION REQUIREMENTS. R703.4 FLASHING. APPROVED CORROSION-RESIANT FLASHING SHALL BE APPLIED SHINGLE-FASHION IN A MANNER TO PREVENT ENTRY OF WATER INTO THW WALL CAVITY OR PENETRATION OF WATER TO THE BUILDING STRUCTURAL FRAMING COMPONENT AT THE FOLLOWINGS LOCATION: 1. EXTERIOR WINDOWS AND DOORS OPENINGS. (SEE MANUFACTURE OF PRODUCT FOR INSTALLATION DETAILS) 2. AT INTERSECTION OF CHIMNEYS OR OTHER MASONRY CONSTRUCTION WITH FRAME OR STUCCO WALLS, WITH PROJECTING LIPS ON BOTH SIDES UNDER STUCCO COPINGS. 3. UNDER AND AT THE ENDS OF MASONRY, WOOD OR METAL COPINGS AND SILLS. 4. CONTINUOUSLY ABOVE ALL PROJECTING WOOD TRIM 5. WHERE EXTERIOR PORCHES, DECKS OR STAIRS ATTACH TO A WALL OR FLOOR ASSEMBLY OF WOOD-FRAME CONSTRUCTION 6. AT WALL AND ROOF INTERSECTIONS. 7. AT BUILT-IN GUTTERS CHAPTER 8 (ROOF-CEILING) CHAPTER 9 (ROOF ASSEMBLIES) SECTION 903 R903.1 GENERAL. ROOF DECKS SHALL BE COVERED WITH APPROVED ROOF COVERINGS SECURED TO THE BUILDING OR STRUCTURE IN ACCORDANCE WITH THE PROVISION OF THIS CHAPTER. ROOF ASSEMBLIES SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH THIS CODE AND THE APPROVED MANUFACTURE'S INSTRUCTIONS. R903.2 FLASHING. FLASHINGS SHALL BE INSTALLED IN A MANNER THAT PREVENTS MOISTURE FROM ENTERING THE WALL AND ROOF THROUGH JOINTS IN COPINGS, THROUGH MOISTURE PERMEABLE MATERIALS AND AT INTERSECTIONS WITH PARAPET WALLS AND OTHER PENETRATIONS THROUGH THE ROOF PLANE. R903.2.1 LOCATION. FLASHING SHALL BE I INSTALLED AT WALL AND ROOF INTERSECTIONS, WHEREVER THERE IS A CHANGE IN ROOF SLOPE OR DIRECTION AND AROUND ROOF OPENINGS. SECTION 905 R905.1 ROOF COVERING APPLICATION. ROOF COVERINGS SHALL BE APPLIED IN ACCORDANCE WITH THE APPLICABLE PROVISIONS OF THIS SECTION AND THE MANUFACTURERE'S INSTALLATION INSTRUCTIONS. R905.1.1 UNDERLAYMENT. UNDERLAYMENT FOR ASPHALT SHINGLES, CLAY, AND CONCRETE TILE, METAL ROOF SHINGLES, MINERAL SURFACED ROLL ROOFING, SLATE AND SLATE-TYPE SHINGLES, WOOD SHINGLES AND METAL ROOF PANELS SHALL CONFORM TO THE APPLICABLE STANDARDS LISTED IN THIS CHAPTER. UNDERLAYMENT MATERIALS REQUIRED TO COMPLY WITH ASTM D 226, D 1970, D 4869 AND D 6757SHALL BEAR A LABEL INDICATING COMPLIANCE. UNDERLAYMENT SHALL BE ATTACHED IN ACCORDANCE WITH TABLE R905.1.1(3) R905.1.2 ICE BARRIERS. IF AREAS WHERE THERE HAS BEEN A HISTORY OF ICE FORMING ALONG EAVES CAUSING A BACKUP OF WATER AS DESIGNATED IN TABLE R301.2(1), AN ICE BARRIER SHALL BE INSTALLED. THE ICE BARRIER SHALL CONSIST OF NOT FEWER THAN TWO LAYERS OF UNDERLAYMENT OR SELF-ADHERING POLYMER-MODIFIED BITUMEN SHEET SHALL BE USED IN PLACE OF NORMAL UNDERLAYMENT AND EXTEND NOT LESS THAN 24" INSIDE THE EXTERIOR WALL. ON ROOFS OVER 8/12, THE ICE BARRIER SHALL BE APPLIED NOT LESS THAN 36". MEASURED ALONG THE ROOF SLOPE FROM THE EAVE EDGE. R905.2 ASPHALT SHINGLES, THE INSTALLATION OF ASPHALT SHINGLES SHALL COMPLY WITH THIS SECTION AND MANUFACTURERE'S INSTALLATION. R905.2.2 SLOPE. ASPHALT SHINGLES SHALL BE USED ON ROOF SLOPES OF 2/12 OR GREATER. FOR SLOPES FROM 2/12 UP TO 4/12, DOUBLE UNDERLAYMENT APPLICATION IS REQUIRED IN ACCORDANCE WITH SECTION R905.1.1 R905.2.8 FLASHING. FLASHING FOR ASPHALT SHINGLES SHALL COMPLY WITH THIS SECTION CHAPTER 10-43 REFER TO THE CHAPTERS IN THE IRC 2018 FOR THE DESIGN AND REQUIREMENTS OF THESE ITEMS. CHAPTER 10 CHIMNEYS AND FIREPLACES CHAPTER 11 ENERGY EFFICIENCY CHAPTER 12&13 MECHANICAL & GENERAL MECHANICAL SYSTEMS REQUIREMENTS CHAPTER 14 HEATING AND COOLING EQUIPMENT AND APPLIANCES CHAPTER 15 EXHAUST SYSTEMS CHAPTER 16 DUCT SYSTEMS CHAPTER 17 COMBUSTION AIR CHAPTER 18 CHIMNEYS AND VENTS CHAPTER 19-22 SPECIAL APPLIANCE, WATER HEATERS, HYDRONIC PIPING AND SPECIAL PIPING CHAPTER 23 SOLAR THERMAL ENERGY SYSTEMS CHAPTER 24 FUEL GAS CHAPTER 25-33 PLUMBING RELATED ITEMS CHAPTER 35-43 ELECTRICAL RELATED ITEMS GENERAL NOTES: MEMBERS SIZED ON PLANS ARE BASED ON THESE DESIGN VALUES: A. ROOF, FLOOR, AND WALL SHEATHING:APA RATED SHEATHING. (LEAVE 1/8" SPACE BETWEEN PANEL EDGE AND END JOINTS.) B. WALLS STUDS: DOUGLAS FIR #2 OR BETTER. C. LSL STUDS: 1.35E GRADE D. WALL PLATES: SPRUCE PINE FIR #2 OR BETTER. E. DIMENSIONAL LUMBER: DOUGLAS FIR #2 OR BETTER. F. TREATED LUMBER: SYP#2 OR BETTER G. POSTS/COLUMNS: SYP#1 OR BETTER H. LVL HEADERS: 2950Fb/2.0E MINIMUM I. LSL HEADERS: 1.55E GRADE J. STEEL: ASTM SPECIFICATION A992 GRADE-50 OR EQUAL K. GLUELAM REFER TO SECTION 317 FOR PROTECTION OF WOOD AND WOOD-BASED PRODUCTS FROM DECAY. STRUCTURAL MATERIAL IRC 2018 CODES MISC. SYMBOLS FROST PROOF HOSE BIB FLOOR LINE ABOVE STRUCTURAL BEAM / HEADER OR GIRDER TRUSS LOAD BEARING WALL SOLID BLOCKING FROM CONCENTRATED LOAD CONCENTRATED LOAD FROM ABOVE. SOLID BLOCK TO FOUNDATION OR BEAM /HEADER BELOW. SMOKE DETECTOR CARBON MONOXIDE AND SMOKE DETECTOR COMBO ABBREVIATIONS ADJ ADJUSTABLE AFF ABOVE FINISHED FLOOR AWN. AWNING BTM. BOTTOM BSMT. BASEMENT BTW. BETWEEN CA CASEMENT CANT. CANTILEVER CAB. CABINET C CENTER LINE CLG CEILING C.O. CASED OPENING COL. COLUMN CONC. CONCRETE DDRYER DF DOUGLAS FIR DIA. DIAMETER DN DOWN DH DOUBLE HUNG DW DISHWASHER FFIXED F.D. FLOOR DRAIN F/G FIBERGLASS FLR. FLOOR FTG. FOOTING FURN. FURNACE HDR. HEADER HDWD HARDWOOD HH HEADER HEIGHT INSUL. INSULATION JS JACK STUD(S) JST. JOIST KS KING STUD(S) LSL LAMINATED STRAND LUMBER LVL LAMINATED VENEER LUMBER LIN. LINEN MAX. MAXIMUM MIN. MINIMUM O/C ON CENTER O.H.D. OVERHEAD DOOR OPNG. OPENING PED. PEDESTAL N.T.S. NOT TO SCALE REF REFRIGERATOR REQ REQUIRED RO ROUGH OPENING RM ROOM R/S ROD/SHELF SH SINGLE HUNG S.F. SQUARE FEET SLDR SLIDER S.P. SUMP PIT STL STEEL SYP SOUTHERN YELLOW PINE TYP. TYPICAL T TRANSOM TG TEMPERED GLASS TRTD TREATED UNEXC. UNEXCAVATED VAN. VANITY W WASHER W/ WITH W.H. WATER HEATER L PLUM DESIGN SERVICE, INC. ASSUMES NO RESPONSIBILITY FOR STRUCTURAL OR DIMENSIONAL ERRORS OR OMISSIONS. WE ARE NOT A LICENSED ARCHITECT OR ENGINEER. THESE PLANS ARE PROVIDED ON AN "AS IS" BASIS AND IT IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR AND/OR OWNER TO VERIFY AND CHECK ALL NOTES, DETAILS, ELEVATIONS, SECTIONS, AND FLOOR PLANS PRIOR TO CONSTRUCTION. THE CONTRACTOR AND/OR OWNER SHALL NOTIFY PLUM DESIGN SERVICE, INC. IMMEDIATELY IF ANY ERRORS OR OMISSION FOR POSSIBLE CORRECTION ARE IDENTIFIED PRIOR TO START OF CONSTRUCTION. NO WARRANTIES EXPRESS OR IMPLIED INCLUDING COMPLIANCE WITH THIS PLAN WITH APPLICABLE BUILDING CODES REQUIREMENTS ARE MADE. DATE: DATE: DATE: PROJECT ID: 1100 SE ALICE'S ROAD. WAUKEE, IOWA 50263 PLUM DESIGN SERVICES DATE: DATE: DATE: ISSUE DATE: DATE: DATE: TELEPHONE 515 978 6260 FAX 515 978 6261 THIS PAGE IS INTENDED TO BE PRINTED ON 24"X36" PAPER TO BE TO SCALE © 2021 PLUM BUILDING SYSTEMS, LLC. All Rights Reserved. NO T F O R C O N S T R U C T I O N TH E S E P L A N S H A V E N O T B E E N A P P R O V E D F O R F I N A L C O N S T R U C T I O N PL E A S E C A L L O R S E E O W N E R F O R U P D A T E D P L A N S As indicated A0 Cover Page PDS 5557 Hu s k H o m e s 40 5 6 t h S t r e e t Wa u k e e , I o w a 03-08-23 03-20-23 05-22-23 06-01-23 06-05-23 06-21-23 10-26-23 11-03-23 DRAWING LIST A0 Cover Page A1 Elevations A2 Elevations A3 Main Floor A4 Perspectives A5 Building Sections A6 Details A7 Wall Bracing A8 Int. Perspectives First Floor 0' -0" First Flr Wall Hgt 12' -1 1/8" 12 ' - 1 1 / 8 " WINDOW HDR. HGT. 2' - 4 " 8' - 0 " WINDOW HDR. HGT. First Floor 0' -0" T.O. Footing -4' -0" First Flr Wall Hgt 12' -1 1/8" WINDOW HDR. HGT. 4' - 0 " 12 ' - 1 1 / 8 " SITE PER GRADE 10 ' - 4 " WINDOW HDR. HGT. TRELLISTRELLIS FINAL PRODUCT/SELECTIONS MAY VARY FROM WHAT IS SHOWN ON THE PLANS. CONCEPTUAL RENDERING PLUM DESIGN SERVICE, INC. ASSUMES NO RESPONSIBILITY FOR STRUCTURAL OR DIMENSIONAL ERRORS OR OMISSIONS. WE ARE NOT A LICENSED ARCHITECT OR ENGINEER. THESE PLANS ARE PROVIDED ON AN "AS IS" BASIS AND IT IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR AND/OR OWNER TO VERIFY AND CHECK ALL NOTES, DETAILS, ELEVATIONS, SECTIONS, AND FLOOR PLANS PRIOR TO CONSTRUCTION. THE CONTRACTOR AND/OR OWNER SHALL NOTIFY PLUM DESIGN SERVICE, INC. IMMEDIATELY IF ANY ERRORS OR OMISSION FOR POSSIBLE CORRECTION ARE IDENTIFIED PRIOR TO START OF CONSTRUCTION. NO WARRANTIES EXPRESS OR IMPLIED INCLUDING COMPLIANCE WITH THIS PLAN WITH APPLICABLE BUILDING CODES REQUIREMENTS ARE MADE. DATE: DATE: DATE: PROJECT ID: 1100 SE ALICE'S ROAD. WAUKEE, IOWA 50263 PLUM DESIGN SERVICES DATE: DATE: DATE: ISSUE DATE: DATE: DATE: TELEPHONE 515 978 6260 FAX 515 978 6261 THIS PAGE IS INTENDED TO BE PRINTED ON 24"X36" PAPER TO BE TO SCALE © 2021 PLUM BUILDING SYSTEMS, LLC. All Rights Reserved. NO T F O R C O N S T R U C T I O N TH E S E P L A N S H A V E N O T B E E N A P P R O V E D F O R F I N A L C O N S T R U C T I O N PL E A S E C A L L O R S E E O W N E R F O R U P D A T E D P L A N S 1/4" = 1'-0" A1 Elevations PDS 5557 Hu s k H o m e s 40 5 6 t h S t r e e t Wa u k e e , I o w a 03-08-23 03-20-23 05-22-23 06-01-23 06-05-23 06-21-23 10-26-23 11-03-23 ESTIMATED AREA - WALL CLADDING MATERIAL TYPE MATERIAL SF MATERIAL % MATERIAL ELEVATION Brick 2784 SF 100.0% - SQUARE FOOTAGE OF CLADDING/SIDING IS TAKEN FROM THE EXPOSED SURFACE OF THE WALL. 1. THE AREA INCLUDES SURFACES BELOW DECORATIVE TRIM BOARDS. 2. THE AREA EXCLUDES WINDOW AND DOOR OPENINGS. Scale:1/4" = 1'-0"1 FRONT ELEVATION Scale:1/4" = 1'-0"2 REAR ELEVATION 14X5 VELUX SKYLIGHT 921 LBS. First Floor 0' -0" T.O. Footing -4' -0" First Flr Wall Hgt 12' -1 1/8" 12 ' - 1 1 / 8 " 4' - 0 " TRELLIS First Floor 0' -0" T.O. Footing -4' -0" First Flr Wall Hgt 12' -1 1/8" WINDOW HDR. HGT. 12 ' - 1 1 / 8 " 4' - 0 " SITE PER GRADE 2' - 4 " 8' - 0 " WINDOW HDR. HGT. TRELLIS 2034 SF Main Floor PLUM DESIGN SERVICE, INC. ASSUMES NO RESPONSIBILITY FOR STRUCTURAL OR DIMENSIONAL ERRORS OR OMISSIONS. WE ARE NOT A LICENSED ARCHITECT OR ENGINEER. THESE PLANS ARE PROVIDED ON AN "AS IS" BASIS AND IT IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR AND/OR OWNER TO VERIFY AND CHECK ALL NOTES, DETAILS, ELEVATIONS, SECTIONS, AND FLOOR PLANS PRIOR TO CONSTRUCTION. THE CONTRACTOR AND/OR OWNER SHALL NOTIFY PLUM DESIGN SERVICE, INC. IMMEDIATELY IF ANY ERRORS OR OMISSION FOR POSSIBLE CORRECTION ARE IDENTIFIED PRIOR TO START OF CONSTRUCTION. NO WARRANTIES EXPRESS OR IMPLIED INCLUDING COMPLIANCE WITH THIS PLAN WITH APPLICABLE BUILDING CODES REQUIREMENTS ARE MADE. DATE: DATE: DATE: PROJECT ID: 1100 SE ALICE'S ROAD. WAUKEE, IOWA 50263 PLUM DESIGN SERVICES DATE: DATE: DATE: ISSUE DATE: DATE: DATE: TELEPHONE 515 978 6260 FAX 515 978 6261 THIS PAGE IS INTENDED TO BE PRINTED ON 24"X36" PAPER TO BE TO SCALE © 2021 PLUM BUILDING SYSTEMS, LLC. All Rights Reserved. NO T F O R C O N S T R U C T I O N TH E S E P L A N S H A V E N O T B E E N A P P R O V E D F O R F I N A L C O N S T R U C T I O N PL E A S E C A L L O R S E E O W N E R F O R U P D A T E D P L A N S As indicated A2 Elevations PDS 5557 Hu s k H o m e s 40 5 6 t h S t r e e t Wa u k e e , I o w a 03-08-23 03-20-23 05-22-23 06-01-23 06-05-23 06-21-23 10-26-23 11-03-23 Scale:1/8" = 1'-0"3 ROOF PLAN Scale:3/16" = 1'-0"1 LEFT ELEVATION Scale:3/16" = 1'-0"2 RIGHT ELEVATION HEEL HEIGHTS: MIN. 13" OVER LIVING SPACES UNLESS NOTED OTHERWISE. ADJUST AS NEEDED TO MAINTAIN OVERHANGS NOTED ON PLANS TO MATCH ELEVATIONS. REFER TO BUILDING SECTIONS. ALL RAKE OVERHANGS TO BE 12" UNLESS NOTED OTHERWISE. AREA PLANS FOUNDATION: UNFINISHED AREA IS TAKEN FROM THE OUTSIDE OF CONCRETE WALLS. FINISHED AREA IS TAKEN FROM THE INSIDE OF THE CONCRETE WALLS AND TO THE UNFINSIHED SIDE OF THE FRAMED WALLS. MAIN FLOOR: AREA IS TAKEN FROM THE OUTSIDE OF SHEATHING. SQUARE FOOTAGE INCLUDES STAIR OPENING. SECOND FLOOR: AREA IS TAKEN FROM THE OUTSIDE OF SHEATHING. SQUARE FOOTAGE DOES NOT INCLUDE THE STAIR OPENINGS OR OPEN TO BELOW AREAS. FU R N 37' - 6" IN T E R I O R 52 ' - 1 1 " 10 ' - 3 " 12 ' - 0 " 13 ' - 0 " 13 ' - 0 " 6' - 0 " 12 ' - 0 " 54 ' - 3 " 18' - 9"12' - 9"6' - 0" 6' - 1 1 1 / 2 " 3 1 / 2 " 36 ' - 4 1 / 2 " 3 1 / 2 " 9' - 0 " 3' - 0" D3 6' - 0" D1 6024 F B 10' - 4" HH 6024 F B 10' - 4" HH 6024 F B 10' - 4" HH 6024 F B 10' - 4" HH 6060 F A 8' - 0" HH 6060 F A 8' - 0" HH 18' - 9"12' - 9"6' - 0"6060 F A 8' - 0" HH 6060 F A 8' - 0" HH 6024 F B 10' - 4" HH 6024 F B 10' - 4" HH 3624 F D 10' - 4" HH 6060 F A 8' - 0" HH 6060 F A 8' - 0" HH INTERIOR 36' - 2" EXISTING COLUMN LOCATION D62 3' - 0" D62 3' - 0" DR Y S T O R A G E TRELLISTRELLIS 37' - 6" IC E M A C H I N E W/ D 4" 9' - 0 " D11 2' - 8" PA S S - T H R U BA C K B A R KI O S K PA S T R Y C A B I N E T 32" ESPRESSO MAKER - FLOOR DRAIN BELOW 14X5 VELUX SKYLIGHT ABOVE 921 LBS. 7' - 7 1/2"5 1/2"12' - 6" 3' - 0" 3' - 8 3 / 4 " 7 1 / 4 " 18 ' - 3 1 / 2 " 4' - 0 1/2" 17 ' - 5 " 6" 35 ' - 4 1 / 2 " 14' - 8 1/2"3 1/2" 6' - 0" 3' - 4 3/8" D11 2' - 8" SA N D W I C H P R E P FR E E Z E R SA N D W I C H P R E P FR Y E R CHARBROILER HAND SINK LO W B O Y F R I D G E HA N D S I N K FLOOR DRAIN FLOOR DRAIN 3- 0 O P N G . PASS-THRU OPENING 4' - 1 1/2" SINK MOP SINK DR Y S T O R A G E CO N V E C T I O N OV E N SA L A M A N D E R RA N G E 4" PLUM DESIGN SERVICE, INC. ASSUMES NO RESPONSIBILITY FOR STRUCTURAL OR DIMENSIONAL ERRORS OR OMISSIONS. WE ARE NOT A LICENSED ARCHITECT OR ENGINEER. THESE PLANS ARE PROVIDED ON AN "AS IS" BASIS AND IT IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR AND/OR OWNER TO VERIFY AND CHECK ALL NOTES, DETAILS, ELEVATIONS, SECTIONS, AND FLOOR PLANS PRIOR TO CONSTRUCTION. THE CONTRACTOR AND/OR OWNER SHALL NOTIFY PLUM DESIGN SERVICE, INC. IMMEDIATELY IF ANY ERRORS OR OMISSION FOR POSSIBLE CORRECTION ARE IDENTIFIED PRIOR TO START OF CONSTRUCTION. NO WARRANTIES EXPRESS OR IMPLIED INCLUDING COMPLIANCE WITH THIS PLAN WITH APPLICABLE BUILDING CODES REQUIREMENTS ARE MADE. DATE: DATE: DATE: PROJECT ID: 1100 SE ALICE'S ROAD. WAUKEE, IOWA 50263 PLUM DESIGN SERVICES DATE: DATE: DATE: ISSUE DATE: DATE: DATE: TELEPHONE 515 978 6260 FAX 515 978 6261 THIS PAGE IS INTENDED TO BE PRINTED ON 24"X36" PAPER TO BE TO SCALE © 2021 PLUM BUILDING SYSTEMS, LLC. All Rights Reserved. NO T F O R C O N S T R U C T I O N TH E S E P L A N S H A V E N O T B E E N A P P R O V E D F O R F I N A L C O N S T R U C T I O N PL E A S E C A L L O R S E E O W N E R F O R U P D A T E D P L A N S 1/4" = 1'-0" A3 Main Floor PDS 5557 Hu s k H o m e s 40 5 6 t h S t r e e t Wa u k e e , I o w a 03-08-23 03-20-23 05-22-23 06-01-23 06-05-23 06-21-23 10-26-23 11-03-23 Scale:1/4" = 1'-0"1 First Floor AREA SCHEDULE NAME SQ FT Main Floor 2034 SF 2034 SF Grand total: 1 2034 SF DOOR SCHEDULE ID QTY DOOR SIZE ROUGH OPENINGS SPECIAL NOTES LevelWIDTH HEIGHT D1 1 6-0 x 8-0 Entry 3' - 2 1/4" 8' - 1 1/2" Therma Tru RO + 3/4" Pad - Verify RO First Floor D3 1 3-0 x 8-0 Entry 3' - 2 1/4" 8' - 2 3/4" Therma Tru RO + 3/4" Pad - Verify RO First Floor D11 2 2-8 x 6-8 2' - 10" 6' - 10 1/2" First Floor D62 2 3-0 x 8-0 3' - 2" 8' - 2 1/2" First Floor WINDOW SCHEDULE ID QTY TYPE ROUGH OPENINGS HEADER HEIGHT SPECIAL NOTES LevelWIDTH HEIGHT A 6 6060 F 5' - 0" 5' - 0" 8' - 0" Picture First Floor B 6 6024 F 5' - 0" 2' - 0" 10' - 4" Picture First Floor C 1 7224 F 6' - 0" 2' - 0" 10' - 4" Picture First Floor D 1 3624 F 3' - 0" 2' - 0" 10' - 4" Picture First Floor GENERAL CONSTRUCTION NOTES 1) EXTERIOR DIMENSIONS ARE FROM THE OUTSIDE OF SHEATHING TO OUTSIDE OF SHEATHING OR FROM FACE OF MASONRY TO FACE OF MASONRY. 2) INTERIOR DIMENSIONS ARE FROM THE FACE OF STUD TO FACE OF STUD. 5) 20 MINUTE FIRE DOOR W/ SELF CLOSING HINGES BETWEEN GARAGE AND LIVING AREAS. 5) ALL EXTERIOR DOOR ROUGH OPENINGS INCLUDE A PAD UNDER DOOR SILL. 6) REFER TO LOCAL BUILDING CODES FOR SPECIFIC SMOKE ALARM LOCATIONS. 7) GARAGE WALLS AND CEILING TO HAVE 5/8" TYPE X GYP BOARD ESTIMATED AREA - CEILING LEVEL CEILING TYPE AREA - SQUARE FOOTAGE OF CEILING IS TAKEN FROM THE INSIDE OF EXTERIOR WALLS. 1. THE AREA INCLUDES ALL AREA UNDER ALL INTERIOR WALLS 2. IN BASEMENT, ONLY INLCUDES FINISHED AREAS 3. NO WASTE FACTOR HAS BEEN INCLUDED 8) BASEMENT CEILING TO BE COVERED BY A MIN. 1/2" GYP BOARD FOR FIRE PROTECTION. MAX. 80 SQ FT UNCOVERED IS ALLOWED. SEE CITY FOR REQUIREMENTS THAT MAY BE DIFFERENT. 1. DRAWINGS PROVIDED ARE USED TO DETERMINE THE LOAD PATH ONLY. 2. REFER TO COVER PAGE (A.O) FOR THE LOAD AND DESIGN CRITERIA. 3. ALL FOOTING TO BE MINIMUM 42" BELOW GRADE. 4. ALL EXTERIOR HEADERS TO BE (2) 2X10 DF#2 UNLESS NOTED OTHERWISE. USE 1 JACK (JS) & 1 KING (KS) STUD ON EACH END UNLESS NOTED OTHERWISE. 5. ALL HEADERS AND BEAMS ARE DROPPED BELOW DECK/PLATE UNLESS NOTED AS FLUSH. 6. REFER TO WALL BRACING PAGE FOR DETAILS NOTED CS-WSP, CS-PF, PFH, INT BWL - GB, INT BWL - WSP. 7. SYMBOL REPRESENTS SOLID BLOCKING. 8. SYMBOL REPRESENTS CONCENTRATED LOAD FROM ABOVE. 9. EXTEND HEADER THE LENGTH OF THE LEADERS 10. PROVIDE CONTINUOUS LOAD PATH DOWN TO FOUNDATION OR BEAM/HEADER BELOW WITH SOLID BLOCKING THAT MATCHES FRAMING ABOVE. LOAD PATH NOTES 3) CEILING HEIGHTS ARE TYPICALLY TAKEN FROM TOP OF FLOOR SHEATHING TO BOTTOM OF ROOF TRUSS / FLOOR JOIST. SEE PLAN FOR OTHER. PLUM DESIGN SERVICE, INC. ASSUMES NO RESPONSIBILITY FOR STRUCTURAL OR DIMENSIONAL ERRORS OR OMISSIONS. WE ARE NOT A LICENSED ARCHITECT OR ENGINEER. THESE PLANS ARE PROVIDED ON AN "AS IS" BASIS AND IT IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR AND/OR OWNER TO VERIFY AND CHECK ALL NOTES, DETAILS, ELEVATIONS, SECTIONS, AND FLOOR PLANS PRIOR TO CONSTRUCTION. THE CONTRACTOR AND/OR OWNER SHALL NOTIFY PLUM DESIGN SERVICE, INC. IMMEDIATELY IF ANY ERRORS OR OMISSION FOR POSSIBLE CORRECTION ARE IDENTIFIED PRIOR TO START OF CONSTRUCTION. NO WARRANTIES EXPRESS OR IMPLIED INCLUDING COMPLIANCE WITH THIS PLAN WITH APPLICABLE BUILDING CODES REQUIREMENTS ARE MADE. DATE: DATE: DATE: PROJECT ID: 1100 SE ALICE'S ROAD. WAUKEE, IOWA 50263 PLUM DESIGN SERVICES DATE: DATE: DATE: ISSUE DATE: DATE: DATE: TELEPHONE 515 978 6260 FAX 515 978 6261 THIS PAGE IS INTENDED TO BE PRINTED ON 24"X36" PAPER TO BE TO SCALE © 2021 PLUM BUILDING SYSTEMS, LLC. All Rights Reserved. NO T F O R C O N S T R U C T I O N TH E S E P L A N S H A V E N O T B E E N A P P R O V E D F O R F I N A L C O N S T R U C T I O N PL E A S E C A L L O R S E E O W N E R F O R U P D A T E D P L A N S A4 Perspectives PDS 5557 Hu s k H o m e s 40 5 6 t h S t r e e t Wa u k e e , I o w a 03-08-23 03-20-23 05-22-23 06-01-23 06-05-23 06-21-23 10-26-23 11-03-23