HomeMy WebLinkAboutFairview_549_PA-2016-01947
CITY OF
ASHLAND
i
December 16, 2016
Notice of Final Decision
On December 16, 2016, the Community Development Director approved the request for the following:
Planning Action: 2016-01947
Subject Property: 549 Fairview Street
Applicant: Bob Haxton
Owner: James Williams
Description: A request for a Site Design Review to allow for the construction of a 499
square foot second dwelling unit on the subject property. The proposed structure will be two
stories with a single car garage located on the first floor and the dwelling unit on the second floor.
COMPREHENSIVE PLAN DESIGNATION: Low Density Multiple-Family Residential;
ZONING: R-2; ASSESSOR'S MAP: 39 lE 09CA; TAX LOT: 14100.
The Community Development Director's decision becomes final and is effective on the 12' day after the
Notice of Final Decision is mailed. Approval is valid for a period of 18 months and all conditions of
approval identified on the attached Findings are required to be met prior to project completion.
The application, all associated documents and evidence submitted, and the applicable criteria are
available for review at the Ashland Community Development Department, located at 51 Winburn Way.
Copies of file documents can be requested and are charged based on the City of Ashland copy fee
schedule.
Prior to the final decision date, anyone who was mailed this Notice of Final Decision may request a
reconsideration of the action as set forth in the Ashland Land Use Ordinance (ALUO) 18.5.1.050(F)
and/or file an appeal to the Ashland Planning Commission as provided in ALUO 18.5.1.050(G). The
ALUO sections covering reconsideration and appeal procedures are attached. The appeal may not be
made directly to the Oregon Land Use Board of Appeals.
If you have any questions regarding this decision, please contact Mark Schexnayder in the Community
Development Department at (541) 488-5305.
cc: Parties of record and property owners within 200 ft
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305
51 Winbum Way Fax: 541-552-2050 T
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
SECTION 18.5.1.050 Type I Procedure (Administrative Decision with Notice)
E. Effective Date of Decision. Unless the conditions of approval specify otherwise or the decision is appealed pursuant to
subsection 18.5.1.050.G, a Type I decision becomes effective 12 days after the City mails the notice of decision.
F. Reconsideration. The Staff Advisor may reconsider a Type I decision as set forth below.
1. Any party entitled to notice of the planning action, or any City department may request reconsideration of the action
after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no
fault of the party asking for reconsideration, which in the opinion of the Staff Advisor, might affect the decision.
Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence
during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity
to respond to the issue prior to making a decision.
2. Reconsideration requests shall be received within five days of mailing the notice of decision. The Staff Advisor shall
decide within three days whether to reconsider the matter.
3. If the Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the
decision for purposes of reconsideration. The Staff Advisor shall decide within ten days to affirm, modify, or reverse
the original decision. The City shall send notice of the reconsideration decision to affirm, modify, or reverse to any
party entitled to notice of the planning action.
4. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the
reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration.
G. Appeal of Type I Decision. A Type I decision may be appealed to the Planning Commission, pursuant to the following:
1. Who May Appeal. The following persons have standing to appeal a Type I decision.
a. The applicant or owner of the subject property.
b. Any person who is entitled to written notice of the Type I decision pursuant to subsection
18.5.1.050.B.
c. Any other person who participated in the proceeding by submitting written comments on the application to the
City by the specified deadline.
2. Appeal Filing Procedure.
a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.050.G.1, above, may
appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to the procedures of
this subsection. The fee required in this section shall not apply to appeals made by neighborhood or community
organizations recognized by the City and whose boundaries include the site. If an appellant prevails at the
hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded.
b. Time for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of
decision is mailed.
c. Content of Notice of Appeal. The notice of appeal shall be accompanied by the required filing fee and shall
contain.
i. An identification of the decision being appealed, including the date of the decision.
ii. A statement demonstrating the person filing the notice of appeal has standing to appeal.
iii. A statement explaining the specific issues being raised on appeal.
iv. A statement demonstrating that the appeal issues were raised during the public comment period.
d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a
jurisdictional defect and will not be heard or considered.
3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before
the Planning Commission. The appeal shall not be limited to the application materials, evidence and other
documentation, and specific issues raised in the review leading up to the Type I decision, but may include other
relevant evidence and arguments. The Commission may allow additional evidence, testimony, or argument
concerning any relevant ordinance provision.
4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type H public hearing procedures,
pursuant to section 18.5.1.060, subsections A - E, except that the decision of the Planning Commission is the final
decision of the City on an appeal of a Type I decision. A decision on an appeal is final the date the City mails the
adopted and signed decision. Appeals of Commission decisions must be filed with the State Land Use Board of
Appeals, pursuant to ORS 197.805 - 197.860.
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541A88-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
W
www.ashland.or.us wrat
ASHLAND PLANNING DIVISION
I
FINDINGS & ORDERS
i
PLANNING ACTION: PA-2016-01947
SUBJECT PROPERTY: 549 Fairview Street
APPLICANT: Bob Haxton
OWNER: James Williams
DESCRIPTION: A request for Site Design Review to allow for the construction of a
499 square foot second dwelling unit on the subject property. The proposed structure will be two
stories with a single-car garage located on the first floor and the dwelling unit on the second
floor.
COMPREHENSIVE PLAN DESIGNATION: Low Density Multiple Family Residential;
ZONING: R-2; ASSESSOR'S MAP: 39 1E 09 CA; TAX LOT: 14100.
SUBMITTAL DATE: October 13, 2016
DEEMED COMPLETE DATE: November 29, 2016
STAFF APPROVAL DATE: December 16, 2016
FINAL DECISION DATE: December 28, 2016
APPROVAL EXPIRATION DATE: June 28, 2018
DECISION
The application involves a request for Site Design Review approval to construct a new secondary
dwelling unit on a low density multiple-family residential (R-2) property located at 549 Fairview
Street. The subject property is located on the north side of Fairview Street, between Union Street
and Iowa Street. The properly is rectangular in shape, with an area of approximately 7,100
square feet. The back of the parcel abuts an alley between Union Street and Sherman Street. The
subject property gently slopes from Fairview Street down to the alley. There are currently six
mature trees located on the subject property. The subject parcel and its immediate surrounding
uses are zoned R-2, Low Density Multiple-Family Residential. Fairview Street is identified as a
Neighborhood Street and is improved with paving, curb and gutters in place. Sidewalks exist in
front of the subject property and throughout the rest of the street. According to Jackson County
tax records and the application materials provided, the subject property including tax lot 14100
and currently has a 1,325 square foot single-family dwelling constructed in about 1905. The
existing single-family dwelling has city facilities including water, sewer, gas, and electric
service.
Site Design Review
Where secondary dwelling units are allowed, they are subject to Site Design Review under
chapter 18.5.2. Accordingly, applicants are required to demonstrate compliance with the criteria
for Site Design Review approval. The following text addresses the applicant's proposal and the
applicable criteria.
The first criterion for Site Design Review approval is that, "The proposal complies with all of
the applicable provisions of the underlying zone (part 18.2), including but not limited to:
building and yard setbacks, lot area and dimensions, density and floor area, lot coverage,
PA #2016-01947
549 Fairview Street/MMS
Page 1
building height, building orientation, architecture, and other applicable standards." The
proposed secondary dwelling unit appears to conform to the underlying zone's density and floor
area requirements, maximum building height, lot coverage, area and dimensions, setbacks,
building orientation, and architecture. The proposed single-family dwelling is setback
approximately 84 feet from the front lot line, six and a half feet from the right side lot line, 14
feet from the left side lot line, and 32 feet from the rear lot line. The proposed single-family
dwelling is approximately 499 square feet and the existing dwelling unit is 1,325 for a total floor
area of 1,824 square feet and therefore does not exceed the Maximum Permitted Floor Area
(MPFA) within the historic district per Ashland Municipal Code section 18.2.5.070.G (7,100
sq.ft. x 0.85 = 6,035 x 0.40 = 2,414 sq.ft.). The application materials state the property will be
covered with approximately 26.4 percent impervious surfaces. Thus, the proposed secondary
dwelling unit meets the code requirements for setbacks and lot coverage.
The second approval criterion is that, "The proposal complies with applicable overlay zone
requirements (part 18.3). " The proposal complies with all standards for the Historic District
Overlay including Maximum Permitted Floor Area (MPFA) and Historic District Design
Standards. The Ashland Historic Commission reviewed the current proposal at the regular
meeting on December 7, 2016. The commission recommended several changes to the design of
the second dwelling unit. The recommendation included adding a belly band 10 to 12 inches
wide with the top placed at floor level and the upper level siding should be smooth textured with
a four to six inch exposure. The commission was supportive of the overall design of the proposed
unit and recommended approval of the application with the requested changes.
The third approval criterion is that, "The proposal complies with the applicable Site
Development and Design Standards of part 18.4, except as provided by subsection E. " The
secondary dwelling unit will have a pedestrian path connecting to the sidewalk on Fairview
Street and access from the rear alley through the garage. The applicant has submitted a
landscaping and tree preservation plan. The application materials show compliance with
landscaping and open space requirements. A condition will be added to require a revised
landscaping and irrigation plan prior to issuance of a building permit.
Two parking spaces are required for the existing single-family dwelling, and a third is needed for
the proposed dwelling unit. The application notes that all three off-street vehicle parking spaces
will be provided off the rear alley in the proposed garage or alternative surface parking. Three
bicycle parking spaces will be provided under the entry stairs adjacent to the proposed structure.
Trash and recycling facilities will also be required.
The proposed tree protection and removal plan was reviewed by the Ashland Tree Commission
at the regular meeting of December 8, 2016. The commission recommended denial of the
application as proposed until an adequate Tree Protection Plan is submitted. As such a condition
of approval has been added to require a revised Tree Protection Plan prior to issuance of a
building permit.
The fourth criterion is that, "The proposal complies with the applicable standards in section
18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity,
urban storm drainage, paved access to and throughout the prroperty and adequate transportation
PA #2016-01947
549 Fairview StreeUMMS
Page 2
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can and will be provided to the subject property. " Fairview Street is paved, with curbs, gutters,
and a sidewalk in place along the subject property's full frontage. New utility services including
water, sewer, electric, and storm drainage will be provided for the proposed dwelling unit. The
water will be tied into the existing house and the sewer will tie into an existing lateral stubbed
out from the alley to the property. A new electric service will be installed on the existing house
at Fairview Street and run underground to the new building across the back yard. Street trees are
required and it appears that there are several existing trees that will qualify to meet the standard.
CONCLUSION
No public comments were received with regard to the proposal. Therefore, with the conditions
below, staff finds that the proposed unit would be in conformance with the standards of the R-2
zone and the minimum requirements of the Site Design Review chapter of the Ashland
Municipal Code.
The criteria for Site Design Review approval are described in AMC Chapter 18.5.2.050 as
follows:
A. Underlying Zone: The proposal complies with all of the applicable provisions of the
underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot
area and dimensions, density and floor area, lot coverage, building height, building
orientation, architecture, and other applicable standards.
B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part
18.3).
C. Site Development and Design Standards: The proposal complies with the applicable Site
Development and Design Standards of part 18.4, except as provided by subsection E,
below.
D. City Facilities: The proposal complies with the applicable standards in section 18.4.6
Public Facilities and that adequate capacity of City facilities for water, sewer, electricity,
urban storm drainage, paved access to and throughout the property and adequate
transportation can and will be provided to the subject property.
E. Exception to the Site Development and Design Standards. The approval authority may
approve exceptions to the Site Development and Design Standards of part 18.4 if the
circumstances in either subsection 1 or 2, below, are found to exist.
1. There is a demonstrable difficulty meeting the specific requirements of the Site
Development and Design Standards due to a unique or unusual aspect of an
existing structure or the proposed use of a site; and approval of the exception will
not substantially negatively impact adjacent properties; and approval of the
exception is consistent with the stated purpose of the Site Development and
Design; and the exception requested is the minimum which would alleviate the
difficulty.; or
2. There is no demonstrable difficulty in meeting the specific requirements, but
granting the exception will result in a design that equally or better achieves the
PA 42016-01947
549 Fairview StreevMMS
Page 3
stated purpose of the Site Development and Design Standards.
i
E
In staff's assessment, with conditions, the application complies with applicable ordinances and
meets all required criteria for approval of the construction of a multiple family development.
Planning Action 92016-01947 is approved with the following conditions. Further, if any one or
more of the following conditions are found to be invalid for any reason whatsoever, then
Planning Action #2016-01947 is denied. The following are the conditions and they are attached j
to the approval:
1) That all proposals of the applicant shall be conditions of approval unless otherwise
specifically modified herein.
2) That all necessary building permits and associated fees and charges, including permits
and service connection fees for the new electrical service to the accessory residential unit,
and any applicable system development charges for water, sewer, storm water, parks, and
transportation shall be paid prior to the issuance of a building permit. The building
permit submittals shall include:
a) That the plans submitted for the building permit shall be in conformance with
those approved as part of this application. If the plans submitted for the building
permit are not in substantial conformance with those approved as part of this
application, an application to modify this Site Review approval shall be submitted
and approved prior to issuance of a building permit.
3) That building permit submittals shall include:
a) Solar setback calculations demonstrating that all new construction complies with
Solar Setback Standard A in the formula [(Height --6)/(0.445 + Slope) = Required
Solar Setback] and elevations or cross section drawings clearly identifying the
highest shadow producing point(s) and the height(s) from natural grade.
b) Lot coverage calculations including all building footprints, driveways, parking,
and circulation areas. Lot coverage shall be limited to no more than 65 percent as
required in AMC 18.2.5.030.A.
c) That storm water from all new impervious surfaces and runoff associated with
peak rainfalls must be collected on site and channeled to the City storm water
collection system (i.e., curb gutter at public street, public storm pipe or public
drainage way) or through an approved alternative in accordance with Ashland
Building Division policy BD-PP-0029. On-site collection systems shall be
detailed on the building permit submittals.
4) That a revised Tree Protection Plan consistent with the standards described in 18.4.5 be
submitted for review and approval by the Staff Advisor prior to the issuance of a building
permit. The plan shall identify the location and placement of fencing around the drip lines
of trees identified for preservation. The amount of fill and grading within the drip line
shall be minimized. Cuts within the drip line shall be noted on the tree protection plan,
PA 42016-01947
549 Fairview Street/MMS
Page 4
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and shall be executed by handsaw and kept to a minimum. No fill shall be placed around
the trunk/crown root.
5) That a Verification Permit shall be applied for and approved by the Ashland Planning
Division. The tree protection shall be inspected and approved by the Ashland Planning
Department prior to site work, storage of materials and/or the issuance of a building
permit. The tree protection shall be chain link fencing six feet tall and installed in
accordance with 18.4.5. No construction shall occur within the tree protection zone
E
including dumping or storage of materials such as building supplies, soil, waste,
equipment, or parked vehicles.
6) That street trees, 1 per 30 feet of street frontage, shall be installed on the Fairview Street
frontage prior to the issuance of a certificate of occupancy. All street trees shall be chosen
from the adopted Street Tree List and shall be installed in accordance with the
specifications noted in Section E of the Site Design and Use Standards. The street trees
shall be irrigated.
7) That a landscaping and irrigation plan to include irrigation details satisfying the
requirements of the Site Design and Use Standards under AMC 18.4.4.030 and showing
park row improvements shall be provided prior to issuance of a building permit.
8) That all recommendations of the Ashland Historic Commission, where consistent with
the applicable ordinances and standards and with final approval of the Staff Advisor,
shall be conditions of approval unless otherwise modified herein.
i
9) That all exterior lighting shall be directed on the property and shall not directly illuminate
adjacent proprieties.
10) That all public improvements including but not limited to the sidewalk, street trees, and
street lighting shall be installed to City of Ashland standards under permit from the
Public Works Department and in accordance with the approved plan prior to Certificate
of Occupancy.
11) That prior to the issuance of a certificate of occupancy:
a) That a separate electric service and meter for the unit shall be installed in
accordance with Ashland Electric Department requirements.
b) That a separate address for the accessory residential units shall be applied for
approved by the City of Ashland Engineering Division. Addressing shall meet the
requirements of the Ashland Fire Department and be visible from the Public
Right-of-Way.
C) That all landscaping in the new landscaped areas shall be installed according to
the approved plan, and tied into the existing irrigation system, prior to the
issuance of a certificate of occupancy.
PA #2016-01947
549 Fairview StreetlMMS
Page 5
f
d) That the bicycle parking facilities shall be installed prior to Certificate of
Occupancy.
e) That the trash and recycling area shall be installed in accordance with the Site
Design and Use Standards prior to the Certificate of Occupancy.
Maria Harris, Manager Director Date
Department of Community Development
PA #2016-01947
549 Fairview Street/MMS
Page 6
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AFFIDAVIT OF MAILING j
i
STATE OF OREGON )
County of Jackson )
The undersigned being first duly sworn states that:
1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland,
i
Oregon 97520, in the Community Development Department.
2. On December 16, 2016 1 caused to be mailed, by regular mail, in a sealed
envelope with postage fully prepaid, a copy of the attached planning action notice to
each person listed on the attached mailing list at such addresses as set forth on this list
under each person's name for Planning Action #2016-01947, 549 Fairview.
.J
Signatu , of Employee
Doeumentl 1211612016
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PA-2016-01947 391E09DB 6100 PA-2016-01947 391E09DB 6200 % PA-2016-01947 391E09CA 4000
ANDERSON IVAR R JR TRUSTEE ET BEERS MATTHEW Q TRUSTEE ET AL BRUNNER PETER B TRUSTEE ET AL
1737 VERSAILLES AVE 550 ALLISON ST 566 FAIRVIEW ST
ALAMEDA, CA 94501 ASHLAND, OR 97520 i ASHLAND, OR 97520
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PA-2016-01947 391E09DB 6000 PA-2016-01947 391E09CA 14200 PA-2016-01947 391E09DB 5900
COX JAMES E TRUSTEE ET AL DELSMAN JOSEPH W/ELAINE M DEMARINIS SUSAN K TRUSTEE ET AL
508-350 STONE RD 555 FAIRVIEW ST ! 145 NORMAL AVE C
SUSANVILLE, CA 96130 ASHLAND, OR 97520 ASHLAND, OR 97520
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PA-2016-01947 391E09CA 4100 PA-2016-01947 391E09CA 3600 PA-2016-01947 391E09CA 200
GARDENSWARTZ WOO/MOLLY GEORGE ANDREW B ET AL HAJJE HANI TRUSTEE ET AL
P O BOX 577 534 FAIRVIEW ST 295 E MAIN ST 100.
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
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PA-2016-01947 391E09CA 13800 PA-2016-01947 391E09CA 3900 PA-2016-01947 391E09CA 100
HOWE GREGG TRUSTEE ET AL KING PATRICIA H KUNZ HENRY/ISABEL
PO BOX 336 562 FAIRVIEW 285 WIMER ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2016-01947 391E09CA 13700 PA-2016-01947 391E09CA 1900 PA-2016-01947 391E09CA 3800
LEE MARY BETH MAUK MYRA TRUSTEE ET AL MELVIN MARK TRUSTEE ET AL
542 ALLISON ST 520 FAIRVIEW ST 32 HEATHER WAY
ASHLAND, OR 97520 ASHLAND, OR 97520 LARKSPUR, CA 94939
PA-2016-01947 391E09DB 7102 PA-2016-01947 391E09CA 3700 PA-2016-01947 391E09DB 7000
MMALIS NIKOS TRUSTEE FBO REMINGTON CHINA ET AL RUBINYI SUSAN J
386 HELMAN ST 542 FAIRVIEW ST PO BOX 1554
ASHLAND, OR 97520 ASHLAND, OR 97520 SANTA MONICA, CA 90406
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PA-2016-01947 391E09CA 1800 PA-2016-01947 391E09CA 14000 PA-2016-01947 391E09DB 5800
SNIFFEN REBECCA/MATTHEW THOMAS JOHN E/LORI D THOMPSON BRENT TRUSTEE ET AL
99 UNION ST 541 FAIRVIEW ST P O BOX 201
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2016-01947 391E09CA 1700 PA-2016-01947 391E09DB 7101 PA-2016-01947 391E09CA 14100
TWIEST RICHARD TRUSTEE ET AL WAAS NATHAN WILLIAMS JAMES
85 UNION ST 567 FAIRVIEW ST 2 160 CHURCH ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
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PA-2016-01947 391E09CA 14100
PA-2016-01947 391E09CA 13900 I
WRIGHT FREDERICK FULLERTON III - BOB HAXTON
1593 PIONEER ROAD P.O. BOX 581
TALENT, OR 97540 ASHLAND, OR 97520
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rnPx er W 6 ARCHITECTURAL SYMBOL LEGEND CONTRACTORS RESPONSIBILITY
IUD, Pw'd T.O.C. Top of Curb I Y h W !
T.O.IY. Top of rv CONTRACTOR 91W111JORWGriLY R[VIBVAIL FY15TIHG CONDrtWtJ5 PRIOR TO L01157RI1GTIP4. \
A G TO 5. Tc of lYall SUb I A
CDNiFAC70R 5tIALL NOiIFYi11E DESIGNER PNDTHf OV11FRt5MEfl ANY Ek15NIG CONDITION
GALV. Gmeared IYP. 7P ~A`1 ARCNffECNRN. KEY NOTE BUBBLE
T
YPra ° Y IA,P~~ _ CONRICTS VnTH 0"1" NOT COVERED BY PROJECT DOCUMENTS. C01TFD+ACFOR t0 CIAPJtYYATH Q
G.f/, Garage DOa I . _ _ - _ Df5IGNM ANY 03CREPAHCIE5 IN DE51GNE~ DOCUMENTATION PPJOP To CONSTFLI ON, PUP.CH 5E
cND. G e uo.N. Un.ee;OHrrn PmFra
OF
H MATERAL5I IN5TALLATION"
GR Grade ~ - _ I ? h, I ( QJ
G.SM. GaFamua 5 eet Metal VERT. Vert \ FEY NOTE LABEL POP BTRllCtURAI,
GYP. GYP— V,LF. Verfym FKJd i v ( CONTRACTOR SHALL VEPJF'f DIMENSIONS NID FIEN LOCATIONS 'JOT DIMENSIONED IN THESE LL_
HDV ELECTRICAL, MECtIANICAL ETC, COTRACTS
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H.G. H.R., C- WI l'i th - - N8NTe `I t11
Ne ® ELEVATION TAG PIO7HINGINTHESEDRA!NN659HPUBECONSTRUEDA5T0PLLOilC0175TRUCHTHJTOPROCEED 01)
iDV'N. Ifardavwd W.C. WaterGbxt EIBVHOOU 1r~
HmIR. H"dvcre 4W. W-11 CONIRARYTO CUPRETIT APPLICABLE LOCAL AND STATE CODE P.EQUIf:H,!ENf. -
noRZ. N Wm Waurn ter
HR H Wp L'Mhart
HOT. VIP, Q -
iDm.) RE5POtJ9181E PORCOORDPNATION OF ALL ELECTRICAL AllD MECHANICAL
NrC I CONTRACTOR TO BF
N- m waP ~noT
win rrfaulMEMS,ntewolKGOIWNERSUFPUtvoulr<fMENTS;roRCOIINteHOwHHEOmrElrroR
In+AC neawgvWT.
ordtaan W.S, l'hrdmr S.U SPOT ELEVATION TAG MIXTURES,
I.D. In=dr Danrte9 i \ SIPA J
INSUL. IauUt cn \ \ i CONTRACTOR SHAD- PROVIDE DESIGN SERVICES FOR ANY ELECTRICAL. HVAC AND PWMBRIG VIORK
\ L
~Ot SECTION (ABEL INCWDING APPROFRIATE ENGINEEPJHGJS REQUIRED. SUSMIi DCCUMBfTATIa{TOR WILDING l~
- - - DEPARTMENT AND GWNERIDESIGNERAPPROVAL PRIOR 70 C0Y5iP.UCTIION r~
ALL CONSTRUCTION 15 NEly UNU`_5 0THERVA9E NOTED = r I 1
u~E v a
SITE PLAN KEY NOTFB eK~snncao p00R LABEL
THE MIAING5 INDICATE LOCATION, DIMENSIONS, REFERENCE, AND TYPICAL DETNL5 OF ~Lr A
k Keynote Text I ~ CO115TRUClITkI.THtDRAINIIGS DO NOT INDICATE EVERY CONDITION; VIORKNOT PARNCULARLY
WINDOW LIBEL OEFNLEU SMALL BE OF CONSTRUCTION SIMILAR TO PARTS THAT ARE DETNtfD.
PPaF-tt uNe _ - r \l E-Mad: TERRYQTNrCPD~COM
a II'. GF DLSnu PAV&IErT Ph.- (54 I) 821-0698
a BNIU',GSE19ShmfE - Mad: TER @TNTC ,C
t IMERIOR ELEVATION CALL OUT FTGURED DIMEU510Na TAKE PRECEDENCE OVHf SEALED ORAV/INGS VmERE DISCREPANCIES OCCUR
a f%BIIIG YIAIER a.E1EY. TH DO EY 5ITNE BE NOT SCALE DRAVlIREPORTEDNG9. TO THE DESIGNER FOR PE50WTIof
s e<rn,G Se s wre-aat IN AUEnraY. \-0
a I ~ /7- I I
Date Completed I 1-4-1 6
6 'ftlTAP N,p uNC TO APL FR011 `ELVER UTER41. ~Y I DETAILED ORAVANG5 AID LARGER SCALE DRATNNG5 TAKE FRtCEOENCE OVER 5MI1tRSCALE
F wNl,®v,vAreRUNe oPeuMBner,Nwlu LINE Anta.~1D GRID LABEL DnGS.
:Le" 1 ~D CO,+1CRAVnR'ETE DIMENSIONS ARE GIVEN TO PACE OF CONCRETE AND TO THE ROUGH OPENINGS FACE AT Scale:
e LOCATION crNeWPLLCTUC.u sEarvce. WALL OPENINGS.
P Z X6''f bl CIXPA - °N Ig Iql Pel PART"i DIMENSIONS ARE GIVEN TOTHE FACE OF51UD UNLESS OTHERV45E NOTED. AS NOTED
tG rlev CO!IGEN5ING UN". ~~A .,,.„„,~~~..y7Ldgq EXTEPJOREIfVATiON CALL OUT DralmByl
II GRAS a•G1cYa PA %KTthSVAGES,tw. F 3. ~~M Id /}~I1y~pE,. ~ DOOR OPENING LOCATIONS ARE DIMENSIONED TO THE CEMERllNE OF THEOPEIIPIG0FNU LOCATING TM
Nt GAVELPATH)/IN. B'O'h1nE _ _ DIMENSION 155HOl'M, THE OPENING 15 LOCATED BY THE DOOR DETAILS.
Ia WSTINfi OVER ilADPaA£R @IC TO aFmncE AT LTaN 50.09 1 nView Name DRAWING TITLE AND 5CA1f CALL OUT
np,IE. '-0' SITE BOUNDARY LINES, BOUNDh,Y01luIEiN510N5, AND BOUNDARY DEGNNATICtIS ARE BASED UPaJ
I4 PROVTDENEIYQDOLATTOLLND PwrER UNEro STP.vICE I THE SITE SURVEYWIUCH 15 PROVIDED BY THE OWNER FOR REJTP.fNLE ONLY. THE CCITT SHALL P1317 AJtefdtl0l7
DatC
nT ARU BE DEEMEDTO HAVE IN5PECTED THE SHE AND 5AT15FIED HIMSELF AS TO ACTUAL GRADES, OR 0R 511
r; 3-UGAIN, vroCH FU;acu. REVISION TAG DIFMENSIONS, AND DecmNATlaus ANDmEmue CONDITIONS UDDER Wmicn mELGRADLVI 151; Submittal:
I6 '0'GAlElO r.DT01 FEIGE PERFORMED.
IV EYISiKKi GATT TO aEn!ART ^~2nd5ultm all
THESE DRAWING5 ARE FARTOF5PECTICATICH5 PREPARED PON CON5TRLILTION. AM'U6GRtPANGIES / 3rd Submittal:
b 3 61M OR CONFULT5 APE TO BE&f0UGt1TTO7HE ATTENTION OF THE DPSIGlIF.RFOR Rf90WT10N.
Attot DET~LCALL OUT L, 4th 5ubmittal:
CONTRACTOR IS KE51'ON51151-E FOR OBTAINING ALL P W,1,rf5 PE0UIREU FOR A COMPLETE JOB. C 1 5th SUbtri
~~~lll CONTRACTOR SHALL BE RE5PONSIBIf FOR ALLDEMWUON AND CLEAN-UP, ~Gth Submittal:
D - _
~ EXISTING WALL NOTES AND DETAL5 ON DRAWING5 5HAU TAKE PRMCEDEIICM OVER GENERAL 5TRUCTuRAL NOTES N10
nra n~ y
IT. MICA. DUALS. WHERE HO DETAILS ARE 5HOV,1I, CONSTRUCTION SNAIL CONFORM TO SIMIL Nam<
PNRV6Ev.' 1 L 7 EXISTING WALL TO BE DEMOU511ED WORK Ott THE PROJECT. AR
- I
COMRACT025HALLV-WfY AND BE RESPON5tELE FOR ALL DIMENSIONS AND CONOITION5 ON THE
NfWWALL )0B. A-
VRIEFE Au" 0I5CREPAHOES OCCUP,WV/t'EN PIAN5, OCTNL5, GENERAL. 5TP.UC7UM NOTES,
/`OILED C. J~~~t
BITE PLAN-ADU SPELIFICATN)N5A10 AIL APPULABtE CODES, THE MOST S7P•IP:GErm RfOUIRfA1F.NT55NA1 GOVERN. l/ VL\
I^ ,0a
General -0I FIR VlARPJG55TEAMS AITHETOPOFTHERARMERSHALDE4BINCNS(12191,iM) BO GRADE 53. PLUMBING
N/ T MEA%JRfl) ON THE SIDE OF THE BARRIER WHICH PAF9 AYJAY FROMTHE
v A) SlAOKF. DETECT P,5(50)' " " BE PROVIDED 70 PROTECT EACH SEPARATE 4 {
A14D BE '
® 5IEEPItJG A REA AJD A 10F 3-O'FRO{pUCT OPENINGS. 51'AMh11NG FOOL. IF PERIMETER BELONG AROUNOTHE YARD IN IVHiCH iHF A)50LDFP5 AND FLUX NAVIF D CONTENT
IN EKCf55 OF 14'/0-TftHJ150f i IJp V,Y/ 1'llV
POOL 15 LOCATED IS USED AS PART OF INC BARBER, THEPERIMETER FENCING ~ ONE PERCENT SHALL NOT ' IN THE INSiALANON OR REPAIR, OF ANY III V,` {~I~
1 2
B) 90.55NALLBE FEP.MAIIt HO. INTERCONNECTED, AND HAVE SHALL BE ATLFA5T GO INCHES (1524 MM) HIGH THE THEtUM VERTICAL PLUMBING IN RE51DEN11A( IRf510ETIAL
FACILITIES PROVIDING WATER
I. GOVERNING
ARE AWNING CODES ALL C ADPTING SMALL V(11H HIP NOTED BATTERY BACK4IP.RF.TR01,.-aSTING ROOMS WHERE S. D.9 ARE NOT CIFARAHCE BETWEEN GRADE AND THE BOTTOM OF THE
BARRIER SHALL BE FOR HUMAN CON5UMPTIO,,.-CH ARE CONNECTED TO PUBUG WATER ~'I II
CODES ARE AMENDE Mf b
MS ~R THEIR ADOPTING ORDINANCES: CLIRRFNTLY HAP.DWARED OR W NOT EXIST. 2 INCHES t51 MMI MEA5DRED ON THE 5IDE OF THE BAWPWHICH FACE5 SYSTEMS.
_
FROM THE SWIMMING FOOL, THE'MAKIMUM VERTICAL CfARA:CtAT m
DESIGN AD CONSTRUCT TO MEET REQUIREMENTS Of 5EI5MIC DESIGN CATEGORY O. CJ fTROVIDE S.D. ON EACH FLOOR LEVEL. AWAY
" NJEBOTOOF THE 6APJJfP, MAY BE INCKCA5ED TO 4 NCHE5(102 MIA) B) HOT WATER 50ALL BE LEFT EITNNG AT ALL FAUCETS. _
110 MPH VIINWFEED, WAND EXP05UU CATEGORY D. VATCN GRAD El 15 A SOU1) 5URfACC SUCH AS A CONCRETE DECK, OR WHEN
D) WHERE THE HIGHEST POINT Of A CENNG IN A ROOM THAT QFEN5 TO THE Hit BARRIER 15 MOUtTED ON TOPOF THE ABOVEGROUND FOOL' 5TRUGTUP.E. C)GA5 LJNE5(A) NOT PERMITTED
UNDER STRUCTUP.E(5).(B) NOT PERMITTED
2, ALL PRODUCT515TE➢BYI.C,C NUMBEPIS) SHALL BE IN5TALLED FERTHE EAtH'/AY5ERVING THE BEDROOMSEXGPfD5 THAT OF THE OPENING INTO THE WRIEN BARRIERS HAVE HORIZONTAL MEMBERS
SPACED LC55 THAN UNDER 51ABt5h(C)5MALL CONFORM TO U.B.C. CHAPTER 12 FOR MATERIAL-5, F v4~ 0 c
HALLWAY BY 241NCHE5ORMORE, SMOKE DETECTORS SHALL BE,45TALLED r'„ q
REPORT ANDI,IAJIUFACTUF.ER5VNJTTEI41N5TRUCTION5, PRODUCT 5UBSTITiN1ONC3) 45 INCHESM 143 MM1APART. THE HOPJZOIJTAL MEMBERS SHALL BE PLACED 1145TAlUDINJ, ANDTE5TIflG.
I( 1_ R
III THE HALLWAY AMC) IN THE ADJACENT ROOM. PROVIDE ADDITIO At 5.D.5
FOP OR BE USTED APPROVED. S AL90 HAVE I.G.C. APPROVED EVALUATION AS AFFUCABLE QI ON THE THE 5FOOL SIDE Of 1DE AWAY FROM THE HE SWIMMING ERN"AM` DECORATIVE
SUCH A PROTRUSIONS, SOI UCE55ED WASTER ON THE
P.EFORP,T(5) T(5) O
TWEED.
D) A5Hr t F
ONS VORK P ON THE SDE AWAY 5-oc, TILE INCHES BACK FROM M FRONT EDGE DF RECESS Of RECES5 4 CENTER B t BETWEEN VJASHfP. t
t N 3
ERM132.1 WHEN IT OINDIIVIDU, OR IT SMALL tL REQUIRING A WNI INDENTATIONS DECORATIVE DESIGN AER WIT
3, FOUHDATION55UPPORTIJG WOOD STALL IXfEN AT IfA5T 6'A80VF PDJACENi PERIMIT OCCCURUR, , THHE INDIVIDUAL L 01 MWU 'IEWNG UNPl179HALL PRE EOUIPRO WITH 5VAMMINOFOOt,SUCH/S
PROTRUSIONS, INDENTATIONS 09 CUTOUTS. DRYER WITHIN CLEAR VIEW.
f14115HGRADE WT11CH RENDER THE BARRIER EASILY CLIMBABLE, 15 FROHIDTtD. BARRJERS 4
5Pd NAPIAS LOCATED A5 REQUIRED FOR NEW DNE11NG9; THE
OKP. SHALL RELOCATED 9008 CUTOUTS,I"RICH RENDER THE BARRIER EA5ILY 54. MISCE[lANE0U551E 5TRURURF5,5WIMA4NG POOLS, SPAS, FENCES, SITE WALLS L
4. PROVIDE FIRE SPRINKLER 5Y5TfM IF APPLICABLE COOE5 APPLY. 5MOKEALARM5 SHALL BE INTERCONNECTED AND HARD WIRED- CLIMBABLE, 15 PROHIBITED. BARRIERS SHALL 13E LOCATED
50 AS TO PROHIBIT (INCLUDING RETNNING WANTS), d GA55TORAGETAHY5 REWIRE SEPARATE PERMITS.
42 HARDWARE: PERMANENT 9TRUCNRE`a, FOUIPMEJJT, ORSIMIIAR OBJECTS FROh1 BEING
5. MFpCELLNlE0U551TE STRllCNRE5.9WIMA{LOG POOLS, SPAS, ffNCE5, SITE WA115 USHJ TO CllMB THE BARRIERS. INHERE COMMON FENCES ON ADJACENT 55. GLAZING
(INCWDING P.ETAINING WALL5), A GAS STORAGE LANK F.EOUIRE5 SEPARATE PERMITS. PROPERTY LINES OF ff5TING DEVELOPED LOTS SERVE AS THE BARRIER, ME '
A) ALL FMiS TO BE OPERABif FROM THE INSIDE WITHOUT USE Of A KEY OR HEIGHT MAYBE MEA5UPtD ON THE SIDE THAT FACE5 THE 5W11'A M1N'G FOOL. A) BUH7 GIA21NG SMALL BE
PEP.IRL SECTION 8308 A5 AMENDED.
Pf0UIRfD EXITS: SPECA. KNOW1:OGE. THE FOOL SIDE OF THE BARRIER SHALL BF NOT LE55 THAN 201NCHES FROM
6. THE EDGE OF THE WATER
A) ALL EXITS TO BE OPERABLE FROM THE 11151DE WITHOUT U5E OF A KEY OR. 13) MANUALLY OPERATED EDGE OR SURFACE MOUNTED fUJ5H BOLTS Atli) 56. COhmrc 5LA05 ON GRADE
- -R~
SPEGUL WlO,'ltIDGE .5UR,FACf BOLTS ARE PROHIBITED. B) OPENINGS IN THE BARRIER 5HA1 NOT ALLO'!! PASSAGE OF A 1314- INCH
B)MAlUALLYOFERATEOEDGE OR5URFACE4.IOJ14TEDFLU9HBOLT5AfO 43. EXTERIOR WALL'IN15H: DIAMETER 04MM) SPHERE. A) SEAL ALL V0105 AROUND FENEKAMONS THROUGH FtDOR 5U85.
SURFACE BOLTS ARE FROM1311ED AT A DOOR OR THE ACTIVE LEAF OFWESTERN ONE-KOTF, 56. EVERY CIRCUIT AND CIRCUIT MODIFICATION 5H ALL BE LEGIBLY IDENTIFIED AS TO fi5
FAIR Of DWR5. Aj IX1fR10R WALL FINISH SYSTEM SHAH BE 1) WHEN VERTICAL SPACING BETWEEN SUCH OPENINGS IS 45 INCHES, CLEAR, EVIDENT, AVID SPECIFIC PURPOSE OR
USE THE INDEN(IECAM '4 5HALL
A1607. OTHER MANUFACTURERS MUST PROVIDE AN ACTIVE TL143KIM) OR MORE, THE OPENING SIZE MAY BE INCREASED SUCH 1NCLUDf SUFFICIENT DETAILTO ALLOW EACH GRCUTTO BFDISTINGUI5HED
FROM ALL
7. DOORS LEADING INTO HOU5E FROM GARAGE SHALL BE 5ELF-CLO51MG, 5Ef LATCHING I.C.G. EVALUATION REPORT BEFORE ACCEPTABILITY WILL BE THAT THE PA55AGE OF A 4'(102 MM) SPHERE.
O NOT ALLOWED, OTHERS. THE IDENTIFICATION SHALL BE INCLUDED IN A CIRCUIT DIRECTORY THAT 15
AND TIGHT FITTING WITH GA;VFTS AND Sl1'EEP, PfR IBC R309.1 CONSIDERED. REFER TO DETAIL STEELS FOR ADDITIONAL INFORMATION LOCATIID ON THE FACE OR INSIDE OF THE PANEL
DOOR IN THE CASE OF A
REGARDING WEATHER RESISTIVE BARRIER, FINISH TH ICTNE55, LATH MATERIAL 2) FOP FENCING COMPOSED Of VERTICAL AND HORIZONTAL MEMBERS, PAIELBQARD, AND LOCATED AT EALIi
SNATCH ON A5WITCHBOARD.
e, EXTERIOR WALL PENETRATIONS BY PIPES, DUCTS, OR CONDUITS 511ALL BE CAULXfD, AND W'EEP`.CRUO ATTACHMENT AND CONFIGURATION. THE SPACING BETWEEN VFRTICALMEMBERS MAY
HE INCREASED UP
TO 41NCHE5 (102 MCA) WHEN THE015TANCE BETWEEN THE TOPS Of 57. RECE55ED LIGHTING:
9. MINNIMUM INSULATION 5HALL BE: EXT. WALJ5 R-2 1, CENNG, R-38. D) SOFFIT FINISH - A, NOTED ABOVE. HORIZONTAL MEMBER51545 INCHES (1,143 MM)OR MORE. RECESSED WM1NNPf5
INSTALLED IN THE WILDING THERMAL ENVELOPE SHALL
BE SCALED TO LIMIT AIR LEAKAGE BETWEEN CONDITIONED AND UNCONDITIONED
10. LUMBER 5HALL BFARAN APPROVED GRADING STAMP. C) WEATHER RESISTIVE BARRJER - FRCVIDE 12) LAYERS GRADES KRAFT WATER C. WINEN ACCE55 GATES ARE PROVIDED, THEY SHALL
COMFLYWTH THE SPACES BY BEING:
PROOF BUILDING PAPER OVER ALL IVOOD BASED WALL 5HEATHIA'G. REQUIREMENTS Of ITEM5 I THIRD 3. PEDESTRIAN ACCE55 GATE55HALL BE
11. FIRE BLOCKING 5HALL COMPLY WR1201205.G. AND OE MAXIMUM 10 fT O.G. 5ELF-CLO51W, AND HAVE A 5EIRIATCHING DEVICE, WHERE THE RELEASE A)IC - RATEDANDLABELED
WITH ENCL03URE5 THAT ARESEALED OR GA5KETED
44. 1'lAl1Ug6 DOCKSURFAL6(UNLE551NDICATED OTHfRVA5E)SHALLBE `MIRACOTE'DIV. MECHAN15,M OF THE 5ELF-LATCHINGDE-VICC 15 LOCATED LESS THAN TO PREVENT AIR LEAKAGE TO
THE ATTIC OR UNCONNTIONE5 SPACE: Of
12. FLOOR-CDUNG A55EMBUE5 WITH A CONCEALED SPACE IN EXCESS OF I GOO SQUARE OF GR055EELD FRO DUCTS CORP. WEATHER WEAR. LCO P E5R-1714: OTHER 5q INCHES (1372 MM) ABOVF
GRADE, (1) THE MECHANSM SMALL BE
FE ET SHALL HAVE PRATT STOPS INSTALLED THAT DIVIDE THE CONCEALED SPACE INTO IMNUFACTURER5 MUST PROVIDE NJ ACTIVE I,C.B.O.lN.ER. EVALUATION REPORT LOCATED ON ME POOL SIDE
OF THE BARRIER AT LEAST 3 INCHES(76 MM) 5)IC- RATED AD LABELED AS h1EETING AETM E 283 WHEN TESTED AT 1.57 F51
PPFROXIMATELY EQUAL AREA. BEFORE ACCEPTABILITY VAN BE CONSIDERED. DELOIVTNETOFOFTHE GATE,AND(2) THE CATE ANDBARRIEP SHALL HAVE O(75 PAL F AR OF AIR FRESSURE
DIFFERENTIAL VAIN NO MORE THAN 2.0 CLAM (0.9A41/5)
13. "'ALL5 NIL) 50ffIT5 OF ENCLOSED LJ51OLE 5PAGE UNDER INTERIOR STAIRWAYS SMALL 45. ALL PREFABRICATED 7PJ155 DES]GN55HALL BE SEALED ANO51GNED BY AN ENGINEER NO OPENING
GREATER THAN I /2' 0 3 MM WITHIN 18 INCHES (457 MM) OF MOA/MIEN FROM THE COMITIONED SPACE 70 THE ATTIC; OR
THE RELEASE MECHANISM. PEDFSTNAII GATES SHALL 5WNG AWAY FROM THE 1, 1
BE FROTECTtO ON THE ENCLOSED 5IDE BY MINIMUM 5'B'TYFf NX' GYF5UM BOARD. LICENSED IN OREGON SEAL SMALL BE DATED 4ATHIN LATEST CITY, POOL ANY GATES OTHER THAN PEDESTRIAN ACCESS
GATES SHALL BE C) LOCATED INSIDE AN AR7IGHT SEALED BOX WITH CLEARANCES OF AT LEAST W
EQUIPPED WITH LOCKABLE HARDWARE OR PADLOCKS AND SHALL REMAIN 0.5INCH 02.7MM) FROM COMBUSTIBLE MATERLAL AND 3 INCHES (76 MM)
14, EXTERIOR. LOCATIONS SHALL HOT USE GYF51JM WANBQARD ON THf CEILING UNLE55 46. STMT COISTPJJCTIONI LOOKED AT ALL TIMES WHEN NOT IN USE, FROM I15ULATION,
THERE 15 15 12 INCHES OF PROTECTION BYA 8EAh1 OR WALL OR A HORIZONTAL NTAL FIRE BLOCKS(UOVJALL5AT5TAIR5TRINGEP5WHEPf4'fALL5UlIDER5TAIR5
ARE UNFINISHED, D, WHERE A WALL O A GROUP R DIVISION 3 OCCUPANCY OWEWNG UNIT 57. TEMPERED GLAZING:
ERE
DI V
SANCE OF CHES Or 10 FEET. N IT S ECTION NEM ARY TO LOCATION. USE AN EXTERIOR MOOR AS A)RISt R15fR R MAXIMUM 7 314° 5EKVE5 AS PART OF THE BARRIER AND CONTAINS DOOR
OPENINGS BETWEEN THE FOLLOVANG SHALL BE CONSIDERED SPECIFIC HAZARDOUS LOCATIONS FOR
D) TREAD - - MAIMUM 10' THE DWT3LING UNIT AND THE OUTDOOR 5VANIdI1G POOL WHICH FROVIDE THE PURPOSES OF GLAZING:
15. 5H~R AREA WALLS SMALL BE ENISHED WTH A 5'MOOTH, HARD LION-ABSORBAT DIRECT ACCE55 TO THE POOL, A SEFER,ATION FENCE MEETING THE
SURFACE, SUCH AS CERAMIC TILE, TO A HEIGHT OF NOT LESS THAN 70 INCHES C) WIDTH . MINIMUhd 3'-0. REQUIREMENTS OF ITEMS 1,2,3, AND 4 ABOVE SHALL BE PROVIDED. A) Glamlg
m walls :M lencas endosnq or arvJ may pmts, lwt Wbs
1rehes (1524 mm)
ABOVE D71UJII INLET. V'HEId GYPSUM WALLBOARD IS USED AS A BASE FORTIlEOR D) HEADROOM - MINIMUM 6' 8' EXCEPTIONS: ALTERNATES TO A 5CPARATIO14 FENCE: and sp^,s I';Ilcre
the bettenledge o"; e glannq Is ln 60
WALL PAtdELS, VJATERRESIS7AM G1PSIIM IVALLBOARO 5HALL BE USED. WATER HANDPAhSr bore av,'amng -r- aMnaNin 60 inches (152Amm) horrwrlGlly of the enters
RE515TNT GYT5UA1 SHALL NOT BE USED OVER A VAPOR RETARDER, III ARFA3 OF .f7 I.5ELF-CLO5ING AND 5ENLATCHING DEVICES INSTALLED ON ALL DOORS edge, Thu shall apply
W single gIa-j and Al panes 1o mcdhpie q1-1.
HIGH HUMIDITY, OR ON CEILINGS WHERE THE FRAME SPACNG EXCEEDS 12' O.C. Y.91H DIRECT ACCESS TO THE POOL PITH THE F.FLFASf MECHANISM
A)THETOP OF HANDRAILS ACID HANDRAIL EXTENSION SHALL BE PLACED NOT LOCATED A MINIMUM Of 54 INCHES (1,372 MM) ABOVE THE fL00R. B) Glanrlg adycali tostanvay„lardnlgs
and-f'5 vnthul 36-hes(914 nan)
17. PLUMBING FIXTURE551ALL COMPLY WITH TH€FOLLOINNG RfOUIRfMENtS: Lf55 THAN 34 NICHES OR MORE THAN 38 INCHES ABOVE THE NOSING OF ALOCKING LATCH WI1CtIU5E5A,EV,ELECTROf41COPCI41P
OP, hra,zoraaliy of aRnihng sud'urzvhw.n the P.yosed surface tithe class rs less than
TREADS AID 36` ABOVE LANDIING5. HARDRAL5 SHALL RE CONTINUOUS THE INTEGRAL COMBINATION LOCK MAYBE LOCATED Ai AM' HEIGHT, co inches (1524 mm) abaa tha plain of
the adPcznt wNVang wr✓ue. 1
A)WATER. C{0SETS- TANK TfFE= 1,6 GAUFLUSH. ALL W.C. TOTE DUAL FLUSH. FULL LENGTH OF THE STARS ENDS SHALL BE RETURNED OR SHALL PROVIDED THE DOOR I9 ELECTRONIC OPEFIER,
OR INTEGRAL
D) SNOOTIER HEMS- 2.75 GAUNNNUtf, TERAMItiATE IN POSTS OR SAFETY TERMPJALS. COMBINATION LOCK, MAY BE LOCATED AT ANY HEIGHT, PROVIDED C) GHnng adpcent to vo
ys Wtb,n GO niche; (1524 mm) -A" I, o'the
q FAUCETS 3.0 GAIMIGUTE, PROVIDE AERATOR. THE DOOR 15 NOT A PRIMARY EXIT. bottom tread oI a stairway in arty d;rccHOn v,.I- the sapaed sufi :e of the glass
D) WATER TF.FATMEIN SYSTEMS- EQUIP VITH AUTOMATIC SHUTOFF TO 01 THE HANG GRIP PORTION Of HANDRA1A95NALL NOT Of tE551HAN -N2 Is l~s than 60,, (1524 mm)aboae Lh4-M
the tread.
PREVENT CCIN(TIWIDU5 FLOW WHEN HOT IN U5E. INCHES OR MORE THAN 2 INCHES IN CR(355-5ECTIONAL DIMENSION OR THE 2, AI ALARM INSTALLED ON ALL DOORS WITH DIRECT ACCE55TO
THE
o EVAP,COOLERS-MUST HAVE RECIRCULATING RUMPS. SHAPE SHALL PROVIDE All EOUIVAtMTGR1PP11JG5URF,lCE. THE HANDGRP FOOL, THE ALARM SHALL SOUND CONTINUOUSLY FOP. A MINIMUM Of
58. &ecpterl: Pranded that tlleya2separoted by budding emelcpe avemNlles hom the v
r der of the L Idmq, pomolls of the 611Idmg tiut do rnt rndasa caMihmmd space
p PORTION OF HANDRAII5 SMALL HAVE A SMOOTH SURFACE 141111 NO SHARE 30 SECONDS RfG1WIIING WA7HIN THE HRST 7 SECONDS AFTER THE
r) REQUIRED GRAIN PAN FOR WATER HEATER; PAN SHALL BE CORNER5. DOOR AND ITS CONTINUOUSLY FOR A MININIUM Of 30 5ECOND5
shah ba eAempt Iron the bnUmg erwelope pronslrnes, M,t sluh canply n,th Ihr, pra.ASnns
GALVANIZED STEEL PAN HAVING A MINIMUM THICKNE55 OF 24 GAGE OR BEGINNING WNiTI11NlHE FlR5T7 5ECON05 AFTER THE DOOR AND ITS for bwlrkny rnechanlral and ~reu wafer
heating sytems,
OTHER PAN5 U5TEO FOR 5UCH USE; FAN SHALL BE NOT LE55 THAN I Uz C) HANDRAILS PROJECTING IRON A WALL SHALL HAVE A SPACE OF NOT lk55 CON71tN0U9lY FOR A MINIMUM OP 30 SECONDS
BEGINNING WITHIN
r IN'NEra DEEP AND SMALL BE OF 5UFF1C CNT 512E AND SHAPE TO RECDVC THAN A 112 INCHES BER4EEN THE LUAU. AND THE HANDRAIL. THE FIPSi7SECONDS AFTER THE DOOR AND ITS
SCREEN, IFFREENT, Camp~u;ee xaNl the chapWi scull be demontated ty mert,~tha regcarrmentsdthe
ALL DRIPPING OR C0NDFN5ATE FROM THE TATM OR WATER NEATER THE 48. GUARDRAILS: ARE OPfNED,AND BE CAPABLE OF PROVIDING A 501JND PRESSURE appkcable cecbcns and rabies
of tnu chapter. pllere appllrab!e, pronwms ar bas ton
MFASURFD INDOORS AT 10 tha clxnata mne v,Here the bw4lly Is 1-ted. Tie ehm~Fa- where the buWmg O
PAN 5HALL BE DRAINED BY AN INDIRECT WA5Tf PIPE HAVING A MINIMUM rPETI. OF NOT LESS THAN 85DDA IVII fiN
C' FEET (3,048 MM). THE SOUND OF THE ALARM 5HALL BE DISTINCTIVE Iecated chap be bESed on zone t,'Ai ems mTaMeN 10(.2 Mor Um county aM state In
DIAMETEP.OFA,,INCH;THE FAN DRAIN SHALL EXTEND FULL-51ZE AND A) UNfNCL05ED FLOOR AND ROOF OPENINGS, OPEN AND GLAZED SIDES OF FROM OTHER H01J5EHOLD SOUNDS SUCH AS SMOKE
ALARMS, ufllch the l'uicknq beulq coruwcted,Anenvhvey, tare cnmate:rme shall be F-ttm Q
TERMINATE OVER A SUITABLY LOCATED INDIRECT WASTE RECEPTOR OR 5TAJKWAY5, LANDINGS AND RAMPS, DACONIES OR PORCHES, WHICH ARE TFLEFTIONE5, AND DOOR Bf115, THE ALARM 5HALLAUTO/ATICALLY tts
to detemmed ty the heating degree Aa), an:gned b,- the bmld,ng offic al. N
MORE. THA130 IICHE5 ABOVE GRADE OR FLOOR BELOW/. AND ROJF5 USED
51151 EXTEND 4C TO THE 52 MM OFTHEBUILDINGANDCHES AJOi RESET UNDER AN.NUALIS.THEALARM SYSTEM MAYBE
Detached e. aM h~.+rfamdy J-11-p. Ccmpluree slug be demonstrated by ntller:
LESS THAN ( 152 MM) AND NOT MORE THAN 24 INCHES ABOVE FOR OTHER SERVICE OF i}tE WILDING SHALL DE PROTECTED IN AGUARDRAL. EQUIPPED INM A MANUAL M MEANS, AUTOMATICALLY
RESET UNDER ALL rn
THE ADJACE6NT1NCHE5GROUND SURFACE. 1310YfN GUARDRAILS SHALL HAVE INTERMEDIATE RAILS OR AN ORNAMENTAL CORNITIONS.THE AIARAI SY51FhM MAY BF EONFPfO WiiliAhiANUAL I,Mchn
Ue re mr_dvi,5 of this aila I"bud'A a n area that
PATTERN SUCH THAT A SPHERE 4' IN DINAMFTEP. CANNOT PASS THROUGH. MEALS, SUCH AS A TOUCH PAD OR 9W O"i TO TEMPORARILY 9 4 Ater rgs nrN, %DI>a
i ' 1 ' f)
15. PROVIDE A71 EXPANSION TANK AT THE WATER HEATER IF A BACKITO,WFREVENTEP, 15 DEACTIVATE THE ALARM FOR A SINGLE OPENING. SUCH DEACTIVATION does rot exceai 15
percenh of the jr- area of e,tenw walls;w IL11-dl V'
ON OR TO BE INSTALLED ON THE WATER LINE OR AT THE METER. 51HALL UST NO LONGER THAN 15 SECONDS. AN OFF SNATCH WILL
C) THE TRIANGULAR OPENING FORMED BY THE R15ER, TREAD AND BOTTOM NOT BE ACCEPTABLE. THE DEACTIVATION SWITCH SMALL BE LOCATED 2. Meeting IT' reIwemants of the Intemat,
nW Fner,3yConsemat on Code for
19. SHOWERS AND TUB-5HO.VEER COMBINATIONS SHAT BE PROVIDED PATH INDIVIDUAL 51 DE. OF A STAIRWAY PAY BE OF Bill 1ZE THAT A SPHERE 6 INCHES IN AT LEAST 541NCHE5(1,372
MAq ABOVE THE FLOOR detached ew-arsft -Aam;y d-11VII,
CONTROL VALVES OF THE PRESSURE BALANCE OR THERA105TATIC MIXING VALVE TYPE. DIAMETER CANNOT PA55 THROUGH. ~ 59 0
D) GUARDRAIL HEIGHT TO BE 36'MININIUM A,F.F. E. A FOOL SAFETY LOVER VHICI COMPLIES WITH A5TM F 1346-91 MAY BE . Dohirnluban. NI poHwns rA the arr dstnbubon system
slut be installedm W accordance
20. DOMESTIC D13I-WA5Hlh'G MACHINES CONNECTED TO A 0I5PO5ER SMALL HAVE THE USED TO MEET THE REQUIREMET50F ITEMS I THRU G ABOVE FOR BARRIER ih Sectron Ml601and be
insulated to an ulsWled R-S when system ccnlponerNS are
DISCHARGE ItI5TALU!D AS HIGH AS POSSIBLE, NOT LOWER THAN 2' ABOVE THE PROTECTION 13ETWEEN THE DWELLING UNIT AND SWIMMING POOL PROVIDED located "nHm the Nvddng but
ootsde Mundihonril space, aid R-8 vhlen located
FLOOD PAM OF THE SINK 49. FIREPLACES: ITEMS I TURD 6 ABOVE FOR BARRIER PROTECTION BETWUN THE EAVETUNG oAr,fedthe buldng. 4VIGI looted 114h a rid;~g ervebpe
asrrnbly, at!nst R-8 /y
UNIT AND SWIMMING POOL FROVIDED(ifM5 I THIRD G ABOVE FOR BARRJEP. shah be applied betvreen the lvct and that po,t- of [hc assembly furthest L- II..IL/_
~ z
21. MEMBRANE PENETRATIONS ILL GA.RAGEVIALL55NALL COMPLY WITH 2003 DC A. SEE FIREPLACE DETAILS POP INFORMATION REGARDING COWTRUCTION AND PROTECTION BETWEEN THE DAiWNG UNIT
AND SWIMMING POOL PROVIDED cordihcned spse.
ANCHORAGE TO 5TP.UCTURE. All OTHER PORTIONS OT THE PERIMETER FENCING AROUND THE YARD APE
22. REGISTERS, DIFfU5EF5, ARE GR UE5 SHALL BE MECHANICALLY FASTENED TO RIGID INSTALLED AND MAINTAINED A5 REWIRED. IF SWITCHING DEVICES ARE USED GO. Jants of
duct systc-hall be nmda sulrstanbally alrtlgllt by meare of tapes, -t-, LCO SUPPORTS OP. STRUCTURAL MEMBERS ON AT LEAST TWO OPPOSITE SIDES IN B. GAS LOG LIGHTERS SHALL BE AS MANUFACTURED
BY "150NEPN. CO., FOR OPERATION OF THE POOL SAFETY COVER, THEY SMALL BE KEY-OPERATED, gasNCimg or other app*rn-ed dos ore sytnns. owr systems w,ed vntl;ng;d fibrous
ADDITION TO BEING CONNECTED T07HE DUCnS'OP.fi, TIER-50t7' OR DESAINTERIIATIONAL INC. I.C.C. ktR3507 OTHER LOCKEDAI'IAY,OROIHERVI5ELOCATED INAJIPJACCE5515LELOCATION.API glass
du:!s sha!I comply vnth UL7871A arld shall be mahed.181A~F. for pressureFRen- C s} ,n
INANUFACNREPS SHALL PROVIDE AN ACTIVE I.C.C. EVALUATION REPORT INACCESSIBLE LOCATION5HALLBEATAHCIGHt OFATLFA5T541NCHE Tape, I81hM. Im mistu a.181nHJa hel6sene:N,e
tape. Clown s>-terns wed Wth V vl
23. THE CLOTHES DRYER 5HALL BE PROVIDED L47Rt A4-INCH DIAMETER EXHAUST DUCT BEfOP.E ACCEPTABILFrYIVILL B2 CONSDERED. WHERE 6l5 TOG LIGHTERS, OR ABOVET Z() K OR ADJACENT
GROUND LEVEL AND WHERE THE POOL CAN Iexrble air Beets and lenble air --t- shall ccnlpry uDth Ul 1818111 dull be marl ed. (1) 11 Ln Q
TO THE EXTERIOR AND SHALL NOT EXCEED A TOTAL LENGTH OF 14 FEET, UNLE55 AN BE VISUALLY INSPECTED DURING COVER OPERATION, 181 &FX. for presslre3ensrtrve tapa or.181&M.
for mast;c.DUCt connectvms m is qcs I 1
5ET5 ARE INSTALLED, DAMPERS SHALL BE WELDED OPEN I' OR PROVIDED of mr detnbsbaa sysknl e 4 or sheet mcGl BTHn s shall Ue medumcall T,Ataned. 11LL1L...
ENGINEERED DUCT5Y5TEM 15 PROVIDED. THE DUCT SHALL TERMINATE NOT LE55 qJ;pmen g y
THAN 3 FEET FROM A PROPERTY LINE OR FROM OPENINGS INTO A BUILDING. WTH A 31DIAIJEFER VENT, F. THE BUILDING OFFICIAL MAY GRANT AN EXEMPTION TO THE ABOVE BARRIER maMlc,Dds000nnecbonz
to Oarlgauol air datMntlon system equpment or sheet metal
BRANCH CIRCUIT. SUCH CIRCUITS SHALL HAVE NO OTHER OUTLETS. C. FACTOP.Y-WILT FIREPLACES; PEQUIREMET54MEN IT 15 DETERMINED THAT THERE 15 A NATURAL BARRIER IM1tngs
shallMmechamWly fastoed.Cnn.p)arM1e la maN ducts shall havea wntah lap
(PREFAB) EX15TIN'G ON THE FRENIOC5114 THE FORM Of HORNY/S, RTYVEGEEATION, of at (a5t 1.5 inches (38 minl aM dlali be mechanlraiy TasterleA ty meare o! at (cast
24. PROVIDE GfI RECEFEACLF5 WITHIN 3G INCHES Of ALL LAVATOBE5, 51NY5, AND BA51195. LANDSCAPING, OR TOFOGRAPIIYVAIICH PREVENTS ACCC55 TO THE POOL tlree sheet metal
zcraus rm-u'Nv'Ay faced arand Dap,It.
1) FACTOPY-BUILT FIREPLACE UNITS 5HALL BE CERTIFIED DY A AREA, AN EXCEPTION MAY A150 BE GRANTED FOP, BARRIER PROTECTION
25. FROVIDE GFI RECEPTACLES AT AN. EXTERIOR BATHROOM AND GARAGE LOCATIONS. CURP.ENTLY APPROVED LC.C, TE5nNG LABORATOP.YFOR BETVIEEN THE DWEW NG UNIT AND SWIMMING POOL
WHEN SUCH PROTECTION V
CONFORMANCE WITH UNDERt4RNER5 LABORATOPJF51NC.5 PRECLUDES ACCE5513Y A D15ABIED ADULT RESIDENT..
26. RECEPTACLE OUTLETS SHALLBE INSTALLED 50 THAT NO POINT ALONG THE FLOOR ONE TESTING STANDARD NUMBER 127 (UL 127) ANROR HAVE
NANYWAI15FACE6 NORF. THAI G FEET, MEASURED HORIZONTALLY, FROM AN AD ACTIVE LC.C. EVALUATION REPORT. 52, ALL HVAC, MATER HEATER t WATERCONO(TIONING EQUIPMENT IN ORACCE551BLE
I )I
OUTLET III THAT 5PACE, INCLUDING ANYWALL SPACE 2 FEET OR MORE IN WIDTH. 2) BAGTORY-BUILT F REFIACf5 SHALL INSTALLED A ACCORDANCE FROM INSIDE THE GARAGE SHALL BE INSTALLED
ON A 18' HIGH PLATFORM. \
TER THEIR BR yJJ
27. FD7URf5 LOCATED III DAMP ORWEi LOCATIONS SHALL 3E"LI5TED"i0 BE 9UITABIE Wflh TH THE THE TERMS OF 0f 7HEIR U5TING NNGS, THEIR EVALUATION 10V REPORTS,
_ yJ
FOR SUCH LOCATION, AND THE MANUFACIUPER5 WRITTEN I115TPJJCTIOD5. 2012 D CAIad)ng JCCheddle
28. BATHROOM RECEPTACLE OUTLETS 5HALL Bf SUPPLIED BY AT LEAST ONE 20-AMPERE 3) HEARTH EXTENSIONS 511ALL HAVE THE MINIMUM DIMENSIONAL i, JOLtii TOBILL OK GIRDER TOEth1R
d8d
BRANCH CIRCUIT. SUCH CIRCU(15 SHALL HAVE NO OTHER OUTLETS. UQUIREMEt 'ASSHTW.N IN THE MNJUFACTURE.R5 WRITTEN - - Ph-(541)521-OG98
INSTALLATION MANUAL CENTERED ABOUT THE PRE,-fAp 2 "X6'5VBHOOt OR TO fPCH JCISi, PAR NNL tdi 31 OTHER WALL SHPATHItIG (tD
z 5TAFLf5, 1 ;/4' E-Mad: TEKRYQTNTCAD.COM
29. PROVIDE ASEPARA7E 20-AMPERE BRANCH CIRCUIT TO IHEUUNDRY. FIREBOX OPENING. 112 AI., I IIL ral6dcwvROn
3 2'S'JBFl00P.-_ i0 TDR gRLKR NAND ATU FP4PINIL 216d lvm*_
U2'ryWar cdftnkozrd Nea lAng nd s6Plc l6 y ll2R ed s, 6vppaH WEB SITE: 7N7CW,COM
_ E t! IGd t '1r, _
30. PROVIDE A TAIMMUM OF TWO 20-AMPERE SMALL APPLIANCE BRANCH CIRCUITS FOR 4) HEARTH ENTEN510N55HALL HAVE THEIR DECORATIVE NON- 4 BOLEFIATETOJOi5 OR FSDCK11v„
117T Jrod,Aa naa Bd wmmn
THE fJTCHEd/OINIIlGIB4'.EN:PAST. COMBUSTIBLE ('141511 MATERIALS ICE. TILE, STOVE, h1AANRY, ETC! 5 TOP a;Sa.E PLATE TO STUD END MAIL- 2H 6d N2'•wchaA wN»:c
Herr Jencatnq mane 16 y.II(L^Wrvl 3edges,6s'.G7'at. „ -
0I51AUf➢OVER ATHERMAL RE515TIVP BARRIER WHICH COMPLIES 6 5TUDTO .OLE PUT[, TOP IWL 3$1 x 2.164
31. THE TWO OR MORE 20-AMPERE SMALL APPLIANCE BRANCH CIRCUITS SHALL HAVE NO WITH THE MANUFACTURERS WRITTEN INSTALLATION MANUAL. 7 DOUBLE 5TUDE, FACE NAIL IOJA 24'oa.
2Wa2',t--Ii-&L-FberNmrdai-11nq I.Nn .wucd r,AMn. m4 Bd mmai 3WgE; GetgTa~rtt Date Completed: 1 1-4-16
OTHER OUTLETS, EXCEPT THE FLECTRJCAL CLOCK IN TH12 KITCHEN! PLINIG/ 1a sw~ a IG y., I X ' w'4
B PP. 'o.c. rcmncn naa.
BREAKFAST AREAS OR RECEPTACLES FOP, SUPPLEMENTAL EQDIPFMEM AND LIGHTING 5)ALLCON5TRUCi10N PROJECTING OUT BEYOND THE FACE OF THE ---O-----OLIBL2 TCP PLATE. FACE NAh
L-OA A 24
IN2'm"='mt 1m1; 6d
FOP GA9-FIRED RANGES, OVENS, OR COUNTER-MOUNTED UNITS. PRE-FABBRECOX OMNING ANDJORWIITHIN 12' Of THE PRf-FAB 9 aMPLATETO JOIST RBUXMV;., AN BRaCFD V1ALLPAITt 3I6d
at lCn.c. I12'cD,,-,nc+t 7 sroP l^a gr4nnW2'Frn7;l l/4'xrrAs, 4<dgs,Bxp+MS $Ca e;
FIRfOOX OPENING SHALL BE NOITCOMBU571BLE MATEPJAL5 AND IN 10 DODBN TOP FIATE3,1AIIIAWA 24' OFF5fT CP END KNIH6. PACE n.I6d lypeWaS A5 NOTED
32. RECEPTACLE OUTLETS FOR RANGES A14D CLOTHES DPVER5 SMALL BE A 3-POLE IVRH CONFORMANCE W9TH MANFACTURFR'S WRITTE{ INSTALL MANUAL RAIL IN W'PM ARFA- - 1
3N' g4aved rxrm ~I; Bd rnn.lw., ml;
GROUND TYP.FOUR-WIRE, 07HEP, OIJitETS, EXCEPT THE GROUNDING-i1ff FLEXIBLE II atOL7JN&eEn'nili ~AmI1T5 GR BOLTERS T07arlA7E, TOFNPIL 3Rd _ tiJB'yt:wmsheatFay
sroNed g>;v,med,1 5r~'IwuJ; 1 sle"ncrevs, 4eJgz,6 ay t-
GORES WALL BE REQUIRED FOR CONNECTION OF RANGf5 AND CLOTHES DRYERS. THE G) PROVIDE AMERJCAN GAS ASSOCIATION(A.G.A.) U.STED AND 12 MIA J015T TO TOP FIATF, TOENAIL ed a, 6,
O.C. lypeW a5 Dawn By:
TERMINAL AND THE FRAME O THE APPLIANCE. APPROVED SAFETY SHUT OFF VALVES AID'ORGAS LOGS. DAMPERS 13 TOPFIATLS, AAF5AT COtIER5 MID IMFASECTON5, PACE NAIL 2-IP1
WOOD 5TPDCT1FA1.PN18.5.COdBNUTI011 51,81100p_Dt10TF111MPIH TO FRIVIHG TNT
SHALL BE WELDED OPEN I'OR PROVIDED 14T11 3'DIAMETEK VENT. 14 BUILT IICAMR, TWO HECE59III112' SPACI'R 16d A IVO.e. EACH EDGE 3V4, aM less 6d W Bd 6e
J_-l2 wfpats
33, PRONDEAGRWN➢ING ELECTRODE OF HOT lf;1971/AA'20 FFJT OFAQ BARE COPPER
(200-AMPERE 5ERVICf). 7) PROVIDE CHIMNEY SPARK ARRE5TOR COMPLYING