1. EXISTING CONDITIONS ARE SHOWN AS ACCURATELY AS POSSIBLE, SITE VERIFY ALL INFORMATION NOTED IN THESE CONTRACT DOCUMENTS.

2. ALL DETAILS ARE TO BE CONSIDERED TYPICAL, SIMILAR DETAILS OCCUR AT SIMILAR LOCATIONS.

3. CONTRACTOR SHALL VERIFY LOCATION OF ALL UTILITIES, ELECTRICAL EQUIPMENT AND WIRING, INCLUDING ANY BELOW DECK APPURTENANCES

BEFORE PROCEEDING WITH ANY WORK. CONTRACTOR IS RESPONSIBLE FOR DAMAGE TO EXISTING MECHANICAL, ELECTRICAL, PLUMBING

APPURTENANCES.

4. CLEANING DURING CONSTRUCTION: CONTROL ACCUMULATION WASTE MATERIALS AND RUBBISH. DISPOSE OF WASTE IMMEDIATELY. KEEP AREAS

FREE OF HAZARDS AND RUBBISH.

5. CONTRACTOR IS RESPONSIBLE FOR PROTECTING THE SITE AND BUILDINGS FROM PROJECT RELATED DAMAGE.

6. TAKE SPECIAL CARE TO SECURE ALL CONSTRUCTION AND DEMOLITION MATERIALS FROM WIND DISPLACEMENT.

7. CONFIRM WITH LOCAL AUTHORITY HAVING JURISDICTION FOR FIRE APPARATUS ACCESS AND LAY-DOWN AREAS.

8. MANUFACTURER SPECIFIC PRODUCTS LISTED IN THIS PLAN SET REPRESENT A BASIS OF DESIGN. THE CONTRACTOR CAN PROVIDE THE BASIS OF

DESIGN OR EQUAL.

GENERAL NOTES

PROJECT DESCRIPTION - SUMMARY

A1 EXISTING SITE

SCALE: NTS

ABBREVIATIONS

1. THE SEWARD FAMILY HOUSING PROJECT CONSISTS OF CONSTRUCTION OF A TWO STORY 4-BEDROOM DUPLEX, A TWO STORY 3 BEDROOM DUPLEX, A SINGLE STORY 4-BEDROOM ADA DUPLEX AND A SINGLE STORY ACCESSORY SUPPORT BUILDING (ALTERNATE NO. 1). CONSTRUCTION SHALL BE WOOD FRAME WITH CONCRETE FOUNDATIONS AND INCLUDES CRAWL SPACES. EACH DUPLEX WILL HAVE AN EXTERIOR DECK AT, OR NEAR GRADE.

2. THE SUPPORT BUILDING (ALT. NO. 1) INCLUDES A SHOP, STORAGE AREA, OFFICE, TOILET ROOM AND SMALL KITCHENETTE AND IS APPROXIMATELY

1,008 SQUARE FEET IN AREA.

3. THE SUBDIVISION SITE IS CURRENTLY UNDER CONSTRUCTION. UTILITIES INCLUDING WATER AND SEWER ARE INSTALLED ALONG THE ADJACENT PHOENIX ROAD, INCLUDING STUB OUTS AT EACH EXISTING PARCEL. HOWEVER, THE CURRENT STUB OUTS DO NOT ALIGN WITH THE PROPOSED BUILDINGS. THE EXISTING STUB OUTS WILL NEED TO BE REMOVED AND NEW EXTENSIONS TO EACH BUILDING PROVIDED.

4. THE SITE HAS A BUILT UP GRAVEL PAD OVER APPROXIMATELY HALF OF THE SITE ADJACENT TO PHOENIX ROAD. THE PAD WILL BE EXTENDED AND

FURTHER BUILT UP TO PROVIDE POSITIVE DRAINAGE AWAY FROM THE BUILDINGS.

5. ASPHALT DRIVEWAYS TO EACH GARAGE ARE INCLUDED.

6. THE ENTIRE PROJECT SITE REQUIRES TOP SOIL AND SEED.

7. SIX FEET HIGH WOODEN FENCES ARE PROVIDED AT EACH DUPLEX DWELLING UNIT.

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U.S. COAST GUARD

CIVIL ENGINEERING

CODE INFORMATION

1. CONSTRUCTION TYPE VB.

2. CONSTRUCTION SHALL BE WOOD IN ACCORDANCE WITH INTERNATIONAL RESIDENTIAL CODE (IRC) R502 - WOOD FLOOR FRAMING - R602; WOOD

WALL FRAMING - R802; WOOD ROOF FRAMING.

3. IRC R313.2 REQUIRES AN AUTOMATIC SPRINKLER SYSTEM FOR ONE AND TWO FAMILY DWELLINGS, HOWEVER SEWARD ALASKA CODE OF

ORDINANACES ITEM (17) AMENDS R313.2 BY DELETING THE SECTION, THEREFORE AUTOMATIC SPRINKLER SYSTEMS ARE NOT REQUIRED FOR

THS PROJECT.

4. IRC R302.3 TWO FAMILY DWELLINGS SHALL BE SEPARATED FROM EACH OTHER BY WALL AND FLOOR ASSEMBLIES HAVING NOT LESS THAN A 1 HOUR FIRE RESISTANCE RATING IN ACCORDANCE WITH ASTM E119, UL 263 OR SECTION 703.2.2 OF THE INTERNATIONAL BUILDING CODE (IBC).

THE ASSEMBLY SHALL EXTEND FROM THE FOUNDATION TO THE UNDERSIDE OF THE ROOF SHEATHING.

4.1. EXCEPTION 2: TERMINATION IN TYPE - X GYP BD 5/8" MEMBRANE OF UNDERSIDE OF TRUSSES WITH A DRAFT STOP OF PLYWOOD OF 3/8"

BETWEEN DWELLING UNITS.

5. IRC 302.5.1 DOOR BETWEEN GARAGE AND DWELLING UNITS TO BE SOLID WOOD.

6. IRC 302. 6 (TABLE 302.6) TYPE-X 5/8" BETWEEN GARAGE AND HABITABLE ROOMS ABOVE.

7. IRC 302.4.1.1 FIRE STOP SYSTEM FOR THROUGH PENETRATIONS OF RATED WALLS.

8. IRC 302.4.2 PENETRATION INTO MEMBRANE STEEL ELECTRICAL BOXES REQUIRE LISTED PUTTY PADS.

9. IRC 806 ALL ATTIC SPACES SHALL BE ENCLOSED, COLD SPACES AND BE VENTILATED IN ACCORDANCE WITH R806 OF THE IRC.

10. CRAWL SPACES SHALL BE VENTILATED IN ACCORDANCE WITH R408 AND INSULATED TO MEET BEES STANDARDS.

11. IRC 315 PROVIDE INTERCONNECTED WITH BATTERY BACKUP SMOKE DETECTOR (R314) EACH BEDROOM AND COMMON SPACE WITH ONE AND

CARBON MONOXIDE DETECTOR (R315).

12. IRC 311 PROVIDE EMERGENCY ESCAPE AND RESCUE WINDOWS AT EACH BEDROOM MEETING R311 OF THE IRC.

13. PROVIDE 10A-B:C FIRE EXTINGUISHER .

14. IN DWELLING UNITS, WHERE THE TOP OF THE SILL OF AN OPERABLE WINDOW OPENING IS LOCATED LESS THAN 24 INCHES ABOVE THE FINISH

FLOOR AND 72 INCHES ABOVE THE FINISH GRADE SHALL COMPLY WITH IRC R312.2.1

APPLICABLE CODES: INTERNATIONAL RESIDENTIAL CODE (IRC) 2021, SEWARD ALASKA CODE OF ORDINANCES / TITLE 12 - BUILDINGS AND

CONSTRUCTION

ABBR TERM ABBR TERM ABBR TERM ABBR TERM ABBR TERM ABBR TERM

& AND CFCI CONTRACTOR FURNISHED / EQ EQUAL INSP INSPECT OPT OPTIMUM; OPTIONAL SST STAINLESS STEEL

∠; L; L; ANGLE CONTRACTOR INSTALLED EQUIP EQUIPMENT INSTL INSTALL PL; ⅊ PROPERTY LINE STA USCG STATION

@ AT CFOI CONTRACTOR FURNISHED / FA FIRE ALARM INSUL INSULATION; INSULATED PLAM PLASTIC LAMINATE STD STANDARD

℄; CL CENTER LINE; CENTERING CFCI OWNER INSTALLED FAC;FACIL FACILITY INT; INTERIOR PLBG PLUMBING STL STEEL

Ø DIAMETER; ROUND CFM CUBIC FEET PER MINUTE FD FLOOR DRAIN ISO ISOMETRIC PLT; ⅊ PLATE STOR STORAGE

# NUMBER CG COAST GUARD; CORNER GUARD FDC FIRE DEPARTMENT CONNECTION JAN JANITOR PLYWD PLYWOOD STRUCT STRUCTURAL

⅊; PL PLATE; PROPERTY LINE CI CONSTRUCTION INSPECTOR FDTN FOUNDATION JST JOIST PRCST PRECAST SUSP SUSPENDED

AB ANCHOR BOLT CIP CAST IN PLACE FE FIRE EXTINGUISHER JT JOINT PROJ PROJECT SW SIDE WALK; SWITCH; SOUTH WEST

ABAN ABANDON CJ CONTROL JOINT; CONST. JOINT FEC FIRE EXTINGUISHER CABINET KO CONTRACTING OFFICER PSF POUNDS PER SQ. FT. SYMM SYMMETRICAL

ABV ABOVE CLG CEILING FF FINISHED FACE L LONG; LITER PT PAINT; POST-TENSIONED; TYP TYPICAL

ADA AMERICANS W/ DISABILITIES ACT CLR CLEAR FIN FINISH LAV LAVATORY PRESSURE TREATED T; TMPD TEMPERED

ADDL ADDITIONAL CMU CONCRETE MASONRY UNIT FIXT FIXTURE LB POUND QA QUALITY ASSURANCE T&B TOP AND BOTTOM

ADJ ADJACENT; ADJUSTABLE CND CONDUIT FLASH FLASHING LKR LOCKER QC QUALITY CONTROL TEL TELEPHONE

AFF ABOVE FINISHED FLOOR CO CLEAN OUT; CUT OUT FLR FLOOR LT WT LIGHT WEIGHT QT QUARRY TILE TO TOP OF

AFG ABOVE FINISHED GRADE COL COLUMN FP FIRE PROTECTION LTG LIGHTING R RADIUS; RISER TOL TOLERANCE

AFS ABOVE FINISHED SLAB CONC CONCRETE FRT FIRE RETARDANT TREATED LVR LOUVER RD ROAD; ROOF DRAIN TS TUBE STEEL

AHJ AUTHORITY HAVING JURISDICTION CONF CONFERENCE FSTNR FASTENER LWC LIGHTWEIGHT CONCRETE REC RECESSED TSTAT THERMOSTAT

ALT ALTERNATE CONN CONNECTION FT FEET MATL MATERIAL REF REFERENCE TYP TYPICAL

ALUM ALUMINUM CONST CONSTRUCTION FTG FOOTING MAX MAXIMUM REINF REINFORCEMENT VCT VINYL COMPOSITION TILE

APPROX APPROXIMATE CONT CONTINUOUS FURG FURRING MECH MECHANICAL REQ REQUIRE UNO; UNLESS NOTED OTHERWISE;

ARCH ARCHITECTURAL CONTR CONTRACTOR FURG FURRING MED MEDIUM REV REVISION UON UNLESS OTHERWISE NOTED

ATC ACOUSTICAL TILE CEILING COR CONTRACTING OFFICER'S REP GA GAGE MEMB MEMBRANE RM ROOM USCG UNITED STATES COAST GUARD

AT/FP; ANTI-TERRORISM AND FORCE CORR CORRIDOR GAL GALLON MFR MANUFACTURER RO ROUGH OPENING UTIL UTILITY

ATFP PROTECTION CPT CARPET GALV GALVANIZED MID MIDDLE RTG RATING W WATT; WEST; WIDE

AUTO AUTOMATIC CT CERAMIC TILE GEN GENERAL MIN MINIMUM RTG RATING VA VALVE

BD BOARD CW COLD WATER GL GLASS MISC MISCELLANEOUS S SOUTH VAC VACUUM

BDRY BOUNDARY DAT DATUM GLZ GLAZING MTD MOUNTED SAM SELF-ADHERING MEMBRANE VCT VINYL COMPOSITION TILE

BF BARRIER FREE DEG DEGREE GOVT GOVERNMENT MTL METAL SC SOLID CORE VERT VERTICAL

BFF BELOW FINISHED FLOOR DEPT DEPARTMENT GRL GRILLE N NORTH SCHED SCHEDULE VIC VICINITY

BFG BELOW FINISHED GRADE DET;DETL DETAIL GYP BD GYPSUM BOARD; GYP. WALLBOARD NIC NOT IN CONTRACT SECT SECTION; SECTIONAL VIF VERIFY IN FIELD

BFS BELOW FINISHED SLAB DIA DIAMETER NO; # NUMBER SHT SHEET WDW WINDOW

BKG BACKING DIAG DIAGONAL; DIAGRAM H HIGH NOM NOMINAL SHTHG SHEATHING W WATT; WEST; WIDE

BLDG BUILDING DIM DIMENSION HAZMAT HAZARDOUS MATERIAL NTS NOT TO SCALE SIM SIMILAR W/ WITH

BLKG BLOCKING DN DOWN HDR HEADER O/ OVER S SOUTH W/IN WITHIN

BLW BELOW DR DOOR HDW HARDWARE OC ON CENTER SAM SELF-ADHERING MEMBRANE W/O WITHOUT

BM BEAM; BENCH MARK DWG DRAWING HGR HANGER OD OUTSIDE DIAMETER SC SOLID CORE WARR WARRANTY

BO BOTTOM OF E EAST HM HOLLOW METAL OF/CI; OWNER FURNISHED; SCHED SCHEDULE WC WATER CLOSET

BOT BOTTOM EA EACH HORIZ HORIZONTAL OFCI CONTRACTOR INSTALLED SECT SECTION; SECTIONAL WD WOOD

BRCG BRACING EJ EXPANSION JOINT HR HOUR OF/OI; OWNER FURNISHED; SHT SHEET WDW WINDOW

BRDG BRIDGING EL ELEVATION HSS HOLLOW STRUCTURAL STEEL OFOI OWNER INSTALLED SHTHG SHEATHING WM WATER METER; WIRE MESH

BRG BEARING ELEC ELECTRICAL HT HEIGHT OH OVERHANG SIM SIMILAR WP WEATHERPROOF

BRKT BRACKET ELEV ELEVATOR HW HOT WATER OHD OVERHEAD SLNT SEALANT WR WEATHER-RESISTIVE

BTWN BETWEEN ENGR ENGINEER HYD HYDRANT OPNG OPENING SP EL SPOT ELEVATION WRB WEATER-RESISTIVE BARRIER

BRKT BRACKET (E);EXST EXISTING HYD HYDRANT OPP OPPOSITE SPEC SPECIFICATIONS WT WEIGHT

CAB CABINET EXT EXTINGUISHER; EXTERIOR ID INSIDE DIAMETER OPT OPTIMUM; OPTIONAL SQ SQUARE XFER TRANSFER

CEU CIVIL ENGINEERING UNIT

SYMBOLS

GRID IDENTIFIER

NAME

ROOM

## SQ. FT.

XX #####

XX

KEYNOTE SYMBOL

ROOM NAME IDENTIFIER

OPENING IDENTIFIERS WALL TYPE IDENTIFIER

WINDOWS & LOUVERS DOORS & GATES

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SCALE: X=1'-0"

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REVISION #

DRAWING VIEW INDICATOR NORTH ARROWS

EXTERIOR ELEVATION INDICATORENLARGED DETAIL INDICATORS

BUILDING SECTION INDICATOR SECTIONAL VIEW INDICATOR

REV CLOUD

PLAN NORTH

TRUE NORTH

ELEVATION

NUMBER/ID

ELEVATION

DRAWING

SHEET

DRAWING

SHEET

NUMBER/ID

DRAWING

VIEW

NUMBER/ID

DRAWING

VIEW

NUMBER/ID

DRAWING

VIEW

TITLE

DRAWING

SCALE

EXTERIOR ELEVATION INDICATOR

0 1" 2"1/2"

DRAWING VIEW TITLES REVISIONS CLOUDS & DETAILS GRAPHIC SCALES

FLOOR X#

VERTICAL ELEVATION INDICATOR

ALT. NO. 1

SUPPORT

BUILDING

ADA

DUPLEX

3 BEDROOM

DUPLEX

4 BEDROOM

DUPLEX

PH

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NI

X

R

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OLYMPIA

DO

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1. PER CITY OF SEWARD ZONING REQUIREMENTS

1.1. GATEWAY SUBDIVISION HILLTOP ADDITION BLOCK 4 LOTS 17-29 ARE ZONED

MULTI-FAMILY RESIDENTIAL (R3).

1.2. MAXIMUM BUILDING HEIGHT = 34 FEET ABOVE ADJACENT GRADE

1.3. MINIMUM FRONT YARD SETBACK = 20 FEET

1.4. MINIMUM SIDE YARD SETBACK = 10 FEET

1.5. MINIMUM BACK YARD SETBACK = 10 FEET

1.6. MAXIMUM ACCESSORY BUILDING HEIGHT = 20 FEET

1.7. MAXIMUM LOT COVERAGE = 40 PERCENT

ZONING INFORMATION

W

AY

BID OPTION 1: ALL CONSTRUCTION OF THE SUPPORT BUILDING INDICATED WITHIN PLANS AND SPECIFICATIONS REPRESENT BID OPTION 1 EXCEPT THE REMOVAL OF THE ORGANIC SOILS, GRADING OF THE SITE, AND CONSTRUCTION OF THE ASPHALT PARKING LOT/DRIVEWAY.

MATERIAL UPGRADE OPTIONS. THE FOLLOWING OPTIONS REPRESENT MATERIAL/FINISH UPGRADES TO THE SPECIFIED WITHIN THE PROJECT. THE CONTRACTOR SHALL PROVIDE THE ADDITIONAL COST FOR LABOR AND MATERIALS TO INSTALL THE UPGRADES VERSUS THE SPECIFIED MATERIALS. THE CONTRACTOR WILL PROVIDE ALL PRODUCT SUBMITTALS FOR THE UPGRADED MATERIALS. CONTRACTOR SHALL SHIP, STORE, HANDLE, AND INSTALL UPGRADE OPTIONS ACCORDING TO MANUFACTURER INSTRUCTIONS. PRODUCTS LISTED BELOW REPRESENT A DESIGN BASIS AND THE CONTRACTOR CAN

PROVIDE THE PRODUCT OR EQUAL.

BID OPTION 2: INSTALL AN ALUMINUM STANDING SEEM METAL ROOFING SYSTEM UPGRADE INSTEAD OF THE SPECIFIED ROOFING MATERIALS. DESIGN BASIS IS THE TITE-LOC METAL ROOFING BY PAC-CLAD. ROOF PANELS SHALL BE 18" WIDE AND HAVE PENCIL RIBS. PANEL MATERIAL SHALL BE .040 ALUMINUM AND FLASHING SHALL BE ALUMINUM ALSO. PROVIDE 35-YEAR NON-PRORATED FINISH WARRANTY AND WEATHERTIGHTNESS WARRANTY ALSO. FLASHING MATERIALS SHALL BE ALUMINUM FROM THE SAME MANUFACTURER AND APPROVED FOR USE WITH THIS SYSTEM. ROOFING SHALL MEET ALL WIND SPEED REQUIREMENTS OF THE ORIGINAL PRODUCTS FOR SEWARD, ALASKA. CONTRACTOR TO PROVIDE FULL COLOR RANGE FOR

SELECTION INCLUDING PREMIUM COLORS.

BID OPTION 3: INSTALL A PREMIUM VINYL SIDING SYSTEM UPGRADE INSTEAD OF THE SPECIFIED SIDING MATERIAL. VINYL SIDING SYSTEM SHALL INCLUDE ALL FLASHING, TRIM, SIDING, AND ACCESSORIES. DESIGN BASIS FOR THE SIDING IS MASTIC EVERPLANK 6" VINYL PLAN BY PLYGEM.

BID OPTION 4: INSTALL ALL PLYWOOD FURNITURE CONSTRUCTION CASEWORK INSTEAD OF THE SPECIFIED CASEWORK MATERIAL (KITCHEN AND BATH CABINETRY). DESIGN BASIS FOR CABINETRY: MFR. KRAFTMAID IS ALL PLYWOOD FURNITURE CONSTRUCTION. FINISHED FURNITURE END PANELS WHERE END OF CABINETS ARE EXPOSED.DESIGN BASIS OF CABINETRY FRONT AND DOORS: MFR. KRAFTMAID DOORS, R. DORSEY (AV4M6) STYLE, MAPLE WOOD MATERIAL WITH A WICKER FINISH. CABINET FRONTS SHALL MATCH DOOR MATERIAL AND FINISH. CABINETS SHALL BE FULL OVERLAY -CONCEALED

HINGES.

BID OPTIONS