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HomeMy WebLinkAboutItem III PLAN COMMISSION STAFF REPORT JULY 18, 2023 ITEM III: LAND DISPOSITION OF VACANT PROPERTY LOCATED AT PARCEL NUMBER 0605710000 (FORMERLY RAILROAD RIGHT-OF-WAY ON W. 9TH AVENUE) GENERAL INFORMATION Applicants: Gallery Homes Real Estate and Rentals LLC Vienola Properties LLC Property Owners: City of Oshkosh Action(s) Requested: Gallery Homes Real Estate and Rentals LLC & Vienola Properties LLC each are requesting approval to purchase the vacant property located at parcel number 0605710000 (formerly railroad right-of-way on W. 9th Avenue) Applicable Ordinance Provisions: N/A Property Location and Background Information: The subject property included in the request consists of a single lot with a total of approximately 0.468 acres. The site is zoned Single Family Residential SR – 9. The surrounding area consists of entirely residential uses to. The 2040 Comprehensive Plan recommends Light Density Residential land use for the subject properties. Subject Site Existing Land Use Zoning Vacant SR-9 Adjacent Land Use and Zoning Existing Uses Zoning North Residential SR-9 South Residential SR-9 East Residential SR-9 West Residential SR-9 Recognized Neighborhood Organizations Sacred Heart Page 1 Item III – Land Disposition – Former Railroad ROW on 9th 2 Comprehensive Plan Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Light Density Residential ANALYSIS Both applicants are requesting disposition of the subject property for construction of infill housing. The City of Oshkosh Redevelopment Authority (RDA) reviewed both requests at their June 28th special meeting. The RDA recommended disposition of the property to Gallery Homes Real Estate and Rentals LLC. The Plan Commission role is to evaluate the request related to the adopted plans and City of Oshkosh zoning ordinance. Gallery Homes Real Estate and Rentals LLC Gallery Homes Real Estate and Rentals LLC is proposing to split the lot into two lots. On each lot they are proposing to construct a new single-family home and detached garage with a potential accessory dwelling unit. The provided site plan and building elevations are consistent with the zoning ordinance requirements. The proposal includes a 10’ front yard setback which is consistent with the prevailing setback of the adjoining block. The proposed two-story structure is consistent with the surrounding area. The proposal of constructing two workforce-oriented homes with potential ADU’s is consistent with the goals and objectives of the recently adopted Housing Study. The proposal was reviewed by a 4-person Community Development and Planning staff team utilizing a uniform scoring grid for all infill lot submittals. This proposal scored a 39 out of a potential 45 points (evaluation attached). The design provided was compatible with the neighborhood. Page 2 Item III – Land Disposition – Former Railroad ROW on 9th 3 Conceptual design provided by Gallery Homes Real Estate and Rentals LLC Page 3 Item III – Land Disposition – Former Railroad ROW on 9th 4 Vienola Properties LLC Vienola Properties LLC is also proposing to split the lot into two lot. On the north lot the applicant is proposing to construct a new 1.5-story single family home. The provided site plan indicates a potential duplex in the future. The provided site plans and building elevations are not consistent with all provisions of zoning ordinance. The proposals include a 25’ front yard setback which is not consistent with the prevailing setback of the adjoining block and would not be allowed under the ordinance. The proposed 1.5-story structure is not consistent with the surrounding area. The proposed structure has its roof pitch orientated parallel with the roadway, while the prevailing style in the adjoining area is perpendicular. Staff is not able to evaluate the potential future duplex as no plans were provided for south lot. The applicant’s proposal of constructing a single home with a potential duplex in the future is consistent with the recently adopted Housing Study. The proposal was reviewed by a 4-person Community Development and Planning staff team utilizing a uniform scoring grid for all infill lot submittals. This proposal scored a 34 out of a potential 45 points (evaluation attached). The design provided was relatively compatible with the neighborhood. Option A Option B Page 4 Item III – Land Disposition – Former Railroad ROW on 9th 5 Conceptual design provided by Vienola Properties, LLC Conclusion Staff completed a thorough evaluation of both proposals. Ultimately several factors stood out that differentiated the proposals. The Gallery Homes Real Estate and Rentals LLC proposal was more consistent with the zoning ordinance requirements for setbacks and exterior design standards. Gallery Homes Real Estate and Rentals LLC development plans utilized the entire site, while at this time Vienola Properties LLC has only provided plan for half of the developable area. Finally, in reviewing the propose developments staff feels the Gallery Homes Real Estate and Rentals LLC proposal provides greater consistency with the goals and objectives of the City of Oshkosh housing study as it incorporates workforce housing and the potential for additional ADU units. The scale and character of the proposing Gallery Homes Real Estate and Rentals LLC homes is a better fit for the surrounding neighborhood. RECOMMENDATION/CONDITIONS Staff recommends disposition of the land to Gallery Homes Real Estate and Rentals LLC based on their proposal. Page 5 Gallery Homes LLC Preliminary Proposal 6-2023 Page 6 Why Are We Passionate About This Opportunity? We are a build/interior design company with a passion to make a difference for people and the environment. We have built many sustainable homes, worked with solar and geothermal and would like combine our knowledge and passion to build a future for those in our local community that deserve the chance to experience home ownership. We will offer affordable housing that is built with quality and integrity and ensure that it fits seamlessly into the neighborhoods that they reside in. Page 7 Objectives Provide affordable housing to low to mid level income families (LMI) and beyond. Currently have a 2-story and an accessory dwelling unit priced out that we are initially proposing we begin with. Incorporate significant levels of sustainability and creative space planning into the design and materials to decrease carbon footprint. All homes are visually designed by a professional interior design team as well as use recycled, repurposed and/or reused materials for creative elements that ensure the home fits into the community. Page 8 Proposed Two Story Plan Page 9 Proposed Two Story Floor Plan Page 10 Accessory Dwelling Unit Above Garage As Well As Proposed Stand Alone. Page 11 Accessory Dwelling Unit Above Garage To Be Used With Two Story Unit Page 12 Floorplan - Accessory Dwelling Unit (ADU) Page 13 Proposed Stand Alone Unit (NO Blueprint Designed Yet) We also are working on a one car garage (ADU) that looks like a small version of the 2-story plan as a way to cut costs and increase affordability. Page 14 Additional Comments Timelines: 6-9 month build timeline. 9th Avenue – Complete 2023 8th Avenue – Complete 2024 High Street – Complete 2024 Scott Street – Complete 2024 Would have a mix of speculation and presold/contract work. If homes become under contract, the timelines would change and expedite. Ideally, we would like to be under contract with LMI clients for most of the homes. Page 15 REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN JUNE 28, 2023 23-05 RESOLUTION (CARRIED________LOST________LAID OVER________WITHDRAWN________) PURPOSE: APPROVE OFFER TO PURCHASE PARCEL NUMBER 1302510000 (FORMERLY 857 W. 9TH AVENUE); VIENOLA HOMES ($12,600.00) BE IT RESOLVED by the Redevelopment Authority of the City of Oshkosh that the offer to purchase in the amount of $12,600.00 submitted by Vienola Homes, for the property located at parcel number 1302510000 (formerly 857 W. 9th Avenue), is hereby accepted and the proper officials are hereby authorized and directed to execute any and all documents necessary for purposes of same. BE IT FURTHER RESOLVED that the terms of said option to purchase agreement shall include, but not be limited to: 1) Review and approval of the final development plans by the Department of Community Development. Page 16 City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us TO: Redevelopment Authority FROM: Kay Qualley Assistant Community Development Director DATE: June 28, 2023 RE: 23-05 Approve Offer to Purchase Vacant Property Located at parcel number 1302510000 (formerly 857 W. 9th Avenue); Vienola Homes BACKGROUND The Redevelopment Authority acquired 857 9th Street W., using Community Development Block Grant (CDBG) funds. Vienola Properties, as developers, are requesting an option to purchase the property for a cash offer in the amount of $12,600, and plans on developing the lot into a single-family home. ANALYSIS Vienola Properties’ proposal was reviewed by a 4-person Community Development and Planning staff team utilizing a uniform scoring grid for all submittals. Any development proposal would need to be approved by the City, and be consistent with the design standards of the City of Oshkosh and the City’s Zoning Ordinance, which was part of the scoring. This proposal scored a 25 out of a potential 45 points (evaluation attached). The design provided was compatible with the neighborhood, however a site plan was not attached. RECOMMENDATION The Redevelopment Authority approves the offer to purchase 857 9th Street W. (Lot 1302510000), from Vienola Properties for $12,600, with a condition for review and approval of the site plan, once submitted, and final development plans by the Department of Community Development. Respectfully Submitted, Kay M. Qualley Assistant Community Development Director Page 17 Page 18 Page 19 Page 20 Page 21 Page 22 Page 23 Page 24 Page 25 Evaluation Criteria Rating 1 - 5 ( 5 being the highest )Comments Housing Concept The extent to which the proposal achieves the goals outlined in the City of Oshkosh's Housing Needs Assessment of providing a diverse range of housing homeownership opportunities and complementing the housing fabric in existing neighborhoods. 1 No additional information provided within the application New housing incorporates several inclusive and equitable aspects, including low-income housing, sustainability practices, universal design, and affordable homeownership. 1 No additional information provided within the application Zoning and Architectural Design Standards Does the design of the single-family home, duplex, or triplex meet the City's Zoning Code for setbacks, impervious surface requirements, and accessory structures requirements? 0 No site plan provided Does the design of the single-family home, duplex, or triplex meet the City's Architectural Design Standards?3 Similar character to homes in the neighborhood, roof orientation inconsisent with neighborhood for 2-story homes Is the proposed design compatible with other homes in the neighborhood?3 See above Quality of development and overall aesthetics (architectural) beyond that which is minimally required by the Zoning Ordinance. 4 exceed minimum architectural standards Other Submittal Requirements Does the single-family home, duplex, or triplex include floor plans, elevations, and a site plan? 3 No site plan provided Has the developer provided documentation to demonstrate that they can fund the project?5 Bank letter Is the proposed development schedule Ɵmely? (Completed in less than 1 year)5 6 months Total 25 Lot Name / Address/ID: __1302510000 ___________ Scoring Matrix - RDA Infill Lot Sale (Attachment A) Page 26 REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN JUNE 28, 2023 23-06 RESOLUTION (CARRIED________LOST________LAID OVER________WITHDRAWN________) PURPOSE: APPROVE OFFER TO PURCHASE PARCEL NUMBER 0507280000 (FORMERLY 1122 HIGH AVENUE); GALLERY HOMES ($18,200.00) BE IT RESOLVED by the Redevelopment Authority of the City of Oshkosh that the offer to purchase in the amount of $18,200.00 submitted by Gallery Homes, for the property located at parcel number 0507280000 (formerly 1122 High Avenue), is hereby accepted and the proper officials are hereby authorized and directed to execute any and all documents necessary for purposes of same. BE IT FURTHER RESOLVED that the terms of said option to purchase agreement shall include, but not be limited to: 1) Review and approval of the final development plans by the Department of Community Development. Page 27 City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us TO: Redevelopment Authority FROM: Kay Qualley Assistant Community Development Director DATE: June 28, 2023 RE: 23-06 Approve Offer to Purchase Vacant Property Located at parcel number 0507280000 (formerly 1122 High Avenue); Gallery Homes BACKGROUND The Redevelopment Authority acquired 1122 High Avenue, as a donation to the inventory of scattered lots. Gallery Homes Real Estate and Rentals LLC as developers, are requesting acceptance of a cash offer to purchase the property in the amount of $18,200. The company plans on developing the lot for a new single-family home with a potential stand-alone accessory dwelling unit (ADU) in the rear. ANALYSIS Gallery Homes Real Estate and Rentals’ proposal was reviewed by a 4-person Community Development and Planning staff team utilizing a uniform scoring grid for all submittals. Any development proposal would need to be approved by the City, and be consistent with the design standards of the City of Oshkosh and the City’s Zoning Ordinance, which was part of the scoring. This proposal scored a 37 out of a potential 45 points (evaluation attached). The design provided was compatible with the neighborhood. RECOMMENDATION 1) The Redevelopment Authority approves the offer to purchase 1122 High Avenue from Gallery Homes Real Estate and Rentals LLC for $18,200 with a condition for review and approval of the final development plans by the Department of Community Development. Respectfully Submitted, Kay M. Qualley Assistant Community Development Director Page 28 Page 29 Page 30 Page 31 Page 32 Page 33 Index to Drawings Sheet 01 Cover Sheet 02 Basement Foundation Sheet 03 Floor Plans Sheet 04 Elevations Sheet 05 Elevations Sheet 06 Details Sheet 07 Electrical Drawing Index Basement Foundation Plan _Basement window _Fdn10pour _Fl1pour10-4 _basement notes _grade beam 2x6 _ledgerpour10-4 Door List RT Floor 1 Plan Floor 2 Plan Kitchen Kitchen Window List RT Front Elevation Right Side Elevation _porch4EaveUp18 Left Side Elevation Rear Elevation Building Section _eaveSid9box18-4 _insulation chart _porch8"col _rakeAttic12boxed Electrical 1 Floor Plan Electrical 2 Floor Plan Roof Plan w w w .t h o m p s o n p l a n s . c o m 40 psf live load 10 psf dead load 2x12 12"o.c.16"o.c.24"o.c.floor joist 30 psf live load 10 psf dead load(sleeping rooms @ L/360) (all rooms except sleeping) 2x12 ceiling joist 2x6 2x8 rafters 20 psf live load 10 psf dead load 30 psf live load psf dead load 50 psf live load psf dead load 2x6 2x8 2x6 2x8 2x6 2x8(slope over 3/12 no finished clg @ L/240) #2 southern yellow pine (#1syp) #2 S-P-F (spruce-pine-fir) 40 psf live load10psf dead load 2x10 20'-7" 17'-3" 17'-10'' 15'-5" 14'-7" 12'-7" 12"o.c.16"o.c.24"o.c.floor joist 30 psf live load 10 psf dead load (sleeping rooms @ L/360) (all rooms except sleeping) 2x12 2x10 23'-0" 19'-0" 19'-11" 17'-2" 16'-3" 14'-1" ceiling joist 2x6 2x8 2x10 14'-9"18'-9" 22'-11" 12'-10" 16'-3" 19'-10" 10'-6" 13'-3" 16'-3" rafters 20 psf live load psf dead load 30 psf live load psf dead load 50 psf live load psf dead load 2x6 2x8 2x6 2x8 2x6 2x8 16'-3" 21'-0" 14'-4" 18'-2" 11'-9" 14'-10" 13'-9" 17'-5" 11'-11" 15'-1" 19'-9" 12'-4" 11'-3" 14'-3" 9'-9" 12'-4"7'-11" 10-'1" 19'-1" @#2(21'-11" @#1) 21'-4" @#2 (24'-2" @#1) 16'-6" @#2(19'-1" @#1) 18'-6" @#2(21'-4" @#1) 13'-6" @#2(15'-7" @#1) 15'-1" @#2(17'-5" @#1) 13'-11" @#2 (15'-6" @#1) 17'-7" @#2(20'-5" @#1) 12'-0" @#2(14'-0" @#1) 9'-10" @#2 (11'-5" @#1) 12'-6" @#2(14'-6" @#1) 15'-3" @#2(17'-9" @#1) 10 10 (slope over 3/12 no finished clg @ L/180) (GWB ceiling @ 10 psf dead load L/240) (GWB ceiling @ 10 psfdead load L/240) 10 10 10 15'-7" 19'-8" 13'-6" 17'-1" 12'-3" 15'-7" 12'-11" 16'-4" 11'-2" 14'-2" 9'-2" 11'-7" 10'-6" 13'-4" 9'-2" 11'-7" 7'-5" 9'-5" 2x10 2x10 16'-2" @#2(18'-0" @#1) 18'-1" @#2(19'-10" @#1) 14'-0" @#2(16'-1" @#1) 15'-8" @#2(18'-0" @#1) 11'-5" @#2(13'-3" @#1) 12'-10" @#2(14'-8" @#1) 2x12 2015 IRC and the 2018 NCRC General Notes Structural Notes Energy Notes These plans are designed for roof loads of 20 psf live load and 10 psi deadload. The chart to the left can be used to adjust for different requirements.All beams are labeled "LVL" and should be sized locally. Roof loads can varyand have a big impact on the beams carrying accumulated loads. MostLumber suppliers can have this engineered for their product. • Square footages are for heated floor areas. This does not include fireplace projection or vaulted space. Stairs are counted on the main floor only. • Dimensions are from the face of the stud wall. Contractor to verify all dimensions and please contact us if an error is present.. • All footings shall be on firm undisturbed soil of no less than 2000 psf andbe below frost depth. The exact size and reinforcement of concretefootings must be determined by local soil conditions. • HVAC design to be sized according to the local climate conditions including compass direction. • Caulk all exterior toe plates with latex caulk. • Caulk all wire and pipe holes where they penetrate all upper and lower exterior plates. • Use blown-in wall insulation if at all possible. If batt insulation is used pack behind all electrical boxes. • Seal all joints in HVAC ducts, with leakage no more than 3%. Three inch fibermesh tape should be used on all collar to plenum connections and all gaps that are 1/4" or wider. Insulate ducts with R-6.5 or greater. • Foam insulate between all exterior window and door edges and rough opening frame. Use non-expanding foam. • Provide back draft damper on kitchen hood vent, dryer vent, and bathroom vents. • Insulate all hot water pipes. • Install wrap kit on water heater. Thank you for your purchase of these house plans. These plans are designed to conform to the 2018 IRC, 2021 IRC and the2018 NCRC including local state amendments. National and local buildingcodes vary with location and change from time to time. Therefore it isimpossible to warrant compliance to your specific location. It is theresponsibility of the purchaser and/or the builder to adapt these plans to the requirements of the individual locale. Wall bracing notes Continuious 7/16" osb sheathing - typical.Wall bracing shall be in accordance to IRC/NCRC Section 602.10.3. The required length of bracing for each side of a rectangle circumscribed around the plan or a portion of the plan at each story level shall be determined using TableR602.10.3 and Figure R602.10.3(1). The cumulative contributing length of braced wall panels assigned to a rectangle side shall be greater than or equal to the required length of bracing specified in Table R602.10.3. The followingadditional requirements shall apply. Limitations - The continuous sheathing requirements of Section R602.10.3 shall be limited to bracing method CS-WSP in accordance with Table R602.10.1 with the following conditions of use: 1. Basic design wind speed shall not exceed 115 mph. 2. Wall height at each story level shall not exceed 12 feet. 3. Eave to ridge height shall not exceed 20 feet. 4. Exterior walls shall be sheathed on all sheathable surfaces including infill areas between bracedwall panels, above and below wall openings, and on gable end walls. 5. Except when used for bracing method GB, the interior side of exterior walls and both sides of interior walls shall be sheathed continuously with minimum 1⁄2-inch-thick gypsum wall board interior finishfastened in accordance with Table R702.3.5, or approved interior finish of equivalent or greater shear resistance Unless required for fire separation by Section R302.6, gypsum board shall be permitted to beomitted where the required length of bracing, as determined in Table R602.10.3, is multiplied by 1.40. 6. Floors shall not cantilever more than 24 inches (607 mm) beyond the foundation or bearing wall below. Requirements - The required length of bracing for each side of a rectangle circumscribed around the plan or a portion of the plan at each story level shall be determined using Table R602.10.3 and Figure R602.10.3(1). The cumulative contributing length of braced wall panels assigned to a rectangle side shall begreater than or equal to the required length of bracing specified in Table R602.10.3. The following additional requirements shall apply. 1. Braced wall panels on exterior or interior walls shall be assigned to the nearest rectangle side as shown in Figure R602.10.3(2) for each story level floor plan. 2. Braced wall panels shall be distributed and installed in accordance with Figure R602.10.3(3). 3. A minimum of one-half the required bracing amount for each rectangle side should be locatedon exterior walls within 8 feet of the location of the rectangle side. 4. Interior braced wall panels using Method GB shall be assigned to the closest parallel rectangle side and shall contribute 0.5 times their actual length. The narrowest width of braced wall panels allowedfor GB is 48”, and the 0.5 accounts for GB being half the strength of other methods except LIB. 5. The bracing amount provided on an upper story building side shall be deemed-to-comply where itequals or exceeds the amount of bracing required for the story immediately below. 6. Where the bracing amount provided on an upper story equals or exceeds the amount of bracingrequired for the story below, an analysis of bracing shall not be required for the upper story. 7. CS-WSP Continuous sheathed WSP method to have - Minimum braced material thickness or size 7/16".Minimum brac panel length or brace angle 24" adjacent to window not more than 67% of wall height; 30" adjacent to door or window greater than 67% and less than 85% of wall height. 48" for taller openings. Fasteners 6d common nailor 8d (2 1/2" long x 0.113" diameter) nails. See table R602.3(3). Space 6" edges and 12" field. Wall Header Notes Headers 3' or less to be 2-2x6 with 1 jack each side Headers 4' - 6' to be 2-2x8 with 2 jacks on each side Beams 4' to 6' to be 2-2x12 with 2 jacks on each side or 3" min bearing and footing under point loads. © Rick Thompson -2023 abbreviations cj ceiling joist clg.ceiling CMU concrete masonry unit C.O cased opening conc.concrete CT.ceramic tile dbl.double dj double joist ew.each way fj floor joist ftg.footing HVAC heating/ventilating/air conditioning jst.joist LVL.laminated veneer lumber -ie.Parallam mech.mechanical mil .001 inch min.minimum N.T.S.not to scale oc on center pc pull cord pt.pressure treated psf pounds per square foot R/A return air reqd.required reinf.reinforcing Rm.room ro.rough opening sf square feet syp southern yellow pine Shw.shower T&G tongue and groove W.H.water heater WWM welded wire mesh vif verify in field yp yellow pine The Small Print - These house plans are not licensed to anyone other than the party listed on each sheet. They are not transferable to any builder, or subcontractorwho is hired to build the house, nor their friends nor their family. If any modifications are made to these plans with a PDF editor, they must include the persons' name whois changing these plans, and the date of the changes. If the type font anywhere on thesedrawings is different than "this", it has been altered. PDF’s are now the industry standard.I appreciate the plan reviewers who have given me feedback on this issue. I try toprovide very good house plans and they are very reasonably and fairly priced. I am happy to sell them, and appreciate those who do not steal them, but rather purchasethem legally. Thank you, Rick Thompson Asheville, NC 828-734-2553 info@thompsonplans.com Plan 1002A 3/30/23 original print date This plan is licensed to B Mathusek Page 34 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 20'-0" 8'-7"5'-6 1/2"5'-10 1/2" 10'-8 1/2" dbl jst 2-2x10 pt 6x6 pt post 24"x24"x10" conc. ftg w/ 3-#4's each way 6x6 pt post 24"x24"x10" conc. ftg w/ 3-#4's each way 2x PT ledger through bolted to band joist w/ 5/8" bolts 24" o.c. staggered to prevent splitting 2x PT ledger through bolted to band joist w/ 5/8" bolts 24" o.c. staggered to prevent splitting 3-2x10 PT Basement Plan F3 F6 scale 1/4"=1'-0" 2x10 fl jst #2 syp F7 16" o.c. 2x 1 0 f l j s t # 2 s y p 16 " o . c . 2x10 fl jst #2 syp 16" o.c. wh 5/4 PT decking 2x 1 0 P T j s t . @ 1 6 " o c 5/4 PT decking 2x 6 P T j s t . @ 1 6 " o c Right Right 20'-0" 10'-5"9'-7" 36 ' - 6 " 3 4 ' - 5 " 6'- 0 " 11 ' - 7 1 / 2 " 5 1 / 2 " 10 ' - 1 / 2 " 5" 7' - 1 1 1 / 2 " 6'- 0 " 15 ' - 1 1 " 5" 11 ' - 8 " 28 ' - 0 " 2'- 6 " 7'- 6 " 10'-4"5 1/2"9'-2 1/2" 2'- 1 0 " 6'- 8 " 6'-8" 2'-10" B1 B1 General notes Load bearing wall shown. 2x6 construction if supporting more than 1 floor. Center girder may be used with 3" pipe columns or 6x6 pt post on 24"x24" x 12" footing with 3#4 bars each way Column spacing determined by roof loads transfered to girder. This will vary according to local snow loads. Separate double joist under plumbing walls 3 1/2" 10" 4" 4" 3" 10 " 2'-0" gravel 6 mil film 4" washed gravel vertical rebar placed @ tension side of wall - #4 bars 24" o.c. waterproffing slope top of footing with mortar horizonal rebar - #4 bars @24" o.c. 4" drain pipe 2 #5 rebar - if required by local codes Foundation - poured wallF7scale 1"=1'-0" caulking or bond break material 4" conc slab 6x6 10/10 w.w.m. or fiber (FRC) concrete footing - size may vary as per local soil conditions and code requirements - 3000 psi Soil to have min 2000 bearing capacity vertical rebar placed @ tension side of wall - #4 bars 24" o.c. horizonal rebar - #4 bars @ 24" o.c. W3 scale 1"=1'-0"scale 1"=1'-0" Wall detail - 10" poured 1/2" sheathing - wood for wall bracing and shear 3/4" sub-flooring glued and nailed siding 2x10 floor joist or floor trusses by others styrofoam sill sealer floor insulation see zone chart caulking or sealant for air movement control 2x4 studs at 16" o.c. alternate 2x6 studs gypsum wall board wall insulation see zone chart 1/2" anchor bolts @ 6' O.C. max 7" min embed into solid grout 12" max from ends/corners/breaks 2x6 pt plate 2x 10 rim joist align top of decking with top of sub-floor drop joist 1/4" 5/4"x 6" PT decking flashing tucked 4" min under siding w/10 degree slope over ledger pressure treated joist see plans for size 2x PT ledger joist hangers siding to be 2" min. above surface of deck notch over flashing for water flow scale 1"=1'-0"W5 see wall detail for additional notes18 " m i n - 2 4 " p r e f e r e d scale 1"=1'-0" Wall detail Fl1 5/8" thru bolts w/ washer -20"' O.C. staggered and 12" min from ends caulking or sealant for air movement control 2x4 studs at 16" o.c. alternate 2x6 studs gypsum wall board wall insulation see zone chart 44" max sill height Window with 24" min opening height and 20" opening width "Garden Step" landscape well by Monarch or equal Vinyl or aluminum sash Alternate egress window 1'-6" 8" 4" approved fastener IRC - R403.1.6 4" washed gravel 2x6 stud wall if supporting 2 floor loads - 2x4 if supporting 1 floor load 2x pt sill plate 6 mil film 2 #5 rebar - if required by local codes (recommended always) scale 1"=1'-0"F3 Grade beam 4" conc slab 6x6 10/10 w.w.m. or fiber (FRC) in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 2This plan is licensed to B Mathusek Page 35 Door List Width 1'-6" 2'-0" 2'-4" 2'-6" 3'-0" 5'-4" Height 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" Name RD02 Swing RD02 Swing RD02 Swing RD02 Swing RD01 Door ST RD02 Swing Type Interior Interior Interior Interior Exterior Exterior Quantity 1 2 4 6 1 1 15 Window List W x H Size 1'-6"×2'-6" 2'-0"×4'-6" 2'-4"×3'-10" 2'-4"×4'-6" 2'-8"×3'-10" 6'-0"×4'-6" 6'-0"×5'-2" Units Attic Vent Single Single Single Single Twin Twin Window Type Vent Window 26 RW1-4 Doublehung RW1-4 Doublehung RW1-4 Doublehung RW1-4 Doublehung RW1-4 Doublehung RW1-4 Doublehung Quantity 2 1 1 1 1 3 1 10 3'-0"vif 2'-4"2'-6"2'-4" 4'- 6 " 3'- 0 " Scale 3/8" = 1'-0" Kitchen02 2'-0"3'-0"2'-0" 3'- 0 " 3'- 6 " Scale 3/8" = 1'-0" Kitchen01 F 5'- 2 " 6'- 0 " 6'- 8 " 3'- 0 " 6'- 8 " 2'- 6 " 6'-8" 2'-4"2'-4" 4'-6" 2'- 0 " 4'- 6 " 5'- 4 " 6'- 8 " 6'-8" 2'-0" 6'- 8 " 2'- 6 " DW 6'- 0 " 30 ' - 6 " 8'-7"5'-6 1/2"5'-10 1/2" 20'-0" 6'- 0 " 28 ' - 0 " 3'-4 1/2" 10" 2'-1/2"3 1/2"3'-10 1/2"6"6'-3 1/2"2'-9 1/2" 5' - 9 " 2'- 6 " 22 ' - 3 " 3 1 / 2 " 7' - 1 1 1 / 2 " 16 ' - 1 / 2 " 11 ' - 8 " 2'- 1 1 " 10'-5"9'-7" 2'-8 1/2"11'-5 1/2"5'-10 1/2" 5'-4 1/2" 20'-0" 36 ' - 6 " 3'-4 1/2"3 1/2"5'-11" 01 02 Right Right edge of 10" basement wall winder tread above alternate location in basement - make this storage/pantry alternate location in basement - make this storage/pantry chase above 6'-8" dropped head for curtin rod LVL if not using roof trusses chase as needed encroach into dinning if needed possible furred clg for HVAC 42" high LVL's 8x8 columns 5/4x6 pt decking36" high rail 4" space between 2x2 pickets scale 1/4"=1'-0" Floor 1 plan Floor 1 plan 583sq.ft. Floor 2 plan 527 sq.ft. total 1110 sq.ft. dry wash pow living rm clos 2x 1 0 f l j s t # 2 s y p 16 " o . c . 2x 6 c l g j s t 16 " o . c . 2x10 fl jst #2 syp 16" o.c. dining rfg kit living rm alternate deck B1 B1 LVL's - bottom flush w/ bottom of fljst LVL's - dropped counter at 42" high 3-2x6 3-2x10 6'- 8 " 2'- 6 " 6'- 8 " 2'- 6 " 3' - 1 0 " 2' - 4 " 4' - 6 " 6' - 0 " 6'- 0 " 4'- 6 " 6'- 0 " 4'- 6 " 3'-10" 2'-8" 2'- 4 " 6'- 8 " 2'- 0 " 6'- 8 " 2'- 6 " 6'- 8 " 6'- 8 " 2'- 6 " 6'- 8 " 2'- 6 " 2'-4" 6'-8" 6' - 8 " 2' - 4 " 6'- 8 " 1'- 6 " Right Right 20'-0" 4'-6" 3'-4 1/2"6"1'-8" 6" 28 ' - 0 " 20'-0" 28 ' - 0 " 2'- 0 " 9'-10 1/2"3 1/2"9'-10 1/2" 3'-0"3'-1 1/2"2'-3 1/2"11'-1/2" 11 ' - 8 1 / 2 " 3 1 / 2 " 3'- 1 " 2'- 1 " 3 1 / 2 " 10 ' - 3 " 6'-7 1/2"3'-2 1/2"3'-3"6'-7" 5'- 7 1 / 2 " 3 1 / 2 " 6' - 1 " 3'- 1 " 2'- 1 " 10 ' - 3 " 2'- 0 " chase as reqd brace rafters this wall brace rafters this wall scale 1/4"=1'-0" Floor 2 plan down clos Main br Br #3 Br #2 bath clos lin attic access clos clg jst/trusses see chart clg jst/trusses see chart B1 B1 in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 3This plan is licensed to B Mathusek Page 36 -10" -1 Foundation -10" -1 Foundation ±0" 1 Floor 1 ±0" 1 Floor 1 +8'-11" 2 Floor 2 +8'-11" 2 Floor 2 +17' 3 Ceiling +17' 3 Ceiling 4/12 pitch adjust pitch as required for window sill 5/4" casing 8x8 wood column 1x8 w/ 3" moulding PT lattice rake mold Front Elevation scale 1/4" =1'-0" E4 -10" -1 Foundation -10" -1 Foundation ±0" 1 Floor 1 ±0" 1 Floor 1 +8'-11" 2 Floor 2 +8'-11" 2 Floor 2 +17' 3 Ceiling +17' 3 Ceiling lattice panels stucco siding scale 1/4" =1'-0" Right Side Elevation 1'-6" 1x6 trim lag screw column to beam 3-2x6 column core beyond - column not shown - see elevation roof tie downs where wind pressures exceed 20 mph- IRC-802.11 metal drip edge 1x10 trim 3" crown 3/8" plywood 1/2" structural sheathing 2 layers 15 lb. felt roofing material gutter 1x8 continous soffit vent 2x6 ceiling joist soffit 2x4 plate blocking 3" crown blocking or triple beam scale 1"=1'-0"PE1 12 4 12 Typical Porch Boxed Eave scale 1"=1'-0" in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 4This plan is licensed to B Mathusek Page 37 -10" -1 Foundation -10" -1 Foundation ±0" 1 Floor 1 ±0" 1 Floor 1 +8'-11" 2 Floor 2 +8'-11" 2 Floor 2 +17' 3 Ceiling +17' 3 Ceiling Rear Elevation scale 1/4" =1'-0" -10" -1 Foundation -10" -1 Foundation ±0" 1 Floor 1 ±0" 1 Floor 1 +8'-11" 2 Floor 2 +8'-11" 2 Floor 2 +17' 3 Ceiling +17' 3 Ceiling stucco block PT lattice 5/4x6 corner board Left Side Elevation scale 1/4" =1'-0" in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 5This plan is licensed to B Mathusek Page 38 -10" -1 Foundation -10" -1 Foundation ±0" 1 Floor 1 ±0" 1 Floor 1 +8'-11" 2 Floor 2 +8'-11" 2 Floor 2 +17' 3 Ceiling +17' 3 Ceiling 25 ' - 5 " 2x4 platform 2x6 rafters or as per chart on cover sheet 9/12 roof pitch maintain 6'-8" headroom 2-2x8 R-see chart R-see chart R-see chart 15 risers at 7 3/8" 10" treads verify in field 14 7 5/8" risers 10" treads lower stair section 2x10 floor joist/3/4" sub-floor truss layout by supplier Scale 1/4" = 1'-0" Building Section B1 cut from 2x12 7 5/8" risers cut from 2x12 2x4 platform 7 1 / 2 " 7 1 / 2 " 2'-0" 1'- 0 " 6" 3' - 0 " 5/4x6 pt decking pt joist rail to resist 200 lbs from any direction 2x2 pt pickets - 4" o.c. 2x6 pt cap - tapper edges 1x4 pt - nail from top into pickets 2x4 pt - fasten to masonary w/ galvanized metal clips and masonary anchors 8x8 wood column 3-2x6 pt core tie 2x6 core to framing with metal post connector 3/4" x 3" x 3" "L" bracket screw to masonary column w/masonary anchors pt ledger or joist hangers lattice 1 x 10 alt skirt board 2x12 pt treads - paint finish round leading egde with 1/2" bit 1x8 pt - paint finish 2-2x10 PT 1 x 8 base w/ base cap 3-2x6 PT column - wrap w/1x stock 1x8 pt - paint finish 2x12 pt stringers - 2' oc max 2x12 pt treads - paint finish round leading egde with 1/2" bit metal connector- set into concrete footing w/ "J" bolt min. embed 7" concrete footing - size may vary as per local soil conditions and code requirements 4" x 12" concrete base 2x6 PT notch 6x6 for 2x10's rail at between 34" and 38" maximum triangular opening to not allow 6" sphere passage 5/8" thru bolts 2x10 PT @ stringer Simpson LSCZ or equal 5/8" carriage bolts 2x12 pt stringers - 2' oc max Porch Detail scale 1"=1'-0" Strap tie column core to floor framing to prevent wind up lift. rail and steps to comply with R 311.7 and R312 rail openings to not allow a 4" diameter ball to pass thru rail at steps to be 2'-10" high F6 4x4 pt posts at step bottom into 9" dia min. concrete hole 2 #4 rebar each way - if required by local codes (recommended always) 1'-6" 1x8 and 3" crown continuous soffit vent 1x8 gutter 3/16" A/C exterior plywood or 1x6 "v" groove paneling roofing material ceiling insulation see zone chart ceiling joist - see floor plan for size and spacing metal drip edge rafter ties @ 48" oc as per IRC- R 802.3.1 - 2x6, metal strap or other approved method 2x4 plate nailed to rim & joist roof tie downs where wind uplift pressures exceed 20 lb/sq IRC-802.11 1/2" structural sheathing 15 lb. felt 1/2" plywood or OSB siding gypsum wall board wall insulation see zone chart 2x4 studs at 16" o.c. alternate 2x6 studs 2-2x4 top plate caulking or sealant for air movement control 1" air space/baffle min scale 1"=1'-0" - rafters on joist Alternate roof trusses to be raised chord trusses 12 9 see chart on cover sheet for max unbraced rafter spans E1 Typical Boxed Eave 1'-0" 2x4 look out beyond 3/16" A/C exterior plywood or 1x6 "v" groove paneling 2x4 nailer 1x8 and 3" crown common rafter see chart 1/2" plywood or OSB siding 2x4 studs at 16" o.c. alternate 2x6 studs roofing material 1/2" structural sheathing 15 lb. felt metal drip edge 1x8 rake mold Typical RakeE4 - boxed soffit scale 1"=1'-0" 3 4 except Marine 5& Marine 6 7 8 .32(.35) NR 13 131 2 Ch e c k a p p r o p r i a t e c l i m a t e z o n e a s de t e r m i n e d b y l o c a l b u i l d i n g d e p t . 0 13 .35 0 Cl i m a t e Z o n e .32 .32 .32 38 030 19 038 (or 30ci) 19 10/13(10/15)20 or13+5h 30g Gl a z i n g U - f a c t o r Ce i l i n g s R - v a l u e Wo o d f r a m e w a l l R- v a l u e Fl o o r s R - v a l u e Ba s e m e n t c w a l l s R- v a l u e Minimum Insulation Chart Table N1102.1 - IRC 2015 & (2018 NCRC - in parentheses) Insulation and fenestration requirements by components a 49 30g 15/19 10, 2' 49 15/19 49 15/19 Cr a w l s p a c e c w a l l R- v a l u e 0 5/13 0 R v a l u e a n d d e p t h Sla b d pe r i m e t e r 10, 2'(10, 2') 10, 4' 10, 4' 10/13 (10/15) 0 5/13f 38g 38g 13 Gl a z e s f e n e s t r a t i o n SH G C b,e .25 .40 NR NR NR NR a - R-values are minimums. U-factors and SHGC are maximums. When insulation is installed in a cavity which is less than the label or design thickness of the insulation, the installed R-value of the insulation shall not be less than the R-value specified in the table. b - The fenestration U-factor column excludes skylights. The SGHC column applies to all glazed fenestration. d - R-5 shall be added to the required slab edge R-values for heated slabs. Insulation depth shall be the depth of the footing or 2 feet, whichever is less in Zones 1 through 3 for heated slabs. For monolithic slabs, insulation shall be applied from the inspection gap downward to the bottom of the footing or a maximum of 24 inches below grade whichever is less. For floating slabs, insulation shall extend to the bottom of the foundation wall or 24 inches, whichever is less. e - There are no solar heat gain coefficient (SGHC) requirements in the Marine Zone. g - Or insulation sufficient to fill the framing cavity, R-19 .40 .35 20 or 13+5h h - “13+5” means R-13 cavity insulation plus R-5 insulated sheathing. If structural sheathing covers 25 % or less of the exterior, insulating sheathing is not required where structural sheathing is used. If structural sheathing covers more than 25 percent of exterior, structural sheathing shall be supplemented with insulated sheathing of at least R-2. f - Basement wall insulation is not required in warm-humid locations as defined by Figure 301.1 and Table 301.1. c - “15/19” means R-15 continuous insulated sheathing on the interior or exterior of the home or R-19 cavity insulation at the interior of the basement wall. “15/19” shall be permitted to be met with R-13 cavity insulation on the interior of the basement wall plus R-5 continuous insulated sheathing on the interior or exterior of the home. “10/13” means R-10 continuous insulated sheathing on the interior or exterior of the home or R-13 cavity insulation at the interior of the basement wall. (“10/15” means R-10 continuous insulated sheathing on the interior or exterior of the home or R-15 cavity insulation at the interior of the basement wall or crawl space wall.) .25 .25 20 or 13+5h 20 or13+5h 20 or13+5h 20 or 13+5h 15/19 15/19 49 (38or 30ci) i - The second R-value applies when more than half the insulation is on the interior of the mass wall. 49 (38 or 30ci) (15 or 13+2.5h)(15 or 13+2.5h) (19n or13+5h) 10/13 (10/15) 10, 2' (10, 2') 10/13(10/15) 15/19(10/19) in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 6This plan is licensed to B Mathusek Page 39 SD SD SDSD Electrical - Floor 2 Plan scale 3/16" = 1'-0" F 220 SD 22 0 DW Electrical - Floor 1 Plan scale 3/16" = 1'-0" Right Right 1'- 0 " 1'- 0 " 1'- 0 " 1'-6" 1'- 6 " 3'-0"1'- 0 " 1'- 6 " Roof ventRoof vent Roof plan 4/12 pitch scale 3/16"=1'-0" 9/12 pitch 9/12 pitch rafters/trusses see chart rafters/trusses see chart 4/12 pitch4/12 pitch 9/12 pitch 9/12 pitch rafters/trusses see chart rafters/trusses see chartB1 B1 in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 7This plan is licensed to B Mathusek Page 40 Evaluation Criteria Rating 1 - 5 ( 5 being the highest )Comments Housing Concept The extent to which the proposal achieves the goals outlined in the City of Oshkosh's Housing Needs Assessment of providing a diverse range of housing homeownership opportunities and complementing the housing fabric in existing neighborhoods. 4 Smaller scale option. Developer indicated potential ADU as well. New housing incorporates several inclusive and equitable aspects, including low-income housing, sustainability practices, universal design, and affordable homeownership. 4 Workforce housing potential with smaller footprint and ADU potential Zoning and Architectural Design Standards Does the design of the single-family home, duplex, or triplex meet the City's Zoning Code for setbacks, impervious surface requirements, and accessory structures requirements? 4 Based on the site plan provided the layout appear to meet code Does the design of the single-family home, duplex, or triplex meet the City's Architectural Design Standards?5 Exceed minimum architectural standards and is compatible with the neighborhood Is the proposed design compatible with other homes in the neighborhood?5 See above Quality of development and overall aesthetics (architectural) beyond that which is minimally required by the Zoning Ordinance. 5 Exceed minimum architectural standards Other Submittal Requirements Does the single-family home, duplex, or triplex include floor plans, elevations, and a site plan? 4 Has the developer provided documentation to demonstrate that they can fund the project?1 Developer indicates cash but no documentation provided Is the proposed development schedule Ɵmely? (Completed in less than 1 year)5 6-9 months Total 37 Lot Name / Address/ID: __0507280000___________ Scoring Matrix - RDA Infill Lot Sale (Attachment A) Page 41 REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN JUNE 28, 2023 23-07 RESOLUTION (CARRIED________LOST________LAID OVER________WITHDRAWN________) PURPOSE: APPROVE OFFER TO PURCHASE PARCEL NUMBER 0500730000 (FORMERLY 413 SCOTT AVENUE); GALLERY HOMES ($9,800.00) BE IT RESOLVED by the Redevelopment Authority of the City of Oshkosh that the offer to purchase in the amount of $9,800.00 submitted by Gallery Homes, for the property located at parcel number 0500730000 (formerly 413 Scott Avenue), is hereby accepted and the proper officials are hereby authorized and directed to execute any and all documents necessary for purposes of same. BE IT FURTHER RESOLVED that the terms of said option to purchase agreement shall include, but not be limited to: 1) Review and approval of the final development plans by the Department of Community Development. Page 42 City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us TO: Redevelopment Authority FROM: Kay Qualley Assistant Community Development Director DATE: June 28, 2023 RE: 23-07 Approve Offer to Purchase Vacant Property Located at parcel number 0500730000 (formerly 413 Scott Avenue); Gallery Homes BACKGROUND The Redevelopment Authority acquired 413 Scott Street, using Community Development Block Grant (CDBG) funds. Gallery Homes Real Estate and Rentals LLC as developers, are requesting acceptance of a cash offer to purchase the property in the amount of $9,800. The company plans on developing the lot for a new single-family home and a stand-alone accessory dwelling unit (ADU) in the rear. ANALYSIS Gallery Homes Real Estate and Rentals’ proposal was reviewed by a 4-person Community Development and Planning staff team utilizing a uniform scoring grid for all submittals. Any development proposal would need to be approved by the City, and be consistent with the design standards of the City of Oshkosh and the City’s Zoning Ordinance, which was part of the scoring. This proposal scored a 37 out of a potential 45 points (evaluation attached). The design provided was compatible with the neighborhood. RECOMMENDATION The Redevelopment Authority approves the option to purchase 413 Scott from Gallery Homes Real Estate and Rentals LLC for $9,800, with a condition for review and approval of the final development plans by the Department of Community Development. Respectfully Submitted, Kay M. Qualley Assistant Community Development Director Page 43 Page 44 Page 45 Page 46 Page 47 Page 48 Index to Drawings Sheet 01 Cover Sheet 02 Basement Foundation Sheet 03 Floor Plans Sheet 04 Elevations Sheet 05 Elevations Sheet 06 Details Sheet 07 Electrical Drawing Index Basement Foundation Plan _Basement window _Fdn10pour _Fl1pour10-4 _basement notes _grade beam 2x6 _ledgerpour10-4 Door List RT Floor 1 Plan Floor 2 Plan Kitchen Kitchen Window List RT Front Elevation Right Side Elevation _porch4EaveUp18 Left Side Elevation Rear Elevation Building Section _eaveSid9box18-4 _insulation chart _porch8"col _rakeAttic12boxed Electrical 1 Floor Plan Electrical 2 Floor Plan Roof Plan w w w .t h o m p s o n p l a n s . c o m 40 psf live load 10 psf dead load 2x12 12"o.c.16"o.c.24"o.c.floor joist 30 psf live load 10 psf dead load(sleeping rooms @ L/360) (all rooms except sleeping) 2x12 ceiling joist 2x6 2x8 rafters 20 psf live load 10 psf dead load 30 psf live load psf dead load 50 psf live load psf dead load 2x6 2x8 2x6 2x8 2x6 2x8(slope over 3/12 no finished clg @ L/240) #2 southern yellow pine (#1syp) #2 S-P-F (spruce-pine-fir) 40 psf live load10psf dead load 2x10 20'-7" 17'-3" 17'-10'' 15'-5" 14'-7" 12'-7" 12"o.c.16"o.c.24"o.c.floor joist 30 psf live load 10 psf dead load (sleeping rooms @ L/360) (all rooms except sleeping) 2x12 2x10 23'-0" 19'-0" 19'-11" 17'-2" 16'-3" 14'-1" ceiling joist 2x6 2x8 2x10 14'-9"18'-9" 22'-11" 12'-10" 16'-3" 19'-10" 10'-6" 13'-3" 16'-3" rafters 20 psf live load psf dead load 30 psf live load psf dead load 50 psf live load psf dead load 2x6 2x8 2x6 2x8 2x6 2x8 16'-3" 21'-0" 14'-4" 18'-2" 11'-9" 14'-10" 13'-9" 17'-5" 11'-11" 15'-1" 19'-9" 12'-4" 11'-3" 14'-3" 9'-9" 12'-4"7'-11" 10-'1" 19'-1" @#2(21'-11" @#1) 21'-4" @#2 (24'-2" @#1) 16'-6" @#2(19'-1" @#1) 18'-6" @#2(21'-4" @#1) 13'-6" @#2(15'-7" @#1) 15'-1" @#2(17'-5" @#1) 13'-11" @#2 (15'-6" @#1) 17'-7" @#2(20'-5" @#1) 12'-0" @#2(14'-0" @#1) 9'-10" @#2 (11'-5" @#1) 12'-6" @#2(14'-6" @#1) 15'-3" @#2(17'-9" @#1) 10 10 (slope over 3/12 no finished clg @ L/180) (GWB ceiling @ 10 psf dead load L/240) (GWB ceiling @ 10 psfdead load L/240) 10 10 10 15'-7" 19'-8" 13'-6" 17'-1" 12'-3" 15'-7" 12'-11" 16'-4" 11'-2" 14'-2" 9'-2" 11'-7" 10'-6" 13'-4" 9'-2" 11'-7" 7'-5" 9'-5" 2x10 2x10 16'-2" @#2(18'-0" @#1) 18'-1" @#2(19'-10" @#1) 14'-0" @#2(16'-1" @#1) 15'-8" @#2(18'-0" @#1) 11'-5" @#2(13'-3" @#1) 12'-10" @#2(14'-8" @#1) 2x12 2015 IRC and the 2018 NCRC General Notes Structural Notes Energy Notes These plans are designed for roof loads of 20 psf live load and 10 psi deadload. The chart to the left can be used to adjust for different requirements.All beams are labeled "LVL" and should be sized locally. Roof loads can varyand have a big impact on the beams carrying accumulated loads. MostLumber suppliers can have this engineered for their product. • Square footages are for heated floor areas. This does not include fireplace projection or vaulted space. Stairs are counted on the main floor only. • Dimensions are from the face of the stud wall. Contractor to verify all dimensions and please contact us if an error is present.. • All footings shall be on firm undisturbed soil of no less than 2000 psf andbe below frost depth. The exact size and reinforcement of concretefootings must be determined by local soil conditions. • HVAC design to be sized according to the local climate conditions including compass direction. • Caulk all exterior toe plates with latex caulk. • Caulk all wire and pipe holes where they penetrate all upper and lower exterior plates. • Use blown-in wall insulation if at all possible. If batt insulation is used pack behind all electrical boxes. • Seal all joints in HVAC ducts, with leakage no more than 3%. Three inch fibermesh tape should be used on all collar to plenum connections and all gaps that are 1/4" or wider. Insulate ducts with R-6.5 or greater. • Foam insulate between all exterior window and door edges and rough opening frame. Use non-expanding foam. • Provide back draft damper on kitchen hood vent, dryer vent, and bathroom vents. • Insulate all hot water pipes. • Install wrap kit on water heater. Thank you for your purchase of these house plans. These plans are designed to conform to the 2018 IRC, 2021 IRC and the2018 NCRC including local state amendments. National and local buildingcodes vary with location and change from time to time. Therefore it isimpossible to warrant compliance to your specific location. It is theresponsibility of the purchaser and/or the builder to adapt these plans to the requirements of the individual locale. Wall bracing notes Continuious 7/16" osb sheathing - typical.Wall bracing shall be in accordance to IRC/NCRC Section 602.10.3. The required length of bracing for each side of a rectangle circumscribed around the plan or a portion of the plan at each story level shall be determined using TableR602.10.3 and Figure R602.10.3(1). The cumulative contributing length of braced wall panels assigned to a rectangle side shall be greater than or equal to the required length of bracing specified in Table R602.10.3. The followingadditional requirements shall apply. Limitations - The continuous sheathing requirements of Section R602.10.3 shall be limited to bracing method CS-WSP in accordance with Table R602.10.1 with the following conditions of use: 1. Basic design wind speed shall not exceed 115 mph. 2. Wall height at each story level shall not exceed 12 feet. 3. Eave to ridge height shall not exceed 20 feet. 4. Exterior walls shall be sheathed on all sheathable surfaces including infill areas between bracedwall panels, above and below wall openings, and on gable end walls. 5. Except when used for bracing method GB, the interior side of exterior walls and both sides of interior walls shall be sheathed continuously with minimum 1⁄2-inch-thick gypsum wall board interior finishfastened in accordance with Table R702.3.5, or approved interior finish of equivalent or greater shear resistance Unless required for fire separation by Section R302.6, gypsum board shall be permitted to beomitted where the required length of bracing, as determined in Table R602.10.3, is multiplied by 1.40. 6. Floors shall not cantilever more than 24 inches (607 mm) beyond the foundation or bearing wall below. Requirements - The required length of bracing for each side of a rectangle circumscribed around the plan or a portion of the plan at each story level shall be determined using Table R602.10.3 and Figure R602.10.3(1). The cumulative contributing length of braced wall panels assigned to a rectangle side shall begreater than or equal to the required length of bracing specified in Table R602.10.3. The following additional requirements shall apply. 1. Braced wall panels on exterior or interior walls shall be assigned to the nearest rectangle side as shown in Figure R602.10.3(2) for each story level floor plan. 2. Braced wall panels shall be distributed and installed in accordance with Figure R602.10.3(3). 3. A minimum of one-half the required bracing amount for each rectangle side should be locatedon exterior walls within 8 feet of the location of the rectangle side. 4. Interior braced wall panels using Method GB shall be assigned to the closest parallel rectangle side and shall contribute 0.5 times their actual length. The narrowest width of braced wall panels allowedfor GB is 48”, and the 0.5 accounts for GB being half the strength of other methods except LIB. 5. The bracing amount provided on an upper story building side shall be deemed-to-comply where itequals or exceeds the amount of bracing required for the story immediately below. 6. Where the bracing amount provided on an upper story equals or exceeds the amount of bracingrequired for the story below, an analysis of bracing shall not be required for the upper story. 7. CS-WSP Continuous sheathed WSP method to have - Minimum braced material thickness or size 7/16".Minimum brac panel length or brace angle 24" adjacent to window not more than 67% of wall height; 30" adjacent to door or window greater than 67% and less than 85% of wall height. 48" for taller openings. Fasteners 6d common nailor 8d (2 1/2" long x 0.113" diameter) nails. See table R602.3(3). Space 6" edges and 12" field. Wall Header Notes Headers 3' or less to be 2-2x6 with 1 jack each side Headers 4' - 6' to be 2-2x8 with 2 jacks on each side Beams 4' to 6' to be 2-2x12 with 2 jacks on each side or 3" min bearing and footing under point loads. © Rick Thompson -2023 abbreviations cj ceiling joist clg.ceiling CMU concrete masonry unit C.O cased opening conc.concrete CT.ceramic tile dbl.double dj double joist ew.each way fj floor joist ftg.footing HVAC heating/ventilating/air conditioning jst.joist LVL.laminated veneer lumber -ie.Parallam mech.mechanical mil .001 inch min.minimum N.T.S.not to scale oc on center pc pull cord pt.pressure treated psf pounds per square foot R/A return air reqd.required reinf.reinforcing Rm.room ro.rough opening sf square feet syp southern yellow pine Shw.shower T&G tongue and groove W.H.water heater WWM welded wire mesh vif verify in field yp yellow pine The Small Print - These house plans are not licensed to anyone other than the party listed on each sheet. They are not transferable to any builder, or subcontractorwho is hired to build the house, nor their friends nor their family. If any modifications are made to these plans with a PDF editor, they must include the persons' name whois changing these plans, and the date of the changes. If the type font anywhere on thesedrawings is different than "this", it has been altered. PDF’s are now the industry standard.I appreciate the plan reviewers who have given me feedback on this issue. I try toprovide very good house plans and they are very reasonably and fairly priced. I am happy to sell them, and appreciate those who do not steal them, but rather purchasethem legally. Thank you, Rick Thompson Asheville, NC 828-734-2553 info@thompsonplans.com Plan 1002A 3/30/23 original print date This plan is licensed to B Mathusek Page 49 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 20'-0" 8'-7"5'-6 1/2"5'-10 1/2" 10'-8 1/2" dbl jst 2-2x10 pt 6x6 pt post 24"x24"x10" conc. ftg w/ 3-#4's each way 6x6 pt post 24"x24"x10" conc. ftg w/ 3-#4's each way 2x PT ledger through bolted to band joist w/ 5/8" bolts 24" o.c. staggered to prevent splitting 2x PT ledger through bolted to band joist w/ 5/8" bolts 24" o.c. staggered to prevent splitting 3-2x10 PT Basement Plan F3 F6 scale 1/4"=1'-0" 2x10 fl jst #2 syp F7 16" o.c. 2x 1 0 f l j s t # 2 s y p 16 " o . c . 2x10 fl jst #2 syp 16" o.c. wh 5/4 PT decking 2x 1 0 P T j s t . @ 1 6 " o c 5/4 PT decking 2x 6 P T j s t . @ 1 6 " o c Right Right 20'-0" 10'-5"9'-7" 36 ' - 6 " 3 4 ' - 5 " 6'- 0 " 11 ' - 7 1 / 2 " 5 1 / 2 " 10 ' - 1 / 2 " 5" 7' - 1 1 1 / 2 " 6'- 0 " 15 ' - 1 1 " 5" 11 ' - 8 " 28 ' - 0 " 2'- 6 " 7'- 6 " 10'-4"5 1/2"9'-2 1/2" 2'- 1 0 " 6'- 8 " 6'-8" 2'-10" B1 B1 General notes Load bearing wall shown. 2x6 construction if supporting more than 1 floor. Center girder may be used with 3" pipe columns or 6x6 pt post on 24"x24" x 12" footing with 3#4 bars each way Column spacing determined by roof loads transfered to girder. This will vary according to local snow loads. Separate double joist under plumbing walls 3 1/2" 10" 4" 4" 3" 10 " 2'-0" gravel 6 mil film 4" washed gravel vertical rebar placed @ tension side of wall - #4 bars 24" o.c. waterproffing slope top of footing with mortar horizonal rebar - #4 bars @24" o.c. 4" drain pipe 2 #5 rebar - if required by local codes Foundation - poured wallF7scale 1"=1'-0" caulking or bond break material 4" conc slab 6x6 10/10 w.w.m. or fiber (FRC) concrete footing - size may vary as per local soil conditions and code requirements - 3000 psi Soil to have min 2000 bearing capacity vertical rebar placed @ tension side of wall - #4 bars 24" o.c. horizonal rebar - #4 bars @ 24" o.c. W3 scale 1"=1'-0"scale 1"=1'-0" Wall detail - 10" poured 1/2" sheathing - wood for wall bracing and shear 3/4" sub-flooring glued and nailed siding 2x10 floor joist or floor trusses by others styrofoam sill sealer floor insulation see zone chart caulking or sealant for air movement control 2x4 studs at 16" o.c. alternate 2x6 studs gypsum wall board wall insulation see zone chart 1/2" anchor bolts @ 6' O.C. max 7" min embed into solid grout 12" max from ends/corners/breaks 2x6 pt plate 2x 10 rim joist align top of decking with top of sub-floor drop joist 1/4" 5/4"x 6" PT decking flashing tucked 4" min under siding w/10 degree slope over ledger pressure treated joist see plans for size 2x PT ledger joist hangers siding to be 2" min. above surface of deck notch over flashing for water flow scale 1"=1'-0"W5 see wall detail for additional notes18 " m i n - 2 4 " p r e f e r e d scale 1"=1'-0" Wall detail Fl1 5/8" thru bolts w/ washer -20"' O.C. staggered and 12" min from ends caulking or sealant for air movement control 2x4 studs at 16" o.c. alternate 2x6 studs gypsum wall board wall insulation see zone chart 44" max sill height Window with 24" min opening height and 20" opening width "Garden Step" landscape well by Monarch or equal Vinyl or aluminum sash Alternate egress window 1'-6" 8" 4" approved fastener IRC - R403.1.6 4" washed gravel 2x6 stud wall if supporting 2 floor loads - 2x4 if supporting 1 floor load 2x pt sill plate 6 mil film 2 #5 rebar - if required by local codes (recommended always) scale 1"=1'-0"F3 Grade beam 4" conc slab 6x6 10/10 w.w.m. or fiber (FRC) in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 2This plan is licensed to B Mathusek Page 50 Door List Width 1'-6" 2'-0" 2'-4" 2'-6" 3'-0" 5'-4" Height 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" Name RD02 Swing RD02 Swing RD02 Swing RD02 Swing RD01 Door ST RD02 Swing Type Interior Interior Interior Interior Exterior Exterior Quantity 1 2 4 6 1 1 15 Window List W x H Size 1'-6"×2'-6" 2'-0"×4'-6" 2'-4"×3'-10" 2'-4"×4'-6" 2'-8"×3'-10" 6'-0"×4'-6" 6'-0"×5'-2" Units Attic Vent Single Single Single Single Twin Twin Window Type Vent Window 26 RW1-4 Doublehung RW1-4 Doublehung RW1-4 Doublehung RW1-4 Doublehung RW1-4 Doublehung RW1-4 Doublehung Quantity 2 1 1 1 1 3 1 10 3'-0"vif 2'-4"2'-6"2'-4" 4'- 6 " 3'- 0 " Scale 3/8" = 1'-0" Kitchen02 2'-0"3'-0"2'-0" 3'- 0 " 3'- 6 " Scale 3/8" = 1'-0" Kitchen01 F 5'- 2 " 6'- 0 " 6'- 8 " 3'- 0 " 6'- 8 " 2'- 6 " 6'-8" 2'-4"2'-4" 4'-6" 2'- 0 " 4'- 6 " 5'- 4 " 6'- 8 " 6'-8" 2'-0" 6'- 8 " 2'- 6 " DW 6'- 0 " 30 ' - 6 " 8'-7"5'-6 1/2"5'-10 1/2" 20'-0" 6'- 0 " 28 ' - 0 " 3'-4 1/2" 10" 2'-1/2"3 1/2"3'-10 1/2"6"6'-3 1/2"2'-9 1/2" 5' - 9 " 2'- 6 " 22 ' - 3 " 3 1 / 2 " 7' - 1 1 1 / 2 " 16 ' - 1 / 2 " 11 ' - 8 " 2'- 1 1 " 10'-5"9'-7" 2'-8 1/2"11'-5 1/2"5'-10 1/2" 5'-4 1/2" 20'-0" 36 ' - 6 " 3'-4 1/2"3 1/2"5'-11" 01 02 Right Right edge of 10" basement wall winder tread above alternate location in basement - make this storage/pantry alternate location in basement - make this storage/pantry chase above 6'-8" dropped head for curtin rod LVL if not using roof trusses chase as needed encroach into dinning if needed possible furred clg for HVAC 42" high LVL's 8x8 columns 5/4x6 pt decking36" high rail 4" space between 2x2 pickets scale 1/4"=1'-0" Floor 1 plan Floor 1 plan 583sq.ft. Floor 2 plan 527 sq.ft. total 1110 sq.ft. dry wash pow living rm clos 2x 1 0 f l j s t # 2 s y p 16 " o . c . 2x 6 c l g j s t 16 " o . c . 2x10 fl jst #2 syp 16" o.c. dining rfg kit living rm alternate deck B1 B1 LVL's - bottom flush w/ bottom of fljst LVL's - dropped counter at 42" high 3-2x6 3-2x10 6'- 8 " 2'- 6 " 6'- 8 " 2'- 6 " 3' - 1 0 " 2' - 4 " 4' - 6 " 6' - 0 " 6'- 0 " 4'- 6 " 6'- 0 " 4'- 6 " 3'-10" 2'-8" 2'- 4 " 6'- 8 " 2'- 0 " 6'- 8 " 2'- 6 " 6'- 8 " 6'- 8 " 2'- 6 " 6'- 8 " 2'- 6 " 2'-4" 6'-8" 6' - 8 " 2' - 4 " 6'- 8 " 1'- 6 " Right Right 20'-0" 4'-6" 3'-4 1/2"6"1'-8" 6" 28 ' - 0 " 20'-0" 28 ' - 0 " 2'- 0 " 9'-10 1/2"3 1/2"9'-10 1/2" 3'-0"3'-1 1/2"2'-3 1/2"11'-1/2" 11 ' - 8 1 / 2 " 3 1 / 2 " 3'- 1 " 2'- 1 " 3 1 / 2 " 10 ' - 3 " 6'-7 1/2"3'-2 1/2"3'-3"6'-7" 5'- 7 1 / 2 " 3 1 / 2 " 6' - 1 " 3'- 1 " 2'- 1 " 10 ' - 3 " 2'- 0 " chase as reqd brace rafters this wall brace rafters this wall scale 1/4"=1'-0" Floor 2 plan down clos Main br Br #3 Br #2 bath clos lin attic access clos clg jst/trusses see chart clg jst/trusses see chart B1 B1 in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 3This plan is licensed to B Mathusek Page 51 -10" -1 Foundation -10" -1 Foundation ±0" 1 Floor 1 ±0" 1 Floor 1 +8'-11" 2 Floor 2 +8'-11" 2 Floor 2 +17' 3 Ceiling +17' 3 Ceiling 4/12 pitch adjust pitch as required for window sill 5/4" casing 8x8 wood column 1x8 w/ 3" moulding PT lattice rake mold Front Elevation scale 1/4" =1'-0" E4 -10" -1 Foundation -10" -1 Foundation ±0" 1 Floor 1 ±0" 1 Floor 1 +8'-11" 2 Floor 2 +8'-11" 2 Floor 2 +17' 3 Ceiling +17' 3 Ceiling lattice panels stucco siding scale 1/4" =1'-0" Right Side Elevation 1'-6" 1x6 trim lag screw column to beam 3-2x6 column core beyond - column not shown - see elevation roof tie downs where wind pressures exceed 20 mph- IRC-802.11 metal drip edge 1x10 trim 3" crown 3/8" plywood 1/2" structural sheathing 2 layers 15 lb. felt roofing material gutter 1x8 continous soffit vent 2x6 ceiling joist soffit 2x4 plate blocking 3" crown blocking or triple beam scale 1"=1'-0"PE1 12 4 12 Typical Porch Boxed Eave scale 1"=1'-0" in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 4This plan is licensed to B Mathusek Page 52 -10" -1 Foundation -10" -1 Foundation ±0" 1 Floor 1 ±0" 1 Floor 1 +8'-11" 2 Floor 2 +8'-11" 2 Floor 2 +17' 3 Ceiling +17' 3 Ceiling Rear Elevation scale 1/4" =1'-0" -10" -1 Foundation -10" -1 Foundation ±0" 1 Floor 1 ±0" 1 Floor 1 +8'-11" 2 Floor 2 +8'-11" 2 Floor 2 +17' 3 Ceiling +17' 3 Ceiling stucco block PT lattice 5/4x6 corner board Left Side Elevation scale 1/4" =1'-0" in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 5This plan is licensed to B Mathusek Page 53 -10" -1 Foundation -10" -1 Foundation ±0" 1 Floor 1 ±0" 1 Floor 1 +8'-11" 2 Floor 2 +8'-11" 2 Floor 2 +17' 3 Ceiling +17' 3 Ceiling 25 ' - 5 " 2x4 platform 2x6 rafters or as per chart on cover sheet 9/12 roof pitch maintain 6'-8" headroom 2-2x8 R-see chart R-see chart R-see chart 15 risers at 7 3/8" 10" treads verify in field 14 7 5/8" risers 10" treads lower stair section 2x10 floor joist/3/4" sub-floor truss layout by supplier Scale 1/4" = 1'-0" Building Section B1 cut from 2x12 7 5/8" risers cut from 2x12 2x4 platform 7 1 / 2 " 7 1 / 2 " 2'-0" 1'- 0 " 6" 3' - 0 " 5/4x6 pt decking pt joist rail to resist 200 lbs from any direction 2x2 pt pickets - 4" o.c. 2x6 pt cap - tapper edges 1x4 pt - nail from top into pickets 2x4 pt - fasten to masonary w/ galvanized metal clips and masonary anchors 8x8 wood column 3-2x6 pt core tie 2x6 core to framing with metal post connector 3/4" x 3" x 3" "L" bracket screw to masonary column w/masonary anchors pt ledger or joist hangers lattice 1 x 10 alt skirt board 2x12 pt treads - paint finish round leading egde with 1/2" bit 1x8 pt - paint finish 2-2x10 PT 1 x 8 base w/ base cap 3-2x6 PT column - wrap w/1x stock 1x8 pt - paint finish 2x12 pt stringers - 2' oc max 2x12 pt treads - paint finish round leading egde with 1/2" bit metal connector- set into concrete footing w/ "J" bolt min. embed 7" concrete footing - size may vary as per local soil conditions and code requirements 4" x 12" concrete base 2x6 PT notch 6x6 for 2x10's rail at between 34" and 38" maximum triangular opening to not allow 6" sphere passage 5/8" thru bolts 2x10 PT @ stringer Simpson LSCZ or equal 5/8" carriage bolts 2x12 pt stringers - 2' oc max Porch Detail scale 1"=1'-0" Strap tie column core to floor framing to prevent wind up lift. rail and steps to comply with R 311.7 and R312 rail openings to not allow a 4" diameter ball to pass thru rail at steps to be 2'-10" high F6 4x4 pt posts at step bottom into 9" dia min. concrete hole 2 #4 rebar each way - if required by local codes (recommended always) 1'-6" 1x8 and 3" crown continuous soffit vent 1x8 gutter 3/16" A/C exterior plywood or 1x6 "v" groove paneling roofing material ceiling insulation see zone chart ceiling joist - see floor plan for size and spacing metal drip edge rafter ties @ 48" oc as per IRC- R 802.3.1 - 2x6, metal strap or other approved method 2x4 plate nailed to rim & joist roof tie downs where wind uplift pressures exceed 20 lb/sq IRC-802.11 1/2" structural sheathing 15 lb. felt 1/2" plywood or OSB siding gypsum wall board wall insulation see zone chart 2x4 studs at 16" o.c. alternate 2x6 studs 2-2x4 top plate caulking or sealant for air movement control 1" air space/baffle min scale 1"=1'-0" - rafters on joist Alternate roof trusses to be raised chord trusses 12 9 see chart on cover sheet for max unbraced rafter spans E1 Typical Boxed Eave 1'-0" 2x4 look out beyond 3/16" A/C exterior plywood or 1x6 "v" groove paneling 2x4 nailer 1x8 and 3" crown common rafter see chart 1/2" plywood or OSB siding 2x4 studs at 16" o.c. alternate 2x6 studs roofing material 1/2" structural sheathing 15 lb. felt metal drip edge 1x8 rake mold Typical RakeE4 - boxed soffit scale 1"=1'-0" 3 4 except Marine 5& Marine 6 7 8 .32(.35) NR 13 131 2 Ch e c k a p p r o p r i a t e c l i m a t e z o n e a s de t e r m i n e d b y l o c a l b u i l d i n g d e p t . 0 13 .35 0 Cl i m a t e Z o n e .32 .32 .32 38 030 19 038 (or 30ci) 19 10/13(10/15)20 or13+5h 30g Gl a z i n g U - f a c t o r Ce i l i n g s R - v a l u e Wo o d f r a m e w a l l R- v a l u e Fl o o r s R - v a l u e Ba s e m e n t c w a l l s R- v a l u e Minimum Insulation Chart Table N1102.1 - IRC 2015 & (2018 NCRC - in parentheses) Insulation and fenestration requirements by components a 49 30g 15/19 10, 2' 49 15/19 49 15/19 Cr a w l s p a c e c w a l l R- v a l u e 0 5/13 0 R v a l u e a n d d e p t h Sla b d pe r i m e t e r 10, 2'(10, 2') 10, 4' 10, 4' 10/13 (10/15) 0 5/13f 38g 38g 13 Gl a z e s f e n e s t r a t i o n SH G C b,e .25 .40 NR NR NR NR a - R-values are minimums. U-factors and SHGC are maximums. When insulation is installed in a cavity which is less than the label or design thickness of the insulation, the installed R-value of the insulation shall not be less than the R-value specified in the table. b - The fenestration U-factor column excludes skylights. The SGHC column applies to all glazed fenestration. d - R-5 shall be added to the required slab edge R-values for heated slabs. Insulation depth shall be the depth of the footing or 2 feet, whichever is less in Zones 1 through 3 for heated slabs. For monolithic slabs, insulation shall be applied from the inspection gap downward to the bottom of the footing or a maximum of 24 inches below grade whichever is less. For floating slabs, insulation shall extend to the bottom of the foundation wall or 24 inches, whichever is less. e - There are no solar heat gain coefficient (SGHC) requirements in the Marine Zone. g - Or insulation sufficient to fill the framing cavity, R-19 .40 .35 20 or 13+5h h - “13+5” means R-13 cavity insulation plus R-5 insulated sheathing. If structural sheathing covers 25 % or less of the exterior, insulating sheathing is not required where structural sheathing is used. If structural sheathing covers more than 25 percent of exterior, structural sheathing shall be supplemented with insulated sheathing of at least R-2. f - Basement wall insulation is not required in warm-humid locations as defined by Figure 301.1 and Table 301.1. c - “15/19” means R-15 continuous insulated sheathing on the interior or exterior of the home or R-19 cavity insulation at the interior of the basement wall. “15/19” shall be permitted to be met with R-13 cavity insulation on the interior of the basement wall plus R-5 continuous insulated sheathing on the interior or exterior of the home. “10/13” means R-10 continuous insulated sheathing on the interior or exterior of the home or R-13 cavity insulation at the interior of the basement wall. (“10/15” means R-10 continuous insulated sheathing on the interior or exterior of the home or R-15 cavity insulation at the interior of the basement wall or crawl space wall.) .25 .25 20 or 13+5h 20 or13+5h 20 or13+5h 20 or 13+5h 15/19 15/19 49 (38or 30ci) i - The second R-value applies when more than half the insulation is on the interior of the mass wall. 49 (38 or 30ci) (15 or 13+2.5h)(15 or 13+2.5h) (19n or13+5h) 10/13 (10/15) 10, 2' (10, 2') 10/13(10/15) 15/19(10/19) in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 6This plan is licensed to B Mathusek Page 54 SD SD SDSD Electrical - Floor 2 Plan scale 3/16" = 1'-0" F 220 SD 22 0 DW Electrical - Floor 1 Plan scale 3/16" = 1'-0" Right Right 1'- 0 " 1'- 0 " 1'- 0 " 1'-6" 1'- 6 " 3'-0"1'- 0 " 1'- 6 " Roof ventRoof vent Roof plan 4/12 pitch scale 3/16"=1'-0" 9/12 pitch 9/12 pitch rafters/trusses see chart rafters/trusses see chart 4/12 pitch4/12 pitch 9/12 pitch 9/12 pitch rafters/trusses see chart rafters/trusses see chartB1 B1 in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 7This plan is licensed to B Mathusek Page 55 Evaluation Criteria Rating 1 - 5 ( 5 being the highest )Comments Housing Concept The extent to which the proposal achieves the goals outlined in the City of Oshkosh's Housing Needs Assessment of providing a diverse range of housing homeownership opportunities and complementing the housing fabric in existing neighborhoods. 4 Smaller scale option. Developer indicated potential ADU as well. New housing incorporates several inclusive and equitable aspects, including low-income housing, sustainability practices, universal design, and affordable homeownership. 4 Workforce housing potential with smaller footprint and ADU potential Zoning and Architectural Design Standards Does the design of the single-family home, duplex, or triplex meet the City's Zoning Code for setbacks, impervious surface requirements, and accessory structures requirements? 4 Based on the site plan provided the layout appear to meet code Does the design of the single-family home, duplex, or triplex meet the City's Architectural Design Standards?5 Exceed minimum architectural standards and is compatible with the neighborhood Is the proposed design compatible with other homes in the neighborhood?5 See above Quality of development and overall aesthetics (architectural) beyond that which is minimally required by the Zoning Ordinance. 5 Exceed minimum architectural standards Other Submittal Requirements Does the single-family home, duplex, or triplex include floor plans, elevations, and a site plan? 4 Has the developer provided documentation to demonstrate that they can fund the project?1 Developer indicates cash but no documentation provided Is the proposed development schedule Ɵmely? (Completed in less than 1 year)5 6-9 months Total 37 Lot Name / Address/ID: __0500730000___________ Scoring Matrix - RDA Infill Lot Sale (Attachment A) Page 56 REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN JUNE 28, 2023 23-08 RESOLUTION (CARRIED________LOST________LAID OVER________WITHDRAWN________) PURPOSE: APPROVE OFFER TO PURCHASE PARCEL NUMBER 1517140000 (FORMERLY 2332 JEFFERSON STREET); VIENOLA HOMES ($17,700.00) BE IT RESOLVED by the Redevelopment Authority of the City of Oshkosh that the offer to purchase in the amount of $17,700.00 submitted by Vienola Homes, for the property located at parcel number 1517140000 (formerly 2332 Jefferson Street), is hereby accepted and the proper officials are hereby authorized and directed to execute any and all documents necessary for purposes of same. BE IT FURTHER RESOLVED that the terms of said option to purchase agreement shall include, but not be limited to: 1) Review and approval of the final development plans by the Department of Community Development. Page 57 City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us TO: Redevelopment Authority FROM: Kay Qualley Assistant Community Development Director DATE: June 28, 2023 RE: 23-08 Approve Offer to Purchase Vacant Property Located at parcel number 1517140000 (formerly 2332 Jefferson Street); Vienola Homes BACKGROUND The Redevelopment Authority acquired 2332 Jefferson Street, using Community Development Block Grant (CDBG) funds. Vienola Properties, as developers, are requesting an option to purchase the property for a cash offer in the amount of $17,700, and plans on developing the lot into a single-family ranch-style home. ANALYSIS Vienola Properties’ proposal was reviewed by a 4-person Community Development and Planning staff team utilizing a uniform scoring grid for all submittals. Any development proposal would need to be approved by the City, and be consistent with the design standards of the City of Oshkosh and the City’s Zoning Ordinance, which was part of the scoring. This proposal scored a 35 out of a potential 45 points (evaluation attached). The design provided was compatible with the neighborhood. RECOMMENDATION The Redevelopment Authority approves the offer to purchase 2332 Jefferson Street (Lot 151740000), from Vienola Properties for $17,700, with a condition for review and approval of the site plan, once submitted, and final development plans by the Department of Community Development. Respectfully Submitted, Kay M. Qualley Assistant Community Development Director Page 58 Page 59 Page 60 Page 61 Page 62 Page 63 Page 64 Page 65 Page 66 Page 67 Page 68 Page 69 Page 70 Evaluation Criteria Rating 1 - 5 ( 5 being the highest )Comments Housing Concept The extent to which the proposal achieves the goals outlined in the City of Oshkosh's Housing Needs Assessment of providing a diverse range of housing homeownership opportunities and complementing the housing fabric in existing neighborhoods. 1 No additional information provided within the application New housing incorporates several inclusive and equitable aspects, including low-income housing, sustainability practices, universal design, and affordable homeownership. 3 Workforce housing potential Zoning and Architectural Design Standards Does the design of the single-family home, duplex, or triplex meet the City's Zoning Code for setbacks, impervious surface requirements, and accessory structures requirements? 4 Based on the site plan provided the layout appear to meet code Does the design of the single-family home, duplex, or triplex meet the City's Architectural Design Standards?4 Similar designs with the neighborhood and meets code Is the proposed design compatible with other homes in the neighborhood?5 Similar designs with the neighborhood and meets code Quality of development and overall aesthetics (architectural) beyond that which is minimally required by the Zoning Ordinance. 3 Meets minimum architectural standards Other Submittal Requirements Does the single-family home, duplex, or triplex include floor plans, elevations, and a site plan? 5 Has the developer provided documentation to demonstrate that they can fund the project?5 Bank letter Is the proposed development schedule Ɵmely? (Completed in less than 1 year)5 6 months Total 35 Lot Name / Address/ID: __1517140000___________ Scoring Matrix - RDA Infill Lot Sale (Attachment A) Page 71 REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN JUNE 28, 2023 23-09 RESOLUTION (CARRIED________LOST________LAID OVER________WITHDRAWN________) PURPOSE: APPROVE OFFER TO PURCHASE PARCEL NUMBER 0605710000 (FORMERLY RAILROAD RIGHT-OF-WAY ON W. 9TH AVENUE); VIENOLA HOMES ($20,800.00) BE IT RESOLVED by the Redevelopment Authority of the City of Oshkosh that the offer to purchase in the amount of $20,800.00 submitted by Vienola Homes, for the property located at parcel number 0605710000 (formerly railroad right-of-way on W. 9th Avenue), is hereby accepted and the proper officials are hereby authorized and directed to execute any and all documents necessary for purposes of same. BE IT FURTHER RESOLVED that the terms of said option to purchase agreement shall include, but not be limited to: 1) Review and approval of the final development plans by the Department of Community Development. Page 72 City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us TO: Redevelopment Authority FROM: Kay Qualley Assistant Community Development Director DATE: June 28, 2023 RE: 23-09 Approve Offer to Purchase Vacant Property Located at parcel number 0605710000 (formerly railroad right-of-way on W. 9th Avenue); Vienola Homes BACKGROUND The Redevelopment Authority acquired Lot 0605710000, which fronts both W. 8th Avenue and W. 9th Avenue (former rail right of way). Vienola Properties, as developers, are requesting an option to purchase the property for a cash offer in the amount of $20,800, and plans to develop the lot into a 1.5 story, 3-bedroom single family home. ANALYSIS Vienola Properties’ proposal was reviewed by a 4-person Community Development and Planning staff team utilizing a uniform scoring grid for all submittals. Any development proposal would need to be approved by the City, and be consistent with the design standards of the City of Oshkosh and the City’s Zoning Ordinance, which was part of the scoring. This proposal scored a 34 out of a potential 45 points (evaluation attached). The design provided was compatible with the neighborhood. RECOMMENDATION The Redevelopment Authority approves the option to purchase Lot 0605710000 from Vienola Properties for $20,800, with a condition for review and approval of the final development plans by the Department of Community Development. Respectfully Submitted, Kay M. Qualley Assistant Community Development Director Page 73 Page 74 Page 75 Page 76 Page 77 Page 78 Page 79 Page 80 Page 81 Page 82 Page 83 Evaluation Criteria Rating 1 - 5 ( 5 being the highest )Comments Housing Concept The extent to which the proposal achieves the goals outlined in the City of Oshkosh's Housing Needs Assessment of providing a diverse range of housing homeownership opportunities and complementing the housing fabric in existing neighborhoods. 3 Potential 3 total units. Variety of housing options New housing incorporates several inclusive and equitable aspects, including low-income housing, sustainability practices, universal design, and affordable homeownership. 3 Potential 3 total units. Variety of housing options Zoning and Architectural Design Standards Does the design of the single-family home, duplex, or triplex meet the City's Zoning Code for setbacks, impervious surface requirements, and accessory structures requirements? 3 Based on the site plan provided the layout appear to be largely code compliant. Front setback greater than area average Does the design of the single-family home, duplex, or triplex meet the City's Architectural Design Standards?3 Similar designs with the neighborhood, roof orientation inconsistent with the neighborhood for 2-story homes Is the proposed design compatible with other homes in the neighborhood?3 See above Quality of development and overall aesthetics (architectural) beyond that which is minimally required by the Zoning Ordinance. 4 Exceeds minimum architectural standards Other Submittal Requirements Does the single-family home, duplex, or triplex include floor plans, elevations, and a site plan? 5 Has the developer provided documentation to demonstrate that they can fund the project?5 Bank letter Is the proposed development schedule Ɵmely? (Completed in less than 1 year)5 6 months Total 34 Lot Name / Address/ID: __0605710000___________ Scoring Matrix - RDA Infill Lot Sale (Attachment A) Page 84 REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH, WISCONSIN JUNE 28, 2023 23-10 RESOLUTION (CARRIED________LOST________LAID OVER________WITHDRAWN________) PURPOSE: APPROVE OFFER TO PURCHASE PARCEL NUMBER 0605710000 (FORMERLY RAILROAD RIGHT-OF-WAY ON W. 9TH AVENUE); GALLERY HOMES ($20.800.00) BE IT RESOLVED by the Redevelopment Authority of the City of Oshkosh that the offer to purchase in the amount of $20,800.00 submitted by Gallery Homes, for the property located at parcel number 0605710000 (formerly railroad right-of-way on W. 9th Avenue), is hereby accepted and the proper officials are hereby authorized and directed to execute any and all documents necessary for purposes of same. BE IT FURTHER RESOLVED that the terms of said option to purchase agreement shall include, but not be limited to: 1) Review and approval of the final development plans by the Department of Community Development. Page 85 City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us TO: Redevelopment Authority FROM: Kay Qualley Assistant Community Development Director DATE: June 28, 2023 RE: 23-10 Approve Offer to Purchase Vacant Property Located at parcel number 0605710000 (formerly railroad right-of-way on W. 9th Avenue); Gallery Homes BACKGROUND The Redevelopment Authority acquired Lot 0605710000, which fronts both 8th Avenue W., and 9th Avenue W., using Community Development Block Grant (CDBG) funds. Gallery Homes Real Estate and Rentals LLC as developers, are requesting an option to purchase the property for a cash offer in the amount of $20,800. and plans on developing the lot into up to 4 workforce housing units. ANALYSIS Gallery Homes Real Estate and Rentals’ proposal was reviewed by a 4-person Community Development and Planning staff team utilizing a uniform scoring grid for all submittals. Any development proposal would need to be approved by the City, and be consistent with the design standards of the City of Oshkosh and the City’s Zoning Ordinance, which was part of the scoring. This proposal scored a 39 out of a potential 45 points (evaluation attached). The design provided was compatible with the neighborhood. RECOMMENDATION The Redevelopment Authority approves the offer to purchase Lot 0605710000 from Gallery Homes Real Estate and Rentals LLC for $20,800, with a condition for review and approval of the final development plans by the Department of Community Development. Respectfully Submitted, Kay M. Qualley Assistant Community Development Director Page 86 Page 87 Page 88 Page 89 Page 90 Page 91 Index to Drawings Sheet 01 Cover Sheet 02 Basement Foundation Sheet 03 Floor Plans Sheet 04 Elevations Sheet 05 Elevations Sheet 06 Details Sheet 07 Electrical Drawing Index Basement Foundation Plan _Basement window _Fdn10pour _Fl1pour10-4 _basement notes _grade beam 2x6 _ledgerpour10-4 Door List RT Floor 1 Plan Floor 2 Plan Kitchen Kitchen Window List RT Front Elevation Right Side Elevation _porch4EaveUp18 Left Side Elevation Rear Elevation Building Section _eaveSid9box18-4 _insulation chart _porch8"col _rakeAttic12boxed Electrical 1 Floor Plan Electrical 2 Floor Plan Roof Plan w w w .t h o m p s o n p l a n s . c o m 40 psf live load 10 psf dead load 2x12 12"o.c.16"o.c.24"o.c.floor joist 30 psf live load 10 psf dead load(sleeping rooms @ L/360) (all rooms except sleeping) 2x12 ceiling joist 2x6 2x8 rafters 20 psf live load 10 psf dead load 30 psf live load psf dead load 50 psf live load psf dead load 2x6 2x8 2x6 2x8 2x6 2x8(slope over 3/12 no finished clg @ L/240) #2 southern yellow pine (#1syp) #2 S-P-F (spruce-pine-fir) 40 psf live load10psf dead load 2x10 20'-7" 17'-3" 17'-10'' 15'-5" 14'-7" 12'-7" 12"o.c.16"o.c.24"o.c.floor joist 30 psf live load 10 psf dead load (sleeping rooms @ L/360) (all rooms except sleeping) 2x12 2x10 23'-0" 19'-0" 19'-11" 17'-2" 16'-3" 14'-1" ceiling joist 2x6 2x8 2x10 14'-9"18'-9" 22'-11" 12'-10" 16'-3" 19'-10" 10'-6" 13'-3" 16'-3" rafters 20 psf live load psf dead load 30 psf live load psf dead load 50 psf live load psf dead load 2x6 2x8 2x6 2x8 2x6 2x8 16'-3" 21'-0" 14'-4" 18'-2" 11'-9" 14'-10" 13'-9" 17'-5" 11'-11" 15'-1" 19'-9" 12'-4" 11'-3" 14'-3" 9'-9" 12'-4"7'-11" 10-'1" 19'-1" @#2(21'-11" @#1) 21'-4" @#2 (24'-2" @#1) 16'-6" @#2(19'-1" @#1) 18'-6" @#2(21'-4" @#1) 13'-6" @#2(15'-7" @#1) 15'-1" @#2(17'-5" @#1) 13'-11" @#2 (15'-6" @#1) 17'-7" @#2(20'-5" @#1) 12'-0" @#2(14'-0" @#1) 9'-10" @#2 (11'-5" @#1) 12'-6" @#2(14'-6" @#1) 15'-3" @#2(17'-9" @#1) 10 10 (slope over 3/12 no finished clg @ L/180) (GWB ceiling @ 10 psf dead load L/240) (GWB ceiling @ 10 psfdead load L/240) 10 10 10 15'-7" 19'-8" 13'-6" 17'-1" 12'-3" 15'-7" 12'-11" 16'-4" 11'-2" 14'-2" 9'-2" 11'-7" 10'-6" 13'-4" 9'-2" 11'-7" 7'-5" 9'-5" 2x10 2x10 16'-2" @#2(18'-0" @#1) 18'-1" @#2(19'-10" @#1) 14'-0" @#2(16'-1" @#1) 15'-8" @#2(18'-0" @#1) 11'-5" @#2(13'-3" @#1) 12'-10" @#2(14'-8" @#1) 2x12 2015 IRC and the 2018 NCRC General Notes Structural Notes Energy Notes These plans are designed for roof loads of 20 psf live load and 10 psi deadload. The chart to the left can be used to adjust for different requirements.All beams are labeled "LVL" and should be sized locally. Roof loads can varyand have a big impact on the beams carrying accumulated loads. MostLumber suppliers can have this engineered for their product. • Square footages are for heated floor areas. This does not include fireplace projection or vaulted space. Stairs are counted on the main floor only. • Dimensions are from the face of the stud wall. Contractor to verify all dimensions and please contact us if an error is present.. • All footings shall be on firm undisturbed soil of no less than 2000 psf andbe below frost depth. The exact size and reinforcement of concretefootings must be determined by local soil conditions. • HVAC design to be sized according to the local climate conditions including compass direction. • Caulk all exterior toe plates with latex caulk. • Caulk all wire and pipe holes where they penetrate all upper and lower exterior plates. • Use blown-in wall insulation if at all possible. If batt insulation is used pack behind all electrical boxes. • Seal all joints in HVAC ducts, with leakage no more than 3%. Three inch fibermesh tape should be used on all collar to plenum connections and all gaps that are 1/4" or wider. Insulate ducts with R-6.5 or greater. • Foam insulate between all exterior window and door edges and rough opening frame. Use non-expanding foam. • Provide back draft damper on kitchen hood vent, dryer vent, and bathroom vents. • Insulate all hot water pipes. • Install wrap kit on water heater. Thank you for your purchase of these house plans. These plans are designed to conform to the 2018 IRC, 2021 IRC and the2018 NCRC including local state amendments. National and local buildingcodes vary with location and change from time to time. Therefore it isimpossible to warrant compliance to your specific location. It is theresponsibility of the purchaser and/or the builder to adapt these plans to the requirements of the individual locale. Wall bracing notes Continuious 7/16" osb sheathing - typical.Wall bracing shall be in accordance to IRC/NCRC Section 602.10.3. The required length of bracing for each side of a rectangle circumscribed around the plan or a portion of the plan at each story level shall be determined using TableR602.10.3 and Figure R602.10.3(1). The cumulative contributing length of braced wall panels assigned to a rectangle side shall be greater than or equal to the required length of bracing specified in Table R602.10.3. The followingadditional requirements shall apply. Limitations - The continuous sheathing requirements of Section R602.10.3 shall be limited to bracing method CS-WSP in accordance with Table R602.10.1 with the following conditions of use: 1. Basic design wind speed shall not exceed 115 mph. 2. Wall height at each story level shall not exceed 12 feet. 3. Eave to ridge height shall not exceed 20 feet. 4. Exterior walls shall be sheathed on all sheathable surfaces including infill areas between bracedwall panels, above and below wall openings, and on gable end walls. 5. Except when used for bracing method GB, the interior side of exterior walls and both sides of interior walls shall be sheathed continuously with minimum 1⁄2-inch-thick gypsum wall board interior finishfastened in accordance with Table R702.3.5, or approved interior finish of equivalent or greater shear resistance Unless required for fire separation by Section R302.6, gypsum board shall be permitted to beomitted where the required length of bracing, as determined in Table R602.10.3, is multiplied by 1.40. 6. Floors shall not cantilever more than 24 inches (607 mm) beyond the foundation or bearing wall below. Requirements - The required length of bracing for each side of a rectangle circumscribed around the plan or a portion of the plan at each story level shall be determined using Table R602.10.3 and Figure R602.10.3(1). The cumulative contributing length of braced wall panels assigned to a rectangle side shall begreater than or equal to the required length of bracing specified in Table R602.10.3. The following additional requirements shall apply. 1. Braced wall panels on exterior or interior walls shall be assigned to the nearest rectangle side as shown in Figure R602.10.3(2) for each story level floor plan. 2. Braced wall panels shall be distributed and installed in accordance with Figure R602.10.3(3). 3. A minimum of one-half the required bracing amount for each rectangle side should be locatedon exterior walls within 8 feet of the location of the rectangle side. 4. Interior braced wall panels using Method GB shall be assigned to the closest parallel rectangle side and shall contribute 0.5 times their actual length. The narrowest width of braced wall panels allowedfor GB is 48”, and the 0.5 accounts for GB being half the strength of other methods except LIB. 5. The bracing amount provided on an upper story building side shall be deemed-to-comply where itequals or exceeds the amount of bracing required for the story immediately below. 6. Where the bracing amount provided on an upper story equals or exceeds the amount of bracingrequired for the story below, an analysis of bracing shall not be required for the upper story. 7. CS-WSP Continuous sheathed WSP method to have - Minimum braced material thickness or size 7/16".Minimum brac panel length or brace angle 24" adjacent to window not more than 67% of wall height; 30" adjacent to door or window greater than 67% and less than 85% of wall height. 48" for taller openings. Fasteners 6d common nailor 8d (2 1/2" long x 0.113" diameter) nails. See table R602.3(3). Space 6" edges and 12" field. Wall Header Notes Headers 3' or less to be 2-2x6 with 1 jack each side Headers 4' - 6' to be 2-2x8 with 2 jacks on each side Beams 4' to 6' to be 2-2x12 with 2 jacks on each side or 3" min bearing and footing under point loads. © Rick Thompson -2023 abbreviations cj ceiling joist clg.ceiling CMU concrete masonry unit C.O cased opening conc.concrete CT.ceramic tile dbl.double dj double joist ew.each way fj floor joist ftg.footing HVAC heating/ventilating/air conditioning jst.joist LVL.laminated veneer lumber -ie.Parallam mech.mechanical mil .001 inch min.minimum N.T.S.not to scale oc on center pc pull cord pt.pressure treated psf pounds per square foot R/A return air reqd.required reinf.reinforcing Rm.room ro.rough opening sf square feet syp southern yellow pine Shw.shower T&G tongue and groove W.H.water heater WWM welded wire mesh vif verify in field yp yellow pine The Small Print - These house plans are not licensed to anyone other than the party listed on each sheet. They are not transferable to any builder, or subcontractorwho is hired to build the house, nor their friends nor their family. If any modifications are made to these plans with a PDF editor, they must include the persons' name whois changing these plans, and the date of the changes. If the type font anywhere on thesedrawings is different than "this", it has been altered. PDF’s are now the industry standard.I appreciate the plan reviewers who have given me feedback on this issue. I try toprovide very good house plans and they are very reasonably and fairly priced. I am happy to sell them, and appreciate those who do not steal them, but rather purchasethem legally. Thank you, Rick Thompson Asheville, NC 828-734-2553 info@thompsonplans.com Plan 1002A 3/30/23 original print date This plan is licensed to B Mathusek Page 92 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 20'-0" 8'-7"5'-6 1/2"5'-10 1/2" 10'-8 1/2" dbl jst 2-2x10 pt 6x6 pt post 24"x24"x10" conc. ftg w/ 3-#4's each way 6x6 pt post 24"x24"x10" conc. ftg w/ 3-#4's each way 2x PT ledger through bolted to band joist w/ 5/8" bolts 24" o.c. staggered to prevent splitting 2x PT ledger through bolted to band joist w/ 5/8" bolts 24" o.c. staggered to prevent splitting 3-2x10 PT Basement Plan F3 F6 scale 1/4"=1'-0" 2x10 fl jst #2 syp F7 16" o.c. 2x 1 0 f l j s t # 2 s y p 16 " o . c . 2x10 fl jst #2 syp 16" o.c. wh 5/4 PT decking 2x 1 0 P T j s t . @ 1 6 " o c 5/4 PT decking 2x 6 P T j s t . @ 1 6 " o c Right Right 20'-0" 10'-5"9'-7" 36 ' - 6 " 3 4 ' - 5 " 6'- 0 " 11 ' - 7 1 / 2 " 5 1 / 2 " 10 ' - 1 / 2 " 5" 7' - 1 1 1 / 2 " 6'- 0 " 15 ' - 1 1 " 5" 11 ' - 8 " 28 ' - 0 " 2'- 6 " 7'- 6 " 10'-4"5 1/2"9'-2 1/2" 2'- 1 0 " 6'- 8 " 6'-8" 2'-10" B1 B1 General notes Load bearing wall shown. 2x6 construction if supporting more than 1 floor. Center girder may be used with 3" pipe columns or 6x6 pt post on 24"x24" x 12" footing with 3#4 bars each way Column spacing determined by roof loads transfered to girder. This will vary according to local snow loads. Separate double joist under plumbing walls 3 1/2" 10" 4" 4" 3" 10 " 2'-0" gravel 6 mil film 4" washed gravel vertical rebar placed @ tension side of wall - #4 bars 24" o.c. waterproffing slope top of footing with mortar horizonal rebar - #4 bars @24" o.c. 4" drain pipe 2 #5 rebar - if required by local codes Foundation - poured wallF7scale 1"=1'-0" caulking or bond break material 4" conc slab 6x6 10/10 w.w.m. or fiber (FRC) concrete footing - size may vary as per local soil conditions and code requirements - 3000 psi Soil to have min 2000 bearing capacity vertical rebar placed @ tension side of wall - #4 bars 24" o.c. horizonal rebar - #4 bars @ 24" o.c. W3 scale 1"=1'-0"scale 1"=1'-0" Wall detail - 10" poured 1/2" sheathing - wood for wall bracing and shear 3/4" sub-flooring glued and nailed siding 2x10 floor joist or floor trusses by others styrofoam sill sealer floor insulation see zone chart caulking or sealant for air movement control 2x4 studs at 16" o.c. alternate 2x6 studs gypsum wall board wall insulation see zone chart 1/2" anchor bolts @ 6' O.C. max 7" min embed into solid grout 12" max from ends/corners/breaks 2x6 pt plate 2x 10 rim joist align top of decking with top of sub-floor drop joist 1/4" 5/4"x 6" PT decking flashing tucked 4" min under siding w/10 degree slope over ledger pressure treated joist see plans for size 2x PT ledger joist hangers siding to be 2" min. above surface of deck notch over flashing for water flow scale 1"=1'-0"W5 see wall detail for additional notes18 " m i n - 2 4 " p r e f e r e d scale 1"=1'-0" Wall detail Fl1 5/8" thru bolts w/ washer -20"' O.C. staggered and 12" min from ends caulking or sealant for air movement control 2x4 studs at 16" o.c. alternate 2x6 studs gypsum wall board wall insulation see zone chart 44" max sill height Window with 24" min opening height and 20" opening width "Garden Step" landscape well by Monarch or equal Vinyl or aluminum sash Alternate egress window 1'-6" 8" 4" approved fastener IRC - R403.1.6 4" washed gravel 2x6 stud wall if supporting 2 floor loads - 2x4 if supporting 1 floor load 2x pt sill plate 6 mil film 2 #5 rebar - if required by local codes (recommended always) scale 1"=1'-0"F3 Grade beam 4" conc slab 6x6 10/10 w.w.m. or fiber (FRC) in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 2This plan is licensed to B Mathusek Page 93 Door List Width 1'-6" 2'-0" 2'-4" 2'-6" 3'-0" 5'-4" Height 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" Name RD02 Swing RD02 Swing RD02 Swing RD02 Swing RD01 Door ST RD02 Swing Type Interior Interior Interior Interior Exterior Exterior Quantity 1 2 4 6 1 1 15 Window List W x H Size 1'-6"×2'-6" 2'-0"×4'-6" 2'-4"×3'-10" 2'-4"×4'-6" 2'-8"×3'-10" 6'-0"×4'-6" 6'-0"×5'-2" Units Attic Vent Single Single Single Single Twin Twin Window Type Vent Window 26 RW1-4 Doublehung RW1-4 Doublehung RW1-4 Doublehung RW1-4 Doublehung RW1-4 Doublehung RW1-4 Doublehung Quantity 2 1 1 1 1 3 1 10 3'-0"vif 2'-4"2'-6"2'-4" 4'- 6 " 3'- 0 " Scale 3/8" = 1'-0" Kitchen02 2'-0"3'-0"2'-0" 3'- 0 " 3'- 6 " Scale 3/8" = 1'-0" Kitchen01 F 5'- 2 " 6'- 0 " 6'- 8 " 3'- 0 " 6'- 8 " 2'- 6 " 6'-8" 2'-4"2'-4" 4'-6" 2'- 0 " 4'- 6 " 5'- 4 " 6'- 8 " 6'-8" 2'-0" 6'- 8 " 2'- 6 " DW 6'- 0 " 30 ' - 6 " 8'-7"5'-6 1/2"5'-10 1/2" 20'-0" 6'- 0 " 28 ' - 0 " 3'-4 1/2" 10" 2'-1/2"3 1/2"3'-10 1/2"6"6'-3 1/2"2'-9 1/2" 5' - 9 " 2'- 6 " 22 ' - 3 " 3 1 / 2 " 7' - 1 1 1 / 2 " 16 ' - 1 / 2 " 11 ' - 8 " 2'- 1 1 " 10'-5"9'-7" 2'-8 1/2"11'-5 1/2"5'-10 1/2" 5'-4 1/2" 20'-0" 36 ' - 6 " 3'-4 1/2"3 1/2"5'-11" 01 02 Right Right edge of 10" basement wall winder tread above alternate location in basement - make this storage/pantry alternate location in basement - make this storage/pantry chase above 6'-8" dropped head for curtin rod LVL if not using roof trusses chase as needed encroach into dinning if needed possible furred clg for HVAC 42" high LVL's 8x8 columns 5/4x6 pt decking36" high rail 4" space between 2x2 pickets scale 1/4"=1'-0" Floor 1 plan Floor 1 plan 583sq.ft. Floor 2 plan 527 sq.ft. total 1110 sq.ft. dry wash pow living rm clos 2x 1 0 f l j s t # 2 s y p 16 " o . c . 2x 6 c l g j s t 16 " o . c . 2x10 fl jst #2 syp 16" o.c. dining rfg kit living rm alternate deck B1 B1 LVL's - bottom flush w/ bottom of fljst LVL's - dropped counter at 42" high 3-2x6 3-2x10 6'- 8 " 2'- 6 " 6'- 8 " 2'- 6 " 3' - 1 0 " 2' - 4 " 4' - 6 " 6' - 0 " 6'- 0 " 4'- 6 " 6'- 0 " 4'- 6 " 3'-10" 2'-8" 2'- 4 " 6'- 8 " 2'- 0 " 6'- 8 " 2'- 6 " 6'- 8 " 6'- 8 " 2'- 6 " 6'- 8 " 2'- 6 " 2'-4" 6'-8" 6' - 8 " 2' - 4 " 6'- 8 " 1'- 6 " Right Right 20'-0" 4'-6" 3'-4 1/2"6"1'-8" 6" 28 ' - 0 " 20'-0" 28 ' - 0 " 2'- 0 " 9'-10 1/2"3 1/2"9'-10 1/2" 3'-0"3'-1 1/2"2'-3 1/2"11'-1/2" 11 ' - 8 1 / 2 " 3 1 / 2 " 3'- 1 " 2'- 1 " 3 1 / 2 " 10 ' - 3 " 6'-7 1/2"3'-2 1/2"3'-3"6'-7" 5'- 7 1 / 2 " 3 1 / 2 " 6' - 1 " 3'- 1 " 2'- 1 " 10 ' - 3 " 2'- 0 " chase as reqd brace rafters this wall brace rafters this wall scale 1/4"=1'-0" Floor 2 plan down clos Main br Br #3 Br #2 bath clos lin attic access clos clg jst/trusses see chart clg jst/trusses see chart B1 B1 in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 3This plan is licensed to B Mathusek Page 94 -10" -1 Foundation -10" -1 Foundation ±0" 1 Floor 1 ±0" 1 Floor 1 +8'-11" 2 Floor 2 +8'-11" 2 Floor 2 +17' 3 Ceiling +17' 3 Ceiling 4/12 pitch adjust pitch as required for window sill 5/4" casing 8x8 wood column 1x8 w/ 3" moulding PT lattice rake mold Front Elevation scale 1/4" =1'-0" E4 -10" -1 Foundation -10" -1 Foundation ±0" 1 Floor 1 ±0" 1 Floor 1 +8'-11" 2 Floor 2 +8'-11" 2 Floor 2 +17' 3 Ceiling +17' 3 Ceiling lattice panels stucco siding scale 1/4" =1'-0" Right Side Elevation 1'-6" 1x6 trim lag screw column to beam 3-2x6 column core beyond - column not shown - see elevation roof tie downs where wind pressures exceed 20 mph- IRC-802.11 metal drip edge 1x10 trim 3" crown 3/8" plywood 1/2" structural sheathing 2 layers 15 lb. felt roofing material gutter 1x8 continous soffit vent 2x6 ceiling joist soffit 2x4 plate blocking 3" crown blocking or triple beam scale 1"=1'-0"PE1 12 4 12 Typical Porch Boxed Eave scale 1"=1'-0" in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 4This plan is licensed to B Mathusek Page 95 -10" -1 Foundation -10" -1 Foundation ±0" 1 Floor 1 ±0" 1 Floor 1 +8'-11" 2 Floor 2 +8'-11" 2 Floor 2 +17' 3 Ceiling +17' 3 Ceiling Rear Elevation scale 1/4" =1'-0" -10" -1 Foundation -10" -1 Foundation ±0" 1 Floor 1 ±0" 1 Floor 1 +8'-11" 2 Floor 2 +8'-11" 2 Floor 2 +17' 3 Ceiling +17' 3 Ceiling stucco block PT lattice 5/4x6 corner board Left Side Elevation scale 1/4" =1'-0" in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 5This plan is licensed to B Mathusek Page 96 -10" -1 Foundation -10" -1 Foundation ±0" 1 Floor 1 ±0" 1 Floor 1 +8'-11" 2 Floor 2 +8'-11" 2 Floor 2 +17' 3 Ceiling +17' 3 Ceiling 25 ' - 5 " 2x4 platform 2x6 rafters or as per chart on cover sheet 9/12 roof pitch maintain 6'-8" headroom 2-2x8 R-see chart R-see chart R-see chart 15 risers at 7 3/8" 10" treads verify in field 14 7 5/8" risers 10" treads lower stair section 2x10 floor joist/3/4" sub-floor truss layout by supplier Scale 1/4" = 1'-0" Building Section B1 cut from 2x12 7 5/8" risers cut from 2x12 2x4 platform 7 1 / 2 " 7 1 / 2 " 2'-0" 1'- 0 " 6" 3' - 0 " 5/4x6 pt decking pt joist rail to resist 200 lbs from any direction 2x2 pt pickets - 4" o.c. 2x6 pt cap - tapper edges 1x4 pt - nail from top into pickets 2x4 pt - fasten to masonary w/ galvanized metal clips and masonary anchors 8x8 wood column 3-2x6 pt core tie 2x6 core to framing with metal post connector 3/4" x 3" x 3" "L" bracket screw to masonary column w/masonary anchors pt ledger or joist hangers lattice 1 x 10 alt skirt board 2x12 pt treads - paint finish round leading egde with 1/2" bit 1x8 pt - paint finish 2-2x10 PT 1 x 8 base w/ base cap 3-2x6 PT column - wrap w/1x stock 1x8 pt - paint finish 2x12 pt stringers - 2' oc max 2x12 pt treads - paint finish round leading egde with 1/2" bit metal connector- set into concrete footing w/ "J" bolt min. embed 7" concrete footing - size may vary as per local soil conditions and code requirements 4" x 12" concrete base 2x6 PT notch 6x6 for 2x10's rail at between 34" and 38" maximum triangular opening to not allow 6" sphere passage 5/8" thru bolts 2x10 PT @ stringer Simpson LSCZ or equal 5/8" carriage bolts 2x12 pt stringers - 2' oc max Porch Detail scale 1"=1'-0" Strap tie column core to floor framing to prevent wind up lift. rail and steps to comply with R 311.7 and R312 rail openings to not allow a 4" diameter ball to pass thru rail at steps to be 2'-10" high F6 4x4 pt posts at step bottom into 9" dia min. concrete hole 2 #4 rebar each way - if required by local codes (recommended always) 1'-6" 1x8 and 3" crown continuous soffit vent 1x8 gutter 3/16" A/C exterior plywood or 1x6 "v" groove paneling roofing material ceiling insulation see zone chart ceiling joist - see floor plan for size and spacing metal drip edge rafter ties @ 48" oc as per IRC- R 802.3.1 - 2x6, metal strap or other approved method 2x4 plate nailed to rim & joist roof tie downs where wind uplift pressures exceed 20 lb/sq IRC-802.11 1/2" structural sheathing 15 lb. felt 1/2" plywood or OSB siding gypsum wall board wall insulation see zone chart 2x4 studs at 16" o.c. alternate 2x6 studs 2-2x4 top plate caulking or sealant for air movement control 1" air space/baffle min scale 1"=1'-0" - rafters on joist Alternate roof trusses to be raised chord trusses 12 9 see chart on cover sheet for max unbraced rafter spans E1 Typical Boxed Eave 1'-0" 2x4 look out beyond 3/16" A/C exterior plywood or 1x6 "v" groove paneling 2x4 nailer 1x8 and 3" crown common rafter see chart 1/2" plywood or OSB siding 2x4 studs at 16" o.c. alternate 2x6 studs roofing material 1/2" structural sheathing 15 lb. felt metal drip edge 1x8 rake mold Typical RakeE4 - boxed soffit scale 1"=1'-0" 3 4 except Marine 5& Marine 6 7 8 .32(.35) NR 13 131 2 Ch e c k a p p r o p r i a t e c l i m a t e z o n e a s de t e r m i n e d b y l o c a l b u i l d i n g d e p t . 0 13 .35 0 Cl i m a t e Z o n e .32 .32 .32 38 030 19 038 (or 30ci) 19 10/13(10/15)20 or13+5h 30g Gl a z i n g U - f a c t o r Ce i l i n g s R - v a l u e Wo o d f r a m e w a l l R- v a l u e Fl o o r s R - v a l u e Ba s e m e n t c w a l l s R- v a l u e Minimum Insulation Chart Table N1102.1 - IRC 2015 & (2018 NCRC - in parentheses) Insulation and fenestration requirements by components a 49 30g 15/19 10, 2' 49 15/19 49 15/19 Cr a w l s p a c e c w a l l R- v a l u e 0 5/13 0 R v a l u e a n d d e p t h Sla b d pe r i m e t e r 10, 2'(10, 2') 10, 4' 10, 4' 10/13 (10/15) 0 5/13f 38g 38g 13 Gl a z e s f e n e s t r a t i o n SH G C b,e .25 .40 NR NR NR NR a - R-values are minimums. U-factors and SHGC are maximums. When insulation is installed in a cavity which is less than the label or design thickness of the insulation, the installed R-value of the insulation shall not be less than the R-value specified in the table. b - The fenestration U-factor column excludes skylights. The SGHC column applies to all glazed fenestration. d - R-5 shall be added to the required slab edge R-values for heated slabs. Insulation depth shall be the depth of the footing or 2 feet, whichever is less in Zones 1 through 3 for heated slabs. For monolithic slabs, insulation shall be applied from the inspection gap downward to the bottom of the footing or a maximum of 24 inches below grade whichever is less. For floating slabs, insulation shall extend to the bottom of the foundation wall or 24 inches, whichever is less. e - There are no solar heat gain coefficient (SGHC) requirements in the Marine Zone. g - Or insulation sufficient to fill the framing cavity, R-19 .40 .35 20 or 13+5h h - “13+5” means R-13 cavity insulation plus R-5 insulated sheathing. If structural sheathing covers 25 % or less of the exterior, insulating sheathing is not required where structural sheathing is used. If structural sheathing covers more than 25 percent of exterior, structural sheathing shall be supplemented with insulated sheathing of at least R-2. f - Basement wall insulation is not required in warm-humid locations as defined by Figure 301.1 and Table 301.1. c - “15/19” means R-15 continuous insulated sheathing on the interior or exterior of the home or R-19 cavity insulation at the interior of the basement wall. “15/19” shall be permitted to be met with R-13 cavity insulation on the interior of the basement wall plus R-5 continuous insulated sheathing on the interior or exterior of the home. “10/13” means R-10 continuous insulated sheathing on the interior or exterior of the home or R-13 cavity insulation at the interior of the basement wall. (“10/15” means R-10 continuous insulated sheathing on the interior or exterior of the home or R-15 cavity insulation at the interior of the basement wall or crawl space wall.) .25 .25 20 or 13+5h 20 or13+5h 20 or13+5h 20 or 13+5h 15/19 15/19 49 (38or 30ci) i - The second R-value applies when more than half the insulation is on the interior of the mass wall. 49 (38 or 30ci) (15 or 13+2.5h)(15 or 13+2.5h) (19n or13+5h) 10/13 (10/15) 10, 2' (10, 2') 10/13(10/15) 15/19(10/19) in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 6This plan is licensed to B Mathusek Page 97 SD SD SDSD Electrical - Floor 2 Plan scale 3/16" = 1'-0" F 220 SD 22 0 DW Electrical - Floor 1 Plan scale 3/16" = 1'-0" Right Right 1'- 0 " 1'- 0 " 1'- 0 " 1'-6" 1'- 6 " 3'-0"1'- 0 " 1'- 6 " Roof ventRoof vent Roof plan 4/12 pitch scale 3/16"=1'-0" 9/12 pitch 9/12 pitch rafters/trusses see chart rafters/trusses see chart 4/12 pitch4/12 pitch 9/12 pitch 9/12 pitch rafters/trusses see chart rafters/trusses see chartB1 B1 in f o @ t h o m p s o n p l a n s . c o m As h e v i l l e , N o r t h C a r o l i n a 82 8 - 7 3 4 - 2 5 5 3 T h o m p s o n P l a n s . c o m st a n d a r d c o n t r a c t d o c u m e n t All Federal, State and local codes shall be considered as a part of these documents, and shall take preference over anything shown or implied if differences arise. © 2023 Rick Thompson 3/30/23 original print date plan # 1002A 7This plan is licensed to B Mathusek Page 98 Evaluation Criteria Rating 1 - 5 ( 5 being the highest )Comments Housing Concept The extent to which the proposal achieves the goals outlined in the City of Oshkosh's Housing Needs Assessment of providing a diverse range of housing homeownership opportunities and complementing the housing fabric in existing neighborhoods. 5 Potential 4 total units. Variety of housing options New housing incorporates several inclusive and equitable aspects, including low-income housing, sustainability practices, universal design, and affordable homeownership. 5 Potential 4 total units. Variety of housing options Zoning and Architectural Design Standards Does the design of the single-family home, duplex, or triplex meet the City's Zoning Code for setbacks, impervious surface requirements, and accessory structures requirements? 4 Based on the site plan provided the layout appear to be largely code compliant. Does the design of the single-family home, duplex, or triplex meet the City's Architectural Design Standards?4 Exceeds minimum architectural standards. No plans provided for garage / ADU Is the proposed design compatible with other homes in the neighborhood?5 See above Quality of development and overall aesthetics (architectural) beyond that which is minimally required by the Zoning Ordinance. 5 Exceeds minimum architectural standards Other Submittal Requirements Does the single-family home, duplex, or triplex include floor plans, elevations, and a site plan? 5 Has the developer provided documentation to demonstrate that they can fund the project?1 Developer indicates cash but no documentation provided Is the proposed development schedule Ɵmely? (Completed in less than 1 year)5 6-9 months Total 39 Lot Name / Address/ID: __0605710000___________ Scoring Matrix - RDA Infill Lot Sale (Attachment A) Page 99 857 837A 831A 802A 819825829 832840 851 847 843 837 831 827 830 820 816 810 806 802 861 W 9TH AVW 9TH AV W 8TH AVW 8TH AV L:\GIS_Maps\Planning Base Map - For Windows 10.mxd User: hannahs 0 W 9 T H A V E City of Oshkosh maps and data are intended to be used for general identification purposes only, and theCity of Oshkosh assumes no liability for the accuracy of the information. Those using the information areresponsible for verifying accuracy. For full disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Printing Date: 6/27/2023 1 in = 50 ft1 in = 0.01 mi¯ 10 0 10 20 30 40 50 60 70 805 Feet Prepared by: City of Oshkosh, WI Page 100 LAND DISPOSITION 0 W 9TH AVE PC: 7/18/2023 GWEN E HEAGLE 32 MILL ST OSHKOSH, WI 54901 ISAAC RUMBUC/HANA COCHRAN 802 IDAHO ST OSHKOSH, WI 54902 SHAWN A/JENNIFER B RICKERT 748 W 8TH AVE OSHKOSH, WI 54902 DOUGLAS L MILIUS 1305 MARICOPA DR OSHKOSH, WI 54904 CHERYL L MUELLER 806 W 8TH AVE OSHKOSH, WI 54902 THOMAS J/JOYCE A SCHUNK LIFE ESTATE 810 W 8TH AVE OSHKOSH, WI 54902 RANDALL/BARB SAWALL 816 W 8TH AVE OSHKOSH, WI 54902 MARCIA A JUNGWIRTH 819 W 8TH AVE OSHKOSH, WI 54902 RICHARD J DEMLER REV TRUST 825 W 8TH AVE OSHKOSH, WI 54902 THOMAS FRITZ 829 W 8TH AVE OSHKOSH, WI 54902 DONALD L/C M BOELTER 840 W 9TH AVE OSHKOSH, WI 54902 COLIN/AGNIESZKA DONOVAN 832 W 9TH AVE OSHKOSH, WI 54902 JAMR PROPERTIES LLC 900 W 9TH AVE OSHKOSH, WI 54902 JORDAN W/ASHLEY E JUNGWIRTH IV 906 W 9TH AVE OSHKOSH, WI 54902 GEFFERS PROPERTIES LLC 2640 WESTMOOR RD OSHKOSH, WI 54904 JOHN W/ELIZABETH A ZINK 861 W 9TH AVE OSHKOSH, WI 54902 WATER CITY PROPERTIES LLC 5377 INLET CT OMRO, WI 54963 ANDREW D ROTH 847 W 9TH AVE OSHKOSH, WI 54902 D & M RENTALS LLC 522 W 12TH AVE OSHKOSH, WI 54902 VIENOLA PROPERTIES LLC PO BOX 8042 OSHKOSH, WI 54903 GALLERY HOMES REAL ESTATE RENTALS LLC 5535 COUNTY RD S OSHKOSH, WI 54904 Page 101 RUGBY ST IDAHO ST W 8TH AV W 7TH AV W 10TH AV W 9TH AV StoegbauerPark J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 6/26/2023 1 in = 120 ft1 in = 0.02 mi¯0 W 9TH AVE City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 102 W 6TH AV WYOMING ST BISMARCK AV RUGBY ST W 4TH AV W 5TH AV DAKOTA ST W 11TH AV DAKOTA ST KANSAS ST CONCORDIA AV RUGBY ST GUENTHER ST W 10TH AV WEISBROD ST DELAWARE ST W 7TH AV W 8TH AV W 7TH AV BERGER ST PLUMMER ST W 7TH AV W 6TH AV W 4TH AV BISMARCK AV W 5TH AV OSBORN AV W 12TH AV W 11TH AV W 10TH AV OSBORN AV W 3RD AV IDAHO ST GEORGIA ST GEORGIA ST FOSTER ST FOSTER ST W S O U T H P A R K A V OHIO ST KNAPP ST W 9TH AV HI I I I I I I-PD MR-12 MR-20 MR-20 NMU NMUNMU NMU RMU RMU-PD SR-5 SR-5 SR-5 SR-5 SR-9 SR-9 SR-9 TR-10 UI UMU UMU UMU UMU J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 6/26/2023 1 in = 500 ft1 in = 0.09 mi¯0 W 9TH AVE City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 103 IDAHO ST W 8TH AV RUGBY ST W 7TH AV W 9TH AV J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 6/26/2023 1 in = 100 ft1 in = 0.02 mi¯0 W 9TH AVE City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 104