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HomeMy WebLinkAboutBLD10-109CONSTRUCTION PROGRESS RECORD CITY OF PORT TOWNSEND Development Services Department 250 Madison Street, Suite 3, Port Townsend, WA 98368 POST THIS CARD IN A SAFE, CONSPICUOUS LOCATION. PLEASE DO NOT REMOVE THIS NOTICE UNTIL ALL REQUIRED INSPECTIONS ARE MADE AND SIGNED OFF BY THE APPROPRIATE AUTHORITY AND THE BUILDING IS APPROVED FOR OCCUPANCY. STAMPED APPROVED PLANS MUST BE AVAILABLE ON THE JOBSITE. PARCEL NO. 965701104 PERMIT NO. BLD10-109 ISSUED DATE 06/03/2010 EXPIRATION DATE 11/30/2010 ADDRESS 725 CASS ST CONSTRUCTION TYPE OCCUPANT LOAD OWNER HARBOUR ROBERT J PROJECT DESCRIPTION Move & Foundation Only for SFR CONTRACTOR OWNER BUILDER LENDER INSPECTION NSP ATE COMMENT INSPECTION | rape DATE COMMENT S ; Bile Visit 6/2/io Rick. FOOTING io’ baht Ll Pov) ima a SiTR Vis i, pele Rick FOUNDATION WALL ei’ by /g FOUNDATION DRAIN. {> [=4°/, INS-FLOOR ee al PLANNING FINAL 9 Wz Net Keavice-/ FINAL PUBLIC works _|{/! /l4/fpay &P FINAL - BLDG. Eee — TO REQUEST AN INSPECTION CALL (360) 385-2294. INSPECTION REQUESTS MUST BE RECEIVED PRIOR TO 3:00 PM FOR NEXT DAY INSPECTION. Message For \Yexgece from brad Jensen date “ [> / number. 2 | ae VO | time “a ek Gi) CITY OF PORT TOWNSEND PERMIT ACTIVITY LOG PERMIT# RBUDd1O—-104 DATE RECEIVED _©-729: 1© SCOPE OF WORK: More € Foundation only Sor SER DATE ACTION INITIALS Sao to ENTERED INTO CHET Nw S:20- 10 _| CHECKED FOR COMPLETENESS MW GS ASO Flun reurew comalzizs (Foundation Only) R= —— 3h Revison ts Foundation plans No Fee's will be © Wat Te abply For Neu? Cemmit tov the conpletiog —— of remo &| +5 ockwe SFA Z2[¢((2 Fea stohhn + AIEX Sianed of on [SF Snover rons RS tot RE Qive/" Zoning: Jd by John - See HEC ¢ Variunce COWS Gi Setbacks OK? ' Lot Size: Building Size: Lot Coverage: FAR OK? Height OK? Parking OK? Critical Area? Demo? Historic Rev? Notice to Title? Lots of Record? BUILDING PERMIT City of Port Townsend Development Services Department 250 Madison Street, Suite 3, Port Townsend, WA 98368 (360)379-5095 Project Information Permit # BLD10-109 Permit Type Residential - Miscellaneous Project Name — Foundation Site Address 725 CASS ST Parcel # 965701104 Project Description Move & Foundation Only for SFR Names Associated with this Project License Type Name Contact Phone # Type License # Exp Date Applicant Harbour Robert J Owner Harbour Robert J Contractor Owner Builder Q- STATE exempt 12/31/2010 Fee Information Project Details Project Valuation $1,770.00 foundation only permit 1,770 DOLL Plan Review Fee 50.00 Units: Heat Type: PLAN REVIEW DEPOSIT 50 50.00 Bedrooms: Construction Type: PLAN REVIEW REFUND 50 -50.00 Bathrooms: Occupancy Type: R-3 Building Permit Fee 63.15 State Building Code Council Fee 4.50 Technology Fee for Building Permit 5.00 Record Retention Fee for Building 3.25 Permit Total Fees $ 125.90 Conditions 1. Property corner survey pins must be located at time of footing inspection to verify setbacks. 2. Planning and Public Works to be finaled prior to Building Final approval. *** SEE ATTACHED CONDITIONS *** Call 385-2294 by 3:00pm for next day inspection. Permits expire 180 days from issuance if work is not commenced, or if work is suspended for a period of 180 days. Work is verified by obtaining a valid inspection. The granting of this permit shall not be construed as approval to violate any provisions of the PTMC or other laws or regulations. I certify that the information provided as a part of the application for this permit is true and accurate to the best of my knowledge. I further certify that I am the owner of the property or authorized agent of the owner. Print Name Qole Varaw a Signature 06/03/2010 MWAY Date Expires: 11/30/2010 Date Issued: Issued By: D) EVEIVE In) Development Services Residential Building Permit Application Project Address: Legal Description (or Tax#) “0 T25 CASS ST Addition: KUHNS RANCH, Zoning: Block: {\ Parcel# “465 /O|l (O+ _ | Lot(s): 7 Project Description: Mowe € FOUNDATION ONLY Foz SINGLE FAMILY RESIDENCE | Applications by mail must include a check for initial plan review fee of $150 for projects valued over $15,000. See Page 2 for details on plan submittal requirements. Property Owner/Applicant: Building Information (square feet): Name:_ Kot HINA U 1* floor ITO Garage: O Address: ide) GO0x > 6 2™ floor o Carport: Oo. CityisuZin; COUPENILLE wA 48239) | 3%floor O—Other: Phone: Email: 360°63% «242-9 hacbovt ig Basement Gontsedizerasanaaie Wet Finished: __O Unfinished: 416 Name: Decks / Porches Phone: SAME AS PROP OWnEO | Covered: O Uncovered _O Email: Heat Type: PROPANE ; Electric Heat Pump Other oo aatliiciiaiatieal Total: #Bedrooms Fo) #Bathrooms 2 Address: 5,000 City/St/Zip: Size of lot ++,096- Square feet Total Lot Coverage (Building Footprint):* Phone: Of, Email: Square feet: (770 % 52. State License #: Exp: sipervicus Sabie? City Business License # Square feet: 17710 *Total existing & proposed Lender Information: What year was the structure built? 1280? Pape sip RC noo nee projects over If work includes demolition, see Page 2. Name: No LENO EZ Any known wetlands on the property? Y s) Project Valuation: $_ 24, 000 Any steep slopes (>15%)? Y G) | hereby certify that the information provided is correct, that | am either the owner or authorized to act on behalf of the owner and that all activities associated with this permit will be in accordance with State Laws and the Port Townsend Municipal Code. Print Name: KoféES1 HAegour A sonaure_ (abet A ena Date: Wau LD, 7Al O Page 1 of 2 - 10/7/2009 -OVER- CERTIFICATE OF REVIEW and FINDINGS OF THE HISTORIC PRESERVATION COMMITTEE Design Review Application HPC10-016, Rob Harbour The Port Townsend Historic Preservation Committee has completed its design review of the: Relocation of a Secondary historic single-family residence a distance of 7.4 feet to the north. Representative: Rob Harbour, Owner For the building located at: 725 Cass St. The building classification: (highlight one): Pivotal Primary Secondary Altered Historic/Recent Compatible —_ Intrusion Review of the project is: Mandatory Compliance with review is: (circle one) Mandatory The review was conducted pursuant to Chapter 17.30 and of the Port Townsend Municipal Code, and was based on the application submitted on May 11, 2010 Applicable Guidelines: Secretary of the Interior Guidelines, Local Criteria for determining historical significance per Section 2 of Ordinance 2969 and PTMC 17.30. After review of relevant design guidelines, the Historic Preservation Committee finds that the proposed development: The proposed minor relocation of the house does not include the destruction or removal of portions of a building that are significant to defining its historic character, as provided for in PTMC 17.30.085. The applicant’s propos’ is considered Rehabilitation of a Secondary Chair, Historic Preservation Committee BSD Director (or designee) Bed_Permits:Form Letters2 Page | of 1 — Revised 12/98 City of Port Townsend Development Services Department 250 Madison Street, Suite 3, Port Townsend, WA 98368 (360) 385-5095 FAX (360) 344-4619 Re: . Minor Variance ) File No. LUP10-025 Application of: ) FINDINGS, Rob Harbour & Carol Orazem ) CONCLUSIONS AND ) FINAL DECISION SUMMARY OF APPLICATION AND DECISION Date: May 7, 2010 Application: Minor Variance request to allow a 1.6 foot reduction in the required side yard setback from an abutting street right-of-way. Location: The subject property is described as Lots 5 and 7, Block 11 of Kuhn’s Ranch, as per plat recorded in Volume 2 of Plats, page 16, Records of Jefferson County Washington. The Jefferson County Assessor’s parcel number is 965-701-104. The residence is located at the intersection of Lincoln Street and Cass Street with an address of 725 Cass Street. Staff Contact: John McDonagh, Senior Planner Decision: The application is CONDITIONALLY APPROVED. After respectful consideration of the above referenced application, the Port Townsend Director of Development Services hereby adopts the following Findings, Conclusions and Decision. Findings of Fact Project Summary and Ownership 1. On March 22, 2010, Rob Harbour and Carol Orazem submitted a Minor Variance application seeking a 1.6 foot reduction in the 10 foot side yard setback normally required from an abutting street right-of-way. The reduction is requested as part the applicant’s efforts to relocate an existing single family home on the site so it is placed entirely on Lot 7, Block 11 of Kuhn’s Ranch Addition. (Exhibit A — Minor Variance application, site plan and narrative). The applicants have provided satisfactory evidence that they are owners of the subject property (Exhibit B — Personal Representative’s Deed, AFN 545940). Page 1 of 4 2. Approval of a Minor Variance may permit up to a 20% reduction of one setback, as sets forth in Port Townsend Municipal Code (PTMC) 17.08.070. The requested side yard setback would be 8.4 feet, which is a 16% reduction of the standard. Zoning, Encroachments and Non-Conformities 3. The subject property is located in the R-II zoning district. The R-II zone is primarily a single-family residential district, and permits duplexes, triplexes and fourplexes at a density of up to 8 units per 40,000 square feet of area. Required setbacks within the R-II zone are 10-feet from the front and rear property lines (with a 20 foot front setback for garages), and 5 feet from the side property lines. Where side property lines involve a street right-of-way, the required setback is 10 feet. All lots within the R-II zoning district must be a minimum of 50- feet in width and have an area of not less than 5,000 square feet. The house at 725 Cass Street is presently non-conforming with respect to the required 10 foot front yard setback from Cass Street. In addition, an existing bay window on the south side of the house currently encroaches 2.39 feet onto the applicant’s adjoining lot (Lot 5, Block 11, Kuhn’s Ranch) (Exhibit C — Record of Survey, AFN 544255). If the Minor Variance is . approved, the house would be relocated and both of these encroachments and/or non- conformities would be corrected. Lot 5 would become buildable as a stand alone lot just as originally platted. The house, if re-located completely onto Lot 7, would be rehabilitated as a contributing historic structure within Port Townsend’s National Historic Landmark District. State Environmental Policy Act (SEPA) and Critical Area Review 5. The property is not mapped as containing any critical area and none were observed during a site visit by DSD staff. It was found to be categorically exempt from review under the State Environmental Policy Act (SEPA). Public Notice 6. On April 2, 2010, public notice and comment on the Minor Variance request was sought through a mailing to adjacent property owners within 300 feet of the property (Exhibit D — Notice of Application). In addition, a public notice sign was placed on the property. The public notice offered a 20-day comment period, which concluded April 22, 2010. No written or verbal comments were received on the project. Minor Variance Approval Critiera 1s PTMC 17.86.055 sets forth six (6) approval criteria for granting of a Minor Variance. These criteria are listed below in italics and followed by the DSD Director’s analysis: a. The Minor Variance does not detract from the desired character and nature of the vicinity in which it is proposed; DSD Analysis: The R-II zone allows for detached single-family development on lots of 5,000 square feet in size or greater. This proposal, with each lot being 5,500 square feet in size, would not increase the overall density that would otherwise be permitted for the subject property. The existing home at 725 Cass Street has both an encroachment onto the adjoining Lot 5 and a non-conforming front yard setback from Cass Street. The proposed Minor Variance would correct these non-compliant aspects of the home in exchange for a de minimis reduction of a side setback from a right-of-way. Approval of the request would not detract from the desired character and nature of the surrounding neighborhood. Page 2 of 4 b. The Minor Variance is consistent with the existing land use pattern with regard to the standard being varied; DSD Analysis: Due to the late 19" and early 20" century pattern of development, non- conforming setbacks and encroachments exist throughout Port Townsend’s residential neighborhoods. By examining 2004 aerial photos, this block and neighborhood are no exception to this general pattern (Exhibit E — 2004 aerial of Block 11). Within Block 11, three (3) existing single family homes (1806, 1818 and 1824 Lawrence) all appear to be non- conforming with respect to both their side yard setbacks and their front yard setbacks. The residence immediately south of the subject site (829 Lincoln) also appears to be non- conforming with its western boundary side yard setback. Numerous other principal and accessory buildings in other blocks near the site have similar non-conformities and/or encroachments. The Minor Variance request is consistent with the land use pattern regarding the standard being varied. c. The Minor Variance Does not interfere with or negatively impact the operations of existing land uses and all legally permitted uses within the zoning district it occupies; DSD Analysis: Use and enjoyment of surrounding properties will not be adversely affected by granting of an 18 inch setback reduction adjacent to a 50 foot wide street right-of-way developed with only a 17 foot wide travel surface. No views or solar access for other properties would be blocked. The privacy enjoyed by adjacent homes is unaffected by the request. Approval of the Minor Variance would not interfere with or negatively impact existing land uses or other permitted uses within the underlying R-II zone. d. The Minor Variance does not constitute a threat to the public health, safety and general welfare within the city; DSD Analysis: Re-location of 725 Cass Street to within 8.4 feet of Lincoln Street will not interfere with sight distance at the intersection of these two streets. No matters concerning building or fire code compliance would be generated by granting the request. In sum, no threat to public health, safety and general welfare within the city would be posed by approval of the Minor Variance. e. The Minor Variance is minor in nature and would not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zoning district in which the subject property is located; DSD Analysis: The requested reduction is the minimum necessary to allow 725 Cass Street to be placed entirely on Lot 7 and meet the side yard setback required from the internal property line shared with Lot 5. As noted previously, numerous properties in the immediate vicinity have similar non-conformities and encroachments. If similar circumstances existed for a nearby property requesting comparable relief, the proposal would receive equal consideration. Approval of the Minor Variance would not constitute granting of a special privilege that would be denied other properties in the area. Ji The Minor Variance does not result in an increase in the allowable density available for the proposal prior to the application; Page 3 of 4 DSD Analysis: Two (2) existing platted lots exist and after relocation the house at 725 Cass Street entirely onto Lot 7 to correct its encroachment onto Lot 5, two lots will remain. The Minor Variance does not increase the allowable density of the overall site. Conclusions 1. Chapter 17.86 of the Port Townsend Municipal Code (Variances) specifies the criteria for approval or approval of variances from the provisions of the Title 17 (Zoning). The purpose of the variance process is to provide a mechanism whereby the city may grant relief from the provisions of Title 17 when it meets the criteria listed in the following conclusions. As noted in Finding No. 7, above, the approval criteria for Minor Variances in Section 17.86.055 have been analyzed and are met. Decision Based on the foregoing Findings and Conclusions, application for Minor Variance LUP10-025 is hereby APPROVED subject to compliance with the following CONDITION: 1. Relocation of the home at 725 Cass Street to within 8.4 feet of the Lincoln Street right-of- way shall be done in strict conformance with the plans submitted with the application. This includes correction of the front yard setback from Cass Street (to a minimum of 10 feet) and correction of the side yard encroachment onto Lot 5 (by being setback no more than 5 feet). . 2. A building permit for relocation of 725 Cass shall be submitted for review and approval by the DSD Department. The re-located house must be placed onto a foundation according to approved plans and to the current International Residential Code building standards, and pass a final building inspection. 3. Prior to re-location of the house, Design Review approval involving a recommendation of the City’s Historic Preservation Committee (HPC) must be obtained. VY f___~ S/io fo ichard\M. Sepler = Date Planning/Development Services Director Exhibits Exhibit A — Minor Variance application, site plan and narrative Exhibit B — Personal Representative’s Deed, AFN 545940 Exhibit C — Record of Survey, AFN 544255 Exhibit D — Notice of Application Exhibit E — 2004 aerial of Block 11 Appeal to the Hearing Examiner Pursuant to Table 2 of Subsection 20.01.210 PTMC, an applicant or other party of record who may be aggrieved by the administrative decision on a Type II permit may appeal the decision to the hearing examiner; provided, that a written appeal in conformance with Chapter 1.14 PTMC is filed within 14 calendar days after the notice of the decision. The date on which a decision is deemed issued is 3 days after a written decision is mailed by the City. The appeal period ends March 3, 2008. Page 4 of 4 Receipt Number: BLD10-109 965701104 Plan Review Fee $50.00 $50.00 $0.00 BLD10-109 965701104 PLAN REVIEW REFUND 50 -$50.00 -$50.00 $0.00 BLD10-109 965701104 Building Permit Fee $63.15 $63.15 $0.00 BLD10-109 965701104 State Building Code Council Fee $4.50 $4.50 $0.00 BLD10-109 965701104 Technology Fee for Building Permit $5.00 $5.00 $0.00 BLD10-109 965701104 Record Retention Fee for Building Per $3.25 $3.25 $0.00 Total: $75.90 10-0471 05/20/2010 PLAN REVIEW DEPOSIT 50 $50.00 BLD10-109 Pe Se es i eS ee se CHECK 5970 $ 75.90 Total: $75.90 genpmtrreceipts Page 1 of 1 Receipt Number: BLD10-109 965701104 PLAN REVIEW DEPOSIT 50 $50.00 $50.00 $0.00 Total: $50.00 CHECK 5960 $ 50.00 Total: $50.00 genpmtrreceipts Page 1 of 1 be sobmritting somatinn {rn o agent slob, addition) pesls hn sn shi Lewirg , freening , & WWe vest. Sua <sonn, La Z wees. We agred zorlin on wplrmed pani ageroad ond Hum... 2k ovr sulowithid the vast olwse hecaune Ue omddrid male ony draguns ( Bud10-104 KseUED O18 [Z010) , This trma tvs Ww be Ulead surce Wt urce o Ret of loaries iquasd owt , so pales th eset, agents wold walt. Uyrun cal . Lak me kino haat & wricgira #21 uidl oe ma Thi sath wot Qui, SUPPLEMENTAL FOUNDATION APPLICATION 725 CASS STREET HARBOUR RESIDENCE (BLD 10-109) 3/11/11 Attached are two copies of a supplemental foundation plan, one annotated and one clean. This phase is intended to provide: — pads for floor stiffening members — aconcrete slab in the basement area, and — support for a non bearing wall in the basement. Pads 18"x 18” pads will be located under key interior walls and in the middle of floor joist spans. Post brackets will be placed in the pads at the time the cement is poured. One new interior wall between the kitchen and den is directly over the remains of an abandoned and filled cistern and may need supplemental support in the future. I propose to build that wall; see how the existing 2 x 8s react, and then provide support where needed. The proposed 4 x 6 beams will run the width of the house and tie into adjoining beams and sills with appropriate connectors to be specified in a future phase. Slab A 4” slab will be poured in the basement area. (See attached sketch) In order to be adaptable to a range of future uses, 2” rigid foam insulation will be installed around the perimeter of the basement. To preserve valuable head room, the top of the slab will be at the same level as the top of the perimeter wall footing. A 2” floor drain will drain to an exterior sump to handle leaky hot water heaters, etc. (See annotated plan) Support for wall in basement 8” of concrete with #4 rebar will support a frame wall in the basement. (See sketch) 3 js 7/j | qf ist REVISION F=] FILE COPY ‘SLAB 4" Concesete 2. FORM, (HISUL.- Wig Mil VaPow BARZIER, VALLE IN| BASEMENT a PRESSURE TREATED 2y Tor OF FOOTING €SLAG . XA REBAR TIED INTO FOOTING ~ 2” FOAM, INSLL. Yax 0 A.B, ~ 7 EMREDWENT 6 0.C. WITHIN (2 OF EACH END Piece Existing 18" x 8" Footing V4 4" x 6” Beam W 4" x 4” Posts w Brackets Zo Z = __Proposed _ 18" x 18" x 8° Concrete Pads Existing 18” x 8" Footing w/ #4 Rebar w/ 4" x 4" Posts 6' OC / ; 2" x 6" Joists 24" o.c. under 2 layers 1" x 12" ____ Proposed __ 18" x 18" x 8" Concrete Pads | w/ #4 Rebar ~~ Existing 18” x 8” Footing & Existing 18" x 8" Footing w/ Shear Wall \ 4" x 6" Beam W 4" x 4" Posts w/ Brackets PONY WALL. 2" x 8" Joists 24" 0.C. under 1°x 7" T&G YW/AL 1a f (29) Vi e | REMAINS OF C\STERN Proposed 18" x 18" x 8° Concrete Pad w/ #4 Rebar gp EXISTING FOUNDATION . Tis, Supplemental Foundation Plan March 10, 2011 4° x 12" Glu Lam Beam A Additional information will be provided for subsequent building permit application phases Scale 1/4 "= 1' REVISION ~rrne Harbour Residence 725 Cass St Fe] FILE COPY Basement V a r a t p l 2 d l a e e l o r ™ ) = J o v e s h o e R | worry: Cass St. [EGET C Ie I | VW E [n) ) 10’ Front Yard Setback | NN MAY 20 2010 : ee N\ i CITY OF POT TOWNSEND : i 3 © = 8.4’ Side Yard 5’ Side Yard Setback Setback per Variance LUP L — 10-025 ——_ = ; eeeeesssese 7 eee ee = Oe s , ge i) [= 30’ Rear Yard Setback 3 & Off Street Parking Area Lot7 Lot 5 50’ 50’ Notes: No additional impervious surfaces will be created as a result of this project. Stormwater will be managed by downspouts and an on-site drywell. No critical areas are located on the site. The site is not encumbered with easements, deed restrictions, or other encumberances which would restrict use of the property. Site Plan for \ Scale : 1” = 20’ Foundation Application at 725 Cass St. North Lot 7, Block 11, Kuhn’s Ranch Parcel # 965-701-104 FILE COPY ie - Ms J MAY 20 2010 - | CITY OF PORT TOWNSEND OSD oe e VERTICAL Mo \ REBAC 16 06 , MAX. Ny fo) ’ - __ \ | 44, = =," \ %) Za Sige < — — SY Yo X93 5 ° REBAK & =[[]% 6° 9 en i J | > ~' "a? ae J | oa oO a fo! D : 4 0 O | ri t ? a Bg 4 D v | (hy 2 ao? 4 ‘ 0 | g" et e Ya) oy 4 | Le) D - - lo” | APPROVED PRESSURE TREATED Sick. dete: = L220 (Sec. R403.1.6 & R602.11.1 (IRC) ql Permit yo ais: 10% Anchor Bolts shall be at least 1/2" in By: - IAS . diameter & shall extend a minimum of 7" Building Official into masonry or concrete. CITY OF PORT TOWNSEND i /4" x 3" x 3" pl , fiche cttehabai _) FOUND AT OM S ECT QQGHICE: Plans are approved excepting ; Py, any errors or omissions. All work must G O.C. AND WITHIN \Q oF pass inspection in conformance with FACH END PIECE all applicable codes and regulations. FOU RATION APPLICATION HARKOUR ESIDENCE 72S CASS ST \ d 0 9 3 1 4 Bedroom 209 sf Bath & Utility 156 sf Floor Plan for Foundation purposes only. 3'-10" New Wall Living Room 184 sf 13'-8" Bedroom 198 sf New Window 14'-2" Additional detail will be provided for subsequent building permit application. Note: All walls, windows, & doors are existing unless noted as new. Scale 1/4" = 1' \ NORTH Harbour Residence 725 Cass St 7" New Wall Dining 249 sf 22-8" Kitchen | 114 sf 8'-7" 13 ' - 8 " : Bath Entry © 56 sf 82 sf ee) g'-8" 6'-9" Bedroom io 224 sf =~ bl 22'-0" 4" x 6" Beam w/ 4" x 4" Post 6' O.C. \ [| 2 Floor joist directly under parallel interior walls i L 2" x 6" Joists 24" o.c. | under 2 layers 7" x 12" R-30 FLOOR INSULATION \ / 4" x 6" Beam w/ 4" x 4" Post 6' O.C. ne / PRESSURE TREATED Zbo aq 2"x 8" Joists 24" 0.c. under 1"x 7" T&G Section R401.3 (IRC) Lots shall be graded to drain surface water away from foundation walls. The grade shall fall a minimum of 6 inches within the first 10 feet. Foundation Plan Scale 7/4."= 7' Harbour Residence 725 Cass St AEP EVES : ; hoa | Hjyjevy Gi WV e& In 2] ee eT ry | Hl Hedi 2.0" 2-4" 4" x 6" Beam w/ 6" x 6" Post 6' O.C. / | / f 2" x 6" Joist 24" 0.c. under 1"x 5" T&G } Basemer