HomeMy WebLinkAbout5210 27 Locust St Garage Building Plan 10.09.25SCOPE OF WORK
1 . ALL WORK SHALL BE IN CONFORMANCE WITH ALL APPLICABLE
CODES AND SHALL INCLUDE ALL THE REQUIREMENTS OF OTHER
AGENCIES HAVING JURISDICTION.
2. EXAMINATION OF THE SITE AND PORTIONS THEREOF THAT AFFECT
THIS WORK SHALL BE MADE BY THE GENERAL CONTRACTOR, WHO
SHALL COMPARE EXISTING CONDITIONS WITH THE CONTRACT
DOCUMENTS AND SATISFY HIM/HERSELF AS TO THE EXISTING
CONDITIONS UNDER WHICH WORK IS TO BE PERFORMED.
CONTRACTOR SHALL AT SUCH TIME ASCERTAIN AND VERIFY THE
LOCATIONS OF EXISTING STRUCTURES.
3. THE CONTRACT DOCUMENTS DESCRIBE DESIGN INTENT, AND ARE
NOT INTENDED TO BE ALL INCLUSIVE. GENERAL CONTRACTOR IS
RESPONSIBLE FOR THE MEANS AND METHODS TO PROVIDE
OPERATIONAL SYSTEMS AND INSTALLATIONS.
4. GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR THE
THOROUGH COORDINATION OF ALL TRADES.
5. GENERAL CONTRACTOR SHALL VERIFY ALL DIMENSIONS,
ELEVATIONS AND CONDITIONS AT THE SITE, CONFIRM THAT THE
WORK IS BUILDABLE AS SHOWN.
6. ALL DIMENSIONS ARE TO FACE OF STUD, FACE OF CONCRETE,
AND CENTERLINE OF STEEL UNLESS OTHERWISE NOTED.
DIMENSIONS NOTED AS "CLR" OR CLEAR MUST BE PRECISELY
MAINTAINED. DIMENSIONS ARE NOT ADJUSTABLE UNLESS NOTES AS
"+/-". VERIFY DIMENSIONS MARKED "V.I.F." PRIOR TO
COMMENCEMENT OF CONSTRUCTION.
7. "ALIGN" SHALL MEAN TO ACCURATELY LOCATE FINISH FACES IN
THE SAME PLANE.
8. DO NOT SCALE DRAWINGS. DIMENSIONS SHALL GOVERN.
DRAWINGS AT A LARGE SCALE SHALL TAKE PRECEDENCE OVER
DRAWINGS OF A SMALL SCALE. DETAILS SHALL GOVERN OVER
PLANS AND ELEVATIONS.
9. GENERAL CONTRACTOR SHALL VERIFY THAT NO CONFLICTS EXIST
IN LOCATIONS OF ANY MECHANICAL, TELEPHONE, ELECTRICAL,
LIGHTING, PLUMBING, AND SPRINKLER SYSTEM (TO INCLUDE BUT
NOT LIMITED TO ALL PIPING, DUCTWORK AND CONDUIT) AND THAT
ALL REQUIRED CLEARANCES FOR INSTALLATION AND MAINTENANCE
ARE PROVIDED.
1 0. ALL MANUFACTURED ARTICLES, MATERIALS, AND EQUIPMENT
SHALL BE INSTALLED, CONNECTED, ERECTED, CLEANED AND
CONDITIONED PER THE MANUFACTURER'S INSTRUCTIONS.
1 1 . CONTRACTOR SHALL PROVIDE SOLID BLOCKING AS REQUIRED
FOR THE INSTALLATION OF ALL SIDING, EQUIPMENT, CABINETS,
WOOD TRIM, ACCESSORIES, HANDRAILS, ETC.
1 2. SEALANT, CAULKING AND FLASHING, ETC. LOCATIONS SHOWN
ON DRAWINGS ARE NOT INTENDED TO BE INCLUSIVE. FOLLOW THE
MANUFACTURER'S INSTALLATION RECOMMENDATIONS AND
STANDARD INDUSTRY AND BUILDING PRACTICES.
1 3. STRUCTURAL DRAWINGS TAKE PRECEDENCE OVER
ARCHITECTURAL DRAWINGS IN STRUCTURAL MATTERS
10/9/2025DATE:
NOTE:
ALL DRAWINGS AND WRITTEN
MATERIAL
APPEARING HEREIN
CONSTITUTE ORIGINAL
AND UNPUBLISHED WORK
GREGOR MITTERSINKER, AND
ARE PROPERTY
OF GREGOR MITTERSINKER AND
MAY NOT BE
COPIED OR USED AS THE BASIS
FOR ANY
NEW PLAN WITH OUT CONSENT
OF THE OWNER.
THE GENERAL CONTRACTOR IS
TO
REVIEW PLANS AND VERIFY JOB
CONDITIONS
AND REPORT ANY
DISCREPANCIES
TO ARCHITECT PRIOR TO START
OF WORK.27 LOCUST ST. YARMOUTH02664PARCEL 14ownerGREGOR MITTERSINKERADDRESS
190 BENEVOLENT ST
PROVIDENCE, RI 02906
27 LOCUST ST. YARMOUTH
PARCEL 14
VICINITY MAP
EXISTING PHOTO
PROJECT DATA GENERAL NOTES
APPLICABLE CODES
REFERENCE SYMBOL
-A GARAGE ADDITION TO THE MAIN HOUSE
-ADDITION OF A STORAGE ATTIC OVER THE GARAGE
-ADDITION OF A STORAGE ATTIC OVER THE LIVING AREA
-ADDITION OF NEW 2nd FLOOR BEDROOM AREA
-INTERIOR REMODELING OF THE EXISTING HOUSE TO
ACCOMMODATE THE NEW SPACES, BATH, WORK AREA AND
ENTRANCE.
LOT AREA: 10,310
CONSTRUCTION TYPE: V-B
OCCUPANCY GROUP:U-1
ZONING: 5
EXISTING PROPOSED
10TH EDITION OF THE MASSACHUSETTS STATE BUILDING
CODE (780 CMR),
2021 INTERNATIONAL ENERGY CONSERVATION CODE (IECC),
EFFECTIVE IN CLIMATE ZONE 5
PROPOSED DESIGN
2 BEDROOMS + 2 BATHROOMS
LIVING AREA 1,173 sq ft
GARAGE AREA 0
GROSS FLOOR AREA = LIVING
AREA
+GARAGE = 1,173 sq ft
FAR = 1,173/10,310 = 0.114
LOT COVERAGE = (LIVING AREA
+
GARAGE)/LOT AREA =
1,173/10,310 = 11.4%
3 BEDROOMS + 3 BATHROOMS
LIVING AREA = 1,210.5 sq ft
GARAGE AREA 578 sq ft
(ADDITION AREA 618 sq ft)
FLOOR AREA = LIVING AREA + (n)bedroom
above
GARAGE =
1,271.56 + 635.79 + 690.86 = 2,598.21 sq ft
FAR = 2598.21/10,310 = 0.25
REQUIRED FRONT SETBACK: 30'
PROPOSED FRONT SETBACK: 58' 4''
REQUIRED REAR SETBACK: 20'
PROPOSED REAR SETBACK: 20.5'
MAXIMUM BUILDING HEIGHT: - 35'
PROPOSED BUILDING HEIGHT: 28' 3''
PROPOSED PARKING:
COVERED: 2 PARKING
UNCOVERED: 1 PARKING
REVISION
NUMBER DATEPROJECT OVERVIEW1
LAYOUT PAGE TABLE
NUMBER TITLE
1 Project Overview
2 SITE PLAN
3 FLOOR PLAN
4 FLOOR PLAN
5 ROOF & FOUNDATION PLAN
6 ELEVATIONS
7 ELEVATIONS
8 3/4 right and left Elevations
9 SECTIONS
10 FRAMING PLANS
11 VENTILATION DIAGRAM
12 WINDOW AND DOOR SCHEDULE
13 DETAILS
14 ELECTRICAL PLAN
15 PLUMPING PLAN
ASSESSOR MAP
52'-8 1/4"15'-8"
15'-8"
10'
29'-11 11/16"10'-0 1/16"101.75 BACK PROPERTY LINE 100.22 SIDE PROPERTY LINE 99.71 SIDE PROPERTY LINE WALK WAY
LOCUST STREET
(PRIV)
PAVING SLOPE
5% AWAY FROM
THE BUILDING
(AT LEAST 10'
NEAR BUILDING)
PAVING SLOPE
5% AWAY FROM
THE BUILDING
(AT LEAST 10'
NEAR BUILDING)
PAVING SLOPE
5% AWAY FROM
THE BUILDING
(AT LEAST 10'
NEAR BUILDING)
DOWNSPOUT
(N) DOWNSPOUT
(N) DRIVE WAY
FRONT SETBACK (E)SIDE SETBACK (N) BACK SETBACK (E) GRAVEL
WALKWAY
19 LOCUST ST.
PARCEL 13
30'-3 1/4"30'(E) GRAVEL
WALKWAY
(N) FRONT SETBACK (N) SIDE SETBACK
DOWNSPOUT
CAR PORT
21'-7 3/4"
(E)SIDE SETBACK
19'
SEPTIC
(E) PATIO
(E) DECK
27 LOCUST ST.
PARCEL 14
(N) GARAGE
10/9/2025DATE:
NOTE:
ALL DRAWINGS AND WRITTEN
MATERIAL
APPEARING HEREIN
CONSTITUTE ORIGINAL
AND UNPUBLISHED WORK
GREGOR MITTERSINKER, AND
ARE PROPERTY
OF GREGOR MITTERSINKER AND
MAY NOT BE
COPIED OR USED AS THE BASIS
FOR ANY
NEW PLAN WITH OUT CONSENT
OF THE OWNER.
THE GENERAL CONTRACTOR IS
TO
REVIEW PLANS AND VERIFY JOB
CONDITIONS
AND REPORT ANY
DISCREPANCIES
TO ARCHITECT PRIOR TO START
OF WORK.27 LOCUST ST. YARMOUTH02664PARCEL 14ownerGREGOR MITTERSINKERADDRESS
190 BENEVOLENT ST
PROVIDENCE, RI 02906
SITE PLAN SCALE: 1/8'' = 1'-0''10' 4' 8'2'
N
REVISION
NUMBER DATESITE PLAN220'-6"
D10D10
W03W03
W06W06
D09D09
D02D02
D08D08
W08W08W04W04 3068W08W08
D03D03
W08W08
W08W08
W08W08
W07W07
D01D01
D06D06
D06D06
D14D14D14D14 20140FXD13D13
D04D04
D11D11
UP
4
A2.2
4
A2.2
3
A2.2
3
A2.2
1
A2.2
1
A2.2
2
A2.2
2
A2.2
S2
9
S2
9
S2
9
S2
9
S3
9
S3
9
S3
9
S3
9
D1
13
D1
13
E2
8
E2
8E3
8
E3
8 3'-0 7/8"4'-1"1'-10 3/8"3'-4 5/8"3'-4"9'-1 5/8"9'-9"7'-7 1/8"5'-6"1'-9 3/4"2'-8"10'-5 3/8"
16'-3 3/8"32'-2 5/8"25'5'-11 1/8"23'-7 1/8"7'-2 3/8"1'-6 3/4"8'-4"4'-2 3/8"5'-11"5'-11 5/8"
8'-9 1/8"12'-6 3/8"11'-10 5/8"
64'-5 5/8"
2'-2 3/8"2'-2 1/8"13'-6 1/2"13'-4 1/2"
4'-4 1/2"26'-11"13'-1 3/4"12'-9 1/4"25'-11"5'-2"6'-8"2'-11 1/4"5'-4 1/4"4'-11 1/2"14'-9 1/4"10'-3 3/4"11'-11 1/4"12'-0 3/8"23'-11 5/8"9'-8 5/8"9'-0 1/4"6'-8 5/8"49'-5 1/8"30'-10 1/8"2'-1 1/2"2'-6 3/8"14'-0 1/2"
32'-11 5/8"16'-6 7/8"
49'-6 1/2"
3'-1 3/4"11'-9 3/8"
14'-11 1/8"
26'
112 SQ FT
138 SQ FT
271 SQ FT
60 SQ FT
161 SQ FT
44 SQ FT
302 SQ FT
381 SQ FT
646 SQ FT
32 SQ FT
ALL GARAGE WALLS: 5/8
TYPE X DRYWALL TO BE
USED
DUCTS IN THE GARAGE AND
DUCTS PENETRATING THE
WALLS OR CEILING SEPARATING
THE DWELLING FROM THE
GARAGE SHALL BE CONNECTED
OF A MINIMUM NO. 26 GAGE
SHEET STEEL
20 MIN. FIRE RATED
SELF-CLOSING AND
SELF-LATCHING 1 3/8"
MINIMUM DOOR
EXTERIOR LANDING: 7 3/4"
MAX. DROP BETWEEN TOP OF
THE DOOR THRESHOLD AND
THE STEP/LANDING
DINING
EXISTING
PORCH
DECK
EXISTING
EXISTING
BATH
EXISTING
EXISTING LIVING
GARAGE
ENTRY
WORK
AREA
PATIO
6'' INCHES THICK,
CONSTRUCTED WITH
3500 PSI CONCRETE
FIRE-RATED PULL-DOWN
ATTIC STAIR FOR ATTIC
SPACE
CONNECTED TO THE
EXISTING PLUMBING
SYSTEM
ON GARAGE WALLS
ADJACENT TO LIVING
SPACE:5/8 TYPE X
DRYWALL TO BE USED
10/9/2025DATE:
NOTE:
ALL DRAWINGS AND WRITTEN
MATERIAL
APPEARING HEREIN
CONSTITUTE ORIGINAL
AND UNPUBLISHED WORK
GREGOR MITTERSINKER, AND
ARE PROPERTY
OF GREGOR MITTERSINKER AND
MAY NOT BE
COPIED OR USED AS THE BASIS
FOR ANY
NEW PLAN WITH OUT CONSENT
OF THE OWNER.
THE GENERAL CONTRACTOR IS
TO
REVIEW PLANS AND VERIFY JOB
CONDITIONS
AND REPORT ANY
DISCREPANCIES
TO ARCHITECT PRIOR TO START
OF WORK.27 LOCUST ST. YARMOUTH02664PARCEL 14ownerGREGOR MITTERSINKERADDRESS
190 BENEVOLENT ST
PROVIDENCE, RI 02906
GROUND FLOOR PLAN SCALE: 1/4'' = 1'-0''10'4'8'2'
WALL LEGEND
NEW
EXISTING
NOTE:
FIRE-BLOCKING SHALL BE PROVIDED TO CUT OFF BOTH VERTICAL AND
HORIZONTAL CONCEALED DRAFT OPENINGS AND TO FORM AN EFFECTIVE FIRE
BARRIER BETWEEN STORIES, AND BETWEEN A TOP STORY AND THE ROOF SPACE.
FIREBLOCKING SHALL BE PROVIDED IN WOOD-FRAMED CONSTRUCTION IN THE
FOLLOWING LOCATIONS:
A. IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED
SPACES AND PARALLEL ROWS OF STUDS OR STAGGERED STUDS, AS FOLLOWS
1.1. VERTICALLY AT THE CEILING AND FLOOR LEVELS. 1.2. HORIZONTALLY AT
INTERVALS NOT EXCEEDING 10 FEET. B. AT INTERCONNECTIONS BETWEEN
CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS OCCUR AT SOFFITS,
DROP CEILINGS AND COVE CEILINGS.
C. IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM
OF THE RUN. ENCLOSED SPACES UNDER STAIRS SHALL COMPLY WITH SECTION
R302.7.
D. AT OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES AND WIRES AT CEILING
AND FLOOR LEVEL, WITH AN APPROVED MATERIAL TO RESIST THE FREE PASSAGE
OF FLAME AND PRODUCTS OF COMBUSTION. THE MATERIAL FILLING THIS ANNULAR
SPACE SHALL NOT BE REQUIRED TO MEET THE ASTM E136 REQUIREMENTS
REVISION
NUMBER DATEFLOOR PLAN3
DN
W09W09
W01W01
W09W09
W10W10
W05W05W05W05W05W05W05W05W05W05W05W05
D12D12
D05D05
4
A2.2
4
A2.2
3
A2.2
3
A2.2
1
A2.2
1
A2.2
2
A2.2
2
A2.2
S2
9
S2
9
S2
9
S2
9
S3
9
S3
9
S3
9
S3
9
D1
13
D1
13
E2
8
E2
8E3
8
E3
8 4'16'-5"4'4'4'-2"4'-1 5/8"5'-5"16'11'-7 3/4"26'-1 5/8"
26'18'-0 1/2"4'4'-2"19'-2 1/8"7'-2"16'6'-2"12'-3 1/8"12'-11 1/4"4'-5 1/8"5'-8 1/2"16'-7"6'-5 1/2"
64'-5 5/8"
4'-4 1/2"26'-11"4'-5 1/2"16'-8 1/2"4'-9"25'-11"25'-2 1/2"5'-11 1/8"6'-3 5/8"23'-11 5/8"12'-2 3/4"13'-2 3/4"49'-5 1/8"1'-8 3/8"26'-11"22'-7 1/2"
49'-6 1/2"
14'-11 1/8"
167 SQ FT
329 SQ FT
295 SQ FT 464 SQ FT
102 SQ FT
69 SQ FT
91 SQ FT
59 SQ FT
98 SQ FT
52 SQ FT
42 SQ FT
BEDROOM
BATH
LOFT
STORAGE STORAGE
ATTIC
ATTIC
ATTIC
ATTIC
110 1/8"
173 1/4"
ATTIC
ATTIC
FIRE-RATED PULL-DOWN
ATTIC STAIR FOR ATTIC
SPACE
CONNECTED TO THE
EXISTING PLUMBING
SYSTEM FROM BELOW
10/9/2025DATE:
NOTE:
ALL DRAWINGS AND WRITTEN
MATERIAL
APPEARING HEREIN
CONSTITUTE ORIGINAL
AND UNPUBLISHED WORK
GREGOR MITTERSINKER, AND
ARE PROPERTY
OF GREGOR MITTERSINKER AND
MAY NOT BE
COPIED OR USED AS THE BASIS
FOR ANY
NEW PLAN WITH OUT CONSENT
OF THE OWNER.
THE GENERAL CONTRACTOR IS
TO
REVIEW PLANS AND VERIFY JOB
CONDITIONS
AND REPORT ANY
DISCREPANCIES
TO ARCHITECT PRIOR TO START
OF WORK.27 LOCUST ST. YARMOUTH02664PARCEL 14ownerGREGOR MITTERSINKERADDRESS
190 BENEVOLENT ST
PROVIDENCE, RI 02906
REVISION
NUMBER DATE
WALL LEGEND
NEW
EXISTING FLOOR PLAN4ATTIC FLOOR PLAN SCALE: 1/4'' = 1'-0''10'4'8'2'
12 : 12
12 : 12
11 7/16 : 12 12 : 1212 : 1212 : 1212 : 121'-6"
33'-2 1/16"
1'-6"1'-6"25'-11"1'-6"28'-11"1'-6"
26'-11"
1'-6"29'-11"23'-10 1/8"1'-6"23'-10 1/8"1'-6"22'-7 1/2"
24'-1 1/2"1'-6 9/16"25'-5 7/16"1'-6"28'-6"3'-10"2'-6"
6'-4 3/8"
36'-2 1/16"
G
A
R
A
G
E
R
O
O
F
S
E
C
T
I
O
N
L
I
V
I
N
G
R
O
O
F
S
E
C
T
I
O
N
N
E
W
S
E
C
O
N
D
S
T
O
R
Y
R
O
O
F
S
E
C
T
I
O
N
CLASS A ASPHALT
SHINGLE ROOF
CLASS A ASPHALT
SHINGLE ROOF
SKYLIGHT
EXISTING FOUNDATION
NEW FOUNDATION
12 : 1212 : 1212 : 1212 : 123 : 1225'-11"4'-9 1/2"17'-2"4'-6"
26'-5 1/2"
37'-4 1/8"
EXISTING PORCH OF THE
FOUNDATION WILL NOT
CHANGE
8'' WIDE 42HIGH'' CONCRETE
FOUNDATION WALL
6'' THICK GARAGE SLAB
-12
12 : 12
12 : 12
11 7/16 : 12 12 : 1212 : 1212 : 1212 : 121'-6"
33'-2 1/16"
1'-6"1'-6"25'-11"1'-6"28'-11"1'-6"
26'-11"
1'-6"29'-11"23'-10 1/8"1'-6"23'-10 1/8"1'-6"22'-7 1/2"
24'-1 1/2"1'-6 9/16"25'-5 7/16"1'-6"28'-6"3'-10"2'-6"
6'-4 3/8"
36'-2 1/16"
G
A
R
A
G
E
R
O
O
F
S
E
C
T
I
O
N
LI
V
I
N
G
R
O
O
F
S
E
C
T
I
O
N
N
E
W
S
E
C
O
N
D
S
T
O
R
Y
R
O
O
F
S
E
C
T
I
O
N
CLASS A ASPHALT
SHINGLE ROOF
CLASS A ASPHALT
SHINGLE ROOF
SKYLIGHT
EXISTING FOUNDATION
NEW FOUNDATION
12 : 1212 : 1212 : 1212 : 123 : 1210/9/2025DATE:
NOTE:
ALL DRAWINGS AND WRITTEN
MATERIAL
APPEARING HEREIN
CONSTITUTE ORIGINAL
AND UNPUBLISHED WORK
GREGOR MITTERSINKER, AND
ARE PROPERTY
OF GREGOR MITTERSINKER AND
MAY NOT BE
COPIED OR USED AS THE BASIS
FOR ANY
NEW PLAN WITH OUT CONSENT
OF THE OWNER.
THE GENERAL CONTRACTOR IS
TO
REVIEW PLANS AND VERIFY JOB
CONDITIONS
AND REPORT ANY
DISCREPANCIES
TO ARCHITECT PRIOR TO START
OF WORK.27 LOCUST ST. YARMOUTH02664PARCEL 14ownerGREGOR MITTERSINKERADDRESS
190 BENEVOLENT ST
PROVIDENCE, RI 02906
REVISION
NUMBER DATEROOF & FOUNDATION PLANFOUNDATION PLAN SCALE: 1/4'' = 1'-0''20'4'8'2'5ROOF PLAN SCALE: 1/4'' = 1'-0''1
WALL LEGEND
NEW FOUNDATION
EXISTING FOUNDATION
W05W05 W05W05W05W05W05W05W05W05W05W05
W02W02
W04W04 W08W08
D10D10
D02D02
D03D03
(N) BATT AND
BOARD
CLASS A ASPHALT
SHINGLE ROOF
(N) SHINGLE
FINISH
(E) SHINGLE
FINISH
W05W05
D03D03
W05W05 W05W05
W08W08
D10D10
W04W04
W05W05
D02D02
W05W05
W02W02
W05W05
(N) BATT AND
BOARD
CLASS A ASPHALT
SHINGLE ROOF
(N) SHINGLE
FINISH
(E) SHINGLE
FINISH
W05W05 W05W05W05W05W05W05W05W05W05W05
W02W02
W04W04 W08W08
D10D10
D02D02
D03D03
W02W02
W08W08
W07W07
D08D08
BATT AND BOARD
CLASS A ASPHALT
SHINGLE ROOF
(N) SHINGLE
FINISH
(E) SHINGLE
FINISH
CLASS A ASPHALT
SHINGLE ROOF
W08W08
W02W02
D08D08
W07W07
BATT AND BOARD
CLASS A ASPHALT
SHINGLE ROOF
(N) SHINGLE
FINISH
(E) SHINGLE
FINISH
CLASS A ASPHALT
SHINGLE ROOF
W02W02
W08W08
W07W07
D08D08
10/9/2025DATE:
NOTE:
ALL DRAWINGS AND WRITTEN
MATERIAL
APPEARING HEREIN
CONSTITUTE ORIGINAL
AND UNPUBLISHED WORK
GREGOR MITTERSINKER, AND
ARE PROPERTY
OF GREGOR MITTERSINKER AND
MAY NOT BE
COPIED OR USED AS THE BASIS
FOR ANY
NEW PLAN WITH OUT CONSENT
OF THE OWNER.
THE GENERAL CONTRACTOR IS
TO
REVIEW PLANS AND VERIFY JOB
CONDITIONS
AND REPORT ANY
DISCREPANCIES
TO ARCHITECT PRIOR TO START
OF WORK.27 LOCUST ST. YARMOUTH02664PARCEL 14ownerGREGOR MITTERSINKERADDRESS
190 BENEVOLENT ST
PROVIDENCE, RI 02906
REAR ELEVATION SCALE: 1/4'' = 1'-0''20'4'8'
FRONT ELEVATION SCALE: 1/4'' = 1'-0''1
2'
REVISION
NUMBER DATEELEVATIONS
6
W01W01
W09W09W09W09
W02W02
W08W08W08W08W08W08
12
12
BATT AND
BOARD
(E) SHINGLE
FINISH
BATT AND
BOARD
12
3
CLASS A ASPHALT
SHINGLE ROOF
GLASS BLOCK
WINDOW
W08W08W08W08 W08W08
W01W01
W02W02
W09W09 W09W09
12
12
BATT AND
BOARD
(E) SHINGLE
FINISH
BATT AND
BOARD
12
3
CLASS A ASPHALT
SHINGLE ROOF
GLASS BLOCK
WINDOW
W01W01
W09W09W09W09
W02W02
W08W08W08W08W08W08
W10W10
W02W02
W02W02
D01D01
W03W03W06W06
D09D09
(E) SHINGLE
FINISH
CLASS A ASPHALT
SHINGLE ROOF
(E) SHINGLE
FINISH
CLASS A ASPHALT
SHINGLE ROOF
D09D09D01D01
W06W06
W10W10
W02W02
W03W03
W02W02
(E) SHINGLE
FINISH
CLASS A ASPHALT
SHINGLE ROOF
(E) SHINGLE
FINISH
CLASS A ASPHALT
SHINGLE ROOF
W10W10
W02W02
W02W02
D01D01
W03W03W06W06
D09D09
10/9/2025DATE:
NOTE:
ALL DRAWINGS AND WRITTEN
MATERIAL
APPEARING HEREIN
CONSTITUTE ORIGINAL
AND UNPUBLISHED WORK
GREGOR MITTERSINKER, AND
ARE PROPERTY
OF GREGOR MITTERSINKER AND
MAY NOT BE
COPIED OR USED AS THE BASIS
FOR ANY
NEW PLAN WITH OUT CONSENT
OF THE OWNER.
THE GENERAL CONTRACTOR IS
TO
REVIEW PLANS AND VERIFY JOB
CONDITIONS
AND REPORT ANY
DISCREPANCIES
TO ARCHITECT PRIOR TO START
OF WORK.27 LOCUST ST. YARMOUTH02664PARCEL 14ownerGREGOR MITTERSINKERADDRESS
190 BENEVOLENT ST
PROVIDENCE, RI 02906
REVISION
NUMBER DATE
RIGHT ELEVATION SCALE: 1/4'' = 1'-0''20'4'8'
LEFT ELEVATION SCALE: 1/4'' = 1'-0''1
2'ELEVATIONS7
W01W01
W09W09W09W09
W05W05 W05W05W05W05
W02W02
W05W05W05W05 W05W05
W02W02
W08W08W04W04W08W08W08W08
20140FX
W08W08
D10D10
D02D02
W05W05W05W05 W05W05
W08W08
D10D10
W04W04 W08W08W08W08
W05W05
20140FX
W08W08
W01W01
W02W02
W05W05
W02W02
W05W05
W09W09 W09W09
W01W01
W09W09W09W09
W05W05 W05W05W05W05
W02W02
W05W05W05W05 W05W05
W02W02
W08W08W04W04W08W08W08W08
20140FX
W08W08
D10D10
D02D02
W10W10
W02W02
W02W02
W04W04
D01D01
W03W03 W08W08W06W06
D09D09
D03D03
D09D09
D03D03
D01D01
W08W08W04W04W06W06
W10W10
W02W02
W02W02
W03W03
W10W10
W02W02
W02W02
W04W04
D01D01
W03W03 W08W08W06W06
D09D09
D03D03
10/9/2025DATE:
NOTE:
ALL DRAWINGS AND WRITTEN
MATERIAL
APPEARING HEREIN
CONSTITUTE ORIGINAL
AND UNPUBLISHED WORK
GREGOR MITTERSINKER, AND
ARE PROPERTY
OF GREGOR MITTERSINKER AND
MAY NOT BE
COPIED OR USED AS THE BASIS
FOR ANY
NEW PLAN WITH OUT CONSENT
OF THE OWNER.
THE GENERAL CONTRACTOR IS
TO
REVIEW PLANS AND VERIFY JOB
CONDITIONS
AND REPORT ANY
DISCREPANCIES
TO ARCHITECT PRIOR TO START
OF WORK.27 LOCUST ST. YARMOUTH02664PARCEL 14ownerGREGOR MITTERSINKERADDRESS
190 BENEVOLENT ST
PROVIDENCE, RI 02906
REVISION
NUMBER DATE3/4 RIGHT AND LEFT ELEVATIONS83/4 LEFT ELEVATION SCALE: 1/4'' = 1'-0''2
3/4 RIGHT ELEVATION SCALE: 1/4'' = 1'-0''1
W01W01
W09W09W09W09
W02W02
W08W08W08W08W08W08
D13D13 D11D11D04D04
(N)STORAGE
(N)GARAGE
6'' THICK SLAB
3
12
D13D13 D04D04
W08W08W08W08 W08W08
W01W01
W09W09
W02W02
W09W09
D11D11
(N)STORAGE
(N)GARAGE
6'' THICK SLAB
3
12
W01W01
W09W09W09W09
W02W02
W08W08W08W08W08W08
D13D13 D11D11D04D04
W10W10
D12D12D05D05
D01D01
(N)STORAGE
LIVING
(N) BEDROOM
D01D01
W10W10
D12D12D05D05
(N)STORAGE
LIVING
(N) BEDROOM W10W10
D12D12D05D05
D01D01
10/9/2025DATE:
NOTE:
ALL DRAWINGS AND WRITTEN
MATERIAL
APPEARING HEREIN
CONSTITUTE ORIGINAL
AND UNPUBLISHED WORK
GREGOR MITTERSINKER, AND
ARE PROPERTY
OF GREGOR MITTERSINKER AND
MAY NOT BE
COPIED OR USED AS THE BASIS
FOR ANY
NEW PLAN WITH OUT CONSENT
OF THE OWNER.
THE GENERAL CONTRACTOR IS
TO
REVIEW PLANS AND VERIFY JOB
CONDITIONS
AND REPORT ANY
DISCREPANCIES
TO ARCHITECT PRIOR TO START
OF WORK.27 LOCUST ST. YARMOUTH02664PARCEL 14ownerGREGOR MITTERSINKERADDRESS
190 BENEVOLENT ST
PROVIDENCE, RI 02906
SECTION 2 SCALE: 1/4'' = 1'-0''20'4'8'2'
SECTION 1 SCALE: 1/4'' = 1'-0''1
REVISION
NUMBER DATESECTIONS
9
2''X12'' JOISTS 16'' O.C.2''X12'' JOISTS 16'' O.C.2''X12'' JOISTS 16'' O.C.2''X12'' JOISTS 16'' O.C.
2''X12'' JOISTS 16'' O.C.
3 1/2 x 12 Beam
2''X12'', #2 SPRUCE-
PINE-FIR, 16'' O.C.
2''X12'', #2 SPRUCE-
PINE-FIR, 16'' O.C.
2''X12'', #2 SPRUCE-
PINE-FIR, 16'' O.C.
3/4'' PLYWOOD, NAILED PER
IRC TABLER503.2.1.1.
E1
12
E1
12
14'-11 1/8"1'-5 1/4"25'-11"1'-5 1/4"14'-4 3/4"14'-4 3/4"28'-9 1/2"29'-9 1/2"1'-5 1/4"
26'-11"
1'-5 1/4"
22'-6 1/2"
1'-5 1/4"23'-11 3/4"24'-0 1/4"1'-5 1/4"25'-5"1'-5 1/4"
16'-7 1/4"16'-6 3/4"
1'-5 1/4"36'-0 1/2"1'-5 1/4"25'-4 3/4"1'-6 1/2"28'-4 1/2"14'-2 1/2"13'-1 3/4"2''X10'', #2 SPRUCE-
PINE-FIR, 16'' O.C.
G
A
R
A
G
E
R
O
O
F
S
E
C
T
I
O
N
2''X6'', #2 SPRUCE-PINE-
FIR, 16'' O.C. DORMER
RAFTERS
LI
V
I
N
G
R
O
O
F
S
E
C
T
I
O
N
2''X6'', #2 SPRUCE-PINE-
FIR, 16'' O.C. DORMER
RAFTERS
2''X6'', #2 SPRUCE-PINE-
FIR, 16'' O.C. DORMER
RAFTERS
N
E
W
S
E
C
O
N
D
S
T
O
R
Y
R
O
O
F
S
E
C
T
I
O
N
2''X10'', #2 SPRUCE-
PINE-FIR, 16'' O.C.
2''X10'', #2 SPRUCE-
PINE-FIR, 16'' O.C.
ROOF OPENING
FOR SKYLIGHT
G
A
R
A
G
E
R
O
O
F
S
E
C
T
I
O
N
LI
V
I
N
G
R
O
O
F
S
E
C
T
I
O
N
N
E
W
S
E
C
O
N
D
S
T
O
R
Y
R
O
O
F
S
E
C
T
I
O
N
FIRE-RATED PULL-DOWN
ATTIC STAIR FOR ATTIC
SPACE
10/9/2025DATE:
NOTE:
ALL DRAWINGS AND WRITTEN
MATERIAL
APPEARING HEREIN
CONSTITUTE ORIGINAL
AND UNPUBLISHED WORK
GREGOR MITTERSINKER, AND
ARE PROPERTY
OF GREGOR MITTERSINKER AND
MAY NOT BE
COPIED OR USED AS THE BASIS
FOR ANY
NEW PLAN WITH OUT CONSENT
OF THE OWNER.
THE GENERAL CONTRACTOR IS
TO
REVIEW PLANS AND VERIFY JOB
CONDITIONS
AND REPORT ANY
DISCREPANCIES
TO ARCHITECT PRIOR TO START
OF WORK.27 LOCUST ST. YARMOUTH02664PARCEL 14ownerGREGOR MITTERSINKERADDRESS
190 BENEVOLENT ST
PROVIDENCE, RI 02906
REVISION
NUMBER DATEFRAMING PLANSFLOOR FRAMING SCALE: 1/5'' = 1'-0''20'4'8'2'ROOF FRAMING SCALE: 1/5'' = 1'-0''1 10
GENERAL FRAMING NOTES:
1 . ALL DIMENSIONAL LUMBER SHALL BE DOUGLAS FIR LARCH NO. 2 AND
LARGER LUMBER SHALL BE DOUGLAS FIR NO.1 OR BETTER, UNO.
2. WALL HEADERS: (2) 2 X 1 0 DF 2 W/ IK/IT TYP. UNO
3. I-JOISTS AND LVL MEMBERS MUST BE INSTALLED IN COMPLIANCE WITH
THEIR LISTINGS.
4. ALL TRUSSES SHALL BE ENGINEERED AND STAMPED WITH A SEPARATE
ENGINEERED DOCUMENT.
5. PRE-MANUFACTURED WOOD JOISTS & TRUSSES SHALL BE OF THE SIZE
AND TYPE SHOWN ON THE DRAWINGS, MANUFACTURED BY THE TRUSS
OR JOIST COMPANY. NO MEMBERS SHALL BE MODIFIED AND MUST BE
INSTALLED IN COMPLIANCE WITH THEIR LISTINGS. PROVIDE BRIDGING IN
CONFORMANCE WITH THE MANUFACTURERS RECOMMENDATIONS.
MEMBERS AND BRIDGING SHALL BE CAPABLE OF RESISTING THE WIND
UPLIFT NOTED ON THE DRAWINGS. THE MANUFACTURER SHALL VISIT JOB
SITE AS REQUIRED AND VERIFY THE PROPER INSTALLATION OF THE
JOISTS & TRUSSES IN WRITING TO THE CONTRACTOR/ENGINEER.
PREMANUFACTURED WOOD JOIST ALTERNATES WILL BE CONSIDERED,
PROVIDED THE ALTERNATE IS COMPATIBLE WITH THE LOAD CAPACITY,
STIFFNESS, DIMENSIONAL, AND FIRE RATING REQUIREMENTS OF THE
PROJECT, AND IS ENGINEER OR ICBO APPROVED.
6. ALL JOISTS AND RAFTERS SHALL HAVE SOLID BLOCKING AT THEIR
BEARING POINTS. CONNECT BLOCKING TO TOP OF WALL W/ SIMPSON
FRAMING ANCHORS. ROOF JOIST TO HAVE HURRICANE CLIPS @ 48” O.C.
OR SIMPSON H-1 HURRICANE CLIPS @ 24” O/C. INSTALL PRIOR TO ROOF
SHEETING.
7. ALL WOOD & IRON CONNECTIONS MUST CARRY THE CAPACITY OF THE
MEMBER. THE CONTRACTOR IS RESPONSIBLE FOR ALL CONNECTIONS. IF
OTHER THAN STANDARD CONNECTIONS ARE REQUIRED, CONTACT
PROJECT ENGINEER FOR ASSISTANCE. USE SIMPSON OR OTHER ICC
LISTED CONNECTIONS.
8. ALL HANGERS AND NAILS IN CONTACT WITH PRESSURE TREATED
LUMBER SHALL BE SIMPSON Z-MAX HANGERS OR STAINLESS STEEL.
9. NAILS: ALL SHEAR WALL SHEATHING NAILS SHALL BE COMMON NAILS ALL
FRAMING NAILS SHALL BE COMMON NAILS. OR HOT DIPPED GALVANIZED
BOX NAILS. FRAMING NAILS SHALL BE PER IBC TABLE 2304.9.1 OR IRC
TABLE R602.3(1 ).
1 0. THRUST SHALL BE ELIMINATED BY THE USE OF COLLAR TIES OR CEILING
JOISTS, WHERE REQUIRED.
1 1 . BEVELED BEARING PLATES ARE REQUIRED AT ALL BEARING POINTS FOR
BCI & TJI RAFTERS.
1 2. ALL COLUMNS SHALL EXTEND DOWN THRU THE STRUCTURE TO THE
FOUNDATION. ALL COLUMNS SHALL BE BRACED AT ALL FLOOR LEVELS.
COLUMNS SHALL BE THE SAME WIDTH AS THE MEMBERS THAT THEY ARE
SUPPORTING.
1 3. ALL EXTERIOR WALLS SHALL BE SHEATHED WITH 1 /2” THICK 2-M-W
SHEATHING OR EQUAL W/ 8D COMMON NAILS @ 6” O.C. @ EDGES @ 1 2”
O.C. IN FIELD, UNO. SHEATHING SHALL BE CONTINUOUS ACROSS ALL
HORIZONTAL FRAMING JOINTS.
1 4. ALL ROOF SHEATHING AND SUB-FLOORING SHALL BE INSTALLED WITH
FACE GRAIN PERPENDICULAR TO SUPPORTS, EXCEPT AS INDICATED ON
THE DRAWINGS. ROOF SHEATHING SHALL EITHER BE BLOCKED, TONGUEAND-
GROOVE,
OR HAVE EDGES SUPPORTED BY PLYCLIPS. SHEAR WALL
SHEATHING SHALL BE BLOCKED WITH 2X FRAMING AT ALL PANEL EDGES.
SHEATH ROOF PRIOR TO ANY OVER FRAMING.
1 5. PLYWOOD PANELS SHALL CONFORM TO THE REQUIREMENTS OF "U.S.
PRODUCT STANDARD PS 1 FOR CONSTRUCTION AND INDUSTRIAL
PLYWOOD" OR APA PRP-1 08 PERFORMANCE STANDARDS. UNO, PANELS
SHALL BE APA RATED SHEATHING, EXPOSURE 1 , OF THE THICKNESS AND
SPAN RATING SHOWN ON THE DRAWINGS. PLYWOOD INSTALLATION
SHALL BE IN CONFORMANCE WITH APA RECOMMENDATIONS. ALLOW 1 /8"
SPACING AT PANELS ENDS AND EDGES, UNLESS OTHERWISE
RECOMMENDED BY THE PANEL MANUFACTURER.
1 6. GLULAM BEAMS SHALL BE FABRICATED IN CONFORMANCE WITH U.S.
PRODUCT STANDARD PS 56, "STRUCTURAL GLUED LAMINATED TIMBER"
AND AMERICAN INSTITUTE OF TIMBER CONSTRUCTION, ATTIC 1 1 7. EACH
MEMBER SHALL BEAR AN ATIC OR APA-EWS IDENTIFICATION MARK AND
BE ACCOMPANIED BY A CERTIFICATE OF CONFORMANCE. ONE COAT OF
END SEALER SHALL BE APPLIED IMMEDIATELY AFTER TRIMMING IN
EITHER SHOP OR FIELD.
1 7. GLULAM BEAMS SHALL BE 24F-V4 DF/DF OR EQUAL FOR SIMPLE SPANS,
AND 24F-V8 DF/DF FOR CONTINUOUS SPANS.
1 8. “VERSA-LAM” & “MICRO-LAM MEMBERS SHALL BE GRADE 2.0 E.
1 9. ANY WOOD IN CONTACT W/ CONCRETE OR MASONRY SHALL BE
PRESSURE TREATED.
20. ALL WOOD & IRON CONNECTORS SHALL BE INSTALLED W/ ALL REQUIRED
FASTENERS IN COMPLIANCE W/ THEIR WRITTEN APPROVAL.
21 . ALL HANGERS TO BE “SIMPSON” OR EQUAL.
22. NOTIFY EOR PRIOR TO DRILLING HOLES IN STEEL BEAMS.
DN
EV
EV
EV
EV EV EV EV EV EV
EV
EV
EVEV
EV
EV EV EV
ATTIC A
186 sq ft
ATTIC B
79 sq ft
ATTIC C
150 sq ft
ATTIC D
59 sq ft
ATTIC E
120 sq ftRVRV
RV
RV
RVRV
RV RV
RV
RV
RV
RV
RV
DN
9'-4"8'-4 1/2"4"25'-1 1/2"27'-1"
ATTIC F
308 sq ft
RVRV
RV
RV
ATTIC G
335 sq ft
ATTIC H
502 sq ft
RV
RI V 18''X24'' WV
18''X24'' WV
18''X24'' WV
18''X24'' WV
RI VRI V
RI V
RI V
RI V
10/9/2025DATE:
NOTE:
ALL DRAWINGS AND WRITTEN
MATERIAL
APPEARING HEREIN
CONSTITUTE ORIGINAL
AND UNPUBLISHED WORK
GREGOR MITTERSINKER, AND
ARE PROPERTY
OF GREGOR MITTERSINKER AND
MAY NOT BE
COPIED OR USED AS THE BASIS
FOR ANY
NEW PLAN WITH OUT CONSENT
OF THE OWNER.
THE GENERAL CONTRACTOR IS
TO
REVIEW PLANS AND VERIFY JOB
CONDITIONS
AND REPORT ANY
DISCREPANCIES
TO ARCHITECT PRIOR TO START
OF WORK.27 LOCUST ST. YARMOUTH02664PARCEL 14ownerGREGOR MITTERSINKERADDRESS
190 BENEVOLENT ST
PROVIDENCE, RI 02906
REVISION
NUMBER DATEVENTILATION DIAGRAM2nd FLOOR VENTILATION DIAGRAM SCALE: 1/5'' = 1'-0''20'4'8'2'1st FLOOR VENTILATION DIAGRAM SCALE: 1/5'' = 1'-0''1 11
ATTIC VENTILATION CALCULATION:
AREA A - 1ST FLOOR ATTIC
REQUIRED NET OPENING 186/150 = 1.24 S.F
VENTILATION NET OPENING PROVIDED:
EAVE VENTS X 6
ROOF EYEBROW VENTS X 4
NET OPENING 0.54X6+ 0.625x4=5.74 S.F.> 1.24 S.F.
AREA B - 1ST FLOOR ATTIC
REQUIRED NET OPENING 79/150 = 0.53 S.F
VENTILATION NET OPENING PROVIDED:
EAVE VENTS X 3
ROOF EYEBROW VENTS X 2
NET OPENING 0.54X3+0.625X2 = 2.87 S.F.> 0.53 S.F.
AREA C - 1ST FLOOR ATTIC
REQUIRED NET OPENING 150/150 =1.0 S.F
VENTILATION NET OPENING PROVIDED:
EAVE VENTS X 3
ROOF EYEBROW VENTS X 3
NET OPENING 0.54X3 + 0.625X3 = 3.5 S.F.> 1.0 S.F.
AREA D - 1ST FLOOR ATTIC
REQUIRED NET OPENING 150/150 =1.0 S.F
VENTILATION NET OPENING PROVIDED:
EAVE VENTS X 3
ROOF EYEBROW VENTS X 3
NET OPENING 0.54X3 + 0.625X3 = 3.5 S.F.> 1.0 S.F.
AREA E - 1ST FLOOR ATTIC
REQUIRED NET OPENING 120/150 =0.8 S.F
VENTILATION NET OPENING PROVIDED:
EAVE VENTS X 3
ROOF EYEBROW VENTS X 2
NET OPENING 0.54X3 + 0.625X2 = 2.87 S.F.> 0.8 S.F.
AREA F - 2ND FLOOR ATTIC
REQUIRED NET OPENING 308/150 = 2.05 S.F
VENTILATION NET OPENING PROVIDED:
RIDGE VENTS X 17'8
ROOF EYEBROW VENTS X 6
WINDOW VENT X 0
NET OPENING 17'8 1/2''x0.42+6x0.625=11.3S.F>2.05
AREA G - 2ND FLOOR ATTIC
REQUIRED NET OPENING 335/150 = 2.25 S.F
VENTILATION NET OPENING PROVIDED:
RIDGE VENTS X 27'1''
ROOF EYEBROW VENTS X 0
WINDOW VENT X 2
NET OPENING 27'1'' x0.42+2x3=17.7S.F>2.25
AREA H - 2ND FLOOR ATTIC
REQUIRED NET OPENING 502/150 = 3.35 S.F
VENTILATION NET OPENING PROVIDED:
RIDGE VENTS X 25'1.5''
ROOF EYEBROW VENTS X 0
WINDOW VENT X 2
NET OPENING 25'1'' x0.42+2x3=16.5S.F>3.35
EV
HVAC LEGEND
RV
RI V
EAVE VENTILATION
ROOF EYEBROW VENT
ROOF RIDGE VENT
PROVIDE MINIMUM 1 SQ FT OF NET FREE
VENTILATION AREA (NFA) PER 150 SQ FT OF
CEILING AREA, WITH 50% (8 SQ FT) VIA
CONTINUOUS RIDGE VENT ALONG THE 60 FT
ROOF PEAK AND 50% (8 SQ FT) VIA SOFFIT
VENTS, TOTALING 16 SQ FT NFA FOR 2,400 SQ FT.
ENSURE VENTS ARE BAFFLED, SNOW-SHEDDING,
AND PAIRED WITH R-49 INSULATION AND CLASS I
VAPOR RETARDER PER 780 CMR AND IRC R806.2.
VENTILATION NOTE
10'-6"8'-6"8'-6"
52"204"52"
17'
25'-8"
38"16"16"38"
DOUBLE BARN DOOR
192'' WIDE OPEN
GARAGE WALL
10'-6"8'-6"8'-6"
52"204"52"
17'
25'-8"
38"16"16"38"
DOUBLE BARN DOOR
192'' WIDE OPEN
GARAGE WALL
WINDOW SCHEDULE
NUMBER QTY FLOOR R/O ROOM NAME EGRESS COMMENTS
W01 1 2 19"X25"BEDROOM/ATTIC
W02 5 3 19"X25"
W03 1 1 21"X39"EXISTING/PORCH
W04 1 1 29"X43"EXISTING
W05 6 2 29"X43"STORAGE/ATTIC
W06 1 1 29"X49"EXISTING/PORCH
W07 1 1 30"X61"EXISTING LIVING
W08 5 1 33"X49"EXISTING
W09 2 2 37"X56 3/4"BEDROOM/ATTIC YES
W10 1 2 75"X56 3/4"STAIRWELL
DOOR SCHEDULE
NUMBER QTY FLOOR DESCRIPTION ROOM NAME COMMENTS
D01 1 1 MULLED UNIT EXISTING LIVING/DECK
D02 1 1 EXT. DOUBLE BARN-7031 THERMAL SASH GARAGE
D03 1 1 EXT. HINGED-SLAB EXISTING/PORCH
D04 1 1 HINGED-DOOR P04 GARAGE/BATH
D05 1 2 HINGED-DOOR P04 BATH/BEDROOM
D06 2 1 HINGED-DOOR P04 EXISTING/EXISTING
D08 1 1 EXT. HINGED-DOOR E21 KITCHEN
D09 1 1 EXT. HINGED-PANEL EXISTING/PORCH
D10 1 1 HINGED-DOOR ENTRY/PATIO
D11 1 1 DOORWAY GARAGE/KITCHEN
D12 1 2 HINGED-DOOR P04 UNSPECIFIED/BEDROOM
D13 1 1 HINGED-DOOR P04 GARAGE/ENTRY
D14 2 1 HINGED-DOOR P04 EXISTING LIVING/EXISTING
10/9/2025DATE:
NOTE:
ALL DRAWINGS AND WRITTEN
MATERIAL
APPEARING HEREIN
CONSTITUTE ORIGINAL
AND UNPUBLISHED WORK
GREGOR MITTERSINKER, AND
ARE PROPERTY
OF GREGOR MITTERSINKER AND
MAY NOT BE
COPIED OR USED AS THE BASIS
FOR ANY
NEW PLAN WITH OUT CONSENT
OF THE OWNER.
THE GENERAL CONTRACTOR IS
TO
REVIEW PLANS AND VERIFY JOB
CONDITIONS
AND REPORT ANY
DISCREPANCIES
TO ARCHITECT PRIOR TO START
OF WORK.27 LOCUST ST. YARMOUTH02664PARCEL 14ownerGREGOR MITTERSINKERADDRESS
190 BENEVOLENT ST
PROVIDENCE, RI 02906
REVISION
NUMBER DATEWINDOW AND DOOR SCHEDULE 12
1.WOOD WINDOWS WITH CLAD EXTERIOR
2. INTERIOR WINDOW MATERIALS: PAINTED OR STAINED WITH
FACTORY FINISH, VERIFY WITH OWNER
3. WINDOW HARDWARE TO BE OWNER SELECTED AT TIME OF
ORDER
4.WINDOW ROUGH OPENING: 1 /2" FOR TOP/ BOTTOM & 1 /2" FOR
SIDES, UNO BY MFG
5.SEE WINDOW SCHEDULE CALLOUT FOR WINDOWS THAT USE A
WOOD OR STEEL BEAM FOR THE HEADER
6.BEDROOM WINDOWS SILL FINISHED MUST BE WITHIN 44: OF THE
FLOOR AND PROVIDE MINIMUM CLEAR OPENINGS OF 5.7 SQ.
FEET
WITH HEIGHT DIMENSION NOT LESS THAN 24" AND WIDTH
DIMENSION NOT LESS THAN 20" - HRC R31 0.1 -R31 0.1 .4
WINDOW NOTES:
1.PREPARE ROUGH OPENING: CUT STND. "I-CUT" IN THE WRB. CUT
(2) 45° SLITS AT TOP TO CREATE FLAP. APPLY FLEXIBLE FLASHING
AT SILL + 6" MIN. UP JAMBS. SECURE FLEXED EDGE OF FLASHING
WITH MECHANICAL FASTENERS.
2.INSTALL WINDOW PER MANUFACTURER'S INSTRUCTIONS.
3.APPLY FLASHING TAPE AT JAMBS, EXTENDING 1 " ABOVE AND
BELOW WINDOW HEAD FLANGE AND BOTTOM OF SILL FLASHING.
APPLY FLASHING TAPE ALONG HEAD, EXTENDING BEYOND OUTER
EDGES OF JAMB FLASHING.
4.REPLACE WRB FLAP AT HEAD AND TAPE REMAINING CUTS IN WRB
*REVISE INSTALLATION PROCESS ACCORDING TO WINDOW
MANUFACTURER'S
INSTRUCTIONS
1.DOORS SHALL BE 96", UNO
2.ALL DOORS SHALL BE SOLID CORE 1 3/4" THICK, UNO
3.INTERIOR DOORS SHALL BE PAINTED OR STAINED, VERIFY WITH
OWNER
4. DOORS BETWEEN GARAGE AND LIVING AREA SHALL BE 1 3/4"
TIGHT FITTING SOLID CORE DOORS WITH A RATING OF 60
MINUTES. DOOR SHALL BE SELF CLOSING
5.EXTERIOR EXIT DOORS SHALL BE 36" MIN. NET CLEAR DOOR
WAY SHALL BE 32" MIN. DOOR SHALL BE OPENABLE FROM INSIDE
6.GARAGE DOORS TO BE SECTIONAL
7.INSULATED, OVERHEAD DOORS. GLASS PANELS TO BE
INSULATED
8.ALL GLAZING WITHIN 1 8 IN. OF THE FLOOR AND/OR WITHIN 24 IN.
OF ANY DOOR (REGARDLESS OF WALL PLANE) ARE TO HAVE
SAFETY GLAZING
9.ALL TUB AND SHOWER ENCLOSURES ARE TO BE GLAZED WITH
SAFETY GLASS
10.BARN DOORS, MEASURE TO FIT OPENING. ALL HARDWARE TO BE
STAINLESS, UNO
BASIC WINDOW FLASHING INSTALLATION:
DOOR NOTES:
18"
15-LB UNDERLAYMENT
FLASHING
2''X10'', #2
SPRUCE-PINE-FIR,
16'' O.C.
SOFFIT
SCREENED VENT
VENTED AIRSPACE
FINISH SIDING
R-20 CAVITY
INSULATION
CLASS A ASPHALT
SHINGLE ROOF
HURRICANE CLIPS
R-49 12'' FIBERGLASS
BATT INSULATION
6'' THICK CONCRETE SLAB
SIDING/SHEATHING
2x TREATED MUDSILL
CAST-IN-PLACE
ANCHOR BOLT
2x WOOD FRAMING
MEMBER
SILL SEALER
REINFORCING STEEL AS
REQUIRED
VAPOR BARRIER
4" GRAVELVAPOR BARRIER TO
GRADE
8''THICK CONCERT WALL,
MIN 42''BELOW GRADE
REINFORCING STEEL AS
REQUIRED
DRAINAGE SYSTEM
#4 REBAR
8''X16'' SPREAD FOOTING
SILL
SILL SEALER
REINFORCING STEEL AS
REQUIRED
VAPOR BARRIER
4" GRAVELVAPOR BARRIER TO
GRADE
8''THICK CONCERT WALL,
MIN 42''BELOW GRADE
REINFORCING STEEL AS
REQUIRED
12''x12''x4'' GLASS BLOCK
REINFORCEMENT WIRE
EMULSION
DRAINAGE SYSTEM
REINFORCING STEEL
AS REQUIRED
8''X16'' SPREAD FOOTING 12"6'' FOUNDATION
NOTCH FOR GLASS
BLOCK
6"42"(N) GARAGE
(N) STORAGE
2''X6'', #2 SPRUCE-PINE-
FIR, 16'' O.C. DORMER
RAFTERS
2''X6'', #2 SPRUCE-
PINE-FIR, 16'' O.C.
DORMER RAFTERS
2''X12'', #2 SPRUCE-PINE-
FIR, 16'' O.C.
2''x6'' WOOD FRAMING
MEMBER
2''x4'' WOOD FRAMING
MEMBER
17'x10'6'' GARAGE DOOR
2-2X12 HEADER #2 SPRUCE-
PINE-FIR,
12
3
12
12
TYPE 2 FOUNDATION WITH
MIN 42'' BELOW GRADE
6'' THICK CONCRETE SLAB
6"42"(N) GARAGE
(N) STORAGE
2''X6'', #2 SPRUCE-PINE-
FIR, 16'' O.C. DORMER
RAFTERS
2''X6'', #2 SPRUCE-
PINE-FIR, 16'' O.C.
DORMER RAFTERS
2''X12'', #2 SPRUCE-PINE-
FIR, 16'' O.C.
2''x6'' WOOD FRAMING
MEMBER
2''x4'' WOOD FRAMING
MEMBER
17'x10'6'' GARAGE DOOR
2-2X12 HEADER #2 SPRUCE-
PINE-FIR,
12
3
12
12
TYPE 2 FOUNDATION WITH
MIN 42'' BELOW GRADE
6'' THICK CONCRETE SLAB
PLYWOOD FLOOR
DIAPHRAGM
SPECIFIED NAILING AT
DIAPHRAGM EDGE
RIM JOIST
SHEAR WALL SHEATHING LAPS
RIM JOIST
DOUBLE TOP PLATE ACTS AS
SHEAR WALL STRUT
FRAMING ANCHOR TIES DIAPHRAGM
TO SHEAR WALL
2''X12'', #2 SPRUCE-PINE-
FIR, 16'' O.C.
2x WOOD FRAMING
MEMBER
SIDING/SHEATHING
10/9/2025DATE:
NOTE:
ALL DRAWINGS AND WRITTEN
MATERIAL
APPEARING HEREIN
CONSTITUTE ORIGINAL
AND UNPUBLISHED WORK
GREGOR MITTERSINKER, AND
ARE PROPERTY
OF GREGOR MITTERSINKER AND
MAY NOT BE
COPIED OR USED AS THE BASIS
FOR ANY
NEW PLAN WITH OUT CONSENT
OF THE OWNER.
THE GENERAL CONTRACTOR IS
TO
REVIEW PLANS AND VERIFY JOB
CONDITIONS
AND REPORT ANY
DISCREPANCIES
TO ARCHITECT PRIOR TO START
OF WORK.27 LOCUST ST. YARMOUTH02664PARCEL 14ownerGREGOR MITTERSINKERADDRESS
190 BENEVOLENT ST
PROVIDENCE, RI 02906
FOUNDATION WITH NOTCH SCALE: 2'' = 1'-0''5GARAGE WALL SECTION SCALE: 1/2'' = 1'-0''1
ROOF EVE DETAIL SCALE: 2'' = 1'-0''3
DETAILSREVISION
NUMBER DATEDETAILSSHEER WALL TO FLOOR SCALE: 2'' = 1'-0''2
FOUNDATION DETAIL SCALE: 1/2'' = 1'-0''4 13
R
R
R
R R
R
R
R
R
R
R
R
OCGFCI
GFCI
R
WP WP
WP
WP
WP
WP
WP
CO/SD
EXISTING
BATH
EXISTING LIVING
GARAGE
ENTRY
WORK
AREA
PATIO
ELECTRICAL SCHEDULE
2D SYMBOL DESCRIPTION COMMENTS
220V
CAGED LANTERN SCONCE
DUPLEX
DUPLEX (WEATHERPROOF)
EXHAUST FAN
EXTERIOR LANTERN 2
GFCI
GRAN TENOS
LONG RECESSED TUBE LIGHT [80W5D]
OCCUPANCY SENSOR
RECESSED DOWN LIGHT 6
SINGLE POLE
CO/SMOKE DETECTOR
SMOKE DETECTOR 1
WP
GFCI
R
OC
R
CO/SD
SD
WP
GFCI
R
OC
R
CO/SD
SD
10/9/2025DATE:
NOTE:
ALL DRAWINGS AND WRITTEN
MATERIAL
APPEARING HEREIN
CONSTITUTE ORIGINAL
AND UNPUBLISHED WORK
GREGOR MITTERSINKER, AND
ARE PROPERTY
OF GREGOR MITTERSINKER AND
MAY NOT BE
COPIED OR USED AS THE BASIS
FOR ANY
NEW PLAN WITH OUT CONSENT
OF THE OWNER.
THE GENERAL CONTRACTOR IS
TO
REVIEW PLANS AND VERIFY JOB
CONDITIONS
AND REPORT ANY
DISCREPANCIES
TO ARCHITECT PRIOR TO START
OF WORK.27 LOCUST ST. YARMOUTH02664PARCEL 14ownerGREGOR MITTERSINKERADDRESS
190 BENEVOLENT ST
PROVIDENCE, RI 02906
2nd FLOOR ELECTRICAL PLAN 20'4'8'2'
REVISION
NUMBER DATEELECTRICAL PLAN14
1st FLOOR ELECTRICAL PLAN 1
HOME OWNER SHALL DO A WALK - THRU WITH RELEVANT INSTALLERS
TO VERIFY THE EXACT LOCATION FOR OUTLETS, LIG
CABLE, DATA, PHONE, AUDIO, ETC.
ELECTRICAL NOTES:
1. ELECTRICAL RECEPTACLES IN BATHROOMS, KITCHENS AND
GARAGES SHALL BE G.F.I ORG.FI.C. PER NATIONAL ELECTRICAL
CODE REQUIREMENTS.
2. PROVIDE ONE SMOKE DETECTOR IN EACH ROOM AND ONE IN EACH
CORRIDOR ACCESSING BEDROOMS, CONNECT SMOKE DETECTORS
TO HOUSE POWER AND INTER- CONNECT SMOKE DETECTORS SO
THAT, WHEN ANY ONE IS TRIPPED, THEY ALL WILL SOUND. PROVIDE
BATTERY BACKUP FOR ALL UNITS.
3. CIRCUITS SHALL BE VERIFIED WITH HOME OWNER PRIOR TO WIRE
INSTALLATION.
4. FINAL SWITCHES FOR TIMERS AND DIMMERS SHALL BE VERIFIED
WITH HOME OWNER.
5. FIXTURES TO SELECTED BY HOME OWNER.
AUDIO:
1. LOCATED SPEAKERS AND AUDIO CONTROLS AS INDICATED IN THE
PLAN; RUN CIRCUIT OF SPEAKER WIRING TO AUDIO HOME PANEL
SPECIFIED BY FLOOR;
2. AUDIO SPEAKERS TO BE APPROVED BY HOME OWNER;
3. LOCATED JACKS AS INDICATED IN THE PLAN; INSTALL DATA/ CABLE
PANEL SIMILAR TO "ON Q". SYSTEM TO BE APPROVED BY HOME
OWNER.
DATA/ CABLE:
LOCATED SECURITY PANELS AS INDICATED IN THE PLAN; SYSTEM TO
BE APPROVED BY HOME OWNER.
ELECTRICAL DATA & AUDIO NOTES:
DN
R R
RR
RR
R
R
R
R
R R
R
GFCI
GFCI
OC
CO/SD
CO/SD
SD
BEDROOM
BATH
LOFT
STORAGE STORAGE
ATTIC
ATTIC
ATTIC
ATTIC
ATTIC
ATTIC
w / W
w / W
w / Ww / Ww / WC / WC / WC / WC / W
H / WH / W C / W C / W
H / WH / W w / W
C
H
W
C
W
C
H
W
CONNECTED TO THE
EXISTING PLUMBING
SYSTEM
DN
C / WC / WC / WH / WH / WH / WH / W
w / Ww / Ww / Ww / WCONNECTED TO THE
EXISTING PLUMBING
SYSTEM FROM BELOW
w / W
H / W
C / W
w / W
H / W
C / W
GENERAL PLUMBING AND HVAC NOTES
1.HVAC SHALL HAVE TWO ZONES, ONE FOR EACH FLOOR.
2.INSULATE HEATING TRUNK AND BRANCH SUPPLY DUCTS
IN UNFINISHED AREAS, CRAWL SPACES, ATTICS
GARAGES, ETC
3.ALL DUCTING SHALL BE THRU FLOOR TRUSS WHERE
POSSIBLE
4.ENCLOSED ATTICS AND SPACES BETWEEN RAFTERS
SHALL HAVE CLEAR CROSS VENTILATION AREA TO THE
OUTSIDE VENTS. 1/150 OF SPACE VENTILATED FOR
GABLE VENTS. 1/3000 OF SPACE VENTILATED FOR BOTH
GABLE AND EAVE VENTS.
5.DRYER, WATER HEATER, KITCHEN AND BATHROOM
VENTING SHALL EXHAUST TO THE OUTSIDE OF THE
BUILDING AND BE EQUIPPED WITH A BACK DRAFT
DAMPER.VENT DRYER VENT, MAX. LENGTH OF DUCT 14’
WITH TWO 90 DEGREE ANGLES.
6.PROVIDE 30” CLEARANCE FROM RANGE TOP TO
COMBUSTIBLE MATERIALS. FOR EXCEPTIONS, SEE INT.
MECHANICAL CODE. SIDE CLEARANCE SHALL BE AS
SPECIFIED BY PERMANENT MARKING ON THE UNIT. – IRC
M1901.1
7.WATER CLOSETS TO HAVE A FLOW RATE OF 1.6
GALLONS OR LESS PER FLUSH. –IRC P2903.2
8.SHOWER HEADS TO HAVE FLOW RATE OF 2.5 GALLONS
PER MINUTE OR LESS. – IRC P2903.2
9.TUBS/SHOWERS SHALL BE PROVIDED WITH INDIVIDUAL
CONTROL VALVES OF THE PRESSURE BALANCE OR THE
THERMOSTATIC MIXING TYPE. THE WATER
TEMPERATURE SHALL BE AT A MAXIMUM OF 120*F.
10.INSTALL WATERPROOF GYPSUM BOARD AT ALL WATER
SPLASH AREAS TO MINIMUM 84" ABOVE SHOWER
DRAINS.
11.WATER SOFTENER UNIT SHALL CONDITION WATER
BEFORE ENTERING THE WATER HEATERS AND THE
COLD WATER SOURCE. WATER TO REFRIGERATOR,
KITCHEN AND BATH SINKS SHALL NOT HAVE SOFT
WATER.
12.EACH HOSE BIBB SHALL BE EQUIPPED WITH A BACK
FLOW PREVENTION DEVICE.
13.ALL GAS LINES SHALL BE SIZED FOR APPLIANCE LOAD.
"BLACK" PIPE SHALL BE USED INSIDE THE BUILDING,
"GREEN" PIPE WHERE UNDERGROUND OR EXPOSED TO
WEATHER. ALL JOINTS SHALL BE TAPED WHERE BURIED
OR EXPOSED TO WEATHER.
14.INSULATE WASTE LINES FOR SOUND CONTROL.
15.INSTALL CENTRAL VACUUM SYSTEM & PIPING; CONFIRM
BRAND WITH HOMEOWNER.
COLD WATER ACCESS
HOT WATER ACCESS
WASTE WATER ACCESS
COLD WATER LINE
HOT WATER LINE
WASTE WATER
C
H
W
LEGEND
10/9/2025DATE:
NOTE:
ALL DRAWINGS AND WRITTEN
MATERIAL
APPEARING HEREIN
CONSTITUTE ORIGINAL
AND UNPUBLISHED WORK
GREGOR MITTERSINKER, AND
ARE PROPERTY
OF GREGOR MITTERSINKER AND
MAY NOT BE
COPIED OR USED AS THE BASIS
FOR ANY
NEW PLAN WITH OUT CONSENT
OF THE OWNER.
THE GENERAL CONTRACTOR IS
TO
REVIEW PLANS AND VERIFY JOB
CONDITIONS
AND REPORT ANY
DISCREPANCIES
TO ARCHITECT PRIOR TO START
OF WORK.27 LOCUST ST. YARMOUTH02664PARCEL 14ownerGREGOR MITTERSINKERADDRESS
190 BENEVOLENT ST
PROVIDENCE, RI 02906
REVISION
NUMBER DATEPLUMPING PLAN152ND FLOOR PLUMBING DIAGRAM 20'4'8'2'
1ST FLOOR PLUMBING DIAGRAM 1