2010, 06-11 Permit App: 10001669 ResidenceProject Number: 10001669 Inv: 1
4> <r
' Ap t ication
Date: 6/11/2010 Page 1 of 3
THIS IS NOT A PERMIT
Penalties will be assessed for commencing work without a permit
Project Information:
Permit Use: SFR W/ATT GAR Contact: STRAHL CONSTRUCTION INC
Address: 3611 N CALISPEL ST
C - S - Z: SPOKANE, WA 99205
Setbacks: Front Left: Right: Rear: Phone: (000) 000-0000
Group Name:
Site Information: Project Name:
Plat Key: Name: Range
District: East
Parcel Number: 45232.1717 Block:
Lot:
SiteAddress: 423 S CALVIN LN Owner: Name: STRAHL CONSTRUCTION INC
Address: 3611 N CALISPEL ST
SPOKANE, WA 99205
Location:: CSV
Zoning: 14-3
SF Res District
Water District: 010 VERA
Area: 4,791 Sq Ft Width: 0 Depth: 0 Right Of Way (ft): 0
Nbr of Bldgs: 0 Nbr of Dwellings: 0
Review Information:
Hold: ❑
Review
Building Plan Review
Released By: - - -.
Driveway/Approach
Originally Released: 6/11/2010 By: TMELBOU
Released By: - - - -
not required per tom melbourn
Originally Released: 6/11/2010 By: jdavis
Landuse/Zoning/HE Conditions
Released By: - -
Sewer Review
Originally Released: 6/9/2010 By: kkendall
Released By:
Originally Released: 6/9/2010 By: jdavis
Operator: JD Printed By: JD Print Date: 6/11/2010
Project Number: 10001669 Inv: 1
Permits •
*tq ft,
' Application
THIS IS NOT A PERMIT
Penalties will be assessed for commencing work without a permit
Date: 6/11/2010 Page 2 of 3
Building Permit
Contractor: STRAHL CONSTRUCTION, INC Firm: STRAHL CONSTRUCTION
Address: 3611 N CALISPEL ST
SPOKANE, WA 99205
Phone: (509) 328-7919
This Application: Total Project:
Description fith lips Notes Sq Ft Valuation Sq Ft Valuation
1&2 FAMILY R-3 VB 1,672 $165,444.40 1,672 $165,444.40
COV DECK R-3 VB 32 $480.00 32 $480.00
GAR MASON U-1 VB 509 $11,198.00 509 $11,198.00
Item Description
RESIDENTIAL PERMIT FEE
WSBCC SURCHARGE
SF PLNS R V W < 7999 SQ FT
Totals: 2,213 $177,122.40 2,213 $177,122.40
Units Unit Desc
1 SELECT
1 SELECT
1 SELECT
Contractor: STRAIIL CONSTRUCTION, INC
Address: 3611 N CALISPEL ST
SPOKANE, WA 99205
Item Description
GAS WATER HEATER
GAS APPLIANCE<=100,000BTU
GAS PIPING
HEAT PUMP OR A/C 0-3 TONS
VENTILATING FANS I DUCT
GAS LOG OR GAS INSERT
HOOD -TYPE II
Fee Amount
$1,430.55
$4.50
$572.22
Permit Total Fees: $2,007.27
Mechanical Permit
Firm: STRAHL CONSTRUCTION
Phone: (509) 328-7919
Units Unit Desc
1 NUMBER OF
1 NUMBER OF
3 # OF UNITS
1 NUMBER OF
3 NUMBER OF
1 NUMBER OF
1 NUMBER OF
Operator: JD Printed By: JD
Fee Amount
$11.00
$13.00
$3.00
$13.00
$33.00
$11.00
$11.00
Permit Total Fees: $95.00
Print Date: 6/11/2010
Project Number: 10001669 Inv: 1
ce it
' Application
THIS IS NOT A PERMIT
Penalties will be assessed for commencing work without a permit
Date: 6/11/2010 Page 3 of 3
Contractor: STRAHL CONSTRUCTION, INC
Address: 3611 N CALISPEL ST
SPOKANE, WA 99205
Item Description
TOILETS/BIDETS
SINKS
SHOWERS
TUBS
DISH WASHERS
GARBAGE DISPOSAL
CLOTHES WASHER
MISCELLANEOUS FIXTURES
Plumbing Permit
Firm: STRAHL CONSTRUCTION
Phone: (509) 328-7919
Units Unit Desc
2 NUMBER OF
4 NUMBER OF
1 NUMBER OF
1 NUMBER OF
1 NUMBER OF
1 NUMBER OF
1 NUMBER OF
3 NUMBER OF
Permit Total Fees:
Fee Amount
$12.00
$24.00
$6.00
$6.00
$6.00
$6.00
$6.00
$18.00
$84.00
Notes:
Payatent.Summary:
Permit Type
Building Permit
Mechanical Permit
Plumbing Permit
Fee Amount
$2,007.27
$95.00
$84.00
Invoice Amount
$2,007.27
$95.00
$84.00
$2,186.27 $2,186.27
Amount Paid
$572.22
$0.00
$0.00
Amount Owing ..
$1,435.05
$95.00
$84.00
$572.22 $1,614.05
Disclaimer:
Submittal of this application certifies the owner (or person(s) authorized by the owner) has both examined and finds the information
contained within to be true and correct, and agrees that all provisions of laws and/or regulations governing this type of work will he
complied with. Subsequent issuance of a permit shall not be construed to be a permit for, or an approval of, any violation of any of
the provisions of the code or of any other state or local laws or ordinances.
Signature:
Operator: JD Printed By: JD
Print Date: 6/11/2010
Spokane e
Valley
PERMIT NUMBER:
PERMIT FEE:
(Staff Use Only)
CITY OF SPOKANE VALLEY
Community Development Department
Permit Center
11703 East Sprague Avenue, Suite B-3
Spokane Valley, WA 99206
Tel: (509) 688-0036
Fax: (509) 688-0037
permitcenter@spokanevallev.orq
RESIDENTIAL CONSTRUCTION PERMIT APPLICATION
14 NEW CONSTRUCTION 0 ADDITION/REMODEL
❑ DECK 0 OTHER
SITE ADDRESS: 423 S• CALV1/,( L4.
0 ACCESSORY BUILDING
ASSESSORS PARCEL NO.: LIS/32 LEGAL DESCRIPTION: LOT I; E/—oceK /
BUILDING OWNER NAME:
NAME: SZ•2Ai-i'L WhISTiLU�% Dn( / A/C •
ADDRESS: 3011 N • CALISPr4 STT
CITY: SPOVANF
STATE: WA
Zip: 99zb5
PHONE: 328919
FAX: 32$-1-919 c LL: 45/-19o3
CONTACT NAME:
PHONE: LTaso�t
FAX: 2 2S -1-9 19
CELL: q5/-00'2‘
.
CONTRACTOR NAME: oThAivk As 0LJnit it_ -
MAILING ADDRESS:
On:
STATE:
ZIP:
PHONE:
FAX: CELL:
CONTRACTOR LICENSE No.:$7z4iyfty 9(09 1.-/\ EXPIRES: CITY BUSINESS LICENSE NO.:
DESCRIBE THE SCOPE OF WORK IN DETAIL AND INDICATE USE:
('Ani CTTa)Cilnnl C� S/Ni' - �. Cy- hEalr-E
PROPOSED USE:
ldnAF_ SiMCLE i7404 -y
F1ECE VFD
CSV PERMIT CENTER
SIN 002010
project # -). (.0_—'
.Nene—____I_____ - I
i
Effective October 28, 2007 I ouu""t"" '=fie 1 of 2
httn•//www cnnlrannvallnv nrn/unlnadc/rnmmnnit,/ flevnlnnmunHnnru montc/Fnmx/0.uildinn/Pocidontial Cnnctrurtinn Pormit
4T v
/o /(06
****YOU MUST COMPLETE THE FOLLOWING****
APPLICABLE
Height to Peak:
?.A'
Dimensions:
OW x 53
No. of Stories:
1
Total Habitable
Space: I li`12
Main F oor SQ
FT: I‘‘,--1Zr O/�
Upper Floor SQ
FT: N
Unfinished Basement
SQ FT: Ng A
Finished Ba ement
SQ FT: NA
Garage SQ FT:Dec
G�ef Sol
Covered Patio)
3�
Impervious Surface
Area: NA
30% Slopes on
Property: AIM
No. of
Bedrooms: Z.
Construction
Type: wool) snow riethi
Heat Source:
iDi2E.Gl. 6As Al&
Sewer or
Septic: SGjse_,
TOTAL COST OF PROJECT: $ 1 L46 t Oto
pISCLAIMER
The permitted verifies, acknowledges and agrees by their signature that: 1) if this permit is for construction or on a dwelling, the dwelling is/will
be served by potable water. 2) Ownership of this city of Spokane Valley permit inure to the property owner. 3) The signatory is the property
owner or has permission to represent the property owner in this transaction. 4) All construction is to be done in full compliance with the City of
Spokane Valley Development code. Referenced codes are available for review at the city of Spokane Valley Permit Center. 5) The City of
Spokane Valley permit is not a permit or approval for any violation of federal, state or local laws, codes or ordinances. 6) Plans or additional
information may be required to be submitted and subsequently approved before this application can be processed.
Signature
A41111AA c 5 A.Oc 2.fi, se00s.
Method of payment: 0 Cash ❑ Check
Bankcard #:
Date: LTL4J t.0
❑ Visa 0 Mastercard
EXP: VIN # :
Authorized Signature:
Effective October 28. 2007 Paoe 2 of 2
*Wane
Valley
For City Use Only
PLUS Project Number. 1(Y-() Co.fo.
Project Address .
11703 E Sprague Ave Suite B-3 • Spokane Valley WA 99206
509.688.0036 • Fax 509:688.0037 • permitcenter@spokanevattey.org
As part of our on-going commitment to customer -service during, the' review`.. process of,youriproject
application, we are providing you with a TARGET DATE`for the initial technical application review; -If for
any reason we cannot meet this date;, we will contact you with a revised target date.::
Your application review. TARGET DATE is 1 •
The TARGET DATE i•s the• date we estimate your project:application will -have had:its initial technical
review. If is not the datea: for approval or permit issuance. ,
Tips'f'or a'Smoother Project Application Review
Submit complete, accurate plans and 'documents.
Eth'a time men- be requited for -'re submittals as project application revrewe/s uork,on rivulltple: gpp(rcatians;and it ] ,
nray be seVeral days before thei' ccni look at your new or revisedinformation..
i Designate aspecific:contactperson to dommunicatewith the City.
While the person designated as the.applicant'S.contact person with the Cut•can he changed:-'one.inilividiral with the '
expertise for dealing with reviewer convnents would be the hest choice for' rhe entu e review process.
i •
Call staff regarding the status of your projectonly after the target date 'shown at:the top=of,the page,.-
Although you should he contacted. on or by the target date. pease feekf ree io contact us ifs ou. harem'/ heard froth us -
hv your target date. Staff may contact you before the target date .f the•initial rcvicn is complete.. f3} following this
procedure. you will save1ime. and allow the -reviewers' io complete theuork inure•ca'peditiously
Steps in the Permit Process'`.
1. Counter. Complete. Your application has been accepted as :eminteri complete This means, alt of the:;required
documents, asindicated on your Pre -Application Checklist have been submitted.' or have. been. approved -,,tor. deferred
submittal. -This does. not preyerit technical staff from requesting additional inforniatian'a-i'eSulf of their technical review._,
2.'Quality Check. The next step; in the process js afquality check make sure that;thc application is reyicvtableland free
from substantive flaws that would prevent technical staff from completing the technical review once-it:is started..When
this step is complete, your application .will be routed to the appropriate staff and jremain inatheirireview queue until. it
comes up for. review.
3. Technical Compliance. Once an application is administratively,complete, it is routed to'technical staff for' compliance
review. Depending' on the type of project, technical 'staff may include anulhple reviewers °:Y,ou should;be.contacted by .
phone, fax, email, or mail by your TARGET DATE once the'initial technicalcompliance review is complete
4. PermitIssuance. When the technical compliance review of the'application is.complete including any subsequent re
submittals, each reviewer will approve rove their section of the application and rouse. iEto, thePermif Center.- -When all sections'
of the application are received, a Permit Specialistwill process 'the application-and''contact the; person specified' on' your
application for permit pick-up. Information regarding;fees and'pre-construction meetings!(if required) will, be provided by
the Permit Specialist at that time.
•
WHITE -APPLICANT PINK - BUILDING FILE
REV 9/07
�Mdky'
Community Development
Mechanical Permit Application
Permit Center
11703 E Sprague Ave, Suite B-3
Spokane Valley, WA 99206
(509)688-0036 FAX: (509)688-0037
permitcenter(aspokancval l ev.org
r
PERMIT NUMBER:
PERMIT FEE:
❑ Commercial jg] Residential
SITE ADDRESS: LITS J • CA L\I 1 NI LI'1 •
Building Owner spodie. AS CDA TWACTD12..
Name:
Phone:
Fax:
Address:
City:
State:
Zip:
Contractor
Name:SrRAP() Cor.IST12uar1D/Jt IrJC•
Address: 34; _ \ . cpmst&t ¶:5t
Phone: 32$ ci ci
Fax: 328- 919
city:Pc t.CA -NS
State: NrJA
el q zips
License No: S, A .. qbC; L�
Contact/Project Manager:
City Business Lic:
Name:
Phone:
['CASH D CHECK ❑ VISA DMC
CARD d:
EXPIRES:
SIGNATURE
VIN:
hnp://www.spokanevalley.org/uploads/Community_Developmem/Documents/FonnsBwilding/MechanicalPemutApplication040309.doc
6UNITS
FURNACES & SUSPENDED HEATERS -INSTALLATION OR RELOCATION
Up to & including 100,000 BTU
I
FURNACES & SUSPENDED HEATERS -INSTALLATION OR RELOCATION
Over 100,000 BTU
DUCT WORK SYSTEM
HEAT PUMP/AIR CONDITIONER
0-3 TON
I
AIR CONDITIONER
Over 3-15 TON
AIR CONDITIONER
Over 15-30 TON
AIR CONDITIONER
Over 30-50 TON
AIR CONDITIONER
Over 50 TON
GAS WATER HEATER
I
GAS PIPING SYSTEM (each cutlet)
?7
GAS LOG, FIREPLACE, & GAS INSERT
I
APPLIANCE VENTS INSTALLATION, RELOCATION, REPLACEMENT
REPAIRS OR ADDITIONS
BOILER, COMPRESSORS, ABSORPTIONS SYSTEM
0 to 3 hp -100,000 BTU or less
BOILER, COMPRESSORS, ABSORPTIONS SYSTEM
Over 3 -15 hp —100,001 to 500,000 BTU
BOILER, COMPRESSORS, ABSORPTIONS SYSTEM
Over 15-30 hp - 500,001 to 1,000,000 BTU
BOILER, COMPRESSORS, ABSORPTIONS SYSTEM
Over 30 hp —1,000,001 to 1,750,000 BTU
BOILER, COMPRESSORS, ABSORPTIONS SYSTEM
Over 50 hp — over 1,750,000 BTU
AIR HANDLER (DOES NOT include ducting)
Each unit up to 10,000 cfm, including ducts
AIR HANDLER (DOES NOT include ducting)
Each unit over 10,000 cfm
EVAPORATIVE COOLERS(other than portables)
VENTILATION AND EXHAUST
Each fan connected to a singe duct
/�
-7
VENTILATION AND EXHAUST
Each ventilation system
VENTILATION AND EXHAUST
Each hood served by mechanical exhaust
INCINERATORS
Installation or relocation of residential
INCINERATORS
Installation or relocation of commercial
APPLIANCES
Range, Clothes Washer
UNLISTED APPLIANCES
Under 400,000 BTU
UNLISTED APPLIANCES
Over 400,000 BTU
HOOD
Type I
HOOD
Type II
1
L P STORAGE TANK
WOOD OR PELLET STOVE INSERT
WOOD STOVE SYSTEM — FREE STANDING
['CASH D CHECK ❑ VISA DMC
CARD d:
EXPIRES:
SIGNATURE
VIN:
hnp://www.spokanevalley.org/uploads/Community_Developmem/Documents/FonnsBwilding/MechanicalPemutApplication040309.doc
Spoken%
1Ua11ey•
Permit Center
11703 E Sprague Ave, Suite B-3
Spokane Valley, WA 99206
(509)688-0036 FAX: (509)688-0037
permiicenter(rilspokanevalIey. ory
Community Development
Plumbing Permit Application
PERMIT NUMBER
PERMIT FEE:
❑ Commercial E Residential
SITE ADDRESS: _3 S . CAIN 14 W
Building Owner SA'M'E As C0w/R{+"crm C
Name: Phone: Fax:
Address: City: State: Zip:
Contractor
Name: SWAMI- CAusrauCr) bAl In1e. Phone: 32g_ -19i9 Fax: 323--19/9
Address: n//Aj. cal i s p . r City. SPD VALE State: w A zip: 99 2.05
License No: sTttl>:N2.Z gte9 th City Business Lie:
Contact/Project Manager:
Name: 3ks , Phone: (35J / _ (l0 v‘
# OF UNITS
PLUMBING FIXTURE ON A TRAP
TOILETS
7 --
URINALS URINALS
TUBS
1
SHOWERS (per trap)
SINKS
Lav/Basins, Bar, Mar, Kitchen. Laundry. Wily. Janitor. Photo, Xray, Food,
Prep/Culinary Meat
DISHWASHER
I
CLOTHES WASHER
i
GARBAGE DISPOSAL
/
WATER SOFTNER
FLOOR DRAIN
Area, Case, Coil, Trench, Condensate
ROOF DRAIN/OVERFLOW DRAINS
FOUNTAIN, DRINKING
WATER PIPING/DRAIN-IN WASTE
tnsfaaa ion, Alterations, Repair, Reversals
WATER USING DEVICE
be and/or Coffee maker, lose lab steamer poem, carbonate', swamp coder
3
PRIVATE SEWAGE DISPOSAL SYSTEM
WATER HEATER
If Gas, See Mechanical
INDUSTRIAL WASTE PRETREATEMENT
INCEPTORS
herding traps, vents except 'althea type grease interceptors functioning as fixlure traps
REPAIR OR ALTERATION
Water piping, drainage or vent piping
ATMOSPHERIC TYPE VACUUM BREAKER
BACK FLOW PROTECTIVE DEVICE
Older than atmospheric type vacuum breakers
MEDICAL GAS
INCEPTORS
OCASH 0 CHECK 0 VISA 0 MC EXPIRES:
Garda VIN:
SIGNATURE:
CURRENT FEES AVAILABLE AT: http://www.spokanevallev.orq/ under the quick links for Forms, Master Fee Schedule.
RECEIVED
CSV PERMIT CENTER
ER
JUN 032010
Project # jc)cOl GCs
S'ubm?tta ri-_..-
t?RoPEvt l Li n1 E
A
LOT fl 7--1vLDC11.-
24'
x+23 S.CALMN LN.
N�
ATTIC VENT
HORIZONTAL
LAP SIDING
TRIM CORNERS
AND OPENINGS
RIGHT HLF,VATION
SCALE: 3/16"=1'-0"
MS \
CASWIMSa NSO ale all•111,
a alga � v
ANIS Sew
Ana
MIlaa
1 OW
Sia
\=
8/1
MINISSUNII
Sall la
Saar
aka
8/12MOW
J
-= 8/12
sir1
SINIa
Sala
8/12
NOTES: ROOF SLOPE - 8 TO 12, 5 TO 12, AS NOTED
ROOF OVERHANG - 16" AT EVES, 12" AT GABLES, TYP.
ROOF VENTILATION - AREA / 300 SQ FT
ROOF PLAN
SCALE: 1/8"=1'-0"
LHFT HLEVATION
SCALE: 3/16"=1'-0"
REAR ELEVATION
SCALE: 3/16"=11-0"
COMPOSITION
ROOFING
DECORATIVE
ATTIC VENT
DECORATIVE
ATTIC WINDOW
IX6 FRIEZE BD
IXS FASCIA BD
TOP PLATE
IX6 TRIM BD
HORIZONTAL
LAP SIDING
CULTURED
STONE VENEER
MAIN FLOOR
uoinistAk
wartantaspainteitrairturtylemirrot >,
FRONT FLhVATION
SCALE: 1/4"=1'-0"
FINISH GRADE
KEEP BOTTOM OF ALL FOOTINGS
BELOW FROST LEVEL
EVERY EFFORT HAS
BEEN MADE TO IN-
SURE THE ACCURACY
OF THESE DRAWMGS
BY GALLERY 12
DESIGNS, HOWEVER:
THE CONTRACTOR
SHALL CHECK &
VERIFY ALL
DIMENSIONS
PRIOR TO
CONSTRUCTION.
ALL IDEAS, DESIGNS,
ARRANGMENTS,
DRAWINGS & PLANS
SET FORTH ON
THIS SHEET ARE THE
ORIGINAI. WORK,
PRODUCT OF, OWN ED 13Y,
AND ARE THE PROPERTY
OF GALLERY 12 DESIGNS.
att
KO MM �
DRAWN BY:
AK
DATE
Oro/OS/1O
SCALE
AS NOT D
1013 NO:
1612 -R
SHEET
OF 5 SHEETS
WALL BRACING NOTES:
IRC TABLE R602.10.5
LENGTH REQUIREMENTS FOR BRACED WALL
PANELS IN A CONTINUOUSLY SHEATHED WALL:
(MIN 24" @ EA. CORNER)
MINIMUM LENGTH OF
BRACED WALL PANEL
MAX. OPENING
HEIGHT NEXT
8'
9'
10'
TO B.W. PANEL
WALL
WALL
WALL
(% OF WALL HGT)
48"
54"
60"
100%
32"
36"
40"
85%
24"
27"
30"
65%
EXTERIOR BRACED WALLS TO BE LOCATED AT
EACH END AND AT LEAST EVERY 25 FEET ON
CENTER BUT NOT LESS THAN 16% OF BRACED
WALL LINE.
BRACED WALL LINES SHALL BE CONTINUOUSLY
SHEATHED WITH 7/16" APA RATED SHEATHING 24/16
EXPOSURE 1, AS A CONTINUOUSLY SHEATHED WALL.
PANEL EDGE NAILING IS 8d @ 6"
PANEL INTERIOR OR FIELD NAILING IS 8d @ 12"
EDGE BLOCKING IS NOT REQUIRED
NAILING BASED ON COMMON WALLS
ALTERNATE NAIL IS 8d BOX GALVANIZED
SEE 2006 IRC TABLE 2304.9.1 FOR OTHER NAILING
STAGGER TOP PLATE SPLICES BY 2'-0" MIN.
AND NAIL SPLICE WITH 16d @ 3".
ANCHOR BOLTS SHOULD BE INSTALLED WITHIN 12"
OF THE END OF A WALL OR THE END OF A PLATE
AT A SPLICE.
ANCHOR BOLT MIN. EMBEDMENT IS 7"
INSTALL FLOOR AND ROOF SHEATHING WITH
FACE GRAIN PERP. TO SUPPORTS WITH LONG
EDGES CONTINUOUS OVER 2 OR MORE SUPPORTS
AND SHORT EDGES STAGGERED.
INTERIOR BRACED WALLS TO BE GYPSUM BOARD
WITH MINIMUM 1/2" THICKNESS PLACED ON STUDS
SPACED A MAXIMUM OF 24" O.C. AND FASTENED AT
7" O.C. WITH GYPSUM BOARD NAILS, 0.086" IN DIA.,
1 5/8" LONG, 9/32" HEAD.
ROOF SHEATHING SHALL BE 7/16" APA RATED
SHEATHING 24/16, EXPOSURE 1. NAIL WITH 8d
@ 6" AT PANEL EDGES AND
8d @ 12" AT FIELD.
FLOOR SHEATHING SHALL BE 3/4" T&G APA
STURD-I-FLOOR 24 O.C. OR EQUAL. GLUE AND
NAIL WITH 8d RING OR SHANK @ 6" AT PANEL
EDGES AND 8d @ 12" AT FIELD.
STAIRWAY NOTES:
191-3"
IS' -0"
6'-9"
11'-611
PATIO
CON RETE
36X5° EGRESS
1
UL APPROVED
DIRECT VENT
GAS FIREPLACE
GREAT
ROOM
9' FLAT
MASTER
BEDROOM
9' FLAT
SNACK /
BAR /
D'fINING
9' FLAT
RANGE
KIT. w/Hoop
POLE 4 SHELF
9' FLAT
T-0"
REFER
CRAWL SPACE
ACCESS
RAISE GAS
FURNACE/ WATER
HEATER 18" MIN.
ABOVE SLAB,
STRAP TO WALL
A MINIMUM HEADROOM CLEARANCE FOR STAIRWAYS
OF NOT LESS THAN 6'-8" SHALL BE PROVIDED.
(SECT. R311.5.2).
THE MAXIMUM RISER HEIGHT SHALL BE 7 3/4"
AND THE MINIMUM TREAD DEPTH SHALL BE 10".
THE LARGEST TREAD RUN AND THE GREATEST
RISER HEIGHT WITHIN ANY FLIGHT OF STAIRS
SHALL NOT EXCEED THE SMALLEST BY MORE
THAN 3/8" (R311.5.8 IRC). THE PROFILE OF
TREADS AND RISERS SHALL CONFORM TO SECTION
ALL STAIRWAYS, BOTH INTERIOR AND EXTERIOR,
SHALL BE PROVIDED WITH ILLUMINATION, INCLUDING
LANDINGS AND TREADS (R303.6).
HEADER/BEAM NOTES:
DUE TO VARIED GEOGRAPHIC LOCATIONS AND
SELECTED MANUFACTURER SPECIFICATIONS ALL
BEAM TYPES AND SIZES MUST BE VERIFIED PRIOR
TO FABRICATION.
ALL HEADERS SUPPORTING ROOF AND CEILING
TO BE (2)2x10 MINIMUM FOR MAX. SPAN OF 6'-1"
WITH 2 JACK STUDS, UNLESS OTHERWISE NOTED
ON PLAN.
HEADERS SUPPORTING ROOF, CEILING & CENTER
BEARING FLOOR TO BE (3)2x10 MINIMUM FOR MAX.
SPAN OF 6'-7" WITH 2 JACK STUDS, UNLESS
OTHERWISE NOTED ON PLAN.
ALL HEADERS SUPPORTING ROOF, CEILING AND
TWO CENTER BEARING FLOORS SHALL BE (3)2x10
MINIMUM FOR MAX. SPAN OF 5'-7" WITH TWO JACK
STUDS, UNLESS OTHERWISE NOTED ON PLAN.
TO REDUCE SIZES FOR PARTICULAR OPENINGS,
REFER TO PLAN OR TO 2006 IRC TABLE R502.5(1).
FOR ALL INTERIOR HEADER SIZES & LOCATIONS,
REFER TO PLAN.
`� \ 05®
La 36" VNTY ►�
IIIIIIIIIIIIIIINIIMI
t J f iIMM—
ATTIC
ACCESS
STEPS DOWN
20 MINUTE SOLID CORE DR
ENTRY
9' FLAT
3 -CAR GARAGE,
9' FLAT
2 -125024 •SL *EMP
1/2" •Gw5L.FLO.OR" TO ROOF AT
GARAGE/HOUSE-C0MMON WALL, TYP.
16'0"0'0" OVERHEAD GARAGE DOOR d
--- 514X12 GLB
9'-01' PLATE
11111111111111111111
CON RETE
PORCH
4°X4" EGRESS
15'-6"
44'-0"
CULTURED STONE
VENEER, TYP.
NOTE:
ALL ANGLE'S ARIi 45°
UNLESS an -IFR W ISE NOTED
ALL WINDOWS a HEADER
HEIGHT OF 7-8" A.P.P.
UNLESS NOTED OTHERWISE
MAIN FLOOR PLAN
SCALE: 1/4"=1'-0"
1672 SF
EVERY EFFORT HAS
BEEN MADE TOIN-
WEE THE ACCURACY
OF THESE DRAWINGS
BY GALLERY 12
DESIGNS, HOWEVER:
TIE? CONTRACTOR
SI TALL CHECK &
VERIFY ALI.
DIKIENSIONS
PRIOR TO
CONSTRUCTION.
Alt IDEAS, DESIGNS,
AItRANGMENTS,
nnAWINGs & PLANS
SETVORTII ON
TI IIS SHEET ARE THE
ORIGINAL WORK,
PRODUCT OF, OWNED BY,
AND ARE THE PROPERTY
OF GALLERY 12 DESIGNS.
J
CONTENTS
DRAWN BY:
AK
1,
DATE:
06/003/IPJ
SCALE:
1/4"=1'-0"
3013140:
1612-R
SHEET
2
OF 5 SIIELrs
HEADER/BEAM NOTES:
DUE TO VARIED GEOGRAPHIC LOCATIONS AND
SELECTED MANUFACTURER SPECIFICATIONS ALL
BEAM TYPES AND SIZES MUST BE VERIFIED PRIOR
TO FABRICATION.
ALL HEADERS SUPPORTING ROOF AND CEILING
TO BE (2)2x10 MINIMUM FOR MAX. SPAN OF 6c1"
WITH 2 JACK STUDS, UNLESS OTHERWISE NOTED
ON PLAN.
HEADERS SUPPORTING ROOF, CEILING & CENTER
BEARING FLOOR TO BE (3)2x10 MINIMUM FOR MAX.
SPAN OF scr WITH 2 JACK STUDS, UNLESS
OHERWISE NOTED ON PLAN.
ALL HEADERS SUPPORTING ROOF, CEILING AND
TWO CENTER BEARING FLOORS SHALL BE (3)2x10
MINIMUM FOR MAX. SPAN OF 5t7 WITH TWO JACK
STUDS, UNLESS OTHERWISE NOTED ON PLAN.
TO REDUCE SIZES FOR PARTICULAR OPENINGS,
REFER TO PLAN OR TO 2006 IRC TABLE R502.5(1).
FOR ALL INTERIOR HEADER SIZES & LOCATIONS,
REFER TO PLAN.
L(71
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4
IIS. „, 110"11.1 110- IS
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NON -VENTED CRAWL SPACF,
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I. IS" MN. BOTTOM OP JOISTS TO SLAB
2. ALL WOOD IN CONTACT UJ/ CONC. TO BE
PRESSURE TREATED
3.6 MIL VAPOR BARRIER ON TOP OF 4" RADON
ROCK,
4, 4" CONCRETE SLAB ON TOP &F RADON ROCK
5. PASSIVE RADON SYSTEM
x10 FLOOR JOISTS e 16'
Z:
0
0
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=
6" FON. WALL
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6. BELOW GRADE WALL TO BE INSULATED TO R -2I
12'5<6° CONT. PG.
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6" FDN. WALL. «
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-
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OVER l2"x6" CONT. PG., TYP.
PROVIDE 15504" MIN. OPNG.
I N N I
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18"x24" MIN. I
CRAWL SPACE
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UNEXCAVATED
FOR GARA.GE
4" CONC. SLAB ON GRADE
6 MIL. POLY VAPOR BARRIER
UNDER SLAB ON GRADE
SLOPE CONC. SLAB TOWARDS
OVERHEAD DOORS
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HOLD DOWN FIDN. WALL FOR
SLAB OVER At GARAGE DOORS
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151-6"
61-6"
16'-3"
2T-0"
44'-�"
FOUNDATION PLAN
SCALE: 1/4' =ILO" CRAWL SPACE
EVERY EFFORT HAS
BEEN MADE TO IN-
SURE THE ACCURACY
OF THESE DRAWINGS
BY GALLERY 12
DESIGNS, HOWEVER,
THE CONTRACTOR
SHALL CHECK &
VERIFY ALL
DIMENSIONS
PRIOR TO
CONSTRUCTION.
' ALL IDEAS, DESIGNS,
ARRANGNIENTS,
DRAWINGS & PLANS
SET FORTH ON
THIS SHEET ARE THE
ORIGINAL WORK,
PRODUCT OF, OWNED BY,
AND ARE THE PROPERTY
OF GALLERY 12 DESIGNS.
REINFORCED CONC.
APRON, SLOPED a
1/4" PER PT.
(2)164 IND NAIL RA. IND
ir FINISHED ROOFING OVER
1A6" 096 SHEATHIS4
GRAVEL BABE
CONT. FOOTING
I�IPRON DETAIL
SCALE: 3/4":I'-0"
3/4" TIG PLYWD. SUBPLOORING
SOLID BLOCKING
E
2
!q
W
a)
2X4 WD.
BEARING WALL
Q „, OVER 12'X6"
p CONT. PPG.
.20
0O 6MIL.
~ VAPOR
—111: IFE—
It
SEAR INS S CR4UJL
SCALE: 3/4":I'-0"
I" AIR GAP
G INSULATION
//
ROOF TRUSSES a 2410A
SN23 OR =AL a
EA PRIES END
I^ PNISH SIDING MATERIAL
OVER VAPOR BARRIER
1 OVER 1/16' OSB SHEATHM
',TOP DOUBLE WALL RATE
OUTLOOKER
SCALE: 3/4":i'-0"
Ef(ERIOR 61DIN3 OVER
1A6' OSB SHEATHING OVER
2x4 LLD STUDS a 16' 044
OPTIMAL 1/1' GYP. BD.
N" DIA X10"
AB. 48' OA.
3/4' B*1'4E01014 JORNT
4' CCtsa. SLAB-
SLOES TWD6. MORS
t
6' FON. WALL OvER
12'46" COIL PTG
FIN. ROOFING OVER 15ts BLDG FELT —
OVER 1/16" OSB SHEATHING OVER
PRE -MFR ROOF TRUSSES 0 24" O.C,
'11
a141R4C;E UJ41=1.
SCALE: 3/4":I'-0"
PROVIDE 1 LAYER OF —
IR" G.W.B. PLR TO ROOF 0
HOUSE / GARAGE
COMM. WALL
R-30 MSUL.
4" CONC. BLAB i
-SLOPE TOWARD
GAR DOOR
3/4" TIG PLYWD.
SUBFLOORING
PLR SYSTEM
t8�
FIND WALL
PER PLAN
ai
1114 2a.�*�1
G4R41GE/HOUSE
SCALE: 3/4":1'-0"
3/4" TRIM
DECK BEAM
2X UID. DECKING
Olt
ler
JOIST HANGER
2x LEDGER
FON. WALL PER PLAN
r-1 Wit— r—
—m-1711
DSCK
SCALE: 3/4":I'-0"
11111-13-1
3/4"Irl x 9" A.B.
TRT'D WD. POST
2x DECK JOISTS
PER PLAN
DECK BEAM PER PLAN
TRT'D WO. POST
12 jd X 42" PIER
SONNEI
2" MN. PEA GRAVEL
ITFF
2X4 OR 2X6
DECKING W/ NAIL
SPACING ON 2X
DECK JOISTS A 16" O.G.
2x4
I'-0"
XX
2" MIN. PEA
GRAVEL
6 MIL. VISQUEEN
DECK STEP
SCALE: 3/4":1'-0"
2X U.D.
BLKING.
R-38 ft aUL.
Vt' GYP. BD. a CEIL3,0
IS' MNiRB1-
DaT.OP JOISTS
TO GRAD:
6 MIL VAPOR
BARRIER
3/4" TRIM BD.
/311/2" DIA. AB.
PTC. BEYOND
COMPOSITION ROOPNG MATERIAL
OvER OS BUILDMG FELT, 1/16'
ROOPM4 SHEATHING 4 PFRD
TRUSSES a 24" O.C.
BA PLE
METAL PLASHING
W/DRIPi
III
SOFFIT VENT
WD. FASCIA BD.
146" 098 SHEATHIW
2X6 LLD. STUDS a 6' 00.
R-21 NEL
3/4' TI4 PLYILID.
2x PLR JOISTS
R-30 NEL
TREATED 2x6
WD. RATE
I/2' DIA x101 At
6" PCN. WALL
12'X6"FTG.
1.,JI41.1. SECTION s CRFIUJL
SCALE: 3/8":I'-0'
PROVIDE FLASHING
AT ROOF VALLEYS
2X8 FASCIA -- .
CONTINUOUS
SOFFIT VENT
CONCRETE
PATIO, RAISE TO
FLOOR LEVEL
R-38 INSULATION
n9t111t11t11111111/1t1111t/f11t11tf11111111/111/
I/2" GWB ON WALLS
AND CEILING
GREAT
ROOM
9' FLAT
R-30 INSULATION 0 RIM
3/4" T4G PLYWOOD
)ROO
9' FLAT
DF,N
9' FLAT
OUTLOOKER
TOP PLATE
FIN. SIDING OVER
VAPOR BARRIER
OVER 1/16" 055
SHEATHING
2X6 WD STUDS 0
16" 0.C. W/ R-21
INSULATION MIN.
fl -
MAIN FLOOR
11
1
n'wu
Il 11
111
-N
BUILDING SECTION
SOLID BLOCKING —
IS" MIN. BOTTOM OF JOISTS
TO GRADE
SCALE: 1/4"=1'-0"
A—A
6 MIL VAPOR BARRIER
2X4 WD STUD BEARING WALL
OVER I2"X6" CONT. FTG, tYP,
SILL PLATE
EVERY EFFORT HAS
BEEN MADE TOIN-
SURETHE ACCURACY
OF THESE DRAWINGS
BY GALLERY 12
DESMONS, HOWEVER:
DIE CONTRACTOR
SHALL CHECK &
VERIFY ALL
DIMENSIONS
PRIOR TO
CONSTRUCTION.
ALL IDEAS, DESIGNS,
ARRANGMENTS,
DRAWINGS & PLANS
SET FORTH ON
THIS SKEET ARE THE
ORIGINAL WORK.
PRODUCT OF, OWNED BY,
AND ARE THE PROPERTY
OF GALLERY 12 DESIGNS.
CONTENTS
GENERAL NOTES
1. Alt construction to be In accordance with 2005 IRC, local,
and state building code requirements.
2. The builder shall verify all dimensions and conditions an
dmvdngs and shall be responsible for ail adjustments and
corrections made to the drawings In the field.
3. Written dimensions an these drawings shall have
precedence over scaled dimensions. Contractors shall verify
and be responsible for all dimensions and conditions on the
Job and this office must be nott led of any variations from the
dimensions and conditions on these drawings.
FRAMING
1. Use }" tongue and groove plywood subfloor nailed or
screwed and glued, or as specified on drawings. See Table
R503.2.1.1(182).
2, All Joists or beams framing Into beams, headers, or
girders shall be supported with "U" type Simpson (or equal)
beam hangers. All post/beam connections to be made with
approved connectors where It Is required.
3, Provide solid blocking between Joists and ranem at
bearing walls. Provide Joist blocking at all Intermediate
supports (2006 IRO R502.7)
4. All plywood to be standard grades wAh exterior glue.
Plywood nailing to be 8d common at 61'0.C. at edges and 12°
O.C. at intermediate bearings. Install }' roof sheathing and i"
floor sheathing with the face grain perpendicular to supports.
5. All extedor doors or doors to unheated spaces to be solid
core and weathersldpped.
6. Doors between the garage and residence shall be 1 / thick
solid wood, solid or honeycomb core steel, or 20 minute
fire -rated (Sect. R309.1).
7. Minimum ceiling height In habttable rooms 8 kitchens to be
7'0". Halls, bathrooms, stairwells, and toilet compartments can
be reduced lo 618°.
8. All joists parallel to pedltlons over and headers are to be
doubled.
9. Install Simpson 1.2.5 liedowns (or equal) el each rafter
tell.
10. Foundation cripple studs shall not be less In size than the
studding for an additional story. Foundatlon studs of beedng
walls and partitions shall be thoroughly and effectively braced.
11. Fire blocking and draft stopping shall be Installed to cut of
all concealed draft openings (both vertical and horizontal) and
shall form an effective baffler between floors, between a lop
story end a roof or attic space, and shall subdllde attic
spaces, concealed roof spaces and floor -ceiling assemblies.
12. Provide 22"x30" access hatch to building attic areas. A
minimum of 30° head clearance Is required.
13. Unless olherv4se specified, use douglas-fir larch no. 2 or
better.
14. On decks and porches, ledger board shall be lag hafted to
solid wood with min. }" bolts @ 16" 0.0.1 2 per stud,
15. Asphalt -saturated (ell free from holes and breaks,
weighing not less than 14 lbs. per 100 sq.ft. and complying
with ASTM D 226 or other approved weather -resistant material
shall be applied over studs or sheathing of all exterior walls as
required by Table 8703.4. Such felt or material shall be
applied horizontally, with the upper layer lapped over the lower
layer not less than 2'. Where Joints occur, felt shall be lapped
not less than 6'.
NOTES AND SPECIFICATIONS
FOUNDATION & CONCRETE - DRYWALL
Minimum concrete compressive strength to be 2500 P.S.F.
All foundation walls to compty with IRC section R464.1.1.2.
1. All footings to bear on firm undisturbed soil. All footings to
extend below frost line (verify requirement with local building
department). Foundations supporting wood to extend at least
6" above adjacent grade.
2. Section R401.2 of the 2006 IRC requires that foundation
construction shall be capable of accommodating all loads
according to Section R301 and of transmitting the resulting
loads to the supporting soil. FlII soils that support footings and
foundations shall be designed, installed and tested In
accordance with accepted engineering practice. Gravel fill
used as footings for wood and precast concrete foundations
shall comply with Section R403.
3. The grade away from foundation walls shall fall a minimum
o(6 inches within the first 10 feet. Exception: Where lot lines,
walls, slopes or other physical barters prohibit 6 inches of fall
within 10 feet, drains or swales shall be provided to ensure
drainage away from the structure. Section R401.3 of the 2008
IRC requires that surface drainage shalt be diverted to a storm
sewer conveyance or other approved point of collection so as
not to create a hazard. Lots shall be graded so as to drain
surface water away from foundation walls.
4. Section R401.4 of the 2006 IRC requires that In areas
likely to have expansive, compressible, shifting or other
unknown soil chamcterislico, the building official shall
determine whether to require a soil ted to determine the soh
characteristics at a pedicular location. This lest shall be made
by an approved agency using an approved method.
6. Foundation plates or sills to be bolted to foundation with ;'
x10" anchor bolts embedded 7" Into concrete ® 6'0" o.c. and
max. 12' from ends, with 3"x3'5}" steel plate washers at each
bolt, typical. Fastners for pressure -treated wood shall be of
hot dipped galvanized steel,
6. Fill underground supported slab with 4' well compacted
sand or gravel. Provide keyed control joints In slabs on grade
0 25' on center end }'tooled joints ® 5' on center in exterior
slabs on walks.
7. Provide 8 mli. poly barrier over crawl grade.
8. Maintain l8'top of grade to bottom of Joists. (12' min.
below gliders) at crawl grade.
9. Wood In direct contact with concrete or masonry to be
pressure treated,- - - -
10. Vent crawl areas with net area of not less than 1 sq. ft. for
each 150 sq. n. of under floor area. Locate openings close to
comers to provide cross ventilation and cover with corrosion
resistant wire mesh.
11. Beam pockets to have k" clear air space around beam
sides and ends. Girderssupported on concrete or masonry to
have not less than 3" bearings.
12. Provide crawl access of at feast 18'524" located In easily
accessible area.
13. Apply damp -proofing to below ground foundation or
masonry walls before backfilling.
14. Columns (Including In the cmwtspace) shag be anchored
at the base to prevent lateral displacement. Posts require
posHNe connection at bottom end (MC 407.3).
15. Garage floor surfaces shall be sloped to a drain or toward
the main vehicle entry (Sed. R309.3).
FOUNDATION STEEL
1. Verify with Local Buliding Department requirements for
soil types and soli bearing pressures for determination of steel
In foundations and footings per I.R.C.
404.1.1(1) -404.1.4.1.1(4).
1. The 2005 IRC section 309.2 slates that the garage shall be
separated from the residence and its attic area by not less than
}" G.W.B. applied to the garage side. Garages beneath
habitable rooms shall be separated from all habitable rooms
above by not less than ft' "Type X" G.W.B.orequivalent,
-
Where the separation is a floor -ceiling assembly, the structure
suppooding the separation shall also be protected by not less
than 2 G.W.B. or equivalent. Enclosed accessible apace under
stairs shall be protected on the enclosed side with j' O.W.B.
(R311.2.2).
2, Single -ply application. All edges and ends of gypsum
wallboard shall occur on the framing members, except those
edges and ends which are perpendicular to the framing
members. All edges and ends of gypsum wallboard shall be in
moderate contact except In concealed spaces where
tire -resistant construction or diaphragm action is not required.
3. Fasteners shall be spaced not less than i" from edges and
ends of gypsum wallboard. Fasteners at the top and bottom
plates of vertical assemblies, or the edges and ends of
horizontal assemblies perpendicular to supports, and at the
wail line, may be omitted except on sheer -resisting elements
or fire-resistant assembikm. Fasteners shag be applied In such
a manner as not to fracture the face paper with the fastener
head.
4. Wails and ceiling of bath areas to have cement, fiber -glass,
or glass mat gypsum backers for tile installation In tub and
shower areas and wall panels in shower areas of approved type.
VINYL FLOORS & CARPET
1. Al bath and utility room tbota to be sheet vinyl, the or
approved non absorbent matedal with a coved base of like
material extending up the wall an minimum o(.3".
2. Kitchen floors may be Installed as above.
VENTILATION
1. Section 303.1 of the 2006 IRC dates that the minimum
openable area (roma habitable room to the outdoors shall be
_
4% of the total Hoar area of the room.
2. A net ventilalbn area of not loss than 1 sq. n. for each 150
sq. H. of underfloor space shall be provided (R408.2).
3. All penetrations (plate Junctions, around windows 8 doors,
any openings through envelope) shag be air sealed.
4. Vapor diffusion retarder can be polyethylene, low pens
paint, or face stapling with a pens rating of 1 or less, and shall
be located between conditioned and unconditioned spaces.
5. Exhaust fans:
Bathrooms shall have a minimum 50 CFM fan and kitchens a
minimum 100 CFM fan. Both shall be vented to extedor with
smooth duct and equipped with back -draft damper. Duds shall
be of metal and shall have smooth interior surfaces. Kitchen
fan shall have a separate termination point.
Whole house exhaust fans are recommended, al 80 CFM
minimum on programmable timer set to run twice a day for 30
minutes each or equivalent. Such fan shall have a zone rating
of 1.5 or less and shall be equipped with a back -draft damper.
6. Recommended supply of fresh air Is 10 CFM per bedroom
plus 10 CFM for living areas via window vents, or through a 6'
connection to the return air plenum of the furnace.
GLAZING
1. Glazing shall comprise no less than 8 % of the floor area In
each habitable ream (IRC Sed. 303.1).
2. All glazing within 18' of floor orwithin 12' of door to be
tempered glass or protected by means of a solid banter railing
36° from floor.
3. Sliding glass doors to be tempered glass.
4, Glazing In locations subjectlo human Impact such as glass
doors; glazing Immediately adjactlnt to such doom; glazing;
adjacent to any surface normally"bsed as walking surface;
sliding glass door units, including fixed glass panels which:;re
pad of such units; shower doom; tub enclosures; and storm
doom shall be of safety glazing misdate. Safety glazing rl,
materials are those so constructed, treated or combined with
- other materials as to minimize the likelihood of cutting and
piercing Injuries resulting from human contact with this glazing
material and Include such materials as laminated glass,
tempered glass, wired glass and safety plastic (Section R 308).
STAIRS
1. A minimum headroom clearance for stelmays of not less
than 6'8" shall be provided (Sect. R311.5.2).
2. The maximum riser height shall be 7 i' and the minimum
tread depth shall be 10'. The largest tread run end the greatest
riser height within any flight of stairs shall not exceed the
smallest by more than 3/8 inch (R311.5.8 IRC). The profile of
treads and doers shall conform to section R311.5.3.3.
3. Stairways shall have a minimum clear width of 36" above
the permitted handrail height. Stairways shall have a minimum
clear width of 31,5' at and below the handrail where only one
handrail is provided, or 27' where handrails are provided on
both sides (8311.5.1).
4. All stairways, both interior end exterior, shall be provided
with Illumination, Including landings and treads (8303.6). -
5. There shall be a floor or landing at the top and bottom of
each stairway (except at the top of an interior stairway provided
no door swings over the stairs). A flight of stairs shall not have
a vertical doe greater than 12'0' between floor ravels or
landings. The widthofeach landing shall not be less than the
- stairway served. (R311.5.4) _
6, Wlndere shall oomph/MTh section R311.9.8. Winders In
residences may be used If the required width of run Is provided
at a point not more !had 12" from the side of he stairway
where the treads are narrower, but In no case shall any width
of run be less than 6 Inches at any point.
7. Nosing of not less than j' but not more than 1 }° shall be
provided on stairways with solid risers. Beveling of nosing shall
not exceed 3". Open risers are pemlitted, provided that the
opening between treads does not permit the passage of a 4'
diameter sphere.
GUARD/HAND RAILS
•
1. All unenclosed floor end roof openings, open and glazed
sides of landings, stairwells, and ramps, balconies or porches
which are more than 30 inches above grade, or the floor below,
and roofs used for other than service of building shall be
protected by a guardrail.
2. Handrails shall not be less than 38 Inches In height, except
on stairways where they may be 34 to 38 inches. Open
handrails end stair railings shall be continuous the full length of
the stairs, have ends which are returned, rounded, or bent, and
shall have Intern -iodide alis or an ornamental pattern such
that a sphere 4 Inches In diameter cannot pass through. (Sec.
R311). Stairways shall have at least one handrail, and
handrails shall be installed on open sides of stairways.
c
3. Handrails projecting from a wall shall have a space of not
less than 1}" between the wall and the handrail. Mandrel&
cross-sections shall comply with IRC Sect. R311.5.6.3.
Handrails with a circular cross-sedio1 shall havo an outride
diameter of at 1011611 I" and not greeter than 2'.
4. Guardrails 36' In height shall be provided where porches,
balconies, or raised floor surfaces are greater than 30" above
the floor or grade below (Sect. R312).
INSULATION
1. Exterior above and below grade wag insulation to be min.
R -2I, or R-24 if electrical resistance. Provide R-38 insulation at
flat ceilings R-30 where ceilings are vaulted.
2. Slab on grade foundation insulation shall be R-10 to apoint
24" vertical or horizontal at exterior wall
3. Cut ball insulation z' toj" wider/ longer than actual
dimension to insure snug Bt without voids.
4. Kraft -faced or foam plastic insulation cannot be left exposed.
EMERGENCY EXITS
I. Easements with habitable space and every Bleeping room
shall have at least one operable window or exterior door
conforming to Section R310.1 for emergency escape or rescue,
The egress units shall be operable from the inside to provide a
fall clear opening without the use of acparate tools. If e
basement is to be used as habitable apace, itmust modtho
min. requirements for light, ventilation, and egress. Min. 8 %of
the floor area must be in glazing.
2. Minimum opening area for all emergency escape and
rescue openings shall be 5.7 sq. ft. (Exception: grade floor
openings shall havo a minimum net clear opening of 5.0 EOM
The minimum height dimension shall be 24 inches. Tho
minimum width dimension shall be 20 inches. Where windows
are provided as a means of egress or rescue they shall have a
finished sill height not more than 44 inches above the floor.
(Sec 8310.1.1)
3. An exterior exit door that does not pass through the garage
must be provided. The door must bo side -hinged, and not less
than 3'0" wide & 6'8" high (Section R311.4 &. R311.1).
4. At least one exit door shall be required for each dwelling,
There shall be a floor or landing on each side of each exterior
door except at the exterior side of doors, other than the primary.--
exit
rimary_-exit door, served by two or fewer risers (Sect R311.4.3).
5. Landings shall be at least as widens the door or stairway
served and shall havo a minimum dimension in the direction of
travel of 36" (Sect R311.4.3).
FIRE WARNING SYSTEM
Dwelling units shall bo provided with approved smoke
detectors. A detector shall be installed in cath eteeping room
and at a paint centrally located in the corridor or area giving
acme to each separate Bleeping area.
ROOFING/CEILING
CONSTRUCTION
1. Asphalt shingles shall be installed according to
manufacturer's specifications over approval }" plywood or OSB
sheathed roofs. Two layers ofundalayment =rented
together or of a self -adhering polymer modified bitumen sheet
shall be used in lieu of normal underlayment (t shall attend
from the cave's edge to a point at least24"uuide the exterior
wall line of the building.
2. Shingles shall not be installed on roofpitchca less than
3:12. Shinglea can be installed on pitches as low as 2:12 if two
layers of type 15 felt are applied shingle fashion.
3. Wood shingles and shakes for roofs shall bear the label of
an approved inspection bureau or agency.
4. Shakes shall bo laid with not leas than 18 inch wide of typo
30 felt shingled between each command not exposed to
weather.
5, Enclosed attics and enclosed rafter spaces shall be
ventilated in accordance with Section R806.1, R806.2, and
R806,3. Venting ration: 1 to 150 for cave or rooftop only
ventilators, 1 to 300 for combination of cave and rooftop
ventilators.
6. Crickets and saddles shall be provided on Meridg(' side of
any chimney greater Than 30" wide (Sect. R905.28.3),
FLASHING/WALL
COVERINGS
1, Exterior walls shall provide the building with a
weather -resistant extedorwail envelope. The exterior wail
envelope shall include fleshing as desalbed In Section R703.8,
The exterior wall envelope shall be designed and constructed
In such a manner as to prevent the accumulation of water
within the wall assembly by providing a water -resistive barrier
behind the exterior veneer, as required by Section 8703.2.
2. Flashing shall be used at all of the following locations:
1) At the Intersection of chimneys or other masonry
construction with frame or stucco walls, with
preluding lips on both sides under stucco copings.
2) Under and at the ends of masonry, wood or metal
copings and sills.
3) Continuously above all preluding wood trim.
4) Where exterior porches, deck; or stairs attach to a
wall or floor assembly of wood frame construction.
6) At wall and roof Intersections
8) At built-in gutters
3, Weather exposed surfaces shall be provided with a
weather -resistive barter (building felt or approved maledaq in
accordance with Sed. R703.7.2.1 and Table R703.4.
4, Exterior stone or masonry veneer shall be supported in
accordance with Sections R703.7.2.1 and 8703.7.2.2.
5, Roof valley flashing not less than no. 26 galvanized sheet
gauge corrosion resistant metal over undedayment of type 15
felt extending 10' from center line each way.
FOR A PANEL BRACE (IF NEEDED
PANEL EDGES SHALL BE BLOCKED,
AND OCCUR WITHIN 24' OF
MID -HEIGHT. ONE ROW OF TYP.
SHEATHING-TO-FRAMINS NAILING 15
REQUIRED. IF 2x4 BLOCKING IS USED,
THE 2x4'S MUST BE NAILED
TOGETHER WITH (3) 16d SINKERS
EXTENT OF HEADER
DESIGN REQUIREMENTS
Table R301.2 Q):
Ground snow load:
391bs/sq.ft.
Wind speed (gust):
85 mph/70 fastest
Seismic design category:
ISO 33 C
Weathering:
Severe
Frost line depth:
24"
Termites:
Slight
Decay:
None to slight
Winter design temp:
10' F
Ice shield underlay:
Yes
Flood hazards:
1812.3 IBC, FEMA map
Air freeze Index:
1232
Mean annual temp:
47.2° F
LOADING SPECIFICATIONS
Design Loads, Design Category 0:
Floor. DL 159 s.(, + LL 406 s.f. = 5511 s.f. total
Roof: DL 1511 ed. +LL 309 s.f. = 4511 s.f. total
Slain: 10011 s.(. total
Decks: 6011 s.f. total
NOTE: Refer to 2006 I.R.C. table R502.3.182 and
R502.5.18.2 for allowable unit stresses 8 consult local
building tide agency for allowable local loading condition.
HEADERS
1. All headers supporting roof and ceiling to be (2) 2x10
minimum for max. span of 6'1' with 2 Jack studs, unless
otherwise noted on pian.
2. Headers supporting roof, ceiling 8 center bearing floor to
be (3) 2x10 minimum for max. span of 6'7" with 2 jack studs,
unless otherwise noted on plan.
3. All headers supporting roof, ceiling, and two center
bearing floors shall be (3) 2x10 minimum for max. span of
5'T' with 2 Jack studs, unless otherwise noted on plan.
4. To reduce sizes for particular openings, refer to plan or
to 2006 IRC fable R502.5(1).
6. For all Interior header sizes & locations, refer to plan.
6'-0" TO 18'47'
1000 Ib STRAP OPPOSITE
SHEATHING
FASTEN TOP PLATE WITH 2
ROWS OF 16d SINKER NAILS
® 3" O.C.-TYP'L
FASTEN SHEATHING TO HEADER
WITH 8d COMMON OR GALVANIZED
80X NAILS IN 3" GRID PATTERN
AS SHOWN AND 3" 0.0, IN ALL
FRAMING (STUDS, BLOCKING AND
SILLS) TYP'L
WIDTH BASED ON 8:1
HEIGHT -TO -WIDTH
RATIO:
FOR 120' HEIGHT, MIN WADTH=20'
FOR 96' HEIGHT, MIN WIDTH=16, ETC.
-MIN (2)2x4
MIN 2'x2"x3/16"
PLATE WASHER
ANCHOR BOLT
PER CODE
SHEATHING
FILLER IF
NEEDED
16d SINKER
NAILS ®3"
O.C.
1000 Ib
HEADER STRAP
3/8" MIN.
THICKNESS
WOOD
STRUCTURAL
PANEL
SHEATHING
MIN. 2x4
FRAMING.
TYP'L
FRONT ELEVATION `tJ SECTION A
PORTAL FRAME BRACING
WITHOUT HOLD-DOWNS
NOT TO SCALE
EVERY EFFORT HAS
BERN MADE TO IN.
SURE THE ACCURACY
OF THESE DRAWINGS
BY GALLERY 12
DESIGNS, HOWEVER:
THE CONTRACTOR
SHALL CHHECKa
VERIFY ALL
DIMENSIONS
PRIOR To
CONSTRUC170N.
ALL IDEAS, DESIGNS,
ABRANOMEN18,
DRAWINGS & PLANS
SET PORTE ON
THIS SHEET ARE THE
ORIGINAL WORX,
PRODUCT OP, OWNED BY,
AND ARE THE PROPERTY
OP GALLERY H DESIGNS.
1/4
s
ass
4.1
1/4
1/
DRAWN BY:
DATE:
SCALE:
N/A
JOB NO:
;EBT
SP
IOP
SHEETS 1