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2010, 03-12 Permit App: 1000065 ResidenceProject Number: 10000655 Inv: 1APPI1CatlOri Date: 3/12/2010 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 Setbacks: Front Left: Right: Rear: Site Information: Plat Key: Name: Range Parcel Number: 45232.1802 Block: SiteAddress: 14402 E CLOVERDALE LN Contact: STRAHL CONSTRUCTION, INC. Address: 3611 N. CALISPEL C - S - Z: SPOKANE, WA 99205 Phone: (509) 951-1903 Group Name: Project Name: District: East Lot: Owner: Name: STRAHL CONSTRUCTION INC Address: 3611 N CALISPEL ST Location:: CSV SPOKANE,WA 99205 Zoning: R-3 SF Res District Water District: 010 VERA Hold: ❑ Area: 4,203 Sq Ft Width: 0 Depth: 0 Right Of Way (ft): 0 Nbr of Bldgs; 0 Nbr of Dwellings: 0 Review Information: Review Building Plan ReviewReleasedBy Originally Released: 3/11/2010. By: tmelbourn Landuse/Zoning/HE Conditions Released -By = a }�� Originally Released: 3/10/2010 By: mpalaniuk 41 Sewer Review Released By�a_ $ Operator: JD Printed By: JD Print Date: 3/12/2010 Project Number 10000655 Inv• 1 Application Date: 3/12/2010 Page 2 of 3 THIS IS NOT A PERMIT Penalties will be assessed for commencing work without a permit Building Permit Contractor STRAHL CONSTRUCTION,INC Finn: STRAHL CONSTRUCTION Address. 3611 N CALISPEL ST Phone: (509)328-7919 SPOKANE,WA 99205 This Application: Total Project: Description Grp Type Notes Sq Ft Valuation Sq Ft Valuation 1&2 FAMILY R-3 VB 1,485 $146,940.75 1,485 $146,940.75 COV DECK R-3 VB 95 $1,425.00 95 $1,425.00 GAR WOOD U-1 VB 447 $8,493 00 447 $8,493.00 Totals: 2,027 $156,858.75 2,027 $156,858.75 Item Description Units Unit Desc Fee Amount RESIDENTIAL PERMIT FEE 1 SELECT $1,312.95 WSBCC SURCHARGE 1 SELECT $4.50 SF PLNS RVW<7999 SQ FT 1 SELECT $525 18 Permit Total Fees: $1,842.63 Mechanical Permit Contractor. STRAHL CONSTRUCTION,INC Firm: STRAHL CONSTRUCTION Address. 3611 N CALISPEL ST Phone: (509)328-7919 SPOKANE,WA 99205 Item Description Units Unit Desc Fee Amount GAS WATER HEATER 1 NUMBER OF $11.00 GAS APPLIANCE<=100,000BTU 1 NUMBER OF $13.00 GAS PIPING 3 #OF UNITS $3.00 HEAT PUMP OR A/C 0-3 TONS 1 NUMBER OF $13 00 VENTILATING FANS 1 DUCT 3 NUMBER OF $33.00 GAS LOG OR GAS INSERT 1 NUMBER OF $11.00 HOOD-TYPE II 1 NUMBER OF $11.00 Permit Total Fees: $95.00 Operator JD Printed By JD Print Date: 3/12/2010 t i Project Number 10000655 Inv• 1 Application Date: 3/12/2010 Page 3 of 3 THIS IS NOT A PERMIT Penalties will be assessed for commencing work without a permit Plumbing Permit Contractor STRAHL CONSTRUCTION,INC Firm: STRAHL CONSTRUCTION Address: 3611 N CALISPEL ST Phone: (509)328-7919 SPOKANE,WA 99205 Item Description Units Unit Desc Fee Amount TOILETS/BIDETS 2 NUMBER OF $12.00 SINKS 4 NUMBER OF $24.00 SHOWERS 1 NUMBER OF $6.00 TUBS 1 NUMBER OF $6.00 DISH WASHERS 1 NUMBER OF $6.00 GARBAGE DISPOSAL 1 NUMBER OF $6.00 CLOTHES WASHER 1 NUMBER OF $6.00 MISCELLANEOUS FIXTURES 3 NUMBER OF $18.00 Permit Total Fees: $84.00 Payment Summary: auxossenstemum, Permit Type Fee Amount Invoice Amount Amount Paid Amount Owing Building Permit $1,842.63 $1,842.63 $525 18 $1,317 45 Mechanical Permit $95.00 $95.00 $0.00 $95.00 Plumbing Permit $84 00 $84.00 $0.00 $84 00 $2,021.63 $2,021.63 $525 18 $1,496.45 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 be 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: 3/12/2010 A (Staff Use Only) Spc1T}oc>ilSane PERMIT NUMBER: Valley F PERMIT FEE: 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 RESIDENTIAL CONSTRUCTION PERMIT APPLICATION NEW CONSTRUCTION ❑ ADDITION/REMODEL ❑ ACCESSORY BUILDING ❑ DECK ❑ OTHER SITE ADDRESS: 114 LAD CjLpaE,Q 4-.E. LjJ ASSESSORS PARCEL NO.: N5232 Ito 2. LEGAL DESCRIPTION: Lar 2 stock. 2. BUILDING OWNER NAME NAME: smgA441._ Wgs-1-ICV 1\1 Cr ADDRESS: &if,VI ki CUSI et, ST (• '/� 1 CITY' &O (AMyE. STATE: WA ZIP: q q PHONE: 321- I { Q 1 FAX: 32 "19 l 9 CELL. q' - 19 t 9 D3 CONTACT NAME: 3- jtj 4 Q q (� Q PHONE: ‘151--191Y5 FAX: .32pQQ-`19 1 CELL: {S I - I 1 O--5 CONTRACTOR NAME: SAME AS 6WIe,, MAILING ADDRESS: CITY: STATE: ZIP: PHONE: FAX: CELL: CONTRACTOR LICENSE No.: EXPIRES: CITY BUSINESS LICENSE NO. DESCRIBE THE SCOPE OF WORK IN DETAIL AND INDICATE USE: Cons-r ni D4 6F A M .u1kit n-6 PROPOSED USE: Effective October 28, 2007 Page 1 of 2 httn //www cnniranaval lay nrn/nnInarlc/f nmmimnitt, navolnnmont/flnrumonte/Fnnnc/no rilrlinn/Rocirlontial Cnnetn,rtinn Pormit 1 1 ****YOU MUST COMPLETE THE FOLLOWING**** MARK N/A IF NOT APPLICABLE Height to Peak: Dimensions: No. of Stories: Total Habitable 2 ) y 3 X 14 a l Space: 04-19 Main FlopcSQ Upper Floor SQ Unfinished Basement Finished Basement FT: 141---S , FT: Ar--------... SQ FT: ,lir SQ FT: 0 Garage SQ FT: Deck/COvered Patio Impervious Surface 30% Slopes on i , � SQ FT: qj a 1 �,�.Area: � Property: . No. of Construct Heat Source: Sewer or Bedrooms: 5 Type: wtobNA4.4e ftts c_o_let m Septic: SLv3E.l2, TOTAL COST OF PROJECT: $ HDIDOO DISCLAIMER 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 Date: Method of payment ❑ Cash 0 Check 0 Visa ❑ Mastercard Bankcard # EXP• VIN# Al Authorized Signat -- / A/o or(dw y /r'dV/:4 7i 1 ems ' rEfr„r 774er Effective October 28, 2007 Page 2 of 2 v. 11703 E Sprague Ave Suite B 3 Spokane Valley OOOOF. F WA 99206, 509.688.0036 �. Fax 509688 0037 ♦.pe4r itcenter@spokanevalley org Tips for a;Smoother,Prolect•Appl►cat�oW eview :➢ Sub mit;comp.lete, accurate plans a,n& documents. ; Extra bine niay be required for re.4ubmittals as%project application reviewers work on nultrp"le applications and it`., maybe -several days before'they can look aiyour new..or revised rnforination . ➢ Designate a specific contact. person to communicate with.the,City . While the per son: designated as the applicants contact personwith..th`e City,can be:chdnged'one individual with the expertise for dealing.'wq, reviewer comments`would be the 6esi'choicef6r-4he`entire review4process ➢ Call staff regarding the status of your project only.after;the target date shown at thetop of the page Although you should 'be contacted'on or by the target date please feel free to contact is f you, haven t heard from its by your target date. -,Staff may contact :you bejbYe 'the target date: if ahe initial review is aorriplete By following this procedure, you will save time and.allo-the reviewer's. to complete the: work more --expeditiously` Steps in•the'PermitProcess 1.. Counter', Complete.` :Your 'application' has. been' -accepted as' counter complete ,This -mean s,':All': of the required documents .as.indicated on your.Pre-Application Che`cklist'have,been submitted�:or hay..e been approved, for deferred submittal. This does not prevent technical,staff from,requesting addiponal;"inforniation as a result-0,'if theirtechnical review. 2. Quality Check. The next step; in the process is a.qualrty check to make sure that the:applica'tion rs'reviewable`and free :from substantive .flaws that would prevent .technical'staff from completing the technical review once at is 'started ..When;. this step is, complete, y',our application will be .routed to .the appropriate staff 'and remain m` their, review.,queue. until it comes up for rev►ew. - ` 3. Technical Compliance Once`an application i's--admmistrativel'y cornplete, itis routed fo technical. staff for compliance' review. Depending on;the type of`project, technical`.sta, may include multi, reviewers You should be; contacted by ;. phone, fax, .emaiI; or mail by;your TARGET DATE onee the initial teehnical,coinpliance review is complete. 4. Permit Issuance When the, technical compliance;.review of the:applicatron is complete, including anysubsequent re-` . submittals, each reviewer will approye;their�aection of the application and route it to the Permit Center When all sections of the application are received :a Pe.rmit'Specialist��will •process.the-application and contact the person specified on your, application. for permit pick up. lnformation;regarding.fees' and ore cons truction::meetings (if required).will be provided by' the Permit Specialist at that time. WHITE -APPLICANT PINK=.BUILDING FILE.. REV 9/07 ''^ Permit Center 11703 E Sprague Ave, Suite B-3 S�� vkane Spokane Valley, WA 99206 PERMIT NUMBER: 1;00%11ey (509)688-0036 FAX: (509)688-0037 PERMIT FEE: Community Development Penn itcenter cr spokanevalley.orp Mechanical Permit Application El \ ^� �- j ' \ ❑ Commercial ® Residential SITE ADDRESS: I /114OZ -F-. �/W�E'1Q U/ f 1 W. Building Owner #UNITS Name: Strahl Construction, Inc. Phone: 328-7919 Fax: 328-7919 Address: 3611 N. Calispel St. City: Spokane State: WA Zip: 99205 Contractor Name: Strahl Construction, Inc. Phone: 328-7919 Fax: 328-7919 Address: 3611 N. Calispel SL City: Spokane State: WA Zip: 99205 License No: STRAHCI969LD City Business Lic: Contact/Project Manager: Over 30-50 TON Name: Jason Strahl Phone: 951-1903 ❑CASH ❑ CHECK ❑ VISA ❑ MC CARD #: EXPIRES: SIGNATURE VIN: http://www. spokanevalley. orgluploads/Community_DevelopmenVDocumentsIFormsIBuildingIMechanicalPennitAppli cationO4O3O9.doc #UNITS FURNACES & SUSPENDED HEATERS4NSTALLATION OR RELOCATION Up to & including 100,000 BTU 1 FURNACES & SUSPENDED HEATERS -INSTALLATION OR RELOCATION Over 100,000 BTU DUCT WORK SYSTEM HEAT PUMP/AIR CONDITIONER 0-3 TON 1 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 1 GAS PIPING SYSTEM each outlet 3 GAS LOG, FIREPLACE, & GAS INSERT 1 APPLIANCE VENTS INSTALLATION, RELOCATION, REPLACEMENT REPAIRS OR ADDITIONS BOILER, COMPRESSORS, ABSORPTIONS SYSTEM 0 to 3 h 100,000 BTU or less BOILER, COMPRESSORS, ABSORPTIONS SYSTEM Over 3 - 15 h —100,001 to 590,000 BTU BOILER, COMPRESSORS, ABSORPTIONS SYSTEM Over 15 — 30 h - 500,001 to 1,000,000 BTU BOILER, COMPRESSORS, ABSORPTIONS SYSTEM Over 30 h —1,000,001 to 1,750,000 BTU BOILER, COMPRESSORS, ABSORPTIONS SYSTEM Over 50 h — over 1,750,000 BTU AIR HANDLER DOES NOT include ducting) Each unit up to 10,000 dm, including ducts AIR HANDLER DOES NOT indude ducting) Each unit over 10,000 cfm EVAPORATIVE COOLERS other thanportables) VENTILATION AND EXHAUST Each fan connected to a singe duct 3 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 11 1 L P STORAGE TANK WOOD OR PELLET STOVE INSERT WOOD STOVE SYSTEM — FREE STANDING ❑CASH ❑ CHECK ❑ VISA ❑ MC CARD #: EXPIRES: SIGNATURE VIN: http://www. spokanevalley. orgluploads/Community_DevelopmenVDocumentsIFormsIBuildingIMechanicalPennitAppli cationO4O3O9.doc Permit Center Con 11703 `��„11703 E Sprague Ave, Suite B-3 PERMIT NUMBER: 11Rii Spokane Valley, WA 99206 ,,;00Va11ey4 (509)688-0036 FAX: (509)688-0037 PERMIT FEE: permitcenter(a�spokanevalley. orQ Community Development Plumbing PermitApplication , - 1 ❑ Commercial Residential SITE ADDRESS: ILA 14TJ2. 'S C/t-9\)C UV Building Owner Name: Sweu Phone: 32%--1919 P n b a, L l9 Fax: 3 2-8 _ —7119 Address: �Qt1 tj. ' T. City. CPO State: WA J n US Zip: qContractor Name: �WI�YC Phone: Fax: Address: City: State: Zip: License No:S City Business Lic: Contact/Project Manager: Name: O ' \ ry Phone: q i ,) # OF UNITS PLUMBING FIXTURE ON A TRAP TOILETS URINALS TUBS SHOWERS (per trap) SINKS Lav/Basins, Bar, Floor, Kitchen, Laundry, Utility, Janitor, Photo, X-ray, Food, Prep/Culinary Prep/CulinaryMeat DISHWASHER CLOTHES WASHER GARBAGE DISPOSAL WATER SOFTNER FLOOR DRAIN Area, Case, Coil, Trench, Condensate ROOF DRAIN/OVERFLOW DRAINS FOUNTAIN, DRINKING WATER PIPING/DRAIN-IN WASTE Installation, Alterations, Repair, Reversals WATER USING DEVICE Ice and/or Coffee maker, hose bib, steamer prooler, carbonafor, svwamp cooler PRIVATE SEWAGE DISPOSAL SYSTEM WATER HEATER If Gas, See Mechanical INDUSTRIAL WASTE PRETREATEMENT INCEPTORS Including traps, vents except Idtchen type grease interceptors functioning as fixture traps REPAIR OR ALTERATION Water piping,drainage or vert piping ATMOSPHERIC TYPE VACUUM BREAKER BACK FLOW PROTECTIVE DEVICE Other than atmospheric type vacuum breakers MEDICAL GAS INCEPTORS ❑CASH ❑ CHECK ❑ VISA ❑ MC EXPIRES: Card# VIN: SIGNATURE: CURRENT FEES AVAILABLE AT: http://www.spokanevalley.org/ under the quick links for Forms, Master Fee Schedule. SPOKANE COUNTY DEPARTMENT OF BUILDING & PLANNING 1026 WEST BROADWAY AVENUE • SPOKANE, WA 99260-0050 SPOKW cou'uY Site Information Site Address: 14402 E CLOVERDALE LN Parcel Number: 45232.1802 Subdivision: CITY OF SPOKANE VALLEY Block: Lot: Zoning: Owner: STRAHL CONSTRUCTION INC Address: 3611 N CALISPEL ST SPOKANE, WA 99205 Building Inspector: Water Dist: Project Information Project Number: 10000927 Inv: 1 Issue Date: 3/10/2010 Permit Use: SEWER CONNECTION Applicant: STRAHL CONSTRUCTION 3809 E 52ND CT SPOKANE, WA 99223 Phone: (509) 994-1185 Contact: STRAHL CONSTRUCTION 3809 E 52ND CT SPOKANE, WA 99223 Phone: (509) 994-1185 Setbacks - Front: Left: Right: Rear: Group Name: Project Name: IPermits Sewer Connection Permit Contractor: STRAHL CONSTUCTION LLC License #: STRABCL927QG PROCESSING FEE 1 $15.00 S1 SEWER CONNECTION 1 $125.00 Total Permit Fee: $140.00 **FOR SEWER INSPECTIONS CALL THE UTILITIES DEPT AT (509) 477-3604 FROM 8:30-5:00 MONDAY -FRIDAY PRIOR TO COVER. ONE WORKING DAY NOTICE REQUIRED. PERMIT ALLOWS FOR A 30 -MINUTE INSPECTION.. ADDITIONAL INSPECTION FEES APPLY AFTER 30 MINUTES. **CALL 1-800-424-5555 BEFORE YOU DIG --AT LEAST 2 WORKING DAYS IN ADVANCE. SPOKANE COUNTY CODE REQUIRES THE INSTALLER COMPLY WITH ALL REQUIREMENTS OF THE WA STATE DEPT OF LABOR & INDUSTRIES, INCLUDING THOSE RELATED TO TRENCH SAFETY. **INSTALLER IS RESPONSIBLE TO INSURE ALL WASTEWATER DRAINS ARE CONNECTED TO THE SEWER AND MAY BE REQUIRED TO PERFORM TESTS FOR VERIFICATION. INSTALLER IS TO FIELD LOCATE AND CONFIRM THE ELEVATION AND POSITION OF SEWER STUB PRIOR TO ANY OTHER EXCAVATION. **SEWER STUBS ARE TO BE CHECKED PRIOR TO CONNECTION TO ENSURE THAT THEY HAVE ACCEPTABLE GRADE AND ARE CLEAR AND UNOBSTRUCTED TO THE MAIN. SEWER LINES SHOULD BE CONSTRUCTED TO ALLOW FOR GRAVITY FLOW FROM THE LOWEST LEVEL OF THE STRUCTURE. **THE INSTALLER AND THIS PERMIT MUST BE PRESENT AT THE JOB SITE AT THE SCHEDULED INSPECTION TIME. BOTH STATE LAW RCW 19.122 AND COUNTY CODE REQUIRES THE INSTALLER TO GIVE NOTICE OF EXCAVATION TO OWNERS OF UNDERGROUND FACILITIES. Payment Summary Total Fees AmountPaid AmountOwinTran Date Receipt # Payment Amt $140.00 $140.00 $0.00 3/10/2010 773 $140.00 .L FT J PLANNING DEPT. APPROVED BY: v DATE: 3//2/7-01c Iyy 02 �. . C Lou E-9,1,,ALE l� FIN15H Csw-Avr- -- ------------------ BELOW FROST LINE LEFT ELEVATION SCALE: NOTES: ROOF SLOPE - (b TO 12,1 TO 12, TYP. ROOF OVERHANG - 16" AT EVES, 1211 AT GABLES, TYR ROOF vENTILATION - AREA / 300 5Q FT ROOF PLAN SCALE: 1/8"=1'-0" INDEX OF DRAWINGS: 1. EXTERIOR ELEVATIONS, ROOF PLAN 2. MAIN FLOOR PLAN 3. FOUNDATION PLAN 4. TYPICAL DETAILS, BUILDING SECTION 5. NOTES AND SPECIFICATIONS COMPOSITION ROOFING IX6 FASCIA 50 TOP PLATEE- HORIZONTAL I.Ap SIDING TRIM CORNERS AND OPENINGS MAIN FLOOR FINISH GRADE RIGHT ELEVATION LX -L -j SCALE: 3/16"=1'-0" ------------ Ia a WN WMA "It am MAMemi SCALE: 3/16"=1'-0" STUCCO BOARD �.0 I ',r I, M lu EVERY EFFORT W BEEN MADE TO JT% SURE THE ACCURA4 OF THESE DRAWIN( By GALLERY 12 DESIGNS, HOWEVE THE CONTRACTOT SHALL CHECK ,& VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION. ALL IDEAS, DESIGN ARRANGEMENTS, DRAWINGS & PLAN SET FORTH ON THIS SHEET ARE TE ORIGINAL WORK, PRODUCT OF, OWNED AND ARE THE PROPE] OF GALLERY 12 DESK DECOR. (3)-16X Ib (1) z WINDOW W/TAR PAPER BACKER Z 4X4 DECORATIVE > BRACKET W/ [L BRACE F-4 III W Wo TRIM 50 z 0 C4 ly- IX(o FRIEZE 5D U fy C C SHAKE SIDING 2X2 OVER IX(o CROWN LAID SID r CULTUE $TONE VENEER ®II mi. m1i��► RD !� vo FINISH GRADE BELOW FROST — — — — — — — — LINE ON — — — — — — — — — — — — — — — UNDISTURBED SOIL FRONT LEVATION SCALE: 1/4" -1' - NO: I OF � SHEV k WALL BRACINCJOTES: IRC TABLE R602.10.5 LENGTH REQUIREMENTS FOFACED WALL PANELS IN A CONTINUOUSLYATHED WALL: (MIN 24" @ EA. CORNER) MINIMUM LENGTH OF BRACED WALL PANEL I. OPENING ;HT NEXT 3.W. PANEL )F WALL HGT) 81 WALL 91 WALL 101 WALL 48" 54" 60" 100% 32" 36" 40" 85% 24" 27" 30" 65% EXTERIOR BRACED WALLS TC LOCATED AT EACH END AND AT LEAST EVE25 FEET ON CENTER BUT NOT LESS THAN/o OF BRACED WALL LINE. BRACED WALL LINES SHALL BDNTINUOUSLY SHEATHED WITH 7/16" APA RA) SHEATHING 24/16 EXPOSURE 1, AS A CONUOUSLY SHEATHED WALL. PANEL EDGE NAILING IS 8d @ E PANEL INTERIOR OR FIELD NAIIG IS 8d @ 12" EDGE BLOCKING IS NOT REQUID NAILING BASED ON COMMON V.LS ALTERNATE NAIL IS 8d BOX GAANIZED SEE 2006 IRC TABLE 2304.9.1 FI OTHER NAILING STAGGER TOP PLATE SPLICES! 21-0" MIN. AND NAIL SPLICE WITH 16d @ 3 ANCHOR BOLTS SHOULD BE INALLED WITHIN 12" OF THE END OF A WALL OR IE END OF A PLATE AT A SPLICE. ANCHOR BOLT MIN. EMBEDMENS 7" INSTALL FLOOR AND ROOF SHEE HING WITH FACE GRAIN PERP. TO SUPPORT WITH LONG EDGES CONTINUOUS OVER 2 OMORE SUPPORTS AND SHORT EDGESTAGGERED. INTERIOR BRACED WALLS TO BGYPSUM BOARD WITH MINIMUM 1/2" THICKNESS ACED ON STUDS SPACED A MAXIMUM OF I" O.C. AND FASTENED AT 7" O.C. WITH GYPSM BOARD NAILS, 0.086" IN DIA., 1 5/8" LONG)/32" HEAD. _ ROOF SHEATHING SHALL BE 7/1IAPA RATED SHEATHING 24/16, EXPOSURE 1)AIL 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 EQU'L:;GLUE AND NAIL WITH 8d RING OR SHANK @''AT PANEL EDGES AND 8d @ 12" AT FIELD. STAIRWAY NOTES: A MINIMUM HEADROOM CLEARANCE FOR STAIRWAYS OF NOT LESS THAN 61-8" 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 61-1" 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 MIN. FOR MAX. SPAN OF 51-7" 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. 431.0" 1141 ....... PA 'IO (3)•310"X6'0' F TEMP. ^`::;.6'0"X61 GL SL DR 6'0°X5'0" DRESS - UL APPROVED--------- I ------------- -----LINE OFFDNBELOW _____ GAS FIREPLACE VAULT I� F\ MASTER INSTALL PER MFR. I `�' SPECS., OPTIONAL , DINING BEDROOM - -- i 9' FLAT 9'FLAT -- -- 4 TV SHELF ABOVE d) i 6, N o• LINE OF RIDGE _ ao ---101011----- 6-9" °C' I 111.011 I ®5- 1 6'-0" 3141 r SNACK BAR _ GREAT i i I - - ATTIC ROOM I ACCESS VAULTED RANGE 0 a I SINKS W/HOOD o o �® ®SINK X4 ----- I IT. to' _ - — - - — F D.W. DRAWERS FRENCH -a .m X I- �' REFER I oii DOORS LL i I 21, WALK-IN - - - �, % 24 I II MAKE-UP - TABLE O ----- 2 OFFICE :<. - _ w �, NICHE _ PANTR 0 - — - — - 9' FLAT �n SHELVES — FURN CE I \\ I 2'X4' CRAWL 0 0 - II RYER WASHER I \ i SPACE ACCESS - m e a• `* - 5'-9" 5'-0" 3'-6" 2'-6" 51-9" 4'-911 �60 ,60 1.,31. S',/ 1. 1 HATCH - — r ell ® - — - POLE 4 SHELF d POLE SHELF —_ - — — — s 3'-6" 2'-0" �. 6'-3" .10'_' +t1 I STEP - - — -® O MINUTE FIRE DOOR 5'-311 �1-311 S'-611 O� N 16 2 26 1/2" GWB ON BOTH SIDES OF GARAGE/HOUSE COMMON WALL BEDROOM ti, 9 FLAT ) 12" 11:01. TE: 2 -CAR GARAGE .,-.- TE P. - ':' ::: • 1.: e:• SLOPE CONC. SLAB TOWARDS N TUB/ OVERHEAD DOORS 1 X11 I II ;, '�, ... I �� 1 11 •. �.. 40X40 EGRESS �;•:,.��.� 0X16 OP"..:�`_.;�. i~ ,` .::�.'. �\\\-------------�� HDR '-8" AFF.H,.:. i.::[�R � -8 AFF.::;•: '�`'''`� I � � I COMMON TRUSS96 I I I s 4X4 POST BOXED I , I �' 16'0"X610" OVERHEAD GARAGE DOC n OUT TO 112"W" OVER LU -LAM BEAM BASE, TYP. 4'-6" 6'-3" I'-9" 41-011 I , 514" 214" 21-91' MAIN FLOOR PLAN SCALE: 1/4"=1'-0" 1479 SF NOTE: ALL ANGLES ARE 450 UNLESS OTHERWISE NOTED ALL WINDOWS @ HEADER HEIGHT OF P-8" A.F.F. UNLESS NOTED OTHERWISE EVERY EFFORT HAS BEEN MADE TO IN- SURE THE ACCURACY OF THESE DRAWINGS BY GALLERY 12 DESIGNS, HOWEVER:- THE OWEVER:THE CONTRACTOR SHALL CHECK & VERIFY ALL DMI iNSIONS PRIOR TO CONSTRUCTION. ALL IDEAS, DESIGNS, ARRANGEMENTS, DRAWINGS & PLANS SET FORTH ON THIS SHEET ARE THE ORIGINAL WORK, PRODUCT OP, OWNED BY, AND ARE THE PROPERTY OF GALLERY 12 DESIGNS. Z d W w ® 0 61 tL 37 DRAWN BY: DATE: SCALE: 114 JOB NO: 1'= - SHEET 2 OF E� SHEETS I FOUNDATION & CONCRETE Minimum concrete compressive strength to be 2500 P.S.F. All foundation walls to comply with IRC section R404.1.1-2. 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 20061 RC 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. Fill 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 of 6 inches within the first 10 feet. Exception: Where lot lines, walls, slopes or other physical barriers 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 2006 IRC requires that surface drainage shall 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 characteristics, the building official shall determine whether to require a soil test to determine the soil's characteristics at a particular location. This test shall be made by an approved agency using an approved method. 5. 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, --vJth 3"x3"x1/4' 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 @ 25' on center and %2' tooled joints @ 5' on center in exterior slabs on walks. 7. Provide 6 mil, poly barrier over crawl grade. 8. Maintain 18" top of grade to bottom of joists. (12" min. below girders) 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. ft. 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 %" clear air space around beam sides and ends. Girders supported on concrete or masonry to have not less than 3" bearings. 12. Provide crawl access of at least 18"x24" located in easily accessible area. 13. Apply damp -proofing to below ground foundation or masonry walls before backfilling. 14. Columns (including in the crawlspace) shall be anchored at the base to prevent lateral displacement. Posts require positive connection at bottom end (IRC 407.3). 15. Garage floor surfaces shall be sloped to a drain or toward the main vehicle entry (Sect. R309.3). 0 v 43'-0" I LINE OF 24" CANTILEVER ABOVE --------------------------------------------------------- 1 -�--------------. --_ ___ . 16'-6" WEN 5'-6" 43'-0" 16'-3" 21'-0" FOUNDATION PLAN SCALE: 1/4"=1'-0" N1 EVERY EFFORT HAS BEEN MADE TO IN. SURE THE ACCURACY OF THESE DRAWINGS BY GALLERY 12 DESIGNS, HOWEVER-- THE OWEVERTHE CONTRACTOR SHALL CHECK & VERIFY ALL DMNSIONS PRIOR TO CONSTRUCTION, ALL IDEAS, DESIGNS, ARRANGEMENTS, DRAWINGS & PLANS SET FORTH ON THIS SHEET ARE THE ORIGINAL WORK, PRODUCT OF, OWNED BY, AND ARE THE PROPERTY OF GALLERY 12 DESIGNS. ZW w Z d0 ® (� Z 0 I F -------------------------------------------ON ----------)i NON -VENTED CRAWL SPACE Q j I. IS" MIN. BOTTOM OF JOISTS TO SLAB 4 CD1 1 2. ALL WOOD IN CONTACT W/ CONIC. TO BE I I PRESSURE TREATED 3.6 MIL VAPOR BARRIER ON TOP OF 4" RADON I ROCK a I I i 1 4.4" CONCRETE SLAB ON TOP OF RADON ROCK °o I I I5. PASSIVE RADON SYSTEM u f 1 6. BELOW GRADE WALL TO BE INSULATED TO R-21 L------------�- ---------------------------- -------- t - I-------- --- ----------------------------------------------ll I I 1 1 I 1 I 1 11 v 1 1 2X4 WD STUD BEARING WALL. I 1 I OVER 12 x6 CONT. FTG., TYP. 6" FDNWALL , I PROVIDE I5"X24" MIN, OPNG, 12"X6" CONT. FTG, I AT EACH WALL 1 I I o 2'X4' CRAWL ^ 1 1 L I LINE OF FLOOR ABOVE, SPACE ACCESS I \\ 1 CANTILEVER JOISTS N HATCH - 1 I I I Z----------------- 1 I I IL.--- ------------------------ - - - - - - - I -- ---------------------- ----� ----------- — — —— — — — — ——- � I I I _ 21'-0.. i l 1 1 I I p I UNEXCAVATED FOR GARAGE J I , IL 4" CONC. SLAB ON GRADE I I IL I I e #4 REBAR 1 1 I I 6 MIL. POLY VAPOR BARRIER I - a I$" O.C. 1 �, UNDER SLAB ON GRADE I I 1 1 1 I 1 I I I 1 1 SLOPE CONC, SLAB TOWARDS 1 1 1 I L-------------- ----J I --------- - -------------- I I OVERHEAD DOORS 4 `? LINE OF I '* CONCRETE PATIO u, - _1 --1 I I , F_ I 1 HOLD DOWN PON. WALL FOR I I '- - — - - - — - - - I I I I I I BLAB OVER AT GARAGE DOORS I C%4X4 POST OVER 12'0 SONO -PIER OVER 4 L-- 241144"X12" FTG. ' N I ----------------- -- i 16'-6" WEN 5'-6" 43'-0" 16'-3" 21'-0" FOUNDATION PLAN SCALE: 1/4"=1'-0" N1 EVERY EFFORT HAS BEEN MADE TO IN. SURE THE ACCURACY OF THESE DRAWINGS BY GALLERY 12 DESIGNS, HOWEVER-- THE OWEVERTHE CONTRACTOR SHALL CHECK & VERIFY ALL DMNSIONS PRIOR TO CONSTRUCTION, ALL IDEAS, DESIGNS, ARRANGEMENTS, DRAWINGS & PLANS SET FORTH ON THIS SHEET ARE THE ORIGINAL WORK, PRODUCT OF, OWNED BY, AND ARE THE PROPERTY OF GALLERY 12 DESIGNS. ZW w Z d0 ® (� Z 0 G REINFORCED CONC. APRON, SLOPED a 1/4" PER FT. EXPANSION JOINT 7777777 GRAVEL BASE .. Y .M CONT. FOOTING o EXTERIOR SIDING OYER 1/16" OSB SHEATHING OVER 2X4 WD STUDS aI6" O.0 , a OPTIONAL 1R" GYPBD. IR" DIA. X 10" AB. a 46" O.C. 3/4" EXPANSION JOINT OO I4% CONC. SLA5- S-OPE TWDD O' 'S .V FDN. WALL OVER 1211X6" CONT. FTG. UJ4LL SCALE: I -I -0 PROVIDE: I LAYER OF 1/2" G.W.B. 4 COMMON WALL 4" 4" CONC. SLAB X 1 -SLOPE TOWARD a w II GAR. DOOR PNC. WALL � 1 � SCALE. I -I 0 2X6 WD. STUDS a IS" O.C. W/ R-211NSUL. V2" DIA, X 10" AS. 046,10.0. 4" CONC, SLAB OVER 4" RADON ROCK � o I FINISH GRADE R-10 RIGID INSUI.- l-1 1ji' 24" MIN, HORIZONTAL 6 14I " INSIDE HOUSE 3 BOTTOM OF FOOTING ". TO BE BELOW FROST LINE , SCALE: -_, EXT. SIDING 1/16" OSB SHEATHING �- 2X6 WD. STUDS a I6" O.C. IR" DIA, X 10" A.B. W/ R-21 INSUL. e 48" O.C. ^— - GRAVEL BASE d" CONC. SLAB OVER d y REINFORCED " RADON ROCK CONG. PATIO SLOPE AWAY .. I a. •' •` ' Ir a PER PLAN ` R-10 RIGID INS1L. I SLAB ®� S t -T FIN. ROOFING OVER V BLDG FELT OVER '/1611055 SHEATHING OVER PRE -MFR ROOF TRUSSES 0 24" O.C. OUTLOOKER TOP PLATE FINISH SIDING OVER VAPOR e BARRIER OVER 61 1/1611 OSB SHEATHING MAIN FLOOR KEEP 50TTOM OF FTG BELOW FROST LINE (2)16d END NAIL EA. END FINISHED ROOFING OVER 1/16" OSB SHEATHING 2X4 FLAT OUTLOOKERS a 48" OA. GABLE END TRUSS ROOF TRUSSES 9 24" O.C. H21) OR EQUAL o— EA. TRUSS END GWB--/ FASCIA BD PER SPECS' SOFFIT BOARD PER SPECS FINISH SIDING MATERIAL OVER VAPOR BARRIER OVER 1/16" OSB SHEATHING 2X WD. SLKING ,TOP DOUBLE WALL PLATE R-38 INSUL: TIRT'D IUD. POST SIMPSON POST BASE CONNECTOR 12'!8 SONO PIER n4=124°X24" X12" OP. BLW. FROST LN. �. ..4 o r L SCALE: 111111.011 R-30 INSULATION 1-- 0 SLOPE 1/21, GW5 ON WALLS — AND CEILING R-38 INSULATION I I� BUILDING SECTION SCALE: 1/4"=1'-0" A -A I/2" GYP. BD. 1/2" DIA, X 10" AB:- 64810.0. B:a48°0.0. 4" CONC. SLAB ON 4" RADON ROCK - 1 777_ R-10 RIGID COMPOSITION ROOFING MATERIAL OVER 05 BUILDING FELT, 1/16" ROOFING SHEATHING d MFR'D TRUSSES 9 24" O.C. I" MIN. AIR GAP METAL FLASHING W/ DRIP EDGE 1 WD. FASCIA BD.' CONTINUOUS SOFFIT VENT FINISH SIDING OVER VAPOR BARRIER OVER 1/16" 058 SHEATHING '2* WD. STUDS a 16" O.G. W/ R-21 INSULATION 6" THICK CONC. FON, WALL OVER -1211X6" CONT. FTG. IN I K 9 2X6 WD STUDS m 16" O.C. W/ R-21 INSULATION MIN, R-10 RIGID INS11LATION FINISH e GENERAL NOTES 1. All construction to be in accordance with 2006 IRC, local, and state building code requirements. 2. The builder shall verify all dimensions and conditions on drawings and shall be responsible for all adjustments and corrections made to the drawings in the field. 3. Written dimensions on 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 notified of any variations from the dimensions and conditions on these drawings. FOUNDATION & CONCRETE - Minimum concrete compressive strength to be 2500 P.S.F. All foundation walls to comply with IRC section R404.1.1-2. 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. Fill soils that support footings and foundations shall be designed, installed and tested in accordance with accepted engineering practice. Gravel fill DRYWALL 1. The 2006 IRC section 309.2 states that the garage shall be separated from the residence and its attic area by not less than 2" G.W.B. applied to the garage side. Garages beneath habitable rooms shall be separated from all habitable rooms above by not less than 8" "Type X" G.W.B. or equivalent. Where the separation Is a floor -ceiling assembly, the structure supporting the separation shall also be protected by not less than 4' G.W.B. or equivalent. Enclosed accessible space under stairs shall be protected on the enclosed side with J" G.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 fire-resistant construction or diaphragm action is not required. 3. Fasteners shall be spaced not less than e" 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 shear -resisting elements or fire-resistant assemblies. Fasteners shall be applied in such a manner as not to fracture the face paper with the fastener head. 4. Walls and ceiling of bath areas to have cement, fiber -glass, or glass mat gypsum backers for file installation in tub and shower areas and wall panels in shower areas of approved type. VINYL FLOORS & CARPET 1. All bath and utility room floors to be sheet vinyl, file or approved non absorbent material with a coved base of like material extending up the wall an minimum of 3". 2. Kitchen floors may be installed as above. VENTILATION I I 1. Section 303.1 of the 2006 IRC states that the minimum openable area from a habitable room to the outdoors shall be 4% of the total floor area of the room. 2. A net ventilation area of not less than 1 sq. ft. for each 150 sq. ft, of underfloor space shAii be provided (R408.2). 11 3. All penetrations (plate junctions, around windows & doors, any openings through envelope) shall be air sealed. 4. Vapor diffusion retarder can be polyethylene, low perm paint, or face stapling with a perm 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 exterior with smooth duct and equipped with back -draft damper. Ducts shall be of metal and shall have smooth interior surfaces. Kitchen fan shall have a separate termination point. Whole house exhaust fans are recommended, at 80 CFM timer set to run twice a da minimum on programmable y 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. 1. Glazing shall comprise no less than 8 % of the floor area in each habitable room (IRC Sect. 303.1). 2. All glazing within 18" of floor or within 12" of door to be tempered glass or protected by means of a solid barrier railing 36" from floor. 3. Sliding glass doors to be tempered glass. 4. Glazing in locations subject to human impact such as glass doors; glazing immediately adjacent to such doors; glazing adjacent to any surface normally used as walking surface; sliding glass door units, including fixed glass panels which are part of such units; shower doors; tub enclosures; and storm doors shall be of safety glazing materials. Safety glazing 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). 1. A minimum headroom clearance for stairways of not less than 6'8" shall be provided (Sect. R311.5.2). 2. The maximum riser height shall be 7'2" 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 Inch (R311.5.8 IRC). The profile of treads and risers 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 (R311.5.1). 4. All stairways, both intedor and exterior, shall be provided with illumination, includingilandings 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 rise greater than 12'0" between floor levels or landings. The width of each landing shall not be less than the stairway served. (R311.5.4) 6. Winders shall comply with section R311.5.8. Winders in residences may be used if the required width of run is provided at a point not more than 12" from the side of the 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 4" but not more than 14" shall be provided on stairways with solid risers. Beveling of nosing shall not exceed z". Open risers are permitted, provided that the opening between treads does not permit the passage of a 4" diameter sphere. ♦ , ♦ , 1. All unenclosed floor and roof openings, open and glazed sides of landings, stairwells, and ramps, balconies or porches which are more than 30 inches aboverade 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 36 inches in height, except on stairways where they may be 34 to 38 inches. Open handrails and stair railings shall be continuous the full length of the stairs, have ends which are returned, rounded, or bent, and shall have Intermediate rails 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. 3. Handrails projecting from a wall shall have a space of not less than 11' between the wall and the handrail. Handrail cross-sections shall comply with IRC Sect. R311.5.6.3. Handrails with a circular cross-section shall have an outside diameter of at least 14" and not greater 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 wall insulation to be min. R-21, 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 a point 24" vertical or horizontal at exterior wall. 3. Cut batt. insulation 12" to 4" wider/ longer than actual dimension to insure snug fit without voids. 4. Kraft -faced or foam plastic insulation cannot be left exposed. EMERGENCY EXITS 1. Basements With habitable space and every sleeping room shall have at least one operable window or exterior door conforming to Section R310. t for emergency escape or rescue. . The egress units shall be operable from the inside to provide a full clear opening Without the use of separate tools. If a basement is to be used as habitable space, it must meet the min. requirements for light, ventilation, and egress. Min. 8 % of the floor aren 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 have a minimum net clear opening of 5.0 sq.ft.) The minimum height dimension shall be 24 inches. The 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 drat does not pass through the garage must be provided. The door must be side -hinged, and not less than 3'0" wide & 68" 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 door, served by two or fewer risers (Sect. R311.4.3). 5. Landings shall be at least as wide as the door or stairway served and shall have a menimum_dimension in the direction of travel of 36" (Sect. R311.4.3). FIRE WARNING SYSTEM Dwelling units shall be pfovitled with approved smoke detectors. A detector shall be installed in each sleeping room and at a point centrally located in the corridor or area giving access to each separate sleeping area. ROOFING/CEILING CONSTRUCTION 1. Asphalt shingles shall be installed according to manufacturer's specifications over approved z" plywood or OSB sheathed roofs. Two layers of underlayment cemented together or of a self -adhering polymer modified bitumen sheet shall be used in lieu of normal underlayment. It shall extend from the eave s edge to a point at least 24 inside the exterior wall line of the building. 2. Shingles shall not be installed on roof pitches less than 3:12. Shingles 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 be laid with not less than 18 inch wide of type 30 felt shingled between each course and 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 ratios: 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 the ridge side of any chimney greater than 30" Wide (Sect. R905.2.8.3). FLASHING/WALL COVERINGS 1. Exterior walls shall provide the building with a weather -resistant exterior wall envelope. The exterior wall envelope shall Include flashing as described in Section R703.8. The exterior wail 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 R703.2. 2. Flashing shall be used at all of the following locations: 1) At the intersection of chimneysOr other masonry construction with frame or stucco walls, with projecting lips on both sides under stucco copings. 2) Under and at the ends of masqnry, wood or metal copings and sills. 3) Continuously above all projecting wood trim. 4) Where exterior porches, decks or stairs attach to a wall or floor assembly of wood frame construction. 5) At wall and roof intersections 6) At built-in gutters 3. Weather exposed surfaces shall be provided with a weather -resistive barrier (building telt or approved material) in accordance with Sect. R703.7.2.1 and Table R703.4. 4. Exterior stone or masonry veneer shall be supported in accordance with Sections R703.72.1 and R703.7.2.2. 5. Roof valley flashing not less t7an no. 26 galvanized sheet gauge corrosion resistant metal over underlayment of type 15 felt extending 10" from center line each way. FOR A PANEL BRACE OF NEEDED) PANEL EDGES SHALL BE BLOCKED, AND OCCUR WITH IN'24" OF MID -HEIGHT. ONE ROVV OF-TYP. SHEATHING-TO-FRAMJNdWLING IS 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 (i): LOADING SPECIFICATIONS Design Loads, Design Category C: Floor: DL 15# s.f. + LL 40# s.f. = 55# s.f. total Roof: DL 15# s.f. + LL 30# s.f. = 45# elf. total Stairs: 100 # s.f, total Decks: 60 # s.f. total NOTE: Refer to 2006 I.R.C. table R502.3.1&2 and R502.5.1&2 for allowable unit stresses & consult local building code agency for allowable local loading conditions. HEADERS 1. All headers supporting roof and ceiling to be (2) 200 minimum for max. span of 61" with 2 Jack studs, unless otherwise noted on plan. 2. Headers supporting roof, ceiling & center bearing floor to be (3) 2x10 minimum for max. span of 67" with 2 Jack studs, unless otherwise noted on plan. 3. All headers supporting roof, ceiling, and two center bearing floors shall be (3) 200 minimum for max. span of 57" with 2 jack studs, unless otherwise noted on plan. 4. To reduce sizes for particular openings, refer to plan or to 2006 IRC table R502.5(1). 5. For all Interior header sizes & locations, refer to plan I,- -. 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 t of 6 inches within the first 10 feet. Exception: Where lot lines, FRAMING walls, slopes or other physical barriers prohibit 6Inches of fall within 10 feet, drains or swales shall be provided to ensure drainage away from the structure. Section R401.3 of the 2006 IRC requires that surface drainage shall be diverted to a storm 1. Use 4" tongue and groove plywood subfloor nailed or sewer conveyance or other approved point of collection so as screwed and glued, or as specified on drawings. See Table not to create a hazard. Lots shall be graded so as to drain R503.2.1.1(1&2). surface water away from foundation walls. 4. Section R401.4 of the 2006 IRC requires that in areas 2. All joists or beams framing into beams, headers, or likely to have expansive, compressible, shifting or other girders shall be supported with "U" type Simpson (or equao unknown soil characteristics, the building official shall beam hangers. All post/beam connections to be made with determine whether to require a soil test to determine the soil's approved connectors where it is required. characteristics at a particular location. This test shall be made LI 1. INtl 11. by an approved agency using an approved method. 3. Provide solid blocking between joists and rafters at 5. Foundation plates or sills to be bolted to foundation with bearing walls. Provide joist blocking at all intermediate x10" anchor bolts embedded 7" into concrete @ 60" o.c. and supports (2006 IRC R502.7) max. 12" from ends, with 3' xT3 x 4" steel plate washers at each MM 1 bolt, typical. Fastners for pressure -treated wood shall be of 4. All plywood to be standard grades with exterior glue, hot dipped galvanized steel. Plywood nailing to be 8d common at 6" O.C. at edges and 12" O.C. at intermediate bearings. Install k roof sheathing and 4" 6. Fill underground supported slab with 4' well compacted floor sheathing with the face grain perpendicular to supports. fl sand or gravel. Provide keyed control Joints In slabs on grade @ 25' on center and �' tooled joints @ 5' on center in exterior 5. All exterior doors or doors to unheated spaces to be solid slabs on walks. core and weatherstripped. 7. Provide 6 mil. poly barrier over crawl grade. 6. Doors between the garage and residence shall be 1 1" thick 8. Maintain 18" top of grade to bottom of joists. (12" min. solid wood, solid or honeycomb core steel, or 20 minute below girders) at crawl grade. fire -rated (Sect. R309.1). 7. Minimum ceiling height in habitable rooms & kitchens to be 9. Wood rn direct contact with concrete or masonry to be Pressure treated-' 7'0":Hails, bathrooms, stairwells, and toilet compartments can be reduced to 69'. 10. Vent crawl areas with net area of not less than 1 sq. ft. for 8. All joists parallel to partitions over and headers are to be - each 150 sq. ft of under floor area. Locate openings close to doubled. comers'toprovide cross ventilation and cover with corrosion resistant wire mesh. 9. Install Simpson H-2.5 tiedowns (or equaq at each rafter tail. 11. Beam pockets to have � clear air space around beam IN FRAMING (STUDS, BLOCKING AND sides and ends. Girders supported on concrete or masonry to 10. Foundation cripple studs shall not be less in size than the have not less than 3" bearings. studding for an additional story. Foundation studs of bearing INSTRUCTURAL walls and partitions shall be thoroughly and effectively braced. 12. Provide crawl access of at least 18N24" located in easily accessible area. 11. Fire blocking and draft stopping shall be installed to cut of IL IjSHEATHING NN; 111 all concealed draft openings (both vertical and horizontal) and 13. Apply damp -proofing to below ground foundation or shall form an effective harder between floors, between a top masonry walls before backfilling. story and a roof or attic space, and shall subdivide attic spaces, concealed roof spaces and floor -ceiling assemblies. 14. Columns (including in the crawlspace) shall be anchored at the base to prevent lateral displacement. Posts require 12. Provide 22"x30 access hatch to building attic areas. A positive connection at bottom end (IRC 407.3). minimum of 30" head clearance is required. • RATIO: NN iN 15. Garage floor surfaces shall be sloped to a drain ortoward 13. Unless otherwise specified, use douglas-fir larch no. 2 or the main vehicle entry (Sect. R309.3). better. I;N Ii NA, NN 14. On decks and porches, ledger board shall be lag bolted to solid wood with min. 2" bolts @ 16" o.c., 2 per stud. 11 FOR 96"HEIGHT, MIN WIDTH=% FOUNDATION STEEL 15. Asphalt -saturated felt free from holes and breaks, Ii NIMIN (2)2x4 N1 At tt 11 .1,1' 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 exteriorwalis as 1. Verify with Local Building Department requirements for required by Table R703.4. Such felt or material shall be soil types and soil bearing pressures for determination of steel applied horizontally, with the upper layer lapped over the lower in foundations and footings per I.R.C. layer not less than 2". Where joints occur, felt shall be lapped 404.1.1(1) - 404.1.4.1.1(4). not less than 6". DRYWALL 1. The 2006 IRC section 309.2 states that the garage shall be separated from the residence and its attic area by not less than 2" G.W.B. applied to the garage side. Garages beneath habitable rooms shall be separated from all habitable rooms above by not less than 8" "Type X" G.W.B. or equivalent. Where the separation Is a floor -ceiling assembly, the structure supporting the separation shall also be protected by not less than 4' G.W.B. or equivalent. Enclosed accessible space under stairs shall be protected on the enclosed side with J" G.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 fire-resistant construction or diaphragm action is not required. 3. Fasteners shall be spaced not less than e" 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 shear -resisting elements or fire-resistant assemblies. Fasteners shall be applied in such a manner as not to fracture the face paper with the fastener head. 4. Walls and ceiling of bath areas to have cement, fiber -glass, or glass mat gypsum backers for file installation in tub and shower areas and wall panels in shower areas of approved type. VINYL FLOORS & CARPET 1. All bath and utility room floors to be sheet vinyl, file or approved non absorbent material with a coved base of like material extending up the wall an minimum of 3". 2. Kitchen floors may be installed as above. VENTILATION I I 1. Section 303.1 of the 2006 IRC states that the minimum openable area from a habitable room to the outdoors shall be 4% of the total floor area of the room. 2. A net ventilation area of not less than 1 sq. ft. for each 150 sq. ft, of underfloor space shAii be provided (R408.2). 11 3. All penetrations (plate junctions, around windows & doors, any openings through envelope) shall be air sealed. 4. Vapor diffusion retarder can be polyethylene, low perm paint, or face stapling with a perm 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 exterior with smooth duct and equipped with back -draft damper. Ducts shall be of metal and shall have smooth interior surfaces. Kitchen fan shall have a separate termination point. Whole house exhaust fans are recommended, at 80 CFM timer set to run twice a da minimum on programmable y 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. 1. Glazing shall comprise no less than 8 % of the floor area in each habitable room (IRC Sect. 303.1). 2. All glazing within 18" of floor or within 12" of door to be tempered glass or protected by means of a solid barrier railing 36" from floor. 3. Sliding glass doors to be tempered glass. 4. Glazing in locations subject to human impact such as glass doors; glazing immediately adjacent to such doors; glazing adjacent to any surface normally used as walking surface; sliding glass door units, including fixed glass panels which are part of such units; shower doors; tub enclosures; and storm doors shall be of safety glazing materials. Safety glazing 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). 1. A minimum headroom clearance for stairways of not less than 6'8" shall be provided (Sect. R311.5.2). 2. The maximum riser height shall be 7'2" 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 Inch (R311.5.8 IRC). The profile of treads and risers 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 (R311.5.1). 4. All stairways, both intedor and exterior, shall be provided with illumination, includingilandings 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 rise greater than 12'0" between floor levels or landings. The width of each landing shall not be less than the stairway served. (R311.5.4) 6. Winders shall comply with section R311.5.8. Winders in residences may be used if the required width of run is provided at a point not more than 12" from the side of the 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 4" but not more than 14" shall be provided on stairways with solid risers. Beveling of nosing shall not exceed z". Open risers are permitted, provided that the opening between treads does not permit the passage of a 4" diameter sphere. ♦ , ♦ , 1. All unenclosed floor and roof openings, open and glazed sides of landings, stairwells, and ramps, balconies or porches which are more than 30 inches aboverade 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 36 inches in height, except on stairways where they may be 34 to 38 inches. Open handrails and stair railings shall be continuous the full length of the stairs, have ends which are returned, rounded, or bent, and shall have Intermediate rails 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. 3. Handrails projecting from a wall shall have a space of not less than 11' between the wall and the handrail. Handrail cross-sections shall comply with IRC Sect. R311.5.6.3. Handrails with a circular cross-section shall have an outside diameter of at least 14" and not greater 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 wall insulation to be min. R-21, 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 a point 24" vertical or horizontal at exterior wall. 3. Cut batt. insulation 12" to 4" wider/ longer than actual dimension to insure snug fit without voids. 4. Kraft -faced or foam plastic insulation cannot be left exposed. EMERGENCY EXITS 1. Basements With habitable space and every sleeping room shall have at least one operable window or exterior door conforming to Section R310. t for emergency escape or rescue. . The egress units shall be operable from the inside to provide a full clear opening Without the use of separate tools. If a basement is to be used as habitable space, it must meet the min. requirements for light, ventilation, and egress. Min. 8 % of the floor aren 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 have a minimum net clear opening of 5.0 sq.ft.) The minimum height dimension shall be 24 inches. The 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 drat does not pass through the garage must be provided. The door must be side -hinged, and not less than 3'0" wide & 68" 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 door, served by two or fewer risers (Sect. R311.4.3). 5. Landings shall be at least as wide as the door or stairway served and shall have a menimum_dimension in the direction of travel of 36" (Sect. R311.4.3). FIRE WARNING SYSTEM Dwelling units shall be pfovitled with approved smoke detectors. A detector shall be installed in each sleeping room and at a point centrally located in the corridor or area giving access to each separate sleeping area. ROOFING/CEILING CONSTRUCTION 1. Asphalt shingles shall be installed according to manufacturer's specifications over approved z" plywood or OSB sheathed roofs. Two layers of underlayment cemented together or of a self -adhering polymer modified bitumen sheet shall be used in lieu of normal underlayment. It shall extend from the eave s edge to a point at least 24 inside the exterior wall line of the building. 2. Shingles shall not be installed on roof pitches less than 3:12. Shingles 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 be laid with not less than 18 inch wide of type 30 felt shingled between each course and 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 ratios: 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 the ridge side of any chimney greater than 30" Wide (Sect. R905.2.8.3). FLASHING/WALL COVERINGS 1. Exterior walls shall provide the building with a weather -resistant exterior wall envelope. The exterior wall envelope shall Include flashing as described in Section R703.8. The exterior wail 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 R703.2. 2. Flashing shall be used at all of the following locations: 1) At the intersection of chimneysOr other masonry construction with frame or stucco walls, with projecting lips on both sides under stucco copings. 2) Under and at the ends of masqnry, wood or metal copings and sills. 3) Continuously above all projecting wood trim. 4) Where exterior porches, decks or stairs attach to a wall or floor assembly of wood frame construction. 5) At wall and roof intersections 6) At built-in gutters 3. Weather exposed surfaces shall be provided with a weather -resistive barrier (building telt or approved material) in accordance with Sect. R703.7.2.1 and Table R703.4. 4. Exterior stone or masonry veneer shall be supported in accordance with Sections R703.72.1 and R703.7.2.2. 5. Roof valley flashing not less t7an no. 26 galvanized sheet gauge corrosion resistant metal over underlayment of type 15 felt extending 10" from center line each way. FOR A PANEL BRACE OF NEEDED) PANEL EDGES SHALL BE BLOCKED, AND OCCUR WITH IN'24" OF MID -HEIGHT. ONE ROVV OF-TYP. SHEATHING-TO-FRAMJNdWLING IS 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 (i): LOADING SPECIFICATIONS Design Loads, Design Category C: Floor: DL 15# s.f. + LL 40# s.f. = 55# s.f. total Roof: DL 15# s.f. + LL 30# s.f. = 45# elf. total Stairs: 100 # s.f, total Decks: 60 # s.f. total NOTE: Refer to 2006 I.R.C. table R502.3.1&2 and R502.5.1&2 for allowable unit stresses & consult local building code agency for allowable local loading conditions. HEADERS 1. All headers supporting roof and ceiling to be (2) 200 minimum for max. span of 61" with 2 Jack studs, unless otherwise noted on plan. 2. Headers supporting roof, ceiling & center bearing floor to be (3) 2x10 minimum for max. span of 67" with 2 Jack studs, unless otherwise noted on plan. 3. All headers supporting roof, ceiling, and two center bearing floors shall be (3) 200 minimum for max. span of 57" with 2 jack studs, unless otherwise noted on plan. 4. To reduce sizes for particular openings, refer to plan or to 2006 IRC table R502.5(1). 5. For all Interior header sizes & locations, refer to plan I,- -. FRONT ELEVATION � SECTION A PORTAL FRAME c RACING WITHOUT HOLD-DOWNS NOT TO SCALE EVERY EFFORT HAS BEEN MADE TO IN. SURE THEACCURACy OF THESE DRAWINGS BY GALLERY 12 DESIGNS, HOWEVER, THE CONTRACTOR SHALL CHECK. & VERIFY ALL DAR?NSIONS PRIOR TO CONSTRUCTION, ALL IDEAS, DESIGNS, ARRANGMENTs, DRAWINGS & PLANS SET FORTH ON THISSHEETARETHE ORIGINAL WORK, PRODUCT OF, OWNED BY, AND ARE THE PROPERTY OF GALLERY 12 DESIGNS, 16d SINKER t 1/ --NAILS ./ _•- i1 AAA lb 1 • A I. � �. . � 1000 lb STRAP •••• LI 1. INtl 11. i,N 11 IN N MM 1 (1FASTEN •' PLATE NTH 2KM IN 1 I 11 ii ROWS OF •• SINKER NAILS11 it N1 it • • A,N f1 11 M1 FASTEN SHEATHING TO HEADER iN I.KWITH 8d COMMON OR GALVANIZED 3/8" MIN, NN INTHICKNESS 11 • SHOWN • • 114 ��, ••• IN FRAMING (STUDS, BLOCKING AND INSTRUCTURAL NN 11PANEL 11 Nl 1.1 IL IjSHEATHING NN; 111 N. 11 • • i.AN I (1 N 11 ' FRAMING - • RATIO: NN iN 1 1N •' A . A I;N Ii NA, NN 11 FOR 96"HEIGHT, MIN WIDTH=% Ii NIMIN (2)2x4 N1 At tt 11 .1,1' iN IN PLATE WASHER FRONT ELEVATION � SECTION A PORTAL FRAME c RACING WITHOUT HOLD-DOWNS NOT TO SCALE EVERY EFFORT HAS BEEN MADE TO IN. SURE THEACCURACy OF THESE DRAWINGS BY GALLERY 12 DESIGNS, HOWEVER, THE CONTRACTOR SHALL CHECK. & VERIFY ALL DAR?NSIONS PRIOR TO CONSTRUCTION, ALL IDEAS, DESIGNS, ARRANGMENTs, DRAWINGS & PLANS SET FORTH ON THISSHEETARETHE ORIGINAL WORK, PRODUCT OF, OWNED BY, AND ARE THE PROPERTY OF GALLERY 12 DESIGNS,