2012, 06-08 Permit App: BLD-2012-0839 ResidenceSpd ane
,,;o*Valley
i,un a nuniLy UevewNi i ien1- veNar a ncm
Permit Center
11703 East Sprague Avenue, Suite B-3
Spokane Valley, WA 99206
Tel: (509) 688-0036
Fax: (509) 688-0037
permitcenter@sookaneva Iley.or4
(Staff Use Only)
PERMIT NUMBER:
PERMIT FEE'
RESIDENTIAL CONSTRUCTION PERMIT APPLICATION
kA
yU NEW CONSTRUCTION ❑ADDITION/REMOD7oject
�ACC
DECK OTHER
SITE ADDRESS: '�r� y A) i JIAI'L� Dr: t� C I 1/ C In
ASSESSORS PARCEL NO.: LEGAL DESCRIPTION: — M
BUILDING OWNER NAME: PJN Q R 2012
NAME: CSV PERMLf C'EN T FF7
ADDRESS: JCS' 4V�i i r--- —
Imo"Y-rr �—
CITY: LL'ObUF Ar STATE:
PHONE: r �— Gj ( 7-� FAX: - CELL:
CONTACTNAME:
FAX: CELL:
CONTRACTOR NAME:
MAILING ADDRESS;-� f ( (few
CITY:. STATE: ZIP:
PHONE: FAX:
CELL:
CONTRACTOR LICENSE IVO.: X¢IRES: Ce� 017 CITY BUSINESS LICENSE NO.jj/()C/ J'Y ()
E THE/SCOPE OF WORK IN DETAIL AND INDICATE USE & PROPOSED USE:
****YOU MUST COMPLETE THE FOLLOWING****
MARK NIA IF NOT APPLICABLE
Height t Peak:
imensio s:
No. of Storie
Total Habitable
Space: 115-6
Main Floor SQ FT:
Upper Floor SQ FT:
Unfinished BasementSQ
Finished Basement SQ
---�—
FT:
FT: -�'
Garage SQ FT:
Deck/Covered Patio SQ
Impervious Surface pA d
30% Slopes on
d 1 G 3(,
FT: ---------
Area: 10 X �Z) wnZ+1�
Property:
No. of Bedrooms:
Construction Type:,k
Heat Source: S I
Sewer or Se ptic: Gr
TOTAL COST OF PROJECT: $ 1 ' C, az-v)
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. ' eferenced codes are available for review at the City of Spokane Valley Permit Center. 5) The City of
Spokane Valley permit is not a p mit�or approval r any violation of federal, state or local laws, codes or ordinances. 6) Plans or additional
information may be required t� e s miffed and�jegq u>Fp approved before this application can be processed.
Signature / Date: 1j/Z- ,
Updated 1-11-11 Page 1 of 1
http://www.spoka nevalley.org/fi lestorage/124/938/210/948/1496/Building_Permit_-_Residential_11-11-1 l.doc
S
RESIDENTIAL CHECK LIST DIRECTIONS:
Place a check mark in box next to each document required for complete submittal.
❑ SITE PLAN
❑ Property lines and dimensions ❑ Setbacks to property lines
❑ Direction arrow pointing North and orientation to streets ❑ Distance between buildings
❑ Proposed/existing buildings (footprint and dimensions) ❑ Right of way/easement location & sizes
❑ Utilities, septic tank/drain field locations and distances ❑ Driveway approach size and location
BUILDING PLANS (3 SETS) (minimum 1/8 inch scale or completely dimensioned)
❑ Elevations (Front/Rear/Sides) with roof peak and wall height including basement:
❑ Foundation Plan (crawlspace, basement or slab on grade):
❑ Footing sizes and locations
❑ Perimeter concrete foundation wall sizes
❑ Crawlspace ventilation
❑ Supporting wood cripple walls or beams
❑ Thickened concrete pads supporting
beams or girder trusses
❑ Floor Plan of each level (finished or unfinished) with dimensions:
❑ Floor Joist direction, size and spacing ❑ Window and door location and sizes
❑ Header, beam or concrete lintel sizes ❑ Window well locations if applicable
❑ Brace wall panel locations ❑ Room usage labels
❑ Water heater and furnace locations ❑ Smoke detector locations
❑ Exhaust fan locations
❑ Deck or concrete patio sizes and locations
❑ Roof Plan:
❑ Engineered truss direction and spacing
❑ Rafter and over frame direction, size and spacing
❑ Wall Section Detail including:
Roof
❑ Attic and crawl space access locations
❑ Fire Wall construction
❑ Ridge, eave and valley lines
❑ Beam and girder size and location
❑ Slope/ roofing material/ underlayment/ ice dam protection ❑ Truss or rafter size, spacing & connection
❑ Sheathing size and type ❑ Attic insulation/ air space baffle/ ventilation
Ceiling
❑ Joist size and spacing ❑ Size of ceiling gypsum wall board
Wall
❑ Height/ top plate/ stud size and spacing/ sole plate
❑ Exterior sheathing size and type
Floor
❑ Joist size and spacing
Foundation Wall
❑ Concrete or Masonry unit width
❑ Earth to wood separation distance
Footing
❑ Size
Radon
❑ Passive system with Emil vapor barrier
Miscellaneous Construction Details
❑ Deck:
❑ Floor plan/ side view/ dimensions
❑ Floor Joist/ decking direction, size and spacing
❑ Siding/ exterior house wrap/ anchor bolts
❑ Insulation, vapor barrier, gypsum wall board
❑ Sheathing or concrete floor size/ insulation
❑ Footing bottom to finished ground level depth
❑ Horizontal & vertical reinforcement if any
❑ Reinforcement if any
❑ Active system with 6 mil vapor barrier
❑ Footings/ post/ and beam size and locations
0 Stairway tread rise & run and nosing 0 Handrail / Guard height & spacing
Community Development Department (Staff Use Only)
Permit Center
SCITYUE 11703 East Sprague Avenue, Suite B-3 PERMIT NUMBER:
pdZne Spokane Valley, WA 99206
Vallev Tel: (509) 688-0036 PERMIT FEE:
-�,,,,iaOz Fax: (509) 688-0037
1—
oermitcenterC& si)oka neva I ley. o
APPROACH PERMIT APPLICATION
PROJECT ADDRESS:
START DATE: —76 //2 ANTICIPATED COMPLETION DATE: /®�� Z
BUILDING OWNER NAME:
MAILING ADDRESS:
CITY: STATE: C- U
CONTACT PERSON NAME: L2.^(
PHONE: — Z FAX:
CONTRACTOR NAME:
MAILING ADDRESS: G i
CITY:(/ TATE: ZIP. �a n C ,
PH04*. FAX: �., CELL: —/ I 6�9 9 ?C
LICENSE NO.
Resid ntial Drive,
El Existin Curb & G
Ej Culvert I stallatit
Ej Other Con tions:
r
XPIR S: CITY BUSINESS LICENSE NO.:
DESCRIPT ON lease Provid Site ketch)
El Comme i /Industrial Driveway
19 Rural a Section
Q Sid alk Repair/Construction
Bond/Insurance ce if. ation must be on file with the City.
DISCLAIMER
The permitted verifies, ackn dges 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. 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 Developmen .code. Referenced codes are available for review at the City of Spokane Valley Permit Center. 5) The City of
Spokane Valley permit is q6tpermit or pproval for any violation of federal, state or local laws, codes or ordinances. 6) Plans or additional
information may be requ' ed; be sub to an tly approved before this application can be processed.
Updated 1-11-11 Page 1 of 1
http://www.spoka nevaIley.org/filestorage/124/938/210/948/1496/Approach—Perm it_1-11-11.doc
APPROACH PERMIT APPLICATION
REQUIRED SKETCH INFORMATION (Revised 1/25/10)
Provide required measurements (in sketch boxes), and include street name.
Check all existing conditions that apply:
❑ Sidewalk
ft wide
ft from back of curb
❑ Streetside Swale
❑ Drainage Ditch
❑ Drywell (show location on sketch)
❑ Other (please describe below)
w
DISTANCE FROM
Commercial Approaches
z NEAREST PROPERTY LINE
15' minimum
75' minimum
�MAY BE LEFT OR RIGHT SIDE)
FT (SEE TABLE)
None specified
W!
d1
Throat Width flatportion)
16' min. 30' max.
Ml
Wing Width at curb line
4 feet typical
4.i
'
CONCRETE
5.0'
5.0'
APPROACH
CURB
S'
RETURN
CURB
WIN�THROAT (SEEITA LEFT WIN IF CORNER LOT,
DISTANCE FROM
STREETNAMEJ
CURB RETURN
Q FT (SEE TABLE)
STREET WITH CURB
W1
DISTANCE FROM
NEAREST PROPERTY LINE
MAY BE LEFT OR RIGHT SIDE)
FT TABLE)
(SEE
W!
CL l
i
ASPHALT i
15'RADIUS RADIUS
al
APPROACH
RETURN
i
EDGE OF-/�----THROAT
I� I
WIDTH =FT --4
(SEE TABLE)
\IF
ASPHALT
CORNER LOT,
-�
DISTANCE FROM
STREET NAME
RADIUS RETURN
0 FT (SEE TABLE)
STREET WITH ASPHALT EDGE
Approach Requirements:
• Maximum 2 approaches per property frontage; one on arterials.
• Total width of approaches not to exceed 50% of frontage width.
Residential Approaches
Commercial Approaches
Distance from Curb/Radius Return
15' minimum
75' minimum
Separation between Approaches (measured
from centerline to centerline of each
approach)
None specified
See Page 7-27
in City Street Standards
Throat Width flatportion)
16' min. 30' max.
30' min. 40' max.
Wing Width at curb line
4 feet typical
4 feet typical
Minimum Distance from Side Property Line
@ r w
5.0'
5.0'
Minimum Distance from Crosswalk
5'
S'
33' INGRM/EGRM
SANITARY 4 UTILITY
DRAINAGS 14SVEN
1
1
I �
1
1 �
1
el
e m e
1
I
LOT 1 '
105,000 SF i
N. 2602
t
i
1 \
1 �
1
1
LOT 2
�a 10,000 SF
_ — T N. 2604 -
I
� 1
I I
e' a
----------------
7
37
iv pp1JiQ
1 `V
1
100.01'
SITE PLAN
in=2o'
26�°� nl.
t
i
1 \
1 �
1
1
LOT 2
�a 10,000 SF
_ — T N. 2604 -
I
� 1
I I
e' a
----------------
7
37
iv pp1JiQ
1 `V
1
100.01'
SITE PLAN
in=2o'
26�°� nl.
Jon Hester
From: Urhausen, Billy [BUrhausen@spokanecounty.org]
Sent: Wednesday, June 13, 2012 8:29 AM
To: Jon Hester
Subject: RE: 2604 N Park Rd.
Jonny, it is SHP 38-06 and each lot has sewer stubbed to it. I don't have a record of that lot connecting yet... I see that
they have a 2012 Bid. Permit so, they know they have to connect, they just haven't gotten the permit yet. Billy Boy
From: Jon Hester[mailto:jhesteraspokanevalley.org]
Sent: Tuesday, June 12, 2012 4:25 PM
To: Urhausen, Billy
Subject: 2604 N Park Rd.
Hey Billy,
Are we on sewer out at 2604 N Park Rd? Don thought that is was short platted back in 2006, shp-38-06, but
couldn't be certain if they had hooked up to sewer.
Thanks,
Jon
Jon Hester
Permit Center Specialist
City of Spokane Valley
11703 E. Sprague Ave. Ste. B-3
Spokane Valley, Wa. 99206
Ph. 509-720-5309
Fax 509-688-0037
jhester@spoknneval lex.org
r1r
TAS Technical Assistance Services 3254587
Garden Court Building, 222 W. Mission Avenue. Suite 234, Spokane, WA 99201 (509) 325-4476 FAX (509 )
06/07/12
City of Spokane Valley Building Department
11707 E. Sprague Ave., # 106
Spokane Valley, Wa.
Project: Single Family Residence
Total Area: 1156 sq.ft.
Address: 2604 N. Park
Spokane Valley, WA
Contractor/Phone: Chris Watson, Watson Construction/499-9213
Glazing Percentage: 11.2%
PROJECT COMPLIES with TABLE 5-1/ TARGET COMPONENT VALUES FOR GROUP R
OCCUPANCY, 2009 Washington State Energy Code.
ALLOWABLE HEAT LOSS (Btu/h/deg.F)
Glazing: 15% 1156 sq.ft: 173.4 @ U .30
Doors: 40 sq.ft. @ U .20
Ceiling (Attic): 1171 sq.ft. R38 ADV or R49 STD @ U .027
Walls (1226 gross sq.ft.): 1013 sq.ft. R21 INT @ U .056
Floor: 1156 sq.ft. R30 @ U .029
TOTAL UA ALLOWABLE
= 52.0
= 8.0
= 31.6
56.7
33.5
= 181.8
P Q I 0 C t
RECEIVED
t; N n 8 2012
i
PROPOSED HEAT LOSS (Btu/h/deg.F)
Glazing (11.2%): 92 sq.ft.vinyl w/low-E @ U 35
35 sq.ft.vinyl patio w/low-E @ U 34
Doors: 40 sq.ft. insulated @ U .16
Ceiling: 670 sq.ft. R38 6:12 STD truss @ U .029
501 sq.ft. R38 6:12/3:12 Scissor Truss @ U .031
Walls: 285 sq.ft.R21 INT horiz. Siding @ U .054
774 sq.ft.R21 INT T1-11 Siding @ U .056
Floor: 1156 sq.ft. R30 @ U .029
2604 N. Park
= 32.2
= 11.9
= 6.4
= 19.4
= 15.5
= 15.4
= 43.3
= 33.5
TOTAL PROPOSED HEAT LOSS = 177.6
177.6 Btu/h < 181.8 Btu/h -- Project complies w/ Table 5.1
Edward R. Fields
Technical Assistance Services
ESTIMATED HEAT LOSS CALCULATION
For System Sizing
Building Identification: 2604 N. Park
Interior Temperature: 70 deg.F
Exterior Temperature: 4 deg.F (Spokane)
Temperature differential: 66 deg.F
Component Heat Loss: 177.6 Btu/h per hour x 66 deg. temp. differential = 11,722 Btu/h
Air Leakage Heat Loss (Volume = 10058 cu.ft.):.0168 x 10058 cu.ft. x 66 deg.= 11152
11152 x .35 air change per hour = 3.903 Btu/h
Building Design Heat Load 15,625 Btu/h
Duct Heat Load Multiplier (Ducts in unconditioned space): 1.15 x 15,625 Btu/h = 17,969Btu/h
ESTIMATED TOTAL HEAT LOSS (Maximum Btu/h) : 17,969 Btu/h x 150% = 26,953 Btu/h
NOTE: This is an estimated heat loss for building permit purposes only. Input Btu/h required depends
on the efficiency of the equipment (fuel fired)-- divide the Estimated Total Heat Loss by the % efficiency of
furnace to be used. EXAMPLE: 26,953 Btu/h / 92% efficiency = 29,297 Btu/h input. When sizing the
furnace, pick a unit with a factory input Btu/h that is the closest to the calculated input required but greater
than, not less than, the required input.
It is the mechanical contractor's responsibility to size the system.
INDEX OF DRAWINGS:
1. EXTERIOR ELEVATIONS, ROOF PLAN
2. MAIN FLOOR PLAN
3. FOUNDATION PLAN
4. DETAILS, BUILDING SECTION
5. NOTES AND SPECIFICATIONS
---------------------
-------------------
-------------------
-------------------
a
a SII I pi
imm I EMME
NOTES: rp, pip,
ROOF OVERHANG - IV' AT EYES, 12" AT GABLES,
ROOF VENTILATION00 SQ FT
ROOF PLAN
SCALE: 1/8"=1'-0"
IL---------
LEFT ELEVATION
SCALE: 3/16"=P-0"
REAR ELEVATION
SCALE: 3/16"=1'-0"
I
---------- ----------------------------------
FRONT ELEVATION
SCALE: 1/4"=1'-0"
II
LJ
r-====_____________________�
RIGHT ELEVATION
SCALE: 3/16"=1'-0"
COMPOSITION
_i ROOFING
IX& FASCIA BD
3611 MIN. HIGH
GUARDRAIL
REQUIRED IF DECK
IIII II' - IS OVER 30" APG.
II IL �
II__________
L KEEP BOTTOM OF FTG —�
,i BELOW FROST LINE
COMPOSITION
ROOFING
-- 1X6 FASCIA BD
TOP PLATE
fON TRIM CORNERS
AND OPENINGS
HORIZONTAL e
LAP SIDING �o
IX12 SKIRT BD
MAIN FLOOR
FINISH GRADE
'r;ject #_d L . 08��L . 088
RECEIVED
JUN 0 8 2012
CSV PERMIT CENTER
SUB # [= REV. # =
EVERY EFFORT HAS
BEEN MADETOIN.
SURETHEACCURACY
OFTIIESHDRAWINGS
BY GALLERY 12
DESIGNS,HOWEVEB:
THE CONTRACTOR
SIIALLCHECC&
VERIFY ALL
DIMENSIONS
PRIOR TO
CONSTRUCTION.
ALL IDEAS, DESIGNS,
ARRANGENJINTS,
DRAWINGS & PLANS
SETFORTHON
THIS SIHHET ARE THE
ORIOINAL WORK,
PRODUCT OF, OWNED BY,
ANDARETHEPROPERTY
OF GALLERY 12 DESIGNS.
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WALL BRACING NOTES
2009 MC Section 602.10.4
Length requirements for Continuously Sheathed
Wood Structural Panel (CS-WSP)
Adjacent clear
opening height
to braced panel
Min. Length of Braced Wall
Panel
8'
1 9'
1 10'
11"
12"
64"
2411
27"
30"
33"
361'
68"
26"
27"
30"
33"
36"
72"
27"
27"
3011
33"
361'
761'
30"
29"
3011
3311
36"
8011
32"
30"
3011
33"
36"
84"
3511
32"
32"
8811
3811
35"
3311
92"
4311
371'
351'
13461116"
96"
48"
41"
38"
For openings greater than 96" refer to Table
602.10.4.2
1. 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" o.c. Panel interior or
field nailing is 8d @ 12" o.c. Edge blocking is not
required. Nailing based on common nails. Alternate
nail is 8d box galvanized.
See 2009 IBC Table 2304.9.1 for other nailing.
2. Stagger top plate splices by 2'-0" min. and nail
splice with 16d @ 3".
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".
4. Install floor and roof sheathing with face grain 6,
perpendicular to supports with long edges continuous `
over 2 or more supports and short edges staggered.
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 screw shank @ 6" at panel edges and
8d @ 12" at field.
5. Interior braced walls to be gypsum board with
minimum 1/2" thickness plac ed on studs spaced a
maximum of 24" o.c. and fastened at 7" o.c. with
gypsum board nails, 0.086" in diameter, 1-5/8" long,
9/32" head.
6. For alternate braced walls refer to details provided
on plans.
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 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 sball be (3)- 2x10 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 2009 IRC table R502.5(1).
5. For all interior header sizes & locations, refer to
plan.
36 HIGH RAILING,
IF DECK IS OVER
30" A.F.G.
2X6 DECKING
62'-0"
18'-3"
� I I
SL DR 4 26X 4° 0P
42'-011
5'-6'1
5'-6"
12141
6'-311 61_/_11
Sm
Wo
�`t
� I I
SL DR 4 26X 4° 0P
42'-011
5'-6'1
5'-6"
12141
6'-311 61_/_11
J.CONCRETE X 4 GRE
STOOP
12"XI2" BOXED
I COLUMN, TYP.
I �
101-0 10'-0" 181-0 11'-0" 13'-011
201-0°
42'-011
621-0"
MAIN FLOOR PLAN
SCALE: 1/4"=1'-011
S
EVERYEFFI
BEEN IvIASURIITHEA
OFTITESED
BY GALL
DESIGNS, H
THE CONT
SIIALL C
VERIFYDIMEN
PRIOR TO
CONSTRUCTION.
ALL IDEAS, DESIGNS,
ARRANGENENTS,
DRAWINGS&PLANS
SET FORTH ON
TIHSSHEETARET1E3
ORIGINALWORK, -'
PRODUCT OP, OWNED BY,
AND ARE THE PROPERTY
OF GALLERY 12 DESIGNS,
Z
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W 0 L
Ci
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PLATS 0 Z
d
E
ALL ANGLES ARE 450
UNLESS NOTED OTHERWISE
AsmHEATER
RAISE GAS F URNACE/
WATER
MASTER
tall MIN, ABOVE SLAB,
STRAP TO WALL
BEDROOM
GARAGE
IN
1/2" GWB FLOOR TO
ROOF AT GARAGO/HOUSE
1
COMMON LUALL, TYP.
0
1 ■■
_
���
ii MINUTE FIRE• -_
STM DOWN
-
/
I
_
SLOPE JCONCRETE SLAB
• •_;.-• moi•=
O _- An GARAGE D••_
—•
■ 1
RM80
CLGu
J.CONCRETE X 4 GRE
STOOP
12"XI2" BOXED
I COLUMN, TYP.
I �
101-0 10'-0" 181-0 11'-0" 13'-011
201-0°
42'-011
621-0"
MAIN FLOOR PLAN
SCALE: 1/4"=1'-011
S
EVERYEFFI
BEEN IvIASURIITHEA
OFTITESED
BY GALL
DESIGNS, H
THE CONT
SIIALL C
VERIFYDIMEN
PRIOR TO
CONSTRUCTION.
ALL IDEAS, DESIGNS,
ARRANGENENTS,
DRAWINGS&PLANS
SET FORTH ON
TIHSSHEETARET1E3
ORIGINALWORK, -'
PRODUCT OP, OWNED BY,
AND ARE THE PROPERTY
OF GALLERY 12 DESIGNS,
Z
� J
W 0 L
Ci
d)
z on
PLATS 0 Z
d
E
ALL ANGLES ARE 450
UNLESS NOTED OTHERWISE
v
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e
:n
(021-011
r�DECK BEAM F�
6x6 POST OVER
12"o SONO -PIER OVER
24"44"411 FTC- PAD, TYP. I No
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UNEXCAVATED
FORAG
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4" CONC. SLAB ON GRADE
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6 MIL. POLY VAPOR BARRIER
UNDER SLAB ON GRADE
I
SLOPS CONC. SLAB TOWARDS
OVERHEAD DOORS
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6" FDN. WALL
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I 12"X6" CONT. FTCs.
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421.011
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I 52"XI2" MIN. BLOCK
OUT IN FDN WALL FOR
ill PLENUM LET -IN
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40
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X
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CRAWL SPACE VENTS
CRAWL SPACE ' SQ FT PER EVERY
150 SQ FT OF C S I
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--------)------- -------------J
------------------ --
-s
2X4 WD STUD BEARINGWALL OVER
12"X6" CONT. FTI, TYP. PROVIDE 1
18"X24" MIN. OPN�. AT, EACH WALL I
I
I i o 1811X24" MIN. CRAWL �y
HOLD DOWN FON. WALL FOR I 'L @ SPACEACCESS
---------- I
SLAB OVER AT GARAGE DOORS � � I
'---------
16'-211
!W!vmmmm
N I
------#---------I------ — -------J
ITr
-- — — L ------I I
4 REBAR a IS O.C. I ------i I
12"XI2" PIER OVER _
241144"XI2" FTS, PAD,
TYP. OF (2) �III���— IILLr —
121-611
621-011
77'_011
Y/ 111-011 V
42'-011
131-011
FOUNDATION PLAN
SCALE: 1/411=1'-0"
0
v
CRAWL SPACE
r -
N
11
EVERYEFFORTHAS
EEEN MADETOIN-
SURE THE ACCURACY
OFTEESEDRAWINGS
DYGALLERYI2
DESIGNS, HOWEVER:
THH CONTRACTOR
SHALL CHECK &.
VERIFY ALL
DIMENSIONS
PRIOR TO
CONSTRUCTION.
ALL IDEAS, DESIGNS,
ARRANGEMENTS,
DRAWINOS & PLANS
SET FORTH ON
THIS SHEET ARE THE
ORIGINAL WORK,
PRODUCT OF, OIVNED HY,
AND ARE THE PROPERTY
OF GALLERY 12 DESIGNS.
3/4" T4G PLYWD. 1
SOLID BLOCKING
2X4 WD. BEARING
WALL OVER 12"X6"
CONT. FTG.
TREATED
PLATE
6 MIL VAPOR
BARRIER j
BEARING
SCALE: I". -V-0"
PROVIDE I LAYER OF —
1/2" G.W.B. FLR TO ROOF
HOUSE / GARAGE
COMM. WALL
R-30 INSUL.
fit
d
iv
Is
O
t -
CRAWL
3/4" T4G PLYWO.
SU15FLOOR (NG
FLR. SYSTEM
ul
n
4" COMO. SLAB j
-SLOPE TOWARD
GAR. DOOR °- ( PND. WALL
II PER PLAN
p.4
GARAGE/HOUSE
SCALE:
(2) 16d END NAIL EA. END
FINISHED ROOFING OVER
1/16" 088 SHEATHING
2X4 FLAT OUTLOOKERS J
a 46" O.C.
GABLE END TRUSS �-
ROOF TRUSSES a 24" O.C.
H2.5 OR EQUAL g ^�
EA. TRUSS END
FASCIA BD PER SPECS'
SOFFIT BOARD PER SPECS
FINISH SIDING MATERIAL
OVER VAPOR BARRIER
OVER 1/16" OSB SHEATHING
TOP DOUBLE WALL PLATE
VALs—r.
UTLOOKER
E:
I":1'-0"
2X WD.
R-35 INSULA
1/2" GYP. BD. 9 CEILI
H-23 SIMPSON CLIP
AT EA TRUSS
3/4" T40 PLYWD.
FLOOR JOISTS
PER PLAN
COMPOSITION ROOFING MATERIAL
OVER #5 BUILDING FELT,1/16"
ROOFING SHEATHING 4 MFR'D
TRUSSES o 24" O.C.
METAL FLASHING
W/ DRIP EDGE
CONT. SOFFIT VENO
WD. FASCIA BD.
FINISH SIDING OVER
VAPOR BARRIER
OV"R vol, c$�Z
SHEATHING
20 WD. STUDS
0 16" O.C.
R-21 INSUL
R-30
INSULATION
-TREATED 2X6
WD. PLATE
-1/2" DIA. x 10" AB.
18" MINIMUM- �?. -
BOT. OF JOISTS
TO GRADE
6"FON. WALL
6 MIL. VAPOR
BARRIER o
125X6" FTG.
WA'
L SECTION
SCALE: 1/2"-V-011
a
a 4
TRT'D WD. POST W/
PRESERVATIVE AT
BOTH ENDS OF POST
SIMPSON POST BASE
CONNECTOR
412" SONO -PIER
III -1' a.
if
o a 24"x24" X12" DP.
COMO. PAD BLW.
a ' a FROST I.N.
a
4
PIER DETAIL
SCALE: 1":1,4,
u�
REINFORCED CONCRETE —
APRON, SLOPED AWAY o 1/4"
PER FT.
EXPANSION JOINT --
COMPACTED
GRAVEL BASE
CONTINUOS
FOOTING
1.
)APRON DETAIL
SCALE: I":i'-0"
EXTERIOR SIDING OVER
1/16" OSB SHEATHING OVER
2X4 WD STUDS 0 16" O.C, 4
OPTIONAL 1/2" GYP. BD.
U1" DIA. X 10"
A.S. 0 48" O.C.
i
3/4" EXPANSION JOINT
4" CONC. SLAB- I ..
SLOPE Ti CIS
DOORS a I�
o,
I LI
WOO
.I
4-
-F 11=111= I
6" FON. WALL OVER
12"X6" CONT. FTG.
GARAGE WALL
SCALE:I":I'-0"
R-35 INSULATION �—
LINE OF VAULT IN --� -
LIVING/ DINING
V MIN. AIR GAP
AT INSULATION
TOP PLATE
CONTINUOUS
SOFFIT VENT
2X(o WD STUDS Q
16" O.C. W/ R-21
INSULATION MIN.
MAIN FLOORSJK -
FINISH GRADE
LI -_- I
ASPHALT EMULSION III - -
-41 II Ti;r
BEFORE BACKFILL
2X4 OR 2X6 DECKING W/ NAIL
SPACING ON 2X DECK JOISTS
i o 16" O.C.
I=�GJ�L�GJi�I�VJ/V
2X4
I o I o
2" MIN. PEA I
GRAVEL
6 ML VISQUEEN
ODECK STEP
scALE. , 1 0
0 3/4" TRIM BD.
36" MIN. HIGH GUARDRAIL
REQUIRED FOR DECKS OVER
I 30" ABOVE FINISH GRADE
NOTE: ALL WD. FOR HAND-
RAIL TO BE "CEDAR" OR
"WOLM" WD.
FINISH SIDING OVER 1/16"
ACII ^12m
++1
I
2X6 WD. STUDS o i
16" O.C. W/ R-21 IN°.AL
4 IR" GYP. BD.
3/4" T4G PLYWOOD -
2X BAND JOIST
OR I" MIkLNWP
RIM BOARD
FUR OUT
FOUNDATION
WALL AS REQ'D
1 DECK DETAIL W/RAILING
p a
(3) 1/2"O LAG SCREW
FTG. BEYOND
'' SCALE:
2X6 WD. CAP- SL
6 1/4" TO SIDE
2X4 CONT.
NAILER
IX4 TRIM
BD.- BOTH
SIDES
2X2 VERT& 9 4"
O.C. - C.L. TO C.L.
2X1 BOTTOM
RAIL
BEAM PER
PLAN
SIMSON
POST -TO -BEAM
CONNECTOR
6X6 PRESSURE -
TREATED DECK
POST
EVERY EFFORT HAS
BEEN MADETOIN-
SURE THE ACCURACY
OFTHESEDRAWINGS
BY GALLERY 12
DESIGNS, HOWEVER:
THECONTRACPOR
SHALL CHECK .&
VERIFY ALL
DRAENSIONS
PRIOR TO
CONSTRUCTION.
ALL IDEAS, DESIGNS,
ARRANGEMENTS,
DRAWINGS &. PLANS
SLTFORTHON
TIES SIIEET ARETHE
ORIGINAL WORK,
PRODUCT OF, OWNED BY,
AND ARE THE PROPERTY
OF GALLERY 12 DESIGNS.
FIN. ROOFING OVER 15#
r
Z
BLDG FELT OVER 1/16" OSB
C/)
I o I o
2" MIN. PEA I
GRAVEL
6 ML VISQUEEN
ODECK STEP
scALE. , 1 0
0 3/4" TRIM BD.
36" MIN. HIGH GUARDRAIL
REQUIRED FOR DECKS OVER
I 30" ABOVE FINISH GRADE
NOTE: ALL WD. FOR HAND-
RAIL TO BE "CEDAR" OR
"WOLM" WD.
FINISH SIDING OVER 1/16"
ACII ^12m
++1
I
2X6 WD. STUDS o i
16" O.C. W/ R-21 IN°.AL
4 IR" GYP. BD.
3/4" T4G PLYWOOD -
2X BAND JOIST
OR I" MIkLNWP
RIM BOARD
FUR OUT
FOUNDATION
WALL AS REQ'D
1 DECK DETAIL W/RAILING
p a
(3) 1/2"O LAG SCREW
FTG. BEYOND
'' SCALE:
2X6 WD. CAP- SL
6 1/4" TO SIDE
2X4 CONT.
NAILER
IX4 TRIM
BD.- BOTH
SIDES
2X2 VERT& 9 4"
O.C. - C.L. TO C.L.
2X1 BOTTOM
RAIL
BEAM PER
PLAN
SIMSON
POST -TO -BEAM
CONNECTOR
6X6 PRESSURE -
TREATED DECK
POST
EVERY EFFORT HAS
BEEN MADETOIN-
SURE THE ACCURACY
OFTHESEDRAWINGS
BY GALLERY 12
DESIGNS, HOWEVER:
THECONTRACPOR
SHALL CHECK .&
VERIFY ALL
DRAENSIONS
PRIOR TO
CONSTRUCTION.
ALL IDEAS, DESIGNS,
ARRANGEMENTS,
DRAWINGS &. PLANS
SLTFORTHON
TIES SIIEET ARETHE
ORIGINAL WORK,
PRODUCT OF, OWNED BY,
AND ARE THE PROPERTY
OF GALLERY 12 DESIGNS.
FIN. ROOFING OVER 15#
Z
BLDG FELT OVER 1/16" OSB
C/)
SHEATHING OVER PRE -MFR
Z
F U
ROOF TRUSSES G 24" O.C.
W
�p d)
d 76
ourl.00KER
H
O
u
GIRDER TRUSS
M
x-1/2" GWB ON WALLS
AND CEILINGS
BEDRM
° 8' CLG
BUILDING SECTION
A-7SOLID BLOCKING
3/4" T4G PLYWOOD
2X10 FLOOR JOISTS a 16" O.C.
IS" MIN. BOTTOM OF JOISTS
TO GRADE
Gln- 1-1�illl 6 MIL VAPOR BARRIER
R-30 INSULATION
SCALE: 1/4"=1'-0" A -A
FINISH SIDING
OVER VAPOR
BARRIER OVER
1/16" OSB
SHEATHING
FINISH GRADE
KEEP BOTTOM OF FTG
BELOW FROST LINE
a
GENERAL NOTES
I. All consintetion to be in accordance with 2009 IRC,
local. and state building Code requirements.
2. The builder shall verify all dimensions and conditions
on drawings and shall be responsible fir all adjustments
and corrections made to the drawings in the timid.
3. Written dimensions on these drawings shall have
precedence over settled dimensions. Contractors shall
verify and be responsible for all dimensions and
conditions on thojob and this office must be notified of
any variations from the dimensions laid conditions on
these drawings.
DESIGN REQUIREMENTS
'fable R301.2 (I):
Ground snow, load:
39 lbs/sq.11.
Wind speed (gest):
85 mph/70 lastest
Seism is n desi6gCategory:
ISO 33 C
Weathering:
Severe
Frost line depth:
24"
Temtites:
Slight
Decay:
None to slight
Winter design temp:
+40 I
Snnuncr ca gbra tom P
I 1•
Ice shield underlay:
Yes
Flood hazards:
1612.3 HiC, FEMA map
Ir imezc index:
1232
Call annual tcnip:
LOADING SPECIFICATIONS
Design Loads. Design Category C
Floor, DI. 1511 s.l: s 1.1, 4011 s.l: - 5511 s1
Roor: DL 1511 s.i: t LL 3011 s.11 - 4511 s.E
Stars: 1.1, 1001E s.f. =1001181 total
I
Decks: L1,50118.11 =- 5011S.1. lohd
N(Yrli: Rcicr it, 2009 I.R.C. for allowable unit stresses &
consul[ local building g code agency lbrallovable local
b Y
loading conditions.
HEADERS
I. All headers supporting Poor and wiling to be (2)- 2x10
minimum for ions. span of 61"with 2 jack studs unless
P 1 +
otherwise noted oilP lan.
2. Headers supporting root, ceiling & center hearing floor
to be (3)-2s 10 minimum for max. span o167" Wish 2
jack studs, unless otherwise noted on plan.
3. All headers supporting roof, Ceiling, and two center
beating !lours shall be (3} 2x10 minimum lbr max. spar
of 5'7" with 2 jack studs, unless otherwise noted on plat.
4. To reduce sizes for particular openings, micr to plan or
to 2009 IRC table R502.5(I).
5. For all interior Reader sizes & locations, mfer to plan
FRAMING
1. Use 3/4" tongue and groove plywood sub0oor nailed
or screwed and glued, or as specified on drawings. See
Table R503.2.I.I(1&2).
•o b•1 s •untie in to beams headers or
2. Al I joists r boam tr
) g
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 soli) blocking bchcccn joists and alters tit
hearing walls. Providcjoist blocking at all intennediuto
supports (2009 IRC 8502.7)
4. All plywood to be standard guides with exterior glue.
Plywood nailing to be 8d coalition at 6" O.C. at edges
and 12" O.C. at inter ediaw bearings. Install 1/2" Poor
sheathing and 3/4" floor sheathing with the few grain
perpendicular It, supports.
5. All exterior doors or doors to unheated spaces in be
solid core and w'atherstripped.
6. Doors between the garage and residence shall be 1-3/8"
thick solid wood, solid or honeycomb core steel, or 20
minute fim-rated (Sect. 8309.1).
7. Mininutim ceiling height in habitable moils & kitchens
ai
rwel s and toile
- [ails, I
m be T 0". 11 IIs bathrooms, stairwells,
car
compartments be reduced to 6-8"
t
8. All joists parallel to partitions overanl headers am to
be doubled.
9. Install Si nnpson 11-2.5 tiedowms (or equal) tit each
railer tail.
10. Foundation cripple studs shall not be less in size than
the studding fir an additional story.
NOTES AND SPECIFICATIONS
Foundation studs of hearing walls and partitions shall be
thoroughly mid effectively braced.
11. Fire blocking required vertically at Ceilings and floor
level and horizontally at 10 11 intervals in concealed
spaces with glass liberor mineral wool insulation, 2"
lumber or equivalent lavcivd approved materials.
12. Provide 22"x30" access hatch to building ailic times.
A minimum of 30" head dearanw is mquimd.
13. Unless otherwise specified, use dodglas-fir larch no.
2 or better.
14. Deck ledger connection to bandjoisl.
For decks supporting a4011 live load plus IOil dead load,
the connection between a dcek ledger of
pressure-preservaiive-treated Southern Pilo, incised
pressure-preservative-tmated Idem -Fir and a 2 [[tell
nominal rile band joist bearing oil a sill plate orwall
plate shall be constmcled With 1/2" lag screws OF 16" o.c.
or bolts w% washers in accordance w'/ Table 150]12.2. I.
w• I washers shall be hot -dipped
Lu screws a bolts and It
PP
Lag
galvanized or stain less steel.
15. Wood siding, sheathing and wall training on the
exterior of a building having a clearance of less firm 6
inches from the ground or less than 2 iiielies measulud
• latch slabs patios,and
vertically from concretestus
P•I +
Y
similar horizontal surfaces exposed to weather must be
protected against dewy.
i
IG. Asphalt -saturated Cull iae Ir m holes and bmalis ,
weighing not less that 14 lbs per 100 sq.11. and
7D
with J _6 or other approved
complying vrth ASTM _ pp
• 'til shall be applied )
Wether resistant mann I 1lied over studs or
sheathing of aft exterior walls as mqunrad by Table
03 Such felt or material shall be applied
R7 A. pp
horizontally, with the tipper la yr lapped over the lower
les •cruet less than 2.
" W tcrc'oints occur, felt shall be
lapped not less than 6'.
FOUNDATION & CONCRETE
Minimum concrete compressive strength to be 2500 PSF
All foundation halls to comply with IRC section
8404.1.14.
11. Bent pockets to have 1/2" clear air space around
bean sides mid ends. Girders supported on concrete or
masonry to have not less [him 3" bearings.
12. Provide crawl access ofat lets( 18"x24"located in
easily accessible area.
13I. Apply damp -proofing to below ground foundation or
in walls before backfilling.
la. Columns (including in the crawlspace) shelf 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 [lie main vehicle entry (Sect. 12309.3).
FOUNDATION STEEL
1. Verify with Local Building Department requirements
Poi soil types and soil clearing pressures for determination
odsteel in foundations and footings. per I.R.C. 404. L I(1)
ALL
•
1. The 2009 [RC section 30L2 slants
that the urua shall
garage
be separated from the residence and its attic area by not
Icss than 1/2" GWI3 applied to the garage side. Garages
beneath habitable rooms shall be separated from all
habitable rooms above by not less than 5/8" Typo "X"
e [lie oration Is a se
GWB or equivalent. Where p
floor -ceiling assembly, the stmciure supporting the
separation shall also be protected by not less that 1/2"
GWB or equivalent. Enclosed accessible space under
stairs shall be prolwled on Jm CIICIOSCd side with 1/2"
GWB 8311.2.2.
2. $inglc-ply application. All edges and ends orgypsum
wallboard shall occur on [lie loaning members, except
thtlse edges and ends which arc perpendiculur to the
Cofmra Ing
members. All edges and ends of8}P
stun
board
shall be in moderate contact except in
cod :ailed spaces where tire -resistant construction or
diaphnignl action is not requirLd.
L All footings to bear on Jinn Undisturbed soil. All
3. FlIhsteners shall be spaced not less than 3/8" frons edges
and'ends of gypsum wallboard. Fasteners at the lop and
roofings to extend below frost line (verify mquirmuent
with local building department). Foundations supposing I
bo tont plates of vertical assemblies, or the edges and
fid •
wood to extend aI (cast 6" above adjacent br c
I ell I of horizontal assemblies perpendicular to supports,
mi ,at the well tine may be omitted excepton
+ Y
9 RC requires [bat
e 00 I
2. Section 8401.2 aC di 2
nib ies.
sh r-rosistin elements or fire-resistant arse I
6
[e1111dat1oil COIl4l RleilOn 46111) bC capilble OI
Fa4tieners shall 6C 11pphCd ill sllCh a Ilai111Cr llS mol l0
accommodating till loads uccwrding to Section 8301 and
fracture (]to lice paper with the listener head.
of transmitting the resul ling loads to [6a supporting soil.
_
Fill soils that support footings and ibundations shall be
4. Walls and wiling of bath areas to have waterproof
designed, installed and tested in accordance Willi
(gl can hoard) GWB orapproved type.
i
accepted engineering practice. Gravel till used as
footings for Wood and pmcast concrete foundations shall
VINYL FLOORS & CARPET
comply with Section 8403.
3. The grade may Gem foundation walls shall lid) u
1. All bath and utility room floors to be sheet vinyl, tile
or approved not absorbent material with a coved base of
miniuu in or6 inches within the first 10 tact. Exception:
likI
material extending up the wall an mininium of 3".
Where lot lines, walls, slopes or other physical barriers
prohibit 6 inches of loll within l0 feet, drains or swafes
P
floors may be instilled as above.
2. �ENTILATION
shall be provided to ensure drainage away font file
j
stmctuo. Section 8401.3 of fire 2009 IRC requires that
V
((IMC./Kitciten
stlrlaw drainage shall be diverted to a stool sever
l .
conveyance or other approved point of collection so as
not to create a hazard. Lots shall be graded so as to drain
1.
Section 303.1 of the 2009 IRC states that the minimum
t}oin habitable to [lie
surface water awny Crum lbundatlon walls.
op
(table area a room outdoors shall
be
196 of the total floor area orthe roost.
a
. Section 8401.4 of 16e 2009 IRC requires that IItareas4
likely to have expansive, compressible, shilling or other
unknowli soil characteristics, tine building official shall
de[emnine whether to require it soil test to determine the
soil's characteristics at a particular lowiiou. This Iasi
shall be trade by an approved agency using an approved
method.
5. Foundation plates or sills to be bolted to foundation
with 1/2"x 10" anchor bolls embedded 7" into concrete (al
6-0" O.C. and max. 12" from ends, with 3"x3"xl/4" steal
pfaic washers at each boll, typical. FaslnmS for
pressure -treated wood shall be of hol dipped galvanized
steel.
6. Fill underground supported slab with 4" Well
contractedsand or gravel. Provide keyed control joints in
slubs on guide (til 25' on center and 1/2" looleljoints (m
Son center in exterior slabs on walks.
7. Provide 6 mil. poly barrier over crawl grade.
8.Maintain B" top of bale (0 bottom of)oiss. 2
"
min. below girders) at crawl gmdc.
9. Wood in direct contact With concrete or masonry to be
pmssurc treated.
10. Vent CmWI areas with net ara or not less [Ilan I sq.
ti. for each 300 sq. ft. of under floor arca (8408.2).
Locate openings close to centers to pnivide cross
ventilation and Cover with corrosion resistant wile mesh.
2. entilation of cmwl space(s) per Section R408.2 is at
oo� square toot of ventilation openings per each 300 sq R
ofutdcr floor area.
Note: If buildin is consinicted under IRC using the
5 6
un�cnted crawlsapee provisions of Section R408.3,
Section 8327.1 would require that the building also
comply W,/Appendix F for radon mitigation.
3. All penetrations (Iatejnne(ions, u ud windows &
doom, any openings through envelope) shall be air
styled.
t9
4. Vapor diflitsion miarder can be polyethylene, low
pcn> l paint, or face stapling with a Penn rating of I or
Iesl and shall be located between conditioned mid
unwodilioned spaces.
5. Exhaust fans:
Baltimonns and laundry rooms shall have a minimum 50
CF[vt fan and kitchens a minimum 100 CFM fml. Both
Shall be vented to exterior with smooth duct and
equipped with back -drill damper.er. Dues shall be of metal
mnJlshall
have smooth interior surfaces. Kitchen fan shell
have a separate termination point.
Washington Slate Ventilation and bldoor Air Quality
Code requires a source specific and whole bouse
ventilation system. Whole house exhaust fans not
rwommendud, at 80 CFM minimum on progmnunable
timer set to nm twice u day for 30 minutes each or
equivalent. Such nim shall have a zone rating of 1.5 or
less and sisal) be equipped Willi a back -drill dumper.
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 Ire return air plenum of the
Inniace.
7. Length identification. Where dryer duct is concealed
within building constaction the equivalent length shall
be identified b emm�ent label or to located within 6
YP g
real of the duct Connection. (M 1502A.5)
GLAZING
L Glazing shall comprise no less than 84b of the floor
area in each habitable mann (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 fluor.
3. Sliding glass doors to be tempered glass
4. Glazing in locations subject to Ilunimt impact such as
•d -ate) adjacent to such doors'
glass doors; glazing immediately y ) ,
glazing adjacent to any surface annually used as widking
surface; sliding glass door units, including fixed glass
parols which are part of such Units; shower doors; tub
ctcfosums; and storm doors shall be of salety glazing
materials. Safety glazing materials am those so
with other naten.als as
constmuted treated arcombined
elihood of imvin
to minimize: the likelihood g and P 6
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 stairways of not
Tess ihau 0-8" shall
braP rovided Sect. R311.5.2).
2.'Che muxinnunnser
' I i ht shall be 7-3/4 " mrd the
teg
minimum tread depth shall be 10". The largest trend non
and the greatest riser height within may (light ofsairs
shall not exceed fire smallest by more than 3/8 inch
(1311 S.8 IRC). The profile of treads and risers shall
confnn n to sectio( R311.5.3.3.
3. Stairways shall have a minimum clear width of 36"
above the permitted handrail height. Stairways shall have
u minimum clear width of 31.5" at mrd below the
one is provided or27"
handrail where only on I
Y I
where handrails am provided on bolo sides (R31 1.5.1).
4. All stairways, both interior and exterior, shall be
provided with illumination, including landings and trends
(2303.6).
5. Them shall be a floor or loading at the top and bottom
of well stairway (except at the top of rat interior stairway
provided no door swings over the stairs). A flight of
stairs shall not have a vertical rise gn:ater that 12'-0"
between floor levels or landings. The width of well
landing shall not be less [hall the stairway served.
(12311.5.4)
6. Winders still[[ comply with section 8311.5.8. Winders
in residences may be Used if the required width of nuc is
l v dcl at ¢ point not more than 12" foil [lie side of the
fro i p n t
stairway where the trends am narrower, bill in no Case
shall any width of ran be less that 6 incites at any point.
7. Nosing of not less than 3/4 IF but not more than 1-1/4 "
vn s with solid risers. Beveling
shall be resident on stairways Y s
of nosing shall not exceed 1/2 ". Open risers am
pemtiticd, provided that the opening between trends does
not permit the passage of a 4" diameter sphere.
GUARD/HAND RAiLS
1. All unenclosed floor and roof openings, open and
glazed sides of landings, stairwells, and ramps, balconies
or pomhes which are more than 30 inches above gone,
or the floor below, aid roofs used (brother than service
ofbnilding shall be protected by u guardrail.
2. Guardrails Shall not be less limn 36 inches in height.
Open handmils and stair railings shall be continuous the
full length of the stairs, have ends which am retumcd,
rounded, or bet, and shall have intemlediate rails or an
ontamenlul patient such that a sphere4 inches in
diameter carrot pass through. (See. 11311). Stairways
shall have at least one handrail, mid handrails shell be
installed on open sides of stairways.
3. Hatdmils projecting font a wall shall have a space of
not less than 1- 12
/ " between the wall and Ilse handrail.
Ilandmil cross-swlions shut[ comply Willi IRC Seat.
R311.5.6.3. Ilmidmils with a circular cross -suction shall
have an outside diameter of w ]east 1-1/4" mid 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. 8312).
INSULATION
1. ]'fear insulation - R-30 i
Wall institution - R-21
Exterior Wall below grade- R-12
Flat ceilings - R49 or 1i-38 adv
Vaulted Ceilings - R-38
I
I
2. Slab on grade foundation insulation shall be R-10 torn
point 24" vertical or horizontal at exterior wall.
3. Cut batt. insulation 1/2" to 3/4" wider/ longer than
actual dimension to insure snug til without voids.
4. Krill -faced or foam plastic insulation cannot be hell
exposed. I
EMERGENCY EXITS
1. Basements With habitable space Cod every sleeping
room shall have at (cast one opeuihlc window or extedor
door confonuing to Section 8310.1 for emergency cs pe
or rescue. The a mss units shall be operable I•rom the
s
opening Without the Use inside In provide n loll clear
Ir -'7'I(
separate tools. leu basement is to be used as habitable
space, it must meet the min. requirements lbr light,
ventilation, mid egmss. Min. 8%ofthe floor area must be
inin glazing.
2.
Minimum opening area for all emergency escape an
ore ' +s shall be 5.7 s . ft. (Exception: grade
rCSCfiI. Iilll
(
I b q 1 6
i c cl • a opening of
floor openings shall have a minimum net u r
P 6
5.0 sq.11.) The minimum height distension shall be 241
inches. 'file minimum width dimension shut[ be 20
inches. Where windows are provided as a means of
egress or rescue they shall have a finished sill height nI
more Onto 44 inches above the (loot Sec 12310.1.1
3. An exterior exit door that docs not pass through the
must be provided. The door must be side-hing • I,
garage I
and not less than 3'0" Wide & 6'-8" hi +h Scelion 8311 A
6 (
& 12311.1).
1
4. At least one exit door shall be required for well
dwelling. Them shall be a floor or landing on each sidrl of
each exterior door except at the exterior side of doors, I
other than fee primary exit door, served by two or I•ewclr
risers (Sect. R31 1 A.3).
5. Landing required on both sides of exit doors with ntdn.
size of 3 ti. measured in i }
direction ofuuvel b' 3 11. or
width of door if greater, and not lower than I-112" bch w
n
threshold. Landing required at other exterior dos is F
minimum size of3 fl travel distance: by Width orthe door,
and not lower than 7-3/4" below threshold, provided t U
door does not swing over the landing.
FiRE WARNING SYSTEM
I. Dwelling units shall be provided with approved smoke
6 P P
detectors. A defector shall be installed in Cecil siccpin�
room and at a point centrally located in the corridor o
area giving access to each separate sleeping urea.
I
2. Carlon Monoxide Alamrs. For new construction, an
approved carbon monoxide alarm shall 1)a installed
outside each separate sleeping area in file immediate
vicinity of the bedroom in dwelling units and comply w/
UL 2034. (8315.3)
ROOFING/CEILiNG
CONSTRUCTION
I. As halt shingles shalllb be i
tstalled according to
nuuudaclurds specifications over appmvel I/2" piYt\rood
or OSB sheathed roots. Two layers of underlayinent
cemented loge0ler or oda sel fnd6eing polymer modified
bitumen sheet shall be used in lieu ofnonud
underfaymen. It shall extend !Font the move's edge to a
point at least 24" inside ibe esterionvali tine of the j
building.
2. Shingles shall not be installed on roof pitches lass than
3:12. Shingles can be installed on pitches as low as 2:12
if two luymx of type 15 telt are applied shingle fashion.
i
3. Wood shingles and shakes for roofs shall bear the label
of all approved inspection bureau or agency.
4. Shakes shall be laid with not less than I8 inch wide of
type 30 felt shingled be wmai each course mid not
expose! to wCelner.
S.I?n cIosed allies aP
laid enclosed railer a aws shall be
c
ventilated in accordance with Section R806. 1, 12806.2,
and 12806.3. Vetting ratios: 1 to 150 for cave or moll p
only ventilators, I to 300 tier combination of cave and
rooliop ventilators.
6. Crickets and saddles still[] be provided on the ridge side
ofany chimney greater than 30" wide (Sect. 8905.2.8.3).
FLASHING/WALL COVER
1. Extclior walls shall provide the building with it
weather -resistant exterior wall envelope. The
exterior wall envelope shall include flashing as
described in Section 8703.8. The exterior call
encelopc shall be designed and wnstnleted in such
a ntanneras to prevent Ihcaecamulation ol'11:ner
within the wall assembly by providing a
water -resistive harrier behind the exterior vomer, as
required by Section 8703.2.
2. Flashing shall be used at all of the following
locations:
1) At the intersection orubinuoys or othe
masonry construction with franc or stnwo walls,
with projecting lips on both sides under stucco
copings.
2) [finder and at the ends of masonry, wood or
metal copings and sills.
3)Continuously above all projecting Wood lHoL
•p Whom exterior pomhes, decks or slairs :dtaeh
to a wall or floor assembly of wood Immo
construction.
5)Atwall v mid roof intersections
6) At built-in gutters
3. Weather exposed surfaces shall be provided with
a Weather -resistive barrier (building fell or approved
material) in accordance with Sect. R703.7.2.1 and
'fable R703 A.
4. Exterior storm or masonry vencer shell be
supported in accordance with Sections 8703.7.2.1
and 8703.7.2.2.
5. Roof valley flashing not less that no. 26
galvanized shoot gunge corrosion resistant metal
over underlaynlent of type 15 felt extending 18"
from center line well way.
EXTENT F
O HEADER TWO BRACED WALL
O BRACED WALL PANEL -
EXTENTOFHEADER NE )
If MIN. 3•X17.25• NET HEADER 11
44 HEADER SHALL OCCUR AT TOP OF WALL II
6' TO 18' 1
I
FASTEN TOP PLATE TO HEADER WITH TWO
L ROWS OF lad SINKER NAILS AT 3.00. TYP.
1008 LB STRAP OPPOSH E SHEATHING
FASTEN SHEATHING TO HEADER WITH W
COMMON NAILS IN 3-N ALL FRAMING
(STUDS,
SHOWN AND Y 00KING. INAILFRAMING
SUDS LOCKING AND TYP.
(T , 0 1.
MIN. WIDTH= 16' FOR OF FE STORY STRUCTURE
MIN. WIDTH = 24" FOR USE IN FIRST OF TWO
STORY STRUCTURES
-MIN 2x4 FRAMING
318' MIN THICKNESS WOOD
STRUCTURAL PANEL SHEATHING
4200 L
B TI -
DOWN DEVICE
(EMBEDDED I
EMBEDD DICONCRETE A
ND
NAMED INTO FRAMING)
Sten' 1BOLT HATH MIN. 2 5"x3116'
PLATE WASHER, TYP. IR602. 1033)
t I
u 1L 77 L
FRONT ELEVATION
FIGURE R602.10.3.3 (IRC 2009)
METHOD PFH PORTAL FRAME WITH HOLD-DOWNS
-EXTENT OF HEADER (TWO BRACED WALL PANELS)
HEADER (ONE BRACED WALL PANEL) -I RETINUITY is
OUIRE PER STOP PLATE OECTION R60332
t) MIN. 3•X11.25"NET HEADER
T4 HEADER SHALL OCCUR AT TOP OF WALL
.. 2'-9' TO 1e'-0" IFINISIIED WIDTH)
JACK
PER
STRUCTURAL PANEL STRENGTH AXIS
20. TYP.
1
IF
2 5f6 -J -BOLT EA. SIDE
6
8403.1. TYP.
rn
FRONT ELEVATION SIDE
FIGURE R602.10.3.4 (IRC 2009)
METHOD PFG PORTAL FRAME AT GARAGE DOOR OPENINGS IN SEISMIC DESIGN
CATEGORIES A, B, AND C
711V MIN.
THICKNESS
WOOD
STRUCTURAL
PANEL
SHEATHING
EVERY EFFORT HAS
BEEN NIADGfOIN-
SURE 11 in ACCURACY
OF 1 I IESE DRA=LIS
BY GALLERY 12
DESIGNS, HOWEVER
THECON'FRACtOR
SHA1.1, CHECK &
VERIFY ALL
DIMENSiI INS
PR1r.IR ru
CONSHUR711CIN.
ALL IDEAS, DUSIGNS,
ARRANGEMENTS,
DRAWINGS & PLANS
SEI' FOIYI'll ON
I Nis suErr ARE'I HEE
OItIGINAI, WORK.
'I 1 ' OF, OWNI;D BY
AM) ARL' THE PROPERTY
OF GALLERY 12 DESIGNS,
4I