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Jrawings\ft<L specs i L.LUuc.awg, s/laiLuub 1:1 s:4s rm, i i' i u - LL x 44 in.,
GENERAL NOTES
1. All construction to be in accordance with 2003 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.
FRAMING
1. Use 4" tongue and groove plywood subfloor nailed or
screwed and glued, or as specified on drawings. See Table
R503.2.1.1(1 &2).
2. All joists or beams framing into beams, headers, or
girders shall be supported with "U" type Simpson (or equal)
beam hangers. All post/beam connections to be made with
approved connectors where it is required.
3. Provide solid blocking between joists
4. All plywood to be standard grades with exterior glue.
Plywood nailing to be 8d common at 6" O.C. at edges and 12"
O.C. at intermediate bearings. Install Z" roof sheathing and 4"
floor sheathing with the face grain perpendicular to supports.
5. All exterior doors or doors to unheated spaces to be solid
core and weatherstrioned.
6. Doors between the garage and residence shall be 1 8" thick
solid wood, solid or honeycomb core steel, or 20 minute
fire -rated (Sect. R309.1).
7. Minimum ceiling height in habitable rooms & kitchens to be
7'0". Halls, bathrooms, stairwells, and toilet compartments can
be reduced to 6'8".
8. All joists parallel to partitions over and headers are to be
doubled.
9. Install Simpson H-2.5 tiedowns (or equal) at each rafter
tail.
10. Foundation cripple studs shall not be less in size than the
studding for an additional story. Foundation studs of bearing
walls and partitions shall be thoroughly and effectively braced.
11. Fire blocking and draft stopping shall be installed to cut of
all concealed draft openings (both vertical and horizontal) and
shall form an effective barrier between floors, between a top
story and a roof or attic space, and shall subdivide attic
spaces, concealed roof spaces and floor -ceiling assemblies.
12. Provide 22"x30" access hatch to building attic areas. A
minimum of 30" head clearance is required.
13. Unless otherwise specified, use douglas-fir larch no. 2 or
better.
14. On decks and porches, ledger board shall be lag bolted to
solid wood with min. 2" bolts @ 16" o.c., 2 per stud.
15. Asphalt -saturated felt free from holes and breaks,
weighing not less than 14 lbs. per 100 sq.ft. and complying
with ASTM D 226 or other approved weather -resistant material
shall be applied over studs or sheathing of all exterior walls as
required by Table R703.4. Such felt or material shall be
applied horizontally, with the upper layer lapped over the lower
layer not less than 2". Where joints occur, felt shall be lapped
not less than 6".
NOTES AND SPECIFICATIONS
FOUNDATION & CONCRETE - DRYWALL
Minimum concrete compressive strength to be WO 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 2003 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
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 2003
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 2003 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
characteristcs at a particular location. This test shall be made
by an appro ed agency using an approved method.
5.
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 z" 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
corners to provide cross ventilation and cover with corrosion
resistant wire mesh.
11. Beam pockets to have 2" 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).
FOUNDATION STEEL
1. Verify with Local Building Department requirements for
soil types and soil bearing pressures for determination of steel
in foundations and footings per I.R.C.
404.1.1(1) - 404.1.4.1.1(4).
1. The 2003 IRC section 309.2 states that the garage shall be
separated from the residence and its attic area by not less than
G.W.B. applied to the garage side. Garages beneath
habitable rooms shall be separated from all habitable rooms
above by not less than 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 or equivalent. Enclosed accessible space under
stairs shall be protected on the enclosed side with 2" 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 g" 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
wall 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.
VENTILATION
1. Section 303.1 of the 2003 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 shall be provided (R408.2).
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
minimum on programmable timer set to run twice a day for 30
minutes each or equivalent. Such fan shall have a zone rating
of 1.5 or less and shall be equipped with a back -draft damper.
6. Recommended supply of fresh air is 10 CFM per bedroom
plus 10 CFM for living areas via window vents, or through a 6"
connection to the return air plenum of the fumace.
GLAZING
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.
Sliding glass doors to be tempered glass.
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).
STAIRS
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 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 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 interior and exterior, shall be provided
with illumination, including landings and treads (R303.6).
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.
GUARD/HAND RAILS
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 above grade, or the floor below,
and roofs used for other than service of building shall be
protected by a guardrail.
2. Handrails shall not be less than 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 omamental 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.1 1" 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 1 4" 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
Slab on grade foundation insulation shall be R-10 to a point
24" vertical or horizontal at exterior wall.
Cut batt. insulation 2" to 4" wider/ longer than actual
dimension to insure snug fit without voids.
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 R310.1 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.
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 R310.1.1)
3. An exterior exit door that does not pass through the garage
must be provided. The door must be side -hinged, and not less
than 3'0" wide & 6'8" high (Section R311.4 & R311.1).
4. At least one exit door shall be required for each dwelling.
There shall be a floor or landing on each side of each exterior
door except at the exterior side of doors, other than the primary
exit 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 minimum dimension in the direction of
travel of 36" (Sect. R311.4.3).
FIRE WARNING SYSTEM
Dwelling units shall be provided 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 2" 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 eave or rooftop only
ventilators, 1 to 300 for combination of eave 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 wall envelope shall be designed and constructed
in such a manner as to prevent the accumulation of water
within the wall assembly by providing a water -resistive barrier
behind the exterior veneer, as required by Section R703.2.
2. Flashing shall be used at all of the following locations:
1) At the intersection of chimneys or other masonry
construction with frame or stucco walls, with
projecting lips on both sides under stucco copings.
2) Under and at the ends of masonry, wood or metal
copings and sills.
3) Continuously above all 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 felt 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 R703.7.2.1 and R703.7.2.2.
5. Roof valley flashing not less than no. 26 galvanized sheet
gauge corrosion resistant metal over underiayment of type 15
felt extending 10" from center line each way.
FORA PANEL BRACE (IF NEEDED)
PANEL EDGES SHALL BE BLOCKED,
AND OCCUR WITH IN 24" OF
MID -HEIGHT. ONE ROW OF TYP.
SHEATHING -TO -FRAMING NAILING IS
REQUIRED. IF 2x4 BLOCKING IS USED,
THE 2x4'S MUST BE NAILED
TOGETHER WITH (3) 16d SINKERS
10'-0" MAXIMUM HEIGHT
E TENT OF HEADER
,fMJ 3'" it -as
6'-0" TO 18'-0"
1000 lb STRAP OPPOSITE
-SHEATHING
DESIGN REQUIREMENTS
Table R301.2 (I):
Ground snow load:
39 lbs/sq.ft.
Wind speed (gust):
85 mph/70 fastest
Seismic design category:
ISO 33 C
Weathering:
Severe
Frostline depth:
24"
Termites:
Slight
Decay:
None to slight
Winter design temp:
10° F
Ice shield underlay:
Yes
Flood hazards:
1612.3 IBC, FEMA map
Air freeze index:
1232
Mean annual temp:
47.2° F
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# s.f. total
Stairs: 100 # s.f. total
Decks: 60 # s.f. total
NOTE: Refer to 2003 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
Ty
FASTEN TOP PLATE WITH 2
ROWS OF 16d SINKER NAILS
@ 3" O.C: TYP'L
FASTEN SHEATHING TO HEADER
WITH 8d COMMON OR GALVANIZED
BOX NAILS IN 3" GRID PATTERN
AS SHOWN AND 3" O.C. IN ALL
FRAMING (STUDS, BLOCKING AND
SILLS) TYP'L
to 2003 IRC table R502.5(1).
WIDTH BASED ON 6:1
HEIGHT -TO -WIDTH
RATIO:
FOR 120" HEIGHT, MIN WIDTH=20"
FOR 96" HEIGHT, MIN WIDTH=16, ETC.
-MIN (2)2x4
MIN 2"x2"x3/16"
PLATE WASHER
ANCHOR BOLT
PER CODE
i
SHEATHING
FILLER IF
NEEDED
16d SINKER
NAILS @ 3"
0.6.t",'r = ..
10001b
HEADER STRAP
3/8" MIN.
THICKNESS
WOOD
STRUCTURAL
PANEL
SHEATHING
MIN. 2x4
FRAMING-
TYP'L
FRONT ELEVATION SECTION A
PORTAL FRAME, BRACING
WITHOUT HOLD-DOWNS
1 NOT TO SCALE
EVERY EFFORT HAS
}BEEN MADE TO IN-
SURE THE ACCURACY
OF THESE DRAWINGS
BY GALLERY 12
DESIGNS, HOWEVER:
THE CONTRACTOR
SHALL CHECK &
VERIFY ALL
DIMENSIONS
PRIOR TO
CONSTRUCTION.
ALL IDEAS, DESIGNS,
ARRANGMENTS,
DRAWINGS & PLANS
SET FORTH ON
THIS SHEET ARE THE
ORIGINAL WORK,
PRODUCT OF, OWNED BY,
AND ARE THE PROPERTY
OF GALLERY 12 DESIGNS.
3/4" FLOORINC:,-
FLOOR FRAMING MEMBER -
SEE FRAMING PI-4N5 FOR
5IZE ,A,NC, &PACING
BEARING
WALL,
SC4L.E: 1"::11-0"
BEARING WALL
OvER FOOTING
CONCRETE SLAB
111,
.1117.11191B17,--,1 „
NG
1- III -III II 1
4,-R NG LUAI
) SCALE: 1"=11-0"
P.36
INSULATION
Yi"co
•
fI1bZ
Gip
3/4" FLOC
NAILER,
FINISHED
7--------------ROOFING MATERIAL
,..---- —MFR'D TRUSSES
CANTILEVER
Sh-ctp
BAFFLE
FASCIA B.
SHEATHING
WOOD STUD WALL
Y2 "CO
.---INSULATION A lq
INSULATION CANT'L.
1)\
WOOD PONY WALL
FOUNDATION UJALi.
CONCRETE SLAB
FOOTING
iP.P NY' W41-1— •
CTI N
C,41-E:1/2":11-0"
INSULATION ---_.
1/2"C.D
#.1 1-12
Ni•P
ROOFING MATERIAL
I1IIIIIMFR'D TRuseEs
BAFFLE
FASCIA D. -
SIDING
- ---'\UJD. STUD WALL
...-yaileb
INSULATION
FLOOR SYSTEM
Y2:105
CONC. SLAB
FOOTING
(0"Kit2"
YP.
fr
O C I
SCALE:1/2":11
3/4" FLOORING
LUD. STUD WALL
N1101.3.1— Attic insulation certification required as to
R — value or coverage. Markers, attached to trusses or
rafters, required for every 300 sf of attic space with 1
inch high numbers for installed thickness of insulation.
CEILING: 1/2" GWB ifperpendicular to rafters or
trusses 24" o.c. and no water based texture used —
otherwise 5/8" GWB.
1/8" GAP
BETWEENSHE THING
k
MOO i
R11-
INSULATION
FINISHED
ROOFING MATERIAL
—MFR'D TRUSSES
BAFFLE
FASCIA 5
V"FINlSHEDSIDING
30# felt for ice
dam protection
To 2sf' miSio‘
X-mYtiox_
Ar----SHEATHING
STUD WALL.
ft/9'
INSULATION
3/4" FLOORING
FLOOR STEM
W. PLATE
t=
iji
ffl
FOUNDATION WALL
CONCRETE SLAB
FOOTING
P. 1 -1,11-1= 56Mi.
0 LU4 I— NI *•
SCALE: 1/2":11-"
ALL CONSINGTION TO CONPORM
TO MINIMUM elgtileaaNS
EltrANMARDS.
BEEN M ADE TO IN-,
SURE TIIE
ACCURACY
OF TII ESE DRAWINGS
BY HARLEY
DOUGLASS, INC.,
DOWEVER:
TIIF. CONTRACTOR
SHALL CHECK &
VERIFY ALL
DIMENSIONS
PRIOR TO
CONSTRUCTION.
ALL IDEAS, DESIGNS,
ARRANCMENTS,
DRAWINGS & PLANS
SET FORTII ON
THIS SILL ARE THE
ORIGINAL %V()RK,
PRODUCT OF, OWNED BY,
AND ARE TIIE.PROPERTY
OF IIARLEY C. DOUGLASS, INC.
sof
DATE:
WA
SCALE:
AS NM
JOB NO:
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PROVIDE DIAGRAMS AND
ENGINEERING LAYOUTS FOR
ROOF TRUSSES, BEAMS AND
FLOOR SYSTEMS PRIOR TOFRAMING
INSPECTIONS
��
CITY COPY
P~^
EVIIEWED FOR GO E COMPLIANCE
,,A 12, , >- 7