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•PROTECTION D,0PF.N.••N . BETWEEN'
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DWQLLING AND=PRIVATE•13'tRA E;SHALL HAVE: •? ,':
.ij MATERIALS APPROVED FOR:.ONE;H00,11iEtFIE RESISTIVE
bNS�TRUC'TION.ON TH GARAGE SID ' •
•' Q 5/4"TYPE l'X"t.YPBOAI;I4HAFfii45LE'SP4;EEAB )VEr.OR. •
11/2" Crl'P'BO4RD (REfil'[i,c IFr,Ar'TIG*t7R/C=1LINca)
22: PENW SS BETWELN*QA. (11: AN45-REtr kileltilrL BE: •. •
EQUIPPED WITH•SCLID.WOOP1'D0041' SQUS'> 't{ONEYCQMB
.'• STEEL DO'QRS NOT; LESS'THAN•Yti.'B",• OR;2:Q>ni1INIilTE.FIRE RATED'
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Minimum depth for frost protection in the City of
Spokane Valley is 24 inches measured from the bottom
of the footing to finish grade. Grade slope away from
building a minimum 6 inches in first 10 feet.
Radon Mitigation System
required with 6 mil
Vapor Barrier p F-A/16 .
3S-Cca
CONCRETETO. COMPLYiTO IRC TABLE 404.1.1(1)
FOUNDATION WALLS - 3000 # PSI
SLABS:, GARAGES, CARPORTS
• 8t PORCHES - 3500 # PSI•
.A LL FO,OTING'S-MUST4BE CONTINUOUS
c1N•per`.:, pEi2 °JPt
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Water -Resistive
Barrier required
under siding
Anchor Bolts- Min.'A"x 9"
with 7" concrete embedment
at 6' o.c. and 12" from ends
of sill plates.
SC \Ae • ," _ 1,
Poari N o. WALL i` •"rt IO2
• : R602 10, 4. Brace Wall ,Panel min •.4&in.= 96-in.
R602.10.5 Continuous Wood Structural Panel Sheathing
R602.10.6.1 Alternate Brace Wall Panel min.28in.-42in.
R602.10.6.2 Alternate Brace Wall Panel min.l6in.-24in.
IBC 2305 Engineered Shear Wall Bracing
GYPSUM BOARD USED FOR
• INTERIOR/BRACED WALL .
• CON.STRUCTION SHALL kiE
• FASTENED NO FURTHER
THAN 7" O.C.
WHEN INTERIOR ALTERATIONS, REPAIRS OR ADDITIONS
REQUIRING A PERMIT OCCUR, OR WHEN ONE 0R MORE
SLEEPING ROOMS ARE ADDED OR CREATED IN EXISTINC
DWELLINGS, THE DWELLING UNIT SHALL BE PROVIDED
WITH SMOKE ALARMS LOCATED AS REQUIRED FOR NEW
DWELLINGS.
Attic Ventilation •
1 Sq Ft per every 300 Sq Ft of space
ventilated with at least 50% in the upper
portion of roof area. . . ,
Attic Accessible.
by 22' x 30" .
N1101.3.1 — Attic insulation certification required as to
R — value or coverage. Markers, attached to trusses or
afters, required for every 300 sf of attic space with 1
ch high numbers for installed thickness of insulation.
p
2
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FILING: '/z" GWB allowed if
rpendicular to rafters or trusses
" oc and no water based texture
ed — otherwise 5/8" GWB.
•
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AT RIDGE OR IN CANS, PROVIDE
MIN 1/300 SF ROOF VENTILATION.
ICE DAM PROTECTION: MIN. OF #40 FELT
FROM EDGE OF EAVE TO A POINT ON ROOF
2' INSIDE EXTERIOR WALL.
2X4 SUB -FASCIA AND SQUARRED SOFFIT
1/2" X 6" LP FASCIA
1/2" X 12" LP SOFFIT WITH 6"X16" CUT -IN
SOFFIT VENTS TO PROVIDE 1/300 SF VENTILATION '
OR 12" PRE -VENTED FIBER CEMENT SOFFIT.
ADHESIVE WEATHER WRAP AT ALL
DOORS AND WINDOWS.
5/4 STOCK TRIM AT WINDOWS AND DOORS, ALL SIDES
BUTT SIDING TO AND CAULK JOINT IF FIBER CEMENT.
FIBER CEMENT LAP SIDING: 6"-7" REVEAL.
WEATHERWRAP AT ALL EXTERIOR WALLS
1/2" OSB EXTERIOR WALL SHEETING
EXTERIOR SHEETING TO LAP RIM JOIST:
DO NOT HINGE SHEETING AT SILL PLATE
OF WALL
1" X JOIST DEPTH RIM JOIST.
TOP OF FOUNDATION WALL TO BE A MIN. OF
4" ABOVE FINISHED GRADE.
PROVIDE A MINIMUM OF 6" FALL IN THE 10'
OF GRADE AWAY FROM THE STRUCTURE.
BACKFILL FREE OF DEBRIS AND
ORGANIC MATERIAL
SPRAY -ON DAMPROOFING MEMBRANE
AT ALL FOUNDATION WALLS ENCLOSING �?
BASEMENT OR CRAWLSPACE. FROM
TOP OF FOOTING TO GRADE
SEE NOTES FOR REBAR REINFORCEMENT
REQUIREMENTS PER WALL HEIGHT.
TOP OF ALL FOOTINGS TO BE A MIN
OF 24" BELOW GRADE FOR FROST
PROTECTION.
SEE NOTES FOR REBAR REINFORCEMENT
REQUIREMENTS PER HEIGHT OF FND. WALL ABOVE
SEE NOTES FOR FOOTING WIDTHA ND DEPTH
PER HEIGHT OF FND. WALL ABOVE
ALL FOOTINGS TO BE SUPPORTED ON
UNDISTURBED NATIVE SOIL OR COMPACTED
FILL FREE OF DEBRIS AND ORGANIC MATERIAL.
1/2" OSB ROOF SHEETING WITH MIN #15 FELT
MANUFACTURED TRUSSES 24" O.C. SEE
TRUSS LAYOUT FOR SPECS.
ATTIC SPACE TO BE INSULATED WITH R30 BATT
OR R38 BLOWN -IN INSULATION
5/8" GYPSUM BOARD WITH VAPOR BARRIER
TYP. AT ALL HOUSE CEILINGS.
DOUBLE 2X6 TOP PLATE.
WRAP SIDES AND TOP OF WINDOW OPENING
WITH GYPSUM BOARD.
1X7 WOOD SILL WITH APRON. TYP. AT
ALL MAIN FLOOR WINDOWS SILLS BELOW 60"
1/2" GYPSUM BOARD WITH VAPOR BARRIER
2X6 WALL WITH R21 INSULATION AT ALL
EXTERIOR HOUSE WALLS.
2 1/4" COLONIST BASE
3/4" SUBLFLOOR SHEATING.
ENGINEERED I -JOISTS: SEE JOIST LAYOUT FOR SPECS.
2X6 PRESSURE TREATED MUDSILL
6" FOAM SILL SEAL BETWEEN MUDSILL AND TOP OF
FOUNDATION WALL.
SEE NOTES FOR TOP OF WALL HORIZONTAL
REBAR REINFORCEMENT REQUIREMENTS:
PER HEIGHT OF WALL.
1/2" X 10" ANCHOR BOLTS WITH 2"X2" SQ. CORROSION
RESISTANT WASHERS 6' O.C. AT ALL FND. WALLS.
2X4 FURR WALL FRAMED 5 1/2" FROM
FOUNDATION WALL FOR INSULATION
AND FUTURE FINISH.
R21 INSULATION: DRAPE AT ALL FND. WALLS
FOR UNFINISHED BASEMENT.
4" CONCRETE SLAB: POUR APPROX.
1 1/2" - 2" ABOVE FOOTING.
6 MIL POLY VAPOR BARRIER BETWEEN
BASEMENT SLAB AND GRAVEL FILL.
CONTINUOUSLY OPERATING RADON MITIGATION
SYSTEM INSTALLED BENEATH SLAB.
4" GRAVEL FILL BENEATH BASEMENT SLAB
1/2" X 10" ANCHOR BOLTS 6' O.0
MIN EMBEDMENT OF 7".
2X6 PT MUDSILL
6" SILL SEAL
(2) NO. 4 GRADE 60
REBARS HORIZONTAL
REINFORCEMENT
IN TOP OF FOUNDATION
WALL: TYPICAL AT ALL
HOUSE FND.
WALLS.
4" CONCRETE SLAB: POUR
2" ABOVE FOOTING.
6 MIL POLY VAPOR BARRIER
BETWEEN SLAB AND BASE COURSE
4" BASE COURSE (PEA GRAVEL)
TOP OF HEADER TO
BE A MAXIMUM OF 10'
OFF TOP OF CONCRETE FND. WALL.
IF GARAGE WALL EXCEEDS 10'
IN HEIGHT, HOLD HDR DOWN
TO TOP OF DOOR OPENING AND
BUILD PONY WALLABOVE.
FASTEN SHEATHING TO HEADER
WITH 8D COMMON NAILS IN 3" GRID
PATTERN AS SHOWN AND 3" O.C. IN
ALL FRAMING (STUDS AND SILLS TYP.
FOR FRAMES OVER 8', PANEL SPLICE
(IF NEEDED) SHALL OCCUR
WITHIN 24" OF MID- HEIGHT.
BLOCKING IS REQUIRED. IF
2X BLOCKING IS USED THEN IT MUST
BE STITCH NAILED WITH ONE ROW
OF 16D SINKERS AT 3" 0.C.
MIN. 16" FRAMED WIDTH
SEE TYP. CORNER FRAMING DET.
1/2" DIAMETER ANCHOR BOLT WITH
MINIMUM 7" EMBEDMENT AND
2"X2"X3/16" WAHSER. TYP.
2" X 2" .SQUARE, CORROSION
RESISTANT WASHER
GRADE TO BE 6"
BELOW TOP OF
CONCRETE WALL
SLOPE GRADE AWAY FROM
STRUCTURE MIN OF 6" FALL IN 10'
DAMPROOFING SPRAY
ON MEMBRANE AT ALL
HOUSE FOUNDATION
WALLS BELOW GRADE
NO. 4 GRADE 60 REBAR
VERTICAL REINFORCEMENT
24" O.C. - TYPICAL AT ALL
FOUNDATION WALLS ABOVE
4' IN HEIGHT: TO EXTEND INTO
FOOTINGS.
12" X 6" FOOTING. TYPICAL
AT ALL FOUNDATION WALLS 8'
OR LESS IN HEIGHT.
SHEATHING FILLER
IF NEEDED (OPPOSITE
SIDE OF STRUCTURAL
SHEATHING)
16D SINKERS 2-ROWS
@3"O.C.
1/2" OSB SHEATHING
SECTION
16D NAILS
@24"O.C.
8D NAILS
@ 6" O.C. IN.
ALL PANEL
EDGES NOT
PART OF
PORTAL
FRAME
CORNER DETAIL
THIS STUD
OPTIONAL (SHTRK)
PORTAL FRAME
WALL SEGMENT
DOUBLE TOP PLATE. HOLD HDR UP
INTO PLATE IF NEEDED.
3" X 11.25" MIN. HEADER (BUILT-UP,
SOLID SAWN, GLULAM, ETC.)
1000 LB HEADER STRAP (ST6224)
OPPOSIT SHEATHING AS SHOWN ON
SECTION. ONE PER SIDE OF PORTAL
FRAME REQUIRED. PUT MIDDLE OF
STRAP AT HDR/APA LEG CONNECTION.
PRESSURE TREATED
MUDSILL
NOTES AND SPECIFICATIONS:
GENERAL NOTES
1. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH 2006 IRC, LOCAL, AND
STATE BUILDING CODE REQUIREMENTS.
FOUNDATION AND CONCRETE
1. COMPRESSIVE STRENGTH OF CONCRETE TO BE MIN. 2000 PSF
2. FOOTINGS TO EXTEND BELOW FROST GRADE (VERIFY WITH LOCAL
MUNICIPALITY)
3. FOUNDATION WALLS TO EXTEND A MIN. OF 6" ABOVE GRADE.
4. GRADE TO BE SLOPED AWAY FROM FND. ALLA MIN. OF 6" IN 10' EXCEPTION:
WHERE LOT LINES, WALLS, SLOPES OR OTHER PHYSICAL BARRIERS PREVENT 6"
OF FALL IN 10, DRAINS, SWALES. OR GRADING SHALL BE PROVIDED TO ENSURE
THE DRAINAGE OF SURFACE WATER AWAY FROM THE STRUCTURE.
5. AT CRAWL SPACES: MANTAIN MIN. 18" FROM GRADE TO BOTTOM OF JOISTS,
AND 12" FROM GRACE TO BOTTOM OF GIRDERS.
6. CRAWL ACCESS TO BE MIN. 18" X 24".
7. DAMP -PROOFING TO BE APPLIED TO BELOW GRADE FOUNDATION WALLS
SEPARATING HABITABLE SPACE FROM OUTSIDE.
8. POSTS AND COLUMNS ATTACHED TO SLABS, FND. WALLS OR SONA TUBES
REQUIRE POSITIVE CONNECTION AT BOTTOM END.
FRAMING
1. SUBFLOOR SHALL BE 3/4" TONGUE AND GROOVE, NAILED OR SCREWED AND
GLUED.
2. MINIMUM CEILING HEIGHT IN HABITABLE SPACES TO BE A MIN. OF 7'-0":
FINISHED. HALLS, BATHROOMS, STAIRWELLS AND TOILET COMPARTMENTS CAN
BE'REDUCED TO 6'-8" FINISHED.
3. PROVIDE MIN. 22"X30" ACCESS TO ATTIC AREAS. MINIMUM HEAD HT. AT ACCESS
IN ATTIC TO BE 30
4. TRUSES TO BE ATTACHED TO TOP PLATE OF EXTERIOR BEARING WALLS WITH
APPROVED TRUSS CLIP.
STAIRS:
1. MINIMUM HEADROOM CLEARANCE TO BE 6'-8" FINISHED.
2. MINIMUM TREAD DEPTH TO BE 10" WITH A MAXIMUM VARIATION OF 3/8"
3. MAXIMUM RISER HEIGHT TO BE 7 3/4" WITH A MAXIMUM LESSER VARIATION OF
3/8"
4. NOSING SHALL BE 3/4" TO 1 1/4" WITH A MAXIMUM VARIATION OF 3/8".
5. WIDTH OF STAIRWAY TO BE MIN. 36" FINISHED.
6. WINDER TREADS TO HAVE MINIMUM DEPTH OF 6".
7. HANDRAIL AT STAIRWAYS TO BE 34-38" HIGH.
8. HANDRAILS ARE REQUIRED AT ANY RUN OF STAIRS INCLUDING 4 OR MORE
RISERS REGARDLESS OF RISER HEIGHT.
SHEETROCK
1. GARAGE CEILINGS BELOW ATTIC SPACE REQUIRE MIN. 1/2" SHEETROCK.
2. GARAGE CEILINGS BELOW HABITABLE SPACE REQUIRE 5/8" TYPE X
SHEETROCK.
3. ANY STRUCTURE SUPPORTING HABITABLE WALLS ABOVE, INCLUDING POSTS,
BEAMS, AND THE WALLS UP TO AND SUPPORTING BEAMS REQUIRE 1/2"
SHEETROCK:
GUARDRAILS:
1. GUARDRAILS WITH A MIN. HEIGHT OF 36" SHALL BE PROVIDED AT ALL
LANDINGS, DECKS, PORCHES, OR BALCONIES HIGHER THAN 30" OFF FLOOR OR
GRADE BELOW.
GLAZING: IN THE FOLLOWING LOCATIONS REQUIRED TO BE TEMP.
1. GLAZING IN DOORS.
2. GLAZING ADJEACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE IS
WITHIN A 24" ARC OF DOOR IN A CLOSED POSITION. EXCEPTIONS: WHEN THERE
IS AN INTERVENING'.IVALL. IN WALLS PEREPNDICULAR TO THE PLANE OF THE
DOOR IN A CLOSED POSITION.
3. GLAZING WITH THE BOTTOM EDGE 18" OR LESS ABOVE THE FLOOR.
4. GLAZING IN RAILINGS.
5. GLAZING ADJACENT TO STAIRWAYS, LANDINGS OR RAMPS WITHIN 36" OF A
WALKING SURFACE WHEN LESS THAN 60" ABOOVE WALKING PLANE.
6. GLAZING ADJACENT TO STAIRWAYS WITHIN 60" HORIZONTALLY OF THE BOTTOM
TREAD OF A STAIRWAY IN ANY DIRECTION WHEN LESS THAN 60" ABOVE FLOOR.
EMERGENCY EXITS:
1. ALL SLEEPING AREAS REQUIRED TO HAVE APPROVED EXIT
2. EGRESS WINDOWS TO HAVE A FINISHED SILL HT. OF NO MORE THAN 44" ABOVE
FLOOR.
3. A DOOR OF MIN: 3' WIDTH SHALL BE PROVIDED AS EXIT FROM THE STRUCTURE,
OTHER THAN THE DOOR PASSING THROUGH THE GARAGE.
4. THERE SHALL BE .A LANDING OR FLOOR AT EACH SIDE OF PRIMARY EXIT DOOR.
OTHER EXITS PERMITTED TO HAVE TWO OR FEWER RISERS BEFORE LANDING OR
FLOOR.
DESIGN REQUIREMENTS:
1. GROUND SNOW LOAD: 39 LBS
2. WIND SPEED: 85 MPH/70 FASTEST
3. WEATHERING: SEVERE
4. FROST LINE DEPTH: 24"
5.. WINTER DESIGN TEMP: 10 DEGREES F
6. ICE SHIELD UNDERLAY'. YES
7. AIR FREEZE INDEX: 1232
8. MEAN ANNUAL TEMP: 47.2 DEGREES F
BUILDER INFO:
LEXINGTON HOMES
PO BOX 141749
(509) 924-1519
(/)
PLAN INFO:
PLATT INFO:
PERMIT INFO:
SPOKANE VALLEY
#Permit No.
PROVIDE DIAGRAMS AND
ENGINEERING LAYOUTS FOR
ROOF TRUSSES, BEAMS AND
FLOOR SYSTEMS PRIOR TO FRAMING
INSPECTIONS
CITY COPY
THIS BUILDING SUBJECT.
TO FIELD INSPECT' ION,CORRECTIONS
@$FETED FOR CODE COMPLIANCE
SPOKANE VALLEY BU DING IVISION