HomeMy WebLinkAboutELEVATIONS - 17-00264 - 1220 Franklin Dr - SFRCo
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8:12 Main & 10:12 Pitch Front
9' & 10' Main Walls
9' Basement Foundation Walls
Garage to Match Main TYP
Front Elevation
Right Elevation
Rear Elevation
Left Elevation
A1
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PAGE LAYOUT
A1-Elevations
A2-Foundation/Basement Plan
A3-Floor Plan
A4-Cross Section
A5-Plot Plan
Sundance Drafting and Design tries to provide
the most accurate information for your house
design as possible, if design information is not
provided correctly Sundance is not liable.
Many factors occur in construction during the
building process that change the continuity of
this drawing. Due to these factors if the plan is
not followed or changes occur after the final
print has been given, Sundance Drafting and
Design is not liable for those items.
Read through all pages provided.
Review all the notations and labels on each
page.
Engineering supersedes all drafting notations.
Labeling by County or City Inspectors have to
be followed.
Footing, Foundation, Rebar, and Shear walls
are specified and have to be followed.
Floor Layouts and Truss Details are separate
from these pages but need to be kept together
and followed.
If any problems with the plans, please notify
Sundance Drafting and Design.
The undersigned has looked through these
pages and agrees that all discussed between
Client/Contractor and Sundance Drafting and
Design is noted and correct
Please Initial Here
1. For a permit you will need 2 sets of the
following: House plans, Floor Layout, Truss
Details, Rescheck, Heat Loss Analysis, and
Engineer Stamp (if needed).
2. Review entire set of plans including the
above described with owner/contractor.
3. This drawing is drawn by an AutoCad
Design Specialist not an Architect. All Details
should be looked over and approved by
contractor before construction begins.
Sundance Drafting and Design is not liable for
construction mistakes.
4. This drawing is not to be duplicated without
written or verbal consent by Tiffany Stoddart.
GENERAL NOTES:
1/4"=1'-0" UNO A5
of
03-18-17
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Copyright Sundance Drafting and Design 2017
Copyright Sundance Drafting and Design 2017
1/8"=1'-0" UNO
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TOTAL SQ. FTG.= 4238
MAIN FLOOR=2141
BASEMENT =2097/1881 LIVING
COLD STORAGE=50
GARAGE =1175
12
10
12
8
Stucco
Vertical Siding
Shakes
Faux Stone
Scale: 1/4" & 1/8" =1'-0" on 36" x 24" Paper
Elevations
Scale: 1/8" & 1/16"=1'-0" on 17" x 11" Paper
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9' & 10' Main Walls
9' Basement Foundation Walls
Garage to Match Main TYP
Foundation Plan
Scale: 1/4"=1'-0" D Size Paper
Scale: 1/8"=1'-0" B Size Paper
Ventilation R408.1
The under-floor space between the bottom of the floor joists and the earth
under any building (except space occupied by a basement) shall have ventilation
openings through foundation walls or exterior walls. The minimum net area of
ventilation opening shall not be less than 1 s/f for each 150 s/f of under floor
space area, unless the ground surface is covered by a Class 1 vapor retarder
material.
If the vapor retarder is used the min. net area of ventilation openings shall not
be less than 1 s/f for each 1500 s/f.
One such vent shall be within 3' of each corner of building.
Header Notes:
Headers 4' or less use 1 Ply 9.50 or 2 Ply 2x10 Dim. Lumber
Headers 6' or less use 2 Ply 9.50
Headers 8' or less use 3 Ply 9.50 or 2 Ply 11.88 ML
Headers 10' or less use 3 Ply 11.88 or 2 Ply 14.00 ML
Headers 10' or more refer to TJXpert Layout
Exhaust and Ventilation:
Whole House Fan 80 CFM
Kitchen Fan 100 CFM
Laundry 50 CFM
Bathrooms 50 CFM
Bedrooms 10 CFM fresh air
Living Areas 10 CFM fresh air
Contractor to indicate location of fans if not indicated on plans already.
GFoundation Wall System:
2x6 Treated Sill Plate
over Foam Sill Sealer
with 1
2" Anchor Bolts @ 72" O.C. 10" Long, 7" Embedded
Max. 12" from all Corners or Splices
Concrete Wall Greater than 9' need to have an Architects or Engineer Seal 8' &
under (1) Horiz. Bar in top 12" and one at mid-height
8'-1" to 9' (1) Horiz. Bar in top 12" & one bar at each third point
Min. (2) Anchor Bolts per Sill Plate w/ nut & ROUND plate Washer
2 1/2 Ø x1
4" Min. For each Bolt
over Concrete Foundation wall Consistent w/ 2012 IRC R401-403
With Asphalt Emulsion on Exterior Side
over Continuous Concrete Footings
Consistent w/ 2012 IRC Section R106.1
over Undisturbed Soil
Window Well System:
2012 IRC Code
Min. egress window opening will be 5.7 sq. ft 7 Sill height
no higher than 44" above FFL
Window wells provide a net clear of 9 sq. ft. w/min horiz.
projection & width of 36"
Exception:
Window Wells w/depth greater than 44" will have a
permanently affixed ladder or steps.
Ladder or Steps 12"-width Inside, 3"-from walls,
Spaced no more than 18" O.C.
J
Ventilation R408.1
The under-floor space between the bottom of the floor joists and the earth
under any building (except space occupied by a basement) shall have ventilation
openings through foundation walls or exterior walls. The minimum net area of
ventilation opening shall not be less than 1 s/f for each 150 s/f of under floor
space area, unless the ground surface is covered by a Class 1 vapor retarder
material.
If the vapor retarder is used the min. net area of ventilation openings shall not
be less than 1 s/f for each 1500 s/f.
One such vent shall be within 3' of each corner of building.
Header Notes:
Headers 4' or less use 1 Ply 9.50 or 2 Ply 2x10 Dim. Lumber
Headers 6' or less use 2 Ply 9.50
Headers 8' or less use 3 Ply 9.50 or 2 Ply 11.88 ML
Headers 10' or less use 3 Ply 11.88 or 2 Ply 14.00 ML
Headers 10' or more refer to TJXpert Layout
Exhaust and Ventilation:
Whole House Fan 80 CFM
Kitchen Fan 100 CFM
Laundry 50 CFM
Bathrooms 50 CFM
Bedrooms 10 CFM fresh air
Living Areas 10 CFM fresh air
Contractor to indicate location of fans if not indicated on plans already.
Smoke Alarms
2012 IRC Code Section 106. R314
All smoke alarms shall be listed in accordance with UL 217 & installed in
accordance with NFPA 72
-One in each sleeping area
-Outside of each separate sleeping area in the immediate vicinity of the
bedrooms
-On each additional story including un-finish & finished basements and
habitable attics but not including crawl spaces and uninhabitable attics.
In dwellings or dwelling units with splits levels and without an
intervening door between the adjacent levels a smoke alarm installed on
the upper level shall suffice for the adjacent lower level provided that the
lower level is less than one full story below the upper level.
-Alarm devices shall be interconnected with battery backup that the
actuation of one alarm will activate all of the alarms
SD
Carbon Monoxide Alarms
2012 IRC Section 106 & R315.1
New Construction an approved carbon monoxide alarm installed outside of
each sleeping area in the immediate vicinity of bedroom and dwelling units.
They shall be listed as complying with UL 2034 and installed accordingly
CM
A2A2
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PAGE LAYOUT
A1-Elevations
A2-Foundation/Basement Plan
A3-Floor Plan
A4-Cross Section
A5-Plot Plan
Sundance Drafting and Design tries to provide
the most accurate information for your house
design as possible, if design information is not
provided correctly Sundance is not liable.
Many factors occur in construction during the
building process that change the continuity of
this drawing. Due to these factors if the plan is
not followed or changes occur after the final
print has been given, Sundance Drafting and
Design is not liable for those items.
Read through all pages provided.
Review all the notations and labels on each
page.
Engineering supersedes all drafting notations.
Labeling by County or City Inspectors have to
be followed.
Footing, Foundation, Rebar, and Shear walls
are specified and have to be followed.
Floor Layouts and Truss Details are separate
from these pages but need to be kept together
and followed.
If any problems with the plans, please notify
Sundance Drafting and Design.
The undersigned has looked through these
pages and agrees that all discussed between
Client/Contractor and Sundance Drafting and
Design is noted and correct
Please Initial Here
1. For a permit you will need 2 sets of the
following: House plans, Floor Layout, Truss
Details, Rescheck, Heat Loss Analysis, and
Engineer Stamp (if needed).
2. Review entire set of plans including the
above described with owner/contractor.
3. This drawing is drawn by an AutoCad
Design Specialist not an Architect. All Details
should be looked over and approved by
contractor before construction begins.
Sundance Drafting and Design is not liable for
construction mistakes.
4. This drawing is not to be duplicated without
written or verbal consent by Tiffany Stoddart.
GENERAL NOTES:
1/4"=1'-0" UNO A5
of
03-18-17
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Copyright Sundance Drafting and Design 2017
Copyright Sundance Drafting and Design 2017
1/8"=1'-0" UNO
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TOTAL SQ. FTG.= 4238
MAIN FLOOR=2141
BASEMENT =2097/1881 LIVING
COLD STORAGE=50
GARAGE =1175
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H1
Room
Mechanical
FD
o
Family
Area
10 cfm fresh air
Theater Room
SD
10 cfm fresh air
Bedroom
FAN 50cfm
Bath
10 cfm Fresh Air
Living Areas
Bedroom
SD
10 cfm fresh air
4'-6"7'4'-6"8'24'-3"12'-3"
24'36'-6"
73'-6"
3'
-
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0
"
1'
-
6
"
5'
7'
-
1
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7'
14
'
-
1
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4'
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2
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6'
-
6
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3'
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1
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12
'
-
9
"
41
'
-
4
"
22
'
-
2
"
63
'
-
6
"
11'10'
8'-6"
29'-6"
1'-10"4'-2"
6'
2'
-
4
"
4'
-
4
"
2'
4'
11'
3'
-
1
0
"
11'-5"
30'-6"
7'
-
8
"
16'8'
1'
11
'
-
6
"
22
'
-
8
"
6'
-
8
"
28
'
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8
"
24
'
-
8
"
2'
24
'
-
8
"
17'14'
44'29'-6"
73'-6"
24
'
-
2
"
2468
2868
WH WS
Furn.
2668
2868 2668
Linen
2668
26682668
Beam w/ Trim
2868
2668
Cut for 3068
Ext. Door
Cut for 9' OH
Garage Door
3068
3'
-
6
"
3'
-
6
"
4'
2'
-
3
"
19
'
-
5
"
7'
-
6
"
3'
-
6
"
4'
7'
-
5
"
2'
-
8
"
3'
-
6
"
4'
3'
-
1
0
"
6'
-
6
"
13
'
-
1
"
16
'
-
7
"
3'
-
1
0
"
8'-5"3'-10"3'-10"19'-11"
8'-5"3'-6"
3'-11"3'-4"9'-9"6'-4"6'-2"4'-2"14'-11"
2868
6'-11"5'3'-10"3'-5"7'-8"3'-10"5'-4"
8'-10"
11
'
10'-10"
12
'
-
1
0
"
10'-10"
12
'
-
9
"
23'-9"
18
'
-
9
"
13'-10"
2x
6
W
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6'-6"6'-6"
13'
Cut for 9' OH
Garage Door
13'
26
'
-
2
"
6'
30
6
8
4050 SV 4050 SV 4050 SV
9'
TRIPLE CAR GARAGE
4" CONCRETE SLAB
SLOPE CONC. FLOOR
TO DRAIN TO
GARAGE DOOR
HOLDDOWN:
H1 SIMPSON STRONG TIE STHD14-INSTALLED & NAILED
AS PER MANUFACTURERS RECOMMENDATIONS
CONCRETE TO WOOD CONNECTION
4050 SV
8'-4"7'-8"
6'-5"6'-6"6'5'-4"
8'
-
2
"
5'-9"6'-6"
30
6
8
Storage
Cold Storage
4050 SV
J
Exercise Room
26
6
8
CM
Unfinished Basement
19'-1"
8'-11"
2"
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Le
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9'
27
'
-
1
"
7'
Game Room
4'-11"
5'
-
7
"
3'
2'
-
7
"
1/2 Bath
Floor Joist Direction
Floor Joist Direction
Fl
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3'
-
1
0
"
22
'
-
4
"
H1
9' Basement F. Walls
H1
H1H1
H1
H1 H1
11
'
-
2
"
T-Wall
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9' & 10' Main Walls
9' Basement Foundation Walls
Garage to Match Main TYP
Main Floor
Scale: 1/4"=1'-0" D Size Paper
Scale: 1/8"=1'-0" B Size Paper
Header Notes:
Headers 4' or less use 1 Ply 9.50 or 2 Ply 2x10 Dim. Lumber
Headers 6' or less use 2 Ply 9.50
Headers 8' or less use 3 Ply 9.50 or 2 Ply 11.88 ML
Headers 10' or less use 3 Ply 11.88 or 2 Ply 14.00 ML
Headers 10' or more refer to TJXpert Layout
3' Hallway Clearance
2012 IRC, Section R106 and R311.6
Saftey Glazing 2012 IRC, Sections R106 and R308.4.5
Exhaust and Ventilation:
Whole House Fan 80 CFM
Kitchen Fan 100 CFM
Laundry 50 CFM
Bathrooms 50 CFM
Bedrooms 10 CFM fresh air
Living Areas 10 CFM fresh air
Contractor to indicate location of fans if not indicated on plans already.
Furnace:
Location of furnace and water heater 2012 IRC, Section R106,
and M1305
Elevate all sources of ignition in the garage a min. of 18" above the floor
2012 IRC, Sections R106, and M1307.3
Provide a protection post in the garage to prevent vehicle damage to furnace
and water heater. 2012 IRC, Section R106, M1307.3.1
Crawl Space:
Through Floor min 18"x24" or through perimeter wall min 16"x24"
required crawl space opening. If applicable, refer to mechanical code for access
requirements where mechanical equipment is located under floors.
2012 IRC, Section R106, R408.4 M1305.1.4
Smoke Alarms
2012 IRC Code Section 106. R314
All smoke alarms shall be listed in accordance with UL 217 & installed in
accordance with NFPA 72
-One in each sleeping area
-Outside of each separate sleeping area in the immediate vicinity of the
bedrooms
-On each additional story including un-finish & finished basements and
habitable attics but not including crawl spaces and uninhabitable attics.
In dwellings or dwelling units with splits levels and without an
intervening door between the adjacent levels a smoke alarm installed on
the upper level shall suffice for the adjacent lower level provided that the
lower level is less than one full story below the upper level.
-Alarm devices shall be interconnected with battery backup that the
actuation of one alarm will activate all of the alarms
SD
Carbon Monoxide Alarms
2012 IRC Section 106 & R315.1
New Construction an approved carbon monoxide alarm installed outside of
each sleeping area in the immediate vicinity of bedroom and dwelling units.
They shall be listed as complying with UL 2034 and installed accordingly
CM
4'
Nailing or Screws
7" O.C. Max
Horiz. & Vert.
Blocks at
Drywall Joints
for 7" O.C.
Screws of Nails
Overlapped Double Plate
2x6 Exterior wall
@16"O.C. with
7/16" Waferboard
Drywall & Waterboard
not Shown for clarity
2x4 Interior Wall
@16" O.C.
4'x8'
Shear Panel
on Both Sides
4'
8'x8'
Shear Panel
on Single Side
48
.
5
"
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Header Notes:
Headers 4' or less use 1 Ply 9.50 or 2 Ply 2x10 Dim. Lumber
Headers 6' or less use 2 Ply 9.50
Headers 8' or less use 3 Ply 9.50 or 2 Ply 11.88 ML
Headers 10' or less use 3 Ply 11.88 or 2 Ply 14.00 ML
Headers 10' or more refer to TJXpert Layout
3' Hallway Clearance
2012 IRC, Section R106 and R311.6
Saftey Glazing 2012 IRC, Sections R106 and R308.4.5
Exhaust and Ventilation:
Whole House Fan 80 CFM
Kitchen Fan 100 CFM
Laundry 50 CFM
Bathrooms 50 CFM
Bedrooms 10 CFM fresh air
Living Areas 10 CFM fresh air
Contractor to indicate location of fans if not indicated on plans already.
A3
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PAGE LAYOUT
A1-Elevations
A2-Foundation/Basement Plan
A3-Floor Plan
A4-Cross Section
A5-Plot Plan
Sundance Drafting and Design tries to provide
the most accurate information for your house
design as possible, if design information is not
provided correctly Sundance is not liable.
Many factors occur in construction during the
building process that change the continuity of
this drawing. Due to these factors if the plan is
not followed or changes occur after the final
print has been given, Sundance Drafting and
Design is not liable for those items.
Read through all pages provided.
Review all the notations and labels on each
page.
Engineering supersedes all drafting notations.
Labeling by County or City Inspectors have to
be followed.
Footing, Foundation, Rebar, and Shear walls
are specified and have to be followed.
Floor Layouts and Truss Details are separate
from these pages but need to be kept together
and followed.
If any problems with the plans, please notify
Sundance Drafting and Design.
The undersigned has looked through these
pages and agrees that all discussed between
Client/Contractor and Sundance Drafting and
Design is noted and correct
Please Initial Here
1. For a permit you will need 2 sets of the
following: House plans, Floor Layout, Truss
Details, Rescheck, Heat Loss Analysis, and
Engineer Stamp (if needed).
2. Review entire set of plans including the
above described with owner/contractor.
3. This drawing is drawn by an AutoCad
Design Specialist not an Architect. All Details
should be looked over and approved by
contractor before construction begins.
Sundance Drafting and Design is not liable for
construction mistakes.
4. This drawing is not to be duplicated without
written or verbal consent by Tiffany Stoddart.
GENERAL NOTES:
1/4"=1'-0" UNO A5
of
03-18-17
Co
p
y
r
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g
h
t
S
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d
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c
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2
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1
7
Copyright Sundance Drafting and Design 2017
Copyright Sundance Drafting and Design 2017
1/8"=1'-0" UNO
20
8
.
5
2
4
.
2
8
8
0
N EE
D
AH
OU
S
E
P LA
N
.
C
O
M
ST
E
V
E
N
S
HO
M
E
S
TOTAL SQ. FTG.= 4238
MAIN FLOOR=2141
BASEMENT =2097/1881 LIVING
COLD STORAGE=50
GARAGE =1175
DE
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BU
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Deck
Bath
WIC
SD
SD
FAN 50cfm
Utility
Kitchen
FAN 100cfm
20min Fire Rated
1-3/8" Solid Door
or Equal
10 cfm fresh air
Master
Bedroom
SD
FAN 50cfm
Porch
Room
Dining
Entry
Bedroom 1
SD
10 cfm fresh air
Bedroom 2
SD
10 cfm fresh air
Family
Area
10 cfm Fresh Air
Living Areas
Dining
Formal
Office
or
Bath
FAN 50cfm
4'-6"7'4'-6"8'2'-7"2'-6"2'-6"2'-1"5'-2"5'
10'-2"2'-8"4'-7"4'5'-1"
36'-6"24'
60'-6"
2'
-
1
"
4'
-
3
"
13
'
-
1
0
"
5'
-
4
"
6'
-
4
"
2'
-
8
"
12
'
-
1
0
"
2'
41
'
2'
-
4
"
20
'
-
2
"
65
'
-
6
"
6'-6"6'-6"3'3'2'-3"2'-3"
13'6'11'
30'
4'
2'
4'
-
4
"
3'
-
4
"
1'
24
'
-
6
"
3'
-
8
"
14'
3'-8"1'-10"
11'
6'
-
1
"
3'
-
8
"
6'
12
'
-
1
1
"
6'
6'
-
8
"
26
'
22
'
-
1
0
"
63
'
-
6
"
17'14'
31'29'-6"
73'-6"
2'
2'
4'4'
4'4'2'2'8'2'2'
16'8'
5'
2'
-
8
"
7'
-
8
"
SD
2050 SH
6068 Fr Dr
2050 SH (2) 2030
SH
DW
Ref
2868
2468
2468
3068
2868
Rail
2668
Arch
2068
2068
2868
2668
2668 P
2030
SH
2668 2668
2868
2668
2668
5050 SV2650 Fix2650 Fix
5050 SV
3068
GFP
2868
Arch
2668
2668
10' Ceiling
12'3'-10"2'-8"8'-6"2'-8"
18'
2'-8"3'-8"6'-6"
6'-6"3'-8"2'-8"
7'
-
6
"
6'
-
4
"
5'
-
4
"
4'
5'
8'
-
1
0
"
6'-6"3'-8"2'-8"6'-4"10'-8"2'
9'-2"5'-2"3'-7"2'-3"4'4'-6"
8'
-
5
"
3'
-
1
0
"
3'
-
6
"
11
'
-
1
1
"
1'
-
8
"
6'
-
9
"
3'
-
1
0
"
3'
-
6
"
4'
-
4
"
3'
-
6
"
23
'
-
5
"
1'
2'
2'2'2'
10' x 11'-3"
12' x 12'-4"
9'-8" x 13'-4"
18' x 22'-7"
9'-3" x 10'-7"
15' x 14'-1"
13'-2" x 5'-7"
13'-6" x 14'-1"
18
x
8
O
H
G
a
r
a
g
e
D
o
o
r
9x8 OH Garage Door
6'
3'-6"
2468
Desk
3'
-
4
"
2'
40
4
0
4'-9"
13
'
9'
-
6
"
2'
-
4
"
18
'
2'
-
6
"
2'9'2'
13'
5'-6"
Lo
c
k
e
r
s
24
6
8
DO
2650 26502650
10'
2'-3"2'-9"2'-9"2'-3"
2050
3'-3"3'-3"
1'
-
4
"
1'
2020 T 2020 T 2020 T
DN
12
26502650 2650
2650 2650
10' Ceiling
3'-9"3'-9"4'-9"5'-3"3'-6"5'-3"
20502050
4'
3068
3 Car Garage
1237 Square Feet
Contractor to locate exact
location of req'd 22" x 30"
Attic Access Point
Min. 30" Vert. Head Room
Clearance (2009-R807.1)
Pantry
30'-6"
2x
6
W
a
l
l
2x
6
W
a
l
l
IBWP 5
5'
-
3
"
4'
-
1
0
"
28
'
-
8
"
IBWP 5
IB
W
P
5
3'
-
6
"
Vault into
10' Flat
9' Flat
9' Flat
9' Flat
Vaulted
Va
u
l
t
Va
u
l
t
9' Flat
Vaulted
Vaulted
CMCM
SD
Co
p
y
r
i
g
h
t
S
u
n
d
a
n
c
e
D
r
a
f
t
i
n
g
&
D
e
s
i
g
n
2
0
1
7
Cross Section
Scale: 1/4"=1'-0" UNO D Size Paper
Scale: 1/8"=1'-0" UNO B Size Paper
Us
e
t
h
i
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t
a
b
l
e
u
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l
e
s
s
a
s
o
i
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t
e
s
t
i
s
d
o
n
e
Decking System: (if applicable)
2012 IRC, Section R106.1, R311.5, R502.3.1(1), R502.3.1
(2),R507, R703.8
Req. handrail at ext. steps over
2x4 floor decking with Required Spacing over 2x8 Deck Joist Stingers
connected to house 2x10 rim-board
with angle bolt 2 bolts need to be in top 4 1 2" of Ledger board
over 2x10 ledger boards
connected by Simpson Joist Hanger
anchor over 8Ø x 24" deep conc. pier
over 8x16x16 conc. footing with req.
horizontal and vertical rebar
over undisturbed soil.
K
Taped and Prep'd for Interior Finishes
over 1/2" Sheetrock on Ceiling Side
Foundation Wall System:
Min. (2) Anchor Bolts per Sill Plate w/nut &
Max. 12" from all Corners or Splices
with 1/2" Anchor Bolts @ 72" O.C. 10" Long, 7" Embedded
ROUND Plate Washer 2 1/2Ø x1/4" Min. for ea. Bolt
over Concrete Foundation Wall Consistant w/2012 IRC R401-403
with Asphalt Emulsion on Exterior Side
Consistant w/2012 IRC Section R106.1
over Continuous Concrete Footings
connected to Rim Joist, spliced using gal. metal ties
over Undisturbed Soil
2x6 Treated Sill Plate
over Foam Sill Sealer
fastened w/6 16d nails ea. side
not less than .058" x 1.5" wide
G
2012 IRC, Section R106 and R308.4.5
7/16" APA OSB & Nailing Pattern 6"-edge 12"-field
Taped Prep'd for Interior Finishes
Series, Placement, & O.C. Spacing as determined &
indicated on TJXpert Layout. (Version 6.0 or later)
over 11-7/8 TJI Engineered Floor Joist
3/4" T&G OSB Sub-floor Glued & Nailed
2012 IRC Code R106.1
2x4 Stud framed @ 24" O.C.
Floor System:
2012 IRC Code
with (2) 2x4 Top Plates
with (1) 2x4 Bottom Plate
with 1/2" Sheetrock Both Sides
with min. R-21 Batt Insulation
2012 IRC Code
Interior Walls:
with 1/2" Sheetrock Inside Occupancy separation between
with (1) 2x6 Bottom Plate
with (2) 2x6 Top Plates
2x6 Stud framed @ 24" O.C. UNO
2x6 Fascia Board
with 3" Continuous Soffit Venting
with add'l 2x4 Support as Required
Exterior Walls:
with 3/8" Soffit Sheeting
with style "D" Metal Drip Edge
2012 IRC Code
Soffit System:
A
C
E
D
B
Concrete Wall Greater than 9' need to have an Architects or Engineers Seal
8' and Under (1) Horizontal Rebar in top 12" and one at mid-height
8'-1" to 9' (1) Horizontal Rebar in top 12" and one bar at each third point
Alternate Reinforcing Bar Size and Spacing
Vertical Rebar Only
8" nominal wall thickness
72" Max rebar spacing
#4 @ 15" is equal to #5 @ 23" or #6 @ 32"
#4 @ 16" is equal to #5 @ 25" or #6 @ 32"
#4 @ 16" is equal to #5 @ 25" or #6 @ 36"
Load-Bearing Value of Soil (psf)
1500 2000 3000
Conventional Light-frame Construction
1-story
2-story
3-story
4" Brick Veneer over light frame
1-story
2-story
3-story
12
21
32
12
16
24
12
15
23
12
12
17
12
12
16
Table R403.1
Min. Width of Conc. or Masonry Footings (inches)
Smoke Alarms
2012 IRC Code Section 106. R314
All smoke alarms shall be listed in accordance with UL 217 & installed in
accordance with NFPA 72
-One in each sleeping area
-Outside of each separate sleeping area in the immediate vicinity of the bedrooms
-On each additional story including un-finish & finished basements and habitable attics but not
including crawl spaces and uninhabitable attics.
In dwellings or dwelling units with splits levels and without an intervening door between the
adjacent levels a smoke alarm installed on the upper level shall suffice for the adjacent lower
level provided that the lower level is less than one full story below the upper level.
-Alarm devices shall be interconnected with battery backup that the acuation of one alarm will
activate all of the alarms
S Exhaust and Ventilation:
Whole House Fan 80 CFM
Kitchen Fan 100 CFM
Laundry 50 CFM
Bathrooms 50 CFM
Bedrooms 10 CFM fresh air
Living Areas 10 CFM fresh air
Contractor to indicate location of fans if
not indicated on plans already.
Carbon Monoxide Alarms
2012 IRC Section 106 & R315.1
New Construction an approved carbon monoxide alarm installed outside of each sleeping
area in the immediate vicinity of bedroom and dwelling units.
They shall be listed as complying with UL 2034 and installed accordingly
Fastners for Preservative treated wood
Fastner for Preservative treated wood shall be of hot dipped zinc-coated
galvanized steel, stainless steel, silicon bronze or copper.
Exceptions:
1. One-half inch (12.7mm) diameter or greater steel bolts.
2. Fasterners other than nail & timber rivets shall be permitted to be of
mechanical deposited zinc coated steel with coating weights in accordance
with ASTM B695 class 55 min.
Frost Protection 403.1.4.1
Except where otherwise protected from frost, foundation walls, piers and other permanent
supports of buildings and structures shall be protected from frost by one or more of the
following methods:
1. Extended below the front line specified in Table R301.2
2. Construct in accordance with Section 403.3
3. Construct in accordance with ASCE 32 or
4. Erected on Solid Rock
Exceptions:
-Protection of freestanding accessory structures with an area of 400 of 600 square feet or
less, of light frame construction with an eve height of 10' of less shall not be required.
-Decks not supported by a dwelling need not be provided with footings that extend below the
frost line.
-Footings shall not bear on frozen soil unless the frozen condition is permanent.
Ventilation 2012 IRC, Section R408.1, R408.2, and R408.3
The under-floor space between the bottom of the floor joists and the earth
under any building (except space occupied by a basement) shall have
ventilation openings through foundation walls or exterior walls. The
minimum net area of ventilation opening shall not be less than 1 s/f for each
300 s/f of under floor space area, unless the ground surface is covered by a
Class 1 vapor retarder material.
If the vapor retarder is used the min. net area of ventilation openings shall
not be less than 1 s/f for each 1500 s/f.
One such vent shall be within 3' of each corner of building.
Taped Prep'd for Interior Finishes
CM
between house, attic, and garage
Window Well System:
2012 IRC Code
Min. egress window opening will be 5.7 sq. ft 7 Sill height
no higher than 44" above FFL
Window wells provide a net clear of 9 sq. ft. w/min horiz.
projection & width of 36"
Exception:
Window Wells w/depth greater than 44" will have a
permanently affixed ladder or steps.
Ladder or Steps 12"-width Inside, 3"-from walls,
Spaced no more than 18" O.C.
J
with 1/2" Sheetrock on Interior Side
Taped and Prep'd for Interior Finishes
Basement Furring:
with 6-Mill Poly Vapor Barrier
with (2) 2x4 Top Plates
2x4 Stud Framed @ 24" O.C. with Baring Walls @ 16" O.C.
with R-13 Batt Insulation
with (1) 2x4 Bottom Plate
F
8" Conc. Walls
Not Required
Not Required
#6 at 36" O.C.
Not Required
Not Required
#6 at 35" O.C.
#6 at 32" O.C.
Max. Wall
Height
8'
9'
Max. Unbalanced
Backfill Height
5' or less
6'
7'
5' or less
6'
7'
8'
Concrete Wall Greater than 9' need to have an Architects or Engineers Seal
8' and Under (1) Horizontal Rebar in top 12" and one at mid-height
8'-1" to 9' (1) Horizontal Rebar in top 12" and one bar at each third point
Min. Vertical Reiforcement Size & Spacing
Table R404.1.2 (3)
Reinforced Concrete Foundation Walls
GM, GC, SM, SM-SC and ML Soils
45
Cross Section
Scale: 1/4"=1'-0" UNO D Size Paper
Scale: 1/8"=1'-0" UNO B Size Paper
Fasten sheathing to header w 8d common or
gal. box nails in 3" grid pattern as shown
Header to jack-stud strap per table R602.10.6.4 on both sides of
opening opposite side of sheathing
Min. Length of panel per Table R602.10.5
Min. double 2x4 framing covered w min. 7 16" thick wood structual
panel sheathing w 8d common or gal. box nails at 3" o.c. in framing
(studs and sills) as shown. typ.
Min. (2) 4200 LB Tie-Down Device (Embedded into
Concrete and Nailed into Framing)
(1) 5 8" Ø Anchor Bolts R403.1.6 with
2"x2"x316" plate washer
Min. Double
2x4 Post
Typical Portal
Frame Construction
If needed, panel splice edges
shall occur over & be nailed
to common blocking w/in
middle 24" of wall mid-height.
One row of 3" o.c. nailing
is req. in ea. panel edgeMin. 1000LB
Tie down
Device
Extent of Header
Single Portal Frame (One Braced Wall Panel)
Extent of Header
Double Portal Frame (Two Braced Wall Panels)
Ma
x
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1
0
'
-
0
"
MIN. WIDTHS AND TIE-DOWN FORCES OF ALTERNATE BRACED WALL PANELS Table R602.10.6.1
Seismic Design
Category and Windspeed
Tie-Down
Force (lb.)
8 ft.
2'-4"
9 ft.
2'-8"
10 ft.
2'-8"
11 ft.
3'-2"
12 ft.
3'-6"
SDC A,B, and C
Windspeed <110 MPH
R602.10.6.1, Item 1
R602.10.6.1, Item 2
1800
3000
1800
3000
1800
3000
2000
3300
2200
3600
SDC D,D, and D
Windspeed <110 MPH
R602.10.6.1, Item 1
R602.10.6.1, Item 2
1800
3000
1800
3000
1800
3000
-
-
0 1 2
2'-8"2'-8"2'-8"Note a Note a
-
-
Height of Braced Wall Panel
Sheathed Width
Sheathed Width
Alternate Braced Wall Panel Garage Portal Design
Figure R602.10.6.4
11" Min Run on
Conc. Step into house
Max Rise 7 3/4"
Concrete Steps into House
Decking System: (if applicable)
2012 IRC, Section R106.1, R311.5, R502.3.1(1), R502.3.1
(2),R507, R703.8
Req. handrail at ext. steps over
2x4 floor decking with Required Spacing over 2x8 Deck Joist Stingers
connected to house 2x10 rim-board
with angle bolt 2 bolts need to be in top 4 1 2" of Ledger board
over 2x10 ledger boards
connected by Simpson Joist Hanger
anchor over 8Ø x 24" deep conc. pier
over 8x16x16 conc. footing with req.
horizontal and vertical rebar
over undisturbed soil.
K
Taped and Prep'd for Interior Finishes
over 1/2" Sheetrock on Ceiling Side
Foundation Wall System:
Min. (2) Anchor Bolts per Sill Plate w/nut &
Max. 12" from all Corners or Splices
with 1/2" Anchor Bolts @ 72" O.C. 10" Long
over Concrete Foundation Wall Consistant w/2012 IRC R401-403
with Asphalt Emulsion on Exterior Side
Consistant w/2012 IRC Section R106.1
over Continuous Concrete Footings
connected to Rim Joist, spliced using gal. metal ties
over Undisturbed Soil
2x6 Treated Sill Plate
over Foam Sill Sealer
fastened w/6 16d nails ea. side
not less than .058" x 1.5" wide
G
Roof System:
2012 IRC Code
Architectural Grade, 25 year Asphalt Shingles
over #15 building felt
over 7/16" Ext. OSB roof sheeting
w/Clips & nailed 6" O.C.-Edges, 10" O.C.-field
over 8:12 Pitch Engineered Trusses @ 24" O.C.
(Framed According to Engineered Truss Layout)
with R-49 Blown in Attic Insulation
with 5/8" Sheet Rock on Interior Side
Taped Prep'd for Interior Finishes
Contractor to indicate 22"x30" Attic Access Location
2012 IRC Ice Protection Ice Barrier consisting of
2 layers of cemented under-layment and extend from the
eave's edge 24" min. from inside exterior wall
Taped Prep'd for Interior Finishes
Series, Placement, & O.C. Spacing as determined &
indicated on TJXpert Layout. (Version 6.0 or later)
over 11-7/8 TJI Engineered Floor Joist
3/4" T&G OSB Sub-floor Glued & Nailed
2x4 Stud framed @ 24" O.C.
Floor System:
2012 IRC Code
with (2) 2x4 Top Plates
with (1) 2x4 Bottom Plate
with 1/2" Sheetrock Both Sides
2012 IRC Code
Interior Walls:
2x6 Fascia Board
with 3" Continuous Soffit Venting
with add'l 2x4 Support as Required
with 3/8" Soffit Sheeting
with style "D" Metal Drip Edge
2012 IRC Code
Soffit System:
A
E
D
B
Concrete Wall Greater than 9' need to have an Architects or Engineers Seal
8' and Under (1) Horizontal Rebar in top 12" and one at mid-height
8'-1" to 9' (1) Horizontal Rebar in top 12" and one bar at each third point
Alternate Reinforcing Bar Size and Spacing
Vertical Rebar Only
8" nominal wall thickness
72" Max rebar spacing
#4 @ 15" is equal to #5 @ 23" or #6 @ 32"
#4 @ 16" is equal to #5 @ 25" or #6 @ 32"
#4 @ 16" is equal to #5 @ 25" or #6 @ 36"
Load-Bearing Value of Soil (psf)
1500 2000 3000
Conventional Light-frame Construction
1-story
2-story
3-story
4" Brick Veneer over light frame
1-story
2-story
3-story
12
21
32
12
16
24
12
12
16
12
12
12
Table R403.1
Min. Width of Conc. or Masonry Footings (inches)
Smoke Alarms
2012 IRC Code Section 106. R314
All smoke alarms shall be listed in accordance with UL 217 & installed in
accordance with NFPA 72
-One in each sleeping area
-Outside of each separate sleeping area in the immediate vicinity of the bedrooms
-On each additional story including un-finish & finished basements and habitable attics but not
including crawl spaces and uninhabitable attics.
In dwellings or dwelling units with splits levels and without an intervening door between the
adjacent levels a smoke alarm installed on the upper level shall suffice for the adjacent lower
level provided that the lower level is less than one full story below the upper level.
-Alarm devices shall be interconnected with battery backup that the acuation of one alarm will
activate all of the alarms
S Exhaust and Ventilation:
Whole House Fan 80 CFM
Kitchen Fan 100 CFM
Laundry 50 CFM
Bathrooms 50 CFM
Bedrooms 10 CFM fresh air
Living Areas 10 CFM fresh air
Contractor to indicate location of fans if
not indicated on plans already.
Carbon Monoxide Alarms
2012 IRC Section 106 & R315.1
New Construction an approved carbon monoxide alarm installed outside of each sleeping
area in the immediate vicinity of bedroom and dwelling units.
They shall be listed as complying with UL 2034 and installed accordingly
Fastners for Preservative treated wood
Fastner for Preservative treated wood shall be of hot dipped zinc-coated
galvanized steel, stainless steel, silicon bronze or copper.
Exceptions:
1. One-half inch (12.7mm) diameter or greater steel bolts.
2. Fasterners other than nail & timber rivets shall be permitted to be of
mechanical deposited zinc coated steel with coating weights in accordance
with ASTM B695 class 55 min.
Frost Protection 403.1.4.1
Except where otherwise protected from frost, foundation walls, piers and other permanent
supports of buildings and structures shall be protected from frost by one or more of the
following methods:
1. Extended below the front line specified in Table R301.2
2. Construct in accordance with Section 403.3
3. Construct in accordance with ASCE 32 or
4. Erected on Solid Rock
Exceptions:
-Protection of freestanding accessory structures with an area of 400 of 600 square feet or
less, of light frame construction with an eve height of 10' of less shall not be required.
-Decks not supported by a dwelling need not be provided with footings that extend below the
frost line.
-Footings shall not bear on frozen soil unless the frozen condition is permanent.
Ventilation 2012 IRC, Section R408.1, R408.2, and R408.3
The under-floor space between the bottom of the floor joists and the earth
under any building (except space occupied by a basement) shall have
ventilation openings through foundation walls or exterior walls. The
minimum net area of ventilation opening shall not be less than 1 s/f for each
300 s/f of under floor space area, unless the ground surface is covered by a
Class 1 vapor retarder material.
If the vapor retarder is used the min. net area of ventilation openings shall
not be less than 1 s/f for each 1500 s/f.
One such vent shall be within 3' of each corner of building.
CM
with 1/2" Sheetrock on Interior Side
Taped and Prep'd for Interior Finishes
Basement Furring:
with 6-Mill Poly Vapor Barrier
with (2) 2x4 Top Plates
2x4 Stud Framed @ 24" O.C. with Baring Walls @ 16" O.C.
with R-13 Batt Insulation
with (1) 2x4 Bottom Plate
F
Min. 3"x11 14" net header (Steel header prohibited)
Ma
x
T
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t
a
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W
a
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1
2
'
-
0
"
Table R602.10.5
MIN. LENGTH OF BRACED
WALL PANELS
Min. reinforcing of
foundation, (1) #4 bar
top & bottom of footing.
Lap bars 15" min.Min. Footing under
opening is 12"x12"
2'-18" finished width for single or double portal
Wall height 8ft 9ft 10ft
16" 18" 20"CS
-
P
F
Stair System:
2012 IRC R106, R302.7, 311.7.2, R311.7.5, R311.7.8
Eq. Stair Risers 7 3/4" Max. height
Eq. Stair Treads 10" Min. depth
over (3) 11.5" MIN. Stair Stringers
securely mounted to framing.
with Cont. Handrail System mounted 36"above stair plane.
with Handrail return to wall.
with a Min. 6'-8" Head Clearance above stair plane.
with all other Railing System to be min. 42" above FFL &
meet current building codes for vert. and horiz. loading.
Slate Spacing to no more than 4" sphere to pass thru.
1 2" Gypsum Board under stairs
H
2012 IRC, Section R106 and R308.4.5
7/16" APA OSB & Nailing Pattern 6"-edge 12"-field
2012 IRC Code R106.1
with 1/2" Sheetrock Inside Occupancy separation between
Vinyl Siding, Stucco and Faux Stone over Weather Resistive Barrier
with (1) 2x6 Bottom Plate
with (2) 2x6 Top Plates
2x6 Stud framed @ 24" O.C. UNO
Exterior Walls:
C
Taped Prep'd for Interior Finishes
between house, attic, and garage
Us
e
t
h
i
s
t
a
b
l
e
u
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l
e
s
s
a
s
o
i
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t
e
s
t
i
s
d
o
n
e
8" Conc. Walls
Not Required
Not Required
#6 at 36" O.C.
Not Required
Not Required
#6 at 35" O.C.
#6 at 32" O.C.
Max. Wall
Height
8'
9'
Max. Unbalanced
Backfill Height
5' or less
6'
7'
5' or less
6'
7'
8'
Concrete Wall Greater than 9' need to have an Architects or Engineers Seal
8' and Under (1) Horizontal Rebar in top 12" and one at mid-height
8'-1" to 9' (1) Horizontal Rebar in top 12" and one bar at each third point
Min. Vertical Reiforcement Size & Spacing
Table R404.1.2 (3)
Reinforced Concrete Foundation Walls
GM, GC, SM, SM-SC and ML Soils
45
8'
-
9
"
6'
-
8
"
3'
35
°
15'
-
1
1
1
/
2
"
H
Scale: 1/4"=1'-0"
H
e
a
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r
o
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m
H
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t
H
a
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d
r
a
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t
10 1/2"
7
3
/
8
"
8"
9'
1'
-
2
"
A4
Su
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PAGE LAYOUT
A1-Elevations
A2-Foundation/Basement Plan
A3-Floor Plan
A4-Cross Section
A5-Plot Plan
Sundance Drafting and Design tries to provide
the most accurate information for your house
design as possible, if design information is not
provided correctly Sundance is not liable.
Many factors occur in construction during the
building process that change the continuity of
this drawing. Due to these factors if the plan is
not followed or changes occur after the final
print has been given, Sundance Drafting and
Design is not liable for those items.
Read through all pages provided.
Review all the notations and labels on each
page.
Engineering supersedes all drafting notations.
Labeling by County or City Inspectors have to
be followed.
Footing, Foundation, Rebar, and Shear walls
are specified and have to be followed.
Floor Layouts and Truss Details are separate
from these pages but need to be kept together
and followed.
If any problems with the plans, please notify
Sundance Drafting and Design.
The undersigned has looked through these
pages and agrees that all discussed between
Client/Contractor and Sundance Drafting and
Design is noted and correct
Please Initial Here
1. For a permit you will need 2 sets of the
following: House plans, Floor Layout, Truss
Details, Rescheck, Heat Loss Analysis, and
Engineer Stamp (if needed).
2. Review entire set of plans including the
above described with owner/contractor.
3. This drawing is drawn by an AutoCad
Design Specialist not an Architect. All Details
should be looked over and approved by
contractor before construction begins.
Sundance Drafting and Design is not liable for
construction mistakes.
4. This drawing is not to be duplicated without
written or verbal consent by Tiffany Stoddart.
GENERAL NOTES:
1/4"=1'-0" UNO A5
of
03-18-17
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2
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7
Copyright Sundance Drafting and Design 2017
Copyright Sundance Drafting and Design 2017
1/8"=1'-0" UNO
20
8
.
5
2
4
.
2
8
8
0
N EE
D
AH
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P LA
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C
O
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ST
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V
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HO
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TOTAL SQ. FTG.= 4238
MAIN FLOOR=2141
BASEMENT =2097/1881 LIVING
COLD STORAGE=50
GARAGE =1175
DE
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B
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7
5
9
I
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(2) #4 Horiz.
w/in 12" of top
of Concrete
8
12 Pitch Main
10
12 Pitch Front
Gables and Sides
(2) #4 Rebar
Horiz. Cont.
5"
Dining Room
B
CD
E
FG
2'
-
1
0
"
8'
-
9
1
/
2
"
1'
-
0
1
/
2
"
9'
(2) #4 Rebar
Horiz. Cont.
(2) #4 Rebar
Horiz. Cont.
8"
12
8
A
Family Area
(2) #4 Rebar
Horiz. Cont.
Storage Family Area
13
'
-
1
1
1
/
2
"
13
'
-
1
1
1
/
2
"
19
'
-
2
"
36
'
-
3
"
2'
-
6
"
5"
12
4
10
'
Plot Plan
Scale: 1/8" =1'-0" D Size Paper
Valley View Subdivision
Block No. 8, Lot No. 4
City of Rexburg, Madison County
Idaho
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Scale: 1/16"=1'-0" B Size Paper
A5
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PAGE LAYOUT
A1-Elevations
A2-Foundation/Basement Plan
A3-Floor Plan
A4-Cross Section
A5-Plot Plan
Sundance Drafting and Design tries to provide
the most accurate information for your house
design as possible, if design information is not
provided correctly Sundance is not liable.
Many factors occur in construction during the
building process that change the continuity of
this drawing. Due to these factors if the plan is
not followed or changes occur after the final
print has been given, Sundance Drafting and
Design is not liable for those items.
Read through all pages provided.
Review all the notations and labels on each
page.
Engineering supersedes all drafting notations.
Labeling by County or City Inspectors have to
be followed.
Footing, Foundation, Rebar, and Shear walls
are specified and have to be followed.
Floor Layouts and Truss Details are separate
from these pages but need to be kept together
and followed.
If any problems with the plans, please notify
Sundance Drafting and Design.
The undersigned has looked through these
pages and agrees that all discussed between
Client/Contractor and Sundance Drafting and
Design is noted and correct
Please Initial Here
1. For a permit you will need 2 sets of the
following: House plans, Floor Layout, Truss
Details, Rescheck, Heat Loss Analysis, and
Engineer Stamp (if needed).
2. Review entire set of plans including the
above described with owner/contractor.
3. This drawing is drawn by an AutoCad
Design Specialist not an Architect. All Details
should be looked over and approved by
contractor before construction begins.
Sundance Drafting and Design is not liable for
construction mistakes.
4. This drawing is not to be duplicated without
written or verbal consent by Tiffany Stoddart.
GENERAL NOTES:
1/4"=1'-0" UNO A5
of
03-18-17
Co
p
y
r
i
g
h
t
S
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n
d
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D
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&
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2
0
1
7
Copyright Sundance Drafting and Design 2017
Copyright Sundance Drafting and Design 2017
1/8"=1'-0" UNO
20
8
.
5
2
4
.
2
8
8
0
N EE
D
AH
OU
S
E
P LA
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.
C
O
M
ST
E
V
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S
HO
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TOTAL SQ. FTG.= 4238
MAIN FLOOR=2141
BASEMENT =2097/1881 LIVING
COLD STORAGE=50
GARAGE =1175
DE
S
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+
BU
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Frankli
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R=236'
L=77.21'
1
3
5
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0
7
'
N
7
7
˚
3
0
'
2
8
"
E
101.69'
N
1
2
˚
0
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3
2
"
E
10.42' N44˚45'26"E
13
5
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0
7
'
N
7
7
˚
3
0
'
2
8
"
E
72.17' S
1
2
˚
0
9
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3
2
"
W
63
'
-
6
"
73'-6"
32
'
10'
30
'
10'
Lin
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3
8
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3
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4
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56'-4 7/16"
21'-8"
Lines of
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21'-8"
Location
of New
Construction
97'-1
9
/
1
6
"
9
7
'
-
1
9
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1
6
"
39
'
-
7
5
/
8
"
63
'
-
6
"
14'
17'
13'
8'-6"
10'
11'
24
'
-
4
"
36'-6"
12
'
-
8
"
26
'
-
2
"
24
'
-
8
"
24'
13'
41
'
-
2
"
22
'
-
4
1
/
1
6
"