Building Plans Log
Tue Oct 4, 2022
Partial plans complete. Review here.
Thank you. Here are some comments and issues:
1. You may have missed my email from Sep. 21 - "1. On the PV panels, I got the size wrong. It will not be 16 panel as in the CAD, it will actually be 20 of slightly smaller ones (see specs)". Can you make this change? I have attached an IFC file + image with the PV showing their size, but I did not rework their mounting system and rthe panels are flat, though then should have the slight slant for drainage.
2. Is the roof still designed for 20 PSF for purposes of a protective ballast rocks as discussed in my Sep. 20 email (last email from Sep. 20)? It seems we may need to remain with 2x12s?
3. Along with the issue of migrating to 2x10s for the roof joists - we may need 2x12s because we used fiberglass insulation in the 2x12 space, with 4" of Expanded Polystyrene above that. If we go to 2x10s, we may need to use Extruded Polystyrene, which is more expensive and for which reason we wanted to use the 2x12s for the roof. The design must comply with standard flat unvented roof design for condensation.
4. S40  TYPICAL EXTERIOR FOOTING - You are pointing to the 2x6 PT PLATE as the top of the 2 sill plates. Is it ok for only the bottom one of the sill plates only to be treated? The second 'sill plate' is actually part of the wall modules, which are installed on top of the 'first' sill plate.
5. For first and second story window headers, you specify 2 2x8s. Would it be ok by the code officials if we use 2x12s - ie, it is always safe to overbuild, as your requirement is only a minimum? Or would the officials require that we use 2x8s? We wanted the 2x12s because that simplifies how we do the blocking for the exterior OSB. Same for the double door header.
6. S10  SECOND FLOOR PLAN AND FRAMING ABOVE. For the header on the exterior door on the second floor - do we still need a header if that is a non-load-bearing wall? We went by principles of advanced framing here, which does not require headers on non-loadbearing walls. Same question for the 1st floor exterior door to the carport.
7. Along the lines of advanced framing, can you help us simplify the number of studs by the window - take a look at the attached Crazy Window Framing.png. We were following the codes on that, assuming that we build the window modules as 4x9 foot units in our modular build workflow. One solution is moving both windows sideways so that the space between the windows remains the same, but we are not needing as many studs. This would mean that all the windows and double door would need to be shifted similarly. The individual 4' wide modules would be unsymmetric, while retaining an overall symmetric look of the house. Do you see a better solution here? We could consider a double module for the windows - but that would be prohibitively heavy.
8. S10  SECOND FLOOR PLAN AND FRAMING ABOVE - On the second floor interior walls, you have added (2) 2x8 headers for the interior doors. Those are intended to be non-loadbearing walls, because the roof joists are supposed to handle the weight. These walls are built after the roof. Do we really need headers there? The first floor does not have them over the doors - what is different about the second floor?
9. S10  FOUNDATION PLAN AND FRAMING ABOVE - Can we do the 28" concrete pier with a 28" diameter on the bottom 6 inches of the pier, and 22" diameter above that?
10. S11  SECTION - You show that we have a concrete porch under the canapy. Can we eliminate the concrete porch (this simplifies the foundation build significantly) and use a 4'x8' rectangular, treated lumber floating deck? This is how it looks.
11. S40  STANDARD SLAB DETAILS - What is the spacing beteen the saw cuts? Will a single cut 16' down the slab suffice?
12. S41  EXTERIOR WALL PANELS DETAILS - What is the nailing schedule for the OSB to the studs? What is the nailing schedule to nail the double sill bottom plate together?
13. S41  TYP WALL FRAMING DETAILS - This detail does not represent how our modules are nailed together at the 4 corners - we should update this from the general case to our specific system.
14. S41  TYP WOOD BEAM PERP TO WALL - This detail does not represent how we connect our floor joists or roof joists to the top plate.
15. S41  TYP WOOD BEAM PARALLEL TO WALL - This does not represent how we connect our rim or band joists on top of the top plate - we should show a detail of the corner to clarify, including how the second joist of the roof structure straddles the top plate to provide a point for nailing the ceiling etc which is shown exactly in our CAD. Can you extract details from our CAD instead of using Standard Details?
16. Based on ARCHITECTURAL NOTES, will this downspout extender suffice? I'm seeing 48" typical extenders, but the rule is 5' extender?
17. Based on ARCHITECTURAL NOTES, is the Ufer ground requirement in addition to the standard ground rods that people punch into the ground? Or that is the only ground that is needed for the service panel? This applies to both KC and St. Joseph?