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Plan Specifications

  • What do these plans include?
  • Material Lists are available for each home plan for a small additional fee to the plan package price.
  • These designs packages usually run between five and thirteen 24″ x 36″ drawing sheets depending on the plan’s complexity.
  • Working drawing packages usually comprises of the following drawing components:
    • Cover sheet with rendering and art floor plans.
    • General notes and specifications.
    • Site plan at 1/8″=1′-0″ or 1/4″= 1′-0″.
    • Foundation plan at 1/4″=1′-0″. (Some plans have foundation options, client to specify at time of order.)
    • Main floor plan at 1/4″=1′-0″.
    • Second floor plan at 1/4″=1′-0″, if applicable.
    • Structural floor / roof information indicated either on the floor plans or separate framing plans for complicated designs.
    • Electrical floor plans.
    • Minimum of two cross sections at 1/4″=1′-0″.
    • Details as required.
    • All four elevations at 1/4″=1′-0″.
    • Generic detail sheet.
  • Plans are engineered by a structural engineer, but not stamped or sealed.
  • Ground snow load 40 psf. (or composite roof live load 32 psf, dead load 10 psf for total roof design load 42 psf)Floor live load 40 psf.
  • Balcony live load 60 psf and dead load 10 psf for total design load of 70 psf.
  • Assumed soil bearing capacity 1560 psf.
  • Electrical fixtures / switches / smoke alarms by location only on floor plans.
  • Plumbing fixtures by location only on floor plans.
  • Windows are called out as generic nominal sizes on floor plans, opening directions indicated on elevations.
  • Items not included with plans:
    • Interior cabinet elevations.
    • Window schedules.
  • Situations beyond the scope of these drawings and issues which can be handled locally:
    • Unusual site conditions, High wind speeds. Seismic, shear walls, holddowns, nailing patterns and Local Energy Code compliance.