HomeMy WebLinkAboutMiscellaneous Plans 2004-2-20
CITY OF SPRINGFIELD
Development Services Department
Building Safety Division
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Residential Plan Review
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JOB ADDRESS:
2663 Hayden Bridge Road CITY JOB#: COM2003-00850
OWNER:
James Staight
PHONE:
726-4684
CONTRACTOR: Owner
PHONE:
Items listed below (if any) and those marked in red directly on the approved permit
documents are incorporated into this project in addition to any requirements appearing on
the construction plans and the City standard document entitled "Single Family and Duplex
Construction Most Commonly Missed Items", A corresponding number is marked on your
plans for any items listed below where applicable.
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All references are to the 2000 Oregon State One and Two Family Dwelling Specialty Code,
(1998 International One and Two Family Dwelling Code as amended by the State of
Oregon unless noted otherwise, A copy of this code may be obtained from the Building
Tech Bookstore, Inc" 8020 S,W, Cirrus Dr. Beaverton, Oregon 974008-5986
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Your signature on the Building Permit is an agreement that all items will be installed or
corrected, and that all work on this project will comply with applicable codes,
ISSUANCE OR GRANTING OF A PERMIT OR APPROVAL OF PLANS,
SPECIFICATIONS AND OTHER DATA SHALL NOT BE CONSTRUED TO BE A
PERMIT FOR, OR APPROVAL OF, ANY VIOLATION OF ANY OF THE BUILDING
SAFETY CODES OR OF ANY OTHER ORDINANCE OF THE CITY OF
SPRINGFIELD,
PLANS REVIEWED BY:
~ ,111~€:. PHONE: 720 -.5h2-3
Review completed on 2; /2-0 p;i
1, All edges of panel siding, including horizontal edges, shall be blocked for
positive attachment of the siding to the structure.
2, Minimum stairway headroom is 6'8"; maximum riser 8", minimum tread run
9'. All risers and all treads shall be equal in dimension to all other risers or
treads, within a maximum variance of 3/8 inch, (R-3 J 4. JJ
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3, Handrails having minimum height of 30' and maximum height of 38" above
stair nosings shall be provided on at least one side of stairways of three (3)
or more risers, they shall maintain 1-1/2' clearance to walls, and the ends
shall be returned to the wall or shall terminate in newel posts or safety
terminals. Handrails shall be continuous, and provide a handgrip of less
than 2-5/8' cross-sectional dimension or an equivalent gripp,ing surface. and
have no sharp corners, All openings between intermediate rails shall be less
than 4" in the least dimension, 1 R- 315, 1 ),
4. Metal truss ties (Hurricane clips) shall be used to connect the trusses to all
bearing walls and supporting members. Trusses shall be fastened to non-
bearing walls using approved "slip Clips. which allow the truss vertical
movement independent of the wall. (Table 802.12),
5, An interior brace wall is required as shown on the marked up plans to resist
wind/seismic forces at the interior location, unless an engineered lateral
design analysis is provided by an Oregon State licensed professional
engineer or architect. (please note that the beam can be eliminated where
a supporting wall and footing are provided for support for the roof and
floor above.) (R-602, J O. J J)
6. Exterior building corners shall be framed as shown on the attached
"Exterior Corner Framing" detail (Figure R602, 1 0.5) to conform to the wall
bracing requirement for the "continuously sheathed" wall bracing method.
7, The enclosed elevation certificate must be completed by a licensed land
surveyor, engineer or architect who is authorized by the State of Oregon to
certify elevation information. A copy of the completed certificate must be
returned to this office prior to requesting occupancy approval tor the
building. The base flood elevation for this property is 171-1$ as established
by the current Federal FIRM map,
8, This structure is to be built on undocumented fill that is up to 4 ft, in depth,
Approval of the excavated/ compacted building pad by an Oregon licensed
design professionall engineer or architect) is required, A copy of the design
professional's report documenting such approval shall be submitted to this
office prior to requesting a footing inspection,
WALL CONSTRUCTION
FIGURE R602.l0,S, R602.l0.ll
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I~RJoR,
l6d NAIL AT 24 IN. O,C,~
In
j GYPSUM WALL BOARD INSTALLED IN
ACCORDANCE WITH CHAPTER 7
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ad NAIL AT 61N. o,c,/
(ALL PANEL EDGES)
\ I:;)(T5-'Rle>'R- \ .
Bd NAIL AT'12 IN, O.C. ON ALL WOOO STRUCTURAL PANEL
FRAMING MEMBERS NOT AT, INSTALLED IN ACCORDANCE
PANEL EDGES WITH TABLE R602,3(1)
(a) OUTSIDE CORNER DETAIL
-r">O>o J i GYPSUM WALL BOARD INSTALLED IN
I H_. ~'~~ ACCORDA~CE WITH C~PTER 7 (INTERIOR)
'.
l6d NAIL AT 241N. O.C.............
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J<,X~I~~
~ WOOD STRUCTURAL PANEL'
INSTALLED IN ACCORDANCE
WITH TABLE R602,3(1)
"
ad NAIL AT 61N. O.C. ON ALL FRAMING
MEMBERS AT PANEL EDGES AND 121N.
O.C, ON ALL FRAMING MEMBERS NOT
AT PANEL EDGES
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(b) INSIDE CORNER DETAIL
For 51: I inch = 25.4 nun.
FIGURE R602,10,S
EXTERIOR CORNER FRAMING
DEVELOPMENT SERVICES
22!;J FIFIH STREET
SPRINGFIELD. OR 97477
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Single Family and Duplex Construction
Most Commonly Missed Items
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This sheet is attached for your convenience, Included are many often missed requirements of the Oregon building codes, Springfield
inspection staff will check for these items as well as all other requirements of the codes, There may be additional items marked in red
on the approved plans that must be completed before calling for the corresponding inspection, When structural engineering
accompanies plans, the owner/builder must complete any additional requirements. Complete requirements of the code can be found in
the 1998 State of Oregon Edition of the [ntemational One and Two,Family Dwelling Code, [The number in square brackets is the
code reference.) ~
Inspection Request Line:, 726-3769 Springfield Building Divisions: 726-3753
BUILDING PLANNING .
I. Provide ventilation in every habitable room by means of operable exterior openings equal to at least 5% of the floor area of the
room. Exception: Provide a mechanical ventilation system capable of producing 0.35 air changes per hour in the room, [303,1]
2, Bathrooms shall have exterior glazed openings of not less than 3 sq ft" half of which must be able to open, or a venting system
capable of five air changes per hour. Vent lo'outside, [303.3].
3, Habitable rooms shall have a ceiling height of not less than 7' for at least 50% of their required floor area, [305, I]
4. Provide a 21" deep clear space in front of all water closets, [307.2]
5, Provide laminated, tempered, or heat,strengtliened glass for all glazing located in door assemblies, railings, tub and shower
enclosures, or within a 24" arc of a door, Exception: Glazing in tub and shower enclosures and near doors need not be tempered if
located at least 60" above the adjacent floor or drain inlet. [308.4]
6. Openings between the garage and residence shall be equipped with either solid wood doors not less than I 3/8" in thickness or 20-
minute fire,rated doors. [309,1] ,
7, The garage shall be completely separated from the residence and its attic area by means of y," gypsum board or equivalent applied
to the garage side, [309,2]
8, Garage and carport floors shall be sloped to drain liquid toward a drain or the main vehicle entry door. [309.3]
9, Provide operable egress windows in each bedroom with a minimum net clear opening of 5,7 sq, ft, (Min, 5 sq. ft, when sill is
located within 44" of adjacent exterior grade,) Minimum net open height: 22"; Minimum net open width: 20"; Maximum sill height:
44", [310.1.1]
10. Enclosed accessible space under stairs shall have walls and soffits protected on the enclosed side with y," gypsum board or
equivalent. [314.8]
II. Minimum hallway width 36" finish wall to finish wall. [314, I]
12. A minimum 3' x 3' landing is required on each side of an egress door; maximum 1,112" below the top of the threshold. [312]
Exceptions: I. At the top of a flight of stairs, provided the door does not swing over the stairs,
2, At required exit door, shall not be more than 8" below the top of threshold when the door swings in,[312]
13, Min, stairway headroom 6'- 8"; Min, Riser 4"; Max, Riser: 8"; Min, Tread: 9"; Min, clear width above handrail: 36". [314]
14, Provide means to iIIuminale both interior and exterior stairways and landings. [303.4]
15, Provide a continuous handrail on at least one side of stairways of more than three risers, I 1/4",2,5/8" cross,sectional dimension
with a gripping surface and no sharp comers, 30" to 38" above the nosing of the tread, with a mi,nimum 1-112" clearance to the wall,
[315,1 & 315,2]
16. Open sides of stairs with a total rise of more than 30" above the floor or grade below shall have guardrails not less than 34" in
height measured vertically from the nosing of the treads. [ntennediate rails shall be spaced so that they do not allow passage of an
object 5" or more in diameter, [315.3, 315.4]
17. Porches, balconies, or raised floor surfaces located more than 30" above the floor or grade below shall have guardrails, minimum
36" in height, with intennediate rails which do not allow passage of an object 4" or more in diameter. [315.3, 315.4]
18, Required exit door shall be a side,hinged door and not less than 3' in width and 6'8" in height.[31 1.3] .
19, Provide 5/8" Type 'X' gypsum board, or equivalent one hour assembly, each side of duplex party wall, and extend to roof
sheathing.[320, I]
20, All habitable rooms and area shall be provided with a pennanent approved heat source capable of maintaining a temp, of68 degrees
F, at a point 3' above the floor.[303.6]
FOIJNDA nON/GRADING
21, Gravel or other structural fill deeper than 4" which is placed to support foundations must be inspected during placement and the
compaction by an approved special inspector. Provide copies of special inspection reports to the City inspector.
22. Concrete shall be 5,7% air entrained with a minimum compressive strength of: a) 2500 psi for basement walls and foundations not
exposed to weather and for basement slabs and interior slabs on grade (except garage slabs); b)3000 psi for basement, foundation
and exterior walls and other vertical work exposed to weather; c) 3000 psi for carport and garage floor slabs and for porches and
steps exposed to weather, [402,2 and Table 402,2]
23, Minimum footing sizes shall be as follows: [Table 403.1.1]
Supporting I floor and a roof: 12" wide', 6" thick, 6" thick stem wall
2 floors and a roof: 15" wide', 7" thick, 8" thick stem wall
3 floors and a roof: 18" wide', 8" thick, 10" thick stem wall
'When load bearing capacity of soil is 1000psf, 18" wide footing is required for 1 story, 23" for 2 story, 27" for 3 story
24, Footings shall be minimum 12" below grade, [403.1] Stem walls shall extend at least 6" above finished grade, [403.1.3]
25. Ground under building shall be sloped to a low point, and an underfloor drain installed to provide positive drainage from under the
building, The grade in the underfloor space shall be as high as the outside finished grade, unless an approved drainage system is
provided.[409.4] Groundwater collected or drained from under or around the buildings shall be piped to an approved disposal site.
Subsoil drains which cannot remove groundwater by gravity shall have an approved ejector,[3806,2]
26. The sill plate or floor system shall be anchored to the foundation with minimum 11," diameter bolts, embedded at least 7" into
concrete or masonry, spaced at 6'-0" on center maximum with at least two bolts per plate and one bolt within 12" of ends or comers,
[403,1.5]
27, Foundation drainage shall be provided around foundations enclosing habitable or usable space below grade. [405.1]
28. Columns and posts shall be anchored to prevent lateral displacement, Exception: Columns less than 4' in height, bearing on a pier
or footing within a crawl space that is enclosed by a continuous foundation wall need not be restrained at the bottom end, [408.3]
29. Provide 12" clearance to grade from underside of girders and beams and 18" clearance to grade from underside of joists or provide
pressure treated wood, [322, I]
30. Provide 3" min, bearing for girders enlering masonry or concrete, with 11," air space on tops, sides and ends, [502.4,322.1]
31. Provide access to all undertloor areas: 18" x 24" minimum, [409,2]
32. Provide underfloor ventilation equal to I square foot for every 150 feet. One vent is required within 3' of each corner, Vents shall
have cOrTosian-resistant wire mesh or equivalent with the leBst dimension being 1/8". UnderfloQr ventilation may be reduced to
111500 of the crawl space area where 6 mil. black polyethylene sheeting or other approved ground cover is installed.. [409.1]
33. Provide 6 mil. black polyethylene ground cover, lapped 12" at joints and extending 12" up foundation walls, in all crawl spaces
where underfloor insulation is installed, [C401.9.2]
34, Provide 55# rolled roofing or 6 mil. black polyethylene over 4" clean sand, gravel, or crushed rock beneath all concrete floor slabs,
[505.2,3,C401.9.2] f
35, The grade away from foundation walls shall fall a minimum of 6" within the first 10', Exception: Drains or other approved means
shall be provided to .nsu~c:.positive drainage, [401.3]
36. Slopes for penn anent cuts or fills shall not be steeper than 2 units horizontal to 1 unit vertical. Exception: Steeper slopes may be
pennitted when a soils investigation report containing data to justify such slopes is approved by the City. [401,6]
37. Sealing required between wall and floor, between floor and foundation to prevent air leakage into building enveJope.[C401.8.2]
WALLS & ROOFS
3S. Gypsum board used as shower and bathtub ceramic tile backing shall be water-resistant. All cut or exposed edges, including those
01 wollinte..eetlon., .han be .ealed as recommended by the manufacturer. [702.4,2] ,.... .
39, Masonry veneer anchors may support 2 2/3 square reet of veneer, maximum, and shall attach to continuous #9 wire,r703.7]
40. Flash all exterior doors, windows and horizontal wood trim. [703,S]
41. Provido braeing at all gabla and walls exceeding t4 feet in length, [See standard City of Springfield details for approved bracing
methods.]
42, Nails and staples must not be consistently over driven beyond flush with the sheathing surface,[Table602.3(I)and (2)]
43, Shear wall nailing orstapling must remain exposed for inspection approval.[I13.1-113A]
44, Truss Engineering must be on job site at framing inspection, for all type trusses used, [502, 10; S02.ll]
45, Trusses shall not bear on partition walls unless so designed. [30U]
46, Enclosed attics and rafter spaces shall be p'rovided with cross ventilation, Net ventilating area shall be not less than 1/150 of the
attic area, Exception: Net ventilating area',may be reduced to 11300 when at least 50% and not more than SO% of the ventilators are
located at least 3' above the eave or comic,e vents or when an approved vapor barrier is installed on the warm side of the insulation.
Provide a I" minimum air space above insulation and bame at eave or soffit vents. [S06, E40 1.2, I]
47, A readily accessible attic access framed opening not less than 22" x 30" shall be provided to any attic area having a clear height of
over 30". [S07.1] ';'1
4S, Roof coverings shall comply with the general requirements of Chapter 8 and the specific requirements of each section based upon
type of material: a) asphalt shingles [903]; b) slate shingles [904]; c) metal [905]; d) tile, clay or concrete shingles [906]; e)
built,up roofing [907]; /) wood shingles'[90S]; g) wood shakes [909].
49, Roofstonn <lrains\shall be provided to collect and discharge stann drainage to an approved drainage system.[801.3] One 3" pipe
graded 1/4" per foot can accommodate up to 2,320 square feet of surface area.[Table 3S11.2]
50, End walls to be step flashed or to manuf~,turers specs.[903.3]
MECHANICAL & PLUMBING
51, Heating and cooling appliances located in,a garage or other area where they may be subject to damage shall be suitably guarded
against such damage. (Protection is typically provi<led by concrete filled pipe bollards,) [1307,3, 3310.3]
52, Appliances which generate a glow, spark or flame capable of igniting flammable vapors and are located in the garage shall be
installed with the burners, burner ignitionidevices or heating elements and switches minimum IS" above the floor level. [1307,3,
3310.1]' '
53. Fuel burning wann' air furnaces and water heaters shall not be installed in a room designed to be used as a storage closet. Furnaces
or water heaters located in a bedroom or bathroom shall be installed in a sealed enclosure such that combustion air will not be takeIi
from the living space, Direct vent units are not required to be installed within an enclosure, [1402, I, 3309]
54, Combustion air must be provided for all fuel burning appliances except direct vent units. [200 I, I to 2001.5]
55, Provide access to attic furnace {22" x 30")'or underfloor furnace (30" x 30"), Provide a penn anent electric outlet located near the
furnace and lighting fixture controlled by a switch at the passageway opening, [1401.6,1401.7]
56, The maximum amount of water used by new plumbing fixtures: a) toilets: 1.6 gal. per flush; b) shower heads: 2.5 GPM; c) interior
faucets: 2.5 GPM [3202] ,
57, Showers and tub,shower combinaiions shall be equipped with control valves of the pressure balance, the thennostatic mixing, or the
combination pressure balance/thermostatic, mixing valve type with maximum mixed water setting of 120 degrees F, [3215]
5S, Minimum shower compartment: 1,024 sq::inches; shall also be capable of encompassing 30" circle,[3210.3] Threshold shall be of
sufficient width to ;lCcommodate a minimum 22" door.[32I 0,2]
59, Equipment used for heating water shall be, protected by combination pressure and temperature relief valves. [340S,3]
60, Water heaters shall be anchored to resist horizontal movement. (Le, earthquake strapping) [3310.5]
61, Stann water drains located within 5' of a building may be Schedule 40 ABS or Schedule 40 PVC, CPE installed per installation
standard lA, [3501.1.2] .
62, Clothes dryer ducts shall tenninate outside the building, Max length is 25', reduce 2.5' for each 45deg. elbow.[180 1.3]
63, Trenches dug parallel to the building foundation and deeper than the footing must be at leasl45 degrees from bottom outside edge
of footing to the bottom inside edge oftrench,[3113.3, illustration pg.294]
ELECTRICAL
64. RESIDENTIAL ELECTRlCAL PLANS ARE NOT REVIEWED PRlOR TO PERMIT ISSUANCE. All electrical work shall
comply with current codes and will be field,inspected for compliance. Building penn its may be issued without electrical permits.
Electrical contractor must con linn an electrical penn it has been obtained before starting work,
65, Provide grounding electrode at electrical service, consisting of (or connected to) a minimum 20' length of Y,"diameter steel
reinforcement in footings, [410S.1.2]
66, GFCI protection required for receptacles in outdoor locations, garages, unfinished basements, bathrooms, where serving counter,
top surfaces in kitchens, and when within 6' of wet, bar sinks, [4402]
67. Provide an approved smoke detector in each sleeping room, outside of each separate sleeping area, and on each additional story of
the dwelling. All detectors shall be interconnected and shall provide an alarm audible in all sleeping areas, Smoke detectors shall
be located minimum 3' upstream of air ducts, [316,1] ,
6S. All smoke detectors shall receive their primary source of power from the pennanent built-in wiring, with battery back-up in case
power is interrupted, Exception for remodels: hardwiring and interconnection is required only if other remodeling considerations
require removal of the appropriate wall and ceiling coverings to facilitate wiring, [316, \, 1,316,2]
69, Required smoke alarms shall not be located within kitchens or garages, or in other spaces where temperatures can fall below 40
degrees F, Ionization smoke alanns shall not be located closer than 3 feet horizontally from: a door to a kitchen or full bath; or
supply registers of a forced air heating or cooling system. Smoke alanns within 20' of a cooking appliance shall be a photoelectric,
type smoke alann or the alann shall have an approved silencing means.[316. 11 '
70. Recessed light fixtures installed in cavities intended to be insulated shall be labeled as suitable for being installed in direct contact'
with insulation (IC rated). [4503.5] , :
71. Electrical outlets and approved wall fixtures in the lire separation wall shall not be located back to back, Use metal boxes no larger
than 16 sq. inches placed in separate stud spaces for the 2 dwelling units,[320,2],
ENERGY CONSERVATION ,
72. Provide approved vapor barrier installed on the wann side (in winter) of insulation at all unventilated exterior walls, floors, and
ceilings enclosing conditioned space, [C401.9,1] ,
73. PATH 1 insulation requirements: (Section C401 for alternative insulation paths,)
Exterior Walls: R,21, Basement Walls: R,!5, Underfloor: R,25, Slab Ftoor Edges: R,I5, Flat Ceilings: R,38, Vaulted Ceilings: R,
30 (max. 50% of floor area), Main Entry Door (max, 24s/): U=0,54, Other Exterior Do?rs: U=0,20, Windows: U=OAO, Skylights
(max, 2% of floor area): U~0,50, Forced Air Ducts: R,8. [Table C401.1(I)] .
74. Alterations within an existing building envelope may use the minimum compone'nt insulation requirements:
Exterior Walls: R,15, Basement Walls: R,15, Underfloor: R,21, Slab Floor Edges: R,IO, Flat Ceilings: R'38, Vaulted Ceilings: R,
21. Exterior Doors: U=O.54. Windows & Skvlights: U=0,65. Forced Air Ducts: R,S. rCIOI,2.3. Table C401, Ib Footnote Cl
~- ,. .' .. REMINDERS FOR THE BUILDER: . l
I.,' The 'aP.llr~v~d building pennit'plans must remain at the construction'site and be available to City\nspectors.
2:,':::Buildi~g must be compl~ted in compliance with the approved plans and'spe~s: .Pr~p~sed'changes must be approved by the City,
3, " ,All pennitsexpir~, 180 days after issuanceifno inspections h'l.ve b~en caltedlfo\'.:orno ptogresshas beenl)1.de on the project.
AJqios..tail,i~s.pe.~t!9nsc.!1,Il be prov'i~ed,.on tile .s.ame,.'YorJ{iygi4ay,:ir th.e!i~spedi,9.~ reql1~st is made prior to
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KEATING
ENGINEERING
L L C
186 WEST B ST - BlDG P
SPRII'-l;FIELD. OR 97477
VOICE (54i) 726,9995
FAX_ (541)726-9996
email keatingeng@msn.com
RECEIVED
JAN 2 2004
BY: lj(fZ..
November 19,2003
...
City of Springfield
Development Services
225 Fifth Street
Springfield, OR 97477
Re: Jim Staight floodplain overlay building engineering certification
2663 Hayden Bridge Road - Springfield - OR - 97477
Journal no, SHR2003-0232 (
Keating Engineering has reviewed the owner's drawings for a proposed
residential accessory building at the above site for the purpose of compliance
\\~th the Oregon One and Two Family Dwelling Speejalty Code See R327 and
compliance with the following conditions of approval for the Type I application
by the City of Springfield. This letter applies to drawings supplied by the
owner, modified by Keating Engineering, and attached herein,
Condition 5: The structure is to be located where the base flood elevation is
approximately 24" above the proposed floor slab elevation. To account for
anchoring and potential damage to the structure, the owner intends to install an
impermeable perimeter concrete or concrete-masonry foundation wall, and to
pennit free-flooding of the building \'~th foundation-type screened venting at
grade line. All flood-induced loads will be applied to the foundation stem walls
and not to the wood structure. This construction method will prevent
imbalanced loading to the foundation wall, prevent' floatation, and avoid the
contact of wood structure with flood waters. This method will satisfy
Condition 5 by minimizing flood damage and lateral displacement. The
attached drawings are modified to indicate this,
Condition 6: Venting is indicated on the attached drawings, at a floor-area
ration of I: 144
',I
Condition 7: Hydrostatic loading is eliminated by free, flooding. Hydrodynamic
loading is not considered in the flood plain, outside of the flood way, where
flood,water movement is considered to be slow, However, a design is included
that evaluates a 1000 Ib impact load to the foundation wall as a way of
generally modeling the load of floating debris, Floatation of the structure will
not be experienced ,,;here the building is free,flooding.
Condition 8: This letter is intended to certify the owners design compliance (as
noted on the dra\\~ngs attached) with the conditions noted above.
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Based on the foregoing, Keating Engineering certifies the proposed structure to
be compliant with the OTFDC and the City of Springfield conditions of
- .
approval.
Regards,
,.
EXP1R~S i:r3J. (. S
Stephen G. Keating PE SE
enc: Owners floor plan and elevation drawings labeled sheets I thru 7
City of Sprinb>field Notice of Decision
Calcs for foundation wall
Calcs for interior beam and pier
Jim Staight certification letter for residential accessory building in flood plain
page 2 of2 pages
..
Keating Engineering LLC
188 West B Street, Building P
Springfield, Oregon 97477
(541) 726,9995 fax (541) 726,9996 Scope :
WNW: KEA TINGENGINEERING,CO'
~::;.~~:1g.". M,","''''''''''.~'''' Cantilevered Retaining Wall Design
[e) \~e:).99[NI!:R6"'LC
Description 48" STEM WALL IN FLOOD AREA NOT SUBJECT TO IMBALAJ:CED LOADS
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Retained Height
Wall height above soil
Slope Behind Wan
Height 01 Soil over Toe
Soil Density
Wind on Stem
~
=
1 ,00 ft
3.00ft
0.00: 1
0.50 in
110.00 pel
=
=
=
=
=
12.0 psf
L Surcharge Loads I:l
:;Jo~..".,,>,_...__~_~_,............~__-~
Surcharge Over Heel = 0.0 psI
Used To Resist Sliding & Overturning
Surcharge Over Toe :: 0.0 pst
Used for Sliding & Overturning
I Design Summary ~
~f".i:.::~:r~~"":\I"~'-~-~~~.!~~~
Total Bearing Load = 1,4951bs
...resultant ecc. 2.14 in
I Stem Construction . ~ Top Stem
-.......------'-- ...,.~-.--_..~~~., =---4 Stern OK
DeSign height ft = 0.00
Waif Material Above "Ht" Masonry
Thickness = 8,00
Rebar Size :: # 4
Rebar Spacing = 32.00
Rebar Placed at :: Center
Design Data
fb/FB + fa/Fa ;:II
Total Force @ Section Ibs =
Moment....Actual ft..#=
MomenL...Allowable =
Shear....Actual psi=
Shear....AUowable psi =
Bar Develop ABOVE HI. in =
Bar Lap/Hook BELOW HI. in =
Wan Weight =
Rebar Depth 'd' in =
Masonry Data
fm
Fs
Solid Grouting
Special Inspection
Modular Ratio 'n'
Short Term Factor
Equiv. Solid Thick.
Masonry Brock Type =
Concrete Data
fc
Fy
Title:
Dsgnr:
Description:
Soil Data
..~"~~
Allow Soil Bearing = 1,000.0 psI
Rankine Soil Pre sure calculation
Soil Friction Angle
Active Pressure:Ka.Gamma =
Passive Pressure:Kp.Gamma
0.0 deg
110.0
110.0
FootingllSoil Friction
Soil height to ignore
for passive pressure
=
0.300
=
0.00 in
I =atera!1:o~d Appli,:d t~~~':.~j
Lateral Load = 48.0 #/fl
...Height to Top = 4.00 ft
...Height to Bottom = 3.00 ft
Soil Pressure@Toe = 1,147 psf NG
Soil Pressure @ Heel = 347 psf OK
.Allowable = 1,000 psf
Soil Pressure Exceeds Allowable!
ACI Factored@ Toe = 1,756 psI
ACI Factored@ Heel = 531 pst
Footing Shear@Toe = 15.5 psi OK
Footing Shear @ Heel = 2.8 psi OK
Allowable = 85,0 psi
Wall Stability Ratios
Overturning = 2.28 OK
S~ding 1.14 Ratio < 1.5!
Sliding Cales Slab Resists All Sliding!
Lateral Sliding Force 218.01bs
F actoreiPressure
Mu' : Upward
Mu' : Downward
Mu: Design
Actuall'Way Shear =
Allow 1-Way Shear
Toe Reinforcing
Heel Reinforcing
Key Reinforcing
LFooting Design Results
~~~,;:"X.
Toe
1,756
o
o
470
15.48
85.00
None Spec'd
= None Spec'd
= None Spec'd
p
.J
Heel
531 psI
Oft-#
88 ft-#
88 ft-#
2.75 psi
85.00 psi
=
=
=
=
=
Job #
Date:
880001
.' I
I Footing Strengths.~ Dimensions )
fc = 2,500 psi Fy = 60,000 psi
Min, As % = 0.0012
Toe Width = 0.75 ft
Heel Width = 1.25
Total Footing Width = L,UU
Footing Thickness = 9.00 in
Key Width = 0.00 in
Key Depth = 0.00 in
Key Distance from Toe = 0.00 ft
Cover @ Top = 3.00 in @ Btm.= 3.00 in
l Axial ~oad A,:,:~ed to St~_..J
Axial Dead Load = 240.0 Ibs
Axial Live Load = 650.01bs
Axial Load Eccentricity = 0.0 in
0.431
138.9
276.3
896.4
3.3
51.5
24.00
6,00
78.0
3.81
psi = 1 ,500
psi = 24,000
= Yes
= Yes
= 25.78
= 1.330
in= 7.60
Medium Weight
psi=
psi=
Othu Acct:pt~blt: Si~t:::< .. Sp~cillg::<
Toe: Not req'd, Mu < S" Fr
Heel: Not req'd, Mu < S .. Fr
Key: No key defined
Keating Engineering LLC
188 West B Street, Building P
Springfield, Oregon 97477
(541) 726,9995 fax (541) 726,9996 Scope:
WWIN: KEA TINGENGINEERlNG,Cm
:;;;;,:~~....,vv,,,,"'Ja""',,,,,,,,, Cantilevered Retaining Wall Design
(C)I9n..g'j[Nt'RCAl.C
Description 48" STEM WALL IN FLOOD AREA NOT SUBJECT TO IMBALANCED LOADS
I .Summary ofOvertuming& Resisting Forces & Moments
_...OVERTURNING.....
Force Distance Moment
Ibs ft ft-#
168,4 0.58 98.3
,34.5 0.26 ,9.1
\j
f~;;'~'\~
. " "'I\t\,,~,.
~..l=.:.;u~u.IIZ1
'. '<II~~(~""!~~]
I "t_ _-'::"'Jl )...:"
~~F..~~~,_ -':;;::i~
Item
Heel Active Pressure
Toe Active Pressure
Surcharge Over Toe ::;
Adjacent Footing Load ::;
Added Lateral Load =
Load @ Stem Above Soil =
SeismicLoad
=
48.0
36,0
4.25
3.25
204.0
117.0
Total
218.0 O.T.M. =
=
410.2
Resisting/Overturning Ratio
Vertical Loads used for Soil Pressure ::;
=
2.28
1,494.6 Ibs
Vertical component of active pressure used for so~ pressure
Title:
Dsgnr:
Desr...r!ption :
Soil Over Heal =
Sloped soa Over Heel ::;
Surcharge Over Heel ::;
Adjacent Footing Load ::;
Axial Dead Load on Stem ::;
SoU Over Toe ::;
Surcharge Over T ae ::;
Stem Weight(s) =
Earth @ Stem Transitions =
Footing Weight =
Key Weight =
Vert. Component
Total =
Job#
Date:
880002
,j
-,... ...
.....RESISTING.....
Force Distance
Ibs ft
64.2 1.71
~
Moment
ft-#
109.6
=
240,0 1.08 260.0
3.4 0.38 1.3
312,0 1.08 338.0
225.0 1.00 225,0
2,00
844.6 Ibs R.M,= 933.9
Keating Engineering LLC .188 West B Street, Springfield - OR, 97477
Tel: (541) 726,9995 Fax: (541) 726,9996 emaii: KEATING ENGINEERING. COM
Jim Staight garage in flood plain beam under second story
Prepared by: SK Oate: 11/19/03
I 5,1/8x 10,1/2 GLB 24F-V4 OF/OF BASE Fb = 2400 ADJ Fb = 2400
BeamChek has automatically added the beam self-weight into the calculations.
~ TL: 40E..,= 0 Uniform LL: 320
I -/' Par Unif LL Par Unif TL
L 7)~ ~T ~S:;iX~:;O~.
'j
'.
Choice
Conditions
Data
Min Bearing Area
Beam Span
Beam Wt per It
Beam Weight
Max Moment
TL Max Oefl
LL Max Oefl
Section (in')
94.17
81,66
OK
87%
Attributes
Actual
Criticat
Status
Ratio
Values Base Values
Base Adjusted
Ad;ustments Cv Volume
Cd Ouration
Cr Repetitive
Ch Shear Stress
Cm Wet Use
Loads
I
[
I
6
R1 = 5025 ','
R1= 7,7 in' R2= 7.7 in'
13.0 It
13. 08 #
170 #
16331 '#
LI 240
LI 360
Shear (in')
53.81
34.33
OK
64%
Fb (psi)
2400
2400
1,000
1.00
Reaction 1
Reaction 2
Maximum V
Max V (Reduced)
TL Actual Oefl
LL Actual Oefl
TL Oefl (in 1
0.56
0.65
OK
86%
880003-
BeamChek 2.2
OL Oefl 0.16 in S'aggested Camber 0,25 in
. 5025 # Reaction 1 LL ( 3543 #
5025 # Reaction 2 LL 3543 #
5025 #
4349 #
LI 280
LI 397
LL Oefl
0,39
0.43
OK
91%
E (psi x mil)
1,8
1.8
FcJ. (psi)
650
650
Fv (psi)
190
190
1.00
H
'Uniform Load A
Start
o
End
13.0
I
1
J
6
R2 = 5025
SPAN = 13 FT
Uniform and partial uniform loads are Ibs per lineal It,
..
~XP1R::S G-3~ ec;
~
880004
Keating Engineering LLC -188 West B Street - Springfield, OR, 97477
Tel: (541) 726,9995 Fax: (541) 726,9996 email: KEATINGENGINEERlNG,COM
Jim Staight garage in flood plain
column supporting end of bE!mn
Prepared by: SK Dale: 11/19/03 SeamChek 2.2
Choice
I 4x 6 DF-l..#2
Wood Column
Condiffons
Using values for 2x and 4x solid sawn, Dimension Lumber. NDS@ In Grade Values
Data
Reaction ~ Column Area 19.25 in> Kf 1.00
Actual Height 9.0 ft ie d 1 Effective Ht 108 in c 0.80
Unbraced dl 9.0 ft Ie d2 Effective Ht 108in KcE 0.30
Unbraced d2 9.0ft Ke Suckling Mode 1.0 FcE 504
Attributes and Values Controlling d is 3,5 inches Fc" (psi) E (psi x mil)
Base Values 1300 1.6
leld psi Area (in') Base Adjusted 463 1.6
Actual 31 260 19.25 CF Size Factor 1.15
Critical 50 463 10.81 Cd DuratiOn 1.00
Stalus OK OK OK Cm Wet Use 1.00 1,00
Ralio 62% 56% 56% Cp Stability 0.31
',.
Note: A wood plate under this column must have an Fe value, perpendicular to the grain, greater than 260 psi.
,
8ti0005
Keating Engineering LLC ,188 West B Street - Springfield - OR, 97477
Tel: (541) 726,9995 Fax: (541) 726,9996 email: KEATINGENGINEERlNG.COM
Jim Staighl garage in flood plain
. colunm supporting center _
Prepared by: SK Date: 11/19/03 BeamChek 2.2
#/4 !--4x 6 Elf""-C~ Wood Column
Using values for 2x and 4x solid sawn, Dimension Lumber. NOW In Grade Values
--e-/$ ~C? c;. /~'?rl1T-
Reaction /'1000# )
Actual Height L-s,e-r("
Unbraced dl 9.0 ft
~ ,h Unbraced d2 9.0 ft
~ D f/'" 11"..
bf Attributes and Values Controlling d is 3,5 inches
Choice
Conditions
Column Area
Ie dl Effective HI
Ie d2 Effective HI
Ke Buckling Mode
19.25 in'
108in
108in
1.0
Kf
1.00
0.80
0.30
504
Data
c
KcE
FeE
Base Values
leld psi Area (in') Base Adjusted
Actual 31 52 19.25 CF Size Factor
Critical 50 463 2,16 Cd Duration
Status OK OK OK Cm Wel Use
Ratio 62% 11% 11% Cp Stability
Fe II (psi)
1300
463
1.15
1.00
1,00
0.31
E {psi x mil}
1.6
1,6
1.00
Note: A wood plate under this column must have an Fe value, perpendicular to the grain, greater than 52 psi.
',I
~XPIR~S ",30.t<)
p
Project: JIM STAIGHT BUILDING PIER FOUNDATIONS I
2663 HAYDEN BRIDGE RD pre,engineered steel building piers I
SPRINGFIELD, OR .. M 1 VI usino floor slab to contribute to uplift restraint
Key Number: I P1 ~f!:,~ 1t- WIDTH I 361 REINFORCING # I
location: CENTER Jt"?V-~ lENGTH I 36 SPACING I
.~
Input parameters: applied load, ;- 10000 LBS soil allowable bearing I
depth of exc. to native ~3 FT footing unit weight I
footing thickness 12 IN net so~lIowablel
column dimensions 4 IN surcharge load I
depth to steel 3 IN above base minimum footing area:'
F'c 2500 PSI footing dimensions (inches) I
Fv I 60 KSI actual bearino pressure I
\
System Design
Pier Design
Uplift Restraint
depth to steel I
actual d/2
allowable Vc
reinforcing bar size #
development length
available development
Ker
880006 I
Date: I 11/19/20031
Proi no: I I
41BARS
1810CEW
1000lPSF
150lPSF
1250lPSF
250lPSF
8.00 sa FT
36 EA SIDE
1261 PSF
911N reinforcement location factor 1,00
6.5 IN reinforcement coating factor 1.00
200 PSI reinforcement size factor 0.80
4 lightweight concrete (actor 1.00
14.40 IN transverse reinforcment index 0.00 ACt min
12.75 IN CHECK EFFECTIVE REINFORC ,MENT RATIO
1.12941 to account for reduced development lenoths
two-way shear I 8593.751lBS = 5.65 PSI allowable I
one,way shear I 17500llBS = 54,012 PSI allowable I
bending moment! 7500 IlB FT required,design momenq
bar spacing I 18 ~ IN oc
reinforcing bar size # I 41
rho 10.001211 rhobaJlO.0508657lrhomax 10.038151
moment capacitv 115623.6 IlB FT 1 Ker des ion F.S. I 1,22538 I
slab thickness I
pier self,weight I
slab area used I
slab area moment I
ultimate uplift I
design (f.s.=1 ,5) I
re~uired I
Olin
13501lbs
01 sq ft, for area of 12X slab thickness on I
OIMu perf! 0 Mn
1350libs
900 i1bs
o jibs UPLIFT CAPACITY OK
lateral Ties allowable per hairpin 9794.03 for #
allowable for slab steel 4617.65 for #
200lpSI
100lPSI
12750~lB FT
21sides
4 bar bent 45 degrees x 10 f! legs
4 bars at 18 in o.c. ea way
Notes: USE #4 BARS
SPACE 18" O.C. (THIS COMPLIES WITH OWNER'S DESIGN)
',I
use 2500 psi concrete for design, 3000 psi concrete for durability
use orade 60 deformed metal reinforcino bars
EXPIFi:::S {j.-::,J. ~'. ~
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flood-proofed level (e.g.) a building constructed to the base flood level will be
rated as one foot below that level). .
Findinl! 19: This review acts as notification that flood insurance premiums will be
based on rates that are one foot below the flood-proofed level (e.g.) a building
constructed to the base flood level will be rated as one foot below that level),
(c) Foundations. Foundations for all new construction, substantial
improvements and manufactured homes subject to 18 inches or less of flood
water during a lOO'year flood shall be as specified in the Springfield Building
Safety Codes.
Findinl! 20: Foundations for structures in flood prone areas shall be designed in
accordance with Chapter 4 of the Code. Springfield Community Services recommends a
design be provided that conforms to well-established engineering principles and with
consideration for hydrodynamic and hydrostatic loads including impact loads,
. Conclusion: The garage should be designed to withstand the potential forces of flood
waters.
Condition 8: A registered design professional shall certify that the design and methods of
construction to be used meet the applicable criteria ofOTFDC Sec, R327.
Summary of Conditions of Approval: ~ "F&>od.fiw.", ~ \nl.~O ,fl-\-.......r
... ,/ 'O\t-(L}..61:l:,- 602"?'Z- ~ 10/'0/0"3
~ondition 1: The building plans shall show that surface drainage from the east shall not
be blocked by the construction on the site. 'ft\c;:t.. 1M. oR~,
~ondition 2: An LDAP will be required prior to Building Plan Approval if the fill is
greater than ~cy, /j-'PP~ S~ i'U=Jhl c;, H2..<}Ju,.,e';t. -fJ 10(gI0]
~ndition 3 Provide a FEMA Elevation Cer:tificate completed by a certified engineer,
surveyor or architect, after constructioD<ofthe garage and before use of the structure, _ ~ev. (-'\-.... .
e6ndition 4: The applicant must keep available all flood elevation r~cords Jor inspection.- Y'-c>Ci... ""
. p~
.9/~, Condition 5: The applicant shall have details on the building plans showing that the 10."", ..."
' building is anchored to prevent flotation, collapse or lateral movement of the structure I:::>
and shall be installed using methods and practices that minimize flood damage.
O~,h~ ~ondition 6: Th~ building permit .shallfollow the ~i~elines in the OTFDC ~327 (copy
1(1''''1 attached)~ SpeCIfically, thIS bUlldmg shall have anummum of two vent opemngs that
will automatically equalize the lateral pressure of flood waters acting on the exterior wall
surfaces, Vent openings shall be located on opposite sides of the building with a total
aggregate area of 8.16 s,f, of vent area (1 square inch for every square foot of enclosed
area). The minimum vent dimension shall be at least 3 inches, The bottom of the
Orv--/
7
" ~
"
openings shall be located no higher than 12 inches above finish grade, Overhead doors
',' and man doors do not qualify as vent openings in flood prone areas,
All mechanical equipment in the structure shall be located above the base flood elevation.
Electrical components, wiring and equipment shall be located I foot above the BFE
unless they conform to provisions in the electrical part of the Code dealing with wet
locations. Stored items, other than vehicles, shall not be stored below the base flood
elevation.
~ft/yCondition 7: The drawings and other documentation submitted with the building permit <')
PP~pplication shall demonstrate satisfactory compliance with the conditions of this review. tJlY\ ;
.e!ondition 8: A registered design professional shall certify that the design and methods of
v construction to be used meet the applicable criteria of OTFDC Sec, R327, ~ ~ S~ Ie.,
Ouestions
Please contact Sarah Summers with the Development Services Department at (541) 726-
4611 if you have any questions regarding this process.
Preoared by:
--
~1' ---
Sarah Summers
Planner II
"
,
"
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8
.
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BUILDING PLANNING
.)
1. Horizontal members such as girders, joists and
decking,
2. . Venical members such as posts, poles and columns.
3. Both horizontal and vertical members.
R323.1.3 Posts, poles and columns. Posts, poles and col-
umns supporting permanent structures that are embedded in
concrete in direct contact with the ground or embedded in
concrete exposed to the weather shall be approved pressure
preservatively treated wood suitable for ground contact use,
R323.1.4 Wood columns. Wood columns shall be approved
wood of natural decay resistance or approved pressure pre-
servatively treated wood.
Exception: Posts or columns supported by piers or metal
pedestals projecting I inch (25.4 mm) above the floor or
finish grade and are separated therefrom by an approved
impervious inoisture barrier.
R323.2 Quality mark. Lumber and plywood required to be
pressure preservatively treated in accordance with Section
R323.1 shall bear the quality mark of an approved inspection
agency that maintains continuing supervision, testing and
inspection over the quality of the product and that has been
approved by an accreditation body that complies with the
requirements of the American Lumber Standard Committee
treated wood program.
R323.2.1 Required information. The required quality
mark on each piece of pressure preservatively treated lumber
or plywood shall contain the following infonnation: '
I, Identification of the treating plant.
2, Type of preservative.
3. The minimum preservative retention.
4, End use for which the product was treated,
5, Standard to which the product was treated.
6, .Identity of the approved inspection agency.
7. The designation "Dry," if applicable,
Exception: Quality marks on lumber less than I inch
(25.4 mm) nominal thickness, or lumber less than nominal
I inch by 5 inches (25.4 mm by 127 mm) or 2 inches by,
4 inches (51 mm by 102 mm) or lumber 36 inches
(914 nun) or less in length shall be applied by stamping the
faces of exterior pieces or by end labeling not less than 25
percent of the pieces of a bundled unit. '
R323.3 Fasteners. Fasteners for pressure preservative and
fire,retardant,treated wood shall be of hot,dipped galvanized
steel, stainless steel, silicon bronze or copper.
Exception: One,half,inch (12.7 mm) diameter or greater
steel bolts.
SECTION R324
PROTECTION AGAINST TERMITES
::> Not adopted by the State of Oregon.
2000 INTERNATIONAL RESIDENTIAL CODE"
R323,1.3, R327.1.4
SECTION R325
SITE ADDRESS
R325.1 Premises identification. Approved numbers or ad,
dresses shall be provided for all new buildings in such a posi-
tion as to be plainly visible and legible from the street or road
fronting the property,
SECTION R326
ACCESSIBILITY
R326.1 Scope. Dwelling units required to be 'accessible by
ORS 447.231 shall comply with Chapter II of the Oregon
Structural Specialty Code as applicable.
NOTE: Section R327 is notadopted by the State orOregon. Local munici-
palities may adopt this section as needed tor their Jurisdiction.
STI-A-r SECTION R327
___ llr FLOOD-RESISTANT CONSTRUCTION
R327.1 General, All buildings and structures erected in areas
prone to flooding as identified by the local jurisdiction and II
classified as either flood hazard areas or coastal high hazard <:
areas shall be constructed and elevated as required by the provi, <:
sions contained in this section or as further modified by the 10- II
cal jurisdiction.
Exception: All buildings and structures erected in identified
flood ways as established by the local jurisdiction shall be de-
signed and constructed as stipulated in this code or per the
building code or the equivalent design methods based anna,
tionally recognized standards,
R327,1.1 Structural systems. All structural systems of all
buildings and structures shall be designed, connected and
anchored to resist flotation. collapse or permanent lateral
movement due to structural loads and stresses from flooding
equal to the design flood elevation,
R327.1.2 Flood-resistant construction, All buildings and
structures erected in areas prone to flooding shall be
constructed by methods and practices that minimize flood
damage. Dwellings shall not be sited on property below the
base flood level unless the lowest floor is constructed a mini,
mum of I foot (305 mm) above the base flood level, unless
modified by a municipality, under authority of National
Flood Insurance Program incorporated in 42 U,S.c.
4001-4128.
R327,1.3 Establishing the design flood elevation, The
design flood elevation, as established by the local jurisdic- II
tion, shall be used to define areas prone to flooding, and shall
describe, at a minimum, the base flood elevation at the depth
of peak elevation of flooding (including wave height) which
has a I percent (I OO-year flood) or greater chance of being
equaled or exceeded in any given year, as defined in the Na,
tional Flood Insurance Program incorporated in 42 U.S.c.
4001-4128,
R327.1.4 Lowest floor. The lowest floor shall be the floor of
the lowest enclosed area, including basement, but excluding
any unfinished flood,resistant enclosure that is useable
45
"
" R327.1.5 - R327,3
'J
solely for vehicle parking; building access or limited storage
provided that such enclosure is not built so as to render the
building or structure in violation of this section,
R327.1.5 Protection of mechanical and electrical sys-
tems. New and replacement electrical equipmen~ heating,
ventilating, air conditioning, plumbing connections, and
other service equipment shall be located at or above the de,
sign flood elevation, Electrical wiring'and outlets, switches,
junction boxes and panels shall be elevated at least I foot
(305 mm) above the design flood elevation unless they con,
fonn to the provisions of the electrical part of this code for
location of such items in wet locations, Duct systems shall
not be installed below the design flood elevation, ,
R327 .1.6 Protection of water supply and sanitary sewage
systems. New and replacement water supply systems shall
be designed to minimize infiltration offload waters into the
systems in accordance with the plumbing provisions of this
code. New and replacement sanitary sewage systems shall be
designed to minimize infiltration of floodwaters into sys-
'terns and discharges from systems into floodwaters in
accordance with the plumbing provisions of this code.
R327.1.7 Flood-resistant materials. Building materials
used below the design flood elevation shall comply with the
following:
1. All wood, including floor sheathing, shall be pressure
preservatively treated in accordance with AWPA CI,
C2, C3, C4, C9, CIS, C18, C22, C23, C24, C28, PI, P2
and P3 or decay,resistant heartwood or redwood, black
locust, or cedars. '
2, Materials and installation methods used for flooring
and interior and exterior walls shall confonn to the pro-
visions'of FEMAIFIA, TB,2.
R327.1.8 As-built elevation certifications. A licensed land
surveyor or registered design professional shall certify that
the building or structure is in compliance with the elevation
requirements of Section R327,2 or R327.3.
R327,2 Flood hazard areas. All areas that have been deter-
mined to be prone to flooding but not subject to high velocity
wave action shall be designated as flood hazard areas. All
buildings and structures erected in flood hazard areas shall be
designed and constrUcted in accordance . with Sections
R327.2.1 through R327,2.3,
R327.2.1 Elevation requirements.
1. Buildings and structures shall have the lowest floors
elevated at least I foot (305 mm) above the design flood
elevation.
2, In areas of shallow flooding (AO Zones), buildings and
structures shall have the lowest floor (including base,
ment) elevated at least as high above the highest adja,
cent grade as the depth number specified in feet (mm)
on the FIRM, or at least 2 feet (51 mm) if a depth num,
ber is not specified.
3, Basement floors that are below trade on all sides shall
be elevated at least I foot (305 mm) above the design
flood elevation.
:
II
~
~
II
II
46
BUILDING PLANNING
Exception: Enclosed areas below I foot (305 mm) above II
the design flood elevation, including basements whose
floors are not below grade on all sides, shall meet the re-
quirements of Section R327.2,2.
R327.2.2 Enclosed area below design flood elevation.
Enclosed areas, including crawl spaces, that are below I foot
(305 mm) ~bove the design flood elevation or locally estab-
lished level shall:
1. Be used solely for parking of vehicles, building access
or storage.
2. Be provided with flood openings which shall meet the
following criteria:
2,1. There shall be a minimum of two openings on dif-
ferent sides of each enclosed area; if a building
has more than one enclosed area below the design
flood elevation, each area shall have openings on
exterior walls. .
2,2, The total nel area of all openings shall be at least
1 square inch for each square foot (275 mm for
each square meter) of enclosed area.
2.3, The bottom of each opening shall be I foot
(305 mm) or less above the adjacent ground
level.
2.4. Openings shall be at least 3 inches (76 mm) in
diameter. .
2.5. Any louvers, screens or other opening covers
shall allow the automatic flow of floodwaters into
and out of the enclosed area.
2,6. Openings installed in doors and windows, that
meet requirements 2,1 through 2.5, are accept,
able; however, doors and windows without
installed openings do not meet the requirements
of this s~ction.
R327.2.3 Foundation design and construction. Founda,
tion walls for all buildings and structures erected in flood
hazard areas shall meet the requirements of Chapter 4.
Exception: Unless designed in accordance with Section
404:
I. The unsupported height of 6 inches (152 mm) plain
masonry walls shall be no greater than 3 feet
(914mm).
2, The unsupported height of 8 inches (203 mm) plain
masonry walls shall be no greater than 4 feet
(12l9mm),
3. The unsupported height of 8 inches (203 mm) rein,
forced masonry walls shall be no greater than 8 feet
(2438 mm),
For the purpose of this exception, unsupported
height is the distance from the finished grade of the
under-floor space and the top of the wall.
R327.3 Coastal high hazard areas. Areas that have been de,
tennined to be subject to wave heights in excess 00 fe 14
rnm)~bject to high velocity wave a,,!!9J1..O ve,induced
erosion snan-be..designated as,coastalnigh hazard areas, All
buildings and stru~s-tr.ec~ in coastal high hazard areas
shall be~igneda;;d constructeain-accordance with Sections
R327:3:l through R327.3.5, ~
-<
2000 INTERNATIONAL RESIDENTIAL CODE'