Contemporary Style House Plan 76012

A: Window sizes are shown on the working drawings floor plans. They are shown as “nominal” sizes as window manufacturers frame sizes vary due to frame types such as wood, vinyl etc. So a window size example would be 4036. This would equate to a nominal size window which would be 4’-0” wide by 3’-6” in height. The type of window and opening direction would be indicated on the elevations sheets of the working drawings. This example may show a casement window with two panels 2’-0” wide by 3’-6” in height, with the right side panel opening and the left side panel as fixed or non-opening.

A: The main floor width is 24’, with a 6’ wide covered porch on the right side. The second story roof starts at the exterior covered porch on the right side. So the master bedroom storage on the right interior is six foot high sloping down to the floor level. The bathroom dormer ceiling is 8’ high. Bedroom two right side closet wall is 8’ sloping down to 6’ high. Concrete columns can support this area. The closets mentioned above are located above the first floor perimeter wall. So the loading on the covered porch is just 6’ wide plus the dormer. I hope this answers your question.

A: I do have a walk-out basement foundation plan pre-drawn. The basement walk-out portion is located below the rear sundeck. There is no extra charge when ordering the basement foundation version. Thank you for your interest in one of my designs. Best regards, Regan

A: Hi, The second level balcony for design 76012, is 16`wide by 6`deep. The support for the balcony, is at the perimeter of the sundeck below, so the balcony could easily be extended out to that point, which would be 10`deep, with or without extending the roof above. Thank you for your interest in one of my designs, Regan

A: Hi, Main floor bathroom inside dimensions are 5’ x 8’-2”. Second floor bathroom inside dimensions are 9’-10” x 8’. Main floor laundry inside dimensions are 5’ x 3’-6”. The crawl space version has the hot water tank in the guest room closet. The basement version has the hot water tank in the basement. Both foundation versions have electric baseboard heating called up. Thank you for your interest in one of my designs.

A: This design was produced in 2007, following the National Building Code 2005 and the International Residential Code 2006.

A: This design calls up horizontal siding for the exterior finish. You could easily substitute and build with 4” brick veneer as the exterior finish. A qualified builder and brick mason could adjust the working drawings to accommodate this new finish.

A: The window in the stairwell is a boxed out window and can easily be framed flush within the wall. The fireplace location has the first story floor joists cantilevered out to support this projection. This can easily be framed to have a straight wall. (the fireplace could also be located against the stair wall and vented straight up) Thank you for your interest in one of my designs and please email with any questions or concerns.

A: The photo shown for design 76012 is of the rear elevation showing the main floor sundeck and second story rear balcony. If you scroll down to below the second story floor plan there is a line elevation of what the front looks like with the front covered porch gable roof.

A: Design 76012 has two foundation options, a crawl space foundation and a walkout basement foundation versions. Both options have electric baseboard heating. The crawl space version has the hot water tank located in the guest bedroom closet. The basement version has the hot water tank located in the basement. Have a look at garage design 76015, for a detached garage plan designed for plan 76012.

A: Hi, If you meant dormers, please have a look at designs 76010 and 76011 for their floor plans. Both of these plans were based on the original design. Thank you for your interest in one of my designs. If this does not answer your question please email me back. Best regards, Regan.

A: Below is an excerpt from the drawings general notes, which discuses how the 32 P.S.F. live load for the drawings, was established. I am not sure if the numbers 45-50 PSF you are referring to are live loads or ground snow loads. If they are ground snow loads the 45 PSF would be okay as the drawings are 44 PSF. Some building authorities will allow for +5 PSF before asking for an engineering review, so please check with them with regards to the 50 PSF.

If the 45-50 PSF are roof live loads, you would need to have the drawings reviewed accordingly by a qualified professional, registered in the state / province where the construction will occur. I hope this addresses your question.

Ground snow load

The amount of load imposed on the structural components of a roof is calculated using the dead load (aggregate weight of building materials) and the applicable live loads. In order to establish the correct live load for the roof it is necessary to know the ground snow and associated rain load specific to the location of the building site.
The ground snow / rain loads for your particular location can be obtained by contacting the local building authority having jurisdiction. If the ground snow / rain loads for the region in which this plan is to be constructed are higher than those stated on these drawings, it is the responsibility of the owner / builder to have this plan revised, at his / her expense, accordingly.
The ground snow load for this plan is 44 P.S.F. (2.1 kPa) and the associated rain load is assumed to be 8 P.S.F. (.38 kPa) unless otherwise indicated. The composite live load is 55% of the ground snow load plus the associated rain load, therefore, the composite live load for this plan is established as follows:
44 P.S.F. (2.1 kPa) x 55% + 8 P.S.F. (.38 kPa) = 32 P.S.F. (1.5 kPa)
The composite live load of 32 P.S.F. (1.5 kPa) is comparable to the “design roof snow load” for locations that do not factor in a rain load component.

A: The web site lists the roof load at 32 psf. It should read “roof live load at 32 psf.” which is equal to 44 psf ground snow load.

The ground snow for design 1370 is 44 psf and the associated rain load is assumed to be 8 psf. The composite live load is 55 % of the ground snow load plus the associated rain load, therefore, the composite live load is established as follows:

44 psf x 55 % + 8 psf = 32 psf composite live load.

I have found most jurisdictions will allow for a roof loading relaxation of 5 psf from the drawings to that of the building site. More than 5 psf would usually require a review for the higher loading. Please check with your building authorities having jurisdiction whether they will require a review for the higher loading. I would be happy to have my engineer review these drawings if required. (my engineer is registered in BC, Canada) Please let me know if you would like to receive an estimate of fees for this service.

The web site also lists the roof framing as truss, where as it is actually stick framed. A basement foundation is also available, with a material list, as well as right reading reverse for both foundation options.

Please let me know if you require any additional information.

Best regards,
Regan

A: Hi Jarret, I am presently out of the office until Friday, so I do not have access to any photos until then. Presently the mirror is located across from the toilet. They is enough room to locate the vanity on the same wall as the toilet, if preferred. Best regards, Regan

A: Yes you can! Please click the "Modifications" tab above to get more information.