GENERAL NOTES

01 General
1. Project documents.
A. Types of documents.
1. Large-format drawing sheets bearing the name of the Architect and Project, and the notation “Construction Set” or
“Revision [#]”. Sheets bearing the notations, “Permit Set”, “Not for Construction”, “Preliminary”, “Pricing”, or
“Schematic” shall not be used for construction.
2. Specifications bearing the notation, “Construction Specifications”. Preliminary and other specifications shall not be
used for construction.
3. Supplemental drawing sheets bearing the name of the Architect, Project, and the notation “SK-[#]”. Such drawings
become part of the Project Documents as they are issued.
4. Schedules of finishes, fixtures, doors, windows, and other manufactured products, which may be issued as part of
any of the above documents.
B. Any work done from out of date documents will be solely at the Contractor's risk and expense.
C. Inconsistencies.
1. Any inconsistencies found between the drawings and existing conditions, or among the drawings, or between the
drawings and the specifications, shall be reported to the Architect.
2. The Contractor shall not perform any work affected in any manner by the inconsistencies until the Architect has
clarified the information. Any work done without such clarification will be solely at the Contractor's risk and expense.
3. The Architect will resolve the inconsistencies in a timely manner.
D. Project Document Precedence.
1. In the event of conflicting information within the project documents, the following precedence order shall be followed.
a. Specifications
b. Drawings at larger scale
c. Drawings at smaller scale
2. Where construction documents specify more stringent requirements than building code minimums, construction
document requirements shall govern.
2. Dimensions.
A. Columns are dimensioned to centerline.
B. Wood framing is dimensioned to face of framing. Exterior sheathing is included in framing dimension.
C. Concrete and masonry are dimensioned to face of material.
D. Openings are dimensioned to centerline, UNO. See door and window schedules and manufacturers’ documentation for
rough openings and masonry openings as applicable.
3. Codes and standards.
A. International Residential Code for One- and Two-Family Dwellings, 2015 Edition.
B. National Electrical Code, 2014 Edition
C. ASHRAE 90.1, 2013 Edition
D. Amendments: DCMR Title 12 §A-M
E. Concrete: ACI 318, Building Code Requirements for Structural Concrete and Commentary, latest edition, of the American
Concrete Institute.
F. Structural Steel: Code of Standard Practice for Steel Buildings and Bridges, March latest edition, of the American Institute
of Steel Construction.
G. Welding: Structural Welding Code – Steel, latest edition, of the American Welding Society.
H. Masonry: ACI530/ASCE 5/TMS 402
I. Wood Framing: National Design Specification for Stress-Grade Lumber and Its Fastenings of the National Forest Products
Association, latest edition.
4. Design Loads.
A. Live loads.
1. Roofs: 30 psf
2. Sleeping Rooms: 30 psf
3. Rooms other than Sleeping: 40 psf
B. Dead loads: 10 psf, UNO. Minimum design dead weight of superimposed building materials in accordance with table A1 of
the Minimum Design Loads for Building and Other Structures, ANSI A58.1-82.
C. Wind Speed: 115 mph, 3 second gust.
D. Seismic design category: B.
5. Design Code Notes.
A. Ceiling Heights.
1. Habitat rooms, hallways, corridors, bathrooms, toilet rooms, laundry rooms and basements shall have a ceiling height
of no less than 7’-0”. The required height shall be measured from the finish floor to the lowest projection from the
ceiling, IRC §R305.1. Exception: Not more than 50% of the floor area of a room or space is permitted to have a
sloped ceiling less than 7’-0” in height.
2. Any floor area having less than 5’-0” of ceiling height shall not be considered part of the room area and shall not be
allowed to have any permanent fixtures or furnishings such as, but not limited to, bathtubs, showers, water closets,
sinks, cabinets, counters, and shelves.
3. Portions of basements that do not contain habitable space shall have a ceiling height of not less than 6’-8”.
B. Garage Finishes.
1. Garage shall be finished with minimum 1/2” GWB, IRC §R302.6.
2. Below habitable space, garage ceilings shall be finished with 5/8” Type X GWB, IRC §R302.6.
3. A solid wood door 1 3/8” thick or a 20-minute fire-rated door is required, IRC §R302.5.1.
C. Egress openings.
1. Every sleeping room and every habitable room shall have at least one operable window or exterior door opening for
emergency escape and rescue. IRC §R310.1.
2. Dimensions:
a. Openings shall have a sill height of not more than 44” above the floor.
b. Openings shall have a minimum net clear opening of 5.7 square feet. Openings on grade floor shall have a
minimum net clear opening of 5.0 square feet.
c. Openings shall have a minimum net clear opening width of 20”, and a minimum net clear opening height of 24”,
3. All egress doors and windows shall be readily operable from the side from which egress is to be made without the
use of a key or special knowledge or effort.
D. Stairs.
1. Stairs shall comply with IRC §R311.7.
2. Tread and riser dimensions shall comply with IRC §R311.7.5:
a. Tread: 10” min.
b. Riser: 7 3/4” max.
c. Open risers shall not permit the passage of a 4” diameter sphere.
3. Handrails shall have a minimum height of 30” and a maximum height of 42” measured from the nosing of the treads,
Title 12 DCMR 708.10.
4. Headroom: Minimum headroom in stairways shall be 6’-8”, as described in IRC §R311.7.2.
 5. Under-stair protection: Accessible space under stairs shall be finished with 1/2” GWB to comply with IRC §R302.7.
6. Illumination: Interior and exterior stairways shall be illuminated in compliance with IRC §R303.6.
E. Guard railings:
1. Where required: Porches, balconies or raised floor surfaces located more than 30” above the floor or grade below
and retaining walls with a difference in grade level on either side of the wall exceeding 4 ft. and within 2 ft. of a walk,
path, parking lot or driveway on the high side shall have guards not less than 36” in height. Open sides of stairs with a
total rise of more than 30” above the floor or grade below shall have guards not less than 34” in height, IRC §R312.
2. Opening limitations: Required guards as described above shall have intermediate balusters that do not allow the
passage of a 4” diameter sphere. Required guards shall not be constructed with horizontal rails or other pattern that
results in a ladder effect, IRC §R312.3. Exception: Triangular openings formed by the riser, tread, and bottom rail of a
guard at the open side of a stairway are permitted to be of such a size that a 6” diameter sphere cannot pass through.
F. Smoke Alarms.
1. Smoke alarms shall comply with NFPA 72 and IRC §R314.
2. Smoke alarms shall, at a minimum, be placed in the following locations.
a. Each sleeping room.
b. Outside of each separate sleeping area in the immediate vicinity of the bedrooms.
c. On each additional story, in compliance with IRC §R314.3.
3. Combination smoke/carbon monoxide alarms are permitted, IRC §R314.5.
4. Interconnection: All smoke alarms in the dwelling shall be interconnected so that activation of one activates all the
others, IRC §R314.4.
5. Power source: Smoke alarms shall be hard-wired, with battery backup, IRC §R314.6.
6. Automatic sprinkler systems: IRC §R313.1.
G. Foundations.
1. Concrete and masonry foundation walls shall be selected and constructed in accordance with §R404 and table
R301.2(1), or in accordance with ACI 318, ACI 332, NCMA TR68-A or ACI 530/ASCE 5/TMS 402 or other approved
structural standards.
2. Foundation concrete shall comply with IRC §R402.2.
3. Height of walls: Concrete and masonry foundation walls shall extend above the finished grade adjacent to the
foundation at all points a minimum of 4” where masonry veneer is used and a minimum of 6” elsewhere, IRC
§R404.1.6
4. Wood sill plates: Wood sill plates shall be pressure-preservative-treated. The minimum width shall be the width of the
studs of the frame wall directly above. Sill plates shall be anchored to the foundation with anchor bolts or approved
straps spaced a maximum of 4’-0” OC, and shall also be located within 12” from the ends of each plate section. Bolts
shall be at least 1/2” diameter and shall extend a minimum of 7” into masonry or concrete. IRC §R403.1.6
H. Crawlspaces.
1. Crawlspaces (or “Under-Floor Space”) shall comply with IRC §R408.
2. Ventilation.
a. Minimum net area of ventilation openings shall not be less than 1 square foot per 150 sf of crawlspace area.
b. One ventilating opening shall be within 3’-0” of each building corner.
3. Access: An access opening shall be provided for the crawlspace, IRC §R408.4. A floor opening shall be a minimum
of 18” x 24”. A wall opening shall be a minimum of 16” x 24”.
4. All untreated lumber shall be minimum 18” above finished grade, and shall comply with IRC §R317.1.
I. Roofs.
1. Roof loads shall be transmitted to foundation.
2. Roof assemblies shall comply with IRC Chapter 9.
3. Roof ventilation and attic access shall comply with IRC §R806 and §R807.
J. Fireplaces, flues, and chimneys.
1. Chimneys and fireplaces shall comply with IRC Chapter 10 and Fig. R1001.1. Flue sizes shall be determined in
accordance with Fig. R1003.14
2. The angle of sloped metal or masonry flues shall not exceed 30 degrees from vertical.
3. Clearance to combustible materials.
a. Masonry chimneys located within the exterior walls of the building shall have a minimum air space clearance to
combustibles of 2”. Chimneys located entirely outside the exterior walls of the building, including chimneys that
pass through the soffit or cornice, shall have a minimum air space clearance of 1.” The air space shall not be
filled, except to provide fire blocking in accordance with IRC §R1003.19.
b. All wood beams, joists, studs and other combustible material shall have a clearance of not less than 2” from the
front faces and sides of masonry fireplaces and not less than 4” from the back faces of masonry fireplaces, IRC
§R1001.11
4. Ventilation: Factory-built or masonry fireplaces shall be equipped with an exterior air supply to assure proper fuel
combustion, unless the room is mechanically ventilated and controlled so that the indoor pressure is neutral or
positive, IRC §R1006.1.
K. Swimming pools.
1. All residential swimming pools shall comply with IRC Appendix G, and Article 680 of the National Electric Code.
2. Swimming pool areas shall be fenced in compliance with IRC §AG105. The minimum barrier height shall be 48”.
L. Miscellaneous.
1. Energy efficiency: All dwellings shall comply with IRC Chapter 11, Energy Efficiency. Exception: 1-story additions of
200 square feet or less.
2. Radon: Radon venting is required and shall be installed per IRC Appendix F (Radon Control Methods).
3. Safety glass: Glass in doors, side lights, tub and shower enclosures, and skylights shall be safety glass, IRC
§R308.4.
6. Manufactured parts: All manufactured parts to be installed according to Manufacturers’ specifications.
02 Site Work and Existing Conditions
1. Soil.
A. Soil bearing capacity minimum requirement: 1500 psf UNO.
B. Assumed soil equivalent fluid pressure: 40 psf.
2. Drainage.
A. Lot drainage shall comply with IRC §R401.3
B. Foundation drainage shall comply with IRC §R405.1
3. Fill.
A. Unless otherwise determined by soil engineer, all fill under paving and slab shall be graded mixtures of sand and gravel,
well-compacted by appropriate types of compaction equipment in successive layers not greater than 6” thick, to a density
not less than 95% of the maximum density at optimum moisture content determined by ASTMD-698, the standard Proctor
method. Fill material shall be free from organic material, trash, muck, concrete, asphalt or other deleterious substances.
Prior to placing fill, the existing surface shall be cleared of all refuse or organic material.
B. Basement wall shall not be backfilled until the first floor framing is in place and the walls have been braced, IRC
§R404.1.7
C. Maximum unbalanced fill for foundation walls shall comply with IRC Tables §R404.1.1 (1) through (4).
4. Existing conditions.
 A. All existing conditions, materials, dimensions, and elevations shall be verified by the Contractor prior to beginning work.
B. Extreme care and safety measures must be taken by the General Contractor so as not to damage the existing structure in
any way. Any damage to the existing structure resulting from construction work shall be the sole responsibility of the
Contractor.
C. The design and installation of any temporary shoring of existing structure is the sole responsibility of the contactor.
Temporary shoring may be required in order to support existing structure laterally as well as vertically.
03 Concrete
1. Compressive strength of concrete: f1c=3000 psi hard rock at 28 days, UNO.
2. Concrete footings.
A. All footings shall comply with IRC §R403.
B. All footings shall be carried to a minimum of 12” into undisturbed, original soil or controlled compacted gravel fill.
C. Bottom of exterior footings shall be minimum of 30” below finished exterior grade.
D. Footings shall step when required, at a maximum slope of one unit vertically to two units horizontally. The horizontal
distance between steps shall not be less than 16”.
E. Utility lines passing under footing shall be protected with concrete cover 9” minimum at sides and bottom of lines and up
to bottom of wall or footing structure.
3. Minimum cover of reinforcing steel.
A. Slabs and walls at faces not exposed to weather: 1 1/2”
B. Columns and bottoms and sides of beams: 1 1/2”
C. Bottoms of slabs poured on vapor barrier: 1 1/2”
D. All members exposed to weather or backfill: 1 1/2”
E. Footings and all members placed against earth: 3”
4. Slabs.
A. Concrete slabs-on-grade to be a minimum of 4" thick, reinforced with 6x6-10/10 welded wire fabric, placed over a
minimum of 4" gravel, IRC §R506.1.
B. Interior slabs to have 6 mil polyethylene vapor barrier beneath concrete.
5. Miscellaneous.
A. The Contractor is responsible for providing necessary inserts, sleeves, clips and anchors and miscellaneous devices as
may be required for construction. Dimensions and locations of these items shall be verified before concrete is placed.
04 Masonry
1. Structural masonry construction shall comply with IRC §R606.
2. Masonry Veneer.
A. Masonry veneer construction shall comply with IRC §R703.7-8.
B. Weepholes: Maximum weephole spacing shall be 33” OC, and minimum diameter shall be 3/16”. Weepholes shall be
located directly above the flashing, IRC §R703.7.6.
C. Flashing shall comply with IRC §R703.8.
D. Masonry Ties: Corrugated, hot-dipped galvanized, at maximum 16” OC horizontal and 24” OC vertical.
3. Brick manufacture to conform to ASTM C62.
4. Concrete masonry to have minimum prism strength of 1000 psi.
5. Masonry mortar to conform to ASTM C270 Type S for foundation walls and Type N elsewhere.
6. Masonry grout for filled cells to conform to ASTM C476.
05 Metal
1. Structural Steel.
A. Structural Steel to have minimum yield strength of 36 ksi per ASTM A36, supplied and installed with one coat of red-oxide
primer.
B. Contractor to provide fabrication and erection drawings for structural steel. Allow two weeks for review.
C. Steel columns: 3" standard pipe schedule 40 with 4" long cap, UNO. 25. The use of adjustable, screw-type steel columns
is not permitted.
D. Tubular steel shall conform to ASTM A501.
E. Welding of structural steel to be performed by AWS certified personnel in accordance with AWS D1.1 Code. Use only
E70XX welding rod.
F. Steel Lintels: At masonry openings, provide one angle for each 4” of masonry wall thickness as follows, UNO:
1. Width up to 3’-5”: L3 1/2 x 3 1/2 x 1/4 (5/16 for exterior)
2. 3’-6” to 5’-11”: L4 x 3 1/2 x 5/16
3. 6’-0” to 7’-11”: L6 x 3 1/2 x 5/16
4. Greater than 7’-11”: Design required.
2. Reinforcing Steel.
A. Reinforcing steel to be ASTM A615 Grade 60 and placed in accordance with ACI code.
B. Welded wire fabric shall conform to ASTM A185-85. Lap the edges of wire fabric at least one cell width in each direction.
All slabs on grade shall have a minimum of one layer of 6x6 – 10/10welded wire fabric at mid-depth, UNO.
3. Flashing.
A. Provide metal flashing at all window heads, horizontal window stops, windowsills, at the bottom of all cavity walls and at
all other locations recommended by SMACNA.
4. See Architectural drawings for additional miscellaneous metal not shown in structural drawings.
06 Wood, Plastic, and Composites
1. Framing
A. General
1. Stud Walls
a. Spacing: Maximum stud spacing shall be 16” OC.
b. Plates: All stud bearing walls to be provided with 2 continuous top plates and one continuous bottom plate.
Splices of top plate shall occur over stud. Splices in the top plates shall be staggered a minimum of 4’-0”. When
the top plate of any load bearing wall is cut more than 50% of its width, a galvanized metal tie must be used in
compliance with IRC §R602.6.1.
c. Bridging: Provide horizontal bridging at mid-height of wall, UNO. Stucco walls shall have bridging at each
sheathing joint.
d. Headers: All framed openings in bearing walls shall have headers as follows, UNO:
• 2x4 stud walls: (2)2x8s
• 2x6 stud walls: (3)2x6s
e. Holes and notches: Holes bored in single bearing wall studs shall not exceed 40% of stud width. Holes bored in
double bearing wall studs shall not exceed 60% of the stud width. No more than two consecutive studs may be
doubled and so bored. Notches in bearing wall studs shall not exceed 25% of stud width. Holes and notches
shall not over lap in any stud cross-section. Holes must be at least 5/8” from either stud edge. IRC§R602.6.
f. Fireblocking: Shall comply with IRC §R602.8.
g. Bracing: Shall comply with IRC §R602.10.
2. Perimeter walls
 a. Continuously sheathed w/ 15/32" APA Rated sheathing.
b. Wall bracing shall be continuous sheathed wood structural panels per IRC §R602.10.4. Where wall bracing is
insufficient, alternate means shall be provided and engineered per ASCE 7 using the wind load in General /
Design Loads above.
3. Freestanding Posts
a. Posts supporting sawn lumber beams and headers to be a minimum of (2)2x4s.
b. Posts supporting manufactured lumber beams and headers to be a minimum of (3)2x4s
4. Bolts for ledger boards to be threaded rod manufactured in accordance with ASTM A36 or F1554 and installed with
Powers AC-100+ Gold adhesive. Bolts to be installed into solid back up only (either poured concrete, grout-filled
CMU, or solid brick).
5. Joist Decks
a. Appropriately sized joist hangers shall be used where joists or rafters frame into beams.
b. Bridging shall comply with IRC §502.7.1. Maximum spacing shall be 7’-0” OC.
c. Openings shall comply with IRC §502.10.
d. Joists shall be doubled below non-bearing partitions that equal or exceed 50% of the span.
e. Holes and notches in nominal dimensional lumber.
• Notching depth in the top or bottom of the joists and beams shall not exceed one-sixth the depth of the
members and shall not be located in the middle one-third of the span (including birds-mouth cuts)
• Notch depth at the ends of members shall not exceed 1/4 the depth of the members.
• The tension side of beams, joists and rafters of four inches or greater nominal thickness shall not be
notched, except at the ends of members.
• Holes bored or cut into joists shall not be closer than 2” to the top or bottom of the joists. The diameter of the
hole shall not exceed one-third the depth of the joists.
f. Holes and notches in manufactured lumber or joists: Shall comply with Manufacturers’ specifications.
g. Two layers of sheathing shall to be used under all tile and stone floors. Joints shall be staggered.
h. Draftstopping: Shall comply with IRC §R502.12.
i. Fireblocking: Shall comply with IRC §502.13.
j. When the floor framing is less than 36” from the ground, a framing inspection must be requested prior to
installing any flooring materials.
6. Roofs
a. Rafters: 2x10, UNO.
b. All truss and rafter ends to be secured to tops of walls with hurricane clips (Simpson H2.5 or approved equal).
c. Prefabricated roof trusses to be engineered, fabricated, and erected in accordance with IRC §802.10, ANSI/TPI
1, WTCA, and Manufacturer’s specifications.
7. Use pressure-preservative-treated wood for nailers, blocking, sleepers, plates, grounds, and all framing in contact
with exterior masonry walls, concrete, slabs-on-grade, and elsewhere as indicated or required.
B. Materials
1. Lumber: All lumber shall be No. 2 SPF, shall have the following minimum properties:
a. Bending stress “Fb” = 875 psi for single member use
b. Bending stress “Fb” = 1000 psi for repetitive member use
c. Horizontal shear “Fv” = 70 psi
d. Compression perpendicular to grain “Fc” = 335 psi
e. Compression parallel to grain “Fc ” = 1300 psi
f. Modulus of elasticity “E” = 1,300,000 psi
2. Laminated Veneer Lumber (LVL) shall have the following minimum properties:
a. Bending stress “Fb” = 2600 psi
b. Horizontal shear “Fv” = 285 psi
c. Modulus of elasticity “E” = 1,900,000 psi
3. Plywood.
a. Bearing grade/trademark of the American Plywood Association. Span rating as required to suit stud or joist
spacing indicated.
b. Wall sheathing: APA rated 1/2” plywood.
c. Floor sheathing: APA rated 3/4" “Sturd-I-Floor” plywood, glued and nailed to joists.
d. Roof sheathing: APA rated 5/8” plywood.
4. Joist and beam hangers shall be sized and installed per manufacturers’ specifications.
C. Execution.
1. All wood blocking, nailers, etc., shall be attached to steel or concrete framing with power actuated fasteners or 3/8”
diameter bolts, unless otherwise noted. Fasteners shall be spaced at 24” maximum OC and shall be staggered.
Fasteners shall have minimum capacity of 100 pounds in shear and pullout UNO.
07 Thermal & Moisture Protection
1. Run exterior perimeter foundation drains to daylight.
2. Install self-adhesive ice and water barrier at eaves, hips, valleys, chimneys, and surfaces over interior space within 36” of the
inside face of exterior walls.
3. Exterior foundation walls that retain earth and habitable or usable spaces located below grade shall be waterproofed with a
membrane extending from the top of the footing to the finished grade, IRC §R406.2.
4. Building thermal envelope factors are based on IECC 2012 §R402.
5. U-factor maximum design values:
A. Window/doors: 0.35.
B. Skylight: 0.55.
6. SHGC maximum design value: 0.40.
7. R-value minimum design values:
A. Ceiling: R-49.
B. Wood framed walls: R-20, or R-13 cavity and R-5 continuous.
C. Concrete walls: R-5 exterior, or R-10 interior.
D. Floors: R-19.
E. Basement walls: R-10 continuous, or R-13 between furring studs.
F. Slab on grade: R-10, 24” depth.
G. Crawl space walls: R-10 continuous, or R-13 between furring studs.
8. Climate zone 4A.
22 Plumbing
1. Plumbing design, equipment, and installation shall comply with IRC Part VII – Plumbing.
23 Mechanical
1. Heating, Ventilation, and Air Conditioning (HVAC)
A. HVAC design, equipment, and installation shall comply with IRC Part V – Mechanical.
B. Ventilation.
1. Bathrooms without windows shall be vented to the outside of the building, IRC §R303.3
 2. Clothes dryer exhaust.
a. Clothes dryer exhaust systems shall be independent of all other systems and shall be vented to the exterior of
the building; flexible transition duct connectors shall not be concealed within the walls or ceiling, IRC §M1501.1.
b. The maximum length of a clothes dryer exhaust duct shall not exceed 25’ from the dryer location to the wall or
roof termination. The maximum length of the duct shall be reduced 2.5’ for each 45-degree bend and 5’ for each
90-degree bend, IRC §M1501.3
26 Electrical
1. Electrical design, equipment, and installation shall comply with IRC Part VIII – Electrical.