HomeMy WebLinkAbout26-001655ALL CHANGES REQUIRE
APPROVAL OF REVISED
PLANS
SMOKE DETECTORS SHALL BE LINKED
SO THAT WHEN ONE SOUNDS, ALL
SOUND.
APPROVED PLANS SHALL BE
KEPT ON JOBSITE AT ALL TIMES
SPECIAL NOTE
PROVIDE SAFETY GLAZINGS AS REQUIRED PER
SECTION 308 AND EMERGENCY ESCAPE AND
RESCUE OPENINGS PER SECTION 310 OF THE
INTERNATIONAL RESIDENTIAL CODE
PROVIDE A SIGNED AND SEALED ENGINEERS
LETTER CONFIRMING ONSITE INSPECTION AND
APPROVAL OF ALL STRUCTURAL STEEL
FRAMING, WELDS, AND CONNECTIONS
CONSTRUCTION HOURS
7:00 A.M. - 7:00 P.M.
MONDAY - SATURDAY ONLY
NO WORK PERMITTED ON SUNDAY
EXISTING
EXISTING
CONTRACTOR SHALL CALL FOR INSPECTIONS:
(817) 410-3010
CONTRACTOR REGISTRATION WILL BE
REVOKED UPON PERMIT EXPIRATION.
EXISTING
l W AU.PL ANFAGTORY.CAM
SEPERATE PLUMBING,
MECHANICAL, ELECTRICAL AND
SIGN PERMITS SHALL BE REQUIRED.
EXISTING RIDGE HEIGHT: ±171-011
"
EX15TING EXISTING MAX BUILDING HEIGHT AT CHIMNEY: ±201-0
Il'40" PLATE
t � �
EXISTING
EXISTING EXISTING
EXISTING
8' PLATE
---------------------------------------------------------------------------------------------------------- -----
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EX15TING EXISTIWj
Ll
---------------------------------------------
EXISTING
IT IS THE RESPONSIBILITY OF THE OWNER/
DESIGN PROFESSIONAL/ CONTRACTOR TO
HAVE PLANS REVIEWED AND THE BUILDING
INSPECTED BY A CERTIFIED ENERGY CODE
INSPECTOR IN ACCORDANCE WITH STATE LAW.
PLAN REVIEW AND INSPECTION
DOCUMENTATION SHOWING COMPLIANCE WITH
THE ENERGY CODE ADOPTED BY THE STATE
SHALL BE SUBMITTED TO THE BUILDING
DEPARTMENT.
RESPONSE TO COMMENTS 6-12-26
RECEIVED: 05/7/2026
26-001655
416 RIDGE ROAD
RESIDENTIAL ADDITION & ALTERATION
- - - - Il_6" PLATE
- 8' PLATE_
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FINISH FLOOR
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CITY OF GRAPEVINE
THIS PAGE RELEASED FOR CONSTRUCTION
RELEASE DOES NOT AUTHORIZE ANY WORK IN CONFLICT
WITH THE BUILDING CODE OR ZONING ORDINANCE.
CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TIMES.
06/25/2026
BY: ARNOLDO RAMIREZ TSBPE: 1-3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
FA
PROVIDE SIGNED AND SEALED LETTER
FROM REGISTERED ENGINEER
CONFIRMING SITE INSPECTION AND
APPROVAL OF PIER INSTALLATION WHEN
WORK IS COMPLETE
RUTHERFORD RESIDENCE
41(o RIDGE ROAD
S� p,MP *S LOT 6 AND PORTION OF LOT -1 BLOCK
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* THE PLAN FACTORY * TARRANT COUNTY
* ARLINGTON, TEXAS
` 817-654-9012 (n
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Q NOTE: IT IS THE SOLE RESPONSIBILITY
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SQUARE FOOTAGE:
E. LOWER AC: 1056
NEW LOWER AC:1019
E. UPPER AC: 1010
TOTAL A/C: 3085
E. GARAGE: 539
E. PORCH: 239
TTL AUR: 4163
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Date 3/12/26
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CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TIMES.
06/25/2026
BY: ARNOLDO RAMIREZ TSBPE: 1-3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
ALL CHANGES MUST BE APPROVED.
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SQUARE FOOTAGE:
E. LOWER AC: 105(o
NEW LOWER AC:10IS
E. UPPER AC: 1010
TOTAL A/C: 3085
E. GARAGE: 5313
E. PORCH: 23S
TTL AUR: 4163
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CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
06/25/2026
BY: ARNOLDO RAMIREZ TSBPE: 1-3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
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* ARLINGTON, TEXAS
* 817-654-9012
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SQUARE FOOTAGE:
E. LOWER AG: 1056
NEW LOWER AG: 1019
E. UPPER AC: 1010
TOTAL A/C: 3085
E. GARAGE: 539
E. PORCH: 239
TTL AUR: 4163
Drawn
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Date
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CITY OF GRAPEVINE
THIS PAGE RELEASED FOR CONSTRUCTION
RELEASE DOES NOT AUTHORIZE ANY WORK IN CONFLICT
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CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TIMES.
06/25/2026
BY: ARNOLDO RAMIREZ TSBPE: 1-3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
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SQUARE FOOTAGE:
E. LOWER AC: 1056
NEW LOWER AC:1019
E. UPPER AC: 1010
TOTAL A/C: 3085
E. GARAGE: 53S
NOTE:
ALL EXISTING DIMENSIONS TO E. PORCH: 23S
SE FIELD VERIFIED PRIOR TO
CONSTRUCTION
TTL AUR: 4163
RUTHEIRFORD RESIDENCE Drawn Ms/GD
416 RIDGE ROAD 11223
S� AMP S LOT 6 AND PORTION OF LOT I $LOCK Job
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* 817-654-9012 (n I NI N
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WITH THE BUILDING CODE OR ZONING ORDINANCE.
CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TIMES.
06/25/2026
BY: ARNOLDO RAMIREZ TSBPE: 1.3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
ALL CHANGES MUST BE APPROVED.
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DESCRIPTIONI
SQUARE FOOTAGE:
E. LOWER AC: 1056
NEW LOWER AC: 1019
E. UPPER AC: 1010
TOTAL A/C: 3086
E. GARAGE: 539
E. PORCH: 239
TTL AUR: 4163
Drawn msiGr->
Job 11223
Date 3/12/26
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CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TIMES.
06/25/2026
BY: ARNOLDO RAMIREZ TSBPE: 1-3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
ALL CHANGES MUST BE APPROVED.
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CARBON MONOXIDE DETECTOR COP—t-U SQUARE FOOTAGE-
AC/DC
E. LOWER AC. 1056
CHIMES NEW LOWER AC: 101g
TELEVISION E. UPPER AC: 1010
TELEPHONE TOTAL A/C: 3005
E. GARAGE: 539
E. PORCH: 239
NOTE: ELECTRICAL LAYOUT IS PROVIDED ONLY
AS A GUIDELINE FOR BASIC FEATURES. IT IS THE SOLE
RESPONSIBILITY OF THE BUILDER TO COMPLY WITH AL 'TL AUR:
GOVERNING AUTHORITIES.
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` * THE PLAN FACTORY * 0 T,4RRANT COUNTY
* ARLINGTON, TEXAS
* 817-654-9012 * (n
designers@planfactory-com * Z
Q NOTE: IT IS THE 50LE RESPONSIBILITY
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CITY OF GRAPEVINE
THIS PAGE RELEASED FOR CONSTRUCTION
RELEASE DOES NOT AUTHORIZE ANY WORK IN CONFLICT
WITH THE BUILDING CODE OR ZONING ORDINANCE.
CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TIMES.
06/25/2026
BY: ARNOLDO RAMIREZ TSBPE: 1-3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
ALL CHANGES MUST BE APPROVED.
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E. LOWER AC: 1056
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TELEPHONE TOTAL A/C: 3085
E. GARAGE: 539
E. PORCH: 239
NOTE: ELECTRICAL LAYOUT 15 PROVIDED ONLY
AS A GUIDELINE FOR BA51C FEATURES. IT 15 THE 50LE
RESPONSIBILITY OF THE BUILDER TO COMPLY WITH ALL TTL AUR: 4163
GOVERNING AUTHORITIES.
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Drawn Ms/G°
AMP
416 RIDGE ROAD
Job
11223
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LOT 6 AND PORTION OF LOT -1 BLOCK
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`� * * * ,� ,f,
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Date
3/12/26
REPRODUCTION OF
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REV.*'
DATE
* THE PLAN FACTORY
0
TARRANT COUNTY
* ARLINGTON, TEXAS
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Lm
SPECIAL NOTE
PROVIDE SAFETY GLAZINGS AS REQUIRED PER
SECTION 308 AND EMERGENCY ESCAPE AND
RESCUE OPENINGS PER SECTION 310 OF THE
INTERNATIONAL RESIDENTIAL CODE
FINISH FLOOR
C'R AIP VINE
CITY OF GRAPEVINE
THIS PAGE RELEASED FOR CONSTRUCTION
RELEASE DOES NOT AUTHORIZE ANY WORK IN CONFLICT
WITH THE BUILDING CODE OR ZONING ORDINANCE.
CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TIMES.
06/25/2026
BY: ARNOLDO RAMIREZ TSBPE: 1-3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
ATE
-FINISH FLOOR -�Lf--------
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416 RIDGE ROAD
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�0 1
M REPRODUCTION OF RID(3ECRE5T ADDITION
THESE PLANS BY ANY
MEANS IS PROHIBITED ** CITY OF GRAPEVINE
* THE PLAN FACTORY * O TARRANT COUNTY
* ARLINGTON, TEXAS
817-654-9012 * U)
` designers@planfactory.com z
M Q NOTE: IT IS THE SOLE RESPONSIBILITY
CALL THE DESIGNER * * OBTAIN LEGAL COPIES * * Q OF THE BUILDER TO VERIFY ALL
-9 * OF THIS PLAN * < ASPECTS OF THIS PLAN AND TO
EGA O ENSURE THAT THIS PLAN MEETS ALL
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SQUARE FOOTAGE:
E. LOWER AC: 1056
NEW LOWER AC:1019
E. UPPER AC: 1010
TOTAL A/C: 3085
E. GARAGE: 539
E. PORCH: 239
TTL AUR: 4163
Drawn Ms/G°
Job
11223
Date
3/12/26
REV.*
DATE:
NA
NA
PLAN
NO.
RUTHERFORD
PG. S
OF 13
L
1/4"=1'-m"
NOTES:
1. ROOF P I TCH 9 6:12 U.N.O.
2. ARROWS INDICATE DOWNWARD SLOPE OF ROOF
.GRAD VIDE;
T F, \ ° 1 S
CITY OF GRAPEVINE
THIS PAGE RELEASED FOR CONSTRUCTION
RELEASE DOES NOT AUTHORIZE ANY WORK IN CONFLICT
WITH THE BUILDING CODE OR ZONING ORDINANCE.
CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TIMES.
06/25/2026
BY: ARNOLDO RAMIREZ TSBPE: 1-3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
I
EXISTING
EXI511N6
EXISITNG
EXISTING
ooO
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NOTES:
I. ROOF PITCH 6 6:12 UN.O, I
2. OVERHANG 6 18" FROM EXT. FACE OF FRAME U.N.O.
3. ARROWS INDICATE DOWNWARD SLOPE OF ROOF
EXISTING RIDGE
8' PLATE
WWW.f=LANf=ACTORY.COM
TABLE R80432.1(2)ULTIMATE DESIGN WIND SPEED TO EQUIVALENT SNOW LOAD CONVERSION
ULTIMATE EQUIVALENT GROUND SNOW LOAD (psf)
WIND SPEED AND
EXPOSURE
Exposure Wind speed Roof slope
(mph)
3:12 4:12 5:12 (6:12 1:12 8:12 9:12 10:12 11:12 12:12
B 115 20 20 20 20 20 20 20 20 20 20
120
20
20
20
20
20
20
20
20
20
20
130
20
20
20
20
20
20
20
20
20
20
LESS140
20
20
20
20
20
20
20
30
30
30
C 115
20
20
20
20
20
20
20
20
30
30
120
20
20
20
20
20
20
20
30
30
50
130
20
20
30
30
30
30
30
30
50
50
LESS140
30
30
50
50
30
30
50
50
50
50
TAE3I_E R804.3.2.10)R00F f ,AFTN 5PAN5a, bl c, d
ALLOWABLE SPAN MEASURED HORIZONTALLY (feet -inches)
Ground snow load (psf)
MEMBER 20
30
1 50
10
DESIGNATION
Rafter spacing (inches)
16 24
16
24 16
24
16
162-33 t3 -I1 ll -4
11-�°
�'-1" �'-5"
T-$°
$'-I°
5506I62-43 15'-9' 13'-8
14'-3"
I14" Il -4"
9'-3'
5506I62-54 16'-11" 14'-10"
15'-3"
13'-4" 13'-3"
II'-T
12'-0"
5506I62-68 18'-2` 15'-10"
16 -5"
14'-4" 14'-3"
2'-5"
12'-11"
8005162-33 1 I6'-4" 13'-4"
3
-1"
9'-0"
9'-6"
8005162-43 19'-1 16'-0"
1
'- "
16 8
13'-i" 13 -4"
10'-10"
ll'-5"
8005I62-54 1 22 -9" 19'-II"
20 -1 "
IT -11 IT-10"
4'-9"
15'40"
8005162-68 1 24'-T 21'-6"
22'-2'
19'-5" 19'-3° 1
I6'-10"
1 IT-5"
10006I62-43 1 22'-2" 18'-1"
1 18'-10'
1 15'-4° 15'-1" 1
12'-4"
1 12'-I1"
10005162-54 21'-1' 23'-8`
1 24'-6°
1 20'-9- 1 20'-5- 1
16'-8'
1 li'-6"
10005162-68 I 29 -5"' 25 -8"
1 26'-6"
1 23'-2- 1 23 -0- 1
19 -6"
1 20'-6-
12005162-54 1 31'-3° 21-0
1 28-1°
1 22-11" 1 22'-6° 1
18'-4
1 19'4'
i1005i61-6S 1 34 -0 15 -S
I 30'-S
1 16 -9 1 jr -6 1
11- 1
For 51. 1 inch = 25.4 mm, 1 foot = 304.8 mm, 1 pound per square foot = 0-0419 kPa.
a. Table provides maximum horizontal rafter spans in feet and inches for slopes between 3:12 and 12.12.
b. Deflection criteria: L/240 for
live loads and L/180 for total loads.
c. Roof dead load = 12 psf.
d. Grade 33 ksi steel is permitted to be used
for 33 mil and 43 mil thicknesses. Grade 50 ksi steel
shall be used for 54 and 68 mil thicknesses—,
TNEW a:iz 1 New
EX15TING EX15TiNG
8' PLATE
24
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I NEW LOWER AC: 1019
EXISTING CHIMNEY
E. UPPER AC: 1010
TOTAL A/C: 3085
NEW
IV E. GARAGE: 53C3
E. PORCH: 239
— -j
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8' PLATE
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RUTHE O ESIDENGE
G ROAD
p,MP 5
LOT 6 AND PORTION OF LOT -1 BLOC-<
R I DGE GRE ST ADDITION
THESE PLANSION BY ANY
* MEANS IS PROHIBITED **
CITY OF GRAPEVINE
* THE PLAN FACTORY * 0
TARRANT GOUNTY
* ARLINGTON, TEXAS
*
817-654-9012 (/)
41 designers@planfactory.com * Z
Q
*
NOTE: IT IS THE SOLE RESPONSIBILITY
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ENSURE THAT THIS PLAN MEETS ALL
GOVERNING CODES E REQUIREMENTS.
TTL AUR: 4163
Drawn
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Job
11223
Date
3/12/2(
REV.*'
.
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NA
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PLAN NO.
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SQUARE FOOTAGE:
E. LOWER AC: 1056
NEW LOWER AC:1m19
E. UPPER AG: 1010
TOTAL A/C: 3085
5/8" DIA. PIPE t0 FIXTURES
MAN LE11dwL PLUMSIT�IICs IOLM
E. GARAGE: 539
LEGEND
1/4' 1 -011
E. PORCH: 239
WH WH
1. ALL ELECTRICAL, PLUMBING AND MECHANICAL WORK DONE ACCORDING
SS SANITARY SEWER
TO 2021 IRC, 2015 IECC AND 2023 NEC
VTR VENT TO ROOF
2. GC HAS THE OPTION TO REROUTE SEWER LINE OR WATER LINE
TTL AUR: 4163
OR MECHANICAL DUCT IN ORDER TO SAVE ON COST.
THESE PLANS ARE A GENERAL LAYOUT
3. MAIN WATER LINE ENTERING BLDG. IS A 1" LINE THEN BRACHES TO 3/4"
4. ALL SANITARY SEWER LINES TO BE PVC
5. PEX MANIFOLD LOCATED TO BE LOCATED PER PLUMBING CONTRACTOR
RUTHERFORD RESIDENCE
Drawn Ms/G°
AMP /
416 RIDGE ROAD
-1
Job 11223
51 S
LOT 6 D PORTION OF LOT BLOCK
44
` Off,
1
Date 3/12/26
OF
RI DGECREST ADDITION
TRESE PLANTION
** MEANS IS PROHIBITED** ��
CITY OF GRAPEVINE
REV.* DATE .
` * THE PLAN FACTORY *
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* ARLINGTON, TEXAS '
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y� * OF THIS PLAN * * O�
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I. ALL ELECTRICAL, PLUMBING AND MECHANICAL WORK DONE ACCORDING
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2, GC, HAS THE OPTION TO REROUTE SEWER LINE OR WATER LINE
OR MECHANICAL DUCT IN ORDER TO SAVE ON COST.
THESE PLANS ARE A GENERAL LAYOUT
3. MAIN WATER LINE ENTERING BLDG. IS A 1" LINE THEN BRACHES TO 3/4"
4. ALL SANITARY SEWER LINES TO BE PVC
5. PEX MANIFOLD LOCATED TO BE LOCATED PER FLUM51NG CONTRACTOR
U=PLANFACTORY.COM
RUTNERFORD RE5IDENGE
416 RIDGE ROAD
S� AMP �S LOT (o AND PORTION OF LOT -i BLOCK
REPRODUCTION OF >' RIDCxECREST ADDITION
** HESE PLAEANS PPRJOH BIBY TE MIS
CITY OF GRAPEVINE
* THE PLAN FACTORY * 0 TARRANT COUNTY
* ARLINGTON, TEXAS '
* 817-654-9012 'U)
` designers@planfactory.com
NOTE: IT IS THE SOLE RESPONSIBILITY
nE DESIGNER TO K Qv OF THE BUILDER TO VERIFY ALL
LEGAL COPIES
THIS PLAN * 0�ASPECTS OF THIS PLAN AND TO
ENSURE THAT THIS PLAN MEETS ALL
GAL S� GOVERNING CODES 4 REQUIREMENTS.
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SQUARE FOOTAGE-
E. LOWER AC: 1056
NEW LOWER AC: 1019
E. UPPER AC: 1010
TOTAL A/C: 3085
E. GARAGE: 539
E. PORCH: 239
TTL AUR: 4163
Drawn Msl�D
Job 11223
Date 3/12/26
REv.# DATE:
NA I NA
PLAN NO.
RUTHERFORD
PG. 11 OF 13
WWW.f=LANf=ACTORY.COM
T
CITY OF GRAPEVINE
THIS PAGE RELEASED FOR CONSTRUCTION
RELEASE DOES NOT AUTHORIZE ANY WORK IN CONFLICT
WITH THE BUILDING CODE OR ZONING ORDINANCE.
CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TIMES.
06/25/2026
BY: ARNOLDO RAMIREZ TSBPE: 1-3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
ALL CHANGES MUST BE APPROVED.
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1. ALL ELECTRICAL, PLUMBI ANICAL WORK DONE ACCORDING
TO 2(d21 IRC, 2015 IECC AN 2 23 N�rWER
2. GC HAS THE OPTION TO LINE OR WATER LINE
OR MECHANICAL DUCT IN ORDER TO SAVE ON COST.
THESE PLANS ARE A GENERAL LAYOUT
3. VERIFY ALL DUCT SIZING WITH HVAC CONTRACTOR
REGISTER
REGISTER
RUTHERFORD RESIDENCE
416 RIDGE ROAD
S� AMP S LOT 6 AND PORTION OF LOT 7 BLOG<
�p 1
REPRODUCTION OF RIDGEGREST ADDITION
THESE PLANS BY ANY
4 * MEANS IS PROHIBITED ** 01 G I TY OF GRAPEVINE
* THE PLAN FACTORY * 0 TARRANT COUNTY
* ARLINGTON, TEXAS
817-654-9012 * (n
- ` designers@planfactory.com * Z
Q NOTE: IT IS THE SOLE RESPONSIBILITY
CALL THE DESIGNER TO Q OF THE BUILDER TO VERIFY ALL
OBTAIN LEGAL COPIES k
OF THIS PLAN * - ASPECTS OF THIS PLAN AND TO
/�* �'� O ENSURE THAT THIS PLAN MEETS ALL
eGAL S GOVERNING CODES 4 REQUIREMENTS.
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SQUARE FOOTAGE:
E. LOWER AC: 1056
NEW LOWER AC:1m19
E. UPPER AC: 1010
TOTAL AIG. 3085
E. GARAGE- 539
E. PORCH: 239
TTL AUR: 4163
Drawn Ms/GD
Job 11223
Date 3112126
REV.*' DATE:
NA I NA
PLAN N O .
RUTHERFORD
PG. 12 OF 13
SHEATHING
VERTICAL, HORIZONTAL OR PLYWOOD
SIDING STOPPED ABOVE DECKING
CONTINUOUS FLASHING FROM UNDER
SIDING TO KERF IN JOISTS
OPEN DECKING
KERF IN DECK JOISTS
FOR FLASHING DRIP
T LEDGER BOLTED TO FRAMING
JOIST HANGER
RABBET BASE OF LEDGER TO COVER
SIDING OR FLASH OVER SIDING.
.INTERIOR FLOOR STRUCTURE
`FRAMED WALL
OPEN DECK / WOOD WALL
NOTE: Stairs calculated with a 1'— s
RAIL /
2 X 2 BALUSTERS
aV al OR FLUTED
'
.1
/
iv 1 X SHOE RAIL FOR " MAXDRJM
BALUSTERS 10"
NOSING OF
Ft.
TREAD I
WATERPROOF MEMBRANE CONTINUOUS FROM
UNDER SIDING TO OUTER EDGE OR CONCRETE
REINFORCED LIGHTWEIGHT- CONCRETE DECK
PLYWOOD SUBFLOOR
SLOPE 114" PER FT.
HEADER JOIST BOLTED TO FRAMING
NOTE:
IF RAIL IS SOLID, SLOPE CONCRETE TO SCUPPERS
FROM ALL DIRECTIONS
LIGHTWEIGHT -CONCRETE DECK @ WALL
Requirements
Baluster spacing (clear) 4" may -
Clearance above nosing 8'8" min.
Landing length do width equal to stair width.
Landing railing 36 to 42 above landing.
Nosing 1 1/8".
Rise 7. 75" mA rimum
Stair railing 30 to 34 " above nosing.
Tread 10" min.
1lidth of stairs 38" min. in clear
VNI
1 1/8 PART. BD. TREADS
GLUED & SCREWED
Provide Min. 38" 1/2" PLYWOOD
wldth at stairways F
3) 2 X 12 STRINGERS
INGERS
5/8' TYPE "JC GYPSUM BD.
SECTION TYP. UNDER STAIRS
O
STAIR DETAIL
Roof
Roofing: Customer Choice
Sheathing: 1/2' CDX Min. Marked for 24" spans.
Note No vents in protected area -
Block all horozonal Panel edges. Gypsun board
must be Balled • 7 O.C.. F1berk*mrd--l/2' for
Note:
Nails 3/4" min. from edge
TYPICAL VALLEY DETAIL
Garage Wall
Use 5/8" Type "X" Gyp BD.
on all CLGS, walls, & exposed
members.
ff �p
/,ems
CITY OF GRAPEVINE
THIS PAGE RELEASED FOR CONSTRUCTION
RELEASE DOES NOT AUTHORIZE ANY WORK IN CONFLICT
WITH THE BUILDING CODE OR ZONING ORDINANCE.
CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TIMES.
06/25/2026
BY: ARNOLDO RAMIREZ TSBPE: 1-3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
1
1/2" INTERIOn GYPSUM
SHEATHING & FINISH
AS Liw BRICK VENEER WITH
MASONRY ANCHORS
DBL. 2X4 TOP PLATE AT 16" O.C. VERT.
_ \& 24" O.C. HORIZ.
STUCCO
SCALE: 1/2" = l'-0"
2x4 STUDS ® 16" O.C.
1/2" ASPHALT -IMPREGNATED
SHEATHING/PLYWOOD/OR
GYPSUM BOARD
T-PLY PAPER,
1 OR 2 LAYERS
1" GALVANIZED STEEL
MESH (MIN. 20 GA.)
OR
2.5 EXPLANDED
METAL LATH
MIN. 3/8"
STUCCOBASE
STUCCO FINISHE
WALL SECTION
OPENINGS ARE
PROHIBITED
' TYPE X GYP BOARD TO MEET AN51/UL 26:
ABV. FINISH SOFFIT MATERIAL
' HARDIE
5OFF IT AS
SELECTED
UNDER GYP. BOARD
1 HOJfR FfRE fR,47ED OVEfRHANC DETAIL
1/2' =1'-0'
INSULATION AS or �. �.� ,�.,� _ ROOF AS .w &ii m4L ON
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_ APP D BY ENGINEER
1/2" INTERIOR GYPSUM -
SHEATHING & FINISH - 2X6 JOISTS O 16"
AS Lia) - QN CENT. OR AS
APP D BY ENGINEER
INSULATION AS 15 LB. FELT FLASHING
TURN UP 12" ON
2X4 SOLE PLATE WITH - INSIDE OF SHEATHING
1/2" ANCHOR BOLTS
FROM CONCRETE AT
4' - 0" O.C.
/ WEEP HOLES O 4' O.C.
V
FLOOR
0 0
0 9
\ SEE FOUNDATION PLAN
TYPICAL WALL SECTION (ONE STORY)
N.T.S
V VL�IGIJ
2X4 NAILER
BETwlcpvN JOISTS
/ 3/4" X 24" PLYWOOD
VENT BAFFLE
/ 2X4 NAILERS
GALV. METAL DRIP
-� iX4 TRIM
\ 1X8 FASCIA
6" X, 16" SOFFIT VENT
O 8 -0" O.C.
3/4" EXT. PLYWOOD SOFFIT
HIP CORNICE
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INSULATION AS Jr L%.,jjI jL4)
ROOF D
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DBL. TOP PLATE
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FRAMING PLAN)
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TRIMER STUDS
TYP. ARCH DETAIL
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AT DECK
5/8" TYPE X GYP. BD.
FIRE TAPE ALL JOL\iTS
FIRE CALK JOP ITS
AT CEILING
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1/2" ANCHOR BOLTS
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TYPICAL
N.T.S.
0 0
III �,1
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dr=
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\ SEE FOUNDATION PLAN
WALL SECTIQN (TRIO STORY)
NOTE: IT 15 THE SOLE RESPONSIBILITY
OF THE BUILDER TO VERIFY ALL
ASPECTS OF THIS PLAN AND TO
ENSURE THAT TH15 PLAN MEETS ALL
GOVERNING CODES 4 REQUIREMENTS.
DESCRIPTIONI
Drawn
Job
Date
PLAN N0.
DETAIL
PG. I OF I
GRAM INE
CITY OF GRAPEVINE
THIS PAGE RELEASED FOR CONSTRUCTION
RELEASE DOES NOT AUTHORIZE ANY WORK IN CONFLICT
WITH THE BUILDING CODE OR ZONING ORDINANCE.
CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TIMES.
06J25/2026
BY: ARNOLDO RAMIREZ TSBPE:1-3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF QUAY.
ALL CHANGES MUST BE APPROVED.
L,.E.
L-------------------------------------------------------------------------------------------- '
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L-OT (o AND OF
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RIDC-cECREST ADDITION �
CITY OF GRAPE V NE /
TARRANT COUNTY
C 2 2 3
1�,A ✓ATE :�� A\1 FAC 7 OR1'
DA�E: 1/i9/2� NA -
IT 5HALL BE THE FJLL RE5FON513ILI7Y O� -HE 3JI.DER TO ✓ERIFY A-� A5FEC-5 0" �H5 FLAN AND 4DJJ5* !F REOJIRED
ct')
Single Family House Energy Report
Project Details
Project Name: THERFORD_416 RIDGE ROAD
Builder Name:
Builder Phone:
Justin Sobczak
817-688-3253
Builder Email: "@triplecheckinspections.com
Address: 416 RIDGE ROAD
City: GRAPEVINE
County: TARRANT
Zip: 76051
Certificate #: 1390323
Date Issued: 4/16/2026
Notes:
Emissions Reduction
2 %Above
Code
This single family residential project was found to be in compliance with the
performance measures described in the 2015 IECC as calculated by the Energy
Systems Laboratory, a division of the Texas A&M Engineering Experiment Station
77
using IC3 version 4.9.1
ENERGY SYSTEMS LABORATORY
TEXAS A&M ENGINEERING EXPERIMENT STATION
The values produced are generated by the DOE-2 building energy analysis program. These values do not constitute a
guarantee of actual energy usage by ESL or TEES.
IC3 performs the hourly annual energy calculation in accordance with the International Energy Conservation Code
Section R405, Simulated Performance Alternative. IC3 does not address the adequacy of the sizing of the heating/
cooling system.
NOx: 0 lbs.
sox: 0 lbs. Authorized Signature:
CO2e: 464 lbs.
IC3International
CODE
COM ■ -
■ COMPLIANCE
M ■CALCULATOR Version 4.9.1 Copyright 2026 Energy Systems Laboratory 11223_RUTHERFORD_416 RIDGE F Page 1 of4
General
Number of Bedrooms: 5
Wall Cavity Insulation: R- 13
Wall Continuous Insulation: R- 0
Windows
Roof
Orientation: North
SHGC: 0.25
U-Factor: 0.22
Cladding Type: Composite Shingl(
Radiant Barrier: No
Sealed Attic:
No
Roof Insulation:
R- 38
Attic Area:
1019
Cathedral Ceiling Area:
0
Flat Roof Area:
0
Wall Area Next to Attic:
0
Foundation
Foundation Type: Slab on Grade
Foundation Insulation: R- 0
WO
SEER: 16
SEER2: N/A
Tonnage: 4.00
Project Information
Structural Floor 1
Exterior Finish: Brick
Stud Type: 2 x 4
Stud Spacing: 16
Mechanical
Blower Door Test: 3
Ventilation Type: Balanced
Ventilation Rate: 82
Ventilation Operation: 24
Fan Power: 0.01
Fraction Outside: 0.5
Duct Tightness Test: 66
Supply Duct Insulation: R- 8
Return Duct Insulation: R- 8
Heating
Heating Type: Heat Pump
Heating Efficiency: 8.2 HSPF
Water Heater
Water Heater Type:
Electric
Energy Efficiency:
0.96EF
Tank Size:
N/A
Burner Capacity:
N/A
First Hour Rating:
N/A
Gallons Per Min:
N/A
Floor Area:
1019
Floor Wall Height:
8
Front Side Length:
85
Right Side Length:
43
Front Side Window Area:
35
Right Side Window Area:
30
Front Side Shading:
12
Right Side Shading:
12
Back Side Length:
85
Left Side Length:
43
Back Side Window Area:
93.25
Left Side Window Area:
19
Back Side Shading:
12
Left Side Shading:
12
Floor 2
Floor Area:
1010
Area over Unconditioned:
0
Floor Wall Height:
8
Right Side Length:
26
Front Side Length:
42
Front Side Window Area:
0
Right Side Window Area:
0
Front Side Shading:
12
Right Side Shading:
12
Back Side Length:
42
Left Side Length:
26
Back Side Window Area:
0
Left Side Window Area:
0
Back Side Shading:
12
Left Side Shading:
12
1C3MInternational
■CowCo ri ht 2026 Ener S stems Laborator COMPLIANCE Version 4.9.1 pY g gY Y Y 11223_RUTHERFORD_416 RIDG Page 2 of4
■CALCULATOR
Estimated Annual Energy Usage
Proposed Peak Electric Demand: 9.0
Proposed Total Area Lights: 1231
Energy Usage Category
Proposed Design
Standard Reference
Gas (therms)
Electric (kWh)
Gas (therms)
Electric (kWh)
Pumps and Miscellaneous
0
59
0
59
Ventilation Fans
0
908
0
891
Mechanical Ventilation
0
0
0
258
Space Cooling
0
2140
0
2169
Space Heating
0
2667
0
2609
Domestic Hot Water
0
3605
0
3605
Site Energy
0
9379
0
9591
* Conversion factors:
Site to source factor: 3.16 for electric or 1.1 for natural gas (IECC 2015 R405.3)
Unit: 1 MMBtu = 10 therms or 1 MMBtu = 293.1 kWh
IC3International
(CODE Copyright 2026 Energy Systems Laboratory
0: � Version 4.9.1.gY Y Y 11223_RUTHERFORD_416 RIDGE F Page 3 of 4
Disclaimer
The International Code Compliance Calculator (IC3) software and accompanying documentation are developed and maintained by the Energy Systems Laboratory (ESL) at the Texas A&M
Engineering Experiment Station. The IC3 tool is provided as a free public service to support energy code compliance for residential buildings in Texas. However, the ESL makes no warranties,
express or implied, regarding the accuracy, completeness, reliability, or suitability of the software or manual for any particular purpose. Use of the IC3 software and any data or reports
generated by it is at the user's sole risk. The ESL, Texas A&M University System, and its affiliates shall not be held liable for any direct, indirect, incidental, or consequential damage arising from
the use of this software or reliance on the information it provides. Users are responsible for verifying that all project data and outputs meet applicable local, state, and federal code
requirements. This software is intended to assist in evaluating residential energy performance based on standardized inputs. It does not replace the need for professional design services,
engineering judgment, or review by local building officials. Users are strongly encouraged to consult the appropriate authority having jurisdiction (AHJ) to ensure full compliance with current
energy codes.
CODE
OM C
IC3 • •
■ ■OMPLIANCE Version 4.9.1 Copyright 2026 Energy Systems Laboratory 11223_RUTHERFORD_416 RIDG Page 4 of4
■ ■CALCULATOR
Qty
16
1
WINDOW SCHEDULE
Project Address: 416 Ridge Rd
Call
Type Size Exact Size Location Series
U-Factor SHGC
Single Hung 3650 41 1/2" x 59 1/2" Primary Ste. B21 Series 0.29
Single Hung 3050 35 1 /2" x 59 1/2" Primary Ste. B21 Series 0.29
Picture
Window 4040 47 1 /2" x 47 1 /2" Primary Bath B21 Series 0.27
0.22
0.22
0.23
3
Single
Hung
3060
35
1/2" x 71
1/2"
Living Room
B21
Series
0.29
0.22
1
Single
Hung
3036
35
1 /2" x 41
1/2"
Kitchen
B21
Series
0.29
0.22
1 Single Hung 2636 29 1/2" x 41 1/2" Utility
Window Specifications:
• Series: B21 Tilt Sash
• Low- E 366/C lea r Glass
• Argon Filled
• 3-1/4" Jamb Depth
• Half Screens
• No Muntin Bars
Maximum U-Factor: 0.29
Maximum SHGC: 0.23
SPECIAL NOTE
PROVIDE SAFETY GLAZINGS AS REQUIRED PER
SECTION 308 AND EMERGENCY ESCAPE AND
RESCUE OPENINGS PER SECTION 310 OF THE
INTERNATIONAL RESIDENTIAL CODE
B21 Series 0.29 0.22
GRAP N NE
CITY OF GRAPEVINE
THIS PAGE RELEASED FOR CONSTRUCTION
RELEASE DOES NOT AUTHORIZE ANY WORK IN CONFLICT
WITH THE BUILDING CODE OR ZONING ORDINANCE.
CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TIMES.
06/25I2026
BY: ARNOLDO RAMIREZ TSBPE: 1-3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
ALL CHANGES MUST BE APPROVED.
GRAHAM -MARTIN, LTD.
P.O. Box 535097
Grand Prairie, TX 75053-5097
(972) 647-1025
April 16, 2026
The Plan Factory
4303 South Bowen Rd. Ste. 117
Arlington, TX 76016
Re: Lot 67 Block 1
416 Rridge Road
Ridgecrest Addn, Grapevine
Plan: Pier and Beam Addn
G M L# 055940
To Whom it May Concern:
Engineering Consultants
Texas Reg. Eng. Firm F-8336
CITY OF GRAPEVINE
THIS PAGE RELEASED FOR CONSTRUCTION
RELEASE DOES NOT AUTHORIZE ANYWORKINCONFLICT
WITH THE BUILDING CODE OR ZONING ORDINANCE.
CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TINES.
06f252026
BY: ARNOLD0 RAMIR EZ TSB PE: 13898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLYTO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
ALL CHANGES MUST BE APPROVED.
The foundation for the above referenced location has been designed and evaluated in
accordance with the latest recommendations as set forth by the American Concrete Institute
(ACI code 318-89). It has also been designed in accordance with the 2015, 20181 2021 and
2024 International Residential Codes, the 2015, 2018, 2021 and 2024 International Building
Codes, the WRI/CRSI-81 Design of Slab -on -Ground Foundation and standard engineering
practices. The pertinent soils information utilized in the design was assumed from general
soils classifications obtained from the following soil survey, published by the United States
Department of Agriculture's Soil Conservation Service:
Source: Soil Survey of Tarrant County, Texas
Qa: 1500
PI: 30
PVR: 2.0"
Sincerely,
GRAHAM -MARTIN, LTD
Bill Graham, P.E.
Principal
REVISIONS BY
REVISED 00/23/2028 BG
CLOUDE
7' - 8' 6'- 10"
24'-8" FIELD VERIFY 7'-6" 6'-1 ; 3'-10" .3'-1091
_.6" C
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NEW FLOOR PIER LAYOUT PLAN
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CONCRETE PIER NOTES:
A. ALL PIERS SHALL BE 12" DIA.
REIND. W/ (3) - #5 VERT
EXTEND REBAR INTO CONC GRADE
BEAM AS SHOWN. ALL PIERS SHALL
BED A MINIMUM OF 8' BELOW ALL
FILL SOILS.
FLOOR FRAMING NOTES:
A. (3) - 1 J" X 5 /2" LVL
MAIN GIRDER. SPLICE MAIN
GIRDERS OVER PIERS ONLY.
B. ALL FLOOR JOISTS ARE 2 X 6'S
® 16" O.C.
�
C. DBL"REFERS TO DOUBLE JOIST
UNDER WALL ABOVE.
D. UNTREATED LUMBER SHALL NOT
COME IN DIRECT CONTACT W/
CONCRETE.
E. AS GRAHAM - MARTIN, LTD. TOOK
NO PART IN THE DESIGN / CONSTRUCTION
OF THE EXISTING FOUNDATION OR
STRUCTURAL FRAME, WE OFFER NO WARRANTY
EITHER EXPLICIT OR IMPLIED WITH REGARD
TO ITS FUTURE PERFORMANCE.
NOTE: THIS FOUNDATION SYSTEM HAS BEEN DESIGNED NOTE: UNTREATED LUMBER SHALL NOT CONTACT DIRECTLY
AS A GROUND -SUPPORTED PIER AND BEAM PER THE W/ CONCRETE. A MOISTURE BLOCK MUST BE PROVIDED
INSTRUCTIONS OF THE PROJECT OWNER/BUILDER. BOTH BTWN UNTREATED LUMBER FRAMING AND CONCRETE SURFACES
9:tell] 11/l:la/:\J\;4DIY:F.111■IM01KEQ1111JZ117140181► 0-10DEVI0 `.
EXTREMELY SUSCEPTIBLE TO DISTRESS AS A RESULT OF
SEASONAL SOIL MOVEMENTS. OWNER / BUILDER IS
RESPONSIBLE FOR KEEPING SEASONAL SOIL MOVEMENTS
TO LESS THAN 1". GRAHAM - MARTIN, LTD. IS NOT NOTES:
RESPONSIBLE FOR DISTRESS TO THE FOUNDATION OR
SUPERSTRUCTURE AS A RESULT OF SEASONAL SOIL 1) All beams shall be 12 " W x 26 " D.
MOVEMENTS IN EXCESS OF 1" OR ANY INDUCED STRESSES 2) At the clients request, this design is
FROM THE EXISTING HOMES.
CRAP VANE.
r3 . -
•'T F. \ '1 S
q�
CITY OF GRAPEVINE
THIS PAGE RELEASED FOR CONSTRUCTION
RELEASE DOES NOT AUTHORIZE ANY WORK IN CONFLICT
WITH THE BUILDING CODE OR ZONING ORDINANCE.
CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TIMES.
06/25/2026
BY: ARNOLDO RAMIREZ TSBPE: 1-3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
ALL CHANGES MUST BE APPROVED.
PROVIDE SIGNED AND SEALED LETTER
FROM REGISTERED ENGINEER
CONFIRMING SITE INSPECTION AND
APPROVAL OF PIER INSTALLATION WHEN
WORK IS COMPLETE
ALL BEAMS SHALL BED A MINIMUM OF 6"
INTO UNDISTURBED SOILS OR PROPERLY COMPACTED FILL SOILS
BUILDER TO VERIFY ALL DIMENSIONS WITH ARCHITECTURAL
DRAWINGS PRIOR TO CONSTRUCTION OF THIS SLAB
DRAWING SCALE: 3/16" = 1'-0"
NOTES:
1. #5 CORNER BARS SHALL BE INSTALLED AT ALL BEAM
INTERSECTIONS. CORNER BARS SHALL LAP BEAM BARS
20" MINIMUM.
2. ALL CONCRETE SHALL HAVE A MIN. 28 DAY COMPRESSIVE
STRENGTH OF 3000 PSI. ADMIXTURES CONTAINING
CHLORIDES, FLOURIDES, SULPHITES, NITRATES AND FLYASH
ARE NOT PERMITTED.
3. ALL REINFORCING STEEL SHALL BE NEW BILLET STEEL
CONFORMING TO A.S.T.M. A-615 GRADE 60 EXCEPT #3 BARS
MAY BE GRADE 40. ALL BEAMS SHALL BE 20" MINIMUM.
4. VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION.
5. CARE SHOULD BE TAKEN TO MAINTAIN AN EVEN MOISTURE
CONTENT AROUND THE SLAB SO THAT DIFFERENTIAL SOIL
MOVEMENTS ARE LIMITED. GRADING AND DRAINAGE SHOULD
BE PROVIDED SO THAT WATER DOES NOT COLLECT NEAR
OR UNDER THE SLAB. HEAVY VEGETATION (SUCH AS TREES)
WITHIN 10' OF THE PERIMETER MAY CAUSE EXCESSIVE
DESICCATION OF THE SURROUNDING SOILS.
6. ALL FILL MATERIALS SHALL HAVE A PLASTICITY INDEX OF
20 OR LESS AND MUST BE COMPACTED TO A MIN. 95% OF
STANDARD PROCTOR DENSITY, MAINTAINING MOISTURE AT
3% TO 4% ABOVE OPTIMUM, UNLESS SPECIFIED OTHERWISE BY
A GEO-TECHNICAL ENGINEER. COMPACTED FILL SHALL
EXTEND A MINIMUM OF 5'-0" BEYOND THE FOUNDATION
PERIMETER AND SHALL CONFORM TO ASTM D698 AND
FHA SHEET 79G.
7. ALL BEAM SOFFITS MUST BE FOUNDED A MIN. OF 6" INTO
UNDISTURBED SOIL OR PROPERLY COMPACTED FILL,
UNLESS SPECIFIED OTHERWISE BY A GEO-TECHNICAL
ENGINEER. BEAM DEPTHS MAY BE INCREASED TO A MAX.
OF 30" TO MEET DEPTH REQUIREMENTS WITHOUT ADDITIONAL
REINFORCING.
8. TRENCHES FOR PLUMBING LINES SHALL NOT BE LOCATED
DIRECTLY UNDER (PARALLEL TO) GRADE BEAMS. PLACE
PLUMBING LINES PERPENDICULAR TO BEAMS. PLACE
BACKFILL IN CONFORMANCE WITH ABOVE COMPACTION
REQUIREMENTS.
9. PIERS MAY BE USED ONLY WHEN SPECIFICALLY DESIGNED
AND DETAILED ON PLANS. PARTIAL PIERING OF
FOUNDATION IS STRICTLY PROHIBITED.
10. REINFORCING STEEL SHALL BE SUPPORTED AT 36" ON
CENTER MAX. CONCRETE PLACEMENT SHALL BE DONE IN
SUCH A MANNER AS TO INSURE THAT THE ALIGNMENT OF
THE REINFORCING STEEL DOES NOT CHANGE.
11. REFER TO DESIGN LETTER WHICH ACCOMPANIES THIS
PLAN FOR SOILS INFORMATION UTILIZED IN THE DESIGN
OF THIS FOUNDATION.
12. FRAMEWORK ABOVE THE FOUNDATION SHOULD BE
DESIGNED TO RESIST DIFFERENTIAL MOVEMENTS
ASSOCIATED WITH THE EXISTING PLASTIC SOILS. THIS
SHOULD INCLUDE EXPANSION JOINTS IN THE BRICK
VENEER.
13. MODIFICATION OF THIS STRUCTURAL DESIGN WITHOUT PRIOR
WRITTEN CONSENT OF GRAHAM - MARTIN, INC. WILL VOID
ANY RESPONSIBILITY BY GRAHAM - MARTIN, INC. WITH
REGARD TO LIABILITY ASSOCIATED WITH THE PERFORMANCE
OF THIS ENGINEERED FOUNDATION.
based on general Information obtained
from the soil survey of TARRANT
County, published by the United States
Dept. of Agriculture, Soil Conservation
Service. Design soil parameters:
Qa = 1500 (minimum, psf)
PI = 30 (maximum)
PVR = 2.0" (maximum, inches)
The client is responsible for verifying
that the in -place soils conditions at
the time of construction do not exceed
the above limitations.
The above soil bearing capacity (Qa)
is assuming that all beams will be
founded into undisturbed soil or
properly compacted fill. If this
foundation does not show piers and the
bearing capacity does not meet the
above requirements, contact our office
for pier design requirements.
A geo-technical report, although
requested by GML, was not provided by
the client for the purpose of designing
this foundation. A site -specific report
would provide more information that
may be necessary for an appropriate
design at this site. The project owner
should be made aware of the
limitations of the soils information and
this design. We assume no
responsibility, whatsoever, for the
accuracy of the soils information
obtained from the above referenced soil
survey and make no representation that
it is appropriate for the actual
conditions at this site.
MODIFICATION OF THIS DESIGN
WITHOUT PRIOR WRITTEN CONSENT FROM
GRAHAM -MARTIN, LTD. WILL VOID ANY
RESPONSIBILITY WE MAY HAVE WITH
REGARD TO ANY LIABILITY ASSOCIATED
WITH THE PERFORMANCE OF THIS
ENGINEERED FOUNDATION.
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sm
S1.0
REVISIONS BY
NEW SHEET 06/23/2026 BG
❑ (3) - 1 I" X 5 1" LVL
❑ MAIN GIRDER
2 X 6 FLOOR JOISTS
El�® 16" O.C.
DBL FLR JOIST
UNDER EXT WALL$
❑ t� 3 X 6 TREATED
SOLE PLATE
II II
I II "
---t2" WIDE
(3) - #5 CONT.
TOP AND BOTTOM *=.t
i
12" DIA PIER REINF. I o
W/ (3) - #5 VERT
EXTEND 16" INTO GRADE
BM AS SHOWN
SEE PLAN FOR
PIER LOCATIONS
A SECTION
6"
EMBED 24" MIN
(2) - #5 DOWELS X 24" L
DRILL & EPDXY INTO EXISTING
GRADE BEAM TOP & BOTTOM
(4) DOWELS TOTAL
24"
(3) - 1 I" X 5 J" LVL
MAIN GIRDER
2 X 6 FLOOR JOISTS
R ® 18" O.C.
DBL FLR JOIST �{
UNDER EXT WALL—
�_ -2 X 6 TREATED
SOLE PLATE
II II
�r2" WIDE
(3) - #5 CONT. I I I I
TOP AND BOTTOM—#:o-=-�
12" DIA PIER REINF. I o
m m W/ (3) - #5 VERT m
ca:j EXTEND 16" INTO GRADE V2
w BM AS SHOWN w
a. ON: a. oc
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SECTION
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(3) - #5 CONT. BOTTOM
EXTEND PIER REINF. 16"
INTO GRADE BEAM TYP.
W 18 X 35 EXTEND TOP OF STEEL
STEEL BM -I\ BM INTO WALL ABOVE
2 X 6 CEILING
JOISTS ® 16" O.C.
2 X 10 EXISTING
FLOOR JOISTS
4" T.S. COL W/ "
WALL THK
6" SQ X I" THK STEEL BASEPLATE.
ATTACH TO EXISTING CONC BM W/
(4) - j" X 6" L WEDGE ANCHORS
TIT --
EXISTING CONC
GRADE BM
/(2) - #4 TOP BARS
(2) - #4 TRANSVERSE FROM PIER
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2 X 8 FLOOR JOISTS
`® 18" O.C.
R /
RIM JOIST MATERIAL-12 t' 6 TREATED
SOLE PLATE
II II
II "
II — t2" WIDE
(3) - #5 CONT. I II 1 1
TOP AND BOTTOM
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W/ (3) - #5 VERT C
EXTEND 16" INTO GRADE
BM AS SHOWN -f w
0» o
SEE PLAN FOR
PIER LOCATIONS
\ n
C SECTION
NOTE: THIS FOUNDATION SYSTEM HAS BEEN DESIGNED
AS A GROUND -SUPPORTED PIER AND BEAM PER THE
INSTRUCTIONS OF THE PROJECT OWNER/BUILDER. BOTH
SHOULD BE AWARE THAT THIS FOUNDATION SYSTEM IS
EXTREMELY SUSCEPTIBLE TO DISTRESS AS A RESULT OF
SEASONAL SOIL MOVEMENTS. OWNER / BUILDER IS
RESPONSIBLE FOR KEEPING SEASONAL SOIL MOVEMENTS
TO LESS THAN 1 ". GRAHAM - MARTIN, LTD. IS NOT
RESPONSIBLE FOR DISTRESS TO THE FOUNDATION OR
SUPERSTRUCTURE AS A RESULT OF SEASONAL SOIL
MOVEMENTS IN EXCESS OF 1" OR ANY INDUCED STRESSES
FROM THE EXISTING HOMES.
APPLY BONDING AGENT
TO EXISTING FACE PRIOR
TO NEW CONC POUR --",
OUR #3 ® 111"
O.C.E.W.
EXISTING CONC - - - - - - - -
GRADE BM
�I I
#4 DOWELS X 14" L
DRILLED & EPDXY 0 K
18" O.C.
UNDISTURED *
6" SOILS OR PROPERLYN
MBED. COMPACTED FILL
SOILS
(2) - #5 CONT.
TOP & BOTTOM
12"
Al�SECTION
W 18 X 35 EXTEND TOP OF STEEL
STEEL BM BM INTO WALL ABOVE
2 X 6 CEILING
JOISTS ® 16" O.C.
2 X 10 EXISTING
FLOOR JOISTS
d" T.S. COL W/ }"
WALL THK
6" SQ X I" THK STEEL BASEPLATE.
ATTACH TO EXISTING CONC BM W/
(4) -" X 6" L WEDGE ANCHORS 12" #3 ® 16"
I
EXISTING CONC
GRADE BM P(:21"-
I #4 DOWELS X 14" LDRILLED & EPDXY18" O.C.— #5 CONT.
6" TOP &BOTTOM
(2) - #4 TRANSVERSE MBED_
BARS X 16" L s s FROM
- TOP BARS
FROM PIER
a 4 e
#3 STAKES AS
NECESSARY
FOOTER 18"
e ° WIDE
f l 11 i 4.0°.. T
coM .
v� (2) - #4 BOT BARS n e
w FROM PIER 12" DIA PIER
a a REINF. W/ (4)
caoa - #4 VERT
9 SECTION
z
04
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O.C.E.W.
I
UNDISTURED "
SOILS OR PROPERLY
COMPACTED FILL
SOILS
I I
1 1 (3) - #5 CONT.
TOP & BOTTOM
12"
(j) SECTION
2 X 6 FLOOR JOISTS
R ® 16" O.C.
DBL FLR JOIST
UNDER EXT WALL.
�-2 X 6 TREATED
SOLE PLATE
II II
I .II
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(3) - #5 CONT.
TOP AND BOTTOM
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SEE PLAN FOR
PIER LOCATIONS
SECTION
NOTE: UNTREATED LUMBER SHALL NOT CONTACT DIRECTLY
W/ CONCRETE. A MOISTURE BLOCK MUST BE PROVIDED
BTWN UNTREATED LUMBER FRAMING AND CONCRETE SURFACES
a
2 X 8 FLOOR JOISTS
❑ �® 18" O.C.
❑ 5Z
RIM JOIST MATERIAL'
❑ 2 X 6 TREATED
SOLE PLATE
II II
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(3) - #5 CONT. I �I
TOP AND BOTTOM— o=�i
12" DIA PIER REINF. I o
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/_#3 ®18" #3 ®18"
O.C.E.W. O.C.E.W.
I I I I I I I I I
#3 STAKES AS I UNDISTURED " N UNDISTURED
SOILS OR PROPERLY SOILS OR PROPERLY
NECESSARY I COMPACTED FILL COMPACTED FILL
SOILS SOILS
I I I I
(2) - #5 CONT.
1 1 TOP & #BOTTOM TOP &BOTTOM 1 1
12" 12'
PROVIDE SIGNED AND SEALED LETTER
FROM REGISTERED ENGINEER
CONFIRMING SITE INSPECTION AND
APPROVAL OF PIER INSTALLATION WHEN
WORK IS COMPLETE
SECTIONSECTION
2 X 6 FLOOR JOISTS
® 16" O.C.
6
CITY OF GRAPEVINE
THIS PAGE RELEASED FOR CONSTRUCTION
RELEASE DOES NOT AUTHORIZE ANY WORK IN CONFLICT
WITH THE BUILDING CODE OR ZONING ORDINANCE.
CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TIMES.
06/25/2026
BY: ARNOLDO RAMIREZ TSBPE: 1-3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
ALL CHANGES MUST BE APPROVED.
ALL BEAMS SHALL BED A MINIMUM OF 6"
INTO UNDISTURBED SOILS OR PROPERLY COMPACTED FILL SOILS
BUILDER TO VERIFY ALL DIMENSIONS WITH ARCHITECTURAL
DRAWINGS PRIOR TO CONSTRUCTION OF THIS SLAB
(3) - 1J"X5J"LVL
MAIN GIRDER
12" DIA PIER REINF.
W/ (3) - #5 VERT
SEE PLAN FOR
PIER LOCATIONS
2 X 6 FLOOR JOISTS
�® 16" O.C.
1.
1
�2 X 6 TREATED
SOLE PLATE
SECTION
NOTES:
1. #5 CORNER BARS SHALL BE INSTALLED AT ALL BEAM
INTERSECTIONS, CORNER BARS SHALL LAP BEAM BARS
20" MINIMUM,
2. ALL CONCRETE SHALL HAVE A MIN. 28 DAY COMPRESSIVE
STRENGTH OF 3000 PSI. ADMIXTURES CONTAINING
CHLORIDES, FLOURIDES, SULPHITES, NITRATES AND FLYASH
ARE NOT PERMITTED.
3. ALL REINFORCING STEEL SHALL BE NEW BILLET STEEL
CONFORMING TO A.S.T.M. A-615 GRADE 60 EXCEPT #3 BARS
MAY BE GRADE 40. ALL BEAMS SHALL BE 20" MINIMUM.
4. VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION.
5. CARE SHOULD BE TAKEN TO MAINTAIN AN EVEN MOISTURE
CONTENT AROUND THE SLAB SO THAT DIFFERENTIAL SOIL
MOVEMENTS ARE LIMITED. GRADING AND DRAINAGE SHOULD
BE PROVIDED SO THAT WATER DOES NOT COLLECT NEAR
OR UNDER THE SLAB. HEAVY VEGETATION (SUCH AS TREES)
WITHIN 10' OF THE PERIMETER MAY CAUSE EXCESSIVE
DESICCATION OF THE SURROUNDING SOILS.
6. ALL FILL MATERIALS SHALL HAVE A PLASTICITY INDEX OF
20 OR LESS AND MUST BE COMPACTED TO A MIN. 95% OF
STANDARD PROCTOR DENSITY, MAINTAINING MOISTURE AT
3% TO 4% ABOVE OPTIMUM, UNLESS SPECIFIED OTHERWISE BY
A GEO-TECHNICAL ENGINEER. COMPACTED FILL SHALL
EXTEND A MINIMUM OF 5-0" BEYOND THE FOUNDATION
PERIMETER AND SHALL CONFORM TO ASTM D698 AND
FHA SHEET 79G.
7. ALL BEAM SOFFITS MUST BE FOUNDED A MIN. OF 6" INTO
UNDISTURBED SOIL OR PROPERLY COMPACTED FILL,
UNLESS SPECIFIED OTHERWISE BY A GEO-TECHNICAL
ENGINEER. BEAM DEPTHS MAY BE INCREASED TO A MAX.
OF 30" TO MEET DEPTH REQUIREMENTS WITHOUT ADDITIONAL
REINFORCING.
8. TRENCHES FOR PLUMBING LINES SHALL NOT BE LOCATED
DIRECTLY UNDER (PARALLEL TO) GRADE BEAMS. PLACE
PLUMBING LINES PERPENDICULAR TO BEAMS. PLACE
BACKFILL IN CONFORMANCE WITH ABOVE COMPACTION
REQUIREMENTS.
9. PIERS MAY BE USED ONLY WHEN SPECIFICALLY DESIGNED
AND DETAILED ON PLANS. PARTIAL PIERING OF
FOUNDATION IS STRICTLY PROHIBITED.
10. REINFORCING STEEL SHALL BE SUPPORTED AT 36" ON
CENTER MAX. CONCRETE PLACEMENT SHALL BE DONE IN
SUCH A MANNER AS TO INSURE THAT THE ALIGNMENT OF
THE REINFORCING STEEL DOES NOT CHANGE.
11. REFER TO DESIGN LETTER WHICH ACCOMPANIES THIS
PLAN FOR SOILS INFORMATION UTILIZED IN THE DESIGN
OF THIS FOUNDATION.
12. FRAMEWORK ABOVE THE FOUNDATION SHOULD BE
DESIGNED TO RESIST DIFFERENTIAL MOVEMENTS
ASSOCIATED WITH THE EXISTING PLASTIC SOILS. THIS
SHOULD INCLUDE EXPANSION JOINTS IN THE BRICK
VENEER.
13. MODIFICATION OF THIS STRUCTURAL DESIGN WITHOUT PRIOR
WRITTEN CONSENT OF GRAHAM - MARTIN, INC. WILL VOID
ANY RESPONSIBILITY BY GRAHAM - MARTIN, INC. WITH
REGARD TO LIABILITY ASSOCIATED WITH THE PERFORMANCE
OF THIS ENGINEERED FOUNDATION.
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FOUNDATION ANCHORAGE
REVISIONS BY
REVISED DATE BG
C❑NTINUOUS SHEATHING INDICATES WOOD STRUCTURAL PANELS APPLIED ABOVE,
AROUND AND UNDER (IF APPLICABLE) ALL OPENINGS OF AREA SHOWN ON PLAN.
REFER TO NOTE BELOW FOR ALL REQUIREMENTS EXCEPT WIDTH, WHICH SHALL
BE AS INDICATED ON PLAN.
I
AT ALL RAFTER LOCATIONS TO TOP PLATE
WHERE RAFTERS ARE NOT PARALLEL TO
CEILING JOISTS AND WHERE CEILING JOISTS
DO NOT REST ON TOP PLATE AT RAFTERS,
INSTALL ONE SIMPSON H2.5 HURRICANE TIE 2
n n RAFTER/TOP PLATE CONNECTION.
II II II
STUDS 24' MAX ON CENTER FOR WALL
10' OR LESS. STUDS 16' MAX FOR WALL
OVER 10'.
MINIMUM 3/8' WOOD STRUCTURAL PANEL
(OSH, PLYWOOD, OR OTHER APA RATED
SHEATHING). UNLESS DIMENSIONED
OTHERWISE, ALL PANELS SHALL BE 4' WIDE
AND EXTEND FROM TOP PLATE TO BOTTOM
PLATE. ALL PANEL EDGES SHALL BEAR ON
FRAMING MEMBERS OR SAME DEPTH
BLOCKING, NAIL TO STUDS WITH 8d NAIL
E 6' O.C. AT ALL EDGES AND 12' O,C.
ALONG ALL INTERMEDIATE FRAMING AND
BLOCKING. NAILS SHALL BE PLACED NO
LESS THAN 3/8' FROM PANEL EDGE.
ICHOR BOLTS TYP. SEE FOUNDATION
ANCHORAGE NOTES FOR ADDITIONAL INFORMATION.
(STRUCTURAL PANEL DETAIL
NOTE:
PROVIDE MIN. 2 X 4 BLOCKING @ ANY
WOOD STRUCTURAL PANEL JOINT
SECOND STORY PANELS SHALL EXTEND FROM TOP PLATE OF FIRST
FLOOR (THROUGH JOIST SPACE) TO TOP PLATE OF SECOND FLOOR,
SEE NOTES IN DETAIL 1.
II II II II
J r STUDS 16' MAX ON CENTER.
r� 1
IN LIEU OF DETAIL N1 (STRUCTURAL
PANEL), CONTINUOUS DIAGONAL V X
4' WOOD (OR APPROVED STRUCTURAL
METAL STRAPS) INSTALLED AT 45 TO
60 DEGREES, STUDS SHALL BE
SPACED AT 16' MAX. ON CENTER. TWO
8d NAILS REQUIRED AT EACH STUD
AND TOP AND BOTTOM PLATE. METAL
STRAPS SHALL BE INSTALLED PER
O MANUFACTURER SPECS. FLAT METAL
(p STRAPS MUST TYPICALLY BE
/ INSTALLED IN 'X' OR 'V' SHAPED
ah PAIRS.
1/2' DIAMETER ANCHOR BOLTS TYP. SEE FOUNDATION
ANCHORAGE NOTES FOR ADDITIONAL INFORMATION.
I
C OPTIONAL LET —IN BRACE DETAIL
FULL LENGTH WOOD HEADER, EXTEND
OVER JAMBS @ BOTH ENDS
NAIL SHEATHING TO HEADER
® 3" O.C. BOTH WAYS TYP.
�V� /�I SHEATH BOTH SIDES
II/ LSTA24 STRAPS (BACK SIDE IV APA RATED SHEATHING
/I SIDE ONLY) AT EACH END. �✓ 24/0 EXP 1, 3/8"
/EXTEND STRAP TO TOP PLATE i✓ MINIMUM TYP.
/ IF FRAMING EXISTS ABOVE /
HEADER.
/ IA. ANCHOR
SIMPSON STHD10 BOLTS TYP.
STRAPS (2) /
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�. REF. PLAN
1'-4�MIN. 1,- 4„
MIN.
C TYPICAL BRACED PANEL DETAIL
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CITY OF GRAPEVINE
THIS PAGE RELEASED FOR CONSTRUCTION
RELEASE DOES NOT AUTHORIZE ANY WORK IN CONFLICT
WITH THE BUILDING CODE OR ZONING ORDINANCE.
CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TIMES.
06/25/2026
BY: ARNOLDO RAMIREZ TSBPE: 1-3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
ALL CHANGES MUST BE APPROVED.
SHEATH BOTH SIDES
APA RATED SHEATHING
24/0 EXP 1, 3/8"
MINIMUM TYP.
llr—(2) 1/2" DIA. ANCHOR BOLTS
SIMPSON STHD10
NAIL PER MANF. REC.
C BRACED WALL SECTION
�SIMPSON STHD10 STRAP
1� FUTURE TOP OF SLAB
�1 \ NAIL STAP TO BRICK LEDGE FORM
'-- FOUNDATION BEAM
OSTRAPPING INSTALLATION
1) WOOD SOLE PLATES OF ALL EXTERIOR WALLS AND, IF REQUIRED, SOLE PLATES OF BRACED
WALL PANELS AT BUILDING INTERIORS SHALL BE ANCHORED TO FOUNDATION WITH 1/2' DIAMETER
ANCHOR BOLTS EXTENDING A MIN. OF 7' INTO CONCRETE. ANCHOR BOLTS SHALL BE PLACED
WITHIN 12' OF EACH END OF EACH EXTERIOR PLATE SECTION AND AT 6' MAX SPACING BETWEEN
ENDS, WITH TWO BOLTS MIN. PER PLATE SECTION. A NUT AND WASHER SHALL BE TIGHTENED ON
EACH ANCHOR BOLT. A SIMPSON TITEN HEAVY DUTY SCREW ANCHOR (THD50600H), INSTALLED
PER MANUFACTURER'S RECOMMENDATIONS, MAY REPLACE ABOVE ANCHOR BOLTS.
2) CAST -IN -PLACE SIMPSON STRAPS (STD10) SHALL BE REQUIRED AS SHOWN ON PLAN AND
DETAILS. IF A STAR IS OMITTED AT POUR, SIMPSON HTT5, INSTALLED WITH 5/8' ALL THREAD
BAR (ASTM F1554 GRADE 36 OR A36 MIN) EPDXIED INTO FOUNDATION PER MANUFACTURER'S
RECOMMENDATIONS MAY BE USED AS A REPLACEMENT.
FRAMING ACCESSORIES,
1) FACE MOUNT HANGERS OR TOP FLANGE HANGERS SHALL BE USED FOR JOISTS AND BEAMS
WHERE THEY DO NOT REST ON APPROVED LOAD BEARING SURFACES.
2) RAFTER CLIPS (SIMPSON H2.5 OR EQ.) SHALL BE USED TO ATTACH RAFTERS TO PLATES AT
EXTERIOR WALLS WHEREVER RAFTERS ARE NOT PARALLEL TO AND NAILED TO CEILING JOISTS
AT TOP PLATES.
NON -MASONRY CHIMNEY FRAMING,
1) VERTICAL FRAMING IN CHIMNEY SHALL BE CONTINUOUS LUMBER FROM THE PLATE OF THE
CHIMNEY CAP DOWNWARD. IF SPLICING IS NECESSARY, IT SHALL HAVE A MINIMUM LAP OF 48',
NAILED WITH TWO 12d NAILS AT 6' ON CENTER. ALL CHIMNEY CORNERS SHALL BE CONSTRUCTED
WITH A MINIMUM OF THREE 2X4 VERTICAL MEMBERS. INTERMEDIATE VERTICAL FRAMING, IF
NEEDED, SHALL NOT EXCEED 24' ON CENTER.
2) ALL TRIPLE CORNER MEMBERS SHALL EXTEND FROM THE PLATE OF THE CHIMENY CAP
DOWNARD TO THE BOTTOM PLATE OF A WALL (OR TO THE HEADER JUST ABOVE THE FIREBOX
WHERE THE FIREBOX BLOCKS ACCESS TO THE BOTTOM PLATE) UNLESS MORE THAN 50% OF THE
CHIMNEY IS LOCATED BELOW THE ROOF LINE AND INSIDE THE STRUCTURE. WHERE MORE THAN
50% OF THE CHIMNEY IS LOCATED BELOW THE ROOFLINE AND WITHIN THE STRUCTURE, THE
TRIPLE CORNER MEMBERS SHALL EXTEND A DISTANCE BELOW THE ROOFLINE EQUAL TO OR
GREATER THAN THE PORTION ABOVE THE ROOFLINE. IN THIS CASE, EXEND THE TRIPLE CORNER
MEMBERS TO THE TOP PLATE OF A BEARING WALL, A BEAM RESTING ON A BEARING WALL OR A
FLOOR JOIST RESTING ON A BEARING WALL.
3) THE TRIPLE CORNER MEMBERS SHALL BE ANCHORED TO THE WALL PLATE AND STUDS OR TO
STRUCTURAL MEMBERS SUCH AS JOISTS, GIRDERS OR HEADERS WITH STRUCTURAL STRAPPING
SUCH AS SIMPSON H6 OR EQUIVALENT, CORNERS SHALL ALSO BE ANCHORED TO ROOF RAFTERS
WHERE THEY PASS THROUGH THE ROOF WITH APPROPRIATE METAL CLIPS.
4) CHIMNEY FRAMING SHALL BE SHEATHED CONTINUOUSLY ABOVE THE ROOF LINE WITH MIN. 3/8'
WOOD STRUCTURAL PANEL COSH OR PLYWOOD) OR OTHER APA RATED SHEATHING). VERTICAL
JOINTS SHALL OCCUR ONLY AT CORNERS OR ON INTERMEDIATE VERTICAL FRAMING WHERE THE
WIDTH OF THE CHIMNEY EXCEEDS THE WIDTH OF SHEATHING. HORIZONTAL JOINTS SHALL OCCUR
ONLY ON HORIZONTAL FRAMING MEMBERS OR BLOCKING OF THE SAME DEPTH, THE EDGES OF ALL
SHEATHING SHALL BE NAILED WITH 8d NAILS 2 4' ON CENTER, NO LESS THAN 3/8' FROM PANEL
EDGE. INTERMEDIATE (IN -FIELD) NAILING SHALL BE 12' ON CENTER.
CONT. SHEATHING
SEE DETAIL #1
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LOWER LEVEL WIND -BhACING PLAN
WIND —BRACING DESIGN PERFORMED PER THE REQUIREMENTS
OF THE 2018, 2021 & 2024 IRC WITH DESIGN WIND SPEEDS OF 115 MPH
(3 SECOND GUST) AND 90 MPH FASTEST SUSTAINED SPEED,
EXPOSURE B
ALL BEAMS SHALL BED A MINIMUM OF 6"
INTO UNDISTURBED SOILS OR PROPERLY COMPACTED FILL SOILS
BUILDER TO VERIFY ALL DIMENSIONS WITH ARCHITECTURAL
DRAWINGS PRIOR TO CONSTRUCTION OF THIS SLAB
DRAWING SCALE: 3/16" f-o"
CONT. SHEATHING
SEE DETAIL #1
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FRAMING NOTES:
REVISIONS BY
REVISED 06/23/2026 BG
CLOUDE
1. FRAMING MATERIALS U.N.O.:
FB = 1300 PSI
FV = 85 PSI
E = 116001000 PSI
(SOUTHERN YELLOW PINE #2 KD)
STUDS SUPPORTING ROOF & CEILING
ONLY TO BE 16" O.C. UNLESS
NOTED OTHERWISE.
STUDS SUPPORTING ROOF, CEILING &
FLOOR LOADS TO BE 16" O.C.
PROVIDE A SIGNED AND SEALED ENGINEERS
LETTER CONFIRMING ONSITE INSPECTION AND
APPROVAL OF ALL STRUCTURAL STEEL, WELDS,
CONNECTIONS, AND FRAMING.
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!SET THESE BEAMS DIRECTLY
UNDER 2ND STORY WALL ABOVE -
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A.
ALL CEILING JOISTS ARE
2 X 6'S
@ 16" O.C.
B.
(3) — 1
J" X 18" LVL
FLUSH
BEAM
C.
W 18 X
35 STEEL BM SET
BOT OF
BM FLUSH W/
CEILING
AND EXTEND TOP
OF BM
INTO WALL ABOVE.
D.
(3) — 1
X 9 4" LVL
FLUSH
BM.
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CITY OF GRAPEVINE
THIS PAGE RELEASED FOR CONSTRUCTION
RELEASE DOES NOT AUTHORIZE ANY WORK IN CONFLICT
WITH THE BUILDING CODE OR ZONING ORDINANCE.
CITY APPROVED PLANS TO BE KEPT ON THE JOB SITE AT
ALL TIMES.
06/25/2026
BY: ARNOLDO RAMIREZ TSBPE: 1-3898
BUILDING INSPECTION DIVISION:
RELEASE DOES NOT APPLY TO CONSTRUCTION IN
EASEMENTS OR PUBLIC RIGHT OF WAY.
ALL CHANGES MUST BE APPROVED.
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�i��"F R_�_1FT]ER FQAMING PLAN
ALL BEAMS SHALL BED A MINIMUM OF 6"
INTO UNDISTURBED SOILS OR PROPERLY COMPACTED FILL SOILS
BUILDER TO VERIFY ALL DIMENSIONS WITH ARCHITECTURAL
DRAWINGS PRIOR TO CONSTRUCTION OF THIS SLAB
DRAWING SCALE: 3/1 6" = 1'-0"
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ROOF FRAMING NOTES:
A. ALL RAFTERS ARE 2 X 6'S
® 24" O.C. FOR COMP SHINGLE
ROOF.
B. "B.B." INDICATES BEAM BELOW
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