Special Framing

10' plate height main floor; 9' plate height basement.  Front porch ceiling 13'.

Placement of home on lot

Locate north wall of house exactly 5'  from north lot line;  locate west edge of deck 25'  from west (golf side) lot line.  

Grades

Main floor line 20" above front yard grade.  Basement slab line 8" above rear yard grade.  Slope on side per attached elevations.

215

Excavation

Undisturbed soil - sand & gravel.   Move large boulders as needed.

2301 

Footing Material

2500 PSI concrete 1/2" vertical reinforcing steel 24" OC as per code

2401

Foundation Material

2500 PSI concrete 1/2" vertical reinforcing steel 24" OC as per code.   2 rows of horizontal 1/2" reinforcing steel as per code requirement.

245

Radon Mitigation

 Active Radon Mitigation

250

Water Proofing 

 Asphalt Emulsion

270

Foundation Drainage system

 As required: 4" drain (PVC) with 2" drain rock

2701

Garage Drain

No

3201

Framing Material 

Sill Plates: 

2x4 and 2x6 Pressure treated fir

Bearing Walls

2x4 and 2x6 fir

Underlayment

Underlayment:  11/32" APA plywood under vinyl floors; Wonderboard under tile.

Ceiling Height

Main floor  10';  basement 9';  porch 13'.

Ceilings

All ceilings flat.

Exterior wall

2" x 6" fir 24" on center; Advaced Framing.  Includes walls between garage and heated rooms. 

Interior walls

2" x 4";  16" on center.

Garage walls, exterior

2" x 4"; 16" on center.

Basement walls

2" x 6" furred walls adjacent to all concrete foundation walls (see plan for locations).

Plates

Single bottom, double top.

Subfloor

3/4" Tongue and groove OSB.  

Subfloor glued

T & G subfloor glued and nailed to joists.

Roof sheeting

15/32" OSB

Wall sheeting

 7/16" OSB

Vapor barrier

Polyurethane barrier on all exterior walls

Roof framing

Manufactured trusses 24" OC

Roof

All roof components are hip; except following are gable: over the one-car garage door, and the front porch.

Eaves

Extend 18" to 20" beyond walls.

Roof over deck

None except for eaves.

Main floor joists

LP brand, LPI joists.  11 7/8" engineered joists, 16" on center.   Joists will be selected  in accordance with span tables in the latest version of LPI 26/30/36/56 Technical Guide.  Load assumption is 12 PSF dead load and 40 PSF live load.   Maximum total load deflection no more than 1/2".   Clear spans longer than 19'-2" use LPI-56; spans longer than 18'-2" use LPI-36; spans longer than 17'-7" use LPI-30; all other spans use LPI-26.

Basement beams

TrusJoist brand, Parallam PSL.  Beam sizing will be in accordance with the load tables in the latest version of TrusJoist Specifiers Guide for Parallam PSL Headers, Beams, and Columns.  Load assumptions will be 52 PSF with deflection limit L/480.  Long beam in Rec Room will be Parallam 5-1/4" x 16".

Decorative columns and beams

Main floor great room has some floor-to-ceiling columns.  Non-load bearing.  Located per plan.    Plan also includes some decorative (non load-bearing) beams that attach to the columns.  See item 620 for finishing details on columns.

Porch (exterior)

Two columns supporting porch roof.

Tub and shower

Tub and Shower alcoves:  Studs 16" OC

Attic Access

Approx 2' x 3' access to attic.   In hallway.

Stairs

Rise/Run: all stairs, interior and exterior, have rise = 7.5" and run = 10"

In Floor heat

No

323

Soffit

LP Innerseal soffit panel

330

Basement floor

In Floor Heating

No

Stain/Acid

No

3353

Garage Floor

Sq Ft: per plans

3000 PSI concrete hard trowel steel 24" OC 1/2" rebar 24" OC

Garage Floor

Slope garage floor to overhead doors

Garage Floor

Control joints approx every 10'

Garage Floor

Garage floor approx 8" below main floor level.

Floor Drain

No

340

Driveway

Size and shape per plan.  Broom finish concrete.

Driveway slope

If driveway runs downhill  from street towards garage:  ensure lowest point of driveway is about 3' from garage doors (to prevent rain from entering garage).

340

Front Porch

Size and shape per plan.  Exposed aggreagate concrete.

Front Porch

Two steps down to grade, surrounding entire porch.

340

Walkway, front

6' wide exposed aggregate; 1/2" reinforcing steel  48" on center.

Walkway, side

Side walkway:  3' wide concrete walkway on north (garage) side of house, extending full length of house.  Gradual slope (no steps).  Adjacent to house (no gap for planter). 1/2" rebar 48" OC.  Broom finish.  Slope away from house.

340

Patio

Size per plan.   Exposed aggregate 1/2" reinfocing steel 48" on center.  Approximate shape shown on plan, but owners may make small changes.  Slope patio away from house approx 1" per 10'.

340

Retaining wall

Small retaining wall on south side, located per plans.  Size as needed for full-height siding west of retaining wall.

AC slab

Concrete slab for AC compressor, approx 4' x 4', located per plans.

410

Roof

Owens Corning "Oak Ridge PRO-30" Asphalt / fiberglass shingle.   30 year warranty.   

Color

Driftwood

Slope

7:12

Valleys

Valleys are copper with ice and water shield backing.

Roof Venting System

Standard roof and soffit vents.

420

Ext. Brick Trim

Front elevation covered with artificial  rock; see attached plan for coverage.    Pattern, arches, and details are similar to that shown on G. Finch plan 2223, including keystones, arches, columns, ledges, and 2' wrap around sides of house.  Covers two porch columns.   Owens Corning brand - Cultured Stone.  Style is "Country Ledgestone" ; color is "White Oak".  50 year warranty.     For garage and window/door trim use Owens-Corning Architectural Trim, color Grey.

430

Fireplace - Geat room

Lennox brand, model Superior D-800.  Opening 40" wide.  Direct vent to side of house.  Electronic ignition.  With Heater blower.  Gas-line, glass doors, grate, and 30" gas logs included.

Hearth

Raised up to 14" (height to be determined by owner).  Tile covered.

Facing

Tile

Mantle

Maple trim per millwork item 620.

430

Fireplace: Basement

Lennox brand, model Superior D-800.  Opening 40" wide.  Direct vent to side of house.  Electronic ignition.  With Heater blower.  Gas-line, glass doors, grate, and 30" gas logs included.

Hearth

Raised up to 14" (height to be determined by owner).  Tile covered.

Facing

Tile

Mantle

Painted wood.

440

Dryvit

None.

Lamp Post

No.

450

Windows

Windows:  Vinyl;  Milgard brand "Classic Vinyl".  Locations and sizes per attached plan.  Low-E (Cardinal LoE2).  Argon filled.   White.  No grids.   Screens on all operable windows.  Lifetime warranty.

Window Sizes

Size of all windows per plans.  Most main floor windows have a 1'  6"  inch high transom window above the 5' or 4' window.  All transom windows have flat top, unless noted otherwise (some have arch tops).  Tops of transom windows are 8' 2" above floor;  tops of windows without transoms are 6' 8" above flooor (exception:   top of the window in the stairway is 7' 2" above main floor level) 

Dormer Window

Over stairs:  5' wide x 2' high, arch top.  May not appear in plans.

Door transom windows: 

Front door has a 6' wide transom window, arch-top.  French doors in Dining Room have a transom window, arch top.  All other glass doors on the main floor have a 1' 6" transom window, flat-top. 

Grids

None, on any windows.

Mater Bath

Clear windows, not obscure.

Low E

Yes.

450

Sidelights

Front door sidelights.   See item 456.

451

Skylights

If any skylights are shown in the attached plan: Velux brand, FS model; Double glazed glass;  Low-E.

456

Front Door

  Peachtree brand; Style:  Newport II Regal;    Low-E coating;  argon-filled;   36" wide plus two 14" sidelights; 6' 8" high;  Transom window above.  Painted.  Lifetime warranty.  Part numbers:  EL460REG  transom;  sidelights:  14" N15REG;   door:   36" N97REG.   No screen.

Door sill

Chrome

457

Other Exterior Doors

See "Exterior Glass doors" below.

Sills

Chrome

Hinges/HW

Brass, 3-hinge

Exterior Glass Doors

All exterior doors, except front door:   Peachtree brand, Citadel  model.  No grid;   Low-E coating; Argon filled.  Tempered glass;   Painted white.  Lifetime warranty.  Screens on sliders; no screens on hinged doors. 

460

Garage Doors

One 16' x 8'  insulated steel.     One 9' x 8'  insulated steel.     One 6' x 7'   insulated steel (only if golf cart garage is in the attached floorplan).    Brand: Clopay.  Model 4300.  Windows:   sunburst pattern windows in top row of panels (all 3 garage doors). All doors will have keyed double lock bar locks, all keyed alike.

Paint Color

White.

Gar. Door Opener

One opener for the 16' door.  Two remote controls.

Ext. Digital Code pad

Yes

Garage Interior

Sheetrock complete.  Paint: no.  Insulate:  See item 465.

Garage Interior Doors

Steel, solid-core fire door.   Six-panel.  Auto-close.  1-3/4" thick.   20 minute fire rating.   Size per plans.

465

Insulation

Batt

All insulation is batt, not blown.

Ceiling

R-38

Exterior Walls

R-19 (includes furred walls between basement and foundation walls)

Under floors

Cantilevered overhangs: R-30

Garage: Warm walls

R-19

Garage: Ceiling and cold walls

None.

Basement Ceiling

None.

470

Siding: Front

None.

Siding: Sides and back

Cementous Fiberboard.   Hardiboard brand.   Style: Colonial Roughsawn.  6-3/4" exposure (8" total width).   Factory pre-primed.  50-year warranty. 

Building Wrap

Tyvek or equal.

Dryvit Color

None.

Exterior Trim

The exterior trim (fascia, frieze, window trim, corner trim) is identical to that shown in plan 2223 dated 3-8-00.

Facia

Eave fascia: 1"x8" fascia board with 1"x3" fascia trim.

Soffit

Eave Soffit and frieze:   Enclosed soffit.    2"x4" frieze board.

Window Trim, Exterior

1"x4"

Door Trim, Exterior

1" x 4"

Trim Band

1"x4" and 2"x8" trim band around house at main floorline.

Corner Trim, Exterior

1"x4" trim board

Paint

See item 660.

480

Deck

Trex brand

Deck Size

Per plans

Plank size

2" x 6"

Deck Rail

Tempered glass  (clear) panels, 36" high.   Rails, posts, trim, etc  to be Trex.  

Deck Steps

Yes.  42" wide.  Rise 7-1/2"  Run 10".   Landings, if necessary, included.  If two stairs are shown on attached plan, owner will select one of the two locations later, without a price increase.

Deck Color

"Natural"

520

Electrical

Wiring

Copper.  Non-metal sheathing (romex).

Switch & outlet plate color

Ivory.

Switch style

Paddle (also called rocker or decora) style. 

Prewire Phone

Category 5 wiring (four pairs of conductors).   Hub-and-spoke layout (also called "star" layout) not daisy chain .  Hub in Utility room.  Up to four wall plates per floor. Two cat-5 wires run from hub to each wall plate: one wire for phones, the other for computer network.  Each wall plate has one RJ-11 jack (standard six-pin phone jack) and one RJ-45 jack (standard 8-pin computer network jack).  Jack locations shown on attached plan.

Prewire Cable TV

RG6 cabling.  Up to four TV jacks on each floor.  Jack locations shown on attached plan.

Range Wiring

None.

Service

200 amp underground

Basement

Separate 100 amp 40 circuit subpanel in basement.

Outlet, light, and switch locations

Attached plan shows location and types of switches, light fixtures, and outlets.    Not all switches and outlets are shown, due to space limitations: for example, the garbage disposal switch is not shown,  separate switches for bath fan and lights are not shown,  and separate switches for ceiling fan and its lights are not shown.  Requirements in this specification have precedence over the plan.  Locations and quantity of outlets can be changed by electrician to meet code or improve efficiency.  Switch locations can be changed if the electrician desires, but owner must be notfied.  Changes to switch types (dimmer, 3-way) require change order.

Kitchen Outlets

Outlets spaced every 4', or closer, in kitchen.

Exterior lights

Exterior lights will be either wall mounted or recessed in porch ceiling.

Exterior lights on posts

None

Ceiling fans: 

Separate switches for fan and light.  Light on dimmer.  Fan on variable-speed switch.  Some ceiling fan lights (not fans) may be on 3-way switches (one 3-way on/off and one 3-way dimmer).

Doorbell

Yes

Smoke detectors

Electrically operated with battery backup.

Dimmer Switches

Dimmer switches are vertical-slide dimmer switches (with separate on/off swich built-in).  Some may be 3-way dimmer switches.

3-way switches

Some light circuits have 3-way switches.   Some of these may include a dimmer switch, in which case one switch is an 3-way on/off and the other switch is a 3-way dimmer.

Walls Switches

Pantry, linen, and walk-in-closets have wall switches

Exterior weatherproof outlets:

Up to six (two in front; two on each level in back).

Refrigerator Outlet

Refrigerator outlet on dedicated circuit.

Attic

One porcelain fixture with wall switch.

Garage Lights

Will be flourescent lights.

Baths Exhaust Fans

Panasonic brand, WhisperLite model.  Fan and lights switched separately.  Fans vented to outside.  Fan switch is a timer. Material costs taken from light fixture allowance.    Use 70 CFM  (model FV-07VQL) in all locations, except use 110 CFM (model FV-11VQL) in master tub/shower room.

Wiring to deck

6 gauge wire (3 conductor plus ground) to empty junction box on exterior wall under deck. For possible future use, such as hot tub.  Not connected to panel and no circuit breaker required.

Low-voltage kitchen lights

Low voltage (12V) halogen lighting system for under-cabinet in kitchen.  Tresco brand.    Profile 1" or less.  Up to eight 20W halogen lights.  160W transformer hidden (attic, garage, or utility room).  Material cost to be paid from light fixture allowance. Installation included in overall house price.

220V outlets

Utility Room (dryer).  Kitchen (wall oven).   AC.

Alarm System wiring

Alarm system wire (Category 5, UTP) installed in walls.  Contractor does not have to supply or install any component of alarm system. Wires start in a single empty junction box (hub) in utility room.  Wires go to up to four locations per floor (in ceiling corners, for future motion detectors).      120V power wire supplied to the Utility Room junction box.

525

Light Fixtures

 Allowance $3,000 for light fixtures.  Allowance covers light fixtures, ceiling fans, and bath fans.  Labor, installation, switches, outlets, wiring, circuit breakers, etc paid from overall house price.

530

Plumbing

Pipes: DWV

ABS or PVC.  Schedule 40.

Pipes: water supply

Copper, type L rigid pipe.  Lead-free solder.

530

Plumbing - Kitchen

Kitchen Sink

Kohler "Brookfield" : model 5942 (self-rimming) or model 5898-4U (undercounter).  Color Biscut (K96).    Located in island.  Undermount decision will be made after countertop material selected.

Island Sink

Only one sink in the kitchen.  See above.

Kit. Faucet

Kohler K-6352 "Avatar".   Deck mount single hole (don’t use the escutcheon).   Finish "polished nickel".

Cabinets

See item 650.

530

Utility Room

Recessed box in wall for water supply and drain pipes for washing machine.

Utility Sink

Mustee #10 deck mount fibergla