Our Advanced With Engineering Set of Plans Include
Riverside Home Designs strives to provide plans that are detailed, and that provide a clear and concise representation of the project at hand. Our plans are designed to meet the current International Building Code, and if your project is located within a municipality that has enacted other local or city building codes those guidelines will also be followed.
Q. Why follow the International Building Code?
A. Well, it's really for your protection. You see, following a recognized building code ensures that certain proven standards are followed. Those standards were designed to protect you, the project owner. Sometimes builders complain about codes and standards that seem to be unnecessary or burdensome. We want you to consider that the IBC is there to protect you. If it were not for proven construction standards, some corner-cutting builders would render many projects unsafe. Consider that most professional accreditation agencies such as the Texas Society of Architects (AIA), National Council of Building Designer Certification (NCBDC), and the American Institute of Building Designs (AIBD) all endorse the family of International Codes for safety.
The Advanced With Engineering Set of Plans WILL include the following elements:
1. GRAPHIC REPRESENTATION
The graphic representations will include the following elements:
Plan legend with descriptions
Area tabulation identifying of all parts of construction project
All plans will be drawn to an established and identifiable scale
Drawings are appropriately dimensioned
Drawings are annotated as required
Proper line weights and line types are incorporated and all copies are legible and clean
Appropriate title blocks, scale indications, north arrow, legends, etc. are included
The Drawings are assembled in a logical order as per industry standards
2. FLOOR PLANS
The floor plan will show the following elements:
Fully dimensioned as required for layout and framing construction
Labels for rooms, cabinets, and appliances
Labels for ceiling heights, flooring materials
Attached structures (garages, carports, porches, decks, balconies, etc… shall be represented
Location and size of all doors, windows and skylights;
Location and type of fireplace (masonry, zero-clearance.)
Location of plumbing fixtures
Location of all major appliances
Location of all cabinets, counter tops, and other built-in furnishings
Location of all stairs, hidden ladders, etc., used for access to other levels
General notes as required to adequately describe the conditions shown
3. ROOF LAYOUT PLANS
The roof plan will show the following elements:
Shadow copy of main floor plans overlaid to roof plan
Fully dimensioned to walls and given overhangs
Roof crickets, and saddles as required
Overall roof dimensions, and length of ridges
Roof pitch and changes in pitches as required showing bastard valleys
Chimney locations with saddles as required
Notes for step and counter step flashing and or any special conditions
4. EXTERIOR ELEVATIONS
The exterior elevations will show the following elements:
Complete elevations 4 sides representing details of the building (no perspective views)
Grade lines and finish floor lines
Line of top plates and ceiling lines as needed
Doors and windows located
Finish and exterior trim materials with adequate annotations
Roof pitches, crickets, saddles, overhangs, eaves, rakes, etc. and roofing materials
Foundation vents where applicable
Grade and elevation marks showing overall building heights as required
Minimum of ¼” scale on all elevation drawings
5. CROSS SECTIONS AND DETAILS
The cross sections and details will show the following:
· At least one complete cross sections through the building (more if needed)
Typical window head heights
Typical overall plate heights
Porch post heights and sizing
Pitch of roofs
Floor and ceiling joists sizing and spacing
Insulation location and R-values
All foundation conditions with adequate dimensions
All floor framing connections to foundations and walls
Cornice work, soffit, fascia, and overhang details
All ceiling and roof framing connections to walls and beams
Any special flashings or special construction techniques
Any critical or unusual connections or combinations of materials
Stair construction, including (if applicable): landings, headroom, tread and riser dimensions, etc.
Masonry fireplaces including dimensions, footings, flue chimney and hearth construction elevation
Minimum of ¼” scale on all section drawings, and ½” scale on all details but typically ¾” Scale
Typical interior and exterior wall construction assemblies
Isometric views maybe drawn depending on complexity of assemblies
6. FRAMING PLANS
The framing plans may be separate, or the information may be shown on other pages.
The following information will be shown:
Size, direction and spacing of floor joists
Size, direction and spacing of ceiling joists
Size, direction and spacing of roof rafters or trusses
Size and location of all beams, girders, headers, flitch beams including support posts sizes and locations
Location of hips, valleys, ridges, cants, crickets, scuppers, roof drains, etc.
7. FOUNDATION PLANS
The foundation plan will show the following:
Shadow copy of main floor plan overlaid to foundation plan
Specifications for compacted soils and general select soil fill notes
Location and size of building footings, stem walls, piers, grade beams, etc. including footings and piers for independent structures such as carports and decks
Location, size quantities of steel rebar and floor mat as well as in foundation beams
Location and size of anchor bolts and hold or tie downs (graphically shown or noted)
Location and thickness and reinforcing of concrete slabs
Location of foundation vents, access holes, doors, etc. if applicable
Location, size and reinforcement for poured concrete or block foundation walls
Location of variances in elevation for floor slabs
Section details for beams and all drops
8. ELECTRICAL PLANS
The Electrical plan will show the following:
Key legend showing all relevant fixtures
Location of all electrical outlets, with GFCI outlets labeled
Location of all light fixtures and switches
Show all 3 way and rheostat switches
Show location of any motorized equipment, fans, vents, etc.
Location of main service entrance if known and location of service panels
Location of telephone, televisions, and other special purpose outlets
All thermostat locations
Locate and show any special alarm and other annunciator panels
Water, heating, air conditioning systems location
Gas and water service entrance and/or meter location if known
The drawings will contain, as part of the general notes or in a separate format, appropriate specifications to describe the materials and/or workmanship required. The specifications will include the following:
Description of exterior wall construction and insulation methods
Schedules as needed, notably for windows and doors
Reference to applicable Building Codes as needed
Description of interior wall construction and stud spacing
Requirements for concrete strength
Requirements for grade and type of lumber, including laminated beams and sheathing
Finish materials for typical exterior surfaces
10. FURNITURE LAYOUT PLANS
The furniture plan will show the following on a separate page or as part of the electrical pages:
Proposed location of all beds
Proposed location of dressers
Place dining room table
Place porch and or breakfast tables
Place dining room hutch and buffets
Location of any special furniture or area rugs
Place any custom furnishings the owners require to determine proper room sizes
11. PLUMBING PLANS
The plumbing plan will show the following on a separate page or as part of the foundation page:
Location of all plumbing fixtures
Dimensions to center of wall and center of fixtures
Identify any special conditions showing in-slab plumbing
Specifications for piping in-slab conditions
12. INTERIOR ELEVATIONS
Interior elevations, details and representations showing the specifics of kitchen cabinets, bathroom vanities, fireplaces, built-in units, and other special interior features.
Other Helpful Building Items:
For an additional fee, we can also produce shop drawings, provide additional details, and sections that will further explain the scope of the project. Listed below are other services we offer our customers.
Reproducible Set: This is useful if you plan to personally make changes to a stock Riverside Home Designs plan you've chosen. This set consists of inked line drawings produced on velum paper for the purpose of modification. When you complete the alterations, working copies can be made. We charge an additional fee for releasing the intellectual copyrights to our plans.
** Bonus: this includes free working set of plans! **
Mirror-Reversed Plans: (Available on all plans) are used when building the project in reverse of the illustrated or designed floor plan. Reversed plans are available for a small additional one-time surcharge. It is imperative that you purchase reversed plans in order to avoid confusion on the job site during construction.
Itemized List of Materials: Details the quantity, type and size of basic materials needed to build your project. This list is helpful in acquiring accurate construction estimates.
Description of Materials: Describes the type and quality of materials suggested for the project. This form may be required for obtaining FHA or VA financing.
Engineering Seals: WILL be provided for the concrete foundation only.
If you have concerns regarding other building designs aspects, and or structural integrity of certain other components you may request our engineer to review and "seal" additional pages of the plan prior to construction. There will additional fees for these services. The fees depend on the complexity of the services required; as well as the amount of work involved. Riverside Home Designs will oversee the engineering and all other requirements for the plans and will submit to the owners a complete set of plans with the engineering seals as required.
Revisions, Modifications and Customizing: The tremendous variety of designs available from Riverside Home Designs allows you to choose a stock plan that best suits your lifestyle, budget, and building site. Through your choice of siding, roof, trim, decorating, color, etc., your project can be customized easily.
Most professional builders can make minor changes and some basic material substitutions without the need for expensive plan revisions. However, if you will be making major changes, we strongly recommend that you purchase a complete set of working drawings that include the changes you wish to make.
Riverside Home Designs
The plans and designs created by Riverside Home Designs are the intellectual property of the designer and are protected by international copyright. As such, the plans and other details are provided for personal use for the construction of one (1) Project only.
Use of the plans and other details for commercial purposes, for sale, distribution, transfer to any other party other than the original purchaser, or reproduction in any way is expressly prohibited without Riverside Home Designs written approval. No other commercial use or reproduction will be allowed without additional licensing and fees.
When you purchase plans from Riverside Home Designs you will be provided with a permission to use the plans. This license is issued solely to you, and you agree to the terms and conditions as stated on the plans. The license is not transferable to anyone under any circumstances.
All designs and related details produced on the plans are copyrighted, and become trademarks of Riverside Home Designs.
You may not reproduce the plans yourself, all copies must be provided by Riverside Home Designs. Click here to revisit the Solutions Page.