Need advice on elevations and framing.
We just got the elevation plans from our designer and I have a few concerns regarding the window placement and height on the walls of the main living room and kitchen area.
First thing I was concerned about is the walls have a top plate of 16′, but the framing is 2×4 construction. I would have thought with that height, it needed to be at least 2×6. He stated that as long as it is supported by the porch roof framing it would be ok. What are y’all suggestions on this?
Second is the window placement on both the front and rear of the living area. There is really no alignment of the upper and lower windows, and seems there would be very few king studs in place. What are y’all suggestions?
I am not a builder and this is our first house we are building, so I really don’t know much and learning as we go.
Replies
It will depend upon code in your area. In my area, 2x4 wall at 16’ is accepted structurally if no story above. They do require solid blocking in the wall at common ceiling height. There is issue of energy code where I’m from. For basic construction where insulation is only packed between the studs and not a high performance type of insulation product/design, I would be required to make the wall a 2x6 wall to get higher r value. If you can achieve high r value w/ use of high performance products etc, they will allow for 2x4. My local authority would also require a shear panel on the window wall as it looks like you cannot achieve an uninterrupted 4’ space on corners for continuous structural sheathing.
Is your designer a licensed design professional? If not, good chance they don’t really know what is acceptable with your code authority to obtain permit and design properly for your area.
If you are in an area that doesn’t require building code enforcement you may want to get a 2nd opinion from an engineer. If you are going through proper channels and you have a proper functioning building department, the building department will let you know if it’s acceptable. If your designer is licensed, very good chance you can follow his lead.
So short answer, it’s probably alright, but it depends.