Floor Plan

  • Provide a fully-dimensioned floor plan for each building level. Label each room or area with its proposed use and dimensions. Show all doors and windows with nominal sizes.
  • Show the fire separation wall between a garage and adjacent living space. Show a minimum 1-3/8 inch solid-core, self-closing door between the two areas. Show 1/2 inch type-x sheet rock on the garage side of the fire wall, and on the ceiling of the garage if there is living space above, or if the attic is continuous between the garage and adjacent living space.
  • In habitable rooms, the window area must be at least 10% of the floor area (one-half, openable for ventilation), with a minimum of ten square feet. Kitchens may use artificial light.
  • In bathrooms and toilet rooms mechanical ventilation will be required in all bathrooms.
  • Sleeping rooms shall have a window or exterior door for emergency escape. Window sill height shall not exceed 44 inches above floor level. The window shall have a minimum net openable area of 5.7 feet (5 square feet on ground floors), with a minimum net openable width of 20 inches and a minimum net openable height of 24 inches.
  • Show safety glazing in hazardous locations, such as (generally): any door if the glazing is within 60 inches of the floor; within 24 inches of a door if the bottom of the glass is less than 60 inches above the floor; within 60 inches of the standing surface or drain in a tub or shower enclosure (includes walls); in window panels that are larger than nine square feet and within 18 inches of the floor; any window within 5 feet of a stairway or landing. Note that this information has been simplified - the actual hazardous location section of the code is complex and requires careful consideration during the design of the building.
  • For additions, show the existing rooms adjacent to the addition, including door and window sizes. The plan examiner must determine if the existing room will have sufficient egress, light and ventilation.
  • Show a minimum 36 by 36 inches landing on each side of an egressable doorways. Landings must be within 7 3/4 inches of the opposing floor surface. Any door (interior or exterior) must always swing over a floor or landing ( the bottom of the door must be within one inch of the landing). Exception: a door may open at the top of an interior stairway, provided the door does not swing over the top step.
  • Show a minimum 22 by 30 inch access to attic areas that have 30 inches of headroom.
  • Show a handrail installed on one side of each flight of stairs. A stairway is defined as four or more risers (three treads plus an upper floor level equals four risers). Guard rails shall be a minimum of 42 inches above the walking surface.