Permit HELP!

[boyack123]

I have submitted plans for a 26x26 garage. The garage will be footer with 24" CMU stem wall. Construction will be 2x4 with osb wall bracing, engineered trusses and 19/32 roof decking. My permit was denied for small details in the drawing. And the 2 garage door headers. The doors (2) 8x7 are to be on the gable end.
Permit reviewer said I needed a continuous LVL header over the doors as well as 4' "returns" on the the stem wall. I cannot find anything in the latest IRC that says this. Is he correct on all this?

With 4' returns and 8' doors it doesn't leave much for a dividing wall in the middle. My preference was for the 2 doors and not one large door.I had it drawn with 40" returns as well as 40" dividing wall.
I should add that the roof is 4/12 pitch with no plans for attic use.
Would appreciate any info on the 4' returns as well as info on how to correctly install the LVL header.

 

[kd3pc]

location...??

Sadly, this permit reviewer, right or wrong, is the AHJ (authority having jurisdiction) and his decision may well be final. Many counties, towns, etc have no knowledge of the IRC, nor do they care.

He does not need to be correct, he is the AHJ. You might ask, nicely, what his thought process is on the denial and the continuous LVL, etc.

The manufacturer of the LVL will have requirements as to how those king posts/walls should be constructed.

 

[acer66]

I do not know if this helps but when I was shopping for lvl's at local lumber yards I settled with one who had an engineer who calculated everything for me and printed it out so I could show it to my inspector.


Edit:like kd3pc says, location would be helpful.

 

[jbwilkins]

Sounds like it may have to do with your shear bracing....if you're strictly relying on plywood/OSB it has to be 4' continuous and you have to have 2 per Side minimum, hence the 4' returns. There are other ways to get the shear vale needed, but it may require and engineer....or an engineered solution.

 

[Chris705]

OP do you have access to the IRC? If yes look at section 602. This section will help with both questions. An 8' wide gable end wall doesn't need LVL lumber and there are as mentioned above several ways around the shear wall concerns. I think VA puts the ICC codes on line..... Might not be the current code your state uses (helpful to know where you are) but should allow you to understand where the AHJ is coming from.

http://http://www2.iccsafe.org/states/virginia/Residential/Res-Frameset.html

 

[matt_i]

I'd take a look at Simpson "strong wall" shear walls.

https://www.strongtie.com/products/lateral-systems/strong-wall-shearwalls/wood-shearwall

Or lift some of their ideas and connectors.

I'm not going to say this is the solution but you could try putting some more "engineering" into it. Call out a plywood nailing schedule to be 4" on center #10s around the entire perimeter. Go to 3/4" plywood on that portal-wall as its mostly open. Apply the 16gage strapping in an "X" pattern inside and out, as many "X"s as will fit, make sure you capture both the top plate and the bottom plate, can even nail it thru the end of the LVL. Use same strapping bent in a "U" shape to transfer vertical uplift loads from the double top plate thru the LVL to the studs. Put 3pcs 5/8" anchor bolts, 12" long minimum, with 3" dia hot dipped galvanized washers into the foundation, on each side of the portal.

the other addendum would be to add the same 16gage strapping to the wall opposite the portal in the same "X" or "V" shape to further improve racking-resistance of the building. As above capture both the bottom and top plate and nail into every stud it touches. As I recall there are 14 foot unbroken lengths.

http://www.homedepot.com/p/Simpson-Strong-Tie-25-ft-16-Gauge-Coiled-Strap-CS16-R/100375320

 

[boyack123]

Location is southeast VA.
Thanks for all the replies. Ive looked into the simpson strong walls and they may be the way to go . However in all the illustrations the strong walls end at the opening. and the width sizes are limited. If these are used is it allowable to add additional framing to strong wall towards the opening?

 

[yeldogt]

I always ask what .... some guys will tell you upfront what the solution is .. others are a pain.

There are often more then one way to do worthing and if you propose something out of the norm they look for any excuse to toss it.

 

[readhead]

Shear value is the issue and it is not the inspectors job to work it out nor is he qualified to do so. He has to be carful but if you read between the lines he is suggesting that you consult an engineer. Materials and connections to the foundation are critical in this case and you probably are not aware of the options available.

 

[Orionrising]

Hmm that strong wall is an interesting product... Bet it's pricey...

Sent from my Moto G (4) using Tapatalk

 

[The Tool Tyrant]

Simpson strong walls ARE pricey and require specific sized footings. Here is an idea for thinking 'outside the box'...run your door walls past the building corner to allow the required 4'-0", then slope the end just for looks.

 

[jav]

Look into garage portal framing. I just went thought this in MA.

basically:

http://media.iccsafe.org/news/icc-enews/2017v14n11/2015_irc_sigchanges_602.10.5.pdf
http://www.jlconline.com/how-to/framing/portal-frame-holdown-rules-revised_o

 

[readhead]

I can usually build a custom portal frame and install it for less than the Simpson stuff. Faster too.

 

[ozyborn]

So glad I live just outside city limits now. My neighbor across the street is within though. He had nothing but problems with his build. Mine went smooth and to got to tell the inspector to go pound sand.

 

[ard]

So glad I live just outside city limits now. My neighbor across the street is within though. He had nothing but problems with his build. Mine went smooth and to got to tell the inspector to go pound sand.

Nothing like building outside of the code, eh?

 

[boyack123]

Think I have found what I need to do. In 2015 IRC FIG.602.10.6.4 (masonry block)
Would anyone know what the Simpson product number would be for the straps shown in this illustration?

 

[The Tool Tyrant]

Here is a link to their products...https://www.strongtie.com/products ...knock yourself out.

 

[RocketScott]

Look into garage portal framing. I just went thought this in MA.

basically:

http://media.iccsafe.org/news/icc-enews/2017v14n11/2015_irc_sigchanges_602.10.5.pdf
http://www.jlconline.com/how-to/framing/portal-frame-holdown-rules-revised_o

This

You don't need strongwalls for what you are doing. Two straps or hold downs on either side of the portal should be more than enough. Print out one of the two diagrams linked above and staple it to your plans.

You also shouldn't need a continuous LVL if you are breaking it on a center divider. You will want to put a mst ******** the beam connection though.

 

[boyack123]

Thanks Tool Fool..was familiar with simpson catalogue. It's HUGE. was hoping one could say .."OH , those are 0U812" or something similar. Just not clear if the strapping in the illustration is coiled or rigid...

Rocket Scott. thanks for the link I didn't notice the single row nailing in my 2015 book. Looked again and there it was on the Left Side diagram.

 

[ozyborn]

Nothing like building outside of the code, eh?

I have always built better than code. But I do enjoy booting them off my property. Having friends as electricians and plumbers help a ton as well.