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Thanks everyone. We will know more about the existing foundation this weekend. This is the architect's property he just bought. He will dig this weekend. Building department told him it is more than likely not frost depth.

So the plan was to build a living space over the existing garage with lower roof carport. Then architect changed it to this graphic below where the addition is now over the carport, and you have low roof space over the garage for storage. But then it has been discovered that the existing...

You are right about that. I keep getting printouts of the reactions from various different PEMB companies. They all have very similar printouts. They are horrible and difficult to understand! When I have questions, it takes forever for them to answer the questions. I am interested to know...

I think there are several products you can use to attach ledger to solid bricks. You can use epoxy, chemical or anchor sleeve. The tricky one is when you are trying to attach it to brick veneer (framed wall).

They save concrete but the forming man hours is going to skyrocket. Either that or they have to invest in a nice forming system. It only makes sense if this was a precast foundation IMO.

Maybe I am missing something, I see higher capacity as you space it closer.

You need ridge braces to load bearing wall below. I suspect maybe every 32" or 48". I personally would rather frame it with a ridge beam though. Less room for error.

Why not just get prefab trusses?

If you have a one story house and you are turning it into a 2 story house, how do you typically detail the exterior wall transition? The existing exterior wall plywood stops at the top of existing double top plate. The existing rafters are removed, then new floor joists sit on top of the...

I personally would put a steel beam under that very end existing wall. Then I would put 2 beams or more of steel beams cantilevering out (2:1 min. back span). This way the main structural supports will not rot. Then you frame the balcony joist north south hanging from steel beam to steel...

XR250, well.. mostly trying to warm the place up. Burying the foundation does give you somewhat of insulation? No?

If I convert a window well into a full height door and add retaining wall and stairs (direct basement access from exterior), how do you avoid cold bridges? The footing of the basement is no longer buried to frost depth.

Are you talking about round risers? You don't design it. You just follow ASTM standard reinforcement I believe.

I use autocad and I just use offset command one by one and trim where ever the joists stop. It is pretty quick. But there is probably a way to do it quicker. Maybe use array command, explode, then trim. If we draw every rafter on the roof, I see no reason why we cant draw every joist on the...

I have a plot style and make the joists light, and the beam thick and dark. I can put text over the joists no problem. It is not cluttered at all.

I draw every joists and on the page I say All joists are XXXXX @ 16" o.c. U.N.O. Then if I have different joist type or different spacing, I label it on the drawing.

Yes light. The gravity load is not the problem. I know that will work. The wind load is what is concerning.

Let the numbers be your guide. You will have uplift and lateral load on these HSS. Use open building Cn from Figure 27.3-4. Your HSS will be bending to resist lateral load.

XR250, that is crazy! I only see one gable where you can post down a ridge. I have a feeling the chance there is an interior wall to post down for the ridge and lined up with the floor below is slim to none.

Seppe, I would have asked the architect before I give them a proposal. There is no way I would touch that project if it was stick framed. Architects need basic understanding of structural framing.