Building code requirements for stacked window headers, bracing, and stucco over foam
We are building in climate zone 5 and the county currently enforces the 2009 IBC & IRC.
We prepared a list of questions for our building inspector, some of which are location specific, but since we have gotten no response we figured some of this is probably common knowledge.
1. Do non-load bearing walls require structural headers?
2. Can vertically stacked windows of the same width share a header and king studs?
3. This is dependent on soil type but does this seem adequate to prevent frost heave/cracking if the base is 6″ well compacted base course: 4″ monolithic slab with a #3 rebar grid 16″ O.C. and a 18″ deep, 12″ wide footing with 3 x #5 rebar. Frost barrier of 2″ EPS foam extending 4′ horizontally out from slab edge.
4. Is there a wind bracing requirement for each wall (minimum wall area without fenestrations? Our South wall has quite a bit of glazing so we want to make sure there is adequate sheathing (3/8″ OSB) to brace the wall. This is wind zone 1.
5. Related to #3, is there a minimum distance that windows/doors need to be from each corner? I gather the 2012 revision requires 2′ from a corner to the nearest door/window but not sure about 2009. Also aware that this can get quite complex and location specific.
6: Have you seen any issues with stucco sagging / cracking when applied over 1-2″ ridgid foam (i.e. sheathing – foam – vapor barrier – lathe – stucco) on a 2×6 framed structure? Would this require special fasteners? I saw this article referenced from another GBA post, but it’s a bit beyond me.
7. Is the attached photo (Figure 2-105 for JLC Field Guide) an approved method for adding rake wall overhangs to I-joist rafters? Perhaps this is a question for the I-joist manufacture. Our I-joists are spec’d for a 15 psf dead load (metal roof) and 40 psf live load (snow). We got those numbers from the guys at Randall’s but please confirm.
Any help is much appreciated!
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