Loading...
HomeMy WebLinkAbout06052003 BSC Agenda Item 6 0 • • City f West University of Place APPLICATION TO BUILDING AND STANDARDS COMMISSION STATE OF TEXAS ) ( TO THE HONORABLE LOT NO. BUILDING AND STANDARDS COUNTY OF HARRIS) ( COMMISSION BLOCK NO. I I ADDITION GQ/on�ic-i Tcr-rac,L Now comes 6r5(7o,iy S . /a Na /� � n. f „Z appellant / own of the herein described property, and affirms that on the `4' `O day of Apt I I , refrEe / she applied for a permit to c1U. 0-Nor 0-Nor ay. k)V■.4;r45krc% A-1-1-1L -roe' W T A4S e go.mz 0.00n f STarc�� at 1--/Z2. Up.)ioris;r7 ,a/vq on a lot 5'O feet by /0() feet, in the(An,114 7.7,eedt. District, as shown to scale, with all existing structtires on the attached staked survey and the Zoning Map of the City of West University Place, and to use the same as a 7a . The permit, however was denied upon the following grounds: C:r7 /7ZS Ar,o iL porf,utic.-1 r (i 17 Orch n0.•1 L J5'/ There, the appellant now appeals in accordance with the provisions of Chapter 6, &Ma% to the Building and Standards Commission to grant the heretofore requested permit, variance or exception, and to permit him to use the completed premises as a Sirrlf �c, ;,1 (LS)Cf-eYsz-s- for the following reasons: Respectfully Submitted, /3-62/,. , 0221(0 7eiboer S Er4ige Telephone Number /1223 (_.) OT,s i r7 &OD _ , Appellant & Owner Address FAX AFFIDAVIT • STATE OF TEXAS ) ( COUNTY OF HARRIS ) ( (712./447-c�� Et/i z-Q , being duly sworn, deposes and says: I, the applicant named in this application have read the contents hereof, and all statements here contained are true and correct. Applicant t Subscribed and sworn to before me this /7 day of C'(,-Ft c , Notary PttibikintlA.P i1 cciii:ty Texas Qualified in rt.;: rb �"` ll '' Commission":r p:r s` 13 -"�` .�l7O DATE C ED "� - ~I. O DOCKET NO. ),)-`D to RECEIPT NO. a (L'Ca r- i •i • April 17,2003 To: Members of the City of West University Building Standards Commission From: Greg and Angela Ethier 4223 University Boulevard City of West University, Texas 77005 Re: Request for Variance On April 7, 2003 I, along with John Culpepper of BSA Architects, met with Dennis Mack Chief Building Official of the City of West University Place, Texas to discuss obtaining a permit to finish-out an unfinished attic for use as a game room and storage, which may include a bathroom (either full or half) depending on the receipt of bids from licensed contractors, at 4223 University Blvd (an existing dwelling located on a 5,000 square foot building site) (the "Request for Permit"). Mr. Mack verbally denied the Request for Permit citing inconsistencies with the International Building Codes and City of West University Place Ordinances with respect to (i) all walls and ceilings within a residential type occupancy shall be sheathed with Type X gypsum board at least 5/8-inch thick (Ordinance 1725, which became effective January 13, 2003) and (ii) the need for double studded 2" by 4" framing or 2" by 6" studs for all walls on the first floor provided in the International Building Codes. In addition, Mr. Mack was concerned that the Request for Permit may exceed the 80% rule provided for in the City of West University Place Zoning Ordinance 1548, which became effective January 13, 1997) and suggested that additional calculations be made to ensure that a variance would not have to be sought as well. It is for these reasons and concerns that we, in good faith and on our own motion, are seeking a variance to complete the Request for Permit and offer the following in support of our request: 1. The premises is constructed per West University "Information Packet" February 1989 pursuant to the Codes and Ordinance of W.U.P. A thru G and the Southern Building Code in affect at that time. The premises, as originally constructed in 1990,provided for the completion of the unfinished attic as this space all ready contains (i) a fixed staircase leading to the attic, (ii) four existing skylights,providing natural light and(iii)roughed in and operating electrical outlets and fixtures. 2. The attached garage and adjoining closet as well as the area below the stairwell leading to the second floor already have 5/8 inch fire code gypsum board, thus partially meeting the requirements of the recently adopted International Building Code Standards. The economic cost necessary to bring the remaining walls and ceilings into compliance with the current International Building Code Standards is prohibitive. 3. The main load bearing wall that runs through the center of the first floor is framed with 2" by 6" stud construction, thus partially meeting the requirements of the recently adopted International Building Code Standards. The economic cost necessary to bring the perimeter walls into compliance with the current International Building Code Standards is prohibitive. Moreover, based on an initial conversation with Don Lenert of Lenert Engineers, Inc., a structural engineering firm located in Houston, Texas it is believed that such standards may not be necessary in this particular case. 4. The total liveable square footage of the premises, per the Harris County Appraisal District, is 3,279 square feet. The total framed area, measured by taking the outside • ? • dimensions on the first two floor levels is 3,633 square feet, including 455 square feet of the attached garage. The request for permit would add approximately 343 square feet of framed area. The existing framed area, coupled with the additional square footage from the Request for Permit would total approximately 3,976 square feet of framed area. Liveable square footage would total approximately 3,622 square feet upon completion of the Request for Permit. 5. The 80% rule currently in effect was implemented pursuant to Ordinance Number 1548 on January 13, 1997. Pre-existing construction that provided for the completion of the unfinished attic should not be unfairly burdened as a result of the implementation of a new zoning ordinance. Moreover, the Request for Permit does not in any way alter the architectural design and appearance of the existing structure. 6. While the variance being sought will not give rise to the preservation of historic structures, the application may involve remedial work necessary to bring the structure more into compliance with applicable ordinances. Moreover, we are aware of at least one other similar situation located at 3224 Amherst, whereby the BSC granted a similar variance as that being sought. In addition, we would like the BSC to consider that(i)we have made an earnest, good faith effort to comply with the requirement and (ii) we brought the matter to the attention of the City on our own motion,without intervention or enforcement action by any City official. Based on the reasons supporting the request for a variance outlined above, we believe the BSC should grant the variance being sought. We believe we have met the requirements of Section 6.206(f) and that the BSC will affirmatively find all of the following: 1. the imposition of the requirements of the recently adopted International Building Code Standards creates an exceptional hardship, albeit principally financial,upon the applicant; 2. that no reasonable or feasible method or procedure is currently available to comply with the requirement; 3. the imposition of the requirement is unjustified because of good and sufficient cause demonstrated to the BSC; 4. the variance will not introduce or increase any threat to public health or safety; 5. the variance is consistent with the purpose and intent of the ordinance in question; 6. the variance will not cause a nuisance and will not unreasonably interfere with the use of nearby property; 7. the variance will not cause a fraud to be worked upon the public or any individual; 8. the variance will not cause an increase in public expenditures or budgets; and 9. the variance will not create an irreconcilable conflict with any other ordinance, law, rule or regulation. • • Supporting Exhibits 1. Owner's set of Architectural Drawings (i) Survey with general notes to the plot. (ii) First and Second Floor Drawings, highlighted to indicate areas of compliance. (iii) Cut away view of attic, highlighted to indicate areas of compliance as well as the existing skylights as originally constructed. 2. Proposed third floor plan as drawn by BSA Architects (i) Without bathroom (ii) With bathroom • .0., 4, • ■■•■■■=0. • • • 1 = : _ plonainos Anszan!un 2ZZI7 •z . vois 81 4o-i aooziai ft:11.1010D IIL MI .; - • 1 , _,;',1....!! t __ aouamseH ouinos . ., ',. •. ..: Ell • • s• • • 4 h,0 4,4s-D (3 4- ,•:, `is, 6 '.'6 r(.•u , . . ' •‘',: '' ,...`e- ,k. '7, r.:.1- .i , 4..€1.. ,,i . ..•!. .A., -rt- .0 ' 1 X = 4" 1 — • )2. ....e. .. AI- t p2 i- LI -Ft i . et- ■-- \:,/ , ;"--- - • \ ..,-,, - 1. c ri■ .J ..,4.. 11 11, ,dil - , i V ..t...A s3 e( 8 11_ t'l , ,,,,C• •.7,71 "1... . z. ...••.... , •• • c7..oL • , I 1.• x x .1 1 as,oi 3 Jr._ . -,- 7„ 4.1 lt_v ti a. . 1 1 _, ,,,,, l',,- dc 1 : ., 1 1 • ..,! . . . g : -, 4 . ! i 1 i I -, i NI '- , ,. $ ,, - . • _-=_2.c=7,,,--ELIMENErial -, _. . 1 - ___i_T--_-)7,- .....\CI 1 1 en . 17- , , ,, ______I 41 c;l4 , r I 4 1 \ •i_i ,, 1 '. t• , I , ' go,„, ,. ! ; \ N,- I 1 i' 'c '(!ili: ;•,(?, tti ,, , ,. .7,. \ ,4.. , SI I- k . / : q 1 .., '— / 1 ' &: / ° I 1 i 1 - 6.-7;',• 4,-77 . Jr ' tl L _ •s-. it _ , ' , r---- , ..._..... ,. 2 14 2 H _ . , , , z I= •4_ • li \ iL , -• ,‘; '',. , . I a! CO 4 *-----,-- >.- --; t . . 1 s I 1 A • 7 c_- ,1,1 ‘‘. .. - a E e g, k 5= i .-.1 1- -- .i. v 11 : 1 ghl v.r.. °5 2 g2 1.-_:! • -is ")- -4- ;--, r a 4,-. . -,,a- z8.;:a • ' = g 1 4., '1 . . --7 a . a•-il.: :1, iirir;o1 7:1:..1.0 • 1 1 t '.= 1.,, -110:111E;;J!i;II !ii!a! - .e NEN:: -a,..:E5.. ligg.r..ii z 1 „, a ' a 11'° : i:ii-it. kr.4.:8'.°E.F. 3;;N:ifzea•-z• '4 t I N: e -§- f'.:1- -1 ... '6- 1 i illisi!.41thliNifiFAIIii 7, a a .5 i , e . . ..... ....... . . ... -.- ,.,, :.•• 4- i• ...1 a a « ..4 < < < < . . . I , I , .. . / 1 1, / r • � , • . ° a pi0nalno8 AHSJanlun £ZZb . o*:;,, , o 410 I �IDoie 81 10-1 a00L�a1 IDtuoloo ; `y( e c . 5 L o N•„:; N o J e r aauapiaay OU!ADS �` .';Y °Y t°`'°_, ° 1 – — L-,Ira 1 . . _ ' a o6 .LtG t ' •' '. } ... n' f _ 5 _._ i I r s y C S o..yy J . ;I ,,,a/v,"4 s/{o. -''�.rs- 1 -: '9-r< L 0 i'.6 c ti '.Y L A Ys 5- 4M IY r Z.,,,-`,„i ; - I n ~ it o I g ~ II J . S•1 a-1 - 1 a 8 S I -5,1� ; ; A� i; g m m i 10 . N ' ° 3F} �plg ��s v k � I' a I ' I ,∎• °. -.. _ .._ __ r"ri 1 I ,1 1 A ��+ °na ,Y w� C I:_ ... 'y.. I I i'' —� I gigii# ‘,1-‘t,',- " r Ns �'L� 7 ',.J .aJ 1,O G 01-4 "' I i I I I„ ,14:1-iii _ '-)imam*4 r I ., 1= I . 16 •� ,f L;I ms b.,L Fit ola� � Lt �a•is ° — y-� ° „ ,_,,,.2,T //� I • ° (•—,p�m�.'.7-tit; /-r 1;1� r,,J, ' ' i I ;< r l /../ /%/ � 1/•%,Y/�3 1 � �- �•s$f.. R9�`�� • 1- � 1 19y' C r g j I V +J r J.a /% � 3 ,�L1 , ,4 .bir ,b .p-Mr pat-a. xor3� Po 1 $p1'O j• s„ ry Q? ?r I1 r 1 ' l if 1 � t-t 5a, '_ .-01';' _ 1 o:F�&s®• ••,- . t 1 ' I r n s r Y ;: Q I i aYan r a n I 1•1 oak a_s/ a �4ye r ,.ur c jd '. r III7 1 Ii i 2 i1 Ya1 -+� I 1 a c l ��i r -a; �.1 I ' i l s :, 1-'1. - o t ; .�i9 I°Lt 1 k o1 „4,u .w a Ft r 1 40 i {- _ , 5 zt «� —m c e ..t to a -;`� 4 1t A` I _ 'q Q – 1 . Lanei-Attoi 'hate”, o. ` : Y• i 4-1 � ,5C , �- - I° is 1 �, c 1 1,r , LT--yl� �`�---.— q 6 :\ 1-1 56�. �"s�' �d. .so I .yam I . r �,�,� �I ' �, gg-Al ooc$ $ 3g 13 ,! ` ' ■ ai- $t1 —� ,-... 1.a I• �l 4 s e;3 sF L�-L'a I. ��1 F ; 41 I. ' 4 ! s3 Q`, , y1 4' 9 I o i { D 41 4. I 9 0 =14; 4a 4,F r �13 it. —=:4 a tt 8 '-�t". ' tc 1 <j °° 3" 4 � �2 r\ cyg. 14 phi$ 1 1 p —4 I goo- f� T�} r4 r ;;x�. f r S9s1d 1 ,o-s. 7:4 - M i?-Y'^- S:. . �- -,; < .o1..... �it•11.®i .- IFS I. z u " k`.�_.� f'`i 1 .y ..�� f�Pt 'r I X -fi''a3 :'y-�I - 1 '. li.', '.."... -,–* .. 4 t I ' 1,4.- fll r 1 li 9t_,,,, ' C !' '• 'I -.rr--( �f \ Ci 'CZ itSS//.4 r ' "� j� q1 p- - 1• i* s "1- '.1...1.—P.y� I �' _ 1k ,a �Z� I ..-p<` F„Ii J r 3 - r , O - i„1, -T ' ... 3 ''' a j fit,,- -4 ' ' —I"I I 1 ---I- - �iiin �.�7F7' ii �1tr I � �.� � rt; ii t I I - - 14'41 J7I�p1 Y la to NL 1 1o.IY 1.hsz,v s 4i!L•t, we u�L 1 . t,}_ ,_. , . '6 11 kA 5I' .a,e 6;( ' Y 4I.----- i I I , , I . ,., • •• _, . 1 I ■ l• ".""'" .."..."....""."""""...."....."." """'.".""ili S ■ I i ENOS a . ionainog Ausiemun 2zzi, I ! ,7!tiPiiii i i I T I I )toolg et to-1 aoolial, pluoicto i 9 ouamsa8 ouinps ! , 1 :.. ,., ,,,„„,,, k, . . '-1 rf 41 il I •., : ,!. . /. . ., . t„ .t.---1-..!, ,,, • 1,-.Li______L,1 1: 41.'/T *t I I, •-•.. .•-• i ••; 1 - la ; --7—r— . , t • I If:;...- d • ,a Q, : 7',. 4 ' . ll i 1 1 ' I / • q.. .,,,r,., \ : ,TR.,-1---1- il . ,61,,.. ,/ -'' '. . 1;;..:1Z1 • i: 4- -----6,x71- x 0. 1 '\I 1- . I ' _ , :,,,--'--A • 341 ; A z , 1 '' 0::\ i i :: ; . ..: -4-.--- M, - ■ f:-.•.I I 4.j/ ! . ......- ..■- PH .D !,(- , ...I .‘. A ;-:„t , • CI ' r'itri*T?;F: _1:. ,,.-' • " ' 1 .gi=e1=leal • ,t 2 - --------------.7*----, ! , i .f, . . !:• •!. ! or. e 4 i A 1;Xi r,it,iW4'•NM- AMNIA .54,,,,t' .., 3 9.- ,F, i 4--' ' ' '•.:..!..IV'.T ' t'-"c"' .a 1 L. : .'. ...i•,, ' ',:.V 1 '''''i.- .0111121MIONINi VI ,— 4. i A I S. g..44 11.-12,7,,1.. Ili:":1101 f t"!lit ... • . • tk;-;„1 .; . --q. :HPIM P!;4';• 5- ,, ,.,,::: ;.'in,- , i 1";;;;;•47."*..,,,.! ; : .. - '---•I 1 v°-41;Minal .::- v 'k 1- p ,--- 4:r:r 0- : ,,,.„5„,_5„,,,,, . . • -''.• --t,_::e ... I .L.,. ;..:,.1 U. . . . ' -4.L...1.--i--. 1 1 'I. 1-1/ -,,. 4.'11 S ,,i,-,.. ■,491 :. ;:';■ .g 4'?I 111,111111111i et.,t- • 11 1 3„L -7. ,i: ::::- -,,,, : u ,,,...i { „.:.--.-.E !,•,,;:tti 71. I'L-1, .'-'- °-!A• ..q 7a.;" - , --" . . ! ,',,g ,:■.;', ''‘:•,4.: • 41 11 _ ?I I ;••!.-1,1 lillU ' 4,,-.17.-7;Ws --- ., s,- i.-, .• 1 ., ;34 ..,-- • .,.. ,._........ 1', :1!' 4! !i!i cii..; ■ 2°f!'a ' ritalli 1 i i : ! : 1 i I ' i , ;rim :.,,,-- ., ' t ii'dliL-ITP11111) 4 '..ii; ; ..-1i H I - t III: iii .,, . •.;; r ..1 J1 -1-' :: • '3.ii -----'11.9"4141h°-wouili -1-,t- ,...c.'ilimi.-=11 .S 7 • • Milli !!! •I I!1 I ..■ I ,,,. ' 1', .i 1 anammum.„.. 1 ip v , d . im=immri Thijl. Ili 1 . °4 113A . 4---- ! .--"---3 --. . s"7.1.1 ,1, ....• ., 1 I . I IMF c# ' 111'-' i • _ ,. ... 11 la , . .•-.. 1 .... t.,.. . ..i.. . .. ....„.:. .. ., ,_ +4-- ._ ,i't:.1 _...1 41,r Ill ,Nrd-e t---t----r--:, , : , , , , . , i , , i , - 1 il 1 . . 1 ! III : ! 1.; : 111 lb , . . . -0--.• :, : litil., . ! . - . . , fit f „._—_.=_....ill.--,- ..„A,4.!--;- i •1 ;.1 E,- .--• ...,,; : ;; .• .i;t! ! ,'1....,.;... ,,--t-r.,,i ____ _= • .:.7-a... . r 1, ..... ,.....55 5 •::.•,••5••••-.•"••••"•-- '''' -- '-.• , : . i '.' i• 3 • . .‘. • i• 11 Et i 4 ••-..- , :i‘4 il 11 14 ,,,,•-.! : 21.!t rig § '',:, iii , . i ilt lagil i4 ! Te- t• 16. Lain . i" v.rualls,, . . , . - 1-1411!IT g.l.' 1. i Itla4 , :tP:htik9111 t§ R 14=1211 I"' ' ! '1,: =-Villigrilmi p i tiglEir3 1 • • i li ; * fil!ntivi„it : Ff: E ' , . 1 : sexal 'uo}snom L)'"�3AIN1 6ZZtr ,-- --a= d T AONQISai afH13 S1O V-VS g b a i F p 1 3h Id! i ,l i 1i. 1g i 1ig01! i 1 h , i , 11& g o o b e b b a eOp O a e#1 0 41.•-+.a.:s_a. .o e gx(®`pg � i 1 rr -P 1 1 1 1 h i 1t I PI 0 I GE I I I O 1 1 L i1 a H7y� � ��, ` HYa ���II —_I= 1 l3 I //' Ga h 1 R� 1♦� ���� t iii II , l_,..J , A. 11 11 11 \` i 1I ■ 1 JJ 1 • • e LOO?Li,it,1I LZ '°W "4i I ... .. 3.p..si Vi a\.a�ti13\i00Z.e,0\.7 - .. • ,..4.4 ,..,alloy WPM. COMO(WM 2 1, d 1 spxQl 'uovanoht 42AINtl M ' , IPcsua aolont ort al I -.--- I 20N2Cligi 11-ii. - 463.11-1thf7. . a F1 g'< .. _ _ .. a ' III 1 oil oll - ii i olitiol IIIII IXX1 aft ,iviii . • ‘; 11 ; 1 l■ ,, 1 i, I; 1 I _----------r-- k . ----, . If i , : I 0 , , . 1,i -1 1 lir r --, , z p idi it 1 , ,, , I, 1 I 1 I 1 9 1-2-Liti 9 Ch /./–-—-■T' ii g :a rgrire - i .----- , A v... it'll 0 Lt:_-_-E-T, ' 1 1 LL_Iii I 1 g Z 41/1 j s< -IM 1, ; i i : I A i IA ii ( :_••ir:t: -...—I=I a 1 iiiki I 1.--- s4 wlen , g , wail al4 it ain,)=I ti it /I II 11 1, tl ii ■% -rn= II NN 1 I v. i i 11 • • •-City of es Unlve dyiPl i xas= CiTY OF WEST UNWERSITY PLACE MEMORANDUM To: Building and Standards Commission Subject: Greg&Angela.Ethier variance request.for 4223 University Blvd. Prepared by: Dennis Mack,Chief Building Official SYNOPSIS: The 2000 edition of the International Residential Code(as adopted by the city) section §RR602.3 Design and construction states:Exterior walls of wood-frame construction shall be designed and constructed in accordance with the provisions of this chapter and Figure RR602.3(1)and Figure RR602.3 (2)or in accordance with AF&PA's NDS. (American Forest and Paper Association) Components of exterior walls shall be fastened in accordance with Table RR602.3(1)through §RR602.3(4). Chapter 6 TABLE RR602.3(5) of the International Residential Code states: MAXIMUM STUD SPACING SUPPORTING SUPPORTING SUPPORTING SUPPORTING ROOF AND ONE FLOOR ROOF TWO FLOORS ROOF ONE FLOOR STUD SIZE CEILING ONLY AND CEILING AND CEILING ONLY (inches) (inches) (inches) (inches) (inches) 2 x 4 24{a) 16 -- 24{a)- 3 x 4 24{a} 24 16 24 2 x 5 24 24 -- 24 2 x 6 24 24 16 24 For SI: 1 inch = 25.4 mm. {a}Shall be reduced to 16 inches if utility grade studs are used. bsc.doc Table 2308.1A Maximirtud Spacing Lateral Supporting roof and Supporting 1 floor, Supporting 2 floors, Stud Unsupported ceiling only roof and ceiling roof and ceiling Size Stud Height(ft) (in) (in) (in) 2x4 10 24 16 -- 3x4 10 24 24 16 2x5 10 24 24 — 2x6 10 24 24 16 1 in=25.4mm 1 ft=0.305m 2308.1.2 Utility grade studs shall not be spaced more than 16 inches (406 mm) on center, support more than a roof and ceiling and exceed 8 ft (2438 mm)in height for exterior load bearing walls. 2308.1.3 Heights listed in 2308.1.1 are distances between points of horizontal lateral support placed perpendicular to the plane of the wall. Heights may be increased where justified by analysis. 2308.1.4 Where floor trusses, floor joists or roof trusses are spaced more than 16 inches (406 mm) on center and the bearing studs are spaced 24 inches (610 mm) on center, such joists or trusses shall bear within 5 inches(127 mm)of the studs beneath. EXCEPTIONS: 1.The top plates are two 2x6 or two 3x4 members. 2.A third top plate is installed. 3. Solid blocking equal in size to the studs is installed to reinforce the double top plate. Table 2308.1B Allowable Spans for Wood Structural Panel Wall Sheathing1,2 Maximum Stud Spacing(in)with Panel thickness Exterior covering nailed to: (in)and • Panel Span Rating Construction Stud Sheathing • 12/0,16/0,20/0 5/16 16 163 or Wall-1 6oc • 24/0,24/16,32/16 3/8,7/16,15/32, 24 244 • or Wall-24oc 1/2 E. 5. 1 in=25.4 mm (continued) 568 Standard Building Code©1994 Notes(continued): • 1. Spans shall be limited to val hown because of possible effect of concentrated loads. Allowable uniform loaWsed on deflection of 1/360 of span shall be 100 psf,except panels with a Span Rating of 48 o.c.shall be limited to 65 psf total load at maximum span. Wood structural panel edges shall have approved tongue-and- groove joints or shall be supported with blocking, unless 1/4 inch minimum thickness underlayment is installed, 1 1/2-inch approved cellular or lightweight concrete is installed, or finish floor is 3/4-inch wood strip. If wood strips are perpendicular to supports, thicknesses shown for 16-inch and 20-inch spans shall s have a maximum span of 24-inches. 2.Applicable to all grades of sanded exterior-type plywood. 3.Applicable to underlayment grade and C-C (plugged) plywood, and Single Floor grade panels. • 2307.7 Plank-And-Beam Framing 2307.7.1 Beams supporting plank floors shall not exceed the limitations set forth in 2307.2. 2307.7.2 The allowable span for 2-inch planks shall be determined in accordance with 2301.2 or 2301.3.1. 2307.8 Floor Framing To Masonry Walls Wood floor construction which rests on masonry walls shall be anchored thereto in accordance with 2110.3. 2307.9 Stair Framing 2307.9.1 Stair framing shall be supported adequately on floor framing or on walls or partitions. 2307.9.2 Except in public stairs where the number and size of stringers shall be determined by engineering analysis, two rough stringers shall be provided for each set of stairs, cut to receive finish treads and risers of uniform width and height. 2307.9.3 Unless stringers are supported on walls or partitions, the minimum effective depth at each notch shall be not less than 3 1/2 inches (88.9 mm). 2308 VERTICAL FRAMING 2308.1 Exterior Wall Framing 2308.1.1 Studs in one and two story buildings shall be not less than 2x4 with the wide face perpendicular to wall. In three story buildings, studs in the first story shall be not less than 3x4 or 2x6. Studs shall be spaced in accordance with Table 2308.1A. Standard Building Code©1994 567