approval letter add & garages 10-25-2011Roy Omasta
21 North Street
Hatfield, MA 01038
October 25, 2011
Mr. Omasta Subject Location: 1140 Florence Road (addition and two garages)
Map Block: 44 - 052
Your electronic plans
dated 10-19-11 have been approved as noted.
1. Smokes and Cos per code and fire department.
2. Energy criteria must meet the stretch code requirements.
3. Engineering data for all non
prescriptive materials.
4. Fire separation required between units.
5. Separate and independent electric panels accessible to the unit.
6. Braced wall details must be followed without
exception.
As of August 4th 2011 the 8th Addition MA code is the 2009 IRC with MA amendments.
In the following are some generic requirements which seem to be problematic.
This is not
a substitute for purchasing and reading the MA codes.
Structures shall conform to 780 CMR 8th addition 1 and 2 family building codes with MA amendments.
Grading plan for structures
being constructed required. See 780 CMR R401.3 for drainage requirements.
Where ceiling joist are not directly connected to the rafters, rafter ties are required and must be in the bottom
1/3rd . See 780 CMR R802.3.1. Minimum 2x4 16” OC nailed per 780 CMR Table R802.5.1(9) 4” slope 8-16nd common at each connection.
Steel straps over the ridge or 1x4 minimum collar ties
are required 4’ OC in the upper 1/3rd 780 CMR R802.3.1
Ridge boards must be the full depth of the cut 780 CMR R802.3.
A complete window and header schedule is required. See 780 CMR Table
R502.5 for header sizing and number of jack studs required.
All framing materials which are not code prescriptive must have stamped engineering.
LVLs
I-joist and or Floor Truss
Roof
truss
A braced wall plan identifying appropriate braced wall areas and braced wall method being used. See 780 CMR 602.10.
Garage corners and large corner window/door layout may require
special solutions.
All corners must be appropriately attached to the foundation.
Ceiling heights minimum 7’ for habitable spaces, 6’8” for bathrooms includes tub/shower area if a shower
head is used, 6’8” for basement without habitable space, 6’4” at beams/ducts. 780 CMR R305.1.
Hazardous glazing locations, within 24” of a door, or within 60” of a stair, or across from
hot tubs, spas, bathtubs within 60” if not 60” above the walking surface, and other locations. See 780 CMR R308.4
Windows over 72” above grade with the opening less than 24 above the
finished floor shall meet the 4” sphere rule. See 780 CMR R612.2
Egress and emergency escape requirements shall be strictly met.
Windows within 44” of floor, DH 3.3 sqft min window size,
Casement 20”x41” exception 5 sqft at 1st floor. Minimum clear opening 20”x24” or 24”x20”. 780 CMR R310.1.1
Two doors remote as possible at the normal level of travel, opening measured from the face of the slab to the stop with door at 90 degrees, one 32” and one 28” minimum 78” high. 780
CMR R311.2
Landing at each door 36” out and the width of the door minimum 36”, maximum step 7 ¾” from the top of the threshold and only in-swinging doors. 780 CMR R311.3
Stairs have
critical standards, make sure you know the floor finishes when planning. Minimum tread 9”, maximum riser 8 ¼”, maximum overall variance for the run is 3/8”, 4” sphere rule on risers,
4 3/8” on balustrade, 6” in the triangle. Graspable rail 1 ¼” minimum and 2” maximum rail, height minimum 34” maximum 38”, required for 4 or more risers. Landing to landing constitutes
a new run. Minimum 6’8” ceiling height from nosing. 780 CMR R311.7.
Guards 36” minimum height above walking surface, a bench is a walking surface, required for more than 30” above floor
or grade within 36”, 4” sphere rule. See 780 CMR R312.1.
Educate the plumber and electrician about maximum notch and hole sizes, and placement. See 780 CMR R502.8 and R602.6. In bearing
studs holes not larger than 40% of a stud no closer than 5/8 to the edge, In interior non-bearing studs holes not larger than 60% of a stud no closer than 5/8 to the edge, in bearing
walls if more than 50% of a plate is cut or notched a 1 ½” 16ga. strap must extend a minimum of 6” past the cut both directions and be nailed with 8-10d per side, or holes in joist are
a maximum 1/3 the depth not closer than 2” from the top or bottom. Notches are different.
Fire and draft stopping shall be completed before rough inspection. See 780 CMR R302.
Ignition
barriers in place before final. See 780 CMR R316.
Energy aspects shall comply with the stretch energy code. See 780 CMR Appendix 115AA and 2009 IECC.
An initial HERS evaluation is required
including insulation levels anticipated.
A final HERS evaluation confirming code requirements have been met including duct testing.
Energy information including mechanical equipment
posted on the electric panel.
Remodeling and Additions can be completed in accordance with IECC 2009 with Energy Star Building Option Package.
Vapor retarders. Although these are still
in the code there are exceptions, one must understand that there is a difference between a vapor retarder or barrier and an air barrier. An air barrier is intended to stop air flow (convection)
a vapor retarder or barrier is intended to stop molecular moisture transfer (diffusion). A vapor retarder or barrier is effective even if there are some holes or gaps, however an air
barrier has to be absolute and complete. If air can leak through an electrical device or through a crack it follows the path of least resistance and carries 99% of the moisture in a
structure. This is evident every time one exposes fiberglass insulation and finds black insulation, which is dirt filter out of the air moving through the insulation. See 780 CMR R601.2
for vapor retarders and Table N1102.4.2 for air sealing requirements.
Unvented attic assemblies. Hot roofs are allowed, but have specific requirements See 780 CMR R806.4.
Deck ledgers
and post must be appropriately attached, bolts or lags. See 780 CMR R502.2.2.1 Note: ThruLoks are engineered for post attachment supporting a railing.
Smoke and CO detectors as required.
See 780 CMR R314 and R315.
Relevant items must be submitted to the building department for approvals before inspections and or CO can be signed. Other items are intended to avoid costly
issues at inspections.
Feel free to call if you have any questions. My telephone number is 587-1240 and office hours are Monday through Friday, 8:30 am to 4:30 pm, excepting we close
for walk-ins at 12:00 noon on Wednesdays.
Thank you for your cooperation on these matters.
Chuck Miller - City of Northampton Assistant Commissioner and Zoning Enforcement cmiller@northamptonma.go
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