approval letter bedrm add 05-14-2013
Valley Home Improvement, Inc. May 14, 2013
PO Box 60627
Florence, MA 01062
Subject Location: 18 Lonsdale Avenue
Map Block: 23D-061
Mr. Silverman,
Your building permit application
and plans dated 2-11-13 have been approved as drawn and per this memo. All work must meet all applicable codes whether noted or not included within this memo.
Please follow up on the
following items:
Copy of plans in electronic format.
Stamped engineering for all non prescriptive materials and or systems.
Hips require support to bearing per section 802.3
Spaces between
1st floor ceiling joist and 2nd level floor joist must be fire stopped each 8’.
The load path for all new point loads must be continuous to appropriate bearing.
The new bedroom shall
have an emergency exit window.
The entire 2nd floor unit shall have smoke and CO detectors to meet the current building codes. The rear stair shall have a smoke/CO detector.
All headers
shall be appropriately sized for loads and spans.
As of August 4th 2011 the 8th Edition MA code is the 2009 IRC with MA amendments.
In the following are some generic requirements which
seem to be problematic.
This is not intended to be comprehensive, nor is it a substitute for purchasing and reading the MA codes.
Read only international codes are available on line
at http://publicecodes.cyberregs.com/icod/ one must also consider the MA amendments to these codes which can be found at www.mass.gov/dps/bbrs .
The current relevant building codes are:
2009
IBC, 2009 IEBC, 2009 IMC, 2009 IRC, 2009 IECC, AA115, MA amendments.
Structures shall conform to 780 CMR 8th Edition 1 and 2 family building codes with MA amendments.
Ceiling joist
are intended to prevent spread, once raised above the wall plate they become rafters ties and may require up sizing of rafters and increased nailing for example with a 4” slope 8-16nd
common are required at each connection. 780 CMR R802.3.1. When there is neither of these a structural ridge is required with a load path to the foundation.
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 and hip boards must be the full depth of the cut. 780 CMR R802.3.
A complete window and header
schedule is required. 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
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. 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. Order restrictors. 780 CMR R612.2
Egress and emergency escape requirements
shall be strictly met.
Basements, habitable attics, and all sleeping rooms require emergency escape. 780 CMR R310
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
Educate the plumber and electrician about maximum notch and hole sizes, and placement. 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, or holes in joist are a maximum 1/3 the depth not closer than 2” from the top or bottom or to any other hole. Notches are different.
Drilling or notching of more than 50% of the
wall plate width of an exterior wall or load bearing partition requires a 16 GA 1 ½” strap across the area and 6” beyond each side with 8 - 10nd nails. 780 CMR R602.6.1
Fire and draft
stopping shall be completed before rough inspection. Typical locations, top (ceiling) and bottom (floor) plates, soffits, and every 10’ within enclosed cavities. 780 CMR R302.
Smoke
and CO detectors as required. 780 CMR R314 and R315.
Smokes in each bedroom, within 10’ of a bedroom door, and at the bottom of a stair leading to a finished floor above.
CO within 10’
of bedroom doors, at each level, for every 1500 sqft, (plumbing code in the mechanical room) Except if there are no fossil burning fuels.
Heat detector in attached garage, and other
large unfinished unconditioned spaces.
Relevant items must be submitted to the building department for approvals before inspections and or Certificates of Occupancy can be issued.
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. My email address is: cmiller@northamptonma.gov
Thank you for your cooperation on these matters.
Chuck Miller
City of Northampton
Assistant Commissioner and Zoning
Enforcement