approval letter Add 07-03-2013
Jeffrey Parent July 02, 2013
65 East Street
Ludlow, MA 01056
Subject Location: 32 Austin Circle, Florence, MA
Map Block: 29 - 352
Mr. Parent,
Your building permit application and
plans dated 6-14-13 have been approved as drawn, marked up, 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:
These items will need to be accomplished as the project moves forward and before rough inspections;
An electronic copy of documents is required, plans and engineered
items.
If the existing headers sizing is not known then the 2nd floor support structure must be designed to spread all loads beyond the 1st floor openings.
Floor and roof truss engineering
is required to be stamped, wet stamp not required.
Northampton is a stretch code community. 2009 IECC energy requirements, Energy Star windows, and a signed Thermal Bypass Checklist
are required. Air sealing must be completed before permeable insulation is installed in walls and ceiling.
Perimeter band joist between the ceiling and new floor must be air sealed at
the exterior and interior while insulating.
Smoke and CO detector upgrades are required throughout the house per R315 of the MA amendments.
All new bedrooms must have emergency exit
windows.
HVAC information requires, Manual J calculations, Line drawings if warm air system, equipment specifications. A wood stove is not an accepted method of primary heating.
The
chimney must be extended to be 2’ higher than any roof within 10’.
All stairs must have rails and guards. Rails terminated into newels or returned to the wall.
The window at the bottom
of the new main stair is required to be tempered. R308.4 #8.
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.
Grading
plan for structures being constructed required. 780 CMR R401.3 for drainage requirements.
A basement drainage system is required in all basements 780 CMR R405.2.3. except those in group
I soils (table R405.1)
Foundations that retain earth and enclose interior space require damp proofing 780 CMR R406.1.
Through wall form ties must be removed from both faces and patched
with hydraulic cement. 780 CMR R406.2 of amendments.
Foundation anchor bolts must be ½” and be embedded a minimum of 7” into the concrete. 10” bolts! 780 CMR R403.1.6
CMU foundations require 3/8” parging before damp proofing. 780 CMR R406.1
see exceptions.
Emergency escape is required out of every basement whether habitable or not. 780 CMR R310.1
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 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
A braced wall plan identifying
appropriate braced wall areas where required (R301.1) and braced wall method being used. 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.
When using PFH (R602.10.3.3) or PFG (R602.10.3.4) the nailing requirement is 4” and 3” respectively using 8d common nails or
galvanized box nails. NOT PNEUMATIC NAILS
When nailing sheathing make sure your pneumatic nailers’ pressure is properly set. Nails set too deep perforate the sheathing weakening it
and contribute to building damage in high wind events.
Ceiling heights minimum 7’ for habitable spaces, 6’8” for bathrooms includes tub/shower area if a shower head is used, 6’8” for
basements, 6’4” at beams/ducts. 780 CMR R305.1. MA amended
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
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 except where
the total rise is 30” or less 780 CMR R311.7.4.3 Exception, 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. Rails must be continuous and returned to the wall if not to newel post.
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. 780 CMR R312.1.
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
Dryer ducts must terminate outside of the building, have a backdraft damper, cannot include a screen, and require
3’ clearance from windows. 780 CMR M1502.3
Dryer duct transition is limited to 8’ of aluminum flex, must be exposed, and the proper UL listing. 780 CMR M1502.4.3
Dryer duct maximum equivalent
length is 25’ less 5’ per 90⁰ elbow or per manufacturer’s specs. 780 CMR M1502.4.4.1, no screwed connections.
Markup air is required for any exhaust hood of 400 CFM or more. 780 CMR
M1503.4
Fireplaces require all combustion air be provided from the exterior and below the firebox, duct work maintaining 1” clearance for 5’ from the duct outlet for all fireplaces and
airtight doors. 2009 IECC 402.4.3
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.
Ignition barriers in place before final. 780 CMR R316.
Dwelling/Garage fire separation. An attached garage (within 3’ of main structure) is required
to have ½” drywall on the garage side of the separation wall and if there is a finished space above the garage all walls must have ½” drywall and the ceiling 5/8” drywall. 780 CMR R302.6
Energy
aspects shall comply with the stretch energy code. 780 CMR Appendix 115AA or 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.
A signed copy of the Thermal Bypass Checklist.
Energy information including mechanical equipment posted on the electric
panel.
Remodeling and Additions can be completed in accordance with IECC 2009 with Energy Star Windows and the Thermal Bypass Checklist. Duct blast testing when practicable.
All band
joist insulation must be enclosed within an air tight cavity, which you must create.
Vapor retarders. Although these are still in the code have 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. 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 780 CMR R806.4.
Deck ledgers and post must be appropriately attached, bolts or lags. 780 CMR R502.2.2.1 Note:
ThruLoks are engineered for post attachment supporting a railing.
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 1200 sqft,
except if there are no fossil burning fuels.
Heat detector in attached garage, and other large unfinished unconditioned spaces.
Closets beneath stair which have doors must be drywalled
with ½”. 780 CMR R302.7
If there is mechanical equipment or a combustible roof, 30 sqft of space, and 30” measured from top of ceiling joist to bottom of rafters an attic access of minimum
RO of 22” x 30” is required to be located in an accessible place. It must be insulated, gasketed, and secured in place.
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