23D-164 approval letter bed add 2012-10-15
Joshua Silver & Nunia Mafi October 15, 2012
117 Maplewood Terrace
Florence, MA 01062
Subject Location: 117 Maplewood Terrace
Map Block: 23D-164
Ms. Mafi and Mr. Silver,
Your plans last dated 5-7-12 have been approved as noted and per memo.
Please follow up on the following items:
Northampton is a stretch energy code community therefore a HERS rating is required.
Any air permeable insulation must be in a sealed cavity, accentually air tight from both sides. The exterior portion is required to be accomplished before rough inspection.
All penetration in the ceiling must be sealed before attic insulation is installed; an air sealing inspection is required.
Window must be Energy Star.
Insulation must be meet current standards, R-38 ceilings, R-20 walls, R-30 floors typical.
Because of the addition of a bedroom the entire house must be in conformance with the current building codes as they apply to heat, smoke, and carbon monoxide detectors with hard wired
or approved wireless devices. A fire inspection is required before the building final inspection.
Stamped truss drawings are required before rough inspection.
Please review the items below as some may apply to this project.
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.
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 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.
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 and 5.7 sqft, Casements 20”x41” exceptions - DH 3.3 sqft min, window size 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. 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, 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.
Dryer duct transition is limited to 8’ of aluminum flex and must be exposed. 780 CMR M1502.4.3
Dryer duct maximum equivalent length is 25’ 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
Fire and draft stopping shall be completed before rough inspection. 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.
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.
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. 780 CMR R807
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. 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