approval letter SFH 2012-10-18
Wright Builders, Inc. October 25, 2012
Roger Buzzell
48 Bates Street
Northampton, MA 01060
Subject Location: 113 Vernon Street
Map Block: 31A - 312
Mr. Buzzell,
Your plans last
dated 10-06-12 have been approved as noted and per memo.
Please follow up on the following items:
Complete fire separation, walls and ceiling, is required between the garage and the
living spaces.
The front face of the garage requires a braced wall solution; a Garage Portal System may suffice.
HVAC soffit must be fire stopped at 10’ intervals.
Garage collar ties
are required to be in the upper 1/3rd.
The screen porch ceiling joist must be tied across to the rafters to prevent spread.
In section C garage is misspelled.
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