approval letter Addition 12-07-2011Thomas Malone
128 Ryan Road
Florence, MA 01062
December 7, 2011
Subject Location: 431 Spring Street
Map Block: 16A - 016
Mr. Malone,
Email a set of electronic plans.
Crawl space requires
access.
2 – 2 x 10 minimum center bearing beam with end in pockets and mid support on minimum 2 SQFT footing.
Stairs require closed risers.
Rafter ties will require six 16d common nails
at each connection.
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.
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. See 780 CMR R802.3.1.
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. 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