38B-279 approval letter remo 05-10-2012Kohl Construction November 29, 2011
31 Campus Plaza Road
Hadley, MA 01035
Subject Property:
80 Emerson Way – Lot #55
Florence, MA 01062
Mr. Llyod
Your plans dated 10-28-11 have been approved as noted. Please provide additional information noted.
HVAC Manual J calculations are required as well as sizing of ducts and equipment type/sizing.
Garage portal wall systems require specific criteria (straps & nailing) see 780CMR Figure 602.10.3.3.
Make sure all final riser heights are correct or they will need to be corrected, review finishes with framer.
If the basement ceiling is the bottom of the thermal envelope the insulation must be enclosed within, and substantially in contact with an air barrier. (covered both sides)
The shed dormer requires collar ties every 4’ or strap ties over the ridge. The low pitch roof requires Ice and Water barrier over the entire roof section.
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 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. See 780 CMR R401.3 for drainage requirements.
Where ceiling joists are not directly connected to the rafters, rafter ties are required and must be in the bottom 1/3rd. See 780 CMR R802.3.1. Minimum 2x4 16” OC nailed per 780 CMR
Table R802.5.1(9) 4” slope 8-16nd common at each connection.
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.
Thank you for your cooperation on these matters.
Chuck Miller - City of Northampton Assistant Commissioner and Zoning Enforcement cmiller@northamptonma.gov