Building Consistency Meeting
Residential
Date: 3/5/2008 Recorder and minutes prepared by: Steve Kellen/Jeff Griffin
Staff present: Gary McCracken, T. Druied Roberson, Andrew DeMaury, Randy
Newman, Mike Creech, Yates Smith, Rob Ellis, George Rogers, Steve Kellen, David
Williams, Ron Dishman, Harold Sinclair, Walt Nash, Michaels Johnson, Ken Turill,
Patrick Biddy, Mark Wyte, John Hyman, Andy Herring, Tony Kiser, Eric Brown.
Public present: Chris Newton/Hans Kasak/Harold Ingram (Ryland Homes), Daniel
McBride (Cunnane Group), Darren Price/Michael Skinner (M/I Homes), David R.
Schwieman (D.R. Schwieman), Kent Bublitz (Royce Builders); Jeff Dotson/Bo Maney
(Eastwood Homes); Lou Salvador/John Martin (DR Horton); Chad Hughes (Barefoot
and Co) Jim Brodnik (Mattamy Homes); Michael Gervais PE (Intelligent Design
Engineering); Jason Horten (Parksite); Mike Skinner (M/I Homes); Chris Tucker
(Southern Stair Case); Rod Spence/Ken Smith (Banister Homes); George Harrison
(GTSI); Ryan Fitzgerald (DW homes); John Meeks (Apple Blossom Ins); Dave
Reynolds (Bldrs 1st Source); Tony Whitehead (McCar Homes); Will Reeves (Wynsor
Homes); Jason Whitener (Dienst Custom Homes); Johnny Webster (Calloway Homes).
Topics/Subject
Decisions/Conclusions/Actions
Old
Business
Full residential Reminded the group that effective March 3rd Mecklenburg County is
plan review
now doing full plan review on all new residential structures. The
following is a list of the requirements for review:
NEW RESIDENTIAL PLAN REVIEW REQUIREMENTS
STARTING MARCH 3, 2008
Residential projects that meet the following conditions will require plan review:
• Full building review on all townhouse projects, including footprint
additions or structural modifications. A per unit Master Plan Program is
available; buildings are not eligible.
• All new one and two family residences
• Any enclosed addition to the primary residence, which increases the
footprint of the primary residence. This excludes decks and screen
porches.
• Interior renovations projects valued equal to or greater than $175,000
• Projects of unconventional building methods (methods outside of the NC
Residential Code)
ADDITIONAL INFORMATION AVAILABLE
PLEASE CALL 704-432-7822
New
Business
2008
Residential
handbooks
A new residential handbook has been produced to go along with the NC
2006 Code. This book has been updated and some additional drawings
have been added. Also found are new span tables and
header/girder/cantilever tables listed in the Code. This book was handed
out to the group as a draft, there are some printing errors to include the
index. Builders were asked for additional feedback to make all
corrections and get as much information included as possible. New
books will be ready for distribution at the April.
Appendix M
NC Deck Code
Pools and Spas
Bow/flared
stair treads
Circular stair
requirements
Currently we are working on a Code change proposal for a new
appendix M dealing with Decks and screened in porches in NC. A copy
of this amendment will be distributed to the group for comment and
review prior to submitting to the Building Code Council for approval
and should be available shortly.
Appendix G is now a requirement under the Code as listed in section
R101.2 dealing with pools and spas. In order to get this information to
the general public a brochure on requirements of the State residential
Code and the Mecklenburg County Health Department is being
produced. This brochure is just about complete and should be available
shortly for distribution. After completion of this brochure a inspection
checklist will be produced and made available on line.
There is an issue related to decorative stairs that has come up in the field
that is not identified in the code. This issue has to do with a flared stair
tread at the bottom of a flight of stairs. Flaring a stair creates a nonuniformed stair tread at the bottom of a flight and is not allowed under
current language of the Code. Issue is being discussed with one of the
local stair manufactures and a possible Code amendment may be
proposed shortly dealing with allowance for the 1st 3 steps in a flight of
stairs to be flared and uniformed with each other but not with the
standard treads. Currently no flared stair treads should be installed on an
any stairway, exterior or interior.
Question asked about how to treat circular stairs since the new Code has
no language that modifying a circular stairway. According to the
language of the code and the commentary a circular stair is simply a
stairway that uses winder treads and the requirement for minimum on
the narrow side and uniformity at the 12” walk line are the requirements
that apply to the circular stairs. Circular stair treads are to be treated as
winders treads in a flight.
Only error in the
commentary is that in
NC this 12” tread
depth is required to be
9” not 10” as shown
per R311.5.3.2
Energy star
homes
There was a question asked from several builders that are going to an
energy star home program. In so doing several areas of the home like
behind the fireplace and tubs will be encapsulated with an interior stud
wall covering (which is not typically done behind these fixtures). Issue
of concern is how will frame and insulation be inspected for these areas
when they will be covered up at frame check. Issue was discussed with
building staff and management and the best option available for those
builders using this program will be to coordinate with their inspector to
include these areas for review at a sheathing inspection. If builder is not
currently using the optional sheathing inspection they will need to do so
in order for these areas to be inspected, prior to a full frame inspection,
so they can be covered up. Builder will need to make sure and
communicate that their inspector and inspector will need to document
specific review of those areas in their notes
Plan review vs.
field
inspections
Storage
buildings on
townhouses
with less than
4’ of roof line
Decorative
shrouds on
fireplaces
(factory built)
Balloon framed
walls-plate to
plate
construction
Question was asked about having a set of plans that was reviewed and
when built in the field there was a Code violation caught by field staff
that was not noticed on plan review. Issues that are found in the field are
being communicated back to the review staff but any issue that is a code
violation still must be corrected prior to inspection field approval. Field
inspectors have final call on the as built field product and the
Department has worked with the industry when this is encountered not
to charge a builder for that failed item.
Question asked about a small storage unit that doesn’t have a 4’ width
and the code requirement for the first 4’ of roof off a party wall
separating townhouses to have fire retardant treated plywood. There is
no requirement for that to be built to a minimum of 4’ if the storage unit
is only 3’ wide then all of the roof surface must be protected but can
stop at 3’. The Code would not require all storage units to be built to a
minimum of 4’ width but would require the roof to be protected up to
first 4’ instead of providing a parapet between structures.
Field issue came up in dealing with a decorative shroud being installed
on a factory built fireplace. Only shrouds that have been tested are
allowed per Chapter 10:
Question asked about stacking walls on top of each other if considered
Balloon framing or stud heights greater than 10’ are allowed per table
R602.3.1 (see below). Walls heights are based upon continuous stud
lengths from plate to plate and stacking wall sections or a wall and
kneewall combo, create hinge joints in the all assembly and are not
allowed under the Code unless approved by engineering design. Some
typical engineering designs that have been allowed have been when
hinge connection is backed up by porch roof line or when sheathed with
all osb/plywood with proper laps of seams. Any break in wall height
should be designed according to acceptable engineering practices.