Building Consistency Meeting
Residential
Date: 11/3/2004
Recorder: Danny Wooten, minutes prepared by: Jeff Griffin
Staff present: Jeff Griffin; Jim Mullis; Gene Morton; Danny Wooten; Steve Kellen.
Public present: Mike Mcgee (Mcgee Bros); Wayne Carter (Mulvaney Homes); Frank
Burke (Grimmer-Kempf & Assoc); Jim Welsh (BRI of Charlotte); David Schwiemon
(Public); Hans Kasak (Ryland Homes); Daniel Mcbridge (The Cunnane Group);
Shawn Polakiewicz (Saussy Burbank); Breck Kraft (Prodigy Homes); Trent Basso
(Meeting Street); Max Smith (Westfield Homes); Bob Mckee (Ryan Homes); Dan
Dorsett (Gandy Communities).
Topics/Subject
Old
Business
Decisions/Conclusions/Actions
None
New
Business
Sealed Crawl
space meeting
Continuous
Handrail
definition
NCDOI
Website
Pier and
Curtain wall
foundation
There is a Department meeting that is scheduled for December in which
Jeff Tooley from the Raleigh area will be down to discuss the changing
code requirements dealing with sealed crawl space applications and
moisture control. Other surrounding Departments will be invited as well
as the industry is welcomed to attend. If any builders would like to
attend please e-mail Jeff Griffin at griffjt@co.mecklenburg.nc.us to
RSVP. Meeting is scheduled for Friday December 3rd from 8:00am10:00am.
Under the CABO code the Department had a formal interpretation of
continuous handrails that was designed to deal mainly with winder
tread issues. This interpretation has been re-visited with the new
Code. Attached is the new interpretation which will be posted to our
website. Please note that the one tread depth rule is for a vertical drop
as well. We will try and attached a couple illustrations before posting
this interpretation to the web.
Currently DOI has posted now 18 formal residential interpretations all
of which have been addressed in meetings with no new interpretations
affecting field issues. Website is www.ncdoi.com.
Issue has come up with the application of bolts at pier and curtain wall
foundations. Bolts are being installed too high and on veneer homes the
band has to be notched to sit over top of the bolts. In some cases these
bands or exterior girders are over notched or not enough bearing left
Continuous
footer tie in for
additions
Insulation in
slab
applications
Concrete
priority
inspections
Joint
participation
with other
City/County
Inspection
Dept.
Recap of
mending plate
for mudsill
splices
sitting on the pier. Recommend usage of anchor straps at all pier and
curtain wall foundations, which will prevent this from being a problem
but builders should be aware that exterior girder (double band spanning
from pier to pier) cannot be over notched unless there is 3” of bearing
left from the bolt notch to the edge of the pier.
Question raised about a standard application for room addition that are
attached to an existing foundation. The code requires footers to be
continuous (R403.1) and typically this is done by dowelling into the
side of the house footer at this cold joint. Without the use of epoxy a
standard application that has been approved based on engineering is to
dowel into the house footer 12” and leave at least 2’ out into the new
footer addition. This application is only allowed with standard soil
bearing capacity of 2000psf and where addition footer doesn’t require
reinforcement steel per design.
Concern issued about the installation of perimeter slab insulation that on
many sites is not being installed compliant with the code. Table 1102.1
indicates a requirement for zone 7 to be R-4 with a perimeter depth of
2’. Many slab have this insulation (like a mono slab) installed inside the
building and doesn’t properly insulation the slab perimeter reference
figure E-3 and E-4 as examples on page 556.17 & 556.18 of the
Residential Code. If foam insulation is not installed correctly in slab
applications then a Res-check is required to verify compliance.
Question raised about concrete jobs that are a priority inspection for the
department and about communication if inspection cannot be performed
during that day. Every attempt will continue to be made to make sure
that concrete is a priority and communication, when possible (contractor
should leave a call back number), will also take place if inspection is not
going to happen that day. A inspection that was not ready when the
inspector came through that area is not a priority inspection for that day
and contractors are advised to communicate with inspector when they
are not ready the morning of, in order to determine if delay of site visit
is possible.
Questioned asked by builders about involving other Municipalities in
joint consistency meetings or training. Many builders build in
surrounding jurisdictions. Efforts have been made to invite surrounding
Municipalities to training sessions or even consistency meetings. The
December 3rd sealed crawl space meeting is an example where other
jurisdictions have been invited.
DOI had a interpretation where the top plate mending plate for a more
than 50% notch per section R602.6.1 could be used to nail across
mudsill splice so that bolts would not be required on either side of the
splice and only the required spacing of the bolts would be a issue. This
1 ½”x18” 16 gage plate with 6-16d nails on either side of the splice can
be used on the mudsill on the interior side where a wall to foundation or
slab connection is made. This is good only if the exterior wall sheathing
is structural at splice as well, like plywood or fiberboard, if it is foam
Frame dried in
requirement
then another strap is required on the exterior. Please note also per
previous discussion that the application of this mending metal plate is
not required on splices to mudsills on foundation walls that have a floor
diaphragm system setting on it like a crawl space application.
Question asked about what was required for frame check to be
considered dried in. According to the NC Administrative and
Enforcement requirements Code section 306.6 the permanent roof
covering does not have to be installed in order to get a frame inspection.
Permanent roof covering is required by insulation inspection but at
frame only the felt paper needs to be installed properly. Please note that
PVC boot collars should be on roof and no daylight openings light ridge
vent already cut out.
Next meeting is on December 1st in Woods conference room at 8:00am, 700 N. Tryon St.