Building Consistency Meeting
Residential
Date: 11/02/12 Recorder and minutes prepared by: Danny Wooten/Jeff Griffin/Lon
McSwain
Staff present: On file.
Public present: ; Charles Sofinowski (MI Homes);Jeff Gerdes (Livewell); Wayne
Carter (Arthur Rutenburg);Daniel McBride (Cannane Group);Kenny Childers
(Cornerstone Builders Group);David Schwieman (DR Schwieman);Ryan Meevwsen
(MI Homes);Mike Flores (Stanpac); Rick Bross/Matt Jones/Brian Hedgepth
(Kingswood Homes);Chris Carroll (Meeting Street);Rob Merrell; Rod Spence
(Banister Homes);
Topics/Subject
Decisions/Conclusions/Actions
Old
Business
Section R404.4
Retaining
Walls
Attached and posted on the website is the interpretation for retaining
walls and height of earth retained.
New
Business
The department is working on a list of inspection that are required in
Required
inspections GS our jurisdiction which when completed will be posted on the web site
and sent out in an e-mail blast.
153A-360
Air Barrier
A house wrap used as an air barrier required by the energy code must
meet ASTM 2178. When used on the exterior of the building must be
installed per the manufacturer’s instructions and the ES Report. A copy
of which must be on the site.
Soffit
As stated previously, if any portion of the soffit is within 10’ of the lot
Protection
line then entire soffit must be protected per R703.11.3. A new proposal
R703.11.3
has been submitted to the building code council for their December
meeting, see attached.
Tray Ceiling
At what point does the vertical section of a tray ceiling become a wall
Insulation
and require encapsulation? Additional study will be needed will bring
up in the December meeting.
Sloped
What is the max slope of a ceiling that blown insulation can be used on?
Ceilings
Additional study required.
Pull Down
1” cement board is approved to be used as trim around pull down attic
Stair Trim
stairs in a garage.
Band
Owens Corning recommends that the house band be insulated by tightly
Insulation
fitting the insulation with no additional fasteners required. Installation
should follow manufacturers guidelines but of those mfg that were
reviewed they only required a tight fit at the band area.
Termite
Borate treatment must be applied to 3 sides of the studs and up to 24”
Treatment
above the slab on grade. Recent issues have found an installer that is
spray walls when insulation has been installed and without removing the
insulation so only 1 edge of the stud is being treated. This would not be
an acceptable method of installation.
Discontinuous
Footings
Section R403.1
Discontinuous footings may be constructed in accordance with ACI
332-04 for concrete foundation walls or Appendix Q (pages 937 & 938)
for masonry foundation walls which are new details to the 2012 code
CODE
INTERPRETATION
MECKLENBURG COUNTY
Building Code Enforcement
CODE:
2012 NC RESIDENTIAL CODE
SUBJECT:
RETAINING WALLS SUPPORTING UNBALANCED FILL
REVIEWED: RESIDENTIAL CONSISTENCY TEAM
Question:
WHERE IS THE
GRADE?
MEASUREMENT TAKEN FOR RETAINING WALLS IS IT THE HEIGHT OF THE WALL ABOVE
Code reference:
NC Residential Code Section R404.4
Answer:
No, the code requires retaining walls “that retain in excess of 48” of unbalanced fill” to
be required to have a permit and engineering design. Because of the slope of the backfill
a wall shorter than 48” may actually still meet the requirements. The State Building code
addresses a point 50’ away on a wall over 5’ or cumulative relief of more than 5’ in a 50’
horizontal distance. Using this ratio a wall that is 3’ could have a grade on the backfill
side of the wall measure at a point of 30’ away that may support more than 48” of
unbalanced fill. Code section does not list walls that are 48” high is unbalanced fill on
that wall that is in excess of 48” so grade on the back of the wall should also be reviewed
in accordance with the illustration below.
R404.4 Retaining walls. Retaining walls that are not laterally
supported at the top and that retain in excess of 48 inches of
unbalanced fill shall be designed to ensure stability against
overturning, sliding, excessive foundation pressure and water uplift. In
addition any retaining wall which meets the following:
1. Any retaining wall systems on a residential site that cross over
adjacent property lines regardless of vertical height, and
2. Retaining walls that support buildings and their accessory structures.
Retaining walls shall be designed for a safety factor of 1.5 against
lateral sliding and overturning.
Approved By ___Lon McSwain____________________
Date _______11/30/12_____