Building Consistency Meeting
Residential
Date: 2/6/2008 Recorder and minutes prepared by: Danny Wooten/Jeff Griffin
Staff present: Danny Wooten, Rob Ellis, George Rogers, Steve Kellen, David Williams,
Ron Dishman, Harold Sinclair, Walt Nash, Michaels Johnson, Yates Smith
Public present: Chris Newton/Hans Kasak/Harold Ingram (Ryland Homes), Bob
Mckee (Ryan Homes), Daniel McBride (Cunnane Group), Randall Feinster (Beazer
Homes), Darren Price (M/I Homes), Chris Price (Griffin Masonry), David R.
Schwieman (D.R. Schwieman), Wayne Carter (Evergreen Homes); Kent Bublitz
(Royce Builders); Chip Johnson (Eastwood Homes); Jeff Dotson/Chris Huzar/Lou
Salvador (DR Horton); Van Smith/Charlie Courter (CP Morgan); Michael Johnson
(Doerre Construction); Darek Burns (Beazer Homes); Darrell Fries/John Oliver/Jack
Glunt (Standard Pacific); Aaron Ringel (Eastwood Homes); Daniel Blackwelder
(Barefoot and Co) Jim Brodnik (Mattamy Homes); Tommy Crowell/Jeff Cornatzer
(Saussy Burbank); Chad Ritter PE/Marcel Papineau (Intelligent Design Engineering);
Jason Horten (Parksite); Mike Skinner (M/I Homes).
Topics/Subject
Decisions/Conclusions/Actions
Old
Business
None
New
Business
Ice shield
protection
requirement
New guard
detail on open
side of stairs
This requirement has been added to table R301.2(1) and in the
discussion about the application of this section, also listed under
R905.2.7.1, it was determine there were no figures given to indicate the
average January temperature nor is there a source referenced in the
Code to verify an area’s weather conditions by. The National weather
service is the best source of information in determining an area’s
average temperature for January. The NWS gives a 30 year high and
low history and based upon that information the average temperature in
January for Charlotte is 41 degrees. The Ice shield protection will not
be required for this area, see NWS handout attached.
Passed out detail from NC Code commentary and 2006 Code text that
shows a new requirement for guards on open side of stairs. In the past a
handrail on the open side of the stairs could be used as a
guardrail/handrail combo at a mounting height of 30”-38”. Still can use
as a guardrail/handrail combo but new Code requires standard IRC
mounting height of 34”-38” which means some builders will need to
raise their mounting heights on open side of stairs, see section R312.1.
The other issue is also on open side of stairs dealing with guard opening
limitations per section R312.2. Exception #2 will allow for a guard
opening on the side of stairs that will not allow a 4 3/8” sphere to pass
through, depending on the baluster or picket this may require 3 balusters
at each tread instead of two. Issue is being addressed at the State level
due to the fact there appears to be a conflict between the text and the
Under stair
protection
exception. Code allows 6” on open side of stairs and exception reduces
back down to 4 3/8” on open side of stairs. Attached to the minutes is a
copy of the handout.
The requirement for under stair protection was left out of the code and
was actually mistakenly deleted in section R311.2.2. Since it was
approved like that it cannot currently be enforced. The BCC however is
placing back in the 2009 code and it should be required again under the
next Code currently scheduled to be mandatory on January 1st, 2009.
March 3rd
2008 full plan
review &
retaining walls
Discuss the effective date for full plan review on all new residential
homes and footprint additions which is March 3rd 2008. Retaining walls
required to have a permit will also have to be submitted for plan review
which will require an engineering plan on wall installation. Field staff
will currently only look at poured concrete retaining wall systems all
others will require engineer to verify installation and sign off letter at
final.
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 tub areas will be encapsulated with an interior
wall covering. Issue of concern is how will frame and insulation be
inspected for these areas when they will be covered up at frame check.
Issue will be discussed with building staff and brought back to next
consistency team meeting to determine how to handle.
Exterior exit
door
requirements
Question came up about size requirement for exterior egress door that is
not the 1 required exit door as listed under section R311.4.1 &
R311.4.2. If another door is installed in addition to the 3/0x6/8 is there
any requirement under the code that additional doors meet a certain
door size. Under section R311.4.2 the last sentence states that other
doors shall not be required to comply with these minimum dimensions.
Based upon the language listed under this section we would not regulate
other door sizes installed on the exterior of a home.
Brick veneer
up roof lines
Issue discussed about how to support brick veneer up rake climb,
currently both sections dealing with this application have changed
somewhat under section R703.7.2.1 there is a specific requirement for
lag screws to be used and lintel to support veneer to wall framing. This
requires screws at double stud’s 16”o.c. or single studs with solid
blocking between studs. It is important to make sure screws are into
support framing and not just sheathing but this is not a bolt on lintel and
not required to be up at sheathing inspection. The second option is
supporting lintel on roof. What changed under this section R703.7.2.2 is
that support members must be tripled rather than doubled under
previous code. Neither application is required to be up at frame or
sheathing inspection.