Part III building Guidelines




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GENERAL:



Holes bored in joists shall not be within two inches (2”) of the top or bottom. The diameter shall not exceed one-third (1/3) of the joist depth. Notches in joists shall not exceed one-fourth (¼) of the depth and shall not be located in the middle one-third (1/3) of the span. (Figure R502.8)


Top plates in an exterior or interior load bearing wall cut greater than fifty (50) percent of the width for plumbing or mechanical shall be strapped with a one and one-half (1-½) inchwide, sixteen (16) gauge galvanized metal ties with not less than eight 16d nails. (R602.6.1)


Fire blocking shall be provided to cut off all concealed draft openings and to form an effective fire barrier between stories, and the top story and the roof space. (R602.8)


Drain lines shall be installed with one-fourth inch (¼”) per foot fall. (P3005.3) Interior horizontal plastic drain piping shall be supported each four feet (4’). (Table P2605.1) Underground drain piping shall be laid on a firm bed for its entire length. (P2605.1-2)


No piping shall be directly embedded in concrete walls or footings. (P2603.5) Backwater valves are required. (P3008.1)


All stubbed plumbing must be fully vented. (P3104.6)


Any combination of fixtures within two (2) bathroom groups located on the same floor level is permitted to be vented by a horizontal wet vent. (P3108.1) See Table P3108.3 for wet vent sizes.


Every trap and trapped fixture shall be vented. (P3101.2.1)


Each vent must be no less than one-half the size of the drain it serves, with no vent smaller than one and one-fourth inches (1¼”). If the developed length of the vent exceeds forty (40) feet, the pipe shall be increased one nominal pipe size. (P3113.1 & .2)


Every dry vent connecting to a horizontal drain shall connect above the centerline of the horizontal drainpipe. (P3104.3)


Vents shall be located within the following distances to the trap being served. Table 3105.1


Vents shall extend twelve (12) inches above the roof. (P3103.1)


Horizontal drainage connections shall be made through one of the fittings listed in Table 3005.1.


Cleanouts must be accessible (P3005.2.5) and shall be installed so that the cleanout opens to allow cleaning in the direction of the flow(P3005.2.8); not more than one hundred feet (100’) apart (P3005.2.2); extended to finish grade, either inside or outside a building (P3005.2.3); near the base of each vertical waste stack (P3005.2.6); and at changes in direction greater than forty-five (45) degrees. (P3005.2.4)


Standpipes shall extend a minimum of eighteen (18) inches and a maximum of forty-two (42) inches above the trap weirs. Access shall be provided to all standpipe traps and drains for rodding. (P2706.2)

Energy Efficiency Code



To meet the requirements of this code, this table must be followed:


Table 1

THERMAL COMPONENT

MINIMUM INSULATION R-VALUE

Ceiling R-value

38

Cathedral Ceiling R-value

30

Floor over Unheated Space R-value

19

Floor over Outside Air R-value

30

Basement Wall R-value

9

Crawl Space R-value

19

Exterior Wall R-value1

13




MAXIMUM U-FACTOR

Glazing2,3

0.40 or Less



1. Steel-frame walls shall have one of the following combinations of wall cavity and sheathing R-values. R-11+R-5, R-15+R-4, R-21+R-3.

2. The default U-factor for fixed windows (“Patio glass”) with double panes, argon-filled and with low-e treatment shall be 0.40. Skylights shall have a maximum U-factor of 0.80.

3. Opaque doors separating conditioned and unconditioned space shall have a maximum U-factor of 0.40. One opaque door shall be permitted to be exempt from this requirement.


OCCUPANCY - FINAL INSPECTION


An occupancy inspection is required prior to occupancy of all buildings. The inspector will check the property and structure for code compliance.


Sidewalks are required on both sides of all streets and a driveway approach shall be installed in accordance with the design located in Appendix A. (525.030 Smithville Code)


Untreated wood must be separated from final grade by no less than six inches (6”). (R319.1(5))


Final grade must drain away from the structure six inches (6”) within the first ten (10) feet. (R401.3)


An occupancy separation is required from the garage to the dwelling. The occupancy separation includes all garage walls and the garage ceiling. The garage shall be separated from the residence and its attic area by not less than one-half (½) inch gypsum board applied to the garage side. If the garage is beneath a habitable room, it shall be separated by not less than five-eighths inch (5/8”) Type X gypsum board or equivalent. Where the separation is a floor ceiling assembly, the structure supporting the separation shall also be protected by not less than one-half (½) inch gypsum board or equivalent. (Steel beams and posts included) (R309.2)


Doors between the garage and residence must be at least one and three-eighths inch (1-3/8”) solid core wood or steel doors or 20 minute fire rated doors. (R309.1)


Handrails shall be provided on at least one side of each continuous run of treads or flight with four or more risers. (R311.5.6)


Handrails shall have a minimum height of thirty-four inches (34”) and a maximum height of thirty-eight inches (38”). (R311.5.6.1)


Ends shall be returned or terminate into a newel post or safety terminals. Handrails shall be graspable and a minimum one and one-half inches (1 ½”) from the wall. (R311.5.6.2)


Porches, balconies, and raised floor surfaces located more than thirty inches (30”) above the floor or grade below shall have guards not less than thirty-six inches (36”) in height. (R312.1)


Required guards shall have intermediate rails or ornamental closures that do not allow the passage of a four-inch (4”) diameter sphere. The triangular openings formed by riser, tread and bottom rail are permitted to be of such size that a 6" sphere cannot pass through. Openings for required guards on the sides of stair treads shall not allow a sphere 4 3/8 inches to pass through. (R312.2)


Each building shall be posted with the proper address numbers so they are visible from the street. (R321.1)


Double-keyed deadbolts are not permitted. (R311.4.4)


The electrical service must be completed, with panel cover on, and all circuits identified. (E3304.11)


Electrical faceplates must be on. (E3904.1)


Lights must be completed and in working condition.


Any unfinished wiring, for back ordered fixtures, shall end in a proper box with a cover.


The air conditioner shall be provided with a means of disconnect as required in Table 4001.5.


Plumbing fixtures must be properly connected.


Stubbed in plumbing must be capped off with an approved cap or plug. (P3005.1.6)


The building sewer cleanout and backflow prevention devices shall be accessible. (P3005.2.5)


The water shutoff valve shall be accessible. (P2903.9.3)


Perimeter drain tiles are required around footings for control of surface water and shall drain by gravity to grade or under the footing and into a sump hole. The sump pump shall eject water to the outside of the dwelling. Sump pumps shall not eject water into the sanitary sewer. (R405.1, R405.2.3)


All sump locations shall be plumbed for discharge outside the building and not to the sanitary sewer. If no pump is installed, both ends of the pipe shall be capped and clearly labeled as a sump drain.


PART IV - GENERAL REQUIREMENTS FOR RESIDENTIAL DECKS


A permit is required for the construction of a residential deck, below is a list of guidelines to follow.


Check into the proposed location of the deck. Make sure you know where any easements are and the exact locations of your property lines.


The following list includes most building code and land use regulations for decks.


Footings and piers shall extend thirty-six inches (36”) below grade and bear on undisturbed soil and must be inspected prior to placing concrete.


The diameter of the footing shall be calculated in accordance with Chart B.


Guards shall be provided for decks, balconies and porches, which are more than 30” above grade. Guards must be not less than 36” above walking surface. Intermediate rails shall be placed so that a 4” ball cannot pass through.(R312.1, R312.2)


Guardrails shall extend a minimum of thirty-six inches (36”) above the walking surface. Decks less than 30” above the ground are not required to have guardrails.


Handrails are required on at least one side of stairs and all open sides. The top of the handrail shall be 34”-38” measured vertically from the nose of the tread.


Guardrails and stair railings shall have intermediate rails or an ornamental pattern so that a 4” sphere cannot pass through.


Structural requirements for deck are based upon loads of 40-lbs/sq foot. The following spans are for floor joists.


MAXIMUM SPANS FROM TABLES R502.3.1(1), R502.3.1(2)


PRESSURE TREATED LUMBER #2 – 24” O.C. #2 – 16” O.C.

2 X 6 8’-6” 9’-9”

2 X 8 11’ 12’-10”

2 X 10 13’-1” 16’-1”


Chart A.

Maximum post heights for 40 lb/ft2 deck design.



Species




Post Size

40 lb/ft2 live load – 10 lb/ft2 dead load

Tributary load area to post (ft2)


36


48


60


72


84


96


108


120


132


144


156


168


180


192



Southern

Pine


4X4



10



10’


10’



9’


9’


8’


8’


7’


7’



6’


6’


6’


6’


5’

4X6



14’



14’


13’



12’


11’


10’


10’


9’


9’


8’


8’


8’


7’


7’

6X6#1



17’



17’


17’



17’


17’


17’


17’


17’


17’


17’


17’


17’


16’


16’

6X6#2



17’



17’


17’



17’


17’


17’


17’


17’


16’


16’


15’


14’


13’


13’



Redwood

or

Western

Red Cedar

4X4



10’



10’


9’



8’


7’


7’


6’


6’


5’


4’













4X6



14’



13’


12’



11’


10’


9’


8’


8’


7’


7’


7’


6’


6’


5’

6X6#1



17’



17’


17’



17’


17’


17’


17’


17’


16’


15’


15’


14’


14’


13’

6X6#2



17’



17’


17’



17’


17’


16’


13’


7’






















Chart B.

Pier Sizes based on deck area supported.



Pier Diameter

Square footage of deck that can be supported

8”

14

10”

20

12”

32

14”

40

16”

56

18”

72

20”

88

22”

104

24”

126

Chart C. Footing Diagram



Chart D.




Chart E.


Required size and spacing of corrosion resistant lag screws for attaching deck ledger to house for a given joist span.


On-center spacing of lag screws (inches)

Lag size

Joist span (feet)

½” dia. Lag

0-5 ft

6-7 ft

8-10 ft

11-14 ft

15-18 ft

32” o.c.

24” o.c.

16” o.c.

12” o.c.

8” o.c.

Equivalent spacing joists @ 16” o.c.

Every other joist space

Two every third joist space

Each joist space

Each joist space with two every other space

Two in each joist space




3/8” dia. Lag

0-4 ft

5-6 ft

7-8 ft

9-12 ft

13-18 ft

24” o.c.

16” o.c.

12” o.c.

8” o.c.

6” o.c.

Equivalent spacing joists @ 16” o.c.

Two every third joist space

Each joist space

Each joist space with two every other space

Two in each joist space

Two each joist space with three every other space


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