MECKLENBURG COUNTY - CODE ENFORCEMENT

Transcription

1 MECKLENBURG COUNTY - CODE ENFORCEMENT Public Attendance (Contractors, Architects, Engineers): Residential - 25; Commercial - 4 Recap of Last Month s Meeting & Overview of Today s Agenda Today s topic count: Residential 7 recap, 5 new; Commercial 5 recap, 6 new. Today s training topic NC Energy Code by Phil Sharpe (Meck Co) & Jarret Davis (Hall Architects) Welcome, Housekeeping, & Customer Service Introduction of new members to building consistency team. o Brandon Burgin of Cal Atlantic Homes o Seth Spurlock of Rodgers Builders Reminder of deadline established for topic/question submissions to building consistency team: o Third Wednesday of every month. o Deadline set to allow team time to research/explain code logic behind decisions. Reminder about the new Customer Service Center staff in our lobby to assist Customers with questions about permitting & process here at Code Enforcement. Training topics for future building consistency meetings (April July) o April Sealed Crawlspace (Jeff Griffin & an industry representative) o May Day Cares and Summer Camps o June Shell Spaces/TCO/CO o July Historic Properties Building or Fire CE/ISO (six hours required; seven dates left, 6-hrs each) o Mar 3 (8am) o Apr 5 (8am)& Apr 14 (7am) o Mar 29 (7am), Mar 31 (8am) o May 3 (8am) Legal ISO class six modules, two hours each; class is one full-day & one half-day. o Joelle Jefcoat, who is a lawyer and architect, is the new vendor instructing the classes. o Classes can also count as CE toward any of the five trades (B,E,M,P,Fire). o Mar o Apr o Apr 7-8 o May Building code qualification classes at CPCC o Apr 1 3; 16 & 17 Level III o Sep 16 18; Oct 1 & 2 Level II o July 8 10; Level I o Dec 2 4; Level I Residential Consistency (7 review items, 5 new items) 1hr of Tech ISO 1. Open items from last meeting. (Items skipped due to time constraints & guest questions) a. What constitutes heated vs. unheated space? i. Covered exterior spaces (porches, decks, patios) are counted as unheated space; if it s not covered, it s not unheated space. ii. Garages, unconditioned/non-habitable/unfinished attics & basements are counted as unheated space. iii. Insulated & conditioned spaces are counted as heated space. b. When are rafter ties required? Rafter ties are req d per R When rafter ties or ceiling joists are omitted from the design, then the ridge shall be designed as a beam; Engr g shall be req d when beam design is outside the prescriptive methods in the code. Page 1 of 5

2 MECKLENBURG COUNTY - CODE ENFORCEMENT c. Updated residential interpretations for current code cycle no changes to req mts unless noted below; use link for updated copy: tations/pages/residentialinterpretations.aspx i. Accessory Building Footers and Dimensions ii. Retaining Wall Guards new language from 2012 NCRC added about when retaining wall is req d to comply w/ the code iii. Inspections Required on Poured Foundation Walls iv. Notched Stud Repair v. Exterior Door Swing Direction vi. Joist Blocking d. Is 4 brick on a 4 concrete wall considered an 8 wall? Yes, if the brick is tied in w/ masonry or if the design is engr d. e. Can basement footers be formed on grade on the walk-out side if the excavated grade will be put it at 12 below finished grade? This is not the preferred way to handle it, but there is no specific prohibition against it. It will require coordination with your Field Inspector so they are aware of your intent. f. What is the correct number of Emergency Escape & Rescue Openings (EERO) req d for habitable attics? Per R310.1, there is a minimum of one req d and a req mt that any sleeping rooms have an EERO in them. The number of Emergency Egress openings req d for habitable attics is the same as req d for basements. g. Can Dura-wire be used at a lintel location? Dura-wire lintel location is allowed only as part of an engr d design; the wire cannot be used in lieu of the lintel. 2. What are req mts for Window Opening Limiting Emergency Escape & Rescue Openings a. The minimum clear opening per R , R , & R is req d; anything that impedes this opening size is not allowed unless device is a breakaway type tested for that purpose. b. If the condition at the emergency escape & rescue opening requires fall protection per R612.2, the limiting devices shall be the breakaway type complying with R c. Inspector Mario Gioe noted that night latches on windows do not count as fall protection limiting devices b/c they do not auto-reset when disengaged. d. The Bldg Consistency Team has researched and found a couple of available limiting devices that appear to comply w/ code. There may be others, and the important factors to consider are the ability of the device to auto-reset & to allow itself to breakaway in an emergency situation. Some window manufacturers can fabricate sashes with the device built-in, but may require special order. i P?prdNo=1&blockNo=1&blockType=G1 ii Does the section AM Code amendment eff 1/1/16 referencing use of Table R (2) for cantilevers apply to decks? Use of this table is ONLY allowed for balconies and not for decks supported by the ground. Decks supported by the ground are limited to use of Table R (1). Page 2 of 5

3 Break MECKLENBURG COUNTY - CODE ENFORCEMENT a. FYI cantilevering members of #2 SYP is no longer allowed due to revised span charts from January What are accessibility req mts for toilets in model home Sales Offices? a. If interior sales office toilet is not accessible, then no one is allowed to use it and the plumbing shall be disconnected. b. An accessible portable toilet shall be provided to serve ALL occupants. c. This req mt only applies to the public toilet in the sales office, not all the toilets in the model house. d. Since public toilets are not req d to be provided, companies can elect not to provide public access to toilet facilities. In that case no accessible toilet is req d. 5. When & where are Smoke detectors (R ) & CO detectors (R315.2) required in alteration projects? a. If work is interior & requires a Bldg Permit, then interconnected, hard-wired smoke detectors are req d and shall be located as specified in R There are exceptions for non-interconnected, battery powered devices per R b. If work is interior & requires any permits, then the addition of CO detectors is req d and shall be located as specified in R What is the difference between a Recreational Vehicle and a Park Model RV? a. A Park Model RV is defined in the DOI document found attached to these minutes. i. It is for seasonal use & has size limitations. b. RV units with a dual label for both Recreational Park Trailer & NC Modular Construction (HUD) can be viewed as permanent dwellings. c. Units only labeled as Recreational Park Trailer CANNOT be viewed as a permanent dwelling. 7. Questions / clarifications / comments from the floor: a. In measuring the 72 to grade for fall protection compliance with R612.2, does that 72 have to be maintained for a minimum of 36 horizontally out from the house? This will be researched & addressed next month. b. Are smoke detectors req d to be added in a home when the project is the renovation of a bathroom? Yes because a Bldg Permit is req d for the renovation; battery operation is allowed if it meets Exception 2 under R Commercial Consistency (5 review items, 6 new items) 1hr of Tech ISO 1. Open items from last meeting a. What are the footing req mts for metal ramps? i. If the installation is temporary (less than 180 days), then no permanent footings are req d. ii. If the installation is permanent (180 days or more) AND the design is engr d & sealed for no permanent footings, then it will be approved as designed. Page 3 of 5

4 MECKLENBURG COUNTY - CODE ENFORCEMENT iii. If the installation is permanent (180 days or more) without an engr d design, then the minimum code compliant footings from section 1809 will be req d. iv. All installations shall require anchorage details of some type. v. Plan Reviewer or Field Inspector should contact Eng r with any questions or to acquire clarifying documents if nec ry. b. How do you fireblock metal studs in a wood building? i. The top channel has to have an approved material added to meet the fireblocking req mt per ii. If the flr/clg assembly is rated, this assembly should be maintained continuous and have the non-bearing partitions below built up to it. c. What are the new 1/1/2016 code amendment req mts for Carbon Monoxide Detectors? See pages of the document at the following link: e_amendments/ approvedcumulativetest1format.pdf i. Occupancy classes in which they are req d is found in ii. Locations where they are to be installed are found in thru iii. Refer to the manufacturer s installation instructions to guide how to determine compliance. d. Will Mecklenburg County accept plans specifying deleted Chapter 34 of 2012 NCBC and using the old Appendix B with Chp 34 references? i. Projects can no longer be submitted under Chp 34. We are correcting this during plan review while the industry gets familiar with the change. ii. Mecklenburg County has uploaded a new edition of the Appendix B that reflects the deletion of Chp 34; please use this current version for all future submittals. e. What are the parking space req mts for EV charging stations? i. If existing lot has no accessible parking spaces, then the EV station spaces shall include accessible spaces. ii. If existing lot already has accessible parking spaces, then the EV station spaces shall be sized as accessible spaces but not be req d to have accessible signage or labeling. iii. If EV station is in a separate parking lot, that lot is req d to have its own accessible parking and shall be evaluated using the above two points. 2. What is the ICC Code Change Proposal regarding FRT? Use of FRT wood in load-bearing exterior walls of Type III construction is still allowed. ICC had supported a Public Comment item that was later found to exclude the use of FRT in this situation. ICC has now retracted their support for the item. 3. When are Public Safety Plans required, and who reviews them? These plans are req d when cranes & overhead lifting of materials is part of the construction process. They are submitted to & reviewed by the Bldg Code Administrator. 4. Why are toilet rooms prohibited from opening into food prep areas (1210.5)? The purpose of the requirement is to create something like an air-lock that will help prevent kitchen exhaust systems or air handlers from drawing contaminated air from the toilet through the kitchen. Page 4 of 5

5 MECKLENBURG COUNTY - CODE ENFORCEMENT 5. What is the difference between an Engr g Judgment and an Alternate Method / Materials? a. Engr g judgments are intended to be used when the design encounters problems in the field and not for issues encountered during plan review. b. Alternate methods/materials proposal is for construction methods or bldg elements that are not found in the code; they can be proposed during plan review or in the field. c. Both engr g judgments & alternate methods/materials are reviewed by the Bldg Code Administrator, and the burden of proof is the responsibility of the Customer. d. This will be revisited next month to make sure the difference is clear. 6. What is the req mt on paperwork for Easements, Air Rights and / or Rights of Way? These documents are approved by the Bldg Code Administrator and the County Attorney. Notes on plans need to identify the name of the document & who approved it. 7. What is the correct door & frame rating on fire partition or fire barrier in garden apartment (R-2) breezeways? a. MCCE position is if the breezeway is serving as an exit access, then the breezeway is considered part of the corridor. b. If the breezeway wall is a fire partition, then it requires 20-minute opening protection for Corridor walls per Table c. If the breezeway wall is a fire barrier, then it requires 45-minute opening protection for Other fire barriers per Table Questions / clarifications / comments from the floor: a. Phil Sharpe asked about how to deal with rated assemblies without both F & T ratings. Jeff Vernon said the solution for this situation would be an Engr g Judgment. Training Topic 2012 NC Energy Code 2hrs of Technical ISO Presenters: Phil Sharpe (Meck Co) & Jarret Davis (Hall Architects) Total in attendance: 39 o 32 MCCE staff, 7 from outside MCCE Page 5 of 5

6 MEMORANDUM DATE: TO: FROM: RE: October 21, 2015 (replaces September 3, 2014 Recreational Park Trailer (Park Models)/ Permanent Dwellings Memo) Building Inspectors / Third Party Inspection Agencies / other Interested Parties C. Patrick Walker, P.E. Technical Services Manager Manufactured Building Division Recreational Park Trailers (Park Models)/ Permanent Dwellings The purpose of this memorandum is to clarify the position of the NC Department of Insurance on the requirements for the labeling and setting up of Recreational Park Trailers (formerly Park Model recreational vehicles) as permanent dwelling units. All references herein to the North Carolina Electrical Code are to the 2011 Edition (National Electrical Code (NEC) w/nc Revisions). RECREATIONAL VEHICLE: (defined by HUD in 24 CFR (g) Manufactured Home Procedural and Enforcement Regulations As defined by HUD in 24 CFR (g) Manufactured Home Procedural and Enforcement Regulations A recreational vehicle is a vehicle which is: (1) Built on a single chassis; (2) 400 Square feet or less when measured at the largest horizontal projections; (3) Self-propelled or permanently towable by a light duty truck; and (4) Designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use. As defined in Article 551, NEC A vehicular-type unit primarily designed as temporary living quarters for recreational, camping, or travel use, which either has its own motive power or is mounted on or drawn by another vehicle. The basic entities are travel trailer, camping trailer, truck camper, and motor home. As defined in ANSI A119.5, Park Model Recreational Vehicle Standard, 2015 Edition A vehicular type unit primarily designed as temporary living quarters for recreational, camping, travel or seasonal use, that either has its own motive power, or is mounted on, or towed by another vehicle. The basic entities are: camping trailer, fifth wheel trailer, motor home, travel trailer and truck camper. PARK MODEL RECREATIONAL VEHICLE - also known as Recreational Park Trailer and Park Model As defined in ANSI A119.5, Park Model Recreational Vehicle Standard, 2015 Edition A single living unit that is primarily designed and completed on a single chassis, mounted on wheels, to provide temporary living quarters for recreational, camping. or seasonal use, is certified by the manufacturer as complying with all applicable requirements of ANSI Al19.5 and: (a) Has a gross trailer area not exceeding 400 square feet (37.15 square meters) in the setup mode or (b) If having a gross trailer area not exceeding 320 square feet (29.72 square meters) in the setup mode, has a width greater than 8.5 ft. (2.59 meters) in the transport mode. As defined by Article 552.2, NEC A unit that is built on a single chassis mounted on wheels and has a gross trailer area not exceeding 37 m² (400 ft²) in the setup mode. General Requirements per Article 552.4, NEC A park trailer as specified in is intended for seasonal use. It is not intended as a permanent dwelling unit or for commercial uses such as banks, clinics, offices, or similar.

7 Recreational Park Trailer Memo October 21, 2015 Page 2 of 3 GROSS TRAILER AREA (as defined in ANSI A119.5, 2015 Edition) The total plan area measured to the maximum horizontal projections of exterior walls in the setup mode. NCDOI Note: Loft areas that are habitable room(s) (5 ft. or greater ceiling height) shall be included in the gross trailer areas. Accessible loft spaces with ceiling height less than 5 ft. are not included in the gross trailer area. Per HUD, roof overhangs are not included in the calculation of the gross trailer area. Any units to be labeled under the HUD manufactured housing program must contain a minimum of 320 sq. ft. in gross trailer area. NORTH CAROLINA CODE REQUIREMENTS: Recreational Park Trailer - Electrical Supply System The electrical supply system to Recreational Park Trailers is required to be installed and inspected in accordance with Article 552 of the North Carolina Electrical Code (NEC). The power supply is installed in accordance with Section of the 2011 NEC. Section (A) states: (A) Feeder. The power supply to the park trailer shall be a feeder assembly consisting of not more than one listed 30- ampere or 50-ampere park trailer power-supply cord with an integrally molded or securely attached cap, or a permanently installed feeder. NCDOI Note: All permanently installed feeders must be permitted and inspected by the local building official having jurisdiction. Recreational Park Trailer - Temporary Installation Since these units are defined to be temporary structures, it is not permissible to set them up as permanent dwelling units. Therefore it is our interpretation that they cannot have any permanent plumbing or mechanical connections. However, for safety reasons we will allow these units to be temporarily blocked up and anchored against overturning forces, but to remain classified as a temporary structure, the wheels and axles must remain on the unit at all times. We recommend that all recreational vehicles used for temporary recreational dwellings be set-up in accordance with the manufacturer's recommendations. Accessory structures may not be supported by these units. Recreational Park Trailers Permanent Installation A Recreational Park Trailers constructed in accordance with ANSI A119.5, Recreational Park Trailer Standard and only labeled as a Recreational Park Trailer under the Recreational Park Trailer construction program of the Recreational Vehicle Industry Association (RVIA), cannot be accepted as a permanent dwelling structure in North Carolina. However, sometimes manufacturers will duel label their Recreational Park Trailers by constructing them through the RVIA program and also through the NC Modular Construction Program or the HUD Manufactured Housing program, dual labeling the unit for each respective program. Labeled Recreational Park Trailers that are also constructed and dual labeled in accordance with the NC Modular Construction Program may be permanently installed as a single family modular dwelling in accordance with the NC Residential Code provided the installation meets the current NC Code s foundation/anchoring requirements and meets the local zoning ordinances. This is acceptable because the unit is dual labeled with a North Carolina Modular Construction Validating Stamp as a modular dwelling unit. Labeled Recreational Park Trailers that are also constructed and dual labeled in accordance with the Federal Manufactured Housing Construction and Safety Standards as a single family (HUD) manufactured home may be permanently installed as a single family manufactured home dwelling in accordance with the State of North Carolina Regulations for Manufactured Homes provided the installation meets the foundation/anchoring requirements of these regulations and the local zoning ordinances. This is acceptable because the unit is dual labeled with a HUD manufactured housing label. Recreational Park Trailers - Unlabeled/Site Constructed Some manufacturers are not members of the Recreational Vehicle Industry Association (RVIA) and are not authorized/able to certify and label their Recreational Park Trailers as being constructed in accordance with the ANSI A119.5, Recreational Park Trailer Standard under the RVIA Recreational Park Trailer construction program. Unlabeled and/or site-constructed Recreational Park Trailers cannot be accepted as a permanent dwelling structure in North Carolina. Unlabeled and/or siteconstructed Recreational Park Trailers must meet the electrical construction and inspection requirements as indicated above and must be no larger than 400 sq.ft. gross trailer area as defined in ANSI A119.5, Recreational Park Trailer Standard 2015 Edition. All unlabeled and/or site constructed recreational park trailers greater than 400 sq.ft. gross trailer area will be considered to be a non-complying single family dwelling in violation of the NC Residential Code.

8 Recreational Park Trailer Memo October 21, 2015 Page 3 of 3 LABELS Labels Acceptable Examples of Recreational Park Trailer (Park Model) Labels for Temporary Use RVIA Park Model Label (oldest units) RPTIA Park Model Label (older units) RVIA Recreational Park Trailer Label (new units) Labels Required for Permanent Installations NC Modular Construction Validating Stamp HUD Manufactured Housing Label NCDOI Note: See the NCDOI Tiny Homes Memo for Requirements for Tiny Homes