MEMO

 

 

 

 

 

 

MEMO TO: GENERAL PUBLIC/BUILDING CONTRACTOR

 

MEMO FROM: PLANNING DEPARTMENT

 

MEMO RE: MINIMUM ACCEPTABLE PRACTICES FOR ONE

AND TWO FAMILY CONSTRUCTION

 

DATE: DECEMBER 7, 1999

 

Listed below are the minimum acceptable practices for 1-2 family construction .

These practices are effective immediately:

 

1.      FOOTINGS: Thickness 8" Width 16"

 

2.      FOUNDATION WALLS: Single Story: 8" thick exterior damp proofing required. Two Story and Above: 10"

 

 

3.      FOUNDATION DRAINAGE:

 

         Perimeter drains are required

         Perforated drainage pipe should be installed at or below area being protected and should discharge by gravity or mechanical means.

 

4.      LALLY COLUMNS PADS: Thickness 8" Dimension 24" x 24"

 

5.      SILLS:

 

         Double 2" x 6"

         Bottom plate to be pressure treated and equipped with sill insulation

         1/2" x 8" anchor bolts 6'O.C. (straps are not allowed)

 

6.      BEAM POCKET: Size of beam pocket should not be greater than three inches in height/width of beam being used.

 

7. MAXIMUM CLEAR SPAN OF 1ST FLOOR, FLOOR JOIST

16" O.C. 12" O.C.

 

2x8 11' 8" 12' 10"

2x10 14' 11" 16' 5"

2X12 18' 1" 19' 11"

 

8.      MAXIMUM CLEAR SPAN OF 2ND FLOOR, FLOOR JOIST

 

16" O.C. 12" O.C.

 

2X8 12' 10" 14' 2"

2X10 16' 5" 18' 0"

2X12 19' 11" 21' 11"

 

9.      BRIDGING: 1X3 wood or metal required on either side of carrying beam

 

10.  SUB FLOOR: 3/4" t.g. plywood or O.S.B. glued and nailed (Particle board is not allowed for 1st and 2nd floor sub flooring.

 

11.  EXTERIOR WALLS

 

         2" X 6" 16' O.C.

         1/2" plywood or O.S.B. sheeting

         Tyvek or equal required

 

 

12. ROOFS

 

         1/2" plywood or O.S.B. sheeting

         Roofs with 6" pitch or less require one course of ice/water shield at roof edges

         Roofs with 6" pitch or greater require one course of 15 lb. Felt at roof edges

         Proper venting required

 

13. DECKS:

         Decks to be made of P.T. material or equal, such as douglas fir, etc.

         Decks must be lag bolted 32" O.C. top and bottom

         Joist hangers or approved equal method must be used

         Support post must be lag bolted or notched a minimum of 1/2" into deck framing

         Flashing must be installed where deck is attached to house in such a way that it will prevent water from seeping in between deck and house

         Post must sit on galvanized post bracket fastened on or poured into concrete support pier

         Bury of wood post is not permitted

         Rail eight minimum of 40"

         Ballister spacing - maximum 4" between ballisters

 

 

14.      PRECAST STAIRS: Exterior precast concrete stairs must rest on a concrete pad, a minimum of 4" thickness, and no smaller than the base of the stairs.