Loading...
HomeMy WebLinkAbout02072002 BSC Agenda Item 4 Ci of West University Place Residential Construction Specification Revisions General All plans for projects with values over $100,000 shall be prepared by an Architect registered by the State of Texas. Foundation Foundations shall be of either pier & beam (crawl space) or structural slab (voided slab) design. An engineer hired by the City shall review foundation designs for reasonableness. Structural All structural wood framing materials shall be #2 Grade or better. Lower grades are acceptable only for non-structural uses such as blocking, deadwood, and fury downs. All wood studs shall be Douglas Fir. Pine, finger joint, and Spruce/Fir studs are not acceptable. All floor decking shall be 1-1/8" T&G plywood with voids filled in all plies ("Sturdi- floor" or equal) except in areas which are to receive concrete, tile, masonry, or similar finishes. Floor decking in areas to receive concrete, tile, masonry, or similar finishes shall be decked with CCA treated 3/4" plywood as a minimum. All edges of such decking shall be blocked. OSB and similar decking is not acceptable. All floor decking shall be glued and screwed to the floor joists. Screw spacing shall be no more than 8" OC. All structures shall be sheathed with 1/4" CDX plywood minimum. Any sheathing within 48" of finished grade shall have a rot resistance equal to or better than that of CCA treated plywood. OSB and similar sheathings are not acceptable. Staples are not acceptable for installation of sheathing. Sheathing shall be applied in such a manner that framing of lower floors shall be substantially connected to framing of upper floors by each sheet of plywood. (Generally 4x8 sheets of plywood will be nailed vertically such that they are nailed to three or more feet of the studs on adjacent floors.) Alternatively, galvanized steel connectors shall be CiOof West University Place Residential Construction Specification Revisions nailed or bolted to the studs on adjacent floors to achieve the same effect. Simpson H-4 (or equal) Rafter ties will be required on every other rafter as a minimum. Roof decking shall be %2" plywood as a minimum. OSB and similar decking are not acceptable. Staples are not acceptable for installation of roof decking. Framing shall be inspected and certified correct by the structural engineer who provided the structural plans. Exterior Trim All painted exterior wood trim other than soffit, pre-cut moldings, and ceiling materials shall be #1 Grade or better and shall have a rot resistance equal to or better than that of CCA treated pine. Finger jointed moldings are not allowed for exterior use except when specifically designated for such use by the manufacturer. Any fascia which is not as thick as 2x wood framing material shall be installed over a subfacia of at least 2x4 and not smaller than one standard dimensional lumber width smaller than the fascia material. Windows Metal windows shall have frames at least 2" deep. This thickness shall be integral to the primary frame of the window and shall not be achieved by attachment of materials to a frame which would otherwise be less than 2" deep. Wiring All Telephone wiring shall be a minimum of four pair CAT-5 or equal and shall be home run to a central location. Loop systems are not allowed. All Television cables shall be RG-6 quad shield or equal and shall be home run to a central location. Loop systems are not allowed. All new construction shall have a trunk line consisting of two RG-6 quad shield, two CAT-5, and two fiber optic cables run from the point of utility connections to a central Ci.of West University Place Residential Construction Specification Revisions location in the house which will be accessible after construction is complete. Drywall All drywall shall be secured to the framing with screws with spacing no more than 12" OC. Drywall on ceilings with joist spacing more than 16" OC shall have a minimum thickness of 5/8". Tile Tiles installed on floors other than concrete and in showers or tub surrounds shall be thick set. Interior Trim & Cabinets Cabinets shall be of style and rail construction. All styles on which hinges are to be mounted shall be made from solid wood stock or lumber core plywood. Particleboard, press board, medium density fiberboard, and similar materials with or without coatings of plastic or similar material shall not be considered acceptable materials for shelves, cabinets, or drawers. (Exception: MDF may be used for cabinet door panels.) Masonry All exterior masonry lintels shall be hot dip galvanized or made from a rust free grade of stainless steel. Stucco All Stucco trim shall be solid zinc or stainless steel. Galvanized trim is not acceptable. All Stucco shall be conventional cement based stucco. EFIS is not acceptable. All Stucco shall have an acrylic or elastomeric finish. 3 Cileof West University Place Residential Construction Specification Revisions The lowest edge of any stucco finished surfaces shall be constructed in such a manner that the supporting framing and sheathing is sealed against moisture and insects. A "stucco ledge" is required for any stucco within 24" of finished grade. Driveways & Sidewalks Driveways, sidewalks, and any other concrete flatwork shall be constructed with rebar reinforcement in accordance with the specifications in use for similar work done on City property. Wire mesh is not acceptable as the only reinforcement in concrete although it may be used as additional reinforcement if fastened securely to a rebar mat as described above. Exterior Finishes For new construction only, exterior paint shall be 100% acrylic latex, and applied according to paint manufacturer's specifications. Flashings Flashings and counterflashings shall be copper or stainless steel where they are visible from the street except on stucco exteriors where they shall be stainless steel or painted galvanized steel. Copper flashing shall not be used on stucco where there is a chance of contact between copper and zinc or steel. Other material where there is a potential for electrolytic action shall not be used. Coursed roofing materials shall be flashed with step flashing of a material similar to the required counter flashing. Step flashings shall have a minimum dimension of 8" by 8" when flat and shall be bent such that there is at least a 3" projection up the wall and at least 5" under the roofing material. MW-WUPSPECS REV0303.99 4 Jun-29-99 09: 04A P _ 02 (ps • • (' 9511 West Sam Houston Pkwy North GNBRHouston,Texas 77064 4 U [I M Association Phone(281)970-8970 � �.as1<iaY�� Fax(281)970-8971 3 June 1999 Comments to the City of West University Place Proposed Residential Construction Specifications Revisions General GHBA does not support this proposal. Professional building designers provide products with comparable quality to architects. TIED addressed the issue of architects only. Foundation GHBA disagrees with the limitations on foundations, believing that the selection should be left to the professional engineers based on soil conditions and loading conditions. GHBA questions where liability will rest if a city engineer makes changes to an engineered foundation and there is a subsequent failure. Structural GHBA supports Item #1, grade of framing materials. GHBA does not support the exclusive use of Douglas Fir. Engineers contacted regarding the use of Douglas Fir see no structural reason not to use pine, and believe finger jointing is acceptable and often preferable. For floor decking under concrete, tile, masonry, or similar finishes, requiring CCA treated plywood is unreasonable. Sturdifloor will not rot under those conditions unless there is a plumbing leak, in which case, CCA will also rot. GHBA supports glued and screwed floor decking. GHBA does not support the requirement that all structures be sheathed with '/2" CDX plywood. Sheathing serves three basic purposes— primary enclosure, stud enhancement, and lateral stiffness. There are other methods of accomplishing those goals, so a blanket requirement for t/z" CDX plywood is unreasonable. OSB is generally accepted by the plywood industry as a suitable substitute for plywood. SBCCI, CABO, BOCA and ICBO all recognize corner bracing or let-in bracing as acceptable methods for structural bracing which allow external insulated sheathing. Plywood corner bracing used in conjunction with foam sheathing . Jun-29-99 09:05A P . 03 • • is more than sufficient to resist forces associated with wind design. Three major benefits from exterior insulated sheathing not found in plywood are: increased wall thermal performance; reduced air infiltration through the wall; and moisture control in the wall. GHBA does not see the need for CCA treated plywood within 48" of finished grade. Item #6 & 7 relating to sheathing requirements and rafter ties should be designed by a structural engineer. GHBA believes that 7/16" plywood is structurally adequate for roof decking. GHBA supports framing inspections. Exterior Trim CCA treated pine should not be required for fascia because it does not hold paint well. GHBA supports the fascia installment requirement. Windows This specification will eliminate the use of many metal windows. Wood rots if not maintained and vinyl degrades in sunlight. Metal windows should be an option. Wiring GHBA does not object to most of the specifications. However, there should be no requirement for two fiber optic cables. That should be a homeowner option. Drywall Spacing for fastening drywall to framing should be clarified as to edges and field. Common practice calls for 19.2" spacing_ There is no industry data to support 16". Tile GHBA supports this section. Interior Trim & Cabinets Allowing only stile and rail construction on cabinets is unnecessarily prohibitive and an intrusion on the owner's choices. Medium density fiberboard is used in the most expensive cabinets and is not in the same category as pressboard or particleboard. A possible solution would be to require that cabinets with stiles on which hinges are to be mounted be made from solid stock. Masonry Neither hot dip galvanized nor stainless steel stops rust so this requirement is an unnecessary expense. , Jun-29-99 09: 05A P .04 • • I Stucco Stainless steel is not a good choice for stucco trim. One stucco contractor estimates that using a zinc trim will add an additional $1.25 per square foot of stucco to the cost of a home— some $4,000 to $5,000. GHBA agrees that EIFS are unacceptable. GHBA supports acrylic or elastomeric finishes and a"stucco ledge". Driveways & Sidewalks GHBA supports rebar construction, but this specification must be specific. It is too open-ended and subject to interpretation. Exterior Finishes Although most painters use 100% acrylic latex, the type of paint should be a homeowner choice and it is a maintenance issue with the homeowner. Why would this requirement only apply to new construction? Flashin2s Requiring copper or stainless steel flashings where visible from the street deals only with aesthetics. They will not stop rust. According to a flashing contractor, requiring copper or stainless steel will increase the cost of flashing and counter flashing by at least 300%. As noted before, stainless steel flashing is not an acceptable material. GHBA supports the second item in this category, except as to the above requirements. L Standard Codes Schedule . � ) fl))I LIST OF STANDARD CODES. Subject to the amendments and exceptions indicated,each of the codes mentioned in this Schedule,including all of its published appendices and attachments("Standard Codes"),is adopted,ordained and made a part of the Code of Ordinances and of each chapter where it is referenced. If two or more ordinance provisions apply in any given circumstance,they shall all be given effect if possible,but if not,the provision imposing the highest standard controls. 1. OStandard Building Code, 1999 Ed.,Southern Building Code Congress International,Inc.("SBC")and the CJInternational One-and Two-Family Dwelling Code, 1998 Ed.,International Code Council,Inc.,"1&2FDC"which applies as provided in Section 103.1) a. Delete from SBC:Sections 102, 104.1, 104.2, 104.4, 104.7 and 108,Sections F101 and F103.3 of Appendix F and all of Appendices B, E,H,I and J. b. Delete from 1&2FDC:Appendices A,B,C&D.(Note:The Standard Swimming Pool Code applies to all swimming pools.) 2. QStandard Housing Code, 1997 Ed.,Southern Building Code Congress International,Inc. 3. CELInternational Mechanical Code, 1998 Ed.,International Code Council,Inc. 4. (Standard Swimming Pool Code, 1997 Ed.,Southern Building Code Congress Int'l,Inc. 5. 00 nternational Plumbing Code, 1997 Ed.,International Code Council,Inc. 6. QStandard Gas Code, 1999 Ed.,Southern Building Code Congress International,Inc. 7. ['Standard Fire Prevention Code, 199_Ed.,Southern Building Code Congress Int'l,Inc. a_ The fire official shall be the fire chief or acing fire chief,who may detail other members of the fire department or the building inspection division to act as inspectors. b. Delete all appendices and attachments except Sections A101.3.5(maintenance)and A103.1.1 (permits). c. The limits of the fire district referred to in Section 902.1.1 are coextensive with the City limits. d. The limits of the district referred to in Section 1901.4.2(wherein storage of explosives and blasting agents is prohibited)are coextensive with the City limits. e. Section 907.4.3(service stations)is amended by adding the words"without a hold-open device"following the phrase"a listed automatic closing type." f. Section 501.4.3(hours for burning)is amended to read in its entirety as follows:"An incinerator shall not be used or allowed to remain with any combustion inside it:(i)at any time from an hour preceding sunset on one day until sunrise the following day, or(ii)at any time when unattended." 8. 0 National Electrical Code, 1999 Ed.,National Fire Protection Association("NEC"). 9. BOCA National Building Code, 1996 Ed.,Building Officials&Code Administrators International,Inc. Only Sections 3108(Radio And Television Towers)and 3109(Radio And Television Antennas),together with any necessary definitions or interpretative aids,are adopted. See Subchapter G of Chapter 6 of this Code. LOCAL AMENDMENTS(ALL CODES). The following local amendments control over all Standard Codes: 1. ADMINISTRATION. Chapter 6 of the Code of Ordinances governs administration. The chief administrative officer and the issuing official for all permits is the building official(except under the fire code,where it is the Fire Chief). The BSC has the same jurisdiction and authority with respect to each Standard Code as it has with respect to the building code,including appeals,quasijudicial enforcement,variances and opinions. 2. ARCHITECT. Plans and specifications,signed and sealed by an architect legally registered under state law,are required for:(i)each building project(either new construction or remodeling involving structural alterations)with a value more than$100,000 O ,and(ii) other projects specifically mentioned in the Standard Codes(see,e.g.,SBC,Sec. 104.2.3). 3. ENGINEERED FOUNDATIONS. New building foundations and foundation repairs must be designed by a registered professional engineer("RPE"),and the work shall be: a_ illustrated in complete plans and specifications signed and sealed by the RPE; b. based on a soils report from a recognized and reputable firm or agency(Exception:no soils report is required for a single-siory accessory building with less than 450 sq. fl.of gross floor area);and c. inspected by an RPE who certifies proper construction,before work proceeds further. 4. CONCRETE. a. O Driveways,sidewalks and other concrete flatwork everywhere must meet or exceed the applicable specifications for similar work done in street areas(See. e.g.,Chapter 19 and City standard specifications.) b. O Reinforcing steel bars or mats must be used. Wire mesh may be used as additional reinforcement,if securely fastened to a rebar mat. c. All concrete footings and foundations must be cured for at least 72 hours before any significant load is placed on them. Exception:This does not apply if an RPE certifies that the concrete is sufficiently cured. 5. ENGINEERED STRUCTURAL DESIGN. Plans and specifications,signed and sealed by an RPE who certifies compliance with the applicable structural design criteria(e.g.,SBC Sec. 1606, 1&2FDC Sec. 301),are required for Call new building space. Before any framing is concealed,it must be Oexamined and certified by an RPE as complying with those design criteria and the approved plans and specifications. 6. RESIDENTIAL STANDARDS. The following standards apply to all new building space(new construction and additions)intended primarily for residential use. The standards apply to existing building space only as specifically indicated. a. O Foundation Design. The foundation must:(i)use a pier-and-beam(with crawl space)or structural slab(voided slab)design, "CI"indicates new provisions. `E"indicates updated provisions. DRAFT STANDARD CODES SCHEDULE, 3-25-99,b46:■s4cht Page 1 of 3, .„ ... , • • (ii)minimize contact between foundation and soil,and(iii)conform to sound,recognized engineering practices applied in areas with similar geotechnical conditions. Exception:does not apply to a single-story accessory building with less than 450 sq. ft. of gross floor area. b. Certain Separations. A 4-hour-fire-resistance-rated assembly must separate attached dwelling units. Garage space must be separated from other occupancies by a 1-hour-fire-resistance-rated assembly,or by 73 inches(horizontal separation,wall to wall). c. Drainage. Site drainage systems approved under Chapter 6 control over Standard Code provisions to the contrary. d. 0 Framing Wood. All structural wood framing materials shall be#2 Grade or better. All wood studs must 100%Douglas Fir without finger joints. Exception:These requirements do not apply to non-structural uses such as blocking,deadwood,fury downs,etc. e. 0 Floor Decking. All wooden floor decking shall be:(1)made of I-1/8-inch T&G plywood or better,with any voids filled in all plies(e.g.,"Sturdi-floor"or equal),except for areas to receive concrete, tile,masonry or similar finishes,which must be decked with CCA treated 3/4-inch plywood or better,(2)constructed with blocked edges,and(3)glued and screwed to all joists and blocking,with screw spacing no more than 8 inches OC. Example:oriented strand board and similar materials ("OSB")are forbidden. f. D Sheathing. All exterior sheathing must:(1)be 112-inch CDX plywood or better,(2)have a rot resistance equal to or better than CCA treated plywood,if within 48-inches of finished grade,and(3)not be attached with staples. Example:OSB sheathings are forbidden. g. E Wall Connection. Walls on upper floors shall be substantially connected to the walls below by one or more of the following methods:(1)overlapping the sheathing from the upper to the lower wall,so that at least three feet of each sheet is attached to each one,(2)using galvanized or better metal connections from the upper to the lower wall,or(3)equal or better methods. h. 0 Roof Decking. Wooden roof decking must:(1)be 1/2-inch plywood or better,and(2)not be attached with staples. Example: OSB decking is forbidden. i. 0 Rafter Ties. For conventional wood-framed roofs,Simpson H-4(or better)rafter ties are required on every other rafter. j. Roof Coverings. All roofs must have coverings with Class C or better fire resistance determined under the SBC. k. 0 Exterior Wood Trim. Painted exterior wood trim must:(1)be#1 Grade or better,(2)have a rot resistance equal to or better than CCA treated pine,and(3)not have finger joints,unless specifically designated for exterior use by the manufacturer. Exception:This does not apply to soffit,pre-cut moldings and ceiling materials. 1. 0 Fascia&Subfascia. Fascia boards less than two inches thick must be installed over a subfascia that is:(1)2x4 or larger, and(2)not narrower than one standard lumber dimensional width less than the fascia. m. 0 Metal Windows. Must have integral,primary frames at least two inches deep. Attachments to the frame do not count toward this depth. n. 0 Gypsum(Drywall)Attachment. All gypsum wallboard must be secured with screws,maximum spacing is 12 inches OC. o. 0 Gypsum (Drywall)On Ceilings. Gypsum wallboard on ceilings must be 5/8-inch Type X or better. p. 0 Tile Thickset. All tiles set in floors(other than concrete floors)or in shower or tub surrounds must be thickset(minimum bed thickness of inches). q. 0 Interior Trim&Cabinets. All cabinets must be of style-and-rail construction. Styles to which hinges are attached must be _ solid wood or lumber-core plywood. Particleboard,pressboard,medium density fiberboard("MDF")and similar materials are I forbidden. Exception:MDF may be used for cabinet door panels. — r. 0 Afasonry Lintels. Exterior masonry lintels must be made of hot-dipped galvanized steel or a rust-free grade pr stainless steel,or better materials. s. 0 Stucco. All stucco and similar plaster-type exterior finishes must(1)use conventional,cement-based material only (Example:EFTS is forbidden),(2)have an acrylic or elastomeric finish,(3)be finished so that the lowest edge is sealed against moisture and insects,(4)be set on a stucco ledge,if within 24 inches of finished grade,and(5)use trim made of solid zinc, stainless steel or better materials,only(Example:galvanized trim is forbidden). t. 0 Exterior Paint&Finish. Exterior paint must be:(1) 100%acrylic latex or better material,and(2)applied according to manufacturer's specifications. u. ❑' Flashings. All flashings and countertiashings must be copper or stainless steel wherever visibile from a street area. Exceptions:(1)copper may not be used on stucco finishes where there is a chance of contact with zinc or steel,and(2)painted galvanized steel may be used on stucco finishes. Other materials may not be used where there is a chance for electolytic action. v. 0 Roof Flashing. Coursed roofing materials must be step-flashed at each course. Each step-flashing sheet must be at least 8x8 inches when flat and must be bent so that at least three inches projects up the wall and at least 5 inches projects under the roofing material. w. Stairways. The underside of fixed interior stairways in a dwelling,if combustible,must be protected to provide not less than 1- hour tire resistance. Landings are required at the top and bottom of all stairways. A tread depth of 9 inches plus a one-inch nosing is sufficient. There must be a permanently installed stairway,either fixed or folding, to serve attic space where appliances or equipment are located. x. Return Air Inlets. All return air inlets must be installed within 10 inches of the finished floor in all new residential construction and wherever possible in existing buildings. "r "indicates new provisions. -E"indicates updated provisions. DRAFT STANDARD CODES SCHEDULE, 3-25-99,b46:\54cdscht Page 2 of 3 • • 7. ELECTRICAL, WIRING&COMMUNICATION CABLE. The following regulations apply to all new electrical and wiring or cable work(and existing buildings as indicated): a Independent/separate circuits. Required for window air conditioners,fans,washers,electric driers,electric water heaters and all other devices and appliances drawing 600 watts or more(fixed in place or not,installed or reinstalled). b. Window air conditioners. All window air conditioners installed or reinstalled shall be installed with and bonded to a polarized plug. c. Meters. Meters shall not be set on the front or street side of a building,without the written consent of the owner. Where an exterior meter is not practical in the opinion of the Building Official,the meter may be set at a place convenient to the electric utility as determined by the Building Official. d. Service conduit. Minimum size is 1.25 inches,unless specifically approved otherwise by the Building Official. e. Distribution system. The system of any person furnishing electric power shall not extend to any property which such person does not own in fee simple or control by easement f. Service entrances. All service entrance conductors,including underground conductors,shall have a minimum current-carrying capacity of 150 amperes. On buildings with existing service,this requirement applies when:(i)load is added or modified,(ii) an existing service is found to be inadequate for demand or(iii)an unsafe condition exists. g. Disconnects. There must be an"all-service disconnect"accessible on the outside of the building and located as close as practicable to the meter. It shall consist of one switch or circuit breaker having a continuous current rating of no less than 150 amperes. On buildings with existing service,this requirement applies when load is added or modified or an unsafe condition exists. h. Wires, conductors, circuits. The following are prohibited: (1) any aluminum wire or conductor; (2) any wire smaller than gauge 12/2 AWG; (3) any wire without a separate ground,either in the same cable or in the same conduit; (4) more than ten openings(outlets or fixtures)on any single electrical circuit;and (5) exposed wiring or cable(any kind)in a return air plenum.. In any proceeding to enforce(2),(3)or(4),it is an affirmative defense that the item was installed in strict accordance with an electrical permit issued by the City prior to September 1, 1994. i. Grounding. On any new or change-out service,a solid copper-clad ground rod(minimum length of eight feet,minimum diameter of%inch),driven to a minimum of eight feet into the ground,is required,in addition to any other grounding. j. Manufacturer. The name,trademark or identification symbol must be shown on all electrical materials,apparatus,devices, appliances,fixtures and equipment k. Cl Communication Cables. All new telephone wiring shall be:(I)four-pair,CAT 5 or better,(2)home-run wired to a central location,and(3)not looped. All new television cable shall be:(1)RG-6 quad-shield or better,and(2)home-run wired to a central location,and(3)not looped. For new residential buildings,there must be a trunk line that(1)includes at least two RG-6 quad shield cables,two CAT-5 cables and two fiber optic cables,and(2)connects the exterior"drop"points to a central interior location that is accessible after construction is complete. 8. PLUMBING WORK. The following regulations apply to all new plumbing work(and existing buildings as indicated): a. The following are prohibited: (1) Acrylonitrile-Butadiene-Styrene(ABS)pipe or fittings, (2) polyethylene pipe or fittings, (3) Type M copper, (4) lead-based pipe, (5) aluminum DWV pipe or components, (6) air admittance valves,and (7) PVC water pipe(except underground and outside a building). b. Wet venting shall not be allowed except when authorized by the plumbing official in hardship or unusual cases. c. A four-inch line is required for three or more water closets on a horizontal fixture branch. d Private sewage disposal facilities are forbidden. 9. GAS WORK. The following regulations apply to all new gas work(and existing buildings as indicated): a. Copper tubing shall not be used for a yard service line. b. Above ground,all gas piping shall be black pipe. c. Undiluted liquefied petroleum gas,or"LPG,"shall not be used in quantities greater than 10 gallons at any fixed location(new or existing). "fl"indicates new provisions. "Cl"indicates updated provisions. DRAFT STANDARD CODES SCHEDULE, 3-25-99,b46:154cdsch1 Page 3 of 3