Subchapter A - Building Code Section A-1 - Definitions 47.100. Definitions. As used herein, the following words, terms, and phrases shall have the following meanings:
1. Accessory Structure. A building, the use of which is incidental to that of the main building and which is located on the same lot.
2. Balcony (Exterior). An exterior floor system projecting from a structure and supported by that structure, with an additional independent supports.
3. Basement. That portion of a building which is partly or completely below grade.
4. Building. Building shall mean any one and two-family dwelling or portion thereof, which is sued, or designed or intended to be used for human habitation, for living, sleeping, cooking or eating purposes, or any combination thereof, and shall include structures accessory thereto.
5. Building, existing. Existing building is a building erected prior to the adoption of this code, or one for which a legal building permit has been issued.
6. Building Official. Building official is the officer or other designated authority charged with the administration and enforcement of this code.
7. Ceiling height. Ceiling height shall be the clear vertical distance from the finished floor to the finished ceiling.
8. Court. Court is a space, open and unobstructed to the sky, located at or above grade level on a lot and bounded on three or more sides by walls or a building.
9. Deck. An exterior floor system supported on at least two opposing sides by an adjoining structure and/or posts, piers, or other independent supports.
10. Dwelling. Dwelling is any building which contains one or two "Dwelling Units" used, intended, or designed to be built, used, rented, leased, let or hired out to be occupied, or which are occupied for living purposes.
11. Dwelling Unit. Dwelling unit is a single unit providing complete independent living facilities for one or more persons including permanent provisions for living, sleeping, eating, cooking and sanitation.
12. Family. Family is an individual, two or more persons related by blood, marriage or law, or a group of not more than any five persons living together in a dwelling unit. Servants having common housekeeping facilities with a family consisting of an individual, or two or more persons related by blood, marriage or law, are a part of the family for this code. Don't like this wording. If you have 5 children and a mom and dad that is 7. Does this mean they are not a family? What is the purpose of the limit? 13. Grade. The finished ground level adjoining the building at all exterior walls.
14. Grade Floor Window. A window located such that the sill height of the window is not more than 44 inches (1118 mm) above or below the finished grade adjacent to the window.
15. Grade Plane. A reference plane representing the average of the finished ground level adjoining the building at all exterior walls.
16. Greenhouse. An enclosed detached accessory structure consisting primarily of light-transmitting materials and used exclusively for growing plants.
17. Guardrail system. A system of building components located near open sides of elevated walking surfaces.
18. Habitable Room. Habitable room shall mean any room meeting the requirements of this code for sleeping, living, cooking or dining purposes, excluding such enclosed places as closets, pantries, bath or toilet rooms, hallways, laundries, storage spaces, utility rooms and similar spaces.
19. Handrail. A horizontal or sloping rail grasped for guidance or support.
20. Hollow Masonry. Load-bearing or nonload-bearing construction using masonry units where the net cross-sectional area of each unit in any plane parallel to the bearing surface is less than 75 percent of its gross cross-sectional area. Hollow masonry units shall conform to ASTM C 90, C 129 or C 652. WHAT IS THIS REFERENCE?? 21. Kitchen. Kitchen shall mean an area used, or designated to be used, for the preparation of food.
22. Listed and Listing. Terms referring to equipment which is shown in a list published by an approved testing agency qualified and equipped for experimental testing and maintaining an adequate periodic inspection of current productions and whose listing states that the equipment complies with nationally recognized standards, when installed in accordance with the manufacturer's installation instructions.
23. Loads, Live and Dead. Dead loads are the weight of the walls, partitions, framing, floors, ceilings, roofs and all other permanent stationary construction entering into and becoming a part of the building. Live loads are all loads except dead and lateral loads.
24. Manufactured Home. A factory-built structure containing two or more units, that is manufactured or constructed under the authority of 42 United States Code Section 5401 and is to be used as a place for human habitation but which is not constructed or equipped with a permanent hitch or other device allowing it to be moved other than for the purpose of moving to a permanent site, and which does not have permanently attached to its body or frame any wheels or axles. For the purpose of these provisions and this Chapter only, a mobile home shall be considered a manufactured home.
25. Occupied Space. The total area of all buildings or structures on any lot or parcel of ground projected on a horizontal plane, excluding permitted projections as allowed by this code.
26. Solid Masonry. Load-bearing or nonload-bearing construction using masonry units where the net cross-sectional area of each unit in any plane parallel to the bearing surface is not less than 75 percent of its gross cross-sectional area. Solid masonry units shall conform to ASTM C55, C62, C73, C145 or C 216. WHAT IS THIS REFERENCE? 27. Stack Bond. The placement of masonry units such that head joints in successive courses are horizontally offset at less than one-fourth the unit length.
28. Story. Story is that portion of a building included between the upper surface of any floor and the upper surface of the floor next above, except that the topmost story shall be that habitable portion of a building included between the upper surface of the top-most floor and ceiling or roof above.
29. Story Above Grade. Any story having its finished floor surface entirely above grade except that a basement shall be considered as a story above grade when the finished surface of the floor above the basement is:
A. More than 6 feet (1829 mm) above grade plant.
B. More than 6 feet (1829 mm) above the finished ground level for more than 50 percent of the total building perimeter; or
C. More than 12 feet (3658 mm) above the finished ground level at any point.
30. Townhouse. Townhouse is a single-family dwelling unit constructed in a row of attached units separated by property lines and with open space on at least two sides.
31. Window. Window shall mean a glazed opening, including portions of glazed doors.
32. Wood Structural Panel. A structural panel product composed primarily of wood, and meeting the requirements of DOC PS 1 or DOC PS 2. Wood structural panels include all-vaneer plywood, composite panels containing a combination of vaneer and wood-based material, and mat-formed panels such as oriented strand board and waferboard.
33. Yard.Yard is an open, unoccupied space, other than a court, unobstructed from the ground to the sky, except where specifically provided by this code, on the lot on which a building is situated.
Section A-2 - Basic Code Information 47.200. Building Permit. A building permit must be obtained before beginning construction, alteration or repairs, except ordinary repairs, using application forms available at City Hall. See Section 42.1300.5 of the Holts Summit City Code.
47.210. Ordinary Repairs Defined. Any nonstructural repairs, and do not include addition to, are repairs and renovation which entails replacement or relocation of plumbing, electrical mechanical, sprinkler systems, means of egress, or change in use.
47.220. Inspection. Called inspections are required PRIOR to the placement of concrete for footings and foundations, framing, and a final inspection for occupancy, which will include storm water grading.
INSERT INSPECTION, PERMIT, LOT WIDTH, SET BACKS, ETC.
Section A-3 - Building Planning 47.300. Design. Buildings and structures and parts thereof are to be designed to support safely all loads, including dead loads without exceeding allowable stresses or deflections of components.
1. A building contractor may design and build a multiple family dwelling house, flat, or apartment containing not more two families per Section 327.091 (b) of the Missouri Revised State Statutes and the Holts Summit Building Code. A building containing more than two dwelling units shall be designed by an architect licensed by the State of Missouri. Our Code said 4; this says 2. WHICH ONE?
2. All commercial structures must be designed by a registered professional engineer of Missouri. The plans must show the name and the registration number of the engineer. ENGINEER AND/OR ARCHITECT? 47.305. Ceiling Height. Habitable rooms, except kitchens, shall have a ceiling height of not less than 7/6" for 50% of the required area, with no portion of the required ceiling area less than 5'0". Exception:
1. Beams and girders may project down 6".
2. Kitchens, baths, and hallways 7'.
3. Basements ceiling height 6/8".
47.310. Climatic Criteria. 1. Roof live load (lbs. per S.F.) 20 lbs. - the roof snow load is not
additive with the live load.
2. Roof snow load (lbs. per S.F.) 20 lbs.
3. Wind pressure (lbs. per S.F.) 18 lbs. horizontal
4. Seismic Zone #1 - No requirement
5. Weathering Potential - Severe
6. Frost Line Depth - 24"
7. Termite Infestation - Moderate
8. Decay - Moderate
9. Weathering for concrete - Severe
10. Radon Resistant Const. Zone 2 - No requirement
47.315. Doors and Hallways. The exit door shall be side-hinged not less than 3' wide and 6'8" in height.
47.320. Exits. 1. One exit is required from each dwelling unit.
2. Emergency egress openings: Every sleeping room shall have one openable window or exterior door. The window shall have a sill height not to exceed 44" above the floor, and have a net clear opening of 5.7 square feet for the second story and 5.0 square feet for grade floors. The minimum net clear opening height is 24" and the minimum net clear width is 20".
47.325. Flame Spread and Smoke Density. Flame spread rating not to exceed 200 except trim materials and not to materials less than 1/28 inches cemented to walls and ceilings where they will burn no faster than paper.
47.330. Floor Dead Loads. Actual weight of materials, or use weight listed in building code.
47.335. Floor Live Loads. Per the following schedule:
1. Balconies (exterior) (lbs. per S.F.) 60
2. Decks (lbs. per S.F.) 40
3. Fire escapes (lbs. per S.F.) 40
4. Garages (lbs. per S.F.) 50
5. Attics (no storage) (lbs. per S.F.) 10
6. Attics (limited storage) (lbs. per S.F.) 20
7. Dwelling Habitable spaces (lbs. per S.F.) 40
8. Sleeping rooms (lbs. per S.F.) 30
9. Stairs (lbs. per S.F.) 40
47.340. Foam Plastic. 1. General A. Flame-spread rating of not more than 75.
B. Smoke-developed rating not more than 450.
2. Foam plastic shall be separated from the interior of the building with 1/2" gypsum or equivalent material.
3. Attics and crawl spaces: where entry is made for surface of utilities, protect with any of the following materials:
A. 1 1/2" mineral fiber insulation
B. 1/4" thick plywood
C. 3/8" particleboard
D. 1/4" handboard
E. 3/8" gypsum
4. Foam filled doors are exempt from coverage requirements.
5. Foam Interior Trim: minimum
A. Density 20 lbs. per cubic foot.
B. Maximum thickness 1/2" maximum width 4 inches.
C. Trim not to exceed 10% of wall.
47.345. Garages, attached. 1. Opening Protection: Openings from a private garage directly into a bedroom is not permitted. Other openings between the garage and residence shall be equipped with 1 3/8" solid wood doors or equivalent. Steel doors and solid wood doors with recessed panels are approved.
2. Separation required: The garage shall be completely separated from the attic and residence with 1/2" gypsum or equivalent applied to the garage side.
3. Floor Surface. Attached garage and carport floor surfaces shall be 3 1/2" of concrete sloped toward the door or floor drain to facilitate the movement of liquids away from the residence door.
4. Furnaces or furnace rooms shall not be located within a sleeping room.
47.350. Landings. A minimum 3' x 3' landing shall be required on each side of a egress door. Exception: At the top of any interior flight of stairs, provided the door does not swing over the steps.
47.355. Ramps. All egress ramps shall have a maximum slope of 1" in 8". Handrails shall be provided on one side of any ramp exceeding 1" in 12" slope. A 3' x 3' landing shall be installed at the top, bottom, and changes in ramp direction.
47.360. Room sizes. Each dwelling unit shall have one habitable room not less than 150 S.F. of floor area. Other habitable rooms shall have an area of not less than 70 S.F. Each kitchen shall have not less than 50 S.F. The minimum horizontal dimension shall be not less than 7 ft.
47.365. Smoke Detectors. 1. Place a smoke detector as follows:
A. One in each bedroom.
B. One outside each sleeping area.
C. One on each story of the Building.
D. One in the basement or cellar. Hard wiring is required per the National Building Code.
47.370. Stairways. 1. General: All treads shall have a nosing of approximately 1" when the risers are closed. The risers shall be uniform in height, not to exceed 3/8" difference. Stairways shall not be less than 3 feet in clear width. Handrails may project 3 1/2" into the 3' width. The maximum riser height is 7 3/4" and the minimum tread width is 20".
2. Winders: Winders are permitted. The width of the tread at a point 12" from where the treads are narrower is not less than 10". The minimum width is 6".
3. Spiral stairs. Spiral stairs are permitted. Minimum width is 26" and each tread shall have a 7 1/2" tread at 12" from the narrow edge. All treads to be identical and not to exceed 9 1/2" in height. A headroom of 6'6" shall be provided.
4. 6'8" headroom shall be provided down stairways measured vertically from the nosing of the tread.
5. Handrails and guardrails. See Section 47.400.
A. The minimum height of handrails is 30" and a maximum of 38" measured vertically from the nosing. Provide on one side of enclosed stairways. The handgrip shall not exceed 2 5/8" in cross-sectional dimension. The handrail shall have a space of not less than 1 1/2" between the wall and the handrail. Open sided stairs shall have guardrails on each side, not less than 36" high with openings not to exceed 4" spacing.
B. Guardrails. Place along side porches, balconies or raised floor surface in or attached to the Building exceeding 30" above grade or floor surface below. The guardrail shall be not less than 36" high, with openings not to exceed 4" spacing.
C. A handrail is required along stairs exceeding 3 risers.
47.375. Toilet, bath and shower spaces. Every water closet, bathtub or shower shall be installed in a room which will afford privacy to the occupants.
47.380. Walls, common. The common walls between living units of two family dwelling shall be continuous from the foundation to the underside of the roof sheathing, deck or slab and shall extend the full length of the common wall. The required fire separation wall shall be 1 hour rated with a sound retention D.B.A. rating of not less than 45. A typical wall per #WP 3341 of Gypsum Association Design Manual, 12th Edition, is a follows:
1. Gypsum Wallboard, Wood Studs. A. Base layer. Base layer 1/4" gypsum wallboard applied parallel to each side of 2x4 wood studs 16" o.c. with 4d coated nails 1 1/2" long, 0.099" shank, 1/4" heads, 12" o.c.
B. Face layer. Face layer 1/2" type X gypsum wallboard, veneer base or vinyl faced gypsum board on each side applied parallel to studs with 1/4" beads of adhesive 2" o.c. and 6d coated nails 1 7/8" long, 0.0915" shank, 1/4" heads, 6" o.c. top and bottom only. Stagger base layer joints 16" o.c. each side. Stagger face layer joints 24" o.c. from base layer joints. (load bearing)
C. Other walls with D.B.A. ratings of 45 or more, listed in the Gypsum Association Design Manual are acceptable.
Section A-4 - Decks and Porches 47.400. Building Code Requirements. See Section 47.370.
1. The floors of porches and decks shall be constructed for a 40 P.S.F. live load plus the dead load of the materials.
2. Porches and decks exceeding 30" above finished grade shall have guardrails not less than 36" in height with balusters or intermediate nails, which will not allow passage of an object 4" or more in diameter.
3. Guardrails shall be designed and constructed for a concentrated load of 200 lbs. along the top railing member at any point. The in-fill area of the guardrail system shall be designed and constructed for a horizontal concentrated load of 200 lbs. applied on a 1 square foot area at any point. Load applied on the top nail and in-fill area are not required to be applied simultaneously.
4. Handrails located along side open stairways exceeding 30" above finish grade shall have guardrails installed to comply with 2 and 3 above measured vertically above the nosing of the tread. The minimum height of railing is 34" and the maximum height is 36".
5. Handrails installed along side enclosed stairways exceeding 3 risers shall not be less than 30" nor more than 36" measured vertically above the nosing of the tread. One handrail is required.
6. The roof of porches shall be designed to accommodate 20 P.S.F. live load plus the weight of materials.
7. Footings supporting porches and decks shall be located below frost line which is 24" below grade.
8. Columns supporting roof construction should be a minimum 3" standard weight steel pipe, 6" x 6" treated wood, or 4" x 4" wood protected from decay and termites.
9. Columns supporting decks only may be 4" x 4" treated wood or decay and termite resistant wood.
10. Protection against decay and termites.
A. Heart wood of redwood and eastern red cedar is considered termite and decay resistant.
B. Approved treated C.C.A. wood is considered termite and decay resistant.
C. The bottom of wood structural floor joists located less than 18 inches to the earth shall be decay and termite resistant.
D. The bottoms of wood girders less than 12 inches to the earth shall be decay and termite resistant.
E. All wood sills resting on concrete and are less than 8 inches to the earth shall be decay and termite resistant.
F. The ends of wood girders entering exterior masonry shall have a clearance of 1/2 inch on top, sides and ends.
G. Wood siding, sheathing and framing on the exterior shall have clearance of not less than 6 inches to the earth.
Section A-5 - Fireplaces 47.500. Chimney Clearance. 1. Maintain 2 inch clearance from combustible roof rafters, joists, headers, studs, or beams where the chimney is constructed in the home.
2. Maintain 1 inch clearance from combustible roof rafters, joists, headers beams or studs where the chimney is constructed outside the home.
47.505. Cleanouts. 1. When provided, shall be accessible and be constructed of metal. Except for chimneys serving fireplaces, cleanouts shall be located 2 feet below the lowest inlet.
2. Cleanouts should not be locate din residential garages, less than 18 inches below the garage floor or other areas where ash removal will create a hazard to combustible material.
47.510. Factory -Built Fireplaces and Stoves. Shall be installed per the manufactures printed instructions, and shall be listed for the use by a nationally recognized testing laboratory.
47.515. Fireplace Clearance. 1. Wood or combustible framing shall not be placed within 2 inches of the outside face of the fireplace and not less than 6 inches from the inside surface of the flue liner.
2. Woodwork shall not be placed within 6 inches of a fireplace opening, and combustibles located within 12 inches of the opening shall not project more than 1/8 inch for each 1 inch distance from the fireplace opening.
47.520. Fire-stopping. Chimneys constructed in the home shall be fire-stopped between each story and at the ceiling line with approved fire stopping materials.
47.525. Flue Lining. 1. Flue liners shall extend from the top of the smoke chamber to a point above the chimney walls.
2. Flue liners shall extend from a point not less than 8 inches below the lowest outlet in the case of solid fuel burning stoves.
3. Motor joints shall be tight and left smooth on the inside of the chimney.
4. A 1/2 inch air space shall be maintained between flue lining and chimney walls.
5. Flues shall not be smaller than the connector from the solid fuel burning appliance.
6. Inlets to the flue shall inter from the side and have a thimble of fireclay or steel which will prevent the connector from pulling out of the inlet or extending beyond the wall of the liner.
47.530. Masonry Chimneys. 1. Shall be smoke-tight and capable of flue gas removal.
2. Footings shall be founded on solid, undisturbed natural grade, 12 inches thick and shall extend out 6 inches wider than the chimney or fireplace supported. The footing shall be located 24" below finish grade.
3. Corbeling of masonry units shall not exceed 1 inch projection for each course up to a maximum of 6 inches on either side of the foundation wall. Corbeling on the second story of a two-family dwelling shall not exceed the thickness of the chimney wall.
4. Changes in the size of the flue lining within 6 inches above or below where it passes through ceiling, floors, or roof area is not permitted.
5. Chimney shall not support other loads unless designed for such additional loads.
6. Chimneys shall extend 2 feet higher than any portion of the roof within 10 feet, and shall not be less than 3 feet higher than the roof.
7. Masonry walls shall be a minimum 4 inches thick and shall be lined with fireclay flue liners not less than 5/8 inch thick or other material approved to resist cracking at a temperature of 1800 degrees F. Masonry walls may be constructed without flue liners if a minimum of 8 inch solid masonry units.
47.535. Masonry Fireplaces. 1. The thickness of fireplace solid masonry walls is 10".
2. The fireplace walls may be constructed using a lining of 2 inch thick firebrick lining and 6 inch of solid masonry.
3. The fireplace may be constructed using a steel firebox liner of not less than 1/4 inch thickness, and an air chamber to provide a total thickness at the back and sides of not less than 8 inches of which 4 inches shall be solid masonry.
4. Masonry over the fireplace opening shall be constructed of steel of a size to accommodate the load and have a minimum bearing of 4 inches.
5. The hearth and hearth extension shall extend from a minimum of 36 inches from the back of the fireplace to the end of the hearth 16" in front of and 8" on each side of the fireplace opening. Where the fireplace opening exceeds 6 square feet, provide a hearth extension of 20 inches in front and 12 inches on each side.