47.600. Floors. 1. Floors of wood construction shall be designed and constructed per the requirements of the N.F.P.A. "National Design Specification for wood construction, "HPMA (ANSI) LHF, the "Canadian Dimension Lumber Date Book" and the "Southern Pine maximum Spans for Joists and Rafters," and be capable of accommodating all loads imposed per the Building Code.
2. Load-bearing lumber shall be identified by a grade mark indicating information to determine Fb, and E values.
3. Allowable spans for wood girders supporting one floor based on using #2 S.Y.P.K.D. at 19% and using a roof truss system or where roof and ceiling loads are located on the exterior walls.
Size ofFloor liveFloor deadDistance betweenAllowable
Girderloadloadexterior wallsspacing of columns 6" x 10" 40 P.S.F. 10 P.S.F. 30' 10'
6" x 12" 40 P.S.F. 10 P.S.F. 30' 11'
4. Allowable span for wood girders supporting one floor based on using #2 S.Y.P.K.D. at 190% supporting floor joists, ceiling joists, and roof rafters.
Size ofFloor & roofFloor deadDistance betweenAllowable
GirderLive loadloadexterior wallsspacing of columns 6" x 10" 70 P.S.F. 20 P.S.F. 30' 7' 0"
6" x 12" 70 P.S.F. 20 P.S.F. 30' 8' 0"
5. Required size of columns for girders supporting one floor.
3" standard weight pipe 6" x 6"
or B.O.C.A. approved
6. Required size of column footings to support girders based on girder support from 2 sides and allowable soil bearing capacity of 2500 P.S.F., column spacing 10 feet, 30 feet wide house, one floor only = 3' x 3' x 12".
7. Allowable distance between columns supporting steel girders which supports one floor only where a wood roof truss system or roof and ceiling loads are located entirely on the exterior walls. 30' wide house.
Size of steelDistance between
9. Joists Bearing. The ends of each joist shall have not less than 1 1/2 inch of bearing on wood or steel and not less than 3 inches on masonry except where supported on a 1" x 4" ribbon strip or by using approved steel joist hangers.
10. Wood floor joists framing from opposite sides over a girder or wall shall be tied together by lapping a minimum of 3" or with a wood splice.
11. Wood floor joists framing into the side of a wood girder shall be supported by approved steel anchors or be set on ledger strips not less than 2" x 2".
12. Bridging. 2" x 12" wood floor joists or less where solid blocked at the ends with a band or rim joists are not required to have bridging. Homes which have 2 or more rows of girders shall have each row of floor joists solid blocked, or diagonal bridging (wood or metal) or a 1" x 3" bridging nailed to the bottom of the joists at intervals not exceeding 10 feet.
13. Steel. Structural steel, used in floor construction, including columns shall be designed and identified per AISC "Specifications for the Design, Fabrication and Erection of Structural steel for Buildings." The steel shall have a shop coat of paint when exposed in the building.
14. Cutting, notching, and boring floor joists. Notches in the top of joists shall not exceed 1/6 the depth and shall not be located in the middle third of the span. The joists shall not be notched on the ends exceeding 1/4 the joists depth. Holes bored in joists shall not be within 2 inches of the top and bottom of the joists and the hole diameter shall not exceed 1/3 the depth of the joist. Floor trusses shall not be bored, cut, or notched without appropriate engineering.
15. Joists under baring partitions shall be doubled, and where necessary to accommodate, wall ceiling, roof, or floor loads a beam shall be installed sized to accommodate al live and dead loads.
16. Wood floor trusses shall be designed in accordance with approved engineering practice.
Section A-7 - Foundations 47.700. Backfill Damage. Foundation walls shall extend 6" above finish grade, except where brick veneer is used the extension is reduced to 4". The foundation plate should be sealed to prevent moisture from entering the dwelling when brick veneer exterior siding is used. Backfill adjacent to the wall shall not be placed until the floor is installed; or temporary support is provided.
47.705. Columns. 1. Protection. Columns supporting girders or beams shall be
protected against decay or corrosion.
2. Column Structural Requirements. Anchor to prevent lateral displacement. Wood shall not be less than 6" x 6" and steel not less than 3" diameter standard pipe.
47.710. Concrete and Masonry. Concrete foundation walls and footings shall be constructed per Building Code Requirements for reinforced concrete footings and foundation per the American Concrete Institute, A.C.I. 318.1.
1. Mixing and placing concrete: all debris and ice shall be removed from spaces to be occupied by concrete.
2. Ready-mixed concrete shall be mixed and delivered in accordance with ASTM C94 or ASTM C685.
3. Reinforcement shall be thoroughly clean of ice or other deleterious coating.
4. Concrete shall be deposited as nearly as practicable in its final position to avoid segregation caused by rehandling or flowing.
5. Concrete placement shall be carried on at such a rate that the concrete is plastic and flows readily into the forms.
6. Once started, concrete shall be continuous to avoid cold joints. All concrete shall be thoroughly consolidated around reinforcement during placement.
7. Cold weather requirements: adequate equipment shall be provided for protection of concrete during freezing or near-freezing weather.
8. Cold weather concreting defined: a period when for 3 or more successive days the air temperature drops below 40 degrees F. When temperatures above 50 degrees F. occur during more than 1/2 of any 24-hour period, the concrete should no longer be regarded as winter concrete for that day. A.C.I. 306R-2.
9. Minimum recommended concrete temperatures for concrete placed with an air temperature of 0 to 30 degrees is 65 degrees F. and should be protected and maintained at 55 degrees F. to avoid damage from freezing for a period of 3 days when using type 1 or 2 cement, and 2 days for type III accelerator, or 100 lb./yd. Extra cement. Where concrete will be partially or fully loaded additional days are required. A.C.I. 306 R-3.
10. Hot weather concreting defined: 75 to 100 degrees F., any combination of high air temperature, low relative humidity, and wind velocity tending to impair the quality of concrete. To avoid shrinkage cracks, in hardened concrete during hot weather, it s essential that precautions be taken to reduce the rate of surface moisture evaporation. Water curing is the preferred method; but, the use of curing compounds are effective for vast areas of flatwork.
47.715. Crawl Space. 1. Ventilation. Provide minimum cross ventilation of 1 sq. ft. for each 150 sq. ft. of crawl space area. One such opening shall be within 3' of each corner except the front. The openings shall be covered with 1/4" corrosion-resistant wire and should be closable for winter conditions. The total area of ventilation openings may be reduced to 1 sq. ft. for each 300 sq. ft. of crawl space area where the ground is covered with a vapor barrier.
2. Crawl Space Access. Install an access door minimum 18" x 24" to the under-floor space.
3. Crawl Space Insulation. Crawl space insulation shall be provided. Insulate exterior walls or under floor joists with $-13 insulation.
47.720. Drainage. The finish grade adjacent to the foundation wall shall slope a minimum of 1/2 inch per foot within the first 6 feet and then graded to conform with the storm water review plan obtained as part of the building permit.
47.725. Expansive. Expansive, compressible or shifting soil: when subsoils are found which are expansive, the soils shall be removed to a depth and width sufficient to assure stable moisture content.
47.730. Floor Slabs. 1. The minimum specified compressive strength of concrete for floor slabs is 2500 P.S.I. except where weather exposure requires greater strength and air entrainment concrete.
2. Slabs shall be constructed with contraction joints having a depth of at least 1/4 the slab thickness and spaced at intervals not more than 30 feet in each direction and any offset exceeding 10 foot. Control joints are not required in structural slabs containing reinforcement rods or welded wire fabric.
3. The area between foundation walls and footings shall have all vegetative top soil and foreign material removed.
4. Fill under floor slabs shall not exceed 24" for clean sand or gravel. Structural slabs should be placed over fill areas exceeding 24" in depth.
5. 4" of clean graded crushed stone passing a 2" sieve and retained on a 1/4 inch sieve shall be placed on the subgrade when the floor slab is below grade. 1" clean rock is recommended.
6. The minimum thickness of interior concrete floors is 4" nominal with a tolerance of 1/4 inch per 10 ft. length. ACI 117-3.2.1. The tolerance for a finished concrete floor surface between high spots shall not be greater than 5/16 inch below a 10 ft. long straight edge. ACI 117-4.2.2 Class Bx. Floor drain depressions are not included.
7. Finish interior concrete floors surfaces for light foot traffic, and include pneumatic wheel traffic for attached garage floors. Medium steel trowel finish per ACI 302.1R20 Chapter 7.
8. Concrete cover over concrete floor reinforcement should be not less than 2 inches.
9. Concrete shall not be placed on frozen subgrade and shall be protected as required during cold weather or hot weather concreting.
47.735. Footings. Minimum width and thickness of footings.
1 story slab on grade - 12" wide, 8" thick;
2 story (basement and 1 floor) - 16" wide, 8" thick
3 story (basement and 2 floors) - 24" wide x 10" thick
4 story (basement and 3 floors) - 36" x 12" thick
1. Minimum soil bearing value shall be not less than 2000 lbs. per
2. Footings shall be sized to accommodate all superimposed live and dead loads without exceeding the soil bearing value.
3. 1/2" reinforcement dowels shall be place din all footings and retaining walls where foundation walls are placed.
4. The top and bottom of the footing shall be level. Any elevation change of the footing shall be made with a step-up footing and shall be continuous.
5. The footing shall be placed on solid undisturbed natural grade of equal bearing value.
6. The bottom of the footing shall be placed 24" below finished grade for all homes, including all attached structures such as porches, retaining walls, and roof structures.
7. Footings shall be formed to ensure the required edge thickness of the concrete. Earth cuts may be used to form for frost footing.
8. The footing concrete forms shall extend up a minimum of 4" to allow placement of 4" of 1/4" to 2" clean rock for floor slab drainage. A sleeve or drain shall be installed under or through the footing to drain any accumulation of water.
9. The minimum compressive strength of footing concrete shall be 2500 lbs., 5 bag mix.
10. Tolerance for footing placement to receive foundation walls per A.C.I. standard 117-81 section 2.0.
A. Alignment in 10 ft = 1/4 inch, maximum for 50' length 1/4 inch.
B. Level in 10' = 1/4 inch, maximum for 50' length = 1/2 inch.
11. Pier systems for footings and foundations may be designed by the Building Contractor with approval of the Building Inspector prior to pier placement.
12. Building sewer sleeves shall be located 24" below finish.
13. Water service sleeves shall be located 36" below finish.
47.740. Footing Reinforcement. Two #4 reinforcement bars in footings. Place bars for 3" of concrete cover where concrete is in contact with the earth or rock.
47.745. Foundation. 1. Foundation Anchorage. Wall sill plates, minimum of 2-inch by 4-inch member, shall be anchored to foundation walls with 1/2-inch anchor bolts embedded 8 inches into poured-in-place concrete, 15-inch into grouted unit masonry. Place anchor bolt within 12-inch of the corner and each 6 feet apart.
2. Foundation Drainage. Drains shall be installed around all concrete foundation walls inclosing spaces below grade. The 4" perforated pipe shall be placed on 2" of crushed stone and covered with 6" of the same material. The drain pipe shall discharge by gravity or mechanical means to daylight. Means shall be provided to prevent the pipe openings from becoming clogged.
3. Foundation Reinforcement. Minimum rates of horizontal reinforcement area to gross concrete area is 0.0020: 4 #4 bars for an 8" wide x 8' high concrete foundation wall. Place two #4 reinforcements bars over window and door openings.
4. Foundation Requirements. Foundations and their structural elements shall be capable of supporting all superimposed live, and dead loads, including lateral loads.
5. Foundation Waterproofing. Foundation walls enclosing basements which are habitable or may become habitable located below grade shall be water-proofed using materials or methods approved for the purpose.
6. Foundation Tolerance. Tolerance for foundation wall alignment per A.C.I. standard A.C.I. 117-81 Section 5.2.1. Wall Alignment:
In any 10' = 1/4"
Maximum per floor = 1/2"
In any 10' = 1/4"
Maximum for entire length = 1/2"
7. Foundation Walls - Minimum Thickness. The maximum depth of unbalanced fill may be increased with appropriate addition of reinforcement bars or supporting walls for lateral forces.
MaterialThicknessMax. Depth of Unbal. Fill
Concrete 6" 4'
Concrete 8" 8'
Concrete 10" 10'
Concrete 12" 12'
47.750. Materials. Concrete: Exposed concrete subject to weathering shall have the following minimum strength and contain air entrainment of 5% to 7%.
Type of ConstructionMinimum compressive strength Basement walls 3,000
Basement slabs & footings 2,500
Porches, walks, steps, garage slabs,
Carport slabs 3,500
47.755. Protection against decay and termites. Decay and termite resistant woods are heartwood or redwood and eastern red cedar. Pressure preservatively treated wood per a.W.P.A. is also termite and decay resistant. The following locations are required to use termite and decay resistant wood:
1. Wood floor joists closer than 18" to expose ground.
2. Wood girders or beams closer than 12" from exposed ground.
3. All sills on exterior foundation walls less than 8" from exposed ground.
4. Sills and sleepers on a concrete slab which is in direct contact with the ground.
5. Wood siding, sheathing and wall framing on the exterior shall have a clearance of less than 6" from the ground.
6. Wood structural members in contact with the ground or resting on concrete less than 8" from the ground.
47.760. Quality of Pressure Treated Wood. Shall bear the quality mark of an approved inspection agency.
47.765. Reinforcement Rods. Reinforcement rods minimum concrete cover per A.C.I. 318-25 Section 7.7.I. Case in Place:
1. Concrete cast against and permanently exposed to earth - 3"
2. Concrete exposed to earth or weather - #5 bars or smaller - 1 1/2"
3. Concrete not exposed to weather or in contact with ground: slabs, walls, joists - 3/4".
Section A-8 - Roofing 47.800. Roof Coverings. 1. Roof coverings shall be manufactured per A.S.T.M. specifications and installed in accordance with the manufacturers printed instructions and the building code.
2. The roof coverings shall accommodate the wind speed of 18 P.S.F. acting horizontal to the roof and provide a weather resistant barrier.
3. Asphalt and Fiberglass Shingles.
A. Asphalt shingles shall be applied only to roofs with solid sheathing.
B. Fifteen pound felt underlayment is required laid parallel to the eave with a 2 inch top lap and 4 side lap fastened with 12 gauge roofing nail or 16 gauge 15/16 O.D. crown staple drive through tin discs, spaced maximum 12 inch on center, with minimum O.D. leg of 1 inch.
C. The asphalt shingles shall be fastened with 4 nails or staples per each 36" - 40" section of shingle. Nails to be 12 gauge 3/8" HD roofing nail 1 1/4" long or 16 gauge 15/16 O.D. crown, 1 1/4 inch long.
D. Hip and ridge shingles or vents shall be installed per manufacture's printed instructions.
E. Valley flashing, wall flashing, other flashings, and hip and ridge shingles shall be installed per manufacture's printed instructions.
4. Asphalt shingles may be installed on roof slopes less than 4 inches in 12 inches but not less than 2 inches in 12 inches provided the following additional work is completed:
A. Shingles are self-sealing and are installed over an underlayment of two layers of 15 lb. Felt. The underlayment is to be installed shingle fashion parallel to the eaves with a 19" top lap and a 12" end lap. End laps shall be located a minimum 6 feet from the preceding course.
B. The two layers of underlayment shall be cemented together from the eave up the roof to overlie a point 24 inches inside the interior wall line.
5. Wood Shakes.
A. May be applied to roofs with solid or spaced sheathing. The spacing of wood sheathing shall not exceed 4" and shall be applied over an underlayment of not less than 30 lb. Felt, 18 inch-wide strips. The minimum size of the wood sheathing is 1" x 3" nominal dimension.
B. Shakes may be laid in straight or staggered courses with a side lap of not less than 1 1/2" between joints. Spacing between shakes shall not exceed 1/2". The starter course shall be doubled.
C. Shakes shall not be installed on roofs of less than 4/12 pitch unless an underlayment of 30 lb. Felt is installed which is laid parallel to the eaves with a 2 inch top lap and a 4 inch under lap. A second layer is required along the eaves up the roof to overlie a point 24" inside the interior wall line of the building.
D. Valleys. Flashing for wood shake shingles shall be minimum 28 gauge galvanized corrosion-resistant sheet metal and shall extend 11" from the center each way. Lap sections 4".
E. Weather exposures. Shall not exceed RCSHSB "Grading and Packing Rules for Centi-Split Red Cedar Shakes."
F. Attachment. Wood shakes shall be attached with 2 corrosion resistant nails or staples per shake using .0915 shingle nails, 0915 to 099 T-nails, or 16 gauge 7/16" O.D. crown staples.
G. Other roof coverings are permitted which are listed in the Building Code.
47.810. Roof Ceiling Construction - Wood. 1. The roof and ceilings of wood construction shall be designed and constructed to accommodate the live load plus the dead load of material in accordance with the N.F.P.A. "National Design Specifications for Wood Construction." The "Canadian Dimension Lumber Date Book," or the "Southern Pine Maximum Spans for Joists and Rafters," and shall transmit the loads to the supporting structural elements. The roof live load is 20 P.S.F. and the ceiling live load is 10 P.S.F.
2. Roof drainage. All dwellings shall have a controlled method of discharging roof drainage to the ground surface at least 5 feet from the foundation in accordance with the storm water review plan.
3. Load-bearing dimension lumber for rafters, trusses and ceiling joists shall be identified by a grade mark to determine Fb, and E values.
4. Ridge boards, valley and hip rafters shall be not less in depth than the cut end of the rafter.
5. Hip and valley rafters shall be supported at the ridge with a brace to a bearing partition.
6. Rafters shall be nailed to ceiling joists to form a tie between exterior walls where joists are parallel to the rafters. Where not parallel, rafters shall be tied together with a rafter tie each 4 ft. o.c.
7. Unbraced valleys and hips shall be designed as beams.
8. Unbraced ridge boards, in roof slopes of 3 to 12 or less shall be designed as beams.
9. The ends of each rafter or ceiling joists shall have not less than 1 1/2 inches of bearing on wood or metal and not less than 3 inches on masonry.
10. Cutting and notching: the ends may be notched not to exceed 1/4 of the depth. Notches in the top or bottom shall not exceed 1/6 the depth and shall not be located in the middle 1/3 of the span.
11. Holes. Bored holes in rafter and ceiling joists may not exceed 1/3 the depth of the member and shall not be located within 2" of the top or bottom cord.
12. Roof-ceiling framing over openings shall be provided with headers to support the superimposed live and dead loads.
13. Trusses. Wood trusses shall be designed and installed with approved engineering. Truss components may be joined by nails, glue, timber connectors or other approved fastening devices.
14. Plywood. Plywood roof sheathing shall be identified by grade mark, and may be interior type bonded with exterior glue when not exposed to the weather.
15. Particle board roof sheathing shall be identified by grade mark and conform to type 2-M-W or 2-M-F.
16. 1/2 inch plywood or particle board roof sheathing may be applied parallel or perpendicular to the span of rafters or joists and shall be continuous over 2 or more spans. A 1/2 inch gap must be provided between panel and concrete or masonry. Leave a 1/16 inch gap between panels and nail no closer than 3/8 inch from panel edge. Clips are required between particle board panels. Nail 1/2 inch roof sheathing down to joists or trusses with 6 d. common nails 6" o.c. direct edges and 12" O.C. intermediate supports. Nail 5/8" roof sheathing with 8d. common nails 6" o.c. direct edges and 12" o.c. intermediate. 16 gauge galvanized wire staples, 3/8" minimum crown; length of 1" plus plywood thickness.
17. Allowable span for high slope roof rafters
20 p.S.F. Live Load & 7 P.S.F. Dead Load
Slope over 3 in 12, Light roof covering, no finish ceiling
L/180 Snow Loading
RaftersS.P.F.S.Y.P.Douglas Fir (Larch)
#2 #2 #2
N.L.G.A.S.P.I.B. 2 x 6 16" 14'-6" 15'-0" 14'-6"
2 x 6 24" 11'-10" 12'-3" 11'-10"
47.820. Roof Ceiling Construction - Metal. 1. Steel structural elements in roof-ceiling construction may be hot-rolled structural steel shapes or cold formed to shape from steel strip or plate. The steel shall be designed and identified per AISC "Specifications for the Design, Fabrication and Erection of Structural Steel for Buildings.
2. Aluminum elements. Roof-ceiling systems shall be designed and installed per Alderman Autrey SAS 30.
47.825. Roof Ceiling Construction. Ceilings (No Attic Storage, Drywall)
Allowable Span for Ceiling Joists
L/240 Normal Duration
10 P.S.F. Live Load plus 5 P.S.F. Dead Load
JoistsS.P.F.S.Y.P.Douglas Fir (Larch)
Size & Spacing#2#2#2
N.L.G.A.S.P.I.B. 2 x 6 16" 6'-11" 17'-8" 17'-8"
2 x 6 24" 14'-9" 15'-6" 14'-9"
Garage Ceilings (Attic Storage, Drywall)
20 P.S.F. Live Load plus 10 P.S.F. Dead Load
L/240 Normal Duration
JoistsS.P.F.S.Y.P.Douglas Fir (Larch)
Size & Spacing#2#2#2
N.L.G.A.S.P.I.B. 2 x 6 16" 6'-11" 17'-8" 17'-8"
2 x 6 24" 14'-9" 15'-6" 14'-9"
2 x 8 16" 15'-10" 17'-3" 15'-10"
2 x 8 24" 12'-10" 13'-10" 12'-10"
2 x 10 16" 19'-6" 20'-2" 19'-6"
2 x 10 24" 15'-8" 16'-5" 15'-8"
High Slope Great Room Vaulted Ceilings (Drywall)
20 P.S.F. Live Load plus 15 P.S.F. Dead Load
R-30 Insulation Required, Air space between roof sheathing
And top of insulation 1/300 of the space.
L/240 Snow Loading
JoistsS.P.F.S.Y.P.Douglas Fir (Larch)
Size & Spacing#2#2#2
N.L.G.A.S.P.I.B. 2 x 10 16" 19'-2" 19'-11" 19'-2"
2 x 10 24" 15'-8" 16'-3" 15'-8"
2 x 12 16" 23'-3" 24'-3" 23'-3"
2 x 12 24" 19'-0" 19'-10" 19'-0"
Provide attic and enclosed rafter spaces formed where ceilings are applied directly to the underside of roof rafters with ventilating openings of 1/150 of the space. Where eave vents are provided to supplement upper vents, 1/300 of the space is permitted.
A minimum opening of 22" x 30" is required.
$-30 insulation is required in the attic or enclosed rafter spaces.
47.830. Re-roofing. This section is to provide roofing contractors, doing re-roofing within Holts Summit, the minimum requirements of the Building Code, 1996 B.O.C.A. National Building code, Section 1512.0 requires the following minimum provisions for the replacement of roof coverings on existing homes and buildings. A building permit is not required for roof covering replacement, but the Building Code will be enforced upon receiving complaints.
1. General. Materials and methods of application used for recovering or replacing an existing roof covering shall comply with the requirements of Section 1505.0 or 1507.0. The repair of existing roofs and roof coverings shall comply with the provisions of Chapter 47, but more than 25 percent of the roof covering of any building shall not be removed and replaced within any 12-month period unless the entire roof covering is made to conform to the requirements for new roofing.
2. Structural and Construction Loads. The structural roof components shall be capable of supporting the roof covering system and the materials and equipment loads that will be encountered during installation of the roof covering system.
3. Recovering vs. Replacement. New roof coverings shall not be installed without first removing existing roof coverings when any of the following conditions occur:
A. When the existing roof or roof covering is water soaked or has deteriorated to the point that the existing roof or roof covering is not acceptable as a base for additional roofing.
B. When the existing roof covering is wood shake, slate, clay, cement or asbestos-cement tile.
C. When the existing roof has two or more applications of any type of roof covering. Exception: Complete and separate roofing systems, such as standing-seam metal roof systems, which are designed to transmit all roof loads directly to the building's structural system and which do not rely on existing roofs and roof coverings for support, shall not require the removal of existing roof coverings.
4. Reuse of Materials. Existing slate, clay or cement tile shall be permitted for reuse, except that damaged, cracked or broken slate or tile shall not be reused. Existing vent flashings, metal edgings, drain outlets, collars and metal counter flashings shall not be reused where rusted, damaged or deteriorated. Aggregate surfacing materials shall not b reused.
5. Flashing. Flashing shall be reconstructed in accordance with approved manufacturer's installation instructions. Metal flashing to which bituminous materials are to be adhered shall be primed prior to installation.
Section A-9 - Swimming Pools 47.900. Swimming Pools. A family swimming pool is a body of water and auxiliary structures located at a private residence intended only for the use by the owner and invited guests for swimming and bathing. These swimming pool requirements shall not be applicable to any yard ornament or pool of water less than 24 inches deep and containing less than 250 square feet of surface area.
1. Plans and Permits.
A. A swimming pool shall not be constructed, enlarged or altered until a building permit is obtained and the required building permit fee based on costs of construction is assessed.
B. A site plan is required showing the location of the swimming pool in the yard. The pool is classified as an accessory structure by the zoning ordinance and shall comply with the setback regulations.
2. Swimming Pool Side Yard Setbacks. A. The minimum side yard set back is 10 feet.
B. If 40% or more of a frontage is occupied by two or more buildings the minimum side yard for swimming pools is as follows:
(1) The minimum side yard setback is an average of the existing side yards. Existing side yards with a setback exceeding 10 feet shall be deemed to be 10 feet and vacant lots shall not be averaged.
(2) If the computed average is less than 10 feet and the applicant's existing home setback is less than 10 feet the pool may be installed provided that the front and rear yard requirements are observed and the width of the existing side yards of the applicants building are not diminished.
3. Swimming Pool Rear Yard Setbacks. A. A swimming pool may not occupy more than 30% of the rear yard.
B. A swimming pool closer than 10 feet to a main building shall have the same side and rear yards as the main building.
C. A swimming pool located more than 10 feet from the home may be located within 2 feet of the rear yard provided the pool is located at least 60' from the front property line.
4. A temporary construction fence is required during construction when the possibility exists that 2 feet of water will pond in the excavation.
5. Every permanently constructed swimming pool within Holts Summit shall be completely surrounded by a fence or wall not less than 4 feet in height, having no openings or holes larger than 6 inches in any dimensions. All doors shall be fastened and locked at any and all times the pool is not in use or unattended. Raised platforms around elevated swimming pools shall have guardrails to comply with minimum opening limitations and heights for guardrails.
6. Structural Design. Manufactured swimming pools shall be engineered and designed to withstand the expected forces to which the pool will be subjected.
A. Wall slopes. To a depth up to 2 feet 9 inches from the top, the wall slope shall not be more than 1 unit horizontal in 5 units vertical (1:5).
B. Floor slopes. The slope of the floor on the shallow side of the transition point shall not exceed 1 unit vertical to seven units horizontal (1:7).
C. All pools shall have recirculating skimming devices or overflow gutters. Where skimmers are used provide one for each 1000 square foot of surface area. Overflow gutters shall not be less than 3 inches deep and pitch to slope 1 unit vertical in 48 units horizontal (1:48) toward drain.
7. Steps and Ladders. Provide one means of egress from the swimming pool. Treads of steps and ladders shall be slip resistant with handrails on each side.
8. The pool shall be provided with a potable water supply.
9. Water Treatment. The swimming pool shall be designed and installed so the pool water will turnover at least once every 18 hours. Filters shall not filter at a rate in excess of 5 gallons per minute per square foot of pool surface area.
10. Diving Boards. See Building Code chart for minimum water depths and distances based on board height.
Section A-8 - Wall Construction 47.900. Wall Construction. 1. Combustible wood frame walls. All combustible wood frame walls shall be firestopped at the bottom and at the top. The top plate and bottom plate qualify as effective firestopping.
which compresses more than 1/32 inch when subjected to 50 lbs. applied at 1" square of the material shall not be placed under the walls.
3. Drilling and notching - studs. Any stud may be cut not to exceed
1/4 of its width. Any stud may be bored or drilled but the resulting hole shall not exceed 40% of the stud width , and the edge of the hole is no greater than 5/8" to the edge of the stud. Wood studs may be bored to a diameter not to exceed 60% of the width of the stud provided each stud is doubled.
4. Drilling and notching - top plate. May be cut or bored up to 50% of the stud width. When cut or bored exceeding 50% of the stud width, install a 24 gauge steel angle or equivalent support spanning the distance between the studs.
5. Headers. Wood headers located in interior or exterior walls
shall be designed to accommodate all superimposed live and dead loads.
6. Joists and Trusses. Floor joists, floor trusses or roof trusses spaced more than 16" intervals shall be located within 5" of the supporting wood studs.
7. Masonry walls. Masonry walls shall be constructed per the requirements of Section 604 of the Building Code.
8. Metal. Structural elements in walls constructed using steel shall be designed and installed per the requirements contained in AISC specifications.
9. Non-structural Sheathing. Non-structural sheathing (foam insulation sheathing) shall be nailed with 12 gauge roofing nails or 16 gauge staples spaced 12" apart at the edges and at 12" on intermediate supports.
10. Particle board. Particle board shall be identified by a grade mark and shall conform with the requirements of A.N.S.I. A208.1. 1/2" particle board sheathing shall be fastened with 6d nails or 16 gauge staples spaced 6" apart at the edges and at 12" on intermediate supports.
11. Plywood. Plywood shall be identified by a grade mark and shall conform with the requirements of DOC PSI and the American Plywood Association. 1/2" plywood sheathing shall be fastened with 6d nails or 16 gauge staples spaced 6" apart at the edges and at 12" on intermediate supports.
12. Sliding Glass Doors. Sliding glass doors shall be tested and certified. Regardless of the door used, no door shall exceed of air infiltration 0.50 C.F.M. per square foot of door area when tested per ASTM E283.
13. Top Plate. A double top plate and a single bottom plate is
required for all exterior walls and interior load bearing walls.
14. Wall Bracing. Exterior walls of wood frame construction shall be effectively braced with approved let-in bracing or the use of plywood or particle board. When nonstructural sheathing is used all exterior walls shall be braced at each corner and at each 25' of wall length.
15. Wall Insulation. Provide R-13 insulation in all exterior walls enclosing habitable or occupiable spaces.
16. Windows. Windows shall be tested and certified. Regardless of the window used, no window shall exceed 0.50 C.F.M. of air infiltration per linear foot of crack when tested per ASTM E283.
17. Wood Identification. Dimension lumber used in walls shall be stamped with the grade mark, or provide a certificate of inspection.
47.910. Wall Covering Interior. 1. Wood vertical support for lath or gypsum wallboard shall not be less than 2" nominal in the least dimension. Wood furring strips may be 1" by 2" over solid blocking.
2. Where wood framed walls are covered with portland cement plaster or tile and subject to water splash the framing shall be protected with a moisture barrier. Vapor barriers shall not be used behind water-resistant gypsum backing board.
3. Gypsum may be applied at right angles or parallel to framing members.
4. Plastering with portland cement or gypsum plaster shall conform to ASTM standards.
5. Shower and bath spaces. Floors and walls shall be finished with a smooth, hard and nonabsorbent surface to a height of not less than 6' above the floor. Gypsum where utilized shall be of a type manufactured for the use and the edges sealed as recommended.
6. Other finishes. Wood veneer or hardboard paneling not less than 1/4 inch shall conform to (ANSI) HP and may be installed directly to wood studs spaced on 16 inch centers. Wood veneer or hardboard paneling less than 1/4 inch shall be attached to gypsum backer board not less than 3/8 inch in thickness.
7. Application and minimum thickness of gypsum wallboard.
Of Gypsumof Framingof GypsumSpacing ofSpacing of
To FramingStuds orFasteners
JoistsNailsScrews 1/2" Horizontal Either Direction 16" 7" 12"
1/2" Horizontal Perpendicular 24" 7" 12"
1/2" Horizontal Either Direction 24" 8" 12"
5/8" Horizontal Either Direction 16" 7" 12"
5/8" Horizontal Perpendicular 24" 7" 12"
5/8" Vertical Either direction 24' 8" 12"
Fasteners for 1/2" gypsum shall be #13 gauge, 1 3/8" long, 19/64" head; or .098" diameter, 1 1/4" long, annular-ringed; 5d cooler nail.
Fasteners for 5/8" gypsum shall be #13 gauge, 1 5/8" long, 19/64" head; or .098" diameter, 1 3/8" long, annular-ringed; 6d cooler nail.
47.930. Wall Covering Exterior. 1. Masonry Veneer. Brick veneer shall be installed per Building Code requirements for seismic zone #1 and the height is limited to 35".
A. Brick veneer shall be attached to supporting framing members with corrugated corrosion - resistant metal ties not less than #22 U.S. gauge x 1 inch. Each tie shall be spaced not more than 24" on center horizontally and shall not support more than 3 1/4 square feet of wall area.
B. A 1" air space is required between the exterior wall sheathing and the brick veneer.
C. Building paper or approved water-resistant sheathing is required between brick veneer and exterior wall studs.
D. Weep holes shall be spaced not to exceed 4 ft. o.c. along the base course of brick veneer. Flashings or a coat of bitumeous mastic applied along the foundation wall plate is suggested to prevent moisture from entering the home.
E. A minimum 3/4" clearance shall be provided between brick veneer and the roof soffit.
F. Lintels. Brick veneer shall not support vertical loads other than the dead loads of veneer above. Steel lintels shall have a shop coat of paint as required for all secondary structural steel components and shall have a minimum length of bearing of 4".
Allowable spans for steel lintels supporting masonry veneer:
Size of AngleOne StoryTwo Story
3" x 3" x 1/4" 3' 6" 3' 0"
4" x 3" x 1/4" 5' 10" 3' 0"
6" x 3 1/2" x 1/4" 8' 0" 3' 6"
G. Mortar Joints. Full mortar joints are essential to good water resistant brickwork. All brick should be laid with full head and bed joints. Tooling of the joint compacts the mortar, producing a dense surface and increasing the bond to the brick.
H. Mortar. The American Brick Institute recommends that portland cement line and sand mortar be used for all brick masonry. The mortar type N. should be used for parapet walls, chimneys, and exterior walls above grade subject to severe exposure. Type m. high compressive strength mortar should be used for brick masonry below grade and in contact with the earth such as foundations, retaining walls and walls.
47.940. Vinyl Exterior Siding.
A. The minimum thickness of exterior vinyl sidings is 0.035 inch and shall comply with ASTM D. 3679: specifications of Rigid Poly Vinyl Chloride (P.V.C.) siding.
B. Vinyl siding shall be installed in accordance with the manufacturer's printed instructions, and shall be fastened with corrosion resistant nails, 1/8" diameter with 5/16" heads long enough to penetrate not less than 1" into framing. Horizontal siding panels shall be nailed a maximum of 16" o.c.
C. The vinyl exterior siding package should include a statement of compliance with requirements established in ASTM specification D. 3679.
D. Non-structural sheathing may be used under exterior vinyl siding where permitted by the manufacturer's specifications.
E. Vinyl exterior siding shall over-lap the foundation a minimum 1".
47.950. Other Exterior Siding. Other Building Code approved exterior siding materials may be used where installed in accordance with the product listing and manufactures printed instructions.
Section A-9 - Windows 47.1000. Bathrooms. Bathrooms, water closet compartments and other similar rooms shall be provided with aggregate glazing area in windows of not less than 3 square feet, one-half of which must be openable. Exceptions: The glazed areas shall not be required where artificial light and an approved mechanical ventilation system capable of producing a change of air every 12 minutes are provided. Bathroom exhausts shall be vented directly to the outside.
47.1005. Emergency Egress Openings.
1. Every sleeping room shall have at least one operable window or exterior door approved for emergency egress or rescue. The units must be operable from the inside to a full clear opening without the use of separate tools. Where windows are provided as a means of egress or rescue they shall have a sill height of not more than 44 inches above the floor.
2. All egress of rescue windows from sleeping rooms must have a minimum net clear opening of 5.7 square feet. The minimum net clear opening height dimension shall be 24 inches. The minimum net clear opening width dimension shall be 20 inches.
3. Exception: Grade floor window may have a minimum net clear opening of 5 square feet.
47.1010. Habitable Rooms. All habitable rooms shall be provided with aggregate glazing area of not less than 8 percent of the floor area of such rooms. One-half of the required area of glazing shall be openable.
A. The glazed areas need not be openable where an approved mechanical ventilation system is provided capable of producing a change of air every 30 minutes and the opening is not required by Section 310. B. The glazed areas may be omitted in rooms where an approved mechanical ventilation system is provided capable of producing a change of air every 30 minutes, artificial light is provided capable of producing an average illumination of 6 foot candles over the area of the room at a height of 30 inches above the floor level, and the opening is not required by Section 310. 47.1015. Hazardous Locations, Glazing. The following shall be considered specific hazardous locations for the purpose of glazing:
1. Glazing in ingress doors except wired glass in required fire doors and jalousies.
2. Glazing in fixed and sliding panels of sliding-type doors (patio and mall type).
3. Glazing in storm doors.
4. Glazing in all unframed swinging doors.
5. Glazing in shower and bathtub doors and enclosures.
6. Glazing, operable or inoperable adjacent to a door in all buildings and within the ;same wall plane as the door whose nearest vertical edge is within 12 inches of the door in a closed position and whose bottom edge is less than 60 inches above the floor or walking surface.
7. Glazing in fixed panels having a glazed area in excess of 9 square feet with lowest edge less than 18 inches above the finished floor level or walking surface within 36 inches of such glazing. In lieu of safety glazing such glazed panels may be protected with a horizontal member not less than 1 1/2 inches in width when located between 24 and 36 inches above the walking surfaces.
47.1020. Human Impact Loads. Individual glazed areas in hazardous locations such as those indicated in Section 308.3 shall pass the test requirements of CPSC 16-CFR, Part 1201, or by comparative test shall be proven to produce at least equivalent performances.
A. Polished wire glass for use in fire doors, fire windows and view panels in 1-hour fire-resistive walls shall comply with ANSI Z97.1.
B. The unbacked specimens of plastic materials shall be exposed in Arizona and Florida to 45 degrees facing south for three years. Approved plastic materials shall be acceptable if the impact strength is not reduced by more than 25 percent during exposure when tested in accordance with Section 12.01.4 (c) (2) (ii) of the CPSC standard, referenced in this section. Some discoloration is permissible, but defects other than this discoloration shall not be permissible. No bubbles or other noticeable decomposition shall be permissible in the irradiated portion.
1. Each light shall bear the manufacturer's label designating the type and thickness of glass. Labels may be omitted from other than safety glazing materials unless specifically required by the building official.
2. To qualify as glass with special performance characteristics, each unit of laminated, heat-strengthened, tempered glass shall be permanently identified by the manufacturer. The identification of tempered glass shall be etched or ceramic fired on the glass and be visible when the unit is glazed. Heat-strengthened and tempered spandrel glasses are exempted from permanent labeling. This type of glass shall be labeled with a removable paper label by the manufacturer.
47.1030. Louvered Windows or Jalousies. 1. Regular plate, sheet or patterned glass in jalousies and louvered windows shall be no thinner than nominal 7/32 inch and no longer than 48 inches. When other glass types are used, design shall be submitted to the building official for approval. Exposed glass edges shall be smooth.
2. Wired glass with wire exposed on longitudinal edges shall not be used in jalousies or louvered windows.
47.1035. Permitted Materials. The following types of glazing may be used:
1. Laminated glass with a minimum 0.030-inch polyvinyl butyral interlayer.
2. Fully-tempered glass.
3. Heat-strengthened glass.
4. Wired glass
5. Approved rigid plastics.
47.1040. Screens. 1. General. For fully-tempered or heat-strengthened glass, a retaining screen meeting the requirements of Section 308.6.6 shall be installed below the glass, except for fully-tempered glass that meets either condition listed in Section 308.6.5.
2. Screen Characteristics. The screen and its fastenings shall:
A. Be capable of supporting twice the weight of the glazing,
B. Be firmly and substantially fastened to the framing members, and
C. Have a mesh opening of no more than 1 inch by 1 inch.
3. Screens, Not Required. Screens shall not be required when fully-tempered glass is sued as single glazing or the bottom pane in multiple glazing and either of the following conditions are met:
A. Glass area 16 square feet or less: Highest point of glass not more than 12 feet above a walking surface or other accessible area, nominal glass thickness not more than 3/16 inch (5mm), and (for multiple glazing only) the other pane or panes fully-tempered, laminated or wired glass.
B. Glass area greater than 16 square feet: Glass sloped 30 degrees or less from vertical, and highest point of glass not more than 10 feet above a walking surface or other accessible area.
4. Screens with Multiple Glazing. When the inboard pane is fully-tempered, heat-strengthened, or wired glass, a retaining screen meeting the requirements of Section 308.6.7 shall be installed below the glass, except for either condition listed in Section 308.6.5. All other panes in the multiple glazing may be of any type listed in Section 308.6.2.
47.1045. Skylights and sloped glazing. Definition is any installation of glass or other transparent or translucent glazing material installed at a slope of 15 degrees or more from vertical. Glazing materials in skylights, solariums, sun spaces, roofs and sloped walls are included in this definition.
47.1050. Wind Loads. Safety glass or glass areas in exterior walls in screens, in partitions and in other openings subject to wind loading shall be capable of safely withstanding the wind loads as shown in Section 301, 18 lbs. psf, acting either inward or outward. In the case of regular plate, float or sheet glass supported on four sides, the design shall be not less than 2 1/2. Adjustment factors for other types of glass are given in Table No. 1.