tag:blogger.com,1999:blog-47569287791316891212024-03-18T20:21:02.386-07:00Casey Building DesignW C Caseyhttp://www.blogger.com/profile/12086467236440159058noreply@blogger.comBlogger13125tag:blogger.com,1999:blog-4756928779131689121.post-20839311355890993522018-05-07T14:00:00.000-07:002018-05-07T14:00:30.587-07:00Accessory Dwelling Units<br />
This area of zoning regulations has continued to evolve since the City of Santa Cruz began to liberalize the rules in 2014. Since then, the state has adopted rules very similar to Santa Cruz, requiring all cities and counties to follow suit. As a result, the County adopted new rules in March, 2018 (Ordinance No. 5264 and 5265). Some requirements that used to be ADU project-killers have been removed, but the new ordinance also creates some new complexities. While working on a "decision tree" for my own use in ADU project planning, here's a preliminary pro/con look at some of the new provisions:<br />
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Pro:<br />
<br />
<ul>
<li>Most ADUs now require only a Building Permit (with some important exceptions, see "Con:")</li>
<li>Allowable locations for "Conversion ADUs" liberalized. For instance, conversions previously had to meet the same property-line setbacks as the main residence, which excluded many detached garages. </li>
<li>For Conversion ADUs and in many other situations, it's no longer necessary to provide an extra on-site parking space for an ADU (especially important for small lots). Tandem parking rules are also liberalized.</li>
<li>Fire sprinklers are not required for an ADU where they aren't existing/required for the main residence.</li>
<li>Sewer and water hookup fees are no longer charged for ADUs when such new hookups are not actually constructed.</li>
</ul>
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Con:</div>
<div>
<ul>
<li>New "Site and Structural Dimensions Chart" shows eight different categories of ADU, making it trickier to successfully plan an ADU project.</li>
<li>Some zones still require higher-level permits:</li>
<ul>
<li>CA (Commercial Ag) zones still require a level 4 (outside Coastal Zone) or level 5 (inside Coastal Zone) permit. All ag zone ADUs still require approval from the Ag. Policy Advisory Commision, a public hearing.</li>
<li>In some Coastal Zone locations, a coastal permit is still required.</li>
</ul>
<li>Owner residency still required</li>
<li>Short term/vacation rental not allowed in an ADU.</li>
</ul>
</div>
W C Caseyhttp://www.blogger.com/profile/12086467236440159058noreply@blogger.comtag:blogger.com,1999:blog-4756928779131689121.post-28647574249307988022015-09-18T10:29:00.001-07:002015-09-18T10:29:32.562-07:00Homeowners GuideCheck out the new Homeowners Guide page (link in the list at right). The aim is to help owners understand the process of building/adding/remodeling/altering residential properties in Santa Cruz County. It's very much a work-in-progress, so check back periodically.<br />
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Thanks to the Santa Cruz Construction Guild for including a link to the page from the Guild website's <a href="http://santacruzconstructionguild.us/pages/santa-cruz-homeowner-advice/">Homeowner Advice page</a>. W C Caseyhttp://www.blogger.com/profile/12086467236440159058noreply@blogger.comtag:blogger.com,1999:blog-4756928779131689121.post-46193154350798845512015-05-28T13:29:00.000-07:002015-05-28T13:29:03.746-07:00Plumbing fixture retrofit mandate in California<div class="" style="clear: both; text-align: center;">
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For those of us (everyone?) who failed to study the 2013 California Title 24 codes prior to their implementation in 2014, more and more of the changes wrought are showing up in building permit plan reviewers' comments. Some of these changes have also found their way into the state Civil Code, which can require actions not tied to building permit applications. One set of such changes is found in Section 1101, relating to mandates to upgrade existing building plumbing fixtures. </div>
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<a href="https://www.blogger.com/blogger.g?blogID=4756928779131689121" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"></a>There are two implementation dates, one past and one still in the future. Since January 1, 2014, approval of any kind of building permit on a single-family residence required upgrading <i>all</i> plumbing fixtures in the house to meet current low-water-use standards. This permit-approval-based whole-house retrofit requirement is similar to what we've seen for a number of years with smoke alarms.</div>
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The future important date, however, applies to existing multifamily and commercial properties and is not triggered by building permit applications. On January 1, 2019, all multifamily and commercial properties are supposed to have completed low-water-use retrofits throughout their buildings. For a large apartment complex, that's a lot of plumbing fixtures!</div>
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One odd feature of these new rules is that they only apply to buildings built before 1994. Presumably, an earlier low-water-use standard toof effect that year (not verified), so building projects after that date would already have such fixtures. <a href="http://www.leginfo.ca.gov/cgi-bin/displaycode?section=civ&group=01001-02000&file=1101.1-1101.8">Follow the link here</a> to read Section 1101 for yourself.</div>
W C Caseyhttp://www.blogger.com/profile/12086467236440159058noreply@blogger.comtag:blogger.com,1999:blog-4756928779131689121.post-57663748849368837852012-02-21T22:37:00.002-08:002012-02-21T22:45:10.293-08:00Energy Upgrade California and EnergyPro, part 2I followed up on what I learned in the January 20 workshop by contacting a fellow <a href="http://santacruzconstructionguild.us/">Santa Cruz Construction Guild</a> member, General Contractor Scott Milrod. Scott is very involved these days with home energy upgrade projects, and is qualified as a participating contractor in the EUC rebate program. It turned out that Scott had already started on a demonstration project with Ecology Action. The EUC rebates come in two “flavors”:<br /><br /><ul><li><span style="font-size: 100%; ">Basic – a $1,000. rebate given for installation of a prescriptive package of energy-efficiency upgrades.</span></li><li><span style="font-size: 100%; ">Advanced – a $1,000 – 4,000 performance-based rebate. The amount awarded is determined by the amount of improvement (reduction in household energy cost). The contractor and homeowner can choose from a wide variety of improvement measures. Choices are customized to fit the individual situation. </span></li></ul><br />The required “as-built” testing and EnergyPro modeling were complete, so the work remaining to be completed before submitting a “pre-installation” application for a rebate was the dreaded paperwork. That’s where I was able to get involved and help out, while learning about the process. Actually, “paperwork” is an outdated term, since all of the required forms can be completed and submitted online. This “paperless” process is available through the EUC website, which was set up by the CEC to be a “one-stop shop for energy upgrades”, including rebate and incentive programs all over the state. For our demonstration project, the application process involved completing and submitting the following:<br /><br /><ol><li><span style="font-size: 100%; ">An on-line, guided application form.</span></li><li><span style="font-size: 100%; ">At least one year’s worth of energy use/cost data. In this case that meant natural gas and electricity use data from PG&E.</span></li><li><span style="font-size: 100%; ">A</span><span style="font-size: 100%; ">n EnergyPro model of the house, first with the existing conditions, then with the proposed improvements</span></li><li><span style="font-size: 100%; ">The contractor’s proposal to the homeowner</span></li><li><span style="font-size: 100%; ">A test measurements form, created by PG&E, for recording safety-related test data, such as interior CO emissions from gas appliances.</span></li><li><span style="font-size: 100%; ">An Excel worksheet containing much of the same data as the online application.</span></li><li><span style="font-size: 100%; ">A copy of an authorization form, signed by the homeowner, giving EUC permission to use the energy data in the rebate application process.</span></li></ol> All of this was completed a couple of days ago. Now we wait for the application to be reviewed. When that happens, I’ll give you all an update. Another future topic that may be of interest is a discussion of the kinds of home energy upgrade products and methods that are available these days. Energy costs are a concern to everyone these days, so it’s important for designers and contractors to be able to address clients’ needs in this area.W C Caseyhttp://www.blogger.com/profile/12086467236440159058noreply@blogger.comtag:blogger.com,1999:blog-4756928779131689121.post-33911313478110674002012-02-21T22:17:00.006-08:002012-02-21T22:36:42.814-08:00Energy Upgrade California and EnergyPro, part 1On January 20, I attended the morning session of an EnergyPro / Energy Upgrade California workshop. I have used EnergyPro for many years to do T24 compliance calculations and documentation for building permit submittals, so I was interested in learning about new uses for a very good software program. The workshop explained how EnergyPro can be used to analyze the benefits of upgrades to home energy-efficiency measures; things like adding insulation, fixing leaky heating ducts and replacing old furnaces and windows. The Energy Upgrade California program offers rebates to homeowners for qualifying improvements. Requirements for documenting such improvements are fairly technical - that's where EnergyPro can help. The software includes extensive capabilities to model a wide range of energy-efficiency improvements, and the ability to generate reports for documentation.<br /><br />The workshop did not assume any prior knowledge of EnergyPro, so the morning session was spent in a basic introduction to the workings of the software. It seemed to me that about one-third of the attendees were already familiar with EnergyPro, so there was not too much new information for us. Of interest to me was instruction on the use of some sections of the software I'm less familiar with, including detailed modeling of HVAC system features. For my usual T24 compliance work, it's not necessary to go into such detail in that area.<br /><br />I was sorry that I could not stay for the afternoon workshop session, which got into the actual production of Home Energy Assessment reports, and others required for the Energy Upgrade California rebate program. Energy analysts for the rebate program are required to possess knowledge, which I currently lack, of various testing procedures to show before/after improvements in energy efficiency. However, the preparation of a Home Energy Assessment report can be a very effective sales and marketing tool in itself. The report shows homeowners how much money they can save on their energy bills by installing specific energy-saving measures. I plan to get into that area, in partnership with contractors equipped to do the necessary testing.W C Caseyhttp://www.blogger.com/profile/12086467236440159058noreply@blogger.comtag:blogger.com,1999:blog-4756928779131689121.post-38966510940704668542011-07-23T22:42:00.000-07:002011-07-25T12:37:26.168-07:00Conventional Construction: Selecting framing lumber<span style="font-family: times new roman;font-family:";font-size:100%;" >Wood is the most conventional of materials, and lumber is the wood used in conventional construction. Not just any lumber, though – as noted previously, lumber must be <span style="font-style: italic;">standardized</span> and <span style="font-style: italic;">pre-approved</span> in several ways. Also, allowable size and spacing of framing members are <span style="font-style: italic;">prescribed</span>. The building code (<a href="http://www.archive.org/details/gov.ca.bsc.title24.2010.part02.5">CBC</a>) simplifies the selection of conventional structural lumber by providing tables, organized by intended use. </span><span style="font-family: times new roman;font-family:";font-size:100%;" >One thing you'll notice about the tables is that only a few wood species and sizes are included. For o</span><span style="font-family: times new roman;font-family:";font-size:100%;" >ther choices, an online selection calculator from the American Wood Council is available <a href="http://www.awc.org/calculators/span/calc/timbercalcstyle.asp">here</a>.</span><span style="font-family: times new roman;font-size:100%;" > </span><span style="font-family: times new roman;font-size:100%;" >If you use this tool, be sure to verify your selection with your inspector or building official.</span><br /><a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiUF7xIylQYTegU3lCy7M_pvusL5WotOnXVmn-9BNP_g2UaH7hiQIi_yZzEgTQ7vlK3jbh4VWiOqLrb7pmv57RtT9tIuzV-TMnvpZZsf6QZ8dN9wrrCkXTkk5OpKsqKAAywydCsoU1VebM/s1600/Table+R502.3.1+%25283%2529.png"><img style="float:left; margin:0 10px 10px 0;cursor:pointer; cursor:hand;width: 297px; height: 48px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiUF7xIylQYTegU3lCy7M_pvusL5WotOnXVmn-9BNP_g2UaH7hiQIi_yZzEgTQ7vlK3jbh4VWiOqLrb7pmv57RtT9tIuzV-TMnvpZZsf6QZ8dN9wrrCkXTkk5OpKsqKAAywydCsoU1VebM/s400/Table+R502.3.1+%25283%2529.png" alt="" id="BLOGGER_PHOTO_ID_5633363319600364802" border="0" /></a><br /><span style="font-family: "Times New Roman";font-family:";font-size:100%;" >The image at left shows the title of the first of two tables for selection of floor joists. The difference between the two tables is enclosed in parentheses below the title: (Residential sleeping areas, live load = 30psf…). The other table is for: (Residential living areas, live load = 40psf…). This split table is a change from the previous code; using different live load (mainly people and furniture) values for living and sleeping areas.<br /><br />Just below the title is the header section of the table:<br /><a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjo0hK3F6Vic-_aYmPvW3xy4Df5AUYBGUyUrO0FrmDXk1XX6jRiHg6_nUaeDk4T9HOaQ6sUNvZCGDWGk1pEF-OXO4R7VdRDKwLD40JWscbNFxGsoKXKBUjcPg7fqwWacz0oUgaa4ZtRk2I/s1600/Table+R502.3.1+%25284%2529.png"><img style="display:block; margin:0px auto 10px; text-align:center;cursor:pointer; cursor:hand;width: 400px; height: 38px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjo0hK3F6Vic-_aYmPvW3xy4Df5AUYBGUyUrO0FrmDXk1XX6jRiHg6_nUaeDk4T9HOaQ6sUNvZCGDWGk1pEF-OXO4R7VdRDKwLD40JWscbNFxGsoKXKBUjcPg7fqwWacz0oUgaa4ZtRk2I/s400/Table+R502.3.1+%25284%2529.png" alt="" id="BLOGGER_PHOTO_ID_5633367174853817666" border="0" /></a>The header shows several important variables. The first is dead load, which is the weight of installed materials supported by the joists. The old code had a table giving weights of many different materials, but there’s really only one common situation that might call for using a dead load = 20psf – that’s heavy flooring like mortar-set tile. Another situation where using 20ps might be a good idea is if you know the room is going to be used for something like weight-lifting. In the following example, we'll use only the 10psf side of the table.<span style="mso-spacerun:yes"> </span><br /><br />To use the table, start with the desired span, then move out to the edges to find size, wood species and spacing. For example, say you have a 14’-0” span. On the left half of the table (dead load = 10psf), find the span numbers closest to but not less than 14’-0”. For simplicity, we’ll stick to the most common (in Santa Cruz) wood species, Douglas fir (D.F.). Grade #3 is not commonly available, so we’ll ignore that also. </span><span style="font-family:"Times New Roman"; mso-fareast-Times New Roman";mso-ansi-language:EN-US;mso-fareast-language: EN-US;mso-bidi-language:AR-SAfont-family:";font-size:100%;" >As a designer, I would conclude that the three best conventional </span><span style="font-family: "Times New Roman";font-family:";font-size:100%;" >size/grade/spacing options are:<br /></span><div style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj9mM6nSLAz4mysGwrVfBxeW-eFv9W4g7o5f29HeaZ39-Lv988pJc0NtKxUKGA0K_s5Yw9RYHrcVA0i4QN7x6UwDtbJP0njiIZimqQDQ93Dg8VoHYjkOq1msFkl0pAhJR4nVYvH1KKRPqw/s1600/Table+R502.3.1+%25289%2529.png"><img style="display:block; margin:0px auto 10px; text-align:center;cursor:pointer; cursor:hand;width: 400px; height: 30px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj9mM6nSLAz4mysGwrVfBxeW-eFv9W4g7o5f29HeaZ39-Lv988pJc0NtKxUKGA0K_s5Yw9RYHrcVA0i4QN7x6UwDtbJP0njiIZimqQDQ93Dg8VoHYjkOq1msFkl0pAhJR4nVYvH1KKRPqw/s400/Table+R502.3.1+%25289%2529.png" alt="" id="BLOGGER_PHOTO_ID_5633369888304202226" border="0" /></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi9e7gfZ_Dg6gj-wxjmJ7BvAOBfDsstc7W2hS6oxAT83MkpIKLB-Ji_tiD8pLX755kEWCjKR09LYXVRMbnPd5vk8I20Ms9DUQgOuqH3k3RlYXHoM0_aWLeHXIbEb_T2EVUMSSIuiUTwp_A/s1600/Table+R502.3.1+%25286%2529.png"><img style="display:block; margin:0px auto 10px; text-align:center;cursor:pointer; cursor:hand;width: 400px; height: 167px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi9e7gfZ_Dg6gj-wxjmJ7BvAOBfDsstc7W2hS6oxAT83MkpIKLB-Ji_tiD8pLX755kEWCjKR09LYXVRMbnPd5vk8I20Ms9DUQgOuqH3k3RlYXHoM0_aWLeHXIbEb_T2EVUMSSIuiUTwp_A/s400/Table+R502.3.1+%25286%2529.png" alt="" id="BLOGGER_PHOTO_ID_5633370171619682690" border="0" /></a><span style="font-family: "Times New Roman";font-family:";font-size:100%;" >2x8 #2 @ 16” (rectangles added to highlight choices)</span><br /></div><span style="font-family: "Times New Roman";font-family:";font-size:100%;" ><br /></span><div style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj9mM6nSLAz4mysGwrVfBxeW-eFv9W4g7o5f29HeaZ39-Lv988pJc0NtKxUKGA0K_s5Yw9RYHrcVA0i4QN7x6UwDtbJP0njiIZimqQDQ93Dg8VoHYjkOq1msFkl0pAhJR4nVYvH1KKRPqw/s1600/Table+R502.3.1+%25289%2529.png"><img style="display:block; margin:0px auto 10px; text-align:center;cursor:pointer; cursor:hand;width: 400px; height: 30px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj9mM6nSLAz4mysGwrVfBxeW-eFv9W4g7o5f29HeaZ39-Lv988pJc0NtKxUKGA0K_s5Yw9RYHrcVA0i4QN7x6UwDtbJP0njiIZimqQDQ93Dg8VoHYjkOq1msFkl0pAhJR4nVYvH1KKRPqw/s400/Table+R502.3.1+%25289%2529.png" alt="" id="BLOGGER_PHOTO_ID_5633369888304202226" border="0" /></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh576B6zLq-6WkMIHP7QjrMyn_Ja7AHW6-IHTALtK-6wi7T_TRRHhxmEFs1aqLMkpfReSirBqBiVUbt1Xzl_VRBr8kIJlYjn01bkvz4EiPLY7XW2spZkZrLZrpN2iUxQrSMDV4E3xn5dUo/s1600/Table+R502.3.1+%25287%2529.png"><img style="display:block; margin:0px auto 10px; text-align:center;cursor:pointer; cursor:hand;width: 400px; height: 167px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh576B6zLq-6WkMIHP7QjrMyn_Ja7AHW6-IHTALtK-6wi7T_TRRHhxmEFs1aqLMkpfReSirBqBiVUbt1Xzl_VRBr8kIJlYjn01bkvz4EiPLY7XW2spZkZrLZrpN2iUxQrSMDV4E3xn5dUo/s400/Table+R502.3.1+%25287%2529.png" alt="" id="BLOGGER_PHOTO_ID_5633370010965887490" border="0" /></a><span style="font-family: "Times New Roman";font-family:";font-size:100%;" >2x8 SS @ 19.2”</span><br /></div><span style="font-family: "Times New Roman";font-family:";font-size:100%;" ><br /></span><div style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj9mM6nSLAz4mysGwrVfBxeW-eFv9W4g7o5f29HeaZ39-Lv988pJc0NtKxUKGA0K_s5Yw9RYHrcVA0i4QN7x6UwDtbJP0njiIZimqQDQ93Dg8VoHYjkOq1msFkl0pAhJR4nVYvH1KKRPqw/s1600/Table+R502.3.1+%25289%2529.png"><img style="display:block; margin:0px auto 10px; text-align:center;cursor:pointer; cursor:hand;width: 400px; height: 30px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj9mM6nSLAz4mysGwrVfBxeW-eFv9W4g7o5f29HeaZ39-Lv988pJc0NtKxUKGA0K_s5Yw9RYHrcVA0i4QN7x6UwDtbJP0njiIZimqQDQ93Dg8VoHYjkOq1msFkl0pAhJR4nVYvH1KKRPqw/s400/Table+R502.3.1+%25289%2529.png" alt="" id="BLOGGER_PHOTO_ID_5633369888304202226" border="0" /></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEidjQwlMgwkFi3F6vJ-aqO1ZYBnycsYCXR9zS5xRDLsdVWbmOTDR7xUsldTd6_BR8mpRWEmBeciMqBxplMuOtUvu8-4T6n_NfjyWGsS5jppnYuDk6mWgdpc0eo7ExSZ826z19dl1sDmtqw/s1600/Table+R502.3.1+%25288%2529.png"><img style="display:block; margin:0px auto 10px; text-align:center;cursor:pointer; cursor:hand;width: 400px; height: 167px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEidjQwlMgwkFi3F6vJ-aqO1ZYBnycsYCXR9zS5xRDLsdVWbmOTDR7xUsldTd6_BR8mpRWEmBeciMqBxplMuOtUvu8-4T6n_NfjyWGsS5jppnYuDk6mWgdpc0eo7ExSZ826z19dl1sDmtqw/s400/Table+R502.3.1+%25288%2529.png" alt="" id="BLOGGER_PHOTO_ID_5633370172976623682" border="0" /></a><span style="font-family: "Times New Roman";font-family:";font-size:100%;" >2x10 #2 @ 24”</span><br /></div><span style="font-family:"Times New Roman"; mso-fareast-Times New Roman";mso-ansi-language:EN-US;mso-fareast-language: EN-US;mso-bidi-language:AR-SAfont-family:";font-size:100%;" ><br /><span style="mso-spacerun:yes"> </span>At this point, you can plug these three into your estimator software along with current prices and go with the most cost-effective choice (note also that, for the contractor, current prices and/or labor costs might point to a choice other than these three). Cost aside, sometimes there are design reasons for preferring one size or spacing over another, but that’s a topic for another time.</span>W C Caseyhttp://www.blogger.com/profile/12086467236440159058noreply@blogger.comtag:blogger.com,1999:blog-4756928779131689121.post-44261964269714708122011-07-12T13:04:00.000-07:002011-07-12T13:16:57.788-07:00Conventional Construction: When Does It Become Unconventional?Designers and contractors wishing to keep projects conventional obviously must avoid the <span style="font-style:italic;">unconventional</span>. That's one of the main objectives of the pre-proposal feasibility research. It’s no fun explaining to clients the need for expensive structural analysis <span style="font-style:italic;">after</span> they agreed to a proposal based only on conventional design (of course, proposals that don’t allow for unexpected discoveries later on should also be avoided).<br /><br />Neither is it any fun for a contractor to make what seems like a minor client-requested design change in the field, only to be told by the Building Inspector that the project must now be engineered. Something about that minor change caused the project to cross an invisible line into the <span style="font-style:italic;">unconventional zone</span>. <br /><br />It can be a very fine line indeed between conventional and unconventional, so a thorough understanding of the determining factors is important. Previous posts have discussed a few of the general factors. Also, some situations are more perilous than others, so we'll try to cover as many of those as possible. 'Dividing line' situations fall into three categories: materials, methods and conditions.W C Caseyhttp://www.blogger.com/profile/12086467236440159058noreply@blogger.comtag:blogger.com,1999:blog-4756928779131689121.post-87683222153982369492011-07-07T14:51:00.000-07:002011-07-07T15:22:06.047-07:00Conventional Construction: One More TermI should mention one other important term - <span style="font-style:italic;">approved</span>. It’s a term you often hear, but it has many different meanings, depending on what’s being approved and who’s doing the approving. Our favorite, as designers and builders, is the one that appears on that long-awaited letter from the Planning Department – ‘all agencies have <span style="font-style:italic;">approved</span> your building permit application’. Two slightly different meanings are also important in project design and construction.<br /><br /><span style="font-weight:bold;">Pre-approved</span><br /><br />A material or method not normally considered conventional may be used prescriptively (without further analysis) if it is <span style="font-style:italic;">pre-approved</span>. The pre-approval process involves extensive testing by a testing lab, which must itself be pre-approved by the ICC. The lab then prepares a report describing the approved uses of the product tested. A familiar example of a testing lab is the Underwriters Laboratory (UL). For conventional construction, the ICC Evaluation Service (ES) is probably the most important. Metal framing connectors, engineered wood products and gravity retaining wall systems are examples of products that are pre-engineered and pre-approved. <br /><br /><span style="font-weight:bold;">Reviewed and approved</span><br /><br />Everything on a set of plans and everything built from those plans must be <span style="font-style:italic;">reviewed and approved</span> by one or more representatives of the local authority. Also, despite the complexity of building codes, local regulations and all the other hoops that must be jumped through to get a building permit, there are still gray areas not clearly defined and/or understood. When these situations arise, the local Building Plans Examiner, Building Official or Building Inspector must <span style="font-style:italic;">review</span> the proposed solution and decide whether or not to <span style="font-style:italic;">approve</span> it. <br /><br />For the project designer, the big hurdle is getting that approval letter so the contractor can begin work. For the contractor, there’s always the fear that the Building Inspector will look at your ‘conventional’ work and say ‘you can’t do that’ or 'that's not on the plans' - and his word is the final word. However, a thorough understanding of the rules will often allow a designer or contractor to convince the inspector to see things your way. Don’t relax yet, though – especially if you get a different inspector for the next visit (when scheduling an inspection, always make sure your regular inspector is not sick or on vacation). The project team can’t really breathe a collective sigh of relief until that final permit sign-off.W C Caseyhttp://www.blogger.com/profile/12086467236440159058noreply@blogger.comtag:blogger.com,1999:blog-4756928779131689121.post-38874254535657955382011-06-17T13:01:00.000-07:002011-06-17T13:31:45.014-07:00Conventional Construction: Related termsBefore moving on to a discussion of unconventional materials/methods, a side trip is needed here to define a couple of terms that relate to but are not quite the same as conventional. The two are <span style="font-style:italic;">standardized</span> and <span style="font-style:italic;">prescriptive</span>.<br /><br /><span style="font-weight:bold;">Standardized</span><br /><br />The first step toward use of a material or method in conventional construction is <span style="font-style:italic;">standardization</span>. When you buy a 2x4 stud at the lumber yard, it has a stamp proving that it meets certain <span style="font-style:italic;">standards</span> of suitability for the intended use. Common standards for lumber include wood species, quality grade, dimensions, and others. I don't plan on devoting too much blog space to discussion of standards - that's a whole different blog. For the inquiring mind, the conventional construction book published by the ICC does a pretty thorough job on standards. <br /><br />Application of conventional construction provisions in modern building codes requires use of standardized materials, which is a change from the original definition of conventional. This is frequently an issue in Santa Cruz County, where many property owners would like to use on-site resources such as trees in proposed construction. In the old days, you might chop down a few trees, hand-saw some lumber and build yourself a house. It doesn't work that way anymore in this country. Native, site-prepared logs, lumber and/or heavy timber may be suitable for exterior construction of open structures like porches and trellises (if approved by building officials), but not allowed in conventional construction (or structural analysis) of a habitable building because the wood hasn’t been tested and standardized. Unless its physical properties are known, there’s no way to know where and how it can be safely used. On-site testing may be possible, but the extra time and expense means that such materials are not conventional. <br /><br /><span style="font-weight:bold;">Prescriptive<br /></span><br />Once a building component has been standardized, guidelines for its use can be published in a building code. These guidelines are <span style="font-style:italic;">prescriptive</span>; giving designers and builders permission to use certain components in certain situations. For instance, to use that standardized 2x4 stud in framing a wall, building codes give us prescriptive limits on maximum height and spacing. Designers use those limits in drawing plans; builders use them in construction; plans examiners and building inspectors use them to verify construction quality. Prescriptive guidelines are also conventional, in the sense that we can use them in building structural design without further analysis.W C Caseyhttp://www.blogger.com/profile/12086467236440159058noreply@blogger.comtag:blogger.com,1999:blog-4756928779131689121.post-56054843209910215432011-06-06T16:41:00.001-07:002011-06-12T20:22:40.773-07:00Conventional Construction: What is it good for?Current building codes describe three methods for structural design of buildings: <br /><br />1. <span style="font-weight:bold;"><span style="font-style:italic;">Conventional construction</span></span> is the oldest, simplest design system and the main focus of this series. It is often adequate for structural design of small projects, but limited to light-frame, one-or-two-story wood buildings. The utility of conventional construction can be extended by use of: <br /><br />2. <span style="font-weight:bold;"><span style="font-style:italic;">Pre-engineered components and systems</span></span>. Many of these are described in building codes, such as conventional concrete perimeter foundation systems. Some pre-engineered components are found in manufacturers' catalogs, such as metal framing connectors. <br /><br />3. <span style="font-weight:bold;"><span style="font-style:italic;">Structural analysis</span></span>. Performed, in most cases, by a professional structural engineer, structural engineering analysis is outside the scope of this discussion. Many design situations require structural analysis, and designers have the option to employ it for any design. If there’s a choice, however, conventional solutions are usually more cost-effective. One of the goals of this discussion will be to find and discuss those situations where the designer and builder have conventional options which might reduce the cost of a project without compromising quality.<br /><br />Successful application of conventional construction requires the builder or designer to know when you <i>can't</i> use it, so it might be easier to start with a discussion of what it’s <i>not</i> good for. One category of situations where conventional construction often <i>won't</i> work is with <span style="font-style:italic;">un<span style="font-style:italic;">-</span></span>conventional materials and methods. That’s our subject for next time.W C Caseyhttp://www.blogger.com/profile/12086467236440159058noreply@blogger.comtag:blogger.com,1999:blog-4756928779131689121.post-88655544646465750942011-06-06T15:02:00.000-07:002011-07-02T09:31:21.575-07:00Conventional Construction: What Is It?<span style="font-weight: bold;">History and Definition</span><br /><br />Builders, designers and city/county plans examiners are all familiar with the term 'conventional construction', but what exactly is it? Long before the first building codes were written, builders had accumulated a lot of knowledge about light-frame wood construction. Buildings that stood the test of time (or didn't) demonstrated what worked and what didn't. The first building codes incorporated the materials and methods that worked best into a section on 'wood-joisted dwelling construction'. That term evolved into 'conventional construction'. Looked at another way, conventional construction is prescriptive structural design; "if you follow these rules, your building won't fall down". The review and update cycle continues today. In California, for instance, the 1989 Loma Prieta earthquake was a real-world test of conventional construction. Study of failed structures led to changes in the next code edition's structural design rules.<br /><br /><span style="font-weight: bold;">References</span><br /><br />Reference works on conventional construction have been hard to find. The ICC (formerly ICBO) has published one book, updated with each new code version. The new edition, called <a href="http://www.iccsafe.org/Store/Pages/Product.aspx?id=4116S09"><span style="font-style: italic;font-size:100%;" ><span id="DisplayName">Conventional Construction Provisions of the 2009 IRC: An Illustrated Guide</span></span></a>, won't be available until July so we don't yet have an up-to-date guide to current codes. The latest published edition of the book is titled <span style="font-style: italic;">Conventional Construction Provisions of the 2006 IBC: An Illustrated Guide</span>. It's still useful on most topics, but I'm hoping the new edition will be more complete. This book, and its predecessors, have been my primary guides to conventional construction. Conversations with G.C. Scott Milrod and Jim Heaney, building plans examiner at Santa Cruz County, have also been helpful.<br /><br />Study on the subject of conventional construction is further complicated by the fact that so-called "model codes" such as the old Uniform Building Code (UBC) and the current Uniform Residential Code (IRC) comprise only the base layer of local requirements. California has its own rules, contained in the <span style="font-style: italic;">California Building Code</span> (CBC). Although based on the model codes, the CBC contains many differences, so the ICC books must be used with caution. Thanks to the Internet Archive website, you don't have to buy a copy of the CBC-modified IRC. A viewable/downloadable copy of the document is available, titled<span style="font-size:100%;"> <a href="http://www.archive.org/details/gov.ca.bsc.title24.2010.part02.5"><span style="font-style: italic;">Title 24, Part 2.5, 2010 California Residential Code</span></a></span>.<br /><br /><span style="font-weight: bold;">Three Layers of Codes<br /><br /></span>More layers, sitting on top of the CBC, are local building codes which vary from one city or county to another. These take the form of amendments to the CBC, and are contained in documents such as the Santa Cruz County Code. The County Code is viewable online, but is currently not very helpful. The online version has not yet been updated to the current (2010) CBC.<br /><br />This series of posts will attempt to provide some answers to questions about conventional construction. Next: What is it good for?W C Caseyhttp://www.blogger.com/profile/12086467236440159058noreply@blogger.comtag:blogger.com,1999:blog-4756928779131689121.post-47880465404640366242011-06-01T22:30:00.000-07:002011-06-03T13:09:54.558-07:00How to install corrugated metal roofingFor roofing a storage shed or other small utility building, the most cost-effective choice is good old galvanized corrugated sheet metal. Though maybe not the most attractive option, this product gives the best combination of low cost and durability. Readily available panels are approx. 26" wide (for 24" o.c. rafter spacing) x 120" long. I found them at Home Depot for around $14 each. It's harder, however, to find accessory pieces and installation instructions.<br /><br />On-line sources advise that, to avoid leaks, exposed panel fasteners should be installed at panel ridges - never in the valleys. But what about the space under the ridge? Some kind of support must be provided to avoid deformation of the metal. The cross-section detail below illustrates one easy solution.<br /><br /><a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjzWi7K7nd1oGrrVBxsbrsb7Ylhm1-ONoJZo4OyAlP12QFwpiZOl3cDUXKSxyBW8ZNAluWATGWlFPlO7uUGJg87fMyrqeXbHYah5BOMpEi9WK2AJ0g7t0aferxR_ejTSKJuIZ6aRVdQlVA/s1600/mtl+roof+dtl+%25281%2529.png"><img style="display:block; margin:0px auto 10px; text-align:center;cursor:pointer; cursor:hand;width: 400px; height: 238px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjzWi7K7nd1oGrrVBxsbrsb7Ylhm1-ONoJZo4OyAlP12QFwpiZOl3cDUXKSxyBW8ZNAluWATGWlFPlO7uUGJg87fMyrqeXbHYah5BOMpEi9WK2AJ0g7t0aferxR_ejTSKJuIZ6aRVdQlVA/s400/mtl+roof+dtl+%25281%2529.png" alt="" id="BLOGGER_PHOTO_ID_5613492400686055506" border="0" /></a><br />The 1/4 round wood molding strips are perfect for this job for many reasons:<br /><ul><li>They're cheap and readily available,</li><li>They provide solid support for the roof panels along the entire length of the panel overlap,<br /></li><li>The shape of the panel holds the strips in place during installation,<br /></li><li>Splitting is not a problem because the screws pass between the two wood pieces.</li></ul>Panels with deeper corrugations may need molding strips with a larger radius. The drive screws shown are another standard item. The neoprene washers provide a weather seal around the penetration. For extra leak protection, run a fat bead of silicone caulk between the panel overlap surfaces. Shaped neoprene strips are available to seal panel ends under the eaves above exterior walls. Because the metal roof is lightweight, 2x4 rafters at 24" spacing are sufficient for spans up to eight feet.<br /><br /><a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhnPMi2caaPzIBQUHYPihfNa03qC-bt5rJw8MSkOfQfmtNblk9cAO6S6w8AZckEm-oEUmynxOVyvIs02qKFR2cNqEmuTbtf-gfE7k5i6GFP4fhkBSTGVQVNhez8M-L-XQXkJ9J4MLe5WEo/s1600/mtl+roof+dtl+%25281%2529.png"><br /></a>W C Caseyhttp://www.blogger.com/profile/12086467236440159058noreply@blogger.comtag:blogger.com,1999:blog-4756928779131689121.post-3190834898672120462011-06-01T12:52:00.000-07:002011-06-01T13:02:19.690-07:00Welcome to the Casey Building Design blogThis is a place for me to post random musings on the business of building design, and my part in it. I plan to share tidbits of design advice, tips on dealing with local permitting agencies, construction details, portfolio photos and anything else that may occur to me in lucid moments. Please also visit <a href="http://santacruzconstructionguild.us/casey-design/">my page</a> at the <a href="http://santacruzconstructionguild.us/">Santa Cruz Construction Guild</a>.W C Caseyhttp://www.blogger.com/profile/12086467236440159058noreply@blogger.com