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RESIDENTIAL CONSTRUCTION GUIDELINES

CITY OF PARKVILLE, MISSOURI


CODES | PERMITS & FEES | SITE PLAN REVIEW | FOOTINGS & FOUNDATIONS | FRAMING GUIDELINES | FIREPLACES | SPAN TABLES | ELECTRICAL GUIDELINES | SERVICES | BRANCH CIRCUITS | GROUND-FAULT PROTECTION | WIRING METHODS & MATERIALS | PLUMBING GUIDELINES | GENERAL | OCCUPANCY GUIDELINES | SITE | DECK REQUIREMENTS

                CITY HALL                           JOHN CONRAD
         1201 EAST STREET                    BUILDING INSPECTOR
      PARKVILLE, MO 64152               PUBLIC WORKS DEPARTMENT
             816-741-7676                          816-741-9313
        FAX: 816-741-0013
                             
  

City of Parkville - January 1995
CODES

The following guidelines are provided to assist property owners and contractors with the orderly construction of residential projects within the provisions of Parkville Building Codes and Zoning Ordinances. Please read them carefully and understand that they do not include all of the code requirements, but are summarized for an effient guideline.

The codes adopted by the City are the 1991 Uniform Building Code, with all appendixes listed, with the exception of Section 1222 (CABO), 1991 Uniform Administrative Code, 1991 Uniform Building Code Standards, 1991 Uniform Building Security Code, 1991 Dwelling Construction Under the Uniform Building Code, 1991 Uniform Plumbing Code, 1991 Uniform Mechanical Code, 1993 National Electrical Code, 1991 Uniform Sign Code, Uniform Code of Building Conservation, 1991 Uniform Swimming Pool, Spa and Hot Tub Code, 1991 Uniform Code for the Abatement of Dangerous Buildings, and any supplements to the above listed codes.

Prior to the issuance of a building permit, a certificate of approval must be received from the Southern Platte County Fire District (SPCFD). A certificate of approval may be obtained by submitting a copy of plans to the District Station, located at 10811 N. 45 Highway, Parkville, MO 64152. The SPCFD has adopted the 1991 Fire Code and oversees the compliance of the Code on all building construction projects.

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PERMITS AND FEES

In order to obtain a building permit, the building inspector needs to review the building plans and the site plan for building code and zoning regulations. The building plans should include floor plans, a foundation plan, building elevations, and a building wall cross section. The site plan should show the legal description, the property dimensions, all easements, existing and proposed buildings, lot corner, foundation, and finished floor elevations, all public utilities on or adjoining the site, and dimensions from proposed buildings to property lines.

The review of residential plans generally will take one working day. The review of commercial plans will generally take five working days. A permit will not be issued until the SPCFD certificate of approval is received.

Permit fees are based upon the value of the project and in accordance with the 1991 Uniform Building Code (UBC). Permit fee schedules are attached for your review. Fees for electrical, mechanical, and plumbing permits are based upon the fee schedule as published in the applicable code.

Inspections are performed during construction. A minimum of 4 hours notice is needed to allow for scheduling. At this time, it is determined by the Inspector if an engineer's soil test report and/or special design of the footing is required.

  1. Excavation and Footing Inspections - A footing inspection is required after all steel is in place and before the concrete is poured.
  2. Foundation Wall Inspection - A foundation inspection is required after all steel is in place and before the concrete is poured.
  3. Sewer Inspection - A sewer inspection is required when the building sewer is connected to the sewer main and before backfilling.
  4. Water Inspection - A water inspection by the Building Inspector is required after all underground piping, meter yoke, pit, and lid are in place. Meter and pit installation is regulated and inspected by Missouri American Water Company. (741-2991)
  5. Ground Rough Plumbing - All underground or underslab plumbing must be inspected prior to covering.
  6. Top Rough Plumbing - All rough plumbing must be inspected when drain/waste/vents anbd water piping is roughed in, prior to insulating or drywall stocking.
  7. Framing Inspecting - Building framing must be inspected after all framing and furring is completed, prior to insulating or drywall stocking.
  8. Electrical Rough Inspection - The electrical wiring must be inspected after all wiring, boxes, and recessed fixtures are installed. Boxes should be made up and home runs should extend to the service location. The inspection must be approved prior to insulating or dry wall stocking.
  9. Mechanical Rough Inspection - Mechanical vents, ducts, and return air spaces require inspection prior to insulation or drywall.
  10. Sheet Rock Inspection - An inspection of sheet rock insulation is required prior to taping and mudding.
  11. Driveway/Sidewalk Inspection - Inspections are needed for driveway Approachesand public sidewalks prior to placing the concrete.
  12. Gas Inspection - All gas piping on the building side of the gas meter needs to be inspected after all piping is installed before KPL Gas Service will install a gas meter. A 10 p.s.i. air test, or 6" mercury test shall be approved by the inspector. A 60 p.s.i. Air test is required for welded piping.
  13. Occupancy Inspection - An occupancy inspection is required prior to any occupancy of a building or addition. All electrical connections, face plates, panels, and fixtures must be complete. Plumbing fixtures, mechanical equipment, final grade, sidewalks, driveways and safety features such as handrails, guardrail,smoke detectors, address, grinder pump, and means of egress must be completed.

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SITE PLAN REVIEW FOR SINGLE FAMILY & TWO FAMILY DWELLING

Application for single family and duplex building permits shall include a site plan of the site to be built upon. The site plan shall be sealed by a land surveyor licensed in the State of Missouri. The following information must be shown on the site plan and will be reviewed prior to the issuance of a building permit:

  1. Complete legal description and lot dimensions of the site.
  2. Scale of the drawing. (not to exceed 1" = 30')
  3. Location and complete dimensions of the proposed building foundation, including dimensions to all property lines. (dimensions shall be perpendicular to the property line)
  4. Proposed elevations of the corners of the lot, the top of the foundation, and the lowest floor served by sewer. If any portion of the site is located within the FEMA 100-year floodplain, the elevation and portion effected must be shown.
  5. The locations of easements, both public and private.
  6. The locations of all water mains, sanitary sewers and storm sewers serving the site.
    Waterline locations shall include all piping, hydrants, and valves on or immediately adjoining the site.
    Sanitary sewers shall include location of piping, manholes, and stubs, if any.
    Storm sewer locations shall include piping, curb inlets, and catch basins on or immediately adjoining the site.
  7. Additional information as may be required to properly review the proposed plot plan.

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FOOTINGS AND FOUNDATIONS

The following guidelines are provided to assit in meeting the requirements of the 1991 Uniform Building Code for typical residential footings. Where the guidelines are not specific, please contact the Building Inspector.

A footing inspection is required after the steel is in place, and before the concrete is poured. Four hours notice is needed to assure scheduling.

  1. When completed, the bottom of all footings must be 36" below the ground surface adjoining it.
  2. The minimum width of any footing is 12".
  3. Footings supporting a second story must be 15" wide.
  4. Fottings supporting three stories must be 24" wide.
  5. Non-engineering footins must have two #4 (1/2") reinforcing bars continuously around. Footings 24" wide require three #4 bars.
  6. Re-bar must be supported on risers, overlapped 18" and double-tied together.
  7. No less than 2,500 lb. concrete may be used for footings, 5% air entrainment is required if the concrete will be exposed to freezing and thawing during construction.
    No less than 3,000 lb. air entrained concrete may be used for foundation walls. No less than 3,500 lb. air entrained concrete may be used for concrete slabs exposed to the weather.
  8. Pads under masonry fireplaces must be 12" thick.
  9. Foundation anchor bolts are required at six foot spacing and within twelve inches of the ends of each wall. Anchor bolts are also required in slabs of walk-out basements along the perimeter. Generally a 6" curb wall is needed in order to keep the siding 6" above grade.
  10. Where footings and foundations are stepped, the footing and foundation must be continuous (in a plan view) without cantilevering of foundation walls.
  11. Perimeter drain tiles are required where floors or crawl spaces exist below finished grade. The drain tile shall drain by gravity to daylight or drain into a sump hole, where a sump pump shall be placed to pump the water to the outside.

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FRAMING GUIDELINES

The following guidelines are provided to assit in meeting the requirements of the 1991 Uniform Building Code for typical residential buildings. Where the guidelines are not specific, please contact the Building Inspector.

A framing inspection will be done along with the plumbing and/or electrical inspections if it has not already been requested.

  1. Treated wood is needed for plates, columns or posts on concrete foundations or floors, and for joists in crawl spaces with less than 18" of clearance to a ground level. Sec. 2516 c-3.
  2. Washers and nuts shall be placed on anchor bolts. Sec. 2907 f.
  3. The maximum spans of floor joists, ceiling joists, and rafters are shown on the attached "span tables".
  4. Joists under and parallel to bearing walls shall be doubled. Sec. 2517 d-5.
  5. Six (6) inch separation is required between finished grade and any untreated wood, framing or siding. Sec. 2516 c-7.
  6. (a) 2 x 4 utility grade studs 16" o.c. shall support no more than a ceiling and a roof.
    (b) 2 x 6 studs 16" o.c. shall be used for support of buildings over two stories.
    (c) Bearing utility studs are limited to 8' length.
  7. All headers in bearing walls and any header more than 4'0" long shall be doubled. Sec. 2517 g-5.
  8. Purlins may be used to extend the span of rafters. Supporting struts shall extend to bearings walls within 5" of stud below. 2" x 6" purlins may span 6'. The minimum slope of the strut shall not be less than 45 degrees from the horizontal. 2 x 4 struts are limited to 8 foot length. Sec. 2517 h-6. Purlin struts shall not bear on ceiling joists or stiffbacks.
  9. When ceiling joists run in the opposite direction to rafters, rafter ties are needed 4' o.c.. Rafter ties should be immediately above the ceiling joists. Sec. 2517 h-5.
  10. Rafters shall be framed directly opposite each other at the ridge. The ridge board must be equal or greater in depth than the end cut of the rafter. Sec. 2517 h-3.
  11. Joists framing from opposite sides of a beam shall overlap 3" or butt together with splice plate. Sec. 2517 d-3.
  12. Holes bored in joists shall not be within 2" of the top or bottom. The diameter shall not exceed 1/2 of the depth of the joist. Notches in the top or bottom of joists shall not exceed 1/6 of the depth and shall not be located in the middle 1/3 of the span. Sec. 2517 d-3.
  13. Top plates cut for plumbing or mechanical shall be strapped with 1/8" x 1 1/2" metal ties with 4-16d nails. Sec. 2517 g-6.
  14. Firestopping must be provided to cut off all concealed draft openings between stories and between the top story and the attic. Sec. 2516 f.
    (a) Solid tops or backs are needed on soffits, drop ceilings, and concealed chases for flues and plumbing.
    (b) Holes for plumbing should be drilled to fit or firestopped with sheet metal.
    (c) Holes for ducts should be firestopped with sheetmetal.
  15. Access to each attic shall be provided by an opening at least 22" x 30". Thirty inches of headroom is required above the opening. Sec. 3205 (a).
  16. One (1) layer of 15 lb. felt is required beneath all asphalt shingles. Table 32-B1.
  17. Stairways may have a 7" maximum rise and a 11" minimum run. Sec. 3306 c.
  18. Stair winders must have a 6" run at the most narrow point. Sec. 3306 d. Except that two 45 degree winders are allowed for a 90-degree turn without aluminum run.
  19. 6'8" headroom is required over stairs. Sec. 3306 (o).
  20. Handrails are required for all stairways. Handrails shall be continuous the full length of the stairs. The top of the handrail shall be 34 to 38 inches above the nosing of treads. Sec. 3306 (i).
  21. Guardrail shall be provided for decks, balconies, and porches which are more than 30" above grade. Guardrail must be 36" high on the deck, 34" on the stair-rail above the nosing of the stair. Intermediate rails shall be placed so that a 4" ball cannot pass through. Sec. 1712.
  22. The fireplace chimney or metal vent opening must be 2 feet above any roof within 10 feet. Chimneys on buildings with wood shingle roofs must have spark arresters. Sec. 3703.
  23. All sleeping rooms must have at least one operable door or window leading directly to the outside for emergency egress. Windows must have at least 5.7 sq. ft. of openable space. The minimum openable height is 24 inches, and the minimum openable width is 20 inches. The finished sill height shall be no more than 48 inches above the floor. Sec. 1204.
  24. Walls and floors separating dwelling units shall be of 1-hour fire rated construction (5/8" fire code drywall). Sec. 1202.

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FIREPLACES

Metal fireplaces must be installed in strict accordance with its listing and manufacturers installation instructions. Clearances to adjoining combustibles, mantles, hearth trim, and adjoining walls are specified in the instructions. Hearth dimensions are also specified and must be carefully checked. Many fireplaces require 22" hearths.

The following guidelines should assist when constructing masonry fireplaces and chimneys.

Every masonry chimney shall extend at least 2 feet above the part of the roof through which it passes and at least 2 feet above the highest elevation of any portion of the building within 10 feet of the chimney.

Cleanout openings shall be provided within 6 inches of the base of every masonry chimney.

Chimneys attached to any appliance or fireplace that burns solid fuel shall be equipped with an approved spark arrester when the roof construction is combustible. The net free area of the spark arrester shall not be less than four times the net free area of the outlet of the chimney. The spark arrester screen shall have heat and corrosion resistance equivalent to 12-guage wire, 19-guage galvanized wire or 24-guage stainless steel. Openings shall not permit the passage of spheres having a diameter larger than 1/2 inch and shall not block the passage of spheres having a diameter of less than 3/8 inch.

A chimney shall not support any structural load other than its own weight.

Masonry chimneys shall be lined with fireclay flue tile not less than 5/8 inch thick or with firebrick lining not less than 2 inches thick. Chimney lines shall be carefully bedded in approved mortar with close-fitting joints left smooth on the inside.

Masonry chimneys shall be constucted of masonry units or reinforced concrete with walls not less than 4 inches thick when lined or 8 inches thick when unlined or rubble stone masonry not less than 12 inches thick.

Masonry walls of fireplaces shall be not less than 8 inches in thickness. Walls of fireboxes shall be not less than 10 inches in thickness except that where a lining of firebrick is used, such walls shall be not less than 8 inches in thickness. The firebox shall be not less than 20 inches in depth. The maximum thickness of joints in firebricks shall be 1/4 inch.

Masonry over the fireplace opening shall be supported by a noncombustible lintel.

Masonry fireplaces shall be provided with a brick, concrete, stone, or other approved noncombustible hearth slab. This slab shall be not less than 4 inches thick and shall be supported by noncombustible materials or reinforced to carry its own weight and all imposed loads. Combustible forms and centering shall be removed.

Hearths shall extend at least 16 inches from the front of and at least 8 inches beyond each side of the fireplace opening. Where the fireplace opening is 6 square feet or larger, the hearth extension shall extend at least 20 inches in front of and at least 12 inches beyond each side of the fireplace opening.

Combustible materials shall not be placed within 6 inches of the fireplace opening. Combustible material within 12 inches of the fireplace opening shall not project more than 1/8 inch for each 1 inch clearance from such opening.

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ELECTRICAL GUIDELINES

The following guidelines are provided to assist in meeting the requirements of the 1993 National Electrical Code for typical residential buildings. Where the guidelines are not specific, please contact the Building Inspector.

Two electrical inspections are required at each dwelling:

  1. The rough-in when the wiring, boxes, and recessed fixtures are installed. The wiring should be made up and run to the service location.
  2. The service inspection is needed before KCP&L will provide electricity. The service panel, disconnect, service entrance conductors, and grounding need to be complete. Please have the panel cover off, but available nearby. The electrical service will not be released to the utility company until all rough-in inspections are approved.

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SERVICES

100 AMP residential services shall have #4 copper or #2 aluminum service entrance conductors, with #6 copper grounding electrode conductors (ref. Art. 230-41 and Art. 250-95) connected from the service neutral grounding bar to both an 8 ft. ground rod and the water service where it enters the building (see Art. 250-81).