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BUILDING CODE MINIMUM CONSTRUCTION REGULATIONS
For the purpose of prescribing the regulations governing the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal and demolition of detached one- and two-family dwellings and multi-single-family dwellings not more than three stories in height with a separate means of egress and their accessory structures, the following code, as it may be modified herein, is hereby adopted by reference and incorporated herein, and shall constitute and be deemed to be “The Residential Building Code of the City of Lake Forest:” the International Residential Building Code for One- and Two-Family Dwellings, 2018 Edition, International Code Council, Inc. (the “Residential Building Code”); provided, however, the adoption of this section shall not be construed as preventing the enforcement of or repealing of the provision of any ordinance, regulation, standard or code adopted by the city that is more restrictive than the provisions of this section. In the event that any provision of this section shall be in conflict with any other ordinance, regulation, standard or code adopted by the city, the more restrictive provision (as determined by the Director of Community Development) shall apply.
(Ord. 04-12, passed 1-15-2004; Ord. 2018-65, passed 12-3-2018)
(A) Footings. All exterior walls shall be supported on continuous concrete footings of sufficient design to safely support imposed loads.
(1) Footings and frost walls at all points shall extend below the frost line, but not less than three feet six inches below grade.
(2) Footings shall be of minimum 3,000 p.s.i. concrete in 28 days, not less than ten inches thick and 20 inches wide and not less than three feet six inches below grade.
(3) Footings shall be reinforced with steel rods when crossing trenches or other unstable conditions.
(4) Footing trenches shall be free of loose dirt and standing water prior to placing concrete.
(5) Provide not less than three #5 rods for cold joints.
(6) Footings shall be hand dug a minimum of one-half the thickness of the footing.
(7) Water stop shall be installed in all footings. (See the graphic illustration in § 150.207.)
(B) Foundations.
(1) Placed foundation walls shall be of minimum 3,000 p.s.i. concrete in 28 days, be supported on footings and extend to a point not less than six inches above finished grade.
(2) Placed concrete foundation walls exceeding 12 feet in length shall be not less than ten inches thick unless backfilled on two sides.
(3) One story slab-on-grade frame buildings may be supported on trenched foundations not less than ten inches thick with flared bottom.
(4) Concrete placed over doors, windows or other openings not exceeding three feet six inches in width shall be provided with two #5 reinforcing rods extended one foot minimum on each side of the opening.
(5) Foundations for frame or brick veneer construction shall be provided with anchor bolts. The anchor bolts shall be not less than eight inches by one-half inch and shall be located not more than four feet on center projecting two inches above the top of the foundation.
(6) (a) Anchorage for intersecting concrete walls and slabs. Provide a four inch shelf in foundation walls or #4 rods 12 inches on center to support slabs, steps or platforms adjacent to the foundation or four inches by four inches by five-sixteenths inch angle steel bolted to foundation wall.
(b) Where a change in grade or height of foundation walls occurs and footings therefore, are not continuous, a minimum of four hooked one-half inch rods not less than four feet long shall be located where the walls adjoin.
(7) Foundation walls shall be waterproofed from the edge of the footing to the finished grade line, with membranes. The membrane shall be two-ply hot mopped felt, six mil. poly vinyl chloride, 55-pound roll roofing or equivalent material. The laps in the waterproofing membrane shall be sealed and firmly attached to the wall. Foundation walls may be waterproofed using materials or methods of construction other than covered in this section when approved by the Director of Community Development.
(8) The typical drawings § 150.188 may be used to graphically interpret division (B)(6) above.
(Prior Code, § 9-111) (Ord. 94-11B, passed 4-21-1994)
(A) Corbeling. Corbels may be built only into solid masonry walls 12 inches or more in thickness. The projection for each course in such corbel shall not exceed one inch, and the maximum projection shall not exceed one-third the total thickness of the wall when used to support structural members, and not more than six inches when used to support a chimney built into the wall. The top course of all corbels shall be a header course.
(B) Combined units. In walls or other structural members composed of different kinds or grades of units, materials or mortars, the maximum stress shall not exceed the allowable stress for the weakest of the combinations of units, materials and mortars of which the member is composed. The net thickness of any facing unit which is used to resist stress shall be not less than one and one-half inches.
(C) Piers. Every structural pier whose width is less than three times its thickness shall be designed and constructed as required for columns.
(D) Chases. Chases and recesses in masonry walls shall be designed and constructed so as not to reduce the required strength or required fire resistance of the wall.
(E) Stack bond. In unreinforced masonry where masonry units are laid in stack bond, longitudinal reinforcement consisting of not less than two continuous wires each with a minimum aggregate cross-sectional area of 0.017 square inch shall be provided in horizontal bed joints spaced not more than 16 inches on center vertically.
(F) Lintels. Masonry walls shall be reinforced over openings in accordance with the table below. The reinforcement shall be located in spaces fully grouted to a depth of not less than eight inches and shall extend not less than eight inches beyond the sides of the opening.
Allowable Span for Masonry and Steel Lintels Supporting Masonry Walls | ||||
Allowable Span in Feet and Inches | ||||
Number of 1/2 in. diameter or equivalent area, reinforcing bars | No Floor Above | One Floor Above | Two Floors Above | Structural Steel |
1 | 4 ft. 6 in. | 3 ft. 0 in. | 2 ft. 6 in. | 2-1/4 x 2-1/2 x 5/16 3 x 3 x 1/4 |
2 | 6 ft. 0 in. | 4 ft. 0 in. | 3 ft. 6 in. | 3-1/2 x 3-1/2 x 5/16 ST 5 I |
3 | 8 ft. 6 in | 5 ft. 0 in. | 4 ft. 0 in. | ST 5 ST 6 I |
4 | 10 ft. 0 in. | 6 ft. 0 in. | 5 ft. 0 in. | ST 6 ST 8 B |
(G) Anchorage. Floor and roof systems shall be firmly anchored to masonry walls. The typical drawing, § 150.190, may be used to graphically interpret anchorage requirements.
(H) Beam supports. Beam, girders or other concentrated loads supported by a wall or column shall have bearing of at least four inches in depth measured parallel to the beams and four inches in length upon solid masonry or upon a metal bearing plate of adequate design and dimensions to distribute the load safely.
(Prior Code, § 9-113) (Ord. 94-11B, passed 4-21-1994)
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