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Posted by jackpara on August 31, 2006, 5:47 pm
Dear Sirs;
During a recent conversation with permit office, I have noticed that I
am getting conflicting information with each conversation. At first I
was told that because my home is being build on a zero lot line the
wall on that lot line must be fire rated. If that's the case, I was
also told that wall could not have any windows. On that advice and
direction I moved the entire house plan around and removed the windows
and got the permit based off of that information. I just looked on the
website to get information about the veneer inspection and it says
"Exterior gypsum sheathing as required for "Zero Lot Line" fire-rated
wall assemblies must be installed prior to this inspection". This I
don't understand. Does this mean that these walls are automatically
fire rated or not? If my plan was approved and the zero lot line wall
was not required to be fire rated prior to approval then does this have
to be a fire rated wall. Why can I not have windows on that wall? My
assumption may be correct because I was also advised later that fire
rated walls were dependent on distance between homes. The distance
between my home and the neighbor's home is 30 feet. If this is true,
again, can I install windows on that zero lot line wall? I have changed
these plans to accommodate these regulations and now I see I have been
given conflicting information that have compromised the time, value,
and physical attributes of my home. Now, all I want is to know the
actual policy. The plans for the house were purchased on the internet.
Has anyone purchased plans this way and when taken to the permit
department had to have changes made to accommodate the permit. I would
assume the construction code would be set within those plans or is the
permit dep supposed to look at the plans and tell me if I need to makes
changes, or accommodate a fire wall? The house is build and waiting for
inspection, that why this is coming up. Does anyone know the code or
where I can get more information?
Jack
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Posted by Bob Morrison on August 31, 2006, 6:45 pm
In a previous post jackpara wrote...
> During a recent conversation with County permit office, I have noticed
> that I am getting conflicting information with each conversation. At
> first I was told that because my home is being build on a zero lot line
> the wall on that lot line must be fire rated. If that's the case, I
> was also told that wall could not have any windows.
>
That is correct information. Assuming your jurisdiction allows "zero lot
line" construction for a single family residence (most don't), then
IBC2003 requires walls of 1-hour fire resistive construction for an "R"
occupancy. Openings are not permitted within 5 feet.
There is no way an "off the internet" set of plans will correctly show
this type of information. Most of the time they can't even get the basic
structural stuff right, let alone a complex firewall situation.
--
Bob Morrison, PE, SE
R L Morrison Engineering Co
Structural & Civil Engineering
Poulsbo WA
bob at rlmorrisonengr dot com
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Posted by Wayne Whitney on September 1, 2006, 12:23 am
> That is correct information. Assuming your jurisdiction allows
> "zero lot line" construction for a single family residence (most
> don't), then IBC2003 requires walls of 1-hour fire resistive
> construction for an "R" occupancy. Openings are not permitted
> within 5 feet.
Operable windows presumably are openings, but how about a fixed
window? These are available with fire ratings, I believe. I've been
wondering about this a bit, as I need to rebuild my existing garage
which is right on one of my lot lines.
Cheers, Wayne
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Posted by Bob Morrison on September 1, 2006, 10:50 am
In a previous post Wayne Whitney wrote...
> Operable windows presumably are openings, but how about a fixed
> window? These are available with fire ratings, I believe. I've been
> wondering about this a bit, as I need to rebuild my existing garage
> which is right on one of my lot lines.
>
Table 704.8 of IBC2003 indicates that openings are not permitted on any
walls 3 feet or closer to the property line. That means no windows and no
doors. The exception is if the wall is on an alley or street.
--
Bob Morrison, PE, SE
R L Morrison Engineering Co
Structural & Civil Engineering
Poulsbo WA
bob at rlmorrisonengr dot com
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Posted by Wayne Whitney on September 1, 2006, 12:20 pm
> Table 704.8 of IBC2003 indicates that openings are not permitted on
> any walls 3 feet or closer to the property line. That means no
> windows and no doors. The exception is if the wall is on an alley
> or street.
So does this prohibition apply only to walls parallel to the lot line,
or does it also apply to the portion of a perpendicular wall which is
within 3 feet of the lot line? The definition of "fire separation
distance" seems to only conceive of walls parallel to a lot line,
alley, etc.
Cheers, Wayne
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