dshall

CRC question,, Section 302

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Hey Guys,  I need some help here.  I have two houses on the same lot.  They are attached per  picture.  See plan reviewer's comments and let me know what your interpretation is.

 

The new house on the lot has a balcony with a view that overlooks the existing house on the lot.  

 

Can I do this design at all?  

 

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5a81f0b5e6360_ScreenShot2018-02-12at11_44_18AM.thumb.png.95a833bcb578538261f658f4332cab36.png

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It looks like you need a fire rated wall and soffit assembly, you cannot have windows on the side if it's 5' or less from the property line. When building on the same lot, they want an imaginary line between the 2 houses which is pretty much they want to see the Fire separation distance between the line and each building. 

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I agree with Greg except I have installed fire rated windows within 3 ' of a property line in the past and I would think you would have to make the deck wall structure fire rated also.. You might need to put a fire rated material under the siding. Maybe you could hold that deck back a bit.

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3 minutes ago, DRAWZILLA said:

I agree with Greg except I have installed fire rated windows within 3 ' of a property line in the past and I would think you would have to make the deck wall structure fire rated also.. You might need to put a fire rated material under the siding. Maybe you could hold that deck back a bit.

 

So,  the design is okay?  All I need is blocking at eave,  5/8" type x at wall under the exterior finish,  and the opening at the deck is okay?  If the opening was a window,  I would put in fire rated windows if needed but there are  no windows,  just an opening.

 

Heck,  I will plate the walls with gold if I do not have to redesign the deck.

 

So,  do you think the design is okay if I fire block and wrap walls with fire rated material?

 

(I do not want to hold the deck back.  I cannot believe this is something that has never been done before  (overlooking an attached structure from a deck)

 

 

5a81f88107848_ScreenShot2018-02-12at12_26_03PM.thumb.png.4a90736d18f01fce0c2b1c1f205eb223.png    5a81f92318c2e_ScreenShot2018-02-12at12_29_10PM.thumb.png.6ea7457b1109d88878fcb93b0b7989da.png

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If they touch, you should just call it one building. (An addition to the existing.) If you are calling it two buildings, then it won't work as shown; there is usually a minimum separation distance between buildings. (Probably in the zoning ordinance.)

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2 minutes ago, Richard_Morrison said:

If they touch, you should just call it one building. (An addition to the existing.) If you are calling it two buildings, then it won't work as shown; there is usually a minimum separation distance between buildings. (Probably in the zoning ordinance.)

 

Okay, it is one building.......  now is there a reason I can't have only one building?

 

If I can call it one building,  that would be the solution.

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I would run it by the city to be sure, I have never done anything exactly like that before and as we all know each city will have their own rules.

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2 minutes ago, DRAWZILLA said:

I would run it by the city to be sure, I have never done anything exactly like that before and as we all know each city will have their own rules.

 

Yeah,  I am going to call the plan reviewer soon.  I wanted some ammo when I called her.  I also wanted to catch her after lunch when she would be more helpful after a nice meal.

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Maybe she hinted at the answer here.

 

5a81fd29865d6_ScreenShot2018-02-12at12_45_55PM.thumb.png.25413cdabcf2dd1c939b929fd5a0d96a.png

 

oops,  that is wrong,  it is closer that 2'.....  I think Richard has the answer.

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Around here we use Exterior Fire-X pressure impregnated fire-retardant lumber. Not sure about CA. I know they crazy down there.

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Scott,

Is this an existing condition or "what the owner wants to do" ?

 

You may have to extend the fire protection horizontally on both sides of the 1-hr. wall.  I think the city would agree to it if the roof of the existing house and the deck of the new house could both be made to have a 1-hr. fire rating for a minimum of 3 feet from the "property line".

 

ps:  That's more than just a layer of 5/8" drywall.

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There are a few hoops that you might need to jump through, too. Maximum building size on lot? Zoning for two units? Fire separation between units, etc. 

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Joe,  this is what they want to do.  add new house to a lot that has an existing house  (zoned RM-1-1.)  

 

There is no more than 3500 s.f. of floor area on the ground floor.  It is a sprinklered building.  If I go back to my apartment designing days,  I think the floor area here is small enough that a 2-hour separation is not required.  

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Jumping on that Richard said....does the zoning allow accessory units or duplexes?

 

If this is truly on one lot there is not property line between the structures.

 

If so there really isn't a distance to a property line to be considered for fire separation,  just a fire fated assembly betwen units as in a condo plat .

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