|
|
|
Log in
Edit Distributed Request
Original Request
-
Request ID:
8531
-
Date Submitted:
May 19, 2021
-
Requested By: Eric Wadsworth, Principal at Nequette Architecture and Design
-
Code:
Residential
-
Edition:
2021
-
Chapter:
-
Section:
R102.2 Scope
-
Topic:
Multiple dwellings on a lot
-
Question:
Does the Florida Residential Code include, within its scope, the construction of more than two Dwellings (defined as either one- or two-family detached buildings) on the same lot?
-
Comments:
This question regards a “Built To Rent Cottage Community” of one- and two-family dwellings all on the same lot – we believe that these buildings are subject to the Residential Code and not subject to R-3 classification under the Building Code, which would require NFPA 13D sprinkler systems.
R101.2 Scope does not include any information limiting the amount of buildings on a lot.
R101.2.1 Sends us to the FBC-Building for cross-check. 101.2 Scope, Exception 1 does not include any requirement regarding lot lines.
Chapter 2 Definitions of Dwelling and Dwelling Unit do not mention lot lines.
o The Definition of Townhouse does mention lot lines.
Chapter 2 Definition of Lot does not limit the amount of units on one.
Chapter 2 Definition of Fire Separation Distance defines a measurement to be made:
o To the closest interior lot line.
o To the centerline of a street, an alley, or public way.
o [Architect comment: this clause directly allows multiple buildings on a lot] To an imaginary line between two buildings on the lot; or
o For zero lot line developments to an imaginary line between two buildings on adjacent lots when the exterior wall of one building is located on a zero lot line where zero lot line developments are permitted by local regulations.
o The distance shall be measured at a right angle from the face of the wall.
R302 – Fire-Resistant Construction regulates the spacing of Dwellings.
o Exterior Walls of Dwellings and accessory buildings shall comply with Table R302.1.
o The exceptions do not limit the amount of dwellings on a lot.
o Table R302.1 does not limit the amount of dwellings on a lot.
R302.3&4 Regulate the separation between the units, but not between the building and other buildings.
R311 Regulates means of egress, and describes it as being directly to a public way or to a yard or court that opens to a public way, but does not require lot lines.
o A Court is defined as “A space, open and unobstructed to the sky, located at or above grade level on a lot and bounded on three or more sides by walls or a building.”
o A Yard is defined in Chapter 2 as “An open space, other than a court, unobstructed from the ground to the sky, except where specifically provided by this code, on the lot on which a building is situated.”
o Public way is defined as “Any street, alley, or other parcel of land open to the outside air leading to a public street, that has been deeded, dedicated, or otherwise permanently appropriated to the public for public use and that has a clear width and height of not less than 10 feet.”
2020 Florida Statute 633.208 ( https://m.flsenate.gov/statutes/633.208 ) item 8 states that the Florida Fire Prevention Code does not apply to one- and two-family dwellings, but a local government can require them as long as an economic cost and benefit report is provided by the local government.
2020 Florida Statute 633.208 ( https://m.flsenate.gov/statutes/633.208 ) item 9 does not allow a requirement for fire sprinklers without specific infrastructure or other tax or fee allowances or waivers […] that reasonably approximate the cost of the purchase and installation of a fire protection system.
2020 Florida Statute 633.208 ( https://m.flsenate.gov/statutes/633.208 ) item 10 does not allow a requirement for fire sprinklers just because a property is a rental property.
|
|
|
