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  1. fj80

    Is There a Maximum Number of Bedrooms Allowed?

    Yeah, however, The code section you're quoting is from the IRC, but we are using the Virginia Residential Code which has no such wording under the scoping section that limits the number of bedrooms or guestrooms.
  2. fj80

    Is There a Maximum Number of Bedrooms Allowed?

    Where does the IRC state the limitations on number of bedrooms (or sleeping units)? Thanks.
  3. fj80

    Is There a Maximum Number of Bedrooms Allowed?

    2015 IRC Does the IRC limit the number of bedrooms allowed in a single-family home? We are proposing to expand an existing single-family home to become a Bed and Breakfast with 10 bedrooms, which is allowed by the local zoning code by way of a minor special exception. But in the special...
  4. fj80

    Minimum Hallway Width Inside an Apartment?

    Totally agree. All the corridors are 4' or wider, except one spot from foyer to kitchen that is bottlenecked at 32" wide for about 14" along the path of travel. Would there be a code exception for this situation similar to how the ADA allows the width to narrow for short stretches along the path...
  5. fj80

    Minimum Hallway Width Inside an Apartment?

    Perfect, thank you.
  6. fj80

    Minimum Hallway Width Inside an Apartment?

    2015 IBC. Renovation of the interior of a single condominium residential unit in a high-rise tower. Unit is not required to be an Accessible Type A or Type B unit. What is the minimum clear width of hallways WITHIN the unit? Which code section speaks to this?
  7. fj80

    Exceptions to Sprinklers For Two-Unit Apartment Addition?

    It does not.
  8. fj80

    Exceptions to Sprinklers For Two-Unit Apartment Addition?

    A two-unit apartment addition has to be considered R-3 and not R-2? I thought apartments were always R-2 per the description in 310.4, but now I see it says "more than two dwellings..."
  9. fj80

    Exceptions to Sprinklers For Two-Unit Apartment Addition?

    2015 IBC. Planning an addition to an existing building. Existing building is 1,254 s.f. office, use group B. Owner wants to add two one-bedroom apartment units to the back of the building (R-2)1,474 s.f. Per Section 903.2.8 it appears fire sprinklers are required, regardless of how small the...
  10. fj80

    Exceptions to Sprinklers For Two-Unit Apartment Addition?

    2015 IBC. Planning an addition to an existing building. Existing building is 1,254 s.f. office, use group B. Owner wants to add two one-bedroom apartment units to the back of the building (R-2)1,474 s.f. Per Section 903.2.8 it appears fire sprinklers are required, regardless of how small the...
  11. fj80

    Maximum Size Penetration in Rated Concrete Floor

    2015 IBC Renovation to an existing condo in a high-rise tower. Original construction is Type II-A and use is R-2. An existing bathtub was removed and a new tile shower is to be installed in same place. When tub was removed it revealed a 6"x12" opening in the concrete slab for the waste line...
  12. fj80

    Does a Stair with only Two Risers Require a 3' Landing?

    IRC 2015 I'm renovating a house where the client wants to add a bedroom to the second story, on top of an existing bedroom at the first story. Only problem is the existing bedroom floor and ceiling do no line up with the existing floor and ceiling of the rest of the house. They are about 11"...
  13. fj80

    Max. Riser Height For Deck on Commercial Building?

    Yeah, I meant depth. But riser height is the question.
  14. fj80

    Max. Riser Height For Deck on Commercial Building?

    2015 IBC. What's the maximum riser height allowed for steps on a deck on the side of an existing commercial building? Steps will go from edge of deck down to ground. We want to create wide treads (about 18" wide) so that people can sit on them almost like bleachers. Does it fall under Section...
  15. fj80

    2015 IBC - Allowable Areas Still by Story?

    Ok, so I only see reference to "building" area now and no longer any reference of "per story." thanks.
  16. fj80

    2015 IBC - Allowable Areas Still by Story?

    Doing my first building under 2015 IBC, and I notice that Table 506.2 Allowable Area Factor does not seem to state that the areas indicated are by story. Is it still per story? Does it state this somewhere?
  17. fj80

    Restrooms Required for Small Retail Spaces w/ Unknown Tenants?

    I think it would be very difficult to do leave outs in the right place since we don't know who will move in nor how much space they want. Interesting approach to provide no restrooms and just get a certificate of completion but no certificate of occupancy. Can you get a certificate of occupancy...
  18. fj80

    Restrooms Required for Small Retail Spaces w/ Unknown Tenants?

    2015 IBC, 4-story mixed-use podium building: ground floor retail and 3 floors of apartments above. Ground floor will be approximately 110'x70' and built out as one large space with ability to divide it into 5 smaller spaces depending on how much space the future tenants want. There is potential...
  19. fj80

    Do Fire-Rated Exterior Walls Need to Wrap Corners of Building?

    2015 IBC, Table 602, 4-story building with ground floor retail and 3 stories of apartments above. Rectangular building with two opposite side walls right on the property lines, and the front and rear walls have more than 30' separation. First floor is Mercantile use, so 2 hour rated side walls...
  20. fj80

    Are Any Type "A" Units Required With Less Than 20 Units Total?

    I talked to ICC and they said the code is very clear that if there are less than 20 dwelling units in R-2, then no Type A Units are required.
  21. fj80

    Are Any Type "A" Units Required With Less Than 20 Units Total?

    2015 IBC. Planning a 4-story, mixed-use building with ground floor retail and three stories of residential (condo) units above. Total of 18 residential units. Section 1107.6.2.2.1 Type A Units states: "In Group R-2 occupancies containing more than 20 dwelling units or sleeping units, at least 2...
  22. fj80

    Where Are Accessible Parking Detailed Requirements?

    Great question. I think your interpretation could be correct as the definition of "Facility" in Chapter 2 is fairly broad: "All or any portion of buildings, structures, site improvements, elements and pedestrian or vehicular routes locate on a site." It also seems in the spirit of the code to...
  23. fj80

    Where Are Accessible Parking Detailed Requirements?

    Excellent, thank you. Missed that Section 1101.2.
  24. fj80

    Where Are Accessible Parking Detailed Requirements?

    Or does the code not require certain dimensions for accessible parking?
  25. fj80

    Accessible Stair Width - To Handrail vs. To Wall

    In my case the building will have two egress stairs that are accessible stairs.
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