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  1. M

    Attic Area Limitation - Fire suppression system required

    I believe that because our attic area is more than 1/3 of the footprint below, it is actually considered a third floor, thus requiring a sprinkler system
  2. M

    Attic Area Limitation - Fire suppression system required

    I would never say anything cross about a code reviewer ;) They are always right!
  3. M

    Attic Area Limitation - Fire suppression system required

    Just found it! Posting here for future and others' reference. I must have been looking at a different state's IRC amendments, or an outdated version of the IRC when I looked up the definition: https://up.codes/viewer/new_jersey/irc-2018/chapter/2/definitions#2 ATTIC, HABITABLE. An attic that...
  4. M

    Attic Area Limitation - Fire suppression system required

    Hmmm...we aren't increasing the height - the space is existing right now. It already has a full staircase up to it (not a pull-down attic access). It is fully habitable right now, it is just not finished (no sheetrock, lighting, electrical, etc.). We wanted to finish it. It does seem like this...
  5. M

    Attic Area Limitation - Fire suppression system required

    This is the link to the IRC: https://up.codes/viewer/new_jersey/irc-2018/chapter/3/building-planning#3 Here is a link the NJAC (slightly outdated version, I believe): https://www.state.nj.us/dca/divisions/codes/codreg/pdf_regs_former/njac_5_23_6_Nov_5_07.pdf The code section called out in the...
  6. M

    Attic Area Limitation - Fire suppression system required

    Thanks for the code reference. My interpretation of that is that a "habitable attic" is allowed, and is not considered a story counting towards the two story maximum. Our habitable attic meets all the requirements of the definition per R202 [RB] ATTIC, HABITABLE. A finished or unfinished area...
  7. M

    Attic Area Limitation - Fire suppression system required

    Thanks for the feedback - they are occupying the whole house
  8. M

    Attic Area Limitation - Fire suppression system required

    Hello, I'm working on a project under the NJ IRC 2018. It's a historic farmhouse, and it has a below grade basement, two full stories, and a full attic space over the entire footprint. The steep roof pitch allows for almost total occupancy of the attic, with the exception of knee walls along the...
  9. M

    Trellis as Lot Coverage?

    Yep. His word is the final say though, and a zoning appeal will be very difficult and costly to achieve, as we can't show "hardship" per se. So it is what it is!
  10. M

    Licensed Architect vs. Homeowner's "own" plans

    Good point with the online plans! This is for a renovation, so maybe they meant "own plans" in terms of something like this. However, it is strange for me that it would not just be a requirement that all plans need to be signed and sealed by a licensed professional in that state before...
  11. M

    Licensed Architect vs. Homeowner's "own" plans

    What about a licensed architect, but not licensed in that state? What if someone is licensed in New York, wants to do a project in New Jersey. The building department says that the homeowner can provide their "own plans", or the plans of a professionally licensed architect in that state? Do they...
  12. M

    Licensed Architect vs. Homeowner's "own" plans

    Hi all, General question here that I am hoping to get a little better understanding on with how this typically works from building department insiders. I have had a few recent building departments in NJ and VA, among others, tell me that if the homeowner is providing their own plans, then they...
  13. M

    Trellis as Lot Coverage?

    Hi all, I thought I would chime back in here with the results of our process. The Town Inspector disagreed with us, and said it would indeed be counted as roofed area because of the size of the structure and dimension of the timbers. We ended up removing a portion of the timbers in the roof to...
  14. M

    Trellis as Lot Coverage?

    Southampton, NY We are working on a trellis / pool / pool house addition in the Town of Southampton. The question is, does a timber trellis composed of horizontal timbers allowing sun and rain through count towards our lot coverage as "roofed area?" There is no definition for "trellis" in the...
  15. M

    Property Line Fence as Pool Safety Barrier

    Just found an answer. For anyone else looking, see Code Interpretation Number 790 (01/11/99) for NYS Uniform Code Section 720.1: "While section 720.1 (g) permits a wall of a dwelling to serve as part of the enclosure, it does not permit the entire building to be located within the enclosure...
  16. M

    Property Line Fence as Pool Safety Barrier

    Existing single family house on 2 acre lot in Southampton, NY We are proposing a pool and pool house addition. Is it possible to use a property line fence as the pool safety barrier, provided that it meets the physical requirements, all vehicular and pedestrian gates are self-latching, and all...
  17. M

    Pool safety barrier at wetlands

    Just had a meeting with our code consultant for the project. No matter how unrealistic the scenario may be, we still need a pool fence protecting the pool from the ocean. Thanks for all the feedback.
  18. M

    Pool safety barrier at wetlands

    Thanks JBI for the reference - will take a look
  19. M

    Pool safety barrier at wetlands

    hmmm....interesting. Thanks for the replies. I was simplifying things a bit when I said the ocean - it's actually kind of a bay connected to the ocean, so there is no beach at the property or anything like that. The only access to the pool from the ocean would be from a private dock or from a...
  20. M

    Pool safety barrier at wetlands

    Pool in Southampton, NY - Uniform Code Two sides are protected by a house and pool house, the other two are up against a heavily vegetated area and the ocean. Can these natural elements be considered part of the pool safety barrier? Or do you need a fence in between the pool and the...
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