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Determining Type of Construction for permitting

Thanks everyone for the input. It seems I can't get a solid and consistent answer here. There are some issues that are related to the original post about an unfinished parking level in a HVHZ being counted as a story (search for it). In our case the BO is stating it is, even though its not structural, not enclosed, non-habitable and can only be used for parking - and also it has to be non-re-enforced and saw cut so its frangible. The 2 neighboring BO's agree with our position - that the lower level does not count since there is the requirement to elevate. Many factors going on here. IF, the house can be permitted as a Type-I (A or B), I can then separate the parking as an S-2 and the residence as a R-3 and because of construction type, it separates the garage and the residence above in both occupancy and as separate buildings. In reality, the Group R-3 can be of any type above the Group S-2 parking so long as the S-2 is of Type-1. As long as the height does not go above the threshold limit of 50' (FL), then the 4 stories (FL threshold says anything over 3 stories) are counted separate and therefore its a 1 story parking garage and a 3 story residence. (NOT a 4 story building) This was already stated on a Binding Determination in 2008.

I know - you guys are saying to yourselves - WHY would anyone go to the expense of building a SFR to Type-I codes. The simple answer is - I want to. Our street lost 9 homes to Hurricane Dennis and Ivan. Concrete and Steel are the way to go, and if Im paying for that - then why not spend the extra few $$ - without being forced to by some threshold requirement (that also requires other $$ costs) - and build me a house that should last no matter what. And Yes, we are using blast-proof glass in the windows that face the water just in case you wondered.
 
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Thanks CDA for all your input - you are very active in the forum and I truly appreciate your responses. A consultant is on order if the BO doesn't agree with what we sent them today.

I know - the struggle is real.

Thanks again to all that responded. I do appreciate everyones time.
 
I agree with you build it out of concrete

I am in toronado land, some hurricane,

And I see houses wiped clean.

Either move or build to conditions. Houses are not cheap and a pain to rebuild
 
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