Exterior Balconies along a water way.

[Ryan Schultz]

Per 1027.3 (2009), in the following condition illustrated below, if there is a river at the lot line, can the exterior balcony have a 0ft setback?

This assumes that a new building will never be built on the river side.

 

[mtlogcabin]

Will there be a docking of boats adjacent to the balcony?

 

[Francis Vineyard]

mtlogcabin, what an astute perception!

In reference to the fire separation distance at what point would the river (or a lake) be considered a public way and use the open space for building area increase?

 

[cda]

Depends on who owns the water ??

 

[Ryan Schultz]

In this particular case, it's a non-navigable waterway that is state owned.

 

[tmurray]

I would be hesitant unless it was a protected waterway.

 

[Francis Vineyard]

From personal experience; a property line used to run down the center of the river, after a flood the river moved across the property lines and we now have property lines across dry land.
Though prohibited to build in flood ways and buffers we can now cross the river and have camp fires at the neighbor's property line.

Your AHJ results may be different.

 

[cda]

Plus state ownership plus the corp of engineers plus covenants plus

 

[JCraver]

Plus state ownership plus the corp of engineers plus covenants plus

Plus the EPA, and the insane Waters of the US rules...

But short of all that, I think this will depend more on your zoning code than your building code.

 

[sergoodo]

It is a public R.O.W., you can build right up to the ROW with no requirement for protection. Cars, boats, R.V. can pull right up to the building.

 

[north star]

@ ~ @ ~ @

R. Schultz,

In your diagram, there is a line indicating an Egress Path out
onto the Exterior Balcony, and then down some stairs.
QUESTION # 1: Does this particular Egress Path lead to the
Public Way [ RE: `09 IBC, Section 1027.6 ], and will it be
fully ADA compliant ? ].
QUESTION # 2: Is the Exterior Balcony a public space ?

Thanks !

@ ~ @ ~ @

 

[steveray]

I thought there used to be some language about "a lot that could be built on" but it is certainly not there now...That river could be under a building in another 100 yrs...

 

[Ryan Schultz]

For what it's worth, the local AHJ (Wisconsin) confirmed the deck could be built up to the lotline.