Fire separation- projection or not-

[kas]

Project is in New York State and is a 3-story R-2 condo with 5A sprinkled construction. Five dwelling units will be multilevel with firewalls between.

Proposed- building is on lot line. There are exterior decks at the second and third floors that extend 5'4" from lot line to exterior wall between deck and unit. The firewalls are 17'10" apart and extend to lot line.

Initial read was that the decks were projections and the whole set up needed to be moved away from the lotline.

704.2 Projections. Cornices, eave overhangs, exterior balconies and similar projections extending beyond the floor area shall conform to the requirements of this section and Section 1406.

A proposal was made to add a roof over the top deck and add sprinklers. The decks are then internal to the structure and just happen to be open air. The decks will be constructed as part of the flr or clg and the exterior enclosure between deck and unit will have the appropriate openings for its distance from the lotline. (There are a whole lot of issues- thermal envelope - waterproofing )

Questions-

What is the exterior wall?

If the exterior wall is now at lot line, it can not have openings to the inside. So the 17'10" wide by 9' tall deck opening seems to be not permitted.

TABLE 704.8 MAXIMUM AREA OF EXTERIOR WALL OPENINGS

Can the firewalls extend to the lot line be the vertical component of the exterior wall?

Is this feasible?

 

[cda]

Well welcome

May have a few answers tommorow, but some may have taken the week off

 

[cda]

It an Ibc expert, but do not think an overhang/ roof makes an exterior patio,,, internal

Might read through some of this commentary, to see if it helps you

http://publicecodes.cyberregs.com/icod/ibc/2009f2cc/icod_ibc_2009f2cc_7_sec005.htm?bu2=undefined

 

[mtlogcabin]

They need to be rated

2012 IBC

1406.3 Balconies and similar projections.

Balconies and similar projections of combustible construction other than fire-retardant-treated wood shall be fire-resistance rated where required by Table 601 for floor construction or shall be of Type IV construction in accordance with Section 602.4. The aggregate length of the projections shall not exceed 50 percent of the building’s perimeter on each floor.

Exceptions:

1. On buildings of Type I and II construction, three stories or less above grade plane, fire-retardant-treated wood shall be permitted for balconies, porches, decks and exterior stairways not used as required exits.

2. Untreated wood is permitted for pickets and rails or similar guardrail devices that are limited to 42 inches (1067 mm) in height.

3. Balconies and similar projections on buildings of Type III, IV and V construction shall be permitted to be of Type V construction, and shall not be required to have a fire-resistance rating where sprinkler protection is extended to these areas.

4. Where sprinkler protection is extended to the balcony areas, the aggregate length of the balcony on each floor shall not be limited.

 

[JBI]

kas, Have you contacted your regional rep for assistance yet?