Requirement for party wall?

[Mr Softy]

Looking at a proposed single B-use Type IIB building that stretches over 3 separately owned parcels. The developer controls all the parcels through acquisition of a ground lease for 99 years on all three lots.

Now, the code is clear that IF a fire wall is located on a property line, it is considered a party wall.

But can anyone cite a code section that requires the fire wall/party wall on the interior property line?

I looked at fire separation distance, but we're not talking an 'exterior wall'. So can't go there.

My first reaction was. "Oh, you need a party wall". But upon closer examination, I am not finding it.

 

[Mr Softy]

Sorry.

2009 IBC

 

[JBI]

This could be interesting... Projects I've dealt with involved ownership, not rental, and typically the lots were consolidated.

 

[cda]

Condo rule??

 

[mtlogcabin]

We require them to bind the lots together with a recorded document that list the AHJ as a party to that document. In other words one lot could not be sold without the AHJ approving the sale. Think of it as a re-plat of the existing subdivision without have to go through the long drawn out legal process.

 

[Builder Bob]

I would think that would be a zoning issue

 

[Builder Bob]

alo fire separation issue would come into play

 

[Mr Softy]

Already approved by the BZA

 

[Mr Softy]

alo fire separation issue would come into play

For exterior wall ratings, yes. But, by definition, there is no exterior wall. So how does one enforce a requirement for one?

 

[bhale7wv]

Try Section 705.8 & Table 705.8. There can be no openings into the building within 5' of the property line.

 

[Mr Softy]

Try Section 705.8 & Table 705.8. There can be no openings into the building within 5' of the property line.

That's the exterior wall section. No exterior walls on the internal property lines.

 

[steveray]

That's the exterior wall section. No exterior walls on the internal property lines.

It crosses it, doesn't it?...Not that I think I could really hang my hat on that..

 

[mtlogcabin]

BUILDING LINE. The line established by law, beyond which a building shall not extend, except as specifically provided by law.

Since he has a 99 year lease on 3 adjoining lots then his building line would be the exterior lot lines. Now there are building code and zoning codes that you have to deal with if the lease is broken to assure the building is not divided at the interior lot lines of the parent parcel. Simple recorded document can take care of the building code and zoning requirements to make 3 lots one..

 

[Mr Softy]

BUILDING LINE. The line established by law, beyond which a building shall not extend, except as specifically provided by law.Since he has a 99 year lease on 3 adjoining lots then his building line would be the exterior lot lines. Now there are building code and zoning codes that you have to deal with if the lease is broken to assure the building is not divided at the interior lot lines of the parent parcel. Simple recorded document can take care of the building code and zoning requirements to make 3 lots one..

Thanks Insp. Cabin! That's very helpful, actually, in putting together the code justification.

By law could refer to the binding lease agreement on the parcels, or perhaps even the BZA approval for the building.