ETThompson
SAWHORSE
Hi
(Some of you may have seen questions about this building before in previous posts...)
We have a 7-Story, R-2 residential apartment building. Podium approach 510.2, with a 2-story, 20' high IA podium. 5 levels of apartments above, construction type IIA.
The top floor (Level 07), is set back on one side (the east, although the second roof amenity is actually on the west), so that level does not occupy the full floor plate. This is to make way for several roof terraces. We have two that are small amenity space (small enough that we are accessory - would be A-3 but can be grouped due to size with the overall R-2). The apartments on this floor also have large outdoor private terraces.
My main question is how are these terraces viewed by the code, and is there any special implication of this setback - other requirements not in the basic points noted below.
Do the roofs under these terraces still fall under the roof rating (1 hour for IIA)? The fact that they are adjacent to an exterior wall does not impact this?
Likewise is there any implication to the set back exterior wall? Those also have to be 1 hour for IIA, is there any requirement beyond that because it is over / adjacent to a roof terrace?
Finally, because we are set back (and thus further from the no-build easement we have on the east for fire separation), can we use the higher dimensions to allow higher percentages of openings at those facades (though really, since we're more than 20', sprinkelered and unprotected, we have unlimited anyway).
I don't see anything in exterior walls or roof sections of the code that seems to override any of these.
Thanks
(Some of you may have seen questions about this building before in previous posts...)
We have a 7-Story, R-2 residential apartment building. Podium approach 510.2, with a 2-story, 20' high IA podium. 5 levels of apartments above, construction type IIA.
The top floor (Level 07), is set back on one side (the east, although the second roof amenity is actually on the west), so that level does not occupy the full floor plate. This is to make way for several roof terraces. We have two that are small amenity space (small enough that we are accessory - would be A-3 but can be grouped due to size with the overall R-2). The apartments on this floor also have large outdoor private terraces.
My main question is how are these terraces viewed by the code, and is there any special implication of this setback - other requirements not in the basic points noted below.
Do the roofs under these terraces still fall under the roof rating (1 hour for IIA)? The fact that they are adjacent to an exterior wall does not impact this?
Likewise is there any implication to the set back exterior wall? Those also have to be 1 hour for IIA, is there any requirement beyond that because it is over / adjacent to a roof terrace?
Finally, because we are set back (and thus further from the no-build easement we have on the east for fire separation), can we use the higher dimensions to allow higher percentages of openings at those facades (though really, since we're more than 20', sprinkelered and unprotected, we have unlimited anyway).
I don't see anything in exterior walls or roof sections of the code that seems to override any of these.
Thanks
