What is the space below the Flood Plain Considered? Is it a story

[liarchitect]

here on long island we are now running into some very interesting code analysis ever since superstorm sandy hi.

Many existing 2 story homes now have to be raised by about 8 feet or so along the south shore, the lowest floor (is it a story) is to be used for parking and incidential storage as permitted by FEMA

Is this home now three stories and require a fire sprinklers because it is 3 stories or is it 2 stories since the lowest level can not be used as habaitable space or any mechanical systems

 

[Frank]

3 stories first floor is used for parking and storage

 

[briankillebrew]

I agree, now is the "1st floor" or ground floor walled in (all sides) or is it open to the elements. If its open then i would not consider it a 1st floor. If its all open then it would be an elevated 2 story house.

 

[SCBO1]

IRC2012 Def: STORY ABOVE GRADE PLANE. Any story having its finished floor surface entirely above grade plane, or in which

the finished surface of the floor next above is:

1. More than 6 feet (1829 mm) above grade plane; or

2. More than 12 feet (3658 mm) above the finished

ground level at any point.

IRC2006 had this also as a third item but was removed from the 2012 code, More than 6 feet above the finished ground level for more than 50 percent of the total building perimeter.

IRC2009 ?

pc1

 

[SCBO1]

Could not find where FEMA uses the word "Story". They use the word "Floor"

pc1

 

[liarchitect]

this is the delema you need to conform to fema, and the definitions are different

 

[north star]

+ + +

In dealing with FEMA, definitions should be very specific,

and all parties should be clear on the requirements.

They can make your life very difficult if you/they do

not follow their requirements, and all correspondence

should be WELL DOCUMENTED ON COMPLIANCE.

IMO, ...you have a 3 story structure with the 1st floor

being used for parking & storage [ Agree with

**Frank** ] !

- - -

 

[steveray]

Why are spinklers required at 3 stories?

here on long island we are now running into some very interesting code analysis ever since superstorm sandy hi.Many existing 2 story homes now have to be raised by about 8 feet or so along the south shore, the lowest floor (is it a story) is to be used for parking and incidential storage as permitted by FEMA

Is this home now three stories and require a fire sprinklers because it is 3 stories or is it 2 stories since the lowest level can not be used as habaitable space or any mechanical systems

 

[Alias]

From FEMA publication Substantial Improvement/Substantial Damage Desk Reference, 05/2012, pg. 3-14, Table 3-12 :

"Story - Not used in the NFIP regulations. "Lowest Floor" means the lowest floor of the lowest enclosed area (including basement). An unfinished or flood damage-resistant enclosure, usable solely for parking of vehicles, building access, or storage in an area other than a basement area is not considered the buildings lowest floor; Provided, that such enclosure is not built so as to render the structure in violation of the applicable non-elevation design requirements of Section 60.3.

So, I would say 3 stories because of the way the FEMA Table defines 'Lowest Floor'.

Sue

Clear as mud in my opinion.

 

[Robert Ellenberg]

Qualifications for answering the question: I am a designer, a contractor and a certified flood adjuster for over 20 years.

Areas that have flood insurance (definitely along the coastal areas of Long Island) must have there own requirements that are part of their local regulations for reducing flood risks. They have minimum requirements the local governing body must adopt but it is local laws--not FEMA. The local jurisdiction must determine if a property is substantially damaged by their standards (damaged by any cause, flood, fire, wind, etc.). If so, the property must be brought into compliance with current regulations which includes defining at what level the first finished floor must be built/elevated to. This elevation IS determined by FEMA maps that predict the probability of flooding.

There is a lot of "flexibility" in determining what is substantially damaged and must be elevated, determining on the community enforcement. IF it must be elevated, then there are regulations on what can and cannot be located below that elevated finished floor and what will be covered by flood insurance in the event of a loss.

Hope this helps.

 

[jar546]

The local, FEMA required flood plane ordinance may contain your answer as they are often more restrictive than FEMA's. I assume the structure in question was deemed substantially damaged by the flood plane manager in writing?