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Zero lot line

K

knightj

Member
Joined
Jul 21, 2011
Messages
22
Location
Winchester VA
Developer wants to build office building on a vacant lot. height and area, type of construction all ok. Because of the size of the lot developer want to build to the property line, no openings in the new building against the lot line. Here is the rub, existing building sits between 12" and 4" from the line and has about 15% openings in the wall. the existing building is about 80 years old and located in the historic district. Historic concerns aside, any comments? By the way the new building will be one story taller. 2009 VCC.
 
Does the new building need to comply with any restrictions or requirements to maintain the historical integrity of the district?
 
Zoning Issues - building set back line, utility easement? What do the neighbors think?

Please clarify - you mention a vacant lot but then mention an 80 year old building. Do you mean tear down the unoccupied 80 year old building to create a vacant lot?

Fire rated wall required on lot line.
 
USBC 116.4 The existing building can continue to be in compliance without alterations and change of occupancy. It is my interpretation of the USBC 117.2 where the existing building has the property line relocated or moved can use the code that was in effect at the time the certificate of occupancy issued.

For new construction that would have an exit discharge in accordance to 1027.3 adjacent to this line I require a 10 ft. high fire barrier wall or equivalent in lieu of protection that is not provided from the existing building on the other property.

Francis
 
JP, The only historic requirment is the exterior apperance.

Mech, The new building will be located on the vacant lot and back up to the side of the 80 year old building with a 4" to 12" seperation.

Francis, The exit discharge(s) will be located at each end and at the front of the structure.

Please note the rear wall of the new building will be constructed with a 2 hour seperation with no openings.

This is a corner lot.
 
I'm not sure how you can keep a property owner (new) from constructing a legally permissable building on his property because of an existing non conforming condition in the existing building. Are there any restrictions filed on record for the property the new building will sit on?
 
Agree with Coug Dad, except that if the neighborhood is considered historic (local, regional or National Register Historic District) then the newly proposed development must be compatible with the existing neighborhood as a whole. This would be an issue for your planning department. The train of thought is this: the new building would have a cultural "environmental impact" if it rendered the neighbor's existing building non-usable from a building code standpoint.

On the other hand, you'll want to be sure that the historic neighbor's building is legally allowed to be there, either because you have a record of permits or some type of "grandfather" policy when permits aren't available on old nonconforming buildings.
 
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