Construction type is based on what the 'allowed' construction for given
building depending on its proximity to other buildings, its occupancy
and use. This sometimes has nothing to do with how a building is
That said, in FBC- Residential Code 2004, single family homes are
construction VB, though there is a limit to number of stories, which I
don't recall if it's 2 or 3 (and I don't have the code books with me).
It depends on the use of the home as well. If a single family home is
used as a daycare with occupancy above 5, it falls under FBC. There are
other use situations for a single family home that would force it to
comply with FBC rather than FRC.
The house were working on sits on a 22,300 sf lot and is about 8000sf. I
haven't spoken to the plans reviewer yet, but the expeditor is insisting
that FBC somehow applies even when less than 3 stories. Current zoning is
being modified here to limit single family to 2 floors.
Before begining any addition or new building in Miami Beach we require a
survey with topographic data and a soils report with foundation
recommendations. We're doing an addition right now where the existing 1936
house in on 10x24" footings. The soils report shows organics 5' down and
recommends piles. The reports usually give depths for 12 and 14" piles,
along with data for pils and helicals. Then we have to have 3 copies of the
special inspector forms from the geotechnical engineer. Even though the pile
installers provide the forms with their permit. But we don't get our permit
unless we say the geotech wil do the inspection. Where's the logic there?
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