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Codes & Tiny Houses

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Presentation given at the 2016 Florida Tiny House Festival about Zoning and Building Codes as they apply to Tiny House on Foundation construction.

Publié dans : Immobilier
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Codes & Tiny Houses

  1. 1. Codes & Tiny Houses An Intro for Florida
  2. 2. Presented by Jo-Anne Peck FL CBC 1258207
  3. 3. Codes Zoning Design Review Building Also, check to see if your neighborhood has HOA restrictions
  4. 4. Zoning vs. Building Code Zoning Code Established locally Varies from town to town, lot to lot WHAT you can build (type) Quality of Life Looks may matter Building Code Established by state statute Statewide HOW to Build Focuses on Life Safety Issues Looks don’t matter
  5. 5. Zoning Code ● Type/ Use ○ Residential, multi-family, commercial, industrial, etc. ● Siting ○ Lot size ○ Setbacks ○ Lot Coverage ○ Parking requirements ● Size constraints ○ Minimum Size ○ Maximum size ○ Height ● Accessory Dwelling Units (ADU) ○ Kitchen/ other requirements ● Tiny Houses on Wheels (THOW) ○ RV regulations ○ Mobile home ● Variances
  6. 6. Building Code ● Set by State and adopted by Local Government ● Patterned after ICC Code but modified for FL ● Updated every 3 years (June 2015 last update) ● Code Books ○ 2010 Florida Building Code: Building ○ 2010 Florida Building Code: Residential ○ 2010 Florida Building Code: Existing Building ○ 2010 Florida Building Code: Plumbing ○ 2010 Florida Building Code: Fuel Gas ○ 2010 Florida Building Code: Mechanical ○ 2010 Florida Building Code: Test Protocols ○ 2010 Florida Building Code: Accessibility ○ 2010 Florida Building Code: Energy Conservation ● AVAILABLE ONLINE or buy the books/ subscription
  7. 7. Building Code ● Establishes Building Departments ○ Building Official ○ Permits ○ Inspections ● Life Safety issues ○ Structural ■ Foundation ■ Structural System ■ Wind Loads ○ Egress ○ Fire Spread/ Noxious Fumes ○ Health ■ Light ■ Ventilation ■ Sanitation
  8. 8. Permits Who can pull a permit? Homeowner Licensed & Insured Contractor with WC coverage What you need for a permit? Application Form Drawings: site plan, floor plan, elevations, sections, floor and roof framing, foundation, electrical, plumbing, AC The purpose of drawings is to show code compliance Anyone can draw residential plans Engineered or Prescriptive Design
  9. 9. Design Items ● Structure ○ Meet wind load requirements ■ Wind Speed Map ■ Continuous Load Path ○ Support Dead Loads ○ Support Live Loads ● Materials ○ Florida Product Approvals ○ Size of members, spacing of reinforcing ○ Siding, sheathing, exterior materials, window and doors ■ Components and cladding ○ Salvaged materials ○ Interior finishes - structural and flame spread
  10. 10. SIZE and Building Code ● Room Dimensions - Total size not given ○ One habitable room 120 sf ■ Baths, closets, hallways & utility rooms not habitable ○ Other habitable rooms 70 sf min., no dimension less than 7’ ■ Exception - kitchen can be 50 sf
  11. 11. SIZE and Building Code ● Square footage doesn’t count if sloped ceiling area less than 5’ in height ● 7’ minimum ceiling height in habitable rooms ● Bathroom minimum 6’-8” ceiling height over fixtures, hallways, laundry rooms ○ Obstructions (pipes, ducts, beams) no lower than 6’-4”
  12. 12. Stairs ● Max 7-¾” high riser ● Min 10” tread depth ● Minimum 6’-8” headroom ● Minimum 3’ wide ● Landing at top and bottom (3’x3’) ● No taller than 12’ without a landing ● Light switch at top and bottom ● Handrails/ guardrails required ● No open treads
  13. 13. Plumbing Code ● Kitchen Sink, Toilet, Lavatory, Tub/ Shower Req’d ● Must be attached to approved water supply & disposal ● Must have hot and cold ● Must meet minimum fixture clearances
  14. 14. Egress 32” wide clear door opening, 6’-6” minimum height Must have a landing=width of door x 36” Exception for under 400 sf from width and height requirements Bedroom Emergency Escape Exit Window or doors with clear opening min. 5.7 sf opening directly to exterior Min. 24” high, min width 20” opening Sill no more than 44” above floor
  15. 15. Other Items Natural Light Ventilation Insulation HVAC Smoke Alarms Safety Glazing Hurricane Shutters Termite Treatment
  16. 16. The Building Official has the Final Say

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