昇麗哉幣摺飢罵鯉憩畿脚習掃 1:柵癬」:l:

BCAB
TECHN:CAL ADV:SORY
:ssued on 6‐ 26-2015
by Building Code Advisory Board
Buldino Code Advisorv Board of Palm Beach Countv
Subject: Zero Lot Line Construction and the Florida Building Code,
5th
Edition (2014)
This technical advisory is established to clarify the applicable regulations in the Florida Building
Code, 5th Edition (2014), that pertain to zero lot line residential development.
1. Pursuant to the authority contained in Chapter 553.775, Florida Statutes, and Sections 104.1
and '104.1 1 of the Florida Building Code, 20'1 0 and 20'14 Editions, the definition of the word lot as
defined in Section R202 of the Florida Building Code, 5th Edition (2014), shall be interpreted to
include a platted master-planned subdivision of land, with recorded lots designed for zero lot line
homes, which include wall maintenance and roof overhang easements along with deed restrictions
prohibiting construction (excluding projections and overhangs) in the ten ('10) foot minimum
permanently reserved open space between buildings.
2. ln accordance with the previously stated interpretation of the term lot as described in Section 't
(above), the fire separation distance as defined in Section R202 FBC 5th Edition, for structures
located on the same lot shall be considered to be to an imaginary line between two buildings on
the lot as stated in option number 3.
3. Using the definition of fire separation distance described in Section 2 (above), placing the
imaginary line midway between the two structures, Section R302.1 and Table 302.1(1) of the FBC
Sth Edition allow the exterior walls on both structures adjoining the ten (10) foot permanently
reserved open space to be non-fire-rated with unlimited openings, based upon a five (5) foot fire
separation distance. Overhangs projecting into the five (5) foot fire separation distance are
required to be fire rated for one (1) hour exposure from the underside.
4. However, pursuant to Section 104.|"l of the FBC sth Edition, as an alternate method to the
allowable methodology described Section 3 (above), the developer may elect to voluntarily provide
a fire rating on the exterior wall located directly on the zero lot line of one (1) hour, with no
openings allowed, while also providing fire rating on the underside of the overhang above the rated
wall as an "alternate method" to allow elimination of the fire rating requirement on the underside of
the overhang on the non-zero wall ofthe adjacent structure opposite the permanent open space.
The BCAB recommends approval of this technical advisory.
For the Building Code Advisory Board,
哉幣摺飢罵鯉憩畿脚習掃1:柵 癬」:l:
昇麗
leir enforcementthroughoutthe County The Act a SO granted Palm
rest ofthe pub‖ c's heanh,safety and general welfare
a33411‐ 2741
Revisedi 4′ 07
U:ヽ Bu‖ dino
561・ 233‐ 5101
FAX 561‐ 233‐ 5020
Adm nistrationヽ わadm nlヽ BCABヽ Technical Adv SOnes、 BcAB‐ Zero Lot L ne Technica Advisorv`2)doc
Excerpts from the Florida Building Code,
Sth
Edition (2014)
PART 2_ADMINISTRATION AND ENFORCEMENT
.."rilr
roo
OUTIES AND POWERS OF BUILDING OFFICIAL
[A] l(N.ll AltenDtive matcrials, design rnd methods of
construction and equipment. The provisions ofthis code
are not intended to prevelt the installation of any material or
to prohibit any design or method of construction not specifically
prescribed by this code, provided that any such altemativc
has been approved. An altemative material, design or
method of constructiot shall be approve d wherc lhe building
oricral finds that the proposed design is satisfactory and
complies with the intent ofthe provisions ofthis code, arld
that the material, method or work offered is, for the purpose
intended, at least the equivalent ofthat prescribed in this code
in quality, skength, effectiveness, Jirc rcsistonce, durability
and safety.
secrroH nzoz
DEFINITIONS
FIRE SEPARATION DISTANCE. The distance measuted
Fom the building face lo one ofthe following:
1. To the closest interiot lot line; ot
2. To the centerline ofa stleet, an alley or public way; or
3. To an imaginary line between two buildings on the /ol.
The distance shall be measured at a right angle Aom the
face ofthe wall.
LOT. A portion or parcel ofland considered as a unit.
LOT LINE, A line dividing one ,/or from another, or from
a
street or any public place.
secrrJrl
nsoz
FIRE.RESISTANT CONSTRUCTION
R302.1 Exterior walls. Construction, projections, openings
and penetmtions of erterior wolls of dwellings and accessory
buildings shall comply with Table R302.1(l); or dwellings
equipped throughout wilh ut automatic spinHer system
installed in accordance with Section P2904 shall comply
with Table R302.1(2).
Exceptions:
l. Walls, projections, openings or penetrations in walls
perpendicular to the line used to dotermine therre
separalion distafice.
2. Walls of dwellings urd qccessory structure.t located
on the same /ol.
3. Datached tool sh€ds and storage sheds, playhouses
and similar structures exempted from pemits are
not required to provide wall protection based on
location on rhe /or. Projections beyond the errerior
vall shall not extend ovet tha lot lihe.
4. Detached garages accessory to a dwel/ing located
within 2 feet (610 mm) ofa /o, /ize are permitted to
have roofeave projections not exceeding 4 inches
(102 mm).
5. Foundation vents installed in compliance with this
code are permitted.
6. Screen enclosue walls ofinsect screening with a
maximum of25-percent solid flexible finishes.
Legislature, at the request of the
Act of the
Board of Palm Beach County was created by a
es
The
purpose
ofthe
Boad
is
to
advise
the
Board
of County Commissioners and
bunding code enforcement and construction indust“
of buildins codes a;d their enforcement throushout the county. rhe Acr atso sranted Palm
welfare.
safety and general welfare'
cod;s, in the interest of the publics health, safetv
buildinq coo-es'
uurtding
narni County
corrntv special
sneciat powers
oowerJ concerning
concerninq building
Beach
iWest pitm
334,tt-2741 561-233-5101 . FAx 561-233-5020
Building Code
i"u';;;;;;;;;;;;;s;;
;;i6
;;;;;;;;;;nce;in!
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Beach, Ftorida
Revisgd;4/07
U:\BuildinoAdministration\badminl\BcAB\TechnicalAdvisories\BcAB.zeroLotLineTechnicalAdvisorv(2),doc
TABLE R302.1(1)
EXTER:OR WALLS
MilllMuM
EXTER10R WALL ELEMENT
FIRE‐ RES:STANCE
Fuc-resistalcc ratcd
WJIs
PrOICCt1011S
Nor fue{esistaDcc rared
Not allowcd
Op€oiD8s
iuwalls
・
≧5
0 horus
I
horu on thc uodcrside
O botrs
NA
5 feet
2:
feer
feet
lo.i
5 feel
≧5 fect
.: 3 feel
2506 nnklluttu of、 噸1l arca
O hollrl
モ11」 initcd
O llotrs
5 fcct
COmpけ ヽ血Sectlon郎 024
": 5 feet
None reqdrcd
5 fect
』
Pcuctradous
M:NI"UM F!RE
SEPARA了10N OISTANCE
I horu-tcstcd in accudme with ASTI'{ E I 19
or L1- 263 *ith oryosure tour botb si&r
Nor fi rt-resista8ce raled
Fire-rcsismocc rared
RA■ NC
3 feet
m.
For sI: I f6t - 30.1.8
N,'A = Not AppEcabl€..
Excerpts from the 2012 lnternational Residential Code Commentary
of County Commissioners and
building codl enforcement and construction industries. T-he purpose of the Board is to advise the Board
The Act also granted Palm
local governmen6 *n""rning tne adopfion of building coaei ana their enforcement throughout the county.
and general welfare.
Beacf, County special powericoncerning building codes, in the interest of thepublic's health, safety
IWest Pilm Beach, Florida 3Y'11-2741 ' 551-233-5101 ' FAX 56t'233-5020
ZSOO Hortn Jo! noaa
Revised: 4/07
-Zero Lot Line Technical Advisorv (2).doc
U:\Buildino Administration\badminl\BCAB\Technical Advisories\BCAB
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n the高
gmoJ welfare
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est ofthe pub c's heatth,safety,and
and general
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