Chapter 3 Building Planning

Buildings and structures, and parts thereof, shall be constructed to safely support all loads, including dead loads, live loads, roof loads, flood loads, snow loads, wind loads and seismic loads as prescribed by this code. The construction of buildings and structures in accordance with the provisions of this code shall result in a system that provides a complete load path that meets the requirements for the transfer of loads from their point of origin through the load-resisting elements to the foundation. Buildings and structures constructed as prescribed by this code are deemed to comply with the requirements of this section.

Exception: Buildings and structures located within the High Velocity Hurricane Zone shall comply with Sections R302 to R327, inclusive and the provisions of Chapter 44, Sections R301.2.5 and R406. In addition, buildings and structures located in flood hazard areas established in Table R301.2(1) shall comply with Sections R301.2.4, R301.2.5 and R322.

As an alternative to the requirements in Section R301.1, the following standards are permitted subject to the limitations of this code and the limitations therein. Where engineered design is used in conjunction with these standards, the design shall comply with the Florida Building Code, Building.

1. AF&PA Wood Frame Construction Manual (WFCM).
2. AISI Standard for Cold-Formed Steel Framing— Prescriptive Method for One- and Two-Family Dwellings (AISI S230).
3. ICC Standard on the Design and Construction of Log Structures (ICC 400).

Buildings shall be constructed in accordance with the provisions of this code as limited by the provisions of this section. Additional criteria shall be set forth in Table R301.2(1).

Figure R301.2(4)A Ultimate Design Wind Speed. Reserved.

Figure R301.2(4)B Regions Where Wind Design is Required. Reserved.

The prescriptive provisions of this code for wood construction, cold-formed steel light-frame construction, and masonry construction shall not apply to the design of buildings where the ultimate design wind speed, V_ult, from Figure R301.2(4) equals or exceeds 115 miles per hour (51 m/s). The prescriptive provisions of this code include the sizing and attachment requirements specified in Sections R502, R503, R505, R602, R603, R606, R802 and R804.

In regions where the ultimate design wind speed, V_ult, from Figure R301.2(4) equals or exceeds 115 miles per hour (51 m/s), the design of buildings for wind loads shall be in accordance with one or more of the following methods:

1. AF&PA Wood Frame Construction Manual (WFCM).
2. ICC Standard for Residential Construction in High-Wind Regions (ICC 600).
3. ASCE Minimum Design Loads for Buildings and Other Structures (ASCE 7).
4. AISI Standard for Cold-Formed Steel Framing— Prescriptive Method For One- and Two-Family Dwellings (AISI S230).
5. Florida Building Code, Building; or
6. The MAF Guide to Concrete Masonry Residential Construction in High Wind Areas shall be permitted for applicable concrete masonry buildings for a basic wind speed of 130 mph (58 m/s) or less in Exposure B and 110 mph (49 m/s) or less in Exposure C in accordance with Figure R301.2(4) as converted in accordance with R301.2.1.3.

The elements of design not addressed by the methods in Items 1 through 6 shall be in accordance with the provisions of this code.

Sunrooms shall comply with AAMA/NPEA/NSA 2100. For the purpose of applying the criteria of AAMA/NPEA/NSA 2100 based on the intended use, sunrooms shall be identified as one of the following categories by the permit applicant, design professional or the property owner or owner’s agent in the construction documents. Component and cladding pressures shall be used for the design of elements that do not qualify as main windforce-resisting systems. Main windforce-resisting system pressures shall be used for the design of elements assigned to provide support and stability for the overall sunroom.

• Category I: A thermally isolated sunroom with walls that are open or enclosed with insect screening or 0.5 mm (20 mil) maximum thickness plastic film. The space is nonhabitable and unconditioned.
• Category II: A thermally isolated sunroom with enclosed walls. The openings are enclosed with translucent or transparent plastic or glass. The space is nonhabitable and unconditioned.
• Category III: A thermally isolated sunroom with enclosed walls. The openings are enclosed with translucent or transparent plastic or glass. The sunroom fenestration complies with additional requirements for air infiltration resistance and water penetration resistance. The space is nonhabitable and unconditioned.
• Category IV: A thermally isolated sunroom with enclosed walls. The sunroom is designed to be heated or cooled by a separate temperature control or system and is thermally isolated from the primary structure. The sunroom fenestration complies with additional requirements for water penetration resistance, air infiltration resistance and thermal performance. The space is nonhabitable and conditioned.
• Category V: A sunroom with enclosed walls. The sunroom is designed to be heated or cooled and is open to the main structure. The sunroom fenestration complies with additional requirements for water penetration resistance, air infiltration resistance and thermal performance. The space is habitable and conditioned.

1. The purpose of this section is to provide an alternate method for designing aluminum screen enclosures as defined by the Florida Building Code, permitting the loads of the structural frame to be based on portions of the screen in the screen walls removed, retracted, moved to the open position, or cut. The use of framing materials other than aluminum is allowed in accordance with Section 104.11 of the Florida Building Code, Building. The method applies only to walls and roofs with 100-percent screen.

   1. Screen enclosure frames designed in accordance with the screen removal alternates of this section, shall be designed using signed and sealed site-specific engineering and shall be designed in accordance with the wind load provisions of the Florida Building Code, Building, Section 1609.1.1,
   2. Designs that consider these screen alternates shall comply with Florida Building Code, Building, Section 2002.4 and Table 2002.4, using the 110 mph column as modified by Table 2002.4A with all screen panels in place.
   3. Designs using strength design or load and resistance factor design in accordance with the Florida Building Code, Building, Section 1605.2 or allowable stress design methods of the Florida Building Code, Building, Section 1605.3.1 shall be permitted.
   4. The design shall be by rational analysis or by 3D Finite Element Analysis. Either method will be acceptable.
2. Where screen enclosures are designed in accordance with the screen removal alternates of this section, removable screen may consist of removable panels, retractable panels, or by designating specific screen panels in the design in which the screen is to be removed by cutting the screen. Removable panels shall be removed; retractable panels shall be placed in the retracted position without increasing the load on the affected area. Screen designated in the design to be cut shall be completely cut when wind speeds are forecast to exceed 75 mph.
3. Where screen enclosures designed in accordance with the screen removal alternates of this section serve as the barrier required by Section R4501.17.1, the required minimum height of the barrier shall be maintained when screen panels are retracted, removed, moved to the open position, or cut.
4. Where screen enclosures are designed in accordance with the screen removal alternates of this section, retractable screen panels, removable screen panels, and screen panels identified to be cut shall be clearly identified on adjacent structural members with highly visible permanent labels, at each panel, or by other means approved by the local building department.
5. Where screen enclosures are designed in accordance with the screen removal alternates of this section, the retraction of screen panels, removal of screen panels, or cutting of screen panels shall not require the use of ladders or scaffolding.
6. Engineering documents submitted with building permit applications shall identify the panels to be removed, retracted, opened, or cut.
7. Where screen enclosures are designed in accordance with the screen removal alternates of this section based on removing screen panels by cutting the screen, the contractor shall provide replacement screen for a one-time replacement of all screen and spline designated by the design to be cut.
8. Where screen enclosures are designed in accordance with the screen removal alternates of this section, the contractor shall provide written notice to the owner and the local building code enforcement department that the owner must retract, remove, or cut a panel or panels of the screen enclosure in accordance with the project engineering design or the manufacturer’s instructions when wind speeds are expected to exceed 75 mph.

Exterior glazed openings in buildings located in windborne debris regions shall be protected from windborne debris. Glazed opening protection for windborne debris shall meet the requirements of the Large Missile Test of ASTM E1996 and ASTM E1886 as modified in Section 301.2.1.2.1, TAS 201, 202 and 203, or AAMA 506, as applicable. Garage door glazed opening protection for windborne debris shall meet the requirements of an approved impact-resisting standard or ANSI/DASMA 115.

1. Opening in sunrooms, balconies or enclosed porches constructed under existing roofs or decks are not required to be protected provided the spaces are separated from the building interior by a wall and all openings in the separating wall are protected in accordance with this section. Such space shall be permitted to be designed as either partially enclosed or enclosed structures.
2. Storage sheds that are not designed for human habitation and that have a floor area of 720 square feet (67 m²) or less are not required to comply with the mandatory wind-borne debris impact standard of this code.

Table R301.2.1.2 Windborne Debris Protection Fastening Schedule for Wood Structural Panels. Reserved.

The text of Section 2.2 of ASTM E1996 shall be substituted as follows:

2.2 ASCE Standard:

ASCE 7-10 American Society of Civil Engineers Minimum Design Loads for Buildings and Other Structures

The text of Section 6.2.2 of ASTM E1996 shall be substituted as follows:

6.2.2 Unless otherwise specified, select the wind zone based on the ultimate design wind speed, V_ult, as follows:

6.2.2.1 Wind Zone 1–130 mph ≤ ultimate design wind speed, V_ult < 140 mph.

6.2.2.2 Wind Zone 2–140 mph ≤ ultimate design wind speed, V_ult < 150 mph at greater than 1 mile (1.6 km) from the coastline. The coastline shall be measured from the mean high water mark.

6.2.2.3 Wind Zone 3–150 mph (58 m/s) ≤ ultimate design wind speed, V_ult ≤ 170 mph (76 m/s), or 140 mph (54 m/s) ≤ ultimate design wind speed, V_ult ≤ 170 mph (76 m/s) and within 1 mile (1.6 km) of the coastline. The coastline shall be measured from the mean high water mark.

6.2.2.4 Wind Zone 4–ultimate design wind speed, V_ult > 170 mph (76 m/s).

Where referenced documents are based on nominal design wind speeds and do not provide the means for conversion between ultimate design wind speeds and nominal design wind speeds, the ultimate design wind speeds, V_ult, of Figure R301.2(4) shall be converted to nominal design wind speeds, V_asd, using Table R301.2.1.3.

For each wind direction considered, an exposure category that adequately reflects the characteristics of ground surface irregularities shall be determined for the site at which the building or structure is to be constructed. For a site located in the transition zone between categories, the category resulting in the largest wind forces shall apply. Account shall be taken of variations in ground surface roughness that arise from natural topography and vegetation as well as from constructed features. For a site where multiple detached one- and two-family dwellings, townhouses or other structures are to be constructed as part of a subdivision or master-planned community, or are otherwise designated as a developed area by the authority having jurisdiction, the exposure category for an individual structure shall be based upon the site conditions that will exist at the time when all adjacent structures on the site have been constructed, provided that their construction is expected to begin within one year of the start of construction for the structure for which the exposure category is determined.

Exception: An intermediate exposure between the exposure categories defined is permitted in a transition zone provided that it is determined by a rational analysis method.

A ground surface roughness within each 45-degree (0.79 rad) sector shall be determined for a distance upwind of the site as defined in Section R301.2.1.4.3 from the categories defined below, for the purpose of assigning an exposure category as defined in Section R301.2.1.4.3.

• Surface Roughness B. Urban and suburban areas, wooded areas or other terrain with numerous closely spaced obstructions having the size of single-family dwellings or larger.
• Surface Roughness C. Open terrain with scattered obstructions having heights generally less than 30 feet (9144 mm). This category includes flat open country and grasslands. This Surface Roughness shall also apply to any building located within Surface Roughness B-type terrain where the building is within 100 feet (30.5 m) horizontally in any direction of open areas of Surface Roughness C- or D-type terrain that extends more than 600 feet (182.9 m) and width greater than 150 feet (45.7 m) in the upwind direction.
• Surface Roughness D. Flat, unobstructed areas and water surfaces. This category includes smooth mud flats, salt flats and unbroken ice.

An exposure category shall be determined in accordance with the following:

• Exposure B. For buildings with a mean roof height of less than or equal to 30 feet (9144 mm), Exposure B shall apply where the ground surface roughness, as defined by Surface Roughness B, prevails in the upwind direction for a distance of at least 1,500 feet (457 m). For buildings with a mean roof height greater than 30 feet (9144 mm), Exposure B shall apply where Surface Roughness B prevails in the upwind direction for a distance of at least 2,600 feet (792 m) or 20 times the height of the building, whichever is greater.
• Exposure C. Exposure C shall apply for all cases where Exposures B or D do not apply.
• Exposure D. Exposure D shall apply where the ground surface roughness, as defined by Surface Roughness D, prevails in the upwind direction for a distance of at least 5,000 feet (1524 m) or 20 times the height of the building, whichever is greater. Exposure D shall also apply where the ground surface roughness immediately upwind of the site is B or C, and the site is within a distance of 600 feet (183 m) or 20 times the building height, whichever is greater, from an Exposure D condition as defined in the previous sentence.

In areas designated in Table R301.2(1) as having local historical data documenting structural damage to buildings caused by wind speed-up at isolated hills, ridges and escarpments that are abrupt changes from the general topography of the area, topographic wind effects shall be considered in the design of the building in accordance with Section R301.2.1.5.1 or in accordance with the provisions of ASCE 7. See Figure R301.2.1.5.1(1) for topographic features for wind speed-up effect.

In these designated areas, topographic wind effects shall apply only to buildings sited on the top half of an isolated hill, ridge or escarpment where all of the following conditions exist:

1. The average slope of the top half of the hill, ridge or escarpment is 10 percent or greater.
2. The hill, ridge or escarpment is 60 feet (18 288 mm) or greater in height for Exposure B, 30 feet (9144 mm) or greater in height for Exposure C, and 15 feet (4572 mm) or greater in height for Exposure D.
3. The hill, ridge or escarpment is isolated or unobstructed by other topographic features of similar height in the upwind direction for a distance measured from its high point of 100 times its height or 2 miles (3.2 km), whichever is less. See Figure R301.2.1.5.1(3) for upwind obstruction.
4. The hill, ridge or escarpment protrudes by a factor of two or more above the height of other upwind topographic features located in any quadrant within a radius of 2 miles (3.2 km) measured from its high point.

As an alternative to the ASCE 7 topographic wind provisions, the provisions of Section R301.2.1.5.1 shall be permitted to be used to design for wind speed-up effects, where required by Section R301.2.1.5.

Structures located on the top half of isolated hills, ridges or escarpments meeting the conditions of Section R301.2.1.5 shall be designed for an increased basic wind speed as determined by Table R301.2.1.5.1. On the high side of an escarpment, the increased basic wind speed shall extend horizontally downwind from the edge of the escarpment 1.5 times the horizontal length of the upwind slope (1.5L) or 6 times the height of the escarpment (6H), whichever is greater. See Figure R301.2.1.5.1(2) for where wind speed increase is applied.

The seismic provisions of this code shall apply as follows:

1. Townhouses in Seismic Design Categories C, D₀, D₁ and D₂.
2. Detached one- and two-family dwellings in Seismic Design Categories, D₀, D₁ and D₂.

The seismic design categories and corresponding short-period design spectral response accelerations, S_DS shown in Figure R301.2(2) are based on soil Site Class D, as defined in Section 1613.3.2 of the Florida Building Code, Building. If soil conditions are other than Site Class D, the short-period design spectral response accelerations, S_DS, for a site can be determined in accordance with Section 1613.3 of the Florida Building Code, Building. The value of S_DS determined in accordance with Section 1613.3 of the Florida Building Code, Building is permitted to be used to set the seismic design category in accordance with Table R301.2.2.1.1, and to interpolate between values in Tables R602.10.3(3), R603.9.2(1) and other seismic design requirements of this code.

Buildings located in Seismic Design Category E in accordance with Figure R301.2(2) are permitted to be reclassified as being in Seismic Design Category D₂ provided that one of the following is done:

1. A more detailed evaluation of the seismic design category is made in accordance with the provisions and maps of the Florida Building Code, Building. Buildings located in Seismic Design Category E in accordance with Table R301.2.2.1.1, but located in Seismic Design Category D in accordance with the Florida Building Code, Building, shall be permitted to be designed using the Seismic Design Category D₂ requirements of this code.

2. Buildings located in Seismic Design Category E that conform to the following additional restrictions are permitted to be constructed in accordance with the provisions for Seismic Design Category D₂ of this code:

   1. 2.1. All exterior shear wall lines or braced wall panels are in one plane vertically from the foundation to the uppermost story.
   2. 2.2. Floors shall not cantilever past the exterior walls.
   3. 2.3. The building is within the requirements of Section R301.2.2.2.5 for being considered as regular.

Average dead loads shall not exceed 15 pounds per square foot (720 Pa) for the combined roof and ceiling assemblies (on a horizontal projection) or 10 pounds per square foot (480 Pa) for floor assemblies, except as further limited by Section R301.2.2. Dead loads for walls above grade shall not exceed:

1. Fifteen pounds per square foot (720 Pa) for exterior light-frame wood walls.
2. Fourteen pounds per square foot (670 Pa) for exterior light-frame cold-formed steel walls.
3. Ten pounds per square foot (480 Pa) for interior light-frame wood walls.
4. Five pounds per square foot (240 Pa) for interior light-frame cold-formed steel walls.
5. Eighty pounds per square foot (3830 Pa) for 8-inch-thick (203 mm) masonry walls.
6. Eighty-five pounds per square foot (4070 Pa) for 6-inch-thick (152 mm) concrete walls.
7. Ten pounds per square foot (480 Pa) for SIP walls.

The seismic provisions of this code shall not be used for irregular structures located in Seismic Design Categories C, D₀, D₁ and D₂. Irregular portions of structures shall be designed in accordance with accepted engineering practice to the extent the irregular features affect the performance of the remaining structural system. Where the forces associated with the irregularity are resisted by a structural system designed in accordance with accepted engineering practice, design of the remainder of the building shall be permitted using the provisions of this code. A building or portion of a building shall be considered to be irregular where one or more of the following conditions occur:

1. Where exterior shear wall lines or braced wall panels are not in one plane vertically from the foundation to the uppermost story in which they are required.

   Exception: For wood light-frame construction, floors with cantilevers or setbacks not exceeding four times the nominal depth of the wood floor joists are permitted to support braced wall panels that are out of plane with braced wall panels below provided that:

   1. Floor joists are nominal 2 inches by 10 inches (51 mm by 254 mm) or larger and spaced not more than 16 inches (406 mm) on center.
   2. The ratio of the back span to the cantilever is not less than 2 to 1.
   3. Floor joists at ends of braced wall panels are doubled.
   4. For wood-frame construction, a continuous rim joist is connected to ends of cantilever joists. When spliced, the rim joists shall be spliced using a galvanized metal tie not less than 0.058 inch (1.5 mm) (16 gage) and 1¹/₂ inches (38 mm) wide fastened with six 16d nails on each side of the splice or a block of the same size as the rim joist of sufficient length to fit securely between the joist space at which the splice occurs fastened with eight 16d nails on each side of the splice; and
   5. Gravity loads carried at the end of cantilevered joists are limited to uniform wall and roof loads and the reactions from headers having a span of 8 feet (2438 mm) or less.

2. Where a section of floor or roof is not laterally supported by shear walls or braced wall lines on all edges.

   Exception: Portions of floors that do not support shear walls or braced wall panels above, or roofs, shall be permitted to extend not more than 6 feet (1829 mm) beyond a shear wall or braced wall line.

3. Where the end of a braced wall panel occurs over an opening in the wall below and ends at a horizontal distance greater than 1 foot (305 mm) from the edge of the opening. This provision is applicable to shear walls and braced wall panels offset in plane and to braced wall panels offset out of plane as permitted by the exception to Item 1.

   Exception: For wood light-frame wall construction, one end of a braced wall panel shall be permitted to extend more than 1 foot (305 mm) over an opening not more than 8 feet (2438 mm) in width in the wall below provided that the opening includes a header in accordance with the following:

   1. The building width, loading condition and framing member species limitations of Table R602.7(1) shall apply; and
   2. Not less than one 2 × 12 or two 2 × 10 for an opening not more than 4 feet (1219 mm) wide; or
   3. Not less than two 2 × 12 or three 2 × 10 for an opening not more than 6 feet (1829 mm) in width; or
   4. Not less than three 2 × 12 or four 2 × 10 for an opening not more than 8 feet (2438 mm) in width; and
   5. The entire length of the braced wall panel does not occur over an opening in the wall below.
4. Where an opening in a floor or roof exceeds the lesser of 12 feet (3658 mm) or 50 percent of the least floor or roof dimension.

5. Where portions of a floor level are vertically offset.

   Exceptions:

   1. Framing supported directly by continuous foundations at the perimeter of the building.
   2. For wood light-frame construction, floors shall be permitted to be vertically offset when the floor framing is lapped or tied together as required by Section R502.6.1.
6. Where shear walls and braced wall lines do not occur in two perpendicular directions.

7. Where stories above grade plane partially or completely braced by wood wall framing in accordance with Section R602 or cold-formed steel wall framing in accordance with Section R603 include masonry or concrete construction. Where this irregularity applies, the entire story shall be designed in accordance with accepted engineering practice.

   Exception: Fireplaces, chimneys and masonry veneer as permitted by this code.

The wind and seismic provisions of this code shall apply to buildings with story heights not exceeding the following:

1. For wood wall framing, the story height shall not exceed 11 feet 7 inches (3531 mm) and the laterally unsupported bearing wall stud height permitted by Table R602.3(5).
2. For cold-formed steel wall framing, the story height shall be not more than 11 feet 7 inches (3531 mm) and the unsupported bearing wall stud height shall be not more than 10 feet (3048 mm).

3. For masonry walls, the story height shall be not more than 13 feet 7 inches (4140 mm) and the bearing wall clear height shall be not greater than 12 feet (3658 mm).

   Exception: An additional 8 feet (2438 mm) of bearing wall clear height is permitted for gable end walls.

4. For insulating concrete form walls, the maximum story height shall not exceed 11 feet 7 inches (3531 mm) and the maximum unsupported wall height per story as permitted by Section R608 tables shall not exceed 10 feet (3048 mm).
5. For structural insulated panel (SIP) walls, the story height shall be not greater than 11 feet 7 inches (3531 mm) and the bearing wall height per story as permitted by Section R610 tables shall not exceed 10 feet (3048 mm).

Individual walls or wall studs shall be permitted to exceed these limits as permitted by Chapter 6 provisions, provided that story heights are not exceeded. An engineered design shall be provided for the wall or wall framing members where the limits of Chapter 6 are exceeded. Where the story height limits of this section are exceeded, the design of the building, or the noncompliant portions thereof, to resist wind and seismic loads shall be in accordance with the Florida Building Code, Building.

The minimum uniformly distributed live load shall be as provided in Table R301.5.

The roof shall be designed for the live load indicated in Table R301.6 or the snow load indicated in Table R301.2(1), whichever is greater.

The allowable deflection of any structural member under the live load listed in Sections R301.5 and R301.6 or wind loads determined by Section R301.2.1 shall not exceed the values in Table R301.7.

All exterior wall coverings and soffits shall be capable of resisting the design pressures specified for walls for components and cladding loads in accordance with Table R301.2(2) as modified by Table R301.2(3), Manufactured soffits shall be tested at 1.5 times the design pressure.

Construction, projections, openings and penetrations of exterior walls of dwellings and accessory buildings shall comply with Table R302.1.

Table R302.1(1) Exterior Walls. Reserved.

Table R302.1(2) Exterior Walls—Dwellings with Fire Sprinklers. Reserved.

Each townhouse shall be considered a separate building and shall be separated by separate fireresistance rated exterior wall assemblies meeting the requirements of zero clearance from property lines of Section R302.1 for exterior walls.

Exception: A common 2-hour fire-resistance-rated wall assembly tested in accordance with ASTM E119, UL 263, or in accordance with the Florida Building Code, Building Section 722 is permitted for townhouses if such walls do not contain plumbing or mechanical equipment, ducts or vents in the cavity of the common wall unless such materials and methods of penetration comply with Section R302.4. The wall shall be rated for fire exposure from both sides and shall extend to and be tight against exterior walls and the underside of the roof sheathing. Electrical installations shall be installed in accordance with Chapters 34 through 43. Penetrations of electrical outlet boxes shall be in accordance with Section R302.4.

Parapets constructed in accordance with Section R302.2.3 shall be constructed for townhouses as an extension of exterior walls or common walls in accordance with the following:

1. Where roof surfaces adjacent to the wall or walls are at the same elevation, the parapet shall extend not less than 30 inches (762 mm) above the roof surfaces.

2. Where roof surfaces adjacent to the wall or walls are at different elevations and the higher roof is not more than 30 inches (762 mm) above the lower roof, the parapet shall extend not less than 30 inches (762 mm) above the lower roof surface.

   Exception: A parapet is not required in the preceding two cases where the roof covering complies with a minimum Class C rating as tested in accordance with ASTM E108 or UL 790 and the roof decking or sheathing is of noncombustible materials or approved fire-retardant-treated wood for a distance of 4 feet (1219 mm) on each side of the wall or walls, or one layer of ⁵/₈-inch (15.9 mm) Type X gypsum board is installed directly beneath the roof decking or sheathing, supported by not less than nominal 2-inch (51 mm) ledgers attached to the sides of the roof framing members, for a distance of not less than 4 feet (1219 mm) on each side of the wall or walls and any openings or penetrations in the roof are not within 4 feet (1219 mm) of the common walls.

3. A parapet is not required where roof surfaces adjacent to the wall or walls are at different elevations and the higher roof is more than 30 inches (762 mm) above the lower roof. The common wall construction from the lower roof to the underside of the higher roof deck shall have not less than a 1-hour fire-resistance rating. The wall shall be rated for exposure from both sides.

Each individual townhouse shall be structurally independent.

Dwelling units in two-family dwellings shall be separated from each other by wall and floor assemblies having not less than a 1-hour fire-resistance rating where tested in accordance with ASTM E119 or UL 263. Fire-resistance-rated floor/ceiling and wall assemblies shall extend to and be tight against the exterior wall, and wall assemblies shall extend from the foundation to the underside of the roof sheathing.

Through penetrations of fire-resistance-rated wall or floor assemblies shall comply with Section R302.4.1.1 or R302.4.1.2.

Membrane penetrations shall comply with Section R302.4.1. Where walls are required to have a fire-resistance rating, recessed fixtures shall be installed so that the required fire-resistance rating will not be reduced.

The garage shall be separated as required by Table R302.6. Openings in garage walls shall comply with Section R302.5. Attachment of gypsum board shall comply with Table R702.3.5. The wall separation provisions of Table R302.6 shall not apply to garage walls that are perpendicular to the adjacent dwelling unit wall.

Wall and ceiling finishes shall have a flame spread index of not greater than 200.

Exception: Flame spread index requirements for finishes shall not apply to trim defined as picture molds, chair rails, baseboards and handrails; to doors and windows or their frames; or to materials that are less than ¹/₂₈ inch (0.91 mm) in thickness cemented to the surface of walls or ceilings if these materials exhibit flame spread index values not greater than those of paper of this thickness cemented to a noncombustible backing.

As an alternative to having a flame spread index of not greater than 200 and a smoke-developed index of not greater than 450 where tested in accordance with ASTM E84 or UL 723, wall and ceiling finishes shall be permitted to be tested in accordance with NFPA 286. Materials tested in accordance with NFPA 286 shall meet the following criteria:

The interior finish shall comply with the following:

1. During the 40 kW exposure, flames shall not spread to the ceiling.
2. The flame shall not spread to the outer extremity of the sample on any wall or ceiling.
3. Flashover, as defined in NFPA 286, shall not occur.
4. The peak heat release rate throughout the test shall not exceed 800 kW.
5. The total smoke released throughout the test shall not exceed 1,000 m².

Insulation materials, including facings, such as vapor retarders and vapor-permeable membranes installed within floor-ceiling assemblies, roof-ceiling assemblies, wall assemblies, crawl spaces and attics shall have a flame spread index not to exceed 25 with an accompanying smoke-developed index not to exceed 450 where tested in accordance with ASTM E84 or UL 723.

Loose-fill insulation materials that cannot be mounted in the ASTM E84 or UL 723 apparatus without a screen or artificial supports shall comply with the flame spread and smoke-developed limits of Section R302.10.1 where tested in accordance with CAN/ULC S102.2.

Exception: Cellulosic fiber loose-fill insulation shall not be required to be tested in accordance with CAN/ULC S102.2, provided such insulation complies with the requirements of Sections R302.10.1 and R302.10.3.

In combustible construction, fireblocking shall be provided to cut off both vertical and horizontal concealed draft openings and to form an effective fire barrier between stories, and between a top story and the roof space.

Fireblocking shall be provided in wood-framed construction in the following locations:

1. In concealed spaces of stud walls and partitions, including furred spaces and parallel rows of studs or staggered studs, as follows:

   1. 1.1. Vertically at the ceiling and floor levels.
   2. 1.2. Horizontally at intervals not exceeding 10 feet (3048 mm).
2. At interconnections between concealed vertical and horizontal spaces such as occur at soffits, drop ceilings and cove ceilings.
3. In concealed spaces between stair stringers at the top and bottom of the run. Enclosed spaces under stairs shall comply with Section R302.7.
4. At openings around vents, pipes, ducts, cables and wires at ceiling and floor level, with an approved material to resist the free passage of flame and products of combustion. The material filling this annular space shall not be required to meet the ASTM E136 requirements.
5. For the fireblocking of chimneys and fireplaces, see Section R1003.19.
6. Fireblocking of cornices of a two-family dwelling is required at the line of dwelling unit separation.

Except as provided in Section R302.11, Item 4, fireblocking shall consist of the following materials.

1. Two-inch (51 mm) nominal lumber.
2. Two thicknesses of 1-inch (25.4 mm) nominal lumber with broken lap joints.
3. One thickness of ²³/₃₂-inch (18.3 mm) wood structural panels with joints backed by ²³/₃₂-inch (18.3 mm) wood structural panels.
4. One thickness of ³/₄-inch (19.1 mm) particleboard with joints backed by ³/₄-inch (19.1 mm) particleboard.
5. One-half-inch (12.7 mm) gypsum board.
6. One-quarter-inch (6.4 mm) cement-based millboard.
7. Batts or blankets of mineral wool or glass fiber or other approved materials installed in such a manner as to be securely retained in place.
8. Cellulose insulation installed as tested in accordance with ASTM E119 or UL 263, for the specific application.

In combustible construction where there is usable space both above and below the concealed space of a floor-ceiling assembly, draftstops shall be installed so that the area of the concealed space does not exceed 1,000 square feet (92.9 m²). Draftstopping shall divide the concealed space into approximately equal areas. Where the assembly is enclosed by a floor membrane above and a ceiling membrane below, draftstopping shall be provided in floor-ceiling assemblies under the following circumstances:

1. Ceiling is suspended under the floor framing.
2. Floor framing is constructed of truss-type open-web or perforated members.

Floor assemblies that are not required elsewhere in this code to be fire-resistance rated, shall be provided with a ¹/₂-inch (12.7 mm) gypsum wallboard membrane, ⁵/₈-inch (16 mm) wood structural panel membrane, or equivalent on the underside of the floor framing member. Penetrations or openings for ducts, vents, electrical outlets, lighting, devices, luminaires, wires, speakers, drainage, piping and similar openings or penetrations shall be permitted.

Combustible insulation shall be separated not less than 3 inches (76 mm) from recessed luminaires, fan motors and other heat-producing devices.

Exception: Where heat-producing devices are listed for lesser clearances, combustible insulation complying with the listing requirements shall be separated in accordance with the conditions stipulated in the listing.

Recessed luminaires installed in the building thermal envelope shall meet the requirements of the Florida Building Code, Energy Conservation.

Habitable rooms shall have an aggregate glazing area of not less than 8 percent of the floor area of such rooms. Natural ventilation shall be through windows, skylights, doors, louvers or other approved openings to the outdoor air. Such openings shall be provided with ready access or shall otherwise be readily controllable by the building occupants. The openable area to the outdoors shall be not less than 4 percent of the floor area being ventilated.

For the purpose of determining light and ventilation requirements, any room shall be considered to be a portion of an adjoining room where not less than one-half of the area of the common wall is open and unobstructed and provides an opening of not less than one-tenth of the floor area of the interior room and not less than 25 square feet (2.3 m²).

Exception: Openings required for light or ventilation shall be permitted to open into a sunroom with thermal isolation or a patio cover, provided that there is an openable area between the adjoining room and the sunroom or patio cover of not less than one-tenth of the floor area of the interior room and not less than 20 square feet (2 m²). The minimum openable area to the outdoors shall be based upon the total floor area being ventilated.

Bathrooms, water closet compartments and other similar rooms shall be provided with aggregate glazing area in windows of not less than 3 square feet (0.3 m²), one-half of which must be openable.

Exception: The glazed areas shall not be required where artificial light and a local exhaust system are provided. The minimum local exhaust rates shall be determined in accordance with Section M1507. Exhaust air from the space shall be exhausted directly to the outdoors.

Mechanical and gravity outdoor air intake openings shall be located not less than 10 feet (3048 mm) from any hazardous or noxious contaminant, such as vents, chimneys, plumbing vents, streets, alleys, parking lots and loading docks.

For the purpose of this section, the exhaust from dwelling unit toilet rooms, bathrooms and kitchens shall not be considered as hazardous or noxious.

Interior stairways shall be provided with an artificial light source to illuminate the landings and treads. The light source shall be capable of illuminating treads and landings to levels of not less than 1 footcandle (11 lux) as measured at the center of treads and landings. There shall be a wall switch at each floor level to control the light source where the stairway has six or more risers.

Exception: A switch is not required where remote, central or automatic control of lighting is provided.

Required glazed openings shall open directly onto a street or public alley, or a yard or court located on the same lot as the building.

Habitable rooms shall have a floor area of not less than 70 square feet (6.5 m²).

Exception: Kitchens.

Habitable rooms shall be not less than 7 feet (2134 mm) in any horizontal dimension.

Exception: Kitchens.

Habitable space, hallways and portions of basements containing these spaces shall have a ceiling height of not less than 7 feet (2134 mm). Bathrooms, toilet rooms and laundry rooms shall have a ceiling height of not less than 6 feet 8 inches (2032 mm).

Portions of basements that do not contain habitable space or hallways shall have a ceiling height of not less than 6 feet 8 inches (2032 mm).

Exception: At beams, girders, ducts or other obstructions, the ceiling height shall be not less than 6 feet 4 inches (1931 mm) from the finished floor.

Fixtures shall be spaced in accordance with Figure R307.1, and in accordance with the requirements of Section P2705.1.

Except as indicated in Section R308.1.1 each pane of glazing installed in hazardous locations as defined in Section R308.4 shall be provided with a manufacturer’s designation specifying who applied the designation, designating the type of glass and the safety glazing standard with which it complies, which is visible in the final installation. The designation shall be acid etched, sandblasted, ceramic-fired, laser etched, embossed, or be of a type that once applied cannot be removed without being destroyed. A label shall be permitted in lieu of the manufacturer’s designation.

Individual glazed areas, including glass mirrors in hazardous locations such as those indicated as defined in Section R308.4, shall pass the test requirements of Section R308.3.1.

Where required by other sections of the code, glazing shall be tested in accordance with CPSC 16 CFR 1201. Glazing shall comply with the test criteria for Category II unless otherwise indicated in Table R308.3.1(1).

Exception: Glazing not in doors or enclosures for hot tubs, whirlpools, saunas, steam rooms, bathtubs and showers shall be permitted to be tested in accordance with ANSI Z97.1. Glazing shall comply with the test criteria for Class A unless indicated in Table R308.3.1(2).

Glazing in fixed and operable panels of swinging, sliding and bifold doors shall be considered to be a hazardous location.

Glazing in an individual fixed or operable panel adjacent to a door shall be considered to be a hazardous location where the bottom exposed edge of the glazing is less than 60 inches (1524 mm) above the floor or walking surface and it meets either of the following conditions:

1. Where the glazing is within 24 inches (610 mm) of either side of the door in the plane of the door in a closed position.
2. Where the glazing is on a wall perpendicular to the plane of the door in a closed position and within 24 inches (610 mm) of the hinge side of an in-swinging door.

Glazing in an individual fixed or operable panel that meets all of the following conditions shall be considered to be a hazardous location:

1. The exposed area of an individual pane is larger than 9 square feet (0.836 m²),
2. The bottom edge of the glazing is less than 18 inches (457 mm) above the floor,
3. The top edge of the glazing is more than 36 inches (914 mm) above the floor; and

4. One or more walking surfaces are within 36 inches (914 mm), measured horizontally and in a straight line, of the glazing.

   Exceptions:

   1. Decorative glazing.
   2. Where a horizontal rail is installed on the accessible side(s) of the glazing 34 to 38 inches (864 to 965 mm) above the walking surface. The rail shall be capable of with standing a horizontal load of 50 pounds per linear foot (730 N/m) without contacting the glass and have a cross-sectional height of not less than 1¹/₂ inches (38 mm).
   3. Outboard panes in insulating glass units and other multiple glazed panels where the bottom edge of the glass is 25 feet (7620 mm) or more above grade, a roof, walking surfaces or other horizontal [within 45 degrees (0.79 rad) of horizontal] surface adjacent to the glass exterior.

Glazing in walls, enclosures or fences containing or facing hot tubs, spas, whirlpools, saunas, steam rooms, bathtubs, showers and indoor or outdoor swimming pools where the bottom exposed edge of the glazing is less than 60 inches (1524 mm) measured vertically above any standing or walking surface shall be considered to be a hazardous location. This shall apply to single glazing and each pane in multiple glazing.

Exception: Glazing that is more than 60 inches (1524 mm), measured horizontally and in a straight line, from the water’s edge of a bathtub, hot tub, spa, whirlpool or swimming pool or from the edge of a shower, sauna or steam room.

Glazing where the bottom exposed edge of the glazing is less than 36 inches (914 mm) above the plane of the adjacent walking surface of stairways, landings between flights of stairs and ramps shall be considered to be a hazardous location.

Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches (914 mm) above the landing and within a 60-inch (1524 mm) horizontal arc less than 180 degrees from the bottom tread nosing shall be considered to be a hazardous location.

Exception: The glazing is protected by a guard complying with Section R312 and the plane of the glass is more than 18 inches (457 mm) from the guard.