Garage Safety

Fire code evolves to separate homes more safely from their garages

Ever since there has been a state building code the requirement of providing a fire-rated separation between the garage and the house has always been part of the code. This goes back into at least the early 1960’s.

Why is this? Think about the things you keep in the garage. Lawn mowers, gas, cars, more gas, propane tanks, paint, firewood and all kinds of flammable or combustible stuff.

And usually, lots of it.

Through the years, as the state has updated or revised the codes, changes to the criteria of providing the fire separation have been adopted.

Here is a brief history of those changes taken straight from the old codes:

Before 1984: Garages should not be attached to, or built into, one or two family dwellings, unless fire separations with a fire resistance of at least 1/2 hour are provided.

Attached of built-in garages should be fire protected as follows:

(A) Non-combustible finish providing protection against ignition to combustible parts of the structure.

(B) Self-closing door not opening directly into a room used for sleeping purposes. No other opening shall be allowed between an attached or built-in garage and a dwelling.

(C) Floor of noncombustible material that will not absorb flammable liquids.

(D) Firestopping at garage end of breezeway. Where the breezeway is less than five feet or is closed on the sides, the garage shall be fire protected as though directly attached or built into a dwelling. Continue reading →

Melting snow reveals neighbor complaints waiting to happen

Junk for treasure

You have heard it before: “one person’s junk may be another person’s treasure.” Every year about this time the calls start flooding in. The snow has melted exposing everything laying around in people’s yards.

Summer residents are starting to arrive, getting ready for another season, and see stuff laying around in neighboring properties.

Sometimes this stuff can appear a little bit overwhelming.  Continue reading →

Building Code for energy conservation: One thing leads to another

Energy code

Remember back in the 1970’s, even into the 80’s, when houses were always built with 2 X 4 wall studs? The first NYS Energy Conservation Code was introduced back in the 1980’s.

Changing to 2 X 6 studs had nothing to do with structural requirements, it was all about providing more insulation.

When the Energy Code kicked in the minimum R-value required was R-21.

The easiest way to comply was to use 2 X 6 studs. Conventional fiberglass batt insulation is 5.5 inches thick and provides an R-value of 19.

Then, the sheathing, siding and interior sheetrock was counted by adding the extra couple of “R” to get to 21.

There are other ways to obtain an R-21 in the walls, without building with 2 X 4 studs.

The use of a high R, foil faced rigid foam board became popular and remains a fairly common product today.

This is applied to either the inside under the sheetrock or outside under the siding.

Either way, the overall thickness of the wall assembly is thicker than just a 2 X 4 wall with plywood and sheetrock. Continue reading →

Spring has sprung, rush has started at Town of Webb code office

Spring rush

Spring has sprung, with or without all the snow being gone. In the last few weeks the number of building permit applications received in the code office is somewhat overwhelming.

The simpler ones will be reviewed and issued almost on the spot.

But not all are simple, as much as the applicant would like to see.

When submitting an application that includes all the information required, it will go a long ways to expediting the review process; especially applications involving a new house, new structure, addition or major renovation.

Here are the most common things found [or missing] that makes it impossible to issue a permit quickly. Continue reading →

Don’t use the school as a guide to building permit requirements

Schools & the code office

Every now and then we will get a question regarding something concerning one of the school buildings in the Town of Webb.

The answer usually draws the same response, one of surprise.

The Code Office does NOT have any jurisdiction anywhere on school property.

This is the same throughout the state, the local Code Enforcement Office does not have jurisdiction on any public school property.

However, this office is involved with the school’s mandatory annual fire safety inspections required by the NYS Department of Education [DOE].

Although our involvement is not mandatory by law; it is a cooperative arrangement between this office and the school.

The school must comply with the annual inspection requirements of the DOE and whoever the inspectors are must be qualified to do the inspection.

The qualifications for the inspector are set by the DOE, which include certified Code Enforcement Officers.

Code Enforcement Officers must be trained by the NYS Department of State [DOS] and will only become certified after the passing of the state exam.

To maintain their certification, they must acquire the mandatory annual continued education courses offered, again by DOS, every year. Continue reading →

Town of Webb Zoning Ordinance contains particular set of definitions

ZONING DEFS

This may not be another story of someone who came in to the code office with an interesting question, but these are common terms used in the local zoning ordinance that have specific meanings.

Do not confuse these definitions with other laws or regulations; they are specific to the town’s zoning ordinance. Besides, this makes for a quick article so I can spend a little more time walking barefoot along the beach! …Nope, not the waterfront in Old Forge either!

BUILDING, DETACHED: A building surrounded by open space on all sides on the same lot. A building connected to another building with a trellis, canopy, roof without walls or other unenclosed structural attachments or components is a detached building.

BUILDING, PRINCIPAL: A building in which is conducted a primary use of the lot on which said building is situated. There may be more than one principal building on a lot.

COMMERCIAL USE or COMMERCIAL: A use regularly conducted for profit and involving a payment or fee for sale, rental, production, storage or distribution of goods or services, including recreation or entertainment activity.

For purposes of this Ordinance, a rental dwelling is not considered to be a commercial use.

CONDITIONAL USE: A use that would not be appropriate generally or without restriction throughout a zoning district, but which, if controlled as to number, area, location, size, characteristics or relationships to surrounding uses or the neighborhood, may be permitted if specific provision for such conditional use is made in the Ordinance, after application to and authorization by the Planning Board of issuance of a Permit by the Enforcement Officer for said use.

CONTRACTUAL ACCESS: Continue reading →