BCAB #1755 - Roof Overhang above Exposing Building Face, Sentence 188.8.131.52.(7)
November 20, 2014
Re: Roof Overhang above Exposing Building Face, Sentence 184.108.40.206.(7)
The project involves the renovation of two existing buildings associated with a single family dwelling. The existing garage is being converted to a home office and the open carport is being converted to an enclosed garage. The buildings are 1.12 m apart and the almost equal roof overhangs come to within 280 mm of each other.
Reason for Appeal
Spatial separation for the two buildings is regulated by Subsection 9.10.14. With a limiting distance of only 0.56 m (half the distance between the buildings) the roof overhangs project into a zone that requires them to be constructed in a manner that reduces the likelihood of fire spread between the buildings via the overhangs.
The appellant contends that Sentence 220.127.116.11.(7) exempts detached garages and accessory buildings serving a single dwelling from the provisions regulating soffits.
Building Official's Position
The building official maintains that Sentence 18.104.22.168.(10) applies and the overhangs are not permitted closer than 0.45 m to the limiting distance line or property line between the buildings.
Appeal Board Decision #1755
The Board’s decision is based on the garage and home office being accessory buildings to the dwelling unit. It is the determination of the Board that in accordance with Sentence 22.214.171.124.(7), Sentence 126.96.36.199.(11) is the applicable requirement for soffit protection. Sentence 188.8.131.52.(10) does not apply because the exposing building faces are not adjacent to a property line.
Lyle Kuhnert, Chair