You are currently browsing all posts tagged with '2009 IRC'.


New Code Allows remodeling attics of 3-story homes



Starting March 1, 2012, the entire State of Virginia began enforcing a new building code entitled the 2009 Virginia Construction Code. That means that a new permit issued for a residence after this date is required to adhere to additional regulations and modifications to the former codes that had been in force. It is applies to commercial buildings too.

An opportunity for a remodeling project that comes with the new code is something called a “Habitable Attic”. This was previously not possible to do under the old residential code since any improvements to the attic of a three story dwelling was considered an additional story and would be a governed by the IBC code that requires a fire suppression sprinkler system as a 4-story structure.

Remodeling an attic for habitation or storage benefits the livability of three-story homes, not uncommon in Norfolk, though very scarce in Virginia Beach due to the difference in the way that building heights are calculated in each city. The maximum building height limit in each city is 35’. However, it is not possible to design an attic with enough space to be of useful value in Virginia Beach, whereas in Norfolk 35’ is measured from the grade at the front door entrance to the midpoint of the main sloped roof. A schematic cross section comparison illustrates the difference in the way building height is measured in each city. There is a serious architectural limitation with way that Virginia Beach measures building height. A three-story residence designed in Virginia Beach will have a very shallow roof slope in order to comply with building height measured to the ridge rather than the midpoint of the sloped roof, as is the case in Norfolk. Also Virginia Beach uses a baseline that is the lowest established grade within 6-0 of the foundation of the house. Norfolk uses a baseline that is the grade at the front door entrance. Steep roofs are a visually appropriate for historical or traditional architectural styles making it virtually impossible to design such a three-story residence in Virginia Beach. The addition of dormers, such as the photo example, shows how a Habitable Attic can be made to be a very hospitable living space.

Tags: , , , , , ,




  • GREGORY M. FRECH

  • Social Media

  • Residential PROJECTS
    Lynnhaven River Makeover
    Winthrope Avenue Residence
    Greene Residence
    Burnette Residence
    Tibideaux Residence
    Straley Residence
    Stewart Residence
    Simkins Residence
    O’Connel Residence
    Kyrus Residence
    Klar Residence
    Kesler Residence
    Gerloff Residence
    Drinkwalter Residence
    Commercial PROJECTS
    Reginella’s Trattoria & Pizzeria
    Chamberlayne Ave. Storage
    Linkhorn Bay Condo
    Captain George’s Restaurant
    Self Storage: Historical Renovation
    Self Storage: Curved Glass Façade
    Self-Storage: Phased Construction
    Self-Storage: Building Reuse
    Morning Star Self-storage
    Self-Storage: A Good Neighbor
    Neighborhood Office Building
    Diamond Glazing
    Kettler Headquarters
    Cagney’s Restaurant
    Self-Storage: Structural Innovation
    Planning PROJECTS
    Buckroe Beach, Hampton Virginia
    Knotts Creek Refuge
    Virginia Beach Community Development Cooperation
    Cypress Cove Commons
    Bishop Court
    Curtis Residence
    Burton Station Office Park

    Green PROJECTS
    EarthCraft Residence
    Frech Residence
    Shipps corner construction
    NRHA
    Torope Residence
    Interiors PROJECTS
    The Nicholson Companies, Norfolk, VA
    Kantor Residence, Norfolk, VA
    Cape Henry Residence
    Lochhaven Residence
    Nicholson Residence
    Waterside Interior Renovation

    Awards
    Cedar Grove Apartments
    HomeArama 2010 East Beach
    Church Point Shopping Center
    Church Point Historical Manor
    Smithfield Affordable Sustainable Workforce Housing
    Beach Park West Apartments