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Expert: - 7/23/2008


Question
Dear Roger:

We have two condominium buildings in Pensacola built in 2002 and 2004.   
Each with Ground level open parking garage and Storage for each unit owner-
Type 2 (1997 Code). There are 3 levels of multi-family R-2 - Type 5
construction (1997 Code) above the open parking garage /storage; Distance
from the ground to the peak of the roof is 54 to 55 feet for both buildings.
The buildings are concrete piling, beam and hollow core slab floors.  For the
purpose of builder license and threshold inspection requirements, would
these buildings be classified as 3-story or 4-story buildings?

Answer
Rick,

The classification of your buildings depends on your local code and zoning.  For example, here in southeast Florida, the height is the limit set for a building regardless of how many floors are within that limit.  If the building had a flat roof and was built of reinforced concrete, there could be six floors within a 55' limit.

I suggest you contact the local Zoning Dept. and I am sure they will have an interpretation for you.  From your descripton I would guess that the buildings are considered as 4 stories.  The enclosed storage space on the ground level may be the controlling factor.

Hope this was helpful.

Roger

Construction Industry

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Roger Zona

Expertise

I am experienced in all types of construction: residential, industrial and commercial; single family, multi-family, mid-rise and high rise buildings (16 story office building) as well as remodeling, additions and tenant improvements. I can field most any question that relates to general construction. I have consulted with infrastructure (utility) contractors also and have a good general knowledge of underground utility construction for subdivisions and commercial projects.

Experience

After college, I began my career in the construction industry. I chose to become an apprentice Architect and 4 yrs later I opened my own architectural design firm. Six years later I moved to Florida to buy & develop land and build. I became a State of Florida Certified General Contractor and operated my business for 45 years. I built all types of residential and commercial buildings including warehouses, shopping centers, high rise apartments and office buildings and developed sites for other contractors. I retired and became a consultant to the construction industry. I maintain my license and continuing education requirements, operate a small construction company and write a weekly newspaper column for the Palm Beach Post (a Cox publication) with the byline "Ask The Contractor". I am the "technical editor" for a publisher of books that relate to home maintenance.

Organizations
Previously - NAHA Currently - FLCA (Florida Licensed Contractors Assoc.)

Publications
Palm Beach Post newspaper - weekly Q & A column Happy Herald monthly real estate publication - monthly column

Education/Credentials
Michigan State University University of Detroit BS in Engineering

Past/Present Clients
I built a home in Palm Beach for a member of the Pulitzer Family. I was responsible for the completion of a twin hi-rise condominium project for G.E. Credit. I was a partner in the successful development of a P.U.D. (Planned Urban Development) subdivision. I represented the largest home builder from France (Bati Service, S.A.) in the development of a subdivision and the design and construction of the homes.

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