Some of my big questions are:
1. would a complete re-roofing trigger the fire sprinkler requirement
The existing roof is a flat tar&gravel, with minimal insulation and directly on top of the 2" thick ceiling slats, i.e., there is no attic space. The roof would have to be completely rebuilt (not just resurfaced) if sprinklers have to be put in. Answer: No, not likely - if the entire remodels over a year are kept under $170K I should be fine.
2. If I rebuild the roof as a consequence of sprinkler ordinance but do not otherwise change the loads etc., would I also be required to bring foundation up to current standards? Answer: No, I would not have to beef up foundation in any part that is not the direct target of the remodel. I.e., people are not further penalized for doing work to comply with code.
3. If I go ahead and re-roof, would a re-roofing that also raises the roof over a 15.5' x 48' floor area (i.e., one of the 4 boxes that my house consists of ) trigger a requirement for ASCC review? I am attaching a model view of the existing appearance of the house from the street, as well as the appearance with a 4 foot extension of part of the roof. Answer: yes, a review is necessary. But it should be a no-brainer as they see this change as a very reasonable one. Though, brain or no-brain ;-) it will still take time. The next open slot in the ASCC schedule is in September!
4. Would installation of solar panels trigger a requirement to underground the electrical supply line from the pole at the street to the house? The house already has a 200A service panel that - according to some solar installers - is sufficient for whatever they need. No, "you are only required to do so when upgrading, relocating, or replacing a panel, or if you are building a new residence. Simply installing solar pv's does not trigger the undergrounding requirement"
Facts:
- foundation: 2235 sf (1680sf house; 545 sf garage) foundation w/ crawl space; garage is slab on grade
- framing: exposed structural beams (23' long, 4x10s, 6" oc), vertical support: 4x4 posts, 4' wide overhangs
- roof = ceiling: 2x8 center-match decking on top of structural beams; no attic
- roof surface (wide overhangs!): 3000sf (approx. )
- lot: 1.2 acre (approx. )
There are a number of given:
a. the roof is worn out; the entire roof need be resurfaced within the next 12 months.
b. I would like to get solar panels
c. I would like to replace single pane window glazing w/ low-e dbl. pane glass
