RF-1 Basement Questions

[Dan Stowell]

Hi All:

I'm looking to purchase an existing row home in an RF-1 zone in DC. We are interested in converting the basement into a rentable unit if the cost is manageable. 

We have read the ADU manual from Coalition for Smarter Growth, looked on City's website for applicable zoning regulations and building codes, and watched the great webinar with Mamadou on Aug 20, 2020. However, I'm still not clear on selecting a space that would enable us to have a legal basement rental unit.  Generally, the scope of work we see is to add a front entry and a kitchen with an oven. The units usually have stairs to the main level, rear exits, and a full bath in the basement. We have 2 key questions below:

• What are the fire assembly/sprinkler requirements in this situation? We are aware that these types of changes can add to the cost substantially and may end up making the project cost prohibitive.
  

1. Are fire assembly sprinkler requirements different if you add in cooking appliances (oven/range or electric cook top) vs having a wet bar?

• What is the minimum ceiling height for a rentable basement unit? We see 7' in a lot of places, but spoke with a structural engineer yesterday who told us 7' 6" is the new minimum as of May 2020.
  

Thanks,

Dan 

Daniel Stowell

dsto...@gmail.com

[Ileana Schinder]

Hi Dan,

ileana the architect here. There a huge variation of "compliance" from existing basement apartment. Truth be told, most of them are half done and they are missing a key part that makes them non compliant. They vary from co joined infrastructure, no fire separation or improper egress. 

Feel free to email me directly and I'll be more than happy to explain you in detail if the property you are looking at complies or not (and what it will take to make it compliant).

All the best,

ileana

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[Steve Fotiu]

Hi Dan,

I just want to make a distinction, in the RF-1 zone you would be looking at a conversion to a 2-dwelling flat, not an accessory dwelling unit. It's just a nuance in the zoning.

With that said, a 1-hour fire rated assembly is required between the 2 dwelling units (there is also a minimum STC rating required for sound separation). A conversion to a 2-dwelling flat also triggers the need for sprinklers, which in turn requires a separate fire supply line in the front yard (which allows DC Water to shut off your domestic service for non-payment, without disabling your sprinklers). Please note that the 2-dwelling conversion is triggered when you add a second kitchen. In theory a wet bar does not trigger this, but in the last couple years DCRA has rejected wet bars in cellars, because some people convert these to kitchens without providing the fire rated separation. So, if your intention is to install a kitchen, I urge you to show a kitchen and do the necessary work to comply with building codes.

Lastly, the minimum ceiling is 7' for a new dwelling unit in the cellar. There are allowances for 4" drops, down to 6'-8", for structural beams.

Regards,

Steve Fotiu, AIA NCARB

Fotiu Architects PLLC

(301) 580-2420

St...@FotiuArchitects.com

www.FotiuArchitects.com

[Dan Stowell]

Hi,

I wanted follow back up to thank you all for your insightful responses. You’ve given us a lot to think about and add to the Reno budget. This is a confusing process and I’m glad I am able to access your experience. Thanks again

Dan

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