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Technical Guideline No.

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Based on HKS research and experience, this Technical Guideline represents a guide to teams to document code research for projects and it is intended to be modified for applicable project specific requirements.

BUILDING CODE REVIEW PROCESS


March 2010

General Statement: One of the most asked questions received over the years are where can I find an example of a good code analysis?. For many years HKS has provided examples of code analysis that seemed to be good examples. They all had serious shortcomings in that they were prepared specifically for a particular project under a unique set of conditions and; therefore, not really applicable to any other project, plus they were too often used as a basis for cut and paste code research. Obviously this was not the most effective tool. The primary reason for the creation of a code search is to provide, first and foremost, the PAs and other members of the team with an in-depth understanding and knowledge of the codes and regulations applicable to his/her project. Several years ago, we were fortunate to acquire an outline on how to prepare a code review. This outline describes the process not the end result, so it is appropriate to use on all projects. In our continuing effort to constantly improve our product by improving our knowledge and skills, a group of our PAs generously took on the task of analyzing the code review process. So without further ado, here is the Code Review Process.

Todd Gritch, FAA, FACHA LEED AP

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Technical Guideline No. 1 BUILDING CODE REVIEW PROCESS


Based on 2006 IBC, construction of a typical new building, not all steps apply to all projects. Note: Code references suggested procedures are not all inclusive, but are intended to be representative of typical situations. It is incumbent on the reader to confirm that all applicable areas are included.

INDEX
Step 1 Project Narrative Step 2 Zoning & Land Use Step 3 Occupancy Classification Step 4 Building Attributes Step 5 Type of Construction Step 6 Building Location on Property Step 7A Allowable Area Increases Step 7B Allowable Area for Multi-Story Buildings Step 7C Allowable Area vs. Actual Conditions Step 8 Special Occupancy Conditions Step 9 Exit Requirements Step 10 Accessibility Requirements Step 11 Fire Resistance Requirements Step 12 - General Structural Requirement Step 13 Fire Protection Requirements Step 14 Interior Finish Requirements Step 15 Energy Envelope Requirements Step 16 Other Detailed Code Requirements

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Technical Guideline No. 1 BUILDING CODE REVIEW PROCESS

STEP 1: Project Narrative


Provide written description of the project so that someone reading the Code Analysis would have a basic understanding of the project. Items to include: Location of the project Size of project in area and stories, both above and below grade as applicable Number of buildings in project Intended use or uses of project Future expansion Any relevant information both background or context Applicable codes and local amendments AHJ Information List any requested or accepted variance from code and zoning requirements

If renovation: need existing applicable codes under which the project was constructed.

STEP 2: Determine Zoning & Land Use Requirements


Zoning District Use acceptability and parameters for District Identify set backs (front, side & rear) Easements Height limitations Additional limitations based on location and other surrounding wall adjacencies Floor/Area Ratios or Density Lot Coverage Parking Requirements Fire Lane and Fire Department Access Fire Department Connections Loading and Service Requirements Screening Requirements Traffic Studies (if required) FAA applicability Landscaping requirements Signage Site specific issues (such as wetlands)

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Technical Guideline No. 1 BUILDING CODE REVIEW PROCESS

STEP 3: Determine the Occupancy Classification (IBC Chapter 3)


1. Determine the principal intended occupancy of the building. There are ten (10) main occupancy classifications and several are divided into sub-classifications. 2. Determine if there are any secondary occupancies. Incidental uses- Rooms that constitute special hazards (IBC Table 508.2). Accessory uses- Areas limited in size that do not pose significantly different safety hazards. Mixed occupancies- Uses that are too large to be considered incidental or accessory use (combined total of other occupancies not greater than 10%). Mixed occupancies may require fire rated separations (IBC Table 508.3.3). Fire sprinklers may omit fire separation requirements or lessen them. Mixed occupancy buildings will require additional steps to determine minimum construction type.

STEP 4: Determine Building Attributes


1. Calculate the square footage per floor, based on the definition of Building Area- the area within exterior walls (inside face to inside face), (IBC 502.1). 2. Determine the actual height of the building in feet, based on definition of ground planeimaginary reference plane which is the average of finish ground level next to the building exterior walls (IBC 502.1). 3. Determine the actual height of the building in stories. This may include stories below ground for some code provisions. 4. Determine if the building will be fire sprinkled. May be an Owner decision or may be mandatory for some occupancy types.

STEP 5: Determine Type of Construction (IBC Chapter 5 - 6)


Construction type is determined by finding the Type of construction from Table 503 that will accommodate allowable area and height for the proposed project. For construction types other than Type 1, there are limited allowable areas. For these other types, Refer to Step 7.

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Technical Guideline No. 1 BUILDING CODE REVIEW PROCESS

STEP 6: Determine the Location of the Building on the Property


1. Check zoning ordinances and verify required setbacks, easements, etc (See Step 2). 2. Determine location of building on the property by verifying clearances to property lines and other buildings. The fire separation distance (IBC Table 602) is the distance from building exterior walls to: The closest property line The center line of a street For buildings on same lot: An imaginary line between buildings on the same property (IBC 704.3)
*Note: The fire separation distance must be measured at right angles to the building from property line

3. Determine actual percentage of exterior wall openings. Compare to IBC Table 704.8 for maximum area of exterior wall opening based on fire separation distances.
*Note: For fully sprinklered buildings, used protected category.

4. Check separation distances for possible Frontage increase. Refer to IBC 506.2.
Example:

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Technical Guideline No. 1 BUILDING CODE REVIEW PROCESS

STEP 7A: Determine Allowable Increases (IBC Table 503)


1. Calculate height increases in stories: (IBC 504) Sprinkler Increase 2. Calculate height increase in feet: Sprinkler Increase Allowable stories and height are evaluated based upon: Occupancy classification Types of construction Presence of a fire protection system This applies to new buildings and existing buildings to be enlarged. Evaluate existing buildings as if they were a new building. 3. Calculate area increases: Sprinkler increase Frontage increase 4. Mixed Use Occupancy (Separated, IBC 508.3.3)
Note: Seldom used, verify that Occupancy does not qualify for Unseparated Uses by Construction Type.

STEP 7B: Determine Allowable Area for Multi-story Buildings


The allowable maximum area for multistory sprinklered buildings is calculated by: [step 1] Multiplying the maximum allowable area for a non-sprinkled 1 story building times 2 for sprinklered, to establish the maximum allowable area for any given story in a multistory building. [step 2] This area is then multiplied by 2 for a 2 story building, or multiplied by 3 for buildings 3 stories or taller. Since many buildings are taller than 3 stories the area of each of the stories must be adjusted so that the total does not exceed that of the calculated area for the 3 story building.

Note: The maximum area of any story or stories in a multiple story building cannot exceed the maximum established in step 1.

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Technical Guideline No. 1 BUILDING CODE REVIEW PROCESS

STEP 7C: Compare Actual Conditions with Allowable Maximums


This comparison is based on occupancy classification, type of construction, and sprinklers: Area Height in stories Height in feet 1. General height and area limitations determined by: Type of construction Intended occupancy group(s) 2. Determine if buildings are separate or portions of larger building for purposes of allowable construction (IBC 503.1.2) 3. Height and area limits are found in IBC Table 503

STEP 8: Determine Special Occupancy Requirements


Including, but not limited to: High rise buildings (IBC 403) Atriums (IBC 404) Motor vehicle related occupancies, such as parking structures (IBC 406) Stages and platforms (IBC 410) Institutional type occupancies (IBC 407) Large Assembly (IBC 1025) Hazardous occupancies (IBC 415) Residential (IBC 419)

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Technical Guideline No. 1 BUILDING CODE REVIEW PROCESS

STEP 9: Exit Requirements (IBC Chapter 10)


1. Establish the design occupant load for floor and individual spaces by: Actual number Number by table (IBC Table 1004.1.1, it may not be less than this number) Number by combination 2. Determine exit requirements Quantity of exits Capacity of exits Means of egress from spaces Travel distance to exits 3. Determine applicability and design parameters for: Dead end corridors Travel distance Common path of travel Remoteness of exits Exit capacity Egress illumination Exit signs Projections into clear width Exit enclosures, discharge Stair Configurations Stair Handrails Guardrails Panic Hardware Horizontal Exits Accessible Means of Egress Other

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Technical Guideline No. 1 BUILDING CODE REVIEW PROCESS

STEP 10: Accessibility Requirements (IBC Chapter 11, ADAAG, ANSI A117.1, & FHA)
Exterior Site requirements o Parking number, route, location and configuration o Curb, ramps o Ramps o Access to site features o Route connections to other buildings and structures on site o Route to public transportation Entrances Exits Toilet rooms (single and multiple fixture rooms) Maneuvering room at doors Ramps Elevators Corridor width Interior Accessible Route Drinking Fountains Other

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Technical Guideline No. 1 BUILDING CODE REVIEW PROCESS

STEP 11: Fire Resistance of Elements and Structural Frame. (IBC Table 601, 602)

Fireresistanceratingforbuildingelementsandstructuralframe Fireresistanceratingforexteriorwalls Exteriorwalls Maxareaofexteriorwallopenings Firewalls Firebarriers Shaftenclosures Firepartitions Smokebarriers Smokepartitions Horizontalassemblies(roof/floor) Penetrations Openingprotectives(doors/glazing) Damperlocations Rooftopstructure Corridorfireresistancerating Verticalexitenclosurerating Exitpassagewayrating Horizontalexitrating Hazardcontrolfireseparation Occupancyseparation Incidentaluseareas

IBCTable601 IBCTable602 IBC704 IBCTable704.8 IBC705 IBC706 IBC707 IBC708 IBC709 IBC710 IBC711 IBC712 IBC715 IBC716.5,716.6 IBC1509.2 IBCTable1017.1 IBC1020 IBC1021.3 IBC1022.2 IBCTable414.2.2 IBCTable508.3.3 IBCTable508.2

Note: Porte-Cocheres and Canopies are considered same as structural frame unless noted otherwise by AHJ in writing.

STEP 12: General Structural Requirements. (IBC Section 16)


Seismic importance factor Seismic design category Design live loads Wind loads Rain fall data Snow loads Impact loads Special load requirements (such as equipment or storage loads)

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Technical Guideline No. 1 BUILDING CODE REVIEW PROCESS STEP 13: Fire Protection Requirements (IBC Chapter 9) Type of sprinkler system Type and location of alarms Type of smoke and control system (if required) Type and location of standpipes Fire Extinguishers, determine type, class and locate Location of standpipes, fire department connection and fire hose cabinets Other

Note: Porte-Cocheres & large canopies typically require sprinklers.

STEP 14: Interior Finish Requirements (IBC Chapter 8)


Wall finishes requirements Ceiling finishes requirements Floor finishes requirements (including critical flux) Upholstery, drapes and other fabric requirements Other

STEP 15: Building Envelope Energy Requirements (IECC)


Climate zone (IECC 301.1) Building envelope requirements (IECC 503.3, IBC Table 502.2) Vestibule requirements (IECC 502.3) Fenestration limits/faade (IECC 502.3) Comcheck if necessary Other

STEP 16: Other applicable Detailed Code Requirements


Plumbing fixture requirements Elevators and conveying systems Foam plastics Glazing Weather protection (IBC Chapter 15) Sound transmission Helipads Special construction Local requirements
Prepared by Marcia Ascanio, Brian Cargill, Todd Gritch, Jason Haigler, Chris Hardwick, Stamati Nicolakis, Brian Sullivan & Mike Wensowitch Approved by Todd Gritch & TRAFC 03.2010 2010 HKS, Inc.

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