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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It is incumbent on the reader to confirm that all applicable areas are included. 1 BUILDING CODE REVIEW PROCESS   Based on 2006 IBC. not all steps apply to all projects.Technical Guideline No. Note: Code references suggested procedures are not all inclusive. 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. but are intended to be representative of typical situations. construction of a typical new building.General Structural Requirement Step 13 – Fire Protection Requirements Step 14 – Interior Finish Requirements Step 15 – Energy Envelope Requirements Step 16 – Other Detailed Code Requirements 2 of 11    . Actual Conditions Step 8 – Special Occupancy Conditions Step 9 – Exit Requirements Step 10 – Accessibility Requirements Step 11 – Fire Resistance Requirements Step 12 .

Items to include: • • • • • • • • • Location of the project Size of project in area and stories. STEP 2: Determine Zoning & Land Use Requirements • • • • • • • • • • • • • • • • • • Zoning District Use acceptability and parameters for District Identify “set backs” (front.Technical Guideline No. 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) 3 of 11    . 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. 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.

Mixed occupancies may require fire rated separations (IBC Table 508. For these other types. STEP 4: Determine Building Attributes 1. Calculate the square footage per floor. 3. Refer to Step 7. (IBC 502. Determine the principal intended occupancy of the building.3). there are limited allowable areas. 1 BUILDING CODE REVIEW PROCESS   STEP 3: Determine the Occupancy Classification (IBC Chapter 3) 1. 4 of 11    . Mixed occupancy buildings will require additional steps to determine minimum construction type.Uses that are too large to be considered incidental or accessory use (combined total of other occupancies not greater than 10%). There are ten (10) main occupancy classifications and several are divided into sub-classifications. For construction types other than Type 1.Rooms that constitute special hazards (IBC Table 508.2).Technical Guideline No.3.1).the area “within” exterior walls (inside face to inside face). • Incidental uses. 2. Determine if the building will be fire sprinkled.1). based on the definition of “Building Area”.Areas limited in size that do not pose significantly different safety hazards. This may include stories below ground for some code provisions. 4. May be an Owner decision or may be mandatory for some occupancy types. • Accessory uses. Fire sprinklers may omit fire separation requirements or lessen them. Determine the actual height of the building in feet. STEP 5: Determine Type of Construction (IBC Chapter 5 . 2.6) Construction type is determined by finding the “Type” of construction from Table 503 that will accommodate allowable area and height for the proposed project. Determine if there are any secondary occupancies. based on definition of “ground plane”imaginary reference plane which is the average of “finish ground level” next to the building exterior walls (IBC 502. Determine the actual height of the building in stories. • Mixed occupancies.

Compare to IBC Table 704. 4. Determine actual percentage of exterior wall openings.3) *Note: The fire separation distance must be measured at right angles to the building from property line 3.2. *Note: For fully sprinklered buildings. Check separation distances for possible Frontage increase. used “protected category”. Example: 5 of 11    . easements. etc (See Step 2). Check zoning ordinances and verify required setbacks. 1 BUILDING CODE REVIEW PROCESS   STEP 6: Determine the Location of the Building on the Property 1.Technical Guideline No. 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. Refer to IBC 506.8 for maximum area of exterior wall opening based on fire separation distances. 2. Determine location of building on the property by verifying clearances to property lines and other buildings.

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. [step 2] This area is then multiplied by 2 for a 2 story building. or multiplied by 3 for buildings 3 stories or taller. • • Note: The maximum area of any story or stories in a multiple story building cannot exceed the maximum established in step 1. 3. 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. Mixed Use Occupancy (Separated.3) Note: Seldom used. to establish the maximum allowable area for any given story in a multistory building. 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. verify that Occupancy does not qualify for Unseparated Uses by Construction Type. 6 of 11    . Calculate height increases in stories: (IBC 504) • Sprinkler Increase 2.Technical Guideline No.3. Calculate area increases: • Sprinkler increase • Frontage increase 4. 1 BUILDING CODE REVIEW PROCESS   STEP 7A: Determine Allowable Increases (IBC Table 503) 1. IBC 508.

Determine if buildings are “separate” or portions of larger building for purposes of allowable construction (IBC 503. type of construction. but not limited to: • • • • • • • • High rise buildings (IBC 403) Atriums (IBC 404) Motor vehicle related occupancies. 1 BUILDING CODE REVIEW PROCESS   STEP 7C: Compare Actual Conditions with Allowable Maximums This comparison is based on occupancy classification.2) 3. Height and area limits are found in IBC Table 503 STEP 8: Determine Special Occupancy Requirements Including. 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) 7 of 11    . and sprinklers: • Area • Height in stories • Height in feet 1.Technical Guideline No.1. General height and area limitations determined by: • Type of construction • Intended occupancy group(s) 2.

discharge • Stair Configurations • Stair Handrails • Guardrails • Panic Hardware • Horizontal Exits • Accessible Means of Egress • Other 8 of 11    .Technical Guideline No.1. Determine exit requirements • Quantity of exits • Capacity of exits • Means of egress from spaces • Travel distance to exits 3. 1 BUILDING CODE REVIEW PROCESS   STEP 9: Exit Requirements (IBC Chapter 10) 1. it may not be less than this number) • Number by combination 2.1. Establish the design occupant load for floor and individual spaces by: • Actual number • Number by table (IBC Table 1004. 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.

1. route.Technical Guideline No. 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 • • • • • • • • • • 9 of 11    . ANSI A117. ADAAG. & FHA) • Exterior Site requirements o Parking number. 1 BUILDING CODE REVIEW PROCESS   STEP 10: Accessibility Requirements (IBC Chapter 11. location and configuration o Curb.

8  IBC 705  IBC 706  IBC 707  IBC 708  IBC 709  IBC 710  IBC 711  IBC 712  IBC 715  IBC 716.2  IBC Table 508.3  IBC Table 508.2    IBC Table 414.6  IBC 1509. 1 BUILDING CODE REVIEW PROCESS   STEP 11: Fire Resistance of Elements and Structural Frame.5. 716.Technical Guideline No.2    IBC Table 1017. (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) 10 of 11    .1  IBC 1020  IBC 1021. (IBC Table 601. STEP 12: General Structural Requirements.2  Note: Porte-Cocheres and Canopies are considered same as structural frame unless noted otherwise by AHJ in writing.2.3  IBC 1022.3. 602) Fire resistance rating for building elements and structural frame  Fire resistance rating for exterior walls  Exterior walls  Max area of exterior wall openings  Fire walls  Fire barriers  Shaft enclosures  Fire partitions  Smoke barriers  Smoke partitions  Horizontal assemblies(roof/floor)  Penetrations  Opening protective’s (doors/glazing)  Damper locations  Rooftop structure    Corridor fire resistance rating  Vertical exit enclosure rating  Exit passageway rating  Horizontal exit rating    Hazard control fire separation  Occupancy separation  Incidental use areas    IBC Table 601  IBC Table 602  IBC 704  IBC Table 704.

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. IBC Table 502.2) Vestibule requirements (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.1) Building envelope requirements (IECC 503. 11 of 11    .Technical Guideline No.2010 © 2010 HKS. class and locate Location of standpipes. Brian Sullivan & Mike Wensowitch Approved by Todd Gritch & TRAFC 03. Brian Cargill. Todd Gritch.3. drapes and other fabric requirements Other STEP 15: Building Envelope Energy Requirements (IECC) • • • • • • Climate zone (IECC 301. Inc. Stamati Nicolakis. STEP 14: Interior Finish Requirements (IBC Chapter 8) • • • • • Wall finishes requirements Ceiling finishes requirements Floor finishes requirements (including critical flux) Upholstery. Jason Haigler. determine type. Chris Hardwick. fire department connection and fire hose cabinets Other Note: Porte-Cocheres & large canopies typically require sprinklers.3) Fenestration limits/façade (IECC 502.

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