Applying the Building Code: Step–by–Step Guidance for Design and Building Professionals

NO OTHER RESOURCE NOT EVEN THE BUILDING CODE PRESENTS THE EXACT CODE INFORMATION YOU NEED, WHEN YOU NEED IT AT DESIGN STAGE

The International Building Code (IBC) is a model building code developed by the International Code Council (ICC). The IBC and its complementary codes provide design and construction professionals with a complete set of comprehensive, coordinated building safety and fire prevention regulations in order to safeguard the public health and general welfare of the occupants of new and existing buildings and structures. Adopted throughout most of the United States and its territories, it is referenced by federal agencies, such as the General Services Administration, National Park Service, Department of State, U.S. Forest Service, and the Department of Defense. For architects and other design and construction professionals, it is particularly important that they understand how to apply the IBC and how code officials view buildings, so that they integrate code–required provisions in the earliest design stages of any project.

Applying the IBC, as well as its companion codes, to building design is a process that is uniquely different to that of applying the building code during a planning review. Whereas other guide books explain the IBC in sequential order, from cover to cover, chapter by chapter, and section by section, this book explains the requirements of the IBC as they would apply during the common phases of design: from schematic design through to the preparation of construction documents. This effectively highlights applicable requirements of the building code at the appropriate stage of design based on available information.

The book provides a 28–step process that is organized according to the three phases of architectural design: schematic design, design development, and construction documents. Each step explains the application of the IBC, as well as other codes and standards referenced by the IBC (i.e. International Fire Code, International Energy Conservation Code, and ANSI A117.1) based on available project information. Illustrations and examples are provided throughout that explain the code fundamentals associated with each step. A single example project is used throughout the step–by–step process to illustrate how each step is applied and builds upon code and project information obtained through previous steps. Guidance is also provided on the International Existing Building Code and how the step–by–step process is applied to projects involving existing buildings. The role of the building department and its staff in regard to plan reviews and code enforcement is discussed. A detailed code data information template is provided that can help organize code–related information for construction documents.

Preface

About this Book

How to Use this Book

References

Terminology

Example Project

Part I – Code Basics

Building Code Organization

Other Codes and Regulations

Things to Look Out For

Know the Definitions

Types of Fire–Resistive Assemblies and Construction

Fire Walls (IBC Section 706)

Fire Barriers (IBC Section 707)

Fire Partitions (IBC Section 708)

Smoke Barriers (IBC Section 709)

Horizontal Assemblies (IBC Section 711)

Exterior Walls

Interior Bearing Walls

Structural Frame

Types of Automatic Fire Extinguishing Systems and Standpipes

NFPA 13 (IBC Section 903.3.1.1)

NFPA 13R (IBC Section 903.3.1.2)

NFPA 13D (IBC Section 903.3.1.3)

Alternative Materials/Methods and Modifications

Part II – Schematic Design

STEP 1 Determine Applicable Building Code

1.1 Authority Having Jurisdiction

1.2 Adopted Codes and Amendments

1.3 Code Alternates

STEP 2 Obtain Essential Building Data

2.1 Total Building Area

2.2 Number of Stories

2.2.1 Grade Plane

2.2.2 Mezzanines

2.3 Building Area per Story

2.4 Building Height in Feet

2.5 Type of Sprinkler System

2.6 Proposed Construction Materials

2.7 Climate Zone

STEP 3 Determine Occupancy Group or Groups

3.1 Introduction to Occupancy Groups

3.2 Assembly Group A (IBC Section 303)

3.3 Business Group B (IBC Section 304)

3.4 Educational Group E (IBC Section 305)

3.5 Factory Group F (IBC Section 306)

3.6 High–Hazard Group H (IBC Section 307)

3.7 Institutional Group I (IBC Section 308)

3.8 Mercantile Group M (IBC Section 309)

3.9 Residential Group R (IBC Section 310)

3.10 Storage Group S (IBC Section 311)

3.11 Utility and Miscellaneous Group U (IBC Section 312)

3.12 Incidental Uses (IBC Section 509)

STEP 4 Determine Construction Type Based on Anticipated Materials

4.1 Introduction to Construction Types

4.2 Type I Construction

4.3 Type II Construction

4.4 Type III Construction

4.5 Type IV Construction

4.6 Type V Construction

STEP 5 Determine How Mixed Uses and Occupancies Will Be Handled

5.1 Introduction to Mixed Occupancies

5.2 Separated Occupancies

5.3 Nonseparated Occupancies

5.4 Accessory Occupancies

5.5 Combination of Options

5.6 Deciding Which Method to Use

STEP 6 Determine Special Use and Occupancy If Applicable

6.1 Covered Mall and Open Mall Buildings (IBC Section 402)

6.2 High–Rise Buildings (IBC Section 403)

6.3 Atriums (IBC Section 404)

6.4 Underground Buildings (IBC Section 405)

6.5 Motor–Vehicle–Related Occupancies (IBC Section 406)

6.5.1 Private Garages and Carports (IBC Section 406.3)

6.5.2 Public Parking Garages (IBC Section 406.4)

6.5.2.1 Open Parking Garages (IBC Section 406.5)

6.5.2.2 Enclosed Parking Garages (IBC Section 406.6)

6.5.3 Motor Fuel–Dispensing Facilities (IBC Section 406.7)

6.5.4 Repair Garages (IBC Section 406.8)

6.6 Group I–2 (IBC Section 407)

6.7 Group I–3 (IBC Section 408)

6.8 Motion Picture Projection Rooms (IBC Section 409)

6.9 Stages, Platforms and Technical Production Areas (IBC Section 410)

6.9.1 Stages (IBC Section 410.3)

6.9.2 Platforms (IBC Section 410.4)

6.10 Special Amusement Buildings (IBC Section 411)

6.11 Aircraft–Related Occupancies (IBC Section 412)

6.11.1 Airport Traffic Control Towers (IBC Section 412.3)

6.11.2 Aircraft Hangars (IBC Section 412.4)

6.11.3 Residential Aircraft Hangars (IBC Section 412.5)

6.11.4 Aircraft Paint Hangars (IBC Section 412.6)

6.11.5 Aircraft Manufacturing Facilities (IBC Section 412.7)

6.11.6 Heliports and Helistops (IBC Section 412.8)

6.12 Combustible Storage (IBC Section 413)

6.13 Hazardous Materials (IBC Section 414)

6.14 Groups H–1, H–2, H–3, H–4, and H–5 (IBC Section 415)

6.15 Application of Flammable Finishes (IBC Section 416)

6.16 Drying Rooms (IBC Section 417)

6.17 Organic Coatings (IBC Section 418)

6.18 Live/Work Units (IBC Section 419)

6.19 Groups I–1, R–1, R–2, R–3 AND R–4 (IBC Section 420)

6.20 Hydrogen Fuel Gas Rooms (IBC Section 421)

6.21 Ambulatory Care Facilities (IBC Section 422)

6.22 Storm Shelters (IBC Section 423)

6.23 Children s Play Structures (IBC Section 424)

6.24 Hyperbaric Facilities (IBC Section 425)

6.25 Combustible Dusts, Grain Processing and Storage (IBC Section 426)

6.26 Special Construction

6.26.1 Membrane Structures (IBC Section 3102)

6.26.2 Pedestrian Walkways and Tunnels (IBC Section 3104)

STEP 7 Determine Allowable Area and Height

7.1 Introduction to Area and Height Requirements

7.2 Determining Allowable Height (IBC Section 504)

7.2.1 Allowable Height in Feet

7.2.2 Allowable Height in Stories

7.2.3 Allowable Height for Mixed Occupancies

7.3 Determining Allowable Area (IBC Section 506)

7.3.1 Calculating Frontage Increase

7.3.2 Allowable Area of Single–Occupancy and Nonseparated Mixed–Occupancy Buildings

7.3.3 Allowable Area of Separated Mixed–Occupancy Buildings

7.3.4 Unlimited Area Buildings (IBC Section 507)

7.4 Special Provisions (IBC Section 510)

7.5 Design Options

STEP 8 Calculate Occupant Load

8.1 Introduction to Occupant Loads

8.2 Calculating Occupant Loads

8.2.1 Calculating Occupant Loads for Mall Buildings

8.3 Organizing Occupant Load Data

STEP 9 Establish Points of Egress

9.1 Introduction to the Means of Egress System

9.2 Number of Egress Doors

9.2.1 Number of Doorways from Spaces

9.2.2 Number of Egress Points from Stories

9.2.2.1 One Exit from Stories of Group R–2 Dwelling Units – IBC Table 1006.3.2(1)

9.2.2.2 One Exit from Stories of Other Occupancies – IBC Table 1006.3.2(2)

9.2.2.3 One Exit for Mixed Occupancies

9.3 Separation of Exit and Exit Access Doorways

9.4 Door Operation

STEP 10 Check Egress Pathways

10.1 General Requirements

10.2 The Exit Access (IBC Section 1016)

10.2.1 Exit Access Travel Distance (IBC Section 1017)

10.2.2 Common Path of Egress Travel (IBC Section 1006)

10.2.3 Aisles (IBC Sections 1018 and 1029)

10.2.4 Exit Access Stairways and Ramps (IBC Section 1019)

10.2.5 Corridors (IBC Section 1020)

10.2.6 Egress Balconies (IBC Section 1021)

10.3 The Exit (IBC Section 1022)

10.3.1 Interior Exit Stairways and Ramps (IBC Section 1023)

10.3.2 Exit Passageways (IBC Section 1024)

10.3.3 Horizontal Exits (IBC Section 1026)

10.3.4 Exterior Exit Stairways and Ramps (IBC Section 1027)

10.4 The Exit Discharge (IBC Section 1028)

10.4.1 Egress Courts (IBC Section 1028.4)

10.5 Accessible Means of Egress (IBC Section 1009)

10.5.1 Stairways (IBC Section 1009.3)

10.5.2 Elevators (IBC Section 1009.4)

10.5.3 Areas of Refuge (IBC Section 1009.6)

10.5.4 Exterior Areas for Assisted Rescue (IBC Section 1009.7)

10.5.5 Platform Lifts (IBC Section 1009.5)

10.6 Minimum Egress Pathway Capacities

STEP 11 Determine Fixture Counts

11.1 Introduction to Plumbing Fixtures

11.1.1 Occupant Load for Plumbing Fixtures

11.1.2 Plumbing Fixture Access and Location

11.2 Basic Fixture Count Calculations

11.3 Fixture Count Calculations for Mixed Occupancies

11.4 Substitutions

11.5 Toilet Room Planning

STEP 12 Identify Fire Department Access Roads

12.1 Minimum Requirements

12.2 Access Road Design

STEP 13 Identify Accessible Routes and Requirements

13.1 Introduction to Accessibility in the Building Code

13.2 Scoping Requirements (IBC Section 1103)

13.3 Accessible Routes (IBC Section 1104 and ICC/ANSI A117.1 Chapters 4 and 5)

13.3.1 Technical Requirements for Accessible Routes

13.3.2 Technical Requirements for Accessible Site Elements

13.4 Dwelling and Sleeping Units (IBC Section 1107 and ICC/ANSI A117.1 Chapter 10)

13.5 Toilet and Bathing Facilities (IBC Section 1109.2 and ICC/ANSI A117.1 Chapter 6)

Part III – Design Development

STEP 14 Confirm Steps 2 Through 13

14.1 Review of Changes

14.2 Changes to Building Area and/or Height

14.3 Changes in Function and/or Size of Spaces

14.4 Changes in Building Structural Materials

14.5 Changes in Space Arrangement

14.6 Changes in Location on Site

STEP 15 Identify Locations of Fire–Resistive Construction, Assemblies, and Openings

15.1 Identifying Fire–Resistive Assemblies and Construction

15.1.1 Fire Walls

15.1.1.1 Fire Wall Horizontal Continuity

15.1.1.2 Fire Wall Vertical Continuity

15.1.2 Fire Barriers

15.1.3 Smoke Barriers

15.1.4 Fire Partitions

15.1.5 Smoke Partitions

15.1.6 Horizontal Assemblies

15.1.7 Primary Structural Frame and Bearing Wall Structure

15.2 Opening Protection

STEP 16 Develop Exterior Wall Assemblies

16.1 Exterior Wall Fire Resistance and Opening Protection

16.2 Projections

16.3 Thermal Performance

16.3.1 Commercial Thermal Performance

16.3.1.1 R–Value Method (IECC Section C402.1.3)

16.3.1.2 U–Factor, C–Factor, and F–Factor Method (IECC Section C402.1.4)

16.3.1.3 Component Performance Alternative Method (IECC Section C402.1.5)

16.3.2 Residential Thermal Performance

16.3.2.1 R–Value Computation Method (IECC Section R402.1.3)

16.3.2.2 U–Factor Alternative Method (IECC Section R402.1.4)

16.3.2.3 Total UA Alternative Method (IECC Section R402.1.5)

16.4 Air and Water Management

16.4.1 Air Management

16.4.2 Water Management

16.4.2.1 Above–Grade Exterior Walls

16.4.2.2 Basement Walls

16.5 Exterior Wall Materials

16.6 Fire Propagation

STEP 17 Develop Roof Assemblies

17.1 Roof Assembly Performance

17.1.1 Fire Classification and Resistance

17.1.2 Wind Resistance

17.1.3 Thermal Performance

17.1.3.1 Commercial Buildings

17.1.3.2 Residential Buildings

17.2 Roof Openings and Penetrations

17.2.1 Fire–Resistance

17.2.2 Skylights

17.2.3 Roof Hatches

17.3 Rooftop Structures and Equipment

17.4 Roof Construction Materials

17.4.1 Roof Coverings

17.4.2 Underlayments

17.4.3 Insulation

17.4.4 Flashings

STEP 18 Select Finishes

18.1 Introduction to Finishes

18.2 Interior Wall and Ceiling Finishes

18.2.1 Flame and Smoke Performance

18.2.2 Sanitation

18.2.3 Moisture and Mold Resistance

18.3 Interior Floor Finishes

18.3.1 Flame and Smoke Performance

18.3.2 Sanitation

18.3.3 Slip Resistance

18.4 Elevator Finishes

18.5 Decorations and Trim

STEP 19 Check Egress Widths

19.1 Calculation of Minimum Egress Width

19.1.1 Exit Width from Buildings

19.1.2 Exit Width from Stories

19.1.3 Exit Width for Corridors

19.1.4 Exit Width from Spaces

19.2 Calculation of Aisles and Aisle Accessways Widths

STEP 20 Check Accessibility Requirements

20.1 Reach and Clearance Detail Requirements

20.2 Accessible Assembly Seating (IBC Section 1108.2 and ICC/ANSI A117.1 Section 802)

20.3 Kitchens (IBC Section 1109.4 and ICC/ANSI A117.1 Section 804)

20.4 Dwelling and Sleeping Units (ICC/ANSI A117.1 Chapter 10)

20.4.1 Toilet and Bathing Facilities in Dwelling and Sleeping Units

20.3.2 Kitchens in Dwelling and Sleeping Units

20.4 Recreational Facilities

STEP 21 Integrate Special Requirements

21.1 Special Uses and Occupancies

21.2 Sound Transmission

21.2.1 Air–Borne Sound Transmission

21.2.2 Structure–Borne Sound Transmission

21.3 Emergency Escape and Rescue

21.3.1 Minimum Size of Openings

21.3.2 Window Wells for Below Grade Openings

21.4 Elevators and Conveying Systems

21.4.1 General Elevator Requirements

21.4.1.1 Pits and Clearances

21.4.1.2 Machine Rooms

21.4.1.3 Elevator Lobbies and Hoistway Opening Protection

21.4.2 Fire Service Access Elevators

21.4.3 Occupant Evacuation Elevators

21.4.4 Conveying Systems Other Than Elevators

21.5 Flood–Resistant Design

21.6 Special Construction

Part IV – Construction Documents

STEP 22 Confirm Steps 14 Through 21

22.1 Review of Changes

22.2 Changes in Function and/or Size of Spaces

22.3 Changes in Space Arrangement

22.4 Changes in Building Structural Materials

22.5 Changes in Location on Site

22.6 Changes in Wall and Roof Assemblies

22.7 Changes in Interior Finish Materials

STEP 23 Integrate Egress Details

23.1 Stairs, Ramps, Handrails, and Guards

23.1.1 Stairs (IBC Section 1011)

23.1.2 Ramps (IBC Section 1012)

23.1.3 Handrails (IBC Section 1014)

23.1.4 Guards (IBC Section 1015)

23.2 Unenclosed Exit Access Stairways and Ramps

23.3 Luminous Markings

STEP 24 Identify Locations of Safety Glazing

24.1 Introduction to Safety Glazing

24.2 Human Impact Resistance

24.2.1 Glazing in Athletic Facilities

24.2.2 Glass in Elevators

24.2.3 Wired Glass

24.3 Sloped Glazing Assemblies

STEP 25 Detail Firestopping, Fire–Resistant Joints, and Fireproofing

25.1 Penetrations (IBC Section 714)

25.1.1 Penetrations in Fire–Resistance–Rated Walls (IBC Section 714.3)

25.1.2 Penetrations in Horizontal Assemblies (IBC Section 714.4)

25.2 Fire–Resistant Joint Systems (IBC Sections 715)

25.3 Fireproofing

25.4 Special Inspections (IBC Sections 1705.14, 1705.15, and 1705.17)

STEP 26 Locate Portable Fire Extinguishers and Cabinets

26.1 Fire Extinguisher Requirements Overview (IBC Section 906)

26.2 Selection of Fire Extinguishers

26.3 Determining Number of Required Extinguishers

26.4 Location and Installation of Fire Extinguishers

STEP 27 Detail Construction Based on Specific Building Materials and Equipment

27.1 Code Requirements for Specific Materials

27.1.1 Concrete

27.1.2 Masonry

27.1.3 Steel

27.1.4 Wood

27.1.5 Gypsum and Plaster

27.1.6 Plastic

27.2 Accessibility Details

STEP 28 Prepare Code Information for Construction Documents

28.1 Submittal Documents Overview (IBC Section 107)

28.2 Code Data on Construction Documents

28.2.1 Basic Code Data

28.2.2 Code Data on Drawings

28.2.3 Code Data in the Project Manual

Part V – Existing Buildings

Types of Work

Additions

Alterations

Change of Occupancy

Historic Buildings

Compliance Methods

Prescriptive Compliance Method

Work Area Compliance Method

Performance Compliance Method

Applying the Step–by–Step Process to Existing Buildings

Part VI – Code Enforcement

Authority Having Jurisdiction

The Department of Building Safety

The Building Official

Plans Examiners

Inspectors

Plan Reviews

Code Enforcement and the Building Code Application Process

Appendix

A – Program for Example Project

B – Code Data Information Template

C – Code Data Information for Example Project

Resources

Index

RONALD L. GEREN, FCSI, AIA, CCS, CCCA, SCIP, is the owner of RLGA Technical Services, a building code and specifications consulting firm in Scottsdale, Arizona. He has over 30 years′ experience in the construction industry with multiple building types working in design firms and as an owner′s representative. He is a professor of architecture at Taliesin, the Frank Lloyd Wright School of Architecture, where he teaches building codes, building construction technology, construction documents, and architectural practice management. Ron is also a certified building plans examiner, certified construction specifier, and a certified construction contract administrator.