Building Codes in
Construction Documents
Salt Lake City, Utah
September 26, 2012
Presenter:
Gregory Markling, FCSI, SCIP, CCS, CCCA, LEED AP BD+C, NCARB
Senior Consultant
Denver, Colorado
www.ibimsolutions.net
ibimsolutions@msn.com
303-775-9517
Building Codes in Wyoming
Seminar Outline
• Managing Code Compliance in Design
• Code Requirements in Construction Documentation
Building Codes in Wyoming
Seminar Outline
• Managing Code Compliance in Design
• Code Requirements in Construction Documentation
Managing Code Compliance
in Design
Session Outline
• Step by Step Process
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Schematic Design
Design Development
Construction Documents
Construction Phase
• The Importance of Documentation
Think About This…
Quality is never an accident; it is always
the result of intelligent effort.”
John Ruskin
Author and Critic of
Art and Architecture
Step by Step Process
• Schematic Design
– Determine applicable Code(s)
• Not necessarily the most current published
edition
• Local amendments
– Obtain essential building data
• Area and height
• Fire protection systems
• Structural materials and systems
– Determine building occupancy group(s)
• Primary occupancy
• Mixed occupancy / accessory uses
Step by Step Process
• Schematic Design (cont)
– Determine construction type based on
anticipated materials
• Wood construction – Type V
• Other materials offer several options
• Optimal strategy – seek the least restrictive
– Evaluate mixed uses and occupancies
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Accessory uses (see above)
Separated or non-separated occupancies
Combinations
Optimal strategy – “it depends”
Step by Step Process
• Schematic Design (cont)
– Determine special occupancies (if any)
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Chapter 4
Stages and platforms
Atrium
High rise buildings
Parking structures
Malls (open and enclosed)
Step by Step Process
• Schematic Design (cont)
– Determine allowable height and area
• Based on selection of construction type,
occupancy group(s), and occupancy method
• Area Increases for sprinklers and frontage
distances
What do you do if you’re “over”?
– Calculate occupant load
• Chapter 10
• Load factors
• Consult the AHJ if there is not an explicitly
applicable category
Step by Step Process
• Schematic Design (cont)
– Establish egress scheme and points of exit
• Determine required number and width
of exits
• Table 1021.1
• Only one exit may be required (1021.2)
• Separation according to 1015.2
Step by Step Process
• Schematic Design (cont)
– Check egress pathways for:
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Travel distance
Common paths of egress
Dead end corridors
Accessible routes
Every pathway from each space
Section 1016 travel distances
Common paths can’t exceed lengths in Section
1014.3
• Dead end corridor lengths limited by Section
1018.4
Step by Step Process
• Schematic Design (cont)
– Determine plumbing fixture counts
• Based on occupant load
• IBC Chapter 29 (IPC?)
– Identify fire department access roads
• Based on site plan configuration
• IFC Section 503
• Review with the AHJ (Fire Department)
Step by Step Process
• Design Development
– Confirm Schematic Design steps
• Changes or additional scope, etc.
– Identify fire-resistive assemblies and
openings
• Based on construction type, allowable area,
separation of occupancies, means of egress
components, and special Code requirements
• IBC Chapter 7
Step by Step Process
• Design Development (cont)
– Develop exterior wall assemblies
• Based on construction type, fire separation
(frontage or building separation)
• IBC Chapter 7
• Energy considerations (IECC)
• Water resistance considerations (IBC Chapter
14)
– Develop roof assemblies
• Similar considerations to walls
• IBC Chapter 15
Step by Step Process
• Design Development (cont)
– Select finishes
• Fire and smoke characteristics
– IBC Chapter 8
• Sanitation requirements
– IBC Chapter 12
• Flooring slip resistance
– ANSI A117.1 and ADA (referenced)
• Coordinate with the interior designers!
Step by Step Process
• Design Development (cont)
– Check egress widths
• Corridors, pathways, and clearances
– Check accessibility requirements
• IBC Chapter 10
• ANSI A117.1 and ADA
– Integrate special requirements
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Seating layouts in assembly areas
Sound transmission in residential occupancies
Exterior envelope requirements
Others
Step by Step Process
• Construction Documents
– Confirm SD and DD steps
– Integrate egress details
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Door swings and hardware
Riser and tread dimensions
Luminous markings
Handrails and guards
– Identify locations of safety glazing
• IBC Section 2406
• Who is responsible?
Step by Step Process
• Construction Documents (cont)
– Detail/specify firestopping and fire-resistive
joints
• IBC Sections 713 and 714
• Who is responsible?
• Consult with the AHJ!
– Locate portable fire extinguishers and
cabinets
• Often overlooked issue (until late)
• IBC Section 906
• Without quick-response sprinkler systems,
most occupancies require
(required spacing)
Step by Step Process
• Construction Documents (cont)
– Detail construction based on specific
building materials and equipment
• Drawing details and assembly descriptions
• Specifications
The two must work together!
– Prepare code information Drawings
• Start these early in the process
• Should include all relevant information to
facilitate AHJ review
• Assembly details in the same Drawing
subset?
Code Summary
Code Diagram / Plan
Think About This…
Quality is never an accident; it is always
the result of intelligent effort.”
John Ruskin
Author and Critic of
Art and Architecture
Documentation
• Why is complete documentation
important?
– AHJ can more thoroughly and reliably
review and comment on the documents for
permitting
– Facilitates construction phase inspections
by the AHJ and testing agencies, etc.
– Streamlines the construction contract
administration process
– The design professional is responsible
for code compliance - NOT the
Contractor!
Questions?
Building Codes in
Construction Documents
Seminar Outline
• Managing Code Compliance in Design
• Code Requirements in Construction Documentation
Code Requirements in
Construction Documentation
Session Outline
• Project Specifications
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General Conditions
General Requirements (Division 01)
Work Results Sections (Divisions 02-49)
• Construction Drawings
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Code Compliance Plans
Accessibility Requirements
• Special Inspection and Testing
(Quality Assurance / Quality Control)
Project Specifications
• General Conditions
– Division 00 Procurement and Contracting
– AIA Document A201
• 3.2.3 The Contractor is NOT required to
ascertain that the Contract Documents are in
accordance with applicable laws, statutes,
ordinances, codes, rules and regulations, or
lawful orders of public authorities, but the
Contractor shall promptly report to the Architect
any nonconformity discovered by or made know
to the Contractor as a request for information in
such form as the Architect may require.
Project Specifications
• General Conditions
– AIA Document A201 (cont)
• 3.7.1 Unless otherwise provided…the
Contractor shall secure and pay for the building
permit…
• 3.7.2 The Contractor shall comply with and give
notices required by applicable laws, statutes,
ordinances, codes, rules and regulations, and
lawful orders of public authorities…
• 3.7.3 If the Contractor performs Work knowing it
to be contrary to [same], the Contractor shall
assume appropriate responsibility for such Work
and shall bear the costs attributable to
correction.
Project Specifications
• General Requirements
– Division 01 General Requirements
• Section 01 4100 Regulatory Requirements
• Section 01 4533 Code-Required Special
Inspections
– We’ll look at this one in just a minute.
• Section 01 6000 Product Requirements
– AHJ VOC restrictions (if any)
01 4100 USER - Regulatory Requirements.doc
Project Specifications
• Special Inspections and Testing
– Quality Control Procedures
– Section 01 4533 – Code-Required Special
Inspections
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Steel
Concrete
Masonry
Prefabricated wood (incl. high load diaphragms)
Soils
Driven and Cast-in-Place Deep Foundations
Project Specifications
• Special Inspections and Testing
– Quality Control Procedures
– Section 01 4533 – Code-Required Special
Inspections
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Fire-resistant materials
EIFS systems
Smoke control
Seismic resistance
Wind resistance
01 4533 BSD - Code-Required Special Inspections.doc
Project Specifications
• Work Results Sections
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Divisions 02-14 Facility Construction
Divisions 21-28 Facility Services
Divisions 31-35 Site Construction
Let’s look at some examples…
• Section 03 3000 – Cast-in-Place Concrete
• Section 05 1200 – Structural Steel Framing
03 3000 BSD - Cast-in-Place Concrete.doc
05 1200 BSD - Structural Steel Framing.doc
Construction Drawings
• NCS – National CADD Standard
– G-Sheets General Information
– A-Sheets Architectural
– Others as applicable
Construction Drawings
• Provide at the front of the set
sheets that provide solely code
information:
– The adopted codes applicable to the
building
– Type of construction
– Sprinklered?
– Basement?
– Occupancy classifications
– Fire-resistive requirements
– Actual and allowable areas and heights
Construction Drawings
• Drawings: Indicate the following
items:
– Fire-resistive construction
– Means of egress
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Number of exits required and provided
Width of exits required and provided
Occupant loads
Travel distances
Location and separation of exits
– Fire separation distances
Construction Drawings
• Other information/calculations as
required:
– Accessible route
– Plumbing fixture counts
– Allowable and actual areas for protected
and unprotected openings
– Fire extinguisher locations
– Sound transmission
– Roofing classification
Code Summary
Plumbing
Fixture
Calculations
Allowable Area
Calculations
Allowable
Area Increase
Calculations
Occupant Load
Calculations
Code Diagram / Plan
Horizontal
Separation
Diagram
Fire Wall
Locations
Accessible
Living Units
Assembly Sheet(s)
Design Compliance
Questions?
Building Codes in
Construction Documents
Thank You!
Follow-up Questions Contact:
Gregory Markling, FCSI, SCIP, CCS, CCCA, LEED AP BD+C, NCARB
Senior Consultant
Denver, Colorado
www.ibimsolutions.net
ibimsolutions@msn.com
303-775-9517