Making BuildingsCODES, ZONING, and other

REGULATIONS

Architect

Owner

Contractor

Contrac

t

Cont

rac

t

Bankers

Tenants

Consultants & Engineers Subcontractors

& Suppliers

WHAT ARE THE RESPONSIBILITIES OF EACH PARTICIPANT?

Architectural Services per AIA Documents

1. Schematic Design

2. Design Development

3. Construction Documentation

4. Bidding & Negotiation

5. Construction Administration

•Overall project (people) management•Code conformance (Egress and Safety)•Shape (design), traffic flow (plan)•Water tightness (not a structural engineer)

Building Codes

“… establish minimum construction standards for the protection of life, health, and welfare of the public.”

Primary focus – protect against fire and means of Egress

Zoning Ordinances

Generally Imposed by Local Authorities

Typically Govern: Property Use, Types of ActivitiesSize, Setbacks, AppearanceAccess, ParkingConstruction Activities

Available @ Planning Dept. / Inspector

Who generally enforces compliance?

Building Codes

Model Codes (standardized codes) International Building Code (IBC)

First published in 2000Earlier Model Codes

Uniform Building Code (UBC) BOCA Building Code (BOCA) Standard Building Code (SBC)

All Define“USE” GroupsConstruction TypeEstablish Minimum Building Standards

Occupancy Groups IBC

Groups A-1 through A5Assembly occupancies

(theaters, lecture halls, churches,night clubs, restaurants, libraries,museums, sports arenas, etc.)

Group B – Business OccupancyGroup E – Educational Groups H-1 through H-5

High Hazard OccupancyGroups I-1 through I-4

InstitutionalHealth car, geriatrics, prisons

Group M – Mercantile Stores (retail)

Groups R-1 through R-4Residential Occupancies

Homes, apartments, dorms, etc.

Group S-1 and S-1Hazardous storage

Group U – Utility Buildings

Building Type & Fire Resistance Ratings

Fire Ratings Issued by:

Rating ServicesBuilding Material Manufacturer’s Construction Trade Organizations

Underwriter’s Laboratory (UL)Factory Mutual (FM)ASTMAmerican National Standards InstituteUS Bureau of Standards

Material Information Resources

American Society for Testing and Materials (ASTM)

Construction Trade & Professional Associations (Technical specifications often incorporated by ‘reference’)

Underwriter’s Laboratory

Note the levelof ‘detail’

CSI Divisions

Division 1 General Division 9 Finishes

Division 2 Site Work Division 10 Specialties

Division 3 Concrete Division 11 Equipment

Division 4 Masonry Division 12 Furnishings

Division 5 Metals Division 13 Special Construction

Division 6 Wood & Plastics Division 14 Conveying Systems

Division 7 Thermal & Moisture Protection Division 15 Mechanical

Division 8 Doors & Windows Division 16 Electrical

LEEDLeadership in Energy and Environmental Design

A system for evaluation the sustainability of a building’s design.

Developed by: U.S. Green Building Council

Code Conformance

Building Codes

Zoning Ordinances

Legal Constraints

The Code Relationship

Type of Occupancy

Allowable Height & Area

Fire-Resistance Rating of

Construction

Additional Codes Plumbing Code Electrical Code Mechanical & Energy Code Elevator CodeAmerican with Disabilities Act (ADA)

Legal Constraints

Occupational Safety and Health Act (OSHA)Governed by the Department of LaborControls the design of workplaces to minimize

the possible health and safety risks to workersMost prominent in industrial buildingsWatchdog group for construction safety

Building Code Regulations

Two major factors that determine regulations:

USE

CONSTRUCTION TYPE

Building Code Regulations

USEIntended purpose of

buildingSome building are

mixed useThese are broken down

into “USE GROUPS”

CONSTRUCTION TYPEWhat the building is

made ofHow the materials relate

to each otherThese are broken down

into “TYPES”

Building Codes Use Groups

Assembly

Business

Industry

High-Hazard Industry

Institutional

Mercantile buildings

Residential

Simple buildings (sheds, storage)

Construction Types

Broken into 5 TYPES

Listed in range of fire-resistance & combustibility

These “TYPES” are used widely among the different building codes

They coincide with the Use Group definitions

Construction Types

Section 402.0 TYPE 1 CONSTRUCTION402.1 General: Buildings and structures of Type 1 construction are those in which the walls, partitions, structural elements, floors, ceilings, roofs and the exits are constructed of approved non-combustible materials and protected to afford the fire resistance rating specified in Table 401. Buildings are Type 1 construction shall be further classified as Type 1A or 1B.

THIS TYPE DOES NOT BURN

Construction Types

Section 403.0 TYPE 2 CONSTRUCTION403.1 General: Buildings and structures of Type 2 construction are those in which the walls, partitions, structural elements, floors, ceilings, roofs and the exits are constructed of approved non-combustible materials and protected to afford the fire resistance rating specified in Table 401. Buildings are Type 2 construction shall be further classified as Type 2A or 2B.

THIS TYPE DOES NOT BURN

Construction Types

Section 404.0 TYPE 3 CONSTRUCTION404.1 General: Buildings and structures of Type 3 construction are those in which the exterior, fire walls, and party walls are constructed of masonry or other approved non-combustible materials of the required fire resistance rating and structural properties; the floors, roofs and interior framing are wholly or partly constructed of wood, metal, or other approved construction; …….

USES MASONRY ON OUTSIDE, BUT WOOD ON THE INSIDE

Construction Types

Section 405.0 TYPE 4 CONSTRUCTION405.1 General: Buildings and structures of Type 4

construction are those in which the exterior walls are constructed of non-combustible materials having a fire resistance rating not less than that specified in Table 401 and the interior structural members are of solid or laminated wood without concealed spaces.

THIS TYPE USES HEAVY TIMBER (BIG WOOD)

Construction Types

Section 406.0 TYPE 5 CONSTRUCTION406.1 General: Buildings and structures of Type 5 construction are those in which the exterior walls, bearing walls, partitions, floors and roofs are constructed of any materials permitted by this code and in which the structural elements have the required fire resistance rating specified in Table 401. Buildings of Type 5 construction shall be further classified as Type 5A or 5B.

THIS TYPE USES LIGHT WOOD FRAMING (HOUSES)