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)
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