HomeMy WebLinkAboutPlan Analyst - Building Code Review Comments 05.29.2019"plan Analyst" Building Code Review Comments:
Building Permit Number: BLCO-05-19-5747
Project Description: CRMS Solar Dormitory Addition/Remodel
Project Location: 152 Pabst Drive Carbondale
General Contractor: B&H Contractors Architect: A4 Architects
Code Study By: Dave Argo/Plans Examiner— Garfield County Building Dept.
Engineer: KL&A
Date: May 29, 2019
This code study is based on the 2015 International Building Code by ICC using Plan Analyst. www.plananalyst.com
BASIC BUILDING DESCRIPTION:
Type of Construction: VB
Occupancy Group: R-2 (Dormitory)
Total Building and Fire Area = 4,755 square feet
Original Construction Date: 1979
Fire Sprinklers: Building is required to have NFPA 13R sprinkler system (903.3.1.2) — as shown on remodel plans.
MEANS OF EGRESS:
EGRESS CONTINUITY:
A. The path of egress travel along a means of egress shall not be interrupted by any building element other than
a means of egress component. (1003.6)
EXIT SEPARATION:
A. In areas where 2 exits are required, the minimum separation is 1/2 of the maximum diagonal of the area or
floor measured in a straight line between exits or exit access doorways. (1007.1.1)
B. Multiple means of egress shall be sized such that the loss of any one means of egress shall not reduce the
available capacity by more than 50 percent. (1005.5)
CORRIDOR REQUIREMENTS:
A. Corridor(s) are required to have a 1/2 -hour fire -resistive rating. (1020.1)
B. Corridor walls shall comply with Section 708 for fire partitions. (1020.1) Walls shall extend to the underside of
the floor/roof slab or deck or to the fire -resistance rated floor/ceiling or roof/ceiling assembly above. (708.4)
C. Corridors shall have a ceiling height of not less than 7 feet 6 inches. (1003.2)
D. The minimum corridor width is 44 inches. Where the occupant capacity is less than 50, the minimum corridor
width is 36 inches. (Table 1020.2)
E. Door openings are required to be protected with 20 minute (1/3 hour) fire assemblies. (716.5.3 & Table 716.5)
F. Doors shall be self-closing or automatic -closing. (716.5.9)
MEANS OF EGRESS ILLUMINATION:
A. The means of egress, including the exit discharge, shall be illuminated at all times the building space served by
the means of egress is occupied. (1006.1) Exception: Inside dwelling units and sleeping units.
B. The means of egress illumination shall not be less than 1 foot-candle at the walking surface level. (1006.2) See
section 1006.3 for emergency power requirements.
EXIT SIGNS:
A. Exits and exit access doors shall be marked by an approved exit sign readily visible from any direction of egress
travel. Signs shall be placed where the exit or the path of egress travel is not readily visible. No point in a
corridor or passageway to be more than 100 feet from an exit sign. (1013.1)
B. A sign stating "EXIT" in raised characters and Braille shall be provided adjacent to each exit door. (1013.4)
C. Exit signs shall be internally or externally illuminated. (1013.3)
D. Exit sign shall be illuminated at all times including during loss of primary power. (1013.5 & 1013.6.3)
LANDINGS AT DOORS:
A. There shall be a floor or landing on each side of a door. (1010.1.5)
B. Such floor or landing shall be at the same elevation on each side of the door. (1010.1.5)
C. The floor or landing shall not be more than 1/2 inch lower than the threshold. (1010.1.7)
LOCKS AND LATCHES:
A. Egress doors shall be readily openable from the egress side without the use of a key or any special knowledge
or effort. (1010.1.9)
B. Locks and latches shall be permitted to prevent operation where the following exists:
Doors from individual dwelling or sleeping units of Group R occupancies having an occupant load of 10 or
less are permitted to be equipped with a night latch, dead bolt or security chain, provided such devices
are openable from the inside without the use of a key or tool. (1010.1.9.3)
EMERGENCY ESCAPE AND RESCUE:
In addition to the required means of egress, sleeping rooms shall have at least one exterior emergency escape and
rescue opening. (1030.1) complying with the following requirements:
• Openings shall open directly into a public way or to a yard or court that opens to a public way. (1030.1)
■ The minimum clear area is 5.7 square feet. (1030.2)
• The minimum clear height is 24 inches. (1030.2.1)
• The minimum clear width is 20 inches. (1030.2.1)
■ The bottom of the opening shall not be greater than 44 inches. (1030.3)
• Openings shall be operational from the inside without the use of keys or tools. (1030.4)
FIRE -RESISTANCE REQUIREMENTS:
FIRE PARTITIONS:
A. The following wall assemblies shall comply with requirements for "Fire Partitions" (per Section 708.1)
• Walls separating dwelling units
• Walls separating sleeping units
• Corridor walls
B. Fire partitions shall have a fire -resistance rating of not less than 1/2 -hour. (Section 708.3 and Table 1020.1)
C. Fire partitions shall extend from the top of the foundation to the underside of the roof sheathing above or to
the fire -resistive -rated floor/ceiling or roof/ceiling assembly above. (708.4)
DRAFTSTOPPI NG:
Draftstopping shall be installed above, and in line with, sleeping unit and/or dwelling unit separation walls that do
not extend to the underside of the roof sheathing above. (718.4.2)
AUTOMATIC SPRINKLER SYSTEMS:
An automatic sprinkler system is required in fire areas containing R -occupancies. (903.2.8)
PORTABLE FIRE EXTINGUISHERS:
Portable fire extinguishers are required. (906.1) See Section 906.1 and Table 906.1 for location requirements.
See Section 906.3 for size and distribution requirements.
FIRE ALARM AND DETECTION SYSTEMS:
Fire alarm systems and smoke alarms shall be installed in Group R-2 occupancies (Sections 907.2.9.1— 907.2.9.3)
SMOKE ALARMS:
Single- or multiple -station smoke alarms shall be installed in all of the following areas: (907.2.11.2)
1. On the ceiling or wall outside outside each separate sleeping area.
2. Provide a smoke alarm in each room used for sleeping.
3. Provide a smoke detector on all stories.
An automatic smoke detection system that activates the occupant notification system is required for student or
staff housing in the following locations: (907.2.9.3)
1. Common spaces outside dwelling and sleeping units
2. Laundry rooms, mechanical equipment rooms and storage rooms
3. All interior corridors serving sleeping or dwelling units
Required smoke alarms in dwelling and sleeping units shall be interconnected with the fire alarm system in
accordance with NFPA 72.
CARBON MONOXIDE DETECTION:
Carbon monoxide detection shall be provided in accordance with Chapter 11 of the International Fire Code.
C.O. detection shall be installed in dwelling units and sleeping units (915.2.1 and 915.2.2). Exception: C.O.
detection shall be allowed to be installed outside of each separate sleeping area (but in the immediate vicinity)
when the sleeping area does not contain a fuel -burning appliance or a forced -air furnace.
BUILDING ACCESSIBILITY:
GENERAL BUILDING ACCESSIBITY:
Per IBC, Chapter 11
A. In addition to accessible entrances required by Sections 1105.1.1 through 1105.1.6, at least 60 percent of all
public entrances shall be accessible. (1105.1)
B. At least one accessible entrance shall be provided to each dwelling unit and/or sleeping unit. (1105.1.6)
C. Where parking is provided, accessible parking spaces shall be provided in compliance with Table 1106.1
D. Accessible dwelling/sleeping units shall be provided in accordance with Table 1107.6.1.1
ACCESSIBLE RESTROOM FACILITIES:
Section Numbers Noted below are from ICC/ANSI A117.1— 2009
A. A 60 inch diameter turning space or T-shaped space is required in the toilet room. (603.2.1 and 304.3)
B. Doors shall not swing into the clear floor space for any fixture. (603.2.2) See exception for rooms used for
individual use.
C. Water closet shall be mounted adjacent to a side wall or partition. The distance from the side wall or partition
to the centerline of the water closet shall be 16 to 18 in. (604.2)
D. When the accessible water closet is not in a compartment:
Clearance around the water closet shall be 60 inches minimum, measured perpendicular to the side wall,
and 56 inches minimum, measured perpendicular to the rear wall. (604.3.1)
E. When the accessible water closet is in a compartment:
Wheelchair accessible compartments shall be 60 inches wide minimum measured perpendicular to the
side wall, and 56 inches deep minimum for wall hung water closets and 59 inches deep for floor mounted
water closets, measured perpendicular to the rear wall. (604.9.2.1)
F. Compartment doors shall not swing into the minimum required compartment area. (604.9.3)
G. Grab bars shall have a circular cross section with a diameter of 1 1/4 inch minimum and 2 inches maximum, or
shall provide equivalent graspability. (609.2)
H. The space between the wall and the grab bar shall be 1 1/2 inches. (609.3)
I. Grab bars shall be mounted in a horizontal position 33 inches minimum and 36 inches maximum above the
floor. (609.4)
1. Side wall grab bars are required to start within 12 inches of the backwall and extend to 54 inches
from the back wall. The minimum length of the bar is 42 inches. (604.5.1)
2. The rear bar shall be 24 inches long minimum, centered on the water closet. Where space permits,
the bar shall be 36 inches long minimum, with additional length provided on transfer side. (604.5.2)
J. The top of the water closet seats shall be 17 to 19 inches above the floor. (604.4)
K. Accessible urinals shall be of the stall type or wall hung with the rim at 17 inches maximum above the floor.
(605.2)
L. Accessible lavatories shall be mounted with the rim 34 inches maximum above the floor. (606.3)
M. Sinks shall be 11 inches deep maximum. (606.5)
N. Water supply and drain pipes under lavatories shall be insulated or otherwise treated to protect against
contact. (606.6)
0. Mirrors located above lavatories, sinks or counters shall be mounted with the bottom edge of the reflecting
surface 40 inches maximum above the floor. (603.3)
ADDITIONAL TOILET REQUIREMENTS:
Per IBC, Chapter 29
• Customers, patrons and visitors shall be provided with public toilet facilities in spaces intended for public
utilization. (2902.3)
• Directional signage indicating route to public facilities shall be posted. Such signage shall be located in a
corridor or aisle at the entrance to the facilities. (2902.4.1)
• Where a toilet is provided for use of multiple occupants, the egress door for the room shall not be lockable
from the inside. (2902.3.5)
■ Toilet facilities shall not be required to be identified for exclusive use by either sex. (2902.2.1)
OTHER REQUIREMENTS:
ROOFING:
The roofing on this building is required to be Class C or better. (Table 1505.1)
ROOF DRAINAGE: Where the exterior wall construction extends above the roof in such a manner that water will be
entrapped if the primary drains allow build up for any reason, secondary (emergency overflow) roof drains or
scuppers shall be provided. (1503.4.1) See sections 1106 and 1108 of the Plumbing code for design requirements.
LIGHT AND VENTILATION:
A. Every space intended for human occupancy shall be provided with natural light by means of exterior glazed
openings or shall be provided with artificial light. (1205.1)
• When natural light is provided, the minimum net glazed area shall not be less than 8% of the floor
area. (1205.2)
• Artificial light shall be provided that is adequate to provide an average illumination of 10 foot candles
over the area of the room at a height of 30 inches above the floor. (1205.3)
B. Buildings shall be provided with natural ventilation or mechanical ventilation per the International Mechanical
Code. (1203.1)
• Natural ventilation of an occupied space shall be through windows, doors, louvers or other openings
to the outdoors. (1203.5)
• The minimum openable area to the outdoors shall be 4 percent of the floor area. (1203.5.1)
• Any room is permitted to be considered as a portion of an adjoining room where unobstructed
openings are provided that have an area not less than 8% of the floor area of the interior room but no
less than 25 square feet. (1203.5.1.1)
C. Rooms containing bathtubs, showers & similar bathing fixtures must be mechanically ventilated (1203.5.2.1)
GLAZING REQUIREMENTS:
All glazing in hazardous locations is required to be of safety glazing material. (2406.1)
WALL AND CEILING FINISHES:
A. Wall and ceiling finish materials are required to comply with Sec. 803.11 and Table 803.11.
B. Textile wall and ceiling coverings shall have Class A flame spread index and shall be protected by automatic
sprinklers or meet the criteria in Section 803.5, 803.6.
C. Expanded vinyl wall coverings shall comply with the requirements for textile wall and ceiling materials. (803.7)
D. Toilet room floors shall have a smooth, hard nonabsorbent surface that extends upward onto the walls at least
4 inches. (1210.2.1)
E. Walls within 2 feet of urinals and water closets shall have a smooth, hard nonabsorbent surface, to a height of
4 feet above the floor. (1210.2.2)
CEILING HEIGHTS:
Occupiable spaces, habitable spaces and corridors shall have a ceiling height of not less than 7 feet 6 inches.
Bathrooms, toilet rooms, kitchens, storage rooms and laundry rooms shall be permitted to have a ceiling height of
not less than 7 feet. (1208.2)
INSULATION NOTES:
A. Insulating materials shall have a flame -spread rating of no more than 25 and a smoke developed index of not
more than 450. (Section 720.2 "concealed installation" and Section 720.3 "exposed installation").
B. Where such materials are installed in concealed spaces, the flame spread and smoke developed limitations do
not apply to facings, coverings and layers of reflective foil that are installed behind and in substantial contact
with the unexposed surface of the ceiling, wall or floor finish. (720.2.1)
C. Foam plastic insulations are required to be protected. (2603)
ADDRESS IDENTIFICATION:
Buildings shall be provided with approved address identification. (501.2)