The unlimited area provisions state that the distance for the required open yards be measured to the property line however in this instance the property line (which does not provide the required 60'-0") overlaps a storm sewer easement which, if included, would provide the required distance...it is similar to using the entire width of a public way since it is a public utility and cannot be built upon...thoughts on allowing?
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Out of curiosity, why would a designer specify a GA assembly instead of a UL assembly? For example, GA wp3269 is specified, which has fire test UL design U341. Why specify wp3269 and not U341?
I have a new construction where we have 2 stairs, 1 of which reenters the building. This is allowed per IBC 2018, Section 1028.1, exception 1. I'm getting flagged on exception 1, item 1.1 because they're saying my exit is not "readily visible". There is an exit sign directly in front of you when you pass through the stair doors and exit signs directing you to the exterior exit door. Is there some definition to "readily visible"?
........... .
I would appreciate any thoughts from folks who have dealt with smaller manufacturing projects. I am working to relocate a cabinet maker into a 25,000 s.f. area, which is also the control area, of an unlimited single-story, IIB facility, fully sprinklered, 2018 Codes. Tenant area on an exterior wall.
This owner believes the use should fall under F-1.
Question - How to determine (prove) the use is F-1 and dust does not exceed max allowable quantities in Building Code table 307.1(1) making...
I have a second story terrace space which requires 2 means of egress. one means of egress is a stairwell and the second means exits through the building. Can the door that exits into the building have both panic hardware and also be able to be locked after hours? The concern that someone can climb up onto the terrace and be able to break into the building.
Hey all,
Has anyone here dealt with the building code side of opening or renovating a day care center in Alpharetta? I’ve been helping a friend look into converting an existing commercial space into one, and wow… there’s a lot more to it than I expected. Between egress requirements, bathroom ratios, and the outdoor play area rules, it feels like a maze trying to make sure everything lines up with both the local building code and state childcare regulations.
We’re still figuring out the...
So I am posting this in the building code as it would apply to all handrail extensions, not just accessibility.
This termination will be located at the top and bottom of ramps on a project.
The following design #01 was on the designers drawings and I am looking for if you believe this is compliant, HR extension compliance & Protruding objects
I am also posting the following 2 other designs
here is the third design
Please feel free to ask questions, we run into these type of...
'21 IBC 3006.2 would NOT require hoistway protection in a 4 story, sprinklered R2 building because it has an NFPA 13 sprinkler system (condition #1). If it did then 3006.3 would tell us how to provide that protection, but there would be an exception for the level of exit discharge. However since this is an R2, 3006.2.1 is the charging language and sends us directly to 3006.3, bypassing 3006.2 and the exception for the level of exit discharge. Since 3006.3 has no exception for the level...
Hello, This question is for a proposed project located in GEORGIA, using 2018 IBC and the 2024 NFPA 101 Life Safety Code. (this project does not qualify in Georgia as an IRC building).
A proposed 148-unit multi-family development within an approved master development and located on 1 parcel of land. This project consists of 10 individual buildings and a clubhouse with pool. Each of the 10 buildings has 16 dwelling units / 3 stories / 34,440 Square feet / Type V-B construction with...
Hell everyone - I have a question about one of the allowable approaches to not require a space open to three levels to comply with the requirements of the 2024 IBC chapter 4, i.e., smoke control, enclosure of the space with fire and/or smoke barriers, etc.
The new building will have a space that consists of a completely open volume from the second level to the third level. From the first level to the second level, the only opening is for an unenclosed exit access stairway through the...
Large building, separated into 3 by fire walls. In the snippet, the yellow highlight is one building, and the smaller non-highlighted one is another. Frontage is being taken for the exterior walls adjacent to the area that contains the pool. Given the snippet, would you consider the space around the pool as available frontage?
It is an "open space", on the same lot. Access is provided at the lower area from the street through the pool barrier fence (yellow). Does that answer my own...
Hello,
I'm having a hard time with getting info from city officials regarding repairing or replacing a patio deck on a commercial condo property.
Basically, a unit owner had their patio deck replaced and did not have it permitted. We are unable to locate the specific Florida code statute that discusses this. City officials have been unable to assist in person and haven't replied via email. Looking here has been a rabbit hole. Can anyone advise me on this? Thank you.
A tenant is taking a full floor of the 4th floor of a 4 story building and removing the common area corridors to access the exit stairs. They would like to have a secure elevator lobby. This would require someone in the elevator lobby to be able to access the exit stairs by traveling thru the tenant suite.
The 2024 IBC fire code has a section specifically to address this. 1010.2.14.
The California building code and fire code do not have this same code section. In CA this code section...
We have a situation that is stumping us and I'm looking for some expert advice. We are building up against an existing building and the owner has asked for a fire wall between the new and existing. It is not required by code, we are unlimited and sprinklered. The plan northwest area is an existing dock, to the east is a new insulated metal panel wall freezer, south of the freezer is a dock, and south of the existing dock is a pallet storage area and corridor. The door in yellow is temporary...
Stairs from audience to stage, typical high school. These stairs are definitely not required for egress. I recommended they be left out. Owner insisted for convenience. Stairs are 33" wide. Shop drawings showing 29 11/16" clear.
I think these can be 36" wide by the less than 50 occupant load exception but I don't think any stairs (with a very few exceptions for restricted access where 22" clear is permitted) can be under 36" clear in an auditorium.
Is my reading of the IBC correct?
Given:
A nonsprinkled office space with an upper level mezzanine would like to expand the mezzanine into an adjacent tenant space. But then the area of the mezzanine will exceed the allowable ratio when compared to the open and unobstructed area below. Therefore the upper level will become a second story rather than a mezzanine. The mezzanine is surrounded by a guard rail and the stairway is open / unenclosed.
Question:
After establishing that the upper level is no longer a mezzanine and...
2018 IBC. I am trying to figure out an allowable area. I will try to articulate it as best I can. I don't see it working as non-separated. But using separated I am not so sure. When using equation 5-1, for either separated or non-separated we use the multiplier for frontage increase. Is the same frontage increase multiplier used for both separated and non-separated calculations? In other words, using non-separated, (F) is the entire building perimeter that fronts on the public way...
I'm designing a 2 story, 3,000 sf building (parking on Level 1, dental clinic on Level 2) with an elevator, in Florida. Per FBC Chapter 9, I don't need a fire alarm. (Group B, not an ambulatory care facility). However, am I missing something and do need one?
Do outside air intakes for HVAC equipment in a Wildland Urban Interface zone require flame and ember resistant vents, or are these special vents only required at passive ventilation locations such as for an attic or crawlspace? The project is a commercial building, but the same question would apply to a residential building.
Portland, OR
I’m attempting to figure out egress for a new café/donut shop going into an existing cafe's space. The occupancy works out to 48 people with A-2 occupancy in the dining area and Business in service areas and in the kitchen.
Non-sprinklered, VB construction. There is currently only one exit with signage at FOH (front of house) and we want to see if we can keep it that way.
I talked with a plans examiner for the City today in an attempt to figure out how to overcome our not...
Michigan building Code 2021,
I have a small after school care building that they are wanting to have a mezzanine in the space. The space is open to below and used for tv and lounge type activities. Total building square footage is only 7000 sf with the mezzanine only being 1500 sf.
I am not seeing how I can consider this anything other than and Educational use group as a Daycare since its minors being supervised. Section 903.2.3 Group E states
An automatic sprinkler system shall be...
In the IBC 2021 code 1014.6 on Handrails, it states that the handrail is required to return to the wall, and be continuous, among other things, but not important to this question. When I was in the field I always had inspectors tell me the continuous part meant you could not use a miter and had to use the premade cured 90 to return to the wall. Now that I'm in a different role and different area, contractors argue that part (the curve not the return to the wall) and miter the wood rail. Why...
[BG] COMPUTER ROOM.
A room or portions of a building used primarily to house information technology equipment (ITE) and serving an ITE load less than or equal to10 kW or 20 W/ft2 (215 W/m2) of conditioned floor area.
I got flagged in permit review for not addressing this section of 2018 IBC. I have a type VA building with 1-hour exterior bearing walls and 2-hour shafts (4 story R2 on 1 story S-2 garage).
Does 1023.7 apply if my walls are already 1-HR per table 601 and 705.5? What about the openings? Could the 10' distance rule be omitted if the stair enclosure had 3/4 hr protected openings?
Situation similar to below:
Thanks y'all.
I have someone looking at a project that involves an addition to an existing historic building. The existing construction is generally non-combustible (concrete and masonry) and the proposed project could meet height and area requirements including the new addition with a construction type of IIA. At issue is a tall library space that has full height shelving, and a walkway at an intermediate level to access higher shelving. The walkway is of unprotected steel construction. Applicable...