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  1. K

    Heavy Timber (Type of Construction IV C) Used in Remodel of Existing Unlimited Area II B Building

    Agee with Tim. All my comments were based on a 1 Story building with a mezzanine NOT a 2 Story building. The "A Accessory Occupancy" gives me pause, what class of A is it and is it indeed an accessory. I would nail down all the Occupancies, determine if its 1 or 2 stories and re-review Section...
  2. K

    Heavy Timber (Type of Construction IV C) Used in Remodel of Existing Unlimited Area II B Building

    Type V-B permits any materials in the code, wood, concrete, steel, CLY, H-T, etc and it the LEAST restrictive of all Types of Construction. Being a B also requires no fire ratings of systems. This approach does not preclude you from using CLT, H-T or tilt-up concrete but does not require them.
  3. K

    Heavy Timber (Type of Construction IV C) Used in Remodel of Existing Unlimited Area II B Building

    As long as the building is not an A-4 it appears you could call it a Type V-B (507.4 2018).
  4. K

    Vapor barrier

    If the vapor barrier is covered then no requirements (720.2.1).
  5. K

    Heavy Timber (Type of Construction IV C) Used in Remodel of Existing Unlimited Area II B Building

    A bit confused here, 20x50=2000sf, is this indeed the area? Is the building sprinklered? Depending on the A and other Occupancies you may be able to classify it as a Type V-B, sprinklered building. As a rule of thumb, ALWAYS use the least restrictive Type of Construction possible.
  6. K

    13R sprinklers in parking garage

    Maybe 13R throughout, refer to 2019 13R Section 7.3.1 Design criteria-Garages. Look further at Section 7.3.2.
  7. K

    Using another DP's plans/designs

    Kick it back. Let them know the framing plans need to be coordinated with the foundation plan. Let the owner figure out who will be responsible for the COMPLETE, comprehensive and coordinated submittal.
  8. K

    Can I use NFPA 13R in a Type V-A, R2 condos?

    Great catch! I forgot they reduced the max. floor level to 30'. Note, this distance will be measured from FD access (i.e. grade +/-) NOT the Podium plate.
  9. K

    R1 or R2

    I think the problem they're debating is, if it's R2, ALL ground level units in a non-elevator building must be Type B Accessible (ALL units in an elevator building) or if it's R1 at least ONE unit must be accessible (NOT Type A or B, but Accessible).
  10. K

    Electric Vehicle Charging Systems

    I have a document by the Access Board called "Design Recommendations for Accessible Electric Vehicle Charging Stations", last updated 8/11/2022 which has requirements for the ADA, ABA and the Rehab Act of 1973. The 2021 IBC also has requirements. Glancing at these requirements it appears to be a...
  11. K

    67" accessibility turning circle - exact code location?

    The 67" is just one of the more enhanced maneuvering clearances required in the 2017 ANSI A117. Door and fixture maneuvering clearances have also changed. I would suggest my colleague's take the time to read the entire 2017 ANSI A117 to become familiar with all the changes. Having worked under...
  12. K

    EV and handicap parking requirements

    Looking for opinions on handicap parking requirements for EV spaces. For conversation purposes refer to the 2015 and 2021 IBC. Generally IBC Chapter 11 has required handicap spaces for each “type” (i.e. covered, uncovered, etc.) of parking. Would you consider an EV space to be a different “type”...
  13. K

    R-2 Building with S-2 Tuck Under parking - NFPA 13 or 13R?

    Agree. In addition, NFPA13R also addresses parking attached to and/or under the R Occupancy, so if you meet the requirements in 13R for parking your compliant.
  14. K

    Sprinkler required because Fire Truck is too big?

    I think it appeared in the 2015 IFC if I'm not mistaken. A big change that flew under the radar is that the IFC requirements now apply to buildings built under the IRC. That being said, I think the Fire Department is being generous with you. It sounds like you have a "dead end" condition greater...
  15. K

    Fire barrier wall construction

    Go back to my previous comment. It appears a non-separated mixed use occupancy would work with the S-1 being most restrictive. Type II-B would be permitted 70,000sf.
  16. K

    Fire barrier wall construction

    A bit confused here as to why you need Fire Walls. Even if was any A Occupancy (all other Occupancies would be less restrictive) you would be permitted 38,000sf without any frontage increase for a Type II-B building. Not having all the clues I would look at a non-separated mixed use occupancy...
  17. K

    Accessibility & townhomes question

    Without having all the clues I offer a few more comments. The Colorado Statute looks at ALL buildings on a Parcel of land, short of doing "lot splits" you have 15 covered Units requiring 12 Accessibility Points. You can achieve the points requirement with any combniation you chose. Not knowing...
  18. K

    Accessibility & townhomes question

    Generally speaking Townhomes are exempt from in the IBC and from FHA requirements. However it appears you are in Colorado which has its own requirements for Townhome projects with over 7 units. I would suggest you review Colorado Revised Statutes 9-5-101 thru 106 for the requirements. It appears...
  19. K

    Fire partition continuity IBC 2018

    Looking at the termination of corridor walls and non-rated partitions at a 1 hour floor/ceiling above. IBC 2015 Section 714.4.2, Exception 7, states: The ceiling membrane of 1- and 2-hour fire resistance-rated horizontal assemblies is permitted to be interrupted with the double wood top plate...
  20. K

    Balcony(s) fire rating in a Podium Building

    2018 IBC. Four Story Type V-A Apartment building on top of a two Story Type I-A Podium. First Story enclosed parking, second Story residential. Trying to determine fire ratings for second and third Story balconies. Second Story balconies, floor construction is required to be two-hour rated as...
  21. K

    Stairway construction in Type IA/VA Podium building?

    2018 IBC. 6 story podium building, 1st and 2nd Floors Type IA, 3rd thru 6th Type VA. Building has two stair enclosures rated 2 hours. What type of stair construction can I use? I'm thinking two options. First option would be a steel stair for the 1st and 2nd story (Type IA Building) and a wood...
  22. K

    upgrading snow load design

    Sifu; I think you may be mistaken. The IRC and IBC SPECFICALLY references ASCE-7 and it is further referenced in the Reference Standards Chapter of the Codes. Unless the code sections and the Reference Standards have been amended by Ordinance then ASCE-7 CAN be used for design. Ken
  23. K

    upgrading snow load design

    What does your adopting Ordinance/amendments call for? Table R301.2 typically references Ground Snow Load NOT Flat Roof Snow Load per ASCE-7. Using the base formula in ASCE-7 a Ground Snow Load of 40psf equals a Flat Roof Snow Load of 30psf with out any further reductions. UBC use to use "roof...
  24. K

    Exterior windows in California meeting SFM Standard 12-7A-2?

    Thanks MtnArch, I caught that and have no problem. My concern is the type of window, lately we have been using JeldWen vinyl windows and I can't imagine them "passing" the testing criteria. My gut feeling is that we must use a metal clad wood or metal window to meet the testing requirements. All...
  25. K

    Exterior windows in California meeting SFM Standard 12-7A-2?

    Am a bit confused and lost here. I am in Colorado, but the local Jurisdiction has adopted (i.e. cribbed) parts of what appears to be sections of CBC Chapter 7 in their Amendments. This includes references to SFM Standards ( thru my research these are CA State Fire Marshal Standards?). My biggest...
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