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HILLWOOD HERITAGE COMMONS 2
HKS PROJECT NO. 10117
DATE: 5/4/2017
HILLWOOD HERITAGE COMMONS 2
BUILDING CODE ANALYSIS
I. General Description:
A. Project Description The project consists of a 117,000 sf, two story office building situated adjacent to an
existing 58,000 SF office building. There is surface parking on the site serving both
buildings.
B. Applicable Codes 2003 International Building Code
1999 National Electrical Code
2003 International Mechanical Code
2003 International Plumbing Code
2003 International Fuel Gas Code
2003 International Fire Code
2003 International Energy Conservation Code
1994 State of Texas Accessibility Standards
C. Occupancy Classification
1. Occupancy Designation
a. The office building is classified as a Group B occupancy.
2. Occupancy Separation
a. Not applicable to this project.
Sec. 304
D. Construction Type Designation
1. Area Calculation per construction type
a. Area Tabulation Follows:
Gross Area
60,100 GSF
57,100 GSF
117,200 GSF
Ground Floor
Second Floor
Total
Height: 30’-0”
2 Levels
Area Modifications permitted by Equation 5-1 and 5-2 (IBC 506)
AI
Aa=At + AtIf + t s
100 100
If = 100
F
- 0.25
P
W
30
Area Increase due to frontage
If = 100[(661’/661’) – 0.25]30’/30’
If = 100[1-0.25]1
If = 100[.75] = 75%
Allowable increase for fully sprinklered building as follows (Per 506.3):
Is = 200 percent for multistory
Is = 300 percent for single story
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HILLWOOD HERITAGE COMMONS 2
HKS PROJECT NO. 10117
DATE: 5/4/2017
Aa = Allowable Area per floor
At = Tabular area per floor in accordance with Table 503 (square feet)
If = Area Increase due to frontage (percent) as calculated in accordance with Section 506.2
Is = Area Increase due to sprinkler protection (percent as calculated in accordance with Section 506.3
If = Area increase due to frontage (percent)
F = Building Perimeter which fronts on a public way or open space having 20 feet open minimum width.
P = Perimeter of entire building
W = Minimum width of public way or open space.
Proposed Building
If = 75% Is = 200% At (Table 503) = 23,000 (II-B)
Aa = 23,000SF + [((23,000SF x 75%)/100%) + ((23,000SF x 200%)/100%)]
Aa = 23,000SF + [17,250SF + 46,000SF]
Aa = 23,000SF + 63,250SF = 86,250SF
Type
Construction
Allowable
area per
floor with
increase for
sprinkler and
frontage
Proposed
maximum
area per
floor
II-B
86,250SF
59,700SF
Allowable
Stories
Proposed
Stories
Allowable
Height
Proposed
Height
4
2
55 Feet
30 Feet
2. Height Restriction per Building Type
a. Type IIB
55 feet
4 stories
Table 503
3. Construction Type Designation
a. Type IIB is the minimum construction type that will
will accommodate the building area.
II. Fire Resistive Construction Standards
A.
Elements
Min. Fire Resistance
Structural Frame
0 hr.
Floors; Floor - Ceilings
0 hr.
Roof; Roof - Ceilings
0 hr.
Partitions (Permanent)
0 hr.
Shaft Enclosures
1 hr.
1.Openings in a shaft enclosure
shall be protected in accordance with
Section 715 as required for fire barriers.
Such openings shall be self closing or
automatic closing by smoke detection.
Stairway Construction
1 hr.
Penthouse
N.C.
1.Roof structures shall be constructed with
walls, floors, and roof as required for the main
portion of the building.
Exception:
Enclosures housing only mechanical equipment
and located at least 20 ft. from adjacent property
lines may be of unprotected noncombustible
construction.
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Table 601
Sec. 707.4
Sec. 707.7
Sec.1019.1
Sec. 1509.2.1
Exception 3
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HILLWOOD HERITAGE COMMONS 2
HKS PROJECT NO. 10117
DATE: 5/4/2017
Corridors
Doors
1. Into exit corridor ( 0 hour )
2. Into stairway
0 hr.
Table 1016.1
Table 715.3
N/R
1 hr.
B. Interior Finish Requirements: (Group B)
Elements
Flame Spread Classification
1. Vertical Exitways
26-75 ( Class B )
2. Other Exitways
76-200 ( Class C )
3. Rooms or Areas
76-200 ( Class C )
 Foam plastic insulation used in building construction shall have
a flame-spread rating of not more than 75 and a smoke-developed
rating of not more than 450 when tested in the maximum thickness
intended for use in accordance with ASTM E 84..
 Smoke density shall be no greater than 450.
 Insulating materials, where concealed as installed in buildings
of any type of construction
Flame-spread rating
not to exceed 25
Smoke density rating
not to exceed 450
C. Fire Resistive Standards
1. Protection of Structural Members
a. Structural members are not required to be protected
2. Walls and Partitions
a. Penetrating items passing entirely through both
`
protective membranes shall be protected with throughpenetration fire stops.
3. Floors and Ceilings – No rating
Table 803.5
Sec. 2603.3
Table 803.5
Sec. 719.2
N/A
Sec. 712.4.1.2
4. Roofs – No rating.
5. Hardware
a. Fire doors shall be self closing or automatic closing.
b. Fire doors which are automatically closing by smoke
detection shall not have a closing or reclosing delay
of more than 10 seconds.
c. Fire door assemblies required to have fire-protection
rating, which are installed across a corridor, shall be
automatic closing assemblies activated by a smoke
detector.
III. General Construction Requirements
A. Structural Frame
1. Previously Addressed
B. Floors
1. Previously Addressed
C. Roofing
1. Metal Roof Panels:
 thickness and material standards in accordance with table 1507.4.3
 not less than ¼” vertical in 12 units horizontal (2% slope)
2. Penthouses previously addressed
3. Bulit up Roof
 Not less than ¼ unit vertical in 12 units horizontal (2” slope)
Exception:
a. Engineered roof designed to provide adequate drainage
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Sec. 715.3.7
Sec. 715.3.7.3
Sec. 715.3.7.3
Sec. 1507.4
Sec. 1507.4.3
Sec. 1507.4.2
Sec. 1507.10
Sec. 1507.10.1
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HILLWOOD HERITAGE COMMONS 2
HKS PROJECT NO. 10117
DATE: 5/4/2017





after the long-time deflection from dead loads or designed
to support maximum loads, including possible ponding of
water from any source, including snow, due to deflection,
may have a design slope of a minimum of one-eighth unit
vertical in 12 units horizontal.
Roof drains provided at low points
Secondary (Emergency) roof drain systems shall be sized in
accordance with section 1106 based on the rainfall rate for which
the primary system is sized in Tables 1106.2, 1106.3, and
1106.6. Scuppers shall be sized to prevent to depth of ponding
water from exceeding that for which the roof was designed as
determined by Section 1101.7 but in no case shall the size
FW Amndmnts
be less than three times the size of the roof drains. Scuppers
shall not have an opening dimension of less than 4 inches.
The flow through the primary system shall not be considered
when sizing the secondary roof drain system.
Overflow drain lines shall be independent from roof drain
IPC 1107.2
lines.
Roof drainage water from a building shall drain into a
IPC 1101.2
separate sewer system, or a combined sewer system, or
to an approved place of disposal.
Drainage from the roofs of any commercial building or structure IPC 1101.2.1
shall be contained within the property lines and shall not be
FW Amndmnts
allowed or caused to drain to adjacent properties. Drainage
from the downspout of any commercial building or structure
shall be connected to lateral storm sewer piping or, in the
alternative, water therefrom, shall be otherwise contained and
directed in accordance with accepted engineering practice as
approved by the Director of Transportation and Public Works.
E. Elevators
1. Venting:
(No vent required)
 Hoistways of elevators and dumb waiters penetrating
more than three stories shall be provided with a means
for venting smoke and hot gases to the outer air in case
of fire.
F. Walls
1. Previously addressed.
G. Weather Protection
1. Exterior walls shall provide the building with a weather-resistant
exterior wall envelope. The exterior wall envelope shall be
designed and constructed in such a manner as to prevent the
accumulation of water within the wall assembly by providing a
water-resistive barrier behind the exterior veneer and a means for
draining water that enters the assembly to the exterior of the veneer.
Exceptions:
 over concrete or masonry walls designed in accordance
with Chapters 19 and 21, respectively.
2. An approved vapor retarder shall be provided. In all framed walls,
floors, and roof/ceilings comprising elements of the building thermal
envelope, a vapor retarder, when installed, shall be installed in a
manner so as to not trap moisture.
Sec. 3004.1
Sec. 1403.2
Sec. 1403.3
FW Amndmnts
H. Glass and Glazing
1. Glass sloped 15 degrees (0.26 rad) or less from vertical in windows, Sec. 2404.1
curtain and window walls, doors and other exterior applications shall
be designed to resist the wind loads in Section 1609 for components
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HILLWOOD HERITAGE COMMONS 2
HKS PROJECT NO. 10117
DATE: 5/4/2017
and cladding.
2. The design of vertical glazing shall be based on equation 24-1.
3. Glass shall be firmly supported on all four edges.
4. Safety Glazing
 Glazing subject to human impact shall comply
with this section.
 The following shall be considered specific hazardous
locations for the purposes of glazing:
a. Glazing in swinging doors except jalousies
b. Glazing in fixed and sliding panels of sliding door
assemblies and panels in sliding and biflod closet
door assemblies.
c. Glazing in storm doors.
d. Glazing in unframed swinging doors.
e. Glazing in doors and enclosures for hot tubs, whirlpools,
saunas, steam rooms, bath tubs and showers. Glazing in
any portion of a building wall enclosing these
compartments where the bottom exposed edge of the
glazing is less than 60 inches above a standing surface.
f. Glazing in fixed or operable panels adjacent to a
door where the nearest exposed edge of the glazing
is within a 24-inch arc of either vertical edge of
the door in a closed position and where the bottom
exposed edge of the glazing is less than 60” above
the walking surface.
g. Glazing in an individual fixed or operable panel, other
than those locations described in Items e & f above,
that meets all of the following conditions:
1. Exposed area of an individual pane greater
than 9 sq. ft.
2. Exposed bottom edge less than 18” above
the floor.
3. Exposed top edge greater than 36” above
the floor.
4. One or more walking surfaces within 36”
horizontally of the plane of the glazing.
h. Glazing in guards and railings, including structural
baluster panels and non-structural infill panels,
regardless of area or height above walking surface.
Glass used as structural balustrade panels in railings
shall be constructed of either single fully tempered glass
or laminate heat strengthened glass.
Exceptions:
 Openings in door through which a 3 inch sphere
is unable to pass.
 Glazing material used as curved glazed panels in
revolving doors
 Mirrors and other glass panels mounted or hung
on a surface that provides a continuous backing
support.
I.
Elevators
1. Where four or more elevator cars serve all or the same portion of a
building, the elevators shall be located in at least two separate
hoistways. Not more than four elevator cars shall be located in any
single hoistway enclosure.
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Sec. 2404.1
Sec. 2404.1
Sec. 2406
Sec. 2406.1
Sec. 2406.3
Sec. 2407.1
Sec. 2406.3.1
Sec. 3002.2
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HILLWOOD HERITAGE COMMONS 2
HKS PROJECT NO. 10117
DATE: 5/4/2017
2. At least one accessible route shall connect each accessible level,
including mezzanines, in multilevel buildings and facilities.
3. Passenger elevators required to be accessible by Chapter 11 shall
conform to ICC A117.1
IV. Emergency Services
A. Means of Egress Illumination:
1. 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.
2. The means of egress illumination level shall not be less than 1
foot-candle (11 lux) at the floor level.
3. The power supply for means of egress illumination shall normally be
provided by the premise’s electrical supply. In the event of power
supply failure, an emergency electrical system shall automatically
illuminate the following areas:
a. Exit access corridors, passageways and aisles in rooms and spaces
which require two or more means of egress.
b. Exit access corridors and exit stairways located in buildings required
to have two or more exits.
c. Exterior egress components at other than the level of exit discharge
until exit discharge is accomplished for buildings required to have two
or more exits.
d. Interior exit discharge elements, as permitted in Section 1023.1, in
buildings required to have two or more ex its.
e. The portion of the exterior exit discharge immediately adjacent to
exit discharge doorways in buildings required to have two or more
exits.
4. The emergency power system shall provide power for a duration of not
less than 90 minutes and shall consist of storage batteries, unit
equipment or an on-site generator.
5. Emergency lighting facilities shall be arranged to provide initial
illumination that is at least an average of 1 foot-candle (11 lux) and a
minimum at any point of 0.1 foot-candle (1 lux) measured along the path
of egress at floor level. Illumination levels shall be permitted to decline to
0.6 foot-candle (6 lux) average and a minimum at any point of 0.06
foot-candle (0.6 lux) at the end of the emergency lighting time duration.
A maximum-to-minimum illumination uniformity ratio of 40 to 1 shall not
be exceeded.
B. Exit Signage:
1. Exits and exit access doors shall be marked by an approved exit sign
readily visible from any direction of egress travel.
2. Access to exits shall be marked by readily visible exit signs in cases
where the exit or the path of egress travel is not immediately visible to
the occupants.
3. Exit sign placement shall be such that no point in an exit access corridor
is more than 100 feet or the listed viewing distance for the sign,
whichever is less, from the nearest visible exit sign.
4. Exit signs are not required in rooms or areas which require only one exit
or exit access.
5. Main exterior exit doors or gates which obviously and clearly are
identifiable as exits need not have exit signs where approved by the
building official.
6. Exit signs except tactile exit signs shall be internally or externally
illuminated. Exit signs shall be illuminated at all times.
7. A tactile sign stating EXIT and complying with ICC A117.1 shall be
provided adjacent to each door to an egress stairway, an exit
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Sec. 1104.4
Sec. 3001.3
Sec. 1006
Sec. 1006.1
Sec. 1006.2
Sec. 1006.3
Sec. 1006.3
Sec. 1006.4
Sec. 1011
Sec. 1011.1
Sec. 1011.1
Sec. 1011.1
Sec. 1011.1
Sec. 1011.1
Sec. 1011.2
FW Amndmnts
Sec. 1011.3
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HILLWOOD HERITAGE COMMONS 2
HKS PROJECT NO. 10117
DATE: 5/4/2017
passageway and the exit discharge.
9. Internally illuminated exit signs shall be illuminated at all times.
10. The face of an exit sign illuminated from an external source shall have
an intensity of not less than 5 foot-candles (54 lux).
11. Externally illuminated exit signs shall be illuminated at all times. To
ensure continued illumination for a duration of not less than 90 minutes
in case of primary power loss, the sign illumination means shall be
connected to an emergency power system provided from storage
batteries, unit equipment or an on-site generator.
Exception:
Approved exit sign illumination means that provide
continuous illumination independent of external power
sources for a duration of not less than 90 minutes, in
case of primary power loss, are not required to be
connected to an emergency electrical sys tem.
C. Elevator Power Supply
1. The standby power requirements only apply to buildings in
excess of 75 ft. in height. They are not applicable to this
project.
Sec. 1011.4
Sec. 1011.5.2
Sec. 1011.5.3
Sec. 403.1
V. Fire Protection Systems
A. Automatic Sprinkler System
1. Because we are using the sprinklering area increase we must
Sec. 506.3
provide an automatic sprinkler system conforming to NFPA 13
throughout the building.
2. Automatic sprinklers shall not be required in:
Sec.903.3.1.1.1
a. any room where the application of water, or flame and water,
constitutes a serious life or fire hazard.
b. any room or space where sprinklers are considered undesirable
because of the nature of the contents, when approved by the
building fire code official.
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c. Generator and transformer rooms, under the direct control of
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a public utitlty, separate from the remainder of the building by
walls and floor/ceiling or roof/ceiling assemblies having a
fire-resistance rating of not less than 2 hours.
d. In rooms or areas that are of noncombustible construction with FW Amndmnts
wholly noncombustible contents.
3. All valves controlling the water supply for automatic sprinkler
Sec. 903.4
systems, pumps, tanks, water levels and temperatures, critical air
pressures and water-flow switches on all sprinkler systems shall be
electrically supervised.
Sprinkler and standpipe system water-flow detectors shall be provided FW Amndmnts
for each floor tap to the sprinkler system and shall cause an alarm
upon detection of water flor for more than 45 seconds. All control
valves in the sprinkler and standpipe systems shall be
electrically supervised.
4. Alarm, supervisory and trouble signals shall be distinctly different and Sec. 903.4.1
automatically transmitted to an approved central station, remote
supervising station or proprietary supervising station as defined in
NFPA 72 or, when approved by the building official, shall sound an
audible signal at a constantly attended location.
5. Approved audible devices shall be connected to every automatic
Sec. 903.4.2
sprinkler system. Such sprinkler water-flow alarm devices shall be
activated by water flow equivalent to the flow of a single sprinkler of
the smallest orifice size installed in the system. Alarm devices shall be
provided on the exterior of the building in an approved location. Where
a fire alarm system is installed, actuation of the automatic sprinkler
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HILLWOOD HERITAGE COMMONS 2
HKS PROJECT NO. 10117
DATE: 5/4/2017
system shall actuate the building fire alarm system.
Alarm devices, such as water motor gongs, installed on outside of
FW Amndmnts
building shall be installed as close as practicable to the fire department
connections. Adjacent to the alarm shall be a sign which states:
“WHEN ALARM SOUNDS, CALL FORT WORTH FIRE DEPARTMENT,
9-1-1, {insert address}”
B. Standpipes
1. The building’s highest story is less than 30 feet above the lowest
level of fire department vehicle access, so no standpipes are
required.
C. Fire Dampers
1. Fire dampers shall be installed and be accessible for inspection and servicing in the following ducted and unducted air
openings:
a. Penetrations thru fire barriers used for separation of shafts,
exits, exit passageways, horizontal exits or incidental use
areas, to separate different occupancies, or to separate a
single occupancy into different fire areas.
d. Penetrations of the ceiling of fire-resistive floor-ceiling
or roof-ceiling assemblies.
e. A fire damper is not required where fire tests have
demonstrated that fire dampers are not required to
maintain the fire resistance of the construction.
Sec. 905.3.1
Sec. 716.5
Sec. 716.5.2
Sec. 716.6.2
Sec. 716.5.3.1
VI. Exiting Requirements
A. Occupancy Calculations – 1 OCCUPANT PER 100 GSF
Table 10-A
ITEM
OCCUPIED SF
OCC. PER FLOOR
Ground floor
Second floor
60,100
57,100
601
571
Total = 1,172
B. Exits required
1. All rooms and spaces within each story shall be provided with and
have access to the minimum number of approved independent
exits as required by Table 1018.1 based on the occupant load.
2. Basements and occupied roofs shall be provided with exits
as required for stories.
3. Occupants on stories above the first and in basements shall
have access to not less than two separate exits from the
story or basement.
Exceptions:
a. Floors and basements used exclusively for
service of the building may have one exit.
For the purposes of this exception, storage
rooms, laundry rooms, maintenance offices,
and similar uses shall not be considered as
providing service to the building.
b. Storage rooms, laundry rooms and maintenance offices not exceeding 300sf in floor
area may be provided with only one exit.
c. Elevator lobbies may have one exit provided
the use of such exit does not require keys,
tools, special knowledge or effort.
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Sec. 1018.1
Sec. 1018.1
Sec. 1014.1
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HILLWOOD HERITAGE COMMONS 2
HKS PROJECT NO. 10117
DATE: 5/4/2017
4. The maximum number of exits required for any story shall
be maintained until egress is provided from the structure.
5. Required Width: The total width of exits in inches shall not
be less than the total occupant load served by an exit
multiplied by 0.2 for stairways and 0.15 for other exits nor
less than specified elsewhere in this code. Such widths
of exits shall be divided approximately equally among
separate exits. The maximum exit width required from any
story of a building shall be maintained.
Sec. 1018.1
Sec. 1005.1
WIDTH CALCULATION
571 IS MAXIMUM LOAD ( SECOND FLOOR )
X 0.2 = 114.2 INCHES
114.2 INCHES / 3 EXITS = 38.1 INCHES
EACH STAIR WILL BE A MINIMUM WIDTH OF 44 INCHES PER SECTION 1009.1
6. Arrangement of exits: Where two exits or exit access doorways are
required from any portion of the exit access, the exit doors or exit
access doorways shall be placed a distance apart equal to not less
than one-third of the length of the maximum over all diagonal
dimension of the building or area to be served measured in a straight
line between exit doors or exit access door ways.
Exceptions
a. Where exit enclosures are provided as a portion of the
required exit and are interconnected by a
1-hour fire-resistance-rated corridor, the required exit
separation shall be measured along the shortest direct
line of travel within the corridor.
7. Exit travel distance: Exits shall be so located on each story such
that the maximum length of exit access travel, measured from the
most remote point within a story to the entrance to an exit along the
natural and unobstructed path of egress travel, shall not exceed
300 feet for buildings equipped throughout with an automatic sprinkler
system according to Table 1015.1.
8. Egress from a room or space shall not pass through adjoining or
intervening rooms or areas, except where such adjoining rooms or
areas are accessory to the area served; are not a high-hazard
occupancy and provide a discernible path of egress travel to an exit.
C. Exit Corridors:
1. Fire resistance rating: previously addressed
2. The minimum corridor width shall be as determined in Section
1005.1, but not less than 44 inches unless the required occupant
capacity is 50 or less in which case the width shall not be less
than 36”
3. Where more than one exit or exit access doorway is required, the
exit access shall be arranged such that there are no dead ends in
corridors more than 20 feet in length.
Exceptions:
a. In occupancies in Groups B and F where the building is
equipped throughout with an automatic sprinkler system
in accordance with Section 903.3.1.1, the length of dead-end
corridors shall not exceed 50 feet
b. A dead-end corridor shall not be limited in length where the
Document Name: 20060114-10117-CodeAnalysis.doc
Sec. 1014.2.1
Exception 2
Sec. 1015.1
Sec. 1013.2
Sec. 1016
Sec. 1016.2
Sec. 1016.3
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HILLWOOD HERITAGE COMMONS 2
HKS PROJECT NO. 10117
DATE: 5/4/2017
4.
5.
6.
7.
8.
9.
length of the dead-end corridor is less than 2.5 times the least
width of the dead-end corridor.
Exit access corridors shall not serve as supply, return, exhaust,
relief or ventilation air ducts or plenums.
Exception:
a. Use of a corridor as a source of makeup air for exhaust
systems in rooms that open directly onto such corridors,
including toilet rooms, bathrooms, dressing rooms, smoking
lounges and janitor closets, shall be permitted provided that
each such corridor is directly supplied with outdoor air at a rate
greater than the rate of makeup air taken from the corridor.
The corridors in this building are not required to be fire resistance
rated construction, therefore use of the space between the corridor
ceiling and the floor o roof structure above as a return air plenum
is permitted.
Fire-resistance-rated Corridors shall be continuous from the point of
entry to an exit, and shall not be interrupted by intervening rooms.
The means of egress shall have a ceiling height of not less than
7 feet
Protruding objects are permitted to extend below the minimum
ceiling height required by Section 1003.2 provided a minimum
headroom of 80 inches shall be provided for any walking surface,
including walks, corridors, aisles and passageways. Not more than
50 percent of the ceiling area of a means of egress shall be reduced
in height by protruding objects.
Structural elements, fixtures or furnishings shall not project
horizontally from either side more than 4 inches over any walking
surface between the heights of 27 inches and 80 inches above the
walking surface.
Exception:
a. Hand rails serving stairs and ramps are permitted to protrude
4.5 inches from the wall.
D. Exit Doors
1. The minimum width of each door opening shall be sufficient for the
occupant load thereof and shall provide a clear width of not less
than 32 inches.
2. The maximum width of a swinging door leaf shall be 48 inches
nominal.
3. The height of doors shall not be less than 80 inches.
4. There shall not be projections into the required clear width of
doors lower than 34 inches above the floor or ground. Projections
into the clear opening width between 34 inches and 80 inches
above the floor or ground shall not exceed 4 inches.
5. Egress doors shall be side-hinged swinging.
Exceptions:
a. In other than Group H occupancies, revolving doors complying
with Section 1008.1.3.1.
b. In other than Group H occupancies, horizontal sliding doors
complying with Section 1008.1.3.3 are permitted in a means
of egress.
c. Power-operated doors in accordance with Section 1008.1.3.1.
6. Doors shall swing in the direction of egress travel where serving
an occupant load of 50 or more persons.
7. Opening force not to exceed 30 pounds applied to the latch side.
8. There shall be a floor or landing on each side of a door. The
Document Name: 20060114-10117-CodeAnalysis.doc
Sec. 1016.4
Sec. 1016.4.1
Sec. 1016.5
FW Amndmnts
Sec. 1003.2
Sec. 1003.3.1
Sec. 1003.3.3
Sec. 1008
Sec. 1008.1.1
Sec. 1008.1.1
Sec. 1008.1.1
Sec. 1008.1.1.1
Sec. 1008.1.2
Sec. 1008.1.2
Sec. 1008.1.2.
Sec. 1008.1.4
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HILLWOOD HERITAGE COMMONS 2
HKS PROJECT NO. 10117
DATE: 5/4/2017
maximum change of floor level is ½”.
9. Landings at doors shall have a width of not less than the width
of the stairway or the width of the door, whichever is greater.
Doors in the fully open position shall not reduce a required
dimension by more than 7”. When a landing serves an
occupant load of 50 or more, doors in any position shall not
reduce the landing dimension to less than one half its required
width. Landings shall have a length measured in the direction
of travel of not less than 44”.
10. Exit doors shall be marked so that they are readily distinguishable from the adjacent construction.
11. Thresholds at doorways shall not exceed 0.5 inch for doors.
Raised thresholds and floor level changes greater than 0.25 inch
at doorways shall be beveled with a slope not greater than one
unit vertical in two units horizontal.
12. Space between two doors in series shall be 48 inches minimum
plus the width of a door swinging into the space. Doors in series
shall swing either in the same direction or away from the space
between doors.
13. Egress doors shall be readily openable from the egress side without
the use of a key or special knowledge or effort.
14. Door handles, pulls, latches, locks and other operating devices on
doors required to be accessible shall not require tight grasping,
tight pinching or twisting of the wrist to operate.
15. Door handles, pulls, latches, locks and other operating devices
shall be installed 34 inches minimum and 48 inches maximum
above the finished floor. Locks used only for security purposes
and not used for normal operation are permitted at any height.
16. Locks and latches shall be permitted to prevent operation of doors
when a readily visible durable sign is posted on the egress side on
or adjacent to the door stating: THIS DOOR TO REMAIN
UNLOCKED WHEN BUILDING IS OCCUPIED. The sign shall be in
letters 1 inch high on a contrasting background.
17. Manually operated flush bolts or surface bolts are not permitted.
18. The unlatching of any leaf shall not require more than one
operation.
19. Interior stairway means of egress doors shall be openable from
both sides without the use of a key or special knowledge or effort.
Exceptions:
a. Stairway discharge doors shall be openable from the egress
side and shall only be locked from the opposite side.
b. In stairways serving not more than four stories, doors are
permitted to be locked from the side opposite the egress side,
provided they are openable from the egress side.
20. Where panic and fire exit hardware is installed, the actuating portion
of the releasing device shall extend at least one-half of the door
leaf width and a maximum unlatching force of 15 pounds is required
to release the latch.]
E. Stairways
1. The width of stairways shall be determined as specified in Section
1005.1, but such width shall not be less than 44 inches.
2. Stair riser heights shall be 7 inches maximum and 4 inches
minimum. Stair tread depths shall be 11 inches minimum. The
riser height shall be measured vertically between the leading edges
of adjacent treads. The tread depth shall be measured horizontally
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Sec. 1008.1.5
Sec. 1008.1
Sec. 1008.1.6
Sec. 1008.1.7
Sec. 1008.1.8
Sec. 1008.1.8.1
Sec. 1008.1.8.2
Sec. 1008.1.8.3
Sec. 1008.1.8.4
Sec. 1008.1.8.5
Sec. 1008.1.8.7
Sec. 1008.1.9
Sec. 1009
Sec. 1009.1
Sec. 1009.3
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HILLWOOD HERITAGE COMMONS 2
HKS PROJECT NO. 10117
DATE: 5/4/2017
3..
4.
5.
6.
7.
8.
9.
10.
between the vertical planes of the foremost projection of adjacent
treads and at right angle to the tread’s leading edge.
Stair treads and risers shall be of uniform size and shape. The
tolerance between the largest and smallest riser or between the
largest and smallest tread shall not exceed 0.375 inch in any
flight of stairs.
The radius of curvature at the leading edge of the tread shall be
not greater than 0.5 inch. Beveling of nosings shall not exceed 0.5
inch. Risers shall be solid and vertical or sloped from the
underside of the leading edge of the tread above at an angle not
more than 30 degrees from the vertical. The leading edge
(nosings) of treads shall project not more than 1.25 inches beyond
the tread below and all projections of the leading edges shall be
of uniform size, including the leading edge of the floor at the top
of a flight.
There shall be a floor or landing at the top and bottom of each
stairway. The width of landings shall not be less than the width of
stairways they serve. Every landing shall have a minimum
dimension measured in the direction of travel equal to the width of
the stairway. Such dimension need not exceed 48 inches where
the stairway has a straight run.
Exception:
a. Doors opening onto a landing shall not reduce the landing
to less than one-half the required width. When fully open, the
door shall not project more than 7 inches into a landing.
All stairways shall be built of materials consistent with the types
permitted for the type of construction of the building, except that
wood handrails shall be permitted for all types of construction.
The walking surface of treads and landings of a stairway shall not
be sloped steeper than one unit vertical in 48 units horizontal in
any direction. Stairway treads and landings shall have a solid
surface. Finish floor surfaces shall be securely attached.
Outdoor stairways and outdoor approaches to stairways shall be
designed so that water will not accumulate on walking surfaces.
Treads, platforms and landings that are part of exterior
stairways in climates subject to snow or ice shall be protected
to prevent the accumulation of same.
A flight of stairs shall not have a vertical rise greater than 12 feet
between floor levels or landings.
Handrails: Stairways shall have handrails on each side. Handrails
shall be adequate in strength and attachment in accordance with
Section 1607.7. Handrails for ramps, where required by Section
1010.8, shall comply with this section.
a. Handrail height, measured above stair tread nosings, or finish
surface of ramp slope, shall be uniform, not less than 34 inches
and not more than 38 inches.
b. Intermediate handrails are required so that all portions of the
stairway width required for egress capacity are within 30 inches
of a handrail. On monumental stairs, handrails shall be located
along the most direct path of egress travel.
c. Handrails with a circular cross section shall have an outside
diameter of at least 1.25 inches and not greater than 2 inches
or shall provide equivalent graspability. If the handrail is not
circular, it shall have a perimeter dimension of at least 4 inches
and not greater than 6.25 inches with a maximum cross-section
dimension of 2.25 inches. Edges shall have a minimum
Document Name: 20060114-10117-CodeAnalysis.doc
Sec. 1009.3.1
Sec. 1009.3.2
Sec. 1009.4
Sec. 1009.5
Sec. 1009.5.1
Sec. 1009.5.2
Sec. 1009.6
Sec. 1009.11
Sec. 1009.11.1
Sec. 1009.11.2
Sec. 1009.11.3
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HILLWOOD HERITAGE COMMONS 2
HKS PROJECT NO. 10117
DATE: 5/4/2017
radius of 0.01 inch.
d. Handrail-gripping surfaces shall be continuous, with out
interruption by newel posts or other obstructions.
e. Handrails shall return to a wall, guard or the walking surface or
shall be continuous to the handrail of an adjacent stair flight.
Where hand rails are not continuous between flights, the
handrails shall extend horizontally at least 12 inches beyond the
top riser and continue to slope for the depth of one tread
beyond the bottom riser.
f. Clear space between a handrail and a wall or other surface
shall be a minimum of 1.5 inches. A handrail and a wall or
other surface adjacent to the handrail shall be free of any
sharp or abrasive elements.
g. Projections into the required width at each handrail shall not
exceed 4.5 inches at or below the hand rail height. Projections
into the required width shall not be limited above the minimum
head room height required.
11. Stairway to Roof: This building is less than 4 stories tall, so stair
access to the roof is not required.
12. Stairways shall have a minimum headroom clearance of 80 inches
measured vertically from a line connecting the edge of the nosings.
Such head room shall be continuous above the stairway to the point
where the line intersects the landing below, one tread depth beyond
the bottom riser. The minimum clearance shall be maintained the
full width of the stairway and landing.
F. Guardrails
1. Guards shall be located along open-sided walking surfaces,
mezzanines, industrial equipment platforms, stairways, ramps and
landings which are located more than 30 inches above the floor or
grade below. Guards shall be adequate in strength and attachment
in accordance with Section 1607.7. Guards shall also be located
along glazed sides of stairways, ramps and landings that are located
more than 30 inches above the floor or grade below where the
glazing provided does not meet the strength and attachment
requirements in Section 1607.7.
Exception:
a. Guards are not required on the loading side of loading docks
or piers.
2. Guards shall form a protective barrier not less than 42 inches high,
measured vertically above the leading edge of the tread, adjacent
walking surface or adjacent seatboard.
3. Open guards shall have balusters or ornamental patterns such that
a 4-inch-diameter sphere can not pass through any opening up to
a height of 34 inches. From a height of 34 inches to 42 inches above
the adjacent walking surfaces, a sphere 8 inches in diameter shall
not pass.
Exception:
a. The triangular openings formed by the riser, tread and bottom
rail at the open side of a stairway shall be of a maximum size
such that a sphere of 6 inches in diameter can not pass through
the opening.
4. Guards shall be provided where appliances, equipment, fans or
other components that require service are located within 10 feet of
a roof edge or open side of a walking surface and such edge or
open side is located more than 30 inches above the floor, roof or
Document Name: 20060114-10117-CodeAnalysis.doc
Sec. 1009.11.4
Sec. 1009.11.5
Sec. 1009.11.6
Sec. 1009.11.7
Sec. 1009.12
Sec. 1009.2
Sec. 1012
Sec. 1012.1
Sec. 1012.2
Sec. 1012.3
Sec. 1012.5
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HILLWOOD HERITAGE COMMONS 2
HKS PROJECT NO. 10117
DATE: 5/4/2017
grade below. The guard shall be constructed so as to prevent the
passage of a 21-inch-diameter sphere.
G. Ramps: Do Not Apply To This Project
H. Horizontal Exits: Do Not Apply To This Project
I.
Stairway Enclosures
1. Interior exit stairways and interior exit ramps shall be enclosed with
fire barriers. Exit enclosures shall have a fire-resistance rating of not
less than 2 hours where connecting four stories or more and not
less than 1 hour where connecting less than four stories. The
number of stories connected by the shaft enclosure shall include
any basements but not any mezzanines. An exit enclosure shall
not be used for any purpose other than means of egress.
Enclosures shall be constructed as fire barriers in accordance
with Section 706. (This building is two stories tall so stair
enclosures are to be 1-hour fire rated)
Exceptions:
a. Stairways that are not a required means of egress element are
not required to be enclosed where such stairways comply
with Section 707.2.
b. In other than occupancy Groups H and I, interior egress
stairways serving only the first and second stories of a
building equipped through out with an automatic sprinkler
system in accordance with Section 903.3.1.1 are not required to
be enclosed, provided at least two means of egress are provided
from both floors served by the unenclosed stair ways. Such
interconnected stories shall not be open to other stories.
2. Penetrations into and openings through an exit enclosure are
prohibited except for required exit doors, equipment and ductwork
necessary for independent pressurization, sprinkler piping,
standpipes, electrical raceway for fire department communication
and electrical race way serving the exit enclosure and terminating
at a steel box not exceeding 16 square inches. Such
penetrations shall be protected in accordance with Section 712.
3. The walls and soffits within enclosed usable spaces under enclosed
and unenclosed stairways shall be protected by
1-hour fire-resis -tance-rated construction, or the fire-resistance
rating of the stairway enclosure, whichever is greater. Access to the
enclosed usable space shall not be directly from within the stair
enclosure.
4. A stairway in an exit enclosure shall not continue below the level of
exit discharge unless an approved barrier is provided at the level
of exit discharge to prevent persons from unintentionally continuing
into levels below. Directional exit signs shall be provided as
specified in Section 1011.
5. A sign shall be provided at each floor landing in interior vertical
exit enclosures connecting more than three stories designating the
floor level, the terminus of the top and bottom of the stair enclosure
and the identification of the stair. The signage shall also state the
story of, and the direction to the exit discharge and the availability of
roof access from the stair way for the fire department. The sign shall
be located 5 feet above the floor landing in a position which is readily
visible when the doors are in the open and closed positions.
Document Name: 20060114-10117-CodeAnalysis.doc
Sec.1019
Sec. 1019.1
Sec. 1019.1.2
Sec. 1019.1.5
Sec. 1019.1.6
Sec. 1019.1.7
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HILLWOOD HERITAGE COMMONS 2
HKS PROJECT NO. 10117
DATE: 5/4/2017
VII. Restroom Requirements
A. Plumbing Fixture Count Requirements
1. The number of plumbing fixtures within a building shall not
be less than set forth in Section 2902.
2. 2902.3 states that the required distribution of fixtures between sexes shall be 50
percent to each sex.
Exception: Where circumstances dictate that a different
ratio is needed, the adjustment shall be approved by the
building official.
WATER CLOSETS
MALE:
1: 1-25
1: 26-50
OVER 50, ADD ONE FOR EACH 50 PERSONS
OCCUPANTS- ( 1172 X 50%)= 586
FIRST 50……2
REMAINDER…..11
TOTAL…13
FEMALE:
TOTAL SAME AS ABOVE….13
SAME AS ABOVE
LAVATORIES
MALE:
OCCUPANTS- ( 1172 X 50%)= 586
1 PER 40 PERSONS FOR FIRST 5O PERSONS
FIRST 50……1.25
OVER 50 ADD ONE FOR EACH 80 PERSONS
REMAINDER…..6.7
TOTAL…8 (ROUNDED TO THE
NEAREST WHOLE
NUMBER)
TOTAL SAME AS ABOVE….8
FEMALE:
SAME AS ABOVE
URINALS
IN EACH BATHROOM OR TOILET ROOM, URINALS SHALL NOT BE SUBSITUTED FOR MORE THAN 67
PERCENT OF THE REQUIRED WATER CLOSETS
MALE: 8 PROVIDED (SUBJECT TO LAYOUT OF RESTROOMS)
DRINKING FOUNTAINS
1 FIXTURE PER 100 PERSONS
EXCEPTION: SECTION 410.1 OF THE 2003 IPC STATES THAT BOTTLED WATER DISPENSERS
SHALL BE PERMITTED TO BE SUBSITUTED FOR NOT MORE THAN 50 PERCENT OF THE
DRINKING FOUNTAINS.
6 DRINKING FOUNTAIN FIXTURES PROVIDED.
VIII. Accessibility Requirements
A. Refer to the 1994 State of Texas Accessibility Standards for applicable requirements.
IX.
Parking Requirements
A. Office or professional buildings require one space per 400 square feet
up to 4,000 square feet of gross floor area, plus one space per 300 square
feet over 4,000 square feet of gross floor area.
B. Professional Business and Administrative Space use buildings require one
space per 300 square feet of building area per table on page 11.
Document Name: 20060114-10117-CodeAnalysis.doc
FW Zoning Ord.
Sec. 4.904
Alliance
Development
Guidelines
15