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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 Document Name: 20060114-10117-CodeAnalysis.doc 1 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. Document Name: 20060114-10117-CodeAnalysis.doc Table 601 Sec. 707.4 Sec. 707.7 Sec.1019.1 Sec. 1509.2.1 Exception 3 2 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 Document Name: 20060114-10117-CodeAnalysis.doc 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 FW Amndmnts 3 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 Document Name: 20060114-10117-CodeAnalysis.doc 4 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. Document Name: 20060114-10117-CodeAnalysis.doc Sec. 2404.1 Sec. 2404.1 Sec. 2406 Sec. 2406.1 Sec. 2406.3 Sec. 2407.1 Sec. 2406.3.1 Sec. 3002.2 5 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 Document Name: 20060114-10117-CodeAnalysis.doc 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 6 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. FW Amndmnts c. Generator and transformer rooms, under the direct control of FW Amndmnts 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 Document Name: 20060114-10117-CodeAnalysis.doc 7 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. Document Name: 20060114-10117-CodeAnalysis.doc Sec. 1018.1 Sec. 1018.1 Sec. 1014.1 8 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 9 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 10 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 Document Name: 20060114-10117-CodeAnalysis.doc 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 11 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 12 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 13 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 14 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