Interpreting Building Codes

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PINNELL t BUSCH Smith Freed & Eberhard PC OSB Construction Law Brown Bag Lunch Series April 12, 2011 Presented by: Greg Mockford, AIA CSI LEED AP Art Davis, AIA CSI CDT

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PINNELL t BUSCH Building Codes Origin Building Codes Process Building Codes Evolution (Oregon) Building Codes Application (Oregon) Examples INTRODUCTION

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PINNELL t BUSCH 146 garment workers died within 18 minutes Causes: No building codes Inadequate exits Highly combustible materials No fire sprinklers MODERN BUILDING CODES – ORIGIN March 25, 1911 - Triangle Shirtwaist Factory Fire, New York City

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PINNELL t BUSCH Social Effects Fire / Building Codes Workplace safety rules Labor unions strengthened and emboldened MODERN BUILDING CODES – ORIGIN March 25, 1911 - Triangle Shirtwaist Factory Fire, New York City

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PINNELL t BUSCH MODERN BUILDING CODES – PROGRESSION 1905 building code recommended by the National Fire Underwriters 1920’s several organizations started developing codes separately Building Officials and Code Administrators International (BOCA) International Conference of Building Officials Inc. (ICBO) Southern Building Code Congress Inc. (SBCCI) They published separate codes BOCA National Building Codes Uniform Building Codes Standard Building Codes

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PINNELL t BUSCH MODERN BUILDING CODES – PROGRESSION 1994 the major organizations agreed to develop a unified building code Formed the International Code Council (ICC) The first generation of current code was published as the International Building Code (IBC) in 2000.

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PROCESS – Code Adoption & Enforcement Model Code Development Construction Documents Adoption by State State Admin. Changes Local Building Code Enforcement Construction Period

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PROCESS – Model Code Development 3-year change cycle A Committee Review & Approval Process Input from: Code Officials Industry Associations Design Professionals Life/Safety Experts Others of the public No force of law Model Code Development Construction Documents Adoption by State State Admin. Changes Local Building Code Enforcement Construction Period

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PROCESS – Adoption by Jurisdiction 3-year change cycle 1-2 year offset from Model Codes Committee Review & Recommendations Input from: Code Officials Industry Associations Design Professionals Others of the public Administrative Adoption Model Code Development Construction Documents Adoption by State State Admin. Changes Local Building Code Enforcement Construction Period

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PROCESS – Jurisdictional Changes (Oregon) Included Mid-cycle Amendments Committee Review Process Input from public Administrative Adoption Model Code Development Construction Documents Adoption by State State Admin. Changes Local Building Code Enforcement Construction Period

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Documents Prepared By: Architects / Engineers Designers Contractors Owners Include: Drawings Specifications Alternate Materials & Methods approval requests Submitted by: Owner (typical) A/E or Designer or Contractor Model Code Development Construction Documents Adoption by State State Admin. Changes Local Building Code Enforcement Construction Period PROCESS – Enforcement

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Agency Enforcement “Plan Check” Reviews Zoning / Land Use Fire Life Safety Structural MEP & other Action on “appeals” Corrections list(s) Identify additional requirements Special Inspections Deferred Submittals Plan Check Abandonment 180 days Model Code Development Construction Documents Adoption by State State Admin. Changes Local Building Code Enforcement Construction Period PROCESS – Enforcement

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Contractor’s Role (re: Compliance) Obtain Permits (typical) Coordinate Agency Inspections Coordinate Special Inspections Make Deferred Submittals Act on Corrective Notices Architect / Engineer Role (re: Compliance) Architect - Perform Periodic Observations Engineer – Perform Special Inspections Review & accept Deferred Submittals Model Code Development Construction Documents Adoption by State State Admin. Changes Local Building Code Enforcement Construction Period PROCESS – Enforcement

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Agency Enforcement Perform Required Inspections Require completion of Special Inspections Review and act upon Deferred Submittals Issue Corrective Notices as needed Issue Occupancy Permit Act on Permit Abandonment (180 days of inactivity) Model Code Development Construction Documents Adoption by State State Admin. Changes Local Building Code Enforcement Construction Period PROCESS – Enforcement

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Who interprets For Regulatory Enforcement The Building Official of the Authority Having Jurisdiction Who Uses & Functionally Interprets Agency Plans Examiners and Inspectors Architects / Engineers Designers Contractors Owners & Facility Managers Fire Safety Experts Industry Experts Construction Defect Experts Attorneys Others Who Uses and Interprets Building Codes

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Building Codes Oregon Structural Specialty Code Oregon Residential Specialty Code Oregon Energy Efficiency Specialty Code Oregon Electrical Specialty Code Oregon Mechanical Specialty Code Oregon Plumbing Specialty Code Oregon Elevator Specialty Code PROCESS – Laws Applying to Construction in Oregon Other Laws and Rules: (situation dependent) Local Land Use (Zoning) Consumer Product Safely Laws (e.g., safety glass) Environmental regulations (Federal, State, regional and local) Condominium Acts Oregon Washington ADA

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Building Codes Oregon Structural Specialty Code Oregon Residential Specialty Code Oregon Energy Efficiency Specialty Code Oregon Electrical Specialty Code Oregon Mechanical Specialty Code Oregon Plumbing Specialty Code Oregon Elevator Specialty Code Other Laws and Rules: (situation dependent) Local Land Use (Zoning) Consumer Product Safely Laws (e.g., safety glass) Environmental regulations (Federal, State, regional and local) Condominium Acts Oregon Washington ADA PROCESS – Focus of Today’s Presentation

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Work Requiring Permit New Construction Alterations and Remodels Repairs and Modifications Changes to Use (i.e., Occupancy) Issues & Systems Structural Systems (gravity, wind, seismic) Fire Life Safety (use & occupancy, exiting,etc.) Accessibility, including accessible routes (presumptive ADA compliance) Energy (insulation, glazing performance, lighting & power consumption) Building Envelope [2010 OSSC Section 105.1] PROCESS – What do the OSSC & ORSC regulate?

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Exempt from OSSC & ORSC Permit: Detached structures not exceeding 120 square feet. Retaining walls not over 4-feet high. Walks, drives & platforms not more than 30-inches above grade, not above occupied space, and no on an accessible route. Painting, papering, tiling, carpeting, cabinets, counter tops, and similar work. Non-fixed & movable fixtures, casework, rack, counters and partitions not more than 5-feet 9-inches in height. Other [2010 OSSC Section 1.05.2] PROCESS – What do the OSSC & ORSC regulate?

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PROCESS – What do the OSSC & ORSC regulate? Existing Structures Maintenance “Maintenance. Not adopted by the State of Oregon.” Maintenance of the building envelope not required. Compliance “Compliance. Alterations, repairs, additions, and changes of occupancy…comply with Fire Code…and Residential Code… ” [2010 OSSC Sections 3401.2 and 3401.3]

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PINNELL t BUSCH Oregon Building Codes

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Contents – 2010 OSSC 1-2 Administration and definitions 3 Use & occupancy classifications 4,31 Special requirements 5-6 Height & area limitations 7-9 Fire protection 10 Evacuation 11 Disability Access 12-13,27-30 Building systems 14-26 Structural components 32 Encroachment 33 Safeguards 34 Existing building allowances 35 Referenced standards APPLICATION – Oregon Structural Specialty Code

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Chapter 1 “…to promulgate a state building code to govern the construction, reconstruction, alteration and repair of buildings…and to require correction of unsafe conditions…establish uniform performance standards…” [2010 OSSC Section 101.2] APPLICATION – Oregon Structural Specialty Code

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Occupancy Type (i.e. Use) Assembly: Groups A (1-5) Business: Group B Educational: Group E Factory/Industrial: Group F (1-2) High Hazard: Group H (1-5) Institutional: Group I (1-4) Mercantile: Group M Residential: Group R (1-4) Special and Utility: Group SR (1-4), Group S (1-2), and Group U [2010 OSSC Section 302.1] APPLICATION – Oregon Structural Specialty Code

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Construction Type Types I & II All Building Elements are Non-Combustible (i.e., steel, concrete, masonry) Type III Exterior Walls are Non-Combustible Type IV Heavy Timber Type V Any Permitted Material [2010 OSSC Section 602] APPLICATION – Oregon Structural Specialty Code

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APPLICATION – Oregon Structural Specialty Code Allowances Construction Type A or B (Fire Resistance Rating) Occupancy (i.e., Use) Size Maximum Heights Maximum Square Footage [2010 OSSC Table 503]

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APPLICATION – Oregon Structural Specialty Code Detailed Provisions Structural Components [2010 OSSC Chapters 12-30] Gravity Seismic Wind Exterior Wall Construction [2010 OSSC Chapter 14] Allowable Materials Weather Resistive Other Means of Egress [2010 OSSC Chapter 10] Doors Corridors Stairs Accessibility [2010 OSSC Chapter 11] Presumptive compliance with the Americans with Disabilities Act

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APPLICATION – Oregon Structural Specialty Code Detailed Provisions Occupancy [2010 OSSC Chapter 3] Fire Resistance Means of Egress Interior Environment [2010 OSSC Chapter 12] Ventilation Light Fire Resistance of Materials [2010 OSSC Chapters 7-8] Location on Property Distance to Public Way Distance to Other Structures Fire Protection [2010 OSSC Chapter 9] Fire Alarm Fire Sprinklers Installation Under NFPA

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APPLICATION – Oregon Structural Specialty Code Detailed Provisions Energy Conservation Before 2010: Regulated by OSSC 2010: Regulated by 2010 OEESC Primarily regulates Wall, floor & roof insulation Glazing & fenestration thermal performance.

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APPLICATION – Oregon Residential Specialty Code Contents – 2008 ORSC 1-2 Administration and definitions 3-10 Building Planning and Construction 11 Energy Conservation 12-23 Mechanical 24 Fuel Gas (Gas Fireplaces, etc.) 43 Reference Standards Appendices A-R

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Chapter 1 “The provisions of this code shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use, occupancy and location of detached one- and two-family dwellings and townhouses not more than three stories above grade in height with a separate means of egress and their accessory structures” [2008 ORSC R102.2] APPLICATION – Oregon Residential Specialty Code

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Occupancy Detached one- and two-family dwellings & townhouses: Group R-3 Family Daycare or Foster care Detached Congregate Residences [2008 ORSC R102.2] APPLICATION – Oregon Residential Specialty Code

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Construction Type “The requirements of this code are based on platform and balloon-frame construction for light-frame buildings…Other framing systems must have equivalent detailing to ensure force transfer, continuity, and compatible deformations.” [2008 ORSC R301.2] Size Maximum Height – 3 Stories Maximum Square Footage – Not Regulated APPLICATION – Oregon Residential Specialty Code

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OSSC & ORSC Oregon Added Language in the OSSC 2004 Adopted Code to deal with the confusion. “Exception: Detached one- and two-family and multiple single family dwellings (town homes) not more than three stories above grade plane in height with a separate means of egress and their accessory structures shall comply with the ORSC .” What does in NOT Regulate [ 2004 OSSC Section 101.2 ] APPLICATION – MULTI-FAMILY

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ORSC (Before 2004) OSSC (Before 2004) APPLICATION – MULTI-FAMILY OSSC (After 2004) ORSC (After 2004) ? ?

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Other Resources Commentary INTERPRETATION TOOLS

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Other Resources Illustrated INTERPRETATION TOOLS

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Residential Windows Rain Screen EIFS EXAMPLES

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Manufacturer’s Design Wind Design Pressure criteria Tested per AAMA / ANSI Labeling per AAMA 506, or ASTM E1886 & E1996 Waterproof Integration “Windows and sliding doors shall be installed in accordance with the fenestration manufacture’s written installation instructions.” [2008 ORSC Section R613.1] Emergency Escape EXAMPLES – RESIDENTIAL WINDOWS

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R703.1 General The exterior wall envelope to be designed and constructed to prevent the accumulation of water within the wall by providing a water resistant barrier behind the exterior veneer a minimum 1/8” space between WRB & veneer integrated flashings Exceptions Cladding over concrete or masonry if other conditions are met. Walls tested to show resistance against wind driven rain [2008 ORSC Section R703 Exterior Covering] EXAMPLES – RAINSCREEN

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EXAMPLES – RAINSCREEN R703.2 Weather resistive barrier (WRB) (1) Layer 15# felt complying with ASTM D226 or other approved Laps Upper layer over lower– 2” End laps – 6” Continuous top to bottom Terminated per R703.1 Proscriptive requirements – does not refer to manufacturer’s installation requirements [2008 ORSC Section R703 Exterior Covering]

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EXAMPLES – RAINSCREEN R703.3 Wood, hardboard & wood structural panel siding R703.4 Attachments Corrosion resistant fasteners R703.5 Wood shakes & shingles R703.6 Exterior plaster (aka stucco) R703.7 Stone and masonry veneer [2008 ORSC Section R703 Exterior Covering]

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EXAMPLES – RAINSCREEN R703.8 Flashing Applied to prevent Entry of water into the wall cavity Or penetration into framing components Required at Windows and doors extending to surface of the exterior finish or to the WRB for drainage Continuously above projecting wood trim Where decks or porches attach to walls or floors Other locations [2008 ORSC Section R703 Exterior Covering]

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EXAMPLES – RAINSCREEN R703.9 Exterior Insulation Finish System Shall be installed in accordance with manufacturer’s installation instructions WRB installed between water-sensitive elements and shall have a means of draining water to the exterior Flashing per R703.8 2007 Barrier EIFS Ban republished [2008 ORSC Section R703 Exterior Covering]

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2007 Oregon Barrier EIFS Ban New barrier EIFS installations banned in 2007 No affect on “drainage” (water managed) EIFS Allows repair of existing barrier EIFS systems Allows replacement of existing barrier EIFS systems with new barrier EIFS Allows barrier EIFS installation over concrete or masonry Allows architectural features not protecting an interior space EXAMPLES – EIFS

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2008 Statewide Interpretation Confirms Water managed EIFS is allowed Repair or replacement of existing barrier EIFS is allowed Barrier EIFS application over concrete or masonry is allowed Clarifies Barrier EIFS is allowed on architectural features not protecting an interior space For example: Porte-cochere, and the like. EXAMPLES – EIFS

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PINNELL t BUSCH END