fss-mini-rag-github/development-compliance-research/building_codes_safety_standards.md

Building Codes and Safety Standards

Mixed-Use Development Requirements

International Building Code Compliance

Occupancy Classification

Mixed-use buildings must comply with:

• Group R-2: Residential occupancies (apartments/condos)
• Group M: Mercantile occupancies (retail spaces)
• Group B: Business occupancies (offices)
• Group A: Assembly occupancies (if restaurants >50 occupants)

Construction Type Requirements

Based on height and area:

• Type I or II construction: Buildings over 4 stories
• Type III construction: Allowed for buildings 3-4 stories with sprinklers
• Fire-resistive ratings: Minimum 2-hour between residential and commercial
• Shaft protection: 2-hour fire rating for all vertical penetrations

Life Safety and Egress Requirements

Exit Requirements

Residential Components:

• Maximum travel distance to exit: 200 feet (sprinklered), 125 feet (non-sprinklered)
• Minimum two exits required for floors >500 sq ft or >10 occupants
• Exit width: Minimum 44 inches for residential corridors
• Maximum dead-end corridor: 35 feet

Commercial Components:

• Maximum travel distance: 250 feet (sprinklered), 200 feet (non-sprinklered)
• Exit capacity: 0.2 inches per occupant for level egress, 0.3 inches for stairs
• Minimum exit door width: 32 inches clear
• Emergency lighting: 90-minute battery backup required

Stairway Requirements

• Minimum width: 44 inches between handrails
• Maximum rise: 7 inches, minimum run: 11 inches
• Handrail height: 34-38 inches above tread nosing
• Intermediate landings: Required for rise >12 feet
• Pressurized stairwells: Required in buildings >75 feet

Fire Protection Systems

Automatic Sprinkler Systems

Required for:

• All buildings over 3 stories
• Residential buildings with >16 units per floor
• Commercial spaces >12,000 sq ft
• Assembly occupancies >300 occupants

System Design Standards:

• Residential areas: NFPA 13R or 13D systems
• Commercial areas: NFPA 13 wet pipe systems
• Water supply: 2-hour demand plus 500 GPM hose stream
• Fire department connection: Required on street side

Fire Alarm and Detection

Required Components:

• Addressable fire alarm system throughout building
• Smoke detection in all sleeping rooms and corridors
• Heat detection in mechanical rooms and storage areas
• Carbon monoxide detection in residential units with attached garages
• Voice evacuation system in buildings >3 stories

Accessibility Requirements (ADA Compliance)

General Accessibility

• Accessible route: From parking to all public and common areas
• Elevator access: Required for buildings >3 stories or 3,000 sq ft per floor
• Door requirements: 32-inch minimum clear width, maximum 5 lb opening force
• Ramp specifications: Maximum 1:12 slope, landings every 30 feet

Residential Accessibility (Fair Housing Act)

• 5% wheelchair accessible: Fully accessible units
• 2% hearing/vision impaired: Units with enhanced accessibility features
• Common areas: All amenity spaces must be accessible
• Parking: 2% of spaces must be accessible, 1% van-accessible

Commercial Accessibility

• Customer areas: All retail and restaurant areas fully accessible
• Work areas: Common use circulation paths accessible
• Restrooms: Accessible facilities required (1 per floor minimum)
• Parking: 1 per 25 spaces accessible, plus 1 van space per 6 accessible

Structural Requirements

Seismic Design (varies by region)

• Seismic Design Category: Determined by ground motion and occupancy
• Special inspection: Required for structural steel and concrete
• Nonstructural components: Seismic restraint for mechanical/electrical systems
• Vertical irregularities: Restricted in high seismic zones

Wind Load Design

• Basic wind speed: Per ASCE 7 wind maps (typically 90-120 mph)
• Exposure category: Urban (B), Suburban (C), or Open (D)
• Wind-borne debris: Impact-resistant glazing in high-wind zones
• Roof design: Enhanced attachment for membrane roofing systems

Mechanical, Electrical, and Plumbing (MEP)

HVAC Requirements

• Indoor air quality: ASHRAE 62.1 ventilation rates
• Energy efficiency: ASHRAE 90.1 or local energy codes
• Separate systems: Residential and commercial on separate systems
• Emergency power: Required for life safety systems

Electrical Systems

• Service capacity: Minimum 100 amps per residential unit
• Commercial power: 3-phase service for commercial components
• Emergency systems: Battery backup for exits and fire alarm
• EV charging: Pre-wiring required for 20% of parking spaces

Plumbing Systems

• Water supply: Adequate pressure (minimum 15 psi at fixtures)
• Sewage capacity: Must not exceed municipal system capacity
• Grease interceptors: Required for commercial kitchen facilities
• Backflow prevention: Required for all commercial water connections

Energy Code Compliance

Envelope Requirements

• Insulation values: Minimum R-values per climate zone
• Window performance: Maximum U-factor and minimum SHGC
• Air sealing: Maximum 3.0 ACH50 for residential, 0.4 CFM/sq ft for commercial
• Thermal bridging: Continuous insulation requirements

Lighting and Electrical

• Lighting power density: Maximum watts per square foot by space type
• Daylight controls: Required in spaces with >250 watts of general lighting
• Occupancy sensors: Required in storage, utility, and restroom areas
• Energy monitoring: Required for buildings >50,000 sq ft

Code Enforcement and Inspection Schedule

Plan Review Process

1. Structural review: 10-15 business days
2. MEP review: 10-15 business days
3. Fire/Life Safety review: 15-20 business days
4. Accessibility review: 5-10 business days
5. Corrections cycle: Additional 5-10 days per revision

Construction Inspections

• Foundation inspection: Before concrete placement
• Framing inspection: Before concealment of structural elements
• MEP rough-in: Before concealment of systems
• Fire-stopping inspection: Before concealment of fire-rated assemblies
• Final inspection: Before certificate of occupancy

Special Inspections Required

• Structural steel welding: Continuous inspection
• Concrete placement: Periodic inspection
• Fireproofing application: Continuous inspection
• Fire-stopping installation: Periodic inspection