Hillwood Heritage Commons 2

HILLWOOD HERITAGE COMMONS 2

HKS PROJECT NO. 10117

DATE: 10/22/2018

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 InternationalBuilding 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.Sec. 304

2. Occupancy Separation

a. Not applicable to this project.

D. Construction Type Designation

1. Area Calculation per construction type

a. Area Tabulation Follows:
Gross Area
60,100 GSF / Ground Floor
57,100 GSF / Second Floor
117,200 GSF / Total

Height: 30’-0”

2 Levels

Area Modifications permitted by Equation 5-1 and 5-2 (IBC 506)

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

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 / Allowable Stories / Proposed Stories / Allowable Height / Proposed Height
II-B / 86,250SF / 59,700SF / 4 / 2 / 55 Feet / 30 Feet

2. Height Restriction per Building Type

a. Type IIB55 feet4 storiesTable 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.ElementsMin. Fire Resistance

Structural Frame0 hr.Table 601

Floors; Floor - Ceilings0 hr.

Roof; Roof - Ceilings0 hr.

Partitions (Permanent)0 hr.

Shaft Enclosures1 hr.Sec. 707.4

1.Openings in a shaft enclosureSec. 707.7

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 Construction1 hr.Sec.1019.1

PenthouseN.C.Sec. 1509.2.1

1.Roof structures shall be constructed with

walls, floors, and roof as required for the main

portion of the building.

Exception:Exception 3

Enclosures housing only mechanical equipment

and located at least 20 ft. from adjacent property

lines may be of unprotected noncombustible

construction.

Corridors0 hr.Table 1016.1

DoorsTable 715.3

1. Into exit corridor ( 0hour )N/R

2. Into stairway1 hr.

B. Interior Finish Requirements: (Group B)Table 803.5

ElementsFlame Spread Classification

1. Vertical Exitways26-75 ( Class B )

2. Other Exitways76-200 ( Class C )

3. Rooms or Areas76-200 ( Class C )

• Foam plastic insulation used in building construction shall haveSec. 2603.3

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.Table 803.5
• Insulating materials, where concealed as installed in buildingsSec. 719.2

of any type of construction

Flame-spread rating not to exceed 25

Smoke density ratingnot to exceed 450

C. Fire Resistive Standards

1. Protection of Structural MembersN/A

a. Structural members are not required to be protected

2. Walls and Partitions

a. Penetrating items passing entirely through bothSec. 712.4.1.2

` protective membranes shall be protected with through-

penetration fire stops.

3. Floors and Ceilings – No rating

4. Roofs – No rating.

5. Hardware

a. Fire doors shall be self closing or automatic closing.Sec. 715.3.7

b. Fire doors which are automatically closing by smoke Sec. 715.3.7.3

detection shall not have a closing or reclosing delay

of more than 10 seconds.

c. Fire door assemblies required to have fire-protectionSec. 715.3.7.3

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:Sec. 1507.4

• thickness and material standards in accordance with table 1507.4.3Sec. 1507.4.3

• not less than ¼” vertical in 12 units horizontal (2% slope)Sec. 1507.4.2

2. Penthouses previously addressed

3.Bulit up RoofSec. 1507.10

• Not less than ¼ unit vertical in 12 units horizontal (2” slope)Sec. 1507.10.1

Exception:

a.Engineered roof designed to provide adequate drainageFW Amndmnts

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 sizeFW 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 drainIPC 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 structureIPC 1101.2.1

shall be contained within the property lines and shall not beFW 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 Sec. 3004.1

more than three stories shall be provided with a means

for venting smoke and hot gases to the outer air in case

offire.

F. Walls

1. Previously addressed.

G. Weather Protection

1. Exterior walls shall provide the building with a weather-resistant Sec. 1403.2

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, Sec. 1403.3

floors, and roof/ceilings comprising elements of the building thermal FW Amndmnts

envelope, a vapor retarder, when installed, shall be installed in a

manner so as to not trap moisture.

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 thewind loads in Section 1609 for components

and cladding.

2.The design of vertical glazing shall be based on equation 24-1.Sec. 2404.1

3. Glass shall be firmly supported on all four edges.Sec. 2404.1

4. Safety GlazingSec. 2406

• Glazing subject to human impact shall complySec. 2406.1

with this section.

• The following shall be considered specific hazardousSec. 2406.3

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 Sec. 2407.1

shall be constructed of either single fully tempered glass

or laminate heat strengthened glass.

Exceptions:Sec. 2406.3.1

• 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 Sec. 3002.2

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.

1. At least one accessible route shall connect each accessible level, Sec. 1104.4

including mezzanines, in multilevel buildings and facilities.

1. Passenger elevators required to be accessible by Chapter 11 shall Sec. 3001.3

conform to ICC A117.1

IV. Emergency Services

A. Means of Egress Illumination:Sec. 1006

1. The means of egress, including the exit discharge, shall be illuminated Sec. 1006.1

at all times the buildingspace served by the means of egress is

occupied.

1. The means of egress illuminationlevel shall not be less than 1 Sec. 1006.2

foot-candle (11 lux) at the floorlevel.

1. The power supply for means of egress illumination shall normally be Sec. 1006.3

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 roomsand 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.

1. 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 Sec. 1006.3

less than 90 minutes and shall consist of storagebatteries, unit

equipment or an on-site generator.

5.Emergency lighting facilities shall be arranged to provide initial Sec. 1006.4

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:Sec. 1011

1.Exits and exit access doors shall be marked by an approved exit sign Sec. 1011.1

readily visible from any direction of egress travel.

2.Access to exits shall be marked by readilyvisible exit signs in cases Sec. 1011.1

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 corridorSec. 1011.1

is more than 100 feet or the listed viewing distance for the sign,

whichever is less, from the nearest visibleexit sign.

1. Exit signs are not required in rooms or areas which require only one exit Sec. 1011.1

or exit access.

1. Main exterior exit doors or gates which obviously and clearly are Sec. 1011.1

identifiable as exits need not have exit signs where approved by the

building official.

1. Exit signs except tactile exit signs shall be internally or externally Sec. 1011.2

illuminated. Exit signs shall be illuminated at all times.FW Amndmnts

1. A tactile sign stating EXIT and complying with ICC A117.1 shall be Sec. 1011.3

provided adjacent to each door to an egress stairway, an exit

passageway and the exit discharge.

9.Internally illuminated exit signs shall be illuminated at all times.Sec. 1011.4

10.The face of an exit sign illuminated from an external source shall have Sec. 1011.5.2

an intensity of not less than 5 foot-candles (54 lux).

1. Externally illuminated exit signs shall be illuminated at all times. To Sec. 1011.5.3

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 emergencypower 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 SupplySec. 403.1

1. The standby power requirements only apply to buildings in

excess of 75 ft. in height. They are not applicable to this

project.

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

buildingfire codeofficial.FW Amndmnts

c.Generator and transformer rooms, under the direct control ofFW Amndmnts

a public utitlty, separate from the remainder of the building by

walls and floor/ceiling or roof/ceilingassemblies having a

fire-resistance rating of not less than 2 hours.

d.In rooms or areas that are of noncombustible construction withFW Amndmnts

wholly noncombustible contents.

3.All valves controlling the water supply for automatic sprinklerSec. 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 providedFW 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

system shall actuate the building fire alarm system.

Alarm devices, such as water motor gongs, installed on outside ofFW 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 Sec. 905.3.1

level of fire department vehicle access, so no standpipes are

required.

C. Fire DampersSec. 716.5

1. Fire dampers shall be installed and be accessible for inspect-

ion and servicing in the following ducted and unducted air

openings:

a. Penetrations thru fire barriers used for separation of shafts, Sec. 716.5.2

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-ceilingSec. 716.6.2

or roof-ceiling assemblies.

e. A fire damper is not required where fire tests haveSec. 716.5.3.1

demonstrated that fire dampers are not required to

maintain the fire resistance of the construction.

VI. Exiting Requirements

A. Occupancy Calculations – 1 OCCUPANT PER 100 GSF Table 10-A

ITEMOCCUPIED SFOCC. PER FLOOR

Ground floor60,100601

Second floor57,100571

Total = 1,172

B. Exits required

1.All rooms and spaces within each story shall be provided with and Sec. 1018.1

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 exitsSec. 1018.1

as required for stories.

3. Occupants on stories above the first and in basements shallSec. 1014.1

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 mainte-

nance 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.

4. The maximum number of exits required for any story shallSec. 1018.1

be maintained until egress is provided from the structure.

5. Required Width: The total width of exits in inches shall notSec. 1005.1