Applying the Building Code Step-by-Step Guidance for Design and Building Professionals
Preface
About This Book
Building codes are complex documents and they get more complex every time they are revised. However, the methods used to educate design professionals on the proper application of the building code have largely focused on explaining the code on a requirement-by-requirement basis—devoid of any explanation on how or when the code requirements are applied within the context of the building design process.
This book fills that void by explaining the building code using a straightforward step-by-step method that conforms to the standard design phases that design professionals have used for decades.
The American Institute of Architects (AIA; www.aia.org) has established five phases of basic services that are described in its Document B101-2007, Standard Form of Agreement Between Owner and Architect, which consist of the following:
• Schematic design phase
• Design development phase
• Construction documents phase
• Bidding or negotiation phase
• Construction phase
The first three phases make up the design phases of a project, which involves the architect taking the owner’s requirements (i.e., program) and transforming them into a set of drawings and specifications that eventually form the basis of a construction contract between the owner and contractor.
This book offers a step-by-step process for applying the building code based on the three design phases of an architect’s
This book offers a step-by-step process for applying the building code based on the three design phases of an architect’s
basic services.
This book is not intended to be used in lieu of the building code, since the building code provides more requirements than what could be adequately discussed in this book.
The book intentionally does not replicate requirements in the code but directs the user to the specific location where the information can be found. Therefore, to properly use this book, a copy of the building code
must be available.
The steps within each design phase are placed in a logical order based on the availability of project infor-
mation, some of which is provided by previous steps. However, not all steps must follow the sequence exactly as presented in this bookslight alterations can be made to adjust for project-specific situations.
Additionally, one step does not need to be completed before the next step can begin. Many of the steps can be accomplished concurrently.
The steps are placed in the latest possible phase they can be accomplished with minimal risk to the project.
If a step is accomplished in a later phase, there is a possibility that portions of the design may need to be revised, costing time and money.
For example, waiting until the construction documents
phase to calculate occupant load may require redesign of the egress system (e.g., adding doors, widening stairways and corridors) or restroom facilities (e.g., adding plumbing fixtures) and could have a domino effect by impacting other elements of the building design. Similarly, accomplishing a step earlier in the process may affect time and money by performing unnecessary work that may need to be abandoned or revised significantly. However, there are some steps that may be accomplished earlier with little to no
risk to the project.
Design professionals arefrequently retained to provide predesign services that may include site selection and programming. While performing these predesign services, the design professional has access to some basic project information and can accomplish some of the early steps indicated for the schematic design phase.
For example, Steps 1 through 8 could be completed using data the design professional generated for the programming statement—information most design professionals get at the schematic
design phase if they are hired only to perform basic services.
As previously mentioned, the step-by-step process is structured around the traditional design services provided by design professionals under common owner–architect agreements, such as those published by the AIA and ConsensusDocs (www.consensusdocs.org).
However, with the various delivery methods in use today, the design professional may be bound under a variety of contractual arrangements that use alternate phasing.
For example, if the design–build delivery method is used, then preliminary design and final design phases may be used in lieu of the three design phases previously mentioned.
The same applies to contracts utilizing documents published by the Engineering Joint Contract Documents Committee (EJCDC; www.ejcdc.org). These documents may be used when an engineering firm is the prime
design professional to the owner and the architect is a consultant to the engineering firm.
Even though the design phases used on a project may be different from those presented in this book, the step-by-step process can easily be adjusted to accommodate any type of delivery method. Regardless of the delivery method used, the steps and the order in which they are discussed should remain relatively unaltered it is mostly a matter of where to stop at each phase. For example, if the design period is split into preliminary and final design phases,
Steps 1 through 18 can be accomplished during preliminary
design and the remaining steps accomplished during final design.
HOW TO USE THIS BOOK
This book is not intended to be used in lieu of the building code, since the building code provides more requirements than what could be adequately discussed in this book.
The book intentionally does not replicate requirements in the code but directs the user to the specific location where the information can be found. Therefore, to properly use this book, a copy of the building code
must be available.
The steps within each design phase are placed in a logical order based on the availability of project infor-
mation, some of which is provided by previous steps. However, not all steps must follow the sequence exactly as presented in this bookslight alterations can be made to adjust for project-specific situations.
Additionally, one step does not need to be completed before the next step can begin. Many of the steps can be accomplished concurrently.
The steps are placed in the latest possible phase they can be accomplished with minimal risk to the project.
If a step is accomplished in a later phase, there is a possibility that portions of the design may need to be revised, costing time and money.
For example, waiting until the construction documents
phase to calculate occupant load may require redesign of the egress system (e.g., adding doors, widening stairways and corridors) or restroom facilities (e.g., adding plumbing fixtures) and could have a domino effect by impacting other elements of the building design. Similarly, accomplishing a step earlier in the process may affect time and money by performing unnecessary work that may need to be abandoned or revised significantly. However, there are some steps that may be accomplished earlier with little to no
risk to the project.
Design professionals arefrequently retained to provide predesign services that may include site selection and programming. While performing these predesign services, the design professional has access to some basic project information and can accomplish some of the early steps indicated for the schematic design phase.
For example, Steps 1 through 8 could be completed using data the design professional generated for the programming statement—information most design professionals get at the schematic
design phase if they are hired only to perform basic services.
As previously mentioned, the step-by-step process is structured around the traditional design services provided by design professionals under common owner–architect agreements, such as those published by the AIA and ConsensusDocs (www.consensusdocs.org).
However, with the various delivery methods in use today, the design professional may be bound under a variety of contractual arrangements that use alternate phasing.
For example, if the design–build delivery method is used, then preliminary design and final design phases may be used in lieu of the three design phases previously mentioned.
The same applies to contracts utilizing documents published by the Engineering Joint Contract Documents Committee (EJCDC; www.ejcdc.org). These documents may be used when an engineering firm is the prime
design professional to the owner and the architect is a consultant to the engineering firm.
Even though the design phases used on a project may be different from those presented in this book, the step-by-step process can easily be adjusted to accommodate any type of delivery method. Regardless of the delivery method used, the steps and the order in which they are discussed should remain relatively unaltered it is mostly a matter of where to stop at each phase. For example, if the design period is split into preliminary and final design phases,
Steps 1 through 18 can be accomplished during preliminary
design and the remaining steps accomplished during final design.
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