Fundamentals of Code Compliance AIA Connecticut Presented by

Fundamentals of Code Compliance AIA Connecticut Sponsors Introduction of Panel

Regulatory System Local Zoning and Inland Wetlands Regulations State Building Code, Fire Code, and Public Health Code Utility requirements

Occupancy The nature and intensity of the use of a building Depends on the number and density of people expected, whether they are awake and familiar with the building Depends on the density, weight and combustibility of the contents

Occupancy Classifications Assembly: night club or restaurant Business: beauty shop, laundry Factory: bakery, machine shop Institutional: day care center Mercantile: retail store Residential: bed and breakfast

Existing Occupancies Building Code does not apply except in extreme cases Fire Code applies for existing occupancies Annual Fire Code inspections are required, but lack of staffing often prevents this Public Health Code applies

Alterations with no Change of Occupancy Zoning Regulations may apply to exterior work, especially signs Building Code applies, but portions not altered and not affected by the alteration need not comply as if new Fire Code applies, but International Existing Building Code is regarded as equivalent Public Health Code applies

Change of Occupancy Zoning Regulations apply Building Code applies, but may use International Existing Building Code Fire Code applies, but IEBC is regarded as equivalent Public Health Code applies

New Construction Zoning Regulations apply Water, sewer & other utilities Building Code applies Fire Code applies, but is the same as the Building Code Public Health Code applies

Code Issues Construction Type Height and Area Accessibility Means of egress Ventilation Hazardous materials

Construction Type Unprotected wood frame Masonry exterior wall Mill construction Steel construction Concrete & masonry construction

Height and Area Height in stories and feet Projected area or footprint on the ground Affects how big a possible fire would be and how difficult it would be to fight

Accessibility Someone who uses a wheelchair should be able to enter, exit safely if necessary, work productively, use the restroom, and otherwise have access to the same facilities as everyone else

Means of egress In an emergency, most people will try to leave the same way they came in If that route is blocked, another should be available A single means of egress may be permitted for small buildings

Ventilation Buildings are now required to be heated by code, but not due to a change in occupancy Buildings are not required to be cooled by code Ventilation is required based on occupancy Lots of operable windows help

Hazardous Materials Processes If your business involves any kind of hazardous materials, the building and fire codes contain extensive regulations that affect construction and operation Check your MSDS (Material Safety Data Sheets) Get help!

Hazardous Materials Abatement Buildings constructed before the 1980s often contain hazardous materials that may need to be abated Asbestos roofing and/or mastics, pipe insulation, 9”x9” floor tile and/or adhesives Lead paint Get help!

Equipment Issues Availability of required utilities such as natural gas Special power requirements may mean service upgrade or new circuits Some equipment may require drainage or ventilation

Procedural Issues Contact Town Staff first Availability of utilities Feasibility of building and fire code compliance in an existing building Wetlands and zoning compliance Construction documents Consult an architect

When a certificate of zoning compliance is required Land occupied or used Building erected or altered Change or extension of use, alteration of nonconforming use or structure Before excavation for new construction Before change of occupancy in existing building

Potential Frustrations It may take longer to get wetlands and zoning approval than to get drawings done and complete construction Waiting for a building permit Waiting for a certificate of occupancy

Information to accompany a permit application Description of work to be done Describe location Intended use and occupancy Construction documents: prepared by an Architect if over 5000 square feet, over 2 stories, or for some occupancies

Getting a Building Permit Look for local requirements on municipal website Visit the building department and talk to the building official Get wetlands and zoning approvals before applying

Getting a Building Permit Bring in a complete application package Get other approvals such as from fire marshal and utilities Be patient, plan review may take 30 days or longer upon request There will be comments. Respond quickly and completely.

Getting a Certificate of Occupancy Get other required approvals such as from fire marshal and zoning Satisfy yourself that work is complete before final inspection Statement of Professional Opinion by architect and contractor required for some occupancies

Alternative Compliance Chapter 34 in the Building Code Uses a point system to trade off safety elements and systems Existing Building Code similar but more complicated Kids, don’t try this at home!

Fire code requirements are retroactive Life safety is always required Life safety features must be maintained New requirements may be added as the result of experience, research, and development of technology

Abatement of fire code violations Violations may be discovered during an inspection Abatement order issued Often some time is given to comply, but start right away Get help!

Abatement of fire code violations Building permit required if work to be done Not all building code requirements apply

The Code Modification Process A code modification changes the code for a specific building Usually requires a compensating improvement Reviewed locally, approved by State Get help!

Prioritizing ADA compliance The ADA is civil rights law, not a building code There are design standards similar to the building code, but human rights are the fundamental consideration Get help!

ADA compliance and the Building Code Building permit required for work to be done Federal ADA standards apply An accessibility exemption can conform the building code to ADAAG Get help!

Restaurants Assembly use: sprinklers and fire alarm system required when more than 300 occupants For any size, plans must be prepared by an architect and construction observation is required

Restaurants Exhaust systems required: Type I (NFPA 96) for grease-laden vapors, Type II for heat and steam Appliances affect code requirements Fat, oil and grease regulations will likely require a large grease trap or other technology

Bed and Breakfast Establishments Transient residential use: changes made to Connecticut Codes for life safety that address most conditions Plans must be prepared by an architect or construction observation is required

Issues in Converting a House to Office Use Ranch: accessibility Colonial: accessibility, means of egress and vertical openings If three stories, height may be an issue because of construction type

Residential Occupancy above other occupancies Protected, independent means of egress required Sprinkler protection required Get help!

Discussion Other Occupancies of concern to the audience Other issues in the experience of the panel