Codes & Regulations Flashcards
What building codes
topics are typically
addressed at the
Programming Phase?
The enforcement of codes and regulations
all contribute to assurance of health, safety
and welfare for those who inhabit a built
environment. Going through the processes
of approval and inspection, steps are taken
to enforce these regulations.
What is model building
code developed by the
International Code
Council (ICC)?
The International Building Code (IBC).
What is the purpose of
building code
enforcement?
The enforcement of codes and regulations
all contribute to assurance of health, safety
and welfare for those who inhabit a built
environment. Going through the processes
of approval and inspection, steps are taken
to enforce these regulations.
What are five standardized national
codes used to create the building codes adopted by municipalities?
- Uniform Building Code (UBC)
- Building Officials Code Administrators
(BOCA) - International Conference of Building
Officials (ICBO) - Southern Building Code Congress
International (SBCCI) - The International Building Code (IBC):
is new and first produced in 2000 by
the International Code Council (ICC). It
combines the three model building
codes published by BOCA, ICBO and
SBCCI.
What is the main intent
and purpose of building
codes?
In the broadest sense, building codes are designed to protect the health, safety and welfare of the occupants. As such, codes set requirements for life safety issues such as: fire protection (sprinklers, fireproofing) or egress requirements (hallway width, stairwell layout).
What US city has
adopted and uses its
own building code?
The City of Chicago remains the only
municipality in the US that continues to use
a building code they developed on their
own (Municipal Code of Chicago).
Name seven items the
building department
will review for during
the plan check process.
- Construction standards of care
- Hurricane requirements
- Safety
- Sanitation
- Electrical
- Energy Efficiency
- Egress and exiting requirements
Define ordinance.
A municipal law in addition to a standard
building code.
What building spaces
are sometimes allowed
to fall outside of zoning
height restrictions?
Penthouses, fan rooms, and skylights are
sometimes allowed to exceed height
restrictions.
Describe a Prescriptive
Code.
A code that specifies specific techniques,
materials, and methods allowed for use.
Simple to administer, but the specific code
allows for no innovation.
Describe a Performance
Code.
Performance Code: a code that describes functional requirements that meet a certain standard, allowing the Architect to find ways to meet those standards.
The open nature of the code promotes innovation. You may have to demonstrate
you’re meeting the intent of the code by providing a test paid for by Owner.
What is a Performance
Code and how does it
differ from a Prescriptive Code?
A code that describes functional requirements that meet a certain standard,
allowing the Architect to find ways to meet those standards.
The open nature of the code promotes innovation whereas a prescriptive code
does not.
Name the 10 occupancy
groups found in most
building codes.
- Assembly
- Business
- Educational
- Factory & Industrial
- High Hazard
- Institutional
- Mercantile
- Residential
- Storage
- Utility & Miscellaneous
Name occupancy
groups I, H, and A
I is for Institutional
H is for High Hazard
A is for Assembly
How does the
construction type
constrict the design of a
building/site?
Classified according to degree of Fire
resistance, determined by the fire zone it is
located in and intended use, influences the
height, floor area, and materials.
In zoning terms, what is
the purpose of building
setbacks?
Setbacks are standards that the building
“sets back” from the property line by a
certain amount.
What is the difference
between a setback and
an easement?
Setbacks regulate how close a building can
come to the property lines.
Easements grant access to the property to
others, often for utilities and/or municipal
vehicle access
Define the term Non-
Conforming Use.
Non-Conforming Use: where the current use of the building is no longer permitted by the zoning ordinance (but once was).
The use is typically allowed to continue unless it’s unsafe.
How does a Conditional
Use differ from a
Variance?
A Conditional use allows for a building in an areas it is not zoned for due to its benefit and value to the public.
A variance is a deviation from an ordinance granted in order to avoid an economic hardship
What is the Americans
with Disabilities Act
(ADA)?
The Americans with Disabilities Act (ADA) is a set of prescriptive guidelines developed in 1990 for the construction (or alteration)
of buildings to accommodate the needs of “persons with disabilities.”
Is the American
Disabilities Act a part of
the Building Code?
No, it is a Federal regulation.
ADA also does not address life safety.
Instead, the ADA is a civil rights law passed by Congress.
Who enforces the
American Disabilities
Act?
ADA is ultimately enforced by the Department of Justice governing public
accommodations and state and local government services.
What happens if various
building code or ADA
requirements overlap?
Just as with the building code, if two or more different requirements are placed over a building, the more stringent requirement is the one that applies and
must be incorporated.
What are the minimum clear width for two wheelchairs to pass, minimum "clear floor space", and clear space between rails on a staircase?
2 Wheelchair Passing Width: 60” clear minimum
Clear Floor Space: 2’-6” wide x 4’-0” long, minimum
48” clear between hand rails, minimum
What are Barrier-Free
Provisions?
Regulations which provide accessibility to buildings and sites for persons with disabilities.
What are the
requirements for hand
railings at ramps?
Handrails shall extend 12” minimum beyond
the top and bottom of the ramp.
Clear space between handrails and the wall
shall be 1 1/2” minimum.
Minimum width for
doors unless otherwise
specified?
32” clear minimum (when open at 90º)
What is the minimum
width for hallways?
36” clear (32” clear at a pinch point)
What is the allowable
height range for
handrails?
34”-38”
Describe the handrail
restrictions
1-1/4” – 2” in diameter and no more than 1-1/2” clear from wall
How far must a handrail
at the bottom of a stair
extend?
12” plus depth of one tread
What site issues will be
affected by the zoning
code?
Building type (residential, commercial, industrial, etc.).
Allowable building heights.
Any required setbacks from property lines, rights-of-way, streets and sidewalks.
What is the primary
purpose of zoning
regulations?
Zoning is about protecting the rights of property owners, and ensuring the long-term quality of life for the residents.
What are the 4 main
purposes of Zoning
Laws?
- Protect local residents from undesirable types of business
- Protect the access to direct sunlight and fresh air
- Protect the amount of open space for local residents
- Ensure incompatible types of building uses do not disturb residents (ie: putting a loud factory next to a quiet library)
When and where were
the first modern Zoning
codes in America?
The first modern zoning code was introduced in New York City in 1916.
When and why was the
first zoning code introduced?
The need for zoning began with the growth of our cities in the late 19th and early 20th Centuries when it quickly became clear that
cities like New York would soon have streets with limited access to light and air.
The first modern zoning code was introduced in New York City in 1916. As the buildings grew taller and taller, the lack of access to sunlight and air threatened the surrounding property
values.
While earlier covenants and restrictions had been used for residential development, zoning addresses all land development.
Describe Incentive
Zoning.
Incentive Zoning - encourage new development by implementing a rewardbased
system for urban development.
Development usually focuses on public benefits in the form of affordable housing
and other valuable community amenities.
What is Euclidian
Zoning?
Also known as single use zoning, it is the most widely used form of zoning in the U.S. Employs segregation of land uses separated from one another. For example,
shops are located in one area or zone, housing in another area or zone, and
industrial in another area or zone. Named for the town of Euclid, Ohio.
What is Form-Based
Zoning?
Form-Based Zoning - regulates the form
that the land use may shape, such as setbacks, building heights, type of density,
and pedestrian access rather than the type of land use.
Name four different
types of site easements.
Joint easement: used when it is required for two private owners to use a strip of land between two houses which has a property line running in the center.
Party wall easement: used in row housing, when a common or party wall is shared by two adjacent owners.
Condemnation easement: is an easement for public good. As in the case where required for a street, highway, railroad right of way or for a telephone or
electric power line.
Historic façade easement: may be established by a
municipality to protect a historically valuable architectural façade in an area where redevelopment is occurring, and where the existence of the façade is threatened.
What is an Air Right
and who generally
enforces or monitors
these rights?
Air rights: the right to use the space above a property can be sold or leased to
someone else.
Both Grand Central Station and Madison Square Garden in New York sold their air
rights to taller buildings.
Local Zoning ordinances or guidelines from the FAA can be used to enforce air rights.
How could a deed
restriction impact the
design for a site?
Deed Restrictions: limitations on the use of the property, typically by the original
developers, that sets what the land may be used for (housing, commercial, etc.) and cannot be changed by future Owners.
What kind of
consideration should be
given to easements
located on a site?
Easements: the (legal) right to use a portion of the site without Ownership (typically for utilities or access).
For example, a utility easement grants permission to the utility company to run an underground power line through the site.
Easements are legally binding and attached to the deed.
Define Eminent Domain.
Eminent domain grants the government the power to seize private property (or the rights of the property) for public use.
This can be done without the Owner’s consent, so long as a fair payment is given to the Owner.
The real thing to remember here is that the land can be taken only if it’s for the “good of the public.”
Common uses of eminent domain can be small,
such as acquiring a tiny parcel of land for a
public utility, or very large, such as taking over
hundreds of plots of land to put in a freeway or
railroad.
How does a deed
restriction differ from a
restrictive covenant?
Deed Restrictions: limitations on the use of the
property, typically by the original developers,
that sets what the land may be used for (housing, commercial, etc.) and cannot be changed by future Owners.
Restrictive covenants: limitations and stipulations in residential developments on
what is allowed on the exterior of the houses.
The covenants might include aesthetic limitations (allowable colors, lawn ornaments, fence materials); pets and cleanup; or storage
related (visibility of parked cars/boats/trailers).
What is a Party Wall
Agreement?
Party Wall Agreement is an agreement on how to carry out construction work on a
wall shared between two properties (typically whoever builds first “owns” the party wall).
If utilities cannot be
provided to a site, can it
still be developed? If
so, how?
Yes.
Electricity can be provided by on-site energy sources, Gas can be delivered and stored. A septic system can be installed, a well could be built.
It will generally add to the cost of the development because extending or bringing in utilities from long distances is expensive.
Sewage drain lines must
have at least a ___%
slope with a velocity of
at least ____ft/sec
2% slope and 2-10 ft/sec.
Drain lines must have up to a 2% slope, with
velocity of 2 – 10 ft/second.
Why should existing
utilities be located on a
site during programming?
Adding, extending, or altering utilities can add greatly to the cost of a project so it is important to know the existing utilities
available at the site.
Who or what typically
reviews and rules on
Variance requests?
Variance requests are often reviewed by the Zoning Administrator, the Zoning Board, Planning Commission, or Planning Staff.
What is “nonconforming
use” and when would this term apply?
Any good zoning code must also allow for buildings that may have been permitted or
allowed when built, but now no longer comply with the current zoning regulations.
This is called a “nonconforming use” and is
often described as a building being “grandfathered in.”
An example of this would be an industrial factory building built in 1920, but today is in
an area marked for residential or commercial zoning. In this case, the factory could be able to continue operating in that
location.
Describe a “conditional
use permit”.
If you wish to build or use a building for a purpose not granted in the zoning code, you can apply for a “conditional use permit”. This grants you the ability to use the building for your proposed use, even though the zoning code normally would not allow it. This use is typically granted with certain restrictions and may not be transferrable to a new Owner.
Which department would
perform plan check first in
the building permit
approval process?
The Planning Department is always the first step in the permit approval process.
Most other agencies, such as Building and Safety, will not perform a plan check until after the Planning Department has
completed their review.
What is required in
order to obtain a
building permit?
The Building Permit can only be obtained after ALL agencies have signed off on the project.
The Owner can obtain the Building Permit or the General Contractor can obtain the Building Permit and will have to show
license and proof of workers compensation insurance.
What are the 3 phases
of the regulatory
approval process?
Step 1 - Entitlement Phase.
Step 2 - Building and Safety Plan Check and other local agencies.
Step 3 - Obtain the Building Permit
What does “Entitlement
Phase” mean?
In this phase, we are trying to obtain permission/approval for our project prior to producing construction documents.
Describe the Entitlement Phase and name three items to review that are
involved.
Drawings are usually in some kind of stage
of Design Development with enough information to illustrate the size and scope
of the project.
Drawings are submitted to the local Planning Department, who will review for compliance with Environmental Regulations, Zoning Codes and local
ordinances.
What is involved in the
Entitlement Phase?
- Submit drawings to local Planning Department
- Drawings reviewed for compliance with Environmental Regulations
- Drawings reviewed for compliance with Zoning Code and local ordinances
- Drawings reviewed for compliance with any local Specific Plan areas such as
local historic neighborhoods - Attendance at any required Design Review Board/ Architectural Review
Board Meetings
Who obtains the
Building Permit?
- Owner
2. General Contractor
What is an Environmental Impact Statement (EIS)?
An EIS is a document required under US
environmental law by the National Environmental Policy Act.
It is required by any federal government agency undertaking a project that may “significantly affect the quality of the human environment.”
What is an Environmental Impact Assessment (EIA)?
An Environmental Impact Assessment (EIA) is
a shorter, mini-EIS designed to provide just enough information to allow the permitting agency to decide whether a full-blown
Environmental Impact Statement (EIS) is
necessary.
The EIA is an evaluation of the possible impact (both positive and negative) that a proposed project may have on the surrounding
environment.
The EIA covers all types of impacts, including the environmental, social and economic impacts covered in the National Environmental Policy Act (NEPA), enacted in 1970.
Describe the four sections of an Environmental Impact
Statement?
- Introduction: includes a “Statement of Purpose” and “Need of the Proposed
Action” to describe the project. - Description: of the affected environment and areas.
- Range of Alternatives: to the proposed actions. Alternatives are considered the heart of the EIS.
- Analysis: of the environmental impacts of each of the possible alternatives.
What is an Environmental Impact Report EIR?
An EIR is similar to an EIA (sometimes they are synonymous), as an EIR also serves to inform permitting agencies and the public
of a project’s environmental impacts.
In California, for example, an EIR is required if the lead permitting agency determines that the project poses a considerable
environmental impact.
What are the three possible decisions a lead agency may render after reviewing a project proposal for environmental impact?
- Negative Declaration (a.k.a.: “Neg Dec”): the project has no significant
environmental impact and no EIR is required. - Mitigated Negative Declaration: the project could potentially have an
environmental impact, but if a list of proposed mitigation measures are added to the project, then no EIR is required. - EIR Required: the project will have a significant environmental impact and there aren’t enough measures to mitigate the
impact, then a full Environmental Impact
Report will be required.
Name the 4 methods
available for historic
preservation.
- Preservation
- Reconstruction
- Restoration
- Rehabilitation
What processes, in
order, does historical
preservation typically
follow?
- Identify, retain, and preserve
- Stabilize
- Protect
- Repair
- Replacement
Name at least three site
features that may need
to be preserved on a
site.
- Landforms (terracing, berms, grading)
- Vegetation (trees, shrubs, fields)
- Circulation Systems (paths, roads, parking)
- Water Features (fountains, streams, ponds)
- Furnishings and Fixtures (lights, benches, fences)
- Decorative Elements (sculptures,
monuments) - Subsurface Archeology (soils, historical artifacts)
What are five methods
for preserving features
on the site?
- Stabilizing, protecting and preserving existing features
- Minimize disturbance of terrain
- Surveying and conducting field investigations
- Evaluating condition of existing features
- Repairing and/or replacing site features
Name two accessible features that must be addressed when rehabilitating a historic building.
- Main Entrance
2. Restrooms
How could the discovery of wetlands or archaeological sites on a property impact the design?
Such discoveries may restrict buildable area.
Wetlands and archaeological sites should be identified early on in the Programming Phase.
What is buildable area?
The imaginary line beyond which a structure is not allowed to extend.
In most instances, the building line cannot extend into an easement.
What is a property line?
The legal boundary of a site outlining the ownership of the property. Property lines
are used as the starting point of certain setbacks to determine the buildable area on a site.
What is an accessible
route?
A continuous, unobstructed path connecting all of the accessible elements
and spaces in a building or facility.
The standards for accessible routes are designed to accommodate a person with a severe disability who uses a wheelchair, and are also intended to provide ease of use for people with other disabilities.
The accessible route includes: doors, corridors, floors, ramps, elevators, and clear floor space at fixtures.
Name 7 exceptions to
the ADA guidelines.
- Raised areas used primarily for security
or life safety (security stations, lifeguard towers) - Temporary facilities needed for construction (trailers, scaffolding)
- Non-occupiable service areas infrequently accessed for maintenance (catwalks, mechanical rooms)
- Water slides
- Animal containment areas
- Raised structures for officiating sporting events
- Raised boxing & wrestling rings
