Common Building Code Misunderstandings Increasing Your Awareness of

Common Building Code Misunderstandings Increasing Your Awareness of the Wisconsin Commercial Building Code By Aaron Halberg, Professional Engineer Specialists in Post Frame Engineering | www. halbergengineering. com | P: (866) 694 -8602 | F: (866) 391 -0916 | | 10335 N DUFFY RD | HAYWARD WI 54843 |

Code Topics to Focus on Today: • Areas Frequently Misunderstood • Awareness of “Complex” Issues • Areas with Large Cost Impacts • Areas being revised in the 2011 Code • A discussion of Snow

Public Commercial = or Place of Employment As with any law, there are exceptions so be sure to read the fine print!

Wisconsin Commercial Building Code Comm. 61 -66 : “The Code” • Adopts the IBC and other Standards by reference. • Includes specific amendments which “trump” the International Codes and Standards. • New version this year using 2009 I -Code and new amendments

Some changes coming in 2011 • Live/Work units introduced • Storm Shelter design standards defined • Compliance required for Envelope Tightness in “R” occupancies • Presumptive Soil Loads must be reduced by ½ for soil bearing values. • Posting requirement for owners/occupants in Frost Protected Shallow Foundation buildings.

Some changes coming in 2011 • Truss Design and bracing requirements… new provisions for trusses spanning over 60’ require a designer to create bracing plans per latest TPI Standard. • This requirement is exempted from Commercial buildings in Wisconsin. • Should (? ) be enforced in buildings that are not Wisconsin Commercial buildings.

Truss Bracing from BCSI Guide

Occupancy Classification “Use” of the building A-1 A-2 Assembly A-3 I-1 Institutional A-4 A-5 Business Education B Factory F-1 E Mercantile H-3 H-4 H-5 M R-1 Residential R-2 R-3 R-4 H-1 Hazardous I-3 I-4 F-2 H-2 I-2 Storage Utility S-1 S-2 U* U

Building Volume • Used for Plan Review Threshold (and for some municipalities, who can perform the Review) • Includes all space from Roof Deck to Lowest Floor and out-to-out on Walls • Neglect volume under overhangs unless they are intentionally large enough for storage, occupancy, or other use of the roof.

Plan Review Thresholds - Current Occupancy Classification Smaller than 25, 000 ft 3 to less than 50, 000 ft 3 A-2, A-3 Business Factory Mercantile Storage Utility Exempt from Safety & Buildings Review (Still must meet Code & may still require local plan review) May be Registered in Lieu of S&B Plan Review or Plan Review by Delegated Municipalities A-1, A-4, A-5 Education High Hazard Residential May be Registered in Lieu of S&B Plan Review or Plan Review by Delegated Municipalities Plan Review by Safety & Buildings or Plan Review by Delegated Municipalities Institutional Plan Review by Safety & Buildings or Plan Review by Delegated Municipalities 50, 000 ft 3 or larger Plan Review by Safety & Buildings

Plan Review Thresholds - Current 40’ x 64’ x 14’ at 4/12 with 8” heel = 48, 600 ft 3: Register or Local Review (where available) 40’ x 64’ x 16’ at 4/12 with 8” heel = 51, 700 ft 3: State Plan Review required

Plan Review Thresholds – Proposed Occupancy Classification Smaller than 25, 000 ft 3 to less than 50, 000 ft 3 A-2, A-3 Business Factory Mercantile Storage Utility Exempt from Safety & Buildings Review (Still must meet Code & may still require local plan review) Plan Review by Safety & Buildings or Plan Review by Delegated Municipalities A-1, A-4, A-5 Education High Hazard Institutional Residential 50, 000 ft 3 or larger Plan Review by Safety & Buildings or Plan Review by Delegated Municipalities

Plan Review Thresholds - Proposed 40’ x 64’ x 14’ at 4/12 with 8” heel = 48, 600 ft 3: State Plan Review or Local Review (where available) 40’ x 64’ x 16’ at 4/12 with 8” heel = 51, 700 ft 3: State Plan Review required

Delegated Municipalities Eau Claire County and Waushara County offer plan review for buildings less than 50, 000 ft 3 throughout those 2 counties. Additionally, over 200 individual municipalities (Towns, Villages, or Cities) throughout the state offer similar services. As the participating municipalities change over time, check for the latest information available through the Safety & Buildings website. http: //commerce. wi. gov/SB/

Occupancy Classification and Building Size IBC 503 - Allowable Size (Base Values, these may be increased) Type IIIB Exterior Noncombustible Interior any Material Occupancy Stories A-3, Assembly 2 B, Business Area per Story Type VB Exterior and Interior Using any Material Stories Area per Story 9, 500 1 6, 000 4 19, 000 2 9, 000 E, Education 2 14, 500 1 9, 500 F-1, Factory 2 12, 000 1 8, 500 F-2, Factory 3 18, 000 2 13, 000 M, Mercantile 4 12, 500 1 9, 000 S-1, Storage 3 17, 500 1 9, 000 S-2, Storage 4 26, 000 2 13, 500 U, Agricultural 2 18, 000 2 12, 000 Only some occupancies shown. All occupancy classifications and construction types have data shown in the code.

Occupancy Classification and Building Size So how big can you make a building? This is where it can get complex quickly! • Allowable building area per floor may be increased with credits for: – Frontage Access (up to 75% increase) – Sprinkler Protection (up to 300% increase) • There are several options available when more than one occupancy classification exists in the same building. Separation between occupancies may be required, but not necessarily. • Legitimate Mezzanine Areas do not add to the building area (they do count as part of fire areas).

Occupancy Classification and Automatic Sprinkler Thresholds Section 903 Sprinkler Requirements All Types of Construction have the Same Sprinkler Threshold Limits (VB, IIIB, etc. ) Occupancy Maximum Fire Area Allowed without Automatic Sprinklers A-3, Assembly 12, 000 B, Business none E, Education 20, 000 F-1, Factory 12, 000* F-2, Factory none M, Mercantile 12, 000 S-1, Storage 12, 000 S-2, Storage none* U, Agricultural none *Woodworking places, Commercial Truck & Bus parking, and others have lower thresholds.

Occupancy Classification and Automatic Sprinkler Thresholds To build as large as possible without a fire sprinkler requirement, both the Automatic Sprinkler Thresholds and Allowable Building Area Limits must be satisfied. They are not the same!

Building Height Limit No modification of limit and not dependent on Occupancy Classification Defined as distance from Grade Plane to the average height of the Highest Roof Surface Type VB Construction: 40 ft Type IIB and IIIB: 55 ft

Exterior Rated Walls: Except for High Hazard (H) Occupancies, 10’ of FSD is enough to avoid Fire Rated Exterior Walls

Allowable Area of Openings in Exterior Walls: (Doors and Windows) Table 705. 8 Fire Separation Distance Unprotected Openings Allowed Protected Openings Allowed 30’ or more No Limit 25’+, but < 30’ 70% No Limit 20’+, but < 25’ 45% No Limit 15’+, but < 20’ 25% 75% 10’+, but < 15’ 15% 45% 5’+, but < 10’ 10% 25% 3’+, but < 5’ Not Permitted 15% 0’ to < 3’ Not Permitted

Area Increase for Perimeter Access At least 20’ of space is required to get some credit. This scenario shows NO increase available to the red building.

Area Increase for Perimeter Access With 30’ of space around entire perimeter, the maximum 75% increase may be obtained.

Building Size and Location Tips “Tight” site: • Maintain 20’ building between buildings if possible. • Maintain at least 10’ from face of building to property lines. • Lot line setback on road side is usually not an issue since IBC measures from building to road centerline. • Always confirm local zoning setback requirements in addition to State code requirements. Both can have an impact on project size on “tight” building sites.

Building Size and Location Tips “Flexible” sites: • Maintain at least 30’ building between buildings and to lot lines if maximizing allowable area is desirable. • If 30’ space must be violated, minimize the amount of violation to maximize remaining credit allowed. • Consider future expansion plans in locating the building, even when beyond owner’s current scope. • For certain occupancies, “Unlimited Area” may be permitted with 60’ of space around entire building.

Other Complex Code Issues • Building Additions - why? – Allowable Area – Fire Wall / Fire Separation – Accessibility and Egress Plans – Structural Issues (Snow Drifts? ) • New Building close to Existing buildings or to property lines • Local code requirements • Wetlands

Structural Issues Does wind or snow or gravity affect commercial and code exempt buildings differently? What’s your contingency plan when you find yourself in a Code Exempt building during a “commercial” quality storm?

What are your building standards based on? Would you publish your motto if it is: “This is how we’ve always done it. ” “Our design includes as much strength as the owner’s bank can finance. ” “This isn’t how we normally do it, but since you’ve got another contractor ready to build it for less, we’ll try it your way. ”

Our Current “Pattern” for Ground Snow Loads (ASCE 7 map)

Our Actual Snow Fall received in the Winter of 07 -08:

Design Recommendations Don’t ignore developments in standards and codes regarding snow and wind and other design developments that can benefit Code exempt buildings. If you’re not able to custom design each building, consider having your “design system” reviewed by an engineer you can trust (and afford) Use the Minimum Design Loads for Buildings (ASCE 7) as a basis for ALL your building designs. If you decide to go lower than the normal “safety factor” adjustment for “Ag” or unoccupied buildings, be prepared with a good reason for it in case you need it.

This has been ”Common Building Code Misunderstandings” Any content of this presentation which you found to be informative, useful and maybe even entertaining was intended, although it would be surprising if it happened. The WFBA was not responsible for the content of this presentation but they probably wish they were. By Aaron Halberg, Professional Engineer Specialists in Post Frame Engineering | www. halbergengineering. com | P: (866) 694 -8602 | F: (866) 391 -0916 | | 10335 N DUFFY RD | HAYWARD WI 54843 |