Interior Space Planning: Pre-planning & Codes Compliances

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Interior Space Planning: Pre-Planning & Codes Compliances

Uniform Building Codes and Compliances
Prior to planning, Interior Designer will evaluate the given building to check for codes compliance. This is usually as part of the building feasibility study to examine if the given building facilities are appropriate to accommodate the client's needs and operations.

The discussion here will concentrate on the Uniform building Codes that planners use in the evaluation of building.

Types of codes to consider in Pre-planning

Egress and Life Safety

Plumbing Fixtures

Egress Requirements

Factors to consider in Planning for egress

Types of construction

Types of occupancy

Occupancy factor and occupancy load

Types of Construction and Occupancy
Most corporate offices are high rises that are classifed uner Type I or type II construction. Office is classified as Business under the Occupancy type. If there are other needs such as assembly, laboratories, etc. will be classifed as Mixed Occupancy type.

Occupancy factor and Occupancy Load
The occupancy factors is used to calculate the occupancy load:

Assembly of concentrated use is 7 sq ft net (auditoriums, churches, stadiums)

Assembly of less concentrated use is 15 sq ft net (conferences, exhibits, lounges, etc)

Business such as offices, banks, etc. is 100 sq ft gross

Notes:
The net areas do not include corridors, restrooms, mechanical rooms, utility closets, stairs, etc.

In the case of mixed use, the occupancy load of the floor is equal to the sum of the occupancy load of each type of occupancy.

Number of Exits
The total number of exits is determined by the occupancy load but the minimum is 2 exits whether they are for a whole building, or a typical floor or a space within the building. Occupancy load of a floor is determined by total square feet of that floor divide by the occupancy factor based on the types of occupancy. If the occupants exit through that floor, the calculation must add 50% of the floor directly above or below, and 25% of all other floors beyond served by that floor. The total number of exits required are:

1-500 will be 2 exits

500-1000 will be 3 exits

0ver 1000 will be 4 exits

Note: The floor with the largest occupant load determines the number of required exits for all lower floors. If there is mixed occupancies, then the occupancy load is tabulated by calculating each occupancy type separately and then adding them together.

Arrangement of Exit
Distance between the stairwells should be no less than 50% of the longest distance between two point of the building. This is usually the diagonal of the building. It is measured using a straight line between the center of doot to center of door between the two exits. If this failied the requirements, then use a rated corridor to connect the two stairwells and the distance will be measured from the center of one exit to the center of the next exit travel along the center of the corridor.

Travel Distance
Exit maximum travel distance for Business and Assembly occupancies is 200 feet for non-sprinkler space and 250 feet for sprinkler space. This is measure from the most remote location in the building and travel along the isles and corridor until the stariwell door is reached.

The codes allow additional 100 feet to reach the exits if the last portion of the travel distance is within a one hour rated corridor.

No dead ends shall be more than 20 feet long.

Occupancy Separation
Separation is needed between different occupancy types or between different uses of the same type of occupancy. Occupancy types occupancy separation

Large or small assembly - 2 hours

Business - 1 hour

Educational - 2 hour

Hazardous check codes of different types

Merchantile - 1 hour

Storage, moderate hazard - 3 hours

Storage, low hazard - 2 hours

residential - 1 hour

Institutional - 2 hours

Rated corridors is required if there are more than 1 tenant on the same floor. Rated corridor or exit access corridor has a minimum fire rating 1 hour including surrounding partitions and ceiling.

Walls enclosing exit stairs have 1 hour rating for buildings with 3 stories or less and 2 hour rating if they are four or more stories.

Boiler rooms, furnace rooms and large storage rooms or hazardous material storage rooms require 1 hour to 2 hours separations from the rest of the building.

Storage rooms more than 50 sq ft and less than 100 sq ft requires 1 hour rating otherwise 2 hours.

The walls forming the means of egress must have 3 hours fire rating and self-closing exit doors must have 1 hour rating.

Exit Width
Corridor is defined as circulation space enclosed by full height walls or partition over 5’ 9”. Aisle is a circulation space created by furniture or equipment. Minimum corridor width for egress must be 44” clear and with no obstructions or projections. In addition, the width of the exit corridors from each office space to the exit stairs is based on the total occupancy load of that floor multiply by a width variable.

The total exit width is divided between the total number of exits used on the floor. Width variable calculation:

Exit stairs is 0.3

Level exit is 0.2

Travel Direction & Signs
The exit doors must open in the direction of travel. There must be exit signs in the corridor leading to the exit door. This door must also have an exit sign.

Smoke Isolation
Elevator must be equipped with smoke isolation from the rest of the building in the case of fire. This may be concealed when not in use. This can be done using:

Manual operable doors and must be kept close at all times

Automatic doors that is activated in case of fire

Fire Suppression
Each floor must have 2 fire extinguishers in the corridors, and they must be visible to the public.

Exit Accesses
Doors cannot be less than 6 feet 8 inches high. Most minimum door sizes are 36 inches. Swing of door cannot reduce any required landing dimensions by more than 7 inches when the door is fully open and not more than half of the required corridor with at any open position. Doors cannot be more than 4 feet or less than 3 feet.

Adjoining or intervening rooms like kitchens, storerooms, restrooms, closets or similar spaces or subject to locking are not allowed as an exit access.

Plumbing Requirements

Restrooms
There should be toilet stalls and lavatories for both sexes on each floor with at least 1 male and female stalls on each floor. Privacy screening is required at the entrance to the restroom and within the restroom when there are multiple fixtures.

There should be drinking fountain on each floor. If there is more than 1 floor, each floor should have its own. Common location is the corridor outside the rest room area. If only one is used, then it must be a hi-low fountain.

Minimum number of plumbing facilities
Assembly concentrated use:
Male stalls - 1 per 125
Female stalls - 1 per 65
Lavatories - 1 per 200
Drinking Fountains - 1 per 500

Assembly less concentrated:
Male stalls - 1 per 75
Female stalls - 1 per 75
Lavatories - 1 per 200
Drinking Fountains 1 per 500

Business
Male stalls - 1 per 50
Female stalls - 1 per 50
Lavatories - 1 per 80
Drinking Fountains - 1 per 100

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© 1996-2008 Jane Wong. All rights reserved.
Please send comments to:
Jane Wong jmwong@ku.edu


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Design Process Types of Spaces Space Standards Planning Guides Pre-planning Planning Strategies Planning Approach Office Master Planning Office Planning Basics	Interior Space Planning: Pre-Planning & Codes Compliances Uniform Building Codes and Compliances Prior to planning, Interior Designer will evaluate the given building to check for codes compliance. This is usually as part of the building feasibility study to examine if the given building facilities are appropriate to accommodate the client's needs and operations. The discussion here will concentrate on the Uniform building Codes that planners use in the evaluation of building. Types of codes to consider in Pre-planning Egress and Life Safety Plumbing Fixtures Egress Requirements Factors to consider in Planning for egress Types of construction Types of occupancy Occupancy factor and occupancy load Types of Construction and Occupancy Most corporate offices are high rises that are classifed uner Type I or type II construction. Office is classified as Business under the Occupancy type. If there are other needs such as assembly, laboratories, etc. will be classifed as Mixed Occupancy type. Occupancy factor and Occupancy Load The occupancy factors is used to calculate the occupancy load: Assembly of concentrated use is 7 sq ft net (auditoriums, churches, stadiums) Assembly of less concentrated use is 15 sq ft net (conferences, exhibits, lounges, etc) Business such as offices, banks, etc. is 100 sq ft gross Notes: The net areas do not include corridors, restrooms, mechanical rooms, utility closets, stairs, etc. In the case of mixed use, the occupancy load of the floor is equal to the sum of the occupancy load of each type of occupancy. Number of Exits The total number of exits is determined by the occupancy load but the minimum is 2 exits whether they are for a whole building, or a typical floor or a space within the building. Occupancy load of a floor is determined by total square feet of that floor divide by the occupancy factor based on the types of occupancy. If the occupants exit through that floor, the calculation must add 50% of the floor directly above or below, and 25% of all other floors beyond served by that floor. The total number of exits required are: 1-500 will be 2 exits 500-1000 will be 3 exits 0ver 1000 will be 4 exits Note: The floor with the largest occupant load determines the number of required exits for all lower floors. If there is mixed occupancies, then the occupancy load is tabulated by calculating each occupancy type separately and then adding them together. Arrangement of Exit Distance between the stairwells should be no less than 50% of the longest distance between two point of the building. This is usually the diagonal of the building. It is measured using a straight line between the center of doot to center of door between the two exits. If this failied the requirements, then use a rated corridor to connect the two stairwells and the distance will be measured from the center of one exit to the center of the next exit travel along the center of the corridor. Travel Distance Exit maximum travel distance for Business and Assembly occupancies is 200 feet for non-sprinkler space and 250 feet for sprinkler space. This is measure from the most remote location in the building and travel along the isles and corridor until the stariwell door is reached. The codes allow additional 100 feet to reach the exits if the last portion of the travel distance is within a one hour rated corridor. No dead ends shall be more than 20 feet long. Occupancy Separation Separation is needed between different occupancy types or between different uses of the same type of occupancy. Occupancy types occupancy separation Large or small assembly - 2 hours Business - 1 hour Educational - 2 hour Hazardous check codes of different types Merchantile - 1 hour Storage, moderate hazard - 3 hours Storage, low hazard - 2 hours residential - 1 hour Institutional - 2 hours Rated corridors is required if there are more than 1 tenant on the same floor. Rated corridor or exit access corridor has a minimum fire rating 1 hour including surrounding partitions and ceiling. Walls enclosing exit stairs have 1 hour rating for buildings with 3 stories or less and 2 hour rating if they are four or more stories. Boiler rooms, furnace rooms and large storage rooms or hazardous material storage rooms require 1 hour to 2 hours separations from the rest of the building. Storage rooms more than 50 sq ft and less than 100 sq ft requires 1 hour rating otherwise 2 hours. The walls forming the means of egress must have 3 hours fire rating and self-closing exit doors must have 1 hour rating.
	Exit Width Corridor is defined as circulation space enclosed by full height walls or partition over 5’ 9”. Aisle is a circulation space created by furniture or equipment. Minimum corridor width for egress must be 44” clear and with no obstructions or projections. In addition, the width of the exit corridors from each office space to the exit stairs is based on the total occupancy load of that floor multiply by a width variable. The total exit width is divided between the total number of exits used on the floor. Width variable calculation: Exit stairs is 0.3 Level exit is 0.2 Travel Direction & Signs The exit doors must open in the direction of travel. There must be exit signs in the corridor leading to the exit door. This door must also have an exit sign. Smoke Isolation Elevator must be equipped with smoke isolation from the rest of the building in the case of fire. This may be concealed when not in use. This can be done using: Manual operable doors and must be kept close at all times Automatic doors that is activated in case of fire Fire Suppression Each floor must have 2 fire extinguishers in the corridors, and they must be visible to the public. Exit Accesses Doors cannot be less than 6 feet 8 inches high. Most minimum door sizes are 36 inches. Swing of door cannot reduce any required landing dimensions by more than 7 inches when the door is fully open and not more than half of the required corridor with at any open position. Doors cannot be more than 4 feet or less than 3 feet. Adjoining or intervening rooms like kitchens, storerooms, restrooms, closets or similar spaces or subject to locking are not allowed as an exit access.
	Plumbing Requirements Restrooms There should be toilet stalls and lavatories for both sexes on each floor with at least 1 male and female stalls on each floor. Privacy screening is required at the entrance to the restroom and within the restroom when there are multiple fixtures. There should be drinking fountain on each floor. If there is more than 1 floor, each floor should have its own. Common location is the corridor outside the rest room area. If only one is used, then it must be a hi-low fountain. Minimum number of plumbing facilities Assembly concentrated use: Male stalls - 1 per 125 Female stalls - 1 per 65 Lavatories - 1 per 200 Drinking Fountains - 1 per 500 Assembly less concentrated: Male stalls - 1 per 75 Female stalls - 1 per 75 Lavatories - 1 per 200 Drinking Fountains 1 per 500 Business Male stalls - 1 per 50 Female stalls - 1 per 50 Lavatories - 1 per 80 Drinking Fountains - 1 per 100

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© 1996-2008 Jane Wong. All rights reserved. Please send comments to: Jane Wong jmwong@ku.edu