Building Codes and Zoning

RHODE ISLAND EMERGENCY MANAGEMENT AGENCY FLOOD MANAGEMENT May 31, 2011 Greg Spiess AIA LEED AP HURRICANES AND THE BUILDING CODES ANNUAL HURRICANE CONFERENCE

Get ready! The weather’s getting wild

OUTLINE A BRIEF INTRODUCTION TO CODES HURRICANE DAMAGE PREVENTION CODES: SITE ISSUES FOUNDATION FLOORS WALLS AND OPENINGS ROOFS AND UPLIFT STANDARDS, CERTIFICATIONS & TRENDS COMMERCIAL STANDARDS PRODUCT STANDARDS ASCE-24-05

History of codes There are two basic types of codes: 1. Planning and Zoning Codes 2. Building Codes They both came about in response to negative impacts occurring in the environment or the marketplace: 1. Undesirable land use adjacencies lead to Planning and Zoning Codes As urban land encroaches on rural As Industrial Uses and Commercial abut Residential 2. Undesirable building failures has lead to Building Codes Protection of occupants from shoddy workmanship and subsequent unhealthy living conditions Loss of life and property become perilous to national welfare

RISK AVERSION Insurance company losses have led to the development of such building codes and national standards. Loss of life and property become perilous to national welfare Lowering of Loss prevention has reduced risks in construction and lower interest rates and stimulated more safer buildings FM Global (Rhode Island Roots!) has produced industry standards and ongoing research to prevent loss and raise buildng d standards. protection of the innocent public safety and welfare

Code history is being continuously rewritten as we experience natural and manmade disasters With every major disaster there will arise demands for improved codes and better enforcement of them: The Station Night Club Disaster has generated a new fire code for assemblies and gathering spaces Hurricane Katrina will likely spur on more stringent enforcement of construction inspection in rural areas and items like the strength of garage doors may be reconsidered as forensics show the failures of these allowed buildings to become vulnerable to uplift pressures. Earthquakes in California and elsewhere are continuing to develop the structural codes for lateral bracing and shear walls. Coordination of local or geographical codes is also becoming an issue leading to a unified International Building Code (IBC)

How do they work Most codes are prescriptive They tell you (prescribe) what you must do at a minimum. For example : Minimum setbacks for house placement on a lot (Zoning Code) Use of panic hardware at exits for over 50 persons (Building Code)

However, the trend in theory and practice is towards Performance Based Codes Discretionary Planning approvals in land use: Special Permits approved by public boards Overlay districts (historical, transit based development, view and hillside protection. Discretionary Planning approvals in land use on a case by case basis, not “as of right” Leadership in Energy and Environmental Design (LEED) Provides guidelines for achieving ratings of environmental impact reduction

Local governments adopt their own mix of standard “model” codes and often add their own local amendments to meet local needs or politics This is usually statewide but often major cities add their own adopted local statues as well (the ARCHITECT/BUILDER must be vigilant to find out all local laws governing the project)

Local codes respond to local concerns but also need to be compatible with national standards to allow uniformity of design standards, building products, design education and reciprocity of architects and design professionals to work in various locations

events influence state or even national codes

COMMERCIAL BUILDINGS HURRICANE DAMAGE

HURRICANE FRANCES 2004 PALM BEACH GARDENS FLA

Rhode Island Building Code Commission Family of Codes One Capitol Hill Providence RI 02908-5859

Latest and Greatest New Code Cycle

OVERLAY MAPS OF COMMUNITIES FIRM s: F lood I nsurance R ate M aps

Site issues Section R106.1.3 Construction docs to indicate Floodway boundaries a & design flood elevation Elevation of lowest floor (incl. basement) Elevation of lowest structural member May refer to community’s Flood Insurance Rate Map (FIRM) to establish these limits

Chapter 3 Building Planning Design criteria Alternates to prescribed: WFCM AISI cold rolled steel framing ICC400 Log structures

ICC SBC ONE & TWO FAMILY DWELLINGS

SOURCES OF HURRICANE DESIGN GUIDES IBC -International Building Code RISBC-Rhode Island State Building Code WFCM –Wood Frame Construction Manual in High Wind Areas for One & Two Family Dwellings ASCE -American Society of Civil Engineers ASCE 24-05 (V Zone focused)

WFCM Building Height & Shape- ASPECT RATIOS

ROOF SKETCH BY BUILDING OFFICIAL TO ASSIST NEW BUILDERS IN THE HIGH WIND ZONE

PRESCRIBED VS PERFORMANCE : -ROOFING ROOF OVERHANGS -2’-0” MAX UNLESS ENGINEERED WINDOWS - WINDBORN DEBRIS RESISTANT IN V ZONE -GARAGE DOORS - (9’-8” WIDE UNLESS ENGINEERED

ASCE 24-05 ASCE ISA REFERENCED STANDARD IN THE IBC (ICC) AND IRC (International residential Code, SBC) For homes in floodways and V zones www.asce.org online

ASCE 24-05 Building Performance : Design to not impede flood waters Automatic entry & exit of flood waters by non-engineered openings (1 sq. in. per 1 sq ft of floor area) (see “ smart vents ”) No certification needed Engineered openings which must be certified by registered Design Professional

Hurricane shutters are still with us

Grandfathered Existing Buildings in the v zone the 50% rule Section 105.3.1.1 Determination of substantially improved or substantially damaged existing buildings, in flood hazard areas: if Value of proposed work (code related-not finishes and fixtures) equals or exceeds 50% the value of the structure-it must comply with new code

Understanding Risk leads to Good Design

Know what is appropriate to the SITUATION

Building Codes and Zoning

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