Code analysis for 510, 512, 516, 518, 522,524 Fireside Drive.

Code Requirements at Time of Construction

The building was built in 1965.  The City code at that time was the 1960 3^rd edition of The Basic Building Code of the Building Official’s Conference of America, Inc. per city of Lawrence ordinance no. 3463 adopted June 17^th 1965.

Under that code the building was type 4B construction unprotected wood frame. From table 5

Occupancy class was L-2 residential multi-family. From table 6

The building was 2-story building with a basement. Definitions

Basement was considered to be any area in which less than ½ of the height was below grade. Definitions

Cellar was considered to be any area in which more than ½ of the height was below grade. Definitions

The building was allowed to be 2 ½ stories or 35 feet in height and 6750 sq ft in table 6.

The area of the building was allowed to be increased 2% for every 1% of exterior wall have access wider than 30 feet allowing a 200% area increase. This allowed the building to be up to 20,250 sq ft in area per story. Section 308

The code did not require an alarm system or fire sprinklers.

The code required 2 exits for occupancy over 50. Section 610

Stairs were required for every 25 occupants from a story. Section 610

Exterior stairwells qualify as exits. Section 621.

The building was 18,463 sq ft per story. The building would be 2 stories with a basement. The lower level was less than ½ below grade. 44 inches of the lower level was the amount below grade. This is below the 20,205 sq ft maximum allowed with area increase for a building having more than 30 feet of open access. The building was not required to have a fire alarm or sprinkler system. The building had an occupant load of 125 per story requiring 5 stairways and 5 were provided. Exiting was compliant with the code. Windows in the bedrooms were provided. Code did not specify bedroom window requirements. The building was compliant to the code it was built under.

Code Requirements if Constructed Today

If the building was built under the current code UBC and UFC 1997 versions the following would be required.

The building would be 3 stories.

50% of the level has to be below grade to be a basement and not a story.

Occupancy type would be R1

Construction type would need to be V 1 hr

Limit 10500 sq ft per floor Table 5B

Limit 3 stories Table 5B

1hr construction per 310.2.2

1hr occupancy separation between dwelling units.

100% allowable area increase per floor per 505.1.3

21,000 sq ft allowed with area increase for access provided. Fire flow requirements in UFC 903.3 would override this. (overridden by fire flow see below)

 A R1 occupancy 3 stories in height requires fire sprinklers throughout.

Two hour area separation wall required to reduce area to 21,000 sq ft per floor per section 504.6.1 (4 hour for fire flow see below)

Area separation would extend out past balconies 504.6.3

Openings in balcony of area separation would require 1 ½ hour fire resistive assembly per 504.6.2

UFC section 903.3 would limit the total area of building to 30,100 sq ft if 1 hour construction due to the 3000gpm available fire flow. Total area of the building is 55,359 sq ft this would require a 4 hour occupancy separation. With each side of the occupancy separation to be less than 30,100 sq ft.

Fire alarm system required per UFC 1007.2.9.1

Hard wired single station smoke detectors UFC 1007.2.9.1.6 not required if sprinklered building with supervision of the flow devices on the sprinkler system.

2A10BC fire extinguishers in common area so travel distance is not greater than 75 feet or a 1A10BC fire extinguisher in each dwelling unit.

Table Showing Code Requirements from Time of Construction,

Today, and Under the International Codes (currently being reviewed for adoption)

Requirement	1965 code	Current code	2003 ICC
Occupancy type	L-2 multi family	R1 multi family	R2 multifamily
Construction type	4B unprotected wood frame	V 1hr wood frame 1 hour protection or V N unprotected wood frame depending on size and stories	V B unprotected wood frame or V A wood frame 1 hr rated
Allowable area per floor	20,205 sq ft per floor	21,000 sq ft for V 1hr. 12,000 sq ft for V N	V A 12,000 sq ft V B 7,000 sq ft
Stories allowed	2 plus basement	3 plus basement for V 1hr 2 plus basement for V N	3 V A 2 V B
Sprinklers	Not required	If over 16 units per separation or 3 stories	All group R including exterior balconies and patios in type V
Alarm system	Not required	Same as sprinklers	3 stories or 16 units or sleeping rooms more than 1 story below exit discharge
Area separations (fire walls)	Not required	See fire flow or 2 hr to get under 16 units per area to prevent sprinkler requirements	2 hr for allowable floor area separations
Fire flow	Not considered	Requires 4 hr fire wall if over V 1hr 30,100 sq ft  or V N 13,400 sq ft total area of all floors this would require 1 4 hr wall in middle of building or all 2 hr walls to be 4 hr if V N	Requires 4 hr fire wall if over V A 30,100 sq ft, or V B 13,400 sq ft total area of all floors this would require 1 4 hr wall in middle of building or all 2 hr walls to be 4 hr if V B
Story	Floor to ceiling and not a basement or cellar	Floor to ceiling, if the floor level above the space is 6’ or more above grade for 50% of perimeter or any part is more than 12 above grade the space below that floor is a story.	Floor to ceiling. Stories can be basements or stories above grade but both are still considered stories.