Presented by:Presented by:

Ara Sargsyan, PE, CBO, LEED APAra Sargsyan, PE, CBO, LEED AP

Oakland, CA. January 29, 2013Oakland, CA. January 29, 2013

Building Height and Area Building Height and Area Compliance with the Compliance with the

California Building CodeCalifornia Building Code

“The Wood Products Council” is a Registered Provider with The�American�Institute�of�Architects�Continuing�Education�Systems�(AIA/CES). Credit(s) earned on completion of this program will be reported to AIA/CES for AIA members. Certificates of Completion for both AIA members and non-AIA members are available upon request.

This program is registered with AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product.

Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.

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© The Wood Products Council 2012

Disclaimer

The training materials and opinions presented at this session do not constitute official views of the author's employer and should not be used as such. Anyone who wants an official ruling by the Building Official should contact the local Building Department.

IBC is © by International Code Council

Learning�Objectives

•Understand California Building Code regulations related to building area and height limitations.•Analyze mixed occupancy buildings for different construction types.•Learn new techniques for calculating front increases and grade plane for complex building shapes and/or topography•Determine the most effective way to design buildings with optimal floor area, number of stories, height and construction type

• Definitions�(502)

• General�Limitations�(Table�503)

• Height�(504)

• Mezzanines�(505)

• Area�Modifications�(506)

• Unlimited�Area�Buildings�(507)

• Mixed�Use�and�Occupancy�(508)

• Special�Provisions�(509)

Building�Height�and�Area�Limitations

• Grade�Plane

• Basement

• Story�Above�Grade�Plane

• Building�Height

• Mezzanine

Definitions

Grade�Plane�Definition

A�reference�plane�representing�the�average�of�finished�ground�level�adjoining�the�building�at�exterior�walls.�Where�the�finished�ground�level�slopes�away�from�the�exterior�walls,�the�reference�plane�shall�be�established�by�the�lowest�points�within�the�area�between�the�building�and�the�lot�line�or,�where�the�lot�line�is�more�than�6�feet�from�the�building,�between�the�building�and�a�point�6�feet�from�the�building.

30'-0"

15'-0" 10'-0" 5'-0"

1 2

3 4El

ev.

12'

Elev

. 2'

Elev

. 12

'

Elev

. 2'

Weighted AverageWeighted Average

1515’’x12x12’’ + 10+ 10’’x(12x(12’’+2+2’’)/2 + 5)/2 + 5’’x2x2’’3030’’

GPE =GPE = = 8.67= 8.67’’

Methods�of�Determining�the�Grade�Plane

� 2001�CBC�Sec.�504.4�(UBC)– Unless�considered�as�a�separate�story,�the�floor�area�of�all�mezzanines�shall�be�included�in�calculating�the�allowable�floor�area�of�the�stories�in�which�the�mezzanines�are�located.

� 2010�CBC��Sec.�505.1(IBC)– mezzanines�… shall�be�considered�a�portion�of�the�story�in�which�it�is�contained.�Such�mezzanines�shall�not�contribute�to�either�the�building�area�or�number�of�stories�as�regulated�by�Section�503.1

Mezzanines�(505)

Table503

� Installation�of�automatic�sprinkler�system�with�accordance�to�Section�903.3.1.1�(NFPAͲ13)�allows�a�max.�increase�of:� 20’ height�increase�to�allowable�height,�and� 1�additional�story�to�allowable�story

� For�Group�R2�buildings�of�Type�VA�construction,�max�allowable�increase:� Restricted�to�total�building�height�no�more�than�60’� Restricted�to�total�building�story�height�no�more�than�4�stories� Height�increase�are�allowed�in�addition�to�floor�area�increase�in�accordance�to�Section�506.3.

Height�(504)�Automatic�sprinkler�system�Increase

� In�other�than�Group�A,�E,H,�I,�L�and�R�occupancies,�highͲrise�buildings,�and�other�applications�listed�in�Section�1.11�regulated�by�the�Office�of�the�State�Fire�Marshal�(SMF),�these�increases�are�permitted�in�addition�to�area�increase�in�accordance�with�Section�506.3.

Height�(504)�Automatic�sprinkler�system�Increase

� Buildings�with�an�Occupancy�Group�IͲ2�of�Type�IIB,�III,�IV�or�V�construction.

� Buildings�with�an�Occupancy�Group�HͲ1,�HͲ2,�HͲ3�or�HͲ5.

� FireͲresistance�rating�substitution�in�accordance�with�Table�601,�Note�d.

� Buildings�with�an�Occupancy�Group�L.

� Buildings�with�licensed�Group�RͲ2.1�or�RͲ4

Height�Increase�Not�Allowed�(504.2)

229,5009,500

Table503 5555’’+20+20’’=75=75’’ 2+1=32+1=3

Max Heig

ht

Max Heig

ht

# of S

tories

# of S

tories

YesNo a

rea I

ncre

ase f

or F

ire S

prink

lers

No are

a Inc

reas

e for

Fire

Spr

inkler

s

HIRE LA?HIRE LA?

Automatic Sprinkler System Automatic Sprinkler System –– Height IncreaseHeight Increase

3321,00021,000

Table503 5050’’+20+20’’=70=70’’ 3+1=43+1=4

Max Heig

ht

Max Heig

ht

# of S

tories

# of S

tories

OK Area Increase for Fire Sprinklers

OK Area Increase for Fire Sprinklers

HIRE LA?

HIRE LA?

Automatic Sprinkler System Automatic Sprinkler System –– Height IncreaseHeight Increase

NO

Aa =�{At +�[At x If] +[At x Is]}�(Equation�5Ͳ1)

� Equation�for�determining�allowable�area�per�story�Aa (sq.�ft)� Tabular�area�per�story�as�per�Table�503�(At)� Area�increase�due�to�frontage�(If)� Area�increase�due�to�installation�of�sprinkler�system�(Is)

� Single�basement�need�not�be�included�in�total�allowable�area�� basement�does�not�exceed�the�permitted�area�for�a�building�with�no�more�

than�one�story�above�grade�plane� No�more�than�one�basement�level�may�be�considered�as�not�contributing�

to�the�total�building�area.��All�area�in�the�other�basement�levels�must�be�included�in�total�building�area�count.

Area�Modification�(506)

� Applicable�to�buildings�with�more�than�25%�of�perimeter�fronting�on�a�public�way�or�open�space�with�minimum�20’ in�width.

If =�[F/P�– 0.25]W/30– I�f =�Area�increase�due�to�frontage.– F�=�Building�perimeter�that�fronts�on�a�public�way�or�open�space�having�20�feet�(6096�mm)�open�minimum�width�(feet).

– P�=�Perimeter�of�entire�building�(feet).– W�=�Width�of�public�way�or�open�space�(feet)�in�accordance�with�Section�506.2.1.

Area�Increase�Due�to�Frontage�(506.2)

IIff = [F/P = [F/P –– 0.25]W/300.25]W/30

App

rove

d Fi

re L

ine

App

rove

d Fi

re L

ine

Open space shall be Open space shall be either on the same lot or either on the same lot or dedicated for public use dedicated for public use and shall be accessed and shall be accessed from a street or approved from a street or approved fire line (506.2.2)fire line (506.2.2)

South Ave (60')

Wes

t St

(60'

)

120'

New Building

60'

60'50' 30

'

20'

10'

70'

20'

10' 40'

30'

10'

30'

10'

60'

20'20' 40'

Existing Building

P.L.

P.L.

P.L.

P.L.

NN

Area�Increase�Due�to�Frontage�(506.2)

If � 0.75

Area�Increase�Due�to��Frontage�(Building�does�not�comply�with�506.2.1�Exception)

IIff = [F/P = [F/P –– 0.25]W/30 =0.25]W/30 =

20x(20+30)/2+80x30+30x20+60x30+20x30+20x(20+30)/2+5x(20+30)/2+1020x(20+30)/2+80x30+30x20+60x30+20x30+20x(20+30)/2+5x(20+30)/2+10x30+50x30x30+50x30

20+80+30+60+20+20+5+10+5020+80+30+60+20+20+5+10+50W=

83258325

295295W= = 28.22’

F = 295’

P = 340’

= [295/340 – 0.25] 28.22/30

If = 0.58

South Ave (60')

Wes

t St

(60'

)

120'

New Building

60'

60'50' 30

'

20'

10' 20

' 30'

70'

20' 20' 80' 20'

10' 5' 20'

30'

10'

30'

5'

20'

20'

20'

20'

Existing Building

P.L.

P.L.

P.L.P.

L.

NN

South Ave (60')

Wes

t St

(60'

)

120'

New Building

60'

60'50' 30

'

20'

10' 20

'

60' 70

'

20' 80' 20' 20'

10' 5' 20'

30'

10'

30'

5'

20'

20'

20'

60'

20'20' 40'

Existing Building

P.L.

P.L.

P.L.

P.L.

NNIf < 1.5

IIff = [F/P = [F/P –– 0.25]W/30 =0.25]W/30 =

80x(20+60)/2+20x60+30x20+40x60+20x(60+50)/2+20x60+20x(30+20)/2+580x(20+60)/2+20x60+30x20+40x60+20x(60+50)/2+20x60+20x(30+20)/2+5x(20+30)/2+10x60+50x60x(20+30)/2+10x60+50x60

80+20+30+60+20+20+5+10+5080+20+30+60+20+20+5+10+50W=1392513925

295295W= = 47.20’

F = 295’

P = 340’

= [295/340 – 0.25] 47.20/30

If = 0.97

Area�Increase�Due�to��Frontage�(Building�complies�with�506.2.1�Exception)

� When�a�building�is�equipped�with�automatic�sprinkler�system�as�per�Section�903.3.1.1�(NFPAͲ13),�the�area�limitation�per�Table�503�is�permitted�to�be�increased�as�followed:� Increase�by�200%,�Is =�2�for�multiͲstory�buildings� Increase�by�300%,�Is=�3�for�singleͲstory�buildings

� In�other�than�highͲrise�buildings,�Group�A,�E,H,�I,�L�and�R�occupancies�or�other�applications�listed�in�Section�1.11�regulated�by�SFM�Area�increase�allowed�in�addition�to�height�and�story�increases

� For�Group�R2�buildings�of�Type�VA�construction,�the�area�increase�allowed�in�addition�to�height�and�story�increases

Area�Increase�Due�to�Automatic�Sprinklers�(506.3)

Sprinklers�system�shall�not�be�used�to�increase�the�area�for�the�following�conditions:

� Buildings�with�an�occupancy�in�Use�Group�HͲ1.� The�floor�area�of�an�occupancy�in�Use�Group�HͲ2�or�HͲ3.

� For�mixedͲuse�buildings�containing�such�occupancies,�the�allowable�area�shall�be�calculated�as�separated�occupancy�per�Section�508.3.3.2,�with�the�sprinkler�increase�applicable�only�to�the�portions�of�the�building�not�classified�as�Use�Group�HͲ2�or�HͲ3.

� FireͲresistance�rating�substitution�as�per�Table�601,�Note�d.� [SFM]�Buildings�in�Group�L�occupancies.

Exceptions�to�Area�Increase�(506.3)

� For�Group�A,�E,H,�I,�L�and�R�occupancies,�highͲrise�buildings,�or�other�applications�listed�in�Section�1.11�regulated�by�SFM� For�building�>1�story�above�grade�plane,�multiply�Aa by�2.� No�story�shall�exceed�Aa for�the�occupancies�on�that�story

� For�other�than�Group�A,�E,H,�I,�L�and�R�occupancies,�highͲrise�buildings,�or�other�applications�listed�in�Section�1.11�regulated�by�SFM� For�building�2�stories�above�grade�plane,�multiply�Aaby�2� For�building�>2�stories�above�grade�plane,�multiply�by�Aaby�3.�� No�story�shall�exceed�Aa for�the�occupancies�on�that�story.

Area�Determination�(506.4)Total�Building�Allowable�Area�(for�single�occupancy�group)

Aa shall�be�based�on�most�restrictive

provision�for�each�occupancy�when�the�mixed�occupancies�are�treated�as

nonseparated occupancy�(508.3.2)

“Most�Restrictive”

Nonseparated …

Area�DeterminationMixed�Occupancies�(506.4.1)

Table503 “Most Restrictive”

In�each�story,�the�building�area�shall�be�such�that�the�sum�of�the�ratios�of�the�actual�floor�area�of�each�occupancy�divided�by�the�allowable�area�of�each�occupancy�shall�not�exceed�one.�(508.3.3)�

Actual area

Allowable area (Aa)+ � 1 for each floor

Actual area

Allowable area (Aa)+ …

Area�LimitationsͲMixed�OccupanciesSeparated… Each�story… (508.4.2)

For�other�than�Group�A,�E,H,�I,�L�and�R�occupancies,�highͲrise�buildings,�or�other�applications�listed��in�Section�1.11�regulated�by�SFM,�the�sum�shall�not�exceed�2�for�2Ͳstories�building�and�3�for�buildings�3Ͳstories�or�higher�

Actual area

Allowable area (Aa)+ � 2 for 2-stories building

Actual area

Allowable area (Aa)+ …

Actual area

Allowable area (Aa)+ � 3 for 3-stories building or

higher

Actual area

Allowable area (Aa)+ …

Area�LimitationsͲMixed�OccupanciesSeparated… Entire�Building… (506.5)

For�Group�A,�E,H,�I,�L�and�R�occupancies,�highͲrise�buildings,�or�other�applications�listed��in�Section�1.11�regulated�by�SFM,�the�sum�shall�not�exceed�2�for�buildings�2�stories�or�higher.

Actual area

Allowable area (Aa)+ � 2 for 2-stories building or higher

Actual area

Allowable area (Aa)+ …

Area�LimitationsͲMixed�OccupanciesSeparated… Entire�Building… (506.5)

• Area�limitations.�Aggregate�accessory�occupancies�shall�not�occupy�more�than�10�percent�of�the�building�area�of�the�story�in�which�they�are�located�and�shall�not�exceed�the�tabular�values�in�Table�503,�without�building�area�increases�in�accordance�with�Section�506�for�such�accessory�occupancies.

• Occupancy�classification.�Accessory�occupancies�shall�be�individually�classified�in�accordance�with�Section�302.1.�The�requirements�of this�code�shall�apply�to�each�portion�of�the�building�based�on�the�occupancy�classification�of�that�space.

• Allowable�building�area�and�height.�The�allowable�building�area�and�height�of�the�building�shall�be�based�on�the�allowable�building�area�and�height�for�the�main�occupancy�in�accordance�with�Section�503.1.�The�height�of�each�accessory�occupancy�shall�not�exceed�the�tabular�values�in�Table�503,�without�increases�in�accordance�with�Section�504�for�such�accessory�occupancies.

Mixed�Use�and�Occupancy�(508)Accessory Occupancies (508.2)

Incidental�Accessory�Occupancies�(508.2.5)

• Occupancy�classification.�Nonseparated occupancies�shall�be�individually�classified�in�accordance�with�Section�302.1.�The�requirements�of this�code�shall�apply�to�each�portion�of�the�building�based�on�the�occupancy�classification�of�that�space�except�that�the�most�restrictive�applicable�provisions�of�Section�403�and�Chapter�9�shall�apply�to�the�building�or�portion�thereof�in�which�the�nonseparated occupancies�are�located.

• Allowable�building�area�and�height.�The�allowable�building�area�and�height�of�the�building�or�portion�thereof�shall�be�based�on�the�most�restrictive�allowances�for�the�occupancy�groups�under�consideration�for�the�type�of�construction�of�the�building�in�accordance�with�Section�503.1.

• Separation.�No�separation�is�required�between�nonseparated occupancies.Exceptions:�– Group�HͲ2,�HͲ3,�HͲ4,�HͲ5,�IͲ2,�IͲ2.1,�IͲ3�and�L�occupancies– Group�RͲ1,�RͲ2,�RͲ2.1�and�RͲ3�dwelling�units�and�sleeping�units

Nonseparated Occupancies�(508.3)

• Each�separated�occupancy�shall�comply�with�the�building�height�limitations�based�on�the�type�of�construction�of�the�building�in�accordance�with�Section�503.1.• Exception:�Special�provisions�permitted�by�Section�509.

• Individual�occupancies�shall�be�separated�from�adjacent�occupancies�as�per�Table�508.4• Required�separations�shall�be�fire�barriers�constructed�as�per�Section�707�or�horizontal�assemblies�constructed�as�per�Section�712,�or�both,�so�as�to�completely�separate�adjacent�occupancies.

Separated�Occupancies�(508.4)

Table�508.4

Buildings�surrounded�and�adjoined�by�public�ways�or�yards�not�less�than�60�feet:

• Nonsprinklered,�1�story,�Group�FͲ2�or�SͲ2�buildings�(507.2)

• Sprinklered,�1�or�2�story,�Group�B,�F,�M�or�S�buildings�(507.3,4)• Mixed�occupancy�buildings�with�Groups�AͲ1�and�AͲ2.�(507.3.1)

• Group�AͲ3�buildings�(507.6,7)�• Group�HͲ2,�HͲ3�and�HͲ4�occupancies�(507.8)

• HͲ2�Aircraft�paint�hangars�(507.9)

• Group�E�buildings�(507.10)• Motion�picture�theaters�(507.11)

• Covered�mall�buildings�and�anchor�stores�(507.12)

Unlimited�Area�Buildings�(507)

• The�public�ways�or�yards�of�60�feet��in�width�shall�be�permitted�to�be�reduced�to�not�less�than�40�feet��in�width�provided�all�of�the�following�requirements�are�met:– The�reduced�width�shall�not�be�allowed�for�more�than�75�percent�of�the�perimeter�of�the�building.

– The�exterior�walls�facing�the�reduced�width�shall�have�a�minimum�fireͲresistance�rating�of�3�hours.

– Openings�in�the�exterior�walls�facing�the�reduced�width�shall�have�opening�protectives with�a�minimum�fire�protection�rating�of�3�hours.

Unlimited�Area�Buildings�(507)Reduced�Open�Space (507.5)

• Horizontal�building�separation�allowance�(509.2)

• 509.3�Group�SͲ2�enclosed�parking�garage�with�Group�SͲ2�open�parking�garage�above�(509.3)

• Open�parking�garage�beneath�Groups�A,�I,�B,�M�and�R�(509.7)

• Group�B�or�M�with�Group�SͲ2�open�parking�garage�(509.8)

• Multiple�buildings�above�Group�SͲ2�parking�garages�(509.9)

Special�Provisions�(509)

Questions?

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