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CRACKING CODE

Expert says uniformity is just one advantage of IBC

After years of development by the three major U.S. code bodies, the International Building Code (IBC) is well on its way to creating uniform construction standards in the United States.
Kelly P. Reynolds, president of Kelly P. Reynolds & Associates, Phoenix, and publisher of the monthly newsletter Codes & Standards, is one of America’s foremost authorities on building standards. For 21 years he has served as a code consultant and taught seminars to developers and other building professionals. He talked with SCT Associate Editor Dave Bodamer recently about the IBC and what it means for the shopping center industry.

“The attempt is to eliminate confusing local code interpretations and outdated construction ordinances.” — Kelly P. Reynolds

What is the IBC, and why is it so important?
Back in 1993 the three model codes [Building Officials Code Administrators (BOCA), Standard and Uniform] agreed to adopt a "common code format.’’ This is where all the code sections for each code are the same. For example, Article 10 [in the new code] is means of egress in all three model codes.

In December 1994 the model codes formed the International Code Council [ICC] with a master plan to have one single model set of building, fire and life safety codes for the entire country.

In 2000 the first edition of the IBC was published. This included a set of companion codes: the International Mechanical Code, the International Plumbing Code and the International Fire Code. At the same time, the three model code organizations [BOCA, Southern Building Code Congress International (SBCCI) and International Conference of Building Officials (ICBO)] ceased publishing their own codes. They are now in negotiations to combine the three organizations into one.

Why is it important?
Well, with a single model building code, it is the intent of the code industry to have nationwide adoption and provide the same rules and regulations across the country. The attempt is to eliminate confusing local code interpretations and outdated construction ordinances.

What are the advantages and disadvantages of having one code for the entire country?
The adoption of the IBC on a nationwide basis is positive for developers and builders. The same shopping center built in one state should have the identical code requirements in another. It will enable [developers] to control construction costs and not have any surprise code requirements. The only disadvantage will be if local governments modify and make amendments to the code that conflict with its intent and purpose.

What do shopping center developers need to know about it?
Beside the advantage of having uniform requirements nationwide, the IBC permits larger buildings than previous model codes did. For example, using the BOCA National Building Code, building a mercantile-use building was permitted without fireproofing the structural members of a noncombustible structural system up to 9,600 square feet per floor. With the addition of fire sprinklers, a one-story building could increase 200% to 19,200 square feet per floor with the same structure.

Using the new IBC, the same building has an allowable base area of 12,500 square feet plus an additional 300% increase with the addition of fire sprinklers. That’s almost double the permitted size under the previous code.

Another advantage in using the IBC is that in a building with fire sprinklers, the corridors are rated "zero,’’ and there is no need to separate the storeroom from the sales area with fire-rated partitions. That is a real cost savings and permits better utilization of floor space.

Some developers have expressed concerns about some specific details in the code, including standpipe requirements, aisle widths and fire safety rules. Is the new code really different?
The standpipe requirement for covered malls is not new. It has been in the BOCA National Building Code for years. It serves the purpose of giving the fire department easier access to the building interior, thus reducing total fire loss.

The aisle spaces in the code remain the same with the minimum being 44 inches. The code gives you 0.15 inches per occupant exit width. That remains unchanged. The questions you presented are possibly local amendments that your readers have experienced, but the existing model codes all have the same requirements for covered malls.

Remember, the intent of the code is to have a covered mall "defended in place," so it can withstand a certain degree of fire, alarm the occupants and begin extinguishing the fire.

Compliance with the new IBC is only good business and can cut construction costs if the builder/developer uses all the trade-offs and options available.

How long will it take to adopt the code?
Expect the 2000 IBC to be adopted on the local level first. [That] adoption process is much faster than state government’s. States we see adopting the new code in the near future are Alaska, the District of Columbia, Georgia, Kentucky, Maryland, Minnesota, Mississippi, Montana, New Jersey, New York, North Carolina, Oklahoma, Utah, Virginia, West Virginia, Wisconsin and Wyoming.

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