26 Apr Mixed Use Construction Requirements Tennessee, Part I
Mixed Use buildings have specific construction requirements based on Use and Occupancy. This post reviews the building requirements in the 2018 International Building Code.
The Basics of Mixed Use Construction and Design
Mixed use buildings are complicated to design, plan and build. To help understand this process, we are going to dive into the basic requirements of a mixed use building:
- Determine the Occupancy Classification and Use of your space. Local zoning codes dictate what classifications are allowed on your property – so knowing how the space will be used it VERY IMPORTANT. Examples included Assembly (theaters, restaurants, art galleries), Business (offices), Educational, Institutional (hospitals and assisted living), Residential, etc. These are listed in CHAPTER 3 of the IBC.
- Use the Occupancy Classification to see allowable floor areas and heights based on the Construction Type, AND whether the building is sprinkled or non-sprinkled. These are listed in CHAPTER 5 of the IBC – TABLE 504.3 for height and TABLE 506.2 for area.
- When multiple Occupancy Classifications are desired under one roof, you have a mixed use building. The required fire separation of occupancy’s is based on each adjoining Occupancy Use AND whether it is sprinkled or non-sprinkled. These are listed in CHAPTER 5 – TABLE 508.4
Occupancy Classification and Building Use determine the maximum floor areas and heights of a building.
Determine Construction Type and Occupancy
Compare the different Construction Types allowed with the need to have a sprinkler system or not. The Construction Type will determine the Fire-Resistance Rating required for the building elements. Building elements include walls, floors and roofs. All have DIFFERENT fire-resistance rating requirements depending on Type of Construction and proximity to other Occupancy Classifications. These are listed in CHAPTER 6 – TABLE 601 and TABLE 602.
By now you can see that there is a long list of possible separations for a mixed use building, and how those required separations fit together can dramatically affect the cost of construction.
At CMArchitects, we are familiar with fire-resistant assemblies and what materials are common to our region. We help clients make decisions that are smart and economical for the lifespan of the building.
Author: Brent Hunter