TECHNICON

BUILDING CODE REVIEW AND RECOMMENDATIONS

Submitted by: Susan Reid The objective of this review is to ensure compliance with the BC building code, while maintaining the integrity of the current architecture. To achieve this goal, I have noted areas of concern that should be addressed, and recommendations for solutions. These recommendations follow. GENERAL NOTES: A.1 No fire alarm will be required for the building.

A.2 Combustible wall or floor assemblies which need to be upgraded can be made code compliant by adding a mineral fibre insulation and a (at least) Type X gypsum board. Indicated firewalls must be non-combustible (concrete/masonry) construction. A.3. The BC Building Code does not allow an unprotected lobby to be located in an interconnected floor space (between the first and second floors). The wall on the second floor, forming a vestibule, should have a fire protection rating of not less than 45 minutes. This can be provided by a wired glass assembly. In addition: 1. For the stairway to be a compliant fire exit, it must be protected by a fire-rated wall from the first to second floor. They can be protected with a wired glass surround rated at not less than 45 minutes or 2. A third protected exit can be provided from the second floor to ensure code compliance. See the second floor plan for suggested exit. A.4. The elevator is NOT required and may be omitted. However if it is provided, it must meet the following minimum dimensions: 1134 kg and 2032mm x 1295mm interior, access door being 1067mm wide if located on the 2032 mm side, or 915mm wide if on the 1295mm side.

FIRST FLOOR:
Recommendations for Walls and Floors 1.1 The exterior walls can be combustible (wood-frame) with a fire rating of not less than 45 minutes or non-combustible (concrete/masonry) construction. Combustible wall or floor assemblies which need to be retro-fitted can be made code compliant by adding a mineral fibre insulation and a (at least) Type X gypsum board. 1.2 The north wall, as it is situated on the property line, is required to be a non-combustible 4 hour firewall, i.e. concrete or masonry construction. In this case it is not recommended to install window openings of any kind, and glass block, wired or otherwise is not permitted. This wall should continue through the lobby construction on the north side. The wall must be continuous construction from ground floor to six in. above the roof to form a parapet (see recommendations for second floor). Any exterior cladding must be non-combustible. 1.3 In the lobby, the stairway must be protected by a fire-rated wall from the first to second floor. The building code requires that the wall on the second floor, forming a vestibule, have a fire protection rating of not less than 45 minutes. 1.4 The interior walls separating the vehicle bay from the offices must be a fire separation rated at not less than 2 hours. The wall separating the bulk storage area from the offices must be a fire separation rated at not less than 45 minutes. Recommendations for Exits 2.1 An exit door should be added by the overhead rolling door in the vehicle bay.

2.2 The exit leading from the leasable office to the bulk storage should be fire protected. An additional exit to the outside should be added from the bulk storage on the west face of the building, preferably near the middle of the wall. Recommendations for Washrooms 3.1 Provide a second wheelchair accessible washroom in Tower Radio, and ensure that one of the washrooms in the leasable office is wheelchair accessible. Other recommendations 4.1 The vehicle bay will need to add ventilation. A relief air damper should be installed on the roof, and an exhaust fan should be added in the vehicle bay.

SECOND FLOOR:
Recommendations for Walls 1.1 The north wall, as it is on the property line, will need to have a fire rating of not less than two hours, requiring the wall to continue through the roof to form a six in. parapet. In this case, as the lower wall is required to be rated for four hours, it is easier to make the entire construction a continuous four hour wall, as noted in the recommendations for the first floor. 1.2 The remaining second floor walls and roof are not required to have fire ratings, or to be fire separations. 1.3 The entire floor on the second storey should be a fire separation rated at not less than 45 minutes. If retrofitting the existing structure, mineral fibre insulation can be added with a layer of Type X gypsum board. 1.4 The janitors room will need to have a one hour fire separation wall around it. See the general notes. Recommendations for Exits 2.1 The exit doors should be located at either end of the public corridor. The corridor will act as a fire separation upstairs, as well as providing the wheelchair refuge. 2.2 The exit stairs leading from the second floor to the first should have a fire protected surround rated not less than 45 minutes. Recommendations for Washrooms 3.1 Ensure that both washrooms are wheelchair accessible. Other recommendations 4.1 The building code requires that the upstairs suites have access to a public corridor which acts as a fire separation and provides access to exits. See the diagram for a suggested alteration to the floor plan and relocation of the back exit stairway.

Building Code Review

Project: Building Area: Facing Streets: Number of Storeys: Classified under: Sprinklers: Fire Alarm System: Accessible main washrooms: Janitor Room fire rating: Technicon Building 823 m2 1- at front, 4m lane at back 2 Part 3 Not required see occupancy classification Not required 3.2.4.14 Not required 3.8.2.3.2b 1 Hour 3.3.1.2.1 Date: Mar. 30, 2012 Prepared by: Susan Reid

Occupancy

Occupant Load-Total: 90 No. Occupants No. Washrooms W M 1 1 Exits 3.3.1.5 2 T.3.3.1.5a

Floor Main Suite 1

Occupancy

Area

Classification

Leasable Office

312 m2

Group D 3.2.2.55

20

Suite 2

Vehicle Bay

40 m2

Group F2 3.2.2.69

1 T.3.3.1.5a

Suite 3 Tower Radio ----------------------------Bulk storage 506 m2 Second Suite 1 Technicon 407 m2 327 ----------------m2

Group D 3.2.2.55 ----------------Group F2 3.2.2.69

16 ---------------12

2 T.3.3.1.5a --------------2 T.3.3.1.5a

Group D 3.2.2.55

42

2 T.3.3.1.5a

Suite 2

Leasable Office

Group D 3.2.2.55

2 T.3.3.1.5a

Suite 3

Leasable Office

Group D 3.2.2.55

2 T.3.3.1.5a

Notes: 1. Ensure that all washrooms are handicap accessible. See: 3.8.2.3. 2. A public corridor rated at not less than 45 minutes, servicing all suites, and having exits at each end, needs to be made available on the second floor. See: 3.3.1.3(8)(9)

Assembly Type Floor

Rating Combustible b45 min fire separations between 1st and 2nd floor (existing combustible construction) The load bearing walls must be rated at not less than 45 min or be non-combustible. The north wall (on property line) must be 4 hour concrete/masonry firewall on first floor and not less than 2 hour firewall on second floor. It must have non-combustible cladding. A 1.5 hour fire separation wall must be provided around the first floor vehicle bay, as well as fire protected exits to outside. A fire separation rated not less than 45 min must be provided separating the bulk storage from the suites on the first and second floors. Suggested Assembly No. F.6.a/TA-9.10.3.1.B W.1.b/TA-9.10.3.1.B B.2.e/TA-9.10.3.1.A w/ 15.9mm Type X GWB B.2.a/TA-9.10.3.1.A W.1.b/TA-9.10.3.1.B W.1.b/TA-9.10.3.1.B

Allowed

Walls

Allowed

Roof

Allowed

A fire rated roof is not required. If the lobby is to be used as an exit, it must be fire protected. The wall separating the lobby from the offices on the first and second floors must be a rated fire separation of not less than 45 min. The lobby stairs must be fire protected.

R.1/TA-9.10.3.1.B

Lobby

W.1.b/TA-9.10.3.1.B

Allowable Unprotected Openings: 100% on East, South, and West sides of the building. North wall is on the property line and must be a 4 hour firewall on first floor and two hour firewall on second. Limited protected openings are allowed on this side. Limiting calculations from Tables 3.1.1.1 and 3.2.2.2. Main floor: West Wall - 42 m to mid lane, face = (6.4 x 25)m (ratio 4:1) = 100% unprotected openings South Wall - 32 m to property line, face = (3.4 x 31)m (ratio 10:1) = 100% unprotected openings East Wall- 30 m to mid road, face = (3.4 x 25)m (ratio 7:1) = 100% unprotected openings North Wall- on property line, face = (3.4 x 31)m (ratio 10:1) = 4-8% protected openings Second floor: West Wall - 55 m to mid lane, face = (3.4 x 25)m (ratio 13:1) = 100% unprotected openings South Wall - 32 m to property line, face = (3.4 x 19)m 10:1) = 100% unprotected openings East Wall- 30 m to mid road, face = (3.4 x 25)m 7:1) = 100% unprotected openings North Wall- on property line, face = (3.4 x 19)m (ratio 6:1) = 8% protected openings

= 156 m2 =104 m2 = 83 m2 =104 m2 = 45 m2 =64 m2 (ratio = 83 m2 (ratio =64 m2