welcome!

Two things I have learned in the last 9 months of helping people with their exams:

1) NO ONE is the perfect ARE candidate.

2) EVERYONE has a lot of knowledge that they take for granted

Let’s start with the first point. I hear stories from so many different people and it really is crazy how many
different angles people are coming from toward this ARE thing. You all work for big companies and small
companies. You do residential work or commercial work. Some of you are from the US, some of you are not.
Some of you got busy running your own firms and decided to finally get licensed after 15 years. Some of you
took a 15 year break from the profession to run a family. Some of you only have experience doing CDs while
others have worked for half a dozen years without doing very much construction drawing at all.

The point is, we all have our weaknesses. I’m not saying that you don’t need to work hard to overcome the limits
of your experience, but that is something that we all have to do, equally.

Point number two, do not discount the things you know from working on them every day. I promise that what is
easy and routine for you is new and challenging for someone else. I know for a fact that for every single one of
these assignments I write, at least one of you will know more about it than I will. So don’t be afraid to participate
in the forums or the Faceook group by answering questions. And definitely reach out to me if you think I can
improve or correct any of these assignments. You’ll be helping a ton of people.

#2 is true, but also my long roundabout way of saying I’m only 80% confident in my answer for the multi-family
building area calculation. More on that in assignment 10.

Regards,
Ben

Sold to
zhuyimeng96@gmail.com
 REVISION LOG
04/08/2021 - REV 1

Updated to 2018 IBC. No major changes to code. Wrote new exercise for Assignment 10.

06/24/2021 - REV 2

Corrections to Assignment 10 answers.

PA STUDY ASSIGNMENTS
WEEK 2
Zoning - FAR and Setbacks
IBC - Use and Occupancy
IBC - Building Area
IBC - Construction Types and Wall Ratings
IBC - Accessible Units
ADA - Accessible Routes
ADA - General Application & Parking

hyperfinearchitecture.com
 ZONING
Assignment 8
You need to know zoning basics AND how they differ from code
See the site diagram on and zoning excerpt on
the next pages. The owners wants to build an
office building on Lot A1, which fronts on K St.
What is the general point of zoning? How is this different
They want to create outdoor space on each
from building code?
side for a dog park and outdoor meditation
» For the following, state whether it is a zoning or code area. They also want to maximize the building
requirement: height but do not want to include a penthouse.
• building height
» Draw in the setbacks
• fire separation
• property setbacks » Hatch the allowable building area
• parking spaces required » What is the allowable gross floor area per
• building footprint FAR?
• allowable use » What is the maximum height?
• use and occupancy classification • What does this tell you about the required
building materials?
» What is FAR? What two numbers do you need to
determine the max allowable floor area? » What is the allowable building area?
» What’s an easement? What is a variance? » Can the owner build their entire allowable
FAR given the above conditions?
• Consider how many stories the building
would have to be
References • What if they decided to not include the
outdoor areas?
YouTube / South LA Plan Planning Department: FAR video
YouTube / Peter Podlas Architect: The Home Architect - Ep. 5 - How do I plot my setbacks to my survey?
FindLaw.com: Land Use and Zoning Basics
Investopedia: Floor Area Ratio (FAR) Definition
Site Planning and Design Handbook 2nd Ed.: Chapter 4 Design for Communities and other random pages
Pluralsight / Kevin Griendling: Prepare for the ARE Vol. 3: Programming & Analysis.

YO U R N OT E S

HYPERFINE
ZONING

117’-0”
K ST
105' - 0"

A A1

14TH ST
175' - 0"

A2 A1B

HYPERFINE
 ZONING

Right of Way: The distance measured from the lot line at the front of the property to the lot line at the front of the property
across the street, avenue or road on which the property fronts. Include the width of any sidewalks but do not include the
distance of any front setbacks, where required.

HYPERFINE
 USE AND OCCUPANCY
Assignment 9
This is code, 2018 IBC Chapters 3 and 4

» What general things will you find in Chapter 3 of the IBC?

What about Chapter 4? What other chapters have critical
information about occupancy?
» What is Gross Floor Area? Where is it measured from,
what does it include, what does it not include, etc.
» Same question for Net Floor Area.
» Explain Incidental Use. What Occupancy Classification
should they receive? How is this different from Accessory ((( SEE NEXT PAGE )))
Occupancies? Where in the code would you read about
this?
» Is there a relationship between Occupancy and Occupant
Load? Where do you find occupant load?
» Do the exercise on the next page

References
2018 International Building Code: Chapter 4 Special Detailed Requirements Based on Use and Occupancy
EVstudio Accessory Occupancies in the International Building Code
iDigHardware.com: Decoded: Calculating the Occupant Load
GSA / Gensler: Circulation: Defining and Planning (PDF) (Good resource, but deals with Programming, not Occupancy)

Ching: Building Codes Illustrated 5th Ed

Pluralsight / Kevin Griendling: Prepare for the ARE Vol. 3: Programming & Analysis.
International Code Council: 2018 IBC Code and Commentary, Vol 1 (You can get a 1-month subscription to the IBC with Commentary
for $10. Completely worth it. Volume I covers Chapters 1 - 15 which covers almost all the code stuff you’ll need to know)

YO U R N OT E S

HYPERFINE
USE AND OCCUPANCY
Assignment 9
1 2 3 4 5 6

75' - 0"

30' - 0" 15' - 0" 15' - 0" 15' - 0"

A
12" EXTERIOR WALL, TYP
15' - 0"

18" x 18" TYP.

ROOM A
15' - 0"

C
75' - 0"

15' - 0"

BATHROOMS
48"
6" INTERIOR PARTITION, TYP
48"

D
VENT SHAFT
15' - 0"

ROOM B HALL

6" 4' - 6"

15' - 0"

36"
36"

F
VENT SHAFT

This is the first floor of a casino. That’s why there are no doors or windows.

» What is the Gross Floor Area?

» What is the Net Floor Area?
» Room A will be used for video poker machines. What is the occupant load?
» Room B will be used as a classroom area to train blackjack dealers. What is the occupant load?
 BUILDING HEIGHT AND AREA
Assignment 10
This is code, 2018 IBC Chapter 5

» What three things factor into how tall a building can be?
» What four things determine how much floor area can be
built?
((( SEE NEXT PAGE )))
» What is the formula for single occupancy multi-story
building?
» In the formula, what is Sa and is the the same as the value
from Table 504.4?
» Explain how frontage increase works?
» Does Table 506.2 provide area per story?

References
2018 International Building Code: Chapter 5 General Building Heights and Areas
Consulting-Specifying Engineer: Code Strategies for Mixed Occupancy Buildings

Ching: Building Codes Illustrated 5th Ed

International Code Council: 2018 IBC Code and Commentary, Vol 1

YO U R N OT E S

HYPERFINE
 BUILDING HEIGHT AND AREA
Assignment 10
For each floor plan below, fill out the table for
Allowable Number of Stories and Allowable Height of
each portion of the building

APARTMENTS (3+ units) ART GALLERY

TYPE VB TYPE IIA
SPRINKLERS SPRINKLERS

3-HR FIRE WALL NON-RATED PARTITION

NON-RATED
PARTITION

RETAIL
TYPE IIB
OFFICES RETAIL
TYPE IIB TYPE IIB
NO SPRINKLERS
SPRINKLERS NO SPRINKLERS

USE  MAX  MAX  USE  MAX  MAX 

GROUP HEIGHT STORIES GROUP HEIGHT STORIES

MOVIE THEATER
TYPE IIA
APARTMENTS (3+ units)
SPRINKLERS
TYPE VB
SPRINKLERS
1-HR FIRE BARRIER
This one is 3-HR HORIZONTAL ASSEMBLY
a section
1-HR RATED
PARTITION

STORAGE RETAIL
UNIT RENTAL OFFICES TYPE IIB
TYPE IIB TYPE IIB NO SPRINKLERS
SPRINKLERS SPRINKLERS

USE  MAX  MAX 

USE  MAX  MAX 
GROUP HEIGHT STORIES
GROUP HEIGHT STORIES

HYPERFINE
 BUILDING AREA
Assignment 10 - BONUS
This is the old exercise for Assingment 10. I think it is too complex for the ARE, and I was never 100% sure I did it right
anyway. Leaving it in here for your practice and to point you in the direction of some more code info with which you
should be familiar.

See site plan on next page.

The owner wants to build a 5-story building with Type IIB construction on the lot on the right. The ground floor will be
25% retail and 75% offices and will be equipped with a sprinkler system. Floors 2-5 will be apartments, at least 8 per
floor, and will be equipped with NFPA 13R sprinklers.

» What is the maximum height?

» What is the maximum number of stories?
» What is the allowable area for each occupancy?
» How many total square feet of apartments can you build?
» Can the owner build this project as they want?

DISCLAIMER: I’m only 80% sure of myself on the area for the R-2 group. If you know I’m wrong, or know I’m right, let
me know.

HYPERFINE
BUILDING AREA
Assignment 10
170' - 0"

15' - 0" 20' - 0"

300' - 0"
50' - 0"

HYPERFINE
 CONSTRUCTION TYPES

4' - 0"
Assignment 11
That last assignment was too hard. Let’s take a break. 6' - 0"
Wall D

15' - 0"

» What are some materials that you can use with Type I and
II construction.
GROUP
» What about Type V? A

70' - 0"
» Could you use Type V construction for a concrete and steel

Wall C

Wall A
building with metal studs? Why might you not do this?
» Explain A vs B as it relates to fire-resistance ratings.
» Determine the fire-resistance rating of the walls shown
in the diagram at the right. The project will be Type IA
construction with sprinklers.
Wall E
• A: Exterior bearing
• B: Exterior nonbearing
• C: Exterior bearing

30' - 0"
• D: Exterior nonbearing GROUP
S-1
• E: Interior nonbearing
Wall B

References

30' - 0"
2018 International Building Code: Chapter 6 Types of Construction

Ching: Building Codes Illustrated 5th Ed

International Code Council: 2018 IBC Code and Commentary, Vol 1

YO U R N OT E S

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 ACCESSIBLE UNITS
Assignment 12
If you have to guess, choose the answer that requires accessibility
» Define and place these three in order from most to least
accessible.
• Accesible Unit
• Type A Unit
• Type B Unit
» Can a Type A unit be used when a Type B unit is
required? What about using a Type B unit when a Type A
unit is required?
» What’s the difference between Residential Group R-1 and
Residential Group R-2?
» How many Accessible Units do you need in a single
Group R-1 building with a total of 125 units provided?
» How many Type A units are required in a single Group
R-2 building with a total of 125 units provided?
» Draw the following accessible turning spaces
• Circle
• T-Shaped
References
2018 International Building Code: Chapter 11 Accessibility
2009-ICC A117.1: Chapter 10 Dwelling Units and Sleeping Units
EVstudio: Type A‘ ’ vs Type ‘B’ in Residential Design
Ching: Building Codes Illustrated 5th Ed
International Code Council: 2018 IBC Code and Commentary, Vol 1
YO U R N OT E S
HYPERFINE
You are designing a new site with multiple
buildings offering 1, 2 and 3 bedroom
apartments. The current design is as follows:
Building A:
(20) 1-bed units; (10) 2-bed units (10) 3-bed units
Building B:
(25) 1-bed units; (25) 2-bed units (15) 3-bed units
Building C:
(75) 1-bed units; (75) 2-bed units; (50) 3-bed units
Which of the following would be an acceptable
breakdown of Type A units? More than one may
work.
• (2) 1-bed units in B and (7) 1-bed units in
Building C
• None. This doesn’t apply to private property
• (1) 1-bed unit in Bldg A, (2) 2-bed units in B
and (2) 1-bed and (2) 3-bed units in C
• (1) 1-bed unit in Bldg A, (2) 1-bed units in B and
(4) 1-bed units in C
• (2) 1-bed units in B, (1) 1-bed units, (3) 2-bed
units and (1) 3-bed
• A mix of 1,2 and 3 bedroom units in Building
C with a total of 7.
 ACCESSIBLE ROUTES
Assignment 13
ADA isn’t code, it’s the law. Which elevator configuration would you choose if
you want to maximize your net square footage?

» What are the components of an accessible route? Drawings are not to scale.

» What is the maximum slope of a walking surface?

What’s the clear width? What happens if you exceed the
maximum slope?
» What is the clear width of a swing door? What about a
folding door? What about a pocket door? Why do people
love pocket doors so much? Can you use a revolving
door in an accessible route? If so, what is the minimum
diameter?
» Do the ramps assignment from the PPD/PDD course (this
has been provided with your PA files)
» Do elevator buttons require an accessible forward reach
or side reach configuration?
» What is the height range of an unobstructed forward
reach?
» What are the requirements for the floor of the elevator?

References
US Department of Justice Civil Rights Division: 2010 ADA Standards for Accessible Design

YO U R N OT E S

HYPERFINE
 ADA APPLICABILITY
Assignment 14
ADA isn’t code, it’s the law.

» In what areas/conditions/situations does the ADA apply to

new construction projects?
» What about altered portions of existing buildings? What
about additions?
» There are various exceptions to the ADA. Explain the
Sketch an accessible parking space next to a
exception for historic properties
van parking space. Put an accessible acces aisle
» What are you required to provide from the site arrival point? in there somewhere. Make sure to dimension
» How do the means of egress requirements in the ADA differ everything. Bonus question, to what does the
from the requirements in the IBC? access aisle need to connect?
» How many total accessible parking spaces do you need
to provide if your project is required to have 1,547 parking
spaces? How many are for cars and how many for vans?
Where would that parking space requirement come from?

References
US Department of Justice Civil Rights Division: 2010 ADA Standards for Accessible Design

YO U R N OT E S

HYPERFINE
ANSWERS
 ZONING
ANSWER 8
Both zoning and code can dictate the size of a building. Zoning is concerned with density and land use. Code is
concerned only with safety.
Building height can be restricted by both zoning and code.
Fire separation is code. Fire is a safety issue, so it’s a code thing.
Property setbacks is zoning. Anything dealing with the actual use of the land or the legal description of the property
is zoning.
Parking is zoning
Building Footprint is a zoning term. This is often used in conjunction with Lot Coverage.
Allowable Use is zoning, it tells you what kind of program you can have, i.e. schools, hospitals, adult entertainment, gas
stations, single family residential etc.
Use and Occupancy is code, this is used to determine how the program will limit the size, egress distances, fire
separation, all that stuff.
It’s important to know what type of requirements are code and which are zoning because you will have to look
this stuff up...like how many parking spaces a project needs. You don’t want to waste time looking in the wrong
document. So if you need to find the # of parking spaces you look in the zoning document.
FAR is Floor Area Ratio. It is a zoning limit on the gross floor area of a building. It will be given to you in writing or in a
chart as a number, 3, 5.5, 10, etc. To find the max allowable area you multiply the provided FAR by the total area of the
lot. There seems to be a lot of confusion about this, but FAR calc is easy. Setbacks and lot occupancy can change the
size and shape of the actual footprint you can build, but finding the gross floor area per FAR is simple. FAR * Lot Area.
Per the AHPP, an easement is “a legally created restriction on the unlimited use of all or part of ones land.” These exist
if another property owner or the public needs to access something on your land. Either a utility, a public attracion,
maybe a driveway to a property behind yours. The big takeaway is these areas can not be built on, even if they aren’t
in the setbacks.
A Variance is required if the zoning ordinance restricts what you want to build on the property. This isn’t something
you just get to do...you can’t apply for a variance to build a gas station if that’s not allowed in a residential zone, or to
build an extra 30 feet higher so you can have more floor space. For a variance you typically need to show some type
of hardship that prevents you from building what everyone else is allowed to build as a matter of right...so your lot is
odd shaped or has an unusual topography that prevents you from building within the confines of what the zoning
laws allow.
 ZONING
ANSWER 8 K ST
10' - 0" 115' - 0" 105' - 0" 10' - 0"

A A1

9,750 FT²

150' - 0"
14TH ST
175' - 0"

20' - 0" 20' - 0"

65' - 0"
25' - 0"

A2 A1B

Setbacks are shown above. The side setbacks are 2” per foot of building height. This is a moveable target...if the
building height changes the setbacks change and if the setbacks change the max footprint changes, which can
change how many stories you need, which can change the building height. You should be given at least one fixed
number on any exam question. The owners want to maximize buiding height, which is 120 ft per the provided zoning
table. So 120 * 2” = 240” / 12 = 20ft. The rear setback is 2.5” * 120 = 25 ft
175' - 0"

Gross floor area per FAR is Lot Area * 10 So (105 * 175) * 10 = 183,750 ft2

The maximum height is 120 ft. This tells you that you will have to use Type IA construction, which means steel and
concrete. This is code, not zoning, but it’s a cordination point for using both documents. See 2015 IBC Table 504.3

The allowable building area is the actual space you can build on. It’s 9,750 ft2 in this question. In this case we are just
concerned with the area inside the setbacks. Other things could effect this as well...required green area, lot coverage,
easements...see the old PPP vignette for an ARE kind of example.

The owner probably can NOT build their entire FAR with these conditions. They are allowed 183,750 ft2 and you
are restricted to a 9,750 ft2 footprint. That means the building would have to be 183,750/9,750 = 18.8 stories. With a
10' - 0"

max height of 120ft you would need a floor-to-floor height of 120/19 = 6’-3”. There is no required side setback, just a
requirement on it’s size IF you decide to include one. Without including an open area they can build to the lot lines and
the allowable building area becomes 15,750 ft2. In this case they only need 183750/15.750 = 11.67 stories so the floor-
to-floor height would be 120/12 = 10ft...so maybe they could do it, though that’s probably still a bit low. The answer isn’t
important because I just made up all these numbers. It’s the process that counts.
USE AND OCCUPANCY
ANSWER 9
Chapter 3 of the IBC is where your Use and Occupancy types are defined. This is where you look to determine if
your project is Assembly or Business or Mercantile or Residential, etc.

Chapter 4 has special conditions of occupancy. LOOK HERE FOR ATRIUMS!

Though Chapters 3 & 4 has titles related to occupancy, there is important occupancy-related info elsewhere in
the code. Chapter 5 has definitions and info about Incidental and Accessory use and Chapter 10 has information
about the actual occupant load you are allowed to have. Be familiar with Table 1004.5 Maximum Floor Area
Allowances Per Occupant. Don’t memorize it, just know what it is and how to use it.

Gross Floor Area is the total floor area of the building measured from the inside of the walls. You do not count
mechanical chases and courts, but everything else is included. That means you do NOT subtract things like
columns or elevators. It’s important to note that zoning may have a different definition of Gross Floor Area...usually
measured to the outside of the exterior walls. Different regulation with a different purpose, see assignment 8.

Net floor area is the actual useable space, so you do not count hallways, stairs, bathrooms, etc. Pretty sure you still
don’t get to subtract columns.

An Incidental Use is a small area within a larger occupancy that is ancillary to the occupancy. That means it
supports the occupancy. These are things like machinery and equipment rooms. They are not classified with a
separate use, they have the same occupancy as the main space in which they’re located but they DO require
a rated separation (or sprinklers). Indicental Use spaces are limited to 10% of the area or story in which they’re
located. See section 509.

Accessory Use occupancies are similar except that they DO get their own use classification and do NOT require
separation. Seems kind of backwards, except the list for Incidental Uses has stuff like laundry rooms and things
you would want separate. I always think of Accessory Uses like food kiosks with a small sitting area in a larger
space. You don’t really want that separated. Accessory Use spaces can be 10% of the floor area of the story total.
Not each one, but 10% altogether if there are more than one.

There is not a direct relationship between Occupancy and Occupant Load. Occupancy is from Chapter 3
and is pretty broad, like Business or Assembly. Occupant Load is defined in Table 1004.5 and provide detailed
information about what the space is used for and how many people a space can support.
 USE AND OCCUPANCY
ANSWER 9
1 2 3 4 5 6 1 2 3 4 5 6

75' - 0"

GROSS FLOOR AREA NET FLOOR AREA

45' - 0"
4700 SQ FT 4325 SQ FT
C

D
SUBTRACT 16 FT² SUBTRACT 225 FT²
45' - 0"
30' - 0"

1 SUBTRACT 9 FT²
2 3 4 5 SUBTRACT 150 FT²
6
F

For the occupanct load calculations find the most correct GROSS FLOOR AREA
3359 SQ FT
function of the space per Table 1004.5. Note if the
calculation requires Gross or Net. B

OCCUPANT LOAD
For the poker machines I used Gaming Floors, which 305
306
supports an occupant load of 11 gross. The Gross Floor
Area of that portion of this plan is 3359 sq ft. DivideCthat by
11 to get 305.36 then round up to 306.

For the classroom area I used Educational Classroom area

which is 20 net. The Net Floor Area in that space is D1171 sq
ft. Divide that by 20 to get 58.55 and round up to 59.
NET FLOOR AREA
1171 SQ FT
E

OCCUPANT LOAD
58
59

F
 USE AND OCCUPANCY
ANSWER 9 - DISCUSSION
QUESTION:
Problem Seeking/Gensler/Some guy in my office told me that Gross Floor Area is measured to the outside face of the exterior
walls. You showed it measured to the inside face of the exterior walls. You are wrong. (from Multiple)

RESPONSE:
From Problem Seeking, 5th Ed. page 96: “The definition of building area and its measurements varies with the purpose of how
architects, facility managers or real estate professionals intend to use the definitions and measures.” Simply put, there is no
fixed definition of Gross Floor Area. The definition can change with the context in which is is used.

The two contexts you may encounter on the exam are programming and code.

This assignment is about Use and Occupancy, which means it is a Code question, and the standard is the IBC. Floor Area,
Gross is defined in Chapter 2: “The floor area within the inside perimeter of the exterior walls...exclusive of vent shafts and
courts...”

The IBC is concerned with life safety, and the definition of Gross Floor Area is used to help make a determination of the
occupant load based on the Occupant Load Factors from Table 1004.5. Since people can not occupy shafts or exterior walls
they are not included.

If you have a programming question that deals with Building Gross Area, you will likely use the Problem Seeking definition: “the
floor area of a building that are totally enclosed within the building envelope...”

Not only is this definition different, but the term is slightly different, Building Gross Area vs Gross Floor Area. From Problem
Seeking, 5th Ed. pg 96: “the purpose of determing the total area for a building program is primarily to predict the size of a
building and to provide a sound basis for estimating the budget for building construction...” If you are in the pre-design phase
you are concerned with the overall scope of the project, and not yet at the level of calculating occupancy. You need an
understanding of the overall size of the project, and the Problem Seeking definition of Building Gross Area gives you that.

QUESTION:
I always round occupancy up because I thought you have to consider the worst case scenario. Why did you round down?
- From Multiple

RESPONSE:
Short answer, because I was wrong. The correct way to calculate occupant load, per the IBC, is to round UP.

From 2015 IBC Section 1004.1.2, “...the occupant load shall not be less than that number determined by dividing the floor area
under consideration by the occupant load factor...in Table 1004.1.2...”

“Shall not be less than” is pretty clear instructions that you can’t round down. If you have a 500 ft2 room with an Occupant
Load Factor (OLF) of 15 you end up with 33.33 occupants, and you shall not use a number less than that. So you have to round
up to 34.

The mistake I made is that I assumed the OLF given is a minimum and that if you round UP you will not have provided the
minimum floor space. 500 divided by 34 is 14.7, which is less than what’s shown in the table. So my assumption is that we
had to round down to 33. 500/33 = 15.15 which is more than what’s in the table. That’s not the correct way of thinking about it
though.

From the IBC commentary* the Occupant Load Factors establish MINIMUM occupancies in a space. This is because the
purpose of the table is to help define minimum egress requirements. If you have a 500ft2 Waiting Area you can not claim that
only 5 people will occupy it. The code requires you to support an occupancy of 500/15=34.

* You can subscribe to the IBC Commentary at codes.iccsafe.org for about $11/month. You only need Volume I for the ARE. I
highly recommend doing this.

COMMENT:
NCARB has built in some leeway in math answers on the ARE. And while we don’t know exactly how much that is, my
personal opinion is that the difference in calculating to the inside or outside face of a wall or rounding occupant load up or
down by one will NOT make a difference in your exam. If you have a Waiting Area of 500 ft2 and you don’t know how to
determine the OLF is 15, you will miss the question. If you do understand how to do that I think you have met the threshold for
what NCARB is looking for, and answering 33 or 34 would both be acceptable.
BUILDING HEIGHT AND AREA
ANSWER 10
The three factors that determine building height are
• The Occupancy Classification (Use Group)
• Construction Type
• whether or not sprinklers are installed
There is no more sprinkler increase calculation. The added height in both feet and stories is taken directly from
the table. The two height tables are 504.3 (feet) and 504.4 (stories). You are limited by the most restrictive of the
two. For example, Group A-1, Type IIA construction with sprinklers you can build 85 feet and 4 stories. Though you
could probably build more than 4 stories with 85 feet to work with, you aren’t allowed to.

For determining allowable floor area you use the same three factors above plus an increase for frontage.
Allowable areas are now calculated with a formula depending on the general type of building, i.e. single story
single occupancy up to multiple story mixed-occupancy.

The formula for a single occupancy multi story building is in section 506.2.3. Allowable Area = [Area from Table
506.2 + (Non-Sprinklered Area from Table 506.2 * Frontage Increase Factor)] * Actual Number of Stories, max of
3. Sa is the Actual Number of Stories, but it can’t exceed 3...4 in R occupancies. So if your building is 2 stories, Sa =
2. If your building is 8 stories, Sa = 3 or maybe 4.

The frontage increase gives you more area if your building is surrounded by open space. For every face of your
building that has at least 20 feet open space in front of it you can multiply the length of that wall by the depth
of the open space, up to a maximum of 30 feet. If you have 100 feet open in front of your building you still only
use 30 feet. Add up those multipliers and divide by the lengths of the qualifying walls to get a weighted average
of open space. Then plug that into a bigger equation that will give you a frontage increase factor. This will be a
number less than 1. That frontage increase factor (If) is then used in the Allowable Area formulas in Chapter 5. See
506.3 for frontage increase.

Table 506.2 provides an allowable area factor, not a direct square footage for one story. Each different building
type has a formula that provides the actual allowable building area. The value from 506.2 plugs into this formula.
In the case of a single-occupancy multistory building with no frontage, the formula would result in the table
providing the actual allowable area per story.

Exercise answers on the next page. You first need to determine the Occupancy. Then determine what separation
is provided. Finally, go to the code, Tables 504.3 and 504.4 to determine allowable height in feet and stories.
For the new exercise, answers are on the next page. See the pages after that for the old exercise. You need
to determine the allowable area for each of the three different occupancies, then use the formulas AND some
information from Section 508 to figure out the allowable areas. See all my math on the next few sheets. To
summarize:

- Go to your tables and find the area factor, max height and max stories for each of the three occupancies.

- On the ground floor to determine the total allowable area for each Use Group, then figure out how much of that
allowable area you are actually planning to use. For example, if you are allowed 10,000 sq ft of one occupancy
and 10,000 sq ft of another, you can’t build a full 20,000 sq ft. You can build a maximum of 10,000 total in any
combination you want, i.e. 9,000 + 1,000 or 5,000 + 5,000 and so on.

- On the 2nd-4th floors it’s all residential and the formulas and exceptions allow you to build up to 4X the allowable
area...that’s how they factor in multiple stories. In our example you can’t build the 5th floor because Table 504.4
limits you to 4 stories AND you have to remember to subtract the area factor you already used on the ground
floor. There’s a lot going on, not sure if I got it all correct.
 BUILDING HEIGHT AND AREA
ANSWER 10
APARTMENTS (3+ units) ART GALLERY
TYPE VB TYPE IIA
SPRINKLERS SPRINKLERS

3-HR FIRE WALL NON-RATED PARTITION

NON-RATED
PARTITION

RETAIL
TYPE IIB
OFFICES RETAIL
TYPE IIB TYPE IIB
NO SPRINKLERS
SPRINKLERS NO SPRINKLERS

USE  MAX  MAX  USE  MAX  MAX 

GROUP HEIGHT STORIES GROUP HEIGHT STORIES

R-2 60 3 A-3 55 2
B 75 4 M 55 2
M 55 2
The Fire Wall allows the North and South halves of the If there is no separation between the
building to be treated as two separate buildings, per code. occupancies this would be classified as
Offices and Retail require no separation per 508.4, even nonseparated occupancies. See 508.3. Both
in separated occupancy construction, so I don’t think it occupancies are limited to the most restrictive
matters that one is sprinklered and one isn’t. You can build requirements, which is the retail use. The Art
tabular maxes for all occupancies in this example. IBC Gallery could be much taller if separated.
gurus, correct me if I’m wrong please and thanks.

MOVIE THEATER
TYPE IIA
APARTMENTS (3+ units)
SPRINKLERS
TYPE VB
SPRINKLERS
1-HR FIRE BARRIER
3-HR HORIZONTAL ASSEMBLY
1-HR RATED
PARTITION

STORAGE RETAIL
UNIT RENTAL OFFICES TYPE IA
TYPE IIB TYPE IIB NO SPRINKLERS
SPRINKLERS SPRINKLERS

USE  MAX  MAX 

USE  MAX  MAX 
GROUP HEIGHT STORIES
GROUP HEIGHT STORIES
A-1 85 4
M 55 2
S-1 75 3 R-2 60 3
B 75 4
The 1-Hr fire barrier provides the required separation Separation works horizontally too. If you have a 3-hr
between A-1 / S-1 and A-1 / B. There is no separation horizontal assembly it divides the project into two
required between S-1 and B. See 508.4.4.1 and Chapter 7. separate buildings, per code.* So the base and the upper
I believe both S-1 an B can be built to their max because portions can both be built max height.
there is no separation required. * Lower building must be IA construction. See 510.2 #2
 BUILDING AREA
ANSWER 10
Max height is 60, limited by R-2

Maximum number of stories is 4. You can go up to four stories, but you can’t add four stories above the ground floor.

Allowable areas are:

• B: 73,503 sq ft
• M: 39,947 sq ft
• R-2: 19,132 sq ft
You can build 57,396 sq ft of apartments

On the first floor the owner can do what they want. They are not allowed 5 stories with the current program/
construction type.

FRONTAGE CALCULATION

D
D
BUILDING AREA
ANSWER 10
BUILDING AREA
ANSWER 10
BUILDING AREA
ANSWER 10
CONSTRUCTION TYPES
ANSWER 11
You need a good understanding of the different construction types that are specified in the IBC. What Type
IA means as opposed to Type IIB, for instance. Generally what do they mean, and what implications they have
for your project. This is defined in Section 602.

Type I and II construction means the building elements are made of non-combustible material, i.e. steel and
concrete. The building elements are things like the structure, walls, floors, partitions, roofs. See Table 601 for
the full list.

Type V construction allows the building elements to be constructed of any material that is allowed by code,
meaning you can use wood.

For Type V you COULD use steel and concrete because you are allowed to use any material. You would
specify that construction as Type V and you would then be limited to the height and area restrictions of Type
V.

In each construction type you have a further breakdown between A and B, with A requiring greater fire-
resistance ratings and allowing more height/area. A and B are generally referred to as Protected (A) and
Non-Protected (B) though these terms are not explicitly defined in the code. It is important to note that this
has nothing to do with whether a building is equipped with sprinklers. It just refers to the fire-resistance rating
of the building element and assemblies.

EXERCISE ANSWERS

Wall A: 3 hrs per Table 601 (Table 602 allows 1 hr but kicks you back to 601 because the wall is load bearing)
Wall B: 0 hrs per Table 602
Wall C: 3 hrs per Table 601 (Table 602 allows 1 hr (2 at S-1) but you have to go by 601, same as Wall A
Wall D: 1 hour per Table 602
Wall E: 1 hour per Table 508.4. Table 601 shows 0 hours, but Note d says “Not less than the fire-resistance
rating required by other sections of this code.” Table 508.4 lists the required separation of different use groups
and shows 1 hr for A and S-1.
ACCESSIBLE UNITS
ANSWER 12
The three types of accessible units you might encounter are Accessible Units, Type A and Type B. The IBC
definition references the ICC A117.1 which has the complete description of the requirements for these units. They
are already in order of most-accessible to least.

Accessible Unit
IBC Definition: A dwelling unit or sleeping unit that complies with the IBC and the provisions for Accessible units in
ICC A117.1

Type A Unit:
IBC Definition: A dwelling unit or sleeping unit designed and constructed for accessibility in accordance with the
IBC and the provisions for Type A Units in ICC A117.1

Type B Unit:
IBC Definition: A dwelling unit or sleeping unit designed and constructed for accessibility in accordance with the
IBC and the provisions for Type B Units in ICC A117.1, consistent with the design and construction requirements of
the federal Fair Housing Act (FHA).

You can always build a more accessible unit, but not a less-accessible unit. If the requirement if for 5 Type-B units
you could make some or all of them Type A. If the the requirement is for 5 Type A units you could make some or
all of them Accessible Units, but you can’t make any Type B.

R-1 is for transient, i.e. temporary occupants. This means hotels and motels. R-2 is for permanent occupants. This
includes apartments and dorms.

It’s a good idea to learn where information is as opposed to memorizing it. Have a general idea where tables
might be in the code and how to use them. You need 7 accessible units for a Group R-1 building with 125 units.
See 2018 IBC Table 1107.6.1.1. Group R-2 building with more than 20 units require 2% of the units to be Type A,
with at least one unit being Type A. See 2018 IBC 1107.6.2 You will need 3 units (125 * 2% = 2.5)

Turning areas per the ICC

• (2) 1-bed units in B and (7) 1-bed units in Building C The quantity is enough but they can’t all be 1-bedroom units
• None. This doesn’t apply to private property Wrong.
• (1) 1-bed unit in Bldg A, (2) 2-bed units in B and (2) 1-bed and (2) 3-bed units in C (This could work. There is no
specific requirement for the number of each type of apartment. As long as they are not all the same one.)
• (1) 1-bed unit in Bldg A, (2) 1-bed units in B and (4) 1-bed units in C
• (2) 1-bed units in B, (1) 1-bed unit, (3) 2-bed units and (1) 3-bed unit
• A mix of 1,2 and 3 bedroom units in Building C with a total of 7. If a building has more than 20 units you need
Type A units within that building. If a building has fewer than 20 units you can consider the entire site. In this
case all buildings are required to provide a Type A Unit.
SEE 2018 IBC 1107.6.2.2.1 TYPE A UNITS FOR R-2 OCCUPANCY
ACCESSIBLE ROUTES
ANSWER 13
This is all straight from the ADA. I didn’t provide other references because I think you should read the actual
document. But...here’s a good link with ADA commentary and explanations

An accessible route requires at least one of the following:

• walking surface with a running slope not steeper than 1:20
• doorways
• ramps
• curb ramps excluding the flared sides
• elevators
• platform lifts
These are the basic components you’ll use when getting from one place to another. See Section 402.

The maximum slope of a walkway is 1:20 (or 5% if you’re good at slope math). If you exceed 1:20 you now have a
ramp, not a walkway, and the additional requirements that go along with a ramp, like handrails, landings, etc. Max
slope for a ramp is still 1:12. See Section 403 for walking surfaces.

See 404 for doorways. The clear opening of a door is 32”. That’s clear opening, not the size of the leaf. The clear
width of a swing door is 32”. The clear width of a folding door is 32”. The clear width of a pocket door is 32”, though
I have no idea why anyone would ever want to use a pocket door. you CAN NOT use a revolving door as part of an
accessible route.

Elevator call buttons must be provided with EITHER an accessible forward reach or accessible side reach. This is
from 407.2.1.1 Height. Then go to 308 for the reach ranges. An unonbstructed forward reach requires the reachable
component (in this case the elevator call buttons) to be placed 15” - 48” above the ground. Read about the other
reach types also, like forward obstructed, side unobstructed, etc.

There is no specific requirement for elevator floors to be different than other floors. Section 407.4.2 says elevators
shall comply with 302 and 303, which list the requirements for all floors. They need to be “stable, firm and slip
resistant”. The max change in elevation to get into an elevator is 1/4”, or 1/2” if the edge is beveled

The 36” off-center door allows you an interior clear

4080 sq. in. 3468 sq. in.
width of 68” X 51” which results in the lowest total
square footage. Since elevators take away from your
potential net square footage, using a smaller elevator
might save you some space.

4320 sq. in. 3600 sq. in.

ADA APPLICABILITY
ANSWER 14
The ADA Standards for Accessible Design apply to “ALL areas of newly constructed buildings and altered portions
of existing buildings and facilities...” This is from 201.1 (In general when I list a section try reading the other nearby
sections as well)

Alterations are mentioned above, but again in 202.3: “...each altered element or space shall comply...” Same thing for
additions, see 202.2

The exception for historic buildings requires the State Historic Preservation Officer to determine that providing
accessible routes, entrances or toilet facilities would threaten or destroy the historic significance of a building. They
don’t do this on their own, the architect has to make that argument and the SHPO will either accept it or reject it. If
they accept it you may be able to use one of the exceptions in the code or be required to provide some alternate
access. See 202.5 and the big grey advisory box.

You are required to provide an accessible route from the site arrival point! Specifically, you are required to provide at
least one accessible route.

Means of egress in the ADA actually references the IBC standards, so the requirements are the same.

See 208 and Table 208.2 for parking space requirements. Also get comfortable reading tables like this. You might
get asked about parking spaces or wheelchair spaces in assembly areas (Table 221.2.1) or food service check out
aisles (Table 227.2) or boat slips (Table 235.2) or Ground level Play Components (Table 240.2.1.2) or something else you
probably didn’t study.

The min width of an accessible car space is 96”

The min width of a van space is 132”. Both spaces
are required to be next to an access aisle, which is
60” wide minimum. That access aisle must connect
with...an accessible route!

Note that a regular parking space is 9ft wide per the

international model zoning code.