HomeMy WebLinkAbout123.1 G1.00 CODE REVIEWTRUMAN FLATS -ICC REVIEW
Applicable Building Codes:
This project shall comply with the latest edition of codes adopted by the authority having jurisdiction: State of Montana and
the City of Bozeman:
2021 International Building Code (IBC)
2021 International Mechanical Code (IMC)
2021 International Fuel Gas Code (IFGC)
2021 Uniform Plumbing Code (IAMPO)
2011 National Electrical Code (NEC)
2021 International Fire Code (IFC)
2021 International Energy Conservation Code (IECC)
ICC A117.1-2017 Accessible and Usable Buildings and Facilities
Building Summary:
Occupancy Group: Residential designation of R-2 per IBC 310.3.
Construction Type: Type VA (Sprinklered) –Combustible, Rated
Building Height: 4-stories; Maximum allowed is 70 feet, per 504.3, for more information see UDC Review.
Building Area:
First Floor: 18,440 S.F.
Second, Third, and Fourth Floors: 18,440 S.F.
Total Building Area: Approximately 73,760 S.F.
2021 International Building Code Review:
Chapter 3 Use & Occupancy Classification
304.1 Group B:These spaces are intended for office or professional uses. Only located on level 1.
310.3 Group R-2:Apartment Houses. Residential Units are located on levels 1-4.
311.2 Group S-2:Storage. Only located on level 1.
311.1.1 Accessory Storage Spaces: A room or space used for storage purposes that is accessory to another
occupancy shall be classified as part of that occupancy.
Bike Storage on Level 1 is of S-2 occupancy and is accessory to the R-2 occupancy
Chapter 4 Special Use & Occupancy
406.2.1. Automatic Garage Door Openers and Vehicular Gates: Automatic garage door openers shall be listed and
labeled in accordance with UL 325. Where provided, automatic vehicular gates shall comply with Section 3110.
406.2.2. Clear Height: The clear height of each floor level in vehicle and pedestrian traffic areas shall be not less than
7 feet (2134 mm). Canopies under which fuels are dispensed shall have a clear height in accordance with Section
406.7.2.
406.2.3. Accessible Parking Spaces: Where parking is provided, accessible parking spaces, access aisles and
vehicular routes serving accessible parking shall be provided in accordance with Section 1106.
406.2.4. Floor Surfaces: Floor surfaces shall be of concrete or similar approved noncombustible and nonabsorbent
materials. The area of floor used for the parking of automobiles or other vehicles shall be sloped to facilitate the
movement of liquids to a drain or toward the main vehicle entry doorway. The surface of vehicle fueling pads in motor
fuel-dispensing facilities shall be in accordance with Section 406.7.1.
406.2.5. Sleeping Rooms: Openings between a motor vehicle-related occupancy and a room used for sleeping
purposes shall not be permitted.
406.2.7. Electric Vehicle Charging Stations and Systems: Where provided, electric vehicle charging systems shall be
installed in accordance with NFPA 70. Electric vehicle charging system equipment shall be listed and labeled in
accordance with UL 2202. Electric vehicle supply equipment shall be listed and labeled in accordance with UL 2594.
Accessibility to electric vehicle charging stations shall be provided in accordance with Section 1107.
406.2.8. Mixed Occupancies and Uses: Mixed uses shall be allowed in the same building as public parking garages
and repair garages in accordance with Section 508.1. Mixed uses in the same building as an open parking garage are
subject to Sections 402.4.2.3, 406.5.11, 508.1, 510.3, 510.4 and 510.7.
406.4.2. Vehicle Barriers: Vehicle barriers not less than 2 feet 9 inches (835 mm) in height shall be placed where the
vertical distance from the floor of a drive lane or parking space to the ground or surface directly below is greater than
1 foot (305 mm). Vehicle barriers shall comply with the loading requirements of Section 1607.10 .
406.6. Enclosed Parking: Shall be equipped with an automatic sprinkler system in accordance with Section 903.2.10.
406.6.2. Ventilation: A mechanical ventilation system and exhaust system shall be provided in accordance with
Chapters 4 and 5 of the International Mechanical Code.
406.6.3. Automatic Sprinkler System: An enclosed parking garage shall be equipped with an automatic sprinkler
system in accordance with Section 903.2.10.
GROUPS I-1, R-1,R-2, R-3 AND R-4
420.2. Separation Walls: Walls separating dwelling units in the same building, walls separating sleeping units in the
same building and walls separating dwelling or sleeping units from other occupancies contiguous to them in the
same building shall be constructed as fire partitions in accordance with Section 708.
Project will utilize 1-Hour Fire Partition Unit Demising Walls and 1/2-Hour Rated Corridor Walls
420.3. Horizontal Separation: Floor assemblies separating dwelling units in the same buildings, floor assemblies
separating sleeping units in the same building and floor assemblies separating dwelling or sleeping units from other
occupancies contiguous to them in the same building shall be constructed as horizontal assemblies in accordance
with Section 711.
Project will utilize 1-Hour Rated Horizontal Assemblies
420.4. Automatic Sprinkler System: Group R occupancies shall be equipped throughout with an automatic sprinkler
system in accordance with Section 903.2.8.
420.5. Fire Alarm Systems and Smoke Alarms: Fire alarm systems and smoke alarms shall be provided in accordance
with Sections 907.2.6, 907.2.8 and 907.2.9, respectively. Single-or multiple-station smoke alarms shall be provided
in accordance with Section 907.2.11.
Chapter 5 General Building Heights & Areas
Table 503: Occupancy Type R-2; Construction Type V A: 4 stories, 52 feet 10 1/2 inches, 73,600 S.F.
Section 506 Building Area:
Total Area = 73,600 sf; 73,600 sf / 4 stories = 18,400 S.F. per story
Table 506.2. Allowable Area Factor: Group R-2 Occupancy structures that are multi-story and have sprinklers may
have up to 36,000 sf per story under V A construction
Project will comply
Section 508.2 Accessory Occupancies: Accessory occupancies are those occupancies that are ancillary to the main
occupancy of the building or portion thereof. Accessory occupancies shall comply with the provisions of Sections
508.2.1 through 508.2.4.
-508.2.1 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.
-508.2.2 Allowable Building Height: The allowable height and number of stories of the building containing
accessory occupancies shall be in accordance with Section 504 for the main occupancy of the building.
-508.2.3 Allowable Building Area: The allowable area of the building shall be based on the applicable provisions
of Section 506 for the main occupancy of the building. Aggregate accessory occupancies shall not occupy more
than 10 percent of the floor area of the story in which they are located and shall not exceed the tabular values for
nonsprinklered buildings in Table 506.2 for each such accessory occupancy.
-508.2.4 Separation of Occupancies: No separation is required between accessory occupancies and the main
occupancy.
Exceptions:
Group I-1, R-1, R-2 and R-3 dwelling units and sleeping units shall be separated from other dwelling or
sleeping units and from accessory occupancies contiguous to them in accordance with the requirements of
Section 420.
Chapter 6 Types of Construction
602.2 Construction Type V A:Noncombustible construction
See Table 601 for rating requirements
Structural frame –1 hour Interior non-bearing –0
Exterior bearing -1 hour Floor Construction –1 hour
Interior bearing –1 hour Roof Construction –1 hour
602.5 Construction Type V:Type V construction is that type of construction in which the structural elements, exterior
walls and interior walls are of any materials permitted by this code.
Chapter 7 Fire & Smoke Protection Features
704.1 Requirements:The fire-resistance ratings of structural members and assemblies shall comply with this section
and the requirements for the type of construction as specified in Table 601. The fire-resistance ratings shall be not
less than the ratings required for the fire-resistance-rated assemblies supported by the structural members.
704.2 Column Protection:Where columns are required to have protection to achieve a fire-resistance rating, the entire
column shall be provided individual encasement protection by protecting it on all sides for the full column height,
including connections to other structural members, with materials having the required fire-resistance rating. Where
the column extends through a ceiling, the encasement protection shall be continuous from the top of the foundation or
floor/ceiling assembly below through the ceiling space to the top of the column.
704.3 Protection of the Primary Structural Frame Other Than Columns:Members of the primary structural frame other
than columns that are required to have protection to achieve a fire-resistance rating and support more than two floors
or one floor and roof, or support a load-bearing wall or a nonload-bearing wall more than two stories high, shall be
provided individual encasement protection by protecting them on all sides for the full length, including connections to
other structural members, with materials having the required fire-resistance rating.
704.4 Protection of Secondary Structural Members:Secondary structural members that are required to have
protection to achieve a fire-resistance rating shall be protected by individual encasement protection.
704.4.1 Light-Frame Construction:Studs, columns and boundary elements that are integral elements in walls of light-
frame construction and are located entirely between the top and bottom plates or tracks shall be permitted to have
required fire-resistance ratings provided by the membrane protection provided for the wall.
704.4.2 Horizontal Assemblies:Horizontal assemblies are permitted to be protected with a membrane or ceiling
where the membrane or ceiling provides the required fire-resistance rating and is installed in accordance with Section
711.
704.5 Truss Protection:The required thickness and construction of fire-resistance-rated assemblies enclosing trusses
shall be based on the results of full-scale tests or combinations of tests on truss components or on approved
calculations based on such tests that satisfactorily demonstrate that the assembly has the required fire resistance.
704.10 Exterior Structural Members:Load-bearing structural members located within the exterior walls or on the
outside of a building or structure shall be provided with the highest fire-resistance rating as determined in
accordance with the following:
As required by Table 601 for the type of building element based on the type of construction of the building.
As required by Table 601 for exterior bearing walls based on the type of construction.
As required by Table 705.5 for exterior walls based on the fire separation distance.
705 Exterior Walls:
Table 705.2:All projections a minimum of 40”from FSD line for a FSD of 5' or greater
Project will comply.
705.2.2:Projections to be constructed of any approved material
705.3.1 Balconies and Similar Projections:Balconies and similar projections of combustible construction other than
fire-retardant-treated wood shall be fire-resistance rated where required by Table 601 for floor construction or shall
be of heavy timber construction in accordance with Section 2304.11. The aggregate length of the projections shall not
exceed 50 percent of the building's perimeter on each floor.
Exceptions:
-Balconies and similar projections on buildings of Types III, IV and V construction shall be permitted to be of
Type V construction and shall not be required to have a fire-resistance rating where sprinkler protection is
extended to these areas.
-Where sprinkler protection is extended to the balcony areas, the aggregate length of the balcony on each floor
shall not be limited.
705.5:Fire resistance rating of exterior walls in accordance w/ Table 601 & 602 –see above
Table 705.5:Fire separation distance > 30’no rating required
FSD is 47' 11 3/4"
Table 705.8:Fire separation distance is > 30’–unlimited unprotected opening allowed
FSD is 47' 11 3/4"
705.11:Parapets are required @ all exterior wall except those meeting exception #1 –no parapets required
706 Fire Walls:Not required
707 Fire Barriers: Required for Shaft Enclosures -See 713.
707.3.7:Incidental uses per Table 509.1 -Not required due to automatic sprinkler system
707.5 Continuity: Fire barriers shall extend from top of foundation to top of underside of roof or floor sheathing
707.6 Openings: Protected per Section 716
708 Fire Partitions:1 Hour Partitions Separating Units
709 Smoke Barrier: Not applicable
710 Smoke Partition: Not applicable
711: Horizontal Assemblies: 1 Hour Rated Assemblies Separating Units
713: Shaft Enclosures: Required elevator and stair shaft enclosures shall be 1-hour rated fire barriers.
1-Hour rated Fire Barriers are to be provided at elevator shaft and where required at stair shafts.
Chapter 8 Interior Finishes
Table 803.13 for Sprinklered Construction:
R-2 Occupancy:
Exit Passageways –Class C
Corridors –Class C
Rooms & Enclosed Spaces –Class C
Chapter 9 Fire Protection Systems
903 Automatic Sprinkler System:
Per 903.2.8 Group R Occupancies: An automatic sprinkler system installed in accordance with Section 903.3 shall
be provided throughout all buildings with a Group R fire area.
An automatic sprinkler system is provided. Project will comply.
Per 903.3.1.1. NFPA 13 Sprinkler Systems: Automatic sprinklers shall not be required in the following rooms or
areas where such rooms or areas are protected with an approved automatic fire detection system in accordance
with Section 907.2 that will respond to visible or invisible particles of combustion. Sprinklers shall not be omitted
from a room merely because it is damp, of fire-resistance-rated construction or contains electrical equipment.
A room where the application of water, or flame and water, constitutes a serious life or fire hazard.
A room or space where sprinklers are considered undesirable because of the nature of the contents, where
approved by the fire code official.
Generator and transformer rooms separated from the remainder of the building by walls and floor/ceiling or
roof/ceiling assemblies having a fire-resistance rating of not less than 2 hours.
Rooms or areas that are of noncombustible construction with wholly noncombustible contents.
Fire service access elevator machine rooms and machinery spaces.
Machine rooms, machinery spaces, control rooms and control spaces associated with occupant evacuation
elevators designed in accordance with Section 3008.
Per 903.3.1.1.2 Bathrooms: In group R occupancies sprinklers shall not be required in bathrooms that do not
exceed 55 square feet in area and are located within individual dwelling units and sleeping units, provided that
walls and ceilings, including the walls and ceilings behind a shower enclosure or tub, are of noncombustible or
limited-combustible materials with a 15 minute thermal barrier rating.
Per 903.3.1.2.1 Balconies & Decks: NFPA 13R Sprinkler protection shall be provided for exterior balconies, decks
and ground floor patios of dwelling units and sleeping units where either of the following conditions exists:
The building is of Type V construction, provided that there is a roof or deck above.
Exterior balconies, decks and ground floor patios of dwelling units and sleeping units are constructed in
accordance with Section 705.2.3.1, Exception 3.
Sidewall sprinklers that are used to protect such areas shall be permitted to be located such that their deflectors
are within 1 inch (25 mm) to 6 inches (152 mm) below the structural members and a maximum distance of 14
inches (356 mm) below the deck of the exterior balconies and decks that are constructed of open wood joist
construction.
In Group R occupancies sprinklers shall not be required in bathrooms that do not exceed 55 square feet (5 m2) in
area and are located within individual dwelling units or sleeping units, provided that walls and ceilings, including
the walls and ceilings behind a shower enclosure or tub, are of noncombustible or limited-combustible materials
with a 15-minute thermal barrier rating.
905 Standpipe Systems
Per 905.3.1 Class III standpipe systems shall be installed throughout buildings where any of the following
conditions exist:
1. Four or more stories are above or below grade plane.
2. The floor level of the highest story is located more than 30 feet above the lowest level of fire department
vehicle access.
3. The floor level of the lowest story is located more than 30 feet below the highest level of fire department
vehicle access.
Per Exception 1:
Class I standpipes are allowed in buildings equipped throughout with an automatic sprinkler system in
accordance with Section 903.1.1 or 903.3.1.2.
An automatic sprinkler system and Class I standpipes will be provided. Project will comply.
906 Portable Fire Extinguishers
Per 906.1: Portable fire extinguishers shall be installed in all of the following locations:
In Group A, B, E, F, H, I, M, R-1, R-2, R-4 and S occupancies.
Exceptions:
In Group R-2 occupancies, portable fire extinguishers shall be required only in locations specified in Items 2
through 6 where each dwelling unit is provided with a portable fire extinguisher having a minimum rating of
1-A:10-B:C.
-In areas where flammable or combustible liquids are stored, used or dispensed.
-On each floor of structures under construction, except Group R-3 occupancies, in accordance with
Section 3315.1 of the International Fire Code.
Portable fire extinguishers will be provided in each unit of R-2 occupancy. Project will comply.
Chapter 10 Means of Egress
1004 Occupant Load:
Table 1004.5 Max Floor Area Allowances per Occupant:
Accessory Storage, Mechanical Equipment Room 300 gross
Business Areas 150 Gross
Residential 200 Gross
1005 Means of Egress Sizing:
1005.3.1 Stairways: Factor of 0.3”per occupant or minimum of 44”per 1011.2 or 48" clear for accessible means of
egress stairways per 1009.3. Per exception 1 stairways serving occupant loads less than 50 shall be 36" minimum.
1005.3.2 Other Egress Components: Factor of 0.2”per occupant or minimum of 44”
1006 Number of Exits and Exit Access Doorways:2 or more for spaces with 20 or more occupants
Each Story/Level provided with access to (2) interior exit stairways.Project will comply
Table 1006.2.1 Spaces with One Exit or Exit Access Doorway
Common Path of Egress Travel (with sprinkler): 125 feet
1009 Accessible Means of Egress:
1009.1: Accessible spaces shall be provided with not less than one accessible means of egress. Where more than one
means of egress is required by Section 1006.2 or 1006.3 from any accessible space, each accessible portion of the
space shall be served by not less than two accessible means of egress.
More than 2 accessible means of Egress are provided.Project will comply.
1009.2 Continuity and Components: Each required accessible means of egress shall be continuous to a public way
Project will comply.
1009.2.1 Elevators Required: In buildings where a required accessible floor or occupied roof is four or more stories
above or below a level of exit discharge, not less than one required accessible means of egress shall be an elevator
complying with Section 1009.4.
Both elevators access each level and meet Section 1009.4.Project will comply.
1009.3.Stairway: In order to be considered part of an accessible means of egress, a stairway between stories shall
comply with Sections 1009.3.1 through 1009.3.3.
Both stairways comply, an area of refuge is not required per 1009.3.3 exceptions 2 & 5.Project will comply.
1009.3.3 & 1009.4.2:No Area of Refuge needed at stairs or elevator. Building is equipped THROUGHOUT with
automatic sprinkler system.
1010 Doors, Gates & Turnstiles:
1010.1.1 Size of Doors:Require min of 32”–provided
1010.1.2 Egress Door Types: Doors shall swing in direction of travel -provided
1010.1.7 Door Arrangement: 48”+ swing of door –provided
1011.2. Width and Capacity: The required capacity of stairways shall be determined as specified in Section 1005.1, but
the minimum width shall be not less than 44 inches (1118 mm). See Section 1009.3 for accessible means of egress
stairways.
Minimum width of stairs is 44".Project will comply.
1013 Exit Signs:
1013.1: Where required -Exits and exit access doors shall be marked by an approved exit sign readily visible from any
direction of egress travel. The path of egress travel to exits and within exits shall be marked by readily visible exit signs
to clearly indicate the direction of egress travel in cases where the exit or the path of egress travel is not immediately
visible to the occupants. Intervening means of egress doors within exits shall be marked by exit signs. Exit sign
placement shall be such that any point in an exit access corridor or exit passageway is within 100 feet (30 480 mm) or
the listed viewing distance of the sign, whichever is less, from the nearest visible exit sign.
Exceptions:
-Exit signs are not required in rooms or areas that require only one exit or exit access.
-Main exterior exit doors or gates that are obviously and clearly identifiable as exits need not have exit signs where
approved by the building official.
-Exit signs are not required in occupancies in Group U and individual sleeping units or dwelling units in Group R-1,
R-2 or R-3.
Project will comply.
1016 Exit Access:
1016.1 General:The exit access shall comply with the applicable provisions of Sections 1003 through 1015. Exit access
arrangement shall comply with Sections 1016 through 1021.
1016.2 Egress Through Intervening Spaces:Egress through intervening spaces shall comply with this section.
1. Exit access through an enclosed elevator lobby is permitted. Where access to two or more exits or exit access
doorways is required in Section 1006.2.1, access to not less than one of the required exits shall be provided without
travel through the enclosed elevator lobbies required by Section 3006. Where the path of exit access travel passes
through an enclosed elevator lobby, the level of protection required for the enclosed elevator lobby is not required to
be extended to the exit unless direct access to an exit is required by other sections of this code.
2. Egress from a room or space shall not pass through adjoining or intervening rooms or areas, except where such
adjoining rooms or areas and the area served are accessory to one or the other, are not a Group H occupancy and
provide a discernible path of egress travel to an exit.
Project will comply.
1017 Exit Access Travel Distance:
Table 1017.2
R Occupancies with sprinkler shall not exceed 250’
Maximum Exit Access Travel Distance (EATD) is 150'. Project will comply.
Per 1019.3 Occupancies other than Groups I-2 and I-3:In other than Group I-2 and I-3 occupancies, floor openings
containing exit access stairways or ramps shall be enclosed with a shaft enclosure constructed in accordance with
Section 713.
Shaft enclosures provided around stairways. Project will comply.
1020 Corridors:
Per 1020.2 Construction:Corridors shall be fire-resistance rated in accordance with Table 1020.2. The corridor walls
required to be fire-resistance rated shall comply with Section 708 for fire partitions.
Exception 2: A fire-resistance rating is not required for corridors contained within a dwelling unit or sleeping unit in
an occupancy in Groups I-1 and R.
Per table 1020.2, all R occupancy groups with an occupant load serviced by corridor of greater than 8 will have a fire
resistance rating of .5 hr. with a sprinkler system
Corridors are rated per table 1020.2. Project will comply.
Table 1020.3 Minimum Corridor Width
Within a dwelling unit = 36”
With an occupant load of less than 50 = 36”
Others = 44”
Project will comply.
1020.5 Dead Ends:Where more than one exit or exit access doorway is required, the exit access shall be arranged such
that dead-end corridors do not exceed 20 feet (6096 mm) in length.
Exception 2:In occupancies in Groups B, E, F, I-1, M, R-1, R-2, S and U, where the building is equipped throughout
with an automatic sprinkler system in accordance with Section 903.3.1.1, the length of the dead-end corridors shall
not exceed 50 feet (15 240 mm).
Dead End Corridors will not exceed 50'.Project will comply.
Chapter 11 Accessibility
1104.1 Site Arrival Points:Accessible route provided form all accessible parking & sidewalks
Accessible Route Provided.
1104.3 Connected Spaces:Where a building or portion of a building is required to be accessible, at least one
accessible route shall be provided to each portion of the building, to accessible building entrances connecting
accessible pedestrian walkways and to the public way.
Accessible Routes Provided to all interior spaces as required.
1104.4 Multilevel buildings and facilities:At least one accessible route shall connect each accessible story, mezzanine
and occupied roofs in multilevel buildings and facilities.
Accessible Route Provided.
1105 Accessible Entrances:
1105.1 Public Entrances:At least 60% of entrances must be accessible –60% of entrances will be accessible
1106 Parking & Passenger Loading Facilities per Table 1106.2:Where parking is provided, accessible parking spaces
shall be provided in compliance with Table 1106.2, except as required by Sections 1106.3 through 1106.5. Where more
than one parking facility is provided on a site, the number of parking spaces required to be accessible shall be
calculated separately for each parking facility.
1106.3 Groups I-1, R-1, R-2, R-3, and R-4:Accessible parking spaces shall be provided in Group I-1, R-1, R-2, R-3
and R-4 occupancies in accordance with Items 1 through 4 as applicable.
1. In Group R-2, R-3 and R-4 occupancies that are required to have Accessible, Type A or Type B dwelling units or
sleeping units, at least 2 percent, but not less than one, of each type of parking space provided shall be accessible.
3. Where at least one parking space is provided for each dwelling unit or sleeping unit, at least one accessible
parking space shall be provided for each Accessible and Type A unit.
2% of 74 total units = 2. At least 2 accessible spaces provided, project complies.
1106.6 Van Spaces:For every six or fraction of six accessible parking spaces, at least one shall be a van-accessible
parking space.
One provided accessible parking space is a van space, project complies.
1106.7 Location:Accessible parking spaces shall be located on the shortest accessible route of travel from adjacent
parking to an accessible building entrance. In parking facilities that do not serve a particular building, accessible parking
spaces shall be located on the shortest route to an accessible pedestrian entrance to the parking facility. Where
buildings have multiple accessible entrances with adjacent parking, accessible parking spaces shall be dispersed and
located near the accessible entrances.
1108.2 Design:Dwelling units and sleeping units that are required to be Accessible units, Type A units and Type B units
shall comply with the applicable portions of Chapter 11 of ICC A117.1. Units required to be Type A units are permitted
to be designed and constructed as Accessible units. Units required to be Type B units are permitted to be designed and
constructed as Accessible units or as Type A units.
1108.3 Accessible Spaces:Rooms and spaces available to the general public or available for use by residents and
serving Accessible units, Type A units or Type B units shall be accessible. Accessible spaces shall include toilet and
bathing rooms, kitchen, living and dining areas and any exterior spaces, including patios, terraces and balconies.
1108.4 Accessible Route:Not fewer than one accessible route shall connect accessible building or facility entrances
with the primary entrance of each Accessible unit, Type A unit and Type B unit within the building or facility and with
those exterior and interior spaces and facilities that serve the units.
Exception 3: In Group R-2 facilities with Type A units complying with Section 1108.6.2.2.1, an accessible route is
not required to connect stories or mezzanines where Type A units, all common use areas serving Type A units and
all public use areas are on an accessible route.
Exception 4: In other than Group R-2 dormitory housing provided by places of education, in Group R-2 facilities with
Accessible units complying with Section 1108.6.2.3.1, an accessible route is not required to connect stories or
mezzanines where Accessible units, all common use areas serving Accessible units and all public use areas are on
an accessible route.
1108.6 Group R:Accessible units, Type A units and Type B units shall be provided in Group R occupancies in
accordance with Sections 1108.6.1 through 1108.6.4.
1108.6.2 Group R-2:Accessible units, Type A units and Type B units shall be provided in Group R-2 occupancies in
accordance with Sections 1108.6.2.1 through 1108.6.2.3.
1108.6.2.2.1 Type A Units:In Group R-2 occupancies containing more than 20 dwelling units or sleeping units, at least
2 percent but not less than one of the units shall be a Type A unit. All Group R-2 units on a site shall be considered to
determine the total number of units and the required number of Type A units. Type A units shall be dispersed among the
various classes of units.
1108.6.2.3 Group R-2 Other Than Live/Work Units, Apartment Houses, Monasteries and Convents:In Group R-2
occupancies, other than live/work units, apartment houses, monasteries and convents falling within the scope of
Sections 1108.6.2.1 and 1108.6.2.2, Accessible units and Type B units shall be provided in accordance with Sections
1108.6.2.3.1 and 1108.6.2.3.2. Bedrooms within congregate living facilities, dormitories, sororities, fraternities and
boarding houses shall be counted as sleeping units for the purpose of determining the number of units. Where the
bedrooms are grouped into dwelling or sleeping units, only one bedroom in each dwelling or sleeping unit shall be
permitted to count toward the number of required Accessible units.
1108.6.2.3.1 Accessible Units:Accessible dwelling units and sleeping units shall be provided in accordance with Table
1108.6.1.1.
1108.6.2.3.2 Type B Units:Where there are four or more dwelling units or sleeping units intended to be occupied as a
residence in a single structure, every dwelling unit and every sleeping unit intended to be occupied as a residence shall
be a Type B unit.
1110.2 Toilet and Bathing Facilities:Required toilet rooms and bathing facilities shall be accessible. Where a floor level
is not required to be connected by an accessible route, the only toilet rooms or bathing facilities provided within the
facility shall not be located on the inaccessible floor. At least one of each type of fixture, element, control, or dispenser
in each accessible toilet room and bathing facility shall be accessible.
Project provides accessible toilet rooms, project complies.
1110.3 Sinks:Where sinks are provided, at least 5 percent but not less than one provided in accessible spaces shall be
accessible.
Provided sinks comply for accessible units, project complies.
1110.4 Sinks:Where kitchens and kitchenettes are provided in accessible spaces or rooms, they shall be accessible.
MT ARM
24.301.351 Minimum Required Plumbing Fixtures
BUSINESS (Administrative, Office and Staff Areas):
Water Closets Male 1/25
Water Closets Female 1/25
Lavatories 1/2 water closets
ASSEMBLY (Gymnasium, Commons, Library):
Water Closets Male 1/125
Water Closets Female 1/75
Lavatories 1/2 water closets
EDUCATION (Classrooms, Shared Spaces):
Water Closets Male 1/100
Water Closets Female 1/35
Lavatories 1/2 water closets
Drinking Fountains 1/floor
2,180 total occupants
60 "Business" occupants @ 1/25
1,027 "Assembly" occupants @ 1/125 (M) and @ 1/75(W)
1,093 "Education" Occupants @ 1/100 (M) and @ 1/35 (W)
Water Closets Male 15 provided (1.2+4.2+5.5= 10.9 = 11 req.)
Water Closets Female 27 provided (1.2+6.9+15.6= 23.7 = 24 req.)
Lavatories 22 provided (Male: 11/2= 5.5 = 6 req.)
(Female: 24/2 = 12 req.)
(18 total req.)
Drinking Fountains 5 provided (2 x 1 = 2 req.)
(4 water fountains @ Floor 1, 1 water fountain @ Floor 2)
2021 International Energy Conservation Code Analysis
C301: Climate Zone 6
TC402.1.3: Roof R-30 continuous insulation
Mtl. Frame R-13 cavity + R-7.5 continuous
Below grade wall R-7.5
Fdn. Perimeter R-10
Doors U-0.37
TC402.1.4 Fixed windows U-0.36
Operable windows U-0.43
Entry doors U-0.77
SHGC U-0.40
C402.4.1 Fenestration not to exceed 30% of wall area
C402.4.1.1 Max area can be increased with proof of daylighting
C402.5.9 Vestibule required at main entry
Conclusions:
Building Complies with the requirements of the 2021 IBC.
TRUMAN FLATS -CHAPTER 38: UNIFIED DEVELOPMENT CODE REVIEW
Applicable Building Codes:
This project shall comply with the latest edition of codes adopted by the authority having jurisdiction: State of Montana and
the City of Bozeman:
Building Summary:
Geocode: 06-0905-32-3-01-01-0000
Assessment Code:000RFH9800
Legal Description: S32, T01 S, R06 E, C.O.S. 2408, PARCEL 7B, ACRES 23.43, LESS HWRW
Zone: R-5
Chapter 38 Unified Development Code
38.300 Zoning Districts and Land Uses: The intent of the R-5 residential mixed-use high density district is to provide
for high-density residential development through a variety of compatible housing types and residentially supportive
commercial uses in a geographically compact, walkable area to serve the varying needs of the community's residents.
Project to be R-5 -Residential mixed-use high-density district
Project to THE High-Density Apartment Building
38.310 Permitted Uses: Uses in the various districts are depicted in Tables 38.310.030—38.310.040. Principal uses
are indicated with a "P," special uses are indicated with a "S", accessory uses are indicated with an "A" and uses
which are not permitted within the district are indicated by a "-."
Project is proposed as an apartment building (5 or more units)
38.320 Form & Intensity Standards:
-Lot Area, Maximum: 2.5 net acres
Project complies, Block 4 Lot 1 = 1.69 acres, Block 4 Lot 2 = 1.71 acres
Total = 3.40 acres
-Density, Minimum (dwellings per gross acre): 8
Project complies, Block 4 Lot 1 = 13 min. | 43 actual, Block 4 Lot 2 = 13 min. | 43 actual
Total = 27 min. | 43 actual
-Building Height, Maximum (less than 3: 12): 50'
-Building Height, Maximum (3: 12 or greater): 60'
Project complies, Per the Annexation Agreement, the building height is restricted to a maximum of 50
feet or 4-stories, whichever is greater.
-Setbacks:
-Front: 15' (See 38.350.050)
-Garage: 20'
-Rear: 20'
-Side: 5'
-Park: 10' (See 38.510.030.I)
38.320.070 Departures for Housing Creation:
Multi-household Residential (5+ units):
Useable open space (38.520.060) -20% reduction for any new development within one-quarter mile pedestrian travel
distance of an existing park.
Maximum or minimum building setbacks: 10% Reduction from minimum setback requirements of Division 38.320,
(which may be limited by other standards or may have impacts on construction costs); Does not apply to watercourse
or floodplain setbacks.
Project complies, No Departures Pursued
38.320.070 Departures for Housing Creation:
-Setback Encroachments (38.350.050):
-Architectural Features which do not add usable area: 5' into Front and Rear
2' into Side
-Terraces and Patios at ground floor level : 5' into Front and Rear 2' into Side
-Porches and Entries on residential structures (excludes dwellings with 5 or more units): 5' into Front
except at utility easements
-Fire Escape : Side and Rear
-Wheelchair Ramps: May not be closer than 3' from any property line
-Flagpoles, vegetation, walkways, signs, ornamental features: Street Vision Triangle Requirements Apply
-Essential Services Type I & II: When in utility easement
-Height Limitation Exceptions: Parapet walls extending no more than 4' above the limiting height
38.350 General Land Use Standards and Requirements:
38.350.050 Setback Encroachments
-Architectural Features which do not add usable area
-5' into Front and Rear 2' into Side
-Terraces and Patios at ground floor level
-5' into Front and Rear 2' into Side
-Porches and Entries on residential structures (excludes dwellings with 5 or more units)
-5' into Front except at utility easements
-Fire Escape
-Side and Rear
-Wheelchair Ramps
-May not be closer than 3' from any property line
-Flagpoles, vegetation, walkways, signs, ornamental features
-Street Vision Triangle Requirements Apply
-Essential Services Type I & II
-When in utility easement
-Height Limitation Exceptions
-Parapet walls extending no more than 4' above the limiting height
38.350.060 Fences, Walls, and Hedges Encroachments
-Side/Rear = 6' max (8' max w/ permit) Front = 4' max
-Fences at a Linear Park
-4' max height
-Fencing of Utilities
-Must be screened from view by a wall, fence, hedge or landscape screen
38.360 General Land Use Standards and Requirements:
-Mechanical Equipment Screening
-Rooftop: Must be screened.
Ground: Must be screened from public rights-of-way with walls, fencing or evergreen plant materials.
Mechanical equipment may not encroach into required setbacks.
38.380 Affordable Housing:
-Minimum Percentage of Dwellings: 5%
Project complies, Total Between East and West Buildings: 7 Units Required | 60 Units Provided
-Maximum Percentage of AMI -Rental Dwellings: 120% of AMI
-Shallow Incentives:
-50% or more of the gross floor area contains residential uses
Project complies, 100% Residential
-Minimum vehicle parking requirement of one stall per dwelling for all districts other than B-3 and bicycle
parking standards and requirements of 38.540.050 still apply.
74 Parking Stalls Required Per Lot.
-38.380.040 Affordable Housing Plan Requirements: To qualify for low income affordable home incentives, the
developer must submit to the city an affordable housing plan
38.510 Block Frontage Standards:
-Ground Floor: see 38.310
-Building Placement: 10' min Front Setback
15' for R-5 Zoning
-Building Entrances: Visible and Accessible from the street
-Façade Transparency: Ground Level Non-Residential Uses: 25% min of the ground floor between 4'-8" above the
sidewalk. Residential Uses: 15% min of the entire façade (facing the street). Windows on all habitable floors of
the façade.
See G1.20 Transparency Elevations
-Weather Protection: 3' deep over primary business and residential entries
-Parking Location (see 38.540): Placed on Side, Rear, below or above uses. Single and Multi-building surface
and structured parking areas (ground floor): 50% or less of the street frontage. Private or shared garage entries:
50% or less of facade width. 10' min landscape buffer b/t street and off-street parking areas per 38.550
Landscaping New Parking Structures: 10' landscaped setback
-Landscaping (see 38.550): b/t street and building: landscaped, private porch or patio, and/or pedestrian-
oriented space. Screen blank walls.
-Sidewalk Width: 6' min at Arterial Streets and Public Parks 5' min at all other areas
-38.510.030.I Trail/Park Frontages: Must comply with Mixed Block Frontage
Project complies, 10' Landscape Front Setback; 5' encroachment permitted in front setbacks
-38.510.030.J Special Residential Block Frontage: for ground-floor dwelling units facing sidewalks and internal
pathways. Provide 1 of the following:
1. Raised Deck or Porch: 60 sf min (6' deep min), 1' above grade, Optional -fence, rail, or hedge 2'-4' high
2. Front Setback: 10' min setback b/t sidewalk or internal pathway and face of residence. Setback may have
Landscaped Area or Semi-Private Screened Patio
3. Raised Ground Floor: Residence's ground floor 3' min above grade adjacent to building. 4' wide landscaped
area
38.520 Site Planning and Design Elements:
-38.520.030 Relationships to Adjacent properties: Balconies within 15' of a Side or Rear Property Lines adjacent to
residentially zoned properties shall have a 50% opaque railing system.
-38.520.040 Non-Motorized Circulation and Design: Residential development: provide pedestrian access between all
ground unit entries and a public street or pathway or open space that has direct access to a public street. Connect all
main entrances on the site with pedestrian circulation to other areas of the site (Parking, Recreational areas, Common
outdoor areas, and Pedestrian amenities). For townhouses or other residential units fronting the street, the sidewalk
may be used to meet this standard.
-38.520.060 On-Site Residential and Commercial Open Space
Usable Residential Open Space Requirement : 100 SF / Studio & 1 Bed 150 SF / 2+ Bed
-38.520.070 Location and Design of Service Areas and Mechanical Equipment
Location of Ground Related Service Areas and Mechanical Equipment
-Service areas (loading docks, trash dumpsters, compactors, recycling areas, electrical panels, and mechanical
equipment areas) must be located for convenient service access while avoiding negative visual, auditory, ol
factory, or physical impacts on the streetscape environment and adjacent residentially zoned properties.
Project complies
-Service areas must not be visible from the sidewalk and adjacent properties or the area must be screened with
structural and landscaping screening
Project complies
Screening of Ground Related Service Areas and mechanical Equipment
-The walls must be sufficient to provide full screening from the affected roadway, pedestrian areas or adjacent
use. The enclosure may use overlapping walls to screen dumpsters and other materials.
-The sides and rear of service enclosures must be screened with landscaping at least five feet wide in locations
visible from the street, parking lots, and pathways to soften views of the screening element and add visual
interest.
Utility Meters, Electrical Conduit, and Other Service Utility Apparatus
-If such elements are mounted in a location visible from the street, pedestrian pathway, shared open space, or
shared auto courtyards, they must be screened with vegetation and/or integrated into the building's architecture.
Location and Screening of Roof Mounted Mechanical Equipment
-All rooftop mechanical equipment, including air conditioners, heaters, vents, and similar equipment must be
fully screened from public view both at grade and from higher buildings
-Screening materials must be as high as the equipment being screened.
The parapet wall serves as the mechanical screen
38.530 Building Design:
-38.530.040 Building Massing and Articulation: Residential Façade Articulation: 3 features every 30'
Max Façade Width: 150' except at walls facing alleys, rear or side yards.
1. 6' deep x 10' wide vertical building modulation
2. 6" contrasting material modulation vertically
3. Contrasting articulation that create the appearance of multiple distinct buildings
-38.530.050 Building Details:
Window Design Standards: Trim or recessed 2" min
Project complies
-38.530.060 Building Materials:
Durable Building Materials: Where façades are located directly adjacent to a city sidewalk, impact resistant
materials must be used for a minimum of the first 18 inches above the walking surface.
Project complies
-38.530.070 Blank Wall Treatments: A wall over 10 feet in height, has a horizontal length greater than 15 feet, and does
not include a transparent window or door.
1. Display Windows 16" deep
2. Landscape bed 5' wide or raised bed 2' high and 3' wide
3.Vertical Trellis
4. Mural
5. Special Building Detailing
38.540 Parking:
-38.540.050 Number of Parking Spaces Required:
Efficiency Unit: 1
One-Bedroom: 1
Two-Bedroom or More: 1* (1.75)
*See 38.380 Affordable Housing Shallow Incentives
Number of Bicycle Parking Spaces Required: 10% of required Car Parking
38.550 Landscaping:
38.560 Signs:
38.570 Lighting:
-38.570.040 Site Lighting:
Light poles for parking lot lighting may not exceed 25 feet.
Project complies
Poles supporting lighting fixtures for the illumination of parking areas and located directly behind parking spaces
must be placed a minimum of five feet outside the paved area or on concrete pedestals at least 30 inches high
above the pavement, or suitably protected by other approved means.
Project complies
Translucent awnings and canopies used for building accents over doors, windows, etc., may not be internally lit
Project complies
In all light fixtures, the light source and associated lenses may not protrude below the edge of the light fixture,
and may not be visible from adjacent streets or properties.
Project complies
For lighting horizontal areas such as roadways, sidewalks, entrances and parking areas, fixtures must meet IESNA
"full-cutoff" criteria (no light output emitted above 90 degrees at any lateral angle around the fixture).
Project complies
SHEET NO.:
TITLE:
COPYRIGHT 2023 SMA, P.C.
REVISIONS:
KEYMAP:
ARCHITECT/ENGINEER SEAL:
PROJECT:
PROJECT LOCATION:
PREPARED FOR:
OWNER LOGO:
CONSULTANT LOGO/CONTACT:
PROJECT NUMBER:
DRAWN BY:
CHECKED BY:
TEAM:
PHASE:
DATE:
SMA PROJECT NUMBER:Plot Date:NOT FOR CONSTRUCTION
AHJ APPROVAL:
HELENA
P: 406-442-4933
BOZEMAN
P: 406-219-2216
www.sma.design
7/20/2023 10:34:51 AMG1.00
22-015
2023-07-17
CODE REVIEW
Author
Checker
TRUMAN FLATS
@ CANYON GATE
22-015
980 STORY MILL RD
BOZEMAN, MT 59715
CANYON GATE INVESTORS LLC
SITE PLAN
NO.DATE REVISION DESCRIPTION
IBC 2021 Occupancy Load - Table 1004.5
Name Function of Space
Occupant Load
Factor Area Occupancy Load
LEVEL 1
BICYCLE Accessory Storage Areas,
Mechanical Equipment Room 300 304 SF 1.01
BICYCLE Accessory Storage Areas,
Mechanical Equipment Room 300 223 SF 0.74
CORRIDOR (none) 606 SF
CORRIDOR (none) 407 SF
ELEVATOR (none) 200 63 SF 0.31
LOBBY Business Areas 150 918 SF 6.12
LV Accessory Storage Areas,
Mechanical Equipment Room 300 92 SF 0.31
METERS Accessory Storage Areas,
Mechanical Equipment Room 300 268 SF 0.89
OFFICE Business Areas 150 66 SF 0.44
PACKAGE Accessory Storage Areas,
Mechanical Equipment Room 300 77 SF 0.26
RESTROOM Business Areas 150 51 SF 0.34
STAIR A (none) 200 164 SF 0.82
STAIR B (none) 232 SF
SWITCHGEAR Accessory Storage Areas,
Mechanical Equipment Room 300 63 SF 0.21
TRASH Accessory Storage Areas,
Mechanical Equipment Room 300 97 SF 0.32
Unit A2 Residential 200 556 SF 2.78
Unit A2 Residential 200 556 SF 2.78
Unit B2 Residential 200 688 SF 3.44
Unit B3 Residential 200 663 SF 3.32
Unit B3 Residential 200 663 SF 3.32
Unit B3 Residential 200 663 SF 3.32
Unit B4 Residential 200 729 SF 3.65
Unit B4 Residential 200 729 SF 3.65
Unit B4 Residential 200 729 SF 3.65
Unit B4 Residential 200 729 SF 3.65
Unit B4 Residential 200 729 SF 3.65
Unit C1 Residential 200 911 SF 4.55
Unit C2 Residential 200 1103 SF 5.52
Unit C5 Residential 200 967 SF 4.83
Unit C6 Residential 200 861 SF 4.3
Unit C7 Residential 200 898 SF 4.49
Unit C8 Residential 200 780 SF 3.9
VESTIBULE (none) 150 124 SF 0.82
VESTIBULE (none) 150 122 SF 0.82
WATER Accessory Storage Areas,
Mechanical Equipment Room 300 90 SF 0.3
78.51
LEVEL 2
CORRIDOR (none) 440 SF
CORRIDOR (none) 909 SF
ELEVATOR (none) 63 SF
MECH Accessory Storage Areas,
Mechanical Equipment Room 300 73 SF 0.24
STAIR A (none) 164 SF
STAIR B (none) 171 SF
TRASH Accessory Storage Areas,
Mechanical Equipment Room 300 97 SF 0.32
Unit A1 Residential 200 412 SF 2.06
Unit A2 Residential 200 556 SF 2.78
Unit A2 Residential 200 556 SF 2.78
Unit B1 Residential 200 741 SF 3.71
Unit B2 Residential 200 688 SF 3.44
Unit B3 Residential 200 663 SF 3.31
Unit B3 Residential 200 663 SF 3.32
Unit B3 Residential 200 664 SF 3.32
Unit B4 Residential 200 730 SF 3.65
Unit B4 Residential 200 729 SF 3.65
Unit B4 Residential 200 729 SF 3.64
Unit C1 Residential 200 911 SF 4.55
Unit C2 Residential 200 1103 SF 5.52
Unit C3 Residential 200 907 SF 4.54
Unit C4 Residential 200 948 SF 4.74
Unit C4 Residential 200 948 SF 4.74
Unit C5 Residential 200 967 SF 4.83
Unit D1 Residential 200 1020 SF 5.1
Unit D2 Residential 200 1102 SF 5.51
75.76
LEVEL 3
CORRIDOR (none) 440 SF
CORRIDOR (none) 909 SF
ELEVATOR (none) 63 SF
MECH Accessory Storage Areas,
Mechanical Equipment Room 300 73 SF 0.24
STAIR A (none) 164 SF
STAIR B (none) 171 SF
TRASH Accessory Storage Areas,
Mechanical Equipment Room 300 97 SF 0.32
Unit A1 Residential 200 412 SF 2.06
Unit A2 Residential 200 556 SF 2.78
Unit A2 Residential 200 556 SF 2.78
Unit B1 Residential 200 741 SF 3.71
Unit B2 Residential 200 688 SF 3.44
Unit B3 Residential 200 663 SF 3.31
Unit B3 Residential 200 663 SF 3.32
Unit B3 Residential 200 664 SF 3.32
Unit B4 Residential 200 730 SF 3.65
Unit B4 Residential 200 729 SF 3.65
Unit B4 Residential 200 729 SF 3.64
Unit C1 Residential 200 911 SF 4.55
Unit C2 Residential 200 1103 SF 5.52
Unit C3 Residential 200 907 SF 4.54
Unit C4 Residential 200 948 SF 4.74
Unit C4 Residential 200 948 SF 4.74
Unit C5 Residential 200 967 SF 4.83
Unit D1 Residential 200 1020 SF 5.1
Unit D2 Residential 200 1102 SF 5.51
75.76
LEVEL 4
CORRIDOR (none) 440 SF
CORRIDOR (none) 909 SF
ELEVATOR (none) 63 SF
MECH Accessory Storage Areas,
Mechanical Equipment Room 300 73 SF 0.24
STAIR A (none) 164 SF
STAIR B (none) 171 SF
TRASH Accessory Storage Areas,
Mechanical Equipment Room 300 97 SF 0.32
Unit A1 Residential 200 412 SF 2.06
Unit A2 Residential 200 556 SF 2.78
Unit A2 Residential 200 556 SF 2.78
Unit B1 Residential 200 741 SF 3.71
Unit B2 Residential 200 688 SF 3.44
Unit B3 Residential 200 663 SF 3.31
Unit B3 Residential 200 663 SF 3.32
Unit B3 Residential 200 664 SF 3.32
Unit B4 Residential 200 730 SF 3.65
Unit B4 Residential 200 729 SF 3.65
Unit B4 Residential 200 729 SF 3.64
Unit C1 Residential 200 911 SF 4.55
Unit C2 Residential 200 1103 SF 5.52
Unit C3 Residential 200 907 SF 4.54
Unit C4 Residential 200 948 SF 4.74
Unit C4 Residential 200 948 SF 4.74
Unit C5 Residential 200 967 SF 4.83
Unit D1 Residential 200 1020 SF 5.1
Unit D2 Residential 200 1102 SF 5.51
75.76
305.79