Chapter 14.12
FIVE-STORY WOOD FRAME BUILDINGS
Sections
14.12.010 Purpose – General.
14.12.020 Construction.
14.12.030 Occupancy.
14.12.040 Stair enclosures.
14.12.050 Fire detection and protection.
14.12.060 Height.
14.12.070 Basic allowable floor area.
14.12.080 Fire department access.
14.12.090 Construction inspection.
14.12.100 Maintenance of fire protection systems.
14.12.010 Purpose – General.
The purpose of this chapter is to authorize for Pacific Ridge Commercial 1, Pacific Ridge Residential, and Business Park North Subarea the construction of five-story wood frame buildings as an approved alternate design and construction method for Pacific Ridge Commercial 1, Pacific Ridge Residential, and Des Moines Creek Business Park North Subarea under Section 104.11 of the 2006 Edition of the International Building Code, and to set forth the criteria and standards which must be met before a building permit may be issued for a five-story wood frame building. [Ord. 1411 § 1(1), 2007.]
14.12.020 Construction.
(1) International Building Code Requirements. Five-story wood frame buildings must comply with all requirements of the International Building Code, except as modified or supplemented by this chapter. In the event of a conflict between the International Building Code and the provisions of this chapter, the provisions of this chapter shall control. References in this chapter to building construction “types” (e.g., Type I or Type V) shall have the same meaning as set forth in the International Building Code.
(2) Lowest Story Construction Requirements. The lowest story in a five-story wood frame building shall be constructed of Type V‑A fire-resistive construction, except that all structural frame and load-bearing elements must consist of approved, two-hour fire-resistive construction.
(3) Upper Four Stories. The upper four stories of a five-story wood frame building shall be constructed of at least Type V-A fire-resistive construction.
(4) Use of Type V above Type I Construction. Where Type V wood frame stories are constructed over Type I construction, the Type V stories shall be separated from the Type I stories as provided in International Building Code Section 509 (2006 Edition), as presently constituted or as may be subsequently amended. [Ord. 1411 § 1(2), 2007.]
14.12.030 Occupancy.
(1) Occupancy of five-story wood frame buildings shall be allowed as provided in Table 503, International Building Code, 2006 Edition, as presently constituted or as may be subsequently amended, except that B, M, and R-1 occupancies shall be allowed on any floor.
(2) Occupancy shall have the same meaning as set forth in Chapter 3 of the 2006 Edition of the International Building Code, as presently constituted or as hereinafter amended. [Ord. 1411 § 1(3), 2007.]
14.12.040 Stair enclosures.
Where buildings are designed and constructed pursuant to this section, all stair enclosures shall be of two-hour fire-resistive construction as set forth in Sections 707.4 through 707.12 of the 2006 Edition of the International Building Code with one-and-one-half-hour opening protection as set forth in Table 715.4 of the 2006 Edition of the International Building Code. [Ord. 1411 § 1(4), 2007.]
14.12.050 Fire detection and protection.
(1) Five-story wood frame buildings shall be protected throughout by an automatic fire sprinkler system complying with the International Building Code and International Fire Code as detailed in the standard known as NFPA 13, as set forth and contained in Section 903 of the 2006 International Building and Fire Codes and as amended by the State Building Code. Use of the automatic fire sprinkler system shall be in addition to, not in lieu of, one-hour fire-resistive construction. Automatic fire sprinklers may not be used to increase the number of stories; no more than five stories of wood frame construction may be permitted.
(2) All stair enclosures and elevator shafts shall be pressurized as set forth in International Building Code Section 909, as presently constituted or as may be subsequently amended. In addition, a class I standpipe system as required by International Building Code Section 905 and the Standard known as NFPA 14, as presently constituted or as may be subsequently amended, shall be installed.
(3) A standby power-generator set shall be provided on the premises in accordance with the 2006 International Building Code Section 403.10 and the 2005 National Electrical Code, as presently constituted or as may be subsequently amended. The standby system shall have a capacity and rating sufficient to supply all equipment required to be operational at the same time, including but not limited to stair enclosures, elevator shaft pressurization, and elevators.
(4) A monitored manual and automatic fire detection system as set forth in Section 907 of the 2006 Edition of the International Building Code, subject to the approval of the fire chief, shall be installed throughout the building and provide alarm, trouble and supervisory monitoring of the automatic fire sprinkler system. [Ord. 1411 § 1(5), 2007.]
14.12.060 Height.
The maximum height of buildings designed and constructed pursuant to this section shall be 75 feet for the areas zoned Pacific Ridge Commercial 1, Pacific Ridge Residential, and Business Park North Subarea. The height shall be measured as provided in the 2006 International Building Code as presently constructed or hereafter amended. [Ord. 1411 § 1(6), 2007.]
14.12.070 Basic allowable floor area.
The basic allowable area of floors of five-story wood frame buildings shall be as allowed in Table 503, International Building Code, 2006 Edition, as presently constituted or as may be subsequently amended. For the purpose of this chapter only, the total allowable area, as calculated subject to the above referenced table and sections, may be increased by 25 percent. [Ord. 1411 § 1(7), 2007.]
14.12.080 Fire department access.
Site design for any five-story wood framed building shall include access sufficient for fire department vehicles, as determined by the fire chief and building official. Fire department vehicle access shall be documented on site and building plans. [Ord. 1411 § 1(8), 2007.]
14.12.090 Construction inspection.
The following shall be required for buildings designed and constructed pursuant to this chapter:
(1) Structural observation provided by the engineer of record for structural frame elements as set forth in Section 1709 of the 2006 Edition of the International Building Code; and
(2) Special inspections as required by Chapter 17 of the 2006 International Building Code, as presently constructed or as hereafter amended. [Ord. 1411 § 1(9), 2007.]
14.12.100 Maintenance of fire protection systems.
The owners of five-story wood frame structures shall maintain the fire- and life-safety systems required by the International Building Code and the Des Moines City Code in an operable condition at all times. Unless otherwise required by the fire chief, testers approved by the fire department shall conduct yearly testing of such systems. A written record shall be maintained and shall be forwarded to the fire marshal as set forth in Section 901.6.2 in the 2006 Edition of the International Fire Code and be available to the inspection authority. [Ord. 1411 § 1(10), 2007.]