BSL: Building Codes, Sustainability, and Structural Systems (RV-10632) Building Codes Codes and Regulations The building design of a nursing home can be required to comply with the basic mandates of all of the following codes and regulations o Federal o State o Local o Reference Standards o Energy Codes and Sustainable Design Standards Life Safety Life safety is the most important issue behind the development of any code Key life safety considerations built into the codes include: o Fire-safety o Evacuation standards o Environmental safety o Elimination of hazards Space Standards, Building Systems, Construction Practices, and Public Policy Most states establish minimum space standards for resident rooms and program areas in licensed facilities These codes regulate everything from user groups and construction types to energy conservation Senior housing and care facilities are often subject to laws and codes passed to further some public policy Most states have an energy code that regulates the energy performance of the building Accessibility The Americans with Disabilities Act (ADA) is in fact a civil rights law whose intent has now been built into many existing building codes ADA also covers disabilities including impairments of sight and hearing Page 1 of 6
New buildings constructed or significantly altered after January 26, 1992, had to be designed and built to be readily accessible to and usable by individuals with disabilities In addition, multifamily dwellings must comply with the U.S. Department of Housing and Urban Development FairHousing Accessibility Guidelines Enforcement, Fiscal and Bidding Controls, and Land Use Policy Most codes also outline the enforcement procedures that will be employed When a senior housing or care facility is built with public funds, state laws and other regulations may govern the purchase of design services, construction, equipment, and furnishings While land use regulation is typically a local issue (supplemented by some state and federal codes), most new senior housing and care facilities may be subject to some more rules Waivers Most codes provide for an appeals process that can lead to relief from a particular code provision Waivers, when granted, are approved on a case-by-case basis Risk reduction is also an important argument for sustainable design Sustainability Market Expectations Of almost 4,400 survey respondents, 71% said that energy-saving and recycling programs are very important to them Risk reduction is also an important argument for sustainable design Some argue that green design raises the project budget beyond what they can afford Calculating Cost Benefit Two commonly used methods for analyzing the costs and benefits of energy conservation strategies: o Years to payback o Life cycle cost Strategies for Sustainability Sustainable Strategies Overview Page 2 of 6
In the 1970s, architects and owners focused on energy savings because the cost of energy was so high There are five primary strategies highlighted by the U.S. Green Building Council s (USGBC s) Leadership in Energy and Environmental Design (LEED) program Create Sustainable Sites To be truly sustainable, a project should be conceived and defined as such prior to selection of a site Environmentally sensitive site design can reduce their on-site impacts Designers should embrace natural features such as a special view, a heritage tree, a favorable solar orientation, an ecosystem of flowers and animals, and incorporate them into a project Save Water Conservation has become especially important where water is expensive or scarce Conservation measures vary somewhat by locality but can include the following: o Reduce water waste due to leaking faucets o Install low-flow devices o Design low-water-use landscaping and collect rainwater if feasible Reduce Use of Fossil Fuels Conserving energy through more efficient systems and improved building envelope design, and using alternative energy sources help in curbing use of fossil fuels Using high-efficiency domestic hot water heaters for resident areas allows larger boilers to be shut off or eliminated entirely and often has a fast payback Heating, Ventilation, and Air-Conditioning HVAC systems can be the biggest components of total energy use Total energy budgets vary considerably by project type, climatic region, and local utility infrastructure It is unrealistic to expect residents to reduce their energy usage to the point of discomfort Overall building HVAC zoning anticipates both the natural exterior rhythms and the patterns of interior usage Lighting, Daylighting, and Alternative Energy Sources Adequate lighting is essential in senior living design Page 3 of 6
The first approach to saving energy is using sunlight High-efficiency lighting fixtures can provide dramatic cost savings Fluorescents have also replaced incandescent bulbs in decorative ceiling pendants Low-energy fixtures are appropriate for some uses Smart Use of Materials and Resources and Adaptive Reuse Preference should be given to materials that are: o Produced locally o Developed from sustainable or rapidly renewable resources o Made from salvaged material o Manufactured in a way that produces no toxic by-products o Installed in a way that eliminates off-gassing Indoor Environmental Quality Indoor environmental quality does not only apply to air quality; it incorporates strategies that allow seniors to control HVAC, lighting and window systems Structural Systems Considerations Considerations for selection of structural systems o Program and concept o Applicable codes o Potential code changes o Flexibility (ability to adapt to future program changes) o Soil conditions o Lateral forces o Impact on finished ceiling and building heights o Material delivery and construction timing o Local construction capabilities and preferences o Ease of construction and schedule o Life cycle cost o Cost impact on other systems o Appearance and aesthetics Program and Concept, Applicable Codes, and Potential Code Changes The first factor is the building s program of uses and whether they will be directly above or below one another from floor to floor At least four code issues directly impact the choice of a system: o The required live loads o The subsurface soil conditions o The building code Page 4 of 6
o Special structural requirements to deal with extraordinary conditions The codes governing senior housing and care facilities are of course subject to change, and some of these changes can influence the selection of a structural system Flexibility Most successful buildings have to accommodate some growth and change Some structural systems, such as the use of bearing walls between units can be very inflexible Soil Conditions, Lateral Forces, and Impact on Finished Ceiling and Building Height A site requiring expensive piles may require the selection of a system such as steel that has longer spans and needs fewer footings and supporting piles Recent versions of the International Building Code (IBC) have changed the way seismic forces are dealt with Some structural systems, such as two-way(flat-plate) concrete slabs or bearing walls and concrete plank allow the design team to minimize floor-to-floor height Materials, Local Construction Industry, and Ease of Construction and Schedule In the past 10-15 years, the global construction economy in places like China and Korea have affected the availability and pricing of various construction materials Going with local preferences and familiarity typically results in lower costs and shorter construction schedules Life Cycle Cost and Cost Impact on Other Systems Because of the economics of most senior living projects, cost is always a major concern The structural system s cost impact on other building systems must be completely understood Appearance and Aesthetics There are some opportunities to expose the structural system as an important part of the project s design vocabulary Larger spaces, such as dining rooms, multipurpose rooms, chapels, and pools present a chance to incorporate the structure as part of the architectural aesthetic Page 5 of 6
Structural Systems Types Wood Frame With the exception of buildings in some urban areas, senior housing has been predominantly wood frame This system is typically inexpensive, fast and flexible Structural Metal Studs The use of steel studs instead of wood is common Structural metal-stud walls can be field-built or panelized in an offsite factory Masonry Bearing Wall A third frequently used option is masonry bearing walls with either steel joists or precast concrete plank floors The span limitations can be overcome by mixing it with other systems for larger spaces Steel Frame, Concrete Plank, and Composite Steel Steel frame eliminates some, but not all, of the objections to bearing wall and plank Composite steel (steel and poured-concrete deck) has somewhat the same characteristics as the steel and plank system, but it is more costly and the system depth is greater Precast Concrete and Concrete Frame Precast concrete s most common application is for exterior wall panels or in parking garages Concrete is used when building structures must be noncombustible or withstand significant lateral loads Long-Span Structures, Pre-Engineered Structures, and Combined Systems Long-span structures are not typically needed for senior living facilities The use of pre-engineered structural systems in senior housing is uncommon It is common to employ two or more systems in a single project Page 6 of 6