Building by the Rules?

By Robert C. Foreman, Architect, AIA, LEED AP

Building design is governed by a host of laws, codes, guidelines and rules. These rules have the authority of LAW and are mandatory. Your architect should be familiar with these laws.

ZONING
Each community sets standards for land use. Each zoning category restricts the type of building that may be built in that district. There are numerous land use categories. There is a current trend to allow “mixed use” in certain areas. Private developers who purchase a piece of land, should not assume that they can build as they please on it, or that they can easily have it rezoned. Zoning issues should be dealt with prior to closing on a piece of property.

BUILDING CODES
The International Building Code is now the building code in Georgia. It goes under the name of Standard Building Code, but it is the IBC with minor statewide amendments. We also must follow the National Fire Protection Association Life Safety Code. Specific portions of the Life Safety Code take precedence over the Standard Building Code and vice versa. These codes are mandatory.

HANDICAP ACCESSIBILITY CODE
Most public buildings must be fully accessible to the disabled and handicapped. In Georgia we have a state law which applies to all facilities. It is compatible with the federal Americans with Disabilities Act. Some clients may believe that the ADA does not apply to their kind of building not realizing that the State of Georgia has the same accessibility requirements, but excludes very few building types.

OTHER RULES
Other laws that must be followed include Health Department Standards, Consumer Product Safety Standards, State Department of Education and State Daycare standards. Specific building types may have their own rules. Banks have state and federal bank regulations. Some churches have denominational standards and guidelines. Recreational facilities have rules for health and safety.

Local cities or counties may have specific regulations which are are more restrictive than state or federal laws. For instance, some local codes require sprinkler systems in facilities where they are not otherwise required. Some local zoning laws prohibit metal buildings or require specific styles of architecture or specific materials or colors be used.

Your architect should be familiar with the mandatory codes and laws that impact what and how you can build.