CODE CONSULTING AND ALTERNATIVE SOLUTIONS

We have extensive experience with all of the fire and life safety requirements in the B.C. Building Code and B.C. Fire Code. We are able to perform comprehensive reviews of all design disciplines to ensure compliance with Part 3 of the Building Code and other applicable parts. To complete this we use an internal design checklist which we have developed. This deals with all aspects of Part 3 and other related parts of the Building Code. We then provide clients with a summary report outlining compliance and any concerns to be addressed in the design.

Code review and Alternative Solution services can be provided for new construction projects, but often they apply to existing buildings as well as code issues arise. These may arise from unapproved, non-permitted improvements or renovations or change of occupancy and may be identified during annual fire department inspections. Often fire inspectors, when able, refer owners to us for code review services. We have also found that existing code issues often require Alternative Solutions to address the issues.

When some aspects of building design cannot meet the Acceptable Solutions outlined in Division B in the Code, we are able to develop Alternative Solutions using the applicable Objectives and Functional Statements. We then provide comprehensive code review and Alternative Solution reports which outline the required alternative measures for review and acceptance by the Authority Having Jurisdiction. All of our Alternative Solutions have been accepted by AHJ’s.

Recent Projects

• Overall building code and fire code review for existing 15,248 sq.m. (164,000 sq.ft.) industrial production and storage building. Corresponded with local building officials to agree upon life safety solutions/upgrades.
• Digital design/animation studio - evaluated building code for increased occupant load and explained to local building officials that building code prescribes minimum loads not maximum. Higher loads were accepted based on code review and egress analysis.
• Code review and consulting for two buildings/processes with combustible dust hazards - flour mill and raw wool processing. Reviewed fire code and NFPA standards to prescribe measures to mitigate the dust hazards via compartmentalization, ventilation, explosion vents, fire separations etc.
• Complete building code and fire code review for licensed marijuana grow facilities.

Completed Projects

Examples of Code Consulting and Alternative Solution Projects:

• School Districts: review calm/quiet rooms for fire and life safety (contained use areas), review A-1 auditorium egress and seating/stage interface, provide Alternative Solutions to replace wired glass with regular glass and window sprinklers.
• Existing Warehouse and Addition: evaluate fire resistance rating of existing concrete wall for use as a firewall and provide solution for firestopping of gaps with 2-hour FT rated flexible material.
• Unpermitted mezzanine in existing F-1 factory area: review fire separations and egress from mezzanine and provide new exit door to existing fire escape and Alternative Solution with water curtain.
• Warehouses: provide combustible content calculations to determine if F-2 or F-3 industrial occupancy, evaluate commodity classes stored and review B.C. Fire Code for storage heights in sprinklered vs. unsprinklered buildings.
• Body shop paint spray booths: review fire separations and egress/exits and B.C. Fire Code and NFPA-33 for volumes stored, ventilation and fire suppression systems.
• Existing residential building: provide code review and sprinkler based Alternative Solutions to address deficiencies in floor fire separations and construction type of exposing building face.
• Capri Insurance Tenant Design – provided code review report for our client the interior designer.
• Proposed Craft Distillery in Mixed Use Building in Nanaimo – provided complete code review for our client the building owner.
• Existing Multi-unit Residential Building in Penticton – provided code review report for strata regarding unprotected opening in exit path. Referred to us by fire department.
• Gibraltar Mine Electrical Building – performed code review regarding unprotected openings, exposed building faces, exposures and limiting distances.
• Delta Grand Nanaimo – alternative solution report for water curtain for excess unprotected openings in building face.
• Existing Condo Building Penticton – alternative solution report for partial sprinkler system to supplement incomplete fire separation around service room.
• Anthony’s Subaru dealership Nanaimo – alternative solution report using special window sprinklers for glazing in a fire separation.