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HomeMy WebLinkAbout11.13.2025 OCRC Packet_R COMMUNITY DEVELOPMENT DEPARTMENT Operating Under Council – Manager Government Since 1957 TO: Galesburg Overall Code Review Commission FROM: Eric Heiden, Code Compliance Supervisor DATE: October 30, 2025 SUBJECT: Overall Code Review Commission Meeting A meeting of the Overall Code Review Commission will be held on Thursday, November 13th, at 5:30p.m. in the Curtis H. Erickson Conference Room of the Galesburg City Hall, 55 West Tompkins Street. AGENDA Approve Update Receive Minutes of the May 8th, 2025 meeting. Past Overall Code Review Commission items. General Citizen Comments OC-25-1101 Public Hearing Variance request of Section 706.1.1 of the 2021 International Building Code regarding the requirements for Party Walls. COMMISSION MEMBERS PLEASE NOTIFY MY OFFICE IF YOU ARE UNABLE TO ATTEND THE MEETING AT 345-3619, OR FAX AT 345-5704, OR E-MAIL AT eheiden@ci.galesburg.il.us cc: Mayor Council Members (7) City Manager File Copy Director of Community Development City Clerk Electrical Inspector Plumbing Inspector Randy Hovind, GFD Fire Chief/Fire Marshall. News Media (7) Deronte Davis , Building and Grounds COMMUNITY DEVELOPMENT DEPARTMENT Operating Under Council – Manager Government Since 1957 TO: Overall Code Review Commission FROM: Eric Heiden, Code Compliance Supervisor DATE: October 30, 2025 SUBJECT: OC-25-1101 The property is located at 1090 W Carl Sandburg Dr. They are requesting a variance to the 2021 International Building Code section 706.1.1 in regard to requirements for party walls. Table 706.4 calls out a 3 hour rated separation for a Group B occupancy. The property in question 1090 W Carl Sandburg Dr was subdivided in 2019 creating a lot line between it and the former mall commonly known as 1150 W Carl Sandburg Dr. Section 706.1.1 states that any wall located on a lot line between adjacent buildings must be constructed as a fire wall. Exception 1 of 706.1.1 gives exception to a party wall separating an anchor building and a mall. It is the City’s position that neither building operates as an anchor or operational mall and therefore the exception should not be applied. Please see attached code sections. Construction drawings were submitted in 2022 by BCZ that included the infill of the wall. The owner of the property at the time failed to complete the work. The property was sold in 2023 to Highland Enterprises LLC. In April of 2023 plans were received for the build out of a new VA clinic in the building located at 1090 W Carl Sandburg Dr. The drawings did not include the party wall. The subsequent plan review submitted back to the architect called out the need for the completed party wall. (See attached Plan Review) In August of 2024 the applicant contacted Community Development asking for a 12 month stay to see what the owner of 1150 W Carl Sandburg Dr had planned for the former mall. That extension was granted and has since lapsed. FIRE AND SMOKE PROTECTION FEATURES 2021 INTERNATIONAL BUILDING CODE® 705.10 Ducts and air transfer openings. Penetrations by air ducts and air transfer openings in fire-resistance-rated exte- rior walls required to have protected openings shall comply with Section 717. Exception: Foundation vents installed in accordance with this code are permitted. 705.11 Parapets. Parapets shall be provided on exterior walls of buildings. Exceptions: A parapet need not be provided on an exte- rior wall where any of the following conditions exist: 1. The wall is not required to be fire-resistance rated in accordance with Table 705.5 because of fire separation distance. 2. The building has an area of not more than 1,000 square feet (93 m2) on any floor. 3. Walls that terminate at roofs of not less than 2- hour fire-resistance-rated construction or where the roof, including the deck or slab and supporting construction, is constructed entirely of noncom- bustible materials. 4. One-hour fire-resistance-rated exterior walls that terminate at the underside of the roof sheathing, deck or slab, provided that: 4.1. Where the roof/ceiling framing elements are parallel to the walls, such framing and elements supporting such framing shall not be of less than 1-hour fire-resistance- rated construction for a width of 4 feet (1220 mm) for Groups R and U and 10 feet (3048 mm) for other occupancies, measured from the interior side of the wall. 4.2. Where roof/ceiling framing elements are not parallel to the wall, the entire span of such framing and elements supporting such framing shall not be of less than 1- hour fire-resistance-rated construction. 4.3. Openings in the roof shall not be located within 5 feet (1524 mm) of the 1-hour fire- resistance-rated exterior wall for Groups R and U and 10 feet (3048 mm) for other occupancies, measured from the interior side of the wall. 4.4. The entire building shall be provided with not less than a Class B roof covering. 5. In Groups R-2 and R-3 where the entire building is provided with a Class C roof covering, the exte- rior wall shall be permitted to terminate at the underside of the roof sheathing or deck in Types III, IV and V construction, provided that one or both of the following criteria is met: 5.1. The roof sheathing or deck is constructed of approved noncombustible materials or of fire-retardant-treated wood for a distance of 4 feet (1220 mm). 5.2. The roof is protected with 0.625-inch (16 mm) Type X gypsum board directly beneath the underside of the roof sheath- ing or deck, supported by not less than nominal 2-inch (51 mm) ledgers attached to the sides of the roof framing members for a minimum distance of 4 feet (1220 mm). 6. Where the wall is permitted to have not less than 25 percent of the exterior wall areas containing unprotected openings based on fire separation distance as determined in accordance with Section 705.8. 705.11.1 Parapet construction. Parapets shall have the same fire-resistance rating as that required for the supporting wall, and on any side adjacent to a roof surface, shall have noncombustible faces for the upper- most 18 inches (457 mm), including counterflashing and coping materials. The height of the parapet shall be not less than 30 inches (762 mm) above the point where the roof surface and the wall intersect. Where the roof slopes toward a parapet at a slope greater than 2 units vertical in 12 units horizontal (16.7-percent slope), the parapet shall extend to the same height as any portion of the roof within a fire separation distance where protection of wall openings is required, but the height shall be not less than 30 inches (762 mm). SECTION 706 FIRE WALLS 706.1 General.Fire walls shall be constructed in accordance with Sections 706.2 through 706.11. The extent and location of such fire walls shall provide a complete separation. Where a fire wall separates occupancies that are required to be sepa- rated by a fire barrier wall, the most restrictive requirements of each separation shall apply. 706.1.1 Party walls. Any wall located on a lot line between adjacent buildings, which is used or adapted for joint service between the two buildings, shall be constructed as a fire wall in accordance with Section 706. Party walls shall be constructed without openings and shall create separate buildings. Exceptions: 1. Openings in a party wall separating an anchor building and a mall shall be in accordance with Section 402.4.2.2.1. 2. Party walls and fire walls are not required on lot lines dividing a building for ownership purposes where the aggregate height and area of the portions of the building located on both sides of the lot line do not exceed the maxi- mum height and area requirements of this code. For the building official’s review and approval, the official shall be provided with copies of dedicated access easements and contractual agreements that permit the owners of portions 7-9 Copyright © 2020 ICC. ALL RIGHTS RESERVED. Accessed by Stephen Gugliotta (steveg@ci.galesburg.il.us), (City of Galesburg) Order Number #101166240 on Oct 11, 2021 01:43 PM (PDT) pursuant to License Agreement with ICC. No further reproduction, no further reproductions by any third party, or distribution authorized. Single user only, copying and networking prohibited. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE AGREEMENT, AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER. 101166240 FIRE AND SMOKE PROTECTION FEATURES 2021 INTERNATIONAL BUILDING CODE® of the building located on either side of the lot line access to the other side for purposes of maintaining fire and life safety systems neces- sary for the operation of the building. 706.2 Structural stability.Fire walls shall be designed and constructed to allow collapse of the structure on either side without collapse of the wall under fire conditions. Fire walls designed and constructed in accordance with NFPA 221 shall be deemed to comply with this section. Exception: In Seismic Design Categories D through F, where double fire walls are used in accordance with NFPA 221, floor and roof sheathing not exceeding 3/4inch (19.05 mm) thickness shall be permitted to be continuous through the wall assemblies of light frame construction. 706.3 Materials.Fire walls shall be of any approved noncombustible materials. Exception: Buildings of Type V construction. 706.4 Fire-resistance rating.Fire walls shall have a fire- resistance rating of not less than that required by Table 706.4. TABLE 706.4 FIRE WALL FIRE-RESISTANCE RATINGS a. In Type II or V construction, walls shall be permitted to have a 2-hour fire-resistance rating. b. For Group H-1, H-2 or H-3 buildings, also see Sections 415.7 and 415.8. 706.5 Horizontal continuity.Fire walls shall be continuous from exterior wall to exterior wall and shall extend not less than 18 inches (457 mm) beyond the exterior surface of exte- rior walls. Exceptions: 1.Fire walls shall be permitted to terminate at the interior surface of combustible exterior sheathing or siding provided that the exterior wall has a fire- resistance rating of not less than 1 hour for a hori- zontal distance of not less than 4 feet (1220 mm) on both sides of the fire wall. Openings within such exterior walls shall be protected by opening protectives having a fire protection rating of not less than 3/4 hour. 2.Fire walls shall be permitted to terminate at the interior surface of noncombustible exterior sheathing, exterior siding or other noncombustible exterior finishes provided that the sheathing, siding or other exterior noncombustible finish extends a horizontal distance of not less than 4 feet (1220 mm) on both sides of the fire wall. 3.Fire walls shall be permitted to terminate at the interior surface of noncombustible exterior sheathing where the building on each side of the fire wall is protected by an automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2. 706.5.1 Exterior walls. Where the fire wall intersects exterior walls, the fire-resistance rating and opening protection of the exterior walls shall comply with one of the following: 1. The exterior walls on both sides of the fire wall shall have a 1-hour fire-resistance rating with 3/4- hour protection where opening protection is required by Section 705.8. The fire-resistance rating of the exterior wall shall extend not less than 4 feet (1220 mm) on each side of the intersec- tion of the fire wall to exterior wall.Exterior wall intersections at fire walls that form an angle equal to or greater than 180 degrees (3.14 rad) do not need exterior wall protection. 2. Buildings or spaces on both sides of the intersect- ing fire wall shall assume to have an imaginary lot line at the fire wall and extending beyond the exte- rior of the fire wall. The location of the assumed line in relation to the exterior walls and the fire wall shall be such that the exterior wall and open- ing protection meet the requirements set forth in Sections 705.5 and 705.8. Such protection is not required for exterior walls terminating at fire walls that form an angle equal to or greater than 180 degrees (3.14 rad). 706.5.2 Horizontal projecting elements.Fire walls shall extend to the outer edge of horizontal projecting elements such as balconies, roof overhangs, canopies, marquees and similar projections that are within 4 feet (1220 mm) of the fire wall. Exceptions: 1. Horizontal projecting elements without concealed spaces, provided that the exterior wall behind and below the projecting element has not less than 1-hour fire-resistance-rated construction for a distance not less than the depth of the projecting element on both sides of the fire wall. Openings within such exterior walls shall be protected by opening protectives having a fire protection rating of not less than 3/4 hour. 2. Noncombustible horizontal projecting elements with concealed spaces, provided that a minimum 1-hour fire-resistance-rated wall extends through the concealed space. The projecting element shall be separated from the building by not less than 1-hour fire-resistance- rated construction for a distance on each side of the fire wall equal to the depth of the projecting element. The wall is not required to extend under the projecting element where the build- ing exterior wall is not less than 1-hour fire- resistance rated for a distance on each side of the fire wall equal to the depth of the projecting element. Openings within such exterior walls GROUP FIRE-RESISTANCE RATING (hours) A, B, E, H-4, I, R-1, R-2, U 3a F-1, H-3b, H-5, M, S-1 3 H-1, H-2 4b F-2, S-2, R-3, R-4 2 7-10 Copyright © 2020 ICC. ALL RIGHTS RESERVED. Accessed by Stephen Gugliotta (steveg@ci.galesburg.il.us), (City of Galesburg) Order Number #101166240 on Oct 11, 2021 01:43 PM (PDT) pursuant to License Agreement with ICC. No further reproduction, no further reproductions by any third party, or distribution authorized. Single user only, copying and networking prohibited. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE AGREEMENT, AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER. 101166240 SPECIAL DETAILED REQUIREMENTS BASED ON OCCUPANCY AND USE 2021 INTERNATIONAL BUILDING CODE® 402.8 Means of egress.Covered mall buildings,open mall buildings and each tenant space within a mall building shall be provided with means of egress as required by this section and this code. Where there is a conflict between the require- ments of this code and the requirements of Sections 402.8.1 through 402.8.8, the requirements of Sections 402.8.1 through 402.8.8 shall apply. 402.8.1 Mall width. For the purpose of providing required egress, malls are permitted to be considered as corridors but need not comply with the requirements of Section 1005.1 of this code where the width of the mall is as specified in this section. 402.8.1.1 Minimum width. The aggregate clear egress width of the mall in either a covered or open mall building shall be not less than 20 feet (6096 mm). The mall width shall be sufficient to accommodate the occupant load served. Any portion of the minimum required aggregate egress width shall be not less than 10 feet (3048 mm) measured to a height of 8 feet (2438 mm) between any projection of a tenant space bordering the mall and the nearest kiosk, vending machine, bench, display opening, food court or other obstruction to means of egress travel. 402.8.2 Determination of occupant load. The occupant load permitted in any individual tenant space in a covered or open mall building shall be determined as required by this code. Means of egress requirements for individual tenant spaces shall be based on the occupant load thus determined. 402.8.2.1 Occupant formula. In determining required means of egress of the mall, the number of occupants for whom means of egress are to be provided shall be based on gross leasable area of the covered or open mall building (excluding anchor buildings) and the occupant load factor as determined by Equation 4-1. OLF = (0.00007)(GLA) + 25 (Equation 4-1) where: OLF = The occupant load factor (square feet per person). GLA = The gross leasable area (square feet). Exception: Tenant spaces attached to a covered or open mall building but with a means of egress system that is totally independent of the open mall of an open mall building or of a covered mall building shall not be considered as gross leasable area for determining the required means of egress for the mall building. 402.8.2.2 OLF range. The occupant load factor (OLF) is not required to be less than 30 and shall not exceed 50. 402.8.2.3 Anchor buildings. The occupant load of anchor buildings opening into the mall shall not be included in computing the total number of occupants for the mall. 402.8.2.4 Food courts. The occupant load of a food court shall be determined in accordance with Section 1004. For the purposes of determining the means of egress requirements for the mall, the food court occu- pant load shall be added to the occupant load of the covered or open mall building as calculated in Section 402.8.2.1. 402.8.3 Number of means of egress. Wherever the distance of travel to the mall from any location within a tenant space used by persons other than employees is greater than 75 feet (22 860 mm) or the tenant space has an occupant load of 50 or more, not fewer than two means of egress shall be provided. 402.8.4 Arrangements of means of egress. Assembly occupancies with an occupant load of 500 or more located within a covered mall building shall be so located such that their entrance will be immediately adjacent to a principal entrance to the mall and shall have not less than one-half of their required means of egress opening directly to the exterior of the covered mall building. Assembly occupancies located within the perimeter line of an open mall building shall be permitted to have their main exit open to the open mall. 402.8.4.1 Anchor building means of egress. Required means of egress for anchor buildings shall be provided independently from the mall means of egress system. The occupant load of anchor buildings open- ing into the mall shall not be included in determining means of egress requirements for the mall. The path of egress travel of malls shall not exit through anchor buildings. Malls terminating at an anchor building where other means of egress has not been provided shall be considered as a dead-end mall. 402.8.5 Distance to exits. Within each individual tenant space in a covered or open mall building, the distance of travel from any point to an exit or entrance to the mall shall be not greater than 200 feet (60 960 mm). The distance of travel from any point within a mall of a covered mall building to an exit shall be not greater than 200 feet (60 960 mm). The maximum distance of travel from any point within an open mall to the perimeter line of the open mall building shall be not greater than 200 feet (60 960 mm). 402.8.6 Access to exits. Where more than one exit is required, they shall be so arranged that it is possible to travel in either direction from any point in a mall of a covered mall building to separate exits or from any point in an open mall of an open mall building to two separate locations on the perimeter line, provided that neither loca- tion is an exterior wall of an anchor building or parking garage. The width of an exit passageway or corridor from a mall shall be not less than 66 inches (1676 mm). Exception: Access to exits is permitted by way of a dead-end mall that does not exceed a length equal to twice the width of the mall measured at the narrowest location within the dead-end portion of the mall. 402.8.6.1 Exit passageways. Where exit passageways provide a secondary means of egress from a tenant 4-4 Copyright © 2020 ICC. ALL RIGHTS RESERVED. Accessed by Stephen Gugliotta (steveg@ci.galesburg.il.us), (City of Galesburg) Order Number #101166240 on Oct 11, 2021 01:43 PM (PDT) pursuant to License Agreement with ICC. No further reproduction, no further reproductions by any third party, or distribution authorized. Single user only, copying and networking prohibited. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE AGREEMENT, AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER. 101166240 SPECIAL DETAILED REQUIREMENTS BASED ON OCCUPANCY AND USE 2021 INTERNATIONAL BUILDING CODE® or open mall building does not exceed three floor levels at any point nor three stories above grade plane, and is of Type I, II, III or IV construction. 402.4.1.2 Anchor buildings. The building area and building height of any anchor building shall be based on the type of construction as required by Section 503 as modified by Sections 504 and 506. Exception: The building area of any anchor build- ing shall not be limited provided that the anchor building is not more than three stories above grade plane, and is of Type I, II, III or IV construction. 402.4.1.3 Parking garage. The building area and building height of any parking garage shall be based on the type of construction as required by Sections 406.5 and 406.6, respectively. 402.4.2 Fire-resistance-rated separation. Fire-resis- tance-rated separation is not required between tenant spaces and the mall. Fire-resistance-rated separation is not required between a food court and adjacent tenant spaces or the mall. 402.4.2.1 Tenant separations. Each tenant space shall be separated from other tenant spaces by a fire parti- tion complying with Section 708. A tenant separation wall is not required between any tenant space and the mall. 402.4.2.2 Anchor building separation. An anchor building shall be separated from the covered or open mall building by fire walls complying with Section 706. Exceptions: 1.Anchor buildings of not more than three stories above grade plane that have an occupancy classification the same as that permitted for tenants of the mall building shall be separated by 2-hour fire-resis- tance-rated fire barriers complying with Section 707. 2. The exterior walls of anchor buildings separated from an open mall building by an open mall shall comply with Table 705.5. 402.4.2.2.1 Openings between anchor building and mall. Except for the separation between Group R-1 sleeping units and the mall, openings between anchor buildings of Type IA, IB, IIA or IIB construction and the mall need not be protected. 402.4.2.3 Parking garages. An attached garage for the storage of passenger vehicles having a capacity of not more than nine persons and open parking garages shall be considered as a separate building where it is separated from the covered or open mall building or anchor building by not less than 2-hour fire barriers constructed in accordance with Section 707 or hori- zontal assemblies constructed in accordance with Section 711, or both. Parking garages, which are separated from covered mall buildings,open mall buildings or anchor build- ings, shall comply with the provisions of Table 705.5. Pedestrian walkways and tunnels that connect garages to mall buildings or anchor buildings shall be constructed in accordance with Section 3104. 402.4.3 Open mall construction. Floor assemblies in, and roof assemblies over, the open mall of an open mall building shall be open to the atmosphere for not less than 20 feet (9096 mm), measured perpendicular from the face of the tenant spaces on the lowest level, from edge of balcony to edge of balcony on upper floors and from edge of roof line to edge of roof line. The openings within, or the unroofed area of, an open mall shall extend from the lowest/grade level of the open mall through the entire roof assembly. Balconies on upper levels of the mall shall not project into the required width of the opening. 402.4.3.1 Pedestrian walkways.Pedestrian walkways connecting balconies in an open mall shall be located not less than 20 feet (9096 mm) from any other pedes- trian walkway. [F] 402.5 Automatic sprinkler system.Covered and open mall buildings and buildings connected shall be equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1, which shall comply with all of the following: 1. The automatic sprinkler system shall be complete and operative throughout occupied space in the mall building prior to occupancy of any of the tenant spaces. Unoccupied tenant spaces shall be similarly protected unless provided with approved alternative protection. 2. Sprinkler protection for the mall of a covered mall building shall be independent from that provided for tenant spaces or anchor buildings. 3. Sprinkler protection for the tenant spaces of an open mall building shall be independent from that provided for anchor buildings. 4. Sprinkler protection shall be provided beneath exte- rior circulation balconies located adjacent to an open mall. 5. Where tenant spaces are supplied by the same system, they shall be independently controlled. Exception: An automatic sprinkler system shall not be required in spaces or areas of open park- ing garages separated from the covered or open mall building in accordance with Section 402.4.2.3 and constructed in accordance with Section 406.5. 402.6 Interior finishes and features.Interior finishes within the mall and installations within the mall shall comply with Sections 402.6.1 through 402.6.4. 402.6.1 Interior finish Interior wall and ceiling finishes within the mall of a covered mall building and within the exits of covered or open mall buildings shall have a mini- 4-2 Copyright © 2020 ICC. ALL RIGHTS RESERVED. Accessed by Stephen Gugliotta (steveg@ci.galesburg.il.us), (City of Galesburg) Order Number #101166240 on Oct 11, 2021 01:43 PM (PDT) pursuant to License Agreement with ICC. No further reproduction, no further reproductions by any third party, or distribution authorized. Single user only, copying and networking prohibited. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE AGREEMENT, AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER. 101166240