Discovery deliverable · Sample
Code memo — what we send before we draw a line.
Every APD engagement starts with a code memo, delivered within 72 hours of the kickoff call. It names the codes the AHJ has adopted, calculates occupant load, runs through the IBC sections your project will be reviewed against, and surfaces any flagged issues before a single drawing exists. The sample below is anonymized from a real Tempe, AZ wellness-studio tenant improvement.
Code memo
Wellness Studio · Tenant Improvement
- Jurisdiction
- City of Tempe, AZ
- Suite
- A16 · 1,034 SF (existing)
- Prepared
- Day 3 · Discovery
- Status
- Sample · Anonymized
Applicable codes
- 2018 International Building Code (IBC)
- 2018 International Mechanical Code (IMC)
- 2018 International Plumbing Code (IPC)
- 2018 International Fuel Gas Code (IFGC)
- 2018 International Energy Conservation Code
- 2018 International Existing Building Code (IEBC)
- 2017 National Electrical Code (NEC)
- 2018 International Fire Code (IFC)
- 2010 ADA Standards for Accessible Design
Code editions confirmed against City of Tempe Development Services current adoptions.
Project summary
- Occupancy classification
- Group B (Business) · Non-separated use
- Construction type
- Type V-B (Unprotected) — existing
- Suite area
- 1,034 SF — existing, no SF added
- Fire sprinklers
- Yes — existing, no changes proposed
- Fire alarm
- Yes — existing
- Emergency lighting
- No — verify AHJ retrofit trigger (see flagged item 03)
- Exits required
- Two — provided by existing demising
- Site work
- None — interior non-structural TI only
- Occupancy change
- None — Group B retained
Occupant load calculations
| Function of space | Area (SF) | OLF | Occupants |
|---|---|---|---|
| Reception / waiting | 92 | 15 | 7 |
| Treatment room 1 | 127 | 100 | 2 |
| Treatment rooms 2–6 (5 × ~74 SF) | 375 | 100 | 5 |
| Staff area | 19 | 150 | 1 |
| Shower | 16 | 100 | 1 |
| Restroom (existing unisex) | 25 | — | — |
| Washer / dryer | 26 | 300 | 1 |
| Hallway / circulation | 296 | 150 | 2 |
| Total occupant load | 1,034 | — | 19 |
Under 50 occupants — single-fixture unisex restroom satisfies IBC Table 2902.1 (see §04).
IBC code-section analysis
| Reference | Topic | Required | Status |
|---|---|---|---|
| § 1003.2 | Means of egress ceiling height | ≥ 7'-6" above finished floor | Met — existing |
| § 1207.2 | Minimum ceiling heights | ≥ 7'-6" habitable; ≥ 7'-0" bath / laundry | Met — existing |
| Table 1020.3 | Minimum corridor width | 44" (occ. load < 50) | Met — existing demising preserved |
| Table 2902.1 | Required plumbing fixtures | 1 WC + 1 lav per sex (< 50 occ.) | Met — 1 existing unisex restroom provided |
| § 1008.3 | Emergency lighting | Means of egress + spaces > 100 occ. | Flag — see § 05.03 |
Flagged issues
- 05.01
Fixture count — unisex acceptable
With 19 occupants total, IBC Table 2902.1 permits a single unisex restroom. No new fixtures required by code. Existing restroom assumed ADA-compliant pending field verification of clear floor space, grab-bar mounting, and reach ranges at lav.
- 05.02
No structural fire-rating upgrades triggered
Type V-B construction with existing sprinklers; tenant scope is interior non-structural only, no SF added, no occupancy change. IEBC alterations remain within Level 1 scope — no fire-rating upgrade obligation under Chapter 8.
- 05.03
Emergency lighting — confirm AHJ retrofit trigger
Building does not have emergency lighting installed today. Under IBC § 1008.3, means-of-egress emergency illumination is required, but Tempe's policy on retrofit-on-TI varies. Recommend pre-submittal call with plan check to confirm whether this scope triggers retrofit or whether existing condition is grandfathered. Cost impact if triggered: ~$2,800–$4,200 for fixtures + circuit.
- 05.04
ADA — field verification at new partition changes
New partition layout must preserve 60" turning radius at restroom and 32" clear opening at each treatment-room door. We'll dimension these on the floor plan and call out at door schedule. Owner confirmation required on door hardware (lever, not knob, per ADA 309.4).
Recommended next steps
- 1 — Owner confirms emergency-lighting decision (call AHJ or pre-submit).
- 2 — APD proceeds to schematic floor plan with the demising and door schedule above.
- 3 — Permit-ready set targeted at 18 business days from kickoff; fixed fee per separate quote.
Disclaimer
Informational only. Not a code interpretation by an engineer of record. Final code compliance is determined by the AHJ at plan check; APD's role is to surface known requirements and risks before drafting begins so the client can scope and budget accurately.
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