Discovery deliverable · Sample
Code memo — what we send before we draw a line.
Every set opens with a code-analysis sheet. 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. The sample below shows that analysis in memo form, for an illustrative wellness-studio tenant improvement — not a specific client's project.
Code memo
Wellness Studio · Tenant Improvement
- Jurisdiction
- City of Tempe, AZ
- Suite
- A16 · 1,034 SF (existing)
- Prepared
- Day 3 · Discovery
- Status
- Sample · Illustrative
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 as adopted by the City of Tempe when this example was prepared. Tempe adopted the 2024 codes in June 2026; they apply to permit applications from January 1, 2027.
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
- Two provided (existing demising); required number per IBC § 1006 — verify
- 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 (net room areas) | 976 | — | 19 |
19 occupants, Group B — separate facilities are not required under IBC § 2902.2 Exception 4 (business, 25 or fewer), so the existing single-user restroom serves (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 |
| § 1020 | Minimum corridor width | Per the corridor-width table for the occupant load — verify | Met — existing demising preserved |
| § 2902.2 Exc. 4 | Separate restroom facilities | Not required — Group B, occupant load ≤ 25 | Met — 1 existing single-user restroom |
| § 1008.3 | Emergency lighting | Emergency power for egress illumination — confirm whether it applies to this suite | Flag — see § 05.03 |
Flagged issues
- 05.01
Restroom — one single-user room acceptable
With 19 occupants (Group B), IBC § 2902.2 Exception 4 waives separate facilities for business occupancies of 25 or fewer, so one single-user restroom is acceptable. 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
Alteration level — confirm with plan review
Type V-B construction with existing sprinklers; tenant scope is interior non-structural only, no SF added, no occupancy change. The IEBC alteration level (Level 1 or Level 2, since new partitions are proposed) is to be confirmed with Tempe plan review.
- 05.03
Emergency lighting — confirm AHJ retrofit trigger
Building does not have emergency lighting installed today. Recommend a pre-submittal call with Tempe plan review to confirm whether IBC § 1008.3 applies to this suite and whether this scope triggers a retrofit or the 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 a 60" diameter (or T-shaped) turning space at the 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 404.2.7 / 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 on the delivery date in your quote; 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.