# CODE COMPLIANCE REVIEW CHECKLIST
## 20 NW 76 STREET - 4-STORY APARTMENT BUILDING

**Project:** 4-Story Affordable/Workforce Housing Apartment Building
**Location:** 20 NW 76 Street, Miami, FL
**Zoning:** T5-R (Miami 21 Code)
**Applicable Codes:**
- Florida Building Code 8th Edition (2023)
- Florida Fire Prevention Code 8th Edition (2023)
- Miami 21 Zoning Code
- ADA Standards for Accessible Design (2010)

**Review Date:** November 12, 2025
**Status:** IN PROGRESS

---

## 1. LIFE SAFETY & EGRESS (CRITICAL)

### 1.1 Exit Requirements (FBC Ch. 10, IBC Ch. 10)
- [ ] **Number of exits per floor** - Verify minimum 2 exits required for occupant load
- [ ] **Exit separation** - Minimum 1/3 diagonal distance or 30 ft (FBC 1007.2.1)
- [ ] **Exit capacity** - Check stair width vs. occupant load (0.2"/person for stairs)
- [ ] **Exit discharge** - Verify direct discharge to public way (FBC 1028)

### 1.2 Travel Distance & Common Path (FBC 1017 & 1006)
- [ ] **Maximum travel distance** - 200 ft max to nearest exit (sprinklered R-2)
- [ ] **Common path of travel** - 75 ft max (sprinklered R-2) (FBC 1006.2.1)
- [ ] **Dead-end corridors** - 50 ft max (sprinklered) (FBC 1020.4)
- [ ] **Measure from all units** - Verify compliance from door of every unit

### 1.3 Corridor Requirements (FBC 1020)
- [ ] **Corridor width** - 44" minimum clear width (FBC 1020.2)
- [ ] **Fire rating** - 1-hour fire-resistance rating required (R-2, 4 stories)
- [ ] **Corridor doors** - 20-minute rated with positive latching
- [ ] **Protrusions** - Maximum 4" into required width (FBC 1005.7)

### 1.4 Stairway Requirements (FBC 1011)
- [ ] **Stair width** - 44" minimum between handrails (FBC 1011.2)
- [ ] **Headroom** - 80" minimum clear height (FBC 1011.3)
- [ ] **Riser/tread dimensions** - 7" max rise, 11" min tread (FBC 1011.5.2)
- [ ] **Handrails** - Both sides, 34"-38" height (FBC 1014)
- [ ] **Fire rating** - 2-hour enclosure (4 stories) (FBC Table 1020.1)
- [ ] **Landing dimensions** - Min 44" in direction of travel (FBC 1011.6)
- [ ] **Stair identification** - Exit signage at each floor (FBC 1023.9)

### 1.5 Doors & Hardware (FBC 1010)
- [ ] **Exit door width** - 36" nominal (32" clear) minimum (FBC 1010.1.1)
- [ ] **Door swing** - Swing in direction of egress (occupant load >50)
- [ ] **Hardware** - Panic hardware if required (FBC 1010.1.10)
- [ ] **Fire rating** - Match wall rating requirements (FBC Table 716.5)
- [ ] **Door closing** - Self-closing or automatic closing devices
- [ ] **Threshold** - 1/2" max height (FBC 1010.1.11)

### 1.6 Occupant Load & Capacity
- [ ] **Calculate occupant load per floor** - 200 SF/person (R-2 units) (FBC Table 1004.5)
- [ ] **Total building occupant load** - Document for permit submittal
- [ ] **Exit capacity calculations** - Verify stairs and doors adequate

---

## 2. ACCESSIBILITY (ADA / FBC Chapter 11)

### 2.1 Accessible Route (FBC 1104, ADA 206)
- [ ] **Continuous accessible route** - From public way to all units
- [ ] **Route width** - 36" minimum clear width (FBC 1104.3.2)
- [ ] **Route slope** - 1:48 max (2.08%) for walking surface
- [ ] **Route changes in level** - 1/4" max without treatment

### 2.2 Accessible Units (FBC 1107.6, Fair Housing Act)
- [ ] **Type A units required** - Minimum percentage per FBC Table 1107.6.1.1
  - Buildings with elevator: All units on accessible floors
  - Total unit count: 6 units × 4 floors = 24 units
- [ ] **Type A unit features:**
  - [ ] Accessible route throughout unit
  - [ ] 60" turning space in all rooms
  - [ ] Accessible kitchen with proper clearances
  - [ ] Accessible bathroom with proper clearances
  - [ ] Reinforcement for grab bars
  - [ ] Controls and outlets at accessible heights

### 2.3 Accessible Parking (FBC 1106, ADA 208)
- [ ] **Quantity** - 1 accessible space (1-25 total spaces) ✓ PROVIDED
- [ ] **Van-accessible space** - 1 van space required (first accessible space)
- [ ] **Space dimensions** - 96" min width + 60" access aisle (van) (FBC 1106.2)
- [ ] **Signage** - ISA symbol, "Van Accessible" (FBC 1106.4)
- [ ] **Slope** - 1:48 max (2.08%) in all directions (FBC 1106.2)
- [ ] **Accessible route** - From parking to building entrance (FBC 1106.6)

### 2.4 Accessible Entrance (FBC 1105, ADA 206.4)
- [ ] **Principal entrance accessible** - Required (FBC 1105.1)
- [ ] **Landing** - 60" × 60" min at doors (FBC 1105.1.3)
- [ ] **Threshold** - 1/2" max height (FBC 1105.1.5)
- [ ] **Door hardware** - Lever-type or automatic (FBC 1105.1.7)

### 2.5 Elevator (FBC 1109, ADA 206.6)
- [ ] **Elevator required** - Buildings >3 stories (FBC 1109.1) ✓ REQUIRED
- [ ] **Cab size** - 68" × 51" minimum (FBC 1109.2)
- [ ] **Door width** - 36" clear width (FBC 1109.2)
- [ ] **Controls** - Maximum 54" height (FBC 1109.3)
- [ ] **Signage** - Raised characters and braille (FBC 1109.4)
- [ ] **Emergency communication** - Two-way system (FBC 1109.6)

### 2.6 Common Areas
- [ ] **Amenity spaces** - All accessible (if provided)
- [ ] **Mail room** - Accessible mailboxes (15"-48" reach range)
- [ ] **Laundry** - Accessible if provided (FBC 1109.12)

---

## 3. ZONING COMPLIANCE (MIAMI 21 CODE)

### 3.1 Site & Lot Requirements (Miami 21 Art. 5, Table 5, T5-R)
- [ ] **Lot size** - 5,000 SF min / 40,000 SF max ✓ VERIFY ACTUAL LOT SIZE
- [ ] **Lot width** - Verify compliance with Table 5
- [ ] **Lot coverage** - 60% maximum ✓ VERIFY ACTUAL COVERAGE

### 3.2 Building Placement & Setbacks (Miami 21 Art. 5, Table 5, T5-R)
- [ ] **Front setback** - 10'-0" min (Primary Frontage) ✓ VERIFY ON SITE PLAN
- [ ] **Side setbacks** - 0'-0" (Party wall condition) ✓ VERIFY
- [ ] **Rear setback** - 10'-0" min ✓ VERIFY
- [ ] **Build-to-line compliance** - If applicable for T5-R

### 3.3 Height & Density (Miami 21 Art. 5, Table 5, T5-R)
- [ ] **Maximum height** - 45 feet ✓ VERIFY BUILDING SECTIONS
- [ ] **Maximum stories** - 4 stories ✓ COMPLIANT
- [ ] **Floor Area Ratio (FAR)** - 1.5 maximum ✓ CALCULATE & VERIFY
- [ ] **Height measurement** - From average grade to roof midpoint

### 3.4 Open Space (Miami 21 Art. 5, Table 5, T5-R)
- [ ] **Minimum open space** - 10% of lot area ✓ CALCULATE & VERIFY
- [ ] **Open space location** - Per Miami 21 standards
- [ ] **Open space quality** - Landscaping requirements

### 3.5 Parking (Miami 21 Art. 4, Table 3)
- [ ] **Residential parking** - 0.5 spaces/unit (Affordable Housing) = 3 spaces ✓
- [ ] **Guest parking** - 10% of required (Art. 4, Sec. 4.6.1.E) = 1 space ✓
- [ ] **Accessible parking** - 1 space (FBC) ✓ PROVIDED
- [ ] **Total parking** - 5 spaces ✓ PROVIDED
- [ ] **EV charging** - 20% of spaces (FBC 406.9.5) = 1 space ✓
- [ ] **Parking dimensions** - 9' × 18' min per space
- [ ] **Aisle width** - Per Miami 21 standards
- [ ] **Parking location** - Rear or side of building preferred

---

## 4. DWELLING UNIT REQUIREMENTS

### 4.1 Unit Size Requirements (Miami 21 Art. 4, Table 4)
- [ ] **Studio/1BR minimum** - 400 SF per unit ✓ VERIFY ALL UNITS
- [ ] **Average unit size** - 650 SF average (all units) ✓ CALCULATE
- [ ] **3+ BR minimum** - 900 SF per unit ✓ IF APPLICABLE
- [ ] **Unit count per floor** - Verify against floor plans

### 4.2 Room Requirements (FBC Chapter 12)
- [ ] **Habitable room area** - 70 SF minimum (FBC 1208.2)
- [ ] **Habitable room width** - 7 feet minimum (FBC 1208.2)
- [ ] **Ceiling height** - 7'-6" minimum (8' bathrooms/kitchens) (FBC 1208.3)
- [ ] **Natural light** - 8% of floor area (FBC 1205.2)
- [ ] **Natural ventilation** - 4% of floor area (FBC 1205.4)

### 4.3 Kitchen Requirements
- [ ] **Minimum sink** - Required in all units
- [ ] **Ventilation** - Range hood or exterior window
- [ ] **Clearances** - ADA requirements for Type A units

### 4.4 Bathroom Requirements (FBC Chapter 29)
- [ ] **Full bathroom per unit** - Required
- [ ] **Fixture clearances** - FBC 2903 & ADA requirements
- [ ] **Ventilation** - Exhaust or exterior window (FBC 1205.4.2)
- [ ] **Water closet** - 30" × 48" clear floor space min
- [ ] **Grab bar blocking** - Required in Type A units

---

## 5. DOOR SCHEDULE REVIEW

### 5.1 Entry Doors
- [ ] **Principal entrance door** - 36" nominal, accessible hardware ✓ VERIFY
- [ ] **Fire rating** - Match wall requirements
- [ ] **Hardware** - ADA compliant (lever type, max 5 lbf)
- [ ] **Threshold** - 1/2" max height
- [ ] **Weather-stripping** - Required

### 5.2 Unit Entry Doors
- [ ] **Door width** - 36" nominal (32" clear) for Type A units
- [ ] **Door width** - 32" nominal minimum for other units
- [ ] **Fire rating** - 20-minute min (corridor doors) (FBC Table 716.5)
- [ ] **Hardware** - Lever-type required for Type A units
- [ ] **Peephole** - Required, 43"-47" height (accessibility)
- [ ] **Self-closing** - Required for corridor doors

### 5.3 Exit Doors (FBC 1010)
- [ ] **Width** - 36" nominal (32" clear) minimum
- [ ] **Swing direction** - Direction of egress
- [ ] **Panic hardware** - If required by occupant load
- [ ] **Fire rating** - 90-minute in 2-hour stair enclosure
- [ ] **No locks/latches** - Preventing egress (FBC 1010.1.9.3)
- [ ] **Landing** - Level landing at door

### 5.4 Interior Doors
- [ ] **Bedroom doors** - 30" nominal minimum
- [ ] **Bathroom doors** - 32" nominal for Type A units
- [ ] **Hardware height** - 34"-48" ADA range
- [ ] **Maneuvering clearance** - Per ADA Fig. 404.2.4.1

### 5.5 Service Doors
- [ ] **Electrical room** - Fire rating per type of space
- [ ] **Mechanical room** - Fire rating per type of space
- [ ] **Trash room** - Fire rating per FBC
- [ ] **Storage rooms** - Appropriate rating

---

## 6. WINDOW SCHEDULE REVIEW

### 6.1 Window Requirements (FBC Chapter 12 & 24)
- [ ] **Natural light** - 8% of room floor area (FBC 1205.2)
- [ ] **Natural ventilation** - 4% of room floor area (FBC 1205.4)
- [ ] **Operable area** - Verify compliance
- [ ] **Emergency escape** - Bedroom windows per FBC 1031
  - [ ] Clear opening: 5.7 SF min (5.0 SF if grade floor)
  - [ ] Min height: 24 inches
  - [ ] Min width: 20 inches
  - [ ] Sill height: 44 inches max

### 6.2 Impact Resistance (FBC 1626 / Miami-Dade County)
- [ ] **Wind-borne debris region** - Miami-Dade County = YES ✓
- [ ] **Impact-resistant windows required** - All exterior openings
- [ ] **Miami-Dade NOA** - Notice of Acceptance required ✓ VERIFY SPECS
- [ ] **Product approval** - TAS 201, 202, 203 testing
- [ ] **Installation** - Per manufacturer and NOA requirements

### 6.3 Energy Code (FBC Energy Conservation)
- [ ] **U-factor** - Verify compliance with FBC Energy tables
- [ ] **SHGC** - Solar Heat Gain Coefficient compliance
- [ ] **Air leakage** - Maximum per energy code

---

## 7. FIRE PROTECTION & LIFE SAFETY SYSTEMS

### 7.1 Fire Sprinkler System (FBC 903)
- [ ] **Sprinkler requirement** - Required for R-2 occupancy >3 stories ✓
- [ ] **NFPA 13 or 13R** - NFPA 13R allowed for residential (verify)
- [ ] **Coverage** - All areas except small closets (<24 SF)
- [ ] **Riser location** - Accessible, protected location

### 7.2 Fire Alarm System (FBC 907)
- [ ] **Fire alarm required** - R-2 occupancy with >16 units ✓ REQUIRED
- [ ] **Manual pull stations** - At exits, max 200 ft travel
- [ ] **Smoke detection** - Units and common areas
- [ ] **Notification appliances** - Visual and audible (strobes + horns)
- [ ] **Monitoring** - Supervised system required

### 7.3 Emergency Lighting & Exit Signs (FBC 1008 & 1013)
- [ ] **Emergency lighting** - Required in egress paths
- [ ] **Illumination level** - 1 foot-candle minimum at floor
- [ ] **Exit signs** - At all exit doors and exit access
- [ ] **Exit sign illumination** - Internally or externally illuminated
- [ ] **Backup power** - 90-minute min battery backup

---

## 8. FIRE-RESISTANCE RATINGS

### 8.1 Vertical Separation (FBC Table 602)
- [ ] **Floor/ceiling assemblies** - 1-hour min (Type VA, R-2, 4 stories)
- [ ] **UL design number** - Specify for each assembly type
- [ ] **Penetrations** - Fire-stop all penetrations (UL systems)

### 8.2 Stairway Enclosure (FBC 1023.3, Table 1020.1)
- [ ] **Enclosure rating** - 2-hour (4 stories) ✓ VERIFY WALL SCHEDULE
- [ ] **Doors** - 90-minute fire-rated (FBC Table 716.5)
- [ ] **Door hardware** - Positive latching
- [ ] **Penetrations** - Prohibited except as allowed

### 8.3 Corridor Walls (FBC 1020.1)
- [ ] **Corridor rating** - 1-hour required (R-2, 4 stories)
- [ ] **Doors** - 20-minute with positive latching (FBC Table 716.5)
- [ ] **Ceiling** - Continuous to deck or rated above

### 8.4 Tenant Separations (FBC 420.3)
- [ ] **Unit-to-unit walls** - 1-hour fire-rated ✓ VERIFY WALL TYPES
- [ ] **Floor/ceiling** - 1-hour fire-rated
- [ ] **Penetrations** - Fire-stop per UL system

### 8.5 Property Line / Separation (FBC 705 & 706)
- [ ] **Fire wall** - If required at property line
- [ ] **Opening protectives** - Rated assemblies as required

---

## 9. STRUCTURAL COORDINATION

### 9.1 Structural Notes & Details
- [ ] **Load-bearing elements** - Coordinated with architectural
- [ ] **Beam/column locations** - Verify against floor plans
- [ ] **Shear walls** - Location and openings coordinated
- [ ] **Foundation type** - Verify soil conditions

### 9.2 Floor & Roof Framing
- [ ] **Framing direction** - Verify architectural coordination
- [ ] **Openings** - Elevator, stairs, mechanical coordinated
- [ ] **Load paths** - Clear and continuous
- [ ] **Roof drainage** - Coordinated with roof plan

---

## 10. BUILDING ENVELOPE

### 10.1 Exterior Walls (FBC Chapter 14)
- [ ] **Wall assembly** - Continuous moisture barrier
- [ ] **Water-resistive barrier** - Required behind cladding
- [ ] **Flashing** - All penetrations and transitions
- [ ] **Thermal insulation** - Per FBC Energy Conservation

### 10.2 Roof Assembly (FBC Chapter 15)
- [ ] **Roof covering** - Miami-Dade NOA required ✓ VERIFY
- [ ] **Wind resistance** - High Velocity Hurricane Zone (HVHZ)
- [ ] **Roof drainage** - Positive drainage to roof drains
- [ ] **Scuppers** - Emergency overflow per FBC
- [ ] **Parapet height** - 30" min above roof surface

---

## 11. MECHANICAL, ELECTRICAL, PLUMBING COORDINATION

### 11.1 HVAC (FBC Mechanical Chapter 4)
- [ ] **Fresh air** - Per FBC/IMC ventilation requirements
- [ ] **Equipment location** - Accessible for service
- [ ] **Duct penetrations** - Fire-stopped per UL systems
- [ ] **Clearances** - Equipment clearances maintained

### 11.2 Electrical (FBC Electrical / NEC)
- [ ] **Panel locations** - Accessible, not in bathrooms
- [ ] **GFCI protection** - Bathrooms, kitchens, exterior
- [ ] **AFCI protection** - Bedrooms and living areas
- [ ] **Emergency power** - For fire alarm, emergency lighting

### 11.3 Plumbing (FBC Plumbing Chapter 4)
- [ ] **Fixture count** - Per occupant load (FBC 403)
- [ ] **Water heater location** - Catch pan if over occupied space
- [ ] **Backflow prevention** - Required locations
- [ ] **Vent penetrations** - Fire-stopped through rated assemblies

---

## 12. SHEET-BY-SHEET REVIEW

### Cover & General Sheets
- [ ] **G-0.0: Cover Sheet** - Project data accurate, code references updated ✓
- [ ] **G-0.1: Scope of Work** - Complete and accurate

### Site Plan
- [ ] **SP-1.0: Site Plan** - Zoning data table updated ✓, verify setbacks, parking layout

### Life Safety & Accessibility
- [ ] **ALS-0.1: ADA Parking Details** - Dimensions, slopes, signage compliant
- [ ] **ALS-0.2: ADA Ramp Details** - If applicable
- [ ] **ALS-0.3: Life Safety Plan Key Plan** - Complete and accurate
- [ ] **ALS-0.4: Floor 1 Life Safety Plan** - Exit paths, travel distances, occupant loads
- [ ] **ALS-0.5: Floor 2 Life Safety Plan** - Same as above
- [ ] **ALS-0.6: Floor 3 Life Safety Plan** - Same as above

### Floor Plans
- [ ] **A-1.1: Floor 1 Plan** - Unit sizes, room dimensions, accessibility compliance
- [ ] **A-1.2: Floor 2 Plan** - Same as above
- [ ] **A-1.3: Floor 3 Plan** - Same as above
- [ ] **A-1.4: Reflected Ceiling Plans** - Fire-rated assemblies noted

### Roof Plan
- [ ] **A-2.1: Roof Plan** - Drainage, equipment, parapet heights
- [ ] **A-2.3: Roof Details** - NOA compliance, flashing details

### Elevations
- [ ] **A-3.1 through A-3.4: Exterior Elevations** - Height verification, materials noted

### Building Sections
- [ ] **A-4.1 through A-4.3: Building Sections** - Height, ceiling heights, fire ratings

### Wall Sections
- [ ] **A-5.2, A-5.3: Wall Sections** - Assembly details, flashing, insulation

### Stair & Elevator Details
- [ ] **A-6.1, A-6.2: Stair Details** - Dimensions, handrails, fire rating, accessibility
- [ ] **A-6.4, A-6.5: Elevator Details** - Dimensions, accessibility features

### Schedules
- [ ] **A-7.1, A-7.2: Door Schedule** - Sizes, ratings, hardware specifications
- [ ] **A-8.1, A-8.2: Window Schedule** - Sizes, ratings, NOA numbers, U-factors

### Interior Details
- [ ] **A-9.1, A-9.2: Interior Elevations** - Accessibility compliance, dimensions
- [ ] **A-10.1: Wall Types** - Fire ratings, assembly details, UL numbers
- [ ] **A-10.2, A-10.3: Cabinet Details** - Accessibility compliance for Type A units

---

## PRIORITY ISSUES TO ADDRESS FIRST

### CRITICAL (Must Fix Before Permit)
1. Life safety egress paths and travel distances
2. Fire-rated assemblies and penetrations
3. Accessibility compliance (Type A units, parking, route)
4. Exit stair dimensions and enclosures
5. Door schedule fire ratings and hardware

### HIGH PRIORITY
6. Window impact resistance and NOA numbers
7. Unit size compliance with Miami 21
8. Corridor widths and ratings
9. Emergency escape windows in bedrooms
10. Elevator accessibility features

### MEDIUM PRIORITY
11. Room dimensions and ceiling heights
12. Building envelope details
13. Roof drainage and details
14. MEP coordination
15. Structural coordination

---

## NEXT STEPS

1. **Establish Revit connection** to query live project data
2. **Systematically review each discipline** starting with Life Safety
3. **Document specific non-compliance items** with element IDs
4. **Prioritize issues** by severity and permit impact
5. **Create action plan** for corrections

---

**Note:** This checklist will be updated as the detailed review progresses. Items marked with ✓ indicate preliminary verification from zoning data view. All items require detailed review against actual Revit model data.
