BUILDING

S PAT I A L D E S I G N
C O D E S TA N DA R D
(ES 3963)

KOLFE KERANIO
SUB CITY

BUILDING PERMIT
AND CONTROL
OFFICE
 AG E N DA
• SITE PLANNING AND LAND USE

• FUNCTION & INDOOR SPACE

• ELEVATORS AND CONVEYING SYSTEMS

• SPATIAL ORGANIZATION OF
STRUCTURAL,ELECTROMECHANICAL
AND SANITARY ELEMENTS

• SIGNS (BUILDING USE COMMUNICATION

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
Accessible A site, building, facility or portion thereof
that can be approached, entered and used by physically
disabled persons.
Balcony A horizontal projection, including a hard nail, or
balustrade to serve as an outside space.
Basement That portion of a building that is partly or
completely below grade.
Building Any structure used or intended for supporting
or sheltering any use or occupancy. Building Height The
vertical distance measured in the case of flat roofs, from
the average level of the center line of the adjoining
street to the highest point of the building adjacent to the
street wall; and in the case of pitched roofs, up to the
point where the external surface of the outer wall

(EBCS 12)
intersects the finished surface of the sloping roof; and in
the case of gables facing the road, the midpoint
between the ridge level and the ridge level and the
fascia.

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DEFINITIONS

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
Floor Area Floor area shall mean usable covered area of
a building at any floor level.
Mezzanine Floor An intermediate floor between
successive floors limited to not more than_ the area of
the lower floor.
Mezzanine Floor An intermediate floor between
successive floors limited to not more than_ the area of
the lower floor.
Room Height The vertical distance measured from the
finished floor surface to the finished ceiling surface.
Set Back Line A line usually parallel to the plot
boundaries beyond which nothing can be constructed

(EBCS 12)
towards the plot boundaries.

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 • LAND USE

• BUILDING ORGANIZATION
SITE PLANNING AND LAND USE
SECTION ONE

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
5 (EBCS 12)
 LAND USE
SITE PLANNING AND LAND USE

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
6 (EBCS 12)
SITE PLANNING AND LAND USE

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
BUILDING • Access, Density And Coverage
• Min 4 Meter Width
ORGANIZATION • Far And Bar
• Building Orientation
• Windows And Openings To All Building Spaces
• Accessibility
• Streets Or Sidewalks To The Accessible Building Entrance
Served.
• At Least One Accessible Route Shall Connect Accessible
Buildings

(EBCS 12)
• Planting And Landscaping
• 15% Of Their Lot Area (On-building And Off-building)
• Over 50m2 Shall Be Landscaped With 1 Year.

7
SECTION TWO

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
FUNCTION & INDOOR SPACE ORGANIZATION

• CONSTRUCTION TYPE CLASSIFICATION

• FIRE RESISTANCE RATING

• HAZARD RATING

• DIMENSIONS & FUNCTION

• MEANS OF ESCAPE

• FIRE PROTECTION

(EBCS 12)
• OCCUPANCY CLASSIFICATION

• BUILDING TYPE CLASSIFICATION

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 F U N C T I O N & I N D O O R S PA C E

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
O R G A N I Z AT I O N
CONSTRUCTION • Non-Combustible
• Combustible construction
TYPE
CLASSIFICATION

(EBCS 12)
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 F U N C T I O N & I N D O O R S PA C E

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
O R G A N I Z AT I O N
FIRE RESISTANCE • Four-hour Fire Resistive
• Three-hour Fire Resistive
RATING • Two-hour Fire Resistive
• One-hour Fire Resistive

(EBCS 12)
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 F U N C T I O N & I N D O O R S PA C E

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
O R G A N I Z AT I O N
FIRE RESISTANCE ❑ NON-COMBUSTIBLE CONSTRUCTION
▪ At least Three-hour Fire Resistive
RATING ❑ COMBUSTIBLE CONSTRUCTION
▪ At least One -hour Fire Resistive
❑ Occupancy separation shall be four-hour fire resistive for non-
combustible construction and two-hour fire resistive for combustible
construction.

(EBCS 12)
11
 F U N C T I O N & I N D O O R S PA C E

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
O R G A N I Z AT I O N
HAZARD RATING • Hazardous Buildings
Handling, fabrication, manufacturing and storage activities
involving incendiary or highly flammable materials shall be
considered as potential source of risk in all occupancies.
• Non-Hazardous Buildings
Buildings where incendiary and flammable materials are not
handled, fabricated or stored in a routine manner shall not be
considered as potential sources of risk in all occupancies.

(EBCS 12)
12
 F U N C T I O N & I N D O O R S PA C E

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
O R G A N I Z AT I O N
OCCUPANCY • Assembly Occupancy
CLASSIFICATION • Business Occupancy
• Commercial Occupancy
• Dwelling Occupancy
• Educational Occupancy
• Factory & Industrial Occupancy
• Goods Storage Occupancy

(EBCS 12)
• Health & Penal Occupancy

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 F U N C T I O N & I N D O O R S PA C E

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
O R G A N I Z AT I O N
OCCUPANCY • Assembly Occupancy(መሰብሰቢያ ቦታዎች)
CLASSIFICATION a)Gathering to eat, drink, dance or participate in other
recreational
activities;
b) Viewing of theatrical, operatic, orchestral, choral,
cinematographic or sports performances;
c) Assembling for the purpose of worshipping;
d) Viewing outdoor sports events;

(EBCS 12)
e) Viewing or studying displays of art, cultural & historic
artefact and books and other types of documents

14
 F U N C T I O N & I N D O O R S PA C E

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
O R G A N I Z AT I O N
OCCUPANCY • Business Occupancy
CLASSIFICATION a) Shops where merchandise is displayed and offered;
b) Offices where banking, consulting and professional
services are conducted
• Commercial Occupancy
a) Places where non-industrial processes are carried
out;
b) Wholesale stores where goods are displayed and

(EBCS 12)
stored and where only a limited selected group of
persons is present at any one time;
c) Garages where more the 10 vehicles are stored or
parked

15
 F U N C T I O N & I N D O O R S PA C E

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
O R G A N I Z AT I O N
OCCUPANCY • Dwelling Occupancy
CLASSIFICATION a) Transient accommodation where furnished rooms are
rented;
b) Accommodation where groups of people use one
room;
c) Non-transient accommodation consisting of one or
more residential units;
d) Detached non-transient residential

(EBCS 12)
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 F U N C T I O N & I N D O O R S PA C E

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
O R G A N I Z AT I O N
OCCUPANCY • Educational Occupancy
CLASSIFICATION a) Places of instruction where pupils and students
assemble for the purpose of learning;
b) Places where persons assemble for the purpose of
tuition
• Factory & Industrial Occupancy
a) Places where products are fabricated, assembled or
manufactured;

(EBCS 12)
b) Places where industrial processes are carried out;
c) Plant rooms where mechanical or electrical devices
are operated unattended

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 F U N C T I O N & I N D O O R S PA C E

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
O R G A N I Z AT I O N
OCCUPANCY • Goods Storage Occupancy
CLASSIFICATION a) Places where goods, wares and merchandise are
stored;
b) Places where animals are sheltered
• Health & Penal Occupancy
a) Places where people are cared for or treated because
of physical or
mental disabilities;

(EBCS 12)
b) Institutions where people who are challenged in
fitness and movements due to age or other disabilities
reside and are cared for

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SECTION THREE

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
ELEVATORS AND CONVEYING SYSTEMS

• HOIST WAY ENCLOSURES

• HOIST WAY VENTING

• CONVEYING SYSTEMS

• MACHINE ROOMS

(EBCS 12)
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 E L E V AT O R S A N D C O N V E Y I N G

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
S YS T E M S
HOIST WAY • Elevator, dumbwaiter and other hoist way
ENCLOSURES enclosures shall have a fire-resistance rating
• Where four or more elevator cars serve all or the same
portion of a building, the elevators shall be located in at
least two separate hoist ways.
• Elevators shall not be in a common shaft enclosure with
a stairway.

(EBCS 12)
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 E L E V AT O R S A N D C O N V E Y I N G

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
S YS T E M S
HOIST WAY • hoist ways of elevators and dumbwaiters
VENTING penetrating more than three stories shall be
provided with a means for venting smoke and
hot gases to the outer air in case of fire

(EBCS 12)
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 E L E V AT O R S A N D C O N V E Y I N G

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
S YS T E M S
CONVEYING • Where provided in below-grade transportation
SYSTEMS stations, escalators shall have a minimum clear
width of 800mm.
MACHINE • Escalators and moving walks shall be
ROOMS constructed of approved noncombustible and
fire-retardant materials.
• Elevator machine rooms that contain solid-state

(EBCS 12)
equipment for elevator operation shall be
provided with an independent ventilation or air-
conditioning system to protect against the
overheating of the electrical equipment.

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SECTION FOUR

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
SPATIAL ORGANIZATION OF STRUCTURAL,

ELECTROMECHANICAL AND SANITARY ELEMENTS

• SPATIAL ORGANIZATION OF STRUCTURAL

• SPATIAL ORGANIZATION OF ELECTRICAL

• SPATIAL ORGANIZATION OF SANITARY AND

(EBCS 12)
MECHANICAL ELEMENTS

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 S PAT I A L O R G A N I Z AT I O N O F
STRUCTURAL,

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
ELECTROMECHANICAL AND
S A N I TA RY E L E M E N T S
SPATIAL • Spatial design of all buildings shall be based on a
structural system that complies with the
ORGANIZATION
requirements of:
OF STRUCTURAL ✓ ES EN 1996:2015 and ES EN 1998:2015 for masonry
ELEMENTS structures,
✓ ES EN 1995:2015 and ES EN 1998:2015 for wood
structures,
✓ ES EN 1993:2015 and ES EN 1998:2015 for steel

(EBCS 12)
structures,
✓ ES EN 1994:2015 and ES EN 1998:2015 for composite
steel & concrete structures
• All structural elements in all buildings shall be fire protected.

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 S PAT I A L O R G A N I Z AT I O N O F
STRUCTURAL,

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
ELECTROMECHANICAL AND
S A N I TA RY E L E M E N T S
SPATIAL • Structural members shall not interfere with
ORGANIZATION egress and emergency exit spaces.
• The size of structural members shall not reduce
OF STRUCTURAL
the minimum room area and height required for
ELEMENTS fire and life safety.

(EBCS 12)
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 S PAT I A L O R G A N I Z AT I O N O F
STRUCTURAL,

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
ELECTROMECHANICAL AND
S A N I TA RY E L E M E N T S
SPATIAL • In areas where electric power supply is available
ORGANIZATION all rooms in all buildings shall be provided with
light and power (when applicable) in
OF ELECTRICAL
accordance with acceptable standards and the
ELEMENTS ES 3961.
• Generators and other sources provided as local
power sources shall be provided with space

(EBCS 12)
convenient for installation, operation, inspection
and repair as required by the ES 3961.

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 S PAT I A L O R G A N I Z AT I O N O F
STRUCTURAL,

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
ELECTROMECHANICAL AND
S A N I TA RY E L E M E N T S
SPATIAL • ES 3960 shall apply to the installation, alteration, repair
and replacement of plumbing systems, including
ORGANIZATION equipment, appliances, fixtures, fittings and
OF SANITARY appurtenances, and where connected to a water or
sewage system and all aspects of a medical gas system.
AND • ES 3960 & ES 3962 and accepted standards shall apply
MECHANICAL to the organization of mechanical rooms and to the
installation, alteration, repairs and replacement of
ELEMENTS

(EBCS 12)
mechanical systems, including equipment, appliances,
fixtures, fittings and/or appurtenances, including
ventilating, heating, cooling, air conditioning and
refrigeration systems, incinerators and other energy-
related systems.

27
SECTION FIVE

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
SIGNS (BUILDING USE COMMUNICATION SYSTEM)

• GROUND SIGNS

• ROOF SIGNS

• WALL SIGNS

• PROJECTING SIGNS

(EBCS 12)
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 SIGNS (BUILDING USE

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
C O M M U N I C AT I O N S Y S T E M )
GROUND SIGNS • The structural frame of
ground signs shall not
be erected of
combustible materials
to a height of more than
10m above the ground.
Ground signs
constructed entirely of

(EBCS 12)
non-combustible
material shall not be
erected to a height of
greater than 30m above
the ground.

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 SIGNS (BUILDING USE

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
C O M M U N I C AT I O N S Y S T E M )
ROOF SIGNS • Roof signs shall be so
constructed as to leave
a clear space of not less
than 1800 mm between
the roof level and the
lowest part of the sign
and shall have at least
1500 mm clearance

(EBCS 12)
between the vertical
supports the roof.
• Solid surface 7500mm
measured from the roof
surface.

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 SIGNS (BUILDING USE

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
C O M M U N I C AT I O N S Y S T E M )
WALL SIGNS • Wall signs shall not
extend above the top of
the wall, nor beyond the
ends of the wall to
which the signs are
attached unless such
signs conform to the
requirements for roof

(EBCS 12)
signs, projecting signs
or ground signs.

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 SIGNS (BUILDING USE

B U I L D I N G S PAT I A L D E S I G N C O D E S TA N DA R D
C O M M U N I C AT I O N S Y S T E M )
PROJECTED SIGNS • If such projecting sign
exceeds 3 m2 in one facial
area, there ONLY shall be
provided at least two such
supports on each side not
more than 2500 mm apart to
resist the wind pressure.
• Signs projecting over public
walkways shall be permitted
at a minimum height of

(EBCS 12)
2,500mm from grade level to
the bottom of the sign.

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T H A N K YO U F O R
Y O U R PAT E N C Y

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