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City building official explains code leniencies for historic properties
Summary
Deputy Community Development Director Mike Cunningham briefed the commission on how the Existing Building Code (chapter 12) offers targeted leniency for repairs, means-of-egress variances, some fire and structural exceptions, and accessibility accommodations for buildings listed on federal, state, or local registries.
Mike Cunningham, Deputy Community Development Director and Building Official for the City of Las Vegas, gave commissioners a primer on the Existing Building Code chapter that governs historic buildings and how staff applies it during permitting and review.
"The existing building code chapter 12 is the chapter that's focused on historic buildings," Cunningham said, noting that a building must be listed on a federal, state, or local registry to qualify for the chapter’s provisions. He outlined several key allowances: like-for-like repairs that preserve historic materials; limited requirements to modify means of egress when changes would harm historic character; exceptions for one-hour fire-rated assemblies on older lath-and-plaster walls; structural provisions that permit use of original floor live loads rather than forcing wholesale replacement; and alternative accessibility solutions such as chairlifts or rear ramps when front-facade modifications would damage character.
Cunningham illustrated the program with examples, including the La Concha Motel’s relocation, where the building retains its historic status even if moved but the foundation must meet current code. He also explained how adaptive-reuse triggers (alteration levels and change of occupancy) can change what code provisions apply and encouraged applicants to consult chapter 12 to avoid unnecessary code upgrades.
Commissioners raised practical questions about the accessibility of code text. One commissioner noted that the International Code site allows read-only access but downloading or redistribution can require licensing (cited at about $78 a month). Cunningham confirmed the public can read the codes online but redistribution or copying is constrained by copyright, and staff will add a readable one-page summary to the commission's website.
Cunningham said staff will work with applicants, developers and engineers to apply chapter 12 flexibly while ensuring life-safety concerns are addressed, and recommended that the commission consider referencing the chapter in the commission’s revised design guidelines.
