2015 IBC Section 1103.2.5 Construction sites.

[Jamie Holmes]

Modular, sprinklered, VB construction of 60x60 2 story and 60x204 2 story contractor teams offices. These will be set on foundations for a very large construction project. The local jurisdiction has approved "Temporary" for 10 years and by siting the code in this thread heading are not requiring accessibility, i.e., elevators/lifts to the second floor levels. The issue is, modular building plans must be approved by the State Modular Building Program first and the State CBO will not approve the plans without the elevators or lifts on the plans, even if they were to be exterior of the building or site installed. His thought is, the local jurisdiction is misinterpreting this code. I'd like some input from other building officials as to how you interpret it and if you agree with the local BO in this case what code or definition would you defend your interpretation with?

 

[steveray]

1103.2.5 Construction sites. Structures, sites and equipment
directly associated with the actual processes of construction
including, but not limited to, scaffolding,
bridging, materials hoists, materials storage or construction
trailers are not required to comply with this chapter.

I don't have commentary for this, but "construction trailers" might not be intended to mean "office trailers"....Not sure if you would get out of it if you only had offices on the second floor and common functions on the first?

1104.4 Multistory buildings and facilities. At least one
accessible route shall connect each accessible story, mezzanine
and occupied roofs in multilevel buildings and facilities.
Exceptions:
1. An accessible route is not required to stories, mezzanines
and occupied roofs that have an aggregate area
of not more than 3,000 square feet (278.7 m2) and
are located above and below accessible levels. This
exception shall not apply to:
1.1. Multiple tenant facilities of Group M occupancies
containing five or more tenant
spaces used for the sales or rental of goods
and where at least one such tenant space is
located on a floor level above or below the
accessible levels.
1.2. Stories or mezzanines containing offices of
health care providers (Group B or I).
1.3. Passenger transportation facilities and airports
(Group A-3 or B).
1.4. Government buildings.
2. Stories, mezzanines or occupied roofs that do not
contain accessible elements or other spaces as determined
by Section 1107 or 1108 are not required to
be served by an accessible route from an accessible
level.
3. In air traffic control towers, an accessible route is
not required to serve the cab and the floor immediately
below the cab.
4. Where a two-story building or facility has one story
or mezzanine with an occupant load of five or fewer
persons that does not contain public use space, that
story or mezzanine shall not be required to be connected
by an accessible route to the story above or
below.

 

[Sifu]

Don't think I agree with the local BO. I read construction trailers as just that. Spaces used by construction personnel. A sales team, show-room, clerical personnel space etc. means an office to me and would not be exempt from the requirements. We care currently working on one for our own city building, and it is an office used by the personnel being displaced by the demo and reconstruction of their building. The contractor has their own construction trailer, and it is just for the construction workers. And 10 years as "temporary"?

 

[ADAguy]

I concur, clients also visit the site.

 

[Jamie Holmes]

Other parts of the means of egress code, 1009.3 and exception 2 & 5 also lead me to question why we wouldn't be able to use the interior stairway(s) as the accessible means of egress rather than an elevator.

 

[steveray]

MOE yes, means of access (accessible route), no

 

[Mr. Inspector]

Yes you can use a stairway for an accessible means of egress but you also need an accessible route to get to the 2nd floor because it is more than 3,000 sq. ft.

1009.2 Continuity and components. Each required accessible
means of egress shall be continuous to a public way and
shall consist of one or more of the following components:
1. Accessible routes complying with Section 1104.
2. Interior exit stairways complying with Sections
1009.3 and 1023.
3. Exit access stairways complying with Sections 1009.3
and 1019.3 or 1019.4.
4. Exterior exit stairways complying with Sections
1009.3 and 1027 and serving levels other than the
level of exit discharge.
5. Elevators complying with Section 1009.4.
6. Platform lifts complying with Section 1009.5.
7. Horizontal exits complying with Section 1026.
8. Ramps complying with Section 1012.
9. Areas of refuge complying with Section 1009.6.

1104.4 Multistory buildings and facilities. At least one
accessible route shall connect each accessible story and mezzanine
in multilevel buildings and facilities.
Exceptions:
1. An accessible route is not required to stories and
mezzanines that have an aggregate area of not more
than 3,000 square feet (278.7 m2) and are located
above and below accessible levels. This exception
shall not apply to:
1.1. Multiple tenant facilities of Group M occupancies
containing five or more tenant
spaces used for the sales or rental of goods
and where at least one such tenant space is
located on a floor level above or below the
accessible levels;
1.2. Stories or mezzanines containing offices of
health care providers (Group B or I);
1.3. Passenger transportation facilities and airports
(Group A-3 or B); or
1.4. Government buildings.
2. Stories or mezzanines that do not contain accessible
elements or other spaces as determined by Section
1107 or 1108 are not required to be served by an
accessible route from an accessible level.
3. In air traffic control towers, an accessible route is
not required to serve the cab and the floor immediately
below the cab.
4. Where a two-story building or facility has one story
or mezzanine with an occupant load of five or fewer
persons that does not contain public use space, that
story or mezzanine shall not be required to be connected
by an accessible route to the story above or
below.

 

[ADAguy]

1103.2.5 Construction sites. Structures, sites and equipment
directly associated with the actual processes of construction
including, but not limited to, scaffolding,
bridging, materials hoists, materials storage or construction
trailers are not required to comply with this chapter.

I don't have commentary for this, but "construction trailers" might not be intended to mean "office trailers"....Not sure if you would get out of it if you only had offices on the second floor and common functions on the first?

1104.4 Multistory buildings and facilities. At least one
accessible route shall connect each accessible story, mezzanine
and occupied roofs in multilevel buildings and facilities.
Exceptions:
1. An accessible route is not required to stories, mezzanines
and occupied roofs that have an aggregate area
of not more than 3,000 square feet (278.7 m2) and
are located above and below accessible levels. This
exception shall not apply to:
1.1. Multiple tenant facilities of Group M occupancies
containing five or more tenant
spaces used for the sales or rental of goods
and where at least one such tenant space is
located on a floor level above or below the
accessible levels.
1.2. Stories or mezzanines containing offices of
health care providers (Group B or I).
1.3. Passenger transportation facilities and airports
(Group A-3 or B).
1.4. Government buildings.
2. Stories, mezzanines or occupied roofs that do not
contain accessible elements or other spaces as determined
by Section 1107 or 1108 are not required to
be served by an accessible route from an accessible
level.
3. In air traffic control towers, an accessible route is
not required to serve the cab and the floor immediately
below the cab.
4. Where a two-story building or facility has one story
or mezzanine with an occupant load of five or fewer
persons that does not contain public use space, that
story or mezzanine shall not be required to be connected
by an accessible route to the story above or
below.

What is the date of this code cite?

 

[Builder Bob]

2015 IBC....

Not sure this is what this code section intended when it indicated construction trailers for long term projects..... however, it appears to be a loop hole.