acceessible means of egress

[Mr. Inspector]

Having an argument with other inspectors. Just because an 2nd floor is excepted form needing an accessible route does that mean the 2nd floor is not an accessible space and does not need an accessible means of egress? 2012 IBC section 1103.2 has the exceptions for accessible spaces and never mentions a space not required to have an accessible route.

 

[JBI]

Depending on the particular situation - occupancy class, size, occupant load - there are some exceptions to the accessible route requirement.

1103.2.1 Specific requirements.

Accessibility is not required in buildings and facilities, or portions thereof, to the extent permitted by Sections 1104 through 1110.

1104.4 Multilevel buildings and facilities.

At least one accessible route shall connect each accessible level, including mezzanines, 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;1.2. Levels containing offices of health care providers (Group B or I); or1.3. Passenger transportation facilities and airports (Group A-3 or B).2. Levels 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.

For accessible means of egress, we must look to chapter 10...

SECTION 1007 ACCESSIBLE MEANS OF EGRESS

1007.1 Accessible means of egress required.

Accessible means of egress shall comply with this section. Accessible spaces shall be provided with not less than one accessible means of egress. Where more than one means of egress are required by Section 1015.1 or 1021.1 from any accessible space, each accessible portion of the space shall be served by not less than two accessible means of egress.

The Code is silent with regard to non-accessible spaces here, but the implication is that only accessible spaces need to be provided with accessible means of egress.

 

[steveray]

If there is not an accessible route(and not required), accessible egress would not be required IMHO....The assumption would be over time that the building would become more accessible through 20% improvements (IBC 2003 3409.6 or whatever else) the features on the floor would have to be accessible, but the routes to and from the floor get a pass. The kicker is one could make the arguement that you could build a tiny exempt mezz, get a CO, and the next day make it bigger than allowed and never provide accessible egress because it is an existing building...

Exceptions:

1. Accessible means of egress are not required in alterations to existing buildings.

I don't know if it is a real problem in the real world, but it seems to be kinda sad that there is so much wiggle room to get around it...

 

[Mr. Inspector]

The code should say that if no accessible route is required it is not an accessible space, therefore no accessible egress is required. 95% of handicapped could go upstiars because they are not on wheel chairs, so why wouldn't it be an accessible space.

 

[MEIavecchia]

I live in a 10 story condominium in Fort Lauderdale (Broward County), FL. There is a single door to the rooftop. The roof is mainly for air conditioners and condensers, but also has glass railings all the way around to facilitate panoramic skyline and ocean viewing. The association decided to lock this door and require owners to sign for the key at the front desk if they want access. Is this safe or legal? I live on the 5th floor. What if there is an inferno on the lower floors preventing me from going down, and my only egress option is the roof? The building is relatively new, built in 200-3-2004. Help!

 

[ADAguy]

"Ouch" Isn't a stairwell in a high rise suppose to be able to exit to the roof? In this case, two stairwells required, no?