Accessible means of egress

[linnrg]

scenerio:
2 story building, mixed use, first floor Mercantile or Business, second floor R-2 (3 One bedroom apartments). Each floor 2400 sf., non sprinklered, 2 Hour floor separation, 2012 I Codes
table 1004.1.2 R occupant load 200 Gross yields 12 occupants on second floor, table 1015.1 says R over 10 requires 2 exits,
1007.1 "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 twp accessible means of egress"
1007.3 Stairways - 48" and area of refuge.

does this seem correct.

 

[RLGA]

Type VB construction; 1-hour separation between dwelling units and at floor per Sections 420.2 and 420.3, respectively.

Table 1015.1 is for spaces and not stories. Stories are addressed in Section 1021.2, which still requires two exits; however, per subparagraphs 1 and 2 of Section 1021.2, you could have one exit provided the exit access travel distance is not greater than 125 feet from within each dwelling unit's most remote point.

Since the building is required to be sprinklered, an area of refuge is not required per Section 1007.3, Exception 2 or Exception 6, and the stairway clear width is not required to be 48 inches per Exception 1.

 

[JBI]

4 people in a one bedroom apartment? Sounds... cozy?
Are the 3 apartments required to be accessible? Do they fall under an exception?
Does the exception to 1004.1.2 allow the use of 'actual number'?
Does Table 1015.1 address the entire R area? Or is it occupant load of 'space'?
Seems like a stretch to require 2 MOE for 3 one-bedroom apartments...

 

[linnrg]

Type VB construction; 1-hour separation between dwelling units and at floor per Sections 420.2 and 420.3, respectively.

Table 1015.1 is for spaces and not stories. Stories are addressed in Section 1021.2, which still requires two exits; however, per subparagraphs 1 and 2 of Section 1021.2, you could have one exit provided the exit access travel distance is not greater than 125 feet from within each dwelling unit's most remote point.

Since the building is required to be sprinklered, an area of refuge is not required per Section 1007.3, Exception 2 or Exception 6, and the stairway clear width is not required to be 48 inches per Exception 1.

With our state amendments this can be built without sprinklers. Table 1021.2(1) note A) has the requirement that sprinklers be present. There is not a travel distance problem (even counting the length of the stairs).

Our State amendment says: 903.2.8.2 Group R-2. An automatic sprinkler system shall be provided throughout all buildings that contain an R-2 occupancy.
Exceptions:
1. Buildings that are no more than two stories in height, including basements and contain four or fewer dwelling units.

 

[RLGA]

With our state amendments this can be built without sprinklers. Table 1021.2(1) note A) has the requirement that sprinklers be present. There is not a travel distance problem (even counting the length of the stairs).

Our State amendment says: 903.2.8.2 Group R-2. An automatic sprinkler system shall be provided throughout all buildings that contain an R-2 occupancy.
Exceptions:
1. Buildings that are no more than two stories in height, including basements and contain four or fewer dwelling units.

Then I guess it's a matter of what costs more: a sprinkler system or one additional stair with both stairs being wider.
Regardless, a 2-hour horizontal separation is not required if you use the nonseparated method per Section 508.3. However, you'll have to be Type VA construction, since Group M limits the height to 1 story under Type VB (if 1st story is Group B, then Type VB can be used), which isn't that much of an issue, since you'll be required to have 1-hour construction separating dwelling units anyway. An area of refuge is also still not required because of Exception 6 to Section 1007.3. You also won't need emergency escape and rescue openings since you'll have two exits from the second story.

 

[ADAguy]

Love access, makes it more interesting every day (smiling).

 

[steveray]

New building or existing?

 

[linnrg]

New

 

[steveray]

Ok....just checking....existing you would rarely need it...

 

[linnrg]

that's what is crazy - an existing building without two 48" wide stairs would be still deemed acceptable (or seemingly just as safe)

 

[Builder Bob]

True, however, it is assumed that you know what you are getting yourself into on an existing building......

 

[mtlogcabin]

and the stairway clear width is not required to be 48 inches per Exception 1.

I have always wonder how a sprinkler system makes a difference for a handicap person when navigating a 44" stair or a 48" stair.
It is one of those exceptions that has no logic behind it that I can see

 

[linnrg]

well it must be true because most of the trade offs in the code are if you have sprinklers!

I wonder, if an Architect submitted to you a request to lower the occupant load per 1004.1.2 would you agree?

 

[mtlogcabin]

Yes I have. Not to get around exiting or sprinkler requirements but to reduce plumbing fixture counts or ventilation requirements or the licensing fee charge for sporting events at bars, or to match the restriction put on their license issued by the state. (group homes and day cares for example)