Accessible Means of Egress

[arch_06]

Working on the renovation of a 4,800 SF ground floor tenant space in a mixed-use building (sprinklered) in MA. The new space is to be used as a preschool. There is currently a main entrance directly from the exterior that is level with the floor inside. There is another exterior entry from a sunken floor area (down 3') at the back of the space (grade slopes down outside). The intent is to fill this area in so that the floor is level throughout the space.

At least 2 accessible means of egress are required by code. My question is, do both of the egress paths have to be fully handicapped accessible (no stairs) or is 1 enough? The building code says that stairways can be part of the accessible means of egress (and no refuge areas required if sprinklered) and only one accessible route is required by the MA access code.

In another project, I had an inspector require both exterior doors to be fully handicapped accessible with ramps, for a small tenant renovation, so I just wanted to run this by the forum to see if I'm missing anything. Thanks in advance.

 

[mtlogcabin]

Unless MA has something different the code does not require accessible egress in existing building undergoing alterations

2009 IEBC

310.6 Alterations.

A building, facility or element that is altered shall comply with the applicable provisions in Chapter 11 of the International Building Code and ICC A117.1, unless technically infeasible . Where compliance with this section is technically infeasible , the alteration shall provide access to the maximum extent technically feasible.

Exceptions:

2. Accessible means of egress required by Chapter 10 of the International Building Code are not required to be provided in existing buildings and facilities.

2009 IBC

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 .

Exceptions:

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

 

[TheCommish]

Mass has a seperat accessablity code and the IIC requirments are admend out of the IIC family of codes and replace by 521 CMR

The staff at the AAB office is very helpfull, once you look over the code and have a specifc question they will be more than willing to assist you Phone: 617-727-0660

3.3.3 Alterations by a tenant do not trigger the requirements of 521 CMR 3.3.1b and 3.3.2 for other tenants. However, alterations, reconstruction, remodeling, repairs, construction, and changes in use falling within 521 CMR 3.3.1b and 3.3.2, will trigger compliance with 521 CMR in areas of public use, for the owner of the building.

3.3.4 No alteration shall be undertaken which decreases or has the effect of decreasing accessibility or usability of a building or facility below the requirements for new construction.

3.3.5 If alterations of single elements, when considered together, amount to an alteration of a room or space in a building or facility, that space shall be made accessible.

3.3.6 No alteration of an existing element, space, or area of a building or facility shall impose a requirement for greater accessibility than that which would be required for new construction.

20.00: ACCESSIBLE ROUTE

20.11.1 All spaces or elements required to be accessible by 521 CMR shall be provided with no less than one accessible means of egress.

a. Where more than one means of egress is required under 780 CMR (The Massachusetts State Building Code) from any accessible space or element, each space or element shall be served by not less than two accessible means of egress.

Exception: For the purpose of 521 CMR 20.11, fire escapes shall be exempt.

20.11.2 The exit discharge shall provide a continuous path of travel from an exit to a public way by means of a walkway or a ramp.

a. Where public ways are further than 100 feet from an exit, exterior areas of rescue assistance complying with 20.12.2 may be constructed along the exit discharge located no closer than 100 feet from the building.

b. in buildings where the grade at the level of exit discharge prohibits construction of either a walkway or a ramp, a portion of an exterior exit balcony located immediately adjacent to an emergency exit complying with 521 CMR 20.12.2 may be constructed as an area of rescue assistance.

20.12 AREAS OF RESCUE ASSISTANCE

Shall be provided where an accessible means of egress is not provided and shall comply with the following requirements:

Exception: Areas of rescue assistance are not required in:

a. existing buildings undergoing alterations, remodeling, reconstruction

b. buildings or facilities having a supervised automatic sprinkler systems

c. tunnels;

d. open air parking garages and open air transit stations

20.12.1 Location and Construction: An area of rescue assistance shall be one of the following:

a. A portion of a stairway landing within a smokeproof enclosure (complying with applicable requirements of

 

[lunatick]

also a stair can be accessible. but i do not know how MA does this.

 

[steveray]

I hate that code provision but MT has that part of it. In regards to the 310.6.....if you alter it (any element) you make it compliant or the AHJ that decides "technically infeasible" lets them out......And yes, stairs can be part of an accessible egress...