Brain Tease: IEBC and Accessibility

[jar546]

In a strip mall there is an empty space that has been vacant for over a year. The last known occupancy was that of a pharmacy. The building is being planned to be used as office space and a submission is made for permit. The current and only bathroom in the space is not compliant with ANSI 117.1.

Level 2 alterations apply.

Is the bathroom required to be brought up to ANSI 117.1 standards?

(this ought to be interesting)

 

[TimNY]

Yes, required by IEBC 605.2 if the alterations affect an area of primary function. Since there is only 1 bathroom, this bathroom serves the primary area by default.

The existing restroom is not "required" to be brought up to code; if technically infeasible they may create a new unisex bathroom in the same area.

 

[rshuey]

Based on the IEBC, the engineer can choose to use a 20% type rule OR pay 100 bucks and visit the Acc, Review Board in Harrisburg.

 

[TimNY]

'tis a good point, and probably the kicker for this brain teaser.

Cost of improving the accessible route does not have to exceed 20% of the cost of alterations. The 20% does not have to be applied to the bathroom if they expend 20% elsewhere (new ramps, wider doors, etc)

 

[jar546]

They can attempt compliance with 602.1.10

Yes, the 20% only affects the accessible route

 

[Gene Boecker]

Wow! You guys are good. Nailed it right away.

Jeff,

Maybe you should ask if they need to do something about the stoop out the back door which creates an impediment to the accessible means of egress.

 

[TimNY]

But for the purposes of 605.2, the accessible route includes the bathrooms.

If they had $20,000 to spend and the cost of improving ramps and doors was $20,000, they would not have to improve the bathroom.

If they had $20,000 to spend and the cost of ramps and doors was $10,000, they would be required to spend the remaining $10,000 on the bathroom (or some other element that required improvement, whatever they choose to improve).

602.1.10.. what year code? 2006 doesn't have that section. What is it?

 

[jar546]

Wow! You guys are good. Nailed it right away.Jeff,

Maybe you should ask if they need to do something about the stoop out the back door which creates an impediment to the accessible means of egress.

OK, let's continue with the hypothetical:

There are 2 entrances, 1 accessible at grade in the front and one in the rear which has a 6" drop right at the exit door. Is that OK?

 

[mtlogcabin]

310.7 Alterations affecting an area containing a primary function.

Where an alteration affects the accessibility to, or contains an area of, a primary function , the route to the primary function area shall be accessible. The accessible route to the primary function area shall include toilet facilities or drinking fountains serving the area of primary function .

Does this mean the toilet facilities or drinking fountains are defined as part of the accessible route?

 

[rshuey]

OK, let's continue with the hypothetical:There are 2 entrances, 1 accessible at grade in the front and one in the rear which has a 6" drop right at the exit door. Is that OK?

Depends on the occupant load vs number of exits required. Most likely, existing would be ok.

 

[Gene Boecker]

Oh, come on guys. The answer is easy!

There isn't any "most likely" about it.