Existing Building Designated S-1 and Apartment

[EugeneNinniePEAIA]

I have an existing 6200 sq.ft. 80 year old ( the majority sq.ft. of S-1 with small apartment R approx. 800 sq.ft.) 1 story Non Sprinklered Type Vb Construction that has had structural remedial work done to it that is over 50% of the building area. I inspected it and the structural work is satisfactory, however an existing apartment exists off the back contiguous to the S-1 area. Since the work is well over 50% of the building area, the building must be brought up to IBC 2024 standards one of them being the fire separation between S-1 and the Apartment R. On Table 508.4 Required Separation of Occupancies (hours) S-1 and R requires a 2 hr. separation. The client is upset that a 2-hour wall is needed and "feels" it is excessive. There is no building inspector in this county, so it is the wild west. I am not responsible for "feelings" BUT as a PE and Architect it is my professional stamp that goes on it and therefore the 2 hr. stays. What is your opinion? So I can provide the client with additional verification from BCF because I am the type that "feelings" have no basis on a black and white issue, so any verification from BCF would be helpful. Thank You.

 

[walker.t]

On Table 508.4 Required Separation of Occupancies (hours) S-1 and R requires a 2 hr. separation.

Table 508.4 Required Separation of Occupancies (Hours) only applies when you are analyzing the building using the separated occupancies method in 508.4 Separated Occupancies.

existing 6200 sq.ft. 80 year old ( the majority sq.ft. of S-1 with small apartment R approx. 800 sq.ft.) 1 story Non Sprinklered Type Vb Construction

Is there a reason you can’t analyze the building using nonseparated occupancies under 506.3 NonSeparated Occupancies? The Table 506.2 allowable area for the non-sprinklered S-1 occupancy is 9000 s.f., so with a total nonseparated area of 6200 + 800 = 7000 s.f. seems like you’d be good with that.

On Table 508.4 Required Separation of Occupancies (hours) S-1 and R requires a 2 hr. separation.

Wouldn’t you look to 420.2 Separation Walls to determine the separation between the dwelling unit and the S-1 occupancy? That directs us to 708 > 708.1 Point 1 then to 708.3 Fire Resistance Rating which says you need a minimum 1-hour rated fire partition.

 

[steveray]

Since the work is well over 50% of the building area, the building must be brought up to IBC 2024 standards one of them being the fire separation between S-1 and the Apartment R.

Got a code section on that?

 

[RLGA]

What was the purpose of the "structural remedial work"? Was it due to damage (i.e., a repair), or was it to improve the building's load-bearing capacity (i.e., an alteration)? Is the building sprinklered?

Per the 2024 IEBC, repairs have no maximum threshold that triggers other requirements. You are restoring the building to a safe condition for occupancy.

If the work is an alteration, IEBC Section 503.1 (for the prescriptive compliance method) only states that the building cannot be any less noncompliant than before the alteration. IEBC Section 503.11 has a 50% threshold for "substantial structural alteration," but that only applies to compliance with the IBC for lateral resistance under wind loads and the IEBC for minimum seismic loads. No trigger requires full compliance with the IBC.

However, if the work is done using the work area compliance method and involves an alteration that exceeds 50% of the building's area, it is classified as a Level 3 Alteration. A Level 3 Alteration also requires compliance with Level 1 and 2 Alteration requirements. A Level 2 Alteration requires the building to comply with the IBC for fire resistance ratings per IEBC Section 802.6. In this case, only a 1-hour fire partition is required. This compliance method may also require installing a sprinkler system if a system does not currently exist and is not planned to be installed.

 

[Yankee Chronicler]

I have an existing 6200 sq.ft. 80 year old ( the majority sq.ft. of S-1 with small apartment R approx. 800 sq.ft.) 1 story Non Sprinklered Type Vb Construction that has had structural remedial work done to it that is over 50% of the building area. I inspected it and the structural work is satisfactory, however an existing apartment exists off the back contiguous to the S-1 area. Since the work is well over 50% of the building area, the building must be brought up to IBC 2024 standards ...

Why?

Wyoming uses the 2024 IEBC. This work is in an existing building, so the first question is: What did the work consist of? Is it even an "alteraton," or is it just "repairs"?

IF it is an alteration, which of the three compliance methods was selected?