existing building with only one open stairway

[BayPointArchitect]

Applicable Code: 2000 NFPA

Type of Construction: Type IIIB (211)

Non-sprinkled Existing Building

Three stories with one elevator

We are dealing with an old three story building built in 1944. The structure consists of reinforced concrete.

The proposed plan is to replace the non-handicap accessible elevator with a new elevator to improve accessibility along with making handicap improvements to the restrooms. New carpet, new windows, replace the boiler with a geothermal system, etc.

There is only one grand stairway that is open to all three levels.

There is one large assembly space on the third floor with a calculated occupant load slightly more than 100. It is existing and this space will remain unchanged with the exception of changing the door swing in the direction of egress and adding panic hardware to the two required exit doors. This existing assembly space (A3) is the most restrictive occupancy while all other occupancies fall into the business (B) occupancy.

The local AHJ is requiring that this existing stairway be enclosed from top to bottom, and an elevator lobby where there is not currently an elevator lobby.

Situation:

While attempting to comply with Chapter 13 of the NFPA, it appears to me that this section is not very clear what constitutes a substantial remodel that will then trigger each and every safety features that would normally be incorporated into a new building. The problem is that this building owner is attempting to make the building more code compliant but if the cost to make these improvements along with new, second stairway exceeds their budget, then this old building will remain as it is without any improvements at all.

Question #1:

Beyond new carpet and paint, to what extent can this building owner make improvements before being required to enclose the three story open stairway?

Question #2:

Beyond new carpet and paint, to what extent can this building owner make improvements before being required to add an elevator lobby?

Question #3:

Beyond new carpet and paint, to what extent can this building owner make improvements before being required to add a second stairway from the third floor assembly space?

Thank you and have a great weekend!

 

[georgia plans exam]

It seems ridiculous, to me, for the AHJ to require this when you are trying to improve accessibility in an older building. We have a local amendment that, when the cost of the new construction is less that 50% of the value of the space or building, only the new work is required to meet code. (30% for risk category IV buildings). Over 50% and the entire space or building must come up to code. GPE

 

[BayPointArchitect]

Georgia Plans Exam,

Your local amendment is very interesting because the Sheriff, Dispatch and Emergency Manager are located within this building.

Therefore this existing building is an essential facility with a risk category IV.

The remodel cost is currently $1.5 Million and I would estimate that the replacement cost for a new building of the same size would cost $3 Million.

 

[mtlogcabin]

Get rid of NFPA and adopt the IEBC fore existing buildings

 

[FM William Burns]

The only way the AHJ can require additional arrangements beyond what is existing and approved when the building was constructed is if there is a local amendment. The 2000 NFPA 101 LSC would not require what has been mentioned in the OP:

NFPA 101, 2000

4.6.7* Modernization or Renovation. Any alteration or any installation of new equipment shall meet, as nearly as practicable, the requirements for new construction. Only the altered, renovated, or modernized portion of an existing building, system, or individual component shall be required to meet the provisions of this Code that are applicable to new construction. If the alteration, renovation, or modernization adversely impacts required life safety features, additional upgrading shall be required. Existing life safety features that do not meet the requirements for new buildings, but that exceed the requirements for existing buildings, shall not be further diminished. In no case shall the resulting life safety features be less than those required for existing buildings.