Existing Convenience Store

[globe trekker]

I'm trying to think through the Accessibility requirements on this project.

I have an existing convenience store with one Men's restroom & one

Women's Restroom. Both are non-ADA compliant! I have plans submitted

that are proposing to upgrade the Men's Restroom only, ..to ADA

compliancy, and to upgrade various countertops (millwork) and Fountain

Drinks dispenser counter area.

Because the Men's Restroom is a primary function area (RE: 3409.7,

2006 IBC):

3409.7 Alterations affecting an area containing a primary function.

Where an alteration affects the accessibility to, or contains an area of

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.

Exceptions:

1. The costs of providing the accessible route are not required to exceed

20 per cent of the costs of the alterations affecting the area of primary

function.

2. This provision does not apply to alterations limited solely to windows,

hardware, operating controls, electrical outlets and signs.

3. This provision does not apply to alterations limited solely to mechanical

systems, electrical systems, installation or alteration of fire protection

systems and abatement of hazardous materials.

4. This provision does not apply to alterations undertaken for the primary

purpose of increasing the accessibility of an existing building, facility or

element.



QUESTION # 1: Does the 20% (max.) amount of the project cost apply to

this project "upgrade", ..the Accessible Route?

QUESTION # 2: If the 20 % amount does not apply to upgrading the

Accessible Route because of Exception #4, is this one restroom required to

be "fully" compliant, or only partially (RE: mirror, door kick plate, toilet paper

dispenser, signage, etc. )? This additional stuff isn't listed on the plans.

Thanks for your input! As always, please cite your references. We are

using the 2006 IBC & the 2003 ICC/ANSI A117.1

.

 

[JBI]

My first question to you is why is the Men's room a primary function area? That would be a misreading of the cited section.

Based on the code section you provided, including the exceptions... The primary function area is the sales floor, deli counter (if there is one).

The men's room is a component of the accessible route to/from the primary function area(s).

Take 20% of the cost of alterations to the sales floor area and apply it to accessibility upgrades (or was that the reason they are upgrading the men's room in the first place?)

 

[mtlogcabin]

? 1. No

? 2. No

Where does the code "require" a mirror, kick plate or even a toilet paper dispenser be installed?

If these items are installed they have to comply

 

[Builder Bob]

The route to the restroom must be accessible. IF it is technically infeasible, then 20% must be spent on upgrading accessibility.

Cost of a project does not equate to technically infeasible. Having to saw cut slabs, structural footings, etc. equals technically infeasible.

 

[Yankee]

The route to the restroom must be accessible. IF it is technically infeasible, then 20% must be spent on upgrading accessibility.Cost of a project does not equate to technically infeasible. Having to saw cut slabs, structural footings, etc. equals technically infeasible.

I don't believe that saw-cutting a slab is technically indefeasible unless teh cut is severing a structural component.

 

[globe trekker]

To all, ..much thanks for your replies!

JBI, ..the store itself is getting an image update, ..newer color schemes,

finishes, millwork, etc. & I noticed on the plans where they are installing

ADA compliant plumbing fixtures, & grab bars in the Men's Restroom only.

Not both, but only the Men's! Seems kinda odd that they would not upgrade

both restrooms, Also, good catch on my misreading of the cited section in

the IBC. I totally misread that section.

mtlogcabin, ..from the ICC/ANSI A117, 2003 edition,

Section 404.2.9 seems to require a kick plate,

Section 604.7 requires the toilet paper dispenser to be compliant,

Section 404.2.6 & 604.8.3 requires the compliant type door hardware,

the mirror is not required.

Builder Bob, ..the existing route to both restrooms is already compliant,

as far I as I know. Don't know about everyday operations, that typically,

in most convenience stores, will place items for sale in the route to the

restrooms and everywhere else.

Keep the responses coming! This is good stuff!

.

 

[mtlogcabin]

mtlogcabin, ..from the ICC/ANSI A117, 2003 edition,

Section 404.2.9 seems to require a kick plate, This section requires the door to be smooth within 10" of the floor. If it is not a kick plate with capped cavities is an option.

Section 604.7 requires the toilet paper dispenser to be compliant, I agree because of the charging language in 604.1

Section 404.2.6 & 604.8.3 requires the compliant type door hardware,

the mirror is not required.