Mr. Inspector
SAWHORSE
Lots of questions. They want to add 2 more rows of fixed seating in the back of the balcony by taking down a partition wall of the old projector wall in an existing (official) historical theater balcony. (No more movies, just live shows). There is no accessible route to the balcony. PA codes only requires complying with accessibility in historical buildings.
2018 IBC:
1104.3 Connected spaces. Where a building or portion of a
building is required to be accessible, at least one accessible
route shall be provided to each portion of the building, to
accessible building entrances connecting accessible pedestrian
walkways and to the public way.
Exceptions:
1. Stories and mezzanines exempted by Section
1104.4.
2. In a building, room or space used for assembly purposes
with fixed seating, an accessible route shall
not be required to serve levels where wheelchair
spaces are not provided.
3. Vertical access to elevated employee work stations
within a courtroom complying with Section
1108.4.1.4.
4. An accessible route to recreational facilities shall
only be required to the extent specified in Section
1110.
1104.4 Multistory buildings and facilities. At least one
accessible route shall connect each accessible story, mezzanine
and occupied roofs in multilevel buildings and facilities.
Exceptions:
1. An accessible route is not required to stories, mezzanines
and occupied roofs that have an aggregate area
of not more than 3,000 square feet (278.7 m2) and
are located above and below accessible levels. This
exception shall not apply to:
1.1. Multiple tenant facilities of Group M occupancies
containing five or more tenant
spaces used for the sales or rental of goods
and where at least one such tenant space is
located on a floor level above or below the
accessible levels.
1.2. Stories or mezzanines containing offices of
health care providers (Group B or I).
1.3. Passenger transportation facilities and airports
(Group A-3 or B).
1.4. Government buildings.
2. Stories, mezzanines or occupied roofs that do not
contain accessible elements or other spaces as determined
by Section 1107 or 1108 are not required to
be served by an accessible route from an accessible
level.
3. In air traffic control towers, an accessible route is
not required to serve the cab and the floor immediately
below the cab.
4. Where a two-story building or facility has one story
or mezzanine with an occupant load of five or fewer
persons that does not contain public use space, that
story or mezzanine shall not be required to be connected
by an accessible route to the story above or
below.
Not sure if Wheelchair spaces are required in existing theaters?
1108.2.2 Wheelchair spaces. In rooms and spaces used
for assembly purposes with fixed seating, accessible
wheelchair spaces shall be provided in accordance with
Sections 1108.2.2.1 through 1108.2.2.3.
There is no accessible route to the balcony.
Since the theater is existing would an accessible route be required (at least 20% of cost) anyway if wheelchair spaces are not required?
Would the seating (furniture) cost be part of the construction cost?
2018 IEBC
305.7 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 and drinking
fountains serving the area of primary function.
Exceptions:
1. The costs of providing the accessible route are not
required to exceed 20 percent 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 a facility.
5. This provision does not apply to altered areas limited
to Type B dwelling and sleeping units.
2018 IBC:
1104.3 Connected spaces. Where a building or portion of a
building is required to be accessible, at least one accessible
route shall be provided to each portion of the building, to
accessible building entrances connecting accessible pedestrian
walkways and to the public way.
Exceptions:
1. Stories and mezzanines exempted by Section
1104.4.
2. In a building, room or space used for assembly purposes
with fixed seating, an accessible route shall
not be required to serve levels where wheelchair
spaces are not provided.
3. Vertical access to elevated employee work stations
within a courtroom complying with Section
1108.4.1.4.
4. An accessible route to recreational facilities shall
only be required to the extent specified in Section
1110.
1104.4 Multistory buildings and facilities. At least one
accessible route shall connect each accessible story, mezzanine
and occupied roofs in multilevel buildings and facilities.
Exceptions:
1. An accessible route is not required to stories, mezzanines
and occupied roofs that have an aggregate area
of not more than 3,000 square feet (278.7 m2) and
are located above and below accessible levels. This
exception shall not apply to:
1.1. Multiple tenant facilities of Group M occupancies
containing five or more tenant
spaces used for the sales or rental of goods
and where at least one such tenant space is
located on a floor level above or below the
accessible levels.
1.2. Stories or mezzanines containing offices of
health care providers (Group B or I).
1.3. Passenger transportation facilities and airports
(Group A-3 or B).
1.4. Government buildings.
2. Stories, mezzanines or occupied roofs that do not
contain accessible elements or other spaces as determined
by Section 1107 or 1108 are not required to
be served by an accessible route from an accessible
level.
3. In air traffic control towers, an accessible route is
not required to serve the cab and the floor immediately
below the cab.
4. Where a two-story building or facility has one story
or mezzanine with an occupant load of five or fewer
persons that does not contain public use space, that
story or mezzanine shall not be required to be connected
by an accessible route to the story above or
below.
Not sure if Wheelchair spaces are required in existing theaters?
1108.2.2 Wheelchair spaces. In rooms and spaces used
for assembly purposes with fixed seating, accessible
wheelchair spaces shall be provided in accordance with
Sections 1108.2.2.1 through 1108.2.2.3.
There is no accessible route to the balcony.
Since the theater is existing would an accessible route be required (at least 20% of cost) anyway if wheelchair spaces are not required?
Would the seating (furniture) cost be part of the construction cost?
2018 IEBC
305.7 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 and drinking
fountains serving the area of primary function.
Exceptions:
1. The costs of providing the accessible route are not
required to exceed 20 percent 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 a facility.
5. This provision does not apply to altered areas limited
to Type B dwelling and sleeping units.