Existing Two Story Building

[RJJ]

I have an existing two story building with no elevator! The first floor is fully ADA compliant. Existing office on second floor been there since the building was constructed. Now have several small spaces to be altered on for Doctors office.

They are proposing bath rooms to comply etc. Problem is no elevator or accessible route to second floor. Would the 20 % rule allow them not to add the elevator? The office space is 2800sf. The Building is 9000sf per floor.

 

[jar546]

Before I tackle that answer, is the building certified or uncertified under L&I's Fire & Panic Act of 1927? I assume it was built pre 1999

 

[JPohling]

Where is this located? You did say there were doctors offices on the second floor with no elevator access and a 9000 sf floor plate?

 

[steveray]

Once they hit 20%...they are done.....each permit........they can also break it up.....shaft one time, car another, one floor of shaft. whatever......unless your AHJ has a modification process available and are willing to stick the neck out......

1104.4 Multilevel buildings and facilities. At least one accessible route shall connect each accessible level, including mezzanines, in multilevel buildings and facilities.

Exceptions:

1. An accessible route is not required to stories and mezzanines 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;

1.2. Levels containing offices of health care providers (Group B or I); or

 

[RJJ]

Jeff it is certified and also has a local CO for prior work since the building was constructed.

 

[Paul Sweet]

The code might not require making the second floor accessible, but if they start putting doctors offices up there they are opening themselves up to ADA lawsuits.