Fire Wall affect on Elevator Requirement

[DTBarch]

I feel like this answer is intuitive, but it's one of those that is not necessarily addressed specifically in the code (that I know of). I know that my crack team of fellow Sawhorse members can enlighten me as usual...

Given: Existing "L" shaped office building, Type IIIB construction, non-sprinkled. One side of the "L" is a 2 story CMU structure, with the 2nd floor measuring approx. 1,800sf (no elevator). The other leg of the "L" is a 1 story concrete tilt panel structure. Client prospect wants to add a 2nd floor to the tilt panel structure building.

Question A: Per Section 1104.4 of the 2012 IBC, for a B occupancy, they can have a max of 3,000sf on the 2nd floor before they need an elevator. If the existing 2nd floor and the new 2nd floor area are separated by a fire wall, used by the same single tenant, with existing and proposed 2nd floor areas having access to each other by way of a fire rated door, does that affect the calculation of the 2nd floor area that is regulated by Section 1104.4. In other words, are they limited to 1,200sf for their new 2nd floor area (1,800+1,200=3,000sf), OR does the existence of the fire wall provide for separation of the max floor area for the elevator requirement, thereby allowing them to build out up to the 3,000sf limit of new 2nd floor area without an elevator?

Question B: On a related, but separate topic, as a B occupancy (general office) with the proposed total building area (after 2nd floor expansion) falling under the tabular max area and height, I don't believe there is anything else that would trigger a requirement to add fire sprinklers to this existing non-sprinkled building. Am I missing anything obvious on that?

 

[Builder Bob]

A.) I think perhaps you need to look at Chapter 34 for accessibility requirements - existing building

1103.2.2 Existing buildings.

Existing buildings shall comply with Section 3411.

B.) I believe you are correct.

 

[DTBarch]

BB, continuing with your suggestion, a strict application of Section 3411 would require the addition to comply with standards of new construction, with the benefit of being protected by the 20% rule by continuation in Section 3411.7.1 But in my mind, that is overidden by Section 1104.4 as it relates to the installation of an elevator as a component of the accessible route. Am I assuming too much here? If 1104.4 is valid and applicable over the top of 1103.2.2, then I still have a question about what constitutes the composition of the 3,000sf limit (new addition only, or new plus existing)?

 

[Builder Bob]

Fact: you are altering an existing building without a change of use..... Correct?

Chapter 34 would require you to spend no more than 20 % of the budget towards accessibility upgrades to the primary function areas. (unless technically unfeasible)

The new construction would have to meet the requirements for accessible routes within the newly created space.... i.e accessible restrooms, accessible routes, etc.

But I believe that the cost of the elevator would exceed the 20 % cost of the total budget.

However, be aware that your stairways may have to be 48 inches wide for accessibility.

Be sure to look at LULA Lifts also......

1007.3 Stairways.

In order to be considered part of an accessible means of egress, a stairway between stories shall have a clear width of 48 inches (1219 mm) minimum between handrails and shall either incorporate an area of refuge within an enlarged floor-level landing or shall be accessed from either an area of refuge complying with Section 1007.6 or a horizontal exit. Exit access stairways that connect levels in the same story are not permitted as part an accessible means of egress

 

[steveray]

1104.4 Multilevel buildings and facilities. At least one accessible route shall connect each accessible level, including mezzanines, in multilevel buildings and facilities. Is it 2 buildings or 1 facility?...Be careful with this one.....And what BB said...

 

[mtlogcabin]

3411.5 Additions.

Provisions for new construction shall apply to additions. An addition that affects the accessibility to, or contains an area of, a primary function shall comply with the requirements in Section 3411.7.

The addition must comply 100%. The 20% rule would apply to the accessible route serving the addition from the existing building or from the addition to a primary function area (restrooms) in the existing building.

If you will have an aggregate 3,000 sq ft or more on the second floor when this addition is completed then I believe you need an elevator or some other form of an accessible route to the second floor.

 

[Builder Bob]

a.k.a. an accessible stairway....

 

[mtlogcabin]

a.k.a. an accessible stairway...

Last I checked a stair was an obstruction to an accessible route. Specifically if the stair serves an area larger than 3,000 sq ft or any of the other exceptions found in 1104.4.

ACCESSIBLE ROUTE. A continuous, unobstructed path that complies with Chapter 11.

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

1.3. Passenger transportation facilities and airports (Group A-3 or B).

 

[Builder Bob]

Not trying to be funny, but why is this in the code?

1007.3 Stairways.

In order to be considered part of an accessible means of egress, a stairway between stories shall have a clear width of 48 inches (1219 mm) minimum between handrails and shall either incorporate an area of refuge within an enlarged floor-level landing or shall be accessed from either an area of refuge complying with Section 1007.6 or a horizontal exit. Exit access stairways that connect levels in the same story are not permitted as part an accessible means of egress

 

[steveray]

AMOE, not accessible route....Figuring that the differently abled person will get into the protected exit and either other occupants or the FD will show up to the rescue...