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Historic School converted to R-2 Apartments

Jack Applegate

Jack Applegate

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Jun 17, 2016
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Location
Oregon
I am working on a question session as part of RFP process and would love some opinions. Applicable codes would be the 2015 IEBC and IBC.

A three story historical building which was previously used as a public school is proposed to be
converted into apartments. The building is three stories with two existing exit stairways. The existing
windows are considered character defining features in regards to the historical nature of the building
but are non-openable.

What in your opinion is the requirement for “emergency escape and rescue openings” (EEROs) applicable to the change in occupancy? What possible alternatives for equivalent or better safety might you propose to the
applicant if EEROs are required but infeasible to provide due to historic reasons?

My first thought is that the operable egress windows are required by the IEBC due to the change in occupancy. I would however personally recommend that they look into historic window fabricators who could maintain the same original windows or create new energy efficient windows that have the same exact look of the existing historic windows but make them operable for egress.

Thanks for any advice you might have.
 
Or some how if you meet the tables, Windows not required


Tables 1006.3.2(1) and 1006.3.2(2) a
 
Welcome!

You would be looking at installing compliant EERO's here. Recently we had an architect try to get us to consider 2009 requirements, but it didn't fly with us. Making current code less restrictive is not good. JMHO
 
fatboy said:
Welcome!

You would be looking at installing compliant EERO's here. Recently we had an architect try to get us to consider 2009 requirements, but it didn't fly with us. Making current code less restrictive is not good. JMHO
Click to expand...


Does compliance with Tables 1006.3.2(1) and 1006.3.2(2) a

Negate the window ??
 
cda said:
Does compliance with Tables 1006.3.2(1) and 1006.3.2(2) a

Negate the window ??
Click to expand...

Tables 1006.3.2(1) and 1006.3.2(2) requires an EERO in a R-2 only when you have a single exit from a story.
Then and only then are EERO's required in an a R-2

This is all under the assumption there is no state or local amendment to eliminate sprinklers in R- occupancies
 
This is a registered Historic Building. So would the R-2 with Dwelling Unit apartments in your opinion not require EERO's if the building is sprinkled and they have at least two exits from each story? Is it the footnote in the table that you are using for that reasoning? Does 1006.2.1 exception exempt the EERO requirement in new R-2's in your opinion if the building is fully sprinkled and the egress distance does not exceed 125'?
 
mtlogcabin said:
Tables 1006.3.2(1) and 1006.3.2(2) requires an EERO in a R-2 only when you have a single exit from a story.
Then and only then are EERO's required in an a R-2

This is all under the assumption there is no state or local amendment to eliminate sprinklers in R- occupancies
Click to expand...

I stand corrected

R-2, R-3 and R-4 occupancies less than 4 stories are required to have EERO's. The Tables just confirm that EERO's are required in single exit buildings

See the commentary

It does not matter that it is a historic building because it is a change of use. Your only other option is to evaluate the building without egress windows under the Performance Compliance Method and see if it will pencil out and then if the BO & FO will agree.
 
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Historic Buildings do have special considerations for changes in Occupancy in the 2015 IEBC. Section 1205 under Historic Buildings Chapter 12.


IEBC 1205.1 General. Historic buildings undergoing a change of occupancy shall comply with the applicable provisions of Chapter 10, except as specifically permitted in this chapter.

"When Chapter 10 requires compliance with specific requirements of Chapter 7, Chapter 8 or Chapter 9 and when those requirements are subject to the exceptions in Section 1202, the same exceptions shall apply to this section."

This Change in Occupancy is to a same hazard group from Table 1012.4 which covers means of egress. (Relative Hazard 3) which makes section IEBC 1012.4.2 applicable.

IEBC 1012.4.2 Means of egress for change of use to equal or lower hazard category. When a change of occupancy classification is made to an equal or lesser hazard category
(higher number) as shown in Table 1012.4, existing elements of the means of egress shall comply with the requirements of Section 905 for the new occupancy classification.
Newly constructed or configured means of egress shall comply with the requirements of Chapter 10 of the International Building Code.

This takes us to section 905 which only has a couple lighting requirements but directs us to IEBC section 805.

"IEBC 905.1 General. The means of egress shall comply with the requirements of Section 805 except as specifically required in Sections 905.2 and 905.3."

IEBC Section 805 has requirements for minimum number of exits and Fire escapes but is silent on EERO's being required or needing to be added. Chapter 8 also requires compliance with Chapter 7 and IEBC section 704 has some requirements and section 702.5 has exceptions for EERO's where required being permitted to be exempt from sections in IBC 1030 regarding size and fall protection devices but I cannot find anything that specifically requires the windows in this historic building to be altered to provide EERO'S?



Stumped! Perhaps they are not required to upgrade the windows if they are not altered?
 
Jack Applegate said:
Historic Buildings do have special considerations for changes in Occupancy in the 2015 IEBC. Section 1205 under Historic Buildings Chapter 12.


IEBC 1205.1 General. Historic buildings undergoing a change of occupancy shall comply with the applicable provisions of Chapter 10, except as specifically permitted in this chapter.

"When Chapter 10 requires compliance with specific requirements of Chapter 7, Chapter 8 or Chapter 9 and when those requirements are subject to the exceptions in Section 1202, the same exceptions shall apply to this section."

This Change in Occupancy is to a same hazard group from Table 1012.4 which covers means of egress. (Relative Hazard 3) which makes section IEBC 1012.4.2 applicable.

IEBC 1012.4.2 Means of egress for change of use to equal or lower hazard category. When a change of occupancy classification is made to an equal or lesser hazard category
(higher number) as shown in Table 1012.4, existing elements of the means of egress shall comply with the requirements of Section 905 for the new occupancy classification.
Newly constructed or configured means of egress shall comply with the requirements of Chapter 10 of the International Building Code.

This takes us to section 905 which only has a couple lighting requirements but directs us to IEBC section 805.

"IEBC 905.1 General. The means of egress shall comply with the requirements of Section 805 except as specifically required in Sections 905.2 and 905.3."

IEBC Section 805 has requirements for minimum number of exits and Fire escapes but is silent on EERO's being required or needing to be added. Chapter 8 also requires compliance with Chapter 7 and IEBC section 704 has some requirements and section 702.5 has exceptions for EERO's where required being permitted to be exempt from sections in IBC 1030 regarding size and fall protection devices but I cannot find anything that specifically requires the windows in this historic building to be altered to provide EERO'S?



Stumped! Perhaps they are not required to upgrade the windows if they are not altered?
Click to expand...


Appears they are

You can always ask the ahj to see if they will do it without te Windows
 
MEANS OF EGRESS. A continuous and unobstructed path of vertical and horizontal egress travel from any occupied portion of a building or structure to a public way. A means of egress consists of three separate and distinct parts: the exit access, the exit and the exit discharge.

EMERGENCY ESCAPE AND RESCUE OPENING. An operable window, door or other similar device that provides for a means of escape and access for rescue in the event of an emergency.

Emergency Escape and Rescue Openings are not part of a Means of Egress therefore IEBC 1005 and 1012 are not applicable
 
mtlogcabin said:
MEANS OF EGRESS. A continuous and unobstructed path of vertical and horizontal egress travel from any occupied portion of a building or structure to a public way. A means of egress consists of three separate and distinct parts: the exit access, the exit and the exit discharge.

EMERGENCY ESCAPE AND RESCUE OPENING. An operable window, door or other similar device that provides for a means of escape and access for rescue in the event of an emergency.

Emergency Escape and Rescue Openings are not part of a Means of Egress therefore IEBC 1005 and 1012 are not applicable
Click to expand...


Thank you, that given in your opinion do you also believe that the changes to the windows are not required under the IEBC?
 
1012.1 General.
The provisions of this section shall apply to buildings or portions thereof undergoing a change of occupancy classification. This includes a change of occupancy classification within a group as well as a change of occupancy classification from one group to a different group. Such buildings shall also comply with Sections 1002 through 1011. The application of requirements for the change of occupancy shall be as set forth in Sections 1012.1.1 through 1012.1.4. A change of occupancy, as defined in Section 202, without a corresponding change of occupancy classification shall comply with Section 1001.2.

1012.4 Means of egress, general.
Hazard categories in regard to life safety and means of egress shall be in accordance with Table 1012.4.

TABLE 1012.4
MEANS OF EGRESS HAZARD CATEGORIES


RELATIVE HAZARD OCCUPANCY CLASSIFICATIONS
1 (Highest Hazard) H
2 I-2, I-3, I-4
3 A, E, I-1, M, R-1, R-2, R-4 An E to a R-2 is no change to the Relative Hazard
4 B, F-1, R-3, S-1
5 (Lowest Hazard) F-2, S-2, U


1012.4.1 Means of egress for change to higher hazard category.
When a change of occupancy classification is made to a higher hazard category (lower number) as shown in Table 1012.4, the means of egress shall comply with the requirements of Chapter 10 of the International Building Code.


I believe you are back to your original thought that no egress windows will be required if the Relative Hazard for egress purposes does not increase.
 
How are you getting around not replacing the windows?
2009 IECC but I assume newer codes read the same....

101.4.4 Change in occupancy or use. Spaces undergoing a change in occupancy that would result in an increase in demand for either fossil fuel or electrical energy shall comply
with this code. Where the use in a space changes from one use in Table 505.5.2 to another use in Table 505.5.2, the installed lighting wattage shall comply with Section 505.5.

I find it improbable that apartments will use less energy than a school...
 
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