• Welcome to The Building Code Forum

    Your premier resource for building code knowledge.

    This forum remains free to the public thanks to the generous support of our Sawhorse Members and Corporate Sponsors. Their contributions help keep this community thriving and accessible.

    Want enhanced access to expert discussions and exclusive features? Learn more about the benefits here.

    Ready to upgrade? Log in and upgrade now.

level 2 work area

S

soondor

REGISTERED
Joined
Nov 6, 2020
Messages
3
Location
md
A2 SINGLE STORY BUILDING W/O SPRINKLER SYSTEM, about 5,000 sf renovation work for restaurant:
As fire marshal requests new sprinkler system in the building unless the work area is under 50% of whole space.
1. Expand kitchen, new equipment, new plumbing, mechanic, electric work - level 2
2. Expand BAR area, same location, add new equipment, plumbing & electrical work - level 1 or level 2 ?
3. Remove existing ceiling @ dining area, adding new lighting fixtures, electric wiring work - level 1 or level 2?
4. Adding wall and door - whole floor space where adding wall to be considered as work area or just area of wall itself ?
Thanks!
 
Welcome

Not an IEBC person

Give it a few days for great answers

Did the nice fire guy quote any code sections to require it???
 
1. OK
2. 2
3. 2
4. Open to interpretation....lay it out the way you want it to go and see what the AHJ says...

504.1 Scope. Level 2 alterations include the reconfiguration
of space, the addition or elimination of any door or window,
the reconfiguration or extension of any system, or the installation
of any additional equipment.

And it is not level 3 unless it is 50% of the building...NOT TENANT space....

505.1 Scope. Level 3 alterations apply where the work area
exceeds 50 percent of the building area.
 
It sounds like the fire marshal is letting you know that unless the work area is less then 50% of the building area, it will be a level 3 alteration which could require the addition of a new sprinkler system.
 
Tim Mailloux said:
It sounds like the fire marshal is letting you know that unless the work area is less then 50% of the building area, it will be a level 3 alteration which could require the addition of a new sprinkler system.
Click to expand...
Yes, you are right. The issue is it cost about 200k which is out of option. The lease contract is already signed off. Any advice?
 
soondor said:
Yes, you are right. The issue is it cost about 200k which is out of option. The lease contract is already signed off. Any advice?
Click to expand...


Do some of the work this year, close permit

Do some more work next year, close permit

Repeat the above
 
Tim Mailloux said:
that doesn't feel right to me
Click to expand...

But might be legal,, Have seen it done a few times.

If all they have to do is get below 50%, than cut some of the project that pushes them over.

Just like a 11999 square foot building, to avoid fire sprinklers.
 
Note: Comments below are based on the 2018 I-Codes.

Something to keep in mind is that the application of Level 1, Level 2, and Level 3 Alterations is based on the work area compliance method. Per Section 301.3, it is up to the applicant to select the method to use and not the building or fire code officials.

If you were to use the prescriptive compliance method per IEBC Chapter 5, then there is no requirement to add a sprinkler regardless of the extent of the alteration. However, per IEBC Section 301.3.1, you also have to comply with the IFC.

IFC Section 1103.5.1 states that for an existing Group A-2, a sprinkler system is only required when the fire area has an occupant load of 300 or more. At 5,000 sq. ft., considering the assembly area is based on net area and the kitchen, storage, and office areas are at a much lesser density, your building should have an occupant load that is less than 300.
 
The Work Area is all reconfigured spaces, not every area where work is being done.

In Virginia when a wall is added the Work Area is usually considered to be just the space defined by the new wall, not the entire space that was divided.
 
  • Like
Reactions: cda
Paul Sweet said:
The Work Area is all reconfigured spaces, not every area where work is being done.

In Virginia when a wall is added the Work Area is usually considered to be just the space defined by the new wall, not the entire space that was divided.
Click to expand...
But when is the actual scope of work just that wall being added? by adding the wall you created two or more new rooms, both those rooms will usually get new finishes through out the room, and very often the ceiling and lighting needs to get reconfigured to work and look pleasing in the two rooms that were created by the new wall. Now the entire area of both rooms created by the one new wall are part of the work area.
 
Tim Mailloux said:
But when is the actual scope of work just that wall being added?
Click to expand...
It will never be. Any space that is reconfigured as a result of the alteration is considered part of the work area. If a wall is added to divide an existing space, then the floor area of both spaces on each side of the wall is part of the work area.

For the prescriptive compliance method, the work area only applies to structural work associated with alterations.
 
"Now the entire area of both rooms created by the one new wall are part of the work area."

Not in Virginia. If you add walls to create a 1000 SF office in a 100,000 SF warehouse the remaining 99,000 SF isn't part of the work area.

The IEBC definition of Work Area is:
"That portion or portions of a building consisting of all reconfigured spaces as indicated on the construction documents. Work area excludes other portions of the building where incidental work entailed by the intended work must be performed and portions of the building where work not initially intended by the owner is specifically required by this code."

Lighting, finishes, etc. in the remainder of the room would be considered as incidental work and wouldn't establish a Work Area.
 
You must log in or register to reply here.
Back
Top