Rehab of Fraternity house

[Scott_R]

Project:

Private University (in Illinois) - Fraternity House renovation

Originally built circa 1930's, Updated 1955, kitchen update 1980's, 4 stories + basement.

Boarding rooms, common bathroom each floor, common hall on 1st floor (club room), dining hall in basement w/commercial kitchen.

1st floor is +/-4' above finished grade with steps/stoop.

Client is renovating building to conform with city ordinance (adding sprinklers) and also doing various cosmetic repairs (i.e. - paint, repair walls, replace some windows, new flooring, repair roof, adding wi-fi, etc, etc.). We are doing preliminary code review to determine a budget for the Client. Two major issues are being debated between the City, University Facility Department requirements & Client as far as the extent of the rehab and dollars associated.

1. Existing corridors on floors 2, 3, 4 end with escape window or fire exit door onto exterior metal fire escape (vintage 1940's Brooklyn style with ballast to extend ladder from 2nd floor to grade). Is this acceptable for current 2009 IBC requirements? If not - is it exempt from bringing to current because of type of rehab being performed?

2. ADA requirements. Are they required because of type of rehab? If so, a lift or ramp to enter building and lift/elevator to get from 1st floor to basement dining only? The 1st floor has boarding rooms and a common bathroom that can be designed to accessibly requirements, if it must.

Opinions please - and code sections if applicable.

Thank you!

Scott

 

[Mac]

IF the Existing Building Code applies, AND the repairs are truly repairs and not L1 Alterations, then #1 can stay, if it is in serviceable condition. Buildng Code accessibility requirements don't kick in until more substantial work is done, however the ADA #2 is a different beast that must be satisfied.

 

[mtlogcabin]

2009 IBC

SECTION 3406

FIRE ESCAPES

2009 IEBC Level I

SECTION 305

FIRE ESCAPES

Level II

705.3.1.2 Fire escapes required.

When more than one exit is required, an existing or newly constructed fire escape complying with Section 705.3.1.2.1 shall be accepted as providing one of the required means of egress.

 

[Scott_R]

Buildng Code accessibility requirements don't kick in until "more substantial work is done", however the ADA #2 is a different beast that must be satisfied.

What is the definition of substantial work? Is it a dollar amount? percentage of alteration? is it subjective to local interpretation?

Thanks.

 

[steveray]

Don't forget this little section......

3409.6 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 or 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 an existing building, facility or element.

 

[gbhammer]

IEBC

ALTERATION—LEVEL 1

Scope. Level 1 alterations include the removal and

replacement or the covering of existing materials, elements,

equipment, or fixtures using new materials, elements, equipment,

or fixtures that serve the same purpose.

ALTERATION—LEVEL 2

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.

ALTERATION—LEVEL 3

Scope. Level 3 alterations apply where the work

area exceeds 50 percent of the aggregate area of the building.

 

[Msradell]

This entire thread brings up something that I think confuses a lot of people. Most building codes set certain levels where accessibility requirements kick in, however the ADA requires that every public building comply with their standards if readily achievable and it does not affect the historic value of a structure. It seems as if the building codes should just adopt the wording of the ADA instead of providing their own. How it is something can be remodeled and inspected to meet the applicable codes but the owner could be sued because the structure doesn't comply with ADA requirements!

 

[Paul Sweet]

Don't worry about ADA, just the building code. Private clubs (along with churches) were exempted from the 1964 Civil Rights Act that ADA is based on, so they are also exempt from ADA. However, they still are subject to building code requirements for accessibility.

 

[Mac]

"What is the definition of substantial work? Is it a dollar amount? percentage of alteration? is it subjective to local interpretation?"

First, determine if the repairs include work that qualifies as a Level 1 Alteration. If so, then enforcement of the Accessibility requirements of the EBC Chapter 6 (in NY) #605 are appropriate. StevieRay's comment would also apply, if the project is a Level 3 alterations.

Repairs are a lesser level of work and are allowed to be done with no new accessibility requiremnts needed.

 

[Msradell]

Don't worry about ADA, just the building code. Private clubs (along with churches) were exempted from the 1964 Civil Rights Act that ADA is based on, so they are also exempt from ADA. However, they still are subject to building code requirements for accessibility.

Are they truly a private club? Their membership would make you think so but considering the open house up many times during the year for parties and other events that are basically open to the public I would say that the ADA requirements would apply!