Restrooms requirements for a 3 unit, 3 story R-2 renovation

[Ryan Schultz]

For an existing 3 unit, 3 story R-2 project, am I correct to assume, if we satisfy the following highlighted code exceptions, that no matter the level of alteration (1, 2 or 3) if we either renovate an existing bathroom, or create a new bathroom, that these bathrooms do not have to meet Type B requirements/clearances. Is that correct assumption?

Thank you kindly for your interpretation.

Best, Ryan

• Level 1 Alteration
  • 705.1 General
    • A facility that is altered shall comply with the applicable provisions in Sections 705.1.1 through 705.1.14, and Chapter 11 of the International Building Code unless it is technically infeasible. Where compliance with this section is technically infeasible, the alteration shall provide access to the maximum extent that is technically feasible.
    • A facility that is constructed or altered to be accessible shall be maintained accessible during occupancy.
      • Exceptions:
        • The altered element or space is not required to be on an accessible route unless required by Section 705.2.
        • Accessible means of egress required by Chapter 10 of the International Building Code are not required to be provided in existing facilities.
        • Type B dwelling or sleeping units required by Section 1107 of the International Building Code are not required to be provided in existing facilities undergoing less than a Level 3 alteration.
        • The alteration to Type A individually owned dwelling units within a Group R-2 occupancy shall meet the provisions for Type B dwelling units.
  • 705.2 Alterations Affecting an Area Containing a Primary Function
    • Where an alteration affects the accessibility to a, 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 and drinking fountains serving the area of primary function.
      • Exceptions:
        • 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.
        • This provision does not apply to alterations limited solely to windows, hardware, operating controls, electrical outlets and signs.
        • 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.
        • This provision does not apply to alterations undertaken for the primary purpose of increasing the accessibility of a facility.
        • This provision does not apply to altered areas limited to Type B dwelling and sleeping units.
• Level 2 Alteration
  • essentially the same as Level 1
• Level 3 Alteration
  • 906.2 Type B Dwelling or Sleeping Units
    • Where four or more Group I-1, I-2, R-1, R-2, R-3 or R-4 dwelling or sleeping units are being altered, the requirements of Section 1107 of the International Building Code for Type B units and Chapter 9 of the International Building Code for visible alarms apply only to the quantity of the spaces being altered.
      • Exception:
        • Group I-1, I-2, R-2, R-3 and R-4 dwelling or sleeping units where the first certificate of occupancy was issued before March 15, 1991 are not required to provide Type B dwelling or sleeping units.

 

[RLGA]

If it is a Level 3 alteration, then you have to comply with Section 705 and IBC Chapter 11 unless no more than 3 units are being altered or the building received its first CofO prior to March 15, 1991.

NOTE: These requirements were completely changed in the 2018 IBC.

 

[mtlogcabin]

Are the units 3 stories each or are they stacked with one unit per floor with no elevator? Are the bathrooms located on the upper floors or is there one on an accessible floor?

 

[Ryan Schultz]

@mtlogcabin, it's 3 units total, 1 unit per floor, 3 floors total. Bathrooms are located at each floor, 1 per unit.

 

[mtlogcabin]

Under the IEBC you have 3 different options to choose from when designing your project. You can only pick one and not mix the different options requirements. Under 301.3.1 you have to comply with the IBC which if you follow the IBC only the ground floor apartment will need to be a "B" unit. Some times the Work Area Compliance method is your friend and some times the Prescriptive Compliance method is better depending on the scope of your alteration

503.1 General.
Except as provided by Section 302.4, 302.5 or this section, alterations to any building or structure shall comply with the requirements of the International Building Code for new construction. Alterations shall be such that the existing building or structure is not less complying with the provisions of the International Building Code than the existing building or structure was prior to the alteration.

301.3.1 Prescriptive compliance method.
Alterations, additions and changes of occupancy complying with Chapter 5 of this code in buildings complying with the International Fire Code shall be considered in compliance with the provisions of this code.

301.3.2 Work area compliance method.
Alterations, additions and changes of occupancy complying with the applicable requirements of Chapters 6 through 12 of this code shall be considered in compliance with the provisions of this code.

301.3.3 Performance compliance method.
Alterations, additions and changes of occupancy complying with Chapter 13 of this code shall be considered in compliance with the provisions of this code.

 

[steveray]

This is for you MT...And you say you can't mix...LOL

 

[mtlogcabin]

301.3 Alteration, addition or change of occupancy.
The alteration, addition or change of occupancy of all existing buildings shall comply with one of the methods listed in Section 301.3.1, 301.3.2 or 301.3.3 as selected by the applicant. Sections 301.3.1 through 301.3.3 shall not be applied in combination with each other.

They try to do it all the time. The IEBC is a big learning curve for everyone. However I do like the options and flexibility available for the designers.

 

[ADAguy]

Careful what you wish for, check with HUD/FHA for confirmation to Federal Accessibility and Safe Harbors