"Spaces" versus "Stories" with regard to one exit

[Jay]

Hello All. Glad I found this forum. Just spent a good amount of time reading thru various threads, very interesting stuff, and I look forward to spending more time here and hopefully contributing as well. I do mostly residential work but happened upon a commercial project and I have a question please, if anyone can provide some input.

Building is 100 x 60, two stories. First floor is mainly kitchen and catering. Second floor is office / business use. I am looking to see if it''s possible to have only one staircase as a means of egress from the second floor.

My question comes down to this....I am trying to distinguish which code regs would apply. First, I am looking at IBC 1006.2.1, "spaces with one exit or exit access doorway". That table allows me an occupant load up to 49 persons and possible max travel distance of 100 feet.

Then I come across table 1006.3.2(2) which has more stringent requirements. This table is labeled "stories" with one exit.

So I am trying to distinguish if the first table, 1006.2.1 "spaces with one exit..." would apply to my second floor in question or if I need to use the table specific to "stories", since the area in question is the second story.

Hope this is clear. Any insight is greatly appreciated. Thanks!

 

[RLGA]

Welcome!

A space applies to a room or area, and a story means just that, a story. Thus, Table 1006.2.1 applies to individual rooms within a story and Table 1006.3.2(2) would apply to the first and second stories.

At 6000 sq. ft. on the second story, and at 100 sq. ft. per occupant (Business function per Table 1004.1.2 (2015 IBC), that would mean you'd have about 60 occupants on the second story which would preclude you from using Table 1006.3.2(2). Additionally, it would be very difficult to stay within the 75 foot maximum travel distance at the size of building you described.

Two stairs will be required, unless you reduce the second story by more than 1/2 the area.

 

[Jay]

Wow Ron....thanks for the warm welcome with your very thorough reply. You have exceeded my expectations and I very much appreciate the clarification.

Curious...RLGA seems to be your own thing (looks very interesting btw) so are you on this forum just for fun or do you just like helping others in your spare time?

Thanks again!
Jay

 

[RLGA]

This forum, like many discussion forums, is a give-and-take proposition--I learn from the others on this forum just like you will (and just did), and I return the favor by helping others.

Many people post situations that I and others on the forum may not have encountered previously, so discussing them here helps us formulate an opinion based on multiple viewpoints--something I cannot do sitting in my one-man office.

 

[Jay]

Understood. Thanks again. And yea, I get the one man office thing!

 

[cda]

Welcome Jay

 

[cda]

Jay,

As RGLA said this is a need the help place, and help those in need, such as me.

Anyway RGLA has a few helps out there:

A great book, kind of International code related,

https://www.barnesandnoble.com/w/applying-the-building-code-ronald-l-geren/1124180145


And some great common questions answered::


http://specsandcodes.com/articles/default.html




Sorry you cannot do one exit, but concur with RGLA,

You can have two floors open to each other, if that helps the design a little.

 

[Jay]

Thanks CDA. Yes, I've looked around his website. That "articles" section you linked is going to keep me busy a while....

Not sure what you mean about having two floors open to each other. You mean like an atrium type space? This first floor will be kitchen and catering space. No real need to have the floors connected or open, even visually. I'm looking towards 5A construction at the moment....still have work to do. Just getting started on this. Thanks for the warm welcome!

 

[cda]

Thanks CDA. Yes, I've looked around his website. That "articles" section you linked is going to keep me busy a while....

Not sure what you mean about having two floors open to each other. You mean like an atrium type space? This first floor will be kitchen and catering space. No real need to have the floors connected or open, even visually. I'm looking towards 5A construction at the moment....still have work to do. Just getting started on this. Thanks for the warm welcome!

Sounds good

Yes sometimes you can have an open stair between two floors

 

[Jay]

Looks like an exterior stairway (fire escape) is a viable option as well. My IBC binder is getting a workout!

 

[RLGA]

Just to clarify, an exterior stair is just that...a stair. A fire escape is something different and is not permitted in new construction.

The exterior stair, if used, will need to comply with Section 1027.

 

[Jay]

Sure thing. Appreciate the heads up. I called it a fire escape but maybe that's just cause I'm old fashioned. According to 1027, I can use an exterior stair as a means of egress for this two story building. I'll be re-reading the code several times to get it all clear, but it seems viable. For instance, there's text about separation distance to "other portions of the building", and the like....I'll have to review what all that means. May have some questions, perhaps I'll check back in after I become clear on the specifics. Like probably many here, I enjoy reading and learning the building codes. Section 1027 doesn't mention specifics but it would seem I would refer back to section 1011 "Stairways" , for the particulars such as rise/run, width, tread surface / materials, and the like.

The good news is, if its an open staircase I shouldn't have any issues with headroom!

 

[ADAguy]

It appears that you do not intend to install an elevator?
If so, then you will also need an area of refuge for the stair.
Also, how do you intend for disabled guests to reach the second floor for events?

 

[Jay]

It appears that you do not intend to install an elevator?
If so, then you will also need an area of refuge for the stair.
Also, how do you intend for disabled guests to reach the second floor for events?

Hello. Thanks for the input. I plan to include areas of refuge for the stairs as needed. Second floor is private office use only.

According to my review of ADA Chapter 2, "Scoping Requirements", I believe I am exempt from an elevator per the following...

206.2.3 Multi-Story Buildings and Facilities. At least one accessible route shall connect each story and mezzanine in multi-story buildings and facilities.

EXCEPTIONS: 1. In private buildings or facilities that are less than three stories or that have less than 3000 square feet (279 m2) per story, an accessible route shall not be required to connect stories provided that the building or facility is not a shopping center, a shopping mall, the professional office of a health care provider, a terminal, depot or other station used for specified public transportation, an airport passenger terminal, or another type of facility as determined by the Attorney General.

If I'm missing something here I'd welcome further comment. I am in preliminary stages of planning and research...before I get too involved in the design. I also plan to meet with the local subcode official to review these general items. The fellow is well versed in the Building Codes and I anticipate he will be very helpful.

 

[Jay]

Hmmm, new here not sure how to edit my post. I was going to clarify, in my opinion the elevator exemption comes into play in the first part of the first sentence.....less than three stories "OR"...."or" being the key word there.

 

[steveray]

You also may need to fire rate the exterior wall to protect the stair and there may be a requirement to have openings on the stair landing for rescue...

 

[Jay]

Understood. Yes, that exterior wall will be rated. Thank you!