Thanks for the feedback so far. Here are my findings using 2012 IBC (and IEBC).
My work area will be less than 50% but I'll be reconfiguring some of the space so it will fall under Level 2. It is apparent that building would not need to be sprinklered and at most the cost to be ADA compliant would be 20% extra of the remodel budget. That 20% rule means that we won't have to have an elevator if the overall budget is low enough (i.e. $50k project + an extra $10k for ADA compliance). Lastly, there are not any means of egress requirements that need to be met (since there is only 1 tenant within the work area).
Does this this appear reasonable? Code below:
IBC 2012:
3401.6 Alternative compliance.
Work performed in accordance with the International Existing Building Code shall be deemed to comply with the provisions of this chapter.
IEBC 2012:
Alterations - Level 2
SECTION 804 FIRE PROTECTION
804.2 Automatic sprinkler systems.
Automatic sprinkler systems shall be provided in accordance with the requirements of Sections 804.2.1 through 804.2.5.
804.2.2 Groups A, B, E, F-1, H, I, M, R-1, R-2, R-4, S-1 and S-2.
In buildings with occupancies in Groups A, B, E, F-1, H, I, M, R-1, R-2, R-4, S-1 and S-2, work areas that have exits or corridors shared by more than one tenant or that have exits or corridors serving an occupant load greater than 30 shall be provided with automatic sprinkler protection where all of the following conditions occur: 1. The work area is required to be provided with automatic sprinkler protection in accordance with the International Building Code as applicable to new construction; and 2. The work area exceeds 50 percent of the floor area.
804.2.4 Other required automatic sprinkler systems.
In buildings and areas listed in Table 903.2.11.6 of the International Building Code, work areas that have exits or corridors shared by more than one tenant or that have exits or corridors serving an occupant load greater than 30 shall be provided with an automatic sprinkler system under the following conditions: 1. The work area is required to be provided with an automatic sprinkler system in accordance with the International Building Code applicable to new construction; and 2. The building has sufficient municipal water supply for design of an automatic sprinkler system available to the floor without installation of a new fire pump.
IBC 2012:
[F] TABLE 903.2.11.6 ADDITIONAL REQUIRED SUPPRESSION SYSTEMS
[TABLE=cellpadding: 2, cellspacing: 0]
[TR]
[TD=width: 39%]SECTION[/TD]
[TD=width: 61%]SUBJECT[/TD]
[/TR]
[TR]
[TD]402.10[/TD]
[TD]Covered and open mall buildings[/TD]
[/TR]
[TR]
[TD]403.3[/TD]
[TD]High-rise buildings[/TD]
[/TR]
[TR]
[TD]404.3[/TD]
[TD]Atriums[/TD]
[/TR]
[TR]
[TD]405.3[/TD]
[TD]Underground structures[/TD]
[/TR]
[TR]
[TD]407.6[/TD]
[TD]Group I-2[/TD]
[/TR]
[TR]
[TD]410.7[/TD]
[TD]Stages[/TD]
[/TR]
[TR]
[TD]411.4[/TD]
[TD]Special amusement buildings[/TD]
[/TR]
[TR]
[TD]412.4.6, 412.4.6.1, 412.6.5[/TD]
[TD]Aircraft hangars[/TD]
[/TR]
[TR]
[TD]415.10.11[/TD]
[TD]Group H-5 HPM exhaust ducts[/TD]
[/TR]
[TR]
[TD]416.5[/TD]
[TD]Flammable finishes[/TD]
[/TR]
[TR]
[TD]417.4[/TD]
[TD]Drying rooms[/TD]
[/TR]
[TR]
[TD]507[/TD]
[TD]Unlimited area buildings[/TD]
[/TR]
[TR]
[TD]509.4[/TD]
[TD]Incidental uses[/TD]
[/TR]
[TR]
[TD]1028.6.2.3[/TD]
[TD]Smoke-protected assembly seating[/TD]
[/TR]
[TR]
[TD]IFC[/TD]
[TD]Sprinkler system requirements as set forth in Section 903.2.11.6 of the International Fire Code[/TD]
[/TR]
[/TABLE]
[F] 410.7 Automatic sprinkler system.
Stages shall be equipped with an automatic sprinkler system in accordance with Section 903.3.1.1. Sprinklers shall be installed under the roof and gridiron and under all catwalks and galleries over the stage. Sprinklers shall be installed in dressing rooms, performer lounges, shops and storerooms accessory to such stages.
Exceptions: 1. Sprinklers are not required under stage areas less than 4 feet (1219 mm) in clear height that are utilized exclusively for storage of tables and chairs, provided the concealed space is separated from the adjacent spaces by not Type X gypsum board not less than 5/8-inch (15.9 mm) in thickness. 2. Sprinklers are not required for stages 1,000 square feet (93 m2) or less in area and 50 feet (15 240 mm) or less in height where curtains, scenery or other combustible hangings are not retractable vertically. Combustible hangings shall be limited to a single main curtain, borders, legs and a single backdrop. 3. Sprinklers are not required within portable orchestra enclosures on stages.
IEBC 2012:
SECTION 806 ACCESSIBILITY
806.1 General.
A building, facility, or element that is altered shall comply with this section and Section 705.
SECTION 705 ACCESSIBILITY
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 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.
IEBC 2012:
SECTION 805 MEANS OF EGRESS
805.1 Scope.
The requirements of this section shall be limited to work areas that include exits or corridors shared by more than one tenant within the work area in which Level 2 alterations are being performed, and where specified they shall apply throughout the floor on which the work areas are located or otherwise beyond the work area.
