Rehab of Fraternity House

[Scott555]

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 at main entry.

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/scope 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

[Jerry Peck - Codeman]

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?

From the 2009 IBC:
- SECTION 3406 FIRE ESCAPES
- - 3406.1 Where permitted. Fire escapes shall be permitted only as provided for in Sections 3406.1.1 through 3406.1.4.
- - 3406.1.1 New buildings. Fire escapes shall not constitute any part of the required means of egress in new buildings.
- - 3406.1.2 Existing fire escapes. Existing fire escapes shall be continued to be accepted as a component in the means of egress in existing buildings only.
- - 3406.1.3 New fire escapes. New fire escapes for existing buildings shall be permitted only where exterior stairs cannot be utilized due to lot lines limiting stair size or due to the sidewalks, alleys or roads at grade level. New fire escapes shall not incorporate ladders or access by windows.
- - 3406.1.4 Limitations. Fire escapes shall comply with this section and shall not constitute more than 50 percent of the required number of exits nor more than 50 percent of the required exit capacity.

Keep in mind that if the IBC-Existing Buildings has been adopted, if the work crosses a given threshold monetarily speaking, then the entire building may need to be brought up to current code.

If the existing fire escapes are altered in any way, then there is the possibility that they may not be allowed.

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.

- SECTION 3411 ACCESSIBILITY FOR EXISTING BUILDINGS
- - 3411.1 Scope. The provisions of Sections 3411.1 through 3411.9 apply to maintenance, change of occupancy, additions and alterations to existing buildings, including those identified as historic buildings.
- - 3411.3 Extent of application. An alteration of an existing element, space or area of a building or facility shall not impose a requirement for greater accessibility than that which would be required for new construction.
- - - Alterations shall not reduce or have the effect of reducing accessibility of a building, portion of a building or facility.
- - 3411.6 Alterations. A building, facility or element that is altered shall comply with the applicable provisions in Chapter 11 of this code and ICC A117.1, unless technically infeasible. Where compliance with this section is technically infeasible, the alteration shall provide access to the maximum extent technically feasible.
- - - Exceptions:
- - - - 1. The altered element or space is not required to be on an accessible route, unless required by Section 3411.7.
- - - - 2. Accessible means of egress required by Chapter 10 are not required to be provided in existing buildings and facilities.
- - - - 3. The alteration to Type A individually owned dwelling units within a Group R-2 occupancy shall meet the provision for a Type B dwelling unit and shall comply with the applicable provisions in Chapter 11 and ICC A117.1.
- - 3411.8 Scoping for alterations. The provisions of Sections 3411.8.1 through 3411.8.14 shall apply to alterations to existing buildings and facilities.

Based on the IBC, Chapter 34, alterations would trigger ADA to the extent that they are "technically feasible" (ending when "technically infeasible") - however, the ADA may have differing views and allowances than the IBC has.

[Scott555]

Thank you Jerry - very informative and helpful.
Scott