Path of Travel Upgrade Requirements CS3777 2015 North Carolina Existing Building Code 2012 NC Building Code 2009 ANSI A117.1 Prepared by: Laurel W. Wright Chief Accessibility Code Consultant NC Dept of Insurance/OSFM
Evolution of 2015 NCEBC 1995 NC Existing Bldg Code (Vol IX) expired 3/1/15 2012 NC Rehabilitation Code effective until 3/1/18 (3-yr overlap) NCBC Ch. 34 no longer effective 1/1/16 Effective 3/1/2015 Accessibility requirements in all of them are the same 2
2015 NC Existing Bldg Code * NCEBC Commentary online Code Format Scope of Work Repairs Additions 3 Design Options Level 1: Renovation Level 2: Alteration Level 3: Reconstruction Change of Occupancy Historic Buildings Relocated/Moved Bldgs 3
4
2015 NC Existing Building Code Appendix B B101 Qualified Historical Buildings and Facilities B102 Fixed Transportation Facilities and Stations B103 Dwelling Units and Sleeping Units (Communication Features) B104 Referenced Standards 5
Compliance Methods FOR ACCESSIBILITY: requirements are identical 6
2015 NCEBC - Alterations 7
2015 NCEBC - Alterations 8
Definitions ADDITION An extension or increase in floor area, number of stories, or height of a building or structure. CHANGE OF OCCUPANCY A change in the purpose or level of activity within a building that involves a change in the application of the requirements of this code. EXISTING BUILDING A building legally occupied or legally occupies prior to a current vacant status. REHABILITATION Any work, as described by the categories of work defined herein, undertaken in an existing building. REPAIR - The restoration to good or sound condition of any part of an existing building for the purpose of its maintenance. TECHNICALLY INFEASIBLE Same definition as NCBC Ch. 34. 9
Technically Infeasible TECHNICALLY INFEASIBLE Same definition as NCBC Ch. 34. 1. Structural Signed, sealed letter from structural engineer 2. Physical or site constraints Document what this is + how it restricts the design 10
Technically Infeasible Historic District 11
PRESCRIPTIVE NCEBC 407.1 Conformance 12
PRESCRIPTIVE NCEBC 410.2 Maint of Facilities 13
PRESCRIPTIVE NCEBC 410.3 Extent of Applic 14
PRESCRIPTIVE NCEBC 410.4 Ch. of Occupancy REMEMBER: some model code language is stricter than federal. FHADM (Type B) applicable to new construction after 3/13/91. This language changes the requirement based on the amount of work. 15
PRESCRIPTIVE NCEBC 410.4.1 Partial Change This section is just above 410.4.2 Complete Change in Occupancy Importance is that it references 410.6 Alterations 410.7 Alterations affecting a PFA (20%) 410.8 Scoping for Alterations 16
PRESCRIPTIVE CHANGE OF USE PARTIAL CH OF USE NCEBC 410.4.2 Complete Change The budget for all of this is included in the design and construction budget used to calculate the 20% disproportionate amount. None of this work is path of travel upgrades. Look carefully on others for EXCEPTION or not may be elsewhere. 17
PRESCRIPTIVE NCEBC 410.4.2 Complete Change See NCEBC Ch. 2 for definition of TECHNICALLY INFEASIBLE. STRUCTURAL requires signed, sealed letter from Structural Engineer SIZE/SPACE justify inability to adjust requirements due to space constraints 18
PRESCRIPTIVE NCEBC 410.5 Additions 19
PRESCRIPTIVE PESCRIPTIVE CHANGE OF USE PARTIAL CH OF USE NCEBC 410.6 Alterations 20
PRESCRIPTIVE CHANGE OF USE PARTIAL CH OF USE NCEBC 410.6 Alterations Exc. 21
PRESCRIPTIVE PESCRIPTIVE CHANGE OF USE PARTIAL CH OF USE NCEBC 410.7 Alt. affecting PFA 22
PRESCRIPTIVE PRECRIPTIVE CHANGE OF USE PARTIAL CH OF USE NCEBC 410.7 Solely Limited Exceptions: Do not subtract these items from an overall alteration. That work is not the sole work being done and so is not exempt from upgrade requirements. 23
Alterations Restrooms Lvl 2 2015 NC Existing Buildings Code online Commentary 24
1012.9.2 Complete Change of Use The requirements are basically the same, except for the section number 25
NCEBC 806.1 + 806.2 (same reqmts) 26
CHANGE OF USE 1012.9.2.1 Accessible Bldg Entrance PERMANENT TEMPORARY 27
CHANGE OF USE 1012.9.2.4 Accessible Parking Be careful how far in this direction, too 28
Module 3 Alterations in Historic Buildings 29
HISTORIC NCEBC App B101 Qualif Hist Bldgs 30
HISTORIC NCEBC App B101 Qualif Hist Bldgs 31
HISTORIC NCEBC 1204.1 Alterations 32
HISTORIC NCEBC 1204.1 Exc. Type B Historic building in historic district Interior not historic this section is not applicable Designated historic building Historic interior < Level III alteration no Type B requirement (<50%) = Level III alteration Type B requirement (>50%) - The idea is: if the interior of the building is gutted, what goes back in will not threaten the historic fabric of the building. - There is no requirement for an accessible path from PROW to the dwelling entrance as that does affect the bldg. 33
HISTORIC NCEBC 1204.1.1 Site Arrival Pts 1204.1.1 Site arrival points. At least one accessible route from a site arrival point to an accessible entrance shall be provided. 34
HISTORIC NCEBC 1204.1.2 Multilevel Bldgs 35
HISTORIC NCEBC 1204.1.3 Entrances/Exc 36
HISTORIC NCEBC 1204.1.3 Toilet/Bathing 37
Q & A and Examples 38
Path of Travel Upgrade Example Great example of simple Path of Travel upgrade often overlooked. 39
Level I or II Alterations BEFORE AFTER NCEBC 410.6 or NCEBC 806.1 Wall should be relocated to accommodate door clearance requirements with owner-supplied desk 40
Level III Alterations Q: The project is an existing 1-story auditorium with Level 3 alterations, including 1. Tearing down and replacing existing restrooms for the audience. 2. Providing a unisex facility that will serve the audience as well as the green room. 3. Increasing the size of the men s dressing room. 4. Cosmetic changes to the back of house area. 5. No work planned for the Men s and women s back-of-house restrooms other than paint and replacing the partitions between toilet compartments. If the toilet partitions are replaced, do the restrooms have to be brought up-to-code? There would be insufficient room to do this without losing fixtures. 41
Level III Alterations 1. Tearing down and replacing existing restrooms for the audience. [NCEBC 806.2 Exc. 4] 2. Providing a unisex facility that will serve the audience as well as the green room. [NCEBC 806.1; NCBC 1109.2.1] 42
Level III Alterations 3. Increasing the size of the men s dressing room. [Design choice.] 4. Cosmetic changes to the back of house area. [By themselves, do not trigger upgrades] 43
Level III Alterations 5. No work planned for the Men s and women s back-of-house restrooms other than paint and replacing the partitions between toilet compartments. A: Proposed design work (men s dressing room) is what limits the ability to make the restrooms accessible. You cannot design away the requirement to upgrade existing restrooms + then claim technical infeasibility. Yes, the restroom upgrade is required. [NCEBC 806.2 Exc. 1] 44
Partial Ch. of Use - Historic Q: The project is an existing building in an historic district that was originally one tenant and is now being subdivided into 7 tenant spaces; with bldg entrances off streets on E and S. M W 7 1. Original non-complying ramp removed and stairs added at Unit #6 entrance. 2. Units #4 + #5: have 3 historic sill, so step to sidewalk needed; finish floors 19 above the sidewalk; ramp provided at side entrances since not feasible at front. 6 5 1 2 NCEBC 1012.9.1 partial change of use NCEBC 1204 historic references NCEBC 806 and 906 4 3 2nd floor and stair access to 2 nd floor not involved in tenant alterations. 45
Partial Ch. of Use - Historic First, need to consider who is responsible for the work? 1. Will it be done by the tenant? If so, path of travel is limited to tenant space. 2. Will it be done by the landlord? If so, path of travel applies to entire building. M W 7 Second, how historic is the building? 1. If historic district only, then NCEBC 806 /906 are applicable. 2. If historic interior also, then use NCEBC 1204.1.1 through 1204.1.4 where compliance with the following would threaten or destroy the historic fabric of the building per the SHPO. No Type B dwelling 1 units required in historical bldgs.* 6 5 4 2 3 NCEBC 1204.1.1-1.4 Site arrival Multilevel bldgs. + fac. Entrances Bathing + Toilet Facilities 46
Partial Ch. of Use - Historic In this case, the landlord is responsible for all and only the exterior is historic. Everything within the building complies with NCEBC 806.1 and 806.2 Exterior building envelope uses NCEBC 1204.1.1 Site Arrival + NCBC 1204.1.3 Entrances M W 7 6 5 4 1 2 3 Since the basic requirement is NCEBC 806.1 - that references NCBC Ch. 11 + ANSI A117.1. Don t forget ANSI Table 406.2 for historic thresholds. 47
Partial Ch. of Use - Historic Tenant #6 existing ramp proposed to be replaced with a stair entrance: Existing ramps, even non-complying ones, cannot be replaced with only stairs [NCEBC 410.3] Ramp is required unless SHPO documents it threatens or destroys historic fabric of building [NCEBC 1204.1 NCEBC 806.1 ANSI 403.4/303] All of this is Historic Bldg-Exterior, so has to be approved by SHPO 48
FROM 1999/2002/2004 NCAC NO CHANGES IN 2015 NCEBC FROM WHAT IS BELOW Example STRATEGY 1) Start with overall budget. 2) Subtract non-alterations: System-related work Maintenance work [ Work in non-primary Function areas] 3) Determine 20% 4) Develop cost estimates in order of priority 5) Get Budget Analysis from Owner/Contractor/Arch 6) Perform all work up to disproportionate amount When this is the sole scope of work
Work Performed w/in 3 Years Important for owner (and designer) to keep track of budget and expenditures
Budget Analysis for 3-Year Work
Questions For further questions: TEL 919-647-0014 FAX 919-662-4414 E-MAIL Laurel.Wright@ncdoi.gov On the e-mail, please include: name firm phone number project name/location Reference On-line aids at www.ncdoi.com/osfm Engineering and Codes AccessibilityUpdates 52