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2/20/2010

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6 Comments
Ron
2/22/2010 11:56:22 pm

Given an existing historical building, two-stories and basement. Current use is as an art gallery with occational musical entertainment and refreshments on the main floor (50-120 persons). The first and second floors are open to the public for viewing art that is for sale. The owner would like to finish part of the basement to expand the art sales and display area. Would this be considered an extention of the assembly use and require fire sprinklers throughout?

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Phil Delafield
2/23/2010 12:18:01 am

Ron:

Art galleries are classified A3 under IBC provisions, and sale of mercantile goods are classified M. The use of the proposed space will dictate the requirements. If they use it in the manner consistent with gallery use, with more intense assembly type functions, then I would reference the sprinkler requirement unless the space has the exit discharge at that level.

Love this tool. nice job.

PD

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Rich Russell
2/23/2010 12:36:04 am

First question is, is this really an A occupancy? Might it be considered an M with an occasional wine and cheese reception accessory to the sale of art?

Second, 3406.1 says "...Subject to the approval of the building official, the use or occupancy of existing buildings shall be permitted to be changed and the building is allowed to be occupied for purposes in other groups without conforming to all the requirements of this code for those groups, provided the new or proposed use is les hazardous, based on life and fire risk, than the existing use."

Is going from an S to an M/A less of a life and fire risk? Overall, I would say it's safer. I think the risk is in the storage being below the M/A.

Are there 2 ways out of the basement? , or is the occupant load such that 2 ways out aren't required?

3407.1 is another place to look. "The provisions of this code relating to...and change of occupancy shall not be mandatory for historic buildings where such buildings are judged by the building official to not constitute a dsitinct life safety hazard."

I would look at having an alarm system that serves all 3 levels in an interconnected way to provide a reduced level of risk for the occupants.

You might look at ADA issues, too. Do they provide a catalog of items stored on the non-accessible floor(s)?

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Ron
2/23/2010 01:00:06 am

There are two exits, front and back, from the main floo. Two exits from the second floor, one to the outside and one back to the main floor. Currently one exit from the basement to the main floor rear. A second exit would be added to the basement that will go back to the main floor front. The public area of the basement would be small with mercantile occupant load of 10-15. Interconnected single station smoke alarms would not be dificult to install. Many buildings in historical down town have existing non-confoming uses that make strick enterpretation of the codes dificult to occomplish. I agree with Rich's view of not increasing the hazard and doing some to reduce life safety and fire hazard issues.

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Jeff Harden
2/24/2010 10:25:20 pm

Based on what the occupant load might be it sounds like the space would be about 450 square feet, so if you double your numbers you still are looking at about 30 people possibly. I would say this is an extension of the assembly but since it is located in a separate space I would entertain the idea of it being catagorized as a group B per Sec 303.1 - 06IBC. If this can be justified then there may be the possibility of no sprinklers? If this route was choosen then I would think the next issue to look at is occupancy separation and all the other stuff everyone mentioned. We would probably review this per the IEBC under change of use provisions.I am curious if they would have to increase the number of plumbing fixtures due to an increase in occupants. ha ha ha

Wonderful job in putting this together.

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