EGRESS COMPLIANCE - EXIST'G BUILDNGS
OCCUPANT LOAD, PLUMBING FIXTURES AND REQUIRED EXITS
For Alterations of Existing Buildings, I refer to the as-built conditions of the specific floor undergoing alterations and cross reference the information with the Certificate of Occupancy on file, if available. This helps me understand whether there are any existing non-compliant (lawfully approved) conditions to identify Which Code Applies to a Project. (Refer to DOB-Filing rep. Course 206 Material for additional egress information)
Complying with egress regulations for a Project Scope should consider the following:
1. 1968 Building Code for Alterations to Existing Buildings built PRIOR to 2008; or
2. 2014 Building Code for new structures or existing buildings approved and erected AFTER the enactment of the 2008 Building Code.
There are many factors to consider when analyzing egress conditions for Alterations to Existing Buildings, floor, or demised tenant space. I typically follow the below steps and Example Egress Template in the pre-design phase as a general overview. Additional exit regulations apply to Places of Assembly spaces per BC 1028, 2014 Code or Subchapter 8, 1968 Code.
** The max. occupant load and number of required exits from a SPACE of a multi-tenanted floor is NOT the only factor used to determine exit requirements for the overall STORY within the building.
1. Establish the max. number of persons permitted (occupant load)
Based on the Certificate of Occupancy and/or function of the space, I very occupancy loads by dividing the square footage of the area/floor by the occupant load factor listed in the appropriate code section.
2. Use the established occupant load to determine number of exits required
The required number of exits from the individual space AND the entire story should be analyzed separately for code compliance based on the established Occupancy Classification. At the start of a project, I use the following to assist the team in the predesign phase.
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Spaces (including accessory) used as offices, retail, food service, and/or education with an occupant load of LESS than 75 shall require a min. of ONE exit door. (Refer to the appropriate table for other occupancy types)
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ALL stories/floors shall maintain a min. of TWO remote exits within the max. required travel distances unless the building complies with the exceptions listed in BC 1021 (2014 Code) or §27-366 -Exits from floors (1968 Code) allowing buildings to maintain a single exit (i.e. 1-2 family dwellings). Regardless of whether an individual space is permitted to have one exit door, access to a min. of TWO exits (i.e. enclosed stairs) on the story/floor is still required as a safety precaution.
3, Measure and verify maximum allowable travel distances
Use Table 1016.1 (2014 Code) or Table 6-1 (1968 Code) to calculate the required travel distances (from the furthest point to an exit) for the specific Occupancy Classification to verify whether egress conditions are adequate. For larger buildings that may not require additional exits based on the established occupant load, may still require additional exits if the path of travel to such exits exceed the max. allowable by code.
4. Determine required egress width and capacity of exits
There are a few different ways to calculate required exit capacity and egress widths varying with each code and Project Scope. For the purpose of this eGuide, I list a few simple key points I like to follow when calculating exit width capacity from both 1968 Building Code and 2014 Building Code. Also refer to the Example Egress Template for a typical Alteration of Exiting Office Space.
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2014 Code – Divide the existing or proposed door(s) width (TYP. 36” ea.) by 0.2 to determine the allowable exit capacity of the exit door. Each 36” door would allow an exit capacity of 180 persons.
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2014 Code – Divide the existing or proposed exit stair(s) width (TYP. 44” ea.) by 0.3 to determine the allowable exit capacity of the exit stair. Each 44” stair would allow an exit capacity of 146 persons.
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1968 Code – Calculated based off increments of 22 inches = 1 unit of width multiplied by the exit capacity listed in Table 6-1 (1968 Code). For a 36” door in an office occupancy, the exit capacity is 120 persons (1.5 units X 80 = 120). For a 44” stair in an office occupancy, the allowable exit capacity is 120 persons (2 units X 60 = 120).
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1968 Code - Fractions of 12 inches or greater may increase the unit of width by an additional 0.5 units. Although a door width of 36” divided by 22” is 1.63, DO NOT multiply 1.63 by the factor listed in Table 6-1 to determine max. exit capacity. Only fractions of 0.5 shall be used.
5. Determine the min. number of plumbing fixtures required
Calculating the minimum number of plumbing fixtures varies based on the overall floor/story (i.e. common toilet facilities) and/or separately for the individual tenant space. When analyzing required plumbing fixtures, I turn to the appropriate NYC 2014 Plumbing Code for compliance using the established occupant load (items 1 above) and Occupancy Classification.
Although toilet facilities shall be considered “gender neutral”, facilities located within a floor or space can either be separated by gender or provided with single user toilets. However, for the purpose of calculating the min. number of fixtures required, the ratios listed in Table 403.1 (2014 Code) should be applied as follows: (See Example Egress Template for min. fixtures req. of an office occupancy)
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When ratios are shown separately for male and female (assembly, business occupancies), 50% of the total established occupant load shall be used to determine number of fixtures required for each gender.
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When a fixed ratio is shown for BOTH male and female (educational, industrial occupancies), the TOTAL established occupant load shall be used to calculate the number of fixtures required. 50% of the total number of fixtures required may then be split by gender if separate facilities are provided.
Written by: Marco Burriesci
Last updated: September, 2019
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