INTERPRETING "WORK AREA" IN IBC EX. BLDG CODE 2021

[PRESIDENTJ]

All, I have a project I am working with a client on. They want to turn an existing building (built apprx. 1915) into a restaurant. It is two stories, and we will be adding a kitchen, office, bathrooms, stairs, etc. downstairs and some bathrooms upstairs. It will also now be sprinkled where as it isn't currently. Permanent alterations will be much less than 50% of the floor area. The rest of the footprint will be tables and chairs.

I am trying to determine what is considered the "work area". Under section 603 (EXISTING IBC 2021), level 2 alterations have an exception that states "The movement or addition of nonfixed and movable fixtures, cases, racks, counters, and partitions not over 5 feet 9 inches in height shall not be considered a level 2 alteration".

So, I take this as we can consider these alterations affecting less than 50% of the area since >50% of the changes are only nonfixed fixures (tables and chairs). Am I correct in thinking this?

Would like everyone's opinion on this please.

 

[lexpatrie]

This is really an architectural/building official determination, but the structural responsibilities don't have that much to do with the "level" of alterations, you still have standard of care to follow.

e.g. reroofing may be a level one alteration (or not), but changing from an EPDM to a ballasted roof has structural consequences because the downward loads are increasing substantially, particularly if the roof is relatively light weight in the structure to start with. The opposite is true for wind uplift when you switch from ballasted to EPDM.

Regards,
Brian

 

[PRESIDENTJ]

Brian, thanks for the reply.

A more significant level of structural modifications are required if the work area is > 50% according to the code. The "standard of care" is outlined according to which level is required. If work area is >50%, level 3 kicks in, which is quite more substantial than level 2.

So essentially my question is: is the addition of nonfixed and movable fixtures, cases, racks, counters, and partitions not over 5 feet 9 inches in height considered part of the work area.

JP

 

[bones206]

I have found one source of clarification for this, but it is limited to the jurisdiction of Massachusetts (

https://www.mass.gov/doc/bbrs-offic...401-updated-final-january-12-2021-as-amended)

Work area of a building project is not necessarily area where work is being done (see question 4). Work area is defined in part
as ‘that portion or portions of a building consisting of all reconfigured spaces as indicate on the construction documents.’
Generally, if space is reconfigured it changes the manner in which occupants egress from the space in terms of travel or distance
to exits.

 

[lexpatrie]

If this is "floating" partitions for cubicles, I don't see how that's an alteration at all anyway. Ask your Architect. If you're installing fixed half walls or actual walls that's another creature.

Most of the time I deal with this portion of the code it's for reroofing.