CHAPTER 9. HISTORIC BUILDINGS

901.0 General
902.0 Repairs
903.0 Relocated Buildings
904.0 Repair, Renovation, Alteration or Reconstruction
905.0 Change of Occupancy

901.0 General

901.1 -- Historic buildings shall comply with the provisions of this Chapter, or with the provisions of Chapters 3, 4, 5, 6 and 7, relating to their repair, renovation, alteration, reconstruction, movement and change of occupancy.

901.2  Alternatives -- A historic building undergoing repair, renovation, alteration, reconstruction or change of occupancy shall be investigated and evaluated. If it is intended that the building meet the requirements of this chapter, a written report shall be prepared for such a building and filed with the appropriate official by a registered design professional where in the opinion of the official such a report is necessary. Such report shall be in accordance with Chapter 1 of these provisions and shall identify each required safety feature in compliance with this chapter and where compliance with other chapters of these provisions would be damaging to the contributing historic features. In addition, the report shall describe each feature not in compliance with these provisions and demonstrate how the intent of these provisions is complied with in providing an equivalent level of safety.

This section is intended to document the requirements and alternatives accepted by the building official, if the owner wishes to benefit from the exceptions offered by Chapter 9. It is important to have a complete record of any decision made. The applicant and the building official should coordinate any work with the local or state commission responsible for historic buildings to assure that the work is in compliance with the Secretary of the Interior's Standards for Historic Properties.

901.3  Accessibility Requirements -- The accessibility requirements contained in these provisions shall apply to historic buildings undergoing alterations, renovations, reconstruction or a change of occupancy. If the historic character of the building is adversely affected, then alternative provisions of accessibility shall be permitted.

Accessibility requirements may need to be modified based on individual state requirements. Most states and the ADA provisions allow for alternatives and exceptions for historic buildings.

901.4  Special Occupancy Exceptions - House Museums -- When a building that is in Use Group R-3 is also used for A, B, or M purposes such as museum tours, exhibits and other public assembly activities, the building official may make a determination that the Use Group is B when life safety can be demonstrated in accordance with Section 901.2. Adequate means of egress in such buildings, which may include a means of maintaining doors in an open position to permit egress, a limit on building occupancy to an occupant load permitted by the means of egress capacity, a limit on occupancy of certain areas or floors, and/or supervision by a person knowledgeable in the emergency exiting procedures, shall be provided.

House museums are used for tours and other events several times per year while normally functioning as a single family dwelling. This section enables the building official to consider the individual safety of each building so used.

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902.0 Repairs

902.1 -- Repairs to any portion of a historic building or structure shall be permitted to be made with original materials and original methods of construction, subject to provisions of this Chapter.

This is similar to Chapter 3, but may exempt historic buildings from the exceptions therein.

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903.0 Relocated Buildings

903.1  Construction -- Any repair, renovation, alteration, reconstruction, movement and change of use of relocated historic structures shall comply with the requirements of this Chapter.

903.2  Foundations -- Foundations of relocated historic buildings and structures shall comply with the Building Code. Relocated historic buildings shall otherwise be considered as historic buildings for the purposes of these provisions.

Typically the building code treats relocated buildings as new structures. In the case of historic buildings they may be considered as an existing building and accepted. However, any mechanical and electrical safety hazards still need to be corrected.

903.3 -- Relocated historic buildings and structures shall be so sited that fire separation distance and opening protectives comply with the requirements of the Building Code.

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904.0 Repair, Renovation, Alteration or Reconstruction

904.1  General -- Historic buildings undergoing repair, renovation, alteration or reconstruction shall comply with all of the applicable requirements of Chapters 3, 4, 5 and 6 of these provisions except as specifically permitted in this Chapter.

The intent of this section is for historic buildings to comply with the minimum requirements of these provisions with some special considerations and exceptions. These special provisions provide a means for retaining the historic character and materials in the building while providing and maintaining their life safety intent.

904.2  Replacement -- Replacement of existing or missing features using original materials shall be permitted. Partial replacement for repairs that match the original in configuration, height and size shall be permitted. Such replacements shall not be required to meet the materials and methods requirements in Section 401.2 of these provisions.

Exception:

1. Replacement glazing in hazardous locations shall comply with the Safety Glazing requirements of Chapter 24 of the Building Code.

904.3  Roof Covering -- The existing type of roof covering shall be permitted to be continued and replaced with the same materials if the historic materials are documented to the satisfaction of the building official.

904.4  Means of Egress -- Existing door openings and corridor and stairway widths of less than those that would be acceptable for non-historic buildings under these provisions shall be approved, provided that in the opinion of the building official there is sufficient width and height for a person to pass through the opening or traverse the exit and that the capacity of the exit system is adequate for the occupant load or where other operational controls to limit occupancy are approved by the building official.

This provision enables the building official to accept conditions in historic buildings that might be considered hazardous in non-historic buildings. See the related introductory commentary to Section 602.0.

904.5  Door Swing -- When approved by the building official, the existing front doors need not swing in the direction of exit travel, provided other approved exits having sufficient capacity to serve the total occupant load are provided.

This is an exception to Section 602.4.7, which requires doors serving over 50 occupants to swing in the direction of exit travel.

904.6  Transoms -- In fully sprinklered buildings of Use Group I-1, R-1 and R-2 existing transoms in corridors and other fire rated walls may be maintained if fixed in the closed position. A sprinkler shall be installed on each side of the transom.

This allows non-wired glass transoms to remain. Section 602.4.4 would otherwise require that fixed wired glass be used, regardless of sprinklering

904.7  Interior Finishes -- The existing finishes of walls and ceilings shall be accepted where it is demonstrated that it is the historic finish.

This is an exception to Section 603.0, which requires compliance with the Building Code or treatment with fire retardant coating

904.8  Stairway Enclosure

904.8.1 -- Stairway enclosures may be omitted in a historic building where such stairway serves only one adjacent floor.

904.8.2 -- In buildings of three stories or less, exit enclosure construction shall limit the spread of smoke by the use of tight fitting doors and solid elements. Such elements need not have a fire rating.

This paragraph is intended to control smoke rising upward through a building. By enclosing the stairs with non-rated materials, including plain glass, there is improved safety. This exception goes beyond the various exceptions to stairway enclosure allowed in Section 604.2.

904.9  One-Hour Fire-resistive Assemblies -- Where one-hour fire-resistive construction is required by these provisions, it need not be provided regardless of construction or occupancy where the existing wall and ceiling finish is wood lath and plaster.

904.10  Stairway Railings -- Grand stairways shall be accepted without complying with the handrail and guardrail requirements. Existing handrails and guards shall be permitted to remain provided they are not structurally dangerous.

This paragraph relieves grand stairways from compliance with Sections 602.8.2 and 602.9.2. In other words, handrails and guards, even when substantially rebuilt, need not comply with the Building Code. This is a specific application of Section 904.2 allowing replacement of historic fabric.

904.11  Exit Signs -- The building official shall accept alternate exit sign or egress path marking location where such signs or markings would damage the historic character. Alternative signs shall identify the exits and egress path.

This is an exception to Section 602.7 where exit signs in accordance with the Building Code are required.

904.12  Sprinkler Alternative -- Every historic building which does not conform to the construction requirements specified in other chapters of these provisions for the occupancy or use and which, in the opinion of the building official, constitutes a fire safety hazard shall be equipped throughout with an automatic sprinkler system installed in accordance with the Building Code. However, such automatic sprinkler system shall not be used to substitute for, or act as an alternate to, the required number of exits from any facility.

The intent of the fire sprinkler system for life safety hazards is to provide the level of safety intended by the Building Code but without requiring major changes in the building. The section does not identify all the conditions that might require such a system, permitting this to be discussed by the building official and the design professional, then documented as part of the building report in Section 901.2 of this Chapter.

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905.0 Change of Occupancy

905.1  General -- Historic buildings undergoing a change of occupancy shall comply with the applicable provisions of Chapter 7 except as specifically permitted in this Chapter. Where Chapter 7 requires compliance with specific requirements of Chapter 6, and where those requirements are subject to exceptions in Section 904.0, the same exceptions shall apply in this section.

905.2  Building Area -- The allowable floor area for historic buildings undergoing a change of occupancy shall be permitted to exceed the allowable areas specified in Chapter 7 by twenty percent.

905.3  Location on Property -- Historic structures undergoing a change of use to a higher hazard category in accordance with Section 702.4.1 of these provisions may use alternative methods to comply with the fireresistance and exterior opening protective requirements. Such alternatives shall comply with Section 901.2.

This paragraph allows the building official to consider the specific building location and site conditions and make allowances beyond those permitted in Chapter 7.

905.4  Roof Covering -- Regardless of occupancy or use group, roof-covering materials not less than Class C shall be permitted where a fire-retardant roof covering is required.

The requirement for a fire-retardant roof is important. However in the case of a historic building it may often be necessary to accept an alternate. This option permits most roofs to remain but to have a fire retardance rating.

905.5  Means of Egress -- Existing door openings and corridor and stairway widths of less than those that would be acceptable for non-historic buildings under these provisions shall be approved, provided that in the opinion of the building official there is sufficient width and height for a person to pass through the opening or traverse the exit and that the capacity of the exit system is adequate for the occupant load, or where other operational controls to limit occupancy are approved by the building official.

This provision enables the building official to accept conditions in historic buildings that might be considered hazardous in non-historic buildings. See the related introductory commentary to Section 602.0.

905.6  Door Swing -- When approved by the building official, the existing front doors need not swing in the direction of exit travel, provided other approved exits having sufficient capacity to serve the total occupant load are provided.

This is an exception to Section 602.4.7, which requires doors serving over 50 occupants to swing in the direction of exit travel.

905.7  Transoms -- In corridor walls required to be fire rated by these provisions, existing transoms, may be maintained if fixed in the closed position and fixed wired glass set in a steel frame or other approved glazing shall be installed on one side of the transom.

Exception:

1. Transoms conforming to Section 904.7 of these provisions shall be accepted.

905.8 Finishes -- Where finish materials are required to have a flame-spread classification of Class III or better, existing nonconforming materials shall be surfaced with an approved fire-retardant paint or finish.

Exception:

1. Existing nonconforming materials need not be surfaced with an approved fire-retardant paint or finish when the building is equipped throughout with an automatic fire suppression system installed in accordance with the Building Code and the nonconforming materials can be substantiated as historic in character.

The intent of this exception is to permit the existing finishes, often wood wainscots and paneling, to remain.

905.9  One-Hour Fire-resistive Assemblies -- Where one-hour fire-resistive construction is required by these provisions, it need not be provided regardless of construction or occupancy where the existing wall and ceiling finish is wood lath and plaster.

905.10  Stairs and Railings -- Existing stairways shall comply with the requirements of these provisions. The building official shall grant alternatives for grand stairways and railings if alternative stairways are found to be acceptable or if judged as meeting the intent of these provisions. Existing stairways shall comply with Section 904.10.

This paragraph extends the exception granted in Section 904.10 to change of occupancy to a higher hazard in accordance with Section 702.1.

905.11  Exit Signs -- The building official may accept alternate exit sign locations where such signs would damage the historic character. Such signs shall identify the exits and exit path.

905.12  Exit Stair Live Load -- Existing historic stairways in buildings changed to Use Groups R-1 and R-2 shall be accepted where it can be shown that the stairway can support a 75 pounds per square foot live load.

905.13  Natural Light -- When it is determined by the Building Official that compliance with the natural light requirements of Section 705.1 will lead to loss of historic character and/or historic materials in the building, the existing level of natural lighting shall be considered acceptable.

In some cases the amount of natural light may be less than the code minimum. However the space may still receive sufficient natural light. The specific area may be inspected and permitted to remain. An example may be a building intended as a bed and breakfast facility that has inadequate window area.

905.14  Energy Conservation -- Historic buildings are exempt from the requirements of Section 706.0.

This is paraphrased from the 1995 CABO Model Energy Code