N.Y.C. Admin. Code § EBC 305: Section EBC 305: Means of Egress

305.1 General.

Alterations, repairs, additions, changes of occupancy or relocations of existing buildings that require changes to means of egress shall be subject to the applicable provisions of Chapters 8 through 11, Chapter 14 and this section.

305.2 Minimum requirements.

It shall be unlawful to alter a building in a manner that will reduce the number of exits or the capacity of the means of egress to less than required by Chapter 10 of the New York City Building Code and this code.

305.3 Maintenance.

Means of egress shall be maintained in accordance with the New York City Fire Code.

305.3.1 Workplace exits.

Except as specifically provided for in Chapter 10 of the New York City Building Code, no employer or agent of an employer shall lock the doors of or otherwise prohibit exit from any workplace, when by so doing the health or safety of any employee, independent contractor or other individual working in such workplace may become endangered by fire or other hazardous condition. Refer to Section 118.2.7.

305.4 Inadequate exits for existing structures.

An existing structure that is not provided with means of egress as required by Chapter 10 of the New York City Building Code and this code, and in which the means of egress are, in the opinion of the commissioner, inadequate for the safety of the occupants, shall be provided with means of egress or fire protection as directed by the commissioner.

305.5 Special provisions for prior code buildings.

Alterations, additions, changes of occupancy or relocations of prior code buildings that require changes to means of egress shall be permitted to comply with Sections 305.5.1 through 305.5.19 of this code. Other means of egress components that are not addressed in Sections 305.5.1 through 305.5.19 or in Sections 805, 905, 1005 or 1105 shall comply with Chapter 10 of the New York City Building Code.

Exception. Prior code buildings or spaces that are required by this code to provide means of egress in accordance with Chapter 10 of the New York City Building Code as new construction.

305.5.1 Occupant load and exit capacity.

The occupant load and exit capacity of prior code buildings or spaces shall be determined in accordance with Chapter 10 of the New York City Building Code.

Exception: The following alterations shall not be required to determine a new occupant load in accordance with Chapter 10 of the New York City Building Code and shall be permitted to maintain the existing means of egress that complies with the code under which the building was constructed:

1. Level 1 alterations that maintain existing occupant loads as documented by an existing certificate of occupancy or existing approved plans.

2. Level 2 alterations in buildings 2 stories or less in height, with not more than 1 cellar, and an area of 10,000 square feet or less per story, that maintain existing occupant loads as documented by an existing certificate of occupancy or existing approved plans.

305.5.2 Accessible means of egress.

Accessible means of egress are not required in prior code buildings where the level of alterations does not trigger full building compliance with the accessibility provisions of the New York City Building Code.

305.5.3 Remoteness.

Alterations that result in the same or a lesser hazard occupancy category as described in Section 1005 may maintain the existing remoteness of exits. However, the remoteness of relocated or added exits shall comply with Chapter 10, and Chapter 4 where applicable to high-rise buildings, of the New York City Building Code.

305.5.4 Travel distance.

The maximum travel distance measured from the most remote point within a story along the natural and unobstructed path of egress travel to an exterior exit door at the level of exit discharge, an entrance to an interior exit stairway, interior exit ramp, exit passageway, horizontal exit, exterior exit stairway, or exterior exit ramp shall not exceed the limits specified in Chapter 10 of the New York City Building Code.

Exceptions:

1. Travel distances from Occupancy Groups F and S shall comply with Table 305.5.4(1).

2. Travel distances within Occupancy Group A shall comply with Table 305.5.4(2).

Table 305.5.4(1) Travel Distances for F and S Occupancies

Occupancy group of building or space

Maximum Travel Distance (feet)

Unsprinklered

Sprinklered

Factory

F-1

125

175

F-2

150

200

Storage

S-1

100

150

S-2

125

175

For SI: 1 foot = 304.8 mm

Table 305.5.4(2) Maximum Travel Distance Within Assembly Space (ft)

a

Occupancy group of building or space

Primary

Secondary

A-1

b

100

125

A-2

85

d

125

d

A-3

c

100

d

125

d

A-4

c

100

125

A-5

175

250

For SI: 1 foot = 304.8 mm

a. Where an assembly space is provided with an exit access doorway that opens directly to a safe area in accordance with Chapter 10 of the

New York City Building Code

, the primary and secondary travel distances shall be permitted to be measured to such exit access doorway. The travel distance from such safe area shall be in accordance with this section based on the occupancy classification of the main occupancy of the building or portion thereof to which the assembly space is ancillary to. When an exit opening from an assembly space discharges into another space, including a corridor, that does not meet the requirements of Chapter 10 of the

New York City Building Code

for a safe area, the travel distance shall include the distance within the space or corridor to an exit.

b. Required exits from stage shall be within a travel distance limitation of 125 feet.

c. Required exits from stage shall be within a travel distance limitation of 150 feet.

d. Where a Place of Assembly is completely equipped with automatic sprinkler system, this distance may be increased 50 percent.

305.5.5 Means of egress doors.

Repairs, alterations to and replacement of existing means of egress doors shall not reduce the fire resistance rating or dimensions of existing doors.

305.5.6 Alteration of corridors.

Alterations to corridors shall comply with Section 805 of this code and Section 28-307.2 of the Administrative Code.

305.5.7 Dead end corridors.

Dead end corridors in work areas shall comply with Section 805.

305.5.8 Existing smoke-stop doors in corridors.

Existing smoke-stop doors in corridors shall be maintained in corridors exceeding 300 feet (91 m) in length for Occupancy Group E, and 150 feet (46 m) in length for Occupancy Groups I-1, I-2, R-1 and R-2.

Exception. Smoke-stop doors may be eliminated in existing buildings provided with fire protection systems in accordance with Chapter 9 of the New York City Building Code. This exception does not apply to smoke-stop doors at elevator lobbies.

305.5.9 Exit passageways.

Alterations to exit passageways shall comply with Chapter 10 of the New York City Building Code. Not more than 50 percent of the total number of vertical exits provided for a building may be served by a single exit passageway, except as provided for in Section 305.5.10. No openings other than exit doors shall be permitted in exit passageways, except as permitted by Section 305.5.10.

305.5.10 Street floor lobbies.

The alteration of existing street floor lobbies serving as exit passageways in prior code buildings shall comply with the following provisions:

1. 100 percent of the total number of vertical exits provided in a prior code building may be served by an existing street floor lobby, if egress continues to be provided in 2 different directions from the discharge points of all vertical exits to open exterior spaces that are remote from each other.

2. Street floor lobbies shall be sized to accommodate the existing and new occupant load and egress capacity of all stairs and communicating spaces on the lobby floor that exit through them. Street floor lobbies shall not be decreased in width.

3. Openings between street floor lobbies, and elevators or communicating spaces, shall comply with the requirements of Chapter 10 of the New York City Building Code for protected areas.

Exceptions to Item 3:

1. Existing openings that open into an existing street floor lobby may be modified provided that the required fire-resistance ratings of such openings are not reduced and the total percentage of the linear length of such openings along the street floor lobby perimeter do not increase.

2. Existing show windows may be modified provided that the existing required fire-resistance ratings of display area enclosures are not reduced and the square footage of such enclosures within the street floor lobby do not increase.

3. The occupancy group of communicating spaces with openings into an existing street floor lobby may be changed to any other occupancy group within relative hazard category 3 as listed in Table 1005.2.

305.5.11 Stairs.

New or relocated stairs shall comply with Chapter 10 of the New York City Building Code unless otherwise provided for in this code. Alteration or vertical extension of existing stairs shall comply with Section 305.5.11.1 of this code.

Exception: The requirements for smoke proof enclosures and pressurization of stairways in Chapter 10 of the New York City Building Code shall not apply unless the building is required to comply with the provisions of this code as if it were a new building hereafter erected.

305.5.11.1 Stair width.

The width of existing stairs shall be measured as the clear width between walls, grilles, guards, or newel posts. Stair stringers may project into the required width not more than 2 inches (51 mm) on each side of the stair. Alterations to existing stairs shall maintain a minimum width of 44 inches (1118 mm).

Exceptions:

1. Existing interior stairs may be not less than 36 inches (914 mm) wide when serving not more than 30 occupants per stair on any floor in buildings classified in Occupancy Groups R-1 and R-2, or where serving buildings classified in Occupancy Group R-3 and exceeding 4 stories in height, or when serving not more than 60 occupants per stair on any floor in buildings classified in Occupancy Groups B, F and S.

2. Existing interior stairs may be not less than 30 inches (762 mm) wide when serving mezzanines having an occupant load not exceeding 25 persons or when located in buildings classified in Occupancy Group R-3 not more than 3 stories in height. Existing interior stairs in 4 story buildings classified in Occupancy Group R-3 shall be a minimum of 33 inches (838 mm) in width.

3. Existing interior stairs in buildings or building sections having a building area of 4,000 square feet (371 m

2

) or less, and occupancy above the first floor of 50 persons or less, shall be a minimum width of 36 inches (914 mm).

4. Means of egress serving technical production areas in connection with an assembly space shall comply with Chapter 4 of the New York City Building Code.

305.5.11.2 Riser height and tread depth.

Riser height and tread depth for new stairs and vertical extension of existing stairs shall comply with Chapter 10 of the New York City Building Code. Alteration or replacement within the same shaft made to existing stairs where the existing space and construction does not allow a reduction in pitch or slope shall be permitted to maintain the existing riser height and tread depth and shall comply with Table 305.5.11.2. Riser height and tread depth shall be constant from story to story.

Table 305.5.11.2 Maximum Riser Height and Minimum Tread Depth in Prior Code Buildings 

a

OCCUPANCY CLASSIFICATION OF BUILDING

MAXIMUM RISER HEIGHT

MINIMUM TREAD DEPTH 

b

Group R-3 with closed risers

8-1/4”

9” plus 1-1/4” nosing

Group R-3 with open risers

8-1/4”

9” plus 1/2” nosing

Group R-2 limited to 3 dwelling units

8-1/4”

9” plus 1-1/4” nosing

Group A

c

7-1/2”

9-1/2” plus nosing

Group I-2

7”

10” plus nosing

All other occupancies 

d

7-3/4”

9-1/2” plus nosing

For SI: 1 inch = 25.4 mm

a. The sum of 2 risers plus 1 tread exclusive of nosing shall be not less than 24 inches (610 mm) nor more than 25-1/2 inches (648 mm).

b. Treads may be undercut a dimension equal to the nosing. A nosing shall not be required when the tread depth is 11” (279 mm) or deeper.

c. For Occupancy Group A, stepped aisles, stairs, and stairways within the Place of Assembly and special occupancy structures, refer to Section 305.5.18.

d. The proportions and dimension of risers and treads may be adjusted in Occupancy Group E to suit the age of occupants, subject to the approval of the commissioner.

305.5.12 Fire towers.

Balconies and vestibules of existing fire towers shall comply with the requirements of Sections 305.5.12.1 and 305.5.12.2 of this code and Section 28-307.3 of the Administrative Code.

305.5.12.1 Alterations to fire towers.

Installation of mechanical equipment, piping, and electrical conduit other than for the purpose of serving the fire tower is prohibited. Where smokeproof enclosures would be required pursuant to Sections 403 or 405 of the New York City Building Code for new construction, existing fire towers shall not be altered to violate such requirements.

305.5.13 Handrails.

Where handrails are altered or added, they shall comply with Chapter 10 of the New York City Building Code.

Exception: Handrails shall not be required to comply with Section 1014.6 of the New York City Building Code regarding full extensions of the handrails where such extensions would be hazardous because of plan configuration.

305.5.14 Security grilles.

The installation and replacement of security grilles shall comply with Chapter 10 of the New York City Building Code.

305.5.15 Guards.

Where the alteration or repair of a building involves the addition or replacement of guards, such guards shall comply with Chapters10 and 16 of the New York City Building Code

.

305.5.16 Fire escapes.

New fire escapes shall not be installed except as permitted by this section.

Exceptions:

1. Fire escapes for Occupancy Group R-2 buildings as permitted by Appendix D of this code.

2. Fire escapes for Occupancy Groups B, F or M buildings constructed prior to December 6, 1968 as permitted by the commissioner.

3. Prior code group homes constructed after December 6, 1968.

Existing fire escapes shall be permitted to remain provided they are properly maintained in a safe and code compliant condition.

305.5.16.1 Fire escape details.

Repairs, alterations to, replacement of existing and construction of new fire escapes shall comply with this section, except as provided for in Appendix D for residential fire escapes in multiple dwellings. Fire escapes constructed, repaired, altered, or replaced shall comply with rules of the Department and the following requirements:

1.

Height limitations. No fire escape shall be permitted on buildings exceeding 6 stories or 75 feet (23 m) in height.

2.

Capacity. The fire escape shall not serve more than 50 percent of the occupant load of the area or floor served.

Exception. Fire escapes shall not serve new or existing Group A occupancies exceeding 74 persons.

3.

Stairs. The minimum width of fire escape stairs shall be 22 inches (559 mm). Treads shall have a minimum depth of 8 inches (203 mm), exclusive of a required 1 inch (25 mm) nosing. The maximum height of risers shall be 8 inches (203 mm). No flight of stairs shall exceed 12 feet (4 m) in height between landings and every new stair shall be placed at an angle of 45 degrees or less.

4.

Landings. Landings shall be provided at each story served by fire escapes. The minimum width of landings shall be 3 feet (914 mm), and the minimum length shall be 4 feet 6 inches (1372 mm). Floor openings in landings shall be at least 22 inches (559 mm) by 28 inches (711 mm).

5.

Handrails and guards. Handrails having a minimum height of 32 inches (813 mm) above the tread nosing shall be provided on both sides of stairs, and guards having a minimum height of 36 inches (914 mm) shall be provided on all open sides of stairs and landings. Openings in guards shall be of such dimensions as to prevent the passage of a 4 inch diameter ball (102 mm).

6.

Construction. Fire escapes shall be constructed of noncombustible materials adequately protected against deterioration by corrosion or other effects of exposure to the weather and shall be designed to comply with the requirements of Chapter 16 of the New York City Building Code.

7.

Access. Access to fire escapes shall be by doors or windows having a minimum clear opening of 24 inches (610 mm) in width and 30 inches (762 mm) in height. Such doors or windows shall have a fire protection rating of three-quarters of an hour.

8.

Discharge. The top landing of fire escapes shall be provided with a stair or gooseneck ladder leading to the roof, except that this requirement shall not apply to buildings having a roof pitch of more than 20 degrees. The lowest landing of fire escapes shall be not more than 16 feet (5 m) above grade and shall be provided with a stair to grade, which may be counterbalanced. Where the fire escape is erected on a building wall other than the street wall, discharge to the street shall be provided through a fireproof passageway leading directly to the street.

9.

Removal of fire escapes. Existing fire escapes serving as second means of egress shall not be removed unless an approved second means of egress is provided in compliance with the New York City Building Code, or where permitted by Appendix D of this code.

305.5.17 Escalators.

In prior code buildings, an existing escalator previously approved for use as a means of egress component shall be permitted to continue to be used as a means of egress component in lieu of interior stairs. Alterations or relocations of such escalators shall be subject to the requirements of Sections 305.5.17.1 through 305.5.17.4. Where an altered or relocated escalator does not meet the requirements of those sections, an additional stairway or stairways complying with Chapter 10 of the New York City Building Code shall be provided. New, relocated, or existing escalators not previously approved for such use, shall not be used as a means of egress component.

305.5.17.1 Capacity and width.

Such escalator shall not serve more than 50 percent of the required egress capacity for each story served. The egress capacity of such escalator shall be calculated at 0.3 inches (7.62 mm) of tread width per occupant. The minimum tread width of such escalator shall be 40 inches (1016 mm).

305.5.17.2 Sprinkler system.

Such buildings shall be equipped throughout with an automatic sprinkler system in accordance with Chapter 9 of the New York City Building Code.

305.5.17.3 Enclosure.

Such escalator shall be enclosed in accordance with Chapter 10 of the New York City Building Code as required for interior exit stairways.

305.5.17.4 Operation.

Such escalator shall be connected to a fire alarm system at all stories served, so that activation of the fire alarm system shall cause the escalator to gradually stop operating.

305.5.18 Places of Assembly.

Places of Assembly in existing buildings shall comply with Sections 305.5.18.1 through 305.5.18.3.

305.5.18.1 Existing Places of Assembly.

Alterations, changes of occupancy or additions made to existing Places of Assembly shall comply with Chapters 3, 8, 9, 10 and 11, as applicable.

305.5.18.1.1 Work limited to change in seating arrangements, stages and platforms.

Where the work within an existing approved Place of Assembly space is limited to modifications of stages, platforms, and seating arrangements, including moveable and fixed seating, seating support structures, bleachers, grandstands, folding and telescopic seating, such work shall be deemed a Level 1 alteration regardless of the size of the work area. Such work shall comply with the following conditions:

1. The work shall be performed in compliance with Sections 410 and 1029 of the New York City Building Code, as applicable;

2. There is no change to use, occupancy, exits, or increase in the existing occupant load;

3. The work is not associated with any other alteration to the space or systems serving the space; and

4. Where the work results in a change to the approved Place of Assembly application or permit, such application shall be amended as required by Article 117 of Title 28 of the Administrative Code.

305.5.18.1.1.1 Compliance with Chapter 8.

Work described by Section 305.5.18.1.1 shall comply with the following provisions of Chapter 8 within the work area:

1. Section 803.4 (Interior finish).

2. Section 803.5 (Guards), limited to the assembly space.

3. Section 803.10 (Architectural investigation) limited to investigation of exits from the Place of Assembly.

4. Sections 805.7 (Means of Egress lighting), 805.8 (Exit signs) and 805.9 (Handrails).

5. Section 806 (Accessibility).

305.5.18.2 Existing special occupancy structures.

Existing motion picture theaters, theaters, concert halls, operas, and similar places of assembly accommodating more than 300 persons that were established under Article 13 of the 1938 Building Code, including those constructed prior to 1938, shall not be subject to the filing requirements for a place of assembly application and Place of Assembly Certificate of Operation set forth in Article 117 of Title 28 of the Administrative Code and Section 1029 of the New York City Building Code.

Current seating plans approved by the Department shall be posted in such Places of Assembly. Modifications to the existing seating arrangements or exit access shall require new seating plans to be approved by the Department.

Exception: Alterations to such existing special occupancy structures exceeding the limitations of Section 305.5.18.1.1 shall be subject to Chapter 10 of the New York City Building Code, and Chapters 8 and 9 of this code to the extent of the alteration, but shall be permitted to maintain the existing means of egress provided the egress capacity is sufficient for the occupant load in accordance with Chapter 10 of the New York City Building Code. In addition, such places of assembly shall be subject to the filing requirements for a place of assembly application and Place of Assembly Certificate of Operation set forth in Article 117 of Title 28 of the Administrative Code.

305.5.18.3 New Places of Assembly in existing buildings.

New Places of Assembly in existing buildings shall comply with Chapter 10 of this code and Sections 410 and 1029 of the New York City Building Code, as applicable, but shall be permitted to use the existing means of egress provided the egress capacity is sufficient for the occupant load in accordance with Chapter 10 of the New York City Building Code. The required capacity of a means of egress system shall not be diminished along the path of egress travel.

Such new Places of Assembly shall be subject to Article 117 of Title 28 of the Administrative Code, including the filing requirements of a Place of Assembly application and Place of Assembly Certificate of Operation.

305.5.19 Balconies.

In prior code residential buildings classified as Group R-2, existing balconies serving as a second means of egress from dwelling units shall be maintained in accordance with this section. New balconies in such buildings shall be permitted to serve as a second means of egress from dwelling units where permitted by this code. Such balconies shall comply with the following conditions:

1. Each balcony shall serve at least 2 dwelling units.

2. Each balcony shall be protected along its outer side by parapets or guards not less than 3 feet 6 inches (1066 mm) high. Openings in new guards or parapets shall not allow passage of a sphere 4 inches (102 mm) in diameter.

3. The balcony floor shall be solid and provided with drains to prevent the accumulation of water.

4. The dwelling units served by balconies shall be separated from each other by construction having at least a 2-hour fire-resistance rating. Such separation shall extend at least 3 feet (914 mm) beyond the outside face of the exterior wall of the building, although such projection may be reduced to 2 feet 6 inches (762 mm) provided that any window opening on each such balcony served by the fire separation shall be at least 2 inches (51 mm) from such fire separation for every 1 inch (25.4 mm) that such separation is less than 36 inches (914 mm). An opening at least 20 inches (508 mm) wide shall be provided between the end of this separation and the balcony parapet or guard, and the opening shall be maintained free and unobstructed for the full height of the balcony, except that privacy screens openable from either side shall be permitted in the opening.

5. Access from dwelling units to the balconies shall be through doors having glass panels at least 2 feet (610 mm) wide and 4 feet (1220 mm) high, without muntins, screens, or other obstructions to hinder entry by breaking the glass panels. The doors shall be lockable only from the inside by devices that can be easily released from the outside after breaking the glass. A combination lock or a lock required to be opened by a key, removable device, or tool shall not be permitted.

305.6 Means of egress illumination.

Where the alteration of a building or portion thereof includes modifications to the means of egress illumination, such illumination levels shall comply with Chapter 10 of the New York City Building Code.

305.6.1 Emergency lighting in Places of Assembly.

Existing emergency lighting installed in accordance with prior codes in Places of Assembly shall be maintained. Any modifications to such emergency lighting shall comply with Chapter 10 of the New York City Building Code.

305.7 Luminous egress path markings.

In a high-rise prior code building, where the level of alterations, additions, or change of occupancy trigger compliance with Section 905, 1005, or 1105 of this code, luminous egress path markings shall be provided in accordance with Chapter 10 of the New York City Building Code.

Exceptions:

1. Egress paths serving Group R-2 occupancies need not provide luminous egress path markings.

2. Where means of egress lighting upgrade is required in accordance with Section 905, and such means of egress contains existing photoluminescent exit path markings tested in laboratory conditions with 2 foot-candles (22 lux) of activating illumination, the illumination level shall not be less than 2 foot-candles (22 lux), unless replaced with luminous path markings that comply with Chapter 10 of the New York City Building Code.

3. Where an addition is subject to Section 1105 of this code, and the existing portion of the stairs contains existing photoluminescent exit path markings tested in laboratory conditions with 2 foot-candles (22 lux) of activating illumination, the illumination level shall not be less than 2 foot-candles (22 lux), unless replaced with luminous path markings that comply with Chapter 10 of the New York City Building Code.

305.8 Flood hazard areas.

In flood hazard areas, temporary flood shields shall be permitted in accordance with Appendix G of the New York City Building Code, and temporary stairs and ramps shall be permitted to provide ingress and egress in accordance with Appendix G of the New York City Building Code.