Appeal 20724

2014 OSCC Section 3004 Hoistway Venting

3004.1 Hoistways of elevators and dumbwaiters with a hoistway height of 25 feet (7620 mm) or more, as measured from the bottom floor landing to the underside of the hoistway ceiling, shall be provided with a means for venting smoke and hot gases to the outer air in case of fire.

Elimination of the vents consistent with the 2015 IBC.

The requirement for hoistway venting was removed from the 2015 IBC. There is concern that hoistway venting may have the effect of drawing smoke through the building. There is specific concern per a report by the CTC Elevator Lobby Study Group that related to overall smoke movement and the stack effect. By eliminating the vents the overall life safety of the building is improved.

Similar appeals have been granted by the City of Portland’s BDS Appeals Board;
Ref. 13691, 15779, 16001, 16176, 16734, 18441

OMSC 505.1 Domestic Systems

Domestic range hoods and domestic appliances equipped with downdraft exhaust shall discharge to the outdoors through sheet metal ducts constructed of galvanized steel, stainless steel, aluminum, or copper.

Fountain Place Apartments is a 5 story (plus a basement), unreinforced masonry apartment building in Portland, Oregon serving low-income residents. The proposed scope of work is to seismically upgrade the building (and ancillary work) and improve building egress, reducing existing 80 units to 74 units.

Scope of work in the units is limited to structural upgrade of the building and replacing elements where installation of new structure requires demo of existing elements. All units will require replacement of lower kitchen cabinets to facilitate installation of a horizontal diaphragm. Existing units consist of small kitchens with ranges that do not have hood exhausts. All unit ranges will be removed during construction and a majority reinstalled in the same location. However, there are 14 units that will require configuration of cabinetry due to extensive structural work and large brace frames installed in their current location. Ranges will be relocated in 13 of these 14 units. One 2-bedroom unit on the basement floor will be split into two 1-bedroom units and requires an entire new kitchen. The proposed design is to install new recirculating range hoods in the 13 kitchens with relocated ranges and in the single unit with the new kitchen. All units have operable windows for ventilation.

The existing condition is without a range hood with operable windows for ventilation. The scope of work is not upgrading kitchen or upper cabinets unless affected by the seismic upgrade. The propose design is to add a residential recirculating range hood in those kitchens where ranges are relocated. This would improve the current condition in these altered units.

Running new exhausts from unit cooktop range to the roof would require building new shafts which would be major interventions to the existing building and not pertinent to the seismic upgrade. The structural upgrade requires a horizontal diaphragm at each floor and additional holes from shafts would cause additional structural modifications added to the scope of work. Any new shafts would alter the existing interior layouts and reduce the amount of usable space within units, where available space is already limited throughout the existing building. Sidewall exhaust would be difficult due to location of the ranges and detrimental to the historic nature of the building, which would require design review approval and be time prohibitive to this project. Any of these changes would be a substantial financial burden to the not-for-profit owner and cost-prohibitive to the project.

Similar appeal has been granted by the City of Portland’s BDS Appeals Board;
Ref. 16742

2014 OSSC 1107.3 and 2009 ICC A117.1-404.2.3.5 and 2009 ICC A117.1-404.2.3

Rooms and spaces available to the general public or available for use by residents and serving Accessible units, Type A units or Type B units shall be accessible. Accessible spaces shall include toilet and bathing rooms, kitchen, living and dining areas and any exterior spaces, including patios, terraces and balconies.

Where any obstruction within 18 inches (455 mm) of the latch side of a doorway projects more than 8 inches (205 mm) beyond the face of the door, maneuvering clearances for a forward approach shall be provided.

Minimum maneuvering clearances at doors shall comply with Section 404.2.3 and shall include the full clear opening width of the doorway. Required door maneuvering clearances shall not include knee and toe clearance. Per table 404.2.3.2:
From Front: Pull: 60-inches perpendicular to doorway, 18-inches parallel to doorway.
From Latch: Pull: 54-inches perpendicular to doorway (w/closer), 24-inches parallel to doorway.

Three exterior doors are proposed along the north elevation of the building; 2 replacement doors and 1 new opening. The doors provide access to the following:

C001-1: Accessible Building Entry (Door set flush to exterior, automatic door opener to be provided)
S002-2: Accessible Building Exit (Door to be set flush with interior to provide accessible exit)
009-2: New Opening - Trash Room Access (Primarily accessed by maintenance personnel)

Compliant hardware and thresholds will be provided.

The exterior walls are over 1’-6” thick. The existing wall thickness does not allow installation means to meet the requirement for recessed doors (404.2.3.5). Each door will be installed such that it is recessed for only a single direction of travel.

It is expected that Door C001-1 will provide the primary accessible entry to the building. Door will be set flush with exterior to maintain accessible clearances for building entry. Door C001-1 is located in an existing opening. An existing wall to remain impedes the required maneuvering clearances (404.2.3) on the interior side of the opening. An automatic door opener will be provided at this opening.

Door S002-2 provides an exit from the proposed egress stair to the exterior. Door S002-2 will be set flush with the interior to maintain required clearances for occupants exiting the building. From the exterior neither the recessed door requirements nor the minimum maneuvering clearances are maintained at this door. The walkway serving the door is located between the building and the adjacent building/lot line, limiting the maneuvering clearance perpendicular to the doorway, 48-inches rather than 54-inches is provided. Door will be used primarily for exiting, accessible entry will be provided at door C001-1.

Door 009-2 provides access from the trash room to the exterior of the building. Door will be primarily used by maintenance personnel to transport trash for collection. Accessible access to the trash room will be provided from the building interior.

Chapter 13 Systematic Inspection Program: Section 1313 of Chapter 13 of the Appendix of the 1973 Edition of the Uniform Building Code

Chapter 13 modification, a change of use and/or layout requires a building code appeal.

Fountain Place Apartments is a 5 story (plus a basement), unreinforced masonry apartment building in Portland, Oregon serving low-income residents. The proposed scope of work is to seismically upgrade the building (and ancillary work), and provide a new rated egress stair, new elevator, community room, and office space for resident services/property management. Scope of work will reduce existing 80 units to 74 units. The proposed scope of work includes reconfiguration of spaces on all floor levels. The changes are described by level below:

All Levels:

New enclosed egress stair proposed along the north elevation of the building, exiting directly to the exterior to the north of the structure. Stair will exit through an existing exit along the north elevation. Stair will be enclosed with a 2-hour assembly.

Relocation of the elevator, including removal of the existing shaft. Existing shaft will be infilled with a 1-hour rated assembly. New elevator shaft to be enclosed by a 2-hour rated assembly. Door openings will be protected by smoke and draft control doors that meet the requirements of Sections 3002.6 and 716.5.3.1.

Per the 1974 building appeal the building is partially sprinklered, with an automatic sprinkler system installed in all areas with the exception of the individual units. The proposed design maintains this condition. Automatic sprinkler system will be installed in all corridors, common areas (including the new community room), offices, accessory, and incidental areas.

Level 0:

Elevator: Removal of the existing elevator machine/electrical room.

Trash Room: Relocation and reduction in size of the existing trash room from 315 sqft to 230 sqft. Relocated trash room will be separated by 1-hour vertical and horizontal assemblies. An automatic sprinkler system will be provided in this space.

Unit 010: Reconfiguration of Unit 010 (Studio), size to remain 445 sqft, footprint will be reconfigured to accommodate new exit stair. New partition walls will be rated 1-hour and meet current code requirements for sound transmission.

Corridor: Extension of corridor to reach the elevator and stair. New corridor walls will be rated 1-hour and meet current code requirements for sound transmission.

Reconfiguration of the unit in the SW corner of the building (existing 2-Bedroom) to split the space into 2 units (014 and 015) and extend the corridor to allow access to an additional exit. Existing 1-Bedroom unit is 1073 sqft, total area of proposed 1-bedroom + studio is 889 sqft. New partition walls will be rated 1-hour and meet current code requirements for sound transmission.

Level 0 Occupancy Change: +3 (Existing: 42 | Proposed: 45)

Level 1:

Removal of three units (1,168 sqft) to accommodate the following:

• Office space for property management personnel and resident services (400 sqft).
• A community room to serve as a gathering space for building residents (567 sqft).
• The new egress stair, elevator, and associated circulation.

Level 1 Occupancy Change: +39 (Existing: 46 | Proposed: 85)

Levels 2 – 5:

Change of function at the 48 sqft accessory space adjacent to the west stair (Room 216, 316, 416, and 516) from miscellaneous resident support (computer room, food pantry, library) to maintenance/storage.

Removal of one unit on each floor (467 sqft each) to accommodate the new egress stair, elevator, and associated circulation. The remaining space (Rooms 208, 308, 408, and 508) is 155 sqft. Proposed use is to provide miscellaneous resident support (computer room, food pantry, library). New partition walls will be rated 1-hour and meet current code requirements for sound transmission.

Levels 2 – 5 Occupancy Change: + 3 per floor (Existing: 46 | Proposed: 49)

Proposed scope identifies a total change in occupants of +58 (a 21% increase), the additional occupant load is mitigated by the following:

The majority of the added occupant load (39 of the 58 occupants – or 67%) are located at Level 1 in the proposed community room/offices. The community room/offices will be used by building occupants and are served by three exits (main building entry, new egress stair, and the east corridor/stair) all of which are covered by automatic sprinklers.

The new egress stair will provide improved egress to all levels, including the 16 additional occupants on levels 2 – 5.

Total Change in Occupants: + 58 (Existing: 272 | Proposed: 330)

The proposed design will better meet current requirements than the existing configuration. Per Section 3404 all alterations described shall comply with the requirements of the code for new construction. Alterations shall be such that the existing building or structure is no less complying with the provisions of this code than the existing building or structure was prior to the alteration.

The proposed scope of work additionally provides the following:

• Significantly improved egress at the new enclosed/rated stair.
• A rated enclosure for the elevator.
• An accessible route to all levels of the building, none currently exists.
• Needed office space to better serve the low-income residents.
• A gathering space for residents.

Chapter 13 Systematic Inspection Program: Section 1313 of Chapter 13 of the Appendix of the 1973 Edition of the Uniform Building Code

As a Chapter 13 Building, any modifications to existing means of egress systems will require a building code appeal for approval.

Fountain Place Apartments is a 5 story (plus a basement), unreinforced masonry apartment building in Portland, Oregon serving low-income residents. The proposed scope of work is to seismically upgrade the building (and ancillary work) and improve building egress, reducing existing 80 units to 74 units.

Scope of work in the building is limited to structural upgrade of the building and replacing elements where installation of new structure requires demo of existing elements. Most finish floors will require replacement in order to accommodate a horizontal diaphragm, which will result in a new finish floor height approximately ¼” lower than the existing floor. All existing doors will remain in place during construction, therefore the clearance at the bottom sill of the door will increase ¼”. The existing sill clearance ranges from ¼” to ½”, therefore the total sill clearance with the replaced floor will be maximum ¾”. Section 716.5 requires fire doors be rated installed according to NFPA 80. The increase in gap below the doors is will meet NFPA 80, Section 6.3.1.7.1 max clearance at the sill of doors of ¾”.

The alteration is a direct result of changes to the horizontal assembly as required by the seismic upgrade. Due to scope of work limited to the seismic upgrade and limited budget, the existing doors do not require replacement and will be left in place.

No alterations will be made to existing corridor assembly and no additional door openings will be added. In addition the corridors have an automatic sprinkler system per the 1974 building.

Chapter 13 Systematic Inspection Program: Section 1313 of Chapter 13 of the Appendix of the 1973 Edition of the Uniform Building Code

As a Chapter 13 Building, any modifications to existing means of egress systems will require a building code appeal for approval.

Fountain Place Apartments is a 5 story (plus a basement), unreinforced masonry apartment building in Portland, Oregon serving low-income residents. The proposed scope of work is to seismically upgrade the building (and ancillary work) and improve building egress, reducing existing 80 units to 74 units.

Several doors will require re-framing and replacement due to settling of the building and modifications to the path of egress. Building movement has racked some doors in their opening creating gaps around the frame. The existing egress includes use of fire escapes that are accessed through units that currently have unit entry doors that require breaking the glass to enter the unit for egress. The project’s new exit stair will allow for two fire escapes to no longer be required as part of the buildings egress. Therefore, two of these glazed doors on each floor will be replaced. All replacement doors will be replaced with 20 min-rated doors in accordance with OSSC 716.5.3.

The ‘break-glass’ unit doors that are no longer necessary for egress are to be replaced for resident safety and security. Doors that have been racked due to build movement need to be replaced to maintain function as unit doors. All replacement corridor doors are proposed to be replaced with new 20-minute wood doors that meet current code requirements.

Chapter 13 Systematic Inspection Program: Section 1313 of Chapter 13 of the Appendix of the 1973 Edition of the Uniform Building Code

As a Chapter 13 Building, any modifications to existing means of egress systems will require a building code appeal for approval.

Fountain Place Apartments is a 5 story (plus a basement), unreinforced masonry apartment building in Portland, Oregon serving low-income residents. The proposed scope of work is to seismically upgrade the building (and ancillary work) and improve building egress, reducing existing 80 units to 74 units.The existing building is separated into two wings by a 4-hour masonry wall. There is a single opening between the wings at each floor level. In the existing building roll-down fire doors protect the openings on Levels 2 – 5 and a self-closing door protects the opening at Level 1. There is no protection of the opening at Level 0.

In the event of a fire, the existing roll-down fire doors will prevent the west wing of the building from accessing the proposed egress stair. The proposed design is to no longer treat the masonry wall as a Fire Wall (per 706) and remove the roll-down fire doors. The proposed design will allow access to the egress stair from both wings of the building.

The removal of the roll-down doors will enable residents on the west wing of the building to access the new enclosed exit stairway and will improve egress for all occupants. The building meets the building area requirements per Section 503 without the Fire Wall. Section 503 notes a maximum building story area of 16,000 sf – the total existing building story area including both wings is 7,550 sf, less than half the maximum prescribed per code. In the proposed configuration the Fire Wall is not required per code – the masonry wall will remain; however, the openings will no longer be protected. The proposed configuration significantly improves Fire and Life Safety with the proposed enclosed egress stair.

Chapter 13 Systematic Inspection Program: Section 1313 of Chapter 13 of the Appendix of the 1973 Edition of the Uniform Building Code

As a Chapter 13 Building, any modifications to existing means of egress systems will require a building code appeal for approval.

Fountain Place Apartments is a 5 story (plus a basement), unreinforced masonry apartment building in Portland, Oregon serving low-income residents. The proposed scope of work is to seismically upgrade the building (and ancillary work) and improve building egress, reducing existing 80 units to 74 units. The new proposed design will add new enclosed egress stairs located in a central rated core compliant with OSSC 1009.3.

In conjunction with the proposed exit stair, a reconfiguration of the exit configuration on the north elevation is proposed. There are two doors that exit to the north side of the building where a path along the exterior of the building leads directly to the public way. The proposed core will utilize the existing eastern exit in the basement, Door C001-1. Currently the west basement door (S002-2) opens into the path of egress. The proposed design will reverse the swing of the S002-2 door to provide an unobstructed egress path from the new exit stair through door C001-1 to the public right of way. The reversed door will not be signed as an exit but will remain operable. Both doors will be replaced with new metal 90-minute doors.

The proposed change will enable an unobstructed exit path to the public right of way from the new egress stair. The total existing distance from the western stair (Stair-1) to the west exit (door S002-2) is 35-feet. The total distance from the western stair to the proposed exit through door C001-1 is 59-feet. The total additional travel distance is limited to 24-feet all of which will be covered by an automatic sprinkler system. This additional distance will still meet the maximum exit access travel distance of 200 feet from the 5th floor using the west stair.

Chapter 13 Systematic Inspection Program: Section 1313 of Chapter 13 of the Appendix of the 1973 Edition of the Uniform Building Code

As a Chapter 13 Building, any modifications to existing means of egress systems will require a building code appeal for approval.

Fountain Place Apartments is a 5 story (plus a basement), unreinforced masonry apartment building in Portland, Oregon serving low-income residents. The proposed scope of work is to seismically upgrade the building (and ancillary work) and improve building egress, reducing existing 80 units to 74 units.
The new proposed design will add new enclosed egress stairs located in a central rated core compliant with OSSC 1009.3.

The proposed scope includes removing two of the existing fire escapes from the building’s egress configuration. With the new enclosed egress stair, the exiting from the building is significantly improved. See below, and attached documentation for proposed exit configuration and travel distances.

Max Common Path (West Wing)
Level 1: 33-feet
Level 5: 33-feet
Max Common Path (East Wing)
Level 1: 46-feet
Level 5: 46-feet
Max Distance to New Stair/Exit Enclosure
Level 1: 135-feet
Level 5: 135-feet
Max Egress Distance to Secondary Exit (Non-Enclosed Stair/Fire Escape)
Level 1: 96-feet
Level 5: 196-feet
Max Dead End Corridor
Level 1: 10-feet
Level 5: 10-feet

Fire escapes are proposed to remain on the building and will continue to be certified until decommissioned per a future permit. This appeal only addresses the removal of the exits as part of the building’s egress.

The existing fire escapes are accessed through living units by ‘break-glass’ doors. For resident safety and security, the doors are proposed to be replaced with new 20-minute wood doors that meet current code requirements.
Proposed egress on levels currently served by the fire escapes will meet current code in regards to common path of travel, exit travel distance, and dead-end corridor requirements:

Maximum common path of travel prescribed in Table 1014.3 indicates 75-feet for un-sprinklered buildings, and 125-feet for buildings with an automatic sprinkler system. Proposed egress meets this requirement.

Maximum exit travel distance as prescribed in Table 1016.2 indicates 200-feet for un-sprinklered building, and 250-feet for buildings with an automatic sprinkler system. Proposed egress meets this requirement.

Maximum dead end corridors shall be no more than 20-feet per Section 1018.4 in un-sprinklered buildings, or 50-feet in buildings with an automatic sprinkler system per exception 2. Proposed egress on levels 1 – 5 meet this requirement by retaining the western fire escape.

Chapter 13 Systematic Inspection Program: Section 1313 of Chapter 13 of the Appendix of the 1973 Edition of the Uniform Building Code

As a Chapter 13 Building, any modifications to existing means of egress systems will require a building code appeal for approval.

Fountain Place Apartments is a 5 story (plus a basement), unreinforced masonry apartment building in Portland, Oregon serving low-income residents. The proposed scope of work is to seismically upgrade the building (and ancillary work) and improve building egress, reducing existing 80 units to 74 units.

The proposed design adds an additional enclosed, code compliant exit stair to improve existing egress of the building. This new exit stair core will utilize an existing exit door (S002-2) at the basement on the north elevation of the building. The location of the core will displace the existing trash room and require infill of the trash room’s existing exterior roller door. The new trash room will require installation of new exterior door (009-2) in the locations of existing window opening.

The existing 2-bedroom basement unit currently has its own exit (Door S004). This unit will be reconfigured into two 1-bedroom units and the exit will be added as an exit to the east corridor of the basement. The existing wood door will be replaced with a solid-core door with panic hardware.

All exiting signage will be replaced with new according to new egress paths, see attached egress plans.

The current egress in the building includes two unenclosed stairs and three exterior fire escapes that are accessed through units by breaking the glass of the unit’s door. The addition of a new enclosed exit stair provides one exit that meets current code and improves the currently life/safety condition of the building. Providing a closer exit to the east stair at the basement level decreases the overall exit access travel distance of the existing east stair to 150 feet from the 5th floor.

Chapter 13 Systematic Inspection Program: Section 1313 of Chapter 13 of the Appendix of the 1973 Edition of the Uniform Building Code

As a Chapter 13 Building, any modifications to existing means of egress systems will require a building code appeal for approval.

Fountain Place Apartments is a 5 story (plus a basement), unreinforced masonry apartment building in Portland, Oregon serving low-income residents. The proposed scope of work is to seismically upgrade the building (and ancillary work), and provide a new rated egress stair, new elevator, community room, and office space for resident services/property management. Scope of work will reduce existing 80 units to 74 units.

All horizontal assemblies require alteration due to the addition of a horizontal diaphragm and installation of perimeter brace frames as required as part of this voluntary seismic upgrade. The majority of the work will affect only the finish floor. The existing horizontal assembly consists of a 7/8” plaster and metal lath ceiling, 2x14 joists 16” o.c., 3/4” T&G subfloor, 1 ¼” air gap with sleepers, and ¾” wood finish floor. The structural modifications will require the removal of existing finish floor and associated sleepers and addition of 2 layers of ¾” plywood as a structural diaphragm. The existing 7/8” plaster and metal lath ceiling and ¾” T&G subfloor will remain in-place. Units’ finish floor will be LVT flooring with acoustical padding and corridors’ finish floor will be carpet tiles.

This existing assembly with added diaphragm is calculated to have a fire resistive rating of 1 hour according to OSSC 722.6. The following is shown in the attached drawings: (2) 19/32-inch wood structural panel (30mins), wood floor 16 inches o.c. (10 mins), and Portland cement-sand plaster on metal lath 7/8” (25 mins) (722.2.1.4(2)). Other comparable 1 hour tested assembly are UL Des L501 and assembly 13-1.2 listed in Table 721.1(3).

This assembly will differ slightly in several locations where new perimeter brace frames are to be installed. In these locations, a portion of the horizontal assembly will need to demo-ed to allow for installation and then infilled around the new brace frames. Shoring around these areas will likely destroy part of the lath and plaster ceiling and the ceiling will need to be replaced. The only difference in these infilled areas from the above assembly is that the ceiling will be replaced with a double layer of 3/8” gypsum wallboard which has an equivalent fire resistive rating of 25 minutes.

The ceilings above and below the new community room will be replaced in order to meet code for fire resistive rating and sound ratings.

All corridors are currently sprinklered for additional protection.

The removal of all existing finish floors is required for the addition of a horizontal diaphragm and removal of the ceiling in areas is required where perimeter brace frames are to be installed as part of this voluntary seismic upgrade. All existing horizontal assemblies will receive an addition of 2 layers of ¾” of plywood which will increase the fire-rating of the existing horizontal assemblies and will meet required code fire-rating of 1 hour. These alterations are no less complying than the existing assembly was prior to the alteration and has provided additional fire protection.