Appeal 25069

2019 OSSC §1012.8

Ramps with a rise greater than 6 inches shall have handrails on both sides. Handrails shall comply with Section 1014.

To allow the 1:16 sloped floor portion of the auditorium to be used as standing room occupiable area with handrails compliant with sloped aisles requirements.

The former Washington High School is now being used as an event space and office space. The former school auditorium is now used to host music and other assembly events. The auditorium is on the second floor of the building with a balcony. The auditorium and building was permitted to meet 2010 OSSC requirements as part of the renovation to current use.

The auditorium is currently permitted with fixed seating, providing an occupant load on the main floor level of 442 occupants with an additional 84 occupants in movable seats that can be removed for certain events. Total permitted occupant load is 529 on the main floor, building level 2. On building level 3, 301 additional fixed seats are located for a total occupant load in the auditorium of 830 occupants.

The proposed design is to replace all existing fixed seating (except the designated ADA seating and its accompanying seat) with removable seating. When all seats on the lower level of the auditorium are removed, the standing room tickets will be sold to maintain fixed seating occupant load that is currently permitted. The proposed design for removable handrails provides stability when the seats are removed for egress and for accessible access to the accessible seating areas in front of the stage.

Washington High school was renovated to meet 2010 OSSC and had many upgrades to ensure life safety. At the time of the permitted renovation items such as a voice/alarm system was installed to get occupants to move faster towards the exits, as described in research. The building is a full sprinklered building and the maximum occupant load will remain as currently permitted.

The proposed design is to allow the 1 vertical unit in 16 horizontal units ramped floor for standing for events with handrails being added that meet the requirements of OSSC 1029.9, 1029.14, and 1029.16, see attached plan for location. Ramped aisles are acceptable to the code as long as there is something to stabilize walking. OSSC 1029.16, exception shows that the code allows seat backs or handrails to provide this stability. These items also work to provide the necessary stability for disabled people in this special condition that does not need to conform to OSSC 1012.8 for handrails on a standard ramp.

The handrails will be fixed to the floor in a structure that is in place when the seats are in place or removed. The handrails replace the seat backs as stabilizing structures for accessing the ramped aisle. This is described in OSSC 1029.16, exception 1 that states that aisle handrails are not required when seating is provided on both sides of the aisle. The handrails put in place when seating is removed will meet the requirements of 1029.16.1 for discontinuity and 1029.16.2 for termination. The handrails will be placed in one of the same aisle locations as located when seats are in place to allow equivalent access to the flat area in front of the stage as when the seats are in place. The handrails will be in place to meet the requirements for aisles in assembly occupancies that are typically sloped and need to meet the requirements of OSSC 1029.9.1 (4), which requires an aisle width of 42” for ramped aisles with seating on both sides.

Accessible seating is provided at the top of the ramped floor area, just inside of the entrances to the auditorium and at the flat floor area in front of the stage. The same accessible seating areas, with accompanying seat, will be maintained when the seats are removed for standing occupants. The accessible seating areas are on the same accessible routes in the theater as currently permitted. The handrails provide equivalent stability as the seat backs for continuity and graspability.

The attached plan and section show where the handrails will be located when seating is removed. This location is the same route that wheelchair occupants would use to access the permitted accessible seating location near the stage. The handrails simply replace the seatbacks for use. The handrails are fully compliant with sections of OSSC Section 1029 for handrails at a sloped aisle, including breaks to allow for occupants to access the areas beyond the handrails.

The proposed design provides equivalent access to the flat area by the stage and for egress from the sloped floor area by installing handrails in place of the seat backs as shown as equivalent per 1029.16, exception 1.