Appeal 33514

Appeal Summary

Status: Decision Rendered

Appeal ID: 33514

Submission Date: 10/8/24 10:52 PM

Hearing Date: 10/16/24

Case #: B-001

Appeal Type: Building

Project Type: commercial

Building/Business Name: Grand Canyon Building

Appeal Involves: Alteration of an existing structure

Proposed use: Multi-tenant food service

Project Address: 106 NE Grand Ave

Appellant Name: Stewart Straus

LUR or Permit Application #: Permit 24-041358 -CO

Stories: 1 Occupancy: B & S1 Construction Type: III-B

Fire Sprinklers: No

Plans Examiner/Inspector: Guy Altman

Plan Submitted Option: pdf   [File 1]

Payment Option: electronic

Appeal Information Sheet

Appeal item 1

Code Section

1011 Stairways & 1014 Handrails

Requires

1011.5.4.1 - Non-uniform variation in riser height is allowed to a maximum slope of 1:12
1011.6 - Stair landings must be a minimum of required stair width (44"); door swing cannot reduce required width by more than 7" when fully opened.
1011.11 - Handrails required both sides of stair
1014.6 - Handrail extension beyond bottom riser to be a continuation of slope for the distance of one tread minimum.

Code Modification or Alternate Requested

The recessed out-swinging door, landing and steps are all existing and likely were part of the original construction in 1927. The appeal intends to mitigate the deficiencies by addition of one handrail within the parameters allowed by PBOT, and minimizing variations in the bottom riser height by modifying the sidewalk within the frontage zone also within the parameters allowed by PBOT.

Proposed Design

The handrail proposed will extend beyond the bottom riser in a sloped, but curved shape that will allow continuity of grip. A second handrail against one side of the recess will be behind the door in its open position, thus being of no benefit, and therefore not proposed for installation.

Reason for alternative

The existing conditions would require substantial reconstruction for little or no additional benefit for building occupants. Accessibility is also provided to the two suites (101 and 201) via the entrance on NE Couch. The addition of one handrail as designed substantially improves the safety of this access/egress. The minor adjustments to the sidewalk across the width of the steps will also improve safety.

Appeal Decision

"Item 1: Allow existing non-compliant landing at door to remain with minor safety modifications: Granted as proposed.
Item 2: Provide one handrail without full extension: Granted as proposed.
Note: Encroachment of the handrail over the ROW must be approved by PBOT prior to building permit issuance."

"The Administrative Appeal Board finds that the information submitted by the appellant demonstrates that the approved modifications or alternate methods are consistent with the intent of the code; do not lessen health, safety, accessibility, life, fire safety or structural requirements; and that special conditions unique to this project make strict application of those code sections impractical.

Pursuant to City Code Chapter 24.10, you may appeal this decision to the Building Code Board of Appeal within 90 calendar days of the date this decision is published. For information on the appeals process, how to file a reconsideration, and appealing to the Building Code Board of Appeal, go to https://www.portland.gov/ppd/file-appeal/appeal-process or email PPDAppeals@portlandoregon.gov.
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