Appeal 33574

Fire Sprinkler Requirements for R Occupancy IBC/9/#2

:The automatic sprinkler system serving additional residential use floor areas is installed to meet NFPA 13R standards to the satisfaction of the Fire Marshal's office

Installation of a fire pump and tank typically used in a 13D application to be used in a 13R space. The tank is to be located in a new utility closet. See location on drawing

Installation of a Talco House Hydrant pump and tank, a self contained unit to supply the fire sprinkler system in existing utility closet

property owner is adding a new residential unit in the existing basement of a two story home with added commercial spaces along the street front. To mitigate costs while meeting requirements for sprinklers owner is proposing to utilize a Talco House Hydrant pump which has been approved by the City of Portland in the past. See appeal ID 27757

1207.2 ceiling height

Occupiable spaces, habitable spaces and corridors shall have a ceiling height of not less than 7’-6” above the finished floor. Bathrooms, toilet rooms, kitchens, storage rooms and laundry rooms shall have a ceiling height of not less than 7 feet above the finished floor.

Proposed basement unit ceiling height 6’-9 ½”

We are proposing a 6’-9 ½” ceiling height in the basement, and adding two casement egress windows in the bedrooms as well as two casement egress windows in the living and dining area. The existing head height to the bottom of floor is currently 6’-9 1/2” which was created with UL Des L514 with sound deadening board and (1) layer type-x ?” gyp board. The existing basement clear height was 6’-11” to framing.

Existing ceiling of basement sits at 6’9.5” and has been used as a residential unit without a permit. The basement meets the residential code requirements for ceiling height in livable space, but due the commercial spaces in the south of the property the basement unit is now under the commercial building code. All basement ceiling height is at 6’9.5” except for a duct obstruction @ 6’ 2” per the attached RCP

1011.3 Headroom

Stairways shall have a headroom clearance of not less than 80 inches (2032 mm) measured vertically from a line connecting the edge of the nosings. Such headroom shall be continuous above the stairway to the point where the line intersects the landing below, one tread depth beyond the bottom riser. The minimum clearance shall be maintained the full width of the stairway and landing.

As basement stair turns in L shape the headroom clearance is reduced to 68-½” at L turn landing.

Existing basement stair turns at L shaped landing with 2 remaining steps to basement floor. The steps are under the existing floor above reducing the clearance to 68-1/2" just past the landing.

The existing basement ceiling height is at 81-1/2". Due to the already short ceiling height in order to maintain an adequate clearance at the last two steps into the basement would require too much removal of the existing floor structure above which would jeopardize the integrity of the structure of the existing house.

1029.5.1 EGRESS WELLS

Minimum size. The minimum horizontal area of the window well shall be 9 square feet, with a minimum dimension of 36 inches. The area of the window well shall allow the emergency escape and rescue openings to be fully opened.

Reduced horizontal projection to 32”

Egress window wells are installed at a reduced minimum projection from the windows of 32". Windows can open a full 90 degrees inside the wells.

In order to accommodate the existing driveway at the side of the building the window wells can only be 32” depth from face of window. The reduced width of the window egress wells still accommodates the windows to be fully opened at 90 degrees for egress purpose. note that window wells not along the driveway will meet the 36" min depth requirement.