Appeal 34776

OSSC 1017.2

Exit access travel distance shall not exceed the values given in Table 1017.2. B occupancy is limited to 200’ in a nonsprinklered building.

The proposed design is for the exit access travel distances from an existing permitted mezzanine to be as shown on the attached plans with the additional protection measure of partial sprinklers along egress path and visibility for the early detection of an event.

The Union Bank Tower building is a 15 story partially sprinklered high-rise of Type IA construction built in 1970. The ground floor is proposed to be divided into 2 tenant spaces. The proposed design is for Suite A. Suite B is not yet leased and not part of the proposed design. The ground floor area of Suite A is 7,211 s.f. and has an existing permitted mezzanine of 5,486 s.f. The space is not changing use or occupancy of permitted condition.

The proposed design changes internal configuration in a minor way with additional walls and separation of Suite B, but the exit access travel distances remain as permitted for Suite A area, see attached plans. The exit access travel distances of 216’ and 232’ to existing exit discharge doors in the main existing lobby and underneath the mezzanine are existing and proposed to be the main means of exit discharge from Suite A.

To provide additional protection, the area of the egress path under the mezzanine, including the interior non-rated stair and the exit access path to the north exit door will be provided with a sprinkler system per NFPA 13, as shown hatched on the attached ground floor plan.

The Union Bank Tower is an existing high-rise built in 1970 with only partial sprinkler system installed on upper floors as Tis have been completed. The ground floor was permitted and occupied as a bank. The tenant improvement project includes adding a ramp for accessible access and dividing the ground floor lobby space into 2 tenant spaces. The proposed design will only affect Suite A in the attached plans, which includes an existing mezzanine.

The exit access travel distances from the existing mezzanine exceed the 200’ allowable limit in nonsprinklered B occupancy spaces. Suite A is not changing occupancy, B. It will change from being a bank to an office, where people will be familiar with the space.

The exit access travel distance is unchanged from the existing permitted condition to existing exit discharge doors. The change of use is triggering the revision.

To provide additional protection an area of the ground floor under the mezzanine with be provided with a sprinkler system with a design density for an office space per NFPA 13. The sprinkler system will cover the egress route starting at the enclosed stair on the mezzanine and follow the egress route to the existing exit discharge door on the north side of the building.

The sprinkler system covering the egress route will ensure that the egress route under the mezzanine is available. Any fire under the mezzanine will also be able to be detected by occupants on the mezzanine as the underside of the mezzanine is proposed to remain open office space, except near the stair for storage, restrooms, and kitchenette, which will be sprinklered.

The entire Suite A and building lobby has a high ceiling allowing for a large smoke reservoir, glass to allow for vision of any smoke/fire event, have very early warning of an event, and with occupants that will be familiar with the space.

The additional protection measure of sprinklers in the restrooms, storage and kitchenette rooms and along the egress path below the mezzanine, to an existing and permitted exit travel distance for a permitted occupancy where the change of use will be to occupants for familiar with the space than permitted, provides equivalent protection required by code and request approval of this appeal.