Appeal 34895

705.8

For a fire separation distance of 5 to less than 10’, Table 705.8 allows 25% openings for unprotected openings in a building sprinklered per OSSC 903.3.1.1 (NFPA 13).

The south facing first floor of the proposed building includes 13% door and window openings, but an additional 24% opening at a recessed egress court provided at the back of the building. Only 25% openings are allowed at 6' from the property line.

There are two common exits that serve 10 dwelling units, and one of these is accessed through the recessed egress court. We propose to protect the two abutting walls, the ceiling, and the structural corner post of the recessed egress court with two-hour fire rated construction. Note that there is an egress court along the south side of the building and that the windows and doors will be 45-minute rated. The only opening into the building in the egress court is the exit door. The building is proposed to be sprinklered with a type 13 system. Two sprinkler heads are proposed in the recessed egress court. The recessed area is provided to meet a zoning code requirement for outdoor space, and to accomodate a drywell as required for stormwater management.

The proposed two hour construction exceeds the one hour required for egress courts and the building construction type, and will therefore provide equivalent protection for the recessed egress court.

1014.6

Handrails shall extend horizontally not less than 12” beyond the top riser and continue to slope for the depth of one tread beyond the bottom riser.

At the third floor we propose to turn the handrail extension 90” to the top tread at both exit stairs.

The stairs are spaced as far apart as possible given the step down in height at the rear of the building as required by the zoning code, and at the front of the building due to the proximity to a power line. The stairs currently meet the requirement for separation, and rise and run as required by the floor-to-floor height. However, the top landing is pinched and the 12” extension could be a safety hazard for persons headed down the stairs. In addition at the rear exit, the handrail extension would overlap the roof access ladder. Note that this only occurs at the third floor, and in only two locations in the building, and would be regularly accessed by only 6 dwelling units.

The handrail extensions will still be present, but by turning them 90 degrees, greater safety and usability is achieved for both resident access and fire department roof access.