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Home My WebLink AboutHDC1998-020 COLR DOPAD BCD. Transmittal Letter To Anne Guthrie 10/09/2000CITY OF LITTLE DOCK BUILDING CODES DIVISION 723 WEST MARKHAM STREET / SKYWALK LEVEL LITTLE ROCK, ARKANSAS 72201-1334 (501)371-4826-FAX(501)371-6863 WEBB PAGE ADDRESS- WWW.littlerock. org/ TRANSMITTAL LETTER DATE: October 19, 2000 TO: Ann Guthrie, Administrator Historic Preservation RE: Special Exit Requirements- Residential One & Two Family Residential Occupancy We transmit herewith for our X Information _ Approval X Files Correction _ Return to One Each Copies of: Section 105 of the 1997 Standard Building Code With reproductions from the Book of Commentary -Special Exit Requirements REMARKS: Page Number 146, is from the code book and the commentary is represented by pages 279 through 282 The commentary is an effort to translate the intent of a Section of the Code to real world language and use. (It is also published by the Standard Building Code.) Sincerely, Charles P. Toland Permits and Inspections Administrator 1004.3.5.8 - 1005.5 complying with CABO/ANSI`A117.1 shall be located at each door to an area of refuge. 1004.3.5.8 At all exits and elevators serving a required accessible space, but not providing an approved acces- sible means of egress, signage shall be installed indi- cating the location of accessible means of egress. 1004.3.5.9 Every area of refuge that is not protected by an automatic sprinkler system shall be designed to pre- vent the intrusion of smoke. Exception: Areas of refuge located within a stair enclosure. SECTION 1005 SPECIAL EXIT REQUIREMENTS 1005.1 Boiler, incinerator, furnace rooms. Except in one and two family dwellings, two egress doors shall be provid- ed from all boiler, incinerator, and furnace rooms that exceed 500 sq ft (46 m2) in area, and the largest installed piece of fuel -fired equipment exceeds 400,000 Btu (117 kW) input capacity. Egress doors shall be separated by horizontal dis- tance not less than one-half the maximum horizontal dimen- sions of the room. A 6-inch (152 mm) sill (dike) shall be pro- vided where oil fire equipment is used. Interior openings between a Group H Hazardous occupancy and a boiler, incin- erator, furnace or similar room shall not be permitted. Maximum distance of travel to an egress door shall not exceed 50 ft (15 m). 1005.2 Dead -End pockets or hallways. Exits and exit access shall be so arranged that dead-end pockets or hallways in excess of 20 ft (6096 mm) long shall not occur. 1005.3 Exit access corridors 1005.3.1 It shall be prohibited to use exit access corridors, separated from building use areas by fire -rated partitions and providing access to exit, for return or exhaust from adjoining air conditioned spaces through louvers or other devices mounted in corridor doors, partitions, or ceilings. 1005.3.2 Except in Group I or Group R occupancies, 1005.3.1 may be waived by the building official, provid- ing corridors are equipped with approved smoke detectors arranged to automatically stop supply, return and exhaust and close louvers or other devices mounted within the cor- ridors doors, partitions, or ceilings. 1005.4 Emergency escape and rescue openings 1005.4.1 Where required. Every sleeping room located on the first, second, and third story or within basements of Group R occupancies shall have at least one exterior emergency escape and rescue opening. Exceptions: 1. Buildings equipped with an approved automatic sprinkler system. 2. Sleeping rooms provided with a door to a corri- dor having access to two remote exits in opposite directions. 3. The emergency escape and rescue opening may open onto a balcony within an atrium provided the balcony provides access to an exit and the dwelling unit or sleeping room has a means of egress which is not open to the atrium. 1005.4.2 Operational constraints. The emergency escape and rescue opening shall be operable from the inside to a full clear opening without the use of separate tools or keys. The net clear opening dimensions shall be the result of normal operation of the opening. 1005.4.3 Maximum height from floor. The emergency escape and rescue opening shall have a sill height of not more than 44 inches (1118 mm) above the floor. 1005.4.4 Minimum size. The minimum net clear opening height dimension shall be 24 inches (610 mm). The mini- mum net clear opening width dimension shall be 20 inch - ,es (508 mm). The minimum net clear opening area shall be 5.7 sq ft (0.53 m2). Exception: Ground floor openings shall be permitted to have a minimum net clear opening of 5.0 sq ft (0.47 m2). 1005.4.5 Security devices. Bars, grilles, grates, or similar devices shall be permitted provided the minimum size and operational constraints of such devices are in accordance with 1005.4.2, 1005.4.3, and 1005.4.4. 1005.4.6 Window Wells. An emergency escape and res- cue opening with a finished sill height below the adjacent ground level shall be provided with a window well in accordance with 1005.4.6.1 and 1005.4.6.2. 1005.4.6.1 The clear horizontal dimensions of the win- dow well shall allow the emergency escape and rescue opening to open fully and shall provide a minimum net clear space of 9 sq ft (0.84m2) with a minimum dimen- sion of 36'inches (914 mm). 1005.4.6.2 Window wells with a vertical depth of more than 44 inches (1118 mm) shall be equipped with a per- manently affixed ladder or stairs. The ladder or stairs shall not encroach into the required dimensions of the window well by more than 6 inches (152 mm). The emergency escape and rescue opening shall not be obstructed by the ladder or stairs. 1005.5 Security bars, grilles and grates. Each sleeping room or room with a required exit door in a residential occu- pancy that has security bars, grilles, grates or similar devices installed shall have at least one emergency escape and rescue opening. 146 STANDARD BUILDING CODED 1997 1005.4.5 - 1005.6.1 1005A.5 Security devisees. Bars, grilles, grates, or similar devices shall be permitted provided the minimum size and operational constraints of such devices are in accordance with 1005.4.2, 1005.4.3, and 1005.4.4. Security devices have been the cause of fire deaths by trapping the occupants and preventing fire depart- ment rescue personnel from reaching the victims in time. The same operational constraints and opening sizes are required for windows and doors. 1005.4.6 Window Wells. An emergency escape and res- cue opening with a finished sill height below the adjacent ground level shall be provided with a window well in accordance with 1005.4.6.1 and 1005.4.6.2. Emergency escape and rescue openings with the sill below adjacent ground level must meet all of the pro- visions for maximum sill height, operational con- straints and opening sizes of 1005.4.1 through 1005.4.5 and be provided with a window well in the adjacent ground. (See Figure 1005.4.6.) 36 INCHES MINIMUM u� 6 INCHES MAXIMUM w v 9 SQ.•FT LADDER OR STAIR z Z Mf1SIMUM ENCROACHMENT INTO REQUIRED (0 � � AREA �' � WINDOW WELL MUST ALLOW DEVICE TO % "PROVIDE D 9 SQ. FTMUM FIGURE 1005.4.6 WINDOW WELLS 1005.4.6.1 The clear horizontal dimensions of the win- dow well shall allow the emergency escape and rescue opening to open fully and shall provide a minimum net clear space of 9 sq ft (0.84m2) with a minimum dimen- sion of 36 inches (914 mm). 1005.4.6.2 Window wells with a vertical depth of more than 44 inches (1118 mm) shall be equipped with a per- manently affixed ladder or stairs. The ladder or stairs shall not encroach into the required dimensions of the window well by more than 6 inches (152 mm). The emergency escape and rescue opening shall not be obstructed by the ladder or stairs. (See commentary Figure 1005.4.6.) 1005.5 Security bars, grilles and grates. Each sleeping room or room with a required exit door in a residential occu- pancy that has security bars, grilles, grates or similar devices - installed shall have at least one emergency escape and rescue opening. The increased use of bars on windows and doors as a crime deterrent has added another hazard to the home. Most burglar bars are not openable, making escape from fire through windows virtually impossible. This section is intended to retain the fire and life safety of Residential occupancies while still allowing security bars to stop intruders. Some security bars have been developed that provide a release mechanism within the room, but far enough away from the window opening to be inaccessible by a perpetrator. 1005.6 Smokeproof enclosures When an occupant has reached the protection of a rated stair enclosure, the code considers the occupant out of the immediate danger presented by the fire. However, in tall buildings, the occupant may have a considerable number of stair flights to descend before he is actually outside the building. Obviously, it is impor- tant that the atmosphere of the stair enclosure be smoke free for the benefit of the descending occupant as well as for the fire department personnel that will use the stair tower for rescue and firefighting purposes. Unfortunately, in tall buildings, the stair enclosures tend to pull smoke in and upward like a fireplace chimney, a phenomenon referred to as stack effect. Although rated stair enclosures have smoke tight doors and closing devices, smoke can enter as doors are opened for exit- ing purposes and by normal infiltration. Smokeproof enclosures are used to prevent this smoke from being pulled into the stair tower itself. The code describes two different approaches that may be used to meet this intent. Enclosures made smoke - proof by natural ventilation are covered in 1005.6.8, while enclosures made smokeproof by mechanical ven- tilation (stair pressurization) are covered in 1005.6.9. General requirements that apply to all required Smoke - proof enclosures are found in 1005.6.1 through 1005.6.7. In particular, 1005.6.1 specifies where smokeproof enclosures are required by the code. 1005.6.1 Where the floor surface of any story is located more than 75 ft (23 m) above the lowest level of fire department vehicle access, each of the required exits for the building shall be a smokeproof enclosure. 04 1 A& The criteria for requiring smokeproof enclosures are similar to the criteria for defining a high rise building in 412.1 A. The important difference is that the high rise provisions in 412 only apply to 6 and R occu- pancies, but smokeproof enclosures can apply to any high rise, regardless of occupancy classification. STANDARD BUILDING CODE COMMENTAR1r01997 281 1005.6.2 - 1005.6.8 1005.6.2 A minimum 2-hour fire resistant construction shall be used for smokeproof enclosures. In each case openings into the required 2-hour construction shall be limited to those needed for maintenance and operation and shall be protected by self -closing 1 1/2-hour fire resis- tance rated devices. The supporting frame shall be pro- tected as set forth in Chapter 6. This section reiterates that a smokeproof enclosure functions as an exit enclosure and must satisfy the separation requirements as an exit of more than four stories, Consequently, it must meet the fire rating requirements of 705.2.3 and the opening and pene- tration limitations of 1006.1.3. The supporting frame must be protected in accordance with 601.3.2 and Table 600. 1005.6.3 Group 13 buildings exceeding I5,000 sq ft (I395 mx) per floor and complying with the area of refuge (com- partmentation) option described in 412.9 are exempt from the smokeproof enclosure requirements. Group B buildings that conform to the area of refuge (compartmentation) option of 412.9 do not require smokeproof enclosures. Compartmentation walls are required to have 2-hour fire resistance and provide special features to resist smoke passage. Since every compartment has both a rated stair and an ele- vator with a smoke resistant lobby enclosure for egress, rescue, and fire -fighting purposes, the code considers the level of safety equivalent to that pro- vided by smokeproof enclosures. sprinklered high rise buildings that conform with 412.10 must have either all exits constructed as smokeproof enclo- sures or use pressurized stairs, in accordance with 412.11(5). 1005.6.4 Stairs in smokeproof enclosures shall be of non- combustible construction. 1005.6.5 A smokeproof enclosure shall exit into a public way or into an exit passageway, yard, open court or open space having direct access to a public way. The exit pas- sageway shall be without other openings and shall have walls, floors, and ceiling of 2-hour fire resistance. This section requires that the rated, smokeproof level of protection provided by the smokeproof enclo- sure be continued directly to a public way. If the smokeproof is not on an exterior wall, it must open into a 2-hour rated exit passageway. Such a pas- -, sageway is allowed to have no other openings. This is much more restrictive than typical exit passage- ways described in 1010.3. A smokeproof enclosure ` is never allowed to discharge through a sprinklered ground floor or lobby area as would otherwise be permitted by the exception in 1010.3. 1005.6.6 A stairway in a smokeproof enclosure shall not continue below the grade level unless an approved barrier isprovided at the ground level to prevent persons from accidentally continuing into the basement. This section has the same intent and function as the barrier requirement in 1007.1.6. (For further discus- sion, refer to commentary for 1007.1.6.) 1005.6.7 Access to the stairway shall be by way of a vestibule or by way of an open exterior balcony of non- combustible materials. Exception: Access by way of a vestibule or an open exterior balcony is not required when the stairway meets the requirements of 1005.6.9.2. 1005.6.9.9 and 1005.6.9.10 and is located in a fully sprinklered build- ing. The principal difficulty in providing the protection of a smokeproof stair enclosure is establishing a system that permits building occupants to enter the stair while at the saute time keeping smoke out of the stair. The code allows a choice between several methods of accomplishing this goal. However, the choice of options depends on whether a sprinkler system is provided for the building. Both sprinklered and unsprinklered buildings are permitted to use the natural ventilation method of 1005.6.8 to provide a smokeproof stair enclosure. If an unsprinklered building uses mechanical ventila- tion to provide a smokeproof enclosure, the stair must be pressurized and access to the stair must be through a mechanically ventilated vestibule (1005.6.9). In contrast, if a sprinklered building has mechanically pressurized smokeproof stair enclo- sures that conform to 1005.6.9.2, 1005.6.9.9, and 1005.6.9.10, a mechanically ventilated vestibule is not required, and access to the smokeproof enclo- sure is the same as for any other stair. This excep- tion for fully sprinklered buildings is based on the premise that the sprinklers minimize smoke develop- ment and cool the smoke, slowing its spread and making the vestibule unnecessary. 1005.6.8 Smokeproof enclosures by natural ventila- tion. The code recognizes two alternate methods for pro- viding a natural ventilation smokeproof enclosure. One method is to have the access to the stair pass through a vestibule that is open to the outside air. The requirements for this option are covered in 1005.6.8.1 and 1005.6.8.2 and illustrated in Figure 1005.6.8.2. Th the other method involves having an open exterior balcony as the only access to the stair, as is described in 1005.6.8.3 and Figure 1005.6.8.3. In both methods, since the atmosphere directly out- side the stair entrance door communicates with the 282 STANDARD BUILDING CODE COMMENTARY* 1997 FIGURE 1005.2 - 1005.4.1 PT B STAIR ROOM ROOM 1 2 APT c r 1 } } U I FIGURE 1005.2 DEAD END 1005.3 Exit access corridors 1005.3.1 It shall be prohibited to use exit access. corridors, separated from building use areas by fire -rated partitions and providing access to exit, for return or exhaust from adjoining air conditioned spaces through louvers or other devices mounted in corridor doors, partitions, or ceilings. 1005.3.2 Except in Group I or Group R occupancies, 1005.3.1 may be waived by the building official, provid- ing corridors are equipped with approved stroke detectors arranged to automatically stop supply, return and exhaust and close louvers or other devices mounted within the cor- ridors doors, partitions, or ceilings. Sections 704.2.3, 704.2.4 and Table 705.1.2 contain the fire rating requirements for exit access corridors. The intent of these requirements is to provide a smoke free environment along with some measure of fire separation for building occupants as they trav- el to an exit. Since the corridor is intended to perform as a smoke tight envelope of protection, 1005.3.1 provides measures to insure that smoke from adja- cent air-conditioned spaces is not allowed to be drawn into the corridor. The most common violations of this section are louvered doors, door grilles, and transoms. This restriction can be waived by the building official under conditions of 1005.3.2. 1005.4 Emergency escape and rescue openings 1005.4.1 Where required. Every sleeping room located on the first, second, and third story or within basements of Group R occupancies shall have at least one exterior emergency escape and rescue opening. Exceptions: 1. Buildings equipped with an approved automatic sprinkler system. 2. Sleeping rooms provided with a door to a corri- dor having access to two remote exits in opposite directions. 3. The emergency escape and rescue opening may open onto a balcony within an atrium provided the balcony provides access to an exit and the dwelling unit or sleeping room has a means of egress which is not open to the atrium. Many of the deaths that occur in Residential occu- pancies are a result of the fire spreading to block off conventional egress paths while the occupants are asleep and unaware of the emergency. The code attempts to account for this occurrence by providing emergency egress openings in sleeping rooms. These openings serve a dual purpose, Occupants can use these windows or doors to exit from the bed- room, and fire or rescue personnel can use the open- ing to enter the dwelling for the purpose of fighting the fire or evacuating building occupants who need assistance. These emergency openings take the form of windows or doors that open directly to the exterior of the building. They are required from the first, second, third and basement floor sleeping rooms of all residential buildings. As a consequence of this section, bedrooms cannot be located below grade in basements if direct access to the exterior by a window or door is not possible. Exception 1 allows buildings without emergency egress and rescue openings when the building is fully sprinklered with a sprinkler system that com- plies with NFPA 13. Exception 2 exempts sleeping rooms that have access to more than one exit which are remotely located in opposite directions from the sleeping room. Such design is unusual for single and two fam- ily (R3) construction. For R1 and R2 construction, it is also unlikely that the sleeping room would open to a corridor arranged in such a way. This exception does not allow dwelling units or guest rooms with intervening rooms between the sleeping room and corridor to take advantage of the exemption. Exception 3 allows the emergency escape which has access to an exit and rescue opening to open to an atrium instead of the exterior of the building where a separate means of egress is provided that does not required travel through the atrium. It also provides that the separate means of egress can serve the dwelling unit or sleeping room, thereby allowing intervening rooms between the separate means of egress and the sleeping rooms in a dwelling unit. Emergency egress windows should not open to an enclosed or screened porch or balcony or to an enclosed or interior courtyard. STANDARD BUILDING CODE COMMENTAR1r0 1997 279 1005.4.2 - 1005.4.4 1005.4.2 Operational constraints. The emergency escape and rescue opening shall be operable from the inside to a full clear opening without the use Of separate net clear opening dimensions shall be tools or keys. The the result of normal operation of the opening. jr, recent years, the increased need for security and the demands for architectural expression f haveresulted in many new and innovative types down. The code requires that access openings be operable Pram the inside without the use of special tools. Windows or their security systems that utilize a lock with a separate removable key or that require hand tools for disassembly are prohibited. The code intends to insure that the means necessary to open a window be always available at the window. It is intended when'the opening p dow s opened as 1005.4.4 provided it would be for normal usage such as ventilation. For instance, normal operation for a single hung window would be to slide the sash up. This precludes the use of windows req firing the tionmoval of pins or a sash or any other p EDGE OF WINDOW SASH C] Ii fl� IN OPEN POSITION BOTTOM OF WINDOWr �;jr II (MINIMUM NET CLEAR SASH IN RAISED 'OPENING OSITSON r ` :2'yy" "TOP OF k W INDOW n II w MINIMUM NET a is CLEAR opENING itSILL oII f �'U—S.7SOFT— MINIMUM FIGURE 1005.4.4A EMERGENCY EGRESS OPENING DIMENSIONS HINGE POINT 0— I I 4 I I , I , I HINGE POINT HINGE POINT �209.11��NC'HES ACTUAL CLEARWIDTH MIUM LESS THAN ALLOWABLE WINDOW CLOSED FIGURE 1005.4.4B INSUFFICIENT OPENING SIZE EGRESS WINDOW 1Q05.4.3 it'Iaximum height from floor. The emergency escape and rescue opening shall have ve tsill e flheight of not more than 44 inches (1118 mm) opening 1005.4.4 Minimum size. the minimum net cl). 'Me min? height dimension shall be 24 inches (610 width mm)- idimension shall be 20 inch mum net clear opening - es (509 mm). The minimum net clear opening area shall be 5.7 sq ft (0.53 m'-). shall be permitted Exception* floor to haveminmum net opening of5.0 sq ft 0.4 m2). The minimum dimensions required in thissection clear are shown in Figure 1005.4r+4A• The5,7sq f the opening area refers to the area made available o occupant for egress by the normal opening option of the window. It should be hat the that some dimen- types hinge in such a waY lions available for egress are less than thNpte also pane dimensions. (See Figure 1 D05.4 �}8.j Inches that a window with th miniof n� eslwill not �prov de S7 and a minim sq ft of clear opening. Areas for loor windowr larger s to ac ount fortheiff cult es ground associated with ladder rescues. STANDARD BUILDING CODE COMMENTARY01997 CHRONOLOGY OF EVENTS 1000 ROCK COA Application submitted submitted 15 August 1998 with COA application & listing of rehab work approved with conditions Meeting with applicant prior to 1998 meeting and other occasions home visit with applicant prior to LRHDC meeting (rainy afternoon, sat in dining room & had tour of house) COA before LRHDC 3 September 1998; approved with conditions (abutting owners notified) asked to appear before LRHDC in November 1999; appeared January 2000 Minutes 3 September 1998 29 November 1999 6 January 2000 Correspondence to applicant: 23 November 1999 (from A. Guthrie) to applicant: 26 January 2000 (from A. Guthrie) to applicant: 13 April 2000 (from A. Black) to applicant: 22 June 2000 (jointly from A. Black & A. Guthrie) from applicant to LRHDC: -- July 2000 Criminal Affidavit: 18 August 2000 Conversations r applicant called code enforcement officer Rick Purifoy 28 or 29 September, prior / to October 5 (she was notified that the warrant had been attempted to be served but she wasn't home; she called Purifoy and he explained the process) Conversations with applicant several phone calls & personal occasions prior to 1998 appearance before LRHDC several phone calls & personal occasions during 1999 and 2000 one phone conversation with applicant summer 2000 Prior to the fall of 1999, substantial work done on applicant's house: windows storm windows roof ac units sewer & electrical work apartment rehab in rear In the fall of 1999, after two calls of complaints, regarding ac units, etc. I called permits to ask if 1000 Rock had a permit; I was informed that there was an expired permit but not a permit for ongoing work. At that time while on the phone, permits stated that an inspector was in the area and would go by and check on work. Inspector radioed in that substantial work was being done (ca. $30,000). He had a conversation with applicant and stated that a permit was required; a stop work order was issued at that time. I prepared memo to permits allowing electrical, etc. to continue. Work commenced a few days later after a permit was filed. Nonconforming items: - shed roof in rear installed 1998, no LRHDC or staff approval - ac units on north & west; no LRHDC approval - security bars on those with storm windows - front porch light fixture & fan added - rear porch added September 2000; no required approval (altered bldg. footprint) Phone conversation with: Max Brantley 9 October Linda Caillouet 10 October Calls of Complaint: 10-12 663-8610 unidentified 663-0555 Henry Gatlin unidentified phone Diana Taylor 10-13 unidentified phone, Dora ?? From Boston unidentified phone, Pat Lile 663-2711 Byrum Magness 224-2288 Arthur Miller, abuse of power 897-1154 Bobbie Stanton unidentified phone & caller Calls of Support: Robin Loucks Jim Walsmith, 372-4757 Ann Bryan, 374-5396