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Home My WebLink AboutUntitled (230) IPM.Note RE: Solaris Stair width RE: Jim Buckner SMTP Jim.Buckner@davispartnership.com Jim Buckner SMTP Jim.Buckner@davispartnership.com Mike Vaughan; srondinelli@bcer.com; Maggie Fitzgerald; Mark Kahler; dan.feeney@solarisvail.com; tom.ogg@solarisvail.com; Martin Haberle(mhaberle@vailgov.com) Mike McGee; John Plano Solaris Stair width John, I appreciate your help clarifying my inquiry. I agree with your statements below. We are not asking for anything new or exceptions to what was originally submitted on this note. The forthcoming update set will clarify and document this issue; specifically noting the IBC exception allowing less than 48" stair width (44" minimum with fully-sprinklered building). Our plans are not changing and have always met all exit width requirements as originally shown/calculated. There should be no need for further interpretation or review. Thanks again, Jim -----Original Message----- From: John Plano [mailto:JPlano@safebuilt.com] Sent: Monday, March 09, 2009 10:58 AM To: Mike McGee; Jim Buckner Cc: srondinelli@bcer.com; Maggie Fitzgerald; dan.feeney@solarisvail.com; Martin Haberle(mhaberle@vailgov.com); Mike Vaughan; Mark Kahler Subject: RE: Solaris Stair width Mike, Thanks for the input. I want to clarify some items. The code will require 44" wide stairs until the occupant load for that stair exceeds 220. The egress plans do not indicate a number larger than that using any vertical exit enclosure. The retail mezzanine stairs have occupant loads larger, but those exterior stairs are much wider than the minimum. The bowling alley, the theater and the bar/restaurant which have the highest occupant loads in this project do not enter stair enclosures to exit. After speaking with Jim Buckner, the on site architect, the issue is maintaining the 48" between handrails in the exit enclosures as dimensioned on the plans. This dimension on the plans is not a code minimum, the 44" is. The 44" is not between handrails it is the width of the stair and handrails are allowed to encroach into it. I don't think we are allowing an exception beyond the ones allowed by code. The design drawings are just reflecting more than code. I want to make sure the fire department didn't have an agreement that I was not aware of about this width. I agree, the request needs to clarify which stairs they are referencing and changing LS-CS will verify the FPE is on board. Jim, I think this clarifies the situation, please let me know if I am missing the issue. John Plano Plans Examiner / Senior Building Inspector SAFEbuilt, Colorado P.O. Box 1618 Eagle, CO 81631-1618 (970)328-1790 (877)428-6412 john.plano@safebuilt.com -----Original Message----- From: Mike McGee [mailto:MMcGee@vailgov.com] Sent: Monday, March 09, 2009 9:40 AM To: Jim Buckner; John Plano Cc: srondinelli@bcer.com; Maggie Fitzgerald; dan.feeney@solarisvail.com; Martin Haberle(mhaberle@vailgov.com); Mike Vaughan Subject: RE: Solaris Stair width I would like to be copied on the response. This building has a few performance based elements. Perhaps we should model the egress plan before we grant exceptions? The Fire Department is not in favor of granting blanket exceptions. Michael McGee Deputy Chief Vail Fire & Emergency Services >>> John Plano <JPlano@safebuilt.com> 03/06/2009 11:44 AM >>> Jim, Is there a specific stair you are concerned about? Is this a blanket statement for all exit enclosures? The drawings are indicating 4' 7" stair width with handrails encroaching into that width. I have read though the code sections referenced and also read the Administrative Modifications to see if there is a conflict with the proposal. I don't see an issue with the analogy. There is some verbiage on sheet LS-CS that states 48" is to be maintained between handrails, 1007.3 exception #3 is quoted, stating elimination of the area of refuge with no mention of reducing the width. The exception quoted does allow the clear width to be less than 48", the statement on the life safety sheet is above the code minimum. This statement may be there based on a verbal agreement that I am not aware of. This sheet will have to be changed and approved by the fire protection engineer. This submittal will have to be approved by both the building and fire department. I don't know if the Fire Department requested the additional width for some reason. Sincerely, John Plano Plans Examiner / Senior Building Inspector SAFEbuilt, Colorado P.O. Box 1618 Eagle, CO 81631-1618 (970)328-1790 (877)428-6412 john.plano@safebuilt.com<mailto:john.plano@safebuilt.com> ________________________________ From: Jim Buckner [mailto:Jim.Buckner@davispartnership.com] Sent: Thursday, March 05, 2009 3:55 PM To: John Plano Cc: Maggie Fitzgerald; dan.feeney@solarisvail.com; srondinelli@bcer.com; Martin Haberle (mhaberle@vailgov.com) Subject: Solaris Stair width John, Our current code data drawings call for 48" minimum exit stair width. Now, we believe we can use exception #3 of secion 1007.3 of the IBC (2003). Would you please verify we are allowed that exception since we are fully-sprinklered and as long as we meet our required calculated stair width per occupant counts? Thank you, Jim Buckner, AIA Davis Partnership Architects P 970.926.8960 X213 | F 926.8961 | M 970.306.2131 Solaris Job Site 970.479.5907 Mike McGee SMTP MMcGee@vailgov.com MMcGee@vailgov.com Mike McGee Mike Vaughan SMTP MVaughan@vailgov.com MVaughan@vailgov.com Mike Vaughan srondinelli@bcer.com SMTP srondinelli@bcer.com srondinelli@bcer.com srondinelli@bcer.com Maggie Fitzgerald SMTP Maggie.Fitzgerald@davispartnership.com Maggie.Fitzgerald@davispartnership.com Maggie Fitzgerald John Plano SMTP JPlano@safebuilt.com JPlano@safebuilt.com John Plano Mark Kahler SMTP MKahler@safebuilt.com MKahler@safebuilt.com Mark Kahler dan.feeney@solarisvail.com SMTP dan.feeney@solarisvail.com dan.feeney@solarisvail.com dan.feeney@solarisvail.com tom.ogg@solarisvail.com SMTP tom.ogg@solarisvail.com tom.ogg@solarisvail.com tom.ogg@solarisvail.com Martin Haberle(mhaberle@vailgov.com) SMTP mhaberle@vailgov.com mhaberle@vailgov.com Martin Haberle(mhaberle@vailgov.com)