20070209153659.pdfof EDS City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
�Sr. la9° (425) 771-0220
DATE: February 9, 2007
TO: Bruce Ahnemiller
619 Elm Place
Edmonds, WA 98020
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check #2007-0072
Project: Elm Place Club House
Project Address: 1200 6'1' Place South
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Provide written responses to each comment and where changes can be
found on the plans. Submit 2 sets of revised plans/documents to Theresa Umbaugh, Permit Coordinator.
1. Provide structural calculation (stamped by State licensed Professional Engineer) for cantilevered 4x10
beam supporting the angled 4x10 beam, or revise plan to provide direct bearing/load path to footing.
2. Guardrail must be a minimum height of 42". Revise plans.
3. The stairway is also required to have a 42" high guardrail as well as a handrail (see #4 regarding
handrails). Revise plans. Enclosed is a copy of the IBC 1009 for stairways for your use/information.
4. Handrails are required on both sides of the stairway with 12" top and bottom handrail extensions. The
top of the handrail must be 34" minimum to 38" maximum measured vertically above stair tread nosing.
Return handrail ends. The handrail must be grippable, meeting the requirements of IBC 1009.11.3.
Revise plans.
5. Dimension the width of the stairway on the plans. The landing must be the same size in both directions
as the width of the stairway. Revise plans.
6. The City has no archived plans on file for this building. Provide a dimensioned floor plan (8 % x 11 ok)
of the building with uses of space noted so it can be determined if the door leading to the deck is a
required exit.
MEANS OF EGRESS
SECTION 1009
STAIRWAYS AND HANDRAILS
10091 Stairway width. The width of stairways shall be deter-
mined as specified in Section 1005. 1, but such width shall not
be less than 44 inches (1118 mm). See Section 1007.3 for ac-
cessible means of egress stairways.
Exceptions:
1. Stairways serving an occupant load of 50 or less shall
have a width of not less than 36 inches (914 mm).
2. Spiral stairways as provided for in Section 1009.9.
3. Aisle stairs complying with Section 1024.
4. Where a stairway lift is installed on stairways serving
occupancies in Group R-3, or within dwelling units in
occupancies in Group R-2, both as applicable in Sec-
tion 101.2, a clear passage width not less than 20
inches (508 mm) shall be provided. If the seat and
platform can be folded when not in use, the distance
shall be measured from the folded position.
1009.2 Headroom. Stairways shall have a minimum head-
room clearance of 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.
Exception: Spiral stairways complying with Section
1009.9 are permitted a 78 -inch (1981 mm) headroom clear-
ance.
1009.3 Stair treads and risers. Stair riser heights shall be 7
inches (178 mm) maximum and 4 inches (102 mm) minimum.
Stair tread depths shall be I 1 inches (279 mm) minimum. The
riser height shall be measured vertically between the leading
edges of adjacent treads. The greatest riser height within any
flight of stairs shall not exceed the smallest by more than 0.375
inch (9.5 mm). The tread depth shall be measured horizontally
between the vertical. planes of the foremost projection of adja-
cent treads and at right angle to the tread's leading edge. The
greatest tread depth within any flight of stairs shall not exceed
the smallest by more than 0.375 inch (9.5 mm). Winder treads
shall have a minimum tread depth of I 1 inches (279 mm.) mea-
sured at a right angle to the tread's leading edge at a point 12
inches (305 mm) from the side where the treads are narrower
and a minimum tread depth of 10 inches (254 mm). The great-
est winder tread depth at the 12 -inch (305 mm) walk line within
any flight of stairs shall not exceed the smallest by more than
0.375 inch (9.5 mm).
Exceptions:
I. Circular stairways in accordance with Section
1009.7.
2. Winders in accordance with Section 1009.8.
3. Spiral stairways in accordance with Section 1009.9.
4. Aisle stairs in assembly seating areas where the stair
pitch or slope is set, for sightline reasons, by the slope
of the adjacent seating area in accordance with Sec-
tion 1024.11.2,
5. In occupancies in Group R-3, as applicable in Section
10 1.2, within dwelling units in occupancies in Group
R-2, as applicable in Section 101.2, and in occupan-
cies in Group 1.1, which are accessory to an occupancy
in Group R-3, as applicable in Section 10 1.2, the max-
imum riser height shall be 7.75 inches (197 mm) and
the minimum tread depth shall be 10 inches (254
mm), the minimum winder tread depth at the walk line
shall be 10 inches (254 ram), and the minimum
winder tread depth shall be 6 inches (152 nun). A nos-
ing not less than 0.75 inch (19.1 mm) but not more
than 1.25 inches (32 mm) shall be provided on stair-
ways with solid risers where the tread depth is less
than 11 inches (279 mm).
6. See the International Existing Building Code for the
replacement of existing stairways.
1009.31 Dimensional uniformity. Stair treads and risers
shall be of uniform size and shape. The tolerance between
the largest and smallest riser or between the largest and
smallest tread shall not exceed 0.375 inch (9.5 mm) in any
flight of stairs.
Exceptions:
I. Nonuniform riser dimensions of aisle stairs com-
plying with Section 1024.11.2.
2. Consistently shaped winders, complying with Sec-
tion 1009.8, differing from rectangular treads in
the same stairway flight.
Where the bottom or top riser adjoins a sloping public
way, walkway or driveway having an established grade and
serving as a landing, the bottom or top riser is permitted to
be reduced along the slope to less than 4 inches (102 mm) in
height with the variation in height of the bottom or top riser
not to exceed one unit vertical in 12 units horizontal (8 -per-
cent slope) of stairway width. The nosings or leading edges
of treads at such nonuniform height risers shall have a dis-
tinctive marking stripe, different from any other nosing
marking provided on the stair flight. The distinctive mark-
ing stripe shall be visible in descent of the stair and shall
have a slip -resistant surface. Marking stripes shall have a
width of at least 1 inch (25 mm) but not more than 2 inches
(51 mm).
1009.3.2 Profile. The radius of curvature at the leading edge
of the tread shall be not greater than 0.5 inch (12.7 mm).
Beveling of nosings shall not exceed 0.5 inch (12.7 mm).
Risers shall be solid and vertical or sloped from the under-
side of the leading edge of the tread above at an angle not
more than 30 degrees (0.52 rad) from the vertical. The lead-
ing edge (nosings) of treads shall project not more than 1.25
inches (32 mm) beyond the tread below and all projections
of the leading edges shall be of uniform size, including the
leading edge of the floor at the top of a flight.
Exceptions:
1. Solid risers are not required for stairways that are
not required to comply with Section 1007.3, pro-
vided that the opening between treads does not per-
mit the passage of a sphere with a diameter of 4
inches (102 mm).
204 2003 INTERNATIONAL BUILDING CODED
2. Solid risers are not required for occupancies in
Group 1-3.
1009.4 Stairway landings. There shall be a floor or landing at
the top and bottom of each stairway. The width of landings shall
not be less than the width of stairways they serve. Every landing
shall have a minimum dimension measured in the direction of
travel equal to the width of the stairway. Such dimension need
not exceed 48 inches (1219 mm) where the stairway has a
straight run.
Exceptions:
1. Aisle stairs complying with Section 1024.
2. Doors opening onto a landing shall not reduce the
landing to less than one-half the required width. When
fully open, the door shall not project more than 7
inches (178 mm) into a landing.
1009.5 Stairway construction. All stairways shall be built of
materials consistent with the types permitted for the type of
construction of the building, except that wood handrails shall
be permitted for all types of construction_
1009.5.1 Stairway walking surface. The walking surface
of treads and landings of a stairway shall not be sloped
steeper than one unit vertical in 48 units horizontal (2 -per-
cent slope) in any direction. Stairway treads and landings
shall have a solid surface. Finish floor surfaces shall be se-
curely attached.
Exception: In Group F, H and S occupancies, other than
areas of parking structures accessible to the public, open-
ings in treads and landings shall not be prohibited pro-
vided a sphere with a diameter of 1'la inches (29 mm)
cannot pass through the opening.
1009.5.2 Outdoor conditions. Outdoor stairways and out-
door approaches to stairways shall be designed so that water
will not accumulate on walking surfaces. In other than occu-
pancies in Group R-3, and occupancies in Group U that are
accessory to an occupancy in Group R-3, treads, platforms
and landings that are part of exterior stairways in climates
subject to snow or ice shall be protected to prevent the accu-
mulation of same.
1009.6 Vertical rise. A flight of stairs shall not have a vertical
rise greater than 12 feet (3658 mm) between floor levels or
landings.
Exception: Aisle stairs complying with Section 1024.
1009.7 Circular stairways. Circular stairways shall have a
minimum tread depth and a maximum riser height in accor-
dance with Section 1009.3 and the smaller radius shall not be
less than twice the width of the stairway. The minimum tread
depth measured 12 inches (305 mm) from the narrower end of
the tread shall not be less than 1 i inches (279 mm). The mini-
mum tread depth at the narrow end shall not be less than 10
inches (254 mm).
Exception: For occupancies in Group R-3, and within indi-
vidual dwelling units in occupancies in Group R-2, both as
applicable in Section 101.2.
1009.8 Winders. Winders are not permitted in means of egress
stairways except within a dwelling unit.
2003 INTERNATIONAL BUILDING CODER
MEANS OF EGRESS
1009.9 Spiral stairways. Spiral stairways are permitted to be
used as a component in the means of egress only within dwell-
ing units or from a space not more than 250 square feet (23 m2)
in area and serving not more than five occupants, or from gal-
leries, catwalks and gridirons in accordance with Section
1014.6.
A spiral stairway shall have a 7.5 -inch (191 nun) minimum
clear tread depth at a point 12 inches (305 mm) from the narrow
edge. The risers shall be sufficient to provide a headroom of 78
inches (1981 mm) minimum, but riser height shall not be more
than 9.5 inches (241 nun). The minimum stairway width shall
be 26 inches (660 mm).
1009.10 Alternating tread devices. Alternating tread devices
are limited to an element of a means of egress in buildings of
Groups F, H and S from a mezzanine not more than 250 square
feet (23 W) in area and which serves not more than five occu-
pants; in buildings of Group I-3 from a guard tower, observa-
tion station or control room not more than 250 square feet (23
m2) in area and for access to unoccupied roofs.
1009.10.1 Handrails of alternating tread devices. Hand-
rails shall be provided on both sides of alternating tread de-
vices and shall conform to Section 1009.11.
1009.10.2 meads of alternating tread devices. Alter-
nating tread devices shall have a minimum projected tread
of 5 inches (127 mm), a minimum tread depth of 8.5 inches
(216 min), a minimum tread width of 7 inches (178 mm) and
a maximum riser height of 9.5 inches (241 mm). The initial
tread of the device shall begin at the same elevation as the
platform, landing or floor surface.
Exception: Alternating tread devices used as an element
of a means of egress in buildings from a mezzanine area
not more than 250 square feet (23 m2) in area which
serves not more than five occupants shall have a mini-
mum projected tread of 8.5 inches (216 mm) with a mini-
mum tread depth of 10.5 inches (267 mm). The rise to the
next alternating tread surface should not be more than 8
inches (203 mm).
1009.11 Handrails. Stairways shall have handrails on each
side. Handrails shall be adequate in strength and attachment in
accordance with Section 1607.7. Handrails for ramps, where
required by Section 1010.8, shall comply with this section.
Exceptions:
1. Aisle stairs complying with Section 1024 provided
with a center handrail need not have additional hand-
rails.
2. Stairways within dwelling units, spiral stairways and
aisle stairs serving seating only on one side are per-
mitted to have a handrail on one side only.
3. Decks, patios and walkways that have a single change
in elevation where the landing depth on each side of
the change of elevation is greater than what is required
for a landing do not require handrails.
4. In Group R-3 occupancies, a change in elevation con-
sisting of a single riser at an entrance or egress door
does not require handrails.
205
MEANS OF EGRESS
5. Changes in room elevations of only one riser within
dwelling units and sleeping units in Group R-2 and
R-3 occupancies do not require handrails.
1009.111 Height. Handrail height, measured above stair
tread nosings, or finish surface of ramp slope, shall be uni-
form, not less than 34 inches (864 mm) and not more than 38
inches (965 mm).
1009.11.2 Intermediate handrails. Intermediate handrails
are required so that all portions of the stairway width re-
quired for egress capacity are within 30 inches (762 mm) of
a handrail. On monumental stairs, handrails shall be located
along the most direct path of egress travel.
1009.11.3 Handrail graspability. Handrails with a circular
cross section shall have an outside diameter of at least 1.25
inches (32 mm) and not greater than 2 inches (51 mm) or
shall provide equivalent graspability. If the handrail is not
circular, it shall have a perimeter dimension of at least 4
inches (102 mm) and not greater than 625 inches (160 mm)
with a maximum cross-section dimension of 2.25 inches (57
mm). Edges shall have a minimum radius of 0.0 1 inch (0.25
mm).
1009.11.4 Continuity. Handrail -gripping surfaces shall be
continuous, without interruption by newel posts or other ob-
structions.
Exceptions:
1. Handrails within dwelling units are permitted to be
interrupted by a newel post at a stair landing.
2. Within a dwelling unit, the use of a volute, turnout
or starting easing is allowed on the lowest tread.
3. Handrail brackets or balusters attached to the bot-
tom surface of the handrail that do not project hori-
zontally beyond the sides of the handrail within 1.5
inches (38 mm) of the bottom of the handrail shall
not be considered to be obstructions and provided
further that for each 0.5 inch (13 mm) of additional
handrail perimeter dimension above 4 inches (102
mm), the vertical clearance dimension of 1.5
inches (38 mm) shall be permitted to be reduced by
0.125 inch (3 mm).
1009.11.5 Handrail extensions. Handrails shall return to a
wall, guard or the walking surface or shall be continuous to
the handrail of an adjacent stair flight. Where handrails are
not continuous between flights, the handrails shall extend
horizontally at least 12 inches (305 mm) beyond the top riser
and continue to slope for the depth of one tread beyond the
bottom riser.
Exceptions:
1. Handrails within a dwelling unit. that is not re-
quired to be accessible need extend only from the
top riser to the bottom riser.
2. Aisle handrails in Group A occupancies in Accor-
. dance with Section 1024.13.
1009.11.6 Clearance. Clear space between a handrail and a
wall or other surface shall be a minimum of 1.5 inches (38
mm). A handrail and a wail or other surface adjacent to the
handrail shall be free of any sharp or abrasive elements.
1009.11.7 Stairway projections. Projections into the re-
quired width at each handrail shall not exceed 4.5 inches
(114 mm) at or below the handrail height. Projections into
the required width shall not be limited above the minimum
headroom height required in Section 1009.2.
100912. Stairway to roof. In buildings four or more stories in
height above grade, one stairway shall extend to the roof sur-
face, unless the roof has a slope steeper than four units vertical
in 12 units horizontal (33 -percent slope). In buildings without
an occupied roof, access to the roof from the top story shall be
permitted to be by an. alternating tread device.
1009.12.1 Roof access. Where a stairway is provided to a
roof, access to the roof shall be provided through a pent-
house complying with Section 1509.2.
Exception: In buildings without an occupied roof, ac-
cess to the roof shall be permitted to be a roof hatch or
trap door not less than 16 square feet (1.5 m2) in area and
having a minimum dimension of 2 feet (610 mm).
SECTION 1010
RAMPS
1010.1 Scope. The provisions of this section shall apply to
ramps used as a component of a means of egress.
Exceptions:
1. Other than ramps that are part of the accessible routes
providing access in accordance with Sections
1108.2.2 through 1108.2.4.1, ramped aisles within as-
sembly rooms or spaces shall conform with the provi-
sions in Section 1024.11.
2. Curb ramps shall comply with ICC A117.1.
3. Vehicle ramps in parking garages for pedestrian exit
access shall not be required to comply with Sections
1010.3 through 1010.9 when they are not an accessi-
ble route serving accessible parking spaces, other re-
quired accessible elements or part of an accessible
means of egress.
1010.2 Slope. Ramps used as part of a means of egress shall
have a running slope not steeper than one unit vertical in 12
units horizontal (8 -percent slope). The slope of other ramps
shall not be steeper than one unit vertical in eight units horizon-
tal (12.5 -percent slope).
Exception: Aisle ramp slope in occupancies of Group A
shall comply with Section 1024.11.
1010.3 Cross slope. The slope measured perpendicular to the
direction of travel of a ramp shall not be steeper than one unit
vertical in 48 units horizontal (2 -percent slope).
1010.4 Vertical rise. The rise for any ramp run shall be 30
inches (762 mm) maximum.
1010.5 Minimum dimensions. The minimum dimensions of
means of egress ramps shall comply with Sections 1010.5.1
through 1010.5.3.
1010.5.1 Width. The minimum width of a means of egress
ramp shall not be less than that required for corridors by
Section 1016.2. The clear width of a ramp and the clear
206 2003 INTERNATIONAL BUILDING CODE@