01-26-1994 Building Code Board of Appeals

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• BUILDING CODE BOARD OF APPEALS - JANUARY 26, 1994 they had been used as bedrooms and there was no plan to change that. The only change made to the third floor was the elevator. Mr. Jundt felt the large room had been used similarly to their proposed use as a game room. Mrs. Jundt thought it may have been used as a dance studio and playroom long ago. Anderson commented that this is a difficult decision as both the Building Official and Attorney are correct. He felt the Attorney had a good argument against the requirement of providing a stairway in that it may not be more hazardous than the existing occupancy. However, he agreed with Oman and had serious concerns about not providing a second exit. This is a large area, approximately 2800 square feet, with a kitchen beneath the room and heating equipment causing a potential hazard. He questioned if all areas had been explored and noted a situation in Wayzata where a metal stairs had been constructed that folds up to allow use of an upper level garage. Mr. Jundt did not think this type of ladder would be very good in this instance because of the lack of knowledge of operation by possible users in emergency situations. Chair Bellows asked each member of the Board if they felt a second exit was necessary and if it could be something other than a full stairway. Anderson responded yes to both questions. Hanson agreed. Paulfranz felt a "real" stairway would need to be provided and did not think a telescoping ladder, etc. would make sense. He would look for equivalent measures to buy time and protection for the occupants without requiring a second exit. Kohnen responded this was a difficult decision and would like a better description of the stairway location in the third floor. He clarified that the staircase leading from the first to second floors would be open with a door on the first floor. Mr. Jundt did not want the private bedroom quarters open to others using a stairway leading to the third floor. Kohnen stated he felt the code dictates the requirement for a second exit but would be willing to look at an alternative solution in this case because of the character of the house. Hanson suggested an exterior wrought iron stairway for a fire escape. Mrs. Jundt explained that the whole stairway idea has been explored thoroughly. They object to the safety of an external access and aesthetics of an exterior staircase. Paulfranz responded to the proposal of a 2 hour fire wall and did not think it would get at the issue which is to maintain the integrity of an exit from the point of smoke and heat travel. He noted several doors that are key elements and would normally be open. There are ways to set the doors so they would close automatically on a detector. If those doors closed, that level of the house could be isolated for a period of time. Preventing smoke travel through the building would be important. Secondly, he would look at ventilation mechanical systems. The Jundts confirmed there would be no ventilation as there is hot water heat and the air flow is whatever normally migrates through the house. He also noted some opportunities on the second floor for isolating the stairway. He pointed out that everyone should recognize the fact that people on the third floor would not get out and would be isolated on the third floor with a long wait for help. Paulfranz suggested upgrading the alarm system and additional detectors, which may cause some level of false alarm activity. Additional detectors address the issue of a large third floor capable • 3