Open riser stair to unoccupiable basement space in R-2?

[BillS]

We are assessing conditions at an existing, aged R-2 living facility. The basement is considered unoccupiable, since the clear space to the floor above is only 6'-3"; the basements are where the hot water heaters, furnaces, electrical panels, etc. are located.

The existing stairs are wood-framed with no risers; only maintenance staff goes down into the space, the tenants are not allowed to use it even as storage. Are the open risers acceptable?

Thanks!

 

[JBI]

First, it is not a 'basement' it is a crawl space.
What Code, including year edition, are you using?
Did it comply with an adopted code at the time it was originally constructed?
Is the Existing Building Code adopted?

In the 2015 IBC at 1011.5.5.3, exception # 1 provides that stairs not required to comply with 1009.3 (accessible means of egress) could be exempt from solid risers, though it does have the 'shall not allow passage of a 4" sphere' language.

 

[ADAguy]

Might want to check OSHA too for protection of maintenance workers.

 

[cda]

Not sure if this helps

And also wonder why ships ladders are only good in I-3?????

2015


1011.16 Ladders.
Permanent ladders shall not serve as a part of the means of egress from occupied spaces within a building. Permanent ladders shall be permitted to provide access to the following areas:

1. Spaces frequented only by personnel for maintenance, repair or monitoring of equipment.

2. Nonoccupiable spaces accessed only by catwalks, crawl spaces, freight elevators or very narrow passageways.

3. Raised areas used primarily for purposes of security, life safety or fire safety including, but not limited to, observation galleries, prison guard towers, fire towers or lifeguard stands.

4. Elevated levels in Group U not open to the general public.

5. Nonoccupied roofs that are not required to have stairway access in accordance with Section 1011.12.1.

6. Ladders shall be constructed in accordance with Section 306.5 of the International Mechanical Code.

 

[mtlogcabin]

The basement is not an R-2 use. Might be an "S" occupancy.

1009.7.5.3 Solid risers.
Risers shall be solid.

Exceptions:

1. Solid risers are not required for stairways that are not required to comply with Section 1007.3, provided that the opening between treads does not permit the passage of a sphere with a diameter of 4 inches (102 mm).

2. Solid risers are not required for occupancies in Group I-3 or in Group F, H and S occupancies other than areas accessible to the public. There are no restrictions on the size of the opening in the riser.

 

[BillS]

2012 Codes.

Yes, you are correct that this technically isn't a basement... rather, an extremely tall (6'-6") crawlspace. But, since it's not occupiable (under 7') I was under the impression that it couldn't be used for storage and therefore couldn't be classified as an S - are those incorrect assumptions?

Bill

 

[JBI]

I would agree that the limited ceiling height would mean that it is not an 'S' occupancy. Likewise, it is not 'R-2' space either. Its only purpose is to house mechanicals, etc. That's why I focused on exception # 1, though I was using the 2015 IBC, I believe that the same language exists in the 2012.
The only catch there was reducing the opening of the (open) riser and that is easily accomplished.
BUT I also suggested looking to see if it was in compliance when built, which would automatically give you some flexibility.

 

[ADAguy]

Yes but, I see below floor spaces (coal storage, furnace, etc.) with open riser stairs and open handrails on NCIS all the time (smiling), he even builds boats in them.

 

[cda]

Buellar Buellar ???


1011.16 Ladders.
Permanent ladders shall not serve as a part of the means of egress from occupied spaces within a building. Permanent ladders shall be permitted to provide access to the following areas:

1. Spaces frequented only by personnel for maintenance, repair or monitoring of equipment.


Yes no ???
Maybe in Hawaii ??

 

[ADAguy]

What then of electrical panels in crawl spaces such as this?

 

[mtlogcabin]

2012 IBC

1003.2 Ceiling height.
The means of egress shall have a ceiling height of not less than 7 feet 6 inches (2286 mm).

MEANS OF EGRESS. A continuous and unobstructed path of vertical and horizontal egress travel from any occupied portion of a building or structure to a public way. A means of egress consists of three separate and distinct parts: the exit access, the exit and the exit discharge.

OCCUPIABLE SPACE. A room or enclosed space designed for human occupancy in which individuals congregate for amusement, educational or similar purposes or in which occupants are engaged at labor, and which is equipped with means of egress and light and ventilation facilities meeting the requirements of this code.


Your "basement" is not on occupiable space therefore there is no minimum ceiling height requirement

 

[my250r11]

Not to savvy on the the electrical codes but they are height & clearance requirements for accessing panels

 

[JBI]

NEC 2014 says 6' minimum height with exceptions (including to a structural ceiling above).

 

[ADAguy]

If electrical located in space then main thing is the working space which must be at least 36 inches back from the front of the panel and at least 30 inches wide and have a head room of at least 6 ½ feet. 110.26(A)(1)(2)&(3)

NEC 110.26(C) addresses the access to and egress from working space but does not say anything about getting to the working space. I suppose one could be required to climb stairs such as if the panel was installed on the second floor or even crawl around on ones hands and knees.

OSHA ships ladder/stair requirements would then apply