Windowless Basement

[Kmarie039]

I have a Golf Clubhouse that is wanting to add a banquet hall to and provide golf cart storage below. We are not on municipal water supply and are allowed in WI to get a statement from the fire marshal stating we don't need to be sprinklered, which we have done.

The current basement is a walk-out on the short end and just used for storage. With the addition, I no longer meet IBC 903.2.11.1 exception 2 as I do with the existing building.
See plan below....If I space windows/doors 50' apart along my long side, I'm less than 75'-0" from the opposite wall. Does a door to a stair exiting the building count? And I'm jogging and there are separate rooms, so is my spacing still accurate? I'm also worried about 903.2.11.1.3 as there are existing partitions in the existing basement for storage/mechanical.

 

[e hilton]

The thread title says “windowless” but there is a note on the plan “new window”. Which is correct?

 

[Yikes]

The word "opening" typically refers to any hole or break within a wall or partition. That hole can be a window, a swinging door, a garage door, a cased opening, a ventilation grille, a empty spot where a fist punched through, etc.

 

[Kmarie039]

The thread title says “windowless” but there is a note on the plan “new window”. Which is correct?

The existing walls are shaded gray. The addition is the large golf cart storage area. I have shown highlighted in green new doors and windows I would be adding to comply with 903.2.11.1.1 to have an opening ever 50'-0" and be less than 75'-0" from the opposite wall.

 

[Kmarie039]

The word "opening" typically refers to any hole or break within a wall or partition. That hole can be a window, a swinging door, a garage door, a cased opening, a ventilation grille, a empty spot where a fist punched through, etc.

So with the new doors/windows I have highlighted in green do I meet 903.2.11.1.1 and am I still not in compliance with 903.2.11.1.3 because there are existing interior partitions dividing up the space? And would you include an exit stair as an "opening" since it leads directly to the exterior at the top?

 

[Yikes]

The interesting thing about 903.2.11.1 is that it wants the bottom of the opening to be at max. 44" AFF, which is coincidentally the same height as an EERO in IBC 1031. And yet there is nothing in 903.2.11.1 that says the openings are intended for either egress or escape. Perhaps it is intended for firefighter access.
I will wait for others to chime in here.

[F] 903.2.11.1 Stories Without Openings​

An automatic sprinkler system shall be installed throughout all stories, including basements, of all buildings where the floor area exceeds 1,500 square feet (139.4 m2) and where the story does not comply with the following criteria for exterior wall openings:

1. Openings below grade that lead directly to ground level by an exterior stairway complying with Section 1011 or an outside ramp complying with Section 1012. Openings shall be located in each 50 linear feet (15 240 mm), or fraction thereof, of exterior wall in the story on not fewer than one side. The required openings shall be distributed such that the lineal distance between adjacent openings does not exceed 50 feet (15 240 mm).
2. Openings entirely above the adjoining ground level totaling not less than 20 square feet (1.86 m2) in each 50 linear feet (15 240 mm), or fraction thereof, of exterior wall in the story on not fewer than one side. The required openings shall be distributed such that the lineal distance between adjacent openings does not exceed 50 feet (15 240 mm). The height of the bottom of the clear opening shall not exceed 44 inches (1118 mm) measured from the floor.

 

[Kmarie039]

The interesting thing about 903.2.11.1 is that it wants the bottom of the opening to be at max. 44" AFF, which is coincidentally the same height as an EERO in IBC 1031. And yet there is nothing in 903.2.11.1 that says the openings are intended for either egress or escape. Perhaps it is intended for firefighter access.
I will wait for others to chime in here.

[F] 903.2.11.1 Stories Without Openings​

An automatic sprinkler system shall be installed throughout all stories, including basements, of all buildings where the floor area exceeds 1,500 square feet (139.4 m2) and where the story does not comply with the following criteria for exterior wall openings:

1. Openings below grade that lead directly to ground level by an exterior stairway complying with Section 1011 or an outside ramp complying with Section 1012. Openings shall be located in each 50 linear feet (15 240 mm), or fraction thereof, of exterior wall in the story on not fewer than one side. The required openings shall be distributed such that the lineal distance between adjacent openings does not exceed 50 feet (15 240 mm).
2. Openings entirely above the adjoining ground level totaling not less than 20 square feet (1.86 m2) in each 50 linear feet (15 240 mm), or fraction thereof, of exterior wall in the story on not fewer than one side. The required openings shall be distributed such that the lineal distance between adjacent openings does not exceed 50 feet (15 240 mm). The height of the bottom of the clear opening shall not exceed 44 inches (1118 mm) measured from the floor.

I have been told it's for firefighters to be able to get their hose down there because there is no sprinkler system. Commentary says a door is acceptable I am unsure if the stair is. In my mind the stair provides a way to get the hose down there.

 

[Mech]

I may have myself confused. If the fire marshal provided a letter stating that sprinklers are not required, does it matter if you do not comply with the sections you mentioned?

Also, with the addition, is there enough wall area above average grade plain to make the building two story instead of one story with a basement? This may take care of the basement issue.

I worked on a project in WI over 10 years ago. I spoke with a code official via telephone several times and then met with him for a preliminary code review. He pointed out some questionable areas in the design, provided me with some education, and when we submitted our official plan set, it went through first time.

 

[mtlogcabin]

Perhaps it is intended for firefighter access.

Yes that is my understanding why openings are required and the 44" restriction

2018 IFC
ECTION 504
ACCESS TO BUILDING OPENINGS AND ROOFS

504.1 Required access.
Exterior doors and openings required by this code or the International Building Code shall be maintained readily accessible for emergency access by the fire department. An approved access walkway leading from fire apparatus access roads to exterior openings shall be provided where required by the fire code official.

 

[Kmarie039]

I may have myself confused. If the fire marshal provided a letter stating that sprinklers are not required, does it matter if you do not comply with the sections you mentioned?

Also, with the addition, is there enough wall area above average grade plain to make the building two story instead of one story with a basement? This may take care of the basement issue.

I worked on a project in WI over 10 years ago. I spoke with a code official via telephone several times and then met with him for a preliminary code review. He pointed out some questionable areas in the design, provided me with some education, and when we submitted our official plan set, it went through first time.

The letter from the fire marshal brings the existing into compliance but now I still have an addition which refers me back to the IBC when an addition increases an existing fire area requiring me to solve for the lower level openings. I did ask a few questions to a code reviewer and she thought if I could get the building to comply 1 opening per 50 lineal feet on the long side (as I have shown above) I would comply with 903.2.11.1.2. I'm more wondering about the stair and the fact that walls are dividing the space and how that affects placing my openings. (IBC commentary shows one large open area)

From ground plane at the walk-out to finish floor of main level is roughly 9'-8". Grade is up just below our existing main level finish floor, with how we need to re-grade for cart paths, patios, etc. I don't know if I could get enough exposed to be considered another story.

 

[Paul Sweet]

If the carts have lead/acid batteries that will be charged while they are in the storage room you will also need ventilation openings and exhaust fan(s) to keep the hydrogen level down.

 

[e hilton]

Sorry if I'm dense but I’m having trouble understanding the situation.
“The current basement is a walk-out on the short end” and the existing walls are solid grey. I assume the short end that is walkout is plan left. So most of the plan north, east and south walls are below grade, right? How can you add a new window in the southeast corner where the walls are below grade?