Oregon building code handrail requirements

Oregon building code handrail requirements DEFAULT

Building FAQs

Q. What are permits and why do I need one?
A. Building permits are the way Baker City/Baker County regulates construction. Baker City/Baker County operates under the current adopted Oregon codes. These codes can be found on-line at www.oregon.gov/bcd. The safety of the occupants in the building is the primary reason for having construction codes.

Q. Which building codes are administered for this jurisdiction?
A. The Oregon Structural Specialty code. The Oregon Residential Specialty Code. The Oregon Mechanical Specialty Code. The Oregon Plumbing Specialty Code. The Oregon Manufactured Home Specialty Code. The Oregon Fire Code. The NEC Oregon Electrical Specialty Code. The Oregon Energy Efficiency Code.

Q. How large can I build an accessory structure (tool shed, play house, storage sheds, etc.) without needing a permit?
A. square feet and a height of 10 feet measured from the finished floor level, to the average height of the roof surface. However Planning/Zoning may still need to approve the structure placement.

Q. Do I need a permit to build a deck?
A. If the deck is greater than 30" from grade or if it will have a cover, a permit is required. 
  
Q. Do I need a permit to replace windows in my home?
A. Only if the new window is larger than the existing window, creating structural changes.

Q. What are the design criteria for buildings in Baker City?
A. 25# snow load, 85 MPH wind speed (3 second gust), 24" frost depth, seismic zone (c), Baker County snow zone varies – call for information. Exposure B or C – call for information.

Q. I think I am ready for a framing inspection, how can I know when it is time to schedule an inspection?
A. Call the Building Department inspection line Same day inspections must be requested by a.m.. See inspection schedule for the "County" on main Building Department page.
 
Q. Can you recommend a contractor for my building project?
A. No. The building department cannot make such recommendations. Ask the builder for references and ask to see samples of previous work. You can also check with the Oregon Construction Contractors Board.

Q. How much space is allowed between the individual railings in a guard rail?
A. Intermediate railings and ornamental railing must not allow a sphere 4" in diameter to pass through. Note: 5" space allowed along stairway guardrails.

Q. What is the minimum size for a bedroom escape (egress) window?
A. square feet (except that grade floor windows may be 5 square feet). Also the minimum width is 20" and the minimum height is 24". Maximum sill height above floor is 44".

Q. What are the requirements for the treads and risers on stairs in a single family residence?
A. Minimum tread depth of 10" and a maximum riser height of 8". All risers to be equal in height within any flight of stairs. Treads to be equal in depth within any flight of stairs. A 3/8" tolerance is allowed between the greatest and the smallest riser or tread.

Design Criteria


 
 

Snow Loads within City Limits:


• 25 psf snow – Baker City
• 70 psf snow – Sumpter
• 60 psf snow – Halfway
• 25 psf snow – Richland
• psf snow – Cornucopia
• Other areas – please call the Building Department, or check the longitude and latitude at the SEAO website, www.seao.org.  
  
  

Other Criteria:


• Wind load – 85 MPH (3 second gust)
• Frost Depth – 24"
• Exposure – SITE SPECIFIC (Refer to the Oregon Residential Specialty Code
• R Exposure Category)
• Seismic – C
• Climate - 2 

Sours: https://www.bakercity.com//Building-FAQs

APPEAL SUMMARY

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Status:Decision Rendered
Appeal ID: Project Address: SE 34th Ave
Hearing Date: 12/6/17Appellant Name: Mary Hogue
Case No.: BAppellant Phone:
Appeal Type: BuildingPlans Examiner/Inspector: Preliminary
Project Type: residentialStories: 2 Occupancy: R Construction Type: V-B
Building/Business Name:Fire Sprinklers: No
Appeal Involves: Alteration of an existing structureLUR or Permit Application No.:
Plan Submitted Option: pdf   [File 1]   [File 2]Proposed use: residential

Appeal item 1

Code Section

ORSC R Width

Requires

Stairways shall not be less than 36 inches in clear width at all points above the permitted handrail height and below the required headroom height. Handrails shall not project more than inches on either side of f the stairway and the minimum clear width of the stairway at and below the handrail height including treads and landings, shall not be less than /2” where a handrail is installed on one side and 27 inches where handrails are provided on both sides.

Code Modification or Alternate Requested
Proposed Design

The proposed design rebuilds the stairs from the basement to the 2nd floor within the existing 2’-9 ½” wide stairwell opening. The proposed stairs will meet current code tread and riser requirements with /4 to /8” risers & 9” treads. In order to provide safer / deeper landings at the top of both staircases, remove the lowered landing height at the top of the basement stairs, and provide a safe stairwell to the basement for future conversion; the minimum headroom will be 6’-5” for the 2nd floor stairs and 6’-6” for the basement stairs.

The City of Portland Brochure 9 – Converting Attics, Basements and Garages to Living Space – Standards for Existing Situations - allows stairways with a minimum width of 2’-6” and headroom of min 6’-2” to be grandfathered in as acceptable for converted living spaces. The proposed stairs will meet or exceed all Brochure 9 standards.

Reason for alternative

The stairwell is proposed because relocating the west wall of the existing stairwell to gain /2” in width is a significant expense. The 2nd floor hallway to the west of the staircase is also only 3’-7” in clear width and has a sloped ceiling line. Losing the corresponding /2” in width in the 2nd floor hallway is more detrimental to the safe passage and comfortable use of the 2nd floor than keeping the existing 2’/2” stairwell width.

The proposed stairs will not have a negative impact on life safety over fully code compliant stairs and will have a dramatic positive impact on life safety over the existing conditions.

Appeal item 2

Code Section

ORSC R Headroom

Requires

The headroom in stairways shall not be less than 6 feet 8 inches measured vertically from the sloped line adjoining the tread nosing or from the floor surface of the landing or platform on that portion of the stairway.

Code Modification or Alternate Requested
Proposed Design

The proposed design rebuilds the stairs from the basement to the 2nd floor within the existing 2’-9 ½” wide stairwell opening. The proposed stairs will meet current code tread and riser requirements with /4 to /8” risers & 9” treads. In order to provide safer / deeper landings at the top of both staircases, proper tread and riser dimensions, remove the lowered landing height at the top of the existing basement stairs, and provide a safe stairwell to the basement for future conversion; the minimum headroom will be 6’-5” for the 2nd floor stairs and 6’-6” for the basement stairs.

The City of Portland Brochure 9 – Converting Attics, Basements and Garages to Living Space – Standards for Existing Situations - allows stairways with a minimum width of 2’-6” and headroom of min 6’-2” to be grandfathered in as acceptable for converted living spaces. The proposed stairs will meet or exceed all Brochure 9 standards.

Reason for alternative

Both current runs of stairs have very tight, awkward landings at the top. The landing at the top of the 2nd floor stairs is only 2’-5 1/2” deep and there is also a door to a bedroom off of this very shallow landing that actually opens past the top riser. The top of the stairs on the 1st floor is deeper, at 4’-2”, but it has three doors and a cased opening accessing it and it is also /2” lower than the rest of the first floor height. This landing area has min height of approx 6’-2” below the staircase above. The basement stairs are also very steep with 8” treads and the headroom height of 6’-2” at the landing gets less as you head down the stairs. These conditions make the existing stairs quite hazardous to traverse. The proposed design makes great strides in opening up and making the landings at the top of each run of stairs safe and comfortable and provides code compliant risers and treads throughout.

The existing Living room, on the south/bottom end of the 2nd floor stair run, has original cove molding and picture rail. Aligning the new stairs with the north Living room wall in order to keep the existing ceiling detailing, provides a min 6’-5” headroom at the very bottom of the staircase. The rest of the second floor stairwell is completely open to the 2nd floor ceiling. The new landing at the top of the 2nd floor staircase is now 5’-1” which is more than double the existing depth and allows safe access to the existing bedroom.

The new stair run to the basement fits below the new stairs to the 2nd floor with 6’-7 5/8” headroom at the top of the stair and a minimum of 6’-6” at the bottom of the stair. This provides a comfortable and safe 4’-3” clear, level landing at the top of the stairs and allows flow from one side of the first floor / kitchen to the other.

The proposed stairs will not have a negative impact on life safety over fully code compliant stairs and will have a dramatic positive impact on life safety over the existing conditions.

1. Reconstruction of stairway to basement, with reduction of allowed width to meet Brochure #9: Granted as proposed.

2. Reconstruction of stairway to basement, with reduction of allowed headroom to meet Brochure #9: Granted as proposed. Note, the board approves minimum headroom of 6'-2" measured vertically from the lowest overhead element to a line that is tangent to the stair nosings.

The Administrative Appeal Board finds that the information submitted by the appellant demonstrates that the approved modifications or alternate methods are consistent with the intent of the code; do not lessen health, safety, accessibility, life, fire safety or structural requirements; and that special conditions unique to this project make strict application of those code sections impractical.

Pursuant to City Code Chapter , you may appeal this decision to the Building Code Board of Appeal within calendar days of the date this decision is published.  For information on the appeals process and costs, including forms, appeal fee, payment methods and fee waivers, go to www.portlandoregon.gov/bds/appealsinfo, call () or come in to the Development Services Center.

Sours: https://www.portlandoregon.gov/bds/appeals/index.cfm?action=entry&appeal_id=
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APPEAL SUMMARY

Skip to Main ContentView Text-Only

Status:Decision rendered
Appeal ID: Project Address: SE 55th Ave
Hearing Date: 12/14/11Appellant Name: Mary Hogue
Case No.: BAppellant Phone:
Appeal Type: BuildingPlans Examiner/Inspector: Dave Tebeau
Project Type: residentialStories: 1 Occupancy: R Construction Type: V-5
Building/Business Name:Fire Sprinklers: No
Appeal Involves: Alteration of an existing structureLUR or Permit Application No.:
Plan Submitted Option: pdf   [File 1]Proposed use: residential

Appeal item 1

Code Section

R stair width

Requires

Stairways shall not be less than 36 inches in clear width at all points above the permitted handrail height and below the required headroom height.

Code Modification or Alternate Requested
Proposed Design

The proposed new stairs are not going to be located within the existing stairwell in order to provide better width and headroom than using the existing stairwell could provide. The new stairs will meet the current code requirements for tread depth, riser height and handrails. The proposed design will have a stairwell width of 2’-9”, landing width of
2’-9” by 2’”, and a minimum headroom of 6’-3” at one point only. The City of Portland Brochure 9 – Converting Attics, Basements and Garages to Living Space – allows existing stairs to be grandfathered in as acceptable for converted living spaces that have 2’-6” width & landings and a minimum headroom of 6’-2”. The proposed stairwell will exceed Brochure 9 requirements by 3” for the stairwell width & landing and 1” for headroom. The proposed stairwell will have much more than 6’-8” headroom for most of the stairwell; only the very last step into the basement has the reduced headroom.

Reason for alternative

We chose not to use the existing stairwell in order to have better measurements for the stairs themselves, as well as, gain the best functioning Family Room. The relocated stairwell is proposed because it is very difficult to fit new stairs into the basement without losing the functionality of the Family Room on the first floor. The Family Room in the proposed plans is only 11 ft in depth and any less than this would really make it too small to function as a Family Room space and frankly not worth the expense of the remodel. The head height of the basement itself, being only 6’-8”, also makes it difficult to get the full headroom at the stairs and would require cutting off precious Family Room floor area to achieve.

Since the stairs will meet or exceed all Brochure 9 requirements, they will not have any negative impact on life safety. The proposed Basement Conversion will also have (2) new egress window wells installed. The proposed stairs and egress window are more than adequate to safely and effectively exit the sf basement. The proposed stairwell will also feel open due to the mostly high head heights and the (3) windows.

Appeal item 2

Code Section

R stair headroom

Requires

The minimum headroom in all parts of the stairway shall not be less than 6 feet 8 inches measured vertically from the sloped line adjoining the tread nosing or from the floor surface of the landing or platform on that portion of the stairway.

Code Modification or Alternate Requested
Proposed Design

same as listed in first appeal item. all code appeals were described together.

Reason for alternative

same as listed in first appeal item. all code appeals were described together.

Appeal item 3

Code Section

R landings for stairways

Requires

There shall be a floor or landing at the top and bottom of each stairway. A flight of stairs shall not have a vertical rise larger than 12 feet between floor levels or landings. The width of each landing shall not be less than the width of the stairway served. Every landing shall have a minimum dimension of 36 inches measured in the direction of travel.

Code Modification or Alternate Requested
Proposed Design

same as listed in first appeal item. all code appeals were described together.

Reason for alternative

same as listed in first appeal item. all code appeals were described together.

1. Stairway width: Granted as proposed.

2. Stairway headroom: Granted as proposed.

3. Landing depth: Granted as proposed.

Sours: https://www.portlandoregon.gov/bds/appeals/index.cfm?action=entry&appeal_id=
Limitations Created by Building Codes – Minimum and Maximum Step Measurements

Building Safety

The Building Safety Division interprets and enforces the state-mandated building codes through a process of education and a clear and fair application of the specialty codes. Responsibilities include the review of all submitted residential and commercial plans, and the inspection of all building, electrical, mechanical, plumbing, fire suppression, and manufactured dwellings. Services are provided throughout the rural county, Cities of Sisters and La Pine. Limited services are provided to adjacent counties, Cities of Bend and Redmond, and the State of Oregon Building Codes Division on an as-needed basis.

County Design Requirements

Soil Bearing Capacity

Assumed psf max Without engineered soil bearing analysis

Seismic

Residential - C for  Oregon Residential Specialty Code

Commercial - D assumed, unless geotechnical report provided

Weathering

Severe

Frost Depth

18" min.

Wind Exposure

"C“ Assumed

Snow Load

Specific to side address per hte following code sections:

  • Residential: See ORSC Section R - Snow Loads
  • Commericial: See OSSC Section - Snow Loads and referenced ASCE

Design Wind Speed

Residential: See ORSC: Section R

Commercial: See OSSC Section for Wind Loads and the referenced ASCE

Residential Application Process

Residential Construction

Commercial Application Process

Commercial Construction

Resources

Sours: https://www.deschutes.org/cd/page/building-safety

Code oregon requirements building handrail

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Code Compliance for Handrails and Guardrails

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