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HomeMy WebLinkAboutCLARK APTS MULT DOCS - 03-00021 - American Manor Apartments - RemodelSTEVE CLARK APARTMENTS 151 SO. 1ST. EAST ST. BLDG. NO. IA -- APTS. NUMBERS 101 to 105,201 to 205 & 301 to 305. AT THE JOINT REQUEST OF STEVE CLARK, RICKS COLLEGE AND THE CITY OF REXBURG, THE SUBJECT BUILDING AND APARTMENTS WERE INSPECTED FOR ANY SAFETY VIOLATIONS OF THE UNIFORM BUILDING CODE. THIS INSPECTION WAS CONDUCTED ON FEBRUARY 2, 1996. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 1. -- Apartment # -305 - Headroom at stairs near this apartment is too low. Slopes across the the walkway with headrooms of 5'-9" to 6-8". Sec. 3306 (o) states that stairway headroom shall be not lelss than 6'-8". 2. -- The tall sets of columns holding up the stairways need at least one set of cross -bracing to give the supporting structure the necessary sway bracing. 3. --The walkway (at point where stairs come up from the lower level) has wooden tie steps. The measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8". B. - The run shall be not less than 11 inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. There is also a large roc k or mound of concrete embedded within the concrete sidewalk at this point that treats a tripping hazard . This rock or mound of concrete needs to be moved out of the way and a level piece of sidewalk installed in it's place 4. -- Storm drainage runoff at this east end of the main driveway is also a continuing problem. The metal plates and channels put across the sidewald are frequently out of their proper position and create a tripping problem for pedestrians using the sidewalk. 5 -- ,Storm drainage runoff is also still a problem all along the north side of Buildings IA., 113 and 1-C where the storm drainage runoff from your buildings and property runs across the sidewalk just on the north side of your north fenceline , frequently causing silt deposition problems and/or icing problems in the winter. This storm drainage runoff is also eroding away the topsoil adjacent to your north building foundation footing which could cause settlement problems for this building. 6. -- On the north side of this building, we found that the main electrical line going from the power pole over to the building electrical metering and distribution facilities was just lying on top of the ground with no earth cover over it. It is very lucky that no one has come in contact with it as they could have been electrocuted. 7.-- Number of Stories and Size of Building - Sec. 408 provides a definition for GRADE (Adjacent Ground Level) and Sec. 420 provides a definition for First Story. Considering these definitions, this building does not have abasement. It has a First Floor, a Second Floor and a Third Floor. The area of the First Floor is approximately 4332 sq. ft. The area of the Second Floor is approximately 4897sq. ft. The area of the Third Floor is also approximately 4897 sq. ft. Sec. 1202 (b) states that: Group R, Division 1 Occupancies more than two stories in height or having more than 3000 square feet offloor area above the first story shall be of not less than one-hour fire -resistive construction throughout, except as provided in Section 1705 (b) 2. Sec. 1705 (b) 2 covers interior partitions. As this building is "more than two stories in height', it therefore has to be of one-hour fire - resistive construction throughout. This means that all exterior walls, all interior bearing walls, and all floor/ceiling assemblies within the entire building have to be of one-hour fire - resistive construction standards. This means that both sides of all of these referenced walls and ceilings have to be covered with at least one 5/8" layer of gypsum wallboard. Sec. 1211 states that: A manual and automatic approved fire alarm system shall be installed in apartment houses that are three or more storiec in height or contain more than 15 dwelling units ----in accordance with the Fire Code. Sec. 3802 (h) states that: An automatic sprinkler system shall be installed throughout every apartment house Three or more stories in height or containing more than 15 dwelling units, As an alternate to the above, you could choose to construct a retaining wall (located at least 5 ft. away from the building) along the north side of the building and raise the ground level all along this north side to such an elevation that the bottom floor would qualify as a "basement". Under this scenario, the requirement for a fire alarm system and a fire sprinkler system would be eliminated. The Second Floor would still be over 3000 Sq. ft. so you would have to construct an Area Separation Wall at some interior location (say between Apts. 103,203 & 303 and Apts 104, 204 & 304.) See discussion in the following Item # 8 on Area Separation Walls. Also note the following described requirements for one-hour fire walls separating apartment units (Item # 14) and one hour fire walls required along the exterior wall fronting on the three exterior exit balconies(Item # 10). Or, as indicated above, you could add extra gypsum wallboard as required to make the building one-hour fire -resistive throughout 8. -- Area Separation Walls - There should be a 2 -hour Area Separation Wall on the east end of this building and somewhere near the center of the building. Area Separation Walls are a very critical component of the fire protection system as they separate or divide a large building down into "smaller buildings". They are designed to help prevent the spread of fire from one of these "smaller buildings" to another. In this case, the required 2 -hour Area Separation Wall consists of five parts: A. The 2 -hour area separation wall(ASW) itself, which basically consists of 2 layers of 5/8 inch, type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing; B. The walls and eves on either end of the area separation wall (ASW) which have to meet I -hr. fire -resistive standards for 5 ft. either side of the area separation wall; C. When the trusses are parallel with the area separation wall(ASW), all roof framing within 5 ft. of the ASW must be encapsulated within a ]-hr. fire -resistive shield (in this case, possibly, 2 layers of type X gypsum wallboard along the bottom chord of the trusses over to the nearest truss 5 ft. or more from the ASW, and then up, along and covering the entire face of the truss up to the bottom of the roof sheathing); D.There can be no openings in the roof within 5 ft. of the ASW; and E. The entire building is provided with not less than a Class B roofing. The above description basically sets forth what is required in See. 505(e) 2 and Sec. 505(e) 3, Exception 2 (1985 UBC) [or Sec 505 (f) 3 and 505 (f) 4, Exception 2, in 1991 UBC]. There are also other possible alternatives set forth in Sec. 505 that could be considered. The ASW at the east end of this building does not meet the requirements of Sec. 505 The west end of Apartments 106 & 206 only have one layer of 1/2" gypsum wallboard, while the east ends of Apartments 105, 205 & 305 have two layers of 5/8" gypsum wallboard. The walls and eves within 5 ft. of the ASW do not meet 1 -hr. fire -resistive standards. The attic truss protection does not meet 1 -hr. fire -resistive standards. We did not check for openings within 5 ft. of the ASW or the type of roofing material that was on the buildings. This ASW does not meet the requirements of Sec. 505 (e) 5 -Buildings of Different Heights in the 1985 UBC [Sec. 505 (f) 6 in the 1991 UBC] either. In accordance with Sec. 505 (e) 5. the 2 hr. ASW must be extended up to a point 30 inches above the lower roof lever, provided the exterior wall for a height of 10 feet above the lower roof is of one-hour fire -resistive construction with openings protected by assemblies having a three -fourths -hour fire -protection rating. The second required Area Separation Wall could be located at any of the 2 hr. fire -resistive walls between the apartments. As indicated above, the rest of the ASW features, i.e. side wall treatment, attic truss treatment, roof type and exclusion of roof openings would all have to be adequately addressed at which ever secondary location is chosen. 9. -- The attic area did have draft stops (two layers of 5/8" thick gypsum wallboard) in line with the walls separating tenant spaces from each other and from other uses " as is required in Sec. 2516 (f) 4 B (ii). (pg. 204 of 1985 UBC) However some of these drafts stops did not go clear Pg. 3 Bldg, 1-A up to the underside of the roof sheathing as is required in the code. These draft stops need to be extended up to the bottom of the roof sheathing. 10. -- That portion of the exterior front building wall adjacent to the 1 st floor, 2nd floor and 3rd floor exterior exit balcony and that portion of the roof above these exterior exit balconies were not, but should have been, constructed to one-hour fire -resistive standards. See Sec. 3305 (g) which states that: " Walls of corridors and exterior exit balconies serving a Group R, Division 1 Occupancy having an occupant load of 10 or more --- shall be of not less than one-hour fire - resistive construction and the ceilings shall be not less than that required for a one-hour fire - resistive floor or roof system." 11. -- Sec. 1213 -- Every room containing a boiler, central heating plant or hot-water supply boiler in Division 1 Occupancies shall be separated from the rest of the building by not less than a one-hour fire -resistive occupancy separation. This requirement pertains to both walls and floor/ceilings. Note: This separation requirement does not apply for such rooms with equipment serving only one dwelling unit. 12. -- Throughout the apartment complex, some smoke detectors were battery operated and some were hardwired. Section 1210 (a) 3 states that: "In new construction, required smoke detectors shall receive their primary power from the building wiring when such wiring is served from a commercial source." Therefore, all smoke detectors should have been hard -wired into the building wiring system when they were originally installed. Some smoke detectors were not located in accordance with Sec. 1210 (a) 4. ( Also see Fire Marshal's comments) 13. -- Sec. 1211. -- Every dwelling unit and guest room shall be provided with heating facilities capable of maintaining a room temperature of 70 degrees F. at a point 3 feet above the floor in all habitable rooms. In these as in many of the other dwelling units, the stove oven and/ or portable electric heaters were being used to increase the temperature in the apartments. This review did not determine if the thermostats were not working properly or if the heating system was not capable of providing the required heat; whatever the reason, the heating facilities need to be repaired or upgraded so they meet the code requirements. 14. -- SEC. 1202 (b) -- "Walls and floors separating dwelling units in the same building shall be of not less than one-hour fire -resistive construction." All walls and ceilings within this building were found to be covered with 1/2" gypsum waliboard.except for the 2hr. Area Separation Walls which had 2 layers of 5/8 " gypsum wallboard on each side of the 2 x 4 or 2 x 6 framing. One-hour fire -resistive construction usually consists of one layer of 5/8 inch, Type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing and 1 layer of 5/8 inch, Type X gypsum wallboard on the bottom of the floor/ceiling assembly. The walls and ceilings throughout the building appear to be of 1/2 inch gypsum wallboard; therefore additional layers of gypsum wallboard are required over the existing "walls and floors separating dwelling units " or "walls and floors separating dwelling units from other uses." (such as furnace rooms ). THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 15. -- Smoke Detectors. Sec. 1210 (a) 4 (or Sec. 310.9.1.4 in 94 UBC) now states that: " In dwelling units, a detector shall be installed in each sleeping room and at a point centrally located in the corridor or area giving access to each separate sleeping area." 16. -- Guardrail opening dimensions. Sec. 1712 (a) (or Sec. 509.3 in 94 UBC) now states that: " Open guardrails shall have intermediate rails or an ornamental pattern such that a sphere 4 inches in diameter cannot pass through." NOTE: THIS INSPECTION WAS GENERALLY LIMITED TO ITEMS IN PLAIN AND FULL VIEW OF THE INSPECTOR. ATTICS WERE INSPECTED FROM THE ATTIC ACCESS OPENING. GYPSUM WALLBOAD THICKNESSES WERE MEASURED AT ELECTRICAL OUTLET FIXTURES AND LIGHT FIXTURES OR WHERE OPENINGS IN THE EXTERIOR SIDING MADE THE GYPSUM WALLBOAD VISIBLE AND MEASUREABLE. NO ATTEMPT WAS MADE TO ASCERTAIN THE STRUCTURAL SOUNDNESS OF THE BUILDINGS OR RELATED FACILITIES. THIS INSPECTION AND REPORT DO NOT PROFESS TO HAVE COVERED ALL OF THE ITEMS INCLUDED IN THE UNIFORM BUILDING CODE. 2-9-96 J seph A. Laird, P.E. Date CITY ENGINEER & BUILDING OFFICIAL Pg.5, Bldg. 1-A STEVE CLARK APARTMENTS 151 SO. 1ST. EAST ST. BLDG. NO. 1B -- APTS. NUMBERS 106, 107, 206, & 207. AT THE JOINT REQUEST OF STEVE CLARK, RICKS COLLEGE AND THE CITY OF REXBURG, THE SUBJECT BUILDING AND APARTMENTS WERE INSPECTED FOR ANY SAFETY VIOLATIONS OF THE UNIFORM BUILDING CODE. THIS INSPECTION WAS CONDUCTED ON FEBRUARY 2, 1996. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1985, 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 1. -- Apartment # 106 - The landing in front of the main doorway is 4 1/2 inches lower than the sill of the doorway. Sec. 3304 (h) states that: "Regardless of occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall not be more than 1 inch lower than the threshold of the doorway." The measured length of the landing in the direction of travel (outward from the door to the first step) is 36 inches. Sec. 3304 (i) states that: "Landings shall have a length measured in the direction of travel of not less than 44 inches." The measured stairway headroom is 6'- 8" which is adequate. Measured stairway risers: One riser @ 8 3/4" and three risers @ 7 1/2" each. Measured stairway runs: Two @ 9 5/8" & one @ 9 1/8 ". These measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8". B. - The run shall be not less than 11 inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. 2. -- Apartment # 106 - Bedroom window is 3' 10" x 2' 10" horizontal slider with 30" x 32" = 5.11 sq. ft. of openable area which does not meet net area of 5.7 sq.ft. required by UBC Sec. 1204. 3. -- Apartment # 107 - The landing in front of the main doorway is 4 1/2 inches lower than the sill of the doorway. Sec. 3304 (h) states that: "Regardless of occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall not be more than I inch lower than the threshold of the doorway." The measured length of the landing in the direction of travel (outward from the door to the first step) is 27 inches. Sec. 3304 (i) states that: "Landings shall have a length measured in the direction of travel of not less than 44 inches." The measured stairway headroom is 6-2". Required headroom is 6'- 6" in Sec. 3306 (p) of the 1985 UBC. Required headroom is 6'- 8" in 1988, 1991, & 1994 UBC Measured stairway risers: One cD 6 1/2", one @6", one @ 7 1/2 & two @ 8". Measured stairway runs: Two @ 9 3/4", one @ 8 1/2" & one @ 11" These measured rise and nm values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8". B. - The run shall be not less than 11 inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. 4.-- Apartment # 206 - Bedroom windows ( 3' 10" x 2' 10" with 30" x 32" = 5.11 sq. ft. openable area) do not meet the requirements for escape or rescue windows as set forth in UBC Sec. 1204. 5. -- Area Separation Walls - There should be 2 -hour Area Separation Walls on both the east and west ends of this building. Area Separation Walls are a very critical component of the fire protection system as they separate or divide a large building down into "smaller buildings". They are designed to help prevent the spread of fire from one of these "smaller buildings" to another. In this case, the required 2 -hour Area Separation Wall consists of five parts: A. The 2 -hour area separation wall(ASW) itself, which basically consists of 2 layers of 5/8 inch, type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing; B. The walls and eves on either end of the area separation wall (ASW) which have to meet 1 -hr. fire -resistive standards for 5 ft. either side of the area separation wall; C. When the trusses are parallel with the area separation wall(ASW), all roof framing within 5 ft. of the ASW must be encapsulated within a 1 -hr. fire -resistive shield (in this case, possibly, 2 layers of type X gypsum wallboard along the bottom chord of the trusses over to the nearest truss 5 ft. or more from the ASW, and then up, along and covering the entire face of the truss up to the bottom of the roof sheathing); D.There can be no openings in the roof within 5 ft. of the ASW; and E. The entire building is provided with not less than a Class B roofing. The above description basically sets forth what is required in Sec.505(e) 2 and Sec. 505(e) 3, Exception 2 (1985 UBC) (or Sec 505 (f) 3 and 505 (1) 4, Exception 2, in 1991 UBC]. There are also other possible alternatives set forth in Sec. 505 that could be considered. The ASWs at either end of this building do not meet the requirements of Sec. 505. The east end of Apartments 107 & 207 only have one layer of 1/2" gypsum wallboard, while the west ends of Apartments 108 & 208 have two layers of 5/8" gypsum wallboard. The walls and 1- : eves within 5 ft. of the ASW do not meet 1 -hr. fire -resistive standards. The attic truss protection does not meet 1 -hr. fire -resistive standards. We did not check for openings within 5 ft. of the ASW or the type of roofing material that was on the buildings. This ASW does not meet the requirements of Sec. 505 (e) 5 -Buildings of Different Heights in the 1985 UBC [Sec. 505 (f) 6 in the 1991 UBC] either. The west end of Apartments 106 & 206 only have one layer of 1/2" gypsum wallboard, while the east ends of Apartments 105, 205 & 305 have two layers of 5/8" gypsum wallboard. The walls and eves within 5 ft. of the ASW do not meet 1 -hr. fire -resistive standards. The attic truss protection does not meet 1 -hr. fire -resistive standards. We did not check for openings within 5 ft. of the ASW or the type of roofing material that was on the buildings. This ASW does not meet the requirements of Sec. 505 (e) 5 -Buildings of Different Heights in the 1985 UBC [Sec. 505 (0 6 in the 1991 UBC] either. 6. -- The attic area did not have draft stops " in line with the walls separating tenant spaces from each other and from other uses "as is required in Sec. 2516 (f) 4 B (ii). (pg. 204 of 1985 UBC) 7. -- The 2nd story (Apartments 206 & 207) has an occupant load of 12. Sec. 3303 (a), Exception 2 states that: "Two or more dwelling units on the second story may have access to only one common exit when the total occupant load does not exceed 10." The occupant load of 12 for this story is larger than the allowed occupant load of 10. Therefore a second stairway is required from the 2nd story exterior exit balcony. 8. -- Main stairway to 2nd story apartments. Speaking generally regarding all the main stairway units, the tread rise was usually around 7 1/2 inches with the top rise usually being 9 to 10 inches in height. The tread run was found to be usually around 10 to 10 1/2 inches; however some tread runs were as small as 8 3/4 inches. These measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8 inch. B. - The run shall be not less than 11 inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. The interior edge of the stairway runner is approximately 8 inches from the side of the building. This leaves a potentially dangerous gap between stair and building where someone could fall and be injured. A guardrail is required along this interior edge of the stairway to bring it into conformance with Sec. 1711. The wire mesh stairway treads seem to be breaking loose from the perimeter bracing and need to be rewelded, replaced or repaired in some other manner so that they are safe and capable of carrying the required load set forth in Table 23A, Note 5 of the UBC , namely that: "Individual stair treads shall be designed to support a 300 pound concentrated load placed in a position which would cause maximim stress." Maintenance needs to be accomplished as is required in See. 104 (d). 9. -- That portion of the exterior building wall adjacent to the 2nd floor exterior exit balcony and that portion of the roof above the exterior exit balcony were not, but should have been, constructed to one-hour fire -resistive standards. See Sec. 3305 (g) which states that: " Walls of corridors and exterior exit balconies serving a Group R, Division 1 Occupancy having an occupant load of 10 or more --- shall be of not less than one-hour fire -resistive construction and the ceilings shall be not less than that required for a one-hour fire -resistive floor or roof system." 10. -- Sec. 1213 -- Every room containing a boiler, central heating plant or hot-water supply boiler in Division 1 Occupancies shall be separated from the rest of the building by not less than a one-hour fire -resistive occupancy separation. This requirement pertains to both walls and floor/ceilings. 11. -- Throughout the apartment complex, some smoke detectors were battery operated and some were hardwired. Section 1210 (a) 3 states that: "In new construction, required smoke detectors shall receive their primary power from the building wiring when such wiring is served from a commercial source." Therefore, all smoke detectors should have been hard -wired into the building wiring system when they were originally installed. Some smoke detectors were not located in accordance with Sec. 1210 (a) 4. ( Also see Fire Marshal's comments) 12. -- See. 1211. -- Every dwelling unit and guest room shall be provided with heating facilities capable of maintaining a room temperature of 70 degrees F. at a point 3 feet above the floor in all habitable rooms. In these as in many of the other dwelling units, the stove oven and/ or portable electric heaters were being used to increase the temperature in the apartments. This review did not determine if the thermostats were not working properly or if the heating system was not capable of providing the required heat; whatever the reason, the heating facilities need to be repaired or upgraded so they meet the code requirements. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE. 13. -- SEC. 1202 (b) -- "Walls and floors separating dwelling units in the same building shall be of not less than one-hour fire -resistive construction." One-hour fire -resistive construction usually consists of one layer of 5/8 inch, Type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing and 1 layer of 5/8 inch, Type X gypsum wallboard on the bottom of the floor/ceiling assembly. The walls and ceilings throughout the building appear to be of 1/2 inch gypsum wallboard; therefore additional layers of gypsum .„ . wallboard are required over the existing "walls and floors separating dwelling units " or "walls and floors separating dwelling units from other uses." (such as furnace rooms or storage rooms as was required in the 1985 UBC.) All walls and ceilings within this building were found to be covered with 1/2" gypsum wallboard. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 14. -- Smoke Detectors. Sec. 1210 (a) 4 (or Sec. 310.9.1.4 in 94 UBC) now states that: " In dwelling units, a detector shall be installed in each sleeping room and at a point centrally located in the corridor or area giving access to each separate sleeping area." 15. -- Guardrail opening dimensions. Sec. 1712 (a) (or Sec. 509.3 in 94 UBC) now states that: " Open guardrails shall have intermediate rails or an ornamental pattern such that a sphere 4 inches in diameter cannot pass through." NOTE: THIS INSPECTION WAS GENERALLY LIMITED TO ITEMS IN PLAIN AND FULL VIEW OF THE INSPECTOR. ATTICS WERE INSPECTED FROM THE ATTIC ACCESS OPENING. GYPSUM WALLBOAD THICKNESSES WERE MEASURED AT ELECTRICAL OUTLET FIXTURES AND LIGHT FIXTURES OR WHERE OPENINGS IN THE EXTERIOR SIDING MADE THE GYPSUM WALLBOAD VISIBLE AND MEASUREABLE. NO ATTEMPT WAS MADE TO ASCERTAIN THE STRUCTURAL SOUNDNESS OF THE BUILDINGS OR RELATED FACILITIES. THIS INSPECTION AND REPORT DO NOT PROFESS TO HAVE COVERED ALL OF THE ITEMS INCLUDED IN THE UNIFORM BUILDING CODE. 22-9-96 Joseph A. Laird, P.E. Date, CITY ENGINEER & BUILDING OFFICIAL Pg. 5, Bldg. 1-B STEVE CLARK APARTMENTS 151 SO. 1 ST. EAST ST. BLDG. NO. IC -- APTS. NUMBERS 108, 109, 208, & 209. AT THE JOINT REQUEST OF STEVE CLARK, RICKS COLLEGE AND THE CITY OF REXBURG, THE SUBJECT BUILDING AND APARTMENTS WERE INSPECTED FOR ANY SAFETY VIOLATIONS OF THE UNIFORM BUILDING CODE. THIS INSPECTION WAS CONDUCTED ON FEBRUARY 2, 1996. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1985, 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 1. -- Apartment # 109 - The landing in front of the main doorway is 4 1/2 inches lower than the sill of the doorway. Sec. 3304 (h) states that: "Regardless of occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall not be more than 1 inch lower than the threshold of the doorway." The measured length of the landing in the direction of travel (outward from the door to the first step) is 24 1/2 inches. Sec. 3304 (i) states that: "Landings shall have a length measured in the direction of travel of not less than 44 inches." The measured stairway headroom is 6-2 1/2". Required headroom is 6'- 6" in Sec. 3306 (p) of the 1985 UBC. Required headroom is 6'- 8" in 1988, 1991, & 1994 UBC Measured stairway risers: Top riser @ 5 1/2" and other risers @ 6 1/2" each. Measured stairway runs: Two @ 10 1/2", one @ 12" & one @ 10" These measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8". B. - The run shall be not less than 11 inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. 2. -- Apartment # 109 - Bedroom windows are 5'8" x 2'8" horizontal slider = 6.25 sq. ft. of openable area, which meet code requirements for area, width and height. However the bottom of the sill is 50 " above the floor which is more than the 44" maximum floor- to- sill height allowed by UBC Sec. 1204. 3. -- Apartment # 108 - The landing in front of the main doorway is 6 1/2 inches lower than the sill of the doorway. Sec. 3304 (h) states that: "Regardless of occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall not be more than 1 inch lower than the threshold of the doorway." The measured length of the landing in the direction of travel (outward from the door to the first step) is 32 inches. Sec. 3304 (i) states that: "Landings shall have a length measured in the direction of travel of not less than 44 inches." The measured stairway headroom is 6'-1 1/2". Required headroom is 6'- 6" in Sec. 3306 (p) of the 1985 UBC. Required headroom is 6'- 8" in 1988, 1991, & 1994 UBC Measured stairway risers: 2 risers @ 6 1/2" each and 2 risers @ 7 1/2' each. Measured stairway runs: One @ 9", one @ 10" & one @ 11" These measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8" B. - The run shall be not less than 11 inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. 4.-- Apartment # 108 - Interior stairs between living room and bedrooms. Stairs going up to one bedroom are 34 to 36 inches in width with 5'-10" of headroom at the top of the stairs. Stairs going down to two bedrooms are 32 "wide and have headrooms of 5'-8" and 6-1". There is no guardrail separating the upper stairs from the lower stairs. Required headroom is 6'- 6" in Sec. 3306 (p) of the 1985 UBC. Required headroom is 6'- 8" in 1988, 1991, & 1994 UBC. Required stairway width is Y- 0" asset forth in Sec. 3306 (b) . Sec. 1711 requires a guardrail along stairs whenever there is more than a 30 inch difference in elevation between two different levels. 5.-- Apartment # 208 - Bedroom windows ( 28" x 19" = 3.69 sq. R. openable area) do not meet the requirements for escape or rescue windows as set forth in UBC Sec. 1204, 6.-- Apartment # 208 -Interior stairs between living room and bedrooms. Stairs go up to two bedrooms and down to one bedroom. Stairs are 34 " wide and have headrooms of 6-0" and 6-8". There is no guardrail separating the upper stairs from the lower stairs. Required headroom is 6'- 6" in Sec. 3306 (p) of the 1985 UBC. Required headroom is 6'- 8" in 1988, 1991, & 1994 UBC. Required stairway width is T- 0" asset forth in Sec. 3306 (b) . Sec. 1711 requires a guardrail along stairs whenever there is more than a 30 inch difference in elevation between two different levels. 7. -- Apartment # 209 - Bedroom windows (22" x 30" = 4.58 sq.ft. openable area) do not meet the requirements for escape or rescue windows as set forth in UBC Sec. 1204. 8. -- Apartment # 209 - Kitchen smoke detector not working. 9. -- Area Separation Walls - There should be a 2 -hour Area Separation Walls on the west end of this building. Area Separation Walls are a very critical component of the fire protection system as they separate or divide a large building down into "smaller buildings". They are designed to help prevent the spread of fire from one of these "smaller buildings" to another. In this case, the required 2 -hour Area Separation Wall consists of five parts: A. The 2 -hour area separation wall(ASW) itself, which basically consists of 2 layers of 5/8 inch, type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing; B. The walls and eves on either end of the area separation wall (ASW) which have to meet 1 -hr. fire -resistive standards for 5 ft. either side of the area separation wall; C. When the trusses are parallel with the area separation wall(ASW), all roof framing within 5 ft. of the ASW must be encapsulated within a 1 -hr. fire -resistive shield (in this case, possibly, 2 layers of type X gypsum wallboard along the bottom chord of the trusses over to the nearest truss 5 ft. or more from the ASW, and then up, along and covering the entire face of the truss up to the bottom of the roof sheathing); D.There can be no openings in the roof within 5 ft. of the ASW; and E. The entire building is provided with not less than a Class B roofing. The above description basically sets forth what is required in Sec.505(e) 2 and Sec. 505(e) 3, Exception 2 (1985 UBC) [or Sec 505 (f) 3 and 505 (f) 4, Exception 2, in 1991 UBC]. There are also other possible alternatives set forth in Sec. 505 that could be considered. The ASW at the west end of this building does not meet the requirements of Sec. 505. The east end of Apartments 107 & 207 only have one layer of 1/2" gypsum wallboard, while the west ends of Apartments 108 & 208 have two layers of 5/8" gypsum wallboard. The walls and eves within 5 ft. of the ASW do not meet 1 -hr. fire -resistive standards. The attic truss protection does not meet 1 -hr. fire -resistive standards. We did not check for openings within 5 ft. of the ASW or the type of roofing material that was on the buildings. This ASW does not meet the requirements of Sec. 505 (e) 5 -Buildings of Different Heights in the 1985 UBC [Sec. 505 (f) 6 in the 1991 UBC] either. 10. -- The attic area did not have draft stops " in line with the walls separating tenant spaces from each other and from other uses " as is required in Sec. 2516 (f) 4 B (ii). (pg. 204 of 1985 UBC) 11. -- The 2nd story (Apartments 208 & 209) has an occupant load of 12. Sec. 3303 (a), Exception 2 states that: "Two or more dwelling units on the second story may have access to only one common exit when the total occupant load does not exceed 10." The occupant load of 12 for this story is larger than the allowed occupant load of 10. Therefore a second stairway is required from the 2nd story exterior exit balcony. 12. -- Main stairway to 2nd story apartments. Speaking generally regarding all the main stairway units, the tread rise was usually around 7 1/2 inches with the top rise usually being 9 to Pg.3 Bldg 1-C 10 inches in height. The tread run was found to be usually around 10 to 10 1/2 inches; however some tread runs were as small as 8 3/4 inches. These measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8 inch. B. - The run shall be not less than 11 inches. The largest tread nm within any flight of stairs shall not exceed the smallest by more than 3/8 inch. The interior edge of the stairway runner is approximately 7 1/2 inches from the side of the building. This leaves a potentially dangerous gap between stair and building where someone could fall and be injured. A guardrail is required along this interior edge of the stairway to bring it into conformance with Sec. 1711. The wire mesh stairway treads seem to be breaking loose from the perimeter bracing and need to be rewelded, replaced or repaired in some other manner so that they are safe and capable of carrying the required load set forth in Table 23A, Note 5, of the UBC , namely that: "Individual stair treads shall be designed to support a 300 pound concentrated load placed in a position which would cause maximim stress." Maintenance needs to be accomplished as is required in Sec, 104 (d). 13. -- That portion of the exterior building wall adjacent to the 2nd floor exterior exit balcony and that portion of the roof above the exterior exit balcony were not, but should have been, constructed to one-hour fire -resistive standards. See Sec. 3305 (g) which states that: " Walls of corridors and exterior exit balconies serving a Group R, Division 1 Occupancy having an occupant load of 10 or more --- shall be of not less than one-hour fire -resistive construction and the ceilings shall be not less than that required for a one-hour fire -resistive floor or roof system." 14. -- Sec. 1213 -- Every room containing a boiler, central heating plant or hot-water supply boiler in Division 1 Occupancies shall be separated from the rest of the building by not less than a one -hare fire -resistive occupancy separation. This requirement pertains to both walls and floor/ceilings. 15. -- Throughout the apartment complex, sone smoke detectors were battery operated and some were hardwired. Section 1210 (a) 3 states that: "In new construction, required smoke detectors shall receive their primary power from the building wiring when such wiring is served from a commercial source." Therefore, all smoke detectors should have been hard -wired into the building wiring system when they were originally installed. Some smoke detectors were not located in accordance with Sec. 1210 (a) 4. ( Also see Fire Marshal's comments) Pg. 4_ Bldg. 1-C 16. -- Sec. 1211. -- Every dwelling unit and guest room shall be provided with heating facilities capable of maintaining a room temperature of 70 degrees F. at a point 3 feet above the floor in all habitable rooms. In these as in many of the other dwelling units, the stove oven and/ or portable electric heaters were being used to increase the temperature in the apartments. This review did not determine if the thermostats were not working properly or if the heating system was not capable of providing the required heat; whatever the reason, the heating facilities need to be repaired or upgraded so they meet the code requirements. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE. 17. -- SEC. 1202 (b) -- "Walls and floors separating dwelling units in the same building shall be of not less than one-hour fire -resistive construction." One-hour fire -resistive construction usually consists of one layer of 5/8 inch, Type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing and 1 layer of 5/8 inch, Type X gypsum wallboard on the bottom of the floor/ceiling assembly. The walls and ceilings throughout the building appear to be of 1/2 inch gypsum wallboard; therefore additional layers of gypsum wallboard are required over the existing "walls and floors separating dwelling units " or "walls and floors separating dwelling units from other uses." (such as furnace rooms or storage rooms as was required in the 1985 UBC.) Apartment # 208 had 5/8" gypsum wallboad on the east apartment wall and 1/2" gypsum wallboard on the ceiling. The west wall of Apartments 108 and 208 had 2 layers of 5/8" gypsum wallboad . The rest of the gypsum wall boards in the apartments were 1/2" thick, THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 18. -- Smoke Detectors. Sec. 1210 (a) 4 (or Sec. 310.9.1.4 in 94 UBC) now states that: " In dwelling units, a detector shall be installed in each sleeping room and at a point centrally located in the corridor or area giving access to each separate sleeping area." 19. -- Guardrail opening dimensions. Sec. 1712 (a) (or Sec. 509.3 in 94 UBC) now states that: " Open guardrails shall have intermediate rails or an ornamental pattern such that a sphere 4 inches in diameter cannot pass through." NOTE: THIS INSPECTION WAS GENERALLY LIMITED TO ITEMS IN PLAIN AND FULL VIEW OF THE INSPECTOR. ATTICS WERE INSPECTED FROM THE ATTIC ACCESS OPENING. GYPSUM WALLBOAD THICKNESSES WERE MEASURED AT Pg. S Bldg 1-C ELECTRICAL OUTLET FIXTURES AND LIGHT FIXTURES OR WHERE OPENINGS IN THE EXTERIOR SIDING MADE THE GYPSUM WALLBOAD VISIBLE AND MEASUREABLE. NO ATTEMPT WAS MADE TO ASCERTAIN THE STRUCTURAL SOUNDNESS OF THE BUILDINGS OR RELATED FACILITIES. THIS INSPECTION AND REPORT DO NOT PROFESS TO HAVE COVERED ALL OF THE ITEMS INCLUDED IN THE UNIFORM BUILDING CODE. Date: 2-9-96 Joseph A. Laird, P.E. CITY ENGINEER & BUILDING OFFICIAL STEVE CLARK APARTMENTS 151 SO. 1ST. EAST ST. BLDG. NO.2 -- APTS. NUMBERS 110, 111, 112, 210, & 211. AT THE JOINT REQUEST OF STEVE CLARK, RICKS COLLEGE AND THE CITY OF REXBURG, THE SUBJECT BUILDING AND APARTMENTS WERE INSPECTED FOR ANY SAFETY VIOLATIONS OF THE UNIFORM BUILDING CODE. THIS INSPECTION WAS CONDUCTED ON FEBRUARY 2, 1996. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1985, 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 1. -- Apartment # 110 -Bedroom windows( 4'8" x 1'8") do not meet the requirements for escape or rescue windows as set forth in UBC Sec. 1204. 2. -- Apartment # 111 - Bedroom windows (4'0" x 2'6") do not meet the requirements for escape or rescue windows as set forth in UBC Sec. 1204. 3.-- Apartment # 210 - Bedroom windows (2'8" x T10" H.S., 4'0" x 2'8" H.S. & 3'8" x 3'4"H.S.) do not meet the requirements for escape or rescue windows as set forth in UBC Sec. 1204. 4. -- Apartment # 110 - Stairway between 1 st floor living area and 2nd floor bedrooms. Measured stairway head room is 5' 10" at 1 st floor entryway to winding stairway. Measured stairway headroom at top of stairway is 6' 1". Required headroom is 6' 6" in Sec 3306 (p) of the 1985 UBC. Required headroom is 68" in 1988, 1991, & 1994 UBC. Measured width of stairway is 2' - 4 1/2" at 1 st floor entryway to winding stairway. Required stairway width is 3' - 0" as set forth in Sec. 3306 (b) . Measured rise = 7 1/2 inch and run = 8 1/2 inch. Required rise = 8 -inch maximum and run =9 - inch minimum in Sec. 3306 (c), Exception 1. Measurements were not made to determine whether or not the stairs met the requirements of Sec 3306 (d) Winding Stairways or Section 3306 (E) Spiral Stairways. 5. -- The attic area did not have draft stops " in line with the walls separating tenant spaces from each other and from other uses " as is required in Sec. 2516 (f) 4 B (ii). (pg. 204 of 1985 UBC) 6. -- The 2nd story (Apartments 210 & 211) has an occupant load of 12. Sec. 3303 (a), Exception 2 states that: "Two or more dwelling units on the second story may have access to only one common exit when the total occupant load does not exceed 10." The occupant load of 12 for this story is larger than the allowed occupant load of 10. Therefore a second stairway is required from the 2nd story exterior exit balcony. 7. -- Main stairway to 2nd story apartments. Speaking generally regarding all the main stairway units, the tread rise was usually around 7 1/2 inches with the top rise usually being 9 to 10 inches in height. The tread run was found to be usually around 10 to 10 1/2 inches; however some tread runs were as small as 8 3/4 inches. These measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8 inch. B. - The run shall be not less than 11 inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. The interior edge of the stairway runner is approximately 5 inches from the side of the building. This leaves a potentially dangerous gap between stair and building where someone could fall and be injured. A guardrail is required along this interior edge of the stairway to bring it into conformance with Sec. 1711. The wire mesh stairway treads seem to be breaking loose from the perimeter bracing and need to be rewelded, replaced or repaired in some other manner so that they are safe and capable of carrying the required load set forth in Table 23A, Note 5, of the UBC , namely that: "Individual stair treads shall be designed to support a 300 pound concentrated load placed in a position which would cause maximim stress." Maintenance needs to be accomplished as is required in Sec. 104 (d). 8. -- That portion of the exterior building wall adjacent to the 2nd floor exterior exit balcony and that portion of the roof above the exterior exit balcony were not, but should have been, constructed to one-hour fire -resistive standards. See Sec. 3305 (g) which states that: " Walls of corridors and exterior exit balconies serving a Group R, Division 1 Occupancy having an occupant load of 10 or more --- shall be of not less than one-hour fire -resistive construction and the ceilings shall be not less than that required for a one-hour fire -resistive floor or roof system." 9. -- Sec. 1202(b) -- Storage and laundry rooms--- shall be separated from the rest of the building by not less than one-hour fire -resistive occupancy separations. This requirement pertains to both walls and floor/ceilings. 10. -- Sec. 1213 -- Every room containing a boiler, central heating plant or hot-water supply boiler in Division 1 Occupancies shall be separated from the rest of the building by not less than a one-hour fire -resistive occupancy separation. This requirement pertains to both walls and floor/ceilings. 11. -- Throughout the apartment complex, some smoke detectors were battery operated and some were hardwired. Section 1210 (a) 3 states that: "In new construction, required smoke detectors shall receive their primary power from the building wiring when such wiring is served from a commercial source." Therefore, all smoke detectors should have been hard -wired into the building wiring system when they were originally installed. Some smoke detectors were not located in accordance with Sec. 1210 (a) 4. ( Also see Fire Marshal's comments) 12. -- Sec. 1211. -- Every dwelling unit and guest room shall be provided with heating facilities capable of maintaining a room temperature of 70 degrees F. at a point 3 feet above the floor in all habitable rooms. In these as in many of the other dwelling units, the stove oven and/ or portable electric heaters were being used to increase the temperature in the apartments. This review did not determine if the thermostats were not working properly or if the heating system was not capable of providing the required heat; whatever the reason, the heating facilities need to be repaired or upgraded so they meet the code requirements. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE. 13. -- SEC. 1202 (b) -- "Walls and floors separating dwelling units in the same building shall be of not less than one-hour fire -resistive construction." One-hour fire -resistive construction usually consists of one layer of 5/8 inch, Type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing and 1 layer of 5/8 inch, Type X gypsum wallboard on the bottom of the floor/ceiling assembly. The walls and ceilings throughout the building appear to be of 1/2 inch gypsum wallboard; therefore additional layers of gypsum wallboard are required over the existing "walls and floors separating dwelling units " or "walls and floors separating dwelling units from other uses." (such as furnace rooms or storage rooms as was required in the 1985 UBC.) THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 14. -- Smoke Detectors. Sec. 1210 (a) 4 (or Sec. 310.9.1.4 in 94 UBC) now states that: " In dwelling units, a detector shall be installed in each sleeping room and at a point centrally located in the corridor or area giving access to each separate sleeping area." 15. -- Guardrail opening dimensions. Sec. 1712 (a) (or Sec. 509.3 in 94 UBC) now states that: " Open guardrails shall have intermediate rails or an ornamental pattern such that a sphere 4 inches in diameter cannot pass through." Pe 3_ Bldg, 2. GENERAL SAFETY ITEMS 16. -- The slope of the walkway approach to Apt. # 110 is very steep and could be a hazard, especially under icy conditions. 17. -- A refrigerator stored outside of the building was set so close to the building that it would block egress from the lower story bedroom windows. NOTE: THIS INSPECTION WAS GENERALLY LIMITED TO ITEMS IN PLAIN AND FULL VIEW OF THE INSPECTOR. ATTICS WERE INSPECTED FROM THE ATTIC ACCESS OPENING. GYPSUM WALLBOAD THICKNESSES WERE MEASURED AT ELECTRICAL OUTLET FIXTURES AND LIGHT FIXTURES OR WHERE OPENINGS IN THE EXTERIOR SIDING MADE THE GYPSUM WALLBOAD VISIBLE AND MEASUREABLE. NO ATTEMPT WAS MADE TO ASCERTAIN THE STRUCTURAL SOUNDNESS OF THE BUILDINGS OR RELATED FACILITIES. THIS INSPECTION AND REPORT DO NOT PROFESS TO HAVE COVERED ALL OF THE ITEMS INCLUDED IN THE UNIFORM BUILDING CODE. _ Date: 2-9-96 Josey A. Laird, P.E. CITY ENGINEER & BUILDING OFFICIAL Pe. 4_ Bldg. 2. STEVE CLARK APARTMENTS 151 SO. 1 ST. EAST ST. BLDG. NO. 3 -- APTS. NUMBERS 113, 114, 212 & 213. AT THE JOINT REQUEST OF STEVE CLARK, RICKS COLLEGE AND THE CITY OF REXBURG, THE SUBJECT BUILDING AND APARTMENTS WERE INSPECTED FOR ANY SAFETY VIOLATIONS OF THE UNIFORM BUILDING CODE. THIS INSPECTION WAS CONDUCTED ON FEBRUARY 2, 1996. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1985, 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 1. -- Apartment # 213 - Bedroom windows ( 4'0" x 1'8") do not meet the requirements for escape or rescue windows as set forth in UBC Sec. 1204. The covered walkway area south of Apartment # 213 must be kept free of stored couches, beds, refrigerators, etc. as this area serves as the escape route from the bedroom escape -rescue windows. If the east end of the area is going to be used for enclosed storage, it's walls and ceiling will have to have a 1 -hour fire -resistive rating as set forth in Table 5A and Sec. 310.2.2 of the 1994 UBC. 2. -- The attic area did not have draft stops " in line with the walls separating tenant spaces from each other and from other uses "( such as storage room from dwelling units) as is required in Sec. 2516 (f) 4 B (ii). (pg. 204 of 1985 UBC) An attic access opening will need to be added above Apt. 212 after the attic draft stops are in place. Minimum opening size is 22 inches by 30 inches. [See Sec. 3205 (a)] Additional roof vents may be needed after the attic area is compartmentalized by the required draft stops. 3. -- The 2nd story (Apartments 212 & 213) has an occupant load of 12. Sec. 3303 (a), Exception 2 states that: "Two or more dwelling units on the second story may have access to only one common exit when the total occupant load does not exceed 10." The occupant load of 12 for this story is larger than the allowed occupant load of 10. Therefore a second stairway is required from the 2nd story exterior exit balcony. 4. -- Main stairway to 2nd story apartments. Speaking generally regarding all the main stairway units, the tread rise was usually around 7 1/2 inches with the top rise usually being 9 to 10 inches in height. The tread run was found to be usually around 10 to 10 1/2 inches; however some tread runs were as small as 8 3/4 inches. These measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8 inch. B. - The nm shall be not less than 11 inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. The interior edge of the stairway runner is approximately 7 inches from the side of the building. This leaves a potentially dangerous gap between stair and building where someone could fall and be injured. A guardrail is required along this interior edge of the stairway to bring it into conformance with Sec. 1711. The wire mesh stairway treads seem to be breaking loose from the perimeter bracing and need to be rewelded, replaced or repaired in some other manner so that they are safe and capable of carrying the required load set forth in Table 23A, Note 5, of the UBC , namely that: "Individual stair treads shall be designed to support a 300 pound concentrated load placed in a position which would cause maximim stress." Maintenance needs to be accomplished as is required in Sec. 104 (d). 5. -- That portion of the exterior building wall adjacent to the 2nd floor exterior exit balcony and that portion of the roof above the exterior exit balcony were not, but should have been, constructed to one-hour fire -resistive standards. See Sec. 3305 (g) which states that: " Walls of corridors and exterior exit balconies serving a Group R, Division 1 Occupancy having an occupant load of 10 or more --- shall be of not less than one-hour fire -resistive construction and the ceilings shall be not less than that required for a one-hour fire -resistive floor or roof system." 6. -- The double 2 x 6 beam supporting the exterior exit balcony showed excessive deflection and should be checked to see if it needs to have stronger beam members or more closely spaced support columns. 7. -- The 2nd story storage room does not have the required 1 -hour fire -resistive walls. (See Sec. 1202(b) which states that: " Storage and laundry rooms--- shall be separated from the rest of the building by not less than one-hour fire -resistive occupancy separations. " This requirement. pertains to both walls and floor/ceilings.) There was no fire -blocking at the rafter tie-in between the storage room and the adjacent apartment unit. The exhaust vent going from the heating unit through the floor and ceiling did not have the required 1" clearance between it and the adjacent floor and ceiling materials. 8. -- The 1st story furnace room/storage room does not have the required 1 -hour fire -resistive walls and floor/ceiling above it. (See Sec. 1213 -- Every room containing a boiler, central heating plant or hot-water supply boiler in Division 1 Occupancies shall be separated from the rest of the building by not less than a one-hour fire -resistive occupancy separation. This requirement pertains to both walls and floor/ceilings.) There were some open drain lines that needed to be plugged -off. 9. -- Throughout the apartment complex, some smoke detectors were battery operated and some were hardwired. Section 1210 (a) 3 states that: "In new construction, required smoke detectors shall receive their primary power from the building wiring when such wiring is served from a commercial source." Therefore, all smoke detectors should have been hard -wired into the building wiring system when they were originally installed. Some smoke detectors were not located in accordance with Sec. 1210 (a) 4. ( Also see Fire Marshal's comments) 10. -- Sec. 1211. -- Every dwelling unit and guest room shall be provided with heating facilities capable of maintaining a room temperature of 70 degrees F. at a point 3 feet above the floor in all habitable rooms. The thermometer in one of these dwellings indicated a room temperature of 60 degrees F. In these as in many of the other dwelling units, the stove oven and/ or portable electric heaters were being used to increase the temperature in the apartments. This review did not determine if the thermostats were not working properly or if the heating system was not capable of providing the required heat; whatever the reason, the heating facilities need to be repaired or upgraded so they meet the code requirements. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE. 11. -- SEC. 1202 (b) -- "Walls and floors separating dwelling units in the same building shall be of not less than one-hour fire -resistive construction." One-hour fire -resistive construction usually consists of one layer of 5/8 inch, Type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing and I layer of 5/8 inch, Type X gypsum wallboard on the bottom of the floor/ceiling assembly. The walls and ceilings throughout the building appear to be of 1/2 inch gypsum wallboard; therefore additional layers of gypsum wallboard are required over the existing "walls and floors separating dwelling units " or "walls and floors separating dwelling units from other uses." (such as furnace rooms or storage rooms as was required in the 1985 UBC.) THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 12. -- Smoke Detectors. Sec. 1210 (a) 4 (or Sec. 310.9.1.4 in 94 UBC) now states that: " In dwelling units, a detector shall be installed in each sleeping room and at a point centrally located in the corridor or area giving access to each separate sleeping area." 13. -- Guardrail opening dimensions. Sec. 1712 (a) (or Sec. 509.3 in 94 UBC) now states that: " Open guardrails shall have intermediate rails or an ornamental pattern such that a sphere 4 inches in diameter cannot pass through." Pg. 3, Bldg, 3 GENERAL SAFETY ITEMS: 14. -- The steeply sloped concrete area immediately north of the sidewalk near the stair landing is very steep and poses a dangerous slipping problem during icy weather. NOTE: THIS INSPECTION WAS GENERALLY LIMITED TO ITEMS IN PLAIN AND FULL VIEW OF THE INSPECTOR. ATTICS WERE INSPECTED FROM THE ATTIC ACCESS OPENING. GYPSUM WALLBOAD THICKNESSES WERE MEASURED AT ELECTRICAL OUTLET FIXTURES AND LIGHT FIXTURES OR WHERE OPENINGS IN THE EXTERIOR SIDING MADE THE GYPSUM WALLBOAD VISIBLE AND MEASUREABLE. NO ATTEMPT WAS MADE TO ASCERTAIN THE STRUCTURAL SOUNDNESS OF THE BUILDINGS OR RELATED FACILITIES. THIS INSPECTION AND REPORT DO NOT PROFESS TO HAVE COVERED ALL OF THE ITEMS INCLUDED IN THE UNIFORM BUILDING CODE. y, Date: 2-9-96 Joseph A. Laird, P.E. CITY ENGINEER & BUILDING OFFICIAL STEVE CLARK APARTMENTS 151 SO. 1 ST. EAST ST. BLDG. NO.4 -- APTS. NUMBERS 115, 116, 214, & 215. AT THE JOINT REQUEST OF STEVE CLARK, RICKS COLLEGE AND THE CITY OF REXBURG, THE SUBJECT BUILDING AND APARTMENTS WERE INSPECTED FOR ANY SAFETY VIOLATIONS OF THE UNIFORM BUILDING CODE. THIS INSPECTION WAS CONDUCTED ON FEBRUARY 2, 1996. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1985, 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 1. -- Stairways to laundry room and lounge/TV room do not meet code requirements. Headroom is as low as Y-8". Stair tread rise of 9". Stair tread run too narrow. Sec. 3304 (h) required that: "Regardless of occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall not be more than 1 inch lower than the threshold of the doorway." Therefore the doorway/stair arrangement will need to be greatly revised to meet the requirements for a landing on both sides of the doorway, for stairway width, stairway headroom and stairway tread rise and run. Sec. 3306 (b) requires a stairway width of not less than 36 inches. See Sec. 3306 (c) for stairway tread rise and run dimensions. See Sec. 3306 (o) for stairway headroom. See Sec. 3304 (i) for floor level at doors. See Sec. 3304 0) for required landing width and length. Landing length measured in the direction of travel shall not be less than 44 inches. 2. -- The laundry room and the lounge/TV room are both Group B, Division 2 type occupancies. With a 9 ft. distance to property line on the south and a 10 ft. distance to the existing building on the east, both the south and east exterior walls of these rooms have to have a 1 hr. fire -resistive rating. The lounge/TV room had 5/8 " gypsum wallboard on the walls and 1/2" gypsum wallboard on the ceiling. 5/8" gypsum wallboard will have to be installed on the dwelling unit side of the wall to give this wall the required lhr. fire -resistive rating. Where the existing 1/2" gypsum wallboard is still useable, it can be covered by a second layer of 1/2" gypsum wallboard, type X, to provide the equvalent 5/8" thickness necessary for the required 1 hr. fire rating. The laundry room had 5/8" gypsum wallboad on the south, west and north walls and the ceiling. Gypsum wallboard thickness was not measured on the east side. The exterior side of the south wall had 5/8" gypsum wallboard covered with 1/2" wood siding. The dwelling unit side of the common wall will also have to be covered with 5/8" gypsum wallboard, type X, to provide the required lhr. fire rating. There was no indication on the existing doors and windows that they were fire -rated facilities. Any openings within the south and east walls have to have a three-fourths hour fire -protection rating. Therefore the doors on the east side (referenced above in No. 1) will have to have a 3/4 hr. fire protection rating. The windows on the south will also have to have a 3/4 hr. fire - protection rating. (See Table 5A of UBC for wall and window protection requirements). See Sec. 4304 (e) 'Penetrations" for pipes penetrating the exterior wall and the firestopping required around such pipe penetrations. 3. -- This building was damaged so extensively by the fire that it will need to be reconstructed so it meets the 94 UBC requirements. Plans will need to be submitted showing how this work will be accomplished. The following referenced items identify some of the corrections that will need to be addressed. 4. -- The attic area does not have draft stops " in line with the walls separating tenant spaces from each other and from other uses "(i.e. draft stops required above the common wall ling between the lounge/TV room and the adjacent dwelling unit). See Sec. 2516 (f) 4 B (ii), pg. 204 of 1985 UBC and Sec. 708.3.1.2.1 of the 1994 UBC. Attic access openings will need to be added above the apartments and lounge/TV room after the attic draft stops are installed. Minimum opening size is 22inches by 30 inches. (See Sec. 1505.1of 1994 UBC) Additional roof vents may be needed after the attic area is compartmentalized by the required draft stops. 5. -- The 2nd story (Apartments 214 & 215) has an occupant load of 12. Sec. 3303 (a), Exception 2 states that: "Two or more dwelling units on the second story may have access to only one common exit when the total occupant load does not exceed 10." The occupant load of 12 for this story is larger than the allowed occupant load of 10. Therefore a second stairway is required from the 2nd story exterior exit balcony. (See See. 1003.1, Exception 2 , pg 174 in 1994 UBC) 6. -- Main stairway to 2nd story apartments. Speaking generally regarding all the main stairway units, the tread rise was usually around 7 1/2 inches with the top rise usually being 9 to 10 inches in height. The tread run was found to be usually around 10 to 10 1/2 inches; however some tread runs were as small as 8 3/4 inches. These measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8 inch. B. - The run shall be not less than 1 I inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. The interior edge of the stairway runner is approximately 2 inches from the side of the building Pe 2. Bldg.# 4. This is probably not a large enough opening to require a guardrail, but it should be covered or closed up in some manner so it is not a hazard of any sort. The wire mesh stairway treads seem to be breaking loose from the perimeter bracing and need to be rewelded, replaced or repaired in some other manner so that they are safe and capable of carrying the required load set forth in Table 23A, Note 5, of the UBC , namely that: "Individual stair treads shall be designed to support a 300 pound concentrated load placed in a position which would cause maximim stress." Maintenance needs to be accomplished as is required in Sec. 104 (d). 7. -- That portion of the exterior building wall adjacent to the 2nd floor exterior exit balcony and that portion of the roof above the exterior exit balcony were not, but should have been, constructed to one-hour fire -resistive standards. See Sec. 3305 (g) which states that: " Walls of corridors and exterior exit balconies serving a Group R, Division 1 Occupancy having an occupant load of 10 or more --- shall be of not less than one-hour fire -resistive construction and the ceilings shall be not less than that required for a one-hour fire -resistive floor or roof system." (See Sec. 1005.7 - "Construction" in the 1994 UBC) 8. -- Sec. 1202(b) -- Storage and laundry rooms--- shall be separated from the rest of the building by not less than one-hour fire -resistive occupancy separations. This requirement pertains to both walls and floor/ceilings. (See Sec. 310.2.2 in 1994 UBC) 9. -- Sec. 1213 -- Every room containing a boiler, central heating plant or hot-water supply boiler in Division 1 Occupancies shall be separated from the rest of the building by not less than a one- hour fire -resistive occupancy separation. This requirement pertains to both walls and floor/ceilings. (See Sec. 302.5 in 1994 UBC) 10. -- Throughout the apartment complex, some smoke detectors were battery operated and some were hardwired. Section 1210 (a) 3 states that: "In new construction, required smoke detectors shall receive their primary power from the building wiring when such wiring is served from a commercial source." Therefore, all smoke detectors should have been hard -wired into the building wiring system when they were originally installed. Some smoke detectors were not located in accordance with Sec. 1210 (a) 4. ( Also see Fire Marshal's comments) 11. -- Sec. 1211. -- Every dwelling unit and guest room shall be provided with heating facilities capable of maintaining a room temperature of 70 degrees F. at a point 3 feet above the floor in all habitable rooms. (See Sec. 310.11 - "Heating" in the 1994 UBC) In many of the other dwelling units, the stove oven and/ or portable electric heaters were being used to increase the temperature in the apartments. This review did not determine if the thermostats were not working properly or if the heating system was not capable of providing the -A required heat; whatever the reason, the heating facilities need to be repaired or upgraded so they meet the code requirements. 12. -- The ground area between the south side of the building and the adjacent property to the south is being eroded away by storm drainage runoff. This erosion is undermining the building footing and needs to be corrected. Storm drainage cannot go onto the neighbor's property without his consent. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE. 13. -- SEC. 1202 (b) -- "Walls and floors separating dwelling units in the same building shall be of not less than one-hour fire -resistive construction." (See Sec. 310.2.2 in the 1994 UBC) One-hour fire -resistive construction usually consists of one layer of 5/8 inch, Type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing and 1 layer of 5/8 inch, Type X gypsum wallboard on the bottom of the floor/ceiling assembly. The walls and ceilings throughout the building appear to be of 1/2 inch gypsum wallboard; therefore additional layers of gypsum wallboard are required over the existing "walls and floors separating dwelling units " or "walls and floors separating dwelling units from other uses." (such as furnace rooms or storage rooms as was required in the 1985 UBC.) THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 14. -- Smoke Detectors. Sec. 1210 (a) 4 (or Sec. 310.9.1.4 in 94 UBC) now states that: " In dwelling units, a detector shall be installed in each sleeping room and at a point centrally located in the corridor or area giving access to each separate sleeping area." 15. -- Guardrail opening dimensions. Sec. 1712 (a) (or Sec. 509.3 in 94 UBC) now states that: ' Open guardrails shall have intermediate rails or an ornamental pattern such that a sphere 4 inches in diameter cannot pass through." NOTE: THIS INSPECTION WAS GENERALLY LIMITED TO ITEMS IN PLAIN AND FULL VIEW OF THE INSPECTOR. ATTICS WERE INSPECTED FROM THE ATTIC ACCESS OPENING. GYPSUM WALLBOAD THICKNESSES WERE MEASURED AT ELECTRICAL OUTLET FIXTURES AND LIGHT FIXTURES OR WHERE OPENINGS IN THE EXTERIOR SIDING MADE THE GYPSUM WALLBOAD VISIBLE AND MEASUREABLE. NO ATTEMPT WAS MADE TO ASCERTAIN THE STRUCTURAL SOUNDNESS OF THE BUILDINGS OR RELATED FACILITIES. THIS INSPECTION AND REPORT DO NOT PROFESS TO HAVE COVERED ALL OF THE ITEMS INCLUDED IN THE UNIFOR IN CODE. Date: 2-9-96 Joseph A. Laird, P. E. CITY ENGINEER & BUILDING OFFICIAL Pe. 4. Bldg. 4 M, x 116 Je ZISlee -?9e-',ee4 A2y---- 4141iij4 Ar, j AF1- 72' _7 Fn5m 0 k -i—=, L't V; DLz"Ly AW! 4s A.0 rm -- ---- —IF -VP - 1� 6 E-7-%V-�.s OW L,,' - ----------- From Stephen E. Clark dba Applewood Apartments To: The City of Rexburg, Blair Manwaring and I inspected the windows for egress size and height in our apartments 116 and 215. These were part of the building where we had the fire in 214 last January (96). In several of the bedrooms the windows were slightly shy of the 5.7 square feet and some were slightly higher than the 42" height. Blair suggested a letter to detail the shortfalls and show why we might be acceptable there. Each apartment will be explained on an attached sheet. As a part of the remodeling we did we hard wired smoke alarms in each bedroom, We placed 2 layers of 5/8" sheetrock on the ceilings of the downstairs apartments. We raised the upper walkway to meet the "within 1" of the entry, and we raised the roof to get the 68" clearance out T from the building. The washroom stairs were changed and before using the lounge we will bring it's stairs into compliance by extending the roof. For the most part, though not required, I believe this brings the entire fire affected building iinto compliance with the 1994 UBC. Stephen E. Clark 0 IN s', \ � 0�� STEVE CLARK APARTMENTS 151 SO. 1ST. EAST ST. BLDG. NO. IA -- APTS. NUMBERS 101 to 105,201 to 205 & 301 to 305. AT THE JOINT REQUEST OF STEVE CLARK, RICKS COLLEGE AND THE CITY OF REXBURG, THE SUBJECT BUILDING AND APARTMENTS WERE INSPECTED FOR ANY SAFETY VIOLATIONS OF THE UNIFORM BUILDING CODE. THIS INSPECTION WAS CONDUCTED ON FEBRUARY 2, 1996. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 1. -- Apartment # -305 - Headroom at stairs near this apartment is too low. Slopes across the the walkway with headrooms of 5'-9" to 6-8". Sec. 3306 (o) states that stairway headroom shall be not lelss than 6-8". 2. -- The tall sets of columns holding up the stairways need at least one set of cross -bracing to give the supporting structure the necessary sway bracing. 3. --The walkway (at point where stairs come up from the lower level) has wooden tie steps. The measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8". B. - The run shall be not less than 11 inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. There is also a large roc k or mound of concrete embedded within the concrete sidewalk at this point that crests a tripping hazard . This rock or mound of concrete needs to be moved out of the way and a level piece of sidewalk installed in it's place 4. -- Storm drainage runoff at this east end of the main driveway is also a continuing problem. The metal plates and channels put across the sidewald are frequently out of their proper position and create a tripping problem for pedestrians using the sidewalk. 5 --.Storm drainage runoff is also still a problem all along the north side of Buildings IA., IB and 1-C where the storm drainage runoff from your buildings and property runs across the sidewalk just on the north side of your north fenceline , frequently causing silt deposition problems and/or icing problems in the winter. This storm drainage runoff is also eroding away the topsoil adjacent to your north building foundation footing which could cause settlement problems for this building. 6. -- On the north side of this building, we found that the main electrical line going from the power pole over to the building electrical metering and distribution facilities was just lying on top of the ground with no earth cover over it. It is very lucky that no one has come in contact with it as they could have been electrocuted. 7.-- Number of Stories and Size of Building - Sec. 408 provides a definition for GRADE (Adjacent Ground Level) and Sec. 420 provides a definition for First Story. Considering these definitions, this building does not have a basement. It has a First Floor, a Second Floor and a Third Floor. The area of the First Floor is approximately 4332 sq. ft. The area of the Second Floor is approximately 4897sq. ft. The area of the Third Floor is also approximately 4897 sq. ft. Sec. 1202 (b) states that: Group R, Division 1 Occupancies more than two stories in height or having more thrni 3000 square feet of floor area above the first story shall be of not less than one-hour fire -resistive construction throughout, except as provided in Section 1705 (b) 2. Sec. 1705 (b) 2 covers interior partitions. As this building is "more than two stories in height", it therefore has to be of one-hour fire - resistive construction throughout. This means that all exterior walls, all interior bearing walls, and all floor/ceiling assemblies within the entire building have to be of one-hour fire - resistive construction standards. This means that both sides of all of these referenced walls and ceilings have to be covered with at least one 5/8" layer of gypsum wallboard. Sec. 1211 states that: A manual and automatic approved fire alarm system shall be installed in apartment houses that are three or more stories in height or contain more than 15 dwelling units ----in accordance with the Fire Code. Sec. 3802 (h) states that: An automatic sprinkler system shall be installed throughout every apartment house three or more stories in height or containing more than 15 dwelling units, As an alternate to the above, you could choose to construct a retaining wall (located at least 5 ft. away from the building) along the north side of the building and raise the ground level all along this north side to such an elevation that the bottom floor would qualify as a "basement". Under this scenario, the requirement for a fire alarm system and a fire sprinkler system would be eliminated. The Second Floor would still be over 3000 Sq. ft. so you would have to construct an Area Separation Wall at some interior location (say between Apts. 103,203 & 303 and Apts 104,204&304.) See discussion in the following Item # 8 on Area Separation Walls. Also note the following described requirements for one-hour fire walls separating apartment units (Item # 14) and one hour fire walls required along the exterior wall fronting on the three exterior exit balconies(Item # 10). Or, as indicated above, you could add extra gypsum wallboard as required to make the building one-hour fire -resistive throughout 8. -- Area Separation Walls - There should be a 2 -hour Area Separation Wall on the east end of this building and somewhere near the center of the building. Area Separation Walls are a very critical component of the fire protection system as they separate or divide a large building down into "smaller buildings". They are designed to help prevent the spread of fire from one of these "smaller buildings" to another. In this case, the required 2 -hour Area Separation Wall consists of five parts: A. The 2 -hour area separation wall(ASW) itself, which basically consists of 2 layers of 5/8 inch, type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing; B. The walls and eves on either end of the area separation wall (ASW) which have to meet 1 -hr. fire -resistive standards for 5 ft. either side of the area separation wall; C. When the trusses are parallel with the area separation wall(ASW), all roof framing within 5 ft. of the ASW must be encapsulated within a 1 -hr. fire -resistive shield (in this case, possibly, 2 layers of type X gypsum wallboard along the bottom chord of the trusses over to the nearest truss 5 ft, or more from the ASW, and then up, along and covering the entire face of the truss up to the bottom of the roof sheathing); D.There can be no openings in the roof within 5 ft. of the ASW; and E. The entire building is provided with not less than a Class B roofing. The above description basically sets forth what is required in Sec. 505(e) 2 and Sec. 505(e) 3, Exception 2 (1985 UBC) for Sec 505 (f) 3 and 505 (f) 4, Exception 2, in 1991 UBC]. There are also other possible alternatives set forth in Sec. 505 that could be considered. The ASW at the east end of this building does not meet the requirements of Sec. 505. The west end of Apartments 106 & 206 only have one layer of 1/2" gypsum wallboard, while the east ends of Apartments 105, 205 & 305 have two layers of 5/8" gypsum wallboard. The walls and eves within 5 ft. of the ASW do not meet 1 -hr. fire -resistive standards. The attic truss protection does not meet 1 -hr. fire -resistive standards. We did not check for openings within 5 ft. of the ASW or the type of roofing material that was on the buildings. This ASW does not meet the requirements of Sec. 505 (e) 5 -Buildings of Different Heights in the 1985 UBC [Sec. 505 (f) 6 in the 1991 UBC] either. In accordance with Sec. 505 (e) 5. the 2 hr. ASW must be extended up to a point 30 inches above the lower roof lever, provided the exterior wall for a height of 10 feet above the lower roof is of one-hour fire -resistive construction with openings protected by assemblies having a three -fourths -hour fire -protection rating. The second required Area Separation Wall could be located at any of the 2 hr. fire -resistive walls between the apartments. As indicated above, the rest of the ASW features, i.e. side wall treatment, attic truss treatment, roof type and exclusion of roof openings would all have to be adequately addressed at which ever secondary location is chosen. 9. -- The attic area did have draft stops (two layers of 5/8" thick gypsum wallboard) in line with the walls separating tenant spaces from each other and from other uses " as is required in Sec. 2516 (f) 4 B (ii). (pg. 204 of 1985 UBC) However some of these drafts stops did not go clear Pg. 3 Bldg 1=A up to the underside of the roof sheathing as is required in the code. These draft stops need to be extended up to the bottom of the roof sheathing. 10. -- That portion of the exterior front building wall adjacent to the 1 st floor, 2nd floor and 3rd floor exterior exit balcony and that portion of the roof above these exterior exit balconies were not, but should have been, constructed to one-hour fire -resistive standards. See Sec. 3305 (g) which states that: " Walls of corridors and exterior exit balconies serving a Group I , Division 1 Occupancy having an occupant load of 10 or more --- shall be of not less than one-hour fire - resistive construction and the ceilings shall be not less than that required for a one-hour fire - resistive floor or roof system." 11. -- Sec. 1213 -- Every room containing a boiler, central heating plant or hot-water supply boiler in Division I Occupancies shall be separated from the rest of the building by not less than a one-hour fire -resistive occupancy separation. This requirement pertains to both walls and floor/ceilings. Note: This separation requirement does not apply for such rooms with equipment serving only one dwelling unit. 12. -- Throughout the apartment complex, some smoke detectors were battery operated and some were hardwired. Section 1210 (a) 3 states that: "In new construction, required smoke detectors shall receive their primary power from the building wiring when such wiring is served from a commercial source." Therefore, all smoke detectors should have been hard -wired into the building wiling system when they were originally installed. Some smoke detectors were not located in accordance with Sec. 1210 (a) 4. ( Also see Fire Marshars comments) 13. -- Sec. 1211. -- Every dwelling unit and guest room shall be provided with heating facilities capable of maintaining a room temperature of 70 degrees F. at a point 3 feet above the floor in all habitable rooms. In these as in many of the other dwelling units, the stove oven and/ or portable electric heaters were being used to increase the temperature in the apartments. This review did not determine if the thermostats were not working properly or if the heating system was not capable of providing the required heat; whatever the reason, the heating facilities need to be repaired or upgraded so they meet the code requirements. 14. -- SEC. 1202 (b) -- "Walls and floors separating dwelling units in the same building shall be of not less than one-hour fire -resistive construction." All walls and ceilings within this building were found to be covered with 1/2" gypsum wallboard. except for the 2hr. Area Separation Walls which had 2 layers of 5/8 " gypsum wallboard on each side of the 2 x 4 or 2 x 6 framing. One-hour fire -resistive construction usually consists of one layer of 5/8 inch, Type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing and 1 layer of 5/8 inch, Type X gypsum wallboard on the bottom of the floor/ceiling assembly. The walls and ceilings throughout the building appear to be of 1/2 inch gypsum wallboard; therefore additional layers of gypsum wallboard are required over the existing "walls and floors separating dwelling units " or "walls and floors separating dwelling units from other uses." (such as furnace rooms ). THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 15. -- Smoke Detectors. Sec. 1210 (a) 4 (or Sec. 310.9.1.4 in 94 UBC) now states that: " In dwelling units, a detector shall be installed in each sleeping room and at a point centrally located in the corridor or area giving access to each separate sleeping area." 16. -- Guardrail opening dimensions. Sec. 1712 (a) (or Sec. 509.3 in 94 UBC) now states that: " Open guardrails shall have intermediate rails or an ornamental pattern such that a sphere 4 inches in diameter cannot pass through." NOTE: THIS INSPECTION WAS GENERALLY LIMITED TO ITEMS IN PLAIN AND FULL VIEW OF THE INSPECTOR. ATTICS WERE INSPECTED FROM THE ATTIC ACCESS OPENING. GYPSUM WALLBOAD THICKNESSES WERE MEASURED AT ELECTRICAL OUTLET FIXTURES AND LIGHT FIXTURES OR WHERE OPENINGS IN THE EXTERIOR SIDING MADE THE GYPSUM WALLBOAD VISIBLE AND MEASUREABLE. NO ATTEMPT WAS MADE TO ASCERTAIN THE STRUCTURAL SOUNDNESS OF THE BUILDINGS OR RELATED FACILITIES. THIS INSPECTION AND REPORT DO NOT PROFESS TO HAVE COVERED ALL OF THE ITEMS INCLUDED IN THE UNIFORM BUILDING CODE. ' 2-9-96 J seph A. Laird, P.E. Date CITY ENGINEER & BUILDING OFFICIAL Pg.5, Bldg. 1-A STEVE CLARK APARTMENTS 151 SO. IST. EAST ST. BLDG. NO.4 — APTS. NUMBERS 115, 116, 214, & 215. AT THE JOINT REQUEST OF STEVE CLARK, RICKS COLLEGE AND THE CITY OF REXBURG, THE SUBJECT BUILDING AND APARTMENTS WERE INSPECTED FOR ANY SAFETY VIOLATIONS OF THE UNIFORM BUILDING CODE. THIS INSPECTION WAS CONDUCTED ON FEBRUARY 2, 1996. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1985, 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 1. -- Stairways to laundry room and lounge/TV room do not meet code requirements. Headroom is as low as 5'-8". Stair tread rise of 9". Stair tread run too narrow. Sec. 3304 (h) required that: "Regardless of occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall not be more than 1 inch lower than the threshold of the doorway." Therefore the doorway/stair arrangement will need to be greatly revised to meet the requirements for a landing on both sides of the doorway, for stairway width, stairway headroom and stairway tread rise and run. Sec. 3306 (b) requires a stairway width of not less than 36 inches. See Sec. 3306 (c) for stairway tread rise and run dimensions. See Sec. 3306 (o) for stairway headroom. See Sec. 3304 (i) for floor level at doors. See Sec. 3304 0) for required landing width and length. Landing length measured in the direction of travel shall not be less than 44 inches. 2. -- The laundry room and the lounge/TV room are both Group B, Division 2 type occupancies. With a 9 ft. distance to property line on the south and a 10 ft. distance to the existing building on the east, both the south and east exterior walls of these rooms have to have a 1 hr. fire -resistive rating. The lounge/TV room had 5/8 " gypsum wallboard on the walls and 1/2" gypsum wallboard on the ceiling. 5/8" gypsum wallboard will have to be installed on the dwelling unit side of the wall to give this wall the required Ihr. fire -resistive rating. Where the existing 1/2" gypsum wallboard is still useable, it can be covered by a second layer of 1/2" gypsum wallboard, type X, to provide the equvalent 5/8" thickness necessary for the required 1 hr. fire rating. The laundry room had 5/8" gypsum wallboad on the south, west and north walls and the ceiling. Gypsum wallboard thickness was not measured on the east side. The exterior side of the south wall had 5/8" gypsum wallboard covered with 1/2" wood siding. The dwelling unit side of the common wall will also have to be covered with 5/8" gypsum wallboard, type X, to provide the required Mr. fire rating. There was no indication on the existing doors and windows that they were fire -rated facilities. Any openings within the south and east walls have to have a three-fourths hour fire -protection rating. Therefore the doors on the east side (referenced above in No. 1) will have to have a 3/4 hr. fire protection rating. The windows on the south will also have to have a 3/4 hr. fire - protection rating. (See Table 5A of UBC for wall and window protection requirements). See Sec. 4304 (e) "Penetrations" for pipes penetrating the exterior wall and the firestopping required around such pipe penetrations. 3. -- This building was damaged so extensively by the fire that it will need to be reconstructed so it meets the 94 UBC requirements. Plans will need to be submitted showing how this work will be accomplished. The following referenced items identify some of the corrections that will need to be addressed. 4. -- The attic area does not have draft stops " in line with the walls separating tenant spaces from each other and from other uses "(i.e. draft stops required above the common wall ling between the lounge/TV room and the adjacent dwelling unit). See Sec. 2516 (f) 4 B (ii), pg. 204 of 1985 UBC and Sec, 708.3.1.2,1 of the 1994 UBC. Attic access openings will need to be added above the apartments and lounge/TV room after the attic draft stops are installed. Minimum opening size is 22inches by 30 inches. (See Sec. 1505.1of 1994 UBC) Additional roof vents maybe needed after the attic area is compartmentalized by the required draft stops. 5. -- The 2nd story (Apartments 214 & 215) has an occupant load of 12. Sec. 3303 (a), Exception 2 states that: "Two or more dwelling units on the second story may have access to only one common exit when the total occupant load does not exceed 10." The occupant load of 12 for this story is larger than the allowed occupant load of 10. Therefore a second stairway is required from the 2nd story exterior exit balcony. (See Sec. 1003.1, Exception 2 , pg 174 in 1994 UBC) 6. — Main stairway to 2nd story apartments. Speaking generally regarding all the main stairway units, the tread rise was usually around 7 1/2 inches with the top rise usually being 9 to 10 inches in height. The tread run was found to be usually around 10 to 10 1/2 inches; however some tread runs were as small as 8 3/4 inches. These measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8 inch. B. - The run shall be not less than 11 inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. The interior edge of the stairway runner is approximately 2 inches from the side of the building This is probably not a large enough opening to require a guardrail, but it should be covered or closed up in some manner so it is not a hazard of any sort. The wire mesh stairway treads seem to be breaking loose from the perimeter bracing and need to be rewelded, replaced or repaired in some other manner so that they are safe and capable of carrying the required load set forth in Table 23A, Note 5, of the UBC , namely that: "Individual stair treads shall be designed to support a 300 pound concentrated load placed in a position which would cause maximim stress." Maintenance needs to be accomplished as is required in Sec. 104 (d). 7. -- That portion of the exterior building wall adjacent to the 2nd floor exterior exit balcony and that portion of the roof above the exterior exit balcony were not, but should have been, constructed to one-hour fire -resistive standards. See Sec. 3305 (g) which states that: " Walls of corridors and exterior exit balconies serving a Group R, Division 1 Occupancy having an occupant load of 10 or more --- shall be of not less than one-hour fire -resistive construction and the ceilings shall be not less than that required for a one-hour fire -resistive floor or roof system." (See Sec. 1005.7 - "Construction" in the 1994 UBC) 8. -- Sec. 1202(b) -- Storage and laundry rooms--- shall be separated from the rest of the building by not less than one-hour fire -resistive occupancy separations. This requirement pertains to both walls and floor/ceilings. (See Sec. 310.2.2 in 1994 UBC) 9. -- Sec. 1213 -- Every room containing a boiler, central heating plant or hot-water supply boiler in Division 1 Occupancies shall be separated from the rest of the building by not less than a one- hour fire -resistive occupancy separation. This requirement pertains to both walls and floor/ceilings. (See Sec. 302.5 in 1994 UBC) 10. -- Throughout the apartment complex, some smoke detectors were battery operated and some were hardwired. Section 1210 (a) 3 states that: "In new construction, required smoke detectors shall receive their primary power from the building wiring when such wiring is served from a commercial source." Therefore, all smoke detectors should have been hard -wired into the building wiring system when they were originally installed. Some smoke detectors were not located in accordance with Sec. 1210 (a) 4. ( Also see Fire Marshal's comments) 11. -- Sec. 1211. -- Every dwelling unit and guest room shall be provided with heating facilities capable of maintaining a room temperature of 70 degrees F. at a point 3 feet above the floor in all habitable rooms. (See Sec. 310.11 - "Heating" in the 1994 UBC) In many of the other dwelling units, the stove oven and/ or portable electric heaters were being used to increase the temperature in the apartments. This review did not determine if the thermostats were not working properly or if the heating system was not capable of providing the required heat; whatever the reason, the heating facilities need to be repaired or upgraded so they meet the code requirements. 12. -- The ground area between the south side of the building and the adjacent property to the south is being eroded away by storm drainage runoff. This erosion is undermining the building footing and needs to be corrected. Storm drainage cannot go onto the neighbor's property without his consent. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE. 13. -- SEC. 1202 (b) -- "Walls and floors separating dwelling units in the same building shall be of not less than one-hour fire -resistive construction." (See Sec. 310.2.2 in the 1994 UBC) One-hour fire -resistive construction usually consists of one layer of 5/8 inch, Type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing and 1 layer of 5/8 inch, Type X gypsum wallboard on the bottom of the floor/ceiling assembly. The walls and ceilings throughout the building appear to be of 1/2 inch gypsum wallboard; therefore additional layers of gypsum wallboard are required over the existing "walls and floors separating dwelling units " or "walls and floors separating dwelling units from other uses." (such as furnace rooms or storage rooms as was required in the 1985 UBC.) THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 14. -- Smoke Detectors. Sec. 1210 (a) 4 (or Sec. 310.9.1.4 in 94 UBC) now states that: " In dwelling units, a detector shall be installed in each sleeping room and at a point centrally located in the corridor or area giving access to each separate sleeping area." 15. -- Guardrail opening dimensions. Sec. 1712 (a) (or Sec. 509.3 in 94 UBC) now states that: ' Open guardrails shall have intermediate rails or an ornamental pattern such that a sphere 4 inches in diameter cannot pass through." NOTE: THIS INSPECTION WAS GENERALLY LIMITED TO ITEMS IN PLAIN AND FULL VIEW OF THE INSPECTOR. ATTICS WERE INSPECTED FROM THE ATTIC ACCESS OPENING. GYPSUM WALLBOAD THICKNESSES WERE MEASURED AT ELECTRICAL OUTLET FIXTURES AND LIGHT FIXTURES OR WHERE OPENINGS IN THE EXTERIOR SIDING MADE THE GYPSUM WALLBOAD VISIBLE AND MEASUREABLE. NO ATTEMPT WAS MADE TO ASCERTAIN THE STRUCTURAL SOUNDNESS OF THE BUILDINGS OR RELATED FACILITIES. THIS INSPECTION AND REPORT DO NOT PROFESS TO HAVE COVERED ALL OF THE ITEMS INCLUDED IN THE UNIFORWUrl. P4 CODE. Date: 2-9-96 Joseph A. Laird, P. E. CITY ENGINEER & BUILDING OFFICIAL Pe 4_ Bide 44 STEVE CLARK APARTMENTS 151 SO. 1ST. EAST ST. BLDG. NO.3 — APTS. NUMBERS 113, 114, 212 & 213. AT THE JOINT REQUEST OF STEVE CLARK, RICKS COLLEGE AND THE CITY OF REXBURG, THE SUBJECT BUILDING AND APARTMENTS WERE INSPECTED FOR ANY SAFETY VIOLATIONS OF THE UNIFORM BUILDING CODE. THIS INSPECTION WAS CONDUCTED ON FEBRUARY 2, 1996. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1985, 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 1. -- Apartment # 213 - Bedroom windows ( 4' 0" x P 8") do not meet the requirements for escape or rescue windows as set forth in UBC Sec. 1204. The covered walkway area south of Apartment # 213 must be kept free of stored couches, beds, refrigerators, etc. as this area serves as the escape route from the bedroom escape -rescue windows. If the east end of the area is going to be used for enclosed storage, it's walls and ceiling will have to have a 1 -hour fire -resistive rating as set forth in Table 5A and Sec. 310.2.2 of the 1994 UBC. 2. -- The attic area did not have draft stops " in line with the walls separating tenant spaces from each other and from other uses "( such as storage room from dwelling units) as is required in Sec. 2516 (f) 4 B (ii). (pg. 204 of 1985 UBC) An attic access opening will need to be added above Apt. 212 after the attic draft stops are in place. Minimum opening size is 22 inches by 30 inches. [See Sec. 3205 (a)] Additional roof vents may be needed after the attic area is compartmentalized by the required draft stops. 3. -- The 2nd story (Apartments 212 & 213) has an occupant load of 12. Sec. 3303 (a), Exception 2 states that: "Two or more dwelling units on the second story may have access to only one common exit when the total occupant load does not exceed 10." The occupant load of 12 for this story is larger than the allowed occupant load of 10. Therefore a second stairway is required from the 2nd story exterior exit balcony. 4. -- Main stairway to 2nd story apartments. Speaking generally regarding all the main stairway units, the tread rise was usually around 7 1/2 inches with the top rise usually being 9 to 10 inches in height. The tread run was found to be usually around 10 to 10 1/2 inches; however some tread runs were as small as 8 3/4 inches. These measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8 inch. B. - The run shall be not less than 11 inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. The interior edge of the stairway runner is approximately 7 inches from the side of the building. This leaves a potentially dangerous gap between stair and building where someone could fall and be injured. A guardrail is required along this interior edge of the stairway to bring it into conformance with Sec. 1711. The wire mesh stairway treads seem to be breaking loose from the perimeter bracing and need to be rewelded, replaced or repaired in some other manner so that they are safe and capable of carrying the required load set forth in Table 23A, Note 5, of the UBC , namely that: "Individual stair treads shall be designed to support a 300 pound concentrated load placed in a position which would cause maximim stress." Maintenance needs to be accomplished as is required in Sec.104 (d). 5. -- That portion of the exterior building wall adjacent to the 2nd floor exterior exit balcony and that portion of the roof above the exterior exit balcony were not, but should have been, constructed to one-hour fire -resistive standards. See Sec. 3305 (g) which states that: " Walls of corridors and exterior exit balconies serving a Group It, Division 1 Occupancy having an occupant load of 10 or more --- shall be of not less than one-hour fire -resistive construction and the ceilings shall be not less than that required for a one-hour fire -resistive floor or roof system." 6. -- The double 2 x 6 beam supporting the exterior exit balcony showed excessive deflection and should be checked to see if it needs to have stronger beam members or more closely spaced support columns. 7. -- The 2nd story storage room does not have the required 1 -hour fire -resistive walls. (See Sec. 1202(b) which states that: " Storage and laundry rooms--- shall be separated from the rest of the building by not less than one-hour fire -resistive occupancy separations. " This requirement. pertains to both walls and floor/ceilings.) There was no fire -blocking at the rafter tie-in between the storage room and the adjacent apartment unit. The exhaust vent going from the heating unit through the floor and ceiling did not have the required 1" clearance between it and the adjacent floor and ceiling materials. 8. -- The 1 st story furnace room/storage room does not have the required 1 -hour fire -resistive walls and floor/ceiling above it. (See Sec. 1213 -- Every room containing a boiler, central heating plant or hot-water supply boiler in Division 1 Occupancies shall be separated from the rest of the building by not less than a one-hour fire -resistive occupancy separation. This requirement pertains to both walls and floor/ceilings.) There were some open drain lines that needed to be plugged -off. 9. -- Throughout the apartment complex, some smoke detectors were battery operated and some were hardwired. Section 1210 (a) 3 states that: "In new construction, required smoke detectors shall receive their primary power from the building wiring when such wiring is served shall not exceed the smallest by more than 3/8 inch. The interior edge of the stairway runner is approximately 7 inches from the side of the building. This leaves a potentially dangerous gap between stair and building where someone could fall and be injured. A guardrail is required along this interior edge of the stairway to bring it into conformance with Sec. 1711. The wire mesh stairway treads seem to be breaking loose from the perimeter bracing and need to be rewelded, replaced or repaired in some other manner so that they are safe and capable of carrying the required load set forth in Table 23A, Note 5, of the UBC , namely that: "Individual stair treads shall be designed to support a 300 pound concentrated load placed in a position which would cause maximim stress." Maintenance needs to be accomplished as is required in Sec. 104 (d). 5. -- That portion of the exterior building wall adjacent to the 2nd floor exterior exit balcony and that portion of the roof above the exterior exit balcony were not, but should have been, constructed to one-hour fire -resistive standards. See Sec. 3305 (g) which states that: " Walls of corridors and exterior exit balconies serving a Group R, Division 1 Occupancy having an occupant load of 10 or more --- shall be of not less than one-hour fire -resistive construction and the ceilings shall be not less than that required for a one-hour fire -resistive floor or roof system." 6. -- The double 2 x 6 beam supporting the exterior exit balcony showed excessive deflection and should be checked to see if it needs to have stronger beam members or more closely spaced support columns. 7. -- The 2nd story storage room does not have the required 1 -hour fire -resistive walls. (See Sec. 1202(b) which states that: " Storage and laundry rooms--- shall be separated from the rest of the building by not less than one-hour fire -resistive occupancy separations. " This requirement, pertains to both walls and floor/ceilings.) There was no fire -blocking at the rafter tie-in between the storage room and the adjacent apartment unit. The exhaust vent going from the heating unit through the floor and ceiling did not have the required 1" clearance between it and the adjacent floor and ceiling materials. 8. -- The 1st story furnace room/storage room does not have the required 1 -hour fire -resistive walls and floor/ceiling above it. (See Sec. 1213 -- Every room containing a boiler, central heating plant or hot-water supply boiler in Division 1 Occupancies shall be separated from the rest of the building by not less than a one-hour fire -resistive occupancy separation. This requirement pertains to both walls and floor/ceilings.) There were some open drain lines that needed to be plugged -off. 9. -- Throughout the apartment complex, some smoke detectors were battery operated and some were hardwired. Section 1210 (a) 3 states that: "In new construction, required smoke detectors shall receive their primary power from the building wiring when such wiring is served from a commercial source." Therefore, all smoke detectors should have been hard -wired into the building wiring system when they were originally installed. Some smoke detectors were not located in accordance with Sec. 1210 (a) 4. ( Also see Fire Marshal's comments) 10. -- Sec. 1211. -- Every dwelling unit and guest room shall be provided with heating facilities capable of maintaining a room temperature of 70 degrees F. at a point 3 feet above the floor in all habitable rooms. The thermometer in one of these dwellings indicated a room temperature of 60 degrees F. In these as in many of the other dwelling units, the stove oven and/ or portable electric heaters were being used to increase the temperature in the apartments. This review did not determine if the thermostats were not working properly or if the heating system was not capable of providing the required heat; whatever the reason, the heating facilities need to be repaired or upgraded so they meet the code requirements. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE. 11. -- SEC. 1202 (b) -- "Walls and floors separating dwelling units in the same building shall be of not less than one-hour fire -resistive construction." One-hour fire -resistive construction usually consists of one layer of 5/8 inch, Type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing and I layer of 5/8 inch, Type X gypsum wallboard on the bottom of the floor/ceiling assembly. The walls and ceilings throughout the building appear to be of 1/2 inch gypsum wallboard; therefore additional layers of gypsum wallboard are required over the existing "walls and floors separating dwelling units " or "walls and floors separating dwelling units from other uses." (such as furnace rooms or storage rooms as was required in the 1985 UBC.) THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 12. -- Smoke Detectors. Sec. 1210 (a) 4 (or See. 310.9.1.4 in 94 UBC) now states that: " In dwelling units, a detector shall be installed in each sleeping room and at a point centrally located in the corridor or area giving access to each separate sleeping area." 13. -- Guardrail opening dimensions. Sec. 1712 (a) (or Sec. 509.3 in 94 UBC) now states that: ' Open guardrails shall have intermediate rails or an ornamental pattern such that a sphere 4 inches in diameter cannot pass through." GENERAL SAFETY ITEMS: 14. -- The steeply sloped concrete area immediately north of the sidewalk near the stair landing is very steep and poses a dangerous slipping problem during icy weather. NOTE: THIS INSPECTION WAS GENERALLY LIMITED TO ITEMS IN PLAIN AND FULL VIEW OF THE INSPECTOR. ATTICS WERE INSPECTED FROM THE ATTIC ACCESS OPENING. GYPSUM WALLBOAD THICKNESSES WERE MEASURED AT ELECTRICAL OUTLET FIXTURES AND LIGHT FIXTURES OR WHERE OPENINGS IN THE EXTERIOR SIDING MADE THE GYPSUM WALLBOAD VISIBLE AND MEASUREABLE. NO ATTEMPT WAS MADE TO ASCERTAIN THE STRUCTURAL SOUNDNESS OF THE BUILDINGS OR RELATED FACILITIES. THIS INSPECTION AND REPORT DO NOT PROFESS TO HAVE COVERED ALL OF THE ITEMS INCLUDED IN THE UNIFORM BUILDING CODE. Date 2-9-96 Joseph A. Laird, P.E. CITY ENGINEER & BUILDING OFFICIAL PHILIP E. 9ATT C -,.m r Stare of Idaho DEPARTMENT OF LABOR AND INDUSTRIAL SERVICES POCATFLLO AREA OFFICE February 6, 1996 Stephen E. Clark 625 & 5000 W. Rexburg, YD 83440 Dear Mr. Clark: 611 Wllaon, Suao 4C P -O. Box 4963 Pooetollo, to a32064%3 (208) 236-6680 FAX (206) 236-6227 After reviewing and inspecting the apartments located at 151 S First E. in Rexburg, I found that a good portion of the electrical installation was inadequate and in poor workmanship. I was only able to see the finished product and have no idea of what lies behind the walls. In any case, the requested inspections indicate a large amount of redundancy and repeat violations (please see unclosed findings). If I can be of further assistance, please feel free to contact me at (208) 359-3025. Sincerely, Scott Richter Electrical Inspector rim Enclosures c: Terry L. Coumerilh Equal Opportunity Employer TO: RE > BURG ` FEU -OF -'9E TUL 14:54 ID: TEL NO: 9136 P01 EF -611 STATE OF IDAHO 2720/028 DEPARTHCNI 01 LABOR ARD INOUSTVIAL SERVICES ELECTRICAL DIVISION 277 NORTH SIXTH - STATEHOUSE MAIL Bow, ID 63720.6000 (208) 336.2183 REOVCITED INSPECTION FINDINGS PROPERIT OVNERi APPLICANT: NAME: Stephen E. Clark NAME, Stephen E. Clark ADDRESS: 625 S. 5000 W. ADDRESS: 625 S. 5000 W. Rexburg, ID 83440 Rexburg, PERMIT NUMBER: TYPE Of BUILDING: Student Apartments LOCATION OF BUILDING: 151 S. First E. , Rexburg, ID 83440 .............................................................................................................................. THE ELECTRICAL INSTALLATION DESCRIBED ABOVE HAS BEEN INSPECTED AND WAS FOUND TO BE ESSENTIALLY IN ACCORD WITH THE MINIMUM REQUIREMENTS Of THE NATIONAL ELECTRICAL CODE AT THE TIME Of INSTALLATION EXCEPT AS FOLLOVS: NFC REFERENCE 1 stn-.tF-R Ontsida spotlirhf nest sprurpd o building_ Outside Addition I 336-15 1 Romex not secured along framing members. H Scott Richter ELECTRICAL INSPECTOR 2/6/96 DAZE TO: RE :.'BURG .—..-.-"-----f ELI -06-'96 TUE 14:51 ID: TEL NO: EP 1.11 STATE OF IOAMO 2/20/92R DEPARIMENF OF LABOR AND INDUSTRIAL SERVICES ELECTRICAL DIVISION 277 NORTH SIXTH • STATEHOUSE MAIL BOISE, ID 8372D•6000 ' (208) 314.2183 REWESTED INSPECTION FIwDIH •S - 1 PROPERTY OWNER- Pll ANI NAME: Stephen E. Clark NAME, Stephen E. Clark ADDRESS:625 S. 5000 W. Rexburg, ID 83440 PERMIT NUMBER: ADDREss:625 S. 5000 W. ex urg, TYPE Of BUILDING: 6tlldellj Apartmentg LOCATION OF BUILDING: _lfil_S First F Re -burp; ID 83440 ..................»...................................................................... TOE ELECTRICAL INSTALLATION DESCRIBED ABOVE PAS BEEN INSPECTED AND UAS FOUND 10 BE ESSENTIALLY IN ACCORD UT T N ,THE 'MINIMUM REOUIREMENTS OF THE NATIONAL ELECTRICAL CODE AT THE TIME OF INSTALLATION EXCEP-T AS POLLOUS: NEC REFERENCEIN1,! Laundry Room Surface mounted fluorescent fixture over dryer #4 hanging on 410_]5-a I on one side not secured to ceiling_ 5 Behind dryer #15 and washer #8 outlet has no cover plate. clear 300-4 l In unfinished bathroom romex and ceiling box hanging from U Scott Richter -LECTRICAL INSPECTOR~ kR 2/6/96 TATE (F-411 STATE OF IDAHO I/20/92R DEPARTMENT Of LABOR AND INDUSTRIAL SERVICES ELECTRICAL DIVISIDN 277 NORTH SIXTH. STATEHOUSE MAIL BOISE, 10 83720-6000 (208) 334.2183 NAMr, Stephen E. Clark ADDRESS: 625 S. 5000 W. Rexburg, ID 83440 PERMIT NUMaER, REOUEsrEp INSPECTIoN FINo IHGS APPLICANT: NAME: Stephen E Clark ADDRESs:625 S. 5000 W. Rexburg, ID 83440 TYPE OF BUIL13ING;StudPn1 QnartmP r LOCATION OFBUILOINO:_151 S First x RexburK ID 83440 .....................................................................................................................I....... THE ELECTRICAL INSTALLATION DESCRIBED ABOVE HAS BEEN INSPECTED Ago WAS FOUND TO BE ESSENTIALLY IN ACCORD WITH THE MINIMUM REOUIREMENTS OF THE NATIONAL ELECTRICAL CODE AT THE TINE OF INSTALLATION EXCEPT AS FOLLOWS: 410-4 In shower room light fixture not approved for damp locations n_d I r jBtTr * -sr l di n + DIX a¢ hrnkE;a lamb holder 90-1-b `-- Scott Richter ELECTRICAL INSPECTOR k 2/6/96 DATE (1.411 STATE Of IDAHO 2/20/92R DEPARTMENT OF LABOR AND INDUSTRIAL SERVICES ELECTRICAL DIVISION 277 NORTH SIXTH - STATEHOUSE MAIL BOISE, 10 83720.6000 (208) 334.2183 PROPERTY QVHER: NAME: Stephen E. Clark ADDRESS: 625 S. 5000 W. Rexburg, ID 83440 PERMIT NUMBER: REOUE@TEp INSPECt UZ FINp INCS APPLICANT: NAME, Stephen E Clark ADDRESS: 625 S. 5000 W. Rexburg, ID 6J44U TYPE OF BUILDING: Student Apartments LOCATION OF BUILDING! 151 S. First E., Rexburg, ID 83440 ...., I......L a.............v...................................1,........................................................ THE ELECTRICAL INSTALLATION DESCRIBED ABOVE HAS BEEN INSPECTED AND WAS FOUND TO BE ESSENTIALLY IN ACCORD WITH THE MINIMUM REQUIREMENTS OF THE NATIONAL ELECTRICAL CODE AT THE TIME OF INSTALLATION EXCEPT AS FOLLOUS: NEC REFERENCE tFINDINGS 210-8-a i In bathroom opposite vanity, outlets not Or'1G protected. 410-4 � In shower room, light fixture not approved for damp location. Un outlets not GFIC protected. 3()F) -1 .5-h_ Outside light fixture hag no box 410-4 i Chnwc.r •-nnm fivt.. r.., ....+ onnv-n.ro.i Pni. aomr. lnn.�t i..r ,Scott Richter ELECTRICAL INSPECTOR kA 216/96 DATE FEFJ- OG- -96 TUE 14:52 ID: TEL NO: LIF0192R 1 Z/2STATE OF IDAHO 2/0/9DEPARTMENT OF LABOR AND INDUSTRIAL SERVICES ELECTRICAL DIVISION 27F Noun SIXTH • STATEHOUSE MAIL BOISE, 10 83720.6000 (208) 774.2183 R EQLIFSTEo INSPECTION FIND INF$ ' �� PROPERTY OWNER: NAME: Stephen E. Clark ADOAESS: Rexburg, ID 83440 PERMIT NUMBER: APPL I CANT! NAME: Stephen E. Clark 9135 P02 ADDRESS:f' 5 S. 5000 W, Rexburg, ID 83440 TYPE OF BUILDING: Student Apartments LOCATION OF BUILDING: 151 S. First E., Rexburg, ID 83440 .......... ...................... ....... ................................................ :...................................... THE ELECTRICAL INSTALLATION DESCRIOED ABOVE HAS BEEN INSPECTED AND VAS FOUND TO BE ESSE.NTIALLY IR ACCORD REQUIREMENTS OF THE NATIONAL ELECTRICAL CODE AT THE TIME OF INSTALLATION EXCEPT AS FOLLOWS: W{YN THE nINIHUM 90-4 90-1- ets oplosite'vanit not GFIC protected in ,bathroom In living room ceiling fixture flickers. Scott Richter ELECTRICAL INSPECTOR kA 2/6/96 7A TE lel U-1 . I Ef -L 11 STATE OF IDAHO 2/2D/92R DEPARTMENT Of L AIOR ARO INDUSTRIAL SERVICES ELECTRICAL DIVISION 277 NORTH SIXTH • STATEHOUSE MAIL BOISE, 10 83720-6000 (208) 330.2183 NAME: Stephen E. Clark ADDRESS: 625 S. 5000 W. Rexburg, ID 83440 PERMIT NUMBER: REQUESTED INSPECTION FINO)NGS Appucmo: h NAME: Stephen E. Clark ADDRESS: 625 S. 5000 W. Rexburg, -IN 8:3440 Type OFBUILDING;Student Apartments LOCATION OFSUILDINO: 151 S. First E. , Rexburg, ID- 83440 ............................................................................................................................... THE ELECTRICAL INSTALLATION DESCRIBED ABOVE HAS BEEN INSPECTED AND WAS FOUND TO BE ESSENTIALLY IN ACCORD WITH THE MINIMUM REQUIREMENTS Of THE NATIONAL ELECTRICAL CODE AT THE TIME Of INSTALLATION EXCEPT AS FOLLOWS: 1 336-15 Open romex not QPrryrnfj or stanl d 300-15-b j Romex in ceiline rnlired with n3 box, I 210-8-a-1 In bathroom opposite vanity, outlets not GFIC protected. 410-4 In shower room, light fixture not approved for damp location. Scott Richter ELECTRICAL INSPECTOR Ra 2/6/96 DATE STEVE CLARK APARTMENTS 151 SO. 1ST. EAST ST. BLDG. NO. 1C -- APTS. NUMBERS 108, 109, 208, & 209. AT THE JOINT REQUEST OF STEVE CLARK, RICKS COLLEGE AND THE CITY OF REXBURG, THE SUBJECT BUILDING AND APARTMENTS WERE INSPECTED FOR ANY SAFETY VIOLATIONS OF THE UNIFORM BUILDING CODE. THIS INSPECTION WAS CONDUCTED ON FEBRUARY 2, 1996. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1985, 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 1. -- Apartment # 109 - The landing in front of the main doorway is 4 1/2 inches lower than the sill of the doorway. Sec. 3304 (h) states that: "Regardless of occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall not be more than 1 inch lower than the threshold of the doorway." The measured length of the landing in the direction of travel (outward from the door to the first step) is 24 1/2 inches. Sec. 3304 (i) states that: "Landings shall have a length measured in the direction of travel of not less than 44 inches." The measured stairway headroom is 6-2 1/2". Required headroom is 6'- 6" in Sec. 3306 (p) of the 1985 UBC. Required headroom is 6- 8" in 1988, 1991, & 1994 UBC Measured stairway risers: Top riser @ 5 1/2" and other risers @ 6 1/2" each. Measured stairway runs: Two @ 10 1/2", one @ 12" & one @ 10" These measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8". B. - The run shall be not less than 11 inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. 2. -- Apartment # 109 - Bedroom windows are 5' 8" x 2'8" horizontal slider = 6.25 sq. ft. of openable area, which meet code requirements for area, width and height. However the bottom of the sill is 50 " above the floor which is more than the 44" maximum floor- to- sill height allowed by UBC Sec. 1204. 3. -- Apartment # 108 - The landing in front of the main doorway is 6 1/2 inches lower than the sill of the doorway. Sec. 3304 (h) states that: "Regardless of occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall not be more than 1 inch lower than the threshold of the doorway." The measured length of the landing in the direction of travel (outward from the door to the first step) is 32 inches. Sec. 3304 (i) states that: "Landings shall have a length measured in the direction of travel of not less than 44 inches." The measured stairway headroom is 6'-1 1/2". Required headroom is 6'- 6" in Sec. 3306 (p) of the 1985 UBC. Required headroom is 6'- 8" in 1988, 1991, & 1994 UBC Measured stairway risers: 2 risers @ 6 1/2" each and 2 risers @ 7 1/2' each. Measured stairway runs: One @ 9", one @ 10" & one @ 11" These measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8". B. - The run shall be not less than 11 inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. 4.-- Apartment # 108 - Interior stairs between living room and bedrooms. Stairs going up to one bedroom are 34 to 36 inches in width with 5'-10" of headroom at the top of the stairs. Stairs going down to two bedrooms are 32 "wide and have headrooms of 5'-8" and 6-1". There is no guardrail separating the upper stairs from the lower stairs. Required headroom is 6'- 6" in Sec. 3306 (p) of the 1985 UBC. Required headroom is 6'- 8" in 1988, 1991, & 1994 UBC. Required stairway width is Y- 0" as set forth in Sec. 3306 (b) . Sec. 1711 requires a guardrail along stairs whenever there is more than a 30 inch difference in elevation between two different levels. 5.-- Apartment # 208 - Bedroom windows ( 28" x 19" = 3.69 sq. ft. openable area) do not meet the requirements for escape or rescue windows as set forth in UBC See. 1204. 6.-- Apartment # 208 - Interior stairs between living room and bedrooms. Stairs go up to two bedrooms and down to one bedroom. Stairs are 34 " wide and have headrooms of 6-0" and 6-8". There is no guardrail separating the upper stairs from the lower stairs. Required headroom is 6'- 6" in Sec. 3306 (p) of the 1985 UBC. Required headroom is 6'- 8" in 1988, 1991, & 1994 UBC. Required stairway width is T- 0" as set forth in Sec. 3306 (b) . Sec. 1711 requires a guardrail along stairs whenever there is more than a 30 inch difference in elevation between two different levels. 7. -- Apartment # 209 - Bedroom windows (22" x 30" = 4.58 sq.ft. openable area) do not meet the requirements for escape or rescue windows as set forth in UBC Sec. 1204. 8. -- Apartment # 209 - Kitchen smoke detector not working. 9. -- Area Separation Walls - There should be a 2 -hour Area Separation Walls on the west end of this building. Area Separation Walls are a very critical component of the fire protection system as they separate or divide a large building down into "smaller buildings". They are designed to help prevent the spread of fire from one of these "smaller buildings" to another. In this case, the required 2 -hour Area Separation Wall consists of five parts: A. The 2 -hour area separation wall(ASW) itself, which basically consists of 2 layers of 5/8 inch, type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing; B. The walls and eves on either end of the area separation wall (ASW) which have to meet 1 -hr. fire -resistive standards for 5 ft. either side of the area separation wall; C. When the trusses are parallel with the area separation wall(ASW), all roof framing within 5 ft. of the ASW must be encapsulated within a 1 -hr. fire -resistive shield (in this case, possibly, 2 layers of type X gypsum wallboard along the bottom chord of the trusses over to the nearest truss 5 ft. or more from the ASW, and then up, along and covering the entire face of the truss up to the bottom of the roof sheathing); D.There can be no openings in the roof within 5 ft. of the ASW; and E. The entire building is provided with not less than a Class B roofing. The above description basically sets forth what is required in Sec. 505(e) 2 and Sec. 505(e) 3, Exception 2 (1985 UBC) [or Sec 505 (f) 3 and 505 (f) 4, Exception 2, in 1991 UBC]. There are also other possible alternatives set forth in Sec. 505 that could be considered. The ASW at the west end of this building does not meet the requirements of Sec. 505. The east end of Apartments 107 & 207 only have one layer of 1/2" gypsum wallboard, while the west ends of Apartments 108 & 208 have two layers of 5/8" gypsum wallboard. The walls and eves within 5 ft. of the ASW do not meet 1 -hr. fire -resistive standards. The attic truss protection does not meet 1 -hr. fire -resistive standards. We did not check for openings within 5 ft. of the ASW or the type of roofing material that was on the buildings. This ASW does not meet the requirements of Sec. 505 (e) 5 -Buildings of Different Heights in the 1985 UBC [See. 505 (f) 6 in the 1991 UBC] either. 10. -- The attic area did not have draft stops " in line with the walls separating tenant spaces from each other and from other uses " as is required in Sec. 2516 (f) 4 B (ii). (pg. 204 of 1985 UBC) 11. -- The 2nd story (Apartments 208 & 209) has an occupant load of 12. Sec. 3303 (a), Exception 2 states that: "Two or more dwelling units on the second story may have access to only one common exit when the total occupant load does not exceed 10." The occupant load of 12 for this story is larger than the allowed occupant load of 10. Therefore a second stairway is required from the 2nd story exterior exit balcony. 12. -- Main stairway to 2nd story apartments. Speaking generally regarding all the main stairway units, the tread rise was usually around 7 1/2 inches with the top rise usually being 9 to 10 inches in height. The tread run was found to be usually around 10 to 10 1/2 inches; however some tread runs were as small as 8 3/4 inches. These measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8 inch. B. - The run shall be not less than 11 inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. The interior edge of the stairway runner is approximately 7 1/2 inches from the side of the building. This leaves a potentially dangerous gap between stair and building where someone could fall and be injured. A guardrail is required along this interior edge of the stairway to bring it into conformance with Sec. 1711. The wire mesh stairway treads seem to be breaking loose from the perimeter bracing and need to be rewelded, replaced or repaired in some other manner so that they are safe and capable of carrying the required load set forth in Table 23A, Note 5, of the UBC, namely that: "Individual stair treads shall be designed to support a 300 pound concentrated load placed in a position which would cause maximim stress." Maintenance needs to be accomplished as is required in Sec. 104 (d). 13. -- That portion of the exterior building wall adjacent to the 2nd floor exterior exit balcony and that portion of the roof above the exterior exit balcony were not, but should have been, constructed to one-hour fire -resistive standards. See Sec. 3305 (g) which states that: " Walls of corridors and exterior exit balconies serving a Group R, Division 1 Occupancy having an occupant load of 10 or more --- shall be of not less than one-hour fire -resistive construction and the ceilings shall be not less than that required for a one-hour fire -resistive floor or roof system." 14. -- Sec. 1213 -- Every room containing a boiler, central heating plant or hot-water supply boiler in Division I Occupancies shall be separated from the rest of the building by not less than a one-hour fire -resistive occupancy separation. This requirement pertains to both walls and floor/ceilings. 15. -- Throughout the apartment complex, some smoke detectors were battery operated and some were hardwired. Section 1210 (a) 3 states that: "In new construction, required smoke detectors shall receive their primary power from the building wiring when such wiring is served from a commercial source." Therefore, all smoke detectors should have been hard -wired into the building wiring system when they were originally installed. Some smoke detectors were not located in accordance with Sec. 1210 (a) 4. ( Also see Fire Marshal's comments) Pg 4 Bldg 1-C 16. -- Sec. 1211. -- Every dwelling unit and guest room shall be provided with heating facilities capable of maintaining a room temperature of 70 degrees F. at a point 3 feet above the floor in all habitable rooms. In these as in many of the other dwelling units, the stove oven and/ or portable electric heaters were being used to increase the temperature in the apartments. This review did not determine if the thermostats were not working properly or if the heating system was not capable of providing the required heat; whatever the reason, the heating facilities need to be repaired or upgraded so they meet the code requirements. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1988,19918-,1994 EDITIONS OF THE UNIFORM BUILDING CODE. 17. -- SEC. 1202 (b) -- "Walls and floors separating dwelling units in the same building shall be of not less than one-hour fire -resistive construction." One-hour fire -resistive construction usually consists of one layer of 5/8 inch, Type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing and 1 layer of 5/8 inch, Type X gypsum wallboard on the bottom of the floor/ceiling assembly. The walls and ceilings throughout the building appear to be of 1/2 inch gypsum wallboard; therefore additional layers of gypsum wallboard are required over the existing "walls and floors separating dwelling units " or "walls and floors separating dwelling units from other uses." (such as furnace rooms or storage rooms as was required in the 1985 UBC.) Apartment # 208 had 5/8" gypsum wallboad on the east apartment wall and 1/2" gypsum wallboard on the ceiling. The west wall of Apartments 108 and 208 had 2 layers of 5/8" gypsum wallboad . The rest of the gypsum wall boards in the apartments were 1/2" thick. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 18. -- Smoke Detectors. Sec. 1210 (a) 4 (or Sec. 310.9.1.4 in 94 UBC) now states that: " In dwelling units, a detector shall be installed in each sleeping room and at a point centrally located in the corridor or area giving access to each separate sleeping area." 19. -- Guardrail opening dimensions. Sec. 1712 (a) (or Sec. 509.3 in 94 UBC) now states that: " Open guardrails shall have intermediate rails or an ornamental pattern such that a sphere 4 inches in diameter cannot pass through." NOTE: THIS INSPECTION WAS GENERALLY LIMITED TO ITEMS IN PLAIN AND FULL VIEW OF THE INSPECTOR. ATTICS WERE INSPECTED FROM THE ATTIC ACCESS OPENING. GYPSUM WALLBOAD THICKNESSES WERE MEASURED AT Pg 5 Bldg. 1-C ELECTRICAL OUTLET FIXTURES AND LIGHT FIXTURES OR WHERE OPENINGS IN THE EXTERIOR SIDING MADE THE GYPSUM WALLBOAD VISIBLE AND MEASUREABLE. NO ATTEMPT WAS MADE TO ASCERTAIN THE STRUCTURAL SOUNDNESS OF THE BUILDINGS OR RELATED FACILITIES. THIS INSPECTION AND REPORT DO NOT PROFESS TO HAVE COVERED ALL OF THE ITEMS INCLUDED IN THE UNIFORM BUILDING CODE. CJ Date: 2-9-96 Joseph A. Laird, P.E. CITY ENGINEER & BUILDING OFFICIAL STEVE CLARK APARTMENTS 151 SO. 1 ST. EAST ST. BLDG. NO. 1B -- APTS. NUMBERS 106, 107, 206, & 207. AT THE JOINT REQUEST OF STEVE CLARK, RICKS COLLEGE AND THE CITY OF REXBURG, THE SUBJECT BUILDING AND APARTMENTS WERE INSPECTED FOR ANY SAFETY VIOLATIONS OF THE UNIFORM BUILDING CODE. THIS INSPECTION WAS CONDUCTED ON FEBRUARY 2, 1996. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1985, 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 1. -- Apartment # 106 - The landing in front of the main doorway is 4 1/2 inches lower than the sill of the doorway. Sec. 3304 (h) states that: "Regardless of occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall not be more than I inch lower than the threshold of the doorway." The measured length of the landing in the direction of travel (outward from the door to the first, step) is 36 inches. Sec. 3304 (i) states that: "Landings shall have a length measured in the direction of travel of not less than 44 inches." The measured stairway headroom is 6'- 8" which is adequate. Measured stairway risers: One riser @ 8 3/4" and three risers @ 7 1/2" each. Measured stairway runs: Two @ 9 5/8" & one @ 9 1/8 ". These measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8". B. - The run shall be not less than 11 inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. 2. -- Apartment # 106 - Bedroom window is 3' 10" x 2' 10" horizontal slider with 30" x 32" = 5.11 sq. ft. of openable area which does not meet net area of 5.7 sq.ft. required by UBC Sec. 1204. 3. -- Apartment # 107 - The landing in front of the main doorway is 4 1/2 inches lower than the sill of the doorway. Sec. 3304 (h) states that: "Regardless of occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall not be more than I inch lower than the threshold of the doorway." The measured length of the landing in the direction of travel (outward from the door to the first step) is 27 inches. Sec. 3304 (i) states that: "Landings shall have a length measured in the direction of travel of not less than 44 inches." The measured stairway headroom is 6-2". Required headroom is 6'- 6" in Sec. 3306 (p) of the 1985 UBC. Required headroom is 6'- 8" in 1988, 1991, & 1994 UBC Measured stairway risers: One @ 6 1/2", one @6", one @ 7 1/2 & two @ 8". Measured stairway runs: Two @ 93/4", one @ 8 1/2" & one @ 11" These measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8" B. - The run shall be not less than I 1 inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. 4.-- Apartment # 206 - Bedroom windows ( 3' 10" x 2' 10" with 30" x 32" = 5.11 sq. ft. openable area) do not meet the requirements for escape or rescue windows as set forth in UBC Sec. 1204. 5. -- Area Separation Walls - There should be 2 -hour Area Separation Walls on both the east and west ends of this building. Area Separation Walls are a very critical component of the fire protection system as they separate or divide a large building down into "smaller buildings". They are designed to help prevent the spread of fire from one of these "smaller buildings" to another. In this case, the required 2 -hour Area Separation Wall consists of five parts: A. The 2 -hour area separation wall(ASW) itself, which basically consists of 2 layers of 5/8 inch, type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing; B. The walls and eves on either end of the area separation wall (ASW) which have to meet 1 -hr. fire -resistive standards for 5 ft. either side of the area separation wall; C. When the trusses are parallel with the area separation wall(ASW), all roof framing within 5 ft. of the ASW must be encapsulated within a 1 -hr. fire -resistive shield (in this case, possibly, 2 layers of type X gypsum wallboard along the bottom chord of the trusses over to the nearest truss 5 ft. or more from the ASW, and then up, along and covering the entire face of the truss up to the bottom of the roof sheathing); D.There can be no openings in the roof within 5 ft. of the ASW; and E. The entire building is provided with not less than a Class B roofing. The above description basically sets forth what is required in Sec.505(e) 2 and Sec. 505(e) 3, Exception 2 (1985 UBC) [or Sec 505 (f) 3 and 505 (t) 4, Exception 2, in 1991 UBC]. There are also other possible alternatives set forth in Sec. 505 that could be considered. The ASWs at either end of this building do not meet the requirements of Sec. 505. The east end of Apartments 107 & 207 only have one layer of 1/2" gypsum wallboard, while the west ends of Apartments 108 & 208 have two layers of 5/8" gypsum wallboard. The walls and eves within 5 ft. of the ASW do not meet 1 -hr. fire -resistive standards. The attic truss protection does not meet 1 -hr. fire -resistive standards. We did not check for openings within 5 ft. of the ASW or the type of roofing material that was on the buildings. This ASW does not meet the requirements of Sec. 505 (e) 5 -Buildings of Different Heights in the 1985 UBC [Sec. 505 (f) 6 in the 1991 UBC] either. The west end of Apartments 106 & 206 only have one layer of 1/2" gypsum wallboard, while the east ends of Apartments 105, 205 & 305 have two layers of 5/8" gypsum wallboard. The walls and eves within 5 ft. of the ASW do not meet 1 -hr. fire -resistive standards. The attic truss protection does not meet 1 -hr. fire -resistive standards. We did not check for openings within 5 ft. of the ASW or the type of roofing material that was on the buildings. This ASW does not meet the requirements of Sec. 505 (e) 5 -Buildings of Different Heights in the 1985 UBC [Sec. 505 (1) 6 in the 1991 UBC] either. 6. -- The attic area did not have draft stops " in line with the walls separating tenant spaces from each other and from other uses "as is required in Sec. 2516 (f) 4 B (ii). (pg. 204 of 1985 UBC) 7. -- The 2nd story (Apartments 206 & 207) has an occupant load of 12. Sec. 3303 (a), Exception 2 states that: "Two or more dwelling units on the second story may have access to only one common exit when the total occupant load does not exceed 10." The occupant load of 12 for this story is larger than the allowed occupant load of 10. Therefore a second stairway is required from the 2nd story exterior exit balcony. 8. -- Main stairway to 2nd story apartments. Speaking generally regarding all the main stairway units, the tread rise was usually around 7 1/2 inches with the top rise usually being 9 to 10 inches in height. The tread run was found to be usually around 10 to 10 1/2 inches; however some tread runs were as small as 8 3/4 inches. These measured rise and run values do not meet the requirements of Sec. 3306 (c) which states that: A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8 inch. B. - The run shall be not less than 1 I inches. The largest tread run within any flight of stairs shall not exceed the smallest by more than 3/8 inch. The interior edge of the stairway runner is approximately 8 inches from the side of the building. This leaves a potentially dangerous gap between stair and building where someone could fall and be injured. A guardrail is required along this interior edge of the stairway to bring it into conformance with Sec. 1711. The wire mesh stairway treads seem to be breaking loose from the perimeter bracing and need to be rewelded, replaced or repaired in some other manner so that they are safe and capable of carrying the required load set forth in Table 23A, Note 5 of the UBC, namely that: "Individual stair treads shall be designed to support a 300 pound concentrated load placed in a position which would cause maximim stress." Maintenance needs to be accomplished as is required in Sec. 104 (d). 9. -- That portion of the exterior building wall adjacent to the 2nd floor exterior exit balcony and that portion of the roof above the exterior exit balcony were not, but should have been, constructed to one-hour fire -resistive standards. See Sec. 3305 (g) which states that: " Walls of corridors and exterior exit balconies serving a Group R, Division 1 Occupancy having an occupant load of 10 or more --- shall be of not less than one-hour fire -resistive construction and the ceilings shall be not less than that required for a one-hour fire -resistive floor or roof system." 10. -- Sec. 1213 -- Every room containing a boiler, central heating plant or hot-water supply boiler in Division 1 Occupancies shall be separated from the rest of the building by not less than a one-hour fire -resistive occupancy separation. This requirement pertains to both walls and floor/ceilings. 11. -- Throughout the apartment complex, some smoke detectors were battery operated and some were hardwired. Section 1210 (a) 3 states that: "In new construction, required smoke detectors shall receive their primary power from the building wiring when such wiring is served from a commercial source." Therefore, all smoke detectors should have been hard -wired into the building wiring system when they were originally installed. Some smoke detectors were not located in accordance with Sec. 1210 (a) 4. ( Also see Fire Marshal's comments) 12. -- Sec. 1211. -- Every dwelling unit and guest room shall be provided with heating facilities capable of maintaining a room temperature of 70 degrees F. at a point 3 feet above the floor in all habitable rooms. In these as in many of the other dwelling units, the stove oven and/ or portable electric heaters were being used to increase the temperature in the apartments. This review did not determine if the thermostats were not working properly or if the heating system was not capable of providing the required heat; whatever the reason, the heating facilities need to be repaired or upgraded so they meet the code requirements. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE. 13. -- SEC. 1202 (b) -- "Walls and floors separating dwelling units in the same building shall be of not less than one-hour fire -resistive construction." One-hour fire -resistive construction usually consists of one layer of 5/8 inch, Type X, gypsum wallboard on each side of the 2 x 4 or 2 x 6 wall framing and 1 layer of 5/8 inch, Type X gypsum wallboard on the bottom of the floor/ceiling assembly. The walls and ceilings throughout the building appear to be of 1/2 inch gypsum wallboard; therefore additional layers of gypsum wallboard are required over the existing "walls and floors separating dwelling units " or "walls and floors separating dwelling units from other uses." (such as furnace rooms or storage rooms as was required in the 1985 UBC.) All walls and ceilings within this building were found to be covered with 1/2" gypsum wallboard. THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH THE 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE: 14. -- Smoke Detectors. Sec. 1210 (a) 4 (or Sec. 310.9.1.4 in 94 UBC) now states that: " In dwelling units, a detector shall be installed in each sleeping room and at a point centrally located in the corridor or area giving access to each separate sleeping area." 15. -- Guardrail opening dimensions. Sec. 1712 (a) (or Sec. 509.3 in 94 UBC) now states that: " Open guardrails shall have intermediate rails or an ornamental pattern such that a sphere 4 inches in diameter cannot pass through." NOTE: THIS INSPECTION WAS GENERALLY LIMITED TO ITEMS IN PLAIN AND FULL VIEW OF THE INSPECTOR. ATTICS WERE INSPECTED FROM THE ATTIC ACCESS OPENING. GYPSUM WALLBOAD THICKNESSES WERE MEASURED AT ELECTRICAL OUTLET FIXTURES AND LIGHT FIXTURES OR WHERE OPENINGS IN THE EXTERIOR SIDING MADE THE GYPSUM WALLBOAD VISIBLE AND MEASUREABLE. NO ATTEMPT WAS MADE TO ASCERTAIN THE STRUCTURAL SOUNDNESS OF THE BUILDINGS OR RELATED FACILITIES. THIS INSPECTION AND REPORT DO NOT PROFESS TO HAVE COVERED ALL OF THE ITEMS INCLUDED IN THE UNIFORM BUILDING CODE. 2-9-96 Joseph A. Laird, P.E. Date. CITY ENGINEER & BUILDING OFFICIAL Pg. 5, Bldg. 1-B MARY SMITH J D. HANCOCK Mr, Stephen E. Clark 625 South 5000 West Rexburg, Idaho 83440 Dear Mr. Clark: LAW OFFICES OF SMITH & HANCOCK 30 SOUTH 2ND WEST POST OFFICE BOX 427 REXBURG, IDAHO 83440 120BI 3565493 October 1, 1990 W. LLOYD ADAMS IIBB5-19691 Upon your request at the City Council meeting on August 22, 1990, a motion was passed stating that you would be given until October 15, 1990, to complete your parking lot, finish the third bathroom in each apartment and put the back siding on the Cottages Apartments. Mayor Boyle also told you that if this construction were not fully completed by October 15, 1990, the City would not grant an occupancy permit. Due to certain matters which have come to the attention of the City Building Inspector, Plumbing Inspector and Electrical Inspector since that City Council meeting, we are also advising you that all applicable provisions of the Uniform Building Code, Uniform Plumbing Code, Uniform Electrical Code and all applicable.City ordinances which have been adopted by the City of Rexburg must be met. The City expects full compliance on or before October 15, 1990, so as to prevent any further problems. Sincerely, J. D. Hancock City Attorney slb cc: Vayor Nile L. Boyle Ric Page Director of Off Campus Housing Ricks College lily 0/ J'ILBxPDl6 ry 4 STATE OF IDAHO NILE L BOT wroR ROSE BAGLEY. gERR RICHARD HORNER. TRE .R R November 16, 1990 TO WHOM IT MAY CONCERN: 12 NORTH CENTER ST. PRONE (208) 3593020 REXBURG. IDAHO 83440 On November 14, 1990, Steve Clark and I walked through his apartments, known as the Cottage Apartments, to do a final plumbing inspection. All plumbing was found to be in com- pliance with the code. City Plumbing Inspector DeLyn Edstrom DE:jb October 24, 1990 To the Rexburg City Council The information I have convinces me that the decision of the council to procede with misdemeanor charges against Steve Clark is inappro- riate. If the decision is to punish the owner, it is inappropriate because he has been sufficiently punished by the natural results of the diffi- culties he has encountered. In part because of my attendance at a city council meeting in which a complaint against the apartments was heard, I am persuaded that part of the objections which led to delays in construction were unjustifiable, and that the owner is not sufficiently blameworthy to be punished. If the decision is to motivate the owner to correct deficiencies, it seems clear that such motivation is unnecessary. The problems have not resulted from desire to move ahead. If the decision is to serve as a deterrent to others, it is unnec- essary. Anyone in any way familiar with the matter would avoid similar circumstances like a plague. In short, I fail to see what good is to be accomplished in the charge. On the other hand, much ill will come to the owner and to the Cottages, which before this recent series of events had made a positive contri- bution. The council should act to improv+ather than to cause further deterioration of the situation. Sincerely, Josep�Romney 53 South Millhollow /Drive Rexburg