BCAB #1369 - Egress from Storage Garage, Articles 3.3.4.4. & 3.4.2.1.

December 16, 1994

BCAB #1369

Re: Egress from Storage Garage, Articles 3.3.4.4. & 3.4.2.1.

Project Description

The building in question is a three storey residential structure with 16 dwellings arranged so only two dwelling units located above another dwelling. The basement contains 16 individual storage garages separated from each other by a one hour fire separation. Each garage is either connected directly to the dwelling it serves by a door and stairway or has a man door directly to the exterior.

Reason for Appeal

Sentence 3.4.2.1.(1) requires every floor area to be served by at least two exits.

Appellant's Position

The appellant contends that the basement garages do not constitute a Group F Division 3 major occupancy but are subsidiary to the dwelling units they serve. Egress for the garages should be governed by Article 3.3.4.4. in which Sentence (3) permits a single exit from a dwelling unit provided it is not necessary to travel up or down more than one storey to reach the exit. In those dwellings where egress from the garage is through the dwelling it serves it only necessary to travel up one storey to reach the exit door from the dwelling unit.

Building Official's Position

The building official considers the basement parking to be a single fire compartment independent of the residential component on the upper storeys and maintains that the exits and access to exits should be contained on the parking level and not have the second means of egress through the residential component.

Appeal Board Decision #1369

It is the determination of the Board that the individual garages are subsidiary to the dwelling units they serve. Therefore, egress from the garage may conform to Article 3.3.4.4.

George R. Humphrey, Chair