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HomeMy WebLinkAboutBZA (variance) - 10/20/08Q City of Oshkosh Jackson R. Kinney Dept. of Community Development Director Planning Services Division Dept. of Community Development 215 Church Ave., PO Box 1130 Darryn Burich ~,~..,~ Oshkosh, WI 54903-1130 Director (920) 236-5059 (920) 236-5053 FAX Planning Services Division h ://www.ci.oshkosh.wi.us October 20, 2008 Mr. Richard Lang 306 W. 18th Av. Oshkosh, WI 54902 Re: 306 W. 18th Av. Dear Mr. Lang: On October 8, 2008 the City of Oshkosh Board of Appeals denied your request for a variance to permit the replacement of front porch stairs without the required minimum 3'x3' landing between the top of the stairs and entrance door. The decision of the Board was filed in the Planning Office of the Department of Community Development on October 9, 2008. Section 30-6(C)(1) and (2) of the City of Oshkosh Zoning Ordinance allows the same variance request to be heard 3 times in any 12-month period. If this is the first or second time you have requested this variance within 12 months, you may re-apply if you wish. If your variance request has been denied 3 times within a 12-month period, but you feel there has been a change in the circumstances affecting your request, you may submit a request for an additional hearing stating the changes that have occurred. The Board will review this request, and if three Board members feel there is sufficient change in circumstances to warrant an additional hearing, then you may re-submit your variance request through the normal procedure. You may call me at (920) 236-5059 if you have any questions. Sincerely,, Todd Muehrer Associate Planner/Zoning Administrator TMM/dff cc: Inspection Services Division, City Hall STAFF REPORT BOARD OF APPEALS OCTOBER 8, 2008 ITEM II: 306 W 18th AVENUE GENERAL DESCRIPTION AND BACKGROUND Richard Lang, owner, is requesting a variance to the City's Building Code. Per Oshkosh Building Code Section 7-33, persons may file an appeal to the Board of Zoning Appeals as provided in the City Zoning Ordinance, Section 30-6(B)(2)(a) if an equivalent degree of health, safety and welfare is proposed. All appeals shall be accompanied by supporting data. The City of Oshkosh adopts the State of Wisconsin Uniform Dwelling Code to apply to alterations and additions to 1 & 2 family homes in existence prior to the effective date of this code (June 1, 1980.) The state code applies to all new 1&2 Family Dwellings and any additions/alterations to said dwellings built since June 1, 1980. The City of Oshkosh adopts this code with some exceptions to apply to existing housing stock to maintain a level of consistency throughout the City. In this case, the City has the authority to review and act on variance requests because the house was built in 1924, prior to the effective date of the State Uniform Dwelling Code. This appeal is to allow. the replacement of front porch stairs without the required minimum 3'x 3' landing between the top of the stairs and entrance door to the enclosed porch/house. The adopted code section Comm 21.04(4)(b) states that a level landing shall be provided at the top and base of every set of stairs. The landing shall be at least as wide as the stairs (3' minimum) and shall measure at least 3' in the direction of travel. VARIANCE REQUEST The applicant is requesting a variance to allow the replacement of stairs to the front enclosed porch without the required landing. The reasons the applicant has cited for requesting this variance are as follows: • Installing the landing would push the steps into the driveway or • If the steps were directed from a landing toward .the street, the downspout that presently runs under the steps toward the front yard would have to be redirected to the driveway creating concerns about ice melt in the winter. ANALYSIS In reviewing a variance request, the following question should be addressed: What proposed means and rationale of providing an equivalent degree of health. safety and welfare as addressed by the section petitioned will be provided? STAFF REPORT BOARD OF APPEALS ITEM II -2- OCTOBER 8, 2008 Points to consider: • The owner obtained a Building Permit on July 18, 2008 that included replacing the front steps, which was to include adding a landing and redirecting the steps toward the sidewalk. This permit was obtained after an inspection revealed the steps had.been replaced without first securing the required Building Permit. The Correction Notice also gave direction that a landing is required. • When the owner applied for the Building Permit, the landing requirement was explained to the owner and drawn on the site plan. • Photos of the affected area reveal there is ample room to install a ,wood framed landing, redirect the stairs toward the front yazd and allow the downspout to continue conveying water into the front yazd (albeit the downspout would need an offset to avoid the stairs.) • The landing requirement is a safety requirement that applies to all exterior exits regardless of the direction of swing of the exterior door. • The applicant has not proposed any means or rationale demonstrating an equivalent degree of safety. The purpose of the landing is to provide a level surface at the top of the stairway to help prevent injuries due to falls. A landing provides occupants a level surface to maneuver upon while opening the door rather than to require the occupant to open the door while on a narrow step and reaching in an awkwazd manner. The code provides certain exceptions to this code requirement however this situation is not one of the exceptions. Falls involving stairs are the leading cause of nonfatal unintentional injuries according to the All Injury Program, a cooperative program involving the National Center of Injury Prevention and Control, the Center of Disease Control and Prevention, and the Consumer Product Safety Commission. It was reported that over 8 million people were treated for fall-related injuries in 2004. RECOMMENDATION If site conditions did not provide for a readily attainable manner for compliance, this office would support the variance request. However, because the owner was made aware of this requirement when the Correction Notice was issued as well as when the Building Permit was obtained and compliance with the landing requirement is readily attainable without causing an obstruction to the driveway and the drain spout, this office recommends denial of the variance request. Return to: Inspection Services CITY OF OSHKOSH 215 Church Ave, PO Box 1130 APPLICATION FOR BUILDING VARIANCE Oshkosh, WI 54902-1130 Please write legibly with black ink and also submit all required information for the variance. There is a $125.00 fee for each variance application. The fee is payable to the City of Oshkosh and due at the time the application is submitted. Owner Information: Project Information: Contractor. Information; N e: Type of Building: Name of Company: Address: 3 Building Address: Address of Company: U - I v 3a~ W r ~~+-, e Home Telephone #: Z3 - t~~v~ Telephone #: Work Telephone #: Contact Person: V ~Z~ ~~ O In order to be granted a variance, each applicant must be able to prove that an unnecessary hardship would be created if the variance is not granted. The burden of proving an unnecessary hardship rests upon the applicant. The attached sheet provides information on what constitutes a hardship. (Attach additional sheets, if necessary, to provide the information requested. Additional information may be requested as needed.) State the code section being petitioned AND the specific condition or issue you are requesting be covered under this petition for variance. o`~ 1.0~ ~~-+ ~b A ~evt~ ~cv~9 ~ s~l~ ~ so.);d~c9 as ~~t ~ e~ ~~-+~.ss , ~Ne 1cv~' » ~ha.~~ r~.o~ ~ S~ ~S t~ ; c~'~ ~s ~--'he s ; rs = srG.l~~ -- m eaSv19~ ~ 1ec~~ ~ '~ e~c-~ ; ~ -fie d, rc C~ v~t~ o~ ~-~~~ l , 2. State your proposed means and rationale of providing equivalent section petitioned. , 4. List all attachments to be considered as part of the petitioners statements (i.e. model code sections, test reports, research articles, expert opinions, previously approved variances, pictures, plans, sketches, etc.). NOTE: The petitioner must be the owner of the building or project. Tenants, agents, designers, contractors, attorneys, etc., shall not sign unless Power of Attorney is submitted with the Petition for Variance Auulicaiiea. I state as petitioner that I have read the foregoing petition and'~I beli ~ is tru an that I have significant ownership rights to the subject building or project. ~ (signature) 3 ~~~~ P ve ~ ~ ~hc ~s i ~ v~5 City of Oshkosh Municipal Code 8/31 /O6 SECTION 30-6 BOARD OF APPEALS (A) Orctanization The Board of Appeals shall be organized and governed as provided in Chapter 2 of #his Municipal Code. (B) Appeals: Procedure (1) Any person feeling aggrieved by any order or ruling of the Director of Community Development or designee may appeal from such order or ruling to the Board of Appeals within fifteen (15) calendar days after written notice of such order or ruling. The date of written notice or ruling shall be the date of mailing of the Official Notice or the date of personal service of the Official Notice. The Notice of Appeal shall be in writing and specify the reasons for the appeal. The Board of Appeals shall act upon the appeal within sixty (60) days of the filing of the Notice of Appeal. (2) (a) Application for appeal may be made when it is claimed that: the true intent of the Codes or the rules legally adopted thereunder have been incorrectly interpreted; the provisions of the Codes do not apply; enforcement of any provision may cause unnecessary hardship; or specifically in the case of the building or housing code appeals an equally good or better form of construction or repair can be used. All appeals shall be accompanied by supporting data. (b) Unnecessary hardship means: (i) that no feasible use can be made of the property without the granting of the appeal; and (ii) that the hardship is something which is unique to this property and not the owner of the property; and (iii) that the hardship is not self-created; and (iv) that the hardship is not solely economic. (3) An appeal shall stay all enforcement activities and all legal proceedings in furtherance of the action appealed from, unless the officer from whom the appeal is taken certifies to the Board of Appeals that by reason of the facts stated in the certificate a stay would in the opinion of the officer, cause imminent peril to life or properly. In such case, proceedings shall not'be stayed otherwise than by a restraining order which may be granted by a court of record on application, on notice to the officer from whom the appeal is taken, and upon due cause shown. (C) Procedures The Board of Appeals shall adopt rules for its government and procedure. Meetings of the Board of Appeals shall be held at the call of the Chairman and at such times as the Board of Appeals may determine. The Chairman, or in his absence the Acting Chairman, may administer oaths and compel the attendance of witnesses. All meetings shall be open to the public. City of Oshkosh Chapter 30 -Page 23 Municipal Code 4 INSPECTION SERVICES DIVISION ROOM 205 CITY OF OSHKOSH ~. DEPARTMENT OF COMMUNITY DEVELOPMENT 215 CHURCH AVE OSHKOSH CORRECTION NOTICE PO Box 1130 OSHKOSH WI 54903-1130 ON THE WATER Issue Date 7/15/2008 Compliance Date 8/14/2008 Compliance No Address 306 W 18TH AVE Name Address City State Zip Code Sent to / Owner RICHARD M/TRACY L LANG 306 W 18TH AVE OSHKOSH WI 54902 -6814 Required for Occupancy Occupancy Single Family Introduction Item # 1 Description 07/15/2008 Last Updated hile conducting a routine neighborhood inspection it was noted that construction has commenced on the front porch steps ithout obtaining the required building permit and electrical violations exist due to the siding installation. Code MUN 7-8 Compliance No Compliance Date 08/14/2008 o building or structure or any part thereof shall be moved, built, enlarged, altered, or demolished within the City unless a permit is obtained. here is no permit on record for the new front porch steps at this address. (Please note that a 3'x3' landing is required off the front porch door now that the new steps have been constructed.) 14101 Page 1 of 2 eJ ~1 OSHKOSH ON THE WATER Issue Date 7/15/2008 Address 306 W 18TH AVE Sent to INSPECTION SERVICES DIVISION ROOM 205 DEPARTMENT OF COMMUNITY DEVELOPMENT CORRECTION NOTICE Compliance Date 8/14/2008 Name / Owner RICHARD MlfRACY L LANG Introductioi Item # 2 bile conducting a routine neighbofiood inspection it was noted that construction has commenced on the front porch steps ithout obtaining the required building permit and electrical violations exist due to the siding installation. CITY OF OSHKOSH 215 CHURCH AVE PO Box 1130 OSHKOSH Wi 54903-1130 Compliance No Address City State Zip Code 306 W 18TH AVE OSHKOSH WI 54902 -6814 Required for Occupancy Occupancy Single Family Description 07/15/2008 Last Updated Summary Code NEC Compliance No Compliance Date 08/14/2008 he front light is hanging off the house due to the installation of the new siding. This needs to be properly re-installed due to safety concerns y the owner or a licensed electrician. he permit must be applied for and obtained within-the next 30 days. Permit hours are Monday-Friday 7:30-8:30am and 12:30-1:30pm. If you have questions feel free to contact me at 236-5036. Violations must be corrected and approved within 30 days unless otherwise noted. Call for reinspections prior to concealment and/or occupancy. Upon completing the corrections, the owner/contractor/agent must sign and date at the bottom of this notice and return it to the Inspection Services Division by the Compliance Date of 8/14/2008 Office hours for obtaining permits are Monday through Friday 7:30-8:30 a.m. and 12:30-1:30 p.m. or by appointment. To schedule inspections please call the Inspection Request line at 236-5128 noting the address, permit number (when applicable), and the nature of what needs to be inspected. Signature Date Inspected by: Nicole Krahn 236-5036 nkrahn@ci.oshkosh.wi.us I hereby certify the violations listed on this report have been corrected in compliance with the applicable codes. Print Name Signature Also Sent to: / Bldg LONGWORTH BUILDERS LLC Elec HVAC Plbg Designer Other Inspector Company Date 4382 SWALLOW BANKS LANE Oshkosh WI 54904 -0 14101 Page 2 of 2 6 .. OSHKOSH ON THE WATER Job Address 306 W 18TH AVE Designer Category CITY OF OSHKOSH ~>;Nt~ BUILDING PERMIT -APPLICATION AND .RECORD ~,~, Owner RICHARD M/TRACY L LANG Create ate Type ~ Building Q Sign Q Canopy Q Fence Q Raze Zoning Class of Const: -Size Unfinished/Basement Sq. Ft. Rooms Height Ft. ^ Projection Finished/Living Sq. Ft. Bedrooms Stories Canopies Garage Sq. Ft. Baths Foundation Q Poured Concrete Q Floating Slab Q Pier Q Other Q Concxete Biodc ~ Post ~ Q Treated Wood Occupancy Pennit Not Required Occupancy Fee ~ $0.00 Flood Plain 'Park Dedication # Dwelling Units 0 Use/Nature of Work HVAC Contractor Electric Contractor Fees: Valuation $4,000.00 Plan Approval Issued By: Contractor OWNER Plumbing Contractor $0.00 Permit Fee Paid $46.00 Park Dedication $0.00 Date 07/18/2008 Final/O.P. 00/00/0000 ^ Permit Voided Parcel Id # 1404120000 101.65(1 r) of the Wisconsin Statutes requires municipalities that enforce the Uniform Dwelling Code to provide an owner who applies for a building permit with a statement advising the owner that: If the owner hires a contractor to perform work under the building permit and the contractor is not bonded or insured as required under s. 101.654 (2) (a), the following consequences might occur. ---~W_ (a) The Owner may be held liable for any bodily injury to or death of others or for any damage to the property of others that arises out of the work performed under the building permit or that is caused by any negligence by the contractor that occurs in connection with the work performed under the building permit. (b) The Owner may not be able to collect from the contractor damages for any loss sustained by the owner because of a violation by the contractor of the one and two family dwelling code or an ordinance enacted under sub. (1) (a), because of any bodily injury to or death of others or damage to the property of others that arise out of the work performed under the building permit or because of any bodily injury to or death of others of damage to the property of others that is caused by any negligence by the contractor that occurs in connection with the work performed under the building permit In the performance of this work I agree to perform all work pursuant to rules governing the described construction. While the City of Oshkosh has no authority to enforce easement restrictions of which It is not a party, if you perform the work described in this permit application within an easement, the City strongly urges the permit applicant to contact the easement holder(s) and to secure any nece ary approvals before starting such activity. I have read and unde the f rementio information. Signature Date ~/ I Address 306 W 18TH AVE Agent/Owner OSHKOSH WI 54902 - 6814 Telephone Number To schedule inspections please call the Inspection Request line at 236-5128 noting the Address, Permit Number, Type of Inspection (i.e. Footing, Service, Final, etc.), Access into Building if Secure (how do we gain entry), your Name and Phone Number. Unless specified otherwise, we will assume the project Is ready at the time the request is received. Work may continue if the inspection is not performed within two business days from the time the project is ready. 131650 07/18/2008 142 -Decks, Patios, Ramps Plan Height Permit # Structures 0 Signs FR/ Install a 12x16 Deck, 6' wide Patio Door, replace front steps (add landing and point steps toward sidewalk.) i DISCLALMER ~ /-;~ O Thla ma la neither a legalty recorded ma nor p p I 306 W 18th Av a survey and tt Is not ntended to be used as one. This drawing Is a compilation of records, data 1V ~~~( and infonaatloh located ih various city, couhty te offl e id the ou 'a d t ft ti 1 °NTM6 WAT61 c a gr o r s rces a n s a ec ng the area shown and ills to be used Tor reference o o Clt)I Of OShICOSh nly. The Clty purposes f Oshkosh Is not re- sponsf6le for any lnaccurecles herein contained. SCa~2. 1'r = 20t Department Of tf discrepancies are found, please contact the Community Development City of Oshkosh. Created by - dff 07/18/08 8 Building Permit Work Card Job Address 306 W 18TH AVE Permit Number 0131650 Create Date 7/18/2008 Owner RICHARD MITRACY L LANG Contractor OWNER Category 142 -Decks, Patios, Ramps Occupany Permit Not Required Flood Plain Height Permit Use/Nature of Work i HVAC Contr Electric Contr Plumbing Contr Inspections: Date Type Note Inspector Allyn Dannhoff honer (Mrs.) did not have plans for any of the aforementioned work. Owner indicated her brother (who formerly worked for Fox Cities) vould being doing the work. I explained without plans we cannot provide review to avoid mistakes and that proceeding without plans is a' ier own risk. AD Date/Time requested: 7/18/2008 12:45 PM Notice Type: Ready Date/Time: 7/18/2008 12:45 PM Access: Requested By: Phone Number: Q Reinspect Fee Q Fee Waived ^ Reinspect Fee Paid Date 8/22/2008 Type Footings Inspector Nicole Krahn not approved tEQUEST LINE /READY FOR A POST HOLE INSPECTION -THE OWNER WOULD LIKE TO BE PRESENT AND WILL BE THERE 8/21-8/22 - PM ONLY- Note: Inspection was for the rear leck post holes only. Date/Time requested: 8/20/2008 09:08 AM Notice Type: Ready Date/Time: 8/22/2008 00:00 PM Access: Requested By: OWNER -Richard Lang Phone Number: Q Reinspect Fee Q Fee Waived ^ Reinspect Fee Paid Date 8/25/2008 Type Footings Inspector Nicole Krahn nn times Date/Time requested: 8/24/2008 07:56 PM Notice Type: Ready Date/Time: 8/25/2008 Access: Requested By: Richard Lang Phone Number: 232-6808 Q Reinspect Fee Q Fee Waived ^ Reinspect Fee Paid Date 9/18/2008 Type Final Inspector Nicole Krahn not approved Aet owner on site. Note: Inspection was for the rear deck and patio door header. Date/Time requested: 9/18/2008 08:07 AM Notice Type: FC Ready DateTme: 9/18/2008 AM Access: Requested By: OWNER -Richard Phone Number: Q Reinspect Fee Q Fee Waived ^ Reinspect Fee Paid Plan Class of Const: iFR/ Install a 12x16 Deck, 6' wide Patio Door, replace front steps (add landing and point steps toward sidewalk.) Page 1 of 2 9 Building Permit Work Card Job Address 306 W 18TH AVE Permit Number 0131650 Create Date 7/18/2008 Owner RICHARD MlfRACY L LANG Contractor OWNER Category 142 -Decks, Patios, Ramps Plan Occupany Permit Not Required Flood Plain Height Permit Class of Const: Use/Nature ~SFR/ Install a 12x16 Deck, 6' wide Patio Door, replace front steps (add landing and point steps toward sii of Work HVAC Contr Electric Contr Plumbing Contr Inspections: Date 9/23/2008 Type Re Final Inspector Nicole Krahn aaaroved w/cond. OTE: The owner stated that lag bolts attached the 1st ledger to the house and the 2nd ledger board was nailed to the 1st. Note: Inspection was for the rear deck only Date/Time requested: 9/22/2008 07:32 AM Notice Type: Ready Date/Time: 9/22/2008 07:32 AM Access: Requested By: Phone Number: 0 Reinspect Fee Q Fee Waived ^ Reinspect Fee Paid Page 2 of 2 ,~ 0 21.04 Balconies Balconies not used for a required exit purposes may be greater than 1 S feet above grade. Guardrails for balconies are required to comply with Comm 21.04(3) regarding height, in- f 11 or spindle and rail spacing requirements. (11) SPLIT LEVEL DWELLINGS. In determining the exit requirement in a split level dwelling, all levels that are to be considered a single story shall be within 5 feet of each other. Split~~evel Dwellings This section allows floor levels within S feet vertically of each other to be considered one floor level for exiting purposes. This does not change the definitions of the floor levels asset forth ins. Comm 20.07. Also the requirements of ss. Comm 21.03(1), 21.03(S)(b), and 21.03(6)(b) for proper separation of exits apply to the combined areas of the floor levels.. Also, any combined floor levels must all be within S feet of each other. In other words, a floor level that is between two other floor levels, separated by more than S feet, does not make all three levels into one even if exiting is from the middle level. However, the middle level may be combined with o~ one of the other levels. {12) TWO-FAMII.;I' DWELLINGS. Ina 2=family dwelling, each dwelling unit shall be provided with exits in compliance with this section. Comm 21.04 Stairways and elevated areas. (1) SCOPE. Every interior and exterior stairway, including tub access steps but excluding non-required basement stairways which lead directly to the building exterior and stairways leading to attics or crawl spaces, shall conform to the requirements of this section. Non-required Stairs Although stairways to attics and crawlspaces are not covered by the code, other non- required stairs, such as a second stairway from the first floor to a basement, are covered. Stairways are a major location of deaths and serious injuries in the home. Statistics from the TLS_ Consumer Product ~ a etv ommission s ow t at one m our peop a wt e ~- ~i ~ ~ ~ r; ~ u ,~ 1F_ G ^c iniured and seek hospital treatment due to an iniury related to stairways sometime in thei This was an increase over roughly equivalent to 19 p. that same year. was 1, was home injuries in 1994 was $94.3 billion. The cost zps, landing and floors was $17.5 i ion. r ~~oo -2004-21-27- '' AA God ~ loo u~ in e K~a.r ~--c w~ ~~~~ V k~ ~o o-a~ ~ w ~ ~~i'~c, e y -~ 11 Comm 21.03 WISCONSIN ADMR~TISTRATIVE CODE Unofficial Text (See Printed Volnme). Current through date and Register shown on Title Page. 2. No portion of the window, including stops, stools, meeting rails and operator arms, shall infringe on the required opening. (c) The area and dimension requirements of par. (b) may be infringed on by a storm window. (d) 1. For any window used for exiting, the lowest point of clear opening shall be no more than 60 inches above the floor. 2. If the lowest point of clear opening is more than 46 inches above the floor, a permanent platform or fixture shall be installed such that a flat surface at least 20 inches wide and 9 inches deep is located no more than 46 inches directly below the clear opening. 3. The topmost surface of the platform or fixture shall be no more than 24 inches above the floor. 4. The topmost surface of the platform or fixture shall support alive load of at least 200 pounds. 5. A Step used for the sole purpose of reaching the top of the platform or fixture is exempt from the requirements of s. Comm 21.04. (e) 1. An egress window with any point of clear opening below adjacent grade shall be provided with an areaway in accordance with this section. 2. The width of the areaway shall be at least equal to the width of the window. 3. The areaway shall be a minimum of 36 inches measured perpendicular from the outer surface of the below-grade wall. 4, If the bottom of the areaway is more than 46 inches below adjacent grade or the top of the areaway enclosure, the areaway shall be provided with a ladder or at least one additional step to aid egress. Steps used to comply with this section are exempt from the requirements of s. Comm 21.04. 5. Ladders or other steps used to comply with subd. 4. may infringe on the required area of the areaway by a maximum of 6 inches. 6. The areaway shall be constructed such that water entering the areaway does not enter the dwelling. {7) Doors vsm FoR sxrrtNC. Doors used for exiting shall comply with the following requirements: (a) One of the exit doors from a dwelling unitshall be aswing- type door at least 36 inches wide by 80 inches high. (b) 1. Except as allowed under subd. 2., all other required exit doors shall be at least 32 inches wide by 76 inches high. 2. Sliding patio doors used as a required exit shall have a clear opening of at least 30 inches. (c) Where double doors are used as a required exit, each door leaf shall be at least 30 inches wide and the doors may not have an intermediate mullion. (d) All exit doors shall be openable from the interior without the use of a key. (8) Irrrl:tuoR cmc111.anoN. All doors or openings to the fol- lowing areas shall be at least 80 inches high and either provide a minimum net clear opening width of 30 inches or be a 32-inch door. (a) At least 50% of the bedrooms. (b) All common use areas including kitchens, dining rooms, living rooms, family rooms, basements and garages. (c) At least one full bathroom, including doors or openings to the sink, toilet and tub or shower. (9) H,~r.1.wAYS. Hallways shall be at least 3 feet in width except that door hardware, finish trim and heating registers may infringe upon this dimension. (10) BeLCON>ES. (a) Balconies shall be made of concrete, metal or wood which is treated, protected or naturally decay-re- sistive in accordance with s. Comm 21.10. (b) Balconies shall be provided with guardrails in accordance with s. Comm 21.04 (3). (c) Balconies which are required for exit purposes shall also comply with all of the following requirements: 1. The balcony guardrail shall terminate no more than 46 inches above the floor level of the balcony. 18 2. The floor level of the balcony shall be no more than I S feet above the grade below. 3. The floor of the balcony shall have minimum dimensions of 3 feet by 3 feet. The guardrail and its supports may infringe on the dimensions of the required area. - (11) SPLrr I:.EVEL nwstautcs. In determining the exit requiro- went in a split level dwelling, all levels that are to be considered a single story shall be within 5 feet of each other. (12) Two~aMn.Y nw]xtlNCS. Ina 2-family dwelling, each dwelling unit shall be provided with exits in compliance with this sccdon. History: Cc Register, November 1979, Na 287, eff. 6-1-80; r. and rxr. Register, February, 1985, No. 350, e!L 3-1-85; emerg. am. (I) (b), (2) and (5) (b) 2„ eff. 5-7-85;r. (1) (b), renum. (1) (a) to be (1), am. (2), (7) and (8), r. and rect. (5) to (6), cr. (bm) and (10) to (12), Register, Janusry, 1989, No. 397, eff. 2-1-89; am. (3) and (7), r. and rect. (10) end (I1), Regtsta, Mareh,1992, No. 435, eff. 4-1-92; am. (8), r. and rect. (10) (a), Register, Novemba,1995, No. 479, eff. 12-1-95; am. (6m) (b) 1. and Z, r. (6m) ) 3., Jarnnry,1999, No.517, eff. 2-1-99; G and tea. (1), (5), (7) and (8), am. (2)6), renum. (6m) to be (~ and r. and rect. (~ (d) and (e) as renum., Register, March, 2001, No. 543, eff. 4-1-01; reprinted to coaect print- ing ertor m (~ (e) 2, Register September 2001 No. 549: CR 02-077: am. (1) (a). (5) (a) (intro.) and (10) (b), r. and rect. (1) (eff er. Q) (f) to (h), Register May 2003 No. 569, eS 8-i-03; CR 03-097: am. (1) (h) l., Register November 2004 No. 587, eff. Comm 21.04 Stairways and elevated areas. (1) Scorl=- Every interior and exterior stairway, including tub access steps but excluding nonrequired basement stairways which lead directly to the building exterior and stairways leading to attics or crawl spaces, shall conform to the requirements of this section. (2) Dsrnn.s. (a) Width. 1. Except for spiral staircases under subd. 2, stairways shall measure at least 36 inches in width. Hand- rails and associated trim may project a maximum of 4.5 inches into the required width at each side of the stairway. 2. Spiral staircases shall beat least 26 inches wide measured from the outer edge of the supporting column to the inner edge of the handrail. (b) Riser height. 1. a. Except for spiral staircases under subd. 2., risers may not exceed 8 inches in height measured vertically from tread to tread. b. At the top and bottom of a flight, measurement shall be taken from the top of the nosing to the finished floor surface unless the finished surface is carpeting, in which case measurement shall be made to the hard surface below the carpeting. 2. Risers in spiral staircases may not exceed 9.5 inches in height measured vertically from tread to tread. (c) 7Yead depth. 1. `Rectangular treads.' Rectangular treads shall have minlmum tread depth of 9 inches measured horizon- tally from nosing to nosing. 2. `Spiral staircase heads.' Spiral staircase treads shall have a minimum tread depth of 7 inches from nosing to nosing mea- sured at a point 12 inches from the narrow end of the tread. 3. `Winder heads in series.' Two or more winder treads may be placed immediately adjacent to each other anywhere in a stair- way provided both of the following conditions are met: a. The winder heads shall have a minimum tread depth of 7 inches measured at a point 12 inches from the narrow end of the tread. b. The depth of the immediately adjoining winder treads shall be equal at a point I2 inches from the narrow end. 4. Individual winder treads. a. An individual winder tread maybe placed between rectangular treads or at the end of a flight of rectangular heads provided. the tread depth, measured at a point 12 inches from the narrow end, is equal to the tread depth of the rectangular steps in the flight. b. There may be more than one individual winder tread in a stairway or in a flight of stairs. (d) Headroom. 1. Stairways shall be provided with a mini- mum headroom clearance of 76 inches measured vertically from aline parallel to the nosing of the treads to the ceiling, so$t or any overhead obstruction directly above that line. ~' 0 "~ O" o J 1~n' tv Register, February, 2007, No. 614 'I 2 19 DEPARTMENT OF COMMERCE Comm 21.042 Unofticlal Tezt (See Prtnted Volume). Cnrrent through date and Register shown on Title Page. 2. The headroom clearance shall be maintained over an inter- mediate landing. 3. The headroom clearance shall be maintained over a landing that is at the top or bottom of a stairway fora minimum distance of 36 inches in the direction of travel of the stairway. (e) Uniformity. 1. Within a stairway flight, tread depths and riser heights may vary by a maximum of 3/16 inch. -~ 2. The allowed variation in uniformity under subd. 1. may not be used to exceed the maximum riser height under par. (b) or to decrease the minimum tread depth under par. (c). (f) Open risers. Stairways with open risers shall be con- structed to prevent the through-passage of a sphere with a diame= ter of 4 inches or larger between any 2 adjacent treads. (3) HaNnR..~.lll.s nNn GunRnRnns. (a) General. 1. Stair flights with more than 3 risers shall be provided with at least one handrail for the full length of the stair flight. 2. Handrails or guardrails shall be provided on all open sides of stair flights consisting of more than 3 risers and on all open sides of areas that are elevated more than 24 inches above the floor or exterior grade. 3. a. Except as provided in subd. 3. b, handrails and guar- drails shall be constructed to prevent the through-passage of a sphere with a diameter of 4 inches or larger. b. The triangular area formed by the tread, riser and bottom rail shall have an opening size that prevents the through-passage of a sphere with a diameter of 6 inches or larger. 4. Handrails and guardrails shall be designed and constrvcted to withstand a 200 pound load applied in any direction. 5. Exterior handrails and guardrails shall be constructed of metal, decay resistant orpressure-treated wood, or shall be pro- tected from the weather. (b) Handrails. 1. `Height.' Handrails shall be located at least 30 inches, buf no more than 38 inches above the nosing of the treads. Measurement shall be taken from the hard structural sur- face beneath any finish material to the top of the rail. Variations in uniformity are allowed only when a rail contacts a wall or newel post or where a turnout or volute is provided at the bottom step. 2. `Clearance.' The clearance between a handrail and the wall surface shall be at least 11/2 inches. 3. `Winders.' a. Except as provided under subd. 3. b., the required handrail on winder steps shall be placed on the side where the treads are wider. b. Where all winder steps in a flight have a tread depth of at least 9 inches from nosing to nosing measured at a point 12 inches from the narrow end of the tread, the required handrail may be located on either side of the stairway. 4. `Projcetion.' Handrails and associated trim may project into the required width of stairs and landings a maximum of 41/2 inches on each sides 5. `Siu and configuration.' Handrails shall be symmetrical about the vertical centerline to allow for equal wraparound of the thumb and fingers. a. Haadrails with a round or truncated round cross sectional gripping surface shall have a maximum whole diameter of 2 inches. b. Handrails with a rectangular cross sectional gripping sur- face shall have a maximum perimeter of 61/4 inches with a maxi- mum cross sectional dimension of 27/g inches. c. Handrails with other cross sections shall have a maximum cross sectional dimension of the gripping surface of 27/g inches with a maximum linear gripping surface measurement of 6 1/4 inches and a minimum linear gripping surface of 4 inches. Note: See appendix for Earths information on handrail measuremem. 6. `Continuity.' Handrails shall be continuous for the entire length of the stairs except in any one of the following cases: a. A handrail may be discontinuous at an intermediate land- ing. b. A handrail may have newel posts. c. A handrail may terminate at an intermediate wall provided the lower end of the upper rail is returned to the wall or provided with a flared end, the horizontal offset between the 2 rails is no more than 12 inches measured from the center of~the rails, and both the upper and lower null can be reached from the same tread without taking a step. (c) Guardrails. 1. `Application.' All openings between floors, and open sides of landings, platforms, balconies or porches that are more than 24 inches above grade or a floor shall be pro- tectcd with guardrails. 2. `Height.' Guardrails shall be located at least 36 inches above the floor. Measurement shall be taken from the hard struc- tural surface beneath any finish material to the top of the rail. 3. `Opening size.' Guardrails shall be constructed to prevent the through-passage of a sphere with a diameter of 4 inches or larger. (4) LnNnINGS. (s) Intermediate landings. 1. A level inter- mediate landing shall be provided in any stairway with a height of 12 feet or more. 2. Intermediate landings that connect 2 or more straight flights of stairs, or2 flights of stairs at a right angle, shall be at least as wide as the stairway and shall measure at least 36 inches in the direction of travel 3. Curved or irregular landing shall have a radius of at least 36 inches. 4. Curved or irregular landings shall have a minimum straight line measurement of 26 inches between the nosing of the 2 con- necting treads measured at a point 18 inches from the nanrow end of the landing measured along the nosing of the 2 treads. (b) Landings at the top and base of stairs. A level landing shall be provided at the top and base of every stairs. The landing shall be at least as wide as the stairs. and shall measure at least 3 feet in the direction of travel. '" ~ (c) Doors at landings.- 1. Except as provided in subd. 1. a. to c., level landings shall be provided on each side of any door located at the top or baseof a stairs, regardless of the direction of swing. In the following exceptions, stairways to attached garages, carports or porches are considered interior stairs: a. A landing is not required between the door and the top of interior stairs if the door does not swing over the stairs. b. A landing is not required between the door and the top of an interior stairs of 1 or 2 risers regardless of the direction of swing. c. A landing is not required between a sliding glass door and the top of an exterior stairway of 3 or fewer risers. 2. The exterior landing, platform or sidewalk at an exterior doorway shall be located a maximum of 8 inches below the inte- riorfloor elevation and shall have a length of at least 36 inches in .the direction of travel out of the dwelling. History: Cc Register, November,1979, Na 267, eff 6-1-80• G and rect. Register, Febnrary,1985, Na 350, eff. 3-1-85; sm. (mtm.), z and rect. (~1) (c), tenum. (3) (f) to Comm 21.042, ter, January, 1989, No. 397, eff. 2-1-89; r. and rect. (intro.) and (3) (c), am. (1) (~i ,a(2) (a) and (c) 2. and (3) (s), a (2) (c) 6., March, 1992, No. 435, eS 4-1-92; r. and ra ;Register, Novembe ,1995, No. 479, eff. 12-1-95; am. (1) (c) 1. and (d), tenum. (2) (intro.) to (b) to be (2) (e) to (c) and am (e), r. (2) (b) (intro.), Registe ,February, 1997, No. 494, e~ 3-1-97; reprinted to restore dropped ~y, Register, Mazch,1997, No. 495; r. (1), renum. ('moo.) to be (1) and am., renum. (Z) ~ (3) ro be (3) end (4~ ec (2) and c and recta (4) (s), Register, Much. 2001. No. 543, eff. 4-1-01; CR 0277: ero. (2) (b)1., (e) 1. and (3) (e), cr (2) (t) and (3) (c) 3., t. and rect. (3) (b) 3., renum. (4) (c) to be (4) (c)1. (intro.), a. to c. and 2. and am. (4 (c) 1. (intro.) and 2. Register May 2003, No. 569, eff. 8-1-03; CR 03-097: am. (2 (f), (3) (a) 3., and (c) 3. Register Nov~tber 2004 No. 587, eff. 1-1-05. Comm 21.042 Ladders. Ladders which are used as part of a required exit shall conform to this section. (1) DESIGN torn. Ladders shall be designed to withstand loads of at least 200 pounds. (2) TREAD oR RUNGS. (a) Minimum tread requirements shall be specified in Table 21.042. Treads less than 9 inches in width shall have open risers. All treads shall be uniform in dimension. A -. Registe ,February, 2007, No. 614 13 14 15 Reducing Slips, Trips and Falls in Stairways 0 EHS Today Logo Reducing Slips, Trips and Falls in Stairways Oct 1, 2007 12:00 PM, By Wayne Maynard and George Brogmus Page 1 of 5 With over 8 million people treated for fall-related injuries in 2004, Article Tools falls are the leading cause of nonfatal unintentional injuries treated Bookmark in hospital emergency. rooms, according to the All Injury Program, a cooperative program involving the National Center for Injury Prevention and Control, the Centers'for Disease Control and Prevention and the Consumer Product Safety Commission. A combination of deficiencies in design, lighting, visibility and attention are usually the culprits in stairway slips, trips and falls. To help reduce these accidents in your operation, outlined below are recommendations for safer stairway design, maintenance and use. RISER AND TREAD DESIGN Research has shown that during stairway use, pedestrians view only the first and last three steps, with the rest of the stairway negotiated without looking. Therefore, design of the top three and bottom three steps is very important. More serious upper and/or lower extremity injuries occur when traveling down a stairway than when traveling up a stairway. In stairway descent, the tread depth - or horizontal surface -must be adequate for the ball of the foot to land on the tread without extending over the step below. If not, an over-step or misstep can occur, causing a fall forward. Trips and falls that occur during stairway ascent are often attributed to variation in riser, or vertical surface, height. The current recommendations for riser and tread dimensions state that: All tread and riser dimensions should be uniform throughout the entire stairway. Most building codes require risers not to vary more than 3/8 of an inch between the tallest and the shortest riser within a given flight of stairs; Riser heights should be 4 inches (10.2 cm) minimum and 7 inches (18.0 cm) maximum. Minimum tread depth should be 11 inches (28.0 cm), exclusive of overhang; Tread surfaces and floor surfaces leading to the stairway should be slip-resistant; Stairways with more than 12 steps should have an intermediate landing. Landings http://ehstoday.com/ppe/fall-protection/ehs_imp_75425/ 9/26/2008 16 Reducing Slips, Trips and Falls in Stairways Page 2 of 5 should be void of any raised areas or trip hazards. STAIRWAY VISIBILITY Poor visibility of both risers and treads can lead to misreading the stair edge, which can cause faulty foot placement and an accident. To increase visibility: Provide visual contrast on tread nosings, or at the leading edges of treads without nosings, so that stair treads are more visible for people with low vision. Surfaces colored safety yel-low'are the ~~most visually detectable," according to the U.S. Access Board Research. . In low light areas; highlight each step using step lighting. Additional lighting guidelines are.found, below. Post signs calling attention to the stairway at waist height on the approaches from both directions. A good example of why visibility matters comes from a restaurant chain that experienced a rise in general liability claims from customer slips and falls. Working with an insurance loss prevention consultant, restaurant corporate management surveyed facility conditions, including stairways, in a number of restaurants. The survey results showed that poor lighting for the stairways in the various locations was a significant exposure and that the restaurants needed maintenance programs for tread conditions and secure handrails. Based on the survey results, the company reduced their slip-and-fall risk by adhering reflective safety tape to all stair treads and installing track lighting and stair riser lights wherever possible. Additionally, each restaurant instituted aself--audit program to maintain appropriate safety goals and added a stair condition checkpoint to the outside food inspector's audit form. In the 7 months following these actions, the restaurant group has experienced only two falls on stairs. STAIR RAILS AND HANDRAILS Stair rails and handrails are needed for very different purposes. Stair rails, or stair guardrails, protect pedestrians from falling off the edge of the stairs or landings while handrails help pedestrians keep their balance and provide leverage when ascending/descending stairs. Here are some recommendations for stair rails and handrails to reduce slip-and-fall injuries: Install atwo-rail system; a top rail at 42 inches (106.7 cm) high and a second handrail at 34 inches (86.5 cm) minimum, and 38 inches (96.5 cm) maximum, vertically above stair nosings. http://ehstoday.com/ppe/fall-protection/ehs imp_75425/ 9/26/2008 17 Reducing Slips, Trips and Falls in Stairways Page 3 of 5 Protect the open area under the top rail to the steps by installing a fixed barrier. Fixed barriers are preferred to balustrades in public areas. Check code requirements before installing balustrades. Midrails, screens and mesh are recommended between the top rail and stairway steps for stairways used during construction. Lack of, or improperly positioned and designed, handrails often are cited as proximal causes of stairway falls. Well-designed handrails not only can reduce the chance of a fall, but may also serve to limit the distance down the stairs one falls. Install highly visible handrails on both sides of the stairs. Handrails should be at a consistent height above stair nosings, ramp surfaces and walking surfaces. Top of handrail gripping surfaces should be 34 inches (86.5 cm) minimum and 38 inches (96.5 cm) maximum vertically above the stair nosing (see Figured:). Handrails should allow continuous holding (gliding above) without encountering support obstacles. On the upper floor surface, the handrails should start out horizontally, at the beginning of the demarcation zone (about 12 inches before the first step). This gives people one more visual cue to the stairway's presence and allows them to grip the railing before they begin to descend the stairs. At the bottom of the stairway, the handrail should continue horizontally beyond the bottom step for a distance at least equal to the depth of one tread. Handrails with a circular cross section should have an outside diameter of 1.25 inches (3.2 cm) minimum and 2 inches (5.1 cm) maximum. Handrails with anon-circular cross section should have a perimeter dimension of 4 inches (10.2 cm) minimum and 6.25 inches (16.0 cm) maximum, and across-section dimension of 2.25 inches (5.7 cm) maximum. Clearance between handrail gripping surface and adjacent surfaces should be 1.5 inches (3.8 cm) minimum. If the stairway is two or more lanes wide, install intermediate railings in the middle to make the stairway more noticeable and to help people avoid or correct missteps. New stairways greater than 75 inches should have intermediate handrails so that handrails are within 30 inches of all portions of the egress route. Open stairways or stairways with open risers may not be permitted. Check your local building codes. ADEQUATE LIGHTING As people descend a stairway, the floor below and the treads are in their line of sight, but the risers are not. Therefore, the top safety priority is to make the treads more visible through contrasting nosings and adequate lighting. http://ehstoday_com/ppe/fall-protection/ehs imp_75425/ 9/26/200818 Reducing Slips, Trips and Falls in Stairways Page 4 of 5 Install at least 20 foot-candles (200 lux) of local spot or floodlight illumination to highlight the stairway and the floor approaching it on both levels. Measure the illumination at the applicable floor or stair tread surface. Make sure the edge of each tread is properly illuminated, and aim the lighting so that shadows are not cast on the stairway -and glare does not disrupt the vision of those approaching the stairway. Ensure that stairways are lit at all times. Back-up power is especially critical for stairway lighting. SHORT STAIRWAYS A significant number of "air step" falls -stepping off the top of a stairway into air - occur on low stairways that consist of one, two or three steps. In effect, people step off into thin air, not having seen the stair or stairs at all. Commonly found inside public buildings such as hotels and restaurants, "air step" falls occur because people fail to perceive the modest change in floor level and are usually the most serious accidents on low stairways. Tripping also is a hazard, especially when people don't notice the stairway as they approach from the lower level. Though failure to detect the presence of low stairways is the biggest reason for such falls, inadequate stair dimensions, missing railings, improper railing heights and poor lighting also are contributing factors. If it is feasible from an operational and a financial standpoint, consider the following for low stairways: Change the stairway approach path to require people to slow down and turn about 5 to 10 feet (1.5 to 3 meters) before reaching the stairway. This type of approach makes it more likely that people will notice the stairway. Use railings and other assistive fixtures to achieve a right angle or oblique turn. Remodel the stairway into a ramp. Visually contrast the leading edge of each step using safety yellow. MAINTENANCE AND USE Many stairway accidents occur due to poor maintenance, inattention and use. Keep stair treads clean and in good condition. There should be no excessive wear, missing treads or loose treads. Carpeted stairs should be in good condition with no noticeable deterioration. Never use stairs for storing objects. Do not carry items in the hands on stairs, and do not rush up or down stairs. Finally, address importance of stair safety in employee safety training sessions. hrip://ehstoday.com/ppe/fa11-protection/ehs imp_75425/ 9/26/2008 ~ 9 Reducing Slips, Trips and Falls in Stairways Page 5 of 5 In 2003, slips and falls accounted for more than 17,000 deaths in the United States, according to the National Safety Council. The council's data also shows that incidents of falls start to steadily increase when people reach 40, which is a significant concern for employers given the trend in employees working long beyond traditional retirement age. Therefore, designers, builders, owners and employers should take the necessary steps to reduce risk as much as possible. Wayne Maynard is product director of ergonomics and tribo%gy at the Liberty Mutual Research Institute for Safety, and George Brogmus is technical director, Ergonomics, Liberty Mutual Group s Business Market. close() status via twitter recent comments (follow comments) View Profile » Powered by Discus • Learn more closeReb/og this comment Powered by Disaus • Learn more fltseli~s Add New Comment your comment here. [?l C;3 Unclaimed fJ Register Q Login DISQUS i~PTfflNS '~°~~~~ comments powered by Disqus { {E http://ehstoday.com/ppe/fall-protection/ehs imp_75425/ 9/26/2008 20 Slip and Fall Lawyer New York: fall down injuries, legal liabilites, and accident claims b ~< < - Fall Downs: Fall Down Injuries ~~~~ ft€~rrre ', Page 1 of 2 x~~. A government study has shown that slip and fall incidents cause 15% of all ~, ~ ~~, accidental deaths, and are second only to motor vehicle accidents as a caus ~~s ,~ accidental fatalities. A "slip and fall" or "trip and fall" are the generic terms for ~,~M a..~. ~ ~~ ~ ~ ° ° ~° injury, which occurs when someone slips, or trips and falls as a result of a ___.. __m_-... .. dangerous or hazardous condition on someone else's property. This can occ ~A~~tc~r ~~~ac~e commercial, residential or government property. It includes falls as a result c water, ice or snow, as well as abrupt changes in flooring, poor lighting, or a F ~~,~,~~' hazard, such as a gap or a hard to see hole in the ground or an uneven floor - ~ ~ sidewalk. iCcarr3~tr~ic#ii~~ If you injure yourself as a result of a dangerous condition on someone else's ~~~~ ~~~ ~~~ property, the landowner or business proprietor may be liable for your injuries you yourself are a property owner and someone injures himself or herself on land, you may find yourself legally responsible for his or her injuries. t~e~dl1 Malpracti~~ Falls are the second largest cause of unintentional injuries. More people die t~ur~iing' H+~rtt~ their homes from falls than poisonings, fires, and chokings. Falls from steps, stairs, from one level to another or out of buildings are the most common. Yc ~~ ~~~~~~ ~ need to pay attention to where you are going to prevent a serious fall. In ord~ ~~~ ~n~.: avoid falls in your homes and offices, try and wipe all spills immediately, use skid pads under rugs, keep steps and stairs free of objects, in good condition ~~~ ~~~~~ well let. f ' ` ~ From a legal standpoint, slip/ trip and falls are significantly different from traf accidents in an important manner: the conditions that caused a fall can be m more easily and quickly "cleaned up" or "lost" than the physical evidence fror ` ~ ~, ~6 I traffic accident can be. If you have been injured in a slip/ trip and fall inciderr 3g ~ s~ critical to aher and reserve evidence from the scene of the accident inclu~ i. Photographs: • Take pictures of the location where you fell, especially the floor surface, as soon as possible to capture the condition at the tim your fall. • If possible, take photographs of the condition of your clothing z shoes immediately following the incident. • Take photographs of any mats, rugs, or slip prevention fabrics location, if the location of the accident has any of the above. If location fails to have any of these fabrics or any other type, tak photographs illustrating the potential lack of the safety items. • Take photographs of any warning signs that might be in the arE the location of the accident. • If you sustained a visible injury: i.e., bruise, cut, scrape or stitcl take photograph(s) of the injury to preserve the state of the inj~ the time of the injury itself. • Feel free to take as many photographs of what you think may, http://www.kalralaw.com/falldowninjuries.htm 9/23/2008 21 (Slip and F~ Slip and Fall Lawyer New York: fall down injuries, legal liabilites, and accident claims Page 2 of 2 matter how trivial, be important to the accident. Your attorney v decide what is and what is not important. 2. Witness(es): Take the name, address, and telephone number of any potenti witness and save this information someplace where it will not t lost. If you have obtained witness information, do not contact or spe the witness(es) again or attempt to get any written statements them. Let your attorney contact and possible witness(es). 3. Physical Evidence: • Most importantly, save the shoes that you. were wearing at the you slipped and fell: Place them inside a plastic bag and tape i so that any materials stuck to the shoes will remain. • Store all of the articles of clothing that you were wearing at the of the accident in a plastic bag in a safe place where they will r lost. Do not wash them. • If possible, do not leave the scene of the accident without obta a copy of the accident report that the manager, owner, employ other person has filled out while in your presence. The Neil Kalra law offices in Forest Hills Queens concentrate in personal injury cases. Our practice areas include car and motor vehicle accidents, medical malpractice, nursing home negligence abuse and injuries, lead paint poisoning, slip and fall accidents, medical malpractice, construction accidents, HMO liability and o areas. Contact the Law Offices of Personal Iniury Attorney Neil Kalra Forest Hills, Queens, New York) immediately if you feel you have hurt by the fault of another and require a lawyer. Call (718) 897-2: Remember, if you don't know your rights, then you have no rights. Personal Injury Lawyers ~ About Us ~ Contact Us ~ Types of Cases ~ Motor V Accidents ~ Burn Injuries ~ Construction Accidents ~ Fall Down Accidents ~ ME Malpractice ~ Nursing Home ~ Birth Related Injuries ~ Lead Pain Poisoning ~ F Links ~ Site Map Copyright ©2005 Law Offices Of Neil Kalra, P.C. 107-40 Queens Boulez Suite 206, Forest Hills, New York 11375, Tel (718) 897-2211, Fax (718) 8! 2221 http://www.kalralaw.com/falldowninjuries.htm 9!23/2008 22 150.0' ~ >_ Y~ ~ d ~. t.~ ~ c~.~ k i t4 r~ ~ ~-Z ~ j ,~ ~-.x e ~-_ r, a~~,~~~, ~. a5 1 I: }~ ~ ~~ .0 -- )' 50.0' 155.0' ~~ ~ r :~~~ , -~ ~~ 50.0 55.0 ~~ ~ ~~I I' ~ I ti i ~ _ ~ ~ ~ ~ ti '~ ~I ~i` ~' I ~: ~ ~ ~ .~ ~1 th`Y3 J -1ti~: f ~ ~~ ~ : ~~ ~~-~ ----- - - -- - --- - - ----- - - -- ---11.1L-1.$T~-IAYE - ----- - -~-- 315 90.36' ~~ ;~ ;Q ~~ I O ~~ ~z z DISCLAIMER This map Is neither a legalry recorded map nor a survey and k Is not Intended to be used as one. This drewing is a compilation of records, data and information located In various city, county and state offices and other sources affecting the area shown and it Is to be used for reference purposes only. The Cky oT Oshkosh is not re- sponsiWefor any inaccuracies herein contained. If discrepancies are found, please contact the City of Oshkosh. Created by - dff 306 W 18TH AV Scale: 1" = 40' N 11 H oa nee w~m~ City of Oshkosh Department of Community Development 09/29/08 ~ I I X303 ~ I. i O O O t` r. SUBJECT SITE m~ ~ (n 0 ~ Q o -~N a ~ ~ ~ o ~~ ~ N N DISCLAIMER This map Is neither a legally recorded map nor a survey and It la not Intended to be u:ed a8 one. 306 W 18TH AV This drawing Is a compilation of records, data l~ HK 1H and Information located In various city, county and state offices and other sources affecting ar ne w~rei the area shown and R Is to be used for reference City of Oshkosh purposes only. Ttre City of Oshkosh is not re- sponsible torany InaccuPacies herein contained. fl _ f Department of If dlscrepencies are found, please wntact the Scale: 1 - 600 Community Development City of Oshkosh. Created by - dff 09/29/08 24 ~cex~m . "<,. ~ ~z ti 7 ~ ~r ~ c n ' f e"~ 2 ~1 b DISCL,4IMER This map is neither a legally recorded map nor a survey and it is not intended to be used as one. This drawing is a compilation of records, data and information located in various city, county and state offices and other sources affecting the area shown and it is to be used for reference purposes only. The City of Oshkosh is not re- sponsible for any inaccuracies herein contained. If discrepencies are found, please contact the City of Oshkosh. Created by - dff ~~* ~~, r x ~„~ ~;~ ~; ~ ^^ s.. :~ ~_ ~ ~ ~a ~ ~ ® ~ B ~~ ^ ~+~, yr 3 g f .k 1 F is •4 5 d~° ~ k y b ~~ ~ ~ Z k ~ d p ~4= w )" '` k 3~~ ~ ~~ ~ ~ 0 ~ ~~~ xg" A ~ ~ { 4 ~ ~ c r ~ ~ ~~~ ~-~-.a ~ - ~. A<~' ,, ~ .: a µ~,. ~ ~ ~ ~UB~ECT SITE ~ ~ ' -',,~~ x pN c N L $ Y vf* Saar` ~ s. ~ ,~` .,.~ . .. 306 W 18TH AV Scale: 1" = 40' ~M,. I 9~