WHEELING -- Officials in the city of Wheeling are moving forward with legislation aimed at loosening codes that require a structure to have at least two exits available on every floor of a building.
A new ordinance was introduced this week before Wheeling City Council to amend the city's codified ordinances that address the required number of exits from a building. A first reading of the proposed amendment was held this week, and a second reading -- followed by a vote on the proposed amendment -- is expected to take place at the first regular city council meeting in July.
The action was forwarded to the full council earlier this month from the Development Committee, which had been working with the Wheeling Fire Department to update the building code regarding escape exit requirements, particularly as they pertain to upper floors of buildings.
Officials noted the current code for the required number of exits was put in place more than 40 years ago, and many times it becomes a roadblock when owners of multi-level buildings are looking to invest in their upper floors.
Many multi-level buildings in Wheeling are occupied on the first floor, but have upper floors remaining vacant because the cost to address these exit requirements can be exorbitant.
"In 1981, the city of Wheeling's fire code was amended to require an absolute requirement of two forms of egress per floor in all commercial and multifamily buildings in all situations," Mayor Glenn Elliott said. "This requirement is more rigid than both West Virginia's fire code and the National Fire Protection Association's recommended standard, both of which allow for limited exceptions to be made in cases where providing two forms of egress is highly impractical, but additional life-safety improvements can be made to protect occupants."
The mayor said the purpose of the proposed amendment is simply to give city officials authority to allow additional flexibility for developers who are trying to bring Wheeling's "rich collection of historic buildings" into compliance with 21st century fire safety standards.
"I'm particularly grateful to Fire Chief (Jim) Blazier and Assistant Chief (Deric) Jamison for their assistance to members of council in finding a balanced outcome here that both promotes economic development while still emphasizing life safety," Elliott said.
The fire chief noted that safety will remain the top priority as fire officials review future developments in buildings on an individual basis.
"While working closely with the Development Committee and researching the topic thoroughly, we agreed to adjust the language of the code to demonstrate a willingness to review building plans and come up with alternatives on a case-by-case situation while still maintaining the highest level of safety for our citizens and firefighters," Blazier said.
According to the current fire code regarding available egress from a building, exits must be arranged so that at least two separate exits will be available from every floor area in every building, regardless of occupancy. Exits must be "as remote from each other as practicable, so arranged that there will be no pockets or dead ends in which occupants may be trapped."
The current code has an exception for buildings used wholly as dwelling houses for no more than two families.
Under the proposed amendment, "accomodations will be considered if life safety requirements meet or exceed all current adopted NFPA, state code and life safety concerns for a particular property with the approval of the authority having jurisdiction" -- in this case the Wheeling Fire Department.
City leaders are also working on a proposed incentive program to provide matching funds to private developers and building owners interested in investing in renovations and new occupancy of the upper floors in multi-level structures. The proposal, which has not yet come before city council, targets buildings with a commercial occupant on the first floor but are currently vacant on the upper levels.
Officials said vacant upper floors of buildings can lead to eventual deterioration of the entire structure as a whole, increase the potential of fire hazards and are a waste of space -- particularly considering the current housing market and the high demand for additional residential options.