20071017113139.pdfSeptember 6, 2007
Ms. Jeannine Graff
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020
Dear Jeannine:
Below is. our response to your letter dated August 23, 2007 regarding the Warren Medical
Building, located at 21727 76th Avenue West. Rather than, as suggested in your letter,
request a modification per IBC Section 104.10 we are proposing an alternate solution.
Upon further review, of the International Building Code (IBC), we are requesting that the
building be reclassified, from its current classification as a Type V-1 hour construction type,
to a type VB construction type and that the building, as a whole, be classified as a "B"
occupancy with non -separated occupancies.
While doing further code review, we thought it prudent to contact the International Code
Council (ICC) to verify that reclassification of the building is an appropriate solution to bring
the building into full compliance with current code. Ralph Rangle, with the ICC, indicated
reclassification, of the building, will bring it into full compliance with the 2006 IBC.
Justification for this request is as follows:
1. An automatic sprinkler system will be installed throughout the building, in addition
to the existing automatic sprinkler system located in the parking garage.
2. Reclassify the building from type V-1 hour to type VB construction using the 2006
IBC.
• The base allowable area for type VB construction, with a "B" occupancy, is
9,000 SF, 2 stories & 40 feet high.
• Per IBC 504.2 —Automatic sprinkler increase
a. The number of stories increases to 3 and the allowable height increases
to 60 feet.
b: This increase is allowed in addition to area increases.
• Allowable area calculations
a. Aa = {At + [At x If] + {At x Is]}
Aa = 9,000 + [9,000 x.54] + [9,000 x 2]
Aa = 9,000 + 4860 + 18,000
Aa = 31,860 SF
b. Per 506.3 the area is allowed to be increased for a 3 story building by
multiplying by 3.
■ 31,860 x 3 = 95,580 SF
c. The actual square footage of the building is as follows:
■ Garage —14,582 SF
ARCHITECTURE • CIVIL ENGINEERING • STRUCTURAL ENGINEERING LAND USE PLANNING • INTERIOR DESIGN • GRAPHIC DESIGN
■ 1st floor -- 8,770 SF
■ 2"d floor —10,060 SF
■ Total = 33,412 SF
• Because 33,412 SF is less than the allowed 95,580 SF the building works for
type VB construction with a "B" occupancy.
3. Mixed Use Occupancy classification
• Per IBC 508.3.2 Non -Separated Occupancies
a. Non -separated occupancies shall be individually classified.
• Per 508.3.2.2 —Allowable Height and Area
a. The most restrictive allowances for the occupancy groups shall apply to
the entire building.
• Per 508.3.2.3 — Separation
b. No separation is required between occupancies.
4. Fire resistant rating requirements
• Per table 601, Type VB construction
a. No building elements are required to be fire resistance rated.
5. Summation of building reclassification:
• Because the building meets the square footage, height and allowed stories as
required by the 2006 IBC this building may be re-classified as Type VB
construction.
• No Occupancy separation is required between occupancies as the building
meets the requirements for non -separated occupancies
• No building elements are required to have a fire resistance rating under Type
VB construction.
• This approach will eliminate any need for exceptions or substitution of
sprinklers for rated assemblies.
6. Sprinklering of Garage level.
• Per Section 903.2.10.1 —Stories and basements without openings.
a. An automatic sprinkler system shall be installed throughout every story
or basement of all buildings where the floor area exceeds 1,500 square feet
and where there is not provided at least one of the following:
2. Openings entirely above the adjoining ground level totaling at least
20 SF in each 50 lineal feet or fraction thereof, of exterior wall in the
story on at least one side.
• Existing openings:
a. The garage floor area is currently over 1,500 square feet. However, the
building does incorporate the required openings on one side. The east side
of the building at the parking garage has 2 vehicle entrances which are both
25 feet long. The distance in between these openings is 43 feet long and
has a 5 foot opening at the mid -span of the 43' long wall. Also, there is an
opening of 54 feet, located on the north side of the parking garage.
Additionally there is an exterior stairway, to grade, from the parking garage.
9/10/2007
2 of 3
The structure, at grade and at this portion of the garage is concrete.
Therefore, the openings currently provided meet the requirement of
providing openings on at least one side and go beyond that requirement
with the provision of the stairway, on the west side of the parking garage
and the opening located on the north side of the parking garage.
Section 903.2.10.1.2 — Openings on one side
a. Where openings are provided on only one side and the opposite wall of
such story is more than 75 feet from such openings, the story shall be
equipped with and automatic sprinkler system.
b. The parking garage level currently has and will continue to have an
automatic sprinkler system.
This request, for reclassification of the building, is submitted on behalf of the building
owner, Demetry Vyzis, who understands and agrees with the parameters of this request. If
further clarification is needed, regarding our request, you may contact me with any
questions.
Sincerely,
Richard Gardner
Architect
AKeB
Crisp
Director of Interior Des'
BCRA
Cc:
Demetry Vyzis, Owner
9/1012007
3 of 3
7834
REGISTERED
RICHAR) SC TT GARONE,
SATE OF WASif1NGTpN
—z