4700_001.pdfDecember 4,2018
Attn: Leif Bjorback
City of Edmonds
121 51h Ave N
Edmonds, WA 98020
architecfure - design
We are requesting the use of die basement for office, laundry, storage and employee break room at the
Ombu Salon permit #BLD20181021 per the Alternate Design and Methods section from IBC 2015
104.11. The basement would not be allowed for customer use. The existing ceiling height of
approximately 6'-10" in the basement does not meet the means of egress code requirement of 7'6" for
ceiling height. Although, the ceiling height does not meet the letter of the code, we would like to propose
the use of the basement for the purposed listed above and based on fl-ic below listed code sections and
compliance.
1. The building meets the requirements for height and area for the proposed occupancies of B at
the main floor and B in the basement.
-IBC Table 504-3 Building height — based on this table the building is in conformance for
budding height for occupancy of B.
-IBG Table 504.4-Number of stories above the grade plane — based on this -table -the building is
in conformance for the proposed occupancies of B.
-IBC Table 506.2 Area allowed — based on this table the building is in conformance for the
proposed occupancy of B.
2. The building permit issued for the project has a requirement to install the required 1 hour fire
resistance rating for the existing walls which are between 5'-10' from the property line. The
existing basement would fall into a portion of the building located between Y-10' from the
property line. The exterior walls would not need to be rated based on the equal hazard class
IEBC 1012.6.2. We will continue forward with the plan to fire rate the walls to offset the lack of
compliance for the riser height on the existing stair (see #6 below).
-IBC Table 602 Fire resistance rating for exterior walls —the issued building permit is proposed
to install the required 1-hour fire resistance rating for the exterior walls for areas between T-10'
from the property line which will meet the requirement for the basement use of B. IEBC
1012.6.2 equal hazard class for existing walls will override the IBC requirement and thus the fire
rated walls would not be required.
The existing basement does not meet the means of egress requirement for ceiling height.
-IBC 1003.2 Ceiling height is required to be 7'6" for means of egress. The existing basement
does not meet this requirement.
-IEBC 704.1 Alterations shall be done in -a manner to maintain the level of protection provided
for means of egress.
-IEBC 803: No vertical openings other than the stair proposed. Interior wall finish will be '/2"
painted gypsum wall board to comply with the IBC for interior finishes. The stairwill be
equipped with handrails at guardrail at the main floor level as proposed in the approved permit.
-IEBC 804: Exits are not serving an occupant load greater than 30 occupants.
-IEBC 805.2.2 Means of egress conforming to the requirements of the building code under
which the building was construction shall be considered compliant means of egress if, in the
opinion of the code official they do not constitute a distinct hazard to life. With the change of
use, the hazard class will be deemed equal between the existing R-3 and B occupancy. The
means of egress is not proposed to be more unsafe than the existing condition. All other
aspects, other than the ceiling height at the basement, meet the current building code and do not
REVISIoN
OR Un /" 201F
BU'UN'vj L)EPARTMENT
CRY OF EDMON[*
23020 Erknords WcU, -113, Edronds, WA 98020 1 p. 208.542.37341 e. hedOh2darch�ectacom I w. h2clarchitects.corn
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create a distinct or greater hazard to life. Means of egress lighting and exit signs will be installed
to comply with IEBC 805.7, IEBC 805.8, TEBC 905.2 and IEBC 905.3.
-IEBC 805.3 Exiting requirements are met with the information above.
-lEBC 1005 Shall comply with Section 1012 as noted below in #4.
4. The occupant load and maximum distance to the exits meets the current code requirements if
the basement is converted to a B occupancy. The existing basement for 'business areas'
occupancy is 681 sf/100 gross = 6.8 or 7 occupants. The combined occupant load (for main
floor and basement) at front exit door will be 29 occupants, which meets the requirements for
one exit. Maximum distance of common path of egress travel distance from furthest point at
lower floor to main floor front exit door is 70'which meets the below listed requirements.
-IBC Table 1004.1.2 Maximum floor area allowance per occupant for business is 100 gross.
-MC Tible 1006.2.1 Maximurn-occupant-load of space with one exit, B;=49. Maximurn-common-
path of egress travel distance without sprinkler system for occupant load over 30 occupants is
B=75'.
-IBC 1006.3.2 (2) Stories with access to one exit: B = 49 occ, 75' travel distance
-IBC Table 1006.3 Path of egress travel to an exit shall not pass through more than one adjacent
story. (Meets this requirement)
-IBC 906.1 Portable fire extinguishers shall be installed.
5. Change of use to convert the existing single family to a B occupancy meets the requirements.
Height and area hazard category for R-3 and B are equal at #4. As noted in #1 above, the
height and areas comply.
-IEBC1012.4.2 Means of egress for change of use to equal hazard category. Existing elements
of means of egress shall comply with the requirements of Section 905 for the new occupancy
classification. See #3 above.
-1EBC Table 1012.5 Heights and Areas hazard category. R-3 and B area equal #4.
-IEBC 1012.5.2 Height and area for change to equal hazard category. The height and area of the
existing building are deemed acceptable.
6. Existing stairway, 39-1/4" inwidth, is currently not enclosed, but would be in compliance with
width requirements. The existing risers are not in compliance at 7-1/4" tall and the existing
treads are in compliance at 11-1 /4". 'Me ceiling height at the stair meets the required head
height of 80" above the finish nosing and is in compliance. To bring the stair risers *into
compliance would be a financial hardship on the Owner. In order to bring the stair riser into
compliance, the following work would need to be performed: structural modification to the
floor system to allow for a long stair run to meet the rise/run, relocating the hallway wall at the
lower floor to maintain the required 3' clearance, and installing new finishes (drywall, trim,
flooring, fightin& and paint) due to the work of modifying the stair and hallwaywall.
-IBC 1019.3.1 Exit access stair that serve only two stories are not required to be enclosed.
-1EBC Table 1012.4 B and R3 are equal means of egress hazard category #4.
-1EBC 2015 1012.4.2 Means of egress for change of use to equal or lower hazard category
indicates that the existing stair would need to be brought up to current compliance for the stair
run.
-Basement to complywith IEBC 905 (Lighting and existing signs) and 805.
7. Ventilation would need to meet IMC 2015 403.3 mechanical ventilation requirements. The
ventilation for the basement would be part of the system serving the other areas of the building.
Each space would be provided ventilation based on the individual requirements.
-IMC Table 403.3.1.1: Minimum ventilation rates for various occupancy classifications.
8. Energy code requirements
-WSEC Table C402.1.3: Basement walls to be minimum of R-21. WSEC C503.1.3 Existing
ceiling,wall or floor cavities exposed during construction provided that these cavities are
insulated to ffill depth with insulation having a min nominal value of R-3.0/inch.
-Heating and cooling system in basement to comply with WSEC C403.
23D20 Ecknonds Wctj, -113, Edmonds, WA 98020 1 p. 206.542.3734 1 e. ��KYdf i?(JorcNk)cts.com I w h2darchRecrt8.com
As noted -above, the existing low ceiling height at the basement does not meet the letter of the code, but
the intent for the use of the existing space does not create a more hazardous condition. To increase the
safety of the building, the exterior walls wilt be converted to a I hour fire rating, although this
requirement would not be necessary for the existing building use.
I can be reached at 206-542-3734 or at licidi &A2(lardiitects.coni with any further questions
Regards,
Heidi Helgeson
Principal
HZD Architecture + Design
20020 EdmCnds WCU, -113, Edmonds, WA 9"-0 1 p. We.542.37341 e, fx*JMi?(krcti1Ws.com I w. h2darclitcy.ts.com