BLD19-1111 - Graphite I - NS Corr. (Rvw-1, beck, 10-16-2019).doc
October 8, 2019
Leif Bjorback
Building Official
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020-3145
Subject: Graphite I (Non-structural Review)
Permit: BLD19-1111
Per your request, Beck & Associates has completed a non-structural review of the drawings and calculations for conformance with the 2015 International Building Code (IBC), as adopted
and amended by the State of Washington (WSA) and the City of Edmonds (ECC).
Our review of the plans and calculations indicates that corrections are necessary prior to permit issuance. The applicant should address the following comments in itemized letter format
in addition to making corrections & revisions to the drawings. Corrections and revisions to the drawing should be clouded so that they are clearly identifiable.
Drawing Sheets
A0.03 – Building Code Analysis
Reference the Washington State Energy Code Requirements. The Residential energy code is referenced. However, the proposed building is commercial and is required to comply with the commercial
energy code. Update the references and requirements accordingly. WSEC
Provide a lighting plan and supporting energy code worksheets to demonstrate that the building will meet the reduced lighting power requirements as noted in the Energy Credits.
Reference the Egress section of the Building Code Summary. The code references for the minimum width factors are incorrect. Update the drawings to reference the correct code sections.
Reference the Plumbing Fixture Calculation.
Two drinking fountains are required on the Studio/Gallery side of the building, one for standing persons and one for persons in wheelchairs. Provide complete dimensioning and detailing
to demonstrate compliance. 1109.5; ICC A117.1-09, 602
Update the Plumbing Analysis, consistent with the updated occupant loads. Reference comments in this review letter related to occupant loads. Reference A0.04.
A0.04 – Life Safety Plans
The Life Safety Plan identifies fire separation distances and opening protection requirements. However, the fire separation distance is not precisely defined.
Where the fire separation distance is less than 30-feet, identify the specific fire separation distance.
On each side of the building, identify the line to which the fire separation distance is measured (centerline of public way, property line, or assumed line between buildings that are
located on the same property). 705
Doors serving an A occupancy with an occupant load of 50 or more are required to be provided with panic hardware. Update the plans and Door Schedule to specify panic hardware along the
complete egress path from A occupancies to the exterior of the building. 1010.1.10
The area located at the bottom right of the building is designated as a Loading Area. However, egress is not permitted to pass through kitchens, storage rooms, closets or spaces used
for similar purposes. The Loading Dock is considered to be similar purpose (there is risk of the egress path being blocked). Revise the egress system accordingly. Providing a means
to separate the Loading Area and Trash Room from the egress system by means of a wall, guard, or other obstruction may be a means to address this issue. 1016.2, Item #5
Egress
Reference the Occupant Load Calculation tables. Occupant load factors are required to be consistent with the IBC as adopted and amended by the State of Washington. In some cases it appears
that the Seattle Building Code factors are being used. The Seattle Building Code is not applicable to this project which is located in the City of Edmonds. Table 1004.1.2
Business (B) = 100sf/occupant (gross)
Assembly (A-2/A-3) = 15 sf/occupant
Storage (S-1) = 200 sf/occupant
Storage areas should be noted as S-1, not S-2. S-1 is utilized for typical moderate-hazard, combustible storage. 311.2
Corridors, halls, and circulation space all need to be considered to have an occupant load. Update the egress analysis and plan to consider all floor area to be occupied. The occupant
load of these circulation spaces should be based on an occupant load factor of 100 sf/occupant (gross).
Outdoor spaces are required to be considered to be occupied with an occupant load based on the use and Table 1004.1.2. Where occupants can congregate, an occupant load factor of 15sf/occupant
should be considered (assembly, unconcentrated tables and chairs).
Studios should be considered to have an occupant load based on a maximum of 50 sf/occupant. This is more in-line with the proposed use. Table 1004.1.2
A2.10 – Overall Floor Plan
Provide dimensions and detailing to demonstrate that a portion of the Reception desk will be accessible and comply with ICC A117.1-09. 1109.12.3; ICC A117.1-09, 904
The Locker Room is required to be provided with an accessible bench. Provide dimensions and detailing to demonstrate compliance. 1109.12.1; ICC A117.1-09, 803.4
Provide detailing at the Kitchen (B102) to demonstrate that it is set apart (via permanent barriers, walls, or the like) so as to be clearly and permanently separated from the hallway/corridor.
Plans are currently unclear and exiting is not permitted through kitchens. 1016.2
A2.20 – Roof Plan
Secondary (emergency) roof drainage is required to be provided in accordance with UPC 1101.12. Provide dimensions, detailing, and specifications for roof drainage and secondary drainage
to demonstrate compliance. UPC 1101.12.2
Provide dimensions from the edges of the mechanical units to the edge of the roof. Guards are required to be provided where mechanical equipment is located within 10 feet of the edge
of the roof. Guards are required to extend not less than 30 inches beyond each end of the mechanical unit and are required to be constructed so as to prevent the passage of a sphere
21 inches in diameter. Update the plans to demonstrate compliance with these requirements. 1015.6
A2.41 – Enlarged Partial Plans.
Reference 3/A2.41. Handrails along the ramp are required to be provided with a 12-inch extension that extends in the direction of travel. Turning the ramp handrail at the top does not
meet this requirement. Revise the design accordingly. IBC 1014.6
Please contact me should you have any questions.
Respectfully,
Douglas Beck, PE, SE
Beck & Associates, PLLC
BLD19-1111 (NS)
October 8, 2019
Page 3 of 3
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
Beck & Associates, PLLC
Structural Engineering & Code Consulting
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739