2002 MADISON ST EVERSPACE 2022-02-22

Architectural General: 1. Work on existing structures shall comply with the IEBC. The IEBC provides three alternative methods for performing work: the Prescriptive Compliance Method (Section 301.1.1), the Work Area Method (301.1.2), and the Performance Compliance Method (301.1.3). The method selected for the project should be specified in the General Notes on Sheet A0.0. A statement should be provided clarifying the types of work that are included in the project (e.g., repairs, additions, change of occupancy, etc.) and referencing the appropriate IEBC sections. The comments provided herein presume the project will comply with the Work Area Method of Chapter 5. Based on a review of the construction drawings, the proposed project appears to include the following work: Level 3 Alternations (Chapter 9) and Change of Occupancy (Chapter 10). Additional and alternative types of work required for the project shall be identified by the designer -of - record. Additional comments may be pending. See IBC Section 301.1. Correct, we will be using the Work Area Method with Level 3 Alterations and Change of Occupancy Group. Statement indicating such, and revised description of work is now provided on the Project Data / A0.0. 2. The building appears to be incorporating unheated and unventilated space between Grids E-F. The building space between Grids D-E similarly appears to have been unheated and unventilated space when originally constructed. Per the Snohomish County Assessor, the spaces were originally built in 1985 and 1961, respectively; the former is identified as a "lean-to garage/storage" area in the assessor's records. One or both of these areas is subject to an occupancy change and must satisfy the requirement of IEBC Chapter 10. If one or both of the areas is not subject to a change of occupancy, documentation substantiating that the areas has been previously permitted as an "M" occupancy shall be submitted for review. See additional comments below regarding the change of occupancy. Currently it is unheated space and we intend to heat this space, as well as the entire building — HVAC design will be under a separate permit by Contractor. It is our opinion that the entire building, whose former tenant was a retail office, furniture and supply store, is going from an 'M' occupancy to a 'B' occupancy. in 1985, the garage was permitted and indicated as an 'M' occupancy (see included Everett's property records, page 25 of 47). The City's records also show a Certificate of Occupancy (page 21 of 47) where the type is 'F-2 Retail Sales' per the UBC, which has different occupancy group definitions than the IBC and should not be equated to an F-2 in the IBC which is 'Low -hazard factory Industrial'. See included attachments. Egress: 3. Sheet A2.0 shows a new ramp with handrails, The following comments shall be addressed: a. The north end of the west handrail shall extend a minimum of 12 inches past the ramp -landing transition. See IBC Sections 1012.8 and 1.014.6. Per ICCA117.1 505.10 Exception 1, we would like to apply the exception of 'Continuous handrails at the inside turn of stairs and ramps' and not extend our handrail in the same direction of the top ramp run. Noted on A2.0. b. The drawings shall specify a slip -resistant surface per IBC Section 10123.1. Ramp finish has been revised to be slip -resistant rubber tile. Finish plan & schedule I A9.0, details 15 & 16 I A8.1, and elevation 6 I A5.2 have been revised. c. The ramp shall include edge protection along the east edge per IBC Section 1012.10. Revised to provide edge protection. Elevation 6 I A5.2 and detail 16 I A8.1 have been revised.