Laserfiche WebLink
June 10, 2019 <br />Drew Martin <br />Associate Engineer / Commercial Plans Examiner <br />City of Everett <br />Public Works Department <br />3200 Cedar Street <br />Everett, WA 98201 <br />Re: Modification request to required number of plumbing fixtures <br />Plan Check Number: B1903-001, Second Building Review <br />Dear Drew: <br />mm ` <br />environmental <br />WORKS <br />Community Design Center <br />402 15th Avenue East <br />Seattle WA 98112-4599 <br />206 329 8300 <br />206 329 5494 fax <br />www.eworks.org <br />With this letter we are requesting a reduction in the number of toilet room related plumbing <br />fixtures provided for the Casino Road Community Hub tenant improvement project (B1903-001) <br />relative to the quantity required by the 2015 IBC. The rationale for this request is based on <br />empirical observations and intimate knowledge of the operations of the Community Hub by its <br />Director of two years, Sara Boyle. The program has been operating in Building A, 14 E Casino <br />Road, for two years, so this observation is specific to the building, as well as the operations <br />occurring within the building, that is the subject of this request. <br />Based on this experience, it is known that the actual occupancies for the individual spaces and <br />the building as a whole will be well below the calculated occupancies set forth by the building <br />code. Specifically, during the day, the classrooms will be used by approximately 25 people each <br />and the Multipurpose Room (used for similar functions during those hours) will be used by <br />approximately 25-40 people. The occupancy of the remaining spaces, i.e. lobby, meeting room, <br />office, and computer area, is anticipated to be approximately 30. During evening events, when <br />the Multipurpose Room may see an occupant load of up to 80, the classrooms, the meeting <br />room, office, and computer area will not be in use. <br />The Community Hub is presently operating in Building A with a program that is substantially the <br />same as the one to which the proposed design is tailored and presently only has two publically <br />available toilet rooms, with one toilet and lavatory each. Experience shows that a wait for either <br />toilet room is currently quite rare, occurring approximately two times per week. While significantly <br />below the plumbing fixture count stipulated by the 2015 IBC, the proposed design adds one <br />ADA-compliant family toilet room, providing half again as many fixtures as well as adding a fully <br />accessible toileting facility. Based on the program's functionality to date, and the nearly identical <br />program of the proposed design, the proposed three toilet rooms will adequately serve the <br />program of the Community Hub. <br />A mitigating factor for this request is the presence of additional toilet rooms in the adjacent <br />buildings at 14 E Casino Road, with one toilet room within 110 feet of travel distance of the main <br />entrance to Building A and two more within approximately 150 feet of travel distance along fully <br />accessible routes in Building B. <br />This request does not compromise any life -safety elements of the project. Casino Road residents <br />represent the highest poverty rates in the entire county and this project will support the creation <br />of a safe, connected community where everyone thrives and reaches their full potential through <br />