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Advisory group split over ventilation and basements; quorum loss leaves 'above grade' question unresolved
Summary
Members argued over whether to keep a corridor ventilation exception pulled from mechanical code and whether to remove 'above grade plane' from the three‑story limit; the ventilation provision was removed by 5–3 vote, but debate over basements and daylight basements was deferred after the meeting lost quorum.
A central point of contention at the Feb. 3 Building Code Council ad hoc meeting was whether technical language drawn from the mechanical code should remain in the IRC‑based multiplex appendix and how the appendix should treat basements and "stories above grade plane."
Richard proposed removing item 3 in section 104.2.1 (a mechanical‑code‑derived clause about air supplied to quarters and corridors), arguing it did not belong in the IRC appendix. Several members, including code and fire representatives, opposed removal on ventilation and life‑safety grounds. Ardel noted the original mechanical language was meant to manage air movement and avoid treating corridors as plenums; critics said removing the language could leave ambiguity for inspectors and reviewers.
Richard moved to remove item 3; Spencer seconded. The chair conducted a roll‑call vote and announced the motion passed 5–3. Richard framed the motion tersely as "I'll make a motion to remove," and the chair recorded the final tally. The group then turned to a longer debate over whether to say the multiplex building "shall not exceed 3 stories above grade plane" or to strike "above grade plane" and simply limit buildings to three stories regardless of grade. Several members warned that removing the phrase could allow designers to exploit daylight basements or sloping sites to produce effectively taller buildings; others said the RCW’s language anticipated a three‑story cap and that striking the phrase would better prevent manipulation of grade.
As the debate deepened, several members left and the group lost quorum before it could vote on the 'above grade plane' change. The chair instructed staff to leave the current wording in the draft and to flag the issue for the BFRW committee meeting on Feb. 13 for further consideration.
The unresolved nature of the basement/grade‑plane question means stakeholders should expect additional discussion at the committee level before final adoption of the appendices.
