City Letter dated 7-12-07 OMT Alt Design Approval.pdfrnC. 189u
July 12, 2007
CITY OF EDMONDS GARY HAAENsolR
MAYOR
121 51H AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221
Website: www dedmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
Mr. Ralph Allen, AIA
Grace Architects, PLLC
1927 Post Alley
Seattle, Washington 98101
RE: Request for Alternate Design @ 201 5`h Avenue South, Old Milltown Building
Creating Yard for Fire Exposure
Dear Mr. Allen,
The City is in receipt of your request for alternate design under the 2003 edition of the
International Building Code (IBC), on behalf of GPA Incorporated for the Old Milltown building
located on Parcel 2 at 201 5'h Avenue South, Edmonds to create a `fire protection yard' within
the parking lot area as depicted on Parcel 1, located immediately to the south of the Old
Milltown Building (see attached map). Both referenced Parcels are under the current ownership
of GPA Incorporated.
Applicable Code Sections concerning the Old Milltown Building on Parcel 2
1. Section 10 14. 1 requires a second exit when the occupant load exceeds 50.
2. Section 1017.2.2 requires exterior exit doors lead directly to the exit discharge or the
public way.
3. Section 1104 requires that an accessible route of travel be provided within the site from
the building to the public way.
4. Section 704 Table 704.8 restricts and limits openings in exterior walls based on location
to property lines.
AIA/GPA Proposal
GPA has provided a legal Agreement entitled Declaration of Easement (attached) that includes
provisions for creating a 15 foot pedestrian easement across Parcel 1 allowing accessibility from
the street and providing exiting occupants from the second floor direct access to the public way
thus satisfying IBC 10 17.2.2 and IBC 1104.
The Agreement also describes a 15 foot `yard' (Yard as defined in IBC 202) for Fire Exposure
that satisfies the provisions of IBC Table 704.8 allowing—but also limiting the percentage of
openings in the exterior wall. Easement agreements for access do not require alternate design
approval to be granted by the building official; however, the approval of creating a yard for fire
protection and allowable openings is under the purview of IBC 104.11.
.Incorporated August 11, 1890
Sister City - Hekinan, Japan
Mr. Allen
Page Two
July 12, 2007
The proposed fire protection yard is approximately 15 feet wide by the depth of Parcel 1
(approximately 105 feet). The yard is located immediately adjacent to the exterior wall of the
building on Parcel 2. Creating a permanent yard will allow openings on this south exterior wall
of the Parcel 2 building (yard of 15 feet is limited to a maximum protected opening of 45%, and
15% unprotected openings, reference 2003 edition of IBC Table 704.8).
In the event that GPA or a future owner dissolves the Easement Agreement the building
currently located on Parcel 2 would be in violation of Section 704 for openings located at the
property line. Dissolving the Easement Agreement would also create a building code violation
for exiting and accessibility from the second floor of this building. For this reason the Easement
agreement requires that the City be formally notified if it is ever changed or dissolved. It is
possible however that the City could enter into a similar agreement with a future building
tenant/property owner or the building codes could change such that the requirement is no longer
applicable.
Based on the Agreement that creates and maintains a yard (as defined in the building code) it is
my determination as Building Official for the City of Edmonds that the request to create a yard
for the purpose of allowing openings in the south exterior wall of the existing building located at
201 5t' Avenue South (to the maximum extent permitted in Table 704.8) is hereby Approved.
This approval is subject to the following:
• The signed Agreement shall be provided to the City by permit issuance
• GPA is responsible to pay the recording fees for the Agreement
• The City shall not grant occupancy approval until a copy of the recorded document is
provided to the City
Sincerely,
��#W�
Jeannine L. Graf
Building Official, C.B.O.
Attachment
Cc. GPA Incorporated
Street Address File
Building Permit File