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2013-0603 Seavue Condos.pdf City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 DATE: July 1, 2013 TO: Jay Grant Seavue HOA Email: jay@seavue.org FROM: Leif Bjorback, Building Official RE: Plan Check: 2013-0603 Project: Seavue Condo Improvements th Project Address: 1130 5 Ave S During review of the plans for the above noted project, it was found that the following information, clarifications or changes are needed. Please provide written responses as to where the changes can be found on the plans, and submit revised plans/documents to a permit coordinator in the Development Services Department. Thank you. 1.Removal of the corridor fire doors in line with the existing area separation walls will not be permitted without further code analysis and justification. These area separation walls allowed the overall building to exceed the maximum allowable area in compliance with the 1973 Uniform Building Code. In order to modify the allowable area per floor level under the current code (2009 International Building Code)as proposed, all applicable provisions of the current code shall apply. For example, the 2009 code requires fire sprinklers for essentially all multifamily structures. That said, the City of Edmonds will allow the option of installing magnetic hold-open devices at the doors if you wish to keep them in an open position. Please revise the plans as needed. IBC 3404.1 2.At Project Area #5 indicate handrails complying with IBC 1012 on both sides of the exterior stairs, at both the existing and new stair runs. 3.Several items of concern have been expressed in writing from Seavue board member John Warlikowski as to the structural adequacy of portions of the proposed work. I have taken Mr. Warlikowski’s concerns into account during this review, and have found the proposal to be generally compliant with the building code, the exceptions being addressed within this comment letter. Prior to issuance of the permit, please provide a written acknowledgment of Mr. Warlikowski’s concerns, along with a restatement of authorization for the work to proceed as approved by the city.