Sunset Request.pdf1,-?c.1S()0
CITY OF EDMONDS
121 5TH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221
Website: wwvvdedmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
April 2, 2009
John Thoresen
Sunset 100, LP
1611872 d Ave W
Edmonds, WA 98026
RE: Request for Building Code Interpretation
121, 123, 125 Sunset Ave N.
Dear Mr. Thoresen,
GARY HAAKENSON
MAYOR
This letter is in response to the report by Brian C. Thompson, PE of Aegis Engineering
dated March 24, 2009 that Collin Madden submitted requesting that the proposed exterior
stairway landings between buildings be considered pedestrian walkways in accordance
with Section 3104 of the International Building Code.
We have read the report and have determined that the engineer has adequately justified
that the proposed exterior stairway landing areas between buildings can be considered
pedestrian walkways as set forth IBC 3104 to address fire separation issues, however we
need further clarification from the engineer regarding the following items:
• Location of Proposed Stairways/Landings: Clarify in the request the specific
locations of the exterior stairway(s) and landing(s). Will it be between 121 Sunset
N and 123 Sunset N, and/or between 123 Sunset N and 125 Sunset N?
• Type B Dwelling Units:. The first paragraph of Page 5 of the report states that,
"In order to maintain the degree of separation desired with the Sunset Project,
while the exterior stair may be connected to one building, structural connection to
both buildings must be avoided as described in Exception 2 to IBC Section
3104.2. " This exception states "For the purposes of calculating the number of
Type B units required by Chapter 11, structurally connected buildings and
buildings with multiple wings shall be considered one structure. " Please clarify if
it is the engineer's intent of this paragraph in his report to not provide Type B
dwelling units in these buildings.
We caution you on the use of this exception as an exemption for providing Type
B dwelling units. Compliance to the provisions of the 2006 International
Building Code should not be taken as an indication of compliance with federal or
• Incorporated August 11, 1890 •
Sister City - Hekinan, Japan
statutory requirements, including compliance to the Fair Housing Accessibility
Guidelines. The two documents are separate and independent. We suggest that
you consult with your legal counsel regarding the compliance of this plan with the
Fair Housing Act amendments and the Americans with Disabilities Act. The
design raises significant issues regarding compliance with these federal statutes
and City approval of plans under the IBC and State building code is not an
indication that the design complies with the requirements of these federal statues.
• Plan/Details: Provide plans and construction details showing how the
requirements of Exception 2 of IBC 3104.2 will be met.
Should you have any questions, please feel free to contact me at 425-771-0220.
Sincerely,
*JA
Ann Bullis, CBO
Building Official