Building Comments 1.pdfOV EDS
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j E BUILDING DIVISION COMMENTS
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Date: April 17, 2008
To: File CU -2008-27
From: Jeannine Graf, Building Officia
Building Division comments for proposed ADU
Subject: Site Address: 511 10th Avenue North
Owner: Jongjitirat
In reviewing the above noted application for an Accessory Dwelling Unit (ADU, the
Building Division has the following comments:
1. A building permit is required for the ADU including the associated remodeling.
Specific Building Division issues will be provided to the applicant upon review of the
building permit application.
Please note, it is the owner's responsibility to determine the feasibility of development of
an ADU for building code compliance. Attached is list of items which are meant to assist
you in determining the feasibility of such a project.
City of Edmonds cza Building Division
Building Division and International Residential
Building Code ADU Requirements
A SEPARATE BUILDING COMPLIANCE PERMIT IS REQUIRED FOR ALL ADU'S
*ADU'S MUST COMPLY WITH ADOPTED BUILDING CODE PROVISIONS FOR A
SEPARATE DWELLING UNIT. SHOW CODE COMPLIANCE WITH THE FOLLOWING ITEMS
ON THE FLOOR PLAN TO BE SUBMITTED WITH THE BUILDING PERMIT APPLICATION
(see form `A")—SEPARATE FEE AND APPROVAL REQUIRED*
1) MINIMUM ROOM SIZE/CEILING HEIGHT/EXITING/STAIR AND GUARDS
The ADU unit must contain a main living room, kitchen, separate bedroom, and separate bathroom_
The floor area of the unit must meet the following minimum requirements:
a) The main living room shall have a minimum floor area of 120 square feet
b) Habitable rooms shall have a floor area of not less than 70 square feet (not including kitchens,
bathrooms, hallways and storage)
c) Habitable rooms shall have a minimum width of 7'-0" in any dimension (not including kitchens,
bathrooms, hallways and storage)
d) Habitable rooms shall have a ceiling height of 7'-0" minimum (not including kitchens,
bathrooms, hallways and storage)
e) For sloped ceilings, not more than 50% of the required floor area of a room or space is
permitted to have a sloped ceiling less than 7 feet, with no portion of the required floor area less
than 5' feet.
f) One main exit door is required from each unit to the exterior with out requiring travel through a
arae 3'x 6'8" minimum with a complying Y x 3' landing.
g) The bathroom shall have a toilet, sink, bathtub or shower with hot and cold running water.
Toilets shall be located in a space where there are no obstructions less that 15" inches measured
from the centerline of the toilet to the obstruction, and a minimum clear space in front of the
toilet of 21" inches. Shower stalls shall be a minimum of 30"x 30" (outside dimensions).
h) One kitchen sink required with hot and cold running water.
i) Stairway handrails shall meet the following requirements:
• Top of handrail 34" to 38" above the stair tread nosing;
• /4Handrail grippable cross-section shall be 11"-2" maximum.
j) Guards are required to protect falls greater than 30" (i.e., stair landings, balconies, etc), guards
shall be 36" minimum in height with no openings greater than a 4 inch sphere. Open stairs with
a total rise of more than 30" shall have guards no less than 34".
k) Hallway width 36" minimum.
Page 4 of ADU Handout.doc
2) SMOKE ALARMS (Smoke Detectors)
When no remodeling work is performed, battery operated smoke alarms are required throughout both
units in the following locations:
a) Each sleeping room_
b) Centrally located in hallways or areas accessing sleeping rooms (when sleeping rooms are on
the upper floor, smoke alarms must be installed near the stairway).
c) Minimum of one smoke alarm installed on each floor, including basement.
When remodeling work is done, the following is required:
a) Newly created sleeping room(s) shall have hard wired smoke alarms with battery backup.
b) When more than one smoke alarm is required to be installed within an individual dwelling unit
the alarm devices shall be interconnected in such a manner that the actuation of one alarm will
activate all of the alarms in the individual unit. The alarm shall be clearly audible in all
sleeping rooms over background noise levels with all intervening doors closed. (See exception
8313.1.1 Exceptions).
3) EMERGENCY ESCAPE AND RESCUE OPENINGS
One openable emergency escape window or door is required in every sleeping room and basement and
windows shall meet all of the following requirements:
a) Openable area of not less than 5.7 square feet (Exception: Grade floor openings shall have a
minimum net clear opening of 5 square feet).
b) Minimum clear opening height of 24"
c) Minimum clear opening width of 20"
d) Finished sill height of not more than 44" above the finished floor
e) Emergency escape windows with a finished sill height below adjacent ground elevation shall
have a window well meeting the following requirements:
• Window wells shall be a minimum of 9 square feet with a minimum horizontal
projection and width of 36", and the window must able to fully open within this space.
• Window wells with a vertical depth greater than 44" shall have a permanently affixed
ladder or stairs that do not obstruct the window in the open position. The ladder or stairs
cannot encroach into the minimum window well size requirements by more than 6".
4) NATURAL LIGHT
a) All habitable rooms shall be provided with aggregate glazing area of not less than 8 percent of
the floor of such rooms (not including kitchen, bathroom, hallways or storage).
5) VENTILATION:
a) Natural ventilation shall be through windows, doors, louvers or other approved openings to the
outdoor air. Such openings shall be provided with ready access or shall otherwise be readily
controllable by the building occupants. The minimum openable area to the outdoors shall be 4
percent of the floor area being ventilated. (See R303.1 Exceptions for mechanical ventilation
alternatives).
b) Bathrooms and laundry rooms shall be provided with a openable window area of not less than 3
square feet half of which must be openable for ventilation. In lieu of such glazed area,
mechanical ventilation may be provided at 50 efin minimum.
c) Kitchens shall be provided with a minimum 100 cfm exhaust fan.
Page 5 of 6 ADU Handout.doc
6) HEATING:
Heating facilities shall be capable of maintaining a room temperature of 68°F at a point 3 feet above the
floor and 2 feet from exterior walls in all habitable rooms. Each separate dwelling unit shall be
provided with isolated thermostats to control heat.
NOTE: THE PURPOSE OF THIS HANDOUT IS TO ASSIST THE PUBLIC IN COMPLYING WITH DETAILED
PERMIT SUBMITTAL REQUIREMENTS. IT IS NOT A COMPLETE LIST OF PERMIT OR CODE REQUIREMENTS
AND SHOULD NOT BE USED AS A SUBSTITUTE FOR APPLICABLE LAWS AND REGULATIONS. IT IS THE
RESPONSIBILITY OF THE OWNER(DESIGN PROFESSIONAL TO REVIEW THE SUBMITTAL FOR
COMPLETENESS. ONLY COMPLETE APPLICATIONS WILL BE ACCEPTED BY THE CITY FOR REVIEW,
BUILDING INSPECTION PROCEDURES
AFTER THE ADU PERMIT IS ISSUED, A 24 HOUR NOTICE IS REQUIRED TO
SCHEDULE FOR A BUILDING INSPECTION. CALL (425) 771-0220 EXT. 1333 FOR A
VOICE RECORDED HOTLINE. INSPECTION REQUESTS CALLED IN BEFORE 7:OOAM
MAY BE REQUESTED FOR THE SAME DAY.
The following must be identified on your voice mail message to guarantee an inspection:
I. DATE AND TIME OF CALL
2. PERMIT NUMBER
3. ADDRESS OF ACCESSORY DWELLING UNIT
4. LAST NAME OF OWNER
5. STATE TYPE OF INSPECTION NEEDED
6. STATE DAY AND DATE THE INSPECTION IS NEEDED—YOU MAY PREFERENCE
MORNING OR AFTERNOON
7. IF SPECIAL CIRCUMSTANCES REQUIRE ADDITIONAL INFORMATION FOR THE
INSPECTOR LEAVE A BRIEF MESSAGE
If deficiencies are noted during inspection, a Correction Notice will be posted at the site. Corrections
shall be made within 30 days unless special circumstances prevent the owner from making such
corrections. Re -inspection fees shall be assessed when work is not ready for inspection.
Page 6 of 6 ADU Handout.doc
CITY OF EDMONDS PLANNING DIVISION
REQUEST FOR COMMENT FORM
Project Number: CU -2008-27
Applicant's Name: JONGJITIRAT,. PONG & SALLY
Property Location: 511 10TH AVE, N.
Date of Complete Application: 4/15/08
Zoning: RS -12
Project Description: ACCESSORY DWELLING UNIT
Return comments to Planning Division no later than: 4/29/08
If you have any questions or need clarification on this project, please contact:
Responsible Staff: JEN MACHUGA Ext. 1224
City Department: Buii-dme1
Name of Individual Submitting Comments:
Title: /vU
This projec woul would not (please circle one) affect this department.
Comments (please attach memo if additional space is needed):
The following conditions should be attached to this permit to ensure compliance
with the requirements of this department (please attach memo if additional space
is needed):
Date: 4f-//%- 0
Signature: C/I'
Phone/E-mail_ �d�iDN�S, G�lA G,LJ
t
city of edmonds '
land use application
AR=FCTDRAL DESIGN REVIEW
COMPREHENSIVE PLAN AMENDMENT FILE # C -U.0'9- kJ ZONE R'S ^ 17—
CONDITIONAL USE PERMIT
HOME OCCUPATION DATE 04 • I S • O 9 REC'D Bx U LM A..,
FORMAI, SUBDIVISION FEE*605- et — RECEIPT #
SHORT SUBDIVISION
HEARING DATE
LLJNE ADJUSTMENT
.D'T
PLANNED RESIDENTIAL DEVELOPMENT HE STAFF PB ADB CC
OFFICIAL STREET MAP AMENDMENT
STREET VACATION
REZONE
SHORELINE PERMIT
VARIANCE/ REASONABLE USE EXCEPTION
*OTHER: A VV
PROP$RTY ADDRESS oR LocATIoN isi 1 '' t 0 dve , N • Xdmoad s l '?00z-0
PROJECT NAME (IF APPLICABLE) j
PROPERTYOWNERt COn • !7Alr ion r; lJ� ;rA1' pI o,,E,, ¢25r--'778-0 V? e
ADDMS 5!1' [O LLlt%B• /l1, !-GimD/lu�S , G+s� `3�}�Zo
E -MAI, ADDRESS �✓ HOPI CoIYiCa �r f1�1 ;?FAX #
TAX ACCOUNT # 0054 - Mo - OC'C> - 02" G SEC. �-+ 4 TVP. RNG. �,h3
DFSCRIPTION OF PROJECTOR PROPOSED USF-
APPLICANTpo G`-## �o� {i�i�+xPHONE# 4,ZS-77$"-03418
ADDRESS
5l! !o Gtlre• , M VA" , gSoz.o
E-MAIL ADDRESS x Or) q t t AS G 4117Car,9: rl a ?` FAX #
CONTACT PERSON/AGENT f7a + PHONE #
ADDRESS
E-MAIL ADDRESS FAX #
The undersigned applicant, and his&edits heirs, and assigns, in consideration on the processing of the application
agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including
reasonable attorney's Pecs, arising from any action or infraction based in whole or part upon false, misleading,
inaccurate or incomplete information furnished by the applicant, hislherrits agents or employees_
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my
knowledge and that I am authorized to lite this plication on the behalf of the owner as listed below.
SIGNATURE OF APPLICANT/AGENT DATE q-���r�$
P nG art a i l 1 ra
Property Owner's Authorization
By my signature, I certify that I have authorized the above Applicanl/Agent to apply for the subject land use
application, and grant my permission for the public officials and the staff of the City of FArionds to enter the subject
property for the purposes of inspection and postin endant to this application.
SIGNATURE OF OWNER DATE 4/12-10 S
Y`'on goal ►
nis application form was revised on I To vert whether it is still current, call (425) 771-t?22d.
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