EgerdahlADU.pdfDate: November 17, 2008
To: File ADU-08-67
From: Ann Bullis, Building Official
Building Division comments for proposed ADU
Subject: Site Address: 616 Fir Street
Owner: Egerdahl
In reviewing the above noted application for an Accessory Dwelling Unit (ADU), the
Building Division has the following comments:
Since remodeling will be done for this ADU, a building permit must be obtained prior to
start of the remodeling work. Specific Building Division issues will be provided to the
applicant upon review of the building permit application.
Attached is a list of code items that must be met. Clearly show compliance on the plans
when you submit for your remodeling permit.
City of Edmonds czR 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 3' 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;
Handrail grippable cross-section shall be 1 %4"-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" shalt have guards no less than 34".
k) Hallway width 36" minimum.
Page 4 of 6 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
R313. i.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 cfm minimum.
c) Kitchens. shall .be provided with a minimum 100 cfm exhaust fan.
Page 5 of 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:
1. 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
5. 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