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a conditional use permit by the City of Edmonds to maintain an
accessory dwelling unit on the hereinafter described residential
realty, and
WHEREAS, such approval is subject to certain conditions and
will automatically expire in the event that s6ch conditions are
no longer met, and
WHEREAS, among those conditions is the provision that the
permit is personal to the applicant and will expire in the event
that the primary residence and accessory dwelling unit are
rented, leased, sold or otherwise conveyed to a person other than
the applicant.and undersigned owner,
NOW, THEREFORE, :FNJJ3-1� (hereinafter
IlOwner(s)") does hereby covenant, stipulate and promise as herein
set forth:
1. Touch and concern the Land. This covenant touches and
concerns a tract of residential real property (hereinafter
"site") with a street address of Edmonds,
Washington, : and legally described on the a�ttached Exhibit A,
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incorporated by this reference as fully as if herein set forth.
2. Existence and Exniration of Accessory—Dwellincr unit
Approval. On the application of the Owner(s), the City
Edmonds has approved a conditional use permit to install
W47
an
accessory dwelling unit at the subject tract described in
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for the residential real estate shall automatically expire.
3. covenants 10-Notify and Restore Property. In
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Owner(s) hereby covenants to notify any prospective purchaser of
the automatic expiration of the accessory dwelling unit upon the
sale, rental, lease or other conveyance of the herein described
residential parcel. The Owner(s) further covenant that, prior to
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CITY OF EDMONDS BARBARA FAHE I Y
MAYOR
250 STH AVENUE NORTH - EDMONDS, WA 98020 - (206) 771-0220 FAX (206) 771-0221
HEARING EXAMINER
��St. 189'
FINDINGS, CONCLUSIONS AND DECISION
OF THE HEARING EXAMINER
CITY OF EDMONDS
APPLICANT: Cascade Construction
CASE NO.: CU 96-103
LOCATION: 601 9h Avenue South
APPLICATION: A Conditional Use Permit to allow an "Accessory Dwelling Unit"
in a new addition on the west side of the existing house. A total of
at least three off street parking stalls would be provided on the lot
with this proposal (see Exhibit A, Exhibit A, Attachments 2-5).
REVIEW PROCESS: Conditional Use Permit; Hearing Examiner conducts public
hearing and makes final decision.
MAJOR ISSUES:
a. Compliance with Edmonds Community Development Code (ECDC)
Section 16.20.010 (Single Family Residential - Uses.)
b. Compliance with Edmonds Community Development Code (ECDC)
Chapter 20.05 (Conditional Use Permits.)
c. Compliance with Edmonds Community Development Code (ECDC)
Chapter 20.21 (Accessory Dwelling Units.)
SUMMARY OF RECOMMENDATION AND DECISION:
Staff Recommendation: Approve with conditions
Hearing Examiner Decision: Approve with conditions
PUBLIC HEARING:
After reviewing the official file which included the Planning Division Staff Advisory Report; and
after visiting the site,. the Hearing Examiner conducted a public hearing on the application. The
hearing on the Cascade Construction application was opened at 9:28 a.m., September 19, 1996,
in the Plaza Room, Edmonds Library, Edmonds, Washington, and closed at 9:33 a.m.
Participants at the public hearing and the exhibits offered and entered are listed in this report. A
verbatim recording of the hearing is available in the Planning Division.
* Incorporated August 11, 1890 *
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Jack McKay wrote in Exhibit B that the accessory dwelling unit is O.K. provided it retain
a single family unit and not be permitted to be used for business or as a rental dwelling.
FINDINGS OF FACT AND CONCLUSIONS
A. SITE DESCRIPTION
1. Site Development, Neighboring Development, And Zoning:
a. Facts:
1) Size: The subject property is rectangular in shape and has
approximately 7,500 square feet (see Exhibit A, Attachments I & 4).
2) Land Use: The property is currently developed with a single family
detached house.
3) Zoning: The zoning of the subject property is Single -Family -
Residential (RS-6) (see Exhibit A, Attachment 1).
4) Terrain and Vegetation: The subject property is flat with limited
ornamental landscaping.
2. Surrounding Development and Zoning:
a. Facts:
1) North: This area is currently zoned under the RS-6 zoning designation
and is developed with single family homes (see Exhibit A, Attachment
1).
2) South: This area is currently zoned under the RS-6 zoning designation
and is developed with single family homes (see Exhibit A, Attachment
1).
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Hearing Examiner Decision
Case No. CU 96-103
Page 3
3) West: This area is currently zoned under the RS-6 zoning designation
and is developed with single family homes (see Exhibit A, Attachment
1).
4) East: This area is currently zoned under the RS-6 zoning designation
and is developed with single family homes (see Exhibit A, Attachment
1).
B. EDMONDS COMMUNITY DEVELOPMENT CODE (ECDC) COMPLIANCE
1. ECDC Section 16.20.010 (SINGLE-FAMILY RESIDENTIAL - USES)
a. Facts:
1) "Accessory Dwelling Units" are a permitted use requiring a
conditional use permit in the RS-6 zone, per ECDC 16.20.010.
2) "Accessory Dwelling Units" are required to comply with criteria
outlined in ECDC Chapter 20.21 (Accessory Dwelling Units). See
section.C.3 for a discussion on how this proposal meets the criteria for
an Accessory Dwelling Unit.
3) Conclusion: A Conditional Use Permit is required to allow the
establishment of an Accessory Dwelling Unit in a single family zone.
If a Conditional Use Permit is granted, the use will be consistent with
the Edmonds Community Development Code.
2. ECDC Chapter 20.05 (CONDITIONAL USE PERMITS)
a. Facts:
1) ECDC Section 20.05 contains the review and approval criteria for
Conditional Use Permits. According to the aforementioned code
section, "No Conditional Use Permit may be approved unless all the
findings in this section can be made." The findings are as follows:
• Comprehensive Plan - The proposed use is compatible with the
Comprehensive Plan.
• Zoning Ordinance - That the proposed use, and its location, is
consistent with the purposes of the Zoning Ordinance and the
purpose of the zone district in which the use is to be located, and
that the proposed use will meet all the applicable requirements of
the Zoning Ordinance.
Not Detrimental - That the use, as approved or conditionally
approved, will not be significantly detrimental to the public health,
safety and welfare, and to nearby private property or improvements
unless the use is a public necessity.
Transferability - The Hearing Examiner shall determine whether
the conditional use permit shall run with the land or shall be
personal.
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Page 4
2) The applicants have stated in their declarations or shown on their plans
the following:
• The proposal is consistent with the Comprehensive Plan in that the
area is designated for residential use which is what they are
proposing.
• The zoning ordinance allows for "Accessory Dwelling UnitsP in a
single family zone if a Conditional Use Permit is approved.
Assuming the proposed Conditional Use Permit is approved, the
"Accessory Dwelling Unit" will be consistent with the Zoning
Ordinance.
• Because six on -site parking stalls will be provided and the small
addition will not appear to be any more than an addition to a single
family house the proposed "Accessory Dwelling Unit!' will not be
detrimental to the public health, safety an welfare, or to nearby
private property or improvements (see Exhibit A, Attachments 3 &
4).
b. Conclusions:
1) See Section CA (page 5) of this report for a discussion on how this
proposal is consistent with the Comprehensive Plan for the City of
Edmonds.
2) See Section B.1-3 (pages 3-5) of this report for a discussion on how
this proposal is consistent with the uses allowed in the Zoning Code of
the City of Edmonds.
3) The proposed application should not have any negative impact to
surrounding properties in that four on -site parking stalls will be
provided and the small addition will not appear to be any more than an
addition to a single family house.
4) The permit should not be transferable.
3. ECDC Chapter 20.21 (ACCESSORY DWELLING UNITS)
a. Facts:
1) ECDC Section 20.21 contains a purpose for the Accessory Dwelling
Unit Ordinance which includes the following: "A secondary purpose is
to permit persons with financial hardships to establish accessory
dwelling units in order to meet the high cost of home ownership. "
2) ECDC Section 20.21 contains the review and approval criteria for
Accessory Dwelling Units. According to the aforementioned code
section, "No Accessory Dwelling Unit may be approved unless all the
findings in this section can be made." The findings are as follows:
9 Compliance with the Conditional Use Permit criteria set forth in
ECDC 20.05.010.
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• Area Used. Accessory dwelling units must be located within or
attached to single-family dwelling units. In no case shall an
accessory dwelline unit be permitted in a detached structure such
as a guest house or garage.
• Exterior Changes. The single-family appearance and character of
the residence shall be maintained when viewed from the
surrounding neighborhood. Whenever possible, new entrances
should be placed at the side or rear of the building. Only one
electric and one water meter shall be allowed for the entire
building, serving both the primary residence and the accessory
dwelling unit.
• Parking. Three off-street parking spaces shall be provided for a
single-family residence with an accessory dwelling unit.
• Number of Units. Only one accessory dwelling unit shall be
approved for each primary single-family dwelling.
• Occupancy. The primary dwelling or the accessory dwelling unit
shall be occupied by the owner of the subject site as long as the
accessory dwelling unit is used for dwelling purposes separate and
distinct from the primary dwelling. In no event shall the total
number of occupants exceed one family as defined in this code.
• Safety, Light, Ventilation, Floor Area and Similar Factors.
Accessory dwelling units shall comply with all applicable
requirements of the Uniform Building Code adopted by ECDC
Title 19 and shall comply in all respects with the provisions of the
Edmonds Community Development Code. No conditional use
permit for an accessory dwelling unit shall be issued to a
nonconforming structure unless that structure is brought into
conformance with the then current provisions of the Edmonds
Community Development Code.
3) The applicants have stated in their declarations or shown in their plans
the following:
• Mr. and Mrs. Lockhart have owned the property for approximately
3 years (see Exhibit A, Attachment 5).
• An addition will be built on the home which maintains the single
famil character and appearance of the residence (see Exhibit A,
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Attachments 3 & 4).
• Six on -site parking spaces will be provided on the property (see
Exhibit A, Attachments 3 & 4).
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b. Conclusions:
1) See Section B.2 of this report for a discussion on how this proposal is
consistent with the Conditional Use Permit criteria for the City of
Edmonds.
2) Mr. and Mrs. Lockhart will be residents of one of the two units.
Therefore, the proposed application appears to comply with all the
criteria for an Accessory Dwelling Unit and the intent of the ordinance.
C. EDMONDS COMIPREBENSIVE PLAN COMPLIANCE
1. Land Use
a. Facts: The City of Edmonds Comprehensive Plan has some goals and
policies stated in the Land Use Element, under Residential Development
which relate to the subject proposal.
1) LAND USE - Residential Development B.4. "Support retention and
rehabilitation of older housing within Edmonds whenever it is
economicallyfeasible. "
2) The Comprehensive Plan designates the subject property Single Family
- Small Lot.
b. Conclusions:
1) The proposed project is attempting to retain and rehabilitate existing
older housing within Edmonds.
2) The proposed use is located in a Single Family - Small Lot area on the
Comprehensive Plan and is therefore consistent with the Land Use
designation of the Comprehensive Plan for its location.
2. Housing
a. Facts: The City of Edmonds Comprehensive Plan has some goals and
policies stated in the Housing Element which relate to the subject
development proposal.
1) HOUSING - Goal G.2.b. "Provide for accessory housing in single
family neighborhoods that addresses the needs of extended families
and encourages housing affordability. "
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DECISION
Based upon the foregoing findings and conclusions, the request for a conditional use permit is
approved, subject to the following conditions:
1. This application is subject to the applicable requirements contained in the Edmonds
Community Development Code. It is the responsibility of the applicant to ensure
compliance with the various provisions contained in &se ordinances.
2. The covenant concerning "Accessory Dwelling Units" signed by Mr. and Mrs. Lockhart
shall be recorded with the Snohomish County Auditors Offices (see Exhibit A,
Attachment 6). The recording shall take place prior to occupancy or three months which
ever is first.
3. The primary dwelling or the accessory dwelling unit shall be occupied by Mr. and Mrs.
Lockhart as long as the accessory dwelling unit is used for dwelling purposes separate
and distinct from the primary dwelling.
4. In no event shall the total number of occupants exceed one "family" as defined by the
Edmonds Community Development Code Section 21.30.010 (see Exhibit A, Attachment
7).
5. The subject permit shall expire immediately upon any of the following circumstances:
a) The accessory dwelling unit is substantially altered and is no longer in conformance
with the plans and drawings reviewed and approved by the Hearing Examiner in this
application.
b) The subject site ceases to maintain three or more off-street parking spaces which
comply with the standards set forth in the ECDC, 8.5' x 18'.
6. The permit is not transferable to any other property owners.
Entered this 2nd day of October, 1996, pursuant to the authority granted the Hearings Examiner
under Chapter 20. 100 of the Community Development Code of the City of Edmonds.
Ron McConnell
Hearing Examiner
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RECONSIDERATIONS AND APPEALS
The following is a summary of the deadlines and procedures for filing reconsiderations and
appeals. Any person wishing to file or respond to a recommendation or appeal should
contact the Planning Department for further procedural information.
REQUEST FOR RECONSIDERATION
Section 20. 100.0 10.G allows for the Hearing Examiner to reconsider his decision or
recommendation if a written request is filed within ten (10) working days of the date of the
initial decision by any person who attends the public hearing and signs the attendance register
and/or presents testimony or by any person holding an ownership interest in a tract of land
which is the subject of such decision or recommendation. The reconsideration request must
cite specific references to the findings and/or the criteria contained in the ordinances
governing the type of application being reviewed.
APPEALS
Section 20.105.020.A & B describe how appeals of a Hearing Examiner decision or
recommendation shall be made. The appeal shall be made in writing, and shall include the
decision being appealed along with the name of the project and the date of the decisionj the
name of the individual or group appealing the decision, their interest in the matter, and
reasons why the appellant believes the decision to be wrong. The appeal must be filed with
the Community Development Director within ten (10) working days after the date of the
decision being appealed.
LAPSE OF APPROVAL
Section 20.05.020.0 states 'Unless the owner obtains a building pen -nit, or if no building is
required, substantially commences the use allowed within one year from the date of approval,
the conditional use permit shall expire and be null and void, unless the owner files an
application for an extension of the time before the expiration date.'
NOTICE TO THE COUNTY ASSESSOR
The property owner may as a result of the decision rendered by the Hearing Examiner request
a change in the valuation of the property by the Snohomish County Assessors Office.
EXHIBITS:
The following exhibits were offered and entered into the record.
A. Planning Division Advisory Report
B. Written comment from Jack McKay
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Hearing Examiner Decision
Case No. CU 96-103
Page 9
PARTIES oF RECORD:
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Bill Wadurn Fred and Anita Lockhart
Cascade Construction 601 9h Avenue South
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4801 Aurora Avenue North Edmonds, WA 98020
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Seattle, WA 98103-6599
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CITY OF EDMONDS
BARBARA FAHEY
MAYOR
250 5TH AVENUE NORTH - EDMONDS,WA98020 (206)771-0220 FAX(206)771-0221
COMMUNITY SERVICES DEPARTMENT
St. 189
Public Works Planning * Parks and Recreation Engineering
Letter of Transmittal
Date:
September 20, 1996
To:
Ron McConnell
Hearing Examiner
Subject:
Hearing Examiner Meeting of 9119/96
Transmitting
Sign up sheets for V-96-86, V-96-99, V-96-1 00 & CU-96-103
For Your Information: M
As you requested:
For your file:
--- --- -------
Comment:
Note attachments:
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Sincerely,
Diane M. Cunningham, Administrative Assistant
Incorporated August 11, 1890
Sister ities International — Hekinan, Japan
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Notice of Development Application & Public Hearing
4? Date of Notice: September 4, 1996
RLENO, I � File # CU-96-103
103
Applicant Information:
Applicant InforMat
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Name fAppli.-t: ............
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Requested Permits Z) Conditional use
Date olApplication: .......... 818/96 and Approvals:— ................
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Data application Complute: 914/96 Other Required Permits not Z Unknown C,
Yet applied for (ifirnown):.
Project Location: Z 601 S us S id
Sib Avenue South Required Studies related :) Unknown
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Project Description:,.....,.... * Conditional Use Permit to allow an to the project: ................
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Public Comments due by:- z September 19, 1996 D ents .. .............
CitY Contour for project,... M Kirk Vinish
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Date:
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September 19, 1996 Thoo: - 9:00 1 AM ic
Place: Plaza Meeting Room, 650 Main St., Edmonds
Informadon on this development up lication can be viewed or obtained at the CRY ofEdmond
250 5th Avenue North, Edmonds, WA 98020. (2o6) 771-0220, public commards sh".C"'Inity S-rviM %partmertt,
ld aim be sent to this address,
Th. dcwa. -11 tk, d-alqc-ut -Wlk-fi- Will be Mvd� u,'uji'
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Warning! n The removal, mudiallonddestraction, or concealme
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am is a Fsde ...... Punishable by This notice may be reproved
fine and Imprisonment. after —61ithilgligE 12, 1996
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CITY OF EDMONDS
BARBARA FAHEY
MAYOR
250 5TH AVENUE NORTH EDMONDS, WA 98020 (206) 771-0220 FAX (206) 771-0221
COMMUNITY SERVICES DEPARTMENT
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cc: Ron McConnell, Hearing Examiner
Fred & Anita Lockhart
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EDMONDS HEARING EXAMINER
MEETINGAGENDA
SEPTEMBER 19,1996 AT 9:00 A.M.
Plaza Room - Edmonds Library
650 Main Street
I. Call to Order
2. Public Hearings
a. FILE NO, V-96-86; Application by Echnonds Building Company for a Variance to reduce the required
street setback from 20-feet to 17-feet for the construction of a new single-fitmily residence. The
subject property is located at 8 19 Bell Street and is zoned RS-6.
b. FILE NO. V-96-99; Application by Richard & Lois Passey for a Variance to reduce the required
street setback from 20-feet to 17-feet for the construction of a new single-fitmily residence. The
subject property is located at 821 Bell Street and is zoned RS-6.
C. 'FILE NO. V-96-100; Application by Richard & Lois Passey for a Variance to reduce the required
street setback from 20-feet to 17-fixt and to increase the maximurn permitted height above average
grade level from 25-feet to 28-feet 11-inches for the construction of a new single-farnily residence,
which will replace the existing residence after it is demolished. The subject property is located at 825
Bell Street and is zoned RS-6.
d. FILE NO. CU-96-163 Application by Cascade Construction for a Conditional Use Permit to allow a
Accessory Dwelling Unit in conjunction with an existing single-family residence located at 601 9th
Avenue South. Ile subject property is zoned RS-6.
3. Administrative Reports - No Reports.
4. Adjournment
PARKING AND MEETING ROOMS ARE ACCESSIBLE FOR PERSONS WITH DISABIL177ES
(Contact the City Clerk at 771-024S with 24 hours adyance noticefor special accommdations)
WIMDOCAGEMAM9
10
CITY OF EDMONDS
250 STH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION
ADVISORYRE.PORT
FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS
To: Ron McConnell, Hearing Examiner
From:
Kirk Vi4sh, AICP
Project Planner
Date: June 11, 1996
File: CU-96-103
CASCADE CONSTRUCTION
Hearing Date, Time, And Place: September 19- 1996, At 9:00 AM,
Plaza Room - Edmonds Library
650 Main Street
TABLE OF CONTENTS
Section Page
L INTRODUCTION .......................................................
........................................................ 2
A. APPLICATION 2
B. DESCRIPTION OF PROPOSAL .................................................................................. 2
C. RECOMMENDATIONS 2
U. FINDINGS OF FACT AND CONCLUSIONS .............................................................................................. 2
A. SITE DESCRIPTION 3
B. EDMONDS COMMUNITY DEVELOPMENT CODE (ECDC) COMPLIANCE ................................................. 3
C- EDMONDS COMPREHENSIVE PLAN CO MPLIANCE .................................................................................. 5
M. RECONSIDERATIONS AND APPEALS .................................................................................................... 6
A. REQUEST FOR RECONSIDERATION ......................................................................................................... 6
B. APPEALS 6
IV. L"SE OF APPROVAL ................................................................................................................................ 6
V. NOTICE TO THE COUNTY ASSESSOR ...................................................................................................... 6
V1. APPENDICES ................................................................................................................................................. 6
VrLPARTIES OF RECORD ............................................................................................................................... 7
CU96-103.DOC /September 11, 1996�/Staff Report,
0
Cascade Construction
File No. CU-96-103
Page 2 of7
INTRODUCTION
A. Application
1. Applican : Cascade Construction (see Attachment 2).
2. Site Location: 601 9th Avenue South (see Attachment 1).
3. Reque : A Conditional Use Permit to allow an "Accessory Dwelling Unif' in a new addition on
the west side of the existing house. A total of at least three off street parking stalls would be
provided on the lot with this proposal (see Attachments 2-5).
4. Review Process: Conditional Use Permit; Hearing Examiner conducts public hearing and makes
final decision.
5. Mqjor Issues:
a. Compliance with Edmonds Community Development Code (ECDC) Section 16.20.010 (Single
Family Residential - Uses).
b. Compliance with Edmonds Community Development Code (ECDC) Chapter 20.05 (Conditional
Use Permits).
c. Compliance with Edmonds Community Development Code (ECDC) Chapter 20.21 (Accessory
Dwelling Units).
B. Description of Proposal
The applicant is proposing a small addition to her home which would allow her to have an "Accessory
DwellingUnit". In compliance with the criteria for a Conditional Use Permit for an Accessory Dwelling
Unit, the addition has been designed to appear as part of the original building and therefore fit into the
surrounding neighborhood. Six parking spaces will be provided, two in a double car garage and four on
the north side of the home.
C. Recommendations
Based on statements of Fact, Conclusions, and Attachments in this report we recommend approval of
this Conditional Use Permit subject to the following conditions:
I . This application is subject to the applicable requirements contained in the Edmonds Community
Development Code. It is the responsibility of the applicant to ensure compliance with the various
provisions contained in these ordinances.
2. The covenant concerning "Accessory Dwelling Units" signed by Mr. and Mrs. Lockhart shall be
recorded with the Snohomish County Auditors Offices (see Attachment 6). The recording shall take
place prior to occupancy or three months which ever is first.
3. The primary dwelling or the accessory dwelling unit shall be occupied by Mr. and Mrs. Lockhart as
long as the accessory dwelling unit is used for dwelling purposes separate and distinct from the
primary dwelling.
4. In no event shall the total number of occupants exceed one "family" as defined by the Edmonds
Community Development Code Section 21.30.010 (see Attachment 7).
5. ne subject permit shall expire immediately upon any of the following circumstances:
a. The accessory dwelling unit is substantially altered and is no longer in conformance with the
plans and drawings reviewed and approved by the Hearing Examiner in this application.
b. The subject site ceases to maintain three or more off-street parking spaces which comply with
the standards set forth in the ECDC, 8.5' x 18'.
6. The permit shall not be transferable to any other property owners.
CU96-103.130C September 11, 1996 Staff Report
t
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Cascade Construction
File No. CU-96-103
Page 3 of 7
H. FINDINGS OF FACT AND CONCLUSIONS
A. Site Description
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1. Site Development, Neighboring Development, And Zoning:
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(2) Land Us : The property is currently developed with a single family detached house.
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(4) Terrain and Ycgetation: The subject property is flat with limited ornamental landscaping.
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2. Surrounding Development and Zoning:
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(1) NQrlh:. This area is currently zoned under the RS-6 zoning designation and is developed
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with single family homes (see Attachment 1).
(2) Svjdh: This area is currently zoned under the RS-6 zoning designation and is developed
with single family homes (see Attachment 1).
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(3) -Wsq: This area is currently zoned under the RS-6-zoning designation and is developed
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with single family homes (see Attachment 1).
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(4) Eaq: This area is currently zoned under the RS-6 zoning designation and is developed with
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single family homes (see Attachment 1).
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B. Edmonds Community Development Code (ECDC) Compliance
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1. ECDC Section 16.20.010 (SINGLE-FANMY RESEDENTL&L - USES).
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(1) "Accessory Dwelling Units" are a permitted use requiring a conditional use permit in the
RS-6 zone, per ECDC 16.20.010.
(2) "Accessory Dwelling Units" are required to comply with criteria outlined in ECDC Chapter
20.21 (Accessory Dwelling Units). See section II.C.3 for a discussion on how this proposal
meets the criteria for an Accessory Dwelling Unit.
(3) Conclusionm A Conditional Use Permit is required to allow the establishment of an
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Accessory Dwelling Unit in a single family zone. If a Conditional Use Permit is granted,
the use will be consistent with the Edmonds Community Development Code..
2. 9CDC Chapter 20.05 (CONDITIONAL USE PERMITS)
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(1) ECDC Section 20.05 contains the review and approval criteria for Conditional Use Permits.
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According to the aforementioned code section, "No Conditional Use Permit may be
approved unless all the findings in this section can be made." The findings are as follows:
C1.19&JOIDOC/Septernber 11, 1906/Suffftport
0
Cascade Construction
File No. CU-96-103
Page 4 of 7
a Carnpreliensiye Plan - The proposed use is compatible with the Comprehensive Plan.
* Zonine Ordinance - That the proposed use, and its location, is consistent with the
purposes of the Zoning Ordinance and the pu'rpose of the zone district in which the use
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NQLD&WmmW - That the use, as approved or conditionally approved, will not be
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significantly detrimental to the public health, safety and welfare, and to nearby private
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property or improvements unless the use is a public necessity.
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(2) The applicants have stated in their declarations or shown on their plans the following:
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The proposal is consistent with the Comprehensive Plan in that the area is designated
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for residential use which is what they are proposing.
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Tbe zoning ordinance allows for "Accessory Dwelling Units" in a single family zone if
Conditional
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a Use Permit is approved. Assuming the proposed Conditional Use Permit
is approved, the "Accessory Dwelling Unif' will be consistent with the Zoning
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Because six on -site parking stalls will be provided and the small addition will not
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b) Conclusions:
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(1) See Section ILCA (page 5) of this report for a discussion on how this 'proposal is consistent
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See Section 11.13.1-3 (pages 3-5) of this report for a discussion on how is proposal is
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(3) The proposed application should not have any negative impact to surrounding properties in
that four on -site parking stalls will be provided and the small addition will not appear to be
any more than an addition to a single family house.
(4) The permit should not be transferable.
3. ECDC Chapter 20.21 (ACCESSORY DWELLING UNITS)
a) FACU:
(1) ECDC Section 20.21 contains a purpose for the Accessory Dwelling Unit Ordinance which
0 includes the following: "A secondary purpose is to permitpersons withfinancial hardships
to establish accessory dwelling units in order to meet the high cost of home ownership.
(2) ECDC Section 20.21 contains the review and approval criteria for Accessory Dwelling
Units. According to the aforementioned code section, "No Accessory Dwelling Unit may
be approved unless all the findings in this section can be made." The findings are as
follows:
* Compliance with the Conditional Use Permit criteria set forth in ECDC 20.05.010.
* Existing Residence. The single-family, dwelling in which the proposed unit is to be
built shall be owned and occupied for at least two years by the applicant or the waiver
criteria established by ECDC 20.21.015 shall be satisfied.
0 Area Used. Accessory dwelling units must be located within or attached to single-
family dwelling units. In no case shall an accessory dwelling unit be permitted in a
detached structure such as a guest house or gamge.
CU96-103-DOC September 11. 1996 Staff Report
011101111W 7
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Cascade Construction
File No. CU-96-103
Page 5 of7
• Exterior Changes. The single-family appearance and character of the residence shall
be maintained when viewed from the surrounding neighborhood. Whenever possible,
new entrances should be placed at the side or rear of the building. Only one electric and
one water meter shall be allowed for the entire building, serving both the primary
residence and the accessory dwelling unit.
• Parking. Three off-street parking spaces shall be provided for a single-family
residence with an accessory dwelling unit.
• Number of Units. Only one accessory dwelling unit shall be approved for each
primary single-family dwelling.
• Occupancy. The primary dwelling or the accessory dwelling unit shall be occupied by
the owner of the subject site as long as the accessory dwelling unit is used for dwelling
purposes separate and distinct from the primary dwelling. In no event shall the total
number of occupants exceed one family as defined in this code.
• Safety, Light, Ventilation, Floor Area and Similar Factors. Accessory dwelling
units shall comply with all applicable requirements of the Uniform Building Code
adopted by ECDC Title *19 and shall comply in all respects with the provisions of the
Edmonds Community Development Code. No conditional use permit for an accessory
dwelling unit shall be issued to a nonconforming structure unless that structure is
brought into conformance with the then current provisions of the Edmonds Community
Development Code.
(3) The applicants have stated in their declarations or shown in their plans the following:
• Mr. and Aft Lockhart have owned the property for approximately 3 yeari (see
Attachment 5).
• An addition will be built on the home which maintains the single family character and
appearance of the residence (see Attachments 3 & 4).
• Six on -site parking spaces will be provided on the property (see Attachments 3 & 4).
• Only one Accessory Dwelling Unit is proposed (see Attachments 3 & 4).
• Mr. and Mrs. Lockhart will occupy one of the two units once completed.
(4) The proposed addition will be reviewed by the Building Division for compliance with the
UBC upon submittal of a building permit application.
b) Conclusions:
(1) See Section II.B.2 (pages 3-4) of this report for a discussion on how this proposal is
consistent with the Conditional Use Permit criteria for the City of Edmonds.
(2) Mr. and Mrs. Lockhart will be residents of one of the two units therefore, the proposed
application appears to comply with all the criteria for an Accessory Dwelling Unit and the
intent of the ordinance.
C. Edmonds Comprehensive Plan Compliance
1. Land Use
a) Fack: The City of Edmonds Comprehensive Plan has some goals and policies stated in the
Land Use Element, under Residential Development which relate to the subject proposal.
(1) LAND USE - Residential Development B.4. "Support retention and rehabilitation of older
housing within Edmonds whenever It is economicallyfeasible. "
(2) The Comprehensive Plan designates the subject property Single Family - Small Lot.
CU96-103-DOC / September 11, 199.6 /Staff Rqmrt
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b) Conclusions:
(1) The proposed project is attempting to retain and rehabilitate existing older housing within
Edmonds.
(2) The proposed use is located in a Single Family - Small Lot area on the Comprehensive Plan
and is therefore consistent with the Land Use designation of the Comprehensive Plan for . its
location.
2. Housing
.8) Ent: The City of Edmonds Comprehensive Plan has some goals and policies stated in the
Housing Element which relate to the subject development proposal.
(1) HOUSING - Goal G.2.b. "Provide for accessory housing in single family neighborhoods
that addresses the needs ofextendedfamilies and encourages housing affordability."
b) Conclusions: Ile proposal is to create an accessory dwelling unit on a developed single family
lot which is consistent with the Comprehensive Plan for housing opportunities.
M. RECONSEDERATIONS AND APPEALS
The following is a summary of the deadlines and procedures for filing reconsiderations and appeals. Any person
wishing to file or respond to a recommendation or appeal should contact the Planning Department for finther
procedural information.
A. Request for Reconsideration
Section 20. 100.0 1 O.G allows for the Hearing Examiner to reconsider his decision or recommendation if a
written request is filed within ten (10) working days of the date of the initial decision by any person who
attends the public hearing and signs the attendance register and/or presents testimony or by any person
holding an ownership interest in a tract of land which is the subject of such decision or recommendation.
The reconsideration request must cite specific references to the findings and/or the criteria contained in
the ordinances governing the type of application being reviewed.
B. Appeals
Section 20.105.020.A & B describe how appeals of a Hearing Examiner decision or recommendation
shall be made. The appeal shall be made in writing, and shall include the decision being appealed along
with the name of the project and the date of the decision, the name of the individual or group appealing
the decision, their interest in the matter, and reasons why the appellant believes the decision to be wrong.
The appeal must be filed with the Community Development Director within ten (10) working days after
the date of the decision being appealed.
IV. LAPSE OF APPROVAL
Section 20.05.020.0 states 'Unless the owner obtains a building permit, or if no building is required, substantially
commences the use allowed within one year from the date of approval, the conditional use permit shall expire and
be null and void, unless the owner files an application for an extension of the time before the expiration date!
V. NOTICE TO THE COUNTY ASSESSOR
The property owner may as a result of the decision rendered by the Hearing Examiner request a change in the
valuation of the property by the Snohomish County Assessors Office.
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6ascade Construction
File No. CU-96-103
Page 7 of7
VI- APPENDICES
Attachments I through 7 are attached
1. Vicinity and Zoning Map
2. Application
.3. Applicant's Declaration
4. Site Plan and Elevations
5. TRW Property Profile
6. Covenant for "Accessory D�velling Units"
7. ECDC Section 21.30.010 Definintionof"Family"
VH- PARTIES OF RECORD
Bil Wadum Fred& Anita Lockhart
Planning Division
'Eng I ineering Division
Cascade Construction 601 9th Avenue South
Parks Division
Public Works
4801 Aurora Ave. N. Edmonds, WA 98020
Fire Department
D I ivision
Seattle, WA 98103-6599
CU96-103DOC/S-J�ilo� 11,.1996t.StaffReport
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ATTACHMENT 1
File No. CU-96-103
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city of ec�.'nonds
land use application
0 ARCHITECTURAL DESIGN BOARD
13 COMP PLAN AMENDMENT
E3 CONDITIONAL USE PERMIT
0 HOME OCCUPATION
0 FORMAL SUBDIVISION
Q SHORT SUBDIVISION
13 LOT LINE ADJUSTMENT
Q PLANNED RESIDENTIAL DEVELOPMENT
L3 OFFICIAL STREET MAP AMENDMENT/
STREET VACATION
C3 REZONE
L3 SHORELINE PERMIT
Q VARIANCE / REASONABLE USE
EXCEPTION
OTHER-4ce-05's'PAY - 1> Cv'61J_1A1r.
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FILE #_C�k-CIG-103 ZONE LS - 6
DATE 91719(. REC'D BY "��
FEE X Z64, - RECEIPT# 2- ly S.,f
HEARING DATE
EI HE L) STAFF El PB 0 ADB E3 CC
ACTION TAKEN:
0 APPROVED L] DENIED Q APPEALED
APPEAL#
Applicant C A5,C ef (fO 4 -5 rgUe� Ticoone (2 3 2- 30 0
Address Y-0-01 qL,'A-0je_A- 1177- e_je 9-8/0.3
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Property Address or Location AOL 9W 4-1/. !28-ozo
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Property Owner 90 rrk4 4_0C-kd14j4jeZ: Phone '7 7 5'7
Address )q b M 010tib S
Agent 6t -Phone q-77- 0Y!LU
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TaxAcc# 37 19 - 007--00 1-000 1 sec. 2�57 Twp. 272 Rng. 03
Legal Description A 001 63 92OZ 1 AL-64je-r 8400e,&s
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Details of Project or Proposed Use J91>61 MON OF AA
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The undersigned applicant, and his/ her/ its heirs, and assigns, in consideration of 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 fees, arising from any action or infraction based in whole or in part upon
false, misleading, inaccurate or incomplete information furnished by the applicant, his/ her/ its agents or
employees.
The undersigned applicant grants his/ her/ its permission for public officials and the
enter the subject property for the purpose of inspection and posting attendant to this
ATTACHMENT 2
SIGNATURE OF APPLICANT/ OWNER/ AGENT File No. CU-96-103
10
Z*4 4W1 Aumm Ave, N.
Luuj�� 660016, WA 95103-6599
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250 - Sib Ave. N
EdMOA4 WA 9W20
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2 :1 , P(If our phone Conversation yesterday, the Wowing GuPPlemftft my application and submittais.
:D 0: Accewry dwelling unit akerig:
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TRW property Information).
B. This Wposed 8COMOrY d�olllnu unit la attached to the eKjetftV singlo, jamily dvm ling (see
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tii Chi C. The P(Oposed sWition will be In"muous to the present nomms Appearance. It will be located
U behind the existing house and garage (see architectural dr"ngS). An
existing 42S square foot
I-- Patio cover shall be removed and mplaced by the 315 square loot UccOMFY dvielling urk The
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z two new entrances shall be on the south elevation and concealed by an wdsting fence bemoan
the house and garage. Note, The sichitectuml drawings show one entMnoe Into the kitchen
on
the north elevation, however, this entrance will be moved to tne SQUin Wall of the existing
bedroom to meet egress, The home will have only one eleglic arid one water motor saMng the
primary residence and the accosaW dwelling unit.
D. At least SIX Off-street padlng spaces am readily avallable: double gamae, at least two Vaces
in fmnt of gamge and two SPOCSS already paved on the north side of the home.
E. Only one accessori dwelling unit is being requested ("a ambitactural draMngs for plan
layout).
F. This accessory dwelling unit Is Intended for we by the owere elderly mother. ownem have
0 agreeci to the accessory dwelling unit covenant
8incemly,
811 Wadum
ATTACHMENT 3
File No. CU-96-103
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RA AHLSTEDT & ASSOC
Page 1
------------ -------------------------------------------
TRW REDX PROPERTY PROFILE
------------
08/05/96
Parcel Number
3719-002-001-0001
Q-S-T-R
NE-25-27-03
Owner/Taxpayer
LOCKHART FREDDY D ANITA C
Mailing Address:
601 9TH AV W EDMONDS
WA
98020
Site Address
601 9TH AV W *EDM EDMONDS
WA
98020
Phone Number
Use Code-Desc
11101-SIU-GLE FAM HOUSE Market Area
: W3-EDMONDS
Land Size :
7,405
# Units
1
Zoning :
RS6
Thomas ' Bros
0454HO7
Record # :
01/01
Census Tract:
504.02
-------------------
A SSESSMENT/TAX DATA
-------------------
CHARACTERISTIC DATA
-------------------
------------------
Total Value
$186,200
House Style :
1 STORY
Land Value
$106,400
Yr Built/Remodel:
1954
Imp Value
$79,800
Total Bldg SqFt
1,586
Main Floor
1,586
Tax Exemption :
TAXABLE
Half Floor
Yrs Delinquent :
2nd Floor
Tax Levy Code :
0213
3rd+ Floor
1995 Tax
$2,203.40
Basement
1995 SrCtzn Tax:
Finished
Unfinished
I School Dist :
EDMONDS #15
Garage
Jurisdiction :
EDMONDS
Daylight
Garage Type
DETACHED
--------
SqFt
504
LAND DATA
Total Rooms
L
-------
Bedrooms
3
Waterfront
Baths Full
1
3/4
View :
AVERAGE
1/2
Cleared :
CLEARED
Dining
Grade
Other
Perk
Fireplaces
1
Lowland/Wet
Heat Type
Access
System
FORCED AIR
Easement-.
Roof
SHAKE
Street Type :
BLACKTOP
Exterior,Walls
SIDING
Sidewalks :
SDWLK/CURB
% Brick 10
Curbs
CURBS
Deck SqFt V
196
Sewer
SEWER
House Quality :
AVERAGE
Electricity
POLE
House Condition :
GOOD
Water
PUBLIC
Information provided is deemed reliable, but is not guaranteed
Copyright 1996 TRW-REDI Property Data
A17ACHMENT 5
File No. CU-96-103
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#Prepared lox:
# Parcel Number 3719-002-001-0001
#
# -------------
# SALES HISTORY
# -------------
# Buyer Name Date Sale Price Deed Excise# M Ttl Auditor No. OT
# -------------------- ------ ----------- ------ ------- - --- ----------- --
# LOCKHART FREDDY D a 90922 $109,500 WARRAN 9417780 TR 940930-0128
# REID JAMES H &DOLAIN 860806 $114,950 WARRAN 8611153 TI 860806-0004
# WIGGINS JR GARY K 790622 $81,000 WARRAN 7910377 790622-0183
# VAN ROOY GORDON L
# --- - -- - -- ----------- -- --- - - - - -- -
# CURRENT OWNERS FINANCING HISTORY
# --------------------------------
# Auditor No. Type Transactn Loan Amt I Loan Amt 2 Down Paymnt Int T . tl
# ----------- ---- --------- ----------- ----------- ----------- ------ ---
# 940930-0128 MTd PURCHASE $142,100 TR
# FIRST MUTUAL SAVINGS fiANK(lFI)
# - -----------------
# LEGAL DESCRIPTION
# -----------------
# Plat Name: ALBERT B LORDS GRANDVIEW ADD VoliPage: 007/045
# Legal L 001 B 002
# ALBERT B LORDS GRANDVIEW ADD TO ED BLK 002 D-00 - BLK 2 LOTS
# 1-2 & W1/2 LOT 3
#
# Information provided is deemed reliable , but is not guaranteed
# Copyright 1996 TRW-REDI Property Data
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STATEMENT ON ACCESSORY DWELLING UNITS
Property Address:
Legal Description:
I have read the requirements for accessory dwelling units contained in Chapter 20.21 of the
Edmonds Community Development Code and understand an accessory dwelling unit, including
that
a second kitchen, is prohibited for two years after occupancy by the current owner is granted and
until after a conditional use permit has been approved by the City of Edmonds Hearing Examiner.
I also understand that approval of a conditional use permit is subject to a public hearing, and
neither this statement nor the issuance of a building permit shall act to limit the discretion of the
City review in the review of any application for a conditional use permit.
Property Owner Signature:
Date:
STATE OF WASHNGTON
COUNTY OF SNOHOMSH)
I certify that I know or have satisfactory evidence that signed this instrument and
acknowledge it to be histher free and voluntmy act for the uses and purposes mentioned in this
instrument.
Dated:
Signature of
NaMPublic
Tide
My Appointment
Expires:
THIS DOCUNIENT MUST BE RECORDED WITH TRE SNOHONHSH COUNTY AUDITOR
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Chapter 21.30
"F" TERMS
Sections:
21.30.010
Family.
21.30.020
Fence.
21.30.030
Flag lot.
21.30.035
Float, recreational.
21,30.040
Floor area.
21.30.050
Formal subdivision.
21.30.060
Foster home.
21,30.070
Fraternity.
21.30.080
Freestanding sign.
21.30.010 Family.
Family means an individual or two or more
persons related by genetics, adoption, or mar-
riage, or a group of five or fewer persons who
are not related by genetics, adoption, or mar-
riage and none of whom are wards of the court
unless such wards are related by genetics,
adoption, or marriage to all other members of
such group living together in a dwelling unit.
21.30.020 Fence.
Fence means any construction of wood,
metal, masonry or other material which pro-
vides a visual and/or physical obstruction to an
observer at ground level. This definition shall
exclude any portion of a retaining wall which
is below finished grade and which is contigu-
ous with the fence. Any portion of a base or
foundation for the fence which does not serve
a necessary and bona fide purpose of retaining
earth shall not be considered a retaining wall
but rather a part of the fence. [Ord. 2772 § 2,
1990].
21.30.030 Flag lot.
Flag lot means a lot which has a frontage of
less than one-half of the minimum lot width on
the principal street or principal access ease-
ment. Flag lots are also known as pipestem lots
or panhandle lots. (See also, Lot.)
21-9
21.30.035 Float, recreational.
A recreational float is an offshore platform
used for water -dependent activities such as
swimming and diving. [Ord. 2605 § 4, 1987].
21.30.040 Floor area.
Floor area means the sum of the gross hori-
zontal areas of the floors of a building or build-
ings, measured from the exterior faces of
exterior walls and from the centerline of divi-
sion walls. Floor area shall include: basement
space, elevator shafts and stairwell at each
floor, mechanical equipment rooms or attic
spaces with headroom of seven feet six inches
or more, penthouse floors, interior balconies
and mezzanines, and enclosed porches. Floor
area shall not include: accessory water tanks
and cooling towers, mechanical equipment or
attic spaces with headroom of less than seven
feet six inches, exterior steps or stairs, terraces,
breezeways, and open spaces.
21.30.050 Formal subdivision.
(See ECDC 20.75.030.)
21.30.060 Foster home.
Foster home means a social service facility
licensed by the state as a full-time foster family
and described as an agency which regularly
provides on a 24-hou�basis to one or more
individuals, but not more than six individuals.
[Ord. 2818 § 3, 19911.
21.30.070 Fraternity.
Fraternity means a building occupied by and
maintained exclusively for students affiliated
with an academic or professional college or
university, or other recognized institution of
higher leaming and regulated in some part by
that institution.
21.30.080 Freestanding sign.
Freestanding sign means a sign not attached
to a building. [Ord. 2605 § 4, 1987].
ATTACHMENT 7
File No. CU-96-103
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EX--H-IBITS LIST
FTLE NO. CU-96-103
z (Submitted as of September 19, 1996)
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I A. Planning Division Staff Advisory Report (prepared 911IL26).
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B. Letter from Jack McKay, 912 Cedar Ave, Edmonds, WA 98020 dated 9/19/96.
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September 4, 1996
Bill Wadum
K.� V
CITY OF -EDMONDS BARBARA FAHEY
MAYOR
250 STH AVENUE NORTH - EDMONDS, WA 98020 - (2061771-0220 FAX (2061771-0221
COMMUNITY SERVICES DEPARTMENT
Public Works e Planning * Parks and Recreation Engineering
Cascade Construction
4801 Aurora Ave. N.
Seattle, WA 98103
Subject: ASSIGNMENT OF HEARING DATE
Dear Mr Wadum:
Your application is now complete and has been scheduled for public hearing at the time and place listed
below.
Action: Ekaring to considg,-r accesso[y dwelling unit.
File No. Assigned: CU-96-103
Date of Hearing: September 19,1996
Time: 9:00 A.DL - or as soon thereafter as possible.
Place: Plaia Room, Edmonds Library
650 Main Street
Hearing Body: Horing Rxaminer
Please be aware that your presence at the hearing is highly advisable. If an applicant or his
representative is not present, the item may be moved to the end of the agenda. items not reached by the
end of the hearing will be continued to the following month's agenda.
If you have any further questions, please do not hesitate to contact Kirk J. Vinish, Project Planner at
771-0220.
Sincerely,
Community Services Department - Planning Division
(��ere� �Wilson, AICP
Current Planning Supervisor
pc: File No. CU-96-103
Kirk J. Vinish, Project Planner
'CWLETEDOC 0 Incorporated August 11, 1890
OWOM.CORRESMNOTICE
Sister Cities International — Hekinan, Japan
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CA8CADE CONSTRUCTION 011111111010111111.111ILD, INC.
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Per our phone cOnVe1WIOn YasterdGY, the following GuPPIem6nW my aMicallon and submitiols.
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Accessory dwelling unit criteria:
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C. The proposed addition will be innocuous to ins Present home's Appearance. it will be located
behind the existing house and garage (see archftectuml drawings). An existing 425 square foot
patio cover shall be removed and replaced by the 315 square root RVA=ry dwelli u Th
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two new entrances shall be on the south elevation and concealed by an existing fence between
the house and garage. Note: The architectural drawings show One entrance Into the kitchen on
ft north elevation, however, this entrance will be moved to Ins South Wall of the existing
bedroom to most egress. The home will hava only one electric and one water motor solving the
primary residence and the accessory dwelling unit.
0, At least six Off-stl`W Parking SPoM am readily avallable; double Darage, at loom two spaces
In front of garage and two spaces already paved on the north side of the home.
E. Only One accessory dwelling unit is being requested (see ambilecturall dravWngs for plan
layout).
F. This accessory dwelling unit Is Intended for use by the owners elderly mother. Owners have
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agreed to the accessory dwelling unit covenant,
Sincerely,
to
811 Wadum
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Applicant Information
Name ofApplicant:
* Cascade Construction
Date fApplioti..: ..........
M 818/96
-)ate application Complete:
* 9/4/96
Project Location: ............
* 601 gin Avenue South
Project Description:
:t CondWonal Use Permit to allow an
Accessory Dwelilng Unit in conjunction
with an existing single-family residence.
Public Comments due by:..
September 19,1996
City Contact for Project: --
Kirk Vinush
Permit Information
Requested Permits Conditional Use
and Approvals:...... .............
Other Required Permits not Unknown
yet applied for (ifkwwn):.
Required Studies related t Unknown
to the project:., -.. ..........
Related Environmental Z Critical Areas Checklist
Documents: ........................
Public Hearing Information
D to: September 19,1996 Time: 9:00 AM Place: Plaza Meeting Room, 650 Main St., Edmonds
Information on this development application can be viewed or obtained at the City ofEdmands Community Services Department,
250 5th Avenue North, Edmonds, WA 98020. (206) 771-0220. Public comments should also be sent to this address.
The decision on this derelop ou tyrydirruen will be aredie, withho 120 day. ofthe date q(the Letter ofCompleowess, with alleeranous madefor studies and
additional information requests. Note that ability to appeal a decision is contingent upon participation in the pormit d-Iriao process.
The nonsooti, mutflation, destruction, or concealment of this This notice may be removed
'Warning! notice before the hearing date Is a misdemeanor punishable by after. SmAember 19, 1996
fine and Imprisonment.
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3719-002-023-0005
4342-072-003-0005 2112701"0-042,0005
PAIGLVIIKENNETH ALLBERY, VERLA L. THOM, HAROLD H.
921 SPRUCE ST 17580 TALBOT ROAD 926 SPRUCE ST
EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020
3719-002-026-0002
LION, JUDITH VALANETTE
913 SPRUCE ST
EDMONDS,WA 98020
4719-002-010-0109
HLUBIK, DORA M.
934 CEDAR ST
EDMONDS, WA 98020
4719-002-028-0000
RADEK, THOMAS F.
901 SPRUCE ST
EDMONDS, WA 98020
a3719-002-008-0009
MCKAY, JACK AL JR.
912 CEDAR ST
EDMONDS, WA 98020
a8719-002-006-0006
WELLER, PAUL L.
022 CEDAR ST
EDMONDS, WA 98020
4719-001-001-0008
MEDIN, WILLLAM 0
515-OTHAVES
EDMONDS, WA 90262
44719-001-007-0007
STEWART, CRAIG W. & VALERIE A.
923 CEDAR ST
EDMONDS, WA 98020
4342-072-001-0007
PAYNE, WALTER & BARBARA
900 WALNUT ST
EDMONDS, WA 98020
4342-072-007-0001
COOPER, CHARLES
926WALNUT
EDMONDS,WA 98020
4848-002-014-0001
LEVIS, THOMAS L.
841 CEDAR ST
EDMONDS,WA 98020
4845-002-016-0009
CURRENT RESIDENT
516 - 9TH AVE S
EDMONDS,WA 98020
7387-000-001-0007
BOCK,WILLIAMA.
842 CEDAR ST
EDMONDS,WA 98020
7887-000-002-0000
LENIHAK DENNIS
600 - STH AVE S
EDMONDS, WA 98020
7387-000-008-0005
SUMMY, EUGENE F.
600 - OTH AVE S
EDMONDS, WA 08020
7387-000-004-0004
MIZELL, J.C. & G.G.
610 - OTH AVE S*
EDMONDS, WA 08020
7887-000-005-0008
KAMMERZELL, THOMAS J.
608 - OTH AVE S
EDMONDS, WA 98020
4342-072-0 84005
7887-000-006-0002
PAYNE, W:t &BARGARA
MUNSON, FRANS D.
900WALNUT
aw
612-OTHAVBS
'EDMONDS, 8020
EDMONDS. WA 98020
2527034)-048-0004
COOPER, MARCO C.
908 SPRUCE ST
EDMONDS, WA 98020
252703-0-044-0003
JENNINGS, KENNETH W. JR.
326 CAMAS SWALE ROAD
CRESWELL, OR 97426
252708-1-045-0002
WILLIAMS, BRUCE / NANCY
717 - OTH AVE S
EDMONDS, WA 98020
252708-1-047-0000
MAGNUSON, WILLARD D.
21412 - 08TH AVE W
EDMONDS, WA 98020
Bi I Wadum
CAscade Construction
4801 Aurora Ave. N.
Seattle, WA 98103
Fred & Anita Lockhart
601 9th Ave. S.
Edmonds, WA 98020
Leslie Sacha
929 N. 76th St.
Seattl e, WA 98103
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STATE Or WASHINGTON,
COUNTY Or SNOHOMISH.
B-2-1
The undersigned, being first duly sworn on oath deposes and says
that she Is Principal Clerk of THE HERALD, a daily newspaper
printed and published In the City of Everett, County of Snohomish,
and State of Washington; that said newspaper Is a newspaper of
general circulation in said County and State; that said newspaper
has been approved as a legal newspaper by order of the Superior
Court of Snohomish County and that the notice ........................................
Devel In nt Application
92 ... .......... 7 . . .........................
Edmonds Building Comp4:q).r
.......................................... ........... .. .
File No.: V-96-86
....................................................................................................... ..............................
a printed copy of which is hereunto attached, was published in said
newspaper proper and not In supplement form, in the regular and
entire edition of said paper on the following days and times, namely:
September 5. 1996
....................................................................................................................................
...................................................................................................................................
d th said newspaper was re%Vlarly distributed to its subscribers
all of said period,
...... .......... . ... ......... ....... .... .. ........... di��i
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Subscribed and sworn to before me this ......... f��h
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day o .... .......... .... ............... ...
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otary Public In and for the tate f Washington,
;t'ry -'�-U� -c J
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construction of a new single-family residence
City Contact: Kirk Vinish
Public Comment Period Due By: 9/19/96
Name of Applicant: Richard & Lois Passey
File No.: V-96-99
Project Location: 821 Bell St.
Project Description: Variance to reduce the required street setback from 20-feet to 17-feet for the
construction of a new single-family residence,
City Contact: Kirk Vinish
Public Comment Period Due Bi 9/19/96
Name of Applicant: Richard & Lois Passey
File No.: V-96-1 00
Project Location: 825 Bell St.
Project Description: Variance to reduce the required street setback from 20-feet to 17-feet and to
increase the maximum permitted height above average grade level from 25-feet
to 28-feet 1 1-inches for the construction of a new single-family residence which
will replace the existing residence after it is demolished.
City Contact: Kirk Vinish
Public Comment Period Due By: 9119/96
Name of Applicant:
Cascade Construction
File No.:
CU-96-103
Project Location:
601 9th Avenue South
Project Description:
Conditional Use Permit to allow an Accessory Dwelling Unit in conjunction with
an existing single-family residence.
City Contact:
Kirk Vinish
Public Comment Period Due By:
9/19/96
PUBLIC HEARING INFORMATION
Time: 9:00 AM
Date: September 19, 1996
Place: Plaza Meeting Room - 650 Main St., Edmonds
L#]
APPLICATION ROUTING FORM FILE: CU-96-103
AND CHECKLIST FROM: PLANNING
ROUTED TO:
Engineering 8/9/96
.FI
Publk Works- 8/0196
Parks 8z Rec.. 8/9/96
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RETURNED
Engineerin
Fire 'PI 144 lei(
Public
Parks ex Rec.
*PER WHAT SECTION OF THE CODE?
1171ir-1111124 VW1Aff1%#U1 WILL RWI Dr. %oWN.111PrKLU
*Additional Information Required for Complete Application
*Additional Studies Required to Complete Review
Owner. CASCADE CONSTRUCTION
Property Add
Date of Application 8/7196
i Type, ACCESSOU DWELLING UNIT
Hearing Requlred:Yes—X--- Nio— Date of Hearing (if known)
X -Application X Site Plan for Short Subdivision (8.5 x 11)
X -Fee _______Site Plan (I I x 17)
X -APO Ust -Legals (E)dsting & Proposed)
Tiffe Report Environmental Assessment
X ficinily Map _____.Proof of 2-Year Occupancy (ADU)
-Elevations Declarations (Variance & C. U. P.)
Petition (Official Street Map) Environmental Checklist
96-160 -Critical Areas Determination
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APPLICATION ROUTING FORM FILE: CU-96-103
AND CHECKLIST FROM: PLANNING
ROUTED TO: RETURNED AUG 12
Engineering 819196 - -_ Engineering PARKs&
Fire -------- BL2L2-6-- Fire --
Public Works—ILM-6— Public Works
Parks ex Rec. 4z4ffMjQ!?f
Staff Comments:
*PER WHAT SECTION OF THE CODE? PYAL-41,
*COMMENTS WITHOUT CITATIONS WILL NOT BE CONSIDERED
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*Additional Information Required for Complete Application
*Additional Studies Required to Complete Review
• Owner CASCADE CONSTRUCTION
• Property Add
1 Date of Application 8/7/96
2 Type ACCESSORY DWELLING UNIT—
* Hearing RequiredNes, X No— Date of Hearing (if known)
X
_Application
X
—Fee
X
-APO Ust
Title Report
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Map
—Elevations
Petition (Official Street Map)
16-160
Critical Areas Determination
X Site Plan for Short Subdivision (8.5 x 11)
Plan (11 x 17)
______�egals (EAsting & Proposed)
Environmental Assessment
Proof of 2-Year Occupancy (ADU)
Declarations (Variance & C. U. P.)
Environmental Checklist
APPLICATION ROUTING FORM
AND CHECKLIST
ROUTED TO:
Engineering
Fire -
, Public' Wdrks819/96,�, I
Parks & Ric. 8/9/9&: - ",
Staff Comments:
CIf
FILE: CU-MI03
40
FROM: PLANNING 61;
68
IvErj
RETURNED AUG I Z 1996
Engineering .—..,..,PiIRIAG,1A10RKS DEP7
Fire
Public Works
Parks ex Rec.
*PER WHAT SECTION OF THE CODEZ
*COMMENTS WITHOUT CITATIONS WILL NOT BE CONSIDERED
*Additional Information Required for Complete Application
*Additional Studies Required to Complete Review
* Owner_
• Property Address 601 9TH AYENUE SOUTH
• Date of Applicadoin 8/7/96
Type ACCESSORY DWELLING UNIT
Hearing Required:Yes__X_ Nci Date of Hearing (if known)
X
_Application
X
Fee
X
—APO List
1 itle Report
X
—Vicinity Map
Elevations
Petition (Official Street Map)
96-160
—Critical Areas Determination
X Site Plan for Short Subdivision (8.5 x 11)
_____,Site Plan (11 x 17)
_____Legals (Existing & Proposed)
Environmental Assessment
Proof of 2-Year Occupancy (ADU)
Declarations (Variance & C. U. P.)
Environmental Checklist
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APPLICATION ROUTING FORM FILE: CU-96-103
AND CHECKLIST FROM: PLANNING
ROUTED TO: RETURNED
Engineering 8/9/96 Engineering
Fire-----j&j2-6 FI
Public Works--jZ2L2A— Public Wor
Parks ex Rec.-8/9/`"96 Parks ex Rec.
Staff Comments:
*PER WHAT SECTION OF THE CODEA
*COMMENTS WITHOUT CITATIONS WILL NOT BE CONSIDERED
*Additional Information Required for Complete Application
*Additional Studies Required to Complete Review
0 Owner
Property Address- 601 9TH-AVENUESOUTH
Date of Application 8/7/96
Type ACCESSORY DWELLING UNIT
Hearing Required:Yes—X— No— Date of Hearing (if known)
X —Application
X —Fee
X -APO
Ust
—
Title Report
x __vicinity
Map
—Elevations
—
Petition (Official Street Map)
96-160
Critical Areas Determination
X --Site Plan for Short Subdivision (8.5 x 11)
—Site Plan (11 x 17)
----_--j-egals (EAsting & Proposed)
—___..Environmental Assessment
------Yroof of 2-Year Occupancy (ADU)
(Variance & C. U. P,)
----__Environmental Checklist
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City of Edmolrids
Critical Areas Checklist
'ne Cntical Meas Checklist contained on
this form is to be filled out by any person
preparing a Development Permit
Application for the City of Edmonds prior
to his/her submittal of a dev4opment
permit to the City.
The purpo� of theChecklist is to enable
City staff to determine whether any
potential Critical Areas are or may be
present on the subject property. The
information needed to complete the
Checklist should be easily available from
obsemlions of the site or daia available at
City Hall (Critical Areas inventories, maps,
or soil surveys).
An applicant, or his/her representative,
must fill Out the checklist, sign and date it,
and submit it to the City. -Me City will �
review the checklist, make a precursory site
visit, Md make a determination of the
sub-SOCIiICITt -neps necessary to complete a
development Permittapplication. .
With a signedcopy 0" f this form, the
�MiCartt should also submit a vicinity map
or lito—t plan for individual lots of the parcel
with Mfthdetail that City staff can find
and,identify the sutject pairzl(s). In.
2ddWOR, theapplicant shall include
othwperfinent infonnation (eg. eite.
Pla'16 tOP09raphy map, etc.) or studies in
CO'diluction with this Checklist to ass'Lq
staff in completing their prelimmary
assessment of the eite.
I have completed the attached Critical Area Checklist and attest that the answers pro vided are
factual, to the best of my knowledge (fill out the appropriate column below).
Owner I Applicant: Applicant R-qpresentative:
A:
�,AC �96-jb
Nam 3-i-L,-WA-DuM kds 'C-4 b4 Oro 0447'.
Nam I
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Street Address
'City, State, Zip Phone
irutture Date
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Street Addrew
'544-M.&- -r 6 /49 3
City State ZIP Phone
Signature Daw
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untical Areas une=I(St
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�Ography/hydrologylveg n -,I
Site Information (0611SC-:
L Site Address/Locatiow.—A-01 9W
2. Prope`rty_4�aj��unt 'Number: 3717 oo0z� 0,j —ova f
3. Approximate Site Sim (acres or square feet): -7 5-0 0
4. Is this site currently deQopqV _?�_yes; — no.
e��4tf I A-1 46
If yes; how issite developed?_-,-:;(�
5- Describe the general sim topography- Check all diat apply.
Flat less than 5-feet elevation change over entire site.
Rolling: slopes on site generally less thaii 15% (a vertical rise of 10-feet -over a
horizontal distance of 6&feet).
HH13r slopes present on she of more than 15% and less than 30% (a vertical rise
of 10-feet over a horizontal distance of 33 to 66-feet).
.Steep: grades of greater than 30% present on site (a vertical rise of I 0-feet over a
horizontal distance of less than 33-fea).
Other (plem describe): 6446-44LJ�trf #41144 7-; 4wf�- /-.e/o cw,4: 114:5.ez
4e_0P _� 4
YS 5
.42,n&d^1 7-2D i�ZA
6. Site contains areas of year-round standing water 4YO Approx. Depth:
7. Site coritains areasof seasonal standing water: IV 49 Approx. Depth:
What season(s) of the yearT
8. Site is in the floodway floodplain of a water course.
9. Site tontains a creek or an area where water flows across the grounds surface? Flows are year-
round? Flows are seasonal? _ (What time of year?
10. Site is primarily: forested ;meadow _; shrubs
urban landscaped (lawn,shrubs etc) - ;K mixed
11. Obvious wetland is present on site:
For City Staff Use On
1. Site is Zoned? - 8 - I QA C IP4�
2. kS mapped soil type(s)? j� A&C, 40��- &k W-W� R#
3. Weiland inventory or C.A. nup indicates wetland present on site? 90
--,Critical Areas inventory or C.A. mp indicates Critical Area on site?
5. tt� withii designated �arthzubsidenbe: landslide hazard area? Na
6. Site aes*ignated on the Environmentally Sensitive Areas Map?
.DttERKMATION
�'STUDY REQUIRED
CONDMONALWAIVER
V/ '%�AIVER*
Re4wed by: -7/,73/Z
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city of e&-londs
land use application
Q ARCHITECTURAL DESIGN BOARD
0 COMP PLAN AMENDMENT
Q CONDITIONAL USE PERMIT
13 HOME OCCUPATION
0 FORMAL SUBDIVISION
Q SHORT SUBDIVISION
Q LOT LINE ADJUSTMENT
E3 PLANNED RESIDENTIAL DEVELOPMENT
Q OFFICIAL STREET MAP AMENDMENT
STREET VACATION
Q REZONE
0 SHORELINE PERMIT
0 VARIANCE / REASONABLE USE
EXCEPTION
OTHER #ce.,eqs0Ay
0141'r
FILE # CU-q&-J0:3 ZONE F-S - 6
DATE REC'D BY
7
FEE 4 -764. RECEIPT# _2 liTSI_
HEARING DATE
Q HE 0 STAFF 13 PB L3 ADB Q CC
ACTION TAKEN:
L3 APPROVED Q DENIED L3 APPEALED
APPEAL#__
Applicant CA:5C464 -6-9—
one (232--
1
Address go,( j0,4 A
Al. Se Of -777r- e— 9 /0
Property Address or Location 601 4,,,. 11�
20
Property Owner C-(Vloliez- Phone -7 7 1 2. S'7
Address 60
Agent �61t- WA)>O—m Phone
Address
Tax Acc �Z— �00 - �ooc��_ Sec. TWID. Rng. 0
Legal Description
—2
Details of Project or Proposed Use ON
A e- e- E-P
0 7-14 C fZ
It'l VW i T-
The undersigned applicant, and his/ her/ its heirs, and assigns, in consideration of the processin of the
application agrees to release, indemnify, defend and hold the City of Edmonds harmless from
anygand all
damages, including reasonable attorney's fees, arising from any action or infraction based in whole or in part upon
false, misleading, inaccurate or incomplete information fumished
employees. by the applicant, his/ her/ its agents or
The undersigned applicant grants his/ her/ its permission for public officials and the staff of the City of Edmonds to
enter the subject property for the purpose of inspection and Posting attendant
to this ap
,plication.
SIGNATURE OF APPLICANT/ OWNER/ AGENT
T
z
#
RA AHLSTEDT & ASSOC
Page 1
#
TRW REDI PROPERTY PROFILE
08/05/96
--------------
-----------------------------------------------------------------
#
Parcel Number :
3719-002-001-0001
#
Q-S-T-R
NE-25-27-03
Z
#
Owner/Taxpayer :
LOCKHART FREDDY D
ANITA C
Lui
#
Mailing Address:
601 9TH AV W
EDMONDS
WA 98020
#
Site Address
601 9TH AV W,*EDM
EDMONDS
WA 98020
LU
#
Phone Number
O�
0i
(n I
Uj;
#
Use Code-Desc :
11101-SIUGLE FAM HOUSE Market Area
W3-EDMONDS
Uj X!
#
Land Size :
7,405
# Units
LL
#
zoning :
RS6
Thomas Bros
0454HO7
Cn
0
#
Record # :
01/01
Census Tract: 504.02
#
LL
a
#
#
ASSESSMENT/TAX DATA
CHARACTERISTIC DATA
M Lu
i
#
Total Value
$186,200
House Style
1 STORY
Z
#
Land Value
$106,400
Yr Built/Remodel: 1954
#
imp value
$79,800
Total Bldg SqFt
1,586
Z
LU Wil
#
Main Floor
1,586
#
Tax Exemption :
TAXABLE
Half Floor
#
Yrs Delinquent :
2nd Floor
0
#
Tax Levy Code :
0213
3rd+ Floor
C3
#
1995 Tax
$2,203.40
Basement
LU LU
M U
#
1995 SrCtzn Tax:
Finished
#
Unfinished
u-- 0
#
School Dist
EDMONDS #15
Garage
Z
#
Jurisdiction
EDMONDS
Daylight
L)
#
Garage Type
DETACHED
#
---------
SqFt
504
#
LAND DATA
Total Rooms
Z
#
---------
Bedrooms
3
#
Waterfront
Baths Full
1
#
3/4
#
View :
AVERAGE
1/2
#
Cleared :
CLEARED
Dining
#
Grade
Other
#
Perk
Fireplaces
#
Lowland/Wet
Heat Type
#
Access
System
FORCED AIR
#
Easement-
Roof
SHAKE
#
Street Type :
BLACKTOP
Exterior Walls
SIDING
#
Sidewalks :
SDWLK/CURB
% Brick
#
curbs :
CURBS
Deck SqFt
196
#
sewer
SEWER
House Quality
: AVERAGE
#
Electricity
POLE
House Condition.
: GOOD
#
Water
PUBLIC
#
Information
provided is deemed
reliable, but is not guaranteed
#
Copyright 1996 TRW-REDI Property Data
(n —
rn LU
Lu
-j
(n U.
10
0
0
Uj
LL
LB
z
k 0
z V
----- . . . . . .
PA AHLSTEDT ASSOC Page 2
#Prepared for:
#
Parcel Number 3719-002-001-0001
#
-------------
#
SALES HISTORY
#
-------------
#
Buyer Name Date Sale Price Deed Excise# M Ttl Auditor No. OT
#
-------------------- ----- - ------- ----- ------ ------- - --- --- V--� ------ --
#
LOCKHART FREDDY D & 940922 $189,500 WARRAN 9417780 TR 940930-0128
#
REID JAMES H &DOLAIN 860806 $114,950 WARRAN 8611153 TI 860806-0004
#
WIGGINS JR GARY K 790622 $81,000 WARRAN 7910377 790622-0183
#
VAN ROOY GORDON L
#
--------------------------------
#
CURRENT OWNERS FINANCING HISTORY
#
--------------------------------
#
Auditor No. Type Transactn Loan Amt 1 Loan Amt 2 'Down Paymnt % Int Ttl
#
---------- - ---- --------- ----------- ----------- ----------- ------ ---
#
940930-0128 MT49 PURCHASE $142,100 TR
#
FIRST MUTUAL SAVINGS BANK(IFI),
#
----------------
#
LEGAL DESCRIPTION
#
-----------------
#
Plat Name: ALBERT B LORDS GRANDVIEW ADD Vol/Page: 007/045
#
Legal L 001 B 002
#
ALBERT B LORDS GRANDVIEW ADD TO ED BLK 002 D-00 BLK 2 LOTS
1-2 & W1/2 LOT 3
#
Information provided is deemed reliable, but is not,guaranteed
#
Copyright 1996 TRW-REDI Property Data
0 NOTICE:.IF THE
f
3719-002-023-0005
4342 072-003-0005
j'\9M2708-0-042-0005
PAIGE, KENNETH
-"ALLBERY, VERIA L.
(-jTHOM' HAROLD H.
921 SPRUCE ST
17530 TALBOT ROAD
926 SPRUCE ST
EDMONDS,WA 98020
EDMONDS, WA 98020
EDMONDS,WA 98020
3710-002-026-0002
4342-072-007-0001
252703-0-048-0004
LION, JUDITH VALANETTE
COOPER, CHARLES
COOPER, MARCO C.
913 SPRUCE ST
926WALNUT
908 SPRUCE ST
EDMONDS, WA 98020
EDMONDS, WA 98020
EDMONDS,WA 98020
44719-002-010-0109
4848-002-014-0001
252708-0-044-0003
HLUBIK, DORA M.
LEWIS, THOMAS L.
JENNINGS, KENNETH W. JR.
934 CEDAR ST
841 CEDAR ST
326 CAMAS SWALE ROAD
EDMONDS, WA 98020
EDMONDS, WA 98020
CRESWELL, OR 97426
#(8719-002-028-0000
4845-002-016-0009
252703-1-045-0002
RADEK, THOMAS F.
CURRENT RESIDENT
WILLIAMS, BRUCE / NANCY
001 SPRUCE ST
516 - OTH AVE S
717 - OTH AVE S
EDMONDS, WA 98020
EDMONDS, WA 98020
EDMONDS, WA 98020
4(371"02-003-0009
7387-000-001-0007
252703-1-047-0000
MCKAT, JACK M. JR.
BOCK,WILLIAMA.
MAGNUSONt WILLARD D.
912 CEDAR ST
842 CEDAR ST
21412 - 98TH AVE W
EDMONDS, WA 98020
EDMONDS, WA 98020
EDMONDS, WA 98020
a8719-002-006-0006
7887-000-002-0006
Bi I Wadum
WELLER, PAUL L.
LENIHAM, DENNIS
CAscade Construction
922 CEDAR ST
600 - 9TH AVE S
4801 Aurora Ave. N.
EDMONDS, WA 98020
EDMONDS, WA 98020
Seattle, WA 98103
4(3719-001-001-0003
7387-000-003-0005
MEDIN, WILLIAM C
SUMMY, EUGENE F.
Fred & Anita Lockhart
601 9th Ave. S.
515 - OTH AVE S
EDMONDS, wA go262
600 - OTH AVE S
EDMONDS,WA 98020
Edmonds, WA 98020
4719-001-007-0007
7387-000-004-0004
STEWART, CRAIGW. &VALERIE A.
MIZELL, J.C. & G.G.
923 CEDAR ST
610 - OTH AVE S
EDMONDS, WA 98020
EDMONDS, WA 98020
4842-072-001-0007
7387-000-00"003
PAYNE, WALTER & BARBARA
KAMMERZELL, THOMAS J.
900 WALNUT ST
608 - OTH AVE S
EDMONDS, WA 98020
EDMONDS, WA 98020
4342-072-0 3-0005
7887-000-006-0002
W
PAYNE, :7\� &BARGARA
MUNSON, FRANS D.
900 WALNUT S
612 - OTH AVE S
EDMONDS. 8020
W
EDMONDS.WA 98020