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11-0104 Plan Review Comments 2.pdfCITY OF EDMONDS ^ 1215" AVENUE NORTH • EDMONDS, WA 98020 f PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.ci.edmonds.wa.us DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING March 9, 2011 Tom Land tom@fixitoncerepairs.com RE: PLAN REVIEW COMMENTS #2 FOR PLAN CHECK # 2011-0104 ADDITION FOR ACCESSORY DWELLING UNIT AT 10603 ROBIN HOOD DRIVE Dear Tom, After we spoke at the counter this afternoon, I again reviewed the above building permit application for the Planning Division. I apologize for the confusion between my first-round comments and the changes that we discussed and that are described here. The following comments summarize what needs to be clarified before I can sign off on the permit: Accessory Dwelling Unit: As shown on Sheets A2.C, A4.0 and A4.1, the proposed breezeway does not actually attach to the existing residence, nor the addition — it is proposed to be a stand- alone structure whose support posts are adjacent to the edges of the roof overhangs of the residence and the addition. At the same time, the proposed breezeway does not contribute toward a unified appearance of the existing house and the addition — it projects up between the residence and the addition without continuity. This arrangement is not code compliant for the establishment of an accessory dwelling unit in the addition. In order to comply with code for accessory dwelling units, the space between the existing residence and the proposed addition will have to be reconfigured to attach and integrate the two structures. We discussed moving possibly locating the addition closer to the existing house and combining roof forms but other options may exist as well. Pertinent references from the Edmonds Community Development Code include: ECDC 20.21.030.D. Location and Appearance Location and Appearance. The single-family appearance and character of the residence shall be maintained when viewed from the surrounding neighborhood. The design of the accessory dwelling unit shall be incorporated into the design of the principal dwelling unit and shall be designed to maintain the architectural design, style, appearance and character of the main building as a single-family residence using snatching materials, colors, window style, and roof design. The primary entrance to the accessory dwelling unit shall be located in such a manner as to be unobtrusive when viewed from the street. 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. Accessory dwelling units must be located within or attached to single-family dwelling units. ECDC 21.05.015. Accessory dwelling unit, attached. An attached accessory dwelling unit is a structure attached to or constructed within a single-family dwelling which has living facilities for one individual or family separate from the primary single-family dwelling including at least, but not limited to, a kitchen, bathroom, and sleeping quarters. An ADUshall not have its own mailbox, water meter, The Comprehensive Plan as well as the Edmonds Community Development Code (ECDC) and related development documents are available at: http://www.ci.edmonds.wa.us/plan div.stm. gas meter, and all garbage must be kept within a screened area in common to the single- family home. ECDC 21.40.030.C. Height Accessory buildings that are attached to the main building by a breezeway, hallway, or other similar connection so that the accessory building is separated by 10 feet or less from the main building shall be considered to be part of the main building for purposes of determining the mmerage level. For the purposes of this section, in order for an accessory building to be considered to be attached to and apart of the main building, the connecting structure must have a roof and be constructed of similar materials to both the main building and the accessory building so that it appears to be a unified and consistently designed building. 2. Height rectangle: Because the structure being used as the accessory dwelling unit must be attached to the existing house, the height rectangle must enclose both structures. This rectangle was shown on the initial building permit submittal made on 2/16/11. Please update the height calculations shown on the Plot Plan and Sheet A6.0, as appropriate. You may redline your existing plans or submit three copies of your updated site plan (one reduced size) and two sets of any updated pages of the building plans. Please make all submittals to a Development Services Permit Coordinator, Monday through Friday, 8:00 am to 4:00 pm. If you have any questions, please contact me at (425) 771-0220. Sincerely, Mike Clugston, AICP Associate Planner The Comprehensive Plan as well as the Edmonds Community Development Code (ECDC) and related development documents are available at: http://www.ci.edmonds.wa.us/plan div.stm.