2006-0702_RowlandsSFR.pdfOV ED -Afo CITY OF EDMONDS
121 5h Avenue North - Edmonds, WA 98020
Phone: 425.771.0220 - Fax: 425.771.0221 - Web: www.ci.edmonds.wa.us
I so� DEVELOPMENT SERVICEs DEPARTMENT: PLANNING - ENGINEERING - BUILDING
Plan Check #: I BLD-2006-0702 (First Review)
Project Name: Alec& Rita Rowlands
Project Address: 706 Alder Street (RS-6 Zone)
July 11, 2006
Tom Leren
The Leren Co, Inc.
PO Box 12863
Mill Creek WA 98082
Phone: 425.776.6007 / Fax: none given / Email: tom@lerendesign.com
Dear Mr. Leren,
I have reviewed the above building permit application for the Planning Division and it was found that the
following information, corrections, or clarifications will need to be addressed before review can continue:
Setbacks: The minimum street setback in the RS-6 zone is 20 feet; however, the site plan shows a 25-
foot BSBL ftorn the north property line. For consistency, please revise the site plan to show a 20-foot
BSBL.
2. Lot Covera2e: Please clarify which items are included *in your lot coverage calculation of 2285
square feet. Please note that items to be included are the building footprint (excluding 30 inches of
eaves), the entry patio & stairs (because they are over 3 feet in height), the covered deck, and the
front deck. Please update the site plan with these lot coverage figures.
3. Accessory Dwellint! Unit: I checked our system and did not find an approved Accessory Dwelling
Unit (ADU) permit for this site. I would be happy to go over the ADU land use application procedure
with you — please read the enclosed materials on our ADU process and contact me if you have any
questions. In the mean time, please remove the ADU reference and the associated second kitchen
from sheet 3 of the plans.
Thank you for your cooperation. Please redline plans or submit three sets of revised plans/documents
(affected sheets only) with a written response to each of the above items. Please make all submittals to
the Development Services Permit Coordinator (JoAnne Zulauf) Monday through Friday, 9arn to noon or
1pm to 4pm. If you have any questions, please do not hesitate to contact me at (425) 771-0220, extension
1778. 1 look forward to working with you on this project.
Sincerely,
CITY OF EDMONDS
Gina Coccia, Planner
Page I of I
11MI
LEALMNU
ACCESSORY DWELLING UNIT
An Accessory Dwelling Unit (ADU) is a structure attached to, or constructed within, a single-family dwelling,
which has living facilities separate from the primary single-family dwelling including at least, but not limited to:
a kitchen, bathroom, one living area (a minimum of 120 square feet) and sleeping quarters.
Accessory Dwelling Units (ADUs) are generally intended to:
(1) make it possible for adult children to provide care and support to a parent or other relatives *in need of
assistance, or
(2) provide increased security and companionship for homeowners, or
(3) provide the opportunity for homeowners to gain the extra *income necessary to help meet the rising costs
of home ownership, or
(4) to provide for the care of disabled persons within their own homes.
The Edmonds Community Development Code (ECDC) permits ADUs within all single family zones except as
provided in ECDC 20.21.030(F) which discusses accommodation of the disabled. No site may be occupied by
more than one family as defined in ECDC 21.30.010 (see Criterion F, below).
Applications and Filing Fees
A. Land Use Application. Any person desiring approval of an accessory dwelling unit must submit an
application containing all of the information required by ECDC Chapter 20 as well as the following
infortnation:
1. A completed and signed Land Use Application form and filing fee for the permit, including an amount
sufficient to pay the recordig fee of the covenant with the Snohomish County auditor *in the event the
accessory dwelling unit permit is approved. A current fee schedule can be obtained from the city. The
application form must be accompanied by:
a. The names and addresses of owners as shown on the records of the Snohomish County Assessor and
street addresses of property within 300 hundred feet of any point of the property (obtain and use the
handout entitled "Instructions on how to compile an adjacent property owner list" from the city).
b. One 8 1/2" x 14" (maximum size) site plan, scaled at 1-20', showmig the house, driveway, screened
garbage area and on -site parking spaces. Note: Three (3) on site spaces are required. All access to
both the single family residence and the ADU must be designated.
c. If exterior building modifications are proposed in order to create the ADU, building elevation(s),
drawn to scale, must be submitted showing the proposed exterior modifications (proposed exterior
modifications must meet Criterion D under "Criteria for Approval," below).
Revised on 7/11/2006 LTIBRARYTLANNINGTonns & HandoutsTublic Handouts\ADU Handoutdoc
An affidavit, signed by the property owner before a notary public, affirming that the owner occupies
either the main building or the accessory dwelling unit for more than six months of the year. This
affidavit is required to be signed by the current owner of the property; a change of ownership will
require that a new affidavit be filed if the ADU is to be continued by the new owner.
3. A covenant (see attached) suitable for recording with the County Auditor which provides notice to future
owners or long term lessors of the subject site that the existence of the accessory dwellig unit is
predicated upon the occupancy of either the accessory dwelling unit or the primary dwelling by the
person to whom the accessory dwelling unit pen -nit has been issued. The covenant shall also require any
owner of the property to notify a prospective buyer of the limitations of this chapter and to provide for
the removal of improvements added to convert the premises to an accessory dwelling unit and the
restoration of the site to a single family dwelling in the event that any condition of approval is violated.
4. A Building Compliance Permit Application form ($340 plus a $15 City Surcharge) and Accessory
Dwelling Unit Permit ($490 plus a $15 City Surcharge).
5. A scaled floor plan 1/4"-1' showing all rooms and spaces. All ADU windows and doors shall bc
dimensioned including the sill height of all sleeping room windows. The floor plan must show smokc
alarms (smoke detectors) *in all sleep mig rooms and one in the outside hall and one on each floor.
Criteria for Approval
All accessory dwelling units must meet the following critcria in order to be approved:
A. Land Use Permit Required (see form "B"). Any person who occupies or permits another person to occupy
an attached accessory dwelling unit as a place of residence must first obtain a permit. The permit will be
reviewed and processed as an administrative decision in accordance with ECDC Chapter 20.95 and ECDC
20.95.050 ("Staff Decision — Notice Required").
B. Number of Units. A single-family dwelling may have no more than one (1) accessory dwellmig unit per lot.
C. Size. In no case shall an accessory dwelling unit be (i) larger than 40 percent (40%) of the floor area of the
principal dwelling, (ii) nor more than 800 square feet, (iii) nor have more than 2 bedrooms; provided if the
accessory dwellmig unit is completely located on a single floor, the Planning Manager may allow increased
size up to 50% of the floor area of the principal dwelling in order to efficiently use all floor area, so long as
all other standards set forth in this chapter are met.
D. Location and Appearance. Accessory dwelling units must be located within or attached to a single-family
dwelling unit. 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 smigle family residence using matching materials, colors,
window style, and roof design. Whenever possible, new entrances should be placed at the side or rear of the
building. Only one electric meter and one water meter shall be allowed for the entire building, serving both
the primary residence and the accessory dwelling unit. An ADU may not have its own mailbox, and all
garbage must be kept within a screened area in common to the single-family home.
E. Parking. A total of three (3) off-street parking spaces are required to be provided on -site for the single family
home and the related accessory dwelling unit. Up to one of required parking spaces can be a tandem or
11 stacked" parking space, when using tandem parking clearly show on site plan.
Page 2 of 6 ADU Handout.doc
F. Occupancy. Either the primary dwelling or the accessory dwelling must be owner -occupied. "Owner -
occupied" is defined as a property owner who makes his or her legal residence at the site, as evidenced by
voter registration, vehicle registration, or similar means, and actually resides at the site more than six months
out of any given year. At no time can the owner receive rent for the owner -occupied unit; the owner(s) may
not rent any portion of the owner -occupied residence either during the owner(s)' occupancy or while the
owner is absent ftom the owner -occupied unit for any period.
In no event shall the total number of occupants exceed onefiamily as defined in the Edmonds Community
Development Code:
"Family means individuals consisting of two or more persons related by genetics, adoption,
or marriage, or a group offive or fewer persons who are not related by genetics, adoption,
or marriage and none of whom are wards of the court unless such wards are related by
genetics, adoption, or marriage to all of the members of such group living in a dwelling
unit. " [ECDC 21.30. 010]
The only exceptions to the "one family" rule are if the accessory dwelling unit is occupied by a nurse or
other caregiver assisting a disabled person who is an occupant of the principal residence, or if the principal
residence is occupied by a nurse/caregiver and the accessory dwelling unit is occupied by a disabled person
under the nurse's care. In either of these two circumstances, the occupancy limit of one family may be
increased by one additional unrelated person. The limit would then be a total of one family related by
genetics, adoption or marriage plus one unrelated person, or a total of six unrelated persons. Refer to the
Edmonds Community Development Code for additional information on how state -licensed adult family
homes, foster family homes, group homes, and other types of residential care situations may be handled.
G. Building Compliance Permit and Inspection Approval for minimum building code and life -safety criteria.
Accessory dwellmig units shall comply with all applicable requirements of the Uniform Housmig Code and
the International Residential Code (IRC) adopted by Title 19 of the ECDC. Specific inspection criteria is
listed within this public handout. No pen -nit for an accessory dwelling unit will be issued to a nonconforming
structure unless that structure, or portion thereof is brought into conformance with the current provisions of
the ECDC and IRC.
Permit Conditions
In addition to any conditions imposed during the permit approval process for accessory dwelling units, a permit
for an ADU shall expire automatically whenever:
1 . The accessory dwelling unit is substantially altered and thus is no longer in conformance with the plans and
drawings reviewed and approved by the permitting authority and Building Official.
2. The subject site ceases to maintain the required number of parking spaces.
3. The property owner ceases to reside in either the primary residence or the accessory dwelling unit, the owner
occupied unit is rented, or the current owner fails to file the affidavit required under ECDC 20.21.025.A. 1.
NOTE: If the permit lapses or the use ceases, at the request of the applicant the City will record (at city
expense) notice that the covenant and permit are void and without fiu-ther effect.
This information should not be used as a substitute for City codes and regulations. You should review all the
details ofyour project with the Planning Division at 121 Fifth Avenue North (425- 771-0220) between 9: 00 a.m.
12: 00 p. m. and 1: 00 4: 00 p. m. Monday through Friday.
Page 3 of 6 ADU Handout.doc
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 ftom each unit to the exterior with out requiring travel through
garage, 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 11/4"-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" shall 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 alarins 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. LI 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 cfin minimum.
c) Kitchens shall be provided with a minimum 100 cftn exhaust fan.
Page 5 of 6 ADU Handout.doc
6) HEATING:
Heating facilities shall be capable of maintaining a room temperature of 68OF 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