BLD20131037_DougJohnsonSFR.pdf
CITY OF EDMONDS
th
121 5Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.EdmondsWA.gov
DEVELOPMENT SERVICESDEPARTMENT•PLANNING DIVISION
November 1, 2013
TO:
Doug Johnson/douglas810@aol.com
RE:BLD 2013 1037
Planning Division comments for building permit file »Doug Johnson SFR
Greetings,
new single family home8030 Cyrus Place
Thank you for submitting a building permit application for at in the
RS-20
zone. 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 the Planning
Division review can continue.
1.Site Plan:
a.Setbacks:
This site is located in the “RS-20”zone so the following setbacks apply: 25’street setback
from the edge of the eastern vehicularaccess easement, 25’rear setback from the west property line, and
a combination of 35’total from the north and south “side”property lines (10’minimum). It appears the
only distance that you’ve shown incorrectly is the east setback. The structure of the house needs to be at
least 25’from the vehicular access easement. Please revise the plans accordingly, which unfortunately
means narrowing the house a bit to meet this requirement.
b.Lot Area:
Please include both the net and the gross lot areas on the site plan.Per the short plat map (S-
2004-123) the gross lot area is 22,102 and the net lot area is 13,471. This is importantbecause lot
coverage is calculatedbased on the net lot area(although this doesappear to be under the 35% maximum
of 4,714 square feet–I just need you to show your work in caseanyone asks).
c.Retaining Walls:
Please show any retaining walls on the site plan, and indicate the top and bottom wall
elevations.If the wallsare located within the setback area, I just need to make sure that they are under 3
feet in height as measured from the top of the wall to “original”grade(because if it is under 3 feet in
height, then it is not a “structure”and doesn’t have to meet setbacks).
d.Topography:
Please add topography lines (contours) to thesite plan.Please show the “original”grade
lines so height can be confirmed.These original grade elevations should match up with the four points of
theheight rectangle.
e.Property Line:
Please make the property line bold.The site plan is kind of confusing, because thebold
line shown is for the original property line before it was short platted.
f.Height Rectangle:
Please add dots or points next to the four corners of the height rectangle.Points A
and D may need to be moved out east to fully enclose all of the structure, including any second story
overhangsand the porch.Points B and C may be moved in a bit. The height rectangle needs to be a
rectangle (with right angles) so having the points or dots on the site plan will help me ensure that you’re
using the smallest rectangle. Decks do not need to be included in the height rectangle(up to the
supporting posts),nor do up to 30”of eaves, so the rectangle and height calculations will adjust a bit.
th
Development Services Department –Planning Division | 121 5Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be foundonlineat: http://www.mrsc.org/mc/edmonds/Edmondsnt.html.
g.Datum:
Please confirm which point you’re using for the datum point to calculate theheight and indicate
it on the site plan. It may have been shown and I just missed it –if that is the case, Iapologize.
2.Elevations:
a.Height Limit:
Please update the plansto show the new “averageoriginal grade,”“maximum height,”
and “actual elevation.”
b.Accessory Dwelling Unit (ADU):
The lower floor plan (sheet 4) indicates a separate entrance along with
a bedroom and wetbar. Because this appears to be an ADU, I’d like to provide you with some
information on ADUs. Please reviewthe attached handout and let me know how you’d like to proceed.
If you’d like to apply for an ADU land use permit, I’d be happy to assist you. If spacewill not be used as
an ADU, please redline sheet 4indicating that this is not an ADU.
:
Please submit a written response to the above, along with any revised plans to your Permit CoordinatorMarie
Harrison. If you have any questions, please do not hesitate to contact me. I look forward to working with you on
this project.
Sincerely,
Gina Janicek::
Associate Planner
City of Edmonds Development Services Department
th
121 5Avenue North, Edmonds WA 98020
425.771.0220 x 1778 | gina.janicek@edmondswa.gov
cc:BLD 2013 1037
enc:ADU Handout
th
Development Services Department –Planning Division | 121 5Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be foundonlineat: http://www.mrsc.org/mc/edmonds/Edmondsnt.html.
#P1
City of Edmonds
Development Information
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,
2.
Provide increased security and companionship for homeowners,
3.
Provide the opportunity for homeowners to gain the extra income necessary to help meet
the rising costs of home ownership, or
4.
Provide for the care of disabled persons within their own homes.
The Edmonds Community Development Code (ECDC) allows for ADUs within all single-family
residential zones (except within Planned Residential Developments) as long as a Conditional
Use Permit is obtained. The regulations regarding ADUs are provided within ECDC 20.21, and
applications are processed as Type II decisions.
BASE FEES:
$570 – Administrative Conditional Use Permit (Planning Division)
$395 – Accessory Dwelling Unit Compliance Permit (Building Division)
Note: Additional fees will apply. Also, the County Auditor’s office will charge a
fee at the time of filing.
Criteria for Approval
All ADUs must meet the following criteria in order to be approved:
1. Permit Required.
Any person who occupies or allows another person to occupy an ADU as
a place of residence must first obtain a permit.
2. Number.
A single-family dwelling may have no more than one ADU per lot.
3. Size.
An ADU shall not:
a)
be larger than 40 percent of the livable floor area of the principal dwelling, nor
b)
be more than 800 square feet, nor
c)
have more than 2 bedrooms.
However, if an ADU is completely located on a single floor, the Planning Manager may allow
increased size up to 50 percent 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 ECDC 20.21 are met.
Revised on 9/30/11 P1 - Accessory Dwelling Unit Page 1 of 6
4. Location and Appearance.
ADUs 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 ADU 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 matching materials, colors, window style, and roof design. The
primary entrance to the ADU 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 meter and one water meter shall be allowed for the
entire building, serving both the primary residence and the ADU. 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.
5. Parking.
A minimum of three (3) off-street parking spaces are required to be provided on-
site for the single family home and the related ADU. Up to one of required parking spaces
may be a tandem or “stacked” parking space. All parking spaces, including any tandem
spaces, must be clearly shown on the site plan.
6. Occupancy.
Either the primary dwelling or the ADU 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 and 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 from the owner-occupied unit for any period.
In no event shall the total number of occupants exceed one family 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 of five 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 is if the ADU 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 ADU 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.
7. Building Compliance Permit and Inspection Approval for Minimum Building Code and
Life-Safety Criteria.
ADUs shall comply with all applicable requirements of the Uniform
Housing Code and the International Residential Code (IRC) adopted by Title 19 of the
ECDC. Specific inspection criteria are attached with this handout. No permit for an ADU 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 ADUs, a permit for
an ADU shall expire automatically whenever:
1. The ADU 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.
Revised on 9/30/11 P1 - Accessory Dwelling Unit Page 2 of 6
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 ADU, the owner-
occupied unit is rented, or the current owner fails to file the affidavit required under ECDC
20.21.025.A.1.
Application Checklist
Pursuant to ECDC 20.01, an ADU is a Type II permit. The following materials must be
submitted for a complete application (ECDC 20.02):
Land Use Application form, completed and signed;
Adjacent Property Owners List (refer to Handout #P2);
One 11” x 17” (maximum size) site plan, scaled at 1”-20’, showing the house, driveway,
screened garbage area and on-site parking spaces. All access to both the single family
residence and the ADU must be shown.
Building elevations, ¼”-1’ scale (only if exterior building modifications are needed in order to
create the ADU).
An affidavit (provided by the City), signed and notarized, affirming that the owner occupies
either the main building or the ADU 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.
A covenant (provided by the City) 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 ADU is predicated upon the occupancy of either the ADU or the primary dwelling by the
person to whom the ADU permit has been issued. The covenant shall also require any
owner of the property to notify a prospective buyer of the limitations of ECDC Chapter 20.21
and to provide for the removal of improvements added to convert the premises to an ADU
and the restoration of the site to a single-family dwelling in the event that any condition of
approval is violated.
A scaled floor plan ¼”-1’ showing all rooms and spaces within the home. All ADU windows
and doors shall be dimensioned including the sill height of all sleeping room windows. The
floor plan must show smoke alarms (smoke detectors) in all sleeping rooms and one in the
outside hall and one on each floor.
If the ADU is approved by the Planning Division, the Building Division compliance portion of the
project can occur (see pages 4 through 6 of this handout).
Note: This information should not be used as a substitute for City codes and
regulations. The Edmonds Community Development Code (ECDC) may be viewed
. The applicant is responsible for ensuring compliance
atwww.edmondswa.gov
with the fees and regulations that are applicable at the time of submittal. If you
have a specific question about a certain aspect of your project, please contact the
Planning Division at 121 Fifth Avenue North, (425) 771-0220. Please note that
other local, state, and/or federal permits or approvals may be required.
Revised on 9/30/11 P1 - Accessory Dwelling Unit Page 3 of 6
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)DWELLING UNIT SEPARATION:
The ADU must be separated from the main portion of the house by wall and/or floor assemblies
having not less than 1-hour fire-resistance rating.
2)MINIMUM ROOM SIZE/CEILING HEIGHT/EXITING/STAIR AND GUARDS:
The ADU unit must contain permanent provisions for sleeping, eating, cooking, and have a
separate bathroom. The floor area of the unit must meet the following minimum requirements:
a)The main living area 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 minimum ceiling height of 7’-0”.
e)For sloped ceilings, not more than 50% of the required floor area of a room or space is
permitted to have a sloped ceiling less than 7 feet, with no portion of the required floor
area less than 5’ feet.
f)One main exit door is required from each unit to the exterior without requiring travel
through a garage, 3’x 6’8” minimum, side-hinged with a code compliant 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 grip size shall be 1¼”-2”.
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.
Revised on 9/30/11 P1 - Accessory Dwelling Unit Page 4 of 6
3)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.
c)Minimum of one smoke alarm installed on each floor, including basement.
When remodeling work is performed, the following is required:
a)Newly created sleeping room(s) shall have hard wired smoke alarms with battery backup.
When more than one smoke alarm is required to be installed within an individual dwelling unit
the alarm devices shall be interconnected in such a manner that the actuation of one alarm will
activate all of the alarms in the individual unit. The alarm shall be clearly audible in all sleeping
rooms over background noise levels with all intervening doors closed.
4)CARBON MONOXIDE ALARMS:
An approved carbon monoxide alarm shall be installed outside of each separate sleeping area in
the immediate vicinity of the bedrooms in dwelling units within which fuel-fired appliances are
installed and in dwelling units that have attached garages. (This requirement will take effect July
1, 2010.)
5)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”.
6)NATURAL LIGHT:
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). See exception
for artificial light. R303.1(2).
Revised on 9/30/11 P1 - Accessory Dwelling Unit Page 5 of 6
7)VENTILATION:
a)Natural ventilation of habitable rooms 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 an openable window area of not
less than 3 square feet half of which must be openable for ventilation. In lieu of such
glazed area, mechanical ventilation may be provided at 50 cfm minimum.
c)Kitchens shall be provided with a minimum 100 cfm exhaust fan.
8)HEATING:
o
Heating facilities shall be capable of maintaining a room temperature of 68F 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.
The following must be identified on your voice mail message to guarantee an inspection:
1.PERMIT NUMBER
2.ADDRESS OF ACCESSORY DWELLING UNIT
3.LAST NAME OF OWNER
4.STATE TYPE OF INSPECTION NEEDED
5.STATE DAY AND DATE THE INSPECTION IS NEEDED—YOU MAY PREFERENCE
MORNING OR AFTERNOON
6.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.
Revised on 9/30/11 P1 - Accessory Dwelling Unit Page 6 of 6