Planning Review Comments_BLD20190888.pdf°V EIDM CITY OF EDMONDS
PLAN REVIEW COMMENTS
PLANNING DIVISION
J . 17C) 121 5" Ave. North . (425)771-0220
July 30, 2019
Mike La Fon
2366 Eastlake Ave., E #403
Seattle, WA 98102
(206) 395-9672
mike@capsule-space.net
Subject: NEW DECK, ADDITION, AND REMODEL AT 17216-72ND AVE W (BLD20190888)
Dear Mr. La Fon:
I have reviewed the above referenced application and it was found that the following information, corrections,
or clarifications need to be addressed before review can continue:
Critical Areas Determination: The last Critical Area Determination for the property was completed in 2004.
Determinations are valid for five years; therefore, a new determination is necessary.
Please submit the attached Critical Area Checklist, along with applicable $50 fee for subsequent
determination, to the Development Services Department.
Accessory Dwelling Unit (ADU) Statement: A legal ADU was never established through a conditional use
permit. The previous owner signed a statement acknowledging that the previous addition —which included a
second kitchen and living quarters —was to be used by elderly parents and was not an ADU. There are two
options available:
Establish a legal ADU by submitting required documentation (see attached form #P1) with $915 fee, or
Sign the attached statement acknowledging that an ADU is not being established and return to the
Development Services Department.
Please submit your revised plans to a permit coordinator. Our office hours are Mondays, Tuesdays, Thursdays,
and Fridays between 8:00 am 4:30 pm, and Wednesdays 8:30 am to noon.
If you have questions, feel free to contact me at (425)771-0220 ext. 1367 or brad.shipley@edmondswa.gov.
Sincerely,
Brad Shipley, Associate Planner
Development Services Department - Planning Division
#P20
Critical Areas File #:
❑ Initial Determination - $100
❑ Subsequent Determination - $50
Date Received:
Date Mailed to Applicant:
The purpose of this checklist is to enable City staff to
determine whether any critical areas and/or buffers are
located on or adjacent to the subject property. Critical
areas, such as wetlands, streams and steep slopes, are
ecologically sensitive or hazardous areas that are
regulated to protect their functions and values. The City's
critical area regulations are contained within Edmonds
Community Development Code (ECDC) Chapters 23.40
through 23.90.
Property Owner's Authorization
City of Edmonds
Development Services Department
Planning Division
Phone: 425.771.0220
www.edmondswa.gov
"C. 1 t57
A property owner, or an authorized representative, must
fill out the checklist, sign and date it, and submit it to the
City. Staff will review the checklist, conduct a site visit,
and make a determination of whether there are critical
areas and/or critical area buffers on or near the site. If a
"Critical Area Present" determination is issued, a report
addressing the applicable critical area requirements of
ECDC Chapters 23.40 through 23.90 may be required
depending on the scope of the proposed activity.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my
knowledge and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject
property for the purposes of inspection attendant to this application. The undersigned owner, and his/her/its heirs, and
assigns, in consideration on 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 part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its
agents or employees.
SIGNATURE OF OWNER
Owner:
Name
Street Address
City State
Telephone:
Email address:
DATE
Applicant/Agent:
Name
Street Address
Zip City State
Telephone:
Email Address:
Zip
Revised on 114117 P20 - Critical Areas Checklist Page I of 2
CA File No: #P20
Critical Areas Checklist
Site Information
1. Site Address/Location:
2. Property Tax Account Number:
3. Approximate Site Size (acres or square feet):
4. Is this site currently developed? ❑ Yes ❑ No
If yes, how is the site developed?
5. Describe the general site topography. Check all that apply.
❑ Flat to Rolling: No slope on/ to the site or slopes generally less than 15% (a vertical
rise of 10-feet over a horizontal distance of 66-feet).
❑ Moderate: Slopes present on/adjacent to site of more than 15% and less than 40% (a vertical
rise of 10-feet over a horizontal distance of 25 to 66-feet).
❑ Steep: Slopes of greater than 40% present on/adjacent to site (a vertical rise of 10-feet over a
horizontal distance of less than 25-feet).
6. Have there been landslides on or near the site in the past? ❑ Yes ❑ No
If yes, please describe:
7. Site contains areas of year-round standing water? ❑ Yes (approx. depth: ) ❑ No
8. Site contains areas of seasonal standing water? ❑ Yes (approx. depth: ) ❑ No
If yes, what season(s) of the year?
9. Site is in the floodway or floodplain of a water course? ❑ Floodway ❑ Floodplain
10. Site contains a creek or an area where water flows across the grounds surface? ❑ Yes ❑ No
If yes, are flows year-round or seasonal? ❑ Year-round ❑ Seasonal (time of year: )
11. Obvious wetland is present on site? ❑ Yes ❑ No
1 1.
3.
Zoning:
SCS mapped soil type(s):
For City Staff Use Only
13. Critical Areas inventory or C.A. map indicates Critical Area on site:
14. Site within designated North Edmonds Earth Subsidence and Landslide Hazard Area (ESHLA)?
DETERMINATION
CRITICAL AREAS PRESENT
Reviewed by:
Date:
WAIVER
Revised on 114117 P20 - Critical Areas Checklist Page 2 of 2
REQUIREMENTS FOR
Accessory Dwelling Units
ECDC 20.21
.J?c jg4-
PERMITTING & DEVELOPMENT
PLANNING
DIVISION
121 5th Avenue N
P: 425.771.0220
www.edmondswa.gov
Accessory Dwelling Units (ADUs), also known as
mother-in-law suites, are intended to allow
homeowners to make extra income by renting out
a portion of the house where they live. ADUs are
allowed in all single-family residential zones (except
within Planned Residential Developments) as long
as a Conditional Use Permit is obtained. A
compliance inspection (or permit) from the
Building Division is also required.
CRITERIA FOR APPROVAL:
All ADUs must meet the following criteria found in
Chapter 20.21 of the Edmonds Community
Development Code (ECDC) in order to be approved:
Permit Required. Any person who occupies or
allows another person to occupy an ADU as a place
of residence must first obtain a permit. A
conditional use permit for an ADU is a Type -II staff
decision with public notice.
Number. A single-family dwelling may have no
more than one ADU per lot.
Size. An ADU shall not:
• exceed 40-percent of the livable floor area
of the principal dwelling;
• be more than 800 square feet, or;
• have more than 2 bedrooms.
Note: 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
20.27 are met.
Form #P1
Location and Appearance. ADUs must be located
within or attached to a single-family dwelling unit.
"Attached" is defined as a building located within
10 feet of the main building, as measured from
exterior wall to exterior wall, and connected by a
breezeway, hallway, or similar connection. 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.
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.
Duration of 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
Updated on 0910412018 Page 1 of 5
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.
Number of Residents. The owner's family may live
in either the primary dwelling or the accessory
dwelling unit. The other unit may house no more
than two people.
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, a permit for an ADU shall
expire automatically whenever:
o 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;
o The subject site ceases to maintain the
required number of parking spaces;
o 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;
Type -II review fee. Additional fees will
apply, including a City surcharge. Fees will
also be assessed for the associated
building permit and/or ADU compliance
permit through the Building Division, and
the County Auditor's office will charge a
fee at the time of filing of the ADU
covenant.
- 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, 1/4"-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 scaled floor plan 1/4"-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, the owner will be required
to submit a covenant (provided by the City) suitable
Updated on 0910412018 Page 2 of 5
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.
BUILDING DIVISION AND INTERNATIONAL
RESIDENTIAL BUILDING CODE REQUIREMENTS
Note: A separate building compliance permit
is required for all ADUs. ADUs must comply with
adopted building code provisions for a separate
dwelling unit. Show compliance with the
following items on the floor plan to be
submitted with the building permit application.
Separate fee and approval required. (See form
„A„)
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:
o The main living area shall have a minimum
floor area of 120 square feet;
o Habitable rooms shall have a floor area of
not less than 70 square feet (not including
kitchens, bathrooms, hallways and
storage);
o Habitable rooms shall have a minimum
width of 7'-0" in any dimension (not
including kitchens, bathrooms, hallways
and storage);
o Habitable rooms shall have a minimum
ceiling height of 7'-0";
o 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;
o 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;
o 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
than 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);
One kitchen sink required with hot and
cold running water;
o Stairway handrails shall meet the following
requirements:
Top of handrail 34" to 38" above the
stair tread nosing;
Handrail grip size shall be 1 1/4"-2".
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";
o Hallway width 36" minimum.
SMOKE ALARMS (Smoke Detectors):
In each unit, smoke alarms shall be installed in each
sleeping room, outside of each separate sleeping
area in the immediate vicinity of the bedrooms, and
on each level (including basements and habitable
Updated on 0910412018 Page 3 of 5
attics). All required smoke alarms shall be hard-
wired with battery backup, and interconnected in
such a manner that the actuation of one alarm will
activate all alarms in both the primary dwelling unit
and the accessory dwelling unit.
CARBON MONOXIDE ALARMS:
In each unit, smoke alarms shall be installed in each
sleeping room, outside of each separate sleeping
area in the immediate vicinity of the bedrooms, and
on each level (including basements and habitable
attics). All required smoke alarms shall be hard-
wired with battery backup, and interconnected in
such a manner that the actuation of one alarm will
activate all alarms in both the primary dwelling unit
and the accessory dwelling unit.
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:
o 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);
o Minimum clear opening height of 24";
o Minimum clear opening width of 20";
o Finished sill height of not more than 44"
above the finished floor;
o 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".
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).
VENTILATION:
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).
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.
Kitchens shall be provided with a minimum 100 cfm
exhaust fan.
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.
Updated on 0910412018 Page 4 of 5
BUILDING INSPECTION PROCEDURES:
After the building 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
voicemail message to guarantee an inspection:
• Permit Number;
• Address of Accessory Dwelling Unit;
• Last name of owner;
• Type of inspection needed;
• Day and date the inspection is needed —
you may preference morning or afternoon.
• 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.
Note: This information should not be used as a
substitute for City codes and regulations. The
Edmonds Community Development Code
(ECDC) may be viewed at www.edmondswa.gov.
The applicant is responsible for ensuring
compliance 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.
Updated on 0910412018 Page 5 of 5
STATEMENT ON ACCESSORY
DWELLING UNITS
DEVELOPMENT SERVICES DEPARTMENT
121 5 h Avenue N, Edmonds, WA 98020
Phone 425.771.0220 A Fax 425.771.0221
Property Address (Street, City, State, Zip): I Parcel #:
17216 72nd Ave. W
Edmonds, WA 98026
00513100013904
I have read the requirements for Accessory Dwelling Units contained in Chapter 20.21 of the
Edmonds Community Development Code (ECDC) and understand that an Accessory Dwelling
Unit (ADU) as defined in ECDC Section 21.05.015 is prohibited until the required ADU
permit(s) are approved and any required inspections are finalized.
I also understand that an ADU permit cannot be approved unless all the criteria in Chapter 20.21
are met, and all the necessary items are submitted, including an affidavit of occupancy and a
covenant to be filed with the Snohomish County regarding the regulations imposed on ADUs.
I am not requesting to establish an Accessory Dwelling Unit on my property as part of the
subject building permit application (File No. BLD20190888), and I will obtain all applicable
ADU permits if I choose to establish an ADU in the future prior to establishing such ADU. I
understand that the city's review of the subject building permit application does not imply any
future approval of an ADU.
I declare under penalty of perjury laws that the above information is true, correct and
complete, and that I am the owner of the above described property.
Print Name:
Signature:
Date:
Revised on 712312013 BLD20171293 ADUStatement Page I of I