pln20070055.pdfACCESSORY DWELLING UNIT COVENANT
Property Address: (7�0q-7c, " P1 • W,
Edmonds, Washington
Assessor's Parcel Number: C)O+-[ 3 ( 000 0 2_k->o6
Legal Description:
1, the undersigned, have attained approval for an accessory dwelling unit (ADU) at the property
address above, in accordance with the provisions of Chapter 20.21 (Accessory Dwelling Units) of
Edmonds Community Development Code.
I agree and understand that it is my responsibility to notify all future property owners or long-term
lessors of the existence of the ADU and that its existence is predicated upon the occupancy of
either the ADU or primary dwelling unit by the owner of the property. Additionally, I will notify
all prospective buyers of the limitations on use and maintenance of the ADU as stipulated in
Chapter 20.21 (Accessory Dwelling Units) of the Edmonds Community Development Code. An
example of the limitations of the ADU per Chapter 20,21 is the property owner is required to reside
in the primary or accessory dwelling unit for 6 months out of every year.
Finally, this covenant shall be recorded in order to notify all current and future property owners
that if any conditions of the ADU approval are violated, the property owner will be required to
remove all improvements which were added to convert the primary dwelling unit into an ADU and
restore the site to a single-family dwe ing unit.
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Property Owner Signature: 0—AX4ba,14 1,
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Print Name:
Property Owner Signature:
Print Name:
Date: Z 3 - 02
STATE OF WASHINGTON )
COUNTY OF SNOHOMISH)
I certify that I know or have satisfactory evidence that eg2J L Lh 1 11-2• a)/i'C/IAwv)
signed this instrument and acknowledge it to be his/her free and voluntary act for the Tises
and purposes mentioned in this instrument.
Notary';-psue;sels must be smudged. Dated:
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THIS DOCUMENT MUST BE RECORDED WITH SNOHOMISH COUNTY AUDITOR.
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CITY OF E D M O N D S GARY HAAKENSON
MAYOR
121 5TH AVENUE NORTH - EDMONDS, WA 98020 • (425) 771.0220 • FAX (425) 771,0221
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
Letter of Transmittal
October 24, 2007
To: Kathryn Wingenbach
17909 75" Pl. W.
Edmonds, WA 98026
Subject. ADU-2007-55
Transmitting Accessory Dwelling Unit Permit
For Your Information: X
As you requested:
For your file:
Comment:
Note attachments: X
Sincerely,
Cc: Rolland Wright
Diane Cunningham, Administrative Assistant
• Incorporated August 11, 1890 •
Sister City - Hekinan, Japan
CITY OF EDMONDS
PLANNING DIVISION
ACCESSORY DWELLING UNIT PERMIT
FILE # ADU-2007-55
OWNER Kathryn Wingenbach
APPLICANT Rolland Wright
PROPERTY LOCATION 17909 — 75`h Place West
PROJECT DESCRIPTION Accessory Dwelling Unit Permit
A. INTRODUCTION: The applicant has applied for an Accessory Dwelling Unit (ADU) Permit for
the property located at 17909 — 75`h Place West, See Attachment 1 for a copy of the application
and Attachment 2 for a zoning and vicinity map. The applicant has proposed to convert a portion
of the lower floor of the existing single family residence (see Attachment 3) into an ADU. The
proposed ADU would contain a bedroom, living room, kitchen, and bathroom. See Attachment 4
for the floor plans of the existing lower and upper floors of the residence and Attachment 5 for the
floor plans of the proposed lower and upper floors of the residence, including the ADU.
Because the applicant is proposing to have separate kitchen, bath, and sleeping facilities within the
remodeled residence, an Accessory Dwelling Unit (ADU) Permit is required. Approval of an ADU
requires compliance with Edmonds Community Development Code (ECDC) Chapters 16.20 and
20.21.
B. COMPLIANCE WITH ECDC CHAPTER 16.20: Section 16.20 of the Edmonds Community
Development Code provides the purposes by which development in single family zones is to be
reviewed. The purposes of the RS — Single -Family Residential zone are to reserve and regulate
areas primarily for family living in single-family dwellings and to provide for additional non-
residential uses which complement and are compatible with single-family dwelling use. Per
16,20.010, an Accessory Dwelling Unit (ADU) is an allowed secondary use with a conditional use
permit. The proposal is required to comply with the purposes of the single-family residential zone
and the criteria outlined in Chapter 20.21. Based on staff s review of the specific ADU criteria (as
described in Section C of this report), staff feels that the proposal is in compliance with the
purposes of the single-family zone.
C. COMPLIANCE WITH ECDC CHAPTER 20.21: Section 20,21.030 of the Edmonds
Community Development Code provides the criteria by which Accessory Dwelling Units (ADUs)
are to be reviewed. In order for the permit to be approved, all of the criteria must be met. The
criteria for approval are as follows: (1) Land Use Permit; (2) Number of Units; (3) Size; (4)
Location and Appearance; (5) Parking; (6) Occupancy; and (7) Safety, Light, Ventilation, Floor
Area, and Similar Factors. The ADU criteria were crafted to ensure that ADUs would comply with
Chapter 16.20 of the Edmonds Community Development Code. Detailed explanations of staffs
review of each criteria follows.
Land Use Permit Required: Per Edmonds Community Development Code (ECDC) Chapter
20.21.030 Section A, a land use permit is required for approval of an attached ADU. An
application for a land use permit was submitted to the City on July, 3, 2007 by the applicant's
representative (see Attachment 1). The application was determined to be complete on July 31,
2007, and a letter of completeness was sent to the applicant. Therefore, this criteria has been
met.
• Kathryn Wingenbach
File No. ADU-2007-55
Page 2 of 5
2. Number of Units: The proposal will result in only one ADU. This is in compliance with the
number of units allowed per Edmonds Community Development Code (ECDC) Chapter
20.21.030 Section B. Therefore, this criteria has been met.
3. Size: The following table describes both the maximum size that Accessory Dwelling Units are
allowed to be as well as the proposed size for this application:
Maximum Allowed
Proposed
40% of livable area of the primary dwelling
32% of livable area of the primary dwelling
2 bedrooms
I bedroom
800 square feet
688 square feet
The applicant has indicated that there will be a total of 688 square feet for the proposed ADU.
They have given the remaining livable portion of the residence, excluding the area of the garage
and workshop, as 1,453 square feet. The applicant has indicated that the space originally
labeled on the upper floor plan as "unfinished area over garage" is sheet -rocked and insulated;
therefore, this space is considered livable and may be included in these calculations. Thus, the
total livable floor area for this application is 2,141 square feet, which is the sum of the area of
the proposed ADU (688 square feet) plus the livable floor area of the remainder of the
residence (1,453 square feet). At 688 square feet, the proposed ADU would comprise 32% of
the total livable floor area for this property. Attachment 5 contains proposed floor plans for the
lower and upper floors and includes the applicant's calculations for the size of the livable area
of the residence and the area of the proposed ADU.
Since the applicant is requesting approval of an ADU that is less than 40% of the livable area of
the residence, less than two bedrooms, and no more than the maximum allowable size of 800
square feet, staff feels that the application meets the size criteria.
4. Location and Appearance:
Existing Conditions — The subject property currently contains an existing two-story residence.
Attachment 4 contains the floor plans for the existing lower and upper floors. A building
permit has been issued (File No. BLD-2007-0673) for an interior remodel of the residence as
shown in the proposed upper and lower floor plans in Attachment 5. The applicant wishes to
convert a portion of the lower floor that is currently being remodeled into an ADU.
Applicant's Proposal — A building permit has been issued (File No. BLD-2007-0673) for an
interior remodel of the residence as shown in the upper and lower floor plans in Attachment 5.
The applicant wishes to gain approval for the remodeled portion of the lower floor to be used as
an ADU. No exterior changed are proposed to the existing residence. The ADU is proposed to
be accessed from within the residence; therefore, the entrance to the ADU will not be visible
from the street.
How Applicant's Proposal Meets the Location and Appearance Criteria — Since the changes
that are to be conducted to the existing residence are entirely interior changes, the ADU would
not compromise the single-family appearance of the existing residence. Per Edmonds
Community Development Code (ECDC) Chapter 20.21.030 Section D, "the design of the
Accessory Dwelling Unit shall be incorporated into the design of the principal dwelling unit
and shal I 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." Staff determines that the proposed ADU does in fact maintain the
Kathryn Wingenbach
File No. ADU-2007-55
Page 3 of 5
architectural design, style, appearance, and character of the main building since no changes are
currently proposed to the exterior of the building and since the proposed access to the ADU
will be from within the residence. For these reasons, it is staff's position that the subject
application complies with the location and appearance criteria.
5. Parking: Edmonds Community Development Code (ECDC) Chapter 20,21.030 Section E
states that one off-street parking space in addition to the on -site parking spaces normally
required for the principal dwelling shall be required to be provided for the Accessory Dwelling
Unit. Therefore, a total of three parking spaces are required; two of which may be tandem
spaces. The residence contains an existing two -car attached garage. Additionally, the applicant
has provided the length of the driveway that is paved up to the cul-de-sac as 30 feet
(Attachment 6). Since two of the three required parking spaces may be tandem spaces, the
required parking spaces can be accounted for with two spaces in the garage and one in the
driveway in front of the garage. The Engineering Division has added a condition of approval
requiring the paved surface on the private property from the face of the garage to the right-of-
way to be a minimum of 18 feet in length (Attachment 7). Staff has determined that with the
Engineering Division's condition for the third on -site parking space to be at least 18 feet in
length, this criteria has been met.
6. Occupancy Edmonds Community Development Code (ECDC) Chapter 20,21,030 Section F
states that as a condition of approval, the homeowner will be required to sign before a notary,
an affidavit regarding their occupancy of one of the units for a minimum of six months of each
calendar year. The applicant has submitted a notarized affidavit to the City that meets this
requirement (see Attachment 8). This criteria has been met.
7. Safety_,. Light, Ventilation, Floor Area, and Similar Factors: Edmonds Community
Development Code (ECDC) Chapter 20.21.030 Section G states that as a condition of
approval, the applicant is required to apply for a Compliance Permit and inspection by a City
Building Inspector to ensure that the Accessory Dwelling Unit meets the requirements of all
life -safety codes and standards. Any conditions or corrections resulting from the inspection
must be complied with per code requirements. Any approval of an ADU should be
conditioned to require compliance with the Building Department's inspection requirements.
This has been made as a condition of approval for the ADU permit. Therfore, this criteria has
been met.
D. TECHNICAL REVIEW: The Engineering Division has approved the subject proposal with the
condition that the paved surface of the driveway on the private property must be a minimum of 18
feet in length in order to provide the third parking space required for the ADU (see Section C.5
above). The Fire Department has approved the subject proposal with the condition that
interconnected smoke alarms must be provided throughout both dwellings. The Building Division
provided the comments included as Attachment 9, which include the condition that a building
permit is required for the proposed ADU. The Public Works and Parks and Recreation Departments
did not have any comments on the subject proposal.
E. PUBLIC COMMENTS: No public letters of comment have been received on this proposal.
• Kathryn Wingenbach
File No. ADU-2007-55
Page 4 of 5
F. DECISION: Approved with the following conditions:
1. This permit shall expire automatically if any of the following issues arise:
a. The Accessory Dwelling Unit is substantially altered and is thus no longer in
conformance with the plans and drawings reviewed and approved by the permitting
authority and Building Official.
b. The subject site ceases to maintain the required number of parking spaces.
c. 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 (or future) owner
fails to file the affidavit required under ECDC 20.21.025.A.L
2. A Compliance Permit must be obtained from the Building Division and final inspection
must be made and occupancy approval granted by the City Building Inspector prior to the
area being used as an ADU. Specific comments from the Building Division will be
addressed during review of the Compliance Permit.
3. The paved surface on private property for the parking space for the ADU shall be a
minimum of 18 feet in length.
4. Provide interconnected smoke alarms throughout both dwellings.
5. A single-family dwelling may have no more than one Accessory Dwelling Unit per lot.
The Accessory Dwelling Unit Covenant must be filed with the Snohomish County
Auditor. Prior to occupancy of the Accessory Dwelling Unit, the applicant must either:
a. Provide the City processing fee of $15 plus the County recording fee of $40 for one
page, for a total of $55 plus $1 for each additional page, and the City will record the
covenant for you; OR
b. Take the covenant to the County and record it for the County's recording fee of $40
for one page plus $1 for each additional page, and return a copy of the recorded
covenant to the Edmonds Planning Division with the Auditor's recording sticker on
it.
7. The Accessory Dwelling Unit permit shall not be transferable to any site other than the
subject site described in the application. The Accessory Dwelling Unit permit is
transferable to new owners of the subject property unless there is a violation of any
conditions of approval listed above. New owners must file a notarized Accessory
Dwelling Unit Affidavit with the City of Edmonds Planning Division.
G. ATTACHMENTS:
1. Application
2. Zoning and Vicinity Map
3. Applicant's Statement
4. Floor Plans of Existing Lower and Upper Floors
5. Floor Plans of Proposed Lower and Upper Floors
6. Site Plan
7. Engineering Division Approval
8. Affidavit
9. Building Division Comments
Kathryn Wingenbach
File No. ADU-2007-55
Page 5 of 5
I have reviewed the application for Accessory Dwelling Units pursuant to Chapter 20.21 of the
Edmonds Community Development Code.
24, 2007
nifer Machuga,tning Division Date
Request for Reconsideration
Section 20.95.050.B.2. provides for Staff to reconsider his/her decision or recommendation if a
written request for reconsideration is filed by the applicant within ten (10) working days of the
date of the initial decision. 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, and include the fee.
Appeals
Section 20.105.010.A describes how appeals of a Staff decision shall be made. The appeal
shall be made in writing, and shall include the decision being appealed along with the name of
the project applicant and the date of the decision, the name and address of the individual or
group appealing the decision, their interest in the matter, and reasons why the appellant believes
the decision to be wrong, and the fee. The appeal must be filed with the Development Services
Director within fourteen (14) calendar days after the date of the decision being appealed.
Appeals are presented to the Hearing Examiner.
Timeframes
The time limits for Reconsiderations and Appeals run concurrently. if a request for
reconsideration is filed before the time limit for filing an appeal has expired, the time "clock"
for filing an appeal is stopped until a decision on the reconsideration request is completed.
Once the staff has issued their decision on the reconsideration request, the time clock for filing
an appeal continues from the point it was stopped. For example, if a reconsideration request is
filed on day 5 of the appeal period, an individual would have 9 more days in which to file an
appeal after the staff issues their decision on the reconsideration request.
city of edmonds
land use application
❑ ARCHITECTURAL DESIGN REVIEW
❑ COMPREHENSIVE PLAN AMENDMENT
x CONDITiONAL USE PERMIT Zt Cit'Y7 t%n
❑ HOME OCCUPATION
❑ FORMAL SUBDIVISION
❑ SHORT SUBDIVISION
❑ LOT LINE ADJUSTMENT
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT
❑ STREET VACATION
❑ REZONE
❑ SHORELINE PERMIT
❑ VARIANCE I REASONABLE USE EXCEPTION
0 OTHER:
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PROPERTY ADDRESS OR LOCATION r "s� r 0
PROJECT NAME (IF APPLICABLE)
PROPERTY OWNER
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ADDRESS r �� r
E-MAIL ADDRES
TAX ACCOUNT # 6 00
PROJECT OR PROPOSED USE
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APPLICANT as
PHONE #
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E-MAIL ADDRESS —{— FAX i'#
CONTACT PERSON/AGENT ` l PHONE # t"� Y j Sy 7 7 _
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E-MAIL ADDRESS 1-t"'rltZ 3S3 OAS., • Lcw-,. FAX #
The undersigned applicant, 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.
By my signature, I certify that the information a d exhibits herewith submitted arc true and correct to the best of my
knowledge and that I am authorized to Re ibis a lication on the behalf of the owner as listed below,
SIGNATURE OF APPLICANTIAGEN DATE
Property Owner's Authorization
By my signature, I certify that I have authorized the above Applicant/Agent to apply for the subject land use
application, 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 ' spection a d posting attendant to this application.
SIGNATURE OF OWNER DATE 1
This application form was revised on 72J7100. To verify whether it is still current, call (425) 771-0220.
Attachment 1
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CRITERIA STATEMENT
Pursuant to Land Use Permit Application
Property Owner: Kathryn M. Wingenbach
Property Address: 17909 750` pL. W., Edmonds, WA 98026
This residence and the proposed Accessory Dwelling Unit
(ADU) are located within two miles of Edmonds Community
College, providing an attractive and affordable rental space for one
or two students. In addition the ADU would provide me with the
option of occupying that space myself in the future should I no
longer be able to deal with the stairs required to access the primary
living area. The rental income would allow me to continue to live
here, since property taxes are increasing significantly faster than
my income.
The proposed ADU would not be visible from the street and will
not require any significant exterior modifications. There are
already an adequate number of parking spaces, since the house has
a two -car garage and space for two more cars in the driveway.
There should be no impact on neighbors or property values, except
to increase the value of my residence if the permit were to run with
the land.
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Attachment
ACCESSORY DWELLING UNIT AFFIDAVIT
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On my oath, I certify that I reside at, jq0q-
-7 Edmonds, Washington, in
the primary or accessory dwelling unit for more than six months of every year.
Assessor's Parcel Number: OD473?(�d ZteoO
Signature of Property Owner(s)
STATE OF WASHINGTON )
COUNTY OF SNOHOMISH)
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Attachment 8
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Date:
BUILDING DIVISION COMMENTS
July 23, 2007
To: File PLN-2007-55
From: Jenny Readwin, Plans Ex mine
Building Division comments for proposed ADU
Subject: Site Address: 17909- 751h Place W
Owner: Wingenbach
in reviewing the above noted application for an Accessory Dwelling Unit (ADU), the
Building Division has the following comments:
A building permit is required for the ADU including the associated remodeling. The
applicant has applied for a building permit (BLD 2007-0613) to be reviewed concurrently
with this ADU application. Specific Building Division issues will be provided to the
applicant upon review of the building permit application.
Please note, it is the owner's responsibility to determine the feasibility of development of
an ADU for building code compliance. Attached is list of items which are meant to assist
you in determining the feasibility of such a project.
City of Edmonds c,2 Building Division
Attachment 9
(4 pages)
Building Division and International Residential
Building Code ADU Requirements
A SEPARATE BUILDING COMPLIANCE PERMIT IS REQUIRED FOR ALL ADU'S
*ADU'S MUST COMPLY WITI t 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 I-IEIGFITIEXITING/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 T-0" in any dimension (not including kitchens,
bathrooms, hallways and storage)
d) Habitable rooms shall have a ceiling height of T-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 from each unit to the exterior with out requiring travel through a
ag rage, 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 2 1 " 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 1'/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
0 •
2) SMOKE ALARMS (Smoke Detectors)
When no remodeling work is performed, battery operated smoke alarms are required throughout both
units in [tic following locations:
a) Each sleeping room.
b) Centrally located in hallways or areas accessing sleeping rooms (when sleeping rooms are on
(tic upper floor, smoke alarms must be installed near the stairway).
c) Tvlinimum 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 alarms 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 111•.xce ptions).
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 oi' 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 trust 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
camiot 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 Boor 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 efn minimum.
c) Kitchens shall be provided with a minimum 100 cfm exhaust fan.
1'oge i of 6 ADU l landout.doc
6) IDEATING:
Heating facilities shall be capable of maintaining a room temperature of 68°F 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 T141S 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 #ollowing 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 O WNER
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 THIS
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 ADU Handout.doc
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BY INEERIN
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Message Page 1 of 2
1 � •
Machuga, Jen
From: Machuga, Jen
Sent: Tuesday, October 16, 2007 5:11 PM
To: 'Rolland Wright'
Cc: McConnell, Jeanie
Subject: RE: PLN20070055-17909 75TH PL W
Hi Rolland,
If the space above the garage is sheet -rocked and insulated, it is considered livable. Therefore,
the space above the garage can be included in the calculations for the livable area of the
residence.
The comment period for the proposal ended on September 13th. We did not receive any
comment letters during that time.
As soon as we receive the required information regarding the distance from the face of the garage
to the property line to ensure that there will be sufficient parking for the ADU, we will be able to
finish processing your application.
Feel free to contact us if you have any further questions.
Take care,
Jen Machuga
Jennifer Machuga (Witzgall), Planner
City of Edmonds, Planning Division
121 - 5th Avenue North
Edmonds, WA 98020
(425) 771-0220 ext. 1224
Machuga@ci.edmonds.wa.us
-----Original Message -----
From: McConnell, Jeanie
Sent: Tuesday, October 16, 2007 7:48 AM
To: 'Rolland Wright'
Cc: Machuga, Jen
Subject: RE: PLN20070055-17909 75TH PL W
Rolland,
I can only speak for the comments about the driveway. I have copied Jen Machuga on this
e-mail so site may respond with regards to the remaining comments/questions or forward
to the appropriate person.
The information that I have previously received with regards to the driveway provides
dimensions to the edge of pavement which is beyond the property line. Please redline the
site plan with a measurement from the face of garage to the property line. From what
you're stating it meets the requirements, which is great.
Regards,
10/16/2007
Message _ Page 2 of 2
1
Jeanw 911cConneQ
EngineMng Program 911anager
425 771-0220, e)ct. 1338
SAX- 425-771-0221
mcconneff0d. edmondswa. us
-----Original Message -----
From: Rolland Wright [mailto:rewrite353@msn.corn1
Sent: Friday, October 12, 2007 11:43 AM
To: McConnell, Jeanie
Subject: PLN20070055-17909 75TH PL W
JEANIE.....IN RESPONSE TO YOUR COMMUNICATION DATED OCTOBER 10
I PROVIDED YOU PICTURES AND MEASUREMENTS OVER A MONTH AGO REGARDING
THE DRIVEWAY. THE MEASUREMENT FROM THE FRONT OF THE GARAGE TO THE
EDGE OF THE CONCRETE PAD FOR THE DRIVEWAY IS 30' BY ITSELF. IT MORE THAN
MEETS YOUR REQUIREMENTS.
ALSO ..... I MAY HAVE USED THE TERM 'UNFINISHED' PREMATURELY FOR .... THE
SPACE OVER THE GARAGE HAS TWO WINDOWS ON EACH THE WEST WALL AND
NORTH WALLS ... THE WALLS ARE INSULATED AND SHEETROCKED. HOW MUCH
MORE FINISHED DOES IT HAVE TO BE DETERMINED AS 'LIVIABLE"?
CAN YOU PROVIDE ME ADDITIONAL UPDATE INFORMATION ON THE ADU PROCESS?
ARE ALL OTHER CONDITIONS MET REGARDING COMMUNITY MAILING AND THEIR
RESPONSE.
WE HAVE COMPLETED MUCH OF THE PERMITTED REMODEL AND ARE READY TO
START INSTALLING CABINETS IN THE PROPOSED KITCHEN.
I WOULD APPRECIATE A QUICKER RESPONSE THAN OVER A MONTH FROM MY LAST
RESPONSE FOR THE ADDITIONAL INFORMATION. THANK YOU, ROLLAND WRIGHT,
GENERAL CONTRACTOR- WRIGHT CONTRACTING, LLC
1117101041I11FA
Inc.18o)0
October 10, 2007
CITY OF EDMONDS
121 5TH AVENUE NORTH - EDMONDS, WA 98020 - (425) 771-0220 • FAX (425) 771-0221
Websile: www dedmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT"
Planning • Building - Engineering
Mr. Rolland Wright
1001 W. Casino Road 0204
Everett, WA 98204
GARY HAAKENSON
MAYOR
Subject. REQUEST FOR CLARIFICATION TO YOUR RESUBMITTAL FOR YOUR ACCESSORY
DWELLING UNIT PERMIT APPLICATION, FILE NO. ADU-2007-55
Dear Mr. Wright:
Staff has reviewed your resubmittal dated SIT tember 24, 2007 for your land use application for an Accessory
Dwelling Unit (ADU) located at 17909 — 75 Place West and has come across a few items requiring clarification.
Please respond to the following items so that staff s review of your application can continue:
I . Please respond to the attached comments dated October 10, 2007 from the Engineering Division
regarding the parking requirement for the proposed ADU. The third parking space for the ADU must be
at least 18 feet long from the face of the garage to the property line. Note that the edge of the pavement is
not necessarily at the same location as the property line. Please provide the distance from the face of the
garage to the property line at the shortest point.
In your resubmittal, you stated that the proposed size of the ADU is 688 square feet and the livable area
of the main residence is 1,453 square feet. It appears that the unfinished area over the garage was
included in the 1,453 square feet for the main residence: however, the calculations must only include
livable area. Therefore, please revise the floor areas for your application with the area of the proposed
ADU and the area of the remaining livable space within the residence, which must exclude the garage,
workshop, and unfinished area over the garage, but can include the area of the utility room.
Please note that your application will be placed on hold until a response is received regarding all of the above
items. If you have any questions, do not hesitate to contact me at (425) 771-0220, extension 1224.
Sincerely,
Development Services Department - Planning Division
i
Jen Machuga
Planner
Enclosure
Cc: File No. ADU-2007-55
Ms. Kathryn Wingenbach
17909 — 75`h Place West
Edmonds, WA 98026 Incorporated August 11, 1890
Sictor Clifu - Hukinan .Taman
•
Date:
To:
From:
Subject:
III I �1>►/ [1] :7:\►111i1►/
October 10, 2007
Jeri Machuga, Planner
Jeanie McConnell, Engineering Program Manager
PLN20070055 (ADU) — 17909 75`n PI W
Engineering has reviewed the resubmittal for the subject application and provides the
following comments.
The additional parking space required with the ADU shall be located entirely on private
property. For this reason [ need to have an accurate site plan showing there is enough room
within the section of driveway located on private property to locate the parking stall.
The dimension provided on the site plan for length of driveway appears to be from face of
garage to edge of pavement. Please ask the applicant to confirm and show on the site plan the
distance from face of garage to the property line, which will not necessarily be at the edge of
pavement.
Again, the driveway will need to meet the minimum requirement of 18 feet or the applicant
will need to propose an alternate parking space location per City standards.
Thank you.
City of Edmonds
Page 1 of l
Macihuga, Jen
From: Rolland Wright [rewrite353@msn.coml
Sent: Monday, September 24, 2007 5:16 PM
To: Machuga, Jen
Subject: Wingenbach #2007-0673
Photo E-mail Play,_. s.how I Download images
Jennifer... this should help establish appropriate length for driveway parking plus 2 car garage.
Please include with Wingenbach file. Thank you, Rolland Wright
car is 6'-7- away
from house
trash cans are
2.5'- 3.0' in
width each
far left dark area
is where drive
meets street.
This MSN Photo E-mail slideshow will be available for 30 days.
To share high quality pictures with your friends and family using MSN Photo E-mail, join M N.
f c.18` R3
CITY OF EDMONDS
121 5TH AVENUE NORTH • EDMONDS, WA98020 • (425) 771-0220 • FAX (425) 771-0221
Website: www.ci.edmonds,wams
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
September 20, 2007
Mr. Rolland Wright
1001 W. Casino Road #17204
Everett, WA 98204
GARY HAAKENSON
MAYOR
, VSO
0
SAP 14 2407
PE00 000"'Ok
Subject: REQUEST FOR ADDITIONAL INFORMATION FOR YOUR ACCESSORY
DWELLING UNIT PERMIT APPLICATION, FILE NO. ADU-2007-55
Dear Mr. Wright:
During review of your land use application for an Accessory Dwelling Unit (ADU) located at
17909 — 751h Place West, staff has come across a few questions regarding your application.
Please respond to the following items so that staffs review of your application can continue:
Please respond to the attached comments from the Engineering Division regarding the
parking requirement for the proposed ADU.
2. It is unclear how the ADU will be accessed. Please indicate on your plans where the
NbA,� entrance to the ADU will be. Additionally, please describe whether any exterior
alterations will be made to the residence. Note that if any significant exterior changes are
proposed, staff may require you to submit building elevations or photographs to show
these changes.
3. It is unclear if the workshop, utility room, and garage will be part of the ADU or part of
the main residence. Therefore, please indicate on the proposed floor plans which portion
of the lower floor is to be included in the ADU and which portion of the lower floor will
remain a part of the main residence. This may be done by drawing a bold line around the
proposed ADU.
4. Edmonds Community Development Code (ECDC) Section 20.21.030 states the following
regarding the allowable size of an ADU: "In no case shall an accessory dwelling unit be
sE� ;
(1) larger than 40 percent of the livable floor area of the principal dwelling, (2) nor more
LOW WPtg"
than 800 square feet, (3) nor have more than two bedrooms; provided, if the accessory
dwelling is located floor,
C(D�
unit completely on a single the planning manager may allow
increased size up to 50 percent of the floor area of the principal dwelling, so long as all
Incorporated August 1I, 1890 11
0
other standards set forth in this chapter are met." Based on the floor plans submitted, it is
evident that the proposed ADU would have only one bedroom, but the size of the ADU in
relation to the size of the rest of the residence is unclear. Please provide the area (in
square feet) of the proposed ADU as well as the livable area of the rest of the residence.
Please note that your application will be placed on hold until a response is received regarding all
of the above items. If you have any questions, do not hesitate to contact me at (425) 771-0220,
extension 1224.
Sincerely,
Development Services Department - Planning Division
Jeri Machuga
Planner
Enclosure
Cc. rile No. ADU-2007-55
Ms. Kathryn Wingenbach
17909 — 75`h Place West
Edmonds, WA 98026
is
i
Date:
To:
From:
Subject:
MEMORANDUM
September 20, 2007
Jeri Machuga, Planner
Jeanie McConnell, Engineering Program Manager
PLN20070055 (ADU) —17909 75" PI W
Engineering has reviewed the resubmittal for the subject application and provides the
following comments.
The site plan submitted does not clearly show the length of the driveway from edge of right-
of-way to garage. It would appear as though the requirement for a minimum 18' long
driveway is met, but I need an accurate plan to confirm this.
Please confirm the length of the driveway meets the minimum requirement of 18 feet or
propose an alternate parking space location per City standards.
Thank you.
ot
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City of Edmonds
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ADJACENT PROPERTY OWNERS LIST
Attach this notarized declaration to the adjacent property owners list.
On my oath, I certify that the names and addresses provided represent all properties
located within 300 feet of the subject property.
Signature of applicant or Applicanf� Representative
Subscribed and sworn to before me this 3day of AkkA
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Not Pubg in an for the Statof Washington
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PLATT DEREK S & ROBERT or RESIDENT
19901 31ST DR SE
BOTHELL, WA 98012-7263
D04776D0000500 6/2612007
HAVENS NOREEN R or RESIDENT
7430 180TH ST SW
EDMONDS„ WA 98020
00748100000600 6/28/2007
WALSH ROBERT J or RESIDENT
7415 178TH PL SW
EDMONDS, WA 98020
00473700001900 628f2007
BANNISTER MARK F or RESIDENT
17908 74TH AVE W
EDMONDS, WA 98026
00473700002600 6R82007
WINGENBACH KATHRYN or RESIDENT
17909 75TH PL W
EDMONDS, WA 98026
00473700003100 6/28/2007
COOPER SUSAN L or RESIDENT
17924 75TH PLACE W
EDMONDS, WA 98026
00748100000100 628/2007
VANDENBERG ROBERT or RESIDENT
7525 178TH PL SW
EDMONDS. WA 98026
007481WW1200 6128/2007
GAY CURTIS JIMARTIN PA or RESIDENT
7522 178TH PL SW
EDMONDS, WA 98026
OG748100000400 612WO07
SUTHERLAND JOHN H or RESIDENT
7435 178TH PL SW
EDMONDS, WA 98026-5530
OD7481D0000900 6/2&12007
MITOV EMILIA or RESIDENT
7432 178TH PL SW
EDMONDS, WA 98026-5530
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MARTIN LESLIE R or RESIDENT
17919 75TH PL W
EDMONDS, WA 98020
00513600002204 6n8/2007
FASTE EDITH or RESIDENT
17727 76TH AVE W
EDMONDS, WA 98020
00473700001300 612B2007
MULLER KURT M & TAMMY or RESIDENT
7403 179TH ST SW
EDMONDS, WA 98026
004737000022DO WO/2007
TIMMERMAN JAMES E or RESIDENT
7425 180TH ST SW
EDMONDS, WA 98026
OD4737000027DO 6/282007
CAMPBELL STEVEN J or RESIDENT
17907 75TH PL W
EDMONDS, WA 98026
00477600000400 6nW007
COLDWELL PHILLIP S & S or RESIDENT
7506 180TH SW
EDMONDS, WA 98026
00748100000300 612BI2007
MACDONALD NANCY E or RESIDENT
7505 SW 178TH PL
EDMONDS, WA 98026
00473700002800 628nD07
MCEACHERN GLEN T or RESIDENT
17904 75TH PL W
EDMONDS, WA 98026-5525
00748100000500 6282007
ROBERTS PETER D or RESIDENT
7427 178TH PL SW
EDMONDS, WA 98026-5530
00748100001000 6/28/2007
BANKS DAVID M or RESIDENT
7502 178TH PL SW
EDMONDS, WA 98026-5531
477000000300 6)28t2G07
OBINSON ROY D or RESIDENT
7802 206TH SW
EDMONDS, WA 98020
00748100000200 612612007
PETERSON PAUL R & KARE or RESIDENT
7517 178TH PL SW
EDMONDS, WA 98020
00473700001600 628/2007
RASTEGAR SAEID & 8EATR or RESIDENT
7422 179TH ST SW
EDMONDS. WA 98026
00473700002500 62WO07
JACKSON LEONARD T & KA or RESIDENT
17913 75TH PL W
EDMONDS, WA 98026
00473700002900 6/282007
NIELSEN DANNY & LYNN or RESIDENT
17908 75TH PL W
EDMONDS, WA 98026
00513600002203 6/28n007
CODER NATHAN E or RESIDENT
17629 76TH AVE W
EDMONDS, WA 98026
00748100000800 6128(2007
HILLER ERIC & DEBRA L or RESIDENT
7424 178TH PL SW
EDMONDS, WA 98026
004737000O3000 612WO07
LATTIN TERRANCE or RESIDENT
17916 75TH PL W
EDMONDS, WA 98026-5525
00748100000700 6rz8r2007
SNYDER DAVID M & JESSI or RESIDENT
7412 178TH PL SW
EDMONDS, WA 98026-5530
007461000011Do 61282007
WILSON GARY A or RESIDENT
7514 178TH PL SW
EDMONDS, WA 96026-5531
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7423 179TH ST SW 7420 179TH ST SW 7415 180TH ST SW
EDMONDS. WA 98026-5538 EDMONDS, WA 98026-5538 EDMONDS, WA 98026-5542
00473700003200 6128f2007
OPSTAD MARILYN J or RESIDENT
7515 180TH ST SW
EDMONDS, WA 98026-5543
0047370W01400 =8f2007
SCHLIEPS MARK.1& HELA or RESIDENT
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NORDQUIST CAROLINE K or RESIDENT
PO BOX 259
OYSTERVILLE, WA 98641
00471600000200 628nDD7
CHRISTOFERO MARTHA or RESIDENT
15614 E SHORE DR
LYNNWOOD, WA 98037
270407OD403600 6282007
SNOHOMISH CO PROP MGMT or RESIDENT
3000 ROCKEFELLER AVE # 404
EVERETT, WA 98201
0047370W02300 6iaww
RYAN JOHN S & LOIS A or RESIDENT
PO BOX 3373
LYNNWOOD, WA 98046
00477600000100 6282007
MCKIBBEN PHILIP D or RESIDENT
23803 127TH AVE NE
ARLINGTON, WA 98223
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FILE NO.: ADU-07-55
APPLICANT: WINGENBACH
NOTICE OF APPLICATION
AFFIDAVIT OF POSTING
STATE OF WASHINGTON)
COUNTY OF SNOHOMISH)
I, Jennifer Machuga, first duly sworn, on oath, depose and say:
That on the 30th day of August 2007, the attached Notice of Application was posted
as prescribed by Ordinance, and in any event, in the Civic Center and the Library,
and where applicable on or near the subject property.
Subscribed and sworn to before me this -7�� day of
err"rye •, , .
f�,, •. :=h0 - Notary -Public in and for a State of Washington.
: _
w'
'`'°° Residing at L)d
File Number: ADU-07-55
Applicant WINGENBACH
NOTICE OF DEVELOPMENT APPLICATION
AFFIDAVIT OF MAILING
STATE OF WASHINGTON)
COUNTY OF SNOHOMISH)
I, Diane M. Cunningham, first duly sworn, on oath, depose and say:
That on the 30th day of August 2007, the attached Notice of Development
Application was mailed as required to adjacent property owners, the names of which
were provided by the applicant.
Signed
_ 1A - "-2-- - —
Subscribed and sworn to before me this 1 day of �( ,
w h r
• � U n � � •�LGL/� •�
o : No -'-tWPpblic in and f?/rlhe State of Washington.
+ti,'.. Residing at &24ia;,,- Z42�
400*1 Aal
STATE OF WASHINGTON,
COUNTY OF SNOHOMISH
NOTICE OF
DEVELOPMENT
APPLICATIOff-
NAME OF= AP151__T7AN_T:
Kathrryyn Win enbach
FILE NO.: ADU-2007-55
PROJECT LOCATION:
17909 - 751h Pi. W,
Edmonds
PROJECT DESCHIPTION:
Application to allow for an
Accessory Dwelling Unit lo-
cated within an existing
single family residence.
The site is zoned single
family residential IRS-81
CITY CONTACT:
Jon Machugga
PUBLIC GOlvIMENTS DUE
BY: 4:00 p-m.,
September 13, 2007
Sandy Chase, City Clerk
Published: August 30, 2007.
T ` GL
SEA' o 7 2007
BDM�.Jj �11i
Affidavit of Publication
S.S.
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
Notice of Development Application
Kathryn Wingenbach
File No.: ADU-2007-55
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:
August 30, 2007
and that said newspaper was regularly distributed to its subscribers during all of said period.
Subscribed and swam to before me this 30th
day of August, 2007
Notary Publ� m and f�r the State of
County_ I
Account Name: City of Edmonds Account Number: 101416
�— c-TA fUj
%�Q to���SSIt�NFXAj9`rn
gton, residing a Ever it, Sno t
9-0B e
- OF VVP'
Order Number 0001533282
_P_
/�c. 18`4O
July 31, 2007
0 W/ �6ENf-V40
CITY OF EDMONDS
121 5TH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221
Website wwwdedmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
Mr. Rolland Wright
1001 W. Casino Road #F204
Everett, WA 98204
RECEIVED
AUG 0 3 2007
DEVELOPMENT SERVICES CTR.
CITY OF EDMONDS
GARY HAAKENSON
MAYOR
r copt
(-joy a,e t
fVLU C
40 ti N-1 CKU I
q j:-I
Subject: NOTICE OF COMPLETE APPLICATION; HOWEVER, ADDITIONAL
INFORMATION IS NEEDED BEFORE REVIEW CAN CONTINUE
Dear Mr. Wright:
Your land use application is now considered complete; however, additional information is
needed before review can continue.
Action: Accesso Dwelling Unit
File No. Assigned: ADU-2007-55
Site Address: 17909 - 75"' Place West
Decision -Maker:
Although you have submitted all of the materials that are required for your application to be
considered complete, the following items will need to be addressed before review can continue:
A minimum of three on -site parking spaces are required for an Accessory Dwelling Unit
permit to be approved. The site plan submitted with your application shows an existing
two -car garage and a driveway that is 16 feet long at the longest point. Although the code
allows for two of the on -site parking spaces to be tandem, the length of the driveway is
not long enough to meet the Engineering Division's minimum parking space size
requirements. The driveway must be a minimum of 18 feet in length to consider it
adequate parking for a vehicle. Please confirm that the length of the driveway meets the
minimum requirement of 18 feet or propose an alternative location per City standards for
the third parking space.
2. Please note that an application for a compliance permit (separate from the remodel permit
currently under review) is required following the preliminary decision on your Accessory
Incorporated August 11, 1890
Sister Citv - Hekinan. Janan