PLN20150062 2nd Request for Additional Info 2-12-16.pdfCITY OF EDMONDS
121 S`h Avenue North, Edmonds WA 98020
Phone: 42S.771.0220 • Fax: 42S.771.0221 • Web: www.edmondswa
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
r,oe. 10"
February 12, 2016
Naomi Grigg
Email: cadet 3@hotmail.com
SUBJECT: 2" REQUEST FOR ADDITIONAL INFORMATION FOR PROPOSED
ACCESSORY DWELLING UNIT LOCATED AT 20129 — 81ST AVE. W
FILE NO. PLN20150062
Dear Ms. Grigg:
Thank you for submitting a revised site plan and revised floor plan for your land use application for an
Accessory Dwelling Unit (ADU) located at 20129 — 81" Ave. W. Upon review of this additional
information as well as review of the public comment letters submitted during the public comment period,
it was determined that additional information/clarification is necessary. Please provide responses to the
following items at your earliest convenience so that staff s review of the proposal can continue:
You recently enquired whether the 236 square foot "unheated mud -room" could be included in
the area of the proposed ADU. This, however, would cause the ADU to be larger than 800 square
feet. Pursuant to ECDC 20.21.030(C), ADUs are limited in size to no larger than 40 percent of the
livable floor area of the principal dwelling, no more than 800 square feet, and no more than two
bedrooms. Thus, the "unheated mud -room" cannot be exclusively used as part of the ADU. This area
could, however, be shared between the tenants of both the main residence and the ADU. In order to
confirm your proposal, please clearly indicate the limits of the ADU, main residence, and any shared
spaces on your floor plan.
A condition of approval of the subdivision that created the subject property (File No. S-96-1) stated
that the duplex that had been existing on the subject site must be terminated and the existing building
may only be used as a single-family dwelling unit. This building, however, is still set up like a
duplex, but cannot be used in that way. The single-family zoning regulations do allow for an ADU
within a single-family residence as long as all of the ADU review criteria of ECDC Chapter 20.21 are
met and all needed permits are first obtained (including the subject land use permit application). The
ADU criteria are very specific, however, in order to prevent single-family homes from being utilized
as duplexes since a duplex is not an allowed use in the single-family zone. The following comments
are related to the location and appearance criterion of ECDC 20.21.030.D, which would need to be
met in order for the proposed ADU to be approved:
a. Your application materials state that the residence has two electric meters, and concerns raised
during the public comment period indicate that the residence may also have two meters for other
utilities. ECDC 20.21.030.D, however, states "Only one electric and one water meter shall be
allowed for the entire building, serving both the primary residence and the accessory dwelling
unit. " Therefore, the residence must be modified so that only one meter is provided for each
utility. Please indicate your plans for eliminating all additional meters.
b. ECDC 20.21.030.D states that "the single-family appearance and character of the residence shall
be maintained when viewed from the surrounding neighborhood... The primary entrance to the
accessory dwelling unit shall be located in such a manner as to be unobtrusive when viewed from
the street. Whenever possible, new entrances should be placed at the side of rear of the
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building. " Concerns were raised during the public comment period regarding the proposal for the
ADU to be accessed via a door that is in very close proximity to the main entry door for the main
residence. Having two main entry doors almost side -by -side does not meet the intent of the above
criteria. Therefore, please revise your proposal to relocate the entry to the ADU so that it is in
compliance with the above criteria.
Please submit the above information to the Planning Division as soon as possible so that staff may
continue processing your application. Please keep in mind that a complete response to this information
request must he received within 90 days or the application will lapse for lack of information (ECDC
20.02.003.D). Thus, your application will expire if the requested information is not received by May
12, 2016. If you have questions, please contact me at Jen.Machugagedmondswa.gov or (425) 771-0220.
Sincerely,
Development Services Department - Planning Division
Jen Mach uga
Associate Planner
Cc: File No. PLN20150062
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