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PLN20170023 staff report w atts.pdfCITY OF EDMONDS 12151h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION Project: Accessory Dwelling Unit (ADU) Permit File Number: PLN20170023 Date of Report: July 31, 201 Reviewed By: Mike Clugston, AICP Associate Planner Owner/Applicant: Judy McDaniel & Rene Buendia (rep. Megan Knight) A. INTRODUCTION The owners are proposing to establish an Accessory Dwelling Unit at 724 Walnut Street. The unit would be located within the lower level of the existing house. Approval of an Accessory Dwelling Unit (ADU) requires compliance with Edmonds Community Development Code (ECDC) Chapters 16.20 and 20.21. Pursuant to ECDC 20.01, an ADU is a Type II decision requiring public notice. B. COMPLIANCE WITH ECDC CHAPTER 16.20 The subject site is located within a Single -Family Residential zone (RS-6). The purposes of the Single -Family Residential zones 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. Pursuant to ECDC 16.20.010.D, 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 review of the specific ADU criteria (as described in Section C of this report), staff finds 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 Unics must be reviewed. In order for the permit to be approved, all of the criteria must be met. 1. ECDC 20.21.030.A - Permit Reauired Permit Required. Any person who occupies or permits another person to occupy an attached accessory dwelling unit as a place of residence shall first obtain a permit. The permit shall be reviewed and processed as a Type 11 decision (Staff decision — Notice required). This application for a conditional use permit for an accessory dwelling unit was submitted to the City on May 25, 2017 (Attachment 1). The application was determined to be complete on June 22, 2017 (Attachment 5). On June 30, 2017, a "Notice of Application" was issued in accordance with ECDC 20.03. The notice was mailed to property owners within 300 feet of the subject site based on the adjacent property owners list submitted by the applicant. It was posted at the subject site and at the Public Safety Complex, the Development Services Department, and the Public Library. The notice was also published in the Herald Newspaper. The associated public notice documentation is included as Attachment 5. 2. ECDC 20.21.030.E - Number of Units A single-family dwelling may have no more than one accessory dwelling unit per lot. The proposal will result in only one ADU and therefore is in compliance with the number of units allowed per ECDC 20.21.030.13. 3. ECDC 20.21.030.0 - Size Size. In no case shall an accessory dwelling unit be (1) larger than 40 percent of the livable floor area of the principal dwelling, (2) nor more than 800 square feet, (3) nor have more than two bedrooms; provided, if the accessory dwelling unit 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 this chapter are met. According to information submitted, the proposed space will be 333.7 sq ft (Attachment 4). As a result, the ADU would be about 11.8% of the total livable floor area of the principal dwelling (approximately 2,828 sq ft finished space). In sum: Maximum Allowed Proposed 40% of livable area of the principal dwelling 11.8% of livable area of the principal dwelling 2 bedrooms Studio 800 square feet 333.7 square feet Staff has determined that the proposal meets the size criterion. McDaniel/Buendia Accessory Dwelling Unit File No. PLN20170023 Page 2 of 6 4. ECDC 20.21.030.D - Location and Appearance The single-family appearance and character of the residence shall be maintained when viewed from the surrounding neighborhood. The design of the accessory dwelling unit shall be incorporated into the design of the principal dwelling unit and shall be designed to maintain the architectural design, style, appearance, and character of the main building as a single-family residence using matching materials, colors, window style, and roof design. 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 or rear of the building. Only one electric and one water meter shall be allowed for the entire building, serving both the primary residence and the accessory dwelling unit. Accessory dwelling units must be located within or attached to single-family dwelling units. An unfinished portion of the lower level of the existing house (Attachment 3) will be converted to a studio ADU (Attachment 4). There will be no change to the exterior appearance of the house as part of the ADU permit with the exception of replacing an existing door on the north fagade. A condition of approval will be added regarding the number of electric and water meters. The subject application complies with the ADU location and appearance criteria. 5. ECDC 20.21.030.E - Parking Parking. One off-street parking space in addition to the parking spaces normally required for the principal dwelling shall be required to be provided for the accessory dwelling unit, but in no event less than three spaces per lot. More than three parking stalls are located on the project site (Attachment 2). The proposal complies with ECDC 20.21.030.E. 6. ECDC 20.21.030.F - Occupancy Occupancy. Either the primary dwelling or the accessory dwelling unit shall be owner - occupied. "Owner -occupied" shall mean 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, and at no time receives rent for the owner -occupied unit. The owner(s) shall not rent the designated owner -occupied unit at any time during the pendency of the ADU permit, any such rental shall void the permit. The owner(s) shall 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 this code; provided, however, that if the accessory dwelling unit is occupied by a nurse or other caregiver assisting a disabled person who is an occupant of the principal residence, or the principal residence is occupied by a nurs%aregiver and the accessory dwelling unit is occupied by a disabled person under the nurse's care, the occupancy limit of one family may be increased by one additional unrelated person to a total of one family related by genetics, adoption or McDaniel/Buendia Accessory Dwelling Unit File No. PLN20170023 Page 3 of 6 marriage plus one unrelated person, or a total of six unrelated persons. In no event shall the total number of occupants exceed one family as defined in this code. The applicant has submitted a notarized affidavit to the City that meets this requirement (Attachment 6). The applicant must also file the Covenant required by ECDC 20.21.025.A.2 with the County Auditor prior to occupancy of the ADU. 7. ECDC 20.21.030.G - Safety, Light, Ventilation, Floor Area, and Similar Factors Safety, Light, Ventilation, Floor Area and Similar Factors. Accessory dwelling units shall comply with all applicable requirements of the Uniform Housing Code and the Uniform Building Code adopted by ECDC Title 19 and shall comply in all respects with the provisions of the Edmonds Community Development Code. No permit for an accessory dwelling unit shall be issued to a nonconforming structure unless that structure is brought into conformance with the then current provisions of this code. The Building Official indicated that the ADU space must either be separated from the main dwelling by fire rated assemblies or smoke alarms must be interconnected throughout both units (Attachment 8). This will be verified by inspection as part of the associated building permit (BLD20170655), which was applied for on May 15, 2017 and issued on June 27, 2017. D. PUBLIC COMMENTS One public comment was received (Attachment 10). Anne Mead indicated support for renting out space to steady tenants but is against the idea of bed and breakfasts in residential neighborhoods. Staff response: The renting of rooms without separate kitchens is a permitted secondary use in single family residential zones (ECDC 16.20.010.B.3) while the establishment of an accessory dwelling unit is a permitted secondary use, provided a conditional use permit is first obtained (ECDC 16.20.010.D). Regarding bed and breakfasts, they have been allowed in Edmonds for many years. In 2012, the City Council adopted updates to the code to clarify that bed and breakfasts can either be permitted as a secondary use (ECDC 16.20.010.B.8) or a permitted secondary use requiring a conditional use permit (ECDC 16.20.010.D.6) depending on how the operation fits the development standards in Chapter 20.23 ECDC. As part of the update, they noted the need to balance the impacts of B&Bs and determined that the code changes would do so effectively. E. TECHNICAL REVIEW The subject application was also reviewed by Snohomish County Fire District #1 and the Engineering Division. The Fire District did not have any comments on the proposed project (Attachment 7). McDaniel/Buendia Accessory Dwelling Unit File No. PLN20170023 Page 4 of 6 The Engineering noted that the information provided is consistent with engineering standards and applicable code (Title 18, Edmonds Community Development Code) and that the required three parking stalls can be provided on site (Attachment 9). F. DECISION Based on statements of fact, conclusions, and attachments in this report, the application for a conditional use permit for an accessory dwelling unit at 724 Walnut Street is GRANTED, subject to the following conditions: 1. The Accessory Dwelling Unit Covenant must be filed with the Snohomish County Auditor per ECDC 20.21.025.A.2. This covenant can be obtained from the Planning Division with issuance of the building permit. Prior to occupancy of the ADU, the applicant must either: a. Have the City file the covenant by submitting a $174 processing fee ($100 for the City's recording processing fee and the County's $74 recording fee); OR b. Take the covenant to the County and record it for the $74 recording fee AND return a copy of the recorded covenant to the Edmonds Planning Division with the Auditor's recording sticker on the copy. 2. The ADU cannot be occupied prior to final inspection and grant of occupancy by the City in association with building permit BLD20170655. 3. The existing house and attached ADU must be served by a single water meter, a single electric meter, a single gas meter, and a single mailbox. 4. 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 associated building plans approved by the City. 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.1. 5. 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. However, the new owners must file a new notarized Accessory Dwelling Unit Affidavit with the City of Edmonds Planning Division indicating thev are aware of the reauirements for the ADU. G. ATTACHMENTS 1. Land use application 2. Site Plan (Sheet A0.1) 3. Existing Basement Plan (Sheet Al) 4. Proposed Basement Plan (Sheet A1.3) McDaniel/Buendia Accessory Dwelling Unit File No. PLN20170023 Page 5 of 6 5. Letter of complete application and public notice documentation 6. Owner's occupancy affidavit 7. Snohomish County Fire District #1 comments 8. Building Division comments 9. Engineering Division comments 10. Public comment from Mead H. PARTIES OF RECORD City of Edmonds 1215th Avenue North Edmonds, WA 98203 Anne Mead 714 Walnut St. Edmonds, WA 98020 anne.mead@gmail.com J. APPEALS Judy McDaniel & Rene Buendia 724 Walnut St. Edmonds, WA 98020 jmcdan711@gmail.com Megan Knight CRD Design Build 3929 Stone Way N Seattle, WA 98108 megan@CRDDesignBuild.com A party of record may submit a written appeal of a Type II decision within 14 days of the date of issuance of the decision. The appeal shall be made in writing and shall include all required information stated in ECDC 20.07.004.1) as well as the applicable fee. The appeal will be heard at an open record public hearing before the Hearing Examiner according to the requirements of ECDC Chapter 20.06 and Section 20.07.004. McDaniel/Buendia Accessory Dwelling Unit File No. PLN20170023 Page 6 of 6 City of Edmonds Land Use Application ❑ ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT V:-- CONDITIONAL USE PERMIT p ❑ HOME OCCUPATION ❑ FORMAL SUBDIVISION ❑ SHORT SUBDIVISION ❑ LOT LINE ADJUSTMENT ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE EXCEPTION ❑ OTHER: FILE# fWZC90dZJONE &S— 6 DATE Z S REC'D BY C (� �l FEE J RECEIPT # HEARING DATE ❑ HE �4TAFF ❑ PB ❑ ADB ❑ CC • PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD • PROPERTY ADDRESS OR LOCATION 724 Walnut St., Edmonds WA 98020 PROJECT NAME (IF APPLICABLE) PROPERTY OWNER Judy McDaniel & Rene Buendia PHONE it 206-782-6959 ADDRESS 724 Walnut St., Edmonds, WA 98020 E-MAIL jmcdan711@gmail.com FAX# TAX ACCOUNT# SEC. T wP. RNG. DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) Creating an ADU by converting unfinished basement storage area into studio space. DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) Unfinished basement converted into living space; new construction to meet all current codes. APPLICANT Judy McDaniel & Rene Buendia PHONE# 206-782-6959 ADDRESS 724 Walnut St.. Edmonds, WA 98020 E-MAIL jmcdan711 @gmail.com FAX # CONTACT PERSON/AGENT Megan Knight with CRD Design Build PHONE # 206-782-6959 ADDRESS 3929 Stone Way North Seattle WA 98103 E-MAIL Megan@CRDDesignBuild.com 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 attomcy'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 and exhibits herewith submitted are true and correct to the best of my knowledge and that I am authorized to file this application on the behalf of the owner as listed below. SIGNATURE OF APPLICANT/AGENT Property Owner's Authorization DATE Attachment 1 PLN20170023 I , certify under the penalty of perjury under the 1 Washington that the following is a true and correct statement: I have authorized the above Applicant/Ag subject land use application, and grant my permission for the public officials and the staff of the City of Eumunub �......•- subject property for the purpo es of ins n and sling a dent toN • this ap lication. SIGNATURE OF O R G ATE Questions? C (425) 771-0220. Revised on 8122112 B - Land Use Application Page I of I J EGT D I RECTORY McDaniel Buendia 124 WALNUT 5T. EDMOND5, WAS g8020 _ID 5URFACE5): T. BUILDING ROOF OUTLINE: T. DRIVEWAY: T. DECK: 702.5 5F T. PATIO: AREA: GOVERA6E: 2,4-14.5 5F 3.10(o.q 5F 205.1 5F q,55q 5F 6,4g2 5F (66%) )5E17) GARAGE: N/A (AREA 15 BELOW EX15T EAVE) (E) DECK 570 5F TOTAL ,----_ ------------- YNALNUT STREET i ---� ji-----�-1� N89655'35"E -I- - — - -----+--------------- --- 202-- i 204.--- i i I P�41(ED AREA. 20 - I"--------- if_- i / 210 - - OWNER INFORMATION: MG DANIEL / BUENDIA '724 WALNUT 5T. EDMOND5, WA g5020 SCOPE OF WORK BASEMENT REMODEL MUDROOM ADDITION 6 GARAGE EXPAN51ON BATHROOM REMODEL PARCEL NUMBER(5): 004342011201500 00454500101400 CITY OF EDMONDS BLK 012 D-00 - LOT 13 LEGAL DESCRIPTION LOT5 12, 13, AND 14 BLOCK q2, CITY OF E1:;?MOND5, ACCORDING TO THE PLAT THEREF RECORDED IN VOLUME 2 OF PLATS, PAGE 3q, RECORDS OF 5NOHCM15H COUNTY, WA514IN&TON, (AL50 KNOWN A5 PARCEL"A", CITY OF EDMOND5 SHORT PLAT 5-11-51, RECORDED APRIL 25, 1g83 UNDER RECORDING NO. 5304250347) ZONING R5-6 LOT COV €RA6LC) LOT 51ZE: 9,SSg 5F. ALLOWABLE COVERAGE: 3,461 5F (35%) 5EE PLOT PLAN DESIGN BUILD BALANCE U Wz� �Jz Q U1QILWWV Q}�9N6 QOQ7Z13OZ OOtt r..m 2�2NVWNu oZ6WOmryorN ak � W-OVORW ZMQ IDQOQmKzz �� '� (Noo<s =m ~ U Wz Q Q ry i .'•' •'�� to �; j LIFE 5AFETY _ i�/ -----=���� SMOKE DETEGTOR5 (E) ROOF OUTLINE ' �( -NEW SMOKE/GO DETEGTOR5 TO BE DIRECT 2474.5 5F �; EXISTING I WIRED. ' (Z RESIDENCE 724 YVALNUT 5T, I 'y HEAT SOURCE ' = EDMOND5, kNA I -MAIN HOUSE: NATURAL GAS, RADIANT �� 10 98020-3422 I PATI J i �ZO�, //i6 g 5F 15T /f LOOP , �N (N)i GAR 6E AREAx'� (E) 15T FLOOR ' % —� ARA&E J AREA / �. (N)i 6ARA6EW .A�EA iL 1-1 (E) EN6LOS D� �(5) ROOF I±AVe (E) 2ND FLOOR i AREA . it i / GAR IPOR ARrA,62.5F 32 5F =_; �� • '1 �� 51D Y RD N N ARCHITECTURAL SITE LAN d3 6 Q Q W Attachment 2 PLN20170023 AO.1 FOR REFERENCE ONLY c b l]ESIGN ® ® G A 1. A 14 C z 31'-2V2° - �! - - q'-5" � q'_4V4° % 6-11/2" - ._ Dw O�HY 14- O Q4z����] Q w6� I Y L — QOQk°o°z 3' r-1 DEMO ; z�z�°z�uoi �000k I I DEMO (E) (I-) NALL 0.Qo�0 zQ ry I GABINETRY CRAWP L SAGE I STORAGE = REMOVE _ °�� UNFINISHED Qsmg �m UNFINISHED APPLIANG 3 PANTRY I Y UNFINISHED rn EMO (E) r _ OOR o wz o STEP _ �Y CRAWL SPACE ssLo Q N ACCESS +44' in - IE) PANEL O 6� m O CLOSET N CONCRETE STORAGE To I i UNFINISHED 6 GOLD Do O m ry BOIL r IMN (E) PANEL 0 i �v c Q I PATH I ci FIN I I • Y Y Y s 9 W (III� Y \V Y L o I I i STORAGE zz CRAWL SPACE I UNFINISHED < I I UNFINISHED '- YI Attachment3 PLN20170023 12'-'7" �i 13'-6" I� / 44'-q" BASEMENT EXISTING FLOOR PLAN Al SCALE: 3/16" = 1'-0" 0 CA c r C1 L O - J W _ C z�zp�z� �x -W ALW Wz�ppt z in Q ILWJ Qzmr� ® Z-gupz dOm ZO�Z rdl - Fz p�pzOWo0(3.Q mZ z z�-m po� o[LUOUOWW N Ul wwzDzwQ DW N OQO`)K47Q �N �m � =0.XQZm�i vm KITCHENETTE ~ S BUILT IN MICROWAVE \ T' SPACE WITH EXHAUST O vu I z O 1I5HED STUD 1 O = (N) 3 LO" X 6'-a- H N II VTR I Marmoleum / O EGRESS DOOR Q UNFINISHED 333.7 sq, ft rn ATH ith�,�� Q MARMOLEU s �, ly ('D O o O CRAWL SPACE ACCESS +44" T Z E) PANEL CLORSET >CONCI� STORAOE o Lu UNFINISHED GOL 130 BOIL [� IMN \ (E) PANEL Z � Q E -TH zoQ uN ISH Lu O � w-1 IQ kn VL VL o Attachment 4 < PLN20170023 m J5EBIA5.EMENT PROPOSED FLOOR PLl�N E: 1/4" = 1'-0" 1.3 CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION 'n C. 1 S9%3 June 22, 2017 Megan Knight CRD Design Build megan@crddesignbuild.com Subject: Letter of Completeness Accessory Dwelling Unit Application (PLN20170023) Dear Megan, On behalf of the City of Edmonds Planning Division, I have reviewed the application for the McDaniel/Buendia accessory dwelling unit (ADU) for completeness pursuant to Edmonds Community Development Code (ECDC) 20.02.002 and 20.21.025. Please accept this letter as the City's notice to the applicant that the application meets the procedural submission requirements and therefore is complete pursuant to ECDC 20.02.003. The City will issue a Notice of Application pursuant to ECDC 20.03.002 within two weeks and request comments from those on the Adjacent Property Owner (APO) list provided with the application. The Notice will also be published in the Everett Herald and posted at the Edmonds Public Library and Public Safety Building. I will also come out and install a small blue project notification sign at the site as well. Comments will be accepted for fifteen days from the date the Notice is published. If you have any questions, please contact me at 425-771-0220 or via email at michael.clugston@edmondswa.gov. Sincerely, 4tW4A-1V5- Mike Clugston, AICP Associate Planner Attachment 5 PLN20170023 CITY OF EDMONDS NOTICE OF DEVELOPMENT APPLICATION AND COMMENT PERIOD NAME OF APPLICANT: Judy McDaniel & Rene Buendia DATE OF APPLICATION: 5/25/2017 DATE OF COMPLETENESS: 6/22/2017 DATE OF NOTICE: 6/30/2017 FILE NO.: PLN20170023 PROJECT LOCATION: 724 Walnut St., Edmonds, WA PROJECT DESCRIPTION: Application for an Accessory Dwelling Unit (ADU). The site is zoned Single -Family Residential (RS-6). REQUESTED PERMIT: Conditional Use Permit - Type II staff decision. Information on this application can be viewed at the City of Edmonds Development Services Dept., 121 5th Ave. N, Edmonds, WA 98020, or on the City's website through the Online Permits link at https.//permits.edmonds.wa.us/citizen. Search for PLN20170023. OTHER REQUIRED PERMITS: Building permit (BLD20170655) REQUIRED STUDIES: Unknown EXISTING ENVIRONMENTAL DOCUMENTS: Critical Areas Checklist (CRA20170069) COMMENT PERIOD: Comments due by July 17, 2017. Any person has the right to comment on this application during the public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record pre - decision hearing, if any, or, if no open record pre - decision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. CITY CONTACT: Mike Clugston, AICP, Associate Planner (425) 771-0220, michael.clugston@edmondswa.gov Edmonds PLN20170023 0 94.04 188.1 Feet This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, WGS_1984_Web_Mercator_Auxiliary_Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION Notes ' McDaniel/Buendia ADU 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 Applicant's Representative Subscribed and sworn to before me this 24 day of M etq— , Z° 17 U and for the State of Washington Residing at LFP WA 9 15155 CAITLIN YARNISH NOTARY PUBLIC STATE OF WASHINGTON F� ECEIVIc� My Commission Expires July 3, 2020 IQ 1-0 7 0 2017 PLANNING DEPT. Revised on 9130111 P2 -Adjacent Property Owners List Page 2 of 2 00434209100500 5/26/2017 00484500301900 5/26/2017 00434209100900 5/26/2017 TOW NSEND ALLAN S & HEA or RESIDENT HARBERT RICHARD or RESIDENT BEZUG JOHN L or RESIDENT 750 COLUMBUS AVE PH K 2300 E BROOKDALE PL 2839 MOSSWOOD DR NEW YORK, NY 10025-6481 FULLERTON, CA 92831 LODI, CA 95242 00434207300100 5/26/2017 00434209100300 5/26/2017 00434209101100 5/26/2017 SAFADAGO GREGORY GLENN or RESIDENT KUKES RONALD GILAURIND or RESIDENT -- - - STIFFLER GERALD or RESIDENT - 810 WALNUT ST 706 ALDER ST 716 ALDER STREET EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 00434209101300 5/26/2017 00434209101900 5/26/2017 00434209102800 5/26/2017 LANDERHOLM ROBERT W or RESIDENT MARTIN JAMES E or RESIDENT COLLAVO CONNIE C or RESIDENT 718 ALDER ST 724 ALDER ST 731 WALNUT STREET EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 004342 9910 900 5/2612017 00434209103100 5/26/2017 00434209103702 5/26/2017 COL V CONNIE C or RESIDENT KARNOFSKI CLAIRE E or RESIDENT HARDESTY JUDY L & DONA or RESIDENT 731 NUT STREET 721 WALNUT ST 425 7TH AVE S ED ON S, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 00434209200500 5/26/2017 00434209201000 5/26/2017 0X420'005/26/2017 MCNALL KENTON S/ANNE E or RESIDENT BEERS LISA or RESIDENT BA or RESIDENT714 WALNUT ST 722 WALNUT ST 7UTSTEDMONDS, WA 98020 EDMONDS, WA 98020 ES. WA 98020 00434209201500 5/26/2017 00434209201700 5/26/2017 00434209201900 5/26/2017 FERGUSON GREG H/KATHY or RESIDENT CHARBONNEAU WILLIAM H or RESIDENT WILLIAMS KELLY MARK or RESIDENT 744 WALNUT ST 748 WALNUT ST 752 WALNUT ST EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 00484500100300 5/26/2017 00484500101500 5/26/2017 00484500200100 5/26/2017 KNOW LSON JAMES S & MAR or RESIDENT TESSANDORE RICO/GOYKHM or RESIDENT BUSH CHARLES & MURIEL or RESIDENT 711 CEDAR ST 741 CEDAR ST 801 CEDAR ST EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 00484500300300 6/26/2017 00484500300800 6/26/2017 00484500301100 6/26/2017 RUDBACK HAKAN B A or RESIDENT OLSEN DAVID R/MARGARET or RESIDENT JONES ROBERT & JOAN or RESIDENT PO BOX 1414 724 CEDAR ST 732 CEDAR ST EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 00434207403600 5/2612017 00434209103701 5/26/2017 00434209200100 5/2612017 RUTHERFORD LADD DOUGLA or RESIDENT KEILEY B R C or RESIDENT FRAME DUSTIN M & AMAND or RESIDENT 801 WALNUT ST 415 7TH AVE S 503 7TH AVE S EDMONDS, WA 98020-3304 EDMONDS, WA 98020-3409 EDMONDS, WA 98020-3410 00434209100700 5/26/2017 00434209101500 5/26/2017 00434209101700 5/26/2017 AYERS MARK or RESIDENT MONKE SCOTT D or RESIDENT FULLER JAMES & ELIZABE or RESIDENT 712 ALDER ST 720 ALDER ST 722 ALDER ST EDMONDS, WA 98020-3416 EDMONDS, WA 98020-3416 EDMONDS, WA 98020-3416 00484500100100 5/26/2017 00484500100500 5/26/2017 004845001008 0 5/26/2017 WARREN THEODORE J & LO or RESIDENT NEWQUIST DARLENE H or RESIDENT BRUD K AVID or RESIDENT 701 CEDAR ST 717 CEDAR ST 723AOND RST EDMONDS, WA 98020-3417 EDMONDS, WA 98020-3417 ED, WA 98020-3417 00484500101000 5/26/2017 00484600101100 5/26/2017 00484500300500 5/26/2017 BRUDVIK D R or RESIDENT ZIMMERMAN-HARVEY & GWE or RESIDENT PIERCEY GUY LINUS/GWEN or RESIDENT 723 CEDAR ST 739 CEDAR ST 720 CEDAR ST EDMONDS, WA 98020-3417 EDMONDS, WA 98020-3417 EDMONDS, WA 98020-3417 00484500301400 5/26/2017 00484500301700 5/26/2017 00434209102100 5/26/2017 FRENCH MATTHEW & MEGAN or RESIDENT AKERS TAMMY or RESIDENT WEST MICHAEL & ANDREA or RESIDENT 736 CEDAR ST 750 CEDAR ST 755 WALNUT ST EDMONDS, WA 98020-3417 EDMONDS, WA 98020-3417 EDMONDS, WA 98020-3422 00434209102300 5/26/2017 00434209102500 5126/2017 00434209102700 5/26/2017 LOUCKS SCOTT & COLLEEN or RESIDENT JAMES RICHARD & CARLYN or RESIDENT JAME RI ARD & CARLYN or RESIDENT 751 WALNUT ST 741 WALNUT ST 741 W NUT ST EDMONDS, WA 98020-3422 EDMONDS, WA 98020-3422 EDtvfONCS, WA 98020-3422 00434209103300 5/26/2017 00434209103500 5/26/2017 00434209200300 5/26/2017 OLEARY MARTIN P or RESIDENT RICHARDSON FAMILY TRUS or RESIDENT CAMPBELL SCOTT M or RESIDENT 717 WALNUT ST 715 WALNUT ST 710 WALNUT ST EDMONDS, WA 98020-3422 EDMONDS, WA 98020-3422 EDMONDS, WA 98020-3422 00434209201200 5/26/2017 004 209 1300 5126/2017 00434209201400 5/2612017 BU DI RENE & MCDANIE or RESIDENT BUE RENE & MCDANIE or RESIDENT BUENDIA RENE & MCDANIE or RESIDENT 724 *LNUT ST 724 LNUT ST 724 WALNUT ST ED DS, WA 98020-3422 ED O S, WA 98020-3422 EDMONDS, WA 98020-3422 00484500101400 5/26/2017 00434209200700 5/26/2017 00484500101800 5/26/2017 BUE IA/{ENE & MCDANIE or RESIDENT BIGFORD MARJORIE or RESIDENT R GUYOT CHARLES D/ANGE or RESIDENT 724 W NUT ST 6520 196TH ST SW APT 113 13931 PAR PLACE NE EDM N WA 98020 3422 LYNNWOOD, WA 98036 SEATTLE, WA 98125 FILE NO.: PLN20170023 Applicant: McDaniel/Buendia ADU DECLARATION OF POSTING On June 30, 2017, the attached Notice of Public Application and Request for Public Comment was posted at the subject property, Civic Hall, Library and Public Safety buildings. I, Michael D. Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 30th day of June, 2017, at Edmonds, Washington. l///"�`/O"//"'/��- Signed: {BFP747893.DOC;1\00006.900000\ } FILE NO.: PLN20170023 APPLICANT: McDaniel/Buendia DECLARATION OF MAILING NOTICE OF APPLICATION On the 30 day of June, 2017, the attached Notice of Application was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced application. I, Denise Nelson, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 30 day of June, 2017 at Edmonds, Washington. Signed: (BFP747887.DOC;1\00006.900000\ ) Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Dicy Sheppard being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH765563 PLN20170023 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 06/30/2017 and ending on 06/30/2017 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is 0%k1III r�OT4/� y �N: Subscribed and sworn before me on this =_ /,VB l I C day of 6 O'k SH Ewa N 6;2ta,y,in and for the State of Washington. City of Edmonds - LEGAL ADS 114101416 DIANE CUNNINGHAM CITY OF EDMONDS NOTICE OF DEVELOPMENT APPLICATION AND COMMENT PERIOD NAME OF APPLICANT: JO McDaniel & Rene Buendia DATE OF APPLICATION: 5f2WO17 DATE OF COMPLETENESS:8f220117 DATE OF NOTICE: 6/3M17 FILE NO.: PLN20170023 PRQIFrT LOCATION: 724 Walnut St., Edmonds, WA PERMIT:Condltional Use Permit - Typo II staff (formation an this application can be viewed at the fonds Development Services Dept., 121 5th Ave. N. WA 98020. or on the City's website through the Search for PLN20170023. OTHER REQUIRED PERMITS: Building permit (BLD20170655) EXISTING ENVIRONMENTAL DOCUMENTS: Cildcal Areas Checklist (CRA20170069) COMMENT PERIOD: Comments due by lid Any person has the right to comment on this eppficallon durinq the Bublic comment period, receive notice and participate in any earinggs, and request a copy of tho decision on the application. The C(ty may accept public comments at any time prior to the closing of the record of an open record pre -decision hearing, it any, or, it no open record pre -decision hearing is provided. prior to the decision on the project permit. Only parties of rocord as delined In ECOC 20.07.003 have standing to initiate an administrative appeal. CITY CONTACT: Mike Cluppsstoo. AICP, Associate Planner (425) 77f-0220, mhh7. (�aO51oriQed.:.ndswn.bov ubllshed June 30, 20t7✓ EDH7855831 ACCESSORY DWELLING UNIT AFFIDAVIT On my oath, I certify that I reside at 70 Y I� v , Edmonds, Washington, in the primary or accessory dwelling unit for more than six months of every year. Assessor's Parcel Number: 00'{3 yL0 9z01-100 00 � eYS o 0 / o `fa 6' 0 0 y 3Y,� 0?,?el3 00 00 Y 3 yz d � ? 0 yoov STATE OF WASHINGTON ) COUNTY OF SNOHOMISH ) Subscribed and otary Residing at QANWALE IJAIAAEL Noop11llr AIA1aC sT11?E Of WAINWIOM w0WAftMt�s Wn +ate C me this day of k ffi is in and 5kfft (i 1 rh 101 RECEIVE® JUL 2 7 2017 DEVELOPMENT SERVICES COUNTER Attachment 6 PLN20170023 ADUAFFIDAVIT.DOC CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM 8 PW-Engineering 8 Fire ❑ PW - Maintenance 8 Building Project Number: PLN20170023 Applicant's Name: JUDY MCDANIEL & RENE BUENDIA Property Location 724 WALNUT STREET Date Application Received: 5.25.17 Zoning: RS-6 Project Description Date Application Routed: 5.26.17 ACCESSORY DWELLING UNIT If you have any questions or need clarification on this project, please contact: Responsible Staff: MIKE CLUGSTON, AICP Ext. 1330 Name of Individual Submitting Comments: Kevin ZWeber Title: Fire Marshal 8 I have reviewed this land use proposal for my department and 1 do not have any comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. 5,371�� ❑ 1 have reviewed this land use proposal for my department and have the following comments or conditions: Attachment 7 PLN20170023 CITY OF EDMONDS - PLANNING DIVISION STAFF COMMENT FORM i ❑ PW-Engineering ❑ Fire ❑ PW - Maintenance 8 Building Project Number PLN20170023 Applicant's Name: JUDY MCDANIEL & RENE BUENDIA Property Location 724 WALNUT STREET Date Application Received: 5.25.17 Zoning: RS-6 Date Application Routed: 5.26.17 Project Description: ACCESSORY DWELLING UNIT If you have any questions or need clarification on this project, please contact: Responsible Staff: MIKE CLUGSTON, AICP Ext. 1330 Name of Individual Submitting Comments: Leif Bjorback Title: Building Official ❑ I have reviewed this land use proposal for my department and I do not have any comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. Date: 6/19/2017 8 I have reviewed this land use proposal for my department and have the following comments or conditions: In addition to the building permit for the current basement remodel, a building permit for the ADU itself will be required. It should be noted that either a) the ADU will be separated from the main dwelling unit by fire rated assemblies, or b) smoke alarms will be interconrected throughout both units. Attachment 8 PLN20170023 Date: To: From: Subject: MEMORANDUM June 22, 2017 Mike Clugston, Planner Mitch Boyd, Stantec Consulting Services PLN20170023 — Accessory Dwelling Unit Rene McDaniel & Judith Buendia — 724 Walnut St Engineering has reviewed the subject application and found the information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards. The applicant has demonstrated that the three required parking stalls can be provided on site. Compliance with Engineering codes and construction standards will be reviewed with the building permit application for development of the site. Approval of the design review phase of the project does not constitute approval of the improvements as shown on the submitted plans. Thank you. Attachment 9 City of Edmonds PLN20170023 Clugston, Michael From: Anne Mead <anne.mead@gmail.com> Sent: Tuesday, July 11, 2017 10:19 AM To: Clugston, Michael Subject: Development App - 724 Walnut St Follow Up Flag: Follow up Flag Status: Flagged I don't mind if someone wants to rent out part of their house to a steady tenant. I do mind if the house becomes commercial in any way, such as a B&B etc. I live at 714 Walnut St. I have not met the owner of 724 Walnut. Anne Mead / McNall Attachment 10 PLN20170023