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PLN20170032 Staff Report.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 "c. 18y�j Project: Guest House Administrative Conditional Use Permit File Number: PLN20170032 Date of Report: September 28, 20?17 Reviewed By: / Michele Q. Szafran Planner Owner/Applicant: Jackie & Terry Backen (rep. Lisa Lindburg) A. INTRODUCTION The owners are proposing to establish a guest house at 20425 Maplewood Dr. in the Single -Family Residential (RS-12) zone (Attachment 2). An existing accessory structure located near the northeast corner of the property will be demolished and replaced with the guest house. A building permit for the proposed guest house is currently under review through permit BLD20170709. Approval of the guest house use, as defined in 21.35.030 of Edmonds Community Development Code (ECDC), requires compliance with the defined criteria of 21.35.030 ECDC and ECDC Chapters 16.20. Pursuant to ECDC 20.01, a guest house is a Type II decision requiring public notice. B. COMPLIANCE WITH ECDC CHAPTER 16.20 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.2, a guest house is an allowed secondary use with a conditional use permit. Based on review of the specific guest house 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. ANALYSIS 1. Facts: a. This lot is located in the Single -Family Residential (RS-12) zone. b. Guest houses are permitted in Single -Family Residential zones with a Conditional Use Permit by section 16.20.010.D.2 of the Edmonds Community Development Code (ECDC). c. Guest houses are defined in ECDC 21.35.030 as follows: Guest house means a detached structure with not more than two bedrooms, accessory to a single-family dwelling, having no kitchen facilities, used primarily for sleeping quarters, not occupied by paying tenants, and located on a lot of at least 20,000 square feet in area. d. The following paragraphs address how the proposal meets the definition of guest house. 1. A guest house must be a detached structure: The proposed guest house will be detached from the existing single-family residence (Attachment 4). Site development standards for the RS-12 zone such as setbacks, height and structural lot coverage will be verified with BLD20170709. 2. A guest house must have no more than two bedrooms: The building floor plan (Attachment 3) shows no more than 2 bedrooms for the proposed guest house. 3. A guest house must be accessory to a single-family dwelling: An accessory use is defined in ECDC 21.05.020 as follows: "Accessory use means a use incidental and subordinate to the use of the main building on the same lot." The proposed guest house is much smaller in area than the primary use, the existing single-family residence. The proposed footprint of the guest house is 599 square feet, while the existing house is 4,605 square feet. 4. A guest house cannot have kitchen facilities: According to the floor plan provided in Attachment 3, no kitchen facilities are proposed. S. The guest house must be used primarily for sleeping quarters: According to the floor plan provided in Attachment 3, the guest house appears to primarily be used as sleeping quarters. 6. The guest house cannot be occupied by paying tenants: This condition means that the guest house cannot be rented out on a short-term (such as a bed and breakfast) or a long-term basis. 7. A guest house can only be located on a lot with at least 20,000 square feet in area: The subject site has approximately 34,587 square feet and complies with this requirement. Backen Guest House File No. PLN20170032 Page 2 of 4 D. PROCESS This application for a conditional use permit for a guest house was submitted to the City on July 7, 2017, (Attachment 1). The application was determined to be complete on August 4, 2017 (Attachment 5). On August 18, 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. No public comment letters were received. E. TECHNICAL REVIEW The subject application was also reviewed by Snohomish County Fire District #1, the Engineering Division, and the Building Division. • The Fire District did not have any comments on the proposed project (Attachment 6). The Engineering Division noted that review of the subject application is consistent with Title 18 Edmonds Community Development Code & Engineering standards. Compliance with Engineering codes and construction standards are reviewed with the building permit application for development of the site. (Attachment 7). The Building Division did not have comments at this time, however review of the project will be conducted during the building permit process. Additional comments may be provided at that time. (Attachment 8). F. DECISION Based on statements of fact, conclusions, and attachments in this report, the application for a conditional use permit for a guest house at 20425 Maplewood Drive is GRANTED, subject to the following conditions: 1. The Guest House permit is transferable to new owners of the subject property unless there is a violation of the following condition. 2. This permit shall expire automatically if the proposed accessory building fails to meet the definition of a guest house. Backen Guest House File No. PLN20170032 Page 3 of 4 G. ATTACHMENTS 1. Land use application 2. Vicinity Map 3. Proposed Floor Plan (Sheet A2.0) 4. Site Plan (Sheet A1.0) 5. Letter of complete application and public notice documentation 6. Snohomish County Fire District #1 comments 7. Engineering Division comments 8. Building Division comments H. PARTIES OF RECORD City of Edmonds 121 5th Avenue North Edmonds, WA 98203 Lisa Lindberg Lindburg Architects 3357 46th Ave. NE. Seattle, WA 98105 lisalindburg@yahoo.com I. APPEALS Jackie & Terry Backen 20425 Maplewood Dr. Edmonds, WA 98020 jcbacken@gmail.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. Backen Guest House File No. PLN20170032 Page 4 of 4 City of Edmonds - Land Use Application ❑ ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT X CONDITIONAL USE PERMIT ❑ 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 # DATE - / -1— REC'D BY RECEIPT # HEARING DATE ❑ HE ❑ STAFF ❑ PB ❑ ADB ❑ CC • PLEASE NOTE THAT ALL INFORMATION CONTAINED 97T,HHIN THE APPLICATIONIIS A PUBLIC RECORD • PROPERTY ADDRESS OR LOCATION 2-dq'ZS M ft Li Wa 1)��i O oNQ SI W PROJECT NAME (IF APPLICABLE) f jAQi5ez l `F h Ili 5Tftm Fi PunpFATV nwNFR J Rt-.1 �1 1'/ A 1 AVD 1 SI FXr/1 `! PHONF, # LV o T Jl�l l I 11 5 iUs )1 �/ ��, V Ay 1 % TAX ACCOUNT# ©�*O(Il700002—Co P SEC. TWP. RNG. DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) 00 P�X1S�tA(� lw1 55OI1)NCB lisll26QN STOua r DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) l i�. i 5 1N(a/ N&r ocalkflODDIA 'PfMI Ua 1rr4ftf9'P`� "0 T/VVVW 0K 1t t APPLICANT 1 1 SA i P VA tL I A PHONE # ADDRESS E-MAIL J ,s�linds�-ham FAX # _ CONTACT PERSON/AGENT _ri PFIONE # ADDRESS E-MAIL 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 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. SIGNATUREOI: APPLICANT/AGENT Property Owner's Authorization DATE / /g /I 7 1, , certify under the penalty of perjury under the laws of the State of Washington that the following is a true and correct statement: 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 inspection and posting attendant to this application. SIGNATURE OF OWNER DATE I l (, I i '1 ent # 1 5f W 1 c• 'T'16 2 Sd$ au322•i st t9�•t n pwk 1Vol 2-Pt I ti i I 2012 47 co r y,Mc 2 �f6 2� W. j! ' 22e}dr ME" - WL,,.,. 207TH PL SW +c - rn 4t a--+ U ate-+ WINDOW SCHEDULE Type jQty INom Size A I 2 3'-0" x 6'-8" B 1 3 4'-6" x 1'-6" DOOR SCHEDULE Description I Remarks-NFRC certified U Value Fixed w/awning Itempered, Dbl qlazed,1/2" air 0.28 Slider I Dbl alazed. 112" air soace 0.28 13'-8" BEDROOM/ LIVING (VAULTED CEILING) WOOD 0 4' PATIO 0 d CONC. 9111 SIN LO 1� Type Qt Width Height Description Remarks- NFRC Certified U Value 1 1 6-0" 6'-8" Pair Store Doors Exterior 0.28 2 1 8'-0" T-9" Pair Doors Exterior -custom 0.2 3 1 3'-4" 6'-8" Slidinq barn door Interior NA 41 1 2'-6" 6-8" 1 Pocket Door Interior NA 34'-0" 100 CFM WHOLE HOUSE FAN 22" x 30" ATTIC ACCESS SD 9'-0" AFF A w0 IlLL 11v Q - 92 U) UP 6" RISER 7'-0" 13'-62" 3'-0" 1- T_621" 52" - L O iu BATH o WD TILE IN __q m I 11 " ABOVE FIN. FLOOR MDPUMP ON DEMAND HWH S STORAGE CONCRETE ELECTRICAL UNHEATED PANEL 50 CFM FAN Sk V ! 0 i N 00 N C4 00 co V_ O 2"/ ROOF OVER 12" TYP. 9 Cy- m W Lu F4 pI 5 ............. LLI U) D w O' =oo �o00 0 LLI� � � w u) � _J Q C) z z � � LU No � �w UN Q m 10'-2LEGEND: PERMIT SET 4„ g'_94�� 7,-0" 7'-0" 5/25/17 20'-01CL 14'-0" CL SD SMOKE DETECTOR- HARDWIRED W/ 10REVISION BATTERY BACKUP 7/6/17 C� CARBON MONOXIDE ALARM- 0 REVISION HARDWIRED W/BATTERY BACKUP 9/8/17 MAIN FLOOR 1 /4" = 1'-0" FLOOR AREA -HEATED: GUEST HOUSE: 373 SF FLOOR AREA -UNHEATED: STORAGE: 155 SF MAIN FLOOR A2mO CONSTRUCTI ENTRAN i z w >�: I 00 -0,-0" PROPOSED GUEST HOUSE 12" ROOF OVERHANG 2 599 SE MOVE EXIST ELECTRICAL PANE' 2 EXIST, PATIO 112 SF- CONDENSE EXISTING GENERATOR ` F #! ui 2 POWER AND CABLE 97 2 NOTE: 1 3 FOOT MIN. SEPARATION BETWEEN DRY UTILITIES (ELEC GAS, CABLE ETC) AND WET UTILITIES (SEWER, WATER AND STORM) EXIST 4" VC SEWER NEW SCH 40 PVC SEWER 0 15-6" SEWER CLEANOUT. ON EXIST EASEMENT f qq 2'-0" MAX FROM 2 /W S/W 2I .7 GUEST HOUSE, 2F ! +s ! ���y ��,_s ,. €P'Y 1Yff � # �..9... ii &�# e.t.a#F INVERT ELE 1�. 4.. ".., O.. s.... (3$ E T aj a..i a.J ffi .9V 'y �. } .�... L... t A.k'_'£ # Y d E ..�x 3 • �.+" . , �...FF (-� ` hhhNJJJ' 3"' ° ,`T GUEST ~I O C,. a _ ® /A 0 SEE DETAIL 1 1.0 (00' I 4 7' f�3 EXISTING 55€- aa 00 19iOq4BETEYl7 # -DEMO EXISTING Y` EXISTING DRiVEWA ## — — ACCESSORY' (BUILDING 0 HOUSE SF ffi 4605 SF 20'-4" i _ 5 ffi FILTER FENCE 4' -0 ° 12 EXISTIN 20425 s 12' �`ON ' NEI ',. M,�PLE''�OD ---- - ---- -� ASPHAL€ AT 1 ER S VICE 2 E-011 • --ACCESSORY ELDO �° DRIt'EiA4 DRIVE — 2408 S 2 REAR REAR YARD SETBACK YARD PER 16.20.050C EXISTING l PROPOSED ry. _ COVERED ONCRETE SETBACK C DATUM PATIO m. - :' RATIO 118 SF Zone 00_ II WATER SERVICE 4 . - EXIST 65! 9i! ' Set---�-._., orncr - -- -- _� 48 5 SF O Flab - L��-------- - I L acks Rulre� P F- m° �mXIST � CONCRETE I Front ctual WATER L — —— CONCRETE WALKWAY Sjes METER PATIO} � 336 SF � _ • ---.--_.. • 540 SF .. ,€ I m,61 I t F _ \ OVERHAN L (TYP) L 1, HAT. GAS .. SERVICE E m lj rRQD) Y" CODE: FRONT ffi406.2 PRESCRIPTIVE I YARD REMEN`TS.OPTIONS • SETBACK "_ � (1.5 ENERGY CREDITS ffiIN SETBACK DUCTLESS MINI SPLIT, \ LINES I SEED 33.1 # LESS THAN 2KW NOTE: 21 FILTER SOCKS WILL DE N89°23'S1'#W 102'-0'# �ROPERTY ADDED TO ANY FLIGHT CALLS: ONES CATCI-BASINS DOWNSTREAM A = 9 -9 FROM CONSTRUCTION SITE, B= C= T-9'SF! 3 �. D= 96#_99! AVG GRADE = 97F 3E# ACTUAL._ HT = 110'-11 F# MAX. HT = 112#-3#€ I TE PLAN SCALE: 1' = 2,0 . kT OWNERS: JACKIE AND TERRY DACKEN 20425 MAPLEWOOD DRIVE EDMONDS V&(A 98020 T: 206 851-7831 JCINIBACKEN GMAIL.COM VICINITYMAP" CI Y OF EDMON 'S BUIL NG D P RTMENT WORK ADDRESS OWNER LC7r.Y.�n f APPROVED D TE: BLDG.OFFICI L: u... PE MIT NUMBER p Doi 7 -din c! %`".•' SEE CITY DETAIL E1.3 � 2 ALL DISTURBED SOILS WILL BE COMPOST AMENDED PER BMP T5.13 GRADING: GRAD IN G/EXCAVATION DOES STRUCTURAL ENGINEER: SWENSON SAY FAGET 2124 3IRD AVE, SUITE 100 SE.A` TLE, WA 98121 T. 206 443-6212 CONTACT: DANI RUSTAGI PARCEL NUMBER: 00506700002600 LEGAL DESCRIPTION: MAPLEVOOD HILLS -BLK 000 D°-00-WLY 213.7 FT LOT 26 AS MEAS ALO S LN THO F AKA PAR 1 OF CITY" OF EDM SP S-20-80 REC AF NO 8011070222 & COR AF NO 8012190184 SCOPE OF CORK: DEMO OF EXIST ACCESSORY BLDG CONSTRUCTION OF NEV GUEST HOUSE ZONING. RS-°12 LOT COVERAGE: LOT AREA: 34,587 SF ALLOWED: 34,587 X 35%= 12,105.50 EXIST, HOUSE: 4605 SF PROPOSED GUEST HOUSE: 599 SF TOTAL: �5204 SF PROPOSED LOT" COVERAGE: 5204 SF (15%) LOT SLOPE.: 2.6% INDEX OF DRAWINGS. - NOT EXCEED 50 CUBIC Y-DS A1.0 SITE PLAN & PROJECT INFORMATION IMPERVIOUS SURFACE CALLS `SLID SURFACES: �. ..�.._ -e.- -. _ �.� .— �.. A..O MAIN FLOOR PLAN EXIST, BUILDING ROOF OUTLINE: 5582 SF (1948 & 2007) A3.0 NORTH AND EAST EXIST. PATIOS: 764 SF (1948) ELEVATIONS EXIST, PATIOS: 886 S (2007) A3.1 SOUTH AND WEST EXIST, DRIVEWAY: 3612 SF (1948) ELEVATIONS DEMO EXIST ACCESS, BUILDING: 707 SF A4.0 BUILDING SECTION AND NEW PROPOSED GUESTHOUSE: 738 SF WALL SECTIOil TOTAL IMPERVIOUS SURFACES: 11,032 SF TOTAL NEW IMPERVIOUS SURFACES: 31 SF STORMWATEIR (MANAGEMENT PLAN: MUST EMPLOY MINOR SITE CONSTRUCTION STORMWATER POLLUTION PRACTICES, SEE GENERAL NOTES A5.0 A5.0 GENERAL. NOTES CITY COPY S1.1 GENERAL S°T`RUCT. NOTES S1.2 GENERAL°. STRUCT, NOTES S2.1 1mNDN AND ROOF PLANS S3A CONCRETE DETAILS S3.2 CONCRETE (DETAILS RESUB S4A WOOD FRAMING DETAILS SEP 13 2017 S4.2 WOOD FRAMING DETAILS ( G 1� 151 c 0 11 w U) D w O '- =oo �o� w 0 �� � w cn � Q z z �� LLJ N o se �w UN Q m PERMIT SET 5/25/17 AO REVISION 7/6/17 REVISION 9/8/17 aF m Attachment #5 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 I/IC. 18y%J August 4, 2017 Lisa Lindburg Lindburg Architects lisalindburg@yahoo.com SUBJECT: NOTICE OF COMPLETENESS FOR GUEST HOUSE APPLICATION LOCATED AT 20425 MAPLEWOOD DR. FILE NO. PLN20170032 Dear Lisa, On behalf of the City of Edmonds Planning Division, I have reviewed the application for the Backen Guest House for completeness pursuant to Edmonds Community Development Code (ECDC) 20.02.002. 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. Although it has been determined that the application meets the procedural submission requirements and is therefore complete, additional information may be needed as staff continues with review of the application. Staff will contact you as our review continues if additional information is necessary. I will be the main staff contact for your application. If you have questions at any point during the review process, you may reach me at 425-771-0220 or via email at michele.szafran(a,edmondswa.gov. Sincerely, �! /TnU41& Michele Q. fran ; Planner Attachment #5 CITY OF EDMONDS .'- NOTICE OF DEVELOPMENT APPLICATION AND COMMENT PERIOD NAME OF APPLICANT: Lisa Lindburg DATE OF APPLICATION: 7/7/2017 DATE OF COMPLETENESS: 8/4/2017 DATE OF NOTICE: 8/18/2017 FILE NO.: PLN20170032 PROJECT LOCATION: 20425 Maplewood Dr., Edmonds, WA PROJECT DESCRIPTION: Application for a Guest House. The site is zoned Single -Family Residential (RS-12). 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 5t" 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 PLN20170032. OTHER REQUIRED PERMITS: Building permit (BLD20170709) REQUIRED STUDIES: Unknown EXISTING ENVIRONMENTAL DOCUMENTS: Critical Areas Checklist (CRA20170066) COMMENT PERIOD: Comments due by September 5, 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: Michele Q. Szafran, Planner (425) 771-0220, michele.szafran@edmondswa.gov PUBLISH: 8/18/2017 Attachment #6 CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM 8 PW-Engineering 8 Fire ❑ PW - Maintenance ❑ Building Project Number: PLN20170032 Applicant's Name: JACKIE + TERRY BACKEN Property Location: 20425 MAPLEWOOD DRIVE Date Application Received: 7.07.17 Zoning: RS-12 Date Application Routed: 7.07.17 Project Description: CONSTRUCT GUEST HOUSE If you have any questions or need clarification on this project, please contact: Responsible Staff: MICHELE SZAFRAN Ext. 1778 Name of Individual Submitting Comments: Kevin ZWeber Title: Fire Marshal 1 have reviewed this land use proposal for ,cony 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. . 7/20/17 ❑ I have reviewed this land use proposal for my department and have the following comments or conditions: Date: To: From: Subject: Attachment #7 MEMORANDUM July 17, 2017 Michele Szafran, Associate Planner Jennifer Lambert, Engineering Tech PLN20170032 — Conditional Use — Type 2 Jackie & Terry Backen — 20425 Maplewood Dr The comments provided below are based upon review of the application and documents submitted for the Conditional Use application that has occurred at 20425 Maplewood Dr. Engineering has reviewed the subject application and found the information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards. It is requested that the following be included as a condition of project approval. Compliance with Engineering codes and construction standards will be reviewed with the building permit application for development of the site. Approval of the conditional use phase of the project does not constitute approval of the improvements as shown on the submitted plans. Thank you. City of Edmonds Attachment #8 Project Number: Applicant's Name: Property Location: CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM Engineering ❑ PW -Maintenance Building PLN20170032 JACKIE + TERRY BACKEN 20425 MAPLEWOOD DRIVE Date Application Received: 7.07.17 Date Application Routed: Zoning: RS-12 Project Description: CONSTRUCT GUEST HOUSE 7.07.17 If you have any questions or need clarification on this project, please contact: Responsible Staff: MICHELE SZAFRAN Ext, 1778 Name of Individual Submitting Comments. Leif Bjorback Title: Building Official K.j 1 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. 8/4/17 ❑ i have reviewed this land use proposal for my department and have the following comments or conditions: