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Staff Report_Talbot_Attachments.pdf"/Ic. 18y%) CITY 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 CONDITIONAL USE PERMIT ACCESSORY DWELLING UNIT (ADU) Owner/Applicant: Kevin Talbot and Bonnie Hilory 907 Dayton St Edn Inds, WA9802 Reviewed By: Amber Groll Planner File Number: PLN20190018 Date of Report: May 28, 2019 I. SUMMARY OF PROPOSED ACTION The applicant is proposing to establish an Accessory Dwelling Unit (ADU) within a proposed addition to the existing single-family home (Attachments 1-2). Approval of an 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. II. COMPLIANCE WITH ECDC CHAPTER 16.20 The subject site is located within the RS-6 Single -Family Residential zone (Attachment 6). The purpose of the RS - single-family residential zone is 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 section ECDC 16.20.010.D, an Accessory Dwelling Unit 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 criteria outlined in chapter 20.21 ECDC. Based on staff's review of the specific ADU criterion (as described in Section III of this report), staff finds that the proposal is in compliance with the purposes of the single-family zone. III. COMPLIANCE WITH ECDC CHAPTER 20.21 Section 20.21.030 of the Edmonds Community Development Code provides the criteria by which Accessory Dwelling Units are to be reviewed. The ADU criteria was crafted to ensure that ADUs would comply with Chapter 16.20 of the Edmonds Community Development Code. In order for the permit to be approved, all of the criteria must be met. Detailed findings of staff's review of each criterion follows: Land Use Permit Required: Any person who occupies orpermits anotherperson 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 II decision (Staff decision - Notice required. The application was determined to be procedurally complete on April 29, 2019. In accordance with ECDC 20.03, a Notice of Application dated May 2, 2019 with a comment period ending on May 16, 2019 was mailed to property owners within 300-feet of the subject site based on the Adjacent Property Owners' List submitted by the applicant, posted at the subject site, the Public Safety Complex, Development Services Department, and Library. The notice of application was also published in the Herald Newspaper on May 2, 2019. Attachment 5 documents compliance with the public notice requirements of ECDC 20.03. 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(B). 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 side up to SOpercent of the floor area of theprincipal dwelling in order to efficiently use allfloor area, so long as all other standards set forth in this chapter are met. The existing primary residence has 2,317 square -feet of livable floor area and the ADU is proposed to consist of 700 square -feet and comprise 23-percent of the total livable floor area of the primary dwelling. Staff has determined that the application meets the size criteria. 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-percent of livable floor area of the 23-percent of livable floor area of the primary dwelling primary dwelling Two bedrooms One bedroom 800-SF Talbot Accessory Dwelling Unit File No. PLN20190018 Page 2of6 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. i-Vheneverpossible, new entrances should beplaced 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. The proposed ADU will be located on the basement level of the existing principal dwelling. The ADU entrance will be located on the side of the residence and not visible from the street. Staff finds that the proposed ADU maintains the architectural design, style, appearance, and character of the main building and would not compromise the single-family appearance of the residence; therefore, the subject application complies with the location and appearance criteria. Parkin: 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. The existing residence has space for at least three vehicles on the driveway in the front of the residence, therefore, the application complies with ECDC 20.21.030.8. 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 AD U 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 disabledperson who is an occupant of the principal residence, or the principal residence is occupied by a nursel caregiver 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 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 4). The applicant must also file an ADU covenant as required by ECDC 20.21.025.A.2 with the County Auditor following approval of the ADU. 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 Talbot Accessory Dwelling Unit File No. PLN20190018 Page 3of6 adopted by ECDC Title 19 and shall coVyin 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 currentprovisions of this code. A condition of approval for this ADU has been added that requires compliance with the Building Division's inspection and compliance requirements. A building permit has been submitted as is being reviewed under permit number BLD20190429. IV. PUBLIC COMMENTS No public comments were received in response to this proposal. V. TECHNICAL REVIEW The application was reviewed by Snohomish County Fire District #1 and the City of Edmonds' Building and Engineering divisions. Snohomish County Fire District #1 and the Building Division had no comments (Attachments 8-9). The Engineering Division provided a Memo of Compliance (Attachment 10). VI. 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 907 Dayton Street is APPROVED, subject to 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 ADU affidavit as required pursuant to ECDC 20.21.025(A)(1). Talbot Accessory Dwelling Unit File No. PLN20190018 Page 4of6 2. A building permit and/or 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 applicable building permit application. 3. The Accessory Dwelling Unit Covenant required under ECDC 20.21.025.A.2 must be filed with the Snohomish County Auditor. This covenant may be obtained from the Planning Division. Prior to occupancy of the Accessory Dwelling Unit, the applicant must either: a. Provide the City processing fee of $100 plus the County recording fee of $99 for one page, for a total of $199, 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 $99 for one page, and return a copy of the recorded covenant to the Edmonds Planning Division with the Auditor's recording sticker on the copy. 4. The Accessory Dwelling Unit permit shall not be transferable to any site other than the subject site described in the application. The Accessory Dwelling Unit permit is transferable to new owners of the subject property unless there is a violation of any conditions of approval listed above. New owners must file a notarized Accessory Dwelling Unit Affidavit with the City of Edmonds Planning Division. VII. ATTACHMENTS 1. Land Use Application 2. Cover Letter 3. Site and Architectural Plans 4. Owner's Occupancy Affidavit 5. Notice of Complete Application 6. Zoning and Vicinity Map 7. Public Notice Documentation 8. Fire District #1 Comments 9. Building Division Comments 10. Engineering Memorandum of Compliance Talbot Accessory Dwelling Unit File No. PLN20190018 Page 5of6 VII IX. PARTIES OF RECORD City of Edmonds 121 — 5th Ave. N Edmonds, WA 98020 APPEALS Kevin Talbot and Bonnie Hilory 907 Dayton St Edmonds, WA 98020 A party of record may submit a written appeal of a Type II decision within 14 days of the date of issuance of the decision. The appeal shall be made in writing and shall include all required information stated in ECDC 20.07.004.D as well as the applicable fee. The appeal will be heard at an open record public hearing before the Hearing Examiner according to the requirements of ECDC Chapter 20.06 and Section 20.07.004. Talbot Accessory Dwelling Unit File No. PLN20190018 Page 6of6 City of Edmonds Land Use Application ❑ ARCHITECTURAL DESIGN REVIEW C. COMPREHENSIVE PLAN AMENDMENT LJ CONDITIONAL USE PERMIT FILE# U3 019D01$ ZONE HOME OCCUPATION DATE REC'D BY ❑ FORMAL SUBDIVISION O _ 11 SHORT SUBDIVISION FEE 1 1 S RECEIPT # ❑ LOT LINE ADJUSTMENT HEARING DATE ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ HE ❑ STAFF ❑ PB ❑ ADB ❑ CC ❑ STREET VACATION ❑ REZONE SHORELINE PERMIT VARIANCE / REASONABLE USE EXCEPTION [l OTHER: ADU • PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD • PROPERTY ADDRESS OR LOCATION 907 Dayton St., Edmonds WA 98020 PROJECT NAME (IF APPLICABLE) n/a PROPLRFY OWNER Hllory, Bonnie B and Talbot, Kevin J PHONE # 206-979-7448 ADDRESS 907 Dayton St, Edmonds WA 98020 E-MAIL kevin.talbot@qmail.com FAX# n/a TAX ACCOUNT # 004342-068-035-00 SEC. 24 T WP. 27 RNG. 03 DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) See attached cover letter DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) see attached cover letter APPLICANT Kevin Talbot PHONE# 206-979-7448 ADDRESS 907 Dayton St, Edmonds, WA 98020 E-MAIL kevin.talbot@qmail.com FAX # CONTACT PERSON/AGENT same as owner/applicant PHONE# 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 attorneys 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 informano and xhibits herewith submitted are true and correct to the best of my knowledge and that I am authorized to file this applic i on alf of the owner as listed below. SIGNATURE OF APPLICANT/AGENT` DATE Property Owner's Authorization I, Kevin Talbot 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 Applicam/Agent to apply for the subject land use application, m ant my rnr' lion For the public officials and the staff of the City f E monds to enter the subject property for the purpos s f uulxx u • id xwsung attendant to this application. SIGNATURE OF OWNER DATE Questions? Call (425) 771-0220. Revised on 8122112 R,- Land Use Application Page I oJ•l Attachment 1 Date: April 5, 2019 To: City of Edmonds Planning Department �131NWD s'I 0A,1::: lM M013A30 .:� o ddd ®: _333H Subject: Cover Letter for ADU Application for 907 Dayton St. by Kevin Talbot and Bonnie Hilory, This cover letter is for our application for an ADU permit to make a legal "Mother in Law" rental unit in the fully finished basement of our home. DESCRIPTION OF PROJECT OR PROPOSED USE To make all necessary modifications to the basement of our home to demonstrate code compliance so that we can obtain an ADU permit for it. DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) The lower level of our home meets applicable ADU codes as noted below: • It is a fully finished, completely separate level of our home (technically defined as a "daylight basement" home) • It has one bedroom, a living room, a kitchen/dining area, and a full bathroom • It will meet all City of Edmonds ADU requirements (refer to details below) • No exterior modifications to the home are needed. • The upper level part of the home is owner occupied full-time by myself and my wife Below are the requirements listed in the City of Edmonds development information document and selected excerpts from City of Edmonds code. How this ADU complies with each requirement is included in each of the sections below in text like this. From City of Edmonds code Chapter 20.21.030 "Criteria for attached accessory dwelling units": A. 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.... This cover letter is part of our Conditional Use permit application. B. Number of Units. A single-family dwelling may have no more than one accessory dwelling unit per lot. Our application is for a single ADU on our lot that is part of the main home and not an additional building on the property 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 ECDC 20.21 are met. The ADU has a total area of —700 SF and contains one bedroom. The total area of the home is Cover Letter for ADU Application for 907 Dayton St. Page 1 of 7 Attachment 2 2677 SF of which 2317 SF is finished. The ADU is —31 % of the total finished space, less than the 40% limit. The ADU occupies the entire basement floor of the home and meets all other standards in the chapter. D. Location and Appearance. ADUs must be located within or attached to a single-family dwelling unit.... The single family appearance and character of the residence shall be maintained when viewed from the surrounding neighborhood. The design of the ADU shall be incorporated into the design of the principal dwelling unit and shall be designed to maintain the architectural design, style, appearance and character of the main building as a single family residence using matching materials, colors, window style, and roof design. The primary entrance to the ADU shall be located in such a manner as to be unobtrusive when viewed from the street..... Only one electric meter and one water meter shall be allowed for the entire building, serving both the primary residence and the ADU. An ADU may not have its own mailbox, and all garbage must be kept within a screened area in common to the single- family home. The single-family appearance of the home is fully maintained with the ADU completely integrated into the home as the entire basement level. The entrance to the ADU is on the west side of the home behind a gate and is unobtrusive from the street (see photos below). Both the ADU and main home share a single water, natural gas, and electric meters. The mailbox for the home is a single mailbox located with others for the street on 9th Ave. There is a single set of garbage cans that are not visible from the street as they are hidden by a rockery. View of the home from the street showing unobtrusive nature of the ADU and its entrance. Cover Letter for ADU Application for 907 Dayton St. Page 2 of 7 Attachment 2 The ADU entrance has steps off the driveway down to the exterior door View of the home from above showing adequate off-street parking with room for at least 4 cars (stacked). See Site Plan for details View of the north side of the home from the lower part of the lot showing how the ADU is fully integrated into the home design as the entire "basement' level. Cover Letter for ADU Application for 907 Dayton St. Page 3 of 7 Attachment 2 E. Parking. A minimum of three (3) off-street parking spaces are required to be provided on - site for the single family home and the related ADU. Up to one of required parking spaces may be a tandem or "stacked" parking space. All parking spaces, including any tandem spaces, must be clearly shown on the site plan. The existing driveway has adequate off-street "stacked" parking for 4 cars stacked, or 3 with only 2 cars stacked. Please refer to the plot plan diagram for details. F. Duration of Occupancy. Either the primary dwelling or the ADU must be owner -occupied. "Owner -occupied" is defined as a property owner who makes his or her legal residence at the site... The owners of the home live full-time in the main level of the home and will continue to do so. G. Number of Residents. The owner's family may live in either the primary dwelling or the accessory dwelling unit. The other unit may house no more than two people. The basement level ADU will be rented to no more than two occupants. H. Building Compliance Permit and Inspection Approval for Minimum Building Code and Life- Safety Criteria. ADUs shall comply with all applicable requirements of the Uniform Housing Code and the International Residential Code (IRC) adopted by Title 19 of the ECDC. Specific inspection criteria are attached with this handout.... The ADU already complies or will comply will all code requirements as detailed below. BUILDING DIVISION AND INTERNATIONAL RESIDENTIAL BUILDING CODE REQUIREMENTS ADUs must comply with adopted building code provisions for a separate dwelling unit. Show compliance with the following items on the floor plan to be submitted with the building permit application. The following requirements are from the "Building Division and International Residential Build Code ADU Requirements" as listed in the "City of Edmonds Development Information Accessory Dwelling Unit" publication #P1 dated 9/4/2018 MINIMUM ROOM SIZE/CEILING HEIGHT/EXITING/STAIR AND GUARDS: The ADU unit must contain permanent provisions for sleeping, eating, cooking, and have a separate bathroom. The floor area of the unit must meet the following minimum requirements: The ADU has a permanent bedroom, kitchen/eating area and a separate full bathroom. The main living area shall have a minimum floor area of 120 square feet The ADU living room is -260 SF not including the kitchen/eating area. Habitable rooms shall have a floor area of not less than 70 square feet (not including kitchens, bathrooms, hallways and storage) The ADU has three habitable rooms, all more than 70 SF Habitable rooms shall have a minimum width of 7'-0" in any dimension (not including Cover Letter for ADU Application for 907 Dayton St. Page 4 of 7 Attachment 2 kitchens, bathrooms, hallways and storage) All habitable rooms exceed 7' minimum width Habitable rooms shall have a minimum ceiling height of 7'-0". All habitable rooms have a ceiling height of approximately 7'-6". 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. Existing HVAC ductwork for the upper level protrudes down from the ceiling in a small portion of the bedroom resulting in a reduced ceiling height of 6'-6". This reduced height area is less than 25% of the bedroom floor area. Other than this, all of the ceilings in the ADU are flat. See the ADU floor plan for details. One main exit door is required from each unit to the exterior without requiring travel through a garage, 3'x 6'8" minimum, side -hinged with a code compliant landing. The ADU has a standard size main door that exits directly to the exterior and meets this requirement 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 21" inches. Shower stalls shall be a minimum of 30"x 30" (outside dimensions). The ADU has a full bathroom that is compliant with these requirements. One kitchen sink required with hot and cold running water. The ADU kitchen has a sink with hot and cold running water. i) Stairway handrails shall meet the following requirements.... The ADU has no interior stairways. The outside entry stairs to the ADU will have a compliant handrail added during the building permit period. 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. The ADU has two balcony decks more than 30" above the ground. Both have full guardrails that are higher than 36" with no openings that a 4" sphere will fit through. Open stairs with a total rise of more than 30" shall have guards no less than 34". The ADU has no stairways. Hallway width 36" minimum. The ADU has only one very short hallway and it is 48" wide. SMOKE ALARMS (Smoke Detectors): Cover Letter for ADU Application for 907 Dayton St. Page 5 of 7 Attachment 2 In each unit, smoke alarms shall be installed in each sleeping room, outside of each separate sleeping area in the immediate vicinity of the bedrooms, and on each level (including basements and habitable attics). All required smoke alarms shall be hard- wired with battery backup, and interconnected in such a manner that the actuation of one alarm will activate all alarms in both the primary dwelling unit and the accessory dwelling unit. Both the ADU and main level will be retrofitted with a compliant smoke alarm system in the required locations. All alarms will be interconnected wirelessly so that all alarms are triggered by any one alarm. A compliant alarm will also be installed in the unoccupied storage unit on the basement level. Locations are noted on the site plan drawings. CARBON MONOXIDE ALARMS All smoke alarms noted above will be combination smoke and CO alarms. 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.... All doors and windows in the ADU are aboveground level. The bedroom in the ADU has French doors that open to an above ground balcony deck for emergency egress. The openable area of these doors is -32 SF. The ADU living area also has two standard size doors that open to the outside. 6) NATURAL LIGHT: All habitable rooms shall be provided with aggregate glazing area of not less than 8 percent of the floor of such rooms (not including kitchen, bathroom, hallways or storage). See exception for artificial light. R303.1(2). The living room in the ADU has a glazing area of -45 SF which is -17% of the -260 SF floor area. The ADU bedroom has a glazing area of -48 SF which is -26% of the -180 SF floor area. The kitchen/eating area has a glazing area of -35 SF which is -19% of the -180 SF floor area. All rooms exceed this requirement 7) VENTILATION: a) Natural ventilation of habitable rooms shall be through windows, doors, louvers or other approved openings to the outdoor air. Such openings shall be provided with ready access or shall otherwise be readily controllable by the building occupants. The minimum openable area to the outdoors shall be 4 percent of the floor area being ventilated. (See R303.1 Exceptions for mechanical ventilation alternatives). The living room and kitchen/eating area have a total of -42 SF of openings (doors + windows) openable to outside air, which is -10% of the -440 SF floor area. The bedroom has -37 SF of doorways openable to outside air, which is -20% of the -180 SFfloor area. All rooms exceed this requirement. b) Bathrooms and laundry rooms shall be provided with an openable window area of not less than 3 square feet half of which must be openable for ventilation. In lieu of such glazed area, mechanical ventilation may be provided at 50 cfm minimum. The ADU bathroom has a total window area of -6 SF of which 2.5 SF is openable. A mechanical ventilation fan of at least 50 CFM will be added to the bathroom during the building permit period to Cover Letter for ADU Application for 907 Dayton St. Page 6 of 7 Attachment 2 be fully compliant with this requirement c) Kitchens shall be provided with a minimum 100 cfm exhaust fan. A vent hood that exhausts to the outside is installed over the range. The hood includes an exhaust fan rated in excess of 100 CFM. The ADU is compliant with this requirement. 8) HEATING: Heating facilities shall be capable of maintaining a room temperature of 68 F at 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. The ADU has baseboard electric heat in all four rooms (living room, kitchen/eating area, bathroom and bedroom). This heat is independent of the forced airgas heating system for the main living area on the upper level. The living room and kitchen/eating area heaters are on a common thermostat. The baseboard heaters in the bedroom and bathroom have independent thermostats. These heaters are able to maintain the rooms at the required temperatures and fully meet the requirements. During the building permit period, the 3 existing baseboard heaters in the kitchen/dining area, bedroom and bathroom will be replaced with —1600 W wall heaters with integral fans (like for like" replacement). The wall heater in the kitchen/dining room will still be controlled by the existing thermostat in the living room. The wall heaters for the bedroom and bathroom will have integrated, independent thermostats just as the current baseboard heaters. Cover Letter for ADU Application for 907 Dayton St. Page 7 of 7 Attachment 2 Scale: %"=1 J Floor Plan '-or ADU Application (Talbot/Hilory) Notes: 1) Last updated 4/5/2019 2) Total ADU finished area: -700 SF 3) Modifications to be made during building permit period noted in red on these plans: Railing height 4D" Openings < 4" • Add handrail to upper exterior steps • Add mechanical ventilation to bathroom • Add interconnected smoke alarms in ADU, main level and storage area as noted This is sheet metal ducting for the HVAC FG vents • Replace three existing baseboard heaters with wall heaters as noted ("like for like" - no electrical wiring changes) for the upper level that hand down about 6" from • Close off stairwell access between units (see "stairwell removal" page) the ceiling in the bedroom and hallway • Expand storage closet in ADU living room (see "closet expansion" page) • Build closet and add stacked electric washer/dryer (see "Washer/Dryer" page) All smoke detectors to be wireless interconnected AC hardwired combination smoke/CO alarms, Kidde P4010ACSCO-W or equivalent REC E IVEiservice panel for entire home APR 05 2019 DEVELOPMENT SERVICES COUNTER Railing height 40", Openings < 4" Deck #1 135" x 48" (sill height 33") (glazing area -45 SF) 15' Living room (-260 SF) Main entrance door (opens to exterior) 36" min Door to storage closet Door to panelboard access. Door can not be locked. Floor to ceiling wall to separate / storage closet from electrical cabinet / Stairwell to be removed, storage closet expansion oov ;t 2LL 138" x 36" (sill ht. 39") x00 00 (glazing area -35 SF) m o cu O O N +J M h . Q m q7— bD m Countertop & sink L ._ oo - 'v x Electric range with u u S overhead vent hood with Refrigerator "a -0 exhaust fan 15, ( ) Q- Q o Kitchen/Dining > M (-180 SF) Wall heaters to replace existing baseboard heaters in 3 locations ("like for like"). No changes to existing wiring or thermostat controls required. 19, ))-'�'---Door to deck El Added closet for stacked W/D —1 ,¢` p@SD 68" x 80" ,lazing an -34 SF) / 0 O ID French doors N M " N rl Bedroom (-180 SF ) 15' Mechanical exhaust vent to outside LC O Full bath K U i to N T Exterior door Unfinished storage space (not accessible from ADU) Note: Common water heater and main water shutoff are located in this in storage area. Access is via exterior door t3 Parcel Number: 00434206803500 Property Address: 907 DAYTON ST Site Plan EDMONDS, WA 98020-3328 Owners: Kevin Talbot & Bonnie Hilory t \\ E- To 91h Ave. I Notes 1) Last revised 5/7/2019 I 2) Home has no garage. o I m I ADU entrance I I (lower level) 47' Scale: 1 in = 20 ft J —15' wide paved alley N Lot boundary wl I Upper level front door entrance Upper level entry walkway ADU entry steps off-street parking area (to lower level) 1 EX�st�r\g R°ckerV I Dayton St\\ i / I Attachment 3 ACCESSORY DWELLING UNIT AFFIDAVIT On mx oath, I certify that I reside at � U� —Pik-M l Oq Edmonds, Washington, in the primary or accessory dwelling unit for more than six months of every year. Assessor's Parcel Number: (:)C)Lt314,Z0 ( 6C)3,5 y _ STATE OF WASHINGTON ) COUNTY OF SNOHOMISH ) Subscribed and s ADUAFFIDAVIT DOC orn to before me this j 1D w " K� Notary Pupfie in an Residing at Y_U. � of'1 NOTARY PUBLIC STATE OF WASHINGTON uo Iwo 202M U, ConrniWw Expk" July 18, 2022 Attachment 4 CITY OF EDMONDS 121 51h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION `'oc. 18yv April 29, 2019 Kevin Talbot and Bonnie Hilory 907 Dayton St Edmonds, WA 98020 (206) 979-7448 kevin.talbot@gmail.com Subject: COMPLETE APPLICATION, CLARIFICATION REQUESTED TALBOT ACCESSORY DWELLING UNIT AT 907 DAYTON ST (PLN20190018) Dear Kevin Talbot and Bonnie Hilory: Thank you for submitting the required documentation and application fees for the above - referenced permit; the application is complete according to ECDC 20.02.003. However, while the application is technically complete, additional information or clarification is required. Please address all comments in a written response and by providing updated plans, as appropriate: 1. Owner Affidavit. An affidavit (see attached), signed and notarized, affirming that the owner occupies either the main building or the ADU for more than six months of the year. This affidavit is required to be signed by the current owner of the property; a change of ownership will require that a new affidavit be filed if the ADU is to be continued by the new owner. According to ECDC 20.02.003.1), the above requested information must be submitted within 90 days (by August 1, 2019) or the application will expire. Since the application has been determined to be complete, a notice of application will be posted on the subject property and mailed to adjacent property owners within the next two weeks consistent with ECDC 20.03.002. If you have any questions, please contact me at (425) 771-0220. Sincerely, Amber Groll Planner Attachment 5 ,=- City of Edmonds PLN20190018 ..none, Y M T-- N Legend O0 ReZones • • v ` L PRD RoW Zoning RS-6 -�- ' - RS-8 RS-10 Ali RS-12 ® RSW-12 LU RS-20 RS-MP ORM3 • • 117 ■ RM-2.4 • ... _� .. ■ RM-1.5 RM-EW a� BD1 BD2 BD3 / BD4 OR ri •fi WMU .+ BP BN O � N 4 N FVMU . BC Notes Dayton 0 47.02 94.0 Feet This map is a user generated static output from an Internet mapping site and is for 907 St Accessory Dwelling Unit 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 Attachment 6 ,=- City of Edmonds PLN20190018 All Ai 9 R Mouly �Terr'ac.e'. Legend .i+ ate' ___ .. --� !� �t -- ArcSDE.GIS.STREET_CENTERLINE — all other values, 2 N D • M�' '� '� _ } • 5; 4 9;71;7;8 Az 4& Lt4 `• '3 ,— bb �; ' �•• 1 , � � Y •rjy 77 ' v� 104 �. 77 ' • 1:2,257 O Notes r Dayton 0 94.04 188.1 Feet This map is a user generated static output from an Internet mapping site and is for 907 St Accessory Dwelling Unit 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 Attachment 6 ,s CITY OF EDMONDS NOTICE OF DEVELOPMENT APPLICATION AND COMMENT PERIOD NAME OF APPLICANT: Kevin Talbot and Bonnie Hilory DATE OF APPLICATION: 04/05/2019 DATE OF COMPLETENESS: 04/29/2019 DATE OF NOTICE: 05/02/2019 FILE NO.: PLN20190018 PROJECT LOCATION: 907 Dayton 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 - ADU. 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 at www.edmondswa.gov through the Online Permits link. Search for PLN20190018. OTHER REQUIRED PERMITS: Building Permit (file no. BLD20190429) REQUIRED STUDIES: Unknown EXISTING ENVIRONMENTAL DOCUMENTS: None COMMENT PERIOD: Comments due by May 16, 2019. 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: Amber Groll, Planner (425) 771-0220, amber.groll@edmondswa.gov PUBLISH: 05/02/2019 Attachment 7 City of Edmonds PLN20190018 �#ir Y 0 94.04 W GS_1984_W eb_M ercator_Auxiliary_Sphere �c, City of Edmonds This map is a user generated static output trom an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION F Nrr•. Notes 907 Dayton St Accessory Dwelling Unit Attachment 7 ADJACENT PROPERTY OWNERS LIST Attach this notarized declaration to the adjacent property owners list. VECIEE11VEFI�, APR 0 5 2019 DEVELOPMENT SERVIOFS COUNTER 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 Applicant's Representative Subscribed and sworn to before me this Jib _ day of ___(rPR i ; _, I q Notary Public ff-and for the State of Washington Residing at zv�weg, uhq FKIMBERLEY MORNEAUNOTARY PUBLIC TE OF WASH"T�ON h" E� Otaobt 19. 2021 Revised on 9130111 P2 - Adjacent Property Owners List Page 2 of 2 Attachment 7 FILE NO.: PLN20190018 APPLICANT: Talbot / Hilory DECLARATION OF MAILING NOTICE OF APPLICATION On the 1 day of May, 2019, 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, Diane Cunningham, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 1 day of May, 2019 at Edmonds, Washington. Signed: �� �✓ {BFP747887.DOC;1\00006.900000\ ) Attachment 7 FILE NOs.: PLN20190018 Applicant: Talbot DECLARATION OF POSTING On the 2nd day of May, 2019, the attached Amended Notice of Application was posted at the subject property, Civic Hall, Library and Public Safety buildings. I, Amber Groll, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 2nd day of May, 2019, at Edmonds, Washington. Signed: Attachment 7 CITY OF EDMONDS - PLANNING DIVISION STAFF COMMENT FORM PW-Engineering @ Fire ❑ PW - Maintenance 8 Building Project Number: Applicant's Name: Property Location: PLN20190018 KEVIN TALBOT + BONNIE HILORY 907 DAYTON ST Date Application Received: 04.05.19 Date Application Routed: 04.08.19 Zoning: SINGLE FAMILY RESIDENTIAL (RS-6) Project Description: ACCESSORY DWELLING UNIT If you have any questions or need clarification on this project, please contact: Responsible Staff: AMBER GROLL Name of Individual Submitting Comments: LEIF BJORBACK Title: BUILDING OFFICIAL 8 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. Ext. 1372 Date: 4/27/19 ❑ I have reviewed this land use proposal for my department and have the following comments or conditions: Attachment 8 CITY OF EDMONDS - PLANNING DIVISION STAFF COMMENT FORM PW-Engineering 0 Fire ❑ PW - Maintenance ❑N Building Project Number: Applicant's Name: Property Location: PLN20190018 KEVIN TALBOT + BONNIE HILORY 907 DAYTON ST Date Application Received: 04.05.19 Date Application Routed: 04.08.19 Zoning: SINGLE FAMILY RESIDENTIAL (RS-6) Project Description: ACCESSORY DWELLING UNIT If you have any questions or need clarification on this project, please contact: Responsible Staff: AMBER GROLL Name of Individual Submitting Comments: LEIF BJORBACK Title: BUILDING OFFICIAL ❑N 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. Ext. 1372 Date: 4/27/19 ❑ I have reviewed this land use proposal for my department and have the following comments or conditions: Attachment 9 Date: To: From: Subject: MEMORANDUM April 25, 2019 Amber Groll, Planner Natalie Griggs, Engineering Technician PLN20190018 - Conditional Use Proposed ADU - 907 Dayton Street 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. A mimimum 3 parking spaces shall be provided to serve an ADU and single-family residence. Please revise the site plan to clearly show where the 3 parking spaces will be provided on the site. a) if parking stalls are provided within a garage, please indicate as such on the site plan. b) If parking is provided outside the garage, please show minimum parking stall dimensions of 8 1/2 ft x 16 1/2ft can be met. c) Only two parking spaces can be tandem. Depending on the proposed fixture count, the existing water meter may need to be upsized to provide sufficient capacity for the existing single-family and ADU. As a result, associated fees may apply. Thank you. City of Edmonds Attachment 10