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Staff_Report_Remington.pdf•IC 1'67 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: Craige Remington 852 Main St Y Ed n I %X 98 0 Reviewed By: Amber Groll Planner File Number: PLN20190021 Date of Report: July 1, 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). 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 4). 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 requi ed to comply with the purposes of the single-family residential zone and criteria outlined in chapter 20.21 ECDC. Based on staffs 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 staffs 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 apermit. 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 May 23, 2019 (Attachment 5). In accordance with ECDC 20.03, a Notice of Application dated June 4, 2019 with a comment period ending on June 18, 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 June 4, 2019. Attachment 6 documents compliance with the public notice requirements of ECDC 20.03. Number of Units: A singlefamiydwelling 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 (l) larger than 40 percent of the livable floor area of the princpal 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. With a proposed addition, the existing primary residence will have 2285 square -feet of livable floor area and the ADU is proposed to consist of 710 square -feet and comprise 31- 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 31-percent of livable floor area of the primary dwelling primary dwelling Two bedrooms One bedroom 800-SF 710-S Remington Accessory Dwelling Unit File No. PLN20190021 Page 2 of 7 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. lFbeneverpossible, 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. The proposed ADU will be located on the first floor of the existing principal dwelling, taking access from alley with the entrance located on the back of the residence. Neither the ADU nor access will be visible from Main 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 taking access from the alleyway, 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 thependency of the ADUpermit; 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 care and the accessory dwelling unit is occupied by a disabledperson 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 3). The applicant also submitted a supplemental letter explaining they will residing in the residence after the approval of the ADU permit and completion of the Remington Accessory Dwelling Unit File No. PLN20190021 Page 3 of 7 renovations (Attachment 7). 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 coVywith 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. A condition of approval for this ADU has been added that requires compliance with the Building Division's inspection and compliance requirements (Attachment 8). IV. PUBLIC COMMENTS Georgia Snyder, Bob Clos, Janan Dean, Rich Dean, Matthew and Jennifer Livesey, and John McGibbon provided comments that they concerned about homeowner occupancy and the homeowner renting out both units (Attachments 11, 12, 13). Janan Dean also expressed concern about parking issues, alley traffic, and how many people can live in the house and ADU (Attachment 12). John McGibbon also inquired about the scope of the project and ADU requirements. He expressed concern about the homeowner adding a detached ADU to his property. Nancy Marsh is concerned about the added traffic in the alleyway used to access the ADU. She also expressed concern about the size of the addition. STAFF RESPONSE: The proposed ADU meets the requirements of ECDC and is an allowed conditional secondary use. Increases in traffic are expected to be minor. The applicant has shown the proposal meets the minimum parking requirements. The applicant has submitted an additional letter stating he is moving into the primary dwelling once renovations are complete, and will be meeting the code requirement of homeowner occupancy (Attachment 7). 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). Remington Accessory Dwelling Unit File No. PLN20190021 Page 4 of 7 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 852 Main 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). 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 Remington Accessory Dwelling Unit File No. PLN20190021 Page 5 of 7 VII. VIII 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. ATTACHMENTS 1. Land Use Application 2. Site and Architectural Plans 3. Owner's Occupancy Affidavit 4. Zoning and Vicinity Map 5. Notice of Complete Application 6. Public Notice Documentation 7. Additional Residency Verification 8. Fire District #1 Comments 9. Building Division Comments 10. Engineering Memorandum of Compliance 11. Matthew and Jennifer Livesey June 10, 2019 Email 12. Janan Dean June 10, 2019 Email 13. Rich Dean June 10, 2019 Email PARTIES OF RECORD City of Edmonds 121 — 5`' Ave. N Edmonds, WA 98020 Georgia Snyder 837 Dayton St Edmonds, WA 98020 Robert Clos 831 Dayton St Edmonds, WA 98020 Richard and Janan Dean 836 Main St Edmonds, WA 98020 Craige J. Remington 852 Main Street Edmonds, WA 98020 Nancy Marsh 825 Dayton St Edmonds, WA 98020 John McGibbon 842 Main St Edmonds, WA 98020 Matthew and Jennifer Livesey 849 Main St Edmonds, WA 98020 Remington Accessory Dwelling Unit File No. PLN20190021 Page 6 of 7 IX. APPEALS 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. Remington Accessory Dwelling Unit File No. PLN20190021 Page 7 of 7 Attachment 1 City of Edmonds Land Use Application ❑ ARCHITECTURAL. DESIGN REVIEW COMPREHENSIVE PLAN AMENDMENT CONDITIONAL USE PERMIT 1 HOME OCCUPATION D FORMAL SUBDIVISION 11 SHORT SUBDIVISION ❑ LOT LINE ADJUSTMENT ❑ PLANNED RESIDENTIAL DEVELOPMF,NT ❑ OFFICIAL STREET MAP AMENDMFNT U STREET VACATION O REZONE ❑ SHORELINE PERMIT ❑ VARIANCE /REASONABLE USE EXCEPTION Ll OTHER' h () FILE # PLN"Z'; I ` oz ZONE e k DATE q Z REC'D BY C I ✓ 5 ��rl /1 FEE C 3;` V 0 RECEIPT# HEARING DATE HE >6TAFF G PB r ADB D CC • PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD • PROPERTY ADDRESS OR LOCATION fly SZ MAIM 5%REfi % A/ PROJECT NAME (IF APPLICABLE) 'KCJr1 /M4 702Y s� OD I -T�/I 01V K._,/ �J PROPERTYOWNER 4,0141E XeWlVGI]b/�( PHONE#9 765 9-329 ADDRESS E-MAIL 1, FAX # TAX ACCOUNT# DDy3L%20�9-0/60-i SECTwP 2:?' RNG, 03 DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) Ii'� SiR ADQ�jg(� TO >� X/ 5?/ !.� 5/1Sl�G_ £ 1*A M/G Y . eE !PCY E 70/27/oN or 42E/57-A/A 57-0ucTu,ee- io 3rcomlg; 'Ltb sF A ,. DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) 7HC S7Il a..c-ruALE SBA-GL�L•_ Zo 7 t XC?,WD,-t-E'er io Grpwi PLY 1 Sc- 4k L.oCgL .�v.�lSu1Cj10/t//fL RF4ti/K=yea APPLICANT Age"e - r Up -Re- /NA'0' #T10*&NE # //2 S 61/ - 5 ADDRESS I�i3// sE /4 7fy W'4 9�yao �- E-MAII. FAX # CONTACTPERSON/ACENT41YROE AdAI ' N"El+<er7 PHONE# qZS '9W—/Z/ 3 ADDRF.Ss G 3 ZZ 21 o iv 67E Y/LIE- v14 T d D 7„.pL E-MAIL/yoN/s0�� •O�f`f;Cr,Gor/ FAX# The undersigned applicant, and his(her/its hears, 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, 1 certify that the information and exhibl herewith submitted are true and correct to the best of my knowledge and that [ am authorized to file this application on 1lre be l(of the owner as I ed below. ,,�//p SIGNATURE OF APPLICANT/AGENT�1 Ttirap% DATF.�/rYO'"� PO I'll Owner's Autho ' ion certify wider the penalty of perjury under the laws of the State of Washington that the following is a true and correct statement: I have auhorized the above Applicant/Agent to apply for the subject land use application, and grant my permission public tals and the staff of the City of Edmonds to enter the subject property for the purposes otps7;ngdinan this plicalion SIGNATURE OF OWNER O DATE O (,luesu ? Call (425) 771-0220 Revised on 8122112 B - Land Use Applieadon Page / of Attachment 2 HEIGHT CALCULATION MAX HT=26638' rJ.___-J- A.. Luf f fuf fUZ, HVS %J1 OUC I.QII. A- ?Anu .41.4 .41.8 .41.5 shed Grade 165.6 4= A.B.E.= 241.388 B E.=24138' -�e-n-- -ems r—_-•-e REMOVE EXISTING WALKWAY —Main Street \ SIDEWALK LOM7 Fir I LOT 16 LOT IT LOT 18 NEW ENTRY IRS- 51LTILT FENCE 1 I .—.—.--- — .—�' 1 NEW -..., a 1 DECK I NEW DECK STAIRS EX DE 1 �I I I I I �I 9I I I Goo 1 a Map View NOT TO SCALE Existing NEW ADDITION 1 11 3 TINGi...................................... . © I -i m c �I I UOU -=%�-- - ,,m -----C,-15' BSBL. I r. ................ �• ... .......... .. MliT 'B� �.�.......•...... 'ticr(i DRIVEWA7� I I f it finenl 9• drmn - Alley LOT 24 LOT 23 LOT 22 LOT 21 Site Plan $ca Is 1' i 20' n� L VICINITY MAP ,SITE SITE INFO MAIN STREET Bf2 MAIN STRBSI' PARCEL F 006342WMI600 LHQe1�DEICalmOx: CITY OF EDMONDS BLK OT/ D40 - ALL L073 I6-17 KKIrnN4_IEBRB TREE LOCATIONS ARE BASED ON ONLINE RESOURCES AND ARE IN APPROXIMATELY THE CORRECT LOCATION. NO SIGNIFICANT TREES SHALL BE REMOVED DURING CONSTRUCTION. a; a • DIMENSIONS VERIFY ALL EXISTING DIMENSIONS PRIOR TO CONSTRUCTION. O DIMENSIONS SHOWN ARE DERIVED FROM ON LINE SOURCES 'd AND SNOHOMISH COUNTY AISESSOR'I MAP. EXISTING TREES ..'��., / ARE PER GOGGLE MAP4 ERACT LOCATIONS MAY VARY. ^� ZONING ZONING: HEIGHT LIMIT RS 6 2Y ABOVE AXE IMACE PRON7: 2SC PER LANDPBRVIGUIUI8SURPREVIEW Ir • REAR • 1S4' 19 O SIDE . S �!f Fi SITE CALCULATIONS IBTAREA .H ACRES 6A00 IF OROSI LOT AREA �� aSP i M1 LOT AREA 2310 SF ALLOWABLE STRUCTURE LOT COVERAGE L600 IF EXISTING HOUBE/OARAGE/DECK/PORCH 6Y IF NEW MIRY STAIR In IF n IF N81/ BUTI.DING ADDrW Naw WATBl 1tRDOP DEC[ 1,166 SF/21.39 TOTAL STRUCTURE COVERAGE 1MIZAM 6,6M SP iTM GROSS LOT AREA 4,M IF ALLOWABLE IMPERVIOUS COVERAGE Lm IF BJIISTINO HOUIB/PORCH/DECK W dI.O.„+d wn BP EXUMNO DRIVEWAY 4ul dle0 Pone! W mm a...') •120 BP EXISTING ENTRY WALKWAY REMOVED 63 IP NKW ENTRY STAIRS 2119 IF NEW ENTRY WALKWAY (daft IMIIw .l aw0 M IF NEW JIM= ADDITION Odo" WR O NEW W TEIROOP DICK fdR61.t M[IIRI ./•..•.I _qJP 4.001 SWAB TOTAL IMPERVIOUS SURFACE DUILDING V MAX HEIGHT NO INCREASE IN EXISTING BUILDING HEIGHT APR 5 2JI SERVICES, COUNTER TME 1o/NO: IU= rtARnNO NO: SUM SHEET AH Attachment 2 SYMBOLS AND LEGEND m FAN- DIRECT V@IT TO OOSIDB -E.AnF4�LR?.LAIDGRT fO CF! MT TO -m MN( E>•fL4:OT MOOD MN. OF wvC4L IF EXHAUST MOOD EXCEEDS ED& MAR! OF AIR MUST ED RR M1 FRONDPRVAD SECTION MI603A. j� CONTNUOUO WHOLE -MOUSE VENTILATION SMALL OPERATE CONTNJOUSLY Or&TeT-IS MIST C@4'ORM To IRE MSOU F &13E0 PER TABLE M*W3YU CONTROLS TO M LOCATED AT PORCCD AIR WIT 1� T.ERMOOTAT F 00' ABOVE FLOOR Q WN SMOKE ALAM PER IRO.1014 APTIN BATTERT BAOCIF USE A N MON TIONX.De ELARM/ CARBON MONOXIDE ALARM We - NOTED MEONANIICAL, PLWONG, AID T V PER DIUNITS, SEE SEREST AI LINE RECEIVED AP '� 2 5 ':j" ; ) LOWER FLOOR PLAN &ub V4'.I'-0' EXISTING DIMENSIONS VERIPY A" EXISTING DIMENSIONS PRIOR TO START OF CONSTRUCTIO•!. WALL LEGEND eXISTMO WALL eXlereNG WALL! TO Be RSTOVED -' NEW WA1e EXIST No ANO NBW LOLLS ASOvE - UNO. > EMSTNG FOND. WALL& l� I" FOIAD. W&L& GENERAL PLAN NOTES L WE SWEET A -I FOR ALL GENERAL NOTED AND REQUIREMENTS'. f. KNIMY AND AIR OUALITT INFORMATION Dee DIV. IT OVER A -I 3. WE BUILOMG ELEVATION FOR UNDO= OPERATION SEE DIV. & "MY A-1 4. SE E TYP. MATERIALS LIST ON SECTION SHMEO 0. SOHM A-1 FOR ALL NOTES AND OQUIRRMNTO CONCEREUNG MEONANICAL, PLW'bNG, AND ELECTRICAL. FLOOR PLAN KEY NOTES oDLTrArY earARAnoIL P•1 AITLT N LATER OF N' GYIB, TO GMASE &DIE Q P01 O•T1 Dp�,MPPA ATTIC SCES, AND TO ALL MAMO AND MORTNG A FLOOII-CES.ND ASSQ/LT. APPIr ru Lwr�E}RpoF W&• TMA x oEB. ro GARAGE .16 TI q 1 WLL Q Wa MOSS To RPM OPNALL HAVE MSBSM 3• GAISS STOL ME DV VWW&A 04W A-L r--1 -I,' MN Y V CLOSN'l SQO YG.A COS. ""T. I r•A I COMB COO DTIM OM W-MI NTM PIM RATED DOOR SEB DIV. 010074.AA &WET A -I STAIR AOOQmLY NOR► PER LRC, SECTION FOILS IF•3 AND DETAIL DA". A 4CADROOM MR Y•1' OPDTN MR 3'-O' B. TOAD• W MN DlP1M AND MN MOTH OF 36' MA1Qf114 OF 1 V4' ON STAIRS WM WLV WOCRA C. NANDRAL MIN. u' TO MAX 36' AWA D. IN►TALL FM OLOOKMS BETWEEN 9TRI9ETe AT THE TOP AND BOTTOM OF EACN FEW PER LRC. SECTION 01303A E. COVER USABLE SPACE 0=4 OTAIR WF I'V GNa RR IJOC. OECTKN R307.T. F. INTERMEDIATE BALUOTSO ONALL BE SPACED OV LIE" THAN 4' BETWEEN B.4LWrSM. G, PRDVDE STA MY 4L111NATI IN PER SSE OV. 01001.1 SWEET A-L OAFBTT GLAING PER IAC, SECTION RACE P•4 A. WNDOUE WARN IS.OF FLOOR B. WNDOU* WITHIN A 24' ARC OF DOORO O. WNDOWO AT 7" AND 614010111 D. GLAZNG N DOORS 01 LESS THAN SO' NORL FROM THE DOT. STAR TREAD HOSINS, r 001. RPM OF OLAZOO 10 LESE TLIAN 36' ABV LANDNGN4YKSq BSe'AOE SEE DIV. 00000 SHEET A-1 CMMOG WIDOW PER IRO• SECTION ItlM P-B ME DIV 09600 SHEET A-1 P-& IGWTERO FOR OAS FRED APPLIANCE& IN 040AJE TO E& 10' MIN,AOA9 TOP OF SLAM. On DV. E S/EET A•I COVER WLLS ADJACENT TO TUED AND OHWERO WTN NON.ADSOROWH MATERIAL TOW MOVE Ts MOTION 3017. MEDN. 00700 M® F-e rf! I.AYW O OF FLOOR 01.1E4TNNO OVER PFA'INB TM' NTAK PSEER WITH M- MN Rua F MOm THAN P•E r)1 ROE1M NAlDRAL OCAIUED KR IRO, SECTIoN WE, ME DV. DVMI SIEET A-1 IY44' CRAtL MACE ACCESS NMLATE AND IP'M WEATIOS STRIP SEE DV "o' ONES? A-1 P-II 11,W ATTIC SPACE ACCESS W W HEAD LIA CLEANCE NOW..LTE AND SWEATIER OTM". MEN OV. O0013 MEET A.I P-D FLOOR MATERIAL SOAK LINE p-Ls WALL LINE ABOVE F--, WALL LINE BELOW P•IS PMPLACE ASSEMBLY NOTE!. A DUtCT VENT OAS FI EM ACES, MIST BE LIST®. LABELED WN&TALLMD PER MRX OPEOIFICATIONOA ONAI.L CONFORM TO IRC 0MIREMQITO. SEE DIV. OMd1.12 SWOT A-1 mRI B, nrW CLEARANCE FIREPLACES SMALL CON TO IJSQ REQSRETlNTS, SEE DIV. 01007J3 GMT A-1 C. 1M.ARTH Sue, CON'0R1 TO DICC REQUIREMENT ME DIV. 01003.11 1'..IREELCOC OPNI3H AROWO PENETRATIONS EACH FLOOR PEN IRC. SECTION R IOMIJ. E. "REPLACE MOST COMPLY MTN UL 91 TESTING P•IS See SITE PLAN FOR EXTENT OP WALKS L DRIVEWAYS p.r7 3' D: A"S R STEEL POO' P.1p SS' dUAPCMAL PER IRE, SECTIO! FOR / TABLE FMM CONTRACTOR TO VERIFY TO INOPEOTOR THAT ALL GUARDS / RAILING& AE CAPABLE OF PM16TM 300b LOAD ON TOP RAIL ACTING N ANY DIRECTION. 0' w+T FOR Mff H 'CAL V CLBARA.CS ALL 61010 P-le PER IAC SSCT,ON M0051 SEE Div. 7 GUST A•I P•]O PLANT SHELF P-31R UPR AND LCWR LINEN CABMr& P-77 SOFFIT AREA p-73 INTEGRATED MACE UP AR P-74 7F6 OEDO LV R-31 N&"TION MIL SQUARE FOOTAGE EXISTING PROPOSER WORKSHOP 112 SF 112 SF MAIN FLR 1269 SP(44) 1463 SF LOWER FLR 710 SF 710 SF TOTAL 2091 SF(d%1 2285 SF UNFINISHED,N/A SF(,90) _so SF OARAOE 465SF 4i) ^ 626 SF CVRD PORCH N/A OF _ 4 9F DECK W.P. 489 SF�281 230/82 SF TYRE 107XO I M" OTMTTToo XXQI - SLGET A3 Attachment 3 ACCESSORY DWELLING UNIT AFFIDAVIT On my oath, I certify that I reside at �1�2 IMA I tA , Edmonds, Washington, in the primary or accessory dwelling unYfor more than six months of every year. Assessor's Par( STATE OF WASHINGTON ) COUNTY OF SNOHOMISH ) Subscribed and sworn to e me this Al d Notary Public iu and fc ,\DUAFFIDAVIT.DOC ate Residing at &l!` I , Lo A 98ol i Attachment 4 ,=- City of Edmonds PLN20190021 / .. Lyn- A �.+ '� r"•F i � v rr�dr. Mountlake +use 5i� �i, Legend r t a�.p�,h -- ' - • �x .. ' -, i .; (. Arcs DE.G IS.STREET_CENTERLINE — <all other values, z 5; 4 9; 71; 7; 8 �a k J co 1: 2,257 Notes Permit 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, Conditional Use Accessory Dwelling Unit 852 Main St. WGS_1984_Web_Mercator_Auxiliary_Sphere © City of Edmonds current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION Edmonds, WA Attachment 4 City of Edmonds PLN20190021 : r. Lynwood /. � � Y "°`�`r' Mountlake T LU Legend zL ReZones r� L ■ PRD ..,, • RoW er s lV M, 93 Zoning ®r RS-6 RS-8 OMAIN ST RS-1 RS-12 ® RSW-12 RS-20 N El RS-MP 1 1 RM-3 1 a ■ RM-2.4 . RM-1.5 $ - tam- RM-EW BD1 BD2 DAYTON ST• ~ ,. +\ BD4 BD5 OR a WMU �. ll BP O 0 BN FVMU 01 . a BC 7 7/1: 2,257 O Notes Permit 0 94.04 188.1 Feet Conditional Use This map is a user generated static output from an Internet mapping site and is for Accessory Dwelling Unit reference only. Data layers that appear on this map may or may not be accurate, 852 Main St WGS_1984_Web_Mercator_Auxiliary_Sphere current, or otherwise reliable. Edmonds, WA © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION 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 `'oc. 18yv May 23, 2019 Craige Remington 852 Main Street Edmonds, WA 98020 (916)765-6329 yorems@comcast.net Subject: COMPLETE APPLICATION — ACCESSORY DWELLING UNIT (PLN20190021) Dear Mr. Remington, Thank you for submitting the required documentation and application fees for the above -referenced permit; the application is complete in accordance with ECDC 20.02.002. As a result, the City will proceed with issuing public notice of the project per ECDC 20.03. As project review moves forward, additional information or clarification could be requested per ECDC 20.02.003. If you have any questions, please contact me at (425) 771-0220, ext 1372. Sincerely, Amber Groll Planner Attachment 6 FILE NOs.: PLN20190021 Applicant: Remington DECLARATION OF POSTING On the 4th day of June, 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 4th day of June, 2019, at Edmonds, Washington. Signed: Attachment 6 FILE NO.: PLN20190021 APPLICANT: Remington DECLARATION OF MAILING NOTICE OF APPLICATION On the 4 day of June, 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 4 day of June, 2019 at Edmonds, Washington. i Signed : {BFP747887.D0CJW006.900000\ } Attachment 6 -.r CITY OF EDMONDS NOTICE OF DEVELOPMENT APPLICATION AND COMMENT PERIOD NAME OF APPLICANT: Craige Remington DATE OF APPLICATION: 04/25/2019 DATE OF COMPLETENESS: 05/23/201.9 DATE OF NOTICE: o6/04/20i9 FILE NO.: PLN20190021 PROJECT LOCATION: 852 Main 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 PLN2o180068. OTHER REQUIRED PERMITS: Building Permit (file no. BLD20190449) REQUIRED STUDIES: Unknown EXISTING ENVIRONMENTAL DOCUMENTS: None COMMENT PERIOD: Comments due by June 3.8, zoig. 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) 771-022o, amber_groll(a)edrnondswa.gov PUBLISH: o6/04/2019 Attachment 6 Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Leanna Hartell 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 EDH859580 PLN20190021 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 06/04/2019 and ending on 06/04/2019 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for s ch puNication is $59.73. Subscribed and sworn before me on this \PAP`' o$,F'4 `� ' III day of � � =� Q=�`gA,? A. 5p ',/ CA Notary Public in and for the State of Washington. City of Edmonds - LEGAL ADS 114101416 DIANE CGNNINGHAM Classified Proof Attachment 6 CITY OF EDMONDS NOTICE OF DEVELOPMENT APPLICATION AND COMMENT PERIOD NAME OF APPLICANT: Craige Remington DATE OF APPLICATION: 0425/2019 DATE OF COMPLETENESS: 05232019 DATE OF NOTICE: 0610412019 FILE NO: PLN20190021 PROJECT LOCATION: 852 Main SI, Edmonds, WA PROJECT DESCRIPTION- Application for an Accessory Dwelling Unit (ADU). The Wait; zoned Single•Famuy Residential (RS-6) REOUESTED PERMIT Conditional Use Permit - ADD. InImmalndn on this application can be viewed at the City of Edmonds Development Services Dept.. 121 5lh Ave. IN, Edmonds. WA 08020. or on the City's webelle at edmdnoswo. ov through the Online Permits link Search ford. OTHER REQUIRED PERMITS: Building Permit (file no. 81-020190449) REQUIRED STUDIES: Unknown EXISTING ENVIRONMENTAL DOCUMENTS: None COMMENT PERIOD: CoinmenU tlue fry June 18__201 . Any person has the night to commem on I appkcalion during the public comment period receive notice and participate In any heating. and n9auest a copy of file decision on the application The City may accept puerile cemmenls at any time prior 10 the closing of the record of an open record pro.deUslon hearing. If any, or. If no open record pie-daclsion hearing is provided, prior to the decision on the project peinet Only paities of record as dennwd in ECDC 20.07-003 have standing to inibale an administrative appeal CITY CONTACT: Amber Groll, Planner M25) 771-0220, amlXri aroeAedm_on_d wa. ov Published: June 4, 019 EDH659560 Proofed by Hartell, Leanna, 06/04/2019 08:45:36 am Page: 2 Attachment 6 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. r Signature Applicant or pplicant's Representative Subscribed and sworn to before me this lay of Notary Public in and for the State of Washington Residing at &OV_II , 1/(A REC "fEE) r� ., 2019 APR �= .. DEVELOP MEW SERVICES OUNTE `,,`tttta�terurrrudd,�'' O G' qO��d i ire Revised on 9130111 P2 - Adjacent Property Owners List Page 2 of 2 Attachment 6 00434206703501 00434206793601 00434296703701 GREGORY NELSON GREGORY NELSON G.R GORY NELSON 1139 S MILLS AVE 11)9'� MILLS AVE f139 S MILLS AVE LODI, CA 95242 LODI, CA 95242 LODI, CA 95242 00434206703800 004342067,03901 00434206704001 GREGORY'NELSON GREGO,RY NELSON GRRY NELSON 113 '� MILLS AVE 1139'S MILLS AVE 1139 S MILLS AVE LODI, CA 95242 LODI, CA 95242 LODI, CA 95242 00434207701600 00434206803500 00434206803700 CRAIGE 1 REMINGTON BONNIE BLAIR/TALBOT HILORY FRAN E SPECTOR 952 MAIN STREET 907 DAYTON ST 117 9TH AVE S EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 00434206900400 00434207600900 00434207601100 MICHAEL J BARD DELYLE F REULE SUE & JOHN MACDONALD PO BOX 731 830 DAYTON STREET 840 DAYTON ST EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 00434207601300 00434207700800 00434207701200 DELL R & CAROLE LOWELL MICHAEL S FALCONE RICHARD/JANAN DEAN 842 DAYTON ST 824 MAIN ST i 836 MAIN ST EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 T•� 00434207701400 00434207702000 00434207702300 JOHN S MCGIBBON MATHEW & ANNA RINALDI HOPE PLACE LLC 842 MAIN ST 855 DAYTON PO BOX 700 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 00434207702700 00434207703300 00434207801200 THOMAS M SNYDER NANCY M MARSH MICHAEL K & SHARI L WATKINS 837 DAYTON ST 825 DAYTON ST 840 BELL STREET EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 00434207801800 00434207803200 00434206800300 THOMAS PRICE TRUSTEE MARGARET PEPIN-DONAT SANDRA R MARSH 125 9TH AVE N 823 MAIN ST 912 MAIN ST EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020-2907 00434207800700 00434207800900 00434207801500 CAROL F DAVIS TRUSTEE LARRY SCOTT & WENDY B CARPENTER ERIC C PETERSON 824 BELL ST 830 BELL ST 842 BELL ST EDMONDS, WA 98020-3022 EDMONDS, WA 98020-3022 EDMONDS, WA 98020-3022 00434207802000 MATHEW LIVESEY & JENNIFER MONTANO 849 MAIN ST EDMONDS, WA 98020-3033 00434207802200 CHARLES DIEM 847 MAIN ST EDMONDS, WA 98020-3033 00434207802400 LAURA AND MARK MYERS 843 MAIN ST EDMONDS, WA 98020-3033 Attachment 6 00434207802600 JEREMY SCHILLINGER 837 MAIN ST EDMONDS, WA 98020-3033 00434207700500 KRIS A BUSLACH 820 MAIN ST EDMONDS, WA 98020-3034 00434206803701 ROBERT & LINDSAY RUTHERFORD 1139TH AVE S EDMONDS, WA 98020-3305 00434207702500 CHEE K & SHERLYN Y WONG 845 DAYTON ST EDMONDS, WA 98020-3337 00434207703100 LAWRENCE & MARILYN BRAINARD 23632 HWY 99 STE F EDMONDS, WA 98026 00434207802800 ROBERT & MARY JEAN MCMAHON 831 MAIN ST EDMONDS, WA 98020-3033 00434207701000 TERRI DELANY 830 MAIN ST EDMONDS, WA 98020-3034 00434207601700 EDGARDO A BULACLAC 202 9TH AVE S EDMONDS, WA 98020-3306 00434207702900 ROBERT B & CAROL M CLOSS 831 DAYTON ST EDMONDS, WA 98020-3337 00434207701800 KEVIN M & TERI L JOHNSON 14715 57TH PL W EDMONDS, WA 98026-3705 00434206800100 00434206700100 SUSAN S JANOS BARBARA ASH BY-MICHEL 1036 NE 88TH ST 18116 JAMES ST SEATTLE, WA 98115 SNOHOMISH, WA 98296 00434207803000 NATHANIEL E & KIRSTEN A PAUST 825 MAIN ST EDMONDS, WA 98020-3033 00434206800600 CITY OF FbMONDS 250 5TIH AVE N ED ONDS, WA 98020-3146 00434207600600 JOHN & KRISTINE ZIMMERMAN 820 DAYTON ST EDMONDS, WA 98020-3337 00434206900100 JAMES L DEL GIANNI 205 9TH AVE S EDMONDS, WA 98020-3348 00434206700400 GEOFFREY NELSON 12131 NE 73RD ST KIRKLAND, WA 98033 , Attachment 7 June 20, 2019 Amber M. Groll / Planner City of Edmonds 1215"'. Ave. N. Edmonds, WA 98020 Subject: Residence at 852 Main St. Edmonds, WA Dear Amber, We wish to clarify for the City of Edmonds that we will be complying 100% with the affidavit we signed, and we shall be living full-time at our residence at 852 Main Street once the remodel has been completed. Moving back into the residence will fulfill the regulation of the ADU code as sworn to in the affidavit. It is our intention, not to rent out any portion of the entire unit but wanted to make it private and available to friends and family who wish to visit with us in Edmonds. Please don't hesitate to contact us should there be any further questions. We look forward to working with you to complete the remodeling of our residence and ADU as well as enjoying our time in Edmonds. Please don't hesitate to contact us with any questions........ Sincerely, Craige J. R ington (916) 765-6329 yorems@comcast.net 852 Main Street Edmonds, WA 98020 Attachment 8 CITY OF EDMONDS - PLANNING DIVISION STAFF COMMENT FORM ❑ PW-Engineering ❑ Fire ❑ PW - Maintenance 8 Building Project Number: PLN20190021 Applicant's Name: CRAIGE REMINGTON / ARCHITECTURAL INNOVATIONS Property Location: 852 MAIN STREET Date Application Received: 04.25.19 Date Application Routed: 04.25.19 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: Title: BUILDING OFFICIAL LEIF BJORBACK 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: 5/23/19 ❑ I have reviewed this land use proposal for my department and have the following comments or conditions: Attachment 9 Project Number: CITY OF EDMONDS - PLANNING DIVISION STAFF COMMENT FORM PW-Engineering ❑ Fire ❑ PW - Maintenance ❑ Building PLN20190021 Applicant's Name: CRAIGE REMINGTON / ARCHITECTURAL INNOVATIONS Property Location: 852 MAIN STREET Date Application Received: 04.25.19 Date Application Routed: 04.25.19 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: JOANNE ZULAUF Ext. 1372 Title: ENGINEERING TECHNICIAN Date: 05/03/2019 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. ❑ I have reviewed this land use proposal for my department and have the following comments or conditions: Attachment 10 Project Number: CITY OF EDMONDS - PLANNING DIVISION STAFF COMMENT FORM PW-Engineering @ Fire ❑ PW - Maintenance 8 Building PLN20190021 Applicant's Name: CRAIGE REMINGTON / ARCHITECTURAL INNOVATIONS Property Location: 852 MAIN STREET Date Application Received: 04.25.19 Date Application Routed: 04.25.19 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: Karl Fltterer Ext. 1372 Title: Assistant Fire Marshal Date: 05/06/2019 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. ❑ I have reviewed this land use proposal for my department and have the following comments or conditions: Attachment 11 Groll, Amber From: Jennifer Susan Livesey <jml@liveseys.net> Sent: Monday, June 10, 2019 8:40 PM To: Groll, Amber Subject: Comment Regarding PLN20190021 Dear Ms. Groll, We are writing in regard to the property at 852 Main Street (PLN20190021). It is our understanding that ADU permits are granted to individuals living in the home they would like to divide. The owner does not reside at this address and has not, to our knowledge, done so during the four years we have lived across the street. This is contrary to the ADU Affidavit, dated 24 April 2019, that the owner signed and submitted to the City of Edmonds, in which he attests to living in the residence for at least six months each year. Further, although the home is currently listed as a single family dwelling (as the owner attests under penalty of perjury in the Land Use Application filed with the City of Edmonds on 25 April 2019), it is actually a bilevel with both floors rented as individual units. There is no physical separation between the units, nor are the utilities divided. As homeowners in the immediate vicinity, we are concerned about these and other potential code violations related to this undocumented rental property. We are not opposed to the concept of ADUs, but in this case there are many open questions as to the owner's status and intent. We recommend that the City of Edmonds investigate and make a determination as to the accuracy of this ADU application before allowing it to proceed further. Best regards, Matthew and Jennifer Livesey 849 Main Street Attachment 12 Groll, Amber From: Janan Dean <janandean@gmail.com> Sent: Monday, June 10, 2019 11:09 AM To: Groll, Amber Subject: Project location 852 Main st Amber, I received the notice of development for 852 Main. I do have some comments to make. I am wondering how this will impact us in our neighborhood block. I do realize an ADU can address the housing issue. How many people can live there with 5 bedrooms? Parking on the street in front of the house has been removed with the new right turn lane onto 9th. I am wondering about having a parking issue. Plans show 4 cars in the driveway, which never happens. Will are alley become more crowded and used? I think the bigger issue for me it that the house has been an 2 unit rental where the units have been sharing fuse boxes, heat, furnace and the same address! Is that legal? The bigger, bigger issue is that Craige Remington, the owner, has not lived here for 6 months of the year. We have been here 4 years and it has always been a 2 unit rental. He has signed a sworn affidavit that he reside here for 6 months. Something there is very fishy to me and perhaps he has been avoiding taxes in CA. His permanent address is in Roseville, Ca. So how do we address that? Is that something the city checks up on? Janan Dean 836 Main st. Sent from my iPad Attachment 13 Groll, Amber From: Rich Dean <dean.rich@gmail.com> Sent: Monday, June 10, 2019 11:22 AM To: Groll, Amber Subject: Re: File # PLN 20190021 Amber, I have one concern/comment on the ADU Development Application submitted by Craige Remington for the residence at 852 Main St. We have lived two doors down from that address for three and a half years. In that time the house has been a rental with one renter upstairs and the other down. In that time Craige Remington has never occupied the house. His sworn affidavit states that he resides there at least six months out of the year. His primary residence is in California according to phone records and my guess is that he insulates himself from California income taxes by claiming residence here. I think people should be honest in sworn, notorized legal documents. Please notify me of any changes in the development plan for 852 Main. Rich Dean