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StaffReport_ADU-2009-53.pdf CITY OF EDMONDS th 121 5 Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNINGDIVISIONADMINISTRATIVEREVIEW FINDINGS,CONCLUSIONS,&DECISION th Project:ArsvoldAccessoryDwellingUnit(ADU)at4169AvenueNorth(RS6) FileNumber:PLN20090053 DateofReport:May7,2010 Ihavedeterminedthattheapplicationiscompleteandhavereviewedthe AccessoryDwellingUnitapplicationpursuanttoChapters20.21and20.95of 1 . theEdmondsCommunityDevelopmentCode ReviewedBy:____________________________ GinaCoccia,AssociatePlanner INTRODUCTION ThepurposeoftheAccessoryDwellingUnit(ADU)chapteristoregulatetheestablishmentofADUs withinsinglefamilydwellingswhilepreservingthecharacterofsinglefamilyneighborhoods.The requestforadditionallivingquarterswithinsinglefamilyneighborhoodsisto(1)makeitpossiblefor adultchildrentoprovidecareandsupporttoaparentorotherrelativesinneedofassistance,or(2) provideincreasedsecurityandcompanionshipforhomeowners,or(3)providetheopportunityfor homeownerstogaintheextraincomenecessarytomeettherisingcostsofhomeownership,or(4)to provideforthecareofdisabledpersonswithintheirownhomes. Thissiteislocatedinasinglefamilyneighborhoodin downtownEdmonds.Allofthepropertiesinthis neighborhoodarealsozonedSingleFamilyResidential(RS 6orRS12).Theownerisproposingtocreateaone bedroom(studio)AccessoryDwellingUnit(ADU)abovethe existinggarage.Thefloorplanindicatesthattheunitwill bea299squarefootstudiowhichincludesakitchenette, bathroom,andsmallincidentalpatio/deck.Becausethe ownerisproposingtohaveseparatekitchen,bath,and sleepingfacilitieswithintheexistingresidence,an AccessoryDwellingUnit(ADU)permitisrequired.ApprovalofanADUpermitrequirescompliancewith EdmondsCommunityDevelopmentCode(ECDC)Chapters16.20and20.21.Afterlanduseapprovalis obtainedfortheADU,theownerwillneedtoreceiveBuildingCompliancepermitapproval (BLD20100279). 1 AllEdmondsCommunityDevelopmentCode(ECDC)citationscanbeaccessedonlineatwww.ci.edmonds.wa.us. ArsvoldADU FilePLN20090053 FINDINGSANDCONCLUSIONS 1.GENERALINFORMATION a.Request:TocreateanADUinanewadditionovertheexistinggarage(Attachments1and4). b.ReviewProcess:AccessoryDwellingUnit(ADU)administrativeconditionalusepermitͻǤƦĻLLͼ decisionsubjecttoECDC20.02.Planningstaffreviewstheprojectandissuesadecision. c.Owner:Torstein&IreneArsvold(Attachment1). d.Applicant :AlTomson(Attachment1). e.TaxParcelNumber:00434206400100. th f.Location:4169AvenueNorth,EdmondsWA98020(Attachment3). g.Zoning:SingleFamilyResidential(RS6). h.Acreage/SquareFootage:Approximately0.15Acres(Attachment2). i.ExistingUse:Onesinglefamilyhome. j.ProposedUse:OnesinglefamilyhomewithoneADUinthebasement. k.ComprehensivePlanDesignation:ͻ{źƓŭƌĻFamilyΑUrbanЊ͵ͼ th l.Access/Street:9AvenueNorthisconsideredaͻaźƓƚƩ!ƩƷĻƩźğƌͼandprovidesaccesstothe th propertyviaanexistingdriveway.ThehomeisaͻĭƚƩƓĻƩƌƚƷͼfrontingonboth9AvenueNorth andDaleyStreet. 2.TECHNICALCOMMITTEE ThisapplicationwasreviewedbytheFireDistrict,BuildingDivision,EngineeringDivision,Parksand RecreationDepartment,andthePublicWorksDepartment.TheBuildingDivisionprovidedthe commentswhichincludetheconditionthataBuildingCompliancePermitisrequiredfortheproposed ADU.TheFireDistrictrequiredaconditionthatinterconnectedsmokealarmsmustbeprovided throughoutboththeprimaryandaccessoryunits.TwobuildingpermitshavebeenappliedforΑ BLD20100209(todemolishtheshed,accountfortheenclosedbreezewayandcarportthatwere enclosedwithoutpermits)andBLD20100279(tocreateanadditionandporchabovethegaragetobe usedasanADU).ThelatterofthetwopermitscannotbeissueduntiltheADUlanduseprocessis complete. 3.ZONINGCOMPLIANCE(ECDC16.20) Thepropertyislocatedinthesinglefamilyresidential(RS6)zone.PursuanttoECDC16.20.010(D)(4), AccessoryDwellingUnitsareapermittedsecondaryuserequiringaConditionalUsepermit.TheADU applicationisreviewedagainstspecificADUcriterialistedinECDC20.21.030.TheproposedADUis consistentwiththezoningordinance. 4.APPLICATIONANDSTAFFREVIEWCOMPLIANCE(ECDC20.95) ThisADUapplicationisprocessedpursuanttoECDC20.02ΛͻǤƦĻLLͼstaffdecisionwithnoticerequired). AcompleteapplicationwasreceivedonNovember9,2009,whichsatisfiestherequirementsofECDC 20.95.Processingstepsareoutlinedinsection5aofthisreport.Onewrittenpubliccommentwas received(seesection7ofthisreport). Page2of7 ArsvoldADU FilePLN20090053 5.CRITERIAFORADUCOMPLIANCE(ECDC20.21.030) ThefollowingspecificcriteriamustbemetinorderforanADUtobeapproved.Thecriteriaasappliedto thispermitarediscussedbelow. a.PermitRequired:AnypersonwhooccupiesorpermitsanotherpersontooccupyanattachedADUas aplaceofresidenceshallfirstobtainapermit. AconditionofapprovalwillbethattheownerreceivestherequiredBuildingCompliancePermitinorder tomeetthiscriterion(BLD20100279). TheapplicantappliedforanADUpermitonNovember9,2009(Attachment1).Additionalinformation wasrequestedonDecember1,2009.The/źƷǤ͸ƭoutstandingquestionsweresatisfiedandthetwoweek commentperiodbeganonJanuary15,2010.AnADUpermitisaͻǤƦĻLLͼdecisionthatisdecidedby staffandappealabletotheHearingExaminer. Theapplicationwasputonholdafterthecloseofthepubliccommentperiodafteritwasbroughttothe /źƷǤ͸ƭattentionthattheplanssubmittedwerebothinconsistentwiththeactualconstructionandthe intendedconstruction.TheapplicantsortedthisoutwiththeCodeEnforcementOfficerandtheBuilding DivisionthroughfileBLD20100209.Newrevisedfloorplansandatoscalesiteplanweresubmitted (Attachments2and4).OncethepermitisissuedtoconstructtheADU(BLD20100279)therewillbe inspectionstoconfirmthattheprojectmeetsthevariouscodesasrequired. b.NumberofUnits:Asinglefamilydwellingmayhavenomorethan1ADUperlot. OnlyoneADUisproposedforthislot,thereforethiscriterionhasbeenmet. c.Size:InnocaseshallanADUbe(1)largerthan40percentofthelivablefloorareaoftheprincipal dwelling(2)normorethan800squarefeet,(3)norhavemorethantwobedrooms;provided,ifthe ADUiscompletelylocatedonasinglefloor,theplanningmanagermayallowincreasedsizeupto50 percentofthefloorareaoftheprincipaldwellinginordertoefficientlyuseallfloorarea,solongas allotherstandardssetforthinthischapteraremet. ThenewADUadditionisproposedtobeapproximately299squarefeet.Theexistinghomeis approximately1683squarefeet(whichincludesthenew299squarefootlivingspacewithintheold garagearea).So,theproposedADUwillbeapproximately18percentoftheprincipledwelling.Itwillbe locatedcompletelyononefloorandwillnothavemorethantwobedrooms.SeeAttachments2and4. Theapplicationmeetsthesizecriteria. d.LocationandAppearance:Thesinglefamilyappearanceandcharacteroftheresidenceshallbe maintainedwhenviewedfromthesurroundingneighborhood.ThedesignoftheADUshallbe incorporatedintothedesignoftheprincipaldwellingunitandshallbedesignedtomaintainthe architecturaldesign,style,appearanceandcharacterofthemainbuildingasasinglefamily residenceusingmatchingmaterials,colors,windowstyle,androofdesign.Theprimaryentranceto theADUshallbelocatedinsuchamannerastobeunobtrusivewhenviewedfromthestreet. Wheneverpossible,newentrancesshouldbeplacedatthesideorrearofthebuilding.Onlyone electricandonewatermetershallbeallowedfortheentirebuilding,servingboththeprimary residenceandtheADU.ADUsmustbelocatedwithinorattachedtosinglefamilydwellingunits. TheproposedADUwillmaintainthesinglefamilyappearanceandcharacteroftheresidence.The exterioradditionproposedwillblendwiththeexistingbuildingthroughtheuseofa4/12pitchedroof. ThedesignwasalteredafterthecloseofthepubliccommentperiodtoaddressaconcernthatitķźķƓ͸Ʒ effectivelyblendinwiththesurroundingneighborhood.Thestairsweremovedaroundback,hidingthe accessasmuchaspossiblefromthestreet.Aconditionofapprovalwilladdresstherequirementof Page3of7 ArsvoldADU FilePLN20090053 havingonlyonemailbox,watermeter,andelectricmeter.Anotherconditionwillensurethatthe materials,colors,andwindowstylematchtheexistingbuilding. e.Parking:Oneoffstreetparkingspaceinadditiontotheparkingspacesnormallyrequiredforthe principaldwellingshallberequiredtobeprovidedfortheADU,butinnoeventlessthanthreespaces perlot. Thegaragewasconvertedtolivingspace.ThedrivewayisshownЋЋ͸ЍͼdeepandthecurbcutisЋВ͸ widewithadditionalpavingonsite.Withthesedimensions,theEngineeringDivisionhasfoundthatthe propertycanaccommodateatleasttwoparkingspaces.Withroomshownforatleasttwoparking spaces,theADUapplicationmeetstheparkingcriteria(Attachment2). f.Occupancy:EithertheprimarydwellingortheADUshallbeowneroccupied.ͻhǞƓĻƩƚĭĭǒƦźĻķͼshall meanapropertyownerwhomakeshisorherlegalresidenceatthesite,asevidencedbyvoter registration,vehicleregistration,orsimilarmeans,andactuallyresidesatthesitemorethansix monthsoutofanygivenyear,andatnotimereceivesrentfortheowneroccupiedunit.Theowner(s) shallnotrentthedesignatedowneroccupiedunitatanytimeduringthependencyoftheADU permit;Anysuchrentalshallvoidthepermit.Theowner(s)shallnotrentanyportionoftheowner occupiedunitforanyperiod.Innoeventshallthetotalnumberofoccupantsexceedonefamilyas definedintheEdmondsCommunityDevelopmentCode;provided,however,thatiftheADUis occupiedbyanurseorothercaregiverassistingadisabledpersonwhoisanoccupantoftheprincipal residence,ortheprincipalresidenceisoccupiedbyanurse/caregiverandtheADUisoccupiedbya disabledpersonundertheƓǒƩƭĻ͸ƭcare,theoccupancylimitofonefamilymaybeincreasedbyone additionalunrelatedpersontoatotalofonefamilyrelatedbygenetics,adoptionormarriageplus oneunrelatedperson,oratotalofsixunrelatedpersons.Innoeventshallthetotalnumberof occupantsexceedonefamilyasdefinedintheEdmondsCommunityDevelopmentCode. Theownershavegiventheiroathbysigninganaffidavit(Attachment6)statingthattheywillresidein theprimaryoraccessorydwellingunitformorethansixmonthsofeveryyear.Anͻ!5/ƚǝĻƓğƓƷͼ (sampleshowninAttachment7)willalsoneedtoberecordedattheCounty!ǒķźƷƚƩ͸ƭOfficethataffirms thattheownerwillneedtoresideinthehomeatleastsixmonthsoutofeveryyearandwilldisclosethe ADUtofutureownersandnotifythemoftheconditionsofapproval. :ADUsshallcomplywithallapplicable g.Safety,Light,Ventilation,FloorAreaandSimilarFactors requirementsoftheUniformHousingCodeandtheUniformBuildingCodeadoptedbyECDCTitle19 andshallcomplyinallrespectswiththeprovisionsoftheECDC.NopermitforanADUshallbeissued toanonconformingstructureunlessthatstructureisbroughtintoconformancewiththethencurrent provisionsofthiscode. ThesecriteriawillbereviewedduringtheconcurrentbuildingpermitprocessthroughfileBLD20100279. Afterthebuildingpermitisissuedandtheadditioniscompleted,aninspectionbyaCityBuilding InspectorwillbecompletedinordertoensurethattheADUmeetstherequirementsofalllifesafety codesandstandards.Anyconditionsorcorrectionsresultingfromtheinspectionmustbecomplied with.AnyapprovalofanADUshouldbeconditionedtorequirecompliancewiththeBuilding5źǝźƭźƚƓ͸ƭ inspectionrequirements.TheseitemshavebeenaddressedasconditionsofapprovalfortheADU permit.Therefore,thiscriterionhasbeenmet. Theproposal,withconditions,iscompliantwiththeADUcriteria. Page4of7 ArsvoldADU FilePLN20090053 6.BUILDINGCODECOMPLIANCE(ECDCTITLE19) TheADUpermitcanbedescribedintwophases.PhaseoneoftheADUpermittingprocessisforland usereviewandapprovalΑthisisthereviewathand.ThesecondphaseoftheADUpermittingprocessis buildingcompliancereviewandpermitapproval(BLD20100279).Oncetheapplicantobtainsabuilding permitfortheworkproposed,theBuildingDivisionwillreviewtheproposalforcompliancewiththe variousbuildingcodes,includingECDCTitle19,andinspectionswillfurtherensurecompliance. 7.PublicComments Onepubliccommentletterwasreceived(Attachment8).PartyofRecord JoDrake,aneighbortothe south,hadmanyconcernsabouttheexistingconditionsofthepropertyandraisedmanyquestions abouttheproposedchanges.Inturn,theprojectwasputonholduntiltheapplicantcouldsuccessfully addressoutstandingcomplianceissues.Meanwhile,andinresponsetothepubliccommentreceived, theADUentrancewasspecificallyredesignedsoastobelessobtrusivewhenviewedfromthestreet. Thestairentrancewasmovedtothebackofthebuilding.Theexistingbuildingwasconstructedin1953 andsincethenhashadseveralremodels,includingenclosingthegarageandbreezeway.Manyhomesin Edmondshavelivingspaceabovethegarage,asproposedinthisapplication.Thereisnoexisting prominententrancetothemainunit,soaddingtheADUabovethegarageķƚĻƭƓ͸Ʒnecessarilymakethe buildinglooklikeaduplex.Duplexesaremostevidentwhentheyhavetwosimilarmainentrancesnear eachother,andthisbuildingwillhaveonehiddenmainentrancetothemainunitandoneback/side entrancetotheADU.Anotheradvantageofbuildingupabovethegarageinsteadofoutencroachingin thebackyardisthatkeepingasmallerbuildingfootprintreducespervioussurfacestherebyassistingin drainageefforts.MostADUapplicationschoosetomaxouttheallowable800squarefootarea requirement,whilethisapplicationiswelllessthanhalfthepermittedarea.Itisasmallstudioaccessory unitandisinkeepingwiththepurposesoftheADUchapter.Theredesignedgarageaddition(whichwill beinspectedtoensurecompliance)alsoappearstomeettheheightlimitandsetbacks. Thebuildingpermitassociatedwiththispermitwillnotbeissueduntilafterthecloseoftheappeal periodon May21,2010.Asapartyofrecord,youhavetherighttoappealtheADUdecision,file PLN20090053.ApublichearingbeforetheHearingExaminerwouldthendecidetheoutcomeofthe application.Ifyouwishtopursueanappeal,pleasecontactthePlanningDivisiontogooverthespecific proceduralinformationandsubmittalitems,includingfees(refertoECDC20.07.004Αappealsof recommendationsanddecisionsandECDC20.07.004.DΑcontentofappeal). TheDevelopmentServicesDepartmentCodeEnforcementOfficercanbereachedat425.771.0220. Page5of7 DECISION BasedontheFindingsofFact,Conclusions,andAttachmentstothisreport,thefollowingdecisionis issuedbytheCityofEdmondsPlanningDivision.TheAccessoryDwellingUnitasproposedis APPROVEDwiththefollowingconditions: Ͳȁ AbuildingpermitmustfirstbeobtainedfromtheBuildingDivisionandfinalinspectionmustbe madeandoccupancyapprovalgrantedbytheCityBuildingInspectorpriortotheareabeingusedas anADU.SpecificcommentsfromtheBuildingDivisionwillbeaddressedduringreviewofthe buildingpermit(BLD20100279).SeeECDC20.05.010(C)andsection6ofthisreportformore information. ͳȁ PursuanttoECDC20.21.060,thisapprovalshallexpireautomaticallywhenever: a.TheADUissubstantiallyalteredandisthusnolongerinconformancewiththeapprovalbythe permittingauthorityandbuildingofficial. b.Thesubjectsiteceasestomaintaintherequirednumberofparkingspaces. c.ThepropertyownerceasestoresideineithertheprimaryresidenceortheADU,theowner occupiedunitisrented,orthecurrentownerfailstofiletheaffidavitrequiredunderECDC 20.21.025(A)(1). ʹȁ Hardwiredinterconnectedsmokedetectorswithbatterybackupwillberequiredthroughoutboth theprimaryandaccessorydwellingunitsbytheBuildingDivisionandFireDepartment. ͵ȁ AsinglefamilydwellingmayhavenomorethanoneAccessoryDwellingUnitperlot. Ͷȁ AnAccessoryDwellingUnitCovenantmustbefiledwiththeSnohomishCountyAuditor.Priorto occupancyoftheADU,theownermusteither: a.ProvidethesignedandnotarizedCovenantCityprocessingfeeof$20plustheCountyrecording fee(currently$62)inordertoallowtheCitytorecordtheCovenantforyou;OR b.TakethesignedandnotarizedCovenanttotheCounty!ǒķźƷƚƩ͸ƭOfficeandrecorditforthe /ƚǒƓƷǤ͸ƭrecordingfee.Then,returnacopyoftherecordedCovenanttotheEdmondsPlanning Division(completewiththe!ǒķźƷƚƩ͸ƭrecordingsticker). ͷȁ PursuanttoECDC20.21.040,theAccessoryDwellingUnitpermitshallnotbetransferabletoanysite otherthanthesubjectsitedescribedintheapplication.TheAccessoryDwellingUnitpermitis transferabletonewownersofthesubjectpropertyunlessthereisaviolationofanyconditionsof approvallistedabove.NewownersmustfileanotarizedAccessoryDwellingUnitAffidavitwiththe CityofEdmondsPlanningDivision. ͸ȁ Onlyonemailbox,onewatermeter,andoneelectricmeterarepermittedfortheentiresite,in accordancewithECDC20.21.030(D). ͹ȁ Thematerials,colors,andwindowstyleofthenewadditionshallmatchtheexistingbuilding. APPEALSANDRECONSIDERATIONS: AnypersonwishingtofileorrespondtoanappealshouldimmediatelycontactthePlanningDivisionat 425.771.0220forproceduralinformation.Insummary,ECDC20.07.004requiresappeals(includingthe appealfee)tobefiledwithin14daysaftertheissuanceofthewrittendecisionΑ May21,2010. ArsvoldADU FilePLN20090053 LAPSEOFAPPROVAL: ADUsareprocessedasͻǤƦĻLLͼadministrativeconditionalusepermits,andECDC20.05.020(C)states, ͻƓƌĻƭƭtheownerobtainsabuildingƦĻƩƒźƷͶwithinoneyearfromthedateofapproval,theconditional usepermitshallexpireandbenullandvoid,unlesstheownerfilesanapplicationforanextensionoftime beforetheexpirationķğƷĻ͵ͼ NOTICETOTHECOUNTYASSESSOR: Thepropertyownermay,asaresultofthedecisionrenderedbythestaff,requestachangeinthe valuationofthepropertybytheSnohomishCounty!ƭƭĻƭƭƚƩ͸ƭOffice. PARTIESOFRECORD: AlTomson PlanningDivision 3670ShorewoodAvenueBuildingDivision GreenbankWA98253 Torstein&IreneArsvold th AvenueNorth 4169 EdmondsWA98020 JoDrake th AvenueNorth 4129 EdmondsWA98020 ATTACHMENTS: Ͳȁ LandUseApplication ͳȁ SitePlan(revised) ʹȁ Zoning&VicinityMap ͵ȁ FloorPlans&Elevations(revised) Ͷȁ Notices&AffidavitsofPosting,Publishing,andMailing ͷȁ ADUAffidavit ͸ȁ SampleADUCovenant ͹ȁ PublicCommentLetterfromJoDrake Page7of7