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StaffReport_PLN20100003.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 Project:BonannoAccessoryDwellingUnit(ADU)at820WalnutStreet(RS6) FileNumber:PLN20100003 DateofReport:April8,2010 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) toprovideforthecareofdisabledpersonswithintheirownhomes. Thissiteislocatedinasinglefamilyneighborhoodindowntown Edmonds.Allofthepropertiesinthisneighborhoodarealsozoned SingleFamilyResidential(RS6).Theownerisproposingtocreate aonebedroomAccessoryDwellingUnit(ADU)withintheexisting firstfloorofthesinglefamilyhome(photocourtesyofSnohomish County!²²¤²²®±Ȍ²Department).Abuildingpermithasbeen concurrentlysubmittedforreview(BLD20100170).Thefloorplan indicatesthattheunitwillbea670squarefeetwhichincludesa kitchenette,bathroom,livingroom,andbedroom.Becausetheownerisproposingtohaveseparate kitchen,bath,andsleepingfacilitieswithintheexistingresidence,anAccessoryDwellingUnit(ADU) permitisrequired.ApprovalofanADUpermitrequirescompliancewithEdmondsCommunity DevelopmentCode(ECDC)Chapters16.20and20.21.Afterlanduseapprovalisobtainedforthe ADU,theownerwillneedtoreceiveBuildingCompliancepermitapproval(BLD20100170). 1 AllEdmondsCommunityDevelopmentCode(ECDC)citationscanbeaccessedonlineatwww.ci.edmonds.wa.us. BonannoADU FilePLN20100003 FINDINGSANDCONCLUSIONS 1.GENERALINFORMATION a.Request:TocreateanADUwithintheexistingfirstfloorofthehome(Attachment2). b.ReviewProcess:AccessoryDwellingUnit(ADU)administrativeconditionalusepermitȏ4¸¯¤ ))ȐdecisionsubjecttoECDC20.02.Planningstaffreviewstheprojectandissuesadecision. c.Owner:EleanorBonanno(Attachment2). d.Applicant :MarkBonanno(Attachment2). e.TaxParcelNumber:00434207300600. f.Location:820WalnutStreet,EdmondsWA98020(Attachment1). g.Zoning:SingleFamilyResidential(RS6). h.Acreage/SquareFootage:Approximately0.23Acres(Attachment3). i.ExistingUse:Onesinglefamilyhome. j.ProposedUse:OnesinglefamilyhomewithoneADUwithinthefirstfloor. k.ShorelineManagement:ThesiteisnotsubjecttoShorelinesoftheStateregulations. l.ComprehensivePlanDesignation:ȏ3¨¦«¤FamilyȟUrbanͲȁȐ m.Access/Street:WalnutStreetisconsideredaȏ,®¢ «3³±¤¤³Ȑandprovidesaccesstothe propertyviaanexistingdriveway. 2.TECHNICALCOMMITTEE ThisapplicationwasreviewedbytheFireDistrict,BuildingDivision,EngineeringDivision,Parksand RecreationDepartment,andthePublicWorksDepartment.TheBuildingDivisionprovidedthe commentswhichincludetheconditionthataBuildingCompliancePermitisrequiredforthe proposedADU.TheFireDistrictrequiredaconditionthatinterconnectedsmokealarmsmustbe providedthroughoutboththeprimaryandaccessoryunits(Attachment5). 3.ZONINGCOMPLIANCE(ECDC16.20) Thepropertyislocatedinthesinglefamilyresidential(RS6)zone.PursuanttoECDC 16.20.010(D)(4),AccessoryDwellingUnitsareapermittedsecondaryuserequiringaConditionalUse permit.TheADUapplicationisprocessedasanadministrativeConditionalUsepermitandreviewed againstspecificADUcriterialistedinECDC20.21.030.TheproposedADUisconsistentwiththe zoningordinance. 4.APPLICATIONANDSTAFFREVIEWCOMPLIANCE(ECDC20.95) ThisADUapplicationisprocessedpursuanttoECDC20.02Ȩȏ4¸¯¤))Ȑstaffdecisionwithnotice required).AcompleteapplicationwasreceivedonFebruary3,2010,whichsatisfiesthe requirementsofECDC20.95.Nowrittenpubliccommentswerereceived. Page2of6 BonannoADU FilePLN20100003 5.CRITERIAFORADUCOMPLIANCE(ECDC20.21.030) ThefollowingspecificcriteriamustbemetinorderforanADUtobeapproved.Thecriteriaas appliedtothispermitarediscussedbelow. a.PermitRequired:AnypersonwhooccupiesorpermitsanotherpersontooccupyanattachedADU asaplaceofresidenceshallfirstobtainapermit. TheapplicantappliedforanADUpermitonFebruary3,2010(Attachment2)andaȏ¢®¬¯«¤³¤Ȑletter rd wasmailedonMarch3alongwithpublicnoticeinstructions.Aconditionofapprovalwillbethat theownerreceivestherequiredBuildingCompliancePermit(BLD20100170)inordertomeetthis criterion. b.NumberofUnits:Asinglefamilydwellingmayhavenomorethan1ADUperlot. OnlyoneADUisproposedforthislot,thereforethiscriterionhasbeenmet. c.Size:InnocaseshallanADUbe(1)largerthan40percentofthelivablefloorareaoftheprincipal dwelling(2)normorethan800squarefeet,(3)norhavemorethantwobedrooms;provided,ifthe ADUiscompletelylocatedonasinglefloor,theplanningmanagermayallowincreasedsizeupto50 percentofthefloorareaoftheprincipaldwellinginordertoefficientlyuseallfloorarea,solongas allotherstandardssetforthinthischapteraremet. TheADUisproposedtobeapproximately670squarefeet.Theexistinghomeisapproximately2918 squarefeet(whichdoesnotincludethe546squarefootattachedgarage).So,theproposedADU willbeapproximately23percentoftheprincipledwelling.Itwillbelocatedcompletelyononefloor andwillnothavemorethantwobedrooms.SeeAttachments3and4.Theapplicationmeetsthe sizecriteria. d.LocationandAppearance:Thesinglefamilyappearanceandcharacteroftheresidenceshallbe maintainedwhenviewedfromthesurroundingneighborhood.ThedesignoftheADUshallbe incorporatedintothedesignoftheprincipaldwellingunitandshallbedesignedtomaintainthe architecturaldesign,style,appearanceandcharacterofthemainbuildingasasinglefamily residenceusingmatchingmaterials,colors,windowstyle,androofdesign.Theprimaryentranceto theADUshallbelocatedinsuchamannerastobeunobtrusivewhenviewedfromthestreet. Wheneverpossible,newentrancesshouldbeplacedatthesideorrearofthebuilding.Onlyone electricandonewatermetershallbeallowedfortheentirebuilding,servingboththeprimary residenceandtheADU.ADUsmustbelocatedwithinorattachedtosinglefamilydwellingunits. TheproposedADUwillmaintainthesinglefamilyappearanceandcharacteroftheresidence.No newexteriorworkisproposed.TheADUisproposedwithintheexistingsinglefamilydwellingunit. Aconditionofapprovalwilladdresstherequirementofhavingonlyonemailbox,watermeter,and electricmeter. e.Parking:Oneoffstreetparkingspaceinadditiontotheparkingspacesnormallyrequiredforthe principaldwellingshallberequiredtobeprovidedfortheADU,butinnoeventlessthanthree spacesperlot. ThegarageisshowntobeͳͲȌwideandͳͷȌdeep.ThereisalsoaͶ͵Ȍlongconcretedrivewayleading uptothetwocargaragethatcanaccommodatevehicles.Withthesedimensions,theEngineering Divisionhasfoundthatthepropertycanaccommodateatleasttwoparkingspaces.Withroom shownforatleasttwoparkingspaces,theADUapplicationmeetstheparkingcriteria(Attachment 3). Page3of6 BonannoADU FilePLN20100003 f.Occupancy:EithertheprimarydwellingortheADUshallbeowneroccupied.ȏ/¶¤±®¢¢´¯¨¤£Ȑ shallmeanapropertyownerwhomakeshisorherlegalresidenceatthesite,asevidencedbyvoter registration,vehicleregistration,orsimilarmeans,andactuallyresidesatthesitemorethansix monthsoutofanygivenyear,andatnotimereceivesrentfortheowneroccupiedunit.The owner(s)shallnotrentthedesignatedowneroccupiedunitatanytimeduringthependencyofthe ADUpermit;Anysuchrentalshallvoidthepermit.Theowner(s)shallnotrentanyportionofthe owneroccupiedunitforanyperiod.Innoeventshallthetotalnumberofoccupantsexceedone familyasdefinedintheEdmondsCommunityDevelopmentCode;provided,however,thatifthe ADUisoccupiedbyanurseorothercaregiverassistingadisabledpersonwhoisanoccupantofthe principalresidence,ortheprincipalresidenceisoccupiedbyanurse/caregiverandtheADUis occupiedbyadisabledpersonunderthe´±²¤Ȍ²care,theoccupancylimitofonefamilymaybein creasedbyoneadditionalunrelatedpersontoatotalofonefamilyrelatedbygenetics,adoptionor marriageplusoneunrelatedperson,oratotalofsixunrelatedpersons.Innoeventshallthetotal numberofoccupantsexceedonefamilyasdefinedintheEdmondsCommunityDevelopmentCode. Theownerhasgivenheroathbysigninganaffidavit(Attachment7)statingthatshewillresideinthe primaryoraccessorydwellingunitformorethansixmonthsofeveryyear.Anȏ!$5#®µ¤ ³Ȑ (showninAttachment8)willalsoneedtoberecordedattheCounty!´£¨³®±Ȍ²Officethataffirms thattheownerwillneedtoresideinthehomeatleastsixmonthsoutofeveryyearandwilldisclose theADUtofutureownersandnotifythemoftheconditionsofapproval. g.Safety,Light,Ventilation,FloorAreaandSimilarFactors:ADUsshallcomplywithallapplicable requirementsoftheUniformHousingCodeandtheUniformBuildingCodeadoptedbyECDCTitle19 andshallcomplyinallrespectswiththeprovisionsoftheECDC.NopermitforanADUshallbe issuedtoanonconformingstructureunlessthatstructureisbroughtintoconformancewiththe thencurrentprovisionsofthiscode. Thesecriteriawillbereviewedduringthebuildingpermitprocess.Afterthebuildingpermitisissued andtheadditioniscompleted,aninspectionbyaCityBuildingInspectorwillbecompletedinorder toensurethattheADUmeetstherequirementsofalllifesafetycodesandstandards.Any conditionsorcorrectionsresultingfromtheinspectionmustbecompliedwith.Anyapprovalofan ADUshouldbeconditionedtorequirecompliancewiththeBuilding$¨µ¨²¨®Ȍ²inspection requirements.TheseitemshavebeenaddressedasconditionsofapprovalfortheADUpermit. Therefore,thiscriterionhasbeenmet. Theproposal,withconditions,iscompliantwiththeADUcriteria. 6.BUILDINGCODECOMPLIANCE(ECDCTITLE19) TheADUpermitcanbedescribedintwophases.PhaseoneoftheADUpermittingprocessisfor landusereviewandapprovalȟthisisthereviewathand.ThesecondphaseoftheADUpermitting processisbuildingcompliancereviewandpermitapproval.Oncetheapplicantobtainsabuilding permitfortheworkproposed,theBuildingDivisionwillreviewtheproposalforcompliancewiththe variousbuildingcodes,includingECDCTitle19. DECISION Page4of6 BonannoADU FilePLN20100003 BasedontheFindingsofFact,Conclusions,andAttachmentstothisreport,thefollowingdecisionis issuedbytheCityofEdmondsPlanningDivision.TheAccessoryDwellingUnitasproposedis APPROVEDwiththefollowingconditions: 1.AbuildingpermitmustfirstbeobtainedfromtheBuildingDivisionandfinalinspectionmustbe madeandoccupancyapprovalgrantedbytheCityBuildingInspectorpriortotheareabeingused asanADU.SpecificcommentsfromtheBuildingDivisionwillbeaddressedduringreviewofthe buildingpermit.SeeECDC20.05.010(C)andsectionIVofthisreportformoreinformation. 2.PursuanttoECDC20.21.060,thisapprovalshallexpireautomaticallywhenever: a.TheADUissubstantiallyalteredandisthusnolongerinconformancewiththeapprovalby thepermittingauthorityandbuildingofficial. b.Thesubjectsiteceasestomaintaintherequirednumberofparkingspaces. c.ThepropertyownerceasestoresideineithertheprimaryresidenceortheADU,theowner occupiedunitisrented,orthecurrentownerfailstofiletheaffidavitrequiredunderECDC 20.21.025(A)(1). 3.Pleasenotethathardwiredinterconnectedsmokedetectorswithbatterybackupwillbe requiredthroughoutboththeprimaryandaccessorydwellingunitsbytheBuildingDivisionand FireDepartment. 4.AsinglefamilydwellingmayhavenomorethanoneAccessoryDwellingUnitperlot. 5.AnAccessoryDwellingUnitCovenantmustbefiledwiththeSnohomishCountyAuditor.Priorto occupancyoftheADU,theownermusteither: a.ProvidethesignedandnotarizedcovenantCityprocessingfeeof$20plustheCounty recordingfee(currently$62)inordertoallowtheCitytorecordthecovenantforyou;OR b.TakethesignedandnotarizedcovenanttotheCounty!´£¨³®±Ȍ²Officeandrecorditforthe #®´³¸Ȍ²recordingfee($62).Then,returnacopyoftherecordedcovenanttotheEdmonds PlanningDivision(completewiththe!´£¨³®±Ȍ²recordingsticker). 6.PursuanttoECDC20.21.040,theAccessoryDwellingUnitpermitshallnotbetransferabletoany siteotherthanthesubjectsitedescribedintheapplication.TheAccessoryDwellingUnitpermit istransferabletonewownersofthesubjectpropertyunlessthereisaviolationofanyconditions ofapprovallistedabove.NewownersmustfileanotarizedAccessoryDwellingUnitAffidavit withtheCityofEdmondsPlanningDivision. 7.Onlyonemailbox,onewatermeter,andoneelectricmeterarepermittedfortheentiresite,in accordancewithECDC20.21.030(D). APPEALSANDRECONSIDERATIONS: Page5of6 BonannoADU FilePLN20100003 AnypersonwishingtofileorrespondtoanappealshouldimmediatelycontactthePlanningDivision at425.771.0220forproceduralinformation. LAPSEOFAPPROVAL: ADUsareprocessedasadministrativeconditionalusepermits,andECDC20.05.020(C)states,ȏ5«¤²² theownerobtainsabuilding¯¤±¬¨³Ȃwithinoneyearfromthedateofapproval,theconditionaluse permitshallexpireandbenullandvoid,unlesstheownerfilesanapplicationforanextensionoftime beforetheexpiration£ ³¤ȁȐ NOTICETOTHECOUNTYASSESSOR: Thepropertyownermay,asaresultofthedecisionrenderedbythestaff,requestachangeinthe valuationofthepropertybytheSnohomishCounty!²²¤²²®±Ȍ²Office. PARTIESOFRECORD: EleanorBonannoPlanningDivision 820WalnutStreetBuildingDivision EdmondsWA98020 MarkBonanno POBox2378 PortAngelesWA98362 ATTACHMENTS: 1.Zoning&VicinityMap 2.LandUseApplication 3.SitePlan 4.FloorPlans 5.DepartmentMemo 6.Notices&AffidavitsofPosting,Publishing,andMailing 7.ADUAffidavit 8.ADUCovenant Page6of6