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LL-07-85 Staff Report.pdf PLANNING DIVISION REVIEW OF A PROPOSED LOT LINE ADJUSTMENT File Number: LL-2007-85 Applicant: Tony Shapiro of A.D. Shapiro Architects Property Owners: Valhalla Partners, LLC Property Location: 23004-23014 Edmonds Way Project Description: Lot line adjustment to combine Parcels A through D into new Parcel A and to combine Parcels E through G into new Parcel G so that the new lot lines follow the zoning designations for Multiple Residential-Edmonds Way (RM-EW) and Community Business-Edmonds Way (BC-EW). A. INTRODUCTION: The applicant is proposing to adjust the boundary lines among seven, now vacant, parcels (A through G). The application is provided as Attachment 1. The subject properties are located in both the Multiple Residential-Edmonds Way (RM-EW) and Community Business-Edmonds Way (BC-EW) zones. See the Zoning and Vicinity Map (Attachment 2) and the Site Context Map (Attachment 4) for reference. The purpose of the proposal is to combine seven parcels into two parcels for the future development of this site. The RM-EW parcel is intended to be built up with new town homes, and the BC-EW parcel will likely be mixed use. B. ANALYSIS OF DESIGN: Number of Lots Involved:Seven parcels, A through G. 1. 2.Lot Area/Width: a.Minimum lot area required for RM-EW zone: 1,500 square feet per dwelling unit. b.Minimum lot area required for BC-EW zone: None. Valhalla Lot Line Adjustment File No. LL-2007-85 Page 2 of 4 c.Proposed lot sizes: (see also Attachment 4) 1 ParcelParcelOld Lot Area New Lot Area Zone A110,938 SF 44,781 SF RM-EW B27,979 SF 0 SF RM-EW C312,418 SF 0 SF RM-EW D413,446 SF 0 SF RM-EW E71,067 SF 0 SF BC-EW F59,685 SF 0 SF BC -EW G624,350 SF 35,102 SF BC -EW d.Minimum lot width required for RM-EW zone: N/A e.Minimum lot width required for BC-EW zone: None. f.All lots meet minimum lot width: Not applicable. g.Number of corner lots: Parcel G (AKA Parcel 6) is considered a corner lot, as it fronts nd both Edmonds Way and 232 Street SW. h.Number of flag lots: None. 3. Topographical Consideration: The properties are generally flat, however there is a slope near the western portion of the site.Although there are slopes adjacent to the subject site, there appears to be no topographical consideration driving the lot line adjustment. 4. Zoning Ordinance: The proposal meets the intent of the Zoning Ordinance. a.Lot line adjustments are not allowed that create a new lot, tract, parcel, site or division, and this proposal does not. See also “d” below. b.Lot line adjustments are not allowed if they reduce the setbacks of existing structures below the minimum required by code or make existing nonconforming setbacks of existing structures more nonconforming than before. All structures have been removed from the site. All new structures will be required to meet setbacks from the proposed new property lines, once recorded. c.Lot line adjustments are not allowed if they reduce the lot width or lot size below the minimum required for the applicable zone. Because lot lines are being dissolved, reducing the lot width or lot size is not an issue. d.Lot line adjustments are not allowed if they transform a nonbuildable lot, tract, parcel, site or division into a buildable lot, tract, parcel, site or division. These lots were buildable prior to the lot line adjustment – no change. e.Lot line adjustments are not allowed if they would result in a lot that is in violation of the Edmonds Community Development Code (ECDC). None of the proposed lots would be in violation of the ECDC. 1 Gross lot area does not include any lot area devoted to vehicular ingress/egress easements. No vehicular easements are shown (Attachment 3), therefore for this proposal “Net Lot Area” equals “Gross Lot Area.” Valhalla Lot Line Adjustment File No. LL-2007-85 Page 3 of 4 5. Comprehensive Plan: Nothing in this proposal seems to be in violation of any goal in the Comprehensive Plan; therefore, the proposal appears to meet the intent of the Comprehensive Plan. 6.Access: The existing means of access to the site will not change with the proposed lot line adjustment. With future development, the number of access points will likely be reduced and more efficient. C. ENVIRONMENTAL ASSESSMENT: : Not Required. However, a Determination of Nonsignificance at 1. SEPA Determination this site was issued for grading on 12/19/2007. No comments or appeals were received. 2. Shoreline Master Program: Exempt from Shoreline Master Program permits. 3. Critical Area Determination: Critical areas inspection was conducted for the properties and “waivers” were issued (file numbers CRA-2004-0026 and CRA-2004-0027). D. REQUIRED IMPROVEMENTS AND DEDICATIONS: No improvements or dedications are required with the lot line adjustment application. Any future development will be reviewed for improvements and dedications, where applicable. E. DECISION: APPROVED WITH THE FOLLOWING CONDITIONS: 1.Include the lot line adjustment file number LL-2007-85 on the documents to be recorded. 2.Submit evidence of the individual(s) authorized to sign on behalf of Valhalla Partners, LLC. 3.Please remove the buildings from the survey, because they are no longer there. 4.Submit documents to be recorded to the City of Edmonds’ Planning Division for review and signature prior to recording. Documents must have the City’s approval before they can be recorded. 5.The applicant must record the approved documents with Snohomish County Auditor’s office (make sure all documents to be recorded meet the Snohomish County Auditor’s requirements for recording, including all signatures in black ink). 6.After recording, provide the City of Edmonds Planning Division with three copies of the recorded documents with the recording number on them. The City will not consider the lot line adjustment to have been completed until this is done. F. ATTACHMENTS: 1.Land Use Application 2.Vicinity / Zoning Map 3.Proposed Lot Line Adjustment Map 4.Site Context Map Valhalla Lot Line Adjustment File No. LL-2007-85 Page 4 of 4 I have determined that the application is complete and have reviewed the application for lot line adjustment pursuant to Chapters 20.75 and 20.95 of the Edmonds Community Development Code. January 18, 2008 Gina Coccia, Planning Division Date RECONSIDERATION OF DECISION A request for reconsideration or clarification of this decision may be made by filing a letter and fee with the Planning Department within ten (10) working days of the date of decision. THE RIGHT TO APPEAL This decision may be appealed to the Hearing Examiner. In this case, a written letter and other items needed to appeal must be submitted to the Planning Division within fourteen (14) calendar days of the date of decision. Please contact the Planning Division for information. Note that per ECDC 20.105.010.A.2. appeals of lot line adjustments are limited to appeals by the applicant only of a denial of a requested lot line adjustment application. TIME LIMITS FOR RECONSIDERATION AND APPEALS The time limits for reconsiderations and appeals run concurrently. If a request for a reconsideration is filed before the time limit for filing an appeal has expired, the time “clock” for filing an appeal is stopped until a decision on the reconsideration request is completed. Once the staff has issued his/her decision on the reconsideration request, the time clock for filing an appeal continues from the point it was stopped. For example, if a request is filed on day 5 of the appeal period, an individual would have 9 more days in which to file an appeal after the staff issues their decision on the reconsideration request. City of Edmonds, Attn.: Planning Division 121 - 5th Avenue North Edmonds, Washington 98020 PARTIES OF RECORD: Planning Division James Abbott Valhalla Partners, LLC th 1501 North 200 Street Shoreline WA 98133 Tony Shapiro A.D. Shapiro Architects 624 Edmonds Way Edmonds WA 98020