LL-10-67 Staff Report with Attachments.pdfTY' . .F ".. D M 0 N D S MIKE COOPER
MAYOR
121 5th AVENUE NORTH o EDMONDS, WA 98020 0 (425) 771-0220 o FAX (425) 771-0221
Website: www.d.edmondsma.us
DEVELOPMENT SERVICES DEPARTMENT
PLANNING DIVISION PRELIMINARY REVIEW
FINDINGS, CONCLUSIONS, & DECISION
Project: First Security Bank Lot Line Adjustment
File Number: PLN20100067
Date of Report: November 17, 2010
I have determined that the application is complete and have revieived the lot
line adjustment application pursuant to Chapters 20.01, 20.02, and 20.75 of
the Edmonds Community Developmlent Code. 1
Reviewed By:
Jennifer Machuga
Planner
A. SUMMARY OF APPLICATION: The subject application was submitted by Prizm
Surveying Inc. on behalf of Washington Credit Union for a lot line adjustment to combine
three existing parcels into one parcel at 620 Edmonds Way. The site is located within the
Planned Business (BP) zone. See the Zoning and Vicinity Map for reference (Attachment 1),
The purpose of the proposed lot line adjustment is to remove all interior property lines
between the three existing parcels as part of the redevelopment of the site. First Security
Bank currently operates in an older structure at the site. The existing structure will be
demolished and a new bank building will be constructed pursuant to a conditional use
permit (CUP) granted for the facility on November 3, 2010 (PLN20100060). Before the
new bank building can be constructed, however, Condition #3 of the CUP requires the
subject lot line adjustment "be approved by the City prior to issuance of a building
permit for the new bank." An application for a building permit for the new bank building
has not been submitted to date.
The subject land use application is included as Attachment 2, and the proposed lot
combination is shown on the lot line adjustment map (Attachment 3). The existing
interior lot lines between Parcels A, B, and C will be removed to create one parcel as
shown on the map.
1 All Edmonds Community Development Code (ECDC) citations can be accessed online at wiviv.ci.edmonds.wa.its.
11, 18` 0
Sister City - Hekinan, Japan
First Security Bank Lot Line Adjustment
620 Edmonds Way
File No. PLN20100067
B. DECISION OF LOT LINE ADJUSTMENT: Based on the Findings of Fact, Conclusions,
and Attachments to this report, the following decision is issued by the City of Edmonds
Planning Division. The lot line adjustment, as proposed, is APPROVED with the
following conditions:
1. Prior to submitting documents to the Planning Division for "Final Review," please make
the following changes:
a. On all sheets, revise to state the file number as PLN20100067.
b. Add the following statement to the face of the recording documents: "Setbacks
shown are for reference only and vest no right." Or, setback lines must be
removed from the plans.
c. Include all required information, including owner's certification and staff's
approval block.
2. As part of the submittal to the Planning Division for "Final Review," provide evidence
that the individual(s) who will be signing the recording documents are authorized to sign
on behalf of the property owner.
3. After the above changes have been made, submit revised documents to the Planning
Division for "Final Review." Once "Final Approval" has been issued from the City, the
applicant shall take the documents to the Snohomish County Auditor's Office for
recording. Please make sure that all documents to be recorded meet the Snohomish
County Auditor's requirements for recording, including all signatures in black ink.
4. After recording the lot line adjustment, the applicant must provide the City of Edmonds
Planning Division with two (2) copies of the recorded map (with the recording number
shown). The City will not consider the lot line adjustment to have been completed
until this is done.
5. The applicant must file new deeds for each of the parcels with Snohomish County, as
appropriate, and provide the Planning Division with copies of the deeds.
II. FINDINGS AND CONCLUSIONS
A. GENERAL INFORMATION
1. Request: The applicant is proposing to eliminate the interior boundary lines among
three parcels addressed as 620 Edmonds Way in order combine the three parcels into
one parcel. All three subject parcels are located in the Planned Business, BP, zone.
See the Zoning and Vicinity Map for reference (Attachment 1).
2. Review Process: A lot line adjustment is a Type I permit pursuant to ECDC 20.01.003.
The director reviews the project and issues an administrative decision pursuant to ECDC
20.75.050(C).
3. Owner: Washington Credit Union
4. Applicant: Gary Letzring with Prizm Surveying, Inc.
5. Tax Parcel Numbers: 27032500307300 (Parcel A), 27032500307200 (Parcel B), and
27032500303500 (Parcel C)
6. Location: 620 Edmonds Way, Edmonds WA 98020
7. Zoning: Planned Business (BP)
Page 2 of 5
First Security Bank Lot Line Adjustment
620 Edmonds Way
File No. PLN20100067
8. Acreage / Square Footage: The proposal will combine the area of Parcels A, B, and C
into one parcel. The area of the resulting parcel will be equivalent to the sum of the
areas of Parcels A, B, and C.
9. Existing Use: The three parcels are currently developed as one commercial site. The
existing building on the subject site is used by First Security Bank.
10. Proposed Use: The use of the site will not change with the subject proposal; however,
First Security Bank plans to remove the existing bank building and construct a new
building further west on the site as indicated in PLN20100060.
11. Shoreline Management: The proposal is not subject to Shorelines of the State
regulations.
12. Access: The site will continue to take access directly from Edmonds Way and Paradise
Lane.
13. Dedications: No dedication of land is required by the City Engineer with the proposed
lot line adjustment.
14. Improvements: No improvements are required by the City Engineer with the proposed
lot line adjustment.
B. SEPA THRESHOLD DETERMINATION
Review by the State Environmental Policy Act (SEPA) is not required with this application
because the proposal is to combine three parcels into one parcel and is exempt under
WAC 197-11-800 (1)(b)(i) (Categorical Exemptions).
C. TECHNICAL COMMITTEE
This application was reviewed by the City's Engineering Division and the Public Works
Department. Both reviewers had no comments on the proposed lot line adjustment
(Attachments 4 and 5).
D. NEIGHBORHOOD CHARACTERISTICS
The subject site is comprised of three smaller parcels and is triangular in shape; it is bounded
by Edmonds Way on the south and Paradise Lane on the north. Adjacent to the west are
single-family zoned and developed parcels as are those parcels to the north across Paradise
Lane. The parcels along Edmonds Way to the east are zoned Planned Business (BP) and
Neighborhood Business (BN). While some of these parcels do have businesses on them,
others are currently underdeveloped with older single-family residences and thus are
candidates for redevelopment. Further back from Edmonds Way, on both the north and the
south, are single-family residential areas.
E. COMPREHENSIVE PLAN COMPLIANCE
The Comprehensive Plan designation for the subject site is "Planned Business/Neighborhood
Business." There is no proposed change to the existing designation. The current proposal
meets the intent of the Comprehensive Plan, as the proposal is simply to remove interior
parcel lines on a site that is already developed as one site.
Page 3 of 5
First Security Bank Lot Line Adjustment
620 Edmonds Way
File No. PLN20100067
F. ZONING CODE COMPLIANCE (ECDC 16.53)
1. Lot Area: The BP zone does not have a minimum required lot size.
2. Lot Width: The BP zone does not have a minimum required lot width.
3. Setbacks: The BP zone requires a 15 -foot street setback and no side or rear setbacks
unless adjacent to an R -zoned property, then the side or rear setback is required to be 15
feet. The southern and northeastern boundaries of the subject site are adjacent to streets
and require a 15 -foot setback. The western boundary of the subject site is adjacent to
RS -6 zoned properties and therefore requires a 15 -foot setback. Although the existing
building is located within the 15 -foot setback from the northeastern property line, the
proposed lot combination will not bring the building any further out of compliance. In
fact, the purpose of the proposed lot line adjustment is to eliminate the interior property
lines between the three existing parcels so that the property lines of the site will reflect
the fact that all three parcels are developed as one site and to eliminate any conflict with
interior lot lines when the site is redeveloped.
4. Lot Coverage / Floor Area: The BP zone does not have a maximum allowed lot
coverage or floor area requirement.
5. Corner Lot Determination: The proposed parcel is considered a corner lot, as it has
frontage on both Edmonds Way and Paradise Lane.
6. Flag Lot Determination: The proposed parcel is not considered a flag lot.
The proposal appears to meet the intent of the Zoning Ordinance.
G. ENVIRONMENTAL ASSESSMENT
A critical areas determination was conducted for the subject site in 1992 under File No.
CRA 19920092, and a waiver from further study was issued at that time. There are no
apparent topographical considerations driving the proposed lot line adjustment.
H. LOT LINE ADJUSTMENT COMPLIANCE ECDC (ECDC 20.75.050)
The lot line adjustment shall be approved unless the proposed adjustment will:
1. Create a new lot, tract, parcel, site, or division;
2. Reduce the setbacks of existing structures below the minimum required by code or make
existing nonconforming setbacks of existing structures more nonconforming than before;
3. Reduce the lot width or lot size below the minimum required for the applicable zone;
4. Transform a nonbuildable lot, tract, parcel, site or division into a buildable lot, tract,
parcel, site or division;
5. Would otherwise result in a lot which is in violation of any requirement of the ECDC.
The proposal will not create a new lot, tract, parcel, site or division — there are three existing
parcels, and the proposal will result in one parcel. No existing setbacks will be reduced
below the minimum required by code with the proposed lot line adjustment. In fact, by
combining the three parcels into one parcel, any previous conflict with interior property lines
will be eliminated. There is no minimum required lot area or lot with for the BP zone.
Therefore, the proposal will not reduce the lot area or width of the site below the minimum
required. The proposal is not transforming a nonbuildable lot into a buildable lot — the three
parcels are currently developed as one site and the lot combination will formalize this fact by
Page 4 of 5
First Security Bank Lot Line Adjustment
620 Edmonds Way
File No. PLN20100067
combining the lots into one parcel. There is no indication that this proposal is in violation of
the Edmonds Community Development Code.
III. APPEALS
Pursuant to ECDC 20.75.050(G), decisions on lot line adjustment applications may be appealed
by a party of record to the Hearing Examiner as a Type II decision as set forth in ECDC 20.06.
IV. LAPSE OF APPROVAL
Section 20.75.050.F states, "An application for a lot line adjustment shall expire one year after a
complete application has been filed with the city. An extension up to an additional year may be
granted by the Edmonds planning manager or his/her designee upon a showing by the application
of reasonable cause."
V. NOTICE TO THE COUNTY ASSESSOR
The property owner may, as a result of the decision rendered by the staff, request a change in the
valuation of the property by the Snohomish County Assessor's Office.
VI. PARTIES OF RECORD
Planning Division
Washington Credit Union
P.O. Box 97000
Lynnwood, WA 98046
Mr. Gary Letzring
Prizm Surveying Inc.
P.O. Box 110700
Tacoma, WA 98411
VII. ATTACHMENTS
1. Vicinity / Zoning Map
2. Land Use Application Form
3. Proposed Lot Line Adjustment Map
4. Engineering Division Comment Form
5. Public Works Department Comment Form
Page 5 of 5
am
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13TH WAY
U oZoning and. Vicinity Map
0 62.5 125 250
File No. PLN20100067 lFeet
N
Attachment 1
city of edmonds -.
land use application
2 0 1 0 O C:)
❑ ARCHITECTURAL DESIGN REVIEW ®•
❑ COMPREHENSIVE PLAN AMENDMENT 9� p
0 CONDITIONAL USE PERMIT FILE # Zd i n — (.P % ZONE P7 P
❑ HOME OCCUPATION DATE l u ' 13' I REC'D BY Cil M
0 FORMAL SUBDIVISION
❑ SHORT SUBDIVISION e FEE +2-0t00 RECEIPT# 0415 2— (P 1
X, LOT LINE ADJUSTMENT /1bTCAMVW AT)0A HEARING DATE
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT ❑ HE STAFF 0 PB ❑ ADB ❑ CC
❑ STREET VACATION
0 REZONE
❑ SHORELINE PERMIT
0 VARIANCE / REASONABLE USE EXCEPTION
0 OTHER:
PROPERTY ADDRESS OR LOCATION 620 EDMONDS WAY
PROJECT NAME (IF APPLICABLE) FIRST SECURITY BANK LOT COMBINATION
PROPERTY OWNER WASHINGTON CREDIT UNION PHONE# 800-683-0973
ADDRESS PO Box 97000 LYNNWOOD, WA 98046
E-MAIL FAX #
TAX ACCOUNT# 27032500307300, 27032500307200 & 27032500303500 SEC. 25 Twp. 27 N. RNG. 3 E.
DESCRIPTION OF PROJECTOR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) LOT COMBINATION
axCx is IV\" -L
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
PER ECDC SECTION 20.75.050, THIS PROJECT DOES NOT CREATE ANY ADDITIONAL LOT, TRACT OR PARCEL.
APPLICANT PRIZM SURVEYING INC, PHONE# (253) 404-0983
ADDRESS PO BOX 110700 TACOMA WA 98411
E-MAIL GLETZRING@PRIZMSURVEYING.COM FAX# (253) 404-0984
CONTACTPERSoN/AGENT GARY LETZRING PHONE # (253) 404-0983
ADDRESS (SAME AS ABOVE)
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 attorney's
fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information
famished by the applicant, his/her/its agents or a ces.
By my signature, I certify that the informati ex ' its rewith b 'tied are true and correct to the best of my knowledge
and that I am authorized to file this applicgt q nn the ehalf . the ne as listed below. 9 /�
SIGNATURE OF APPLICANVAGENT ^� GtJ4 ^DATE
Property O is Authorization n
I.
��� f� X ��.>/Fi Z !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 Applicant/Agent to apply for the
subject land use application, and grant my permission for the publiZthi,�
nd the staff of the City of Edmonds to enter the
subject property for the purposes of i and posting attend ication,SIGNATURE OF OWNERDATE
This application forms revised on 8/10/ . Questions? Call (425) 771-0220.
L:U. BRARY\PLANNING\Forms & HandoutstPubEc Handouta\ and Use ApplicationAm
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CITY OF EDMONDS — PLANNING DIVISIVN
REQUEST FOR COMMENT FORM
PW -Engineering Fire PW - Maintenance Parks & Rec. Building
Treatment Plant Economic Dev.
Project Number: PLN2010-0067
Applicant's Name: FIRST SECURITY BANK I1' 1 2010
Property Location: 620 EDMONDS WAY P p . '
Date of Application: 10/13/10 Date Form Routed: 10/19/10 ' ' DiVisloiV
Zoning: PLANNED BUSINESS (BP)
Project Description: LOT LINE ADJUSTMENT
"PER ECDC 20.02.005 ALL COMMENTS MUST BE SUBMITTED WITHIN 15 DAYS OF THE DATE
THIS FORM WAS ROUTED: DUE BY 11.03.10
If you have any questions or need clarification on this project, please contact:
Responsible Staff: JEN MACHUGA Ext. 1224
Name of Individual -Submitting Com
U J ` U
I have reviewed this land use proposal
for my department and have
concluded that IT WOULD NOT AFFECT
MY DEPARTMENT, so I have no
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
concluded that IT WOULD AFFECT MY
DEPARTMENT, so I have provided
comments or conditions below or
attached.
Comments (please attach memo if additional space is needed):
The following conditions should be attached to this permit to ensure compliance with the
requirements of this department (please attach memo if additional space is needed):
Date
Signc
Phon
Attachment 4
CITY OF ED ONDS — PLANNING DIVISION
REQUEST FOR COMMENT FORM
PW -Engineering Fire TJPW - Maintenance Parks & Rec. El Building
El Treatment Plant Economic Dev.
Project Number: PLN2010-0067
Applicant's Name: FIRST SECURITY BANK
Property Location: 620 EDMONDS WAY
Date of Application: 10/13/10 Date Form Routed: 10/19/10
Zoning: PLANNED BUSINESS (BP)
Project Description: LOT LINE ADJUSTMENT
"PER ECDC 20.02.005 ALL COMMENTS MUST BE SUBMITTED WITHIN 15 DAYS OF THE DATE
THIS •., WAS .•
If you have any questions or need clarification on this project, please contact:
Responsible Staff: JEN MACHUGA Ext. 1224
Name_Df-Lndividual Submitting Comments:
Title:
WN I have reviewed this land use proposal
for my department and have
concluded that IT WOULD NOT AFFECT
MY DEPARTMENT, so I have no
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
concluded that IT WOULD AFFECT MY
DEPARTMENT, so I have provided
comments or conditions below or
attached.
(please attach memo if additional space is needed):
The following conditions should be attached to this permit to ensure compliance with the
requirements of this department (please attach memo if additional space is needed):
Date: , ! u-,
Signature: t
Phone/E-mail:
Attachment 5