PLN20110037 Staff Report with attachments.pdff nc. 199"
CITY OF EDMONDS
121 50` Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION PRELIMINARY REVIEW
FINDINGS, CONCLUSIONS, & DECISION
Project: Lynwood Way, LLC Lot Line Adjustment
File Number: PLN20110037
Date of Report: July 7, 2011
I have determined that the application is complete and have reviewed the lot
line adjustment application pursuant to Chapters 20.01, 20.02, and 20.75 of the
Edmonds Comm7111
Development Code. I
v
Reviewed By: �
Kernen Lien
Associate Planner
L NTROI➢U CTION
A. SUMMARY OF APPLICATION: The aplicant is requesting to adjust the boundary lines
among two properties located at 21401 72n Avenue West (Parcel C) and 21412 Highway 99
(Parcel B). The proposed lot line adjustment will move the property boundary between the
two properties 20 feet to the east (Attachments 1 & 2).
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 PLN20110037.
2. After the above changes have been made, submit revised signed documents to the
Planning Division for final review and endorsement.
3. Once the document has been endorsed by the City, the applicant shall take the signed
documents up 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 ONE (1) 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.
I All Edmonds Community Development Code (ECDC) citations can be accessed online at www.ci.edmonds.wa.us.
5. The applicant must file new deeds for each of the parcels with Snohomish County, as
appropriate, and must provide the City of Edmonds Planning Division with ONE (1)
copy of each new deed. The City ivill not consider the lot line adjustment to have been
completed until this is done.
II. FINDINGS AND CONCLUSIONS
A. GENERAL INFORMATION
1. Re uest: The applicant is proposing to adjust the boundary lines among two parcels
addressed as 21401 72nd Avenue West and 21412 Highway 99. See the Zoning and
Vicinity Map for reference (Attachment 3).
2. Review Process: A lot line adjustment is a Type I decision 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: James and Barbara Pierre, Lynnwood Way LLC
4. Applicants: Scott Shanks, First Western Development Services, Inc
5. Location: 21401 72nd Avenue West and 21412 Highway 99, Edmonds WA 98026.
6. Tax Parcel Numbers: 00580700002208 (21401 72nd Ave W) & 00580700002207
(21412 Highway 99).
7. Zoning: General Commercial (CG2).
8. Existing Use: 21401 72nd Avenue West is a vacant lot. 21412 Highway 99 has a Texaco
Gas Station with carwash and an espresso stand.
9. Proposed Use: The use on Parcel B (21412 Highway 99) is not proposed to be changed.
The applicants have conducted a preapplication meeting with the City of Edmonds in
regards to a possible medical building being located on Parcel C (21401 72nd Avenue
West); however, no building permit application has been submitted as of the writing of
this staff report.
10. Shoreline Management: The subject property is not located within shoreline
jurisdiction.
11. Access: 21401 72nd Avenue West takes access off 72nd Avenue West and 21412
Highway 99 has two access points of Highway 99.
12. Dedications: No dedication of land is required by the City Engineer with the proposed
lot line adjustment.
13. Improvements: No improvements are required by the City Engineer with the proposed
lot line adjustment.
B. SEPA THRESHOLD DETERMINATION
State Environmental Policy Act (SEPA) review is not required with lot line adjustments.
Page 2 of 5
C. TECHNICAL COMMITTEE
This application was reviewed by the City's Engineering Division and the Public Works
Department and neither the Engineering Division nor Public Works had any comments or
conditions for the proposed lot line adjustment.
D. NEIGHBORHOOD CHARACTERISTICS
The properties are located within a developed commercial area along Highway 99. The block
on which the properties sit (bounded by 212`h St SW, Highway 99, 216`h St SW and 72
Avenue W) contains several business including a car dealership, a light industrial business,
McDonalds, gas station, and a Value Village. All nearby parcels on the above described
block are zoned CG2. The City of Lynwood is across Highway 99 to the east. The properties
directly west of 72nd Avenue are zoned multifamily and developed with two assisted living
facilities.
E. COMPREHENSIVE PLAN COMPLIANCE
The Comprehensive Plan designation for these parcels is "Highway 99 Corridor." The
subject properties are also located within the Corridor Development and Hi -Rise overlays.
There is no proposed change to the existing designation. The current proposal meets the
intent of the Comprehensive Plan.
F. ZONING CODE COMPLIANCE (ECDC 16.20)
1. Lot Area:
i. There is no minimum lot area in the CG2. Existing and proposed lot sizes are as
follows:
Gross Lot Area
Gross Lot Area
Net Lot Area for
for Original
for Proposed
Proposed Parcels*
p
Parcels*
Parcels*
Parcel B
21412 Highway 99
44,623 square feet
41,525 square feet
40,098 square feet
00580700002207
Parcel C
21401 72°d Avenue W
30,944 square feet
34,042 square feet
34,042 square feet
00580700002208
* Net lot area excludes any lot area devoted to vehicular ingress/egress easements.
ii. Since the CG2 zone does not have a minimum lot area requirement both lots will
continue to comply with minimum lot area.
2. Lot Width: There is no minimum required lot width for the CG2 zone. Both lots will
continue to comply with the minimum required lot width.
3. Setbacks: Within the CG2 zone, there is a 4 foot minimum street setback and fifteen
foot set back from all lot lines adjacent to RM or RS zoned property. Neither Parcel B
nor Parcel C is adjacent to RM or RS zoned property. No structures exist on Parcel C
and any future development will be required to meet the minimum setbacks for the CG2
zone. All existing structures on Parcel B meet the minimum setback requirements before
and after the proposed lot line adjustment.
Page 3 of 5
4. Lot Coverage / Floor Area: There is no maximum lot coverage or floor area within the
CG2 zone.
5. Corner Lot Determination: Neither lot is considered a corner lot.
6. Flag Lot Determination: Neither lot is considered a flag lot.
The proposal meets the intent of the Zoning Ordinance.
G. ENVIRONMENTAL ASSESSMENT
Both properties are relative level. The parcel directly to the north slopes down onto the
subject properties at approximately 35% according to the City's LiDAR information
which would qualify it as an erosion hazard; however this area should not impact
development on the subject properties. Parcel B is mostly developed out with a little
landscaping and Parcel C is most graveled. There does not appear to be any
environmental issues with the property.
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;
The proposal will not create a new lot, tract, parcel, site, or division. Parcel B and
Parcel C where created via a short subdivision through the City of Edmonds under file
number S-98-44 (AFN 9809150217).
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;
The proposal will not reduce the setbacks of existing structures. The only setbacks
applicable to the subject properties are 4 foot street setbacks, there are no side or rear
setbacks. The proposed lot line adjustment will not affect either street lot line. No
structures exist on Parcel C and the structures on Parcel B are compliant with the required
street setback. Any new development on the resulting parcels will be required to meet
minimum zoning setbacks.
3. Reduce the lot width or lot size below the minimum required for the applicable zone;
There is no minimum lot width or lot size within the CG2 zone.
4. Transform a nonbuildable lot, tract, parcel, site or division into a buildable lot, tract,
parcel, site or division, -
The proposal does not transform a nonbuildable lot into a buildable lot.
5. Would otherwise result in a lot which is in violation of any requirement of the ECDC.
There is no indication that this proposal is in violation of the Edmonds Community
Development Code.
Type I permit decisions may be appealed by a party of record to Snohomish County Superior
Court within 21 days of the date of the decision pursuant to ECDC 20.07.006.
Page 4 of 5
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.
James and Barbara Pierre
Lynnwood Way LLC
11555 27t" Ave NE
Seattle, WA 98125
Planning Division
1. Land Use Application Form
2. Proposed Lot Line Adjustment Map
3. Zoning and Vicinity Map
Scott Shanks
First Western Development Services, Inc.
8129 Lake Ballinger Way, Suite 104
Edmonds, WA 98026
Page 5 of 5
RECEIVED
City of Edmonds JUN 0 P 2011
Land Use Application DEVELOPMENTESERVICES
COU
ARCHITECTURAL DESIGN REVIEW ' •
COMPREHENSIVE PLAN AMENDMENT ,+
CONDITIONAL USE PERMIT FILE # t N�1�OI Lf? O 37 ZONE CU h
C HOME OCCUPATION DATE Co- 0 REC'D BY ��mLylN -
FORMAL SUBDIVISION �qj
SHORT SUBDIVISION FEE �l RECEIPT #
X LOT LINE ADJUSTMENT HEARING DATE
PLANNED RESIDENTIAL DEVELOPMENT
OFFICIAL STREET MAP AMENDMENT H E `STAFF I : PB ADB I CC
STREET VACATION
REZONE
SHORELINE PERMIT
VARIANCE / REASONABLE USE EXCEPTION
OTHER:
2-%,q i 12416 hoe- . iu
PROPERTY ADDRESS OR LOCATION 21412 Highway 99 Edmonds, Washington
PROJECT NAME (IF APPLICABLE) Lynnwood Way LLC Boundary Line Adjustment
PROPERTYOWNER Lynnwood Way, LLC PHONE# 425-483-0256
ADDRESS P.O. Box 27165 Seattle Washington 98125
E-MAIL FAX #
TAXACCOUNT# 00580700002207, 00580700002208 SEC.NW 29TWP. 27 RNG. 4
DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY)
Adjust Boundary between Parcels B and C to facilitate construction of
new medical office building on Parcel C
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
Revised lots will comply with current zoning regulations.
ames and Barbara Plerre
APPLICANT Lynnwood Way, LLC PHONE# 425-483-0256
ADDRESS P.O. Box 27165 Seattle Washington
E-MAIL FAX #
Scott Shanks
CONTACT PERSON/AGENTFirst Western Dev, Svcs, Inc PHONE# 425-329-0848
ADDRESS 8129 Lake Balinger Way, Suite 104 Edmonds, Washington 98026
E-MAIL scott@fwdsinc.com FAX# 425-329-0849
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
furnished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge
and that I am authorized to file this application on the behalf of the owner as listed below. J
SIGNATURE OF APPLICANT/AGENT ! V //fie DATE � /I ! ZI 0
t-pMd NIO$ MEOZ.0%. BUILIO)-e-1 4DT1sS i-l.G_
Property Owner's Authorization
I, Taptes R Z---zP`he 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 public officials and the staff of the City of Edmonds to enter the
subject property for the purposes of inspection and posting attendant to this application.
SIGNATURE OF OWNER _ 110gwey 04 '/ ,tze ^ At., 6��' DATE 6 /
(� Questions? Call (425) 771-0220.
Revised on 9114110 B - Land Use Application Page 1 q/, l
Attachment 1
r
(M N N
113
I
212TH ST SW
21200
i
00 CUPIC
r
N
�
O N i
r r
N r i
M
N !
ALLIED !
L'
ROOFING !
"'CG2
!
SuWec Pr pOrt
1 TH PL SW
303
!
400 !
7200
�' M
B&M
PARK & RIDE
04
CONST
i
i
7309
!
21419 i
�MANO
TEVE S21408
L O 21401 21412 j r 21405
1405 `�
2 150 RM-1.5 ru W
i
1511 C) i 21420 ! Lynnwood
MCDONALD
Q 21431 Q
0 i!to
Z 21508 j
521 ti
M,2:4s 21500 2�515
rl
OUR AEGIS 21558
527 VALUE
VILLAGE
r16 T H ST SVV
216TH ST
7000
21600
KRUGER
Zoning and Vicinity Map
21401 72nd Ave W &
21412 Hwy 99
`ne. 1 g9l
21619
r
to
0 50 100 200 300 400
Feet
1 inch = 200 feet
Attachment 3