revised PLN20160024 with attachments.pdf1)' c. 189,,,.
CITY OF EDMONDS
1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edrnondswa. civ
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION PRELIMINARY REVIEW
REVISED FINDINGS, CONCLUSIONS & DECISION
Project: Brackett's Corner Lot Line Adjustment
File Number: PLN20160024
Date of Report: September 20, 2016
1 have determined that the lot line adjustment application is complete
and have reviewed the application pursuant to Chapters 20.01, 20.02
and 20.75 of the Edmonds Community Development Code.
Reviewed By:
Mike Clugston, AICP, Associate Planner
1. INTRODUCTION
The applicant submitted an application on May 24, 2016 to eliminate the internal lot
lines between three multifamily -zoned parcels at the southwest corner of 212th Street
SW and 80th Avenue W. The project received preliminary approval with conditions on
June 23, 2016 (Attachment 5). A 5' street dedication along the frontage at 80th Avenue
W was made a condition of approval (page 4, Condition 1b).
Dedications are typically not made conditions of lot line adjustment decisions but rather
are done with development projects. The applicant has applied for building permits for
14 dwelling units to be constructed at the combined site and would prefer to do the
dedication during the building permit process. As a result, the applicant has requested
that the condition requiring the street dedication with the lot line adjustment be
eliminated (Attachment 6). Because this project has not received final approval in the
form of signed and filed survey documents, a revision to the original conditions of
approval is possible and so the dedication requirement from the June 23 decision will be
removed.
No other changes to the lot line adjustment or conditions are proposed and the
proposed adjustment will still result in the consolidation of the three subject parcels
into one larger lot.
Note: All Edmonds Community Development Code (ECDC) citations can be accessed online at www.edmonds+wr '.
II. FINDINGS AND CONCLUSIONS
A. GENERAL INFORMATION
1. Request: The applicant is proposing to eliminate the internal boundary lines
between the three parcels addressed 8000 212th St. SW (Tax Parcel #
00373600300103), 8010 212th St. SW (Tax Parcel # 00373600300104) and 21216
80th Ave. W. (Tax Parcel # 00373600300105) in order to consolidate the three
parcels into one parcel.
2. Review Process: A lot line adjustment is a Type I decision pursuant to Edmonds
Community Development Code (ECDC) 20.01.003. The director or his designee
reviews the project and issues an administrative decision pursuant to ECDC
20.75.050.C.
3. Owner: Brackett's Corner, LLC
4.Applicant: Jake Lyon
5. Tax Parcel Numbers: 00373600300103, 00373600300104 and 00373600300105
6. Location: 8000 212th St. SW, 8010 212th St. SW, and 21216 80th Ave. W
7. Zoning: All three parcels are within the Residential Multifamily (RM -2.4) zone
(Attachment 3).
8. Acreage S rare Footage: The lot line adjustment will result in a combination of
three parcels into a single parcel with a total lot area of 44,855 square feet.
9. l xistin Use: Two commercial buildings (8000 212th St. SW and 8010 212th St.
SW) and one single family residence (21216 80th Ave. W.).
10. Proposed Use: The purpose of the proposed lot line adjustment is to combine
the three existing parcels in order to allow for the construction of a 14 unit
residential development. All existing structures will be removed from the
subject site as part of the project.
11. Shoreline Management: None of the subject parcels are located within shoreline
jurisdiction. Therefore, the proposal is not subject to Shorelines of the State
regulations.
12. Access: The commercial building at 8010 212th St. SW is currently accessed off
of 212th Street SW. The commercial building at 8000 212th St. SW is accessed off
of 80th Ave. W. The one single family residence at 21216 80th Ave. W. currently
takes access off of 80th Ave. W. Following the combination of these parcels into
one parcel, and the subsequent development of the property, access to the site
will be limited to two points on 80th Ave. W. The existing access off of 212th St.
SW will be removed.
13. Dedications: No dedications are proposed nor required with this permit. A 5 -
foot strip of land on the west side of 80th Ave. W. must be dedicated as street
right-of-way in conjunction with the associated building permits for Pride
Lot Line Adjustment - File No. PLN20160024 REVISED
Page 2 of 6
Ventures in BLD20160599 — BLD20160606 and BLD20160609 — BLD20160614.
With the dedication, the 80th Ave. W right-of-way will be widened from its
current 55 feet to 60 feet. The 60 -foot width is consistent with city street
standards for this type of street and the 5 -foot right-of-way dedication is
anticipated on the city's street map.
14. Improvements: No improvements are required by the City Engineer in
association with the proposal.
B. SEPA THRESHOLD DETERMINATION
Review under the State Environmental Policy Act (SEPA) is not required for lot line
adjustments pursuant to WAC 197-11-800 (6) (Minor land use decisions) because
the lot line adjustment relocates property lines between adjacent lots and does not
create any new buildable lots. However, it should be noted that the City issued a
SEPA Determination of Nonsignificance on December 22, 2015 as part of its review
of the design review application for the 14 unit residential development proposed to
be constructed on the consolidated parcel. Refer to the associated design review
application (File No. PLN20150050) for additional information related to the SEPA
determination.
C. NEIGHBORHOOD CHARACTERISTICS
The project site is located at the southwest corner of 212th Street SW and 80th
Avenue W. The immediate neighborhood is comprised of a mix of housing types
with apartment housing located to the north and east of the site. To the west of the
site are a mix of detached single-family houses and townhouses. South of the
project site are single-family houses. The project site and those properties that lie
along 212th Street SW are zoned for multi -family housing, providing a transition from
the higher volumes of vehicle traffic along 212th Street SW (classified as a minor
arterial street in the City's Transportation Element of the Comprehensive Plan
(Figure 3-1) and the single-family residential zones immediately beyond the multi-
family zoning. The attached vicinity and zoning map illustrates the current zoning of
the area (Attachment 3).
D. COMPREHENSIVE PLAN COMPLIANCE
The Comprehensive Plan designation for this site is "Multi Family — Medium
Density". There is no proposed change to the existing designation. The current
proposal meets the intent of the Comprehensive Plan.
E. ENVIRONMENTAL ASSESSMENT
The subject site is relatively level. A critical area determination for all three parcels
was conducted in 2015 under File No. CRA20150101. The critical area determination
found no critical areas on or adjacent to the subject parcels. Thus, no further study
Lot Line Adjustment - File No. PLN20160024 REVISED
Page 3 of 6
is required under the City's critical areas code requirements (ECDC Chapters 23.40
through 23.90).
F. TECHNICAL COMMITTEE
The application materials were reviewed by the City's Engineering Division. The
Engineering Division found the proposal to be consistent with Title 18 ECDC and
Engineering standards and noted that a 5 -foot dedication along 80th Ave. W would
be required but left it to the applicant when to do the dedication (Attachment 4). As
noted previously, the dedication was originally made condition of approval for the
lot line adjustment (Attachment 5) but the applicant would rather do the dedication
with the associated building permits (Attachment 6).
G. LOT LINE ADJUSTMENT COMPLIANCE (ECDC 20.75.050)
ECDC 20.75.050.0 states that the lot line adjustment shall be approved unless the
proposed adjustment will:
1. Create a new lot, tract, parcel, site, or division;
The proposed lot line adjustment will not result in a new lot, tract, parcel, site or
division. In fact, the proposed lot line adjustment will result in the consolidation
of three parcels into one parcel.
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 subject properties are located in the Residential Multifamily (RM -2.4) zone.
Setbacks for the RM -2.4 zone are contained in ECDC 16.30.030 and are as
follows:
.... ..........................................................................
Minimum Street Minimum Side Minimum Rear
Zone Setback Setback Setback
RM -2.4 15' 10' 15'
The lot line adjustment will not result in any setbacks being reduced below the
minimum standards or result in any nonconforming setbacks becoming more
nonconforming.
3. Reduce the lot width or lot size below the minimum required for the applicable
zone,
Pursuant to ECDC 16.30.030, there is no minimum lot area or minimum lot width
in the RM -2.4 zone. Therefore, the parcel following the lot combination will
comply with the minimum lot area and lot width requirements of the RM -2.4
zone.
4. Transform a nonbuildable lot, tract, parcel, site or division into a buildable lot,
tract, parcel, site or division;
Lot Line Adjustment- File No. PLN20160024 REVISED
Page 4 of 6
The proposed lot line adjustment would not transform a nonbuildable lot, tract,
parcel site or division into a buildable lot, tract, parcel, site or division. All three
parcels are currently buildable, and the proposal will result in a single buildable
parcel.
5. Would otherwise result in a lot which is in violation of any requirement of the
ECDC.
The proposed lot line adjustment will not result in a lot which is in violation of
any requirement of the Edmonds Community Development Code.
III. DECISION
Based on the Findings of Fact, Conclusions and Attachments to this revised report, the
following decision is issued by the City of Edmonds Planning Division. The lot line
adjustment, as proposed in Attachment 2, is APPROVED with the following conditions:
1. Prior to submitting documents to the Planning Division for "Final Review," please
make the following changes:
Ensure that all references to the City's lot line adjustment file reference the file
number as PLN20160024.
b. Include all required information, including the property owners' declaration and
signature blocks. The property owners' declaration must reflect ownership of
the subject parcels at the time of recording.
c. Add a signature approval block for the Planning Division.
d. It is the applicant's responsibility to ensure that all documents to be recorded
meet the Snohomish County Auditor's requirements for recording. These
requirements include, but are not limited to, minimum margin requirements,
provision of a County Treasurer tax statement, and all signatures original and in
black ink.
2. After the above changes have been made, submit revised documents to the Planning
Division for "Final Review."
3. Once "Final Approval" has been issued from the City, the applicant shall take the
documents to the Snohomish County Auditor's Office for recording.
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. The County may not consider the lot line adjustment to have been
completed until this is done.
Lot Line Adjustment - File No. PLN20160024 REVISED
Page 5 of 6
IV. APPEALS
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.
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
City of Edmonds
1215 th Avenue North
Edmonds, WA 98020
Jake Lyon
320 Dayton St., Suite 108
Edmonds, WA 98020
VII. ATTACHMENTS
1. Land use application forms
2. Lot line adjustment survey
3. Zoning and vicinity map
4. Engineering memo
Jeffrey T. Treiber, PLS
Lovell-Sauerland & Associates, Inc.
1921736 th Ave. W, Suite 106
Lynnwood, WA 98036
5. June 23, 2016 staff decision with dedication condition
6. September 19, 2016 applicant request to eliminate dedication condition
Lot Line Adjustment - File No. PLN20160024 REVISED
Page 6 of 6
City of Edmonds
Land Use Application
P ARCHITECTURAL DESIGN REVIEW
F1 COMPREHENSIVE PLAN AMENDMENT
F1 CONDITIONAL USE PERMIT FILE
Fi HOME OCCUPATION DATE REC'D BY JM
F) FORMAL SUBDIVISION FEE A 5Z2Q— RECEIPT4
n SHORT SUBDIVISION
Pq LOT' LINE ADJUSTMENT HEARING DATE Q/A
F1 PLANNED RESIDENTIAL DEVELOPMENT Fl HE STAFF n PB F1 ADB n CC
I-) OFFICIAL STREET MAP AMENDMENT'
n STREET VACATION
F1 REZONE
F1 SHORELINE PERMIT
Fl VARIANCE / REASONABLE USE EXCEPTION
Fl OTHER:
- PLEASE NOTE THAT ALL INFORMA TION CONTAINFD WITHIN THE APPLICATION IS A PUBLIC RECORD
PROPERTY ADDRESS OR LOCATION 8000 212th St, S.W,,8qA0 212th5t.S.W, and 21216.gOth Ave. W,
PROJECT NAME (IF APPLICABLE) __-A —
PROPERTY OWNER Brackett's Corner LLC PHONE# 425-422.0053_
on5
ADDRESS 320C)aAStreet wlte!08 Edmonds W4 98�020
t �
E-MAILj) rideventuresiLcorn FAx#
00373600300103,00373600300104 , 7
TAX ACCOUNT # and 003736003001105 . .. . ..... SEC 30 mP2R No4E
DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY)—
Thainstan ppniZ is fprthe el_im.ljatlon of the
_
of three parcels which will result in one larger parcel. ..... .
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)_
Tha g§u#;i 1 will ppliCahla hulkrAotil for th 2,4.?gn
n _which the nrnnArtv is Incated.
APPLICANT Jake Won PHONE4 425-422-0053
ADDRESS 320 Clayton Street, Suite .10SEdmon4sWA 98020
E-MAIL- k @ it e�enturesllcxorn FAX #,
_".. _pL� J;W�eTf. Treiber, PLS
CONTACT PERSON/AGENT LoVefl-Sape�"d& Ass,:o fatts ing
ADDRESS 19217 36th Avenue W., Suite 106, LVnnwood, WA 98036
E-MAIL Je
--ffT jinPer!%.EOM --.—FAX#
11c undersigned applicam, and his/tier/its licirs, and assigns, in cousideraflon on the PrO=841u9 Of 01c 1PPl1C2fiOt% 39feM, to
release, indemnity, defend and hold (lie City of Edruosids harmIcss from any triad all damages, ihOuding reasonable AtloffwY's
fees, arising from any action or infraction based in whole or part upon false, misleading, inaommatc or incomplete information
famished by the applicant, his/her/its agents or employees.
By fily sigualurc, I cerfify that the infoonation and exhibits herewith mitimWed are true aand correct to the best of my knowledge
and that I w,t authorized to file this application on div behalf of tile owner as listed below.
SIGNATURE OF APPLICANVAGENT
A LIE
Property Owner's Authorization
L certify under the penalty of perjury under the laws of the Slate of
Washh,igton thal 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(
0,�WMiod,,!Call �42�5)77i-0220.
R—i-don 8122!12 B- Land Use Application —Attachment Tog,, of,
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EMORANDUM
Date: June 22, 2016
To: Sean Conrad, Associate Planner
From: JoAnne Zulauf, Engineering Technician
Subject: PLN20160024, Bracket's Corner— Lot Line Adjustment
8000212 1h St SW
Engineering has reviewed the lot line ad tistinent application for the Brackett''s Corner
property at 8000 2'12'h ST SW. The information provided is consistent with Title 18 Edmonds
Community Development Code & Engineering standards.
The redevelopment of these properties requires a 5 ft street dedication along 80th Ave W per
the Official Street Map of Edmonds. I would encourage you to add the 5 ft dedication in this
process so you will not be recording the site again before construction can be approved. If
you choose to dedicate now, please add the following to the record drawings.
1. Show the new property line and the 5 foot street dedication along 80th St SW.
2. Please revise the legal description accordingly. .
Thank you.
City of Edmonds
Attachment 4
4Oc, 1 gy„
CITY OF EDMONDS
121 51h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 * Fax: 425.771.0221 * Web: www,edmond watt
DEVELOPMENT SERVICES DEPARTMENT * PLANNING DIVISION
PLANNING DIVISION PRELIMINARY REVIEW
FINDINGS, CONCLUSIONS, & DECISION
Project: Brackett's Corner Lot Line Adjustment
File Number: PLN20160024
Date of Report: June 23, 2016
I have determined that the lot line adjustment application is complete and have
reviewed the application pursuant to Chapters 20.01, 20.02, and 20.75 of the
Edmonds Comnlunity+ Development Code.
Reviewed By:
Sean Conrad, Associate Planner
I. INTRODUCTION
Jake Lyon, on behalf of Brackett's Corner, LLC is proposing to eliminate the internal boundary
lines between three parcels. The three parcels include two lots with a commercial building on
each lot with the third lot developed with a single family residence. The two commercial
buildings are addressed 8000 212th St. SW (Tax Parcel # 00373600300103) and 8010 212th St.
SW (Tax Parcel # 00373600300104). The single-family residence is addressed 21216 80th Ave.
W. (Tax Parcel # 00373600300105). The subject properties are located within the Residential
Multifamily (RM -2.4) zone. The proposed lot line adjustment will result in the consolidation of
the three subject parcels into one parcel.
The land use application form is provided for reference as Attachment 1. The internal property
line proposed for removal is indicated on the lot line adjustment map (Attachment 2). The
purpose of the proposed lot line adjustment is to eliminate the internal property lines between the
three parcels in order to develop the property with 14 detached single-family houses ranging in
size from 2,100 square feet to 2,400 square feet.
The following is staff's analysis and decision on the proposal.
II. FINDINGS AND CONCLUSIONS
A. GENERAL INFORMATION
1, Request: The applicant is proposing to eliminate the internal boundary lines between the
three parcels addressed 8000 212th St. SW (Tax Parcel # 00373600300103), 8010 212th
St. SW (Tax Parcel # 00373600300104) and 21216 80th Ave. W. (Tax Parcel #
00373600300105) in order to consolidate the three parcels into one parcel.
Note: All Edmonds Community Development Code (ECDC) citations can be
Attachment 5
PLN20160024
2. Review Process: A lot line adjustment is a Type I decision pursuant to Edmonds
Community Development Code (ECDC) 20.01.003. The director or his designee reviews
the project and issues an administrative decision pursuant to ECDC 20.75.050.C.
3. Owner: Brackett's Corner, LLC
4. 1,. _pd is nt: Jake Lyon
5. Tax Nircel Nu h rs.: 00373600300103, 00373600300104 and 00373600300105.
6. l ,ocation: 8000 212th St. SW, 8010 212th St. SW and 21216 80th Ave. W.
7. Zoning: All three parcels are within the Residential Multifamily (RM -2.4) zone
(Attachment 3).
8. Acreaaem/ Square Footage: The lot line adjustment will result in a combination of three
parcels into a single parcel with a total lot area of 44,855 square feet.
9 Existilmmwg; IIUL: Two commercial buildings (8000 212th St. SW and 8010 212th St. SW)
and one single family residence (21216 80th Ave. W.).
10. Propose . Use: The purpose of the proposed lot line adjustment is to combine the three
existing parcels in order to allow for the construction of a 14 unit residential
development. All existing structures will be removed from the subject site as part of the
project.
11. Shoreline M n gg1pg11t: None of the subject parcels are located within shoreline
jurisdiction. Therefore, the proposal is not subject to Shorelines of the State regulations.
12. Access The commercial building at 8010 212th St. SW is currently accessed off of 212t11
Street SW. The commercial building at 8000 212th St. SW is accessed off of 8V' Avc.
W. The one single family residence at 21216 80th Ave. W. currently takes access off of
801h Ave. W. Following the combination of these parcels into one parcel, and the
subsequent development of the property, access to the site will be limited to two points
on 80th Ave. W. The existing access off of 212'h St. SW will be removed.
13 Dedications: A 5 -foot strip of land on the west side of 80th Ave. W. is required to be
dedicated as street right-of-way. With the dedication, the right-of-way for 80'h Ave. W.
will be widened from its current 55 feet to 60 feet. This 60 -foot width is consistent with
city street standards for this type of street and the 5 -foot right-of-way dedication is
anticipated on the city's street map.
14.niprove nent� : No improvements are required by the City Engineer in association with
the proposal.
B. SEPA THRESHOLD DETERMINATION
Review under the State Environmental Policy Act (SEPA) is not required for lot line
adjustments pursuant to WAC 197-11-800 (6) (Minor land use decisions) because the lot line
adjustment relocates property lines between adjacent lots and does not create any new
buildable lots. However, it should be noted that the City issued a SEPA Determination of
Nonsignificance on December 22, 2015 as part of its review of the design review application
for the 14 unit residential development proposed to be constructed on the consolidated parcel.
Refer to the associated design review application (File No. PLN20150050) for additional
information related to the SEPA determination.
Lot Line Adjustment - File No. PLN20160024
Page 2 of 5
C. NEIGHBORHOOD CHARACTERISTICS
The project site is located at the southwest corner of 212th Street SW and 80th Avenue W.
The immediate neighborhood is comprised of a mix of housing types with apartment housing
located to the north and east of the site. To the west of the site are a mix of detached single-
family houses and townitouses. Soulli of tlic project site are single-family houses. The
project site and those properties that lie along 21?l Street SW are zoned for multi -family
housing, providing a transition from the higher volumes of vehicle traffic along 212th Street
SW (classified as a minor arterial street in the City's Transportation Element of the
Comprehensive Plan (Figure 3-1) and the single-family residential zones immediately beyond
the multi -family zoning. The attached vicinity and zoning map illustrates the current zoning
of the area (Attachment 3).
D. COMPREHENSIVE PLAN COMPLIANCE
The Comprehensive Plan designation for this site is "Multi Family — Medium Density ".
There is no proposed change to the existing designation. The current proposal meets the
intent of the Comprehensive Plan.
E. ENVIRONMENTAL ASSESSMENT
The subject site is relatively level. A critical area determination for all three parcels was
conducted in 2015 under File No. CRA20150101. The critical area determination found no
critical areas on or adjacent to the subject parcels. Thus, no further study is required under
the City's critical areas code requirements (ECDC Chapters 23.40 through 23.90).
F. TECHNICAL COMMITTEE
The application materials were reviewed by the City's Engineering Division. The
Engineering Division found the proposal to be consistent with Title 18 ECDC and
Engineering standards provided that the applicant dedicate a 5 -foot wide strip of land on the
east side of the site to increase the right-of-way along 801h Ave. W. on the final lot line
adjustment documents (Attachment 4). This has been added as a condition of approval.
G. LOT LINE ADJUSTMENT COMPLIANCE (ECDC 20.75.050)
ECDC 20.75.050.0 states that the lot line adjustment shall be approved unless the proposed
adjustment will:
1. Create a new lot, tract, parcel, site, or division;
The proposed lot line adjustment will not result in a new lot, tract, parcel, site or division.
In fact, the proposed lot line adjustment will result in the consolidation of three parcels
into one parcel.
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 subject properties are located in the Residential Multifamily (RM -2.4) zone.
Setbacks for the RM -2.4 zone are contained in ECDC 16.30.030 and are as follows:
_.._._._.� ...... �..
....._.. ................
Zone Minimum Street Minimum Side Minimum Rear
Setback Setback Setback
RM -2.4 15' 10' 15'
Lot Line Adjustment - File No. PLN20160024
Page 3 of 5
The lot line adjustment will not result in any setbacks being reduced below the minimum
standards or result in any nonconforming setbacks becoming more nonconforming.
3. Reduce the lot width or lot size below the minimum required for the applicable zone;
Pursuant to ECDC 16.30.030, there is no minimum lot area or minimum lot width in the
RM -2.4 zone. Therefore, the parcel following the lot combination will comply with the
minimum lot area and lot width requirements of the RM -2.4 zone.
4. Transform a nonbuildable lot, tract, parcel, site or division into a buildable lot, tract,
parcel, site or division;
The proposed lot line adjustment would not transform a nonbuildable lot, tract, parcel site
or division into a buildable lot, tract, parcel, site or division. All three parcels are
currently buildable, and the proposal will result in a single buildable parcel.
5. Would otherwise result in a lot which is in violation of any requirement of the ECDC.
The proposed lot line adjustment will not result in a lot which is in violation of any
requirement of the Edmonds Community Development Code.
III. DECISION
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 in Attachment 2, is APPROVED with the following conditions:
1. Prior to submitting documents to the Planning Division for "Final Review," please make the
following changes:
a. Ensure that all references to the City's lot line adjustment file reference the file number
as PLN20160024.
b. Dedicate 5 feet along the properties frontage of the 801h Ave. W. right-of-way.
c. Include all required information, including the property owners' declaration and signature
blocks. The property owners' declaration must reflect ownership of the subject parcels at
the time of recording.
d. Add a signature approval block for the Planning Division.
e. It is the applicant's responsibility to ensure that all documents to be recorded meet the
Snohomish County Auditor's requirements for recording. These requirements include,
but are not limited to, minimum margin requirements, provision of a County Treasurer
tax statement, and all signatures original and in black ink.
2. After the above changes have been made, submit revised documents to the Planning Division
for "Final Review."
3. Once "Final Approval" has been issued from the City, the applicant shall take the documents
to the Snohomish County Auditor's Office for recording.
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.
Lot Line Adjustment - File No. PLN20160024
Page 4 of 5
5. The applicant must file new deeds for each of the parcels with Snohomish County, as
appropriate. The County may not consider the lot line adjustment to have been completed
until this is done.
IV. APPEALS
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.
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
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020
Jake Lyon
320 Dayton St., Suite 108
Edmonds, WA 98020
VII. ATTACHMENTS
1. Land Use Application Forms
2. Lot Line Adjustment Survey
3. Zoning and Vicinity Map
4. Engineering Division Memorandum
Jeffrey T. Treiber, PLS
Lovell-Sauerland & Associates, Inc.
1921736 1h Ave. W, Suite 106
Lynnwood, WA 98036
Lot Line Adjustment - File No. PLN20160024
Page 5 of 5
Michael Clugston, AICP, Associate Planner
Edmonds Planning Department
12.1 5th Avenue N.
Edmonds, Washington 98020
Project: Brackett's Corner Lot Line Adjustment
File Number: PLN20160024
Dear Michael,
ENGINEERS/ SURVEYORS/ PLANNERS/ DEVELOPMENT CONSULTANTS
September 18, 2016
File No. 5537
DEVELOPMENT SERVICES
COUNTER
In the Planning Division Findings of Fact, Conclusions, & Decision dated June 23, 2016, Section II, A.13.,
a 5 foot dedication was required along the frontage of the 80th Ave. W. right-of-way. The property owner,
Brackett's Corner, LLC, has agreed to this dedication.
In the Memorandum dated June 22, 2016 from JoAnne Zulauf, Engineering Technician to Sean Conrad,
Associate Planner, the dedication was mentioned as being required before construction can be approved.
However, Section III, DECISION, 1.b. calls for the dedication to be made prior to the submittal of the LLA
drawings for final review.
In subsequent emails between JoAnne, Sean and myself, it was reiterated the dedication was not stated
as a requirement for the LLA. It was mentioned as a courtesy by the Engineering Department that it
would be needed prior to construction approval.
My client intends to accomplish the right-of-way dedication to the City with the building permit process.
Therefore, on behalf of Brackett's Corner, LLC, I am formally requesting the removal of the requirement
for the 5 foot dedication of land prior to the LLA approval.
Respectfully submitted,
0& kutcwu
Plat Coordinator
Cc: Jake Lyon, Brackett's Corner, LLC
Attachment 6
PLN20160024
Lovell-Sauerland & Associates, Inc.
19217 36th Ave. W., Suite 106, Lynnwood, WA 98036 425-775-1591 LSAenglneering.com