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Staff Report LL-08-54.pdfCITY OF EDMONDS PLANNING DIVISION REVIEW OF A PROPOSED LOT LINE ADJUSTMENT FILE # LL -2008-54 CONTACT PERSON/AGENT Leah White APPLICANT TNT LLC PROPERTY OWNER TNT LLC PROPERTY LOCATION 8629 and 8705 — 238'h Street Southwest PROJECT A. INTRODUCTION feet of The applicant is proposing to adjust the boundary lines among two lots addressed as 8629 and 8705 — 2381h Street Southwest. See the Zoning and Vicinity Map for reference (Attachment 1). The subject properties are located in a Multiple -Family Residential (RM -1.5) zone that allows lots with a minimum area of 1,500 square feet per dwelling unit. The proposed lot line adjustment will expand the gross area of the property addressed 8629 238`' Street SW (Parcel B), but not result in a net gain due to the ingresslegress easement being granted to the property at 8705 238th Street SW (Parcel A). The application is provided as Attachment 2. The proposed lot line adjustment is shown on the lot line adjustment map (Attachment 3). Parcel A is conveying the panhandle that extends south to 238`' street to the property Parcel B resulting in 4,469 square feet being added to Parcel B. However, since this property will have an ingresslegress easement for Parcel A, the net area for Parcel B will remain unchanged. B. ANALYSIS OF DESIGN: 1. Number of Lots Involved: Two lots 2. Lot Area: a. Minimum lot area re wired for RM -1.5 zone: 1,500 square feet per dwelling unit b. Proposed lot sizes: Gross lot area Net lot area Gross lot area for Net lot area for for original parcels for original parcels proposed parcels proposed parcels (sq. ft.) (sq, ft.) (sq. ft.) (sq. ft. Parcel A 29,254 24,678 24,784 24,784 Parcel B 10,836 10,836 15,305 10,836 c. Minimum lot width required for RM -1.5 zone: None d. Both Iots meet minimum lot width?: Yes e. Number of corner lots: Neither of the lots are corner lots. LL -2008-54 Page 2 of 5 3. Topographical Consideration: The subject properties slope downwards from north to south; however, there are no steep slopes and there appears to be no particular topographical consideration driving the lot line adjustment. 4. Flag Lot Determination: Parcel A is considered a flag lot. 5. Zoninz 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. The required setbacks for Parcel B are 15 feet from the property line adjacent to 238"' Street SW, 10 feet from the side property lines (easterly and westerly property line), and 15 feet from the rear property line. Since Parcel A is a flag lot, the required setback from all property lines is 10 feet. The lot line adjustment map (Attachment 3) shows a some existing nonconforming setbacks, which will not be changed by the current proposal. This proposal does not further reduce the setbacks of the existing structures below the minimum required by code. Furthermore the structure that does not meet setbacks will be replace by a proposed duplex and triplex un BLD -2008-0815, both of which will meet setbacks. c. Lot line adjustments are not allowed if they reduce the lot width or lot size below the minimum required for the applicable zone. Parcel A contains 10 multi -family units, which would require a minimum of 15,000 square feet of total lot area. The proposed lot area for Parcel A is 24,784 square feet, which is sufficient area for 10 units within the RM -1.5 zone. Parcel B currently contains a single-family residence, however, an application exists (BLD -2008-0815) to construct a duplex and a triplex on Parcel B. This lot line adjustment proposal would not change the net area of Parcel B which would remain at 10,836. This is sufficient area for the proposed duplex and triplex to comply with the RM -1.5 zone. Both lots meet the required lot area and required lot width for the RM -1.5 zone. 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. Both of the lots were buildable prior to the lot line adjustment. 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). Neither of the proposed lots would be in violation of the ECDC after the lot line adjustment. 6. 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. 7. Access: The existing single-family residence on Parcel B and condominium complex on Parcel A are currently both are accessed from 238`h, but via separate drive ways. After the duplex and triplex are constructed on Parcel B, both parcels would gain access from the same driveway off of 238Th Street Southwest. The lot line adjustment would provide an ingress, egress, and utility easement to Parcel A for a shared driveway with Parcel B and replace an ingress/egress easement provided to Parcel B from Parcel recorded under AFN 200701050551, LL -2008-54 Page 3 of 5 C. ENVIRONMENTAL ASSESSMENT: 1. SEPA Determination: Not Required 2. Shoreline Master Program: The project is not within shoreline jurisdiction, and therefore provisions Shoreline Master Program are not applicable. 3. Critical Area Determination: CRA -1999-240 Critical area inspection of the property addressed 8629 — 238th Street Southwest (CRA - 1999 -240) found that no critical areas as defined by ECDC 23.40 are present on the property. Critical area inspection has not been conducted on the property addressed 8705 — 23 8th Street Southwest. If any work is to be done on the property addressed 8705 — 238th Street Southwest (or the portion of this property that is being conveyed to the property addressed 8629 — 23 8th Street Southwest) in the future, a critical area inspection will be required. D. REQUIRED IMPROVEMENTS AND DEDICATIONS: The Engineering Division has reviewed the application and is not requiring any improvements or dedications. E. DECISION: Approved with the following conditions: 1. Provide documentation showing that Troy Renneke (or the individual who signs the documents for recording) is authorized to sign for TNT LLC. 2. Please verify gross and net area for Parcel A and Parcel B. According to values provided on the lot line adjustment map, Parcel A is losing 4,470 square feet of gross area, while Parcel B is only gaining 4,469 of gross area. 3. If setbacks are to be shown on the final recording documents, add the following statement: "Setbacks shown are for reference only and vest no right." 4. Submit documents to be recorded to the City of Edmonds' Planning Division for review 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. 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. Vicinity / Zoning Map 2, Application 3. Proposed Boundary Line Adjustment Map I have de rmined that the application is complete and have reviewed the application for a lot line a 'us ent pursuant to Chapters 20.75 and 20.95 of the Edmonds Community Development Code. 40 Lien, Planning November 21, 2 Date LL -2008-54 Page 4 of 5 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 additional information. Note that per ECDC 20.105.010.A.2., appeals of a denial of a requested lot line adjustment application are limited to appeals by the applicant only. 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. PARTIES OF RECORD: City of Edmonds, Planning Division TNT LLC 1136 Vista Place Edmonds, WA 98020 Jeff & Andrea Strome 8705 238` St SW, Unit A Edmonds, WA 98026 Fran L. Scott 515 NW 195t3i St Shoreline, WA 98177 City of Edmonds, Attn.: Planning Division 121 - 5th Avenue North Edmonds, Washington 98020 City of Edmonds, Engineering Division Leah White Alpha Subdivision Pro's, Inc. 4727-A Evergreen Way Everett, WA 98203 Paul M. Svenkerud 515 NW 195th St Shoreline, WA 98177 James & Sheryl Paulson 8800 NE 176"i St Bothell, WA 98011 Weng Fai Thong 8921 La Paloma St Fountain Valley, CA 92708 Jason Ruffridge 8705 238' St SW, Unit E Edmonds, WA 98026 Matthew Pescador 8705 238`' St SW, Unit G Edmonds, WA 98026 William & Jennifer Leese 8705 238" St SW, Unit 1 Edmonds, WA 98026 LL -2008-54 Page 5 of 5 Roseanne Greenfield 8921 La Paloma St Fountain Valley, CA 92708 Jeffrey Trent & Leslie Griffith Miller 8705 238h St SW, Unit F Edmonds, WA 98026 Jessica Stone 1752 NW Market Street 9310 Seattle, WA 98107 Fir Grove Condominiums HOA 23632 Hwy 99, Suite F, #136 Edmonds, WA 98026 o� EDAf 0 50 100 200 300 400 Zoning and Vicinity Map Feet L -2008-54 8629 & 8705 238th St SW Attachment 1 city of edmonds land use application ❑ ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT FILE # ?LW I/ODSOCAG ZONE ❑ HOME OCCUPATION DATE 00l.Oa.0�r REC'DBY SMA-' ❑ FORMAL SUBDIVISION ❑ SHORT SUBDIVISION FEE 3 �� �p RECEIPT # 9 LOT LINE ADJUSTMENT HEARING DATE "— ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ HE STAFF ❑ PB ❑ ADB ❑ CC ❑ STREET VACATION ❑ REZONE RECEIVED © SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE EXCEPTION a OTHER: SEP 09 2008 DEVELOPMENT SERVICES PROPERTY ADDRESS OR LOCATION 8629 & 8705 238TH STREET SW EDMONDS COUNTES PROJECT NAME (IF APPLICABLE) PROPERTY OWNER SEE BLA MAP PHONE # 206.799.0629 ADDRESS 1136 VISTA PLACE EDMONDS WA 98020 E-MAIL ADDRESS FAX # TAX ACCOUNT # 00463300700302 01062700000700 01062700000800 01062700000900 01062700001000 01062700000100 01062700()00200.01062700000300.-01062700000400, 01062700000500 & 01062700000600 SEC. 31 TwP. 27 RNG. 4 DESCRIPTION OF PROJECT OR PROPOSED USE BOUNDARY LINE ADJUSTMENT APPLICANT , TNT. LLC. PHONE # 206.799.0629 ADDRESS 1136 VISTA PLACE EDMONDS WA 98020 E-MAIL ADDRESS FAX # CONTACT PERSON/AGENT LEAH WHITE (A,S.P,i.) _ __ _PHONE # 425.252,1884 ADDRESS 4727A EVERGREEN WAY EVERETi A 98203 E-MAIL ADDRESS LEAH0ALPHASl1B.COM FAX# 425.339.0269 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. SIGNATURE:OI APPLICANTIAGENT DATE Property Owner's Authorization By my signature, I certify that 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 - ��rp Dj �n + s /+ k e4DATE This application form was revised on 1127/00. To verify whether it is stili current, call (425) 771-0220. C:U]oeuineuts and Seitings5paulsU.ocal SetiingslTr:mporary lntemet F11esk0LK231U.and Use Application.doc Attachment 2 city of edmonds land use application ❑ ARCHITECTURAL DESIGN REVIEW 0 COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT ❑ HOME OCCUPATION ❑ FORMAL SUBDIVISION ❑ SHORT SUBDIVISION x❑ LOT LINE ADJUSTMENT ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE EXCEPTION ❑ OTHER: PROPERTY ADDRESS OR LOCATION 5629 & 8705 238TH STREET SW EDMONDS PROJECT NAME (IF APPLICABLE) SEP 09 2008 DEVELOPMENT SERVICES COUNTER PROPERTY OWNER SEE BLA MAP PHONE # 206.799.0629 ADDRESS 1136 VISTA PLACE EDMONDs WA 98020 E-MAIL ADDRESS FAX # TAX ACCOUNT # 00463300700302 01062700000700 01062700000800 01062700000900 01062700001000 01062700000100,010627000002K 01062700000300 01062700000400 01062700000600&01062700000600 SEC. 31 TWP. 27 RNG. 4 DESCRIPTION OF PROJECT OR PROPOSED USE BOUNDARY LINE ADJUSTMENT APPLICANT TNT LLC. PHONE # 206.799.0629 ADDRESS 1136 VISTA PLACE EDMONDS WA 96020 E -MAI L ADDRESS FAx # CONTACT PERSON/AGENT LEAH WHITE A,S.P.E. PHONE # 425.252.1884 ADDRESS 4727A EvERGREEN WAY EvERETT WA 98203 E-MAIL ADDRESS LEAH@ALPHASUB,COM FAx # 425.339.0269 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/herlits 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. SIGNATURE OF APPLICANT/AGENT DATE k s 2Da� Property Owner's Authorization By my signature, I certify that 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 / DATE ' This application form was revised on 1/27/00, To verify whether it is still current, call (425) 771-0220. 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