StaffReport_LL-09-39.pdf
CITY OF EDMONDS
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121 5 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
Scott’s Bar & Grill Lot Combination at 8115 Lake Ballinger Way (CG)
Project:
LL-2009-39
File Number:
July 17, 2009
Date of Report:
I have determined that the application is complete and have reviewed the
lot line adjustment application pursuant to Chapters 20.75 and 20.95 of
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the Edmonds Community Development Code .
____________________________
Reviewed By:
Gina Coccia, Associate Planner
I.INTRODUCTION
The applicant is proposing a lot line adjustment
A.SUMMARY OF APPLICATION:
(“combination”) application to dissolve the interior boundary lines between four (4)
parcels on the Scott’s Bar & Grill site.
Based on the Findings of Fact,
B.DECISION OF LOT LINE ADJUSTMENT:
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:
Prior to submitting documents to the Planning Division for “Final Review,” please
1.
make the following changes to the map:
Revise the map to include file number .
a.LL-2009-39
Change the parcel number on the document titled “City of Edmonds Record of
b.
Lot Line Adjustment” from 004911-000-015- to 004911-000-015-, if
1505
appropriate.
Change the zoning on Exhibit C to “CG – General Commercial.”
c.
Please include a signature block for the Planning Division.
d.
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All Edmonds Community Development Code (ECDC) citations can be accessed online at www.ci.edmonds.wa.us.
Scott’s Bar & Grill Lot Combination
File LL-2009-39
After the above changes have been made, submit revised documents to the
2.
Planning Division for “Final Review.” Once “Final Approval” has been issued
from the City, the applicant shall take the 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.
After recording the lot line adjustment, the applicant must provide the City of
3.
Edmonds Planning Division with copies of the recorded map (with the
TWO(2)
recording number shown). The City will not consider the lot line adjustment to
have been completed until this is done.
The building permit site plan for the parking lot application () will
4.BLD-2009-0065
need to be revised to show that the interior property lines have been dissolved.
II.FINDINGS AND CONCLUSIONS
A.GENERAL INFORMATION
To adjust a lot line between four adjacent parcels, all owned by Greg
1.Request:
Komen Properties, LLC. The parcels contain Scott’s Bar & Grill and are
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addressed as 8115 Lake Ballinger Way (AKA 244 Street SW) – all are located in
the General Commercial (CG) zone (Attachment 1).
Lot Line Adjustment – Planning staff reviews the project and
2.Review Process:
issues an administrative decision. Pursuant to ECDC 20.75.050(C), the lot line
adjustment shall be approved unless the proposed adjustment will:
Create a new lot, tract, parcel, site, or division;
Reduce the setbacks of existing structures below the minimum required by
code or make existing nonconforming setbacks of existing structures more
nonconforming than before;
Reduce the lot width or lot size below the minimum required for the applicable
zone;
Transform a nonbuildable lot, tract, parcel, site or division into a buildable
lot, tract, parcel, site or division;
Would otherwise result in a lot which is in violation of any requirement of the
ECDC.
Greg Komen Properties, LLC / Cesar CasasBeaux, Restaurants
3.Owner/Applicant:
Unlimited (Attachment 2).
00491100001505 (Parcel A), 00500900000400 (Parcel B),
4.Tax Parcel Numbers:
00500900000101 (Parcel C), and 00500900000400 (Parcel D).
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8115 Lake Ballinger Way (AKA 244 Street SW), Edmonds WA 98026
5.Location:
(Attachment 1).
General Commercial (CG).
6.Zoning:
Approximately 0.96 Acres (Attachment 3).
7.Acreage / Square Footage:
Restaurant site.
8.Existing Use:
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Scott’s Bar & Grill Lot Combination
File LL-2009-39
No change, however, the lots are being combined so that a parking
9.Proposed Use:
lot could potentially be located along the northern portion of the site (which is
currently not on the same parcel as the restaurant).
The site is not subject to Shorelines of the State
10.Shoreline Management:
regulations.
No change – access will continue to be taken from the south.
11.Access:
No dedication of land is required by the City Engineer with the lot
12.Dedications:
line adjustment.
No improvements are required by the City Engineer with the lot
13.Improvements:
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 adjust the property line between two adjacent
lots under common ownership and is exempt under WAC 197-11-800 (1)(b)(i)
(Categorical Exemptions). The ultimate review of the construction drawings will
ensure that the applicant and the City have complied with SEPA regulations.
C.TECHNICAL COMMITTEE:
This application was reviewed by the City’s Fire Department, Engineering Division,
Parks and Recreation Department, and the Public Works Department. No comments or
conditions were received.
D.NEIGHBORHOOD CHARACTERISTICS:
This site is located in a commercial neighborhood in the southern most portion of
Edmonds that is a mix of commercial uses along state route 104. All of the adjacent
zoning is designated General Commercial (CG).
E.COMPREHENSIVE PLAN COMPLIANCE:
The Comprehensive Plan designation for this site is “Corridor Development.”There
is no proposed change to the existing density. The current proposal appears to meet
the intent of the Comprehensive Plan.
F.ZONING CODE COMPLIANCE (ECDC 16.60):
There is no minimum lot area required.
:
1.Lot Area
Existing Lot Area Proposed Lot Area
.65 acres
Parcel A
.14 acres
Parcel B
.96 acres
.10 acres
Parcel C
.07 acres
Parcel D
There is no minimum lot width required.
2.Lot Width:
There will be no effective change in setbacks.
3.Setbacks:
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Scott’s Bar & Grill Lot Combination
File LL-2009-39
North South
East West
ÐStreetÑ
ÐStreetÑ
CG Zone ÐSideÑ ÐSideÑ
Setback Setback
Setback Setback
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SR-104 244 Street SW
4’ (fully 4’ (fully
Required
0’0’
landscaped)landscaped)
Setbacks
Existing
*1.3’9.4’ 208.19’
Setbacks
Proposed
61.08’1.3’9.4’ 208.19’
Setbacks
* Currently the site is not a “through lot” – the restaurant sits on the “flag lot” and
has all “side” setbacks of 0’. Combining the parcels will allow a parking lot use at
the northern portion of the site, because it will be then located on the same parcel
as the primary restaurant use. The new “through lot” has a new north “street”
setback of 4 feet. However, there is no net change, because the northern parcels
already had a 4-foot street setback.
There is no maximum floor area required.
4.Lot Coverage / Floor Area:
No lots are considered corner lots.
5.Corner Lot Determination:
No lots are considered “flag” or interior lots.
6.Flag Lot Determination:
This site is considered a “through lot” because it
7.Through Lot Determination:
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fronts on two streets: 244 Street SW to the south and SR-104 to the north.
Therefore, it has two “street” setbacks (north and south) and two “side” setbacks
(east and west).
The proposal appears to meet the intent of the zoning ordinance.
G.LOT LINE ADJUSTMENT COMPLIANCE ECDC (ECDC 20.75.050):
The lot line adjustment shall be approved unless the proposed adjustment will:
Create a new lot, tract, parcel, site, or division;
1.
Reduce the setbacks of existing structures below the minimum required by
2.
code or make existing nonconforming setbacks of existing structures more
nonconforming than before;
Reduce the lot width or lot size below the minimum required for the applicable
3.
zone;
Transform a nonbuildable lot, tract, parcel, site or division into a buildable
4.
lot, tract, parcel, site or division;
Would otherwise result in a lot which is in violation of any requirement of the
5.
ECDC.
The proposal will not create a new lot, tract, parcel, site or division – it will
combine all four parcels into one parcel. The proposal will not reduce the setbacks
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Scott’s Bar & Grill Lot Combination
File LL-2009-39
of existing structures. There is no minimum lot width or size in the CG zone. The
proposal is not transforming a nonbuildable lot into a buildable lot. There is no
indication that this proposal is in violation of the Edmonds Community
Development Code.
H.APPLICATION AND STAFF REVIEW COMPLIANCE (ECDC 20.95):
This permit is processed as a Lot Line Adjustment (Staff Decision – No Notice
Required) pursuant to ECDC 20.95.040. A complete application was received on June
18, 2009 which satisfies the requirements of ECDC 20.95.
III.APPEALS AND RECONSIDERATIONS:
Any person wishing to file or respond to an appeal should contact the Planning Division at
425.771.0220 for further procedural information.
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:
Greg Komen Properties, LLC
Planning Division
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2010 79 Avenue NE
Medina WA 98039
Restaurants Unlimited
Cesar CasasBeaux
1818 N. Northlake Way
Seattle WA 98103-9097
VII.ATTACHMENTS:
Zoning & Vicinity Map
1.
Land Use Application
2.
Proposed Lot Line Adjustment Map, Legal Description, and Record of LLA
3.
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