StaffReport_LL-13-65+Attachments.pdf
Gardner Lot Combination
File PLN20130065
2.
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
ink.
Auditor’s requirements for recording, including all signatures in black
3.
After recording the lot line adjustment, the applicant must provide the City of
(2)
TWOcopies of the recorded map(with the
EdmondsPlanning Division with
recording number shown). The City will not consider the lot line adjustmentto
have been completed until this is done.
II.FINDINGS AND CONCLUSIONS
A.GENERAL INFORMATION
1.Request:
To adjust a lot line between three adjacent parcels, all owned by Third
Avenue South Properties, LLC (represented by Kim Gardner).It is understood
that the eastern parcel is in the process of being transferred to Third Avenue South
Properties, LLC, which will need to be confirmed through the final review process
(Attachment 2).The easternmost parcel is a parking lot, and the western two
parcels are commercial (the corner parcel is currently home to Starbucks). All are
located in the Downtown Business (BD1) zone (Attachment 1).
2.Review Process:
Lot Line Adjustment–Planning staff reviews the project and
issuesan administrativedecision.
3.Owner/Applicant:
Third Avenue South Properties, LLC (represented by Kim
Gardner).
4.Contact:
Andy McAndrews, GeoDimensions (Attachment 2).
5.Tax Parcel Numbers:
From west
to east –00434212000102,
00434212000301, and
00434212000302.
:
6.Location502, 508, and 514
Main Street, Edmonds WA 98020
(Attachment 3).
7.Zoning:
Downtown Business –
Downtown Retail Core(BD1).
8.Acreage / Square Footage:
11,292 square feet(Attachment 3).
9.Existing Use:
Retail commercialsites(current tenants include Starbucks and a
recently vacant art gallery).
10.Proposed Use:
No change.
11.Shoreline Management:
The site is notsubject to Shorelines of the State
regulations.
12.Access:
No change.
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Gardner Lot Combination
File PLN20130065
13.Dedications:
Nodedication of land is required by the City Engineer with the lot
line adjustment.
14.Improvements:
No improvements are required by the City Engineer with the 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 adjust the property line between two adjacent
lotsunder common ownership and is exempt under WAC 197-11-800 (1)(b)(i)
(Categorical Exemptions).
C.TECHNICAL COMMITTEE:
This application was reviewed by the Fire Districtand by the EngineeringDivision of
the Public Works Department.No comments or conditions were received.
D.NEIGHBORHOOD CHARACTERISTICS:
This site is located in a commercialneighborhoodin downtown Edmonds near the
th
fountain on 5Avenue South and Main Street. All of the adjacent zoning is BD1,
which is the downtown retail core of Edmonds. Businesses in the neighborhood
include restaurants, retail, service, and office uses.
E.COMPREHENSIVE PLANCOMPLIANCE:
The Comprehensive Plan designation for this site is “Retail Core.”There is no
proposed change to theexisting density.The current proposal does not affect the
Comprehensive Plan.
F.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–it will
combine three parcels into one parcel. The proposal will not reduce the setbacks
of existing structures.There is no minimum lot width or size in the BD1zone.
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.
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Gardner Lot Combination
File PLN20130065
G.APPLICATION AND STAFF REVIEW COMPLIANCE (ECDC 20.01):
This is a “Type I” Lot Line Adjustment permit(Staff Decision–No Notice Required)
pursuant to ECDC20.01.003.Theapplication was received on October 21, 2013 and
a complete application was received on November 1, 2013 which satisfies the
requirements of ECDC20.01. The final decision of Type I decisions is made by the
Director.
III.APPEALSAND RECONSIDERATIONS:
Any person wishing to file or respond to an appeal should contact the Planning Divisionat
425.771.0220for further procedural information.
IV.LAPSE OF APPROVAL:
Section 20.75.050.Fstates, “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:
Kim GardnerAndy McAndrews
MR 99 & AssociatesGeoDimensions
PO Box 15110801 Main Street –Suite 102
Edmonds WA 98020Bellevue WA 98004
VII.ATTACHMENTS:
1.
Zoning & Vicinity Map
2.
Land Use Applications and Ownership Email
3.
Proposed Lot Line Adjustment Map
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City of Edmonds
Zoning Vicinity Map
0100200Feet
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