Zoning compliance STF-2010-0011 Open Bible Church.pdfCITY OF EDMONDS • 1215" AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
April 19, 2010
Suntree Construction & Management, LLC
Attn: F. Mitch Treese
PO Box 1947
Vashon Island, WA 98070
RE: Church of the Open Bible (parcels 00434210101900 & 00434210101600)
Dear Mr. Treese:
In your letter of April 14, 2010, you asked for zoning confirmation of two issues: 1) whether
parcel 00434210101900 is zoned to allow four dwelling units under separate title; and 2) the
status of setbacks on -900.
On July 11, 2007, the City of Edmonds approved combining the referenced parcels through the
process of lot combination (enclosed). This combination was needed so that the southern duplex
had sufficient room to meet the setback requirements for the zone for a corner lot (two 15' street
setbacks/two 10' side setbacks). As a result of the combination, the subject tax parcels comprise
a singular lot.
The combined parcel is zoned Residential Multifamily (RM -1.5) with a minimum lot area per
dwelling unit of 1,500 square feet. According to the Snohomish County Assessor, the parcels
total approximately 16,553 square feet. Using the 1,500 minimum lot area requirement for the
zone, up to 11 dwelling units would be possible on the parcel.
As to the question of whether four dwelling units with separate title could be created from the
combined parcel, the City's process to create separate title lots in multifamily zones is called a
townhouse subdivision. In creating five lots from one, a formal plat would be required. Given
some recent difficulty in administering our townhouse subdivision process, it is unlikely that a
formal plat townhouse subdivision would be approved by the Hearing Examiner at this time.
The City is currently updating its subdivision regulations to clarify the requirements and design
standards for the townhouse process to ensure that such projects satisfy the Comprehensive Plan
and the subdivision ordinance.
Regarding setbacks, it appears that northern and eastern portion of the existing structure on the
northeastern corner of the parcel are nonconforming with respect to setbacks. A 15' street
setback is required from the northern and eastern property lines along Daley Street and 7th
Avenue West and the existing structure appears to be set back approximately 8' and 6',
respectively. According to ECDC 17.40.020, nonconforming structures may continue and be
maintained but may not be changed or altered in any way which increases the degree of
nonconformity.
Please feel free to contact me at 425-771-0220 with any questions or concerns.
Sincerely,
Mike Clugston, AICP
Planner
Enclosure
Cc: File STF-2010-0011
CITY OF EDMONDS
PLANNING DIVISION
REVIEW OF A PROPOSED LOT LINE COMBINATION
FILE # LL -07-51
CONTACT PERSON/AGENT Ronald D. Johnson
APPLICANT Edmonds Open Bible Church
PROPERTY OWNER Edmonds Open Bible Church
PROPERTY LOCATION 658 Daley Street and adjacent unaddressed parking lot to west
PROJECT DESCRIPTION Remove common property line between 658 Daley Street and
adiacent unaddressed parking lot to the west. Both parcels are owned by the same owner.
Combination will facilitate redevelopment of the parcel at 658 Daley Street by increasing
development standards of the lot.
A. INTRODUCTION
The applicant is proposing to remove a common property line between 658 Daley Street
(00434210101900) and an adjacent unaddressed parcel to the west (00434210101600). Both
parcels are owned by the Edmonds Open Bible Church and are zoned RM -1.5. The parcel at
658 Daley is currently the site of a single-family residence and is proposed to be redeveloped
into two duplexes. The unaddressed parcel to the west of 658 Daley is a parking lot for the
Open Bible Church which is located across Daley Street to the north. The proposed
redevelopment of 658 Daley can only take place with a small amount of additional lot area
provided from the parking lot parcel. The parking lot will remain and will continue to be used
by the Open Bible Church.
B. ANALYSIS OF DESIGN:
Number of Lots Involved: Prior to Lot Line Combination - 2; Post Combination - 1
2. Lot Area:
Minimum lot area per dwelling unit required for RM -1.5 zone: 1,500 s.f.
b. Minimum lot width required for RM -1.5 zone: NA
Area of each lot (approximate):
Existing sf Proposed sf
658 Daley: 6,534 16,553
Unaddressed parking lot: 10,019
d. Lot width of each lot: NA
3. Topographical Consideration: The subject properties are essentially flat with a very
gentle slope from the north to the south. There is no particular topographical
consideration influencing the lot line combination.
Flats Lot Determination: The subject parcels are not considered flag lots.
LL -2007-51
Page 2 of 3
5. Corner Lot Determination: The combined parcel (658 Daley Street) will be
considered a corner lot.
6. Comprehensive Plan: The proposal appears to meet the intent of the Comprehensive
Plan. The parcel at 658 Daley Street is zoned RM -1.5 but currently contains a single-
family residence. The proposed lot combination will allow 658 Daley to be redeveloped
at the higher density of the underlying zoning.
7. Zoning Ordinance: The proposal appears to meet the intent of the Edmonds
Community Development Code (ECDC) Section 20.75.055. According to subsection
(A): A lot combination is the combination of two or more legal, illegal, or
nonconforming lots into one or more lots, all of which comply with the provisions of this
code in effect at the time of said combination.
The proposed lot combination meets the requirements of the zoning code. Both lots
currently conform to the underlying zoning and will do so upon combination into one
lot.
8. Access: Current access will not change with the proposed lot combination.
C. ENVIRONMENTAL ASSESSMENT:
1. SEPA Determination: Not required.
2. Shoreline Master Program: Exempt from Shoreline Master Program permits.
3. Critical Area Determination: A critical areas checklist (CRA -2007-0017) was
completed for the redevelopment of 658 Daley Street as part of the design review
process. A waiver was granted.
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. Include the lot combination file number LL -2007-0051 on the documents to be recorded.
2. Make sure all documents to be recorded meet the Snohomish County Auditor's
requirements for recording, including all signatures in black ink.
3. Submit the 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.
4. Once the final documents are approved by the City, the applicant must record the
approved documents with Snohomish County Auditor's office.
5. After recording, please 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 be complete until this is done.
F. ATTACHMENTS:
1. Vicinity / Zoning Map
2, Application
3. Proposed Lot Line Combination Map
LL -2007-51
Page 3 of 3
I have determined that the application is complete and have reviewed the application for lot line
adjustment pursuant to Chapters 20.75 and 20.95 of the Edmonds Community Development Code.
Michael Clugston, Planning Division
Date
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 information. Note that per
ECDC 20.105.010.A.2, appeals of lot line adjustments are limited to appeals by the applicant only
of a denial of a requested lot line adjustment application.
TIME LIMITS FOR RECONSIDERATION AND APPEALS
The time limits for reconsiderations and appeals run concurrently. If a request for 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:
Ronald D. Johnson
19601 23`d Ave. NW
Shoreline, WA 98177
William J. Clemons, President
Edmonds Church of the Open Bible
657 Daley Street
Edmonds, WA 98020
City of Edmonds, Attn.: Planning Division
121 - 5th Avenue North
Edmonds, Washington 98020
Planning Division
Engineering Division
Fire Department
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city of, edmonds
land use application
0 ARCHITECTURAL DESIGN REVIEW
0 CON11PREFIENSIVE PLAN Ai-vgENDMENT I
0 CONDITiONJ AI 11�F PPP'\11T FILE # t_" 1-5I
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0 HOME OCCUPATION DATE ZZ 01 REC'D BY M
0 FORMAL SUBDIVISION -
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LOT LINE ADJUSTTv�EN"1 HEARING DATE
0 PLANNED RESIDENTIAL DEVELOPIMEN f 0 HE 0 STAFF 0 PB 0 ADB 0 CC
0 OFFICIAL STREET MAP AMFNDN/IEN"I'
0 STREET VACATION
0 REZONE ICU"I E
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0 SHORELINE PERMIT
0 VARIANCE / REASONABLE USE EXCEPTION JUN 2 2 2007
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The undersigned applicant; and his/her/its heirs_, and assigns, in consideration on the processing of the application
agrees to release, indemnity. defend and hold the City of Edmonds harmless from any and all damages; including
reasonable attorney's fees, arisin- fi-om any action or infraction based in whole or part upon false, misleading,
inaccurate or Incomplete informa � iuHnished by the applicant, his/her/its agents or employees. ATTA^HIVIEN 2
By my�gnatufe I cert fy that tle in rmationl?!i exhibits here-vith submitted are true and correct to the best of my
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