STF2020-0004 zoning conf letter and attsCITY OF EDMONDS
121 51h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
I/Ic. 189v
February 20, 2020
Dawn Kemmerer
UES Consulting Services
100 E. 7th Street, Suite 200
Kansas City, MO 64106
Subject: Zoning Confirmation Letter (File STF2020-0004)
Dear Ms. Kemmerer,
The City of Edmonds has received your zoning verification request for properties located at:
22111 Highway 99 (APN 27042900302300)
22019 Highway 99 (APN 27042900301900)
22001 Highway 99 (APN 27042900302800)
The scope of your request was described in your email from February 14, 2020:
I need to obtain a Zoning Verification Letter from your department, describing the zoning
designation for the property (including the title or brief description of that designation),
whether the property is in compliance with the zoning/variances (allowable use), and if
there are any open zoning violations.
Specific answers to each of your questions are below:
1. What is the current zoning of properties?
All three of the referenced parcels are zoned General Commercial (CG). Chapter 16.60
of the Edmonds Community Development Code (ECDC) contains the bulk, use, and site
design standards for the zone. That code is available at:
https://www.codepublishing.com/WA/Edmonds/#!/Edmondsl6/Edmondsl66O.html#16.60
2. Are the properties in compliance with current General Commercial zone requirements?
The uses in all three buildings are consistent with current code.
The buildings and sites themselves are nonconforming for some aspects of the current
CG code adopted in 2017, including, but not limited to: setbacks, pedestrian area, and
various aspects of the site development standards for design in ECDC 16.60.030. The
building addressed as 22001 Highway 99 was built in 1952, 22111 Highway 99 was
developed in 1966, and 22019 Highway 99 was constructed in 1949 — all three before
the City annexed the area in 1978.
A building permit was issued in 2018 for an extensive remodel at 22019 Highway 99
(BLD20171452) but the scope of work for the project did not require it to be brought up
to all current CG standards.
3. Are there any open zoning violations?
There are no open zoning violations for the three parcels. That said, the parcel lines
currently shown by the Snohomish County Assessor do not appear to match those
described in a 2018 title report, which is consistent with a recorded survey from 1987.
Both documents are enclosed. It is unknown how the parcel lines came to be located as
the County has them because the City of Edmonds has not approved any platting or
boundary line adjustments for the site since annexation.
If you have any other questions, please contact me at michael.clugston@edmondswa.gov or
425-771-0220.
Sincerely,
Mike Clugston, AICP
Senior Planner
Enclosures
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11Uth St SW
Parcel ID:27042900302800 +
Property Address: 22001 HIGHWAY 99
Owner: BEHAR EDMONDS VENTURES LLC
Click to view additional parcel details
Parcel ID:27042900301900
Property Address: 22019 HIGHWAY 99
Owner: AMON-EDMONDS INVESTMENT LLC
dick to view additional parcel details
Parcel ID:27042900302300
Property Address: 2211199 HW
Owner: AMON-EDMONDS INVESTMENT LLC
Click to view additional parcel details
Displaying 1 - 3 (Total: 3)
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Old Republic Title, Ltd.
SUBDIVISION GUARANTEE
Second
Order No.: 5207153162 Datc: March 16, 2018 at 8:00 a.m.
Fee : $ 300.00
Sales Tax: $ 31.20
Total: $ 331.20
FOR INFORMATION AND ASSISTANCE ON THIS ORDER CONTACT:
Old Republic Title Commercial Services
Christina Hughes, Title Officer Email: chuRheskortc.com
Telephone: (425) 776-4305 Fax: (425) 776-3350
19020 33rd Avenue W., Suite 360, Lynnwood, Washington 98036
Our staff can assist you with properties in King, Pierce and Snohomish Counties
Reference: Family Fun Center
TO: HELENE BEHAR
BEHAR EDMONDS VENTURES LLC
1000 2ND AVE; STE. 3230
SEATTLE, WA 98104
Ladies/Gentlemen:
In the matter of the plat submitted for your approval, the Company (Old Republic National Title Insurance Company) has
examined the records of the County Auditor and County Clerk of Snohomish County, Washington, and the records of the
Clerk of the United States Courts holding terms in said County and from such examination hereby certifies that the title to the
following described land, Situate in said County, to -wit:
Vested in:
BEHAR-EDMONDS VENTURES, L.L.C., a Washington limited liability company, and AMON-EDMONDS
INVESTMENT, L.L.C., a Washington limited liability company
Legal Description:
SEE ATTACHED EXHIBIT "A" FOR LEGAL DESCRIPTION
FOR SPECIAL EXCEPTIONS, SEE ATTACHED:
Order Number 5207153162
EXHIBIT "A"
Parcel A:
The East half of the Northeast quarter of the Northwest quarter of the Southwest quarter of Section
29, Township 27 North, Range 4 East, W.M., in Snohomish County, Washington,
EXCEPT 220th Street Southwest
Parcel B:
That portion of the West half of the Northeast quarter of the Northwest quarter of the Southwest
quarter of Section 29, Township 27 North, Range 4 East, W.M., in Snohomish County, Washington,
described as follows:
BEGINNING at the quarter corner on the West boundary of said Section 29;
THENCE East on the East and West center line of said Section, 1014.6 feet, more or less, to the
intersection with the East line of the West half of the Northeast quarter of the Northwest quarter of the
Southwest quarter of said Section;
THENCE South 1016' East along said East line of said West half of the Northeast quarter of the
Northwest quarter of the Southwest quarter, 30 feet to the True Point of Beginning,
THENCE continuing South 1116' East along said line 372.8 feet,
THENCE South 86036' West 205.6 feet, more or less, to the Easterly right of way line of State Road No.
1,
THENCE Northeasterly along the Easterly right of way line said Road, 425 feet, more or less, to a point
30 feet South of the East and West center line of said Section 29;
THENCE East, parallel with said East and West center line of said Section, 18.5 feet, more or less, to
True Point of Beginning,
EXCEPT that portion thereof conveyed to Snohomish County by Quit Claim Deed recorded under
Recording No. 2364652.
Parcel C:
That portion of the West half of the Northeast quarter of the Northwest quarter of the Southwest
quarter of Section 29, Township 27 North, Ranger 4 East, W.M., in Snohomish County, Washington,
described as follows:
BEGINNING at the quarter corner on the West boundary of said Section 29, Township 27 North, Range
4 East, W.M., in Snohomish County, Washington,
THENCE East on the center line of said Section 29, 1014.6 feet to the East line of said West half of the
Northeast quarter of the Northwest quarter of the Southwest quarter,
THENCE South 1116' East along said East line, 402.8 feet to the True Point of Beginning,
Order Number 5207153162
THENCE South 89153' West 271.2 feet to the intersection with the Easterly margin of the right of way
of State Road No. 1;
THENCE Northeasterly along the Easterly right of way line of said Road to a point which bears South
86036' West from the Point of Beginning.
SITUATE in the County of Snohomish, State of Washington
END OF EXHIBIT "A"
Order Number 5207153162
SPECIAL EXCEPTIONS:
1
2.
3
M
Rights of parties in possession and claims that may be asserted under unrecorded
instruments, if any.
An easement affecting that portion of said land and for the purposes stated herein and
incidental purposes as provided in the following
Instrument Easement
Granted To City of Edmonds
For Cuts and/or fill slopes
Recorded : December 9, 1974 in Official Records under Recording Number 2367505
Affects The Northerly portion of said Parcel A
An easement affecting that portion of said land and for the purposes stated herein and
incidental purposes as provided in the following
Instrument
Easement
Granted To
Public Utility District No. 1 of Snohomish County
For
Single line of poles
Recorded
December 30, 1977 in Official Records under Recording Number
7712300433
Affects
Parcel 1 :
The North 17 feet of the South 130 feet of the West 100 feet of
described Parcel A.
Parcel 2: The South 5 feet of Parcel C.
An easement affecting that portion of said land and for the purposes stated herein and
incidental purposes as provided in the following
Instrument Easement
Granted To Public Utility District No. 1 of Snohomish County, General Telephone
Company of the Northwest, Inc.
For Electric distribution line
Recorded : May 16, 1986 in Official Records under Recording Number 8605160065
Affects The East half of the Northeast quarter of the Northwest quarter of
the Southwest quarter of Section 29, Township 27 North, Range 4
East, W.M.; Except 220th Street Southwest
Order Number 5207153162
5
1.1
7
Terms and provisions as contained in an instrument,
Entitled Record of Survey
Recorded : March 2, 1987 in Official Records under Recording Number 8703025001
An easement affecting that portion of said land and for the purposes stated herein and
incidental purposes as provided in the following
Instrument Easement
Granted To Public Utility District No. 1 of Snohomish County and General
Telephone Company of the Northwest, Inc.
For Electric distribution lines and equipment
Recorded May 8, 1991 in Official Records under Recording Number 9105080337
Affects The West 38 feet of the East 120 feet of the North 80 feet of Parcel A
Agreement for Grease Trap and Interceptor Agreement
Executed By City of Edmonds
and Between Edmonds Village, LLC
On the terms, covenants and conditions contained therein,
Dated August 19, 2014
Recorded September 12, 2014 in Official Records under Recording Number
701409170378
A portion of Parcel A and B as more fully described in said document
An easement affecting that portion of said land and for the purposes stated herein and
incidental purposes as provided in the following
Instrument
Reciprocal Storm Water Easement Agreement
Granted To
BEHAR EDMONDS VENTURES, L.L.C., a Washington limited liability
company and AMON-EDMONDS INVESTMENT, L.L.C., a Washington
limited liability company
For
Access, construction, use, repair, maintenance and replacement of
storm drainage facilities, including, but not limited to the
underground infiltration system, storm treatment vault and all pipin
associated therewith
Dated
February 28, 2018
Recorded
March 16, 2018 in Official Records under Recording Number
201803160379
Affects
As described on document
Order Number 5207153162
0
[us
GENERAL TAXES, PLUS INTEREST AND PENALTY AFTER DELINQUENT; 1ST HALF DELINQUENT
ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1:
Year
Amount Billed
Amount Paid
Tax Account No
Levy Code
Assessed Valuation
Land
Improvements
2018
$38,175.66
$0.00
270429-003-018-00
0232
$3,166,700.00
$415,300.00
Said matters affect portion of Parcel A
GENERAL TAXES, PLUS INTEREST AND PENALTY AFTER DELINQUENT; 1ST HALF DELINQUENT
ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1:
Year
Amount Billed
Amount Paid
Tax Account No
Levy Code
Assessed Valuation
Land
Improvements
2018
$14,182.56
$0.00
270429-003-019-00
0232
$819,000.00
$511,400.00
Said matters affect remainder of Parcel A and portion of Parcel B
Order Number 5207153162
11
12
13
GENERAL TAXES, PLUS INTEREST AND PENALTY AFTER DELINQUENT; 1ST HALF DELINQUENT
ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1:
Year
Amount Billed
Amount Paid
Tax Account No
Levy Code
Assessed Valuation
Land
Improvements
2018
$13,301.31
$0.00
270429-003-028-00
0232
$725,000.00
$522,700.00
Said matters affect remainder of Parcel B
GENERAL TAXES, PLUS INTEREST AND PENALTY AFTER DELINQUENT; 1ST HALF DELINQUENT
ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1:
Year
Amount Billed
Amount Paid
Tax Account No
Levy Code
Assessed Valuation
Land
Improvements
2018
$13,971.58
$0.00
270429-003-023-00
0232
$855,000.00
$455,600.00
Said matters affect Parcel C
Deed of Trust to secure an indebtedness of the amount stated below and any other amounts
payable under the terms thereof,
Amount $1,000,000.00
Trustor/Borrower Behar -Edmonds Ventures, L.L.C., a Washington limited liability
company
Trustee UPF Washington, Incorporated
Beneficiary/Lender Washington Trust Bank
Dated June 29, 2012
Recorded : July 23, 2012 in Official Records under Recording Number
201207230283
Order Number 5207153162
14. An unrecorded lease upon the terms, covenants, and conditions contained or referred to
therein,
Lessor Amon -Edmonds Investments, LLC, a Washington limited liability
partnership and Behar -Edmonds Ventures, LLC, a Washington limited
liability company
Lessee Harbor Freight Tools USA, Inc., a Delaware corporation
Disclosed by Memorandum of Lease
Dated August 21, 2014
Recorded September 25, 2014 in Official Records under Recording Number
201409250089
The term of the Lease is for a period of ten (10) Lease Years
Tenant has two (2) successive options, each of which entitles Tenant at its election to extend
the then current Term for an additional period of five (5) years per Option Term
15. Any unrecorded and subsisting leases.
16. NOTE: The last recorded transfer or agreement to transfer the land described herein is as
follows:
Recorded : August 31, 2005 in Official Records under Recording Number
200508310589
Said document being a re-record of that certain document recorded under Recording No.
200508151125
NOTE I:
The liability of the Company under this Subdivision Guarantee shall be limited to the amount of actual loss sustained by the
addressee because of reliance upon the information set forth herein, but in no event shall such liability exceed the fee paid for
this Subdivision Guarantee.
cm/DH
ch/CI12
Order Number 5207153162
93427
LEGAL DESCRIPTION
PARCEL A
THE EAST HALF OF THE NORTHEAST QUARTER OF THE
NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION
29, TOWNSHIP 27 NORTH, RANGE 4 EAST, W.M.;
EXCEPT 220TH STREET S.W.
PARCEL B
9 S5.4fo'
' EX. CASED
0 220th STREET S.W.
EX. BRASS TACK IJ 09.54'23" W 2704.1-7' „f
p 3Glro.r03'
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• 55.14'
o_ S 8%21!59' 19" 'W
!„ (S 6-1-93' W, DE6G.) V
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_ • � ` •, fir' ' 33ro.57'
THAT PORTION OF THE WEST HALF OF THE NORTHEAST ,. ,� •• W 89•s3's4" w
QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST"ti• - \'
QUARTER OF SECTION 29, TOWNSHIP 27 NORTH, RANGE 4 �; So:''
EAST, W.M., EMBRACED WITH THE FOLLOWING DESCRIBED r SO.' r �
TRACT, TO -WIT: BEGINNING AT THE QUARTER CORNER ON
THE WEST BOUNDARY OF SECTION 29, TOWNSHIP 27 NORTH,
RANGE 4 EAST, W.M.; THENCE EAST ON THE CENTER LINE OF ''•ti
SAID SECTION 29, 1014.6 FEET TO THE EAST LINE OF SAID r-•tjti r JM I L I P A fR K �Z
WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST r '!� ti r ' ui
QUARTER OF THE SOUTHWEST QUARTER; THENCE S, -1' 15' E, r ' 3 C J Jul D J I\11 1 1\1 J U Jail
ALONG SAID EAST LINE, 402.8 FEET TO THE TRUlt "POIN�r OF 1 'ti, ••
BEGINNING; THENCE S 1' 16' E, 148.7 .'FEET; •THENCE
S 89' 53' W, 271.2 FEET TO THE INTERSECTION, 1TI�' THE rr '" ''L• 10
EASTERLY MARGIN OF THE RIGHT OF WAX OF STATE ROkD NO:•ti '� •''
1; THENCE NORTHEASTERLY ALONG THE EA,4TERLY?-• 1k7GHT OF '.
WAY LINE OF SAID ROAD TO .-)k POYNZ{• WHICH '' PL$ARS '' r
S 86'36' W FROM THE POINT :OF kgGI�NING; TNERCE f�
N 86' 36' E, 205.6 FEET TO THE POINT -CIF- B&EGINNINQ.
335.12' (GALL.)
IJ 890SW 25" W-1340.4a' EX. CASED
r' ti ti 'ti EX. BRASS KAODUI P-WT
'■ . "OIJUI F_UT
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• •- (IJOTE THIS 224 th STREET S.W. UOT FOUIJO
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EX. CASED
I...I000KAF-JT
THAT PORTION OF THE WEST HALF OF THE NORTHEAST
QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST
QUARTER OF SECTION 29, TOWNSHIP 27 NORTH, RANGE 4
EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE
QUARTER CORNER ON THE WEST BOUNDARY OF SAID SECTION
29; THENCE EAST, ON THE EAST AND WEST CENTER LINE OF
SAID SECTION, 1014.6 FEET, MORE OR LESS, TO THE
INTERSECTION WITH THE EAST LINE OF THE WEST HALF OF
THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE
SOUTHWEST QUARTER OF SAID SECTION; THENCE S 1016' E,
ALONG SAID EAST LINE OF SAID WEST HALF OF THE
NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE
SOUTHWEST QUARTER, 30 FEET TO THE TRUE POINT OF
BEGINNING; THENCE CONTINUING S 1016' E, ALONG SAID
LINE 372.8 FEET; THENCE S 86036' W 205.6 FEET, MORE
OR LESS, TO THE EASTERLY RIGHT OF WAY LINE OF STATE
ROAD NO. 1; THENCE NORTHEASTERLY ALONG THE EASTERLY
RIGHT OF WAY LINE OF SAID ROAD, 425 FEET, MORE OR
LESS, TO A POINT 30 FEET SOUTH OF THE EAST AND WEST
CENTER LINE OF SAID SECTION 29; THENCE EAST, PARALLEL
WITH SAID EAST AND WEST CENTER LINE OF SAID SECTION,
18.5 FEET, MORE OR LESS, TO TRUE POINT OF BEGINNING;
EXCEPT THAT PORTION THEREOF CONVEYED TO SNOHOMISH
COUNTY BY QUIT CLAIM DEED RECORDED UNDER AUDITOR'S
FILE NO. 2364652.
PARCEL C
'% •ti
IWO 0 5 001
L. 703o425oo/ ii
• . RECORDING CERTIFIdATE�
FIi:ED FOR RECORD BY U.J. LOVELL
L , THIS _c2 _ DAY OF 19lal A.D.. ATLS7
d11NUTES PAS r' O'CLOC M; AND RECORDED IN
VOLUME OF SURV6 ON PAGES
RECORDS O SUGHOU ISH COUNTY. WASHINGTON.
DEAIJ V. WILLIAUS iR rttz: ".n A
AUDITOR
AUDITOR
Iv101J U U GUT
337.9(0' 100'
SEE "DETAIL" ,.., -- ..• r .r
Ste, � ,� / • '� ' � '~' '
SO• --- r 'ti - ....r 1
• - .-22,0th STREET S.W.
_ _ _ _ '� IJ 89•S4'23" W
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SURVEYORS CERTIFICATE
THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR
UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF
THE SURVEY RECORDING ACT, AT THE REQUEST OF HGIZUAIJ 5GHLA
THIS I TH DAY OF FEBI2 ARY 1967
dfr� L.S. No 9 89 I
GERALD W. LOVELL
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L = 14.79'
PARCEL "A"
DETAIL
SGALE : V = 40'
N
BASIS OF BEARINGS
ASSUI.AED DATULA
PLAT OF SURVEY
FOR
HERMAN BEHLA
IN NW%4,SWA,SECTION 29,T.27N.,R.4E.,W.M.
SNOHOMISH COUNTY, WASHINGTON