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LL-06-118 Staff Report.pdfCITY OF EDMONDS PLANNING DIVISION REVIEW OF A PROPOSED LOT LINE ADJUSTMENT FILE # LL -2006-118 CONTACT PERSON/AGENT Timothy Farle and Gqa Edin APPLICANT Timothy PROPERTY OWNER(S) Mary Edin Living Trust and Timothy+. and Paige Farley PROPERTY LOCATION 8604 and 8610 — 204'h Street Southwest PROJECT DESCRIPTION Lot line adjustment to convey the eastern portion of the property addressed 8610 — 204`h Street Southwest to the property addressed 8604 — 204`h Street Southwest. A. INTRODUCTION The applicant is proposing to adjust the boundary lines among two lots addressed as 8604 and 8610 — 204"' Street Southwest. See the Zoning and Vicinity Map for reference (Attachment 1). The subject properties are located in a Single -Family Residential (RS -12) zone that allows lots with a minimum area of 12,000 square feet. The purpose of the proposed lot line adjustment is.to facilitate the conveyance of the eastern portion of the property addressed 8610 — 204`h Street Southwest to the property addressed 8604 --- 2046 Street Southwest. The two-page application is provided as Attachment 2. The proposed lot line adjustment is shown on the lot line adjustment map (Attachment 3). The existing lot line between the two properties will be moved 76.19 feet to the west in order to expand the property addressed 8604 -- 204`h Street Southwest. The existing residences are to remain. B. ANALYSIS OF DESIGN: 1. Number of Lots Involved: 2 lots 2. Lot Area: a. Minimum lot area required for RS -12 zone: 12,000 square feet b. Proposed lot sizes: Gross and net lot area for Gross and net lot area for original parcels (sq. ft.)* proposed parcels (sq. ft.)* Parcel A 20,806 12,806 Parcel B 7,875 15,875 * Net lot area does not include any lot area devoted to vehicular ingress/egress easements. c. Minimum lot width required for RS -12 zone: 80 feet d. Both lots meet minimum lot width?: Yes e. Number of corner lots: Parcel A is considered a corner lot, which will not change with the proposed lot line adjustment. LL -2006-118 Page 2 of 4 3. Topographical Consideration: Both properties appear to be relatively flat. Therefore, there appears to be no particular topographical consideration driving the lot line adjustment. 4. Flag Lot Determination: Neither of the lots are flag lots. 5. Zoning Ordinance: The proposal meets the intent of the Zoning Ordinance. a. Lot Line adjustments are not allowed if they create a new Iot, 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. During staff's site visit of the subject properties, it was noted that an existing shed is located on the eastern side of the detached garage on the property addressed 8610 — 204"' Street Southwest. A condition has been added to this approval requiring either the removal of this shed or the submittal of documentation showing that this shed meets the minimum required 10 -foot side setback from the new property line. This proposal would not cause the setbacks of any other existing structures on either lot to be reduced below the minimum required by code. c. Lot line adjustments are not allowed if they reduce the lot width or lot size below the minimum required for the applicable zone. Both lots meet the required lot area and required lot width for the RS -12 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. 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: Access to both lots is from 204'' Street Southwest, which will not change with the proposed lot line adjustment. C. ENVIRONMENTAL ASSESSMENT: 1. SEPA Determination: Not Required 2. Shoreline Master Program: Exempt from Shoreline Master Program permits. 3. Critical Area Determination: CRA -1995-0105 Critical area inspection of the property addressed 8604 — 204th Street Southwest found that no critical areas as defined by ECDC 23.40 exist on the property; therefore, a waiver from the requirement to submit a study was issued. Critical area inspection has not been conducted on the property addressed 8610 — 2046 Street Southwest. Therefore, any future development on the property addressed 8610 or the portion of the property that is being conveyed to the property addressed 8604 — 204th Street Southwest would require a new critical area determination to be conducted. LL -2006-118 Page 3 of 4 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 line adjustment file number PLN -2006-0118 on the map. 2. Prior to recording, either remove the existing shed located on the eastern side of the detached garage on the lot addressed 8610 — 204'h Street Southwest, or provide documentation showing that this shed complies with the minimum required side setback of 10 feet from the new lot line. 3. 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. 4. The applicant must record the approved documents with Snohomish County Auditor's office. 5. 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: Vicinity / Zoning Map Application Proposed Boundary Line Adjustment Map 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. ennifer Machuga,ning Division RECONSIDERATION OF DECISION ber 1 Date 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. LL -2006-118 Page 4 of 4 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 continued 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. City of Edmonds, Atm.: Planning Division 121 - 5th Avenue North Edmonds, Washington 98020 PARTIES OF RECORD: Planning Department Engineering Department Timothy and Paige Farley P.O. Box 28 Everett, WA 98206-0028 Gary Edin P.O. Box 190 Hartsville, WA 98340 Zoning Vicinity Map © RS -20 RS -6 RM -3 ® BP CG2 RS -12 RSW-12 RM -2.4 BN CW MU RS -10 �'Y RS -MP M RM -1.5 BC ® MP1 P RS -8 CG ® MP2 OS Rezones ED PRD 0 150 300 Feet 6DgrO N A lnC. 1890 File LL -2006-118 Attachment 1 �1 city of edmonds land use application Page 2 of 2 ❑ ARCHITECTURAL DESIGN REVIEW I FOROFFICIAL USE ONLY ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT FILE # ZONE ❑ HOME OCCUPATION DATE REC'D BY ❑ FORMAL SUBDIVISION CIRECEIPT#�LOc�o'� SHORT SUBDIVISION FEE " }, Q LOT LINE ADJUSTMENT HEARING DATE ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT Cl HE ❑ STAFF ❑ PB ❑ ADB ❑ CC ❑ STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT ❑ VARIANCE/ REASONABLE USE EXCEPTION ❑ OTHER: PROPERTY ADDRESS OR LOCATION 8604 204th St, SW, Edmonds, WA PROJECT NAME (IF APPLICABLE) n/ a PROPERTY OWNER Timothy J. & Paige M. FarITHONE# (425) 339-1323 ADDRESS 8604 204th St SW, Edmonds, WA 98026 E-MAILADDRESS timjfarley@comcast.net FAX# (425) 339-1323 TAXACCOUNT# 005446-000-024-01 SEc_19 TWP.27-N RNG_ 4-E DEscRIPnoNOFPROJECT ORPROPOSED USE Adjoining property Owners Edin and _Farley wish to adjust the eastern lot line of the Edin property 76.19 feet westward APPLICANT 'timothy J. Farley PHONE# (425) 339-1323 ADDRESS P.O. Box 28, Everett_, WA 98206-0028 E-MAIL ADDRESStimjfarley@comcast.net FAX# (425) 339-1327 CONTACT PERSON/AGENT same PHONE # ADDRESS E-MAIL ADDRESS FAX # 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 1 am authorized t lication on the behalf of the owner as listed below. SIGNATURE OF APPLICANT/AGENT 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 hepblic officials and the staff of the City of Edmonds to enter the subject property for the purposes of insp Ian sting attendant to this application. p f SIGNATURE OF OWNER G DATE This application form was revised on 1/27/00. To verify whether it is still current, call (425) 771-0220. U\LISRARYTI-ANNINGTorms & Cdandouts`Public Handoutslland Use Application.doc Attachment 2 city of edmonds land use application ❑ ARCHITECTURAL DESIGN REVIEW 0 COMPREHENSIVE PLAN AMENDMENT ❑ CONDMONALLISEPERMIT ❑ HOME OCCUPATION ❑ FORMAL SUBDIVISION Ll SHORT SUBDIVISION C LAT LINE ADJUSTMENT ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE EXCEPTION ❑ OTHER: art FILE# L�---[�lp�l�`r5 ZONE DATE t13j11& RECD BY FEE 3 S RECEIPT# 49&J000&49 HEARING DATE Q HE ❑ STAFF ❑ PB ❑ ADB ❑ CC PROPERTY ADDRESS OR LOCATION 8 610 2Q�th St SW, EAmn-nfJs,-1dA PROJECT NAME (IF APPLICABLE) n/ a PROPERTY OWNER Mary Edin hiving Trust PHONE# See contact info. ADDRESS See contact info. E-MAIL ADDRESS See Contact info. FAA# TAX ACCOUNT # 005446-000-015-00 SEC. 19 TwP.27—N RNG.44E DESCRIPTION OF PROJECT OR PROPOSED USE Adjoining property owners Edin and Parley wash to adjust the eastern lot line of the Edin VrQperty 76.19 feet westward. APPLICANT Timothy J. Farley_PHONE# (425) 339-1323 ADDRESS PO Box 28, Everett, WA 98206-0028 E-MAILADDRESS timifarley@comcast-net - FAx# 425 339-1327 Trustee CONTACTPERSON/AGLNT Gary Edin, Successor PHONE# (360).638-2683 ADDRESS PO Box 190, Hansville, WA 98340 E-MAILADDRESS gedin23158@aol.com FAx# 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 ixle �ation on the behalf of the owner as listed below. SIGNATURE Of APPLICANT/AGENT I1 %G DATE 9 3-910 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 pe scion for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of sp on an ti�Ig attendant to this appli SIGNATURE OF OWNER17 This application form Ja revised on 1127100. To verify whether it is still current, call (425) 771-0220. L:ILIBRARYSPLANNING1Forms & HandoutsTublic HandoutA and Use Appiicabon.doc 5 gbhb gbg S a tS z w L q ,a .4 Y5 n b i�^' "b t ��'•' gh <� Fn uK rPC h4 ti 9 1-B!Ot "M Ad 4158 a r 0.S �a N Z. 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