LL-06-84 Staff Report.doc
CITY OF EDMONDS
PLANNING DIVISION
REVIEW OF A PROPOSED LOT LINE ADJUSTMENT
FILE # LL-2006-0084
CONTACT PERSON/AGENT Tri-County Land Surveying Co.
APPLICANT Craig Reimer
PROPERTY OWNER Eaglewood Homes, Inc.
PROPERTY LOCATION 18019 and 18021 Andover Street
PROJECT DESCRIPTION Lot line adjustment to convey the western portion of the property
addressed 18021 Andover Street to the property addressed 18019 Andover Street.
A. INTRODUCTION
The applicant is proposing to adjust the boundary lines among two lots addressed as 18019 and
18021 Andover Street. 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 western
portion of the property addressed 18021 Andover Street to the property addressed 18019
Andover Street. The 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 28.47 feet to the east in order to expand the property addressed 18019
Andover Street. 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 24,618 / 19,816 20,233 / 16,286
Parcel B 15,848 / 12,762 20,233 / 16,292
* Gross 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: Neither of the lots are corner lots.
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3. Topographical Consideration:
There appears to be no particular topographical
consideration driving the lot line adjustment.
4. Flag Lot Determination:
Parcel B is considered a flag lot.
5. Zoning Ordinance:
The proposal meets the intent of the Zoning Ordinance.
a. Lot Line adjustments are not allowed that create a new lot, 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. This proposal does not reduce
the setbacks of existing structures 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 Andover Street, 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-2005-0113 and CRA-2005-0114
Neither of the subject properties appear to contain any critical areas as defined by ECDC
23.40.90. As a result, a waiver from the requirement to complete a study was issued for
both properties.
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 LL-2006-0084 on the map.
2. Make sure all documents to be recorded meet the Snohomish County Auditor’s
requirements for recording, including all signatures in black ink.
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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 two 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:
1. Vicinity / Zoning Map
2. Application
3. 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.
July 20, 2006
Jennifer Witzgall, Planning Division Date
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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 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.
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City of Edmonds, Attn.: Planning Division
121 - 5th Avenue North
Edmonds, Washington 98020
PARTIES OF RECORD:
Planning Department
Tri-County Land Surveying Co.
th
4610 – 200 Street SW, Suite A
Lunnwood, WA 98036
Craig Reimer
Eaglewood Homes, Inc.
18607 Olympic View Drive
Edmonds, WA 98020