LL-08-07 Staff Report.pdf
CITY OF EDMONDS
PLANNING DIVISION
REVIEW OF A PROPOSED LOT LINE ADJUSTMENT
FILE # LL-08-07
CONTACT PERSON/AGENT Debra Hustler
APPLICANTS H. Dean and Debra Hustler
PROPERTY OWNERS David and Beth Marriott / H. Dean and Debra Hustler
PROPERTY LOCATION 19005 and 18917 Soundview Place
PROJECT DESCRIPTION Adjust lot line between two adjacent parcels __________________
A. INTRODUCTION
The applicant is proposing to adjust a lot line between two adjacent parcels; Parcel A is
identified as 18917 Soundview Place (27031300402200) and Parcel B abuts on the south and
is addressed as 19005 Soundview Place (27031300403200). Parcel B (Marriott) is sending
7,813 square feet to Parcel A (Hustler). Both Parcel A and B are currently developed with
single family residences.
B. ANALYSIS OF DESIGN:
1. Number of Lots Involved: Prior to Lot Line Adjustment - 2; Post Adjustment - 2
2. Lot Area:
a. Minimum lot area required for RS-12 zone: 12,000 square feet
b. Minimum lot width required for RS-12 zone: 80
c. Area of each lot (approximate):
Existing sf Proposed sf
Parcel A (Hustler): 13,560 21,373
Parcel B (Marriott): 22,551 14,738
d. Lot width of each lot: Parcel A variable from 73 to 138; Parcel B
approximately 75. Parcel B is an existing non-conforming lot with respect to width
but the proposed adjustment does not affect that.
3. Topographical Consideration: The proposed lot line adjustment involves sending a
plateau area east of a hedge which marks the top of the slope of Fruitdale Creek on the
Marriott parcel. The plateau is essentially at the same elevation as the Hustlers existing
parcel and joining it to that parcel is a logical adjustment.
4. Flag Lot Determination: The subject parcels are not considered flag lots.
5. Corner Lot Determination: Neither parcel is considered a corner lot.
LL-2008-07
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6. Comprehensive Plan: Both lots are defined as Single Family Resource in the
Comprehensive Plan and the current proposal appears to meet the intent of the
Comprehensive Plan.
7. Zoning Ordinance: The proposal appears to meet the intent of the Zoning Ordinance
(ECDC 20.75.050).
Both parcels are currently zoned
RS-12, Single Family Residential
with a 12,000 square foot minimum
area requirement. As mentioned
previously, both parcels are
currently developed with single
family residences. Further
subdivision of either parcel is not
permitted based on the minimum
lot area requirements currently in
effect.
The plat currently indicates that
7,184 square feet will be conveyed.
It appears that this is a
typographical error since both
before/after tables calculate to
City of Edmonds Zoning Map, December 14, 2007
7,813 square feet being
conveyed.
The Marriotts have an existing shed on that portion of land to be conveyed to the
Hustlers. The shed currently does not meet the side setback requirement for the zone
(10) on the north. As proposed, it would not meet the side setback from the new
property line created by the adjustment on the west. The parties are aware of this and
have agreed to remove the shed as part of the lot line adjustment process.
8. Access: No change in access to either parcel is proposed.
C. ENVIRONMENTAL ASSESSMENT:
1. SEPA Determination: Not required for this proposal.
2. Shoreline Master Program: Exempt from Shoreline Master Program permits.
3. Critical Area Determination: Not required for this proposal.
D. REQUIRED IMPROVEMENTS AND DEDICATIONS:
The Engineering Division has reviewed the application and is not requiring any improvements
or dedications.
E. DECISION: The proposed lot line adjustment is Approved with the following
conditions:
1.Include the lot line adjustment file number LL-2008-0007 on the documents to be
recorded.
LL-2008-07
Page 3 of 4
2.The shed currently on that portion of the Marriott parcel being conveyed to the Hustlers
shall be removed prior to final approval of the adjustment. A permit from the Building
Division must be obtained to complete this work.
3.If included on the final plat, change the Conveyance amount to 7,813 square feet rather
than 7,184 square feet as listed on the preliminary plat.
4.Make sure all documents to be recorded meet the Snohomish County Auditors
requirements for recording, including all signatures in black ink.
5.Submit the documents to be recorded to the City of Edmonds Planning Division for
review prior to recording. Documents must have the citys approval before they can be
recorded.
6.Once the final documents are approved by the City, the applicant must record the
approved documents with Snohomish County Auditors office.
7.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. Land Use Application
2. Preliminary Lot 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.
February 27, 2008
Michael Clugston, Planning Division Date
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PARTIES OF RECORD:
Planning Department
David & Beth Marriott
19005 Soundview Place
Edmonds, WA 98020
H. Dean & Debra Hustler
18917 Soundview Place
Edmonds, WA 98020
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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 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.
City of Edmonds, Attn.: Planning Division
121 - 5th Avenue North
Edmonds, Washington 98020