PLN200400124 Staff Report.pdfInC.18°)v
Date:
To:
Subject:
Transmitting
CITY OF EDMONDS
121 5TH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221
Website: wwwdedmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
Letter of Transmittal
January 7, 2005
Nicholas Carpine
18104 7Gth Ave. W.
Edmonds, WA 980206
LL-04-124
Lot Line Adjustment Staff Report
For Your Information: X
As you requested:
For your file:
Comment:
Note attachments: X
Cc: Carl Clapp
Sincerely,
GARY HAAKENSON
MAYOR
Diane Cunningham, Administrative Assistant
• Incorporated August 11, 1890 •
CITY OF EDMONDS
121 - 5TH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION
LOT LINE ADJUSTMENT STAFF REPORT
To: File LL-04-124
From:
Star ampbell, Planner
Date: January 6, 2005
File: LL-04-124
Applicant: Nicholas Carpine
TABLE OF CONTENTS
Section Page
I. INTRODUCTION................................................................................................................1
A. Application....................................................................................................................................... 2
B. Decision............................................................................................................................................2
II. FINDINGS OF FACT AND CONCLUSIONS...................................................................3
A. Compliance with the Development Standards of the Zone............................................................... 3
B. Compliance with the Lot Line Adjustment Criteria.......................................................................... 3
III. RECONSIDERATIONS AND APPEALS..........................................................................4
A. Request for Reconsideration............................................................................................................. 4
B. Appeals............................................................................................................................................. 4
C. Time Limits for Reconsideration and Appeals.................................................................................. 5
IV. LAPSE OF APPROVAL.....................................................................................................5
V. NOTICE TO COUNTY ASSESSOR..................................................................................5
VI. APPENDICES.....................................................................................................................5
VII. PARTIES OF RECORD......................................................................................................5
I. INTRODUCTION
This is a lot line adjustment between two lots addressed as 18104 and 18108 76"' Ave. W. See Zoning and
Vicinity Map (Attachment 1). The attached lot line adjustment map refers to the 18108 76"' Ave. W. lot as
"Parcel A" and the 18104 76"' Ave. W. lot as "Parcel B." (Attachment 2). There is an existing house on
Parcel B and the lot to the south, Parcel A is vacant. Both lots are significantly encumbered by a wetland and
stream and the associated buffers and setbacks from these critical areas. The lot line adjustment is being
done for the purpose of adding buildable area that is outside of these restricted areas to Parcel A in order to
better accommodate the construction of a house on this parcel.
StaffReportLLA-04-124, Page 2 of 5
A. Application
1. Applicant: Nicholas Carpine
2. Contact: Carl Clapp
3. Owner: Nicholas Carpine (both lots).
4. Site Locations: 18104 and 18108 76`h Ave. W. (see Zoning and Vicinity Map -
Attachment 1).
5. Request: To adjust the location of a lot line between two lots (see Attachment 2).
6. Review Process: Application is reviewed for completeness and compliance with the
applicable sections of the Edmonds Community Development Code, Planning Staff makes an
administrative decision.
7. Major Issues:
a. Compliance with Edmonds Community Development Code (ECDC) Section 16.50.020,
Site Development standards for the Community Business (BC) zone.
b. Compliance with Edmonds Community Development Code (ECDC) Section 20.75,
Lot Line Adjustment requirements.
c. Compliance with Edmonds Community Development Code (ECDC) Section 20.95,
Staff Review Requirements.
B. Decision
Based upon the Findings of Fact, Conclusions, and Attachments the following is the finding of the
City of Edmonds Planning Division:
The Lot Line Adjustment is APPROVED with the following conditions:
1. Finalize the building permit for the demolition of the garage.
2. Submit the final Lot Line Adjustment document with owners' signatures to the Planning
Division to obtain an approval signature.
3. Record the final document with the Snohomish County Auditor.
4. Provide the City Planning Division with two copies of the Lot Line Adjustment
documents, with the recording number written on them.
StaffReportLLA-04-124, Page 3 of 5
A. Compliance with the Development Standards of the Zone
1. Facts:
Chapter 16.20.030 of the ECDC establishes the site development standards for single-family
residential zones. The following development standards apply to this proposal:
a. Lot Area:
The minimum lot area for the RS-12 zone is 12,000 square feet. The following table shows
the old and new lot areas of the two lots and demonstrates compliance with this development
standard.
Old Lot Area
New Lot Area
Parcel A
53,252 sq. ft.
62,582 sq. ft.
Parcel B
59,788 sq. ft.
50,458 sq. ft.
b. Lot Width:
The minimum lot width for the RS-12 zone is 80'. Staff has confirmed that the 80' lot width
is met for both lots. Note: The 80' diameter circle may be placed on both lots without
encompassing either the Type 2 stream or the Class 2 wetland on the site.
Setbacks:
The only setback that is an issue is the 10' south side setback on Parcel B. The detached
garage on this parcel would actually straddle the lot line after the lot line adjustment. The
property owners anticipated this though and currently have an application in for the removal
of the garage. A condition that requires that removal of the garage be complete prior to
recording the lot line adjustment would be warranted. The lot line adjustment does not
result in any other setback encroachments. Any additions to the house on Parcel B and any
new construction on Parcel A would need to meet the 25' street setback and 10' side
setback for the RS-12 zone and be outside of the required buffers and building setbacks
from the critical areas on the sites.
Conclusion: Staff finds the proposal to comply with the Development Standards of the zone.
B. Compliance with the Lot Line Adjustment Criteria
1. Facts:
a. Section 20.75.050 of the Subdivision Chapter (ECDC 20.75) defines a lot line adjustment as
an alteration of lot lines between lot which does not create any additional lot, tract, parcel,
site or division. This section states that, with the exception of the requirements provided in
the section, lot line adjustments are not subject to the provisions of the subdivision chapter.
b. Section 20.75.050 states that in order for a Lot Line Adjustment to be approved, the Lot Line
Adjustment will not:
1) Create a new lot, tract, parcel, site or division;
2) Reduce the setbacks of existing structures below the minimum required by code or make
existing nonconforming setbacks of existing structures more nonconforming than before;
3) Reduce the lot width or lot size below the minimum required for the applicable zone;
StaffReportLLA-04-124, Page 4 of 5
4) Transform a nonbuildable lot, tract, parcel, site or division into a buildable lot, tract,
parcel, site or division;
5) Would otherwise result in a lot which is in violation of any requirement of the EDCD.
C. Lot Development Potential: One of the Lot Line Adjustment criteria states that a lot line
adjustment may not transform a nonbuildable lot into a buildable lot. As mentioned in the
introduction (Section I of the Staff Report) above, the purpose of this lot line adjustment is
to add area to Parcel A that is not encumbered by critical areas. This does not mean that a
nonbuildable lot is being transformed into a buildable lot. Parcel A is a legally established
lot that meets the current bulk standards of the RS-12 zone and for these reasons, the City
recognizes it as a buildable lot. A house could be constructed on this parcel without the
relocation of the lot line according to the current proposal. The house would likely be at
least partially within the required buffer and setbacks from the critical areas on the property.
This is something that is less desirable from the City's perspective and less desirable from
an applicant's persective in that it would require a special process such as Critical Areas
Variance or Reasonable Use Expection. In summary, the lot line adjustment helps to better
accommodate future development on Parcel A, but does not transform this parcel from a
non -buildable to a buildable lot.
d. Above Section II.A. and Section II.B.1.c. of the Staff Report demonstrate that the proposal
complies with the lot line adjustment criteria listed in above Section II.B.I.b of the Staff
Report.
2. Conclusion:
The proposal meets the Lot Line Adjustment criteria.
The following is a summary of the deadlines and procedures for filing reconsiderations and appeals. Any
person wishing to file or respond to a recommendation or appeal should contact the Planning Department for
further procedural information.
A. Request for Reconsideration
Section 20.95.090 allows for City staff to reconsider their decision if a written request is filed within
fourteen (14) working days of the posting of the notice required by this section. The reconsideration
request must cite specific references to the findings and/or the criteria contained in the ordinances
governing the type of application being reviewed.
B. Appeals
An appeal of a lot line adjustment decision are limited to the applicant and only a denial may be
appealed (ECDC 20.75.050.G. and 20.105.010). The appeal shall be made in writing, and shall include
the decision being appealed along with the name of the project and the date of the decision, the name of
the individual or group appealing the decision, their interest in the matter, and reasons why the appellant
believes the decision to be wrong. The appeal must be filed with the Planning Division within fourteen
(14) calendar days after the date of the decision being appealed.
StaffReportLLA-04-124, Page 5 of 5
C. 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 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.
IV. LAPSE OF APPROVAL
This decision must be acted on within one year of the approval of the date of this report. One one year
extension may be granted under the terms of ECDC section 20.75.050.F.
V. NOTICE TO COUNTY ASSESSOR
The property owner may as a result of the decision rendered by the staff request a change in the valuation of
the property by the Snohomish County Assessor's Office.
VI. APPENDICES
Attachments:
1. Vicinity / Zoning Map
2. Lot Line Adjustment Map
Nicholas Carpine Carl Clapp
18104 76"' Ave. W. 8415 192nd St. SW
Edmonds, WA 98026 Edmonds, WA 98026
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