PLN20140010_staffreport_withAttachments(2).pdf11c. 189"
CITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION PRELIMINARY REVIEW
FINDINGS, CONCLUSIONS, & DECISION
Project: Vehrs\Cain Lot Line Adjustment
File Number: PLN20140010
Date of Report: Jun 24, 2014
Reviewed By:
Kernen Lien, Senior Planner
11. INTRODIJMON
The applicants are proposing to adjust the boundary lines between two parcels addressed as 520
Forsyth Lane (Parcel B) and 1040 — 6th Avenue South (Parcel A) (Attachments 1 — 2). The
subject properties are located within the RS-6 Single -Family Residential zone. The proposed
lot line adjustment will shift the property boundary between Parcels A and B 15 feet to the west.
The following is staff s analysis and decision on the proposal.
H. FINWNGS AND CONCLUSIONS
A. GENERAL INFORMATION
1. Request: The applicants are proposing to adjust the boundary lines between two
parcels addressed as 520 Forsyth Lane (Parcel B) and 1040 — 6th Avenue South
(Parcel A).
2. Review Process: A lot line adjustment is a Type I decision pursuant to Edmonds
Community Development Code (ECDC) 20.01.003. The director or his designee reviews
the project and issues an administrative decision pursuant to ECDC 20.75.050.C.
3. Owners: Alice Cain (520 Forsyth Lane)
Nancy Vehrs (1020 — 6th Avenue South)
4. Applicant: Jeff Vehrs
5. Tax Parcel Numbers: Parcel A is comprised of Tax Parcel No. 27032500214000.
Parcel B is comprised of Tax Parcel No. 27032500213900.
6. Location: 520 Forsyth Lane (Parcel B) ' and 1040 — 6"' Avenue South (Parcel A),
Edmonds WA 98026 (Attachment 3).
PLN20140010 — Vehrs/Cain Lot Line Adjustment
Page 1 of 5
7. Zoning: Both properties are located within the RS-6 Single -Family Residential zone
(Attachment 3).
8. Acreage / Square Footage: The lot line adjustment will result in a conveyance of 1,715
square feet of lot area from Parcel B to Parcel A. The adjusted Parcel A will be 18,653
square feet, while the adjusted Parcel B will be 15,242 square feet.
9. Existing Use: Existing single family residences are present on both properties.
10. Proposed Use: A building permit for a new single family residence (BLD20140313) is
currently under review for Parcel A.
11. Shoreline Management: Neither of the subject parcels is located within shoreline
jurisdiction. Therefore, the proposal is not subject to Shorelines of the State regulations.
12. Access: Parcel A currently takes access off 6"' Avenue South as will the proposed new
residence. Parcel B takes access off Forsyth Lane.
13. Dedications: No dedication of land is required by the City Engineer with the proposed lot
line adjustment; however, future subdivision of Parcel A will require a street dedication.
The City of Edmonds official street map shows a 60-foot right-of-way along the section
of 6`h Avenue South that fronts Parcel A, while the lot line adjustment map indicates only
55 feet of right-of-way exists at this location. Thus, five feet of dedication along 6t'
Avenue South will be required with a future subdivision
14. Improvements: No improvements are required by the City Engineer in association with
the proposed lot line adjustment.
B. SEPA THRESHOLD DETERMINATION
Review under the State Environmental Policy Act (SEPA) is not required for lot line
adjustments pursuant to WAC 197-11-800 (6) (Minor land use decisions) because the lot line
adjustments relocates property lines between adjacent lots and does not create any new
buildable lots.
C. NEIGHBORHOOD CHARACTERISTICS
The site is located within a single-family residential neighborhood in the southern Bowl area
of Edmonds. Refer to Attachment 3 for a zoning and vicinity map indicating the zoning of
surrounding properties. The subject property and the surrounding areas to the north, south,
and east are all zoned RS-6 and developed with single-family residences. To the west of 520
Forsyth, the zoning is RM-1.5 (Multi -Family Residential) and developed with condominiums
and apartments.
D. COMPREHENSIVE PLAN COMPLIANCE
The Comprehensive Plan designation for the subject parcels is "Single Family — Urban L"
There is no proposed change to the existing designation. The current proposal meets the
intent of the Comprehensive Plan.
E. ENVIRONMENTAL ASSESSMENT
The subject property is relatively level. A critical area determination for Parcel A found
no critical areas on or adjacent to the site. Both properties contain landscaping typical of
an urban residential environment.
PLN20140010 — Vehrs/Cain Lot Line Adjustment
Page 2 of 5
F. TECHNICAL COMMITTEE
The application materials were reviewed by the City's Engineering Division. The
Engineering Division found the proposal to be consistent with Title 18 ECDC and
Engineering standards.
G. LOT LINE ADJUSTMENT COMPLIANCE (ECDC 20.75.050)
ECDC 20.75.050.0 states that the lot line adjustment shall be approved unless the proposed
adjustment will:
1. Create a new lot, tract, parcel, site, or division;
The proposed lot line adjustment will not result in 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;
The subject properties are located in the RS-6 zone. Setbacks for the RS-6 zone are
contained in ECDC 16.20.030 and are as follows:
Minimum Street
Minimum Side
Minimum Rear
Zone
Setback
Setback
Setback
RS-6
20'
S'
15'
The lot line adjustment will not result in any setbacks being reduced below the minimum
standards or result in any nonconforming setbacks becoming more nonconforming.
3. Reduce the lot width or lot size below the minimum required for the applicable zone;
Pursuant to ECDC 16.20.030, the minimum lot width in the RS-6 zone is 60 feet and the
minimum lot size is 6,000 square feet. Following the lot line adjustment, both Parcel A
and Parcel B will comply with the minimum lot width standard as determined by ECDC
21.55.050. The lot area of adjusted Parcel A is 18,653 square feet, while the lot area of
the adjusted Parcel B is 15,242 square feet. Both of the adjusted parcels comply with the
minimum lot area requirements of the RS-6 zone.
4. Transform a nonbuildable lot, tract, parcel, site or division into a buildable lot, tract,
parcel, site or division;
The proposed lot line adjustment would not 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 ECDC.
The proposed lot line adjustment does not result in a lot which is in violation of any
requirement of the Edmonds Community Development Code.
Based on the Findings of Fact, Conclusions, and Attachments to this report, the following
decision is issued by the City of Edmonds Planning Division. The lot line adjustment, as
proposed in Attachment 2, is APPROVED with the following conditions:
1. Prior to submitting documents to the Planning Division for "Final Review," please make the
following changes:
PLN20140010 — Vehrs/Cain Lot Line Adjustment
Page 3 of 5
a. Ensure that all references to the City's lot line adjustment file reference the file number
as PLN20140010.
b. Add the property owner declaration and signature block to the lot line adjustment
documents.
c. Add a signature approval block for the Planning Division.
2. After the above changes have been made, submit revised documents to the Planning Division
for "Final Review."
3. It is the applicant's responsibility to ensure that all documents to be recorded meet the
Snohomish County Auditor's requirements for recording. These requirements include, but
are not limited to, minimum margin requirements, provision of a County Treasurer tax
statement, and all signatures original and in black ink.
4. Once "Final Approval" has been issued from the City, the applicant shall take the documents
to the Snohomish County Auditor's Office for recording.
After recording the lot line adjustment, the applicant must provide the City of Edmonds
Planning Division with TWO (2) copies of the recorded map (with the recording number
shown). The City will not consider the lot line adjustment to have been completed until this
is done.
6. The applicant must file new deeds for each of the parcels with Snohomish County, as
appropriate. The County may not consider the lot line adjustment to have been completed
until this is done.
Type I permit decisions may be appealed by a party of record to Snohomish County superior
court within 21 days of the date of the decision pursuant to ECDC 20.07.006.
UNMEMI 1al �11 ICt �CK1li ►fl 1 '/��►Y x.Y.Y17
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.
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020
Nancy Greenwood Vehrs
PO Box 191
Edmonds, WA 98020
1. Land Use Application
Alice Cain
520 Forsyth Lane
Edmonds, WA 98020
Jeff Vehrs
PO Box 191
Edmonds, WA 98020
PLN20140010 — Vehrs/Cain Lot Line Adjustment
Page 4 of 5
2. Lot Line Adjust Documents
3. Zoning and Vicinity Map
4. Engineering Memorandum dated June 23, 2014
PLN20140010 — Vehrs/Cain Lot Line Adjustment
Page 5 of 5
City of Edmonds
Land Use Application
❑ ARCHITECTURAL DESIGN REVIEW FOR OFFICIAL USE ONLY
❑ COMPREHENSIVE PLAN AMENDMENT t�
❑ CONDITIONAL USE PERMIT FILE # ZONE
❑ HOME OCCUPATION DATE �J 21 ( REC'D BY
❑ FORMAL SUBDIVISION
❑ SHORT SUBDIVISION FEE 9 W RECEIPT #
X LOT LINE ADJUSTMENT HEARING DATE
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT ❑ HE )KSTAFF ❑ PB ❑ ADB ❑ CC
❑ STREET VACATION11 REZONE
1 �.,
El SHORELINE PERMIT f L N 2 C)1+ 0 C A U
❑ VARIANCE / REASONABLE USE EXCEPTION
❑ OTHER:
• PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS PUBLIC RECORD •
PROPERTY ADDRESS OR LOCATION 5.2 0 A:545 iTl{ .1�/9/E 19," ) SK'!
PROJECT NAME (IF APPLICABLE)
PROPERTYOWNERA41<,E 1,VA4KyaAdi: 'u1'y-0 t/ PHONE#
ADDRESS Sao 1re&4fY7_11 ,CAAe�e
E-MAIL FAX #
TAX ACCOUNT 9 .?7C`3,7i vC�.,71-7,9CC .Z7C3,?i'CC).2 SEC. _25 TWP..o2711 RNG. 3,6
DESCRIPTION OF PROJECTOR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) /yF livS i,E/�L i
tc7 411VI6 0AA-?7012j acs,2lyod 1S A,0J s,;,; ..O iG �iYttuD TiYe 1.54yTrRc Y ia,- '0
QeII ?7c3236o?135906.
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) an;?f
[c�S is/ec �c�.•liii�t"ui= i� /3� dy'�J? i.�{� Zcr��i�.0 �i,.Oc�o 3Q �i.
APPLICANT JIC l=/ 1, qX.5 PHONE i12 7 • Fro/
ADDRESS /I Sax /9/, L f'�'ylc�et��41 9�f02C
E-MAIL je FFye A r S'2 Jroy^ �, et^: �o,w1 FAX #
CONTACT PERSON/AGENT 5.4,, ; PHONE #
ADDRESS
E-MAIL 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 file this application on the boalf the owner as listed below.
SIGNATURE OF APPLICANT/AGENT DATE 3` b
Property Owner's AiLthorization
I, z1 &,f6 certify under the penalty of perjury under the laws of the State of
Washington that the/following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the
subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the
subject property for the purposes of inspection and posting attendant to this application.
SIGNATURE OF OWNER DATE
�r� Viw7 ties ions? Call (425) 771-0220.
Revised on 8122112 B - Land Use Application Page 1 of I
Attachment 1
ZONING:
RS-6
SINGLE FAMILY 6,000 SF
LOT AREAS:
EXISTING PARCEL A 16,938 S.F.
EXISTING PARCEL B 16,957 S.F.
NEW PARCEL A 18,653 S.F.
NEW PARCEL B 15,242 S.F.
METHOD OF SURVEY:
INSTRUMENTATION FOR THIS SURVEY WAS A LEICA TOTAL STATION UNIT. PROCEDURES
USED IN THIS SURVEY WERE DIRECT AND REVERSE ANGLES, NO CORRECTION NECESSARY.
MEETS WASHINGTON STATE STANDARDS SET BY WAC 332-130-090,
UNDERGROUND UTILITIES:
BURIED UTILITIES SHOWN BASED ON RECORDS FURNISHED BY OTHERS AND VERIFIED
WHERE POSSIBLE IN THE FIELD. GEODIMENSIONS ASSUMES NO LIABILITY FOR THE
ACCURACY OF THOSE RECORDS OR ACCEPT RESPONSIBILITY FOR UNDERGROUND LINES
WHICH ARE NOT MADE PUBLIC RECORD. FOR THE FINAL LOCATION OF EXISTING UTILITIES
IN AREAS CRITICAL TO DESIGN CONTACT THE UTILITY OWNER/AGENCY. AS ALWAYS, CALL
1-800-424-5555 BEFORE CONSTRUCTION.
BASIS OF BEARINGS:
BONE ENGINEERING RECORD OF SURVEY, RECORDED JANUARY 9, 1992, UNDER SNOHOMISH
COUNTY RECORDING NUMBER 9201095001.
ORIGINAL LEGAL DESCRIPTIONS:
PER CHICAGO TITLE INSURANCE COMPANY SHORT PLAT CERTIFICATE ORDER NO. 5611024,
DATED FEBRUARY 25, 2014,
PARCEL A
THAT PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION
25, TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M., DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT 630 FEET EAST AND 375 FEET SOUTH OF THE NORTHWEST
CORNER OF SAID SUBDIVISION; THENCE SOUTH 123 FEET; THENCE WEST 150 FEET;
THENCE NORTH 123 FEET; THENCE EAST 150 FEET TO THE POINT OF BEGINNING;
EXCEPT THAT PORTION THEREOF DEEDED TO THE CITY OF EDMONDS BY DEED RECORDED
UNDER AUDITOR'S FILE NO. 2091288, RECORDS OF SNOHOMISH COUNTY, WASHINGTON;
AND EXCEPT THAT PORTION THEREOF LYING WITHIN FORSYTH LANE AND 6TH AVENUE
SOUTH, IF ANY;
PARCEL B
THAT PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION
25, TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M., DESCRIBED AS FOLLOWS:
BEGINNING 375 FEET SOUTH AND 480 FEET EAST OF THE NORTHWEST CORNER OF SAID
SOUTHWEST QUARTER OF THE NORTHWEST QUARTER, THENCE WEST 150 FEET, THENCE
SOUTH 123 FEET, THENCE EAST 150 FEET, THENCE NORTH 123 FEET TO THE POINT OF
BEGINNING;
EXCEPT THAT PORTION THEREOF DEEDED TO THE CITY OF EDMONDS BY DEED RECORDED
UNDER AUDITOR'S FILE N0. 2090101, RECORDS OF SNOHOMISH COUNTY, WASHINGTON;
SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON.
RECORDER'S CERTIFICATE
FILED FOR RECORD THIS----- DAY OF ------- 2014. AT M.
IN BOOK ----- OF SURVEYS. AT PAGE ------ AT THE REQUEST
OF EDWIN J. GREEN JR.
N 1/16TH CORNER
S.25-T27N-R3E
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NEW DESCRIPTION
NEW LEGAL DESCRIPTIONS:
PARCEL A:
THE EAST 165.00 FEET OF THAT PORTION OF THE SOUTHWEST QUARTER OF THE
NORTHWEST QUARTER OF SECTION 25, TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M.,
DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE
NORTHWEST QUARTER OF SAID SECTION 25, (ALSO KNOWN AS THE NORTH 1/16TH
CORNER) AS DEPICTED ON CITY OF EDMONDS SHORT PLAT NO. 5-11-90 BY BONE
ENGINEERING AND RECORDED UNDER RECORDING NUMBER 9201095001, RECORDS OF
SNOHOMISH COUNTY, WASHINGTON;
THENCE SOUTH 0'39'00" EAST, 375.00 FEET; THENCE NORTH 89°38'09" EAST, 330.00
FEET TO THE POINT OF BEGINNING;
THENCE CONTINUING NORTH 89'38'09" EAST; 299.69 FEET TO THE WESTERLY MARGIN OF
6TH AVE S; THENCE ALONG SAID WESTERLY MARGIN, SOUTH 00'46'09" EAST 123.05 FEET;
THENCE ALONG THE NORTH LINE OF SAID SHORT PLAT, SOUTH 89'38'09" WEST, 299.95
FEET; THENCE NORTH 00'39'00" WEST 123.05 TO THE POINT OF BEGINNING;
EXCEPT THE NORTH 10.00 FEET, THEREOF AS DEEDED TO THE CITY OF EDMONDS UNDER
SNOHOMISH COUNTY RECORDING NO 2091288 & 2090101.
PARCEL B:
THAT PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION
25, TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M., DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE
NORTHWEST QUARTER OF SAID SECTION 25, (ALSO KNOWN AS THE NORTH 1/16TH
CORNER) AS DEPICTED ON CITY OF EDMONDS SHORT PLAT NO. 5-11-90 BY BONE
ENGINEERING AND RECORDED UNDER RECORDING NUMBER 9201095001, RECORDS OF
SNOHOMISH COUNTY, WASHINGTON;
THENCE SOUTH 0'39'00" EAST, 375.00 FEET; THENCE NORTH 89'38'09" EAST, 330.00
FEET TO THE POINT OF BEGINNING;
THENCE CONTINUING NORTH 89'38'09" EAST; 299.69 FEET TO THE WESTERLY MARGIN OF
6TH AVE S; THENCE ALONG SAID WESTERLY MARGIN, SOUTH 00'46'09" EAST 123.05 FEET;
THENCE ALONG THE NORTH LINE OF SAID SHORT PLAT, SOUTH 89`38'09" WEST, 299.95
FEET; THENCE NORTH 00'39'00: WEST 123.05 TO THE POINT OF BEGINNING;
EXCEPT THE EAST 165.00 FEET THEREOF;
EXCEPT THE NORTH 10.00 FEET, THEREOF AS DEEDED TO THE CITY OF EDMONDS UNDER
SNOHOMISH COUNTY RECORDING NO 2090101.
SURVEYOR'S 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 NANCY VEHRS
EDWIN J. GREEN JR. CERTIFICATE NO. 15025 DATE
CITY OF EDMONDS
SID 5-11-90
FD CONC MON IN CASE
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DEVELOPMENT SERVICES
REFERENCES
1) SURVEY RECORDED UNDER RECORDING NUMBER 9201095001, RECORDS OF
SNOHOMISH COUNTY AUDITOR, STATE OF WASHINGTON.
2) DEED, AUDITOR'S FILE NO. 2090101, RECORDS OF SNOHOMISH COUNTY AUDITOR,
STATE OF WASHINGTON.
3) DEED, AUDITOR'S FILE NO. 2091288, RECORDS OF SNOHOMISH COUNTY AUDITOR,
STATE OF WASHINGTON.
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Vehrs/Cain Lot Line Adjustment
PLN2014010
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Attachment 3
Date:
To:
From:
Subject
MEMORANDUM
June 23, 2014
Kernen Lien, Senior Planner
Jeanie McConnell, Engineering Program Manager
PLN20140010, Vehrs — Lot Line Adjustment
1040 — 6th Ave S
Engineering has reviewed the lot line adjustment application for the Vehrs property at 1040
6th Ave S. The information provided is consistent with Title 18 Edmonds Community
Development Code and Engineering standards.
Thank you.
City of Edmonds
Attachment 4