S-05-87 Minor Change to Preliminary Approval.pdfDate:
To:
From:
Subject:
MEMORANDUM
October 2, 2007
File No. 5-2005-87
Mr. John B. Friel
JBMF Consulting Engineers
P.O. Box 27
Everett, WA 98206
Johnic Gregory
20102-83 rd Ave. W
Edmonds, WA 98026
Adjacent Property Owners List
Jen Machuga, Planner
Proposed Minor Change to Preliminary Approval for a Two -Lot
Short Plat Located at 20102 — 83' Ave. W (File No. 5-2005-87)
Proposed Minor Change to the Preliminary Approval
The applicant has submitted a proposal for a minor change to staff's preliminary approval of
the two -lot short plat at 20102— 83rd Avenue West (File No. S-2005-37). ECDC 20.75.110.A
states, "The community development director may approve under ECDC 20.95.050 (Staff
Decision — Optional Hearing), minor changes to an approved preliminary plat, or its conditions
of approval." Condition I.B. Lb of the preliminary approval required the covered patio to be
cut back to comply with the minimum required 15 foot rear setback for Lot 1. The applicant
has indicated that it would be difficult to cut the covered patio back without impacting the roof
line of the main structure. Therefore, pursuant to ECDC 20.75.1 I O.A, the applicant has
proposed a minor change to the preliminary approval by proposing to shift the property line
between Lots I and 2 to the west in order to allow for the retention of the existing covered
patio on Lot I at a 15 foot rear setback (see Exhibit A), which would eliminate the need to cut
the covered patio back as required under Condition I.B. Lb.
In reviewing requests for minor changes to approved preliminary plans, ECDC 20.75.1 I O.A
states, "If the proposal involves additional lots, rearrangements of lots or roads, additional
impacts to surrounding property, or other major changes, the proposal shall be reviewed in the
same manner as the original application." The proposed shift to the property line separating
City of Edmonds
Page I of 2
Lots 1 and 2 would not result in additional lots or any changes to the proposed access to the
lots. Additionally, staff has determined that the requested change will not cause additional
impacts to neighboring properties because the change to the property line is internal to the
subject site. A modification to the minimum required lot width for Lot 2 was approved with
the preliminary approval of the subdivision for the minimum required lot width for Lot 2 to be
reduced from 70 feet to 60 feet. The proposed shift in the property line separating Lots 1 and 2
will not reduce the width of Lot 2 further below the approved 60 foot lot width, as the applicant
has demonstrated that a circle with a 60 foot diameter can still fit within Lot 2. Additionally,
the proposed minor change would not reduce the lot size of either lot below the minimum
8,000 square feet required for the RS -8 zone.
Decision on Proposed Minor Change
Therefore, the City of Edmonds Planning Division has determined that the proposed minor
change to the preliminary approval for the two -lot short plat at 20102 — 83d Avenue West (File
No. S-2005-87) meets the requirements of ECDC 20.75.110.A. The proposed minor change
should not cause any adverse impacts, and both lots will meet the site development standards
as required within the Edmonds Community Development Code and the preliminary approval
for the subject short plat (File No. S-2005-87).
If you have any questions, you are welcome to contact me at (425) 771-0220, extension 1224.
Reconsiderations and Appeals
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.
Request for Reconsideration
Section 20.100.010.G allows for City staff to reconsider their decision if a written request is filed within ten
(10) 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.
Appeals
Section 20.105.040 and 20.105.020 describes how appeals of a staff decision shall be made. 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
Community Development Director within fourteen (14) calendar days after the date of the decision being
appealed.
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 hislher 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
Page 2 of 2
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Exhibit A