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Staff Report with Attachments.pdf th 3.Owners:Stephen and Debbie Milesare the owners of 7005 174St. SW(Parcel A, Parcel No. 00513100013812), and Gregory and Maria Hinkelare the owners of 7027 th 174St. SW(ParcelB, Parcel No.00513100013806). 4.Applicant:Jeffrey Treiber, Lovell-Sauerland & Associates, Inc. 5.Locationand Tax Parcel Numbers: th Parcel A –7005 174St. SW, Edmonds, WA 98026 / Parcel No. 00513100013812 th St. SW, Edmonds, WA 98026 / Parcel No. 00513100013806 Parcel B –7027 174 6.Zoning:Both parcelsare located withintheSingle-Family Residential, RS-20, zone (Attachment 4). 7.Acreage / Square Footage: The lot line adjustment will result in the conveyance of 7,987 square feet from Parcel B to Parcel A. 8.Existing Use:Both parcels currently contain an existing single-family residence and associated improvements. 9.Proposed Use:No change. 10.Shoreline Management: Neither of the subject parcels arelocated within shoreline jurisdiction. Therefore, the proposal is not subject to Shorelines of the State regulations. 11.Access:Both parcels will continue to take access via individual driveways that connect th each parcelto 174St. SW. 12.Dedications: No dedication of land is required by the City Engineer with the proposal. 13.Improvements: No improvements are required by the City Engineer in association with the proposal. B.SEPA THRESHOLD DETERMINATION Review under the State Environmental Policy Act (SEPA) is not required with this application because the proposal is to adjust the property line between two adjacent lots and is exempt under WAC 197-11-800 (1)(b)(i) (Categorical Exemptions). C.NEIGHBORHOOD CHARACTERISTICS This site is located in a single-family residential neighborhood inEdmonds. Refer to Attachment 4for a zoning and vicinity map indicating the zoning of surrounding properties. Properties within the vicinity of the subject site are also developed with single-family residences and are located within various Single-Family Residential zones including the RS- 8, RS-12,and RS-20zones. D.COMPREHENSIVE PLAN COMPLIANCE The Comprehensive Plan designation for the subject parcels is “Single Family –Resource.” There is no proposed change to the existing designation. The current proposal meets the intent of the Comprehensive Plan. E.ENVIRONMENTAL ASSESSMENT The subject site slopes downwardsgenerally from south to north. The southern portionof the subject site where the existing homes are located is less steep, while the northern portion slopes downwards steeply to the adjacent properties to the north. Acritical areas Miles/Hinkel Lot Line Adjustment File No. PLN20150045 Page 2of 6 reconnaissance was conducted for the property addressed 7005 174thSt. SW (Parcel A) under File No. CRA19990298 and for the property addressed 7027 174thSt. SW (Parcel B) under File No. CRA20000020.Both determinationsfound that the subject parcels contain slopes that are steep enough to be considered Erosion Hazard Areas and Landslide Hazard Areas as defined by ECDC 23.40 and 23.80.The lot line that is proposed to be adjusted runs generally perpendicular to the steep slope. Thus, both properties will retain a portion of the flatter (southern) side of the subject sitewhere the existing homes are to be retained. There appears to be no particular topographical consideration driving the lot line adjustment. Therefore, no further critical areas study is required at this time. Further critical areas study, however, may be required at the time of a future development proposal, land use activity, and/or construction on either property. F.TECHNICAL COMMITTEE The application materialswere reviewed by the City’s Engineering Divisionand Snohomish County Fire District No. 1.The Engineering Division found the proposal to be consistent with Title 18 ECDC and Engineering standardsand had no comments on the proposal (Attachment 5).Snohomish County Fire District No. 1 noted that any future subdivisions of the subject site may incur prescriptive emergency access requirements (Attachment 6). G.ZONING CODE COMPLIANCE (ECDC 16.20) 1.Lot Area: The minimum required net lot area for the RS-20zone is 20,000 square feet. Existing and proposed lot sizes are as follows: Gross and Net Lot Area Gross and Net Lot Area for Original Parcels*for Proposed Parcels* Parcel A th 7005 174St. SW 34,198 sq. ft.42,185 sq. ft. Parcel No. 00513100013812 Parcel B Gross: 57,487 sq. ft.Gross: 49,500 sq. ft. th 7027 174St. SW Net: 54,203 sq. ft.Net: 46,216 sq. ft. Parcel No. 00513100013806 * Pursuant to ECDC 21.55.020, net lot area shall normally exclude any street rights-of- way and access easements. 2.Lot Width: The minimumrequired lot width for the RS-20 zone is 100 feet. Both lots will continue to comply with the minimum required lot width. 3.Corner Lot Determination: Neither lot is considered a corner lot. 4.Flag Lot Determination: Both lots are considered flag lots. Miles/Hinkel Lot Line Adjustment File No. PLN20150045 Page 3of 6 5.Setbacks: The subject properties are located in the Single-Family Residential, RS-20, zone. Setbacks for theRS-20 zone are contained in ECDC 16.20.030 and are as follows: Minimum Street Minimum Side Minimum Rear Zone SetbackSetbackSetback 3 RS-2025’35’& 10’25’ 3 Thirty-five feet total of both sides, 10 feet minimum on either side. Both Parcels A and B are considered flag lots since they do not front directly on a street nor on an access easement providing access to five or more lots. Therefore, minimum required setbacks for both parcels are side setbacks from all property lines. No existing setbacks will be reduced below the minimum required by code as measured from the new property line. The new property line will shift further to the west away from the existing residence on Parcel A. According to the survey (Attachment 2), the existing residence on Parcel B will be 46.7 feet from the new property line.Therefore, the proposal will not reduce the setbacks of any existing structures below the minimum required by code. 6.Lot Coverage / Floor Area: There is a maximum 35% structural lot coverage for the RS-20zone. Since Parcel Awill be getting larger with the proposed lot line adjustment, the subject application will actually cause the lot coverage of Parcel Ato decrease further below its existing lot coverage. According to Snohomish County Assessor records, the first floor of the existing residence on Parcel Bis 1,879 square feet and the attached garage is 928 square feet. Additionally, the two existing decks scale out to approximately 275and 500 square feet each. Thus, the total structural coverage on Parcel B is approximately 3,582 square feet, which is 8% of the proposed net lot area (46,216 square feet). Thus, the lot coverage for Parcel Bwill bewell below the maximum allowed of 35%. The proposal appears to meet the intent of the Zoning Ordinance. H.LOT LINE ADJUSTMENT COMPLIANCE(ECDC 20.75.050) ECDC 20.75.050.C 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. There are two existing parcels, and the proposal will result in two parcels. 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; As discussed above, the proposed lot line adjustment will not 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 theapplicable zone; The proposal will not reduce the lot area nor the lot width of either lot below the minimum required by the 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 willnot transform a nonbuildable lot, tract, parcel site or division into a buildable lot, tract, parcel, site or division. Bothparcels currently have Miles/Hinkel Lot Line Adjustment File No. PLN20150045 Page 4of 6 access and are developed with existing single-family residencesand associated improvements. The proposal will not change the existing access to/from the subject parcels and will not alter the existing development of these parcels. The proposal will retain two buildable parcels. 5.Would otherwise result in a lot which is in violation of any requirement of the ECDC. There is no indication that this proposal would result in a lot that isinviolation of the Edmonds Community Development Code. III.DECISION Based on the Findings of Fact, Conclusions, and Attachments to this report, the following The lot line adjustment, as decision is issued by the City of Edmonds Planning Division. proposed, is APPROVEDwith the following conditions: 1.Prior to submitting documents to the Planning Division for “Final Review,” please make the following changes: a.Ensure that all references to the City’s lot line adjustment file reference the file number as“PLN20150045.” Do not include hyphens between the numbers in the file number. b.Ensure that all title encumbrances are correctly indicated. The recording number under Title Encumbrance #2 for the Hinkel property must be corrected to “8001020055.” c.Ensure that all existing and proposed easements are correctly indicated on the survey. Correct the recording number for the 20’ PUD easement indicated on Parcel B to “8001020055.” d.Ensure that all parcel references are correct. Within the mortgagee signatures in the Declaration section, the reference to “Parcel 1”must be corrected to “Parcel A”and the reference to “Parcel 2”must be correctedto “Parcel B.” e.Include all required information, includingthe property owners’declaration and signature blocks.The property owners’ declaration must reflect ownership of the subject parcels at the time of recording. f.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 blackink. 2.After the above changes have been made, submit revised documents to the Planning Division for “Final Review.” 3.Once “Final Approval” has been issued from the City, the applicant shall take the documents to the Snohomish County Auditor’s Office for recording. 4.After recording the lot line adjustment, the applicant must provide the City of Edmonds TWO(2) Planning Division with 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. 5.The applicant must file newdeeds 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. Miles/Hinkel Lot Line Adjustment File No. PLN20150045 Page 5of 6 IV.APPEALS 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. V.NOTICE TO THE 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.PARTIES OF RECORD City of EdmondsSteven and Debbie Miles thth 121 5Avenue North7005–174St. SW Edmonds, WA 98020Edmonds, WA 98026 JeffreyTreiberGregory and Maria Hinkel nd Lovell-Sauerland & Assoc., Inc.7517 172St. SW th 19217–36Ave. W, Suite 106Edmonds, WA 98026 Lynnwood, WA 98036 VII.ATTACHMENTS 1.Land Use Application Forms 2.Lot Line Adjustment Plans 3.Letter of Complete Application 4.Zoning and Vicinity Map 5.EngineeringDivision Memorandum 6.Fire District Comment Form Miles/Hinkel Lot Line Adjustment File No. PLN20150045 Page 6of 6 ATTACHMENT 1 ATTACHMENT 2 CITY OF EDMONDS th 121 5 Avenue North, Edmonds WA 98020 DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION October 1, 2015 Mr. Jeffrey Treiber Lovell-Sauerland & Assoc. JeffT@LSAengineering.com SUBJECT:NOTICE OF COMPLETENESS FOR LOT LINE ADJUSTMENTAPPLICATION THND LOCATED AT 7005 174 ST. SW AND 7517 172ST. SW FILENO. PLN20150045 Dear Mr. Treiber: thnd Your land use application for a lot line adjustmentlocated at 7005 174 St. SW and 7517 172St. SW (File No. PLN20150045) has been determined to meet the procedural submission requirements and, therefore, is considered complete pursuant to Edmonds Community Development Code (ECDC) 20.02.002.Please accept this letter as the City’s completeness notice in accordance with ECDC 20.02.003. Although it has been determined that the application meets the procedural submission requirements and is therefore complete, additional information may be needed as staff continues with review of the application. Staff will contact you as our review continues if additional information is necessary. I will be the main staff contact for your application. If you have questions at any point during the review process, you may reach me at Jen.Machuga@edmondswa.gov or (425) 771-0220. Sincerely, Development Services Department - Planning Division Jen Machuga Associate Planner Cc:File No. PLN20150045 Steve Miles,s-miles@comcast.net Greg Hinkel, hinkelgreg@outlook.com Page 1 of 1 ATTACHMENT 3 1 7 2 N Subject Site: RS-20 7005 & 7027 174th St. SW S W Parcel B Parcel A RS-12 7027 7005 RS-12 RS-8 PRD-1979-3 RS-8 075150300 Feet ATTACHMENT 4 MEMORANDUM Date:September 29, 2015 To: Jennifer Machuga,Associate Planner From: Jeanie McConnell, Engineering Program Manager Subject: PLN20150045, Lot Line Adjustment th Miles –7005-174St SW Engineering has reviewed the lot line adjustement application for the Miles property at 7005 th 174St SW. The information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards. The Engineering Division does not have any comments. City of Edmonds ATTACHMENT 5 ATTACHMENT 6