StaffReport_LL-2011-75.pdf
CITY OF EDMONDS
th
121 5Avenue North,Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.EdmondsWA.gov
DEVELOPMENT SERVICESDEPARTMENT•PLANNING DIVISION
PLANNING DIVISIONPRELIMINARY REVIEW
FINDINGS, CONCLUSIONS, &DECISION
Project:
Simpson-Bock Lot Line Adjustmentat616 & 626 Maple Street, Edmonds
File Number:
PLN20110075
Date of Report:
March 8, 2012
I have determined that the application is complete and have reviewed
the lot line adjustment application pursuant to Chapters20.75.050and
20.01of the Edmonds Community Development Code (ECDC).
Reviewed By:
____________________________
Gina Coccia, Associate Planner
I.INTRODUCTION
A.SUMMARY OF APPLICATION:
The applicant is proposing a lot line adjustment between
616 and 626 Maple Street in the single family residential (RS-6) zone.
B.DECISION OF LOT LINE ADJUSTMENT:
Based on the Findings of Fact, Conclusions,
and Attachments to this report, the following decision is issued by the City of Edmonds
The lot line adjustment,as proposed,isAPPROVEDwith the
Planning Division.
following conditions:
1.
Prior to submitting documents to the Planning Division for “Final Review,” pleasehave
the surveyor (Tri-County Land Surveying Company)make the following changes to the
map:
a.PLN20110075
Revise the map to include file number .
b.
Revise the dates on the map from 2011 to 2012.
c.
Revise the map to include the parcel numbers for “Lot A” (00434209500500) and “Lot
B”(00434209500800).
d.
If any structures or foundations have been removed since the survey was created,
please revise the LLA map to reflect this.
e.
Remove the Engineering Division signature block.
2.
Review attached 03/05/2012 memo from the Engineering Division (Attachment D)
regarding the proposed sanitary sewer easement, as well as the markups on the draft
easement language, and revise the easement as directed. Please be sure to provide the City
Engineering Division with a revised and final copy that meets the Snohomish County
Simpson-Bock Lot Line Adjustment
File PLN20110075
Auditor’s requirements for recording (see Attachment G –especially note the required font
size and margins). The Engineering Division will then handle the eventual recording of
this document, separate from this proposed lot line adjustment.
3.
After the above changeshavebeen made, submitrevised and signed map documentsto the
Planning Division for “Final Review.”Once “Final Approval” has been issued from the
City(via Planning Division signature), the applicant shall take the documents up tothe
Snohomish County Auditor’s Office for recording. Please make sure that all documents
to be recorded meet the Snohomish County Auditor’s requirements for recording,
blackink(Attachment G).
including all signatures in
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 adjustmentto have been completed until
this is done.
II.FINDINGS ANDCONCLUSIONS
A.GENERAL INFORMATION
1.Request:
To adjust a lot line between two parcels at 616 and 626 Maple Street.The
owner of 616 (Bock) would transfer the eastern 20 feet of her lot to her neighbor at 626
(Simpson). The Simpsons also own the property east of “Lot B” at 632 Maple, which is
where they currently reside.All of theseproperties are located in the single family
residential “RS-6” zone(AttachmentA).
Review Process:
2.Alot line adjustment(LLA) is a “Type I” action pursuant to ECDC
20.01. Planning staff reviews the project and issuesan administrativedecision. Pursuant
to ECDC 20.75.050(C), the lot line adjustment shall be approved unless the proposed
adjustment will:
Create a new lot, tract, parcel, site, or division;Reduce the setbacks of
existing structures below the minimum required by code or make existing
nonconforming setbacks of existing structures more nonconforming than
before;Reduce the lot width or lot size below the minimum required for the
applicable zone;Transform a nonbuildable lot, tract, parcel, site or division
into a buildable lot, tract, parcel, site or division;Would otherwise result in
a lot which is in violation of any requirement of the ECDC.
Owners/Applicants:
3.Scot and Leah Simpson, along with their neighbor Dia Bock
(Attachment B and F).
4.Tax Parcel Numbers:
Dia Bock owns parcel number 00434209500500 known as “Lot A”
and the Simpsons own parcel number 00434209500800 known as “Lot B.”
5.Location:
616 and 626 Maple Street, Edmonds.
6.Zoning:
Single family residential (RS-6).
7.Acreage / Square Footage:
Currently, “Lot A” is 90x110 and 9900 square feet, while
“Lot B” is 60x110 and 7200 square feet. After the 20’x110’ LLA, “Lot A” would be 7700
square feet (7688 shown) while “Lot B” would be 8800 square feet (8785 shown)
(Attachment C).
Existing Use:
8.Residential.
9.Proposed Use:
No change.
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10.Shoreline Management:
The site is notsubject to Shorelines of the State regulations.
11.Access:
No change.
12.Dedications:
Nodedication of land is required by the City Engineer with the lot line
adjustment.However, a utility easement is required in order to service the existing
utilities present onsite.
13.Improvements:
No improvements are required by the City Engineer with the lot line
adjustment.
B.SEPA THRESHOLD DETERMINATION:
Review by the StateEnvironmental Policy Act (SEPA) is notrequired with this application
because the proposal is to adjust the property line between two adjacent lotsand is exempt under
WAC 197-11-800 (1)(b)(i) (Categorical Exemptions).
C.TECHNICAL COMMITTEE:
This application was reviewed by the City’s Fire District, Engineering Division, Parks and
Recreation Department, and the Public Works Department.During review, it was discovered that
sanitary sewer utilities run through the property, even though they were not shown onthe map.
The Engineering Division is requiring that the owner obtain a proper easement for this utility
(Attachment D). The processing of this easement will run separately from the lot line adjustment
process, however, prior to final approval, the applicant must provide a revised sanitary sewer
easement that the City can process and record (Attachment D).
D.NEIGHBORHOOD CHARACTERISTICS:
This site is located in a single family neighborhood in “the bowl” of Edmonds that is east of the
commercial and multi-family zoned properties downtown. All of the adjacent zoning is designated
single family residential (RS-6).
E.COMPREHENSIVE PLAN COMPLIANCE:
The ComprehensivePlan designation for this site is “Single Family –Urban 1.”There is no
proposed change to the existing density.The current proposal appears to meet the intent of the
Comprehensive Plan.
F.ZONINGCODE COMPLIANCE(ECDC 16.20):
1.Lot Area:
The minimum lot area in the RS-6 zone is 6000 square feet (SF).
Existing Lot AreaProposed Lot Area
Parcel A9900 SF7688 SF
Parcel B7200 SF8785 SF
2.Lot Width:
The minimum lot width is 60 feet.
Existing Lot WidthProposed Lot Width
Parcel A9070
Parcel B6080
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3.Setbacks:
The only setback affected with this east/west property line shift is the side
setback. The minimum side setback in the RS-6 zone is 5 feet.“Lot B” applied for a
demolition permit under file number BLD20111064 and with the home removed has no
setback issues.
Existing Side SetbacksProposed Side Setbacks
Parcel A35.8’15.8’
Parcel BN/AN/A
4.Lot Coverage:
Themaximum lot coverage in all single family zones is 35%.“Lot B” has
no lot coverage issues, as there are no structures.
Existing Lot CoverageProposed Lot Coverage
Parcel A1875/9900 = 18%1875/7688 = 24%
Parcel B0/7200 = 0%0/8785 = 0%
5.LotDetermination:
No lots are considered “corner”, “flag”, “interior”, or “through” lots.
The proposal meetsthe zoning ordinance.
G.LOT LINE ADJUSTMENT COMPLIANCE ECDC(ECDC 20.75.050):
The lot line adjustment shall be approved unless the proposed adjustment will:
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 thelot width or lot size below the minimum required for the applicable zone;
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 ECDC.
The proposal will not create a new lot, tract, parcel, site or division–it will move the property line
20 feet west. The proposed new lot line will meet setbacks, and the lot size and width will remain
above the minimum required for the RS-6 zone. The existing and proposed lots are both buildable,
and it is not expected to violate any requirement of the ECDC.
H.APPLICATION AND STAFF REVIEW COMPLIANCE (ECDC 20.01):
This lot line adjustmentis processed as a “Type I” administrative decision pursuant to ECDC
20.01.001.A. No notice of application is required and there is no public hearing. The application
was received on 12/19/2011;however,it was missing the required reduced size copy and was
considered incomplete. Through the reviewprocess, the requirements of ECDC 20.01 have been
met.
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III.APPEALSAND RECONSIDERATIONS:
Any person wishing to file or respond to an appeal should contact the Planning Divisionat
425.771.0220for further procedural information.Appeals of “Type I” actions are judicial
pursuant to ECDC 20.01.003.B.
IV.LAPSE OF APPROVAL:
Section 20.75.050.Fstates, “An application for a lot line adjustment shall expire one year after a
complete application has been filed with the city. An extension up to an additional year may be
granted by the Edmonds planning manager or his/her designee upon a showing by the application
of reasonable cause.”
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
valuationof the property by the Snohomish County Assessor’s Office.
VI.PARTIES OF RECORD:
A.
Scot and Leah Simpson: 632 Maple Street, Edmonds WA 98020
B.
Dia Bock: 616 Maple Street, Edmonds WA 98020
C.
City of Edmonds: Planning and Engineering Divisions
VII.ATTACHMENTS:
A.
Zoning map
B.
Land use application
C.
Proposed lot line adjustment map and legal description
D.
Draft sanitary sewereasementand Engineering Division memo
E.
ECDC 20.75.050 –Lot line adjustments
F.
Snohomish County Assessor’s ownershipinformation on both parcels
G.
Snohomish County Auditor’s information on recording documents
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