StaffReport+Attachments_LL-08-70.pdf
CITY OF EDMONDS
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121 5 Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION PRELIMINARY REVIEW
FINDINGS, CONCLUSIONS, & DECISION
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Henson/Amani Lot Line Adjustment at 23912 84 Avenue West (RS-8)
Project:
LL-2008-70
File Number:
January 29, 2009
Date of Report:
I have determined that the application is complete and have reviewed the
lot line adjustment application pursuant to Chapters 20.75 and 20.95 of
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the Edmonds Community Development Code .
____________________________
Reviewed By:
Gina Coccia, Associate Planner
I.INTRODUCTION
The applicant is proposing to adjust a lot line
A.SUMMARY OF APPLICATION:
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between two adjacent parcels at 23912 and 23922 84 Avenue West. A subdivision
(known as the Todd Barrow Short Plat, file S-2005-129) was recorded in 2006 (AFN
200605245002) and subsequently a home was constructed on the rear lot of the
subdivision – this lot is shown as “Parcel B” on the application at hand and is currently
owned by Amani Imran. It was discovered that the Barrow survey was off by a few
feet, and a survey was created to correct the matter (AFN200605245002 and AFN
200810090152). This corrected survey shows that the Amani home was constructed
closer to its north property line than the code would allow. In order to resolve this
property line issue, the owners would like to move the property line so that the Amani
home is 7.74 feet from the shared property line. This would transfer 288 feet of lot
area from Parcel A (Henson) to Parcel B (Amani) and would bring the Amani house
into conformance.
Based on the Findings of Fact,
B.DECISION OF LOT LINE ADJUSTMENT:
Conclusions, and Attachments to this report, the following decision is issued by the
City of Edmonds Planning Division.
The lot line adjustment, as proposed, is
APPROVED with the following conditions:
Prior to submitting documents to the Planning Division for “Final Review,” please
1.
make the following changes to the map:
Revise the Planning Division’s signature block date from 200 to 200.
a.89
Revise the Auditor’s signature block date from 200 to 200.
b.89
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All Edmonds Community Development Code (ECDC) citations can be accessed online at www.ci.edmonds.wa.us.
Henson Lot Line Adjustment
File LL-2008-70
After the above changes have been made, submit sets of revised documents
2.TWO
to the Planning Division for “Final Review.” Once we can determine that all of the
required changes have been made, you will be notified when to submit a clean and
“official” copy of the map to the Planning Division that has been signed by the
owners before a notary public – this is the version of the map that will also be
signed by the Planning Division and recorded. Once “Final Approval” has been
issued from the City, the applicant/owner shall take the official documents up to
the 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, including all signatures in black ink.
After recording the lot line adjustment, the applicant must provide the City of
3.
Edmonds Planning Division with copies of the recorded map (with the
THREE(3)
recording number shown). The City will not consider the lot line adjustment to
have been completed until this is done.
II.FINDINGS AND CONCLUSIONS
A.GENERAL INFORMATION
To adjust a lot line between two adjacent parcels. The northern parcel
1.Request:
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(“Parcel A” | Henson) is located at 23912 84 Avenue West and the southern
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parcel (“Parcel B” | Amani) is located at 23922 84 Avenue West – both are
located in the Single-Family Residential (RS-8) zone (Attachment 1).
Lot Line Adjustment – Planning staff reviews the project and
2.Review Process:
issues an administrative decision. 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 non-buildable 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.
Margaret Henson and Amani Imran.
3.Owners:
Jesse Jarrell, Western Engineers, Inc. (Attachment 2).
4.Applicant:
00463301600101 (“Parcel A” | Henson) and
5.Tax Parcel Numbers:
00463301600201 (“Parcel B” | Amani).
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23912 and 23922 84 Avenue West, Edmonds (Attachment 1).
6.Location:
Single-Family Residential (RS-8).
7.Zoning:
Approximately 0.595 Acres / Approximately 25,907
8.Acreage / Square Footage:
square feet (Attachment 3).
Single-family residential (no change).
9.Existing Use / Proposed Use:
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The site is not subject to Shorelines of the State
10.Shoreline Management:
regulations.
Access will not change with the proposed lot line adjustment.
11.Access:
No dedication of land is required by the City Engineer with the lot
12.Dedications:
line adjustment.
No improvements are required by the City Engineer with the lot
13.Improvements:
line adjustment.
B.SEPA THRESHOLD DETERMINATION:
Review by 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 the project is exempt under WAC 197-11-800 (1)(b)(i) (Categorical
Exemptions). The ultimate review of construction drawings, if applicable, will ensure
that the applicant and the City have complied with SEPA regulations.
C.TECHNICAL COMMITTEE:
This application was reviewed by the City’s Fire Department, Engineering Division,
Parks and Recreation Department, and the Public Works Department. No comments or
conditions were received.
D.NEIGHBORHOOD CHARACTERISTICS:
This site is located in a single-family neighborhood in southeast Edmonds west of
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Highway 99 and east of Edmonds Way. Many homes along 84 Avenue West were
constructed in the 1940-50s; however, recent subdivisions in the neighborhood have
resulted in the construction of several newer homes, including the Amani property,
which was constructed in 2007. All of the adjacent zoning is designated Single-Family
Residential (RS-8).
E.COMPREHENSIVE PLAN COMPLIANCE:
The Comprehensive Plan 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.ZONING CODE COMPLIANCE (ECDC 16.20):
The required lot area in the RS-8 zone is 8,000 square feet.
:
1.Lot Area
Required Lot Area Existing Lot Area Proposed Lot Area
Parcel A
8,000 square feet 17,882 17,594
Henson
Parcel B
8,000 square feet 8,025 8,313
Amani
288 square feet is proposed to be transferred from Parcel A to Parcel B, and both
properties remain over 8,000 square feet in area.
The required lot width in the RS-8 zone is 70 feet.
2.Lot Width:
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Henson Lot Line Adjustment
File LL-2008-70
Required Lot Width Proposed Lot Width
Parcel A
70 feet 75 feet
Henson
Parcel B
70 feet 75 feet
Amani
All lots are shown to meet the minimum required lot width of 70 feet.
The minimum “street” setbacks for properties in the RS-8 zone is 25
3.Setbacks:
feet, and the minimum “rear” setback is 15 feet. The minimum “side” setback is
7.5 feet – and the Amani property has all side setbacks, because it’s considered a
“flag” or “interior” lot.
East West North South
Parcel A
ÐStreetÑ ÐRearÑ ÐSideÑ ÐSideÑ
Henson
Setback Setback Setback Setback
Required
25 feet 15 feet 7.5 feet 7.5 feet
Setbacks
Proposed
No Change No Change No Change No Change
Setbacks
East West North South
Parcel B
ÐSideÑ ÐSideÑ ÐSideÑ ÐSideÑ
Amani
Setback Setback Setback Setback
Required
7.5 feet 7.5 feet 7.5 feet 7.5 feet
Setbacks
Proposed
No Change No Change 7.74 feet No Change
Setbacks
The lot line adjustment will bring Parcel B into conformance. Currently, the
Amani home is located 5.3 feet from the north property line where 7.5 feet is
required. Moving the lot line north will allow the Amani home be 7.74 feet from
the property line, thus meeting the required setbacks for the zone.
The RS-8 zone allows a maximum lot coverage of 35%. Parcel A
:
4.Lot Coverage
currently has a lot coverage of approximately 10%, which will remain the same
after the lot line adjustment. Parcel B currently has a lot coverage of
approximately 18%, which will be reduced to approximately 17%. Any future
buildings or structures on either lot will not be permitted to cover more than 35%
of each lot. The properties involved with the proposed lot line adjustment will
comply with the lot coverage requirements.
None.
:
5.Corner Lots
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“Parcel B” is considered a flag lot.
6.Flag/Interior Lot Determination:
The proposal appears to meet the intent of the zoning ordinance.
G.LOT LINE ADJUSTMENT COMPLIANCE ECDC (ECDC 20.75.050):
The lot line adjustment shall be approved unless the proposed adjustment will:
Create a new lot, tract, parcel, site, or division;
1.
Reduce the setbacks of existing structures below the minimum required by code or
2.
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
3.
zone;
Transform a non-buildable lot, tract, parcel, site or division into a buildable lot,
4.
tract, parcel, site or division;
Would otherwise result in a lot which is in violation of any requirement of the
5.
ECDC.
The proposal will not create a new lot, tract, parcel, site or division – there are two lots
involved with the lot line adjustment and two lots will remain after the lot line
adjustment is recorded. The proposal will not reduce the setbacks of existing
structures – it will, in fact, bring the north “side” setback for “Parcel B” into
compliance. Neither the lot width nor the lot area is being reduced below the
minimum standards. The proposal is not transforming a nonbuildable lot into a
buildable lot. There is no indication that this proposal is in violation of the Edmonds
Community Development Code.
H.APPLICATION AND STAFF REVIEW COMPLIANCE (ECDC 20.95):
This permit is processed as a Lot Line Adjustment (Staff Decision – No Notice
Required) pursuant to ECDC 20.95.040.A complete application was received on
November 14, 2008, which satisfies the requirements of ECDC 20.95.
III.APPEALS AND RECONSIDERATIONS:
The following is a summary of the deadlines and procedures for filing requests for
reconsiderations and appeals. Any person wishing to file or respond to an appeal should
contact the Planning Division for further procedural information.
A request for reconsideration or clarification of this decision may be made by filing a letter
and fee with the Planning Department within ten (10) working days of the date of decision.
Section 20.105.010(A) 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.
IV.LAPSE OF APPROVAL:
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Henson Lot Line Adjustment
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Section 20.75.050.F states, “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 valuation of the property by the Snohomish County Assessor’s Office.
VI.PARTIES OF RECORD:
Margaret Henson Planning Division
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7019 14 Avenue NW Engineering Division
Seattle WA 98117
Amani Imran
10352 Stone Avenue North #4
Seattle WA 98133
Jesse Jarrell
Western Engineers, Inc.
13000 Highway 99 South
Everett WA 98204
VII.ATTACHMENTS:
Zoning & Vicinity Map
1.
Land Use Application
2.
Proposed Lot Line Adjustment Map
3.
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\]
Attachment 1
Henson / Amani
Lot Line Adjustment
Vicinity Map
File Number LL-2008-70
0100Feet200
23912 / 23922 84th Avenue West (RS-8 Zone)