LL-06-100 Staff Report.pdfCITY OF EDMONDS
PLANNING DIVISION
REVIEW OF A PROPOSED LOT LINE ADJUSTMENT
FILE # LL -2006-100
CONTACT PERSON/AGENT Joan Demeroutis
APPLICANT Joan Demeroutis
PROPERTY OWNER(S) William and Deborah Coulter and Joan Demeroutis
PROPERTY LOCATION 921 and 923 Pine Street
PROJECT DESCRIPTION Lot line adjustment to cony" the western 20 feet of the propeqy
addressed 923 Pine Street to the property addressed 921 Pine Street.
A. INTRODICTION
The applicant is proposing to adjust the boundary lines among two lots addressed as 921 and
923 Pine Street. See the Zoning and Vicinity Map for reference (Attachment 1). The subject
properties are located in a Single -Family Residential (RS -8) zone that allows lots with a
minimum area of 8,000 square feet.
The purpose of the proposed lot line adjustment is to facilitate the conveyance of the western
20 feet of the property addressed 923 Pine Street to the property addressed 921 Pine Street.
The application is provided as Attachment 2. The proposed lot line adjustment is shown on
the lot line adjustment map (Attachment 3). The existing residences are to remain.
B. ANALYSIS OF DESIGN:
1. Number of Lots Involved: Two lots
2. Lot Area:
a. Minimum lot area required for RS -8 zone: 8,000 square feet
b. Proposed lot sizes:
Gross and net lot area for Gross and net lot area for
original parcels (sq. ft.)* ro osed arcels (sq. ft.)*
Lot A 11,883 14,283
Lot B 11,883 9,483
* Net lot area does not include any lot area devoted to vehicular ingress/egress
easements.
c. Minimum lot width required for RS -8 zone: 70 feet
d. Both lots meet minimum lot width?: Yes
e. Number of corner lots: Neither of the lots are corner lots.
LL -2006-100
Page 2 of 4
3. Topographical Consideration: There appears to be no particular topographical
consideration driving the lot line adjustment. The site slopes only slightly in the portion
that will be conveyed from the property addressed 923 Pine Street to the property
addressed 921 Pine Street.
4. Fla Lot of Determination: Neither of the lots are flag lots.
5. Zoning Ordinance: The proposal meets the intent of the Zoning Ordinance.
a. Lot Line adjustments are not allowed that create a new lot, tract, parcel, site or
division, and this proposal does not. See also "d" below.
b. Lot line adjustments are not allowed if they reduce the setbacks of existing
structures below the minimum required by code or make existing nonconforming
setbacks of existing structures more nonconforming than before. This proposal does
not reduce the setbacks of existing structures below the minimum required by code.
c. Lot line adjustments are not allowed if they reduce the lot width or lot size below the
minimum required for the applicable zone. Both lots meet the required lot area and
required lot width for the RS -8 zone.
d. Lot line adjustments are not allowed if they transform a nonbuildable lot, tract,
parcel, site or division into a buildable lot, tract, parcel, site or division. Both of the
lots were buildable prior to the lot line adjustment.
e. Lot line adjustments are not allowed if they would result in a lot that is in violation
of the Edmonds Community Development Code (ECDC). Neither of the proposed
lots would be in violation of the ECDC.
6. Comprehensive Plan: Nothing in this proposal seems to be in violation of any goal in
the Comprehensive Plan; therefore, the proposal appears to meet the intent of the
Comprehensive Plan,
7. Access: Access to both lots is from Pine Street, which will not change with the
proposed lot line adjustment.
C. ENVIRONMENTAL ASSESSMENT:
1. SEPA Determination: Not Required
2. Shoreline Master Program: Exempt From Shoreline Master Program permits.
3. Critical Area Determination: CRA -1997-0022
The property addressed 921 Pine Street does not appear to contain any critical areas as
defined by ECDC 23.40. As a result, a waiver from the requirement to complete a study
was issued. Critical area inspection has not been completed for the property addressed
923 Pine Street. Since the proposed lot line adjustment would move the western 20 feet
from the property addressed 923 Pine Street to the property addressed 921 Pine Street,
new critical area inspections will have to be completed for both properties.
D. REQUIRED IMPROVEMENTS AND DEDICATIONS:
The Engineering Division_ has reviewed the application and is not requiring any improvements
or dedications.
LL -2006-100
Page 3 of 4
E. DECISION: Approved with the following conditions:
1. Include the lot line adjustment file number LL -2006-100 on the map.
2. Provide the distance from the second story deck on the house addressed 923 Pine Street to
the new property line on the map.
3. Remove the setback lines shown on the map.
4. Make sure all documents to be recorded meet the Snohomish County Auditor's
requirements for recording, including all signatures in black ink.
5. Submit documents to be recorded to the City of Edmonds' Planning Division for review
prior to recording. Documents must have the city's approval before they can be recorded.
6. Once the final documents are approved by the City, the applicant must record the
approved documents with Snohomish County Auditor's office.
7. After recording, provide the City of Edmonds Planning Division with three copies of the
recorded documents with the recording number on them. The City will not consider the
lot line adjustment to have been completed until this is done.
F. ATTACHMENTS:
1. Vicinity / Zoning Map
2. Application
3. Proposed Boundary Line Adjustment Map
I have determined that the application is complete and have reviewed the application for lot line
adjustment pursuant to Chapters 20.75 and 20.95 of the Edmonds Community Development Code.
Machuga, P ng Division Date
RECONSIDERATION OF DECISION
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.
THE RIGHT TO APPEAL
This decision may be appealed to the Hearing Examiner. In this case, a written letter and other
items needed to appeal must be submitted to the Planning Division within fourteen (14) calendar
days of the date of decision. Please contact the Planning Division for information. Note that per
ECDC 20.105.010.A.2. appeals of lot line adjustments are limited to appeals by the applicant only
of a denial of a requested lot line adjustment application.
LL -2006-100
Page 4 of 4
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 his/her decision on the reconsideration request, the time clock for filing an appeal
continued 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, Attn.: Planning Division
121 - 5th Avenue North
Edmonds, Washington 98020
PARTIES OF RECORD:
Planning Department
Joan Demeroutis
921 Pine Street
Edmonds, WA 98020
William and Deborah Coulter
923 Pine Street
Edmonds, WA 98020
Dan Moehrke, PLS
Aramaki, Borden & Associates, Inc.
6141 NE Bothell Way, 9304
Kenmore, WA 98028
city of edmonds
land use application
2;7 ,;
PERU]' ]' 1.Oi,)NfcER
L1 ARCHITECTURAL DESIGN REVIEW FOR OFFIC[AL (ISE ONLY
❑ COMPREHENSIVE PLAN AMENDMENT
❑ CONDITIONAL USE PERMIT FILE#FLU -ZW6AODzONE. -G
❑ HOME OCCUPATION DATE 8 �REC'D BY 615
Q FORMAL SUBDIVISION G
Q SHORT SUBDIVISION FEE RECEIPT # DD05q-1
IM LOT LINE ADJUSTMENT HEARING DATE
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT ❑ HE `C�STAFF ❑ PB ❑ ADB Q CC
C] STREET VACATION ii
❑ REZONE
❑ SHORELINE PERMIT
❑ VARIANCE / REASONABLE USE EXCEPTION
❑ OTHER:
PROPERTY ADDRESS OR LOCATION �f P�+'L2 �f Y' 0", "4�
PROSECT NAME (IF APPLICABLE)
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TAX ACCOUNT # Z10 , 715001055-06 SEC, TwP. RNG,
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DESCRIPTION OF PROJECT OR PROPOSED USE=6:Er—
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APPLICANT & 6\(a PHONE#
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E-MAIL ADDRESS FAX #
CONTACT PERSON/AGENT PHONE #
ADDRESS
E-MAIL ADDRESS 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/herhts 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 fife this application on the behalf of the owner as listed below.
SIGNATURE OF APPLICANT/AGENT DATE
Property Owner's Authorization
By my signature, 1 certify that 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 IV G-0�y I/ � �t��1 DATE
This application form was revised on 1127100. To verify whether it is still current, call (425) 771-0220.
L:1LI3RARY\PLANNRdGIF0rm5 & HandoutalPublfe Handouts\Land Use Appbc4on.doc
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