LL-07-69 Staff Report.pdf
CITY OF EDMONDS
PLANNING DIVISION
REVIEW OF A PROPOSED LOT LINE ADJUSTMENT
FILE # LL-07-69
CONTACT PERSON/AGENT Ron Hilliard
APPLICANT Ron Hilliard
PROPERTY OWNER Ron Hilliard
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PROPERTY LOCATION 15515 75 Place West and unaddressed parcel to north
PROJECT DESCRIPTION Adjust lot lines between two adjacent parcels owned by Mr. Hilliard
A. INTRODUCTION
The applicant is proposing to adjust a lot line between two adjacent parcels which will not
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result in a change in square footage of either lot. Parcel A is identified as 15515 75 Place W
(005009-000-001-01) and Parcel B is adjacent to the north and is currently unaddressed
(005009-000-004-00). Both parcels are currently undeveloped.
B. ANALYSIS OF DESIGN:
1. Number of Lots Involved: Prior to Lot Line Adjustment - 2; Post Adjustment - 2
2. Lot Area:
a. Minimum lot area required for RS-20 zone: 20,000 square feet
b. Minimum lot width required for RS-20 zone: 100
c. Area of each lot (approximate):
Existing sf Proposed sf
Parcel A: 14,228 14,228
Parcel B: 15,589 15,589
Each of the parcels in question was created in the early 1900s, prior to the
establishment of the Citys zoning regulations. As a result, each lot is considered to
be a nonconforming lot and may be developed pursuant to Edmonds Community
Development Code (ECDC) Section 17.40.030.
d. Lot width of each lot: 100
3. Topographical Consideration: The proposed lot line adjustment is giving additional
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width to the western portion of the parcel addressed as 15515 75 Avenue West. This
parcel was the subject of an approved variance request in 2006 (V-06-52) to alter the
required building setbacks in order maximize the developable area on the lot. This lot
line adjustment will allow any proposed residence to be able to meet the setbacks that
were determined in the variance request.
4. Flag Lot Determination: The subject parcels are not considered flag lots.
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5. Corner Lot Determination: The parcel addressed as 15515 75 Avenue West is a
corner lot.
6. Comprehensive Plan: Both lots are defined as Single Family Resource in the
Comprehensive Plan and the current proposal appears to meet the intent of the
Comprehensive Plan.
7. Zoning Ordinance: The proposal appears to meet the intent of the Zoning Ordinance
(ECDC 20.75.050).
Both parcels are currently zoned RS-20, Single Family Residential with a 20,000 square
foot minimum area requirement. As mentioned above, both lots are nonconforming
pursuant to ECDC 17.40.030 but could be developed with single family detached
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structures. The southern parcel, 15515 75 Avenue West, was the subject of two
approved variances in 2006: V-06-52 to alter building setbacks and V-06-53 to increase
the maximum height allowed for a structure.
8. Access: The parcels are currently undeveloped so access will not change with the
proposed lot line adjustment.
C. ENVIRONMENTAL ASSESSMENT:
1. SEPA Determination: Not required for this proposal.
2. Shoreline Master Program: Exempt from Shoreline Master Program permits.
3. Critical Area Determination: Not required for this proposal.
D. REQUIRED IMPROVEMENTS AND DEDICATIONS:
The Engineering Division has reviewed the application and is not requiring any improvements
or dedications.
E. DECISION: Approved with the following conditions:
1.Include the lot line adjustment file number LL-2007-0069 on the documents to be
recorded.
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2.A portion of an existing gravel driveway at 15605 75 Place West appears to encroach
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onto subject Parcel A (15515 75 Place W). Continued use of that portion of Parcel A by
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the southern neighbor at 15605 75 Place W should be legally described through an
access easement.
3.Make sure all documents to be recorded meet the Snohomish County Auditors
requirements for recording, including all signatures in black ink.
4.Submit the documents to be recorded to the City of Edmonds Planning Division for
review prior to recording. Documents must have the citys approval before they can be
recorded.
5.Once the final documents are approved by the City, the applicant must record the
approved documents with Snohomish County Auditors office.
6.After recording, please 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 be complete until this is done.
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F. ATTACHMENTS:
1. Vicinity / Zoning Map
2. Application
3.Proposed Lot 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.
September 27 , 2007
Michael Clugston, Planning Division Date
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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.
TIME LIMITS FOR RECONSIDERATION AND APPEALS
The time limits for reconsiderations and appeals run concurrently. If a request for 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 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, Attn.: Planning Division
121 - 5th Avenue North
Edmonds, Washington 98020
PARTIES OF RECORD:
Planning Department