LL-11-11 Staff Report with Attachments.pdfCITY OFEDMONDS MIKE COOPER
MAYOR
121 5th AVENUE NORTH ® EDMONDS, WA 98020 • (425) 771-0220 o FAX (425) 771-0221
Website: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Project: MacDonald/Read Lot Line Adjustment
File Number: PLN20110011
Date of Report: June 24, 2011
I have determined that the lot line adjustment application is complete and have
revien,ed the application pursuant to Chapters 20.01, 20.02, and 20.75 of the
Edmonds Community Development Code.'
Reviewed By:
Jennifer Machuga
Associate Planner
A. SUMMARY OF APPLICATION: The applicant is proposing to adjust the boundary lines
among two lots addressed as 9947 and 9921 Water Street (Lots 1 and 2 respectively of short
plat file number PLN20090043, recorded under AFN 201101185002). See the Zoning and
Vicinity Map for reference (Attachment 1). The subject properties are located in a Single -
Family Residential, RS -12, zone that allows lots with a minimum area of 12,000 square
feet.
Barbara MacDonald, the owner of Parcel B (9921 Water Street), recently obtained
approval of a two -lot subdivision of the parent parcel under File No. PLN20090043. The
lot line separating Lots 1 and 2 of the subdivision was angled in several segments in
order for the existing residence addressed 9921 Water Street (located on Lot 2 of the
referenced subdivision) to comply with the minimum required 10 -foot side setback from
the newly created property line. Following final approval and recording of the
subdivision with the Snohomish County Auditor's office (AFN 201101155002), Ms.
MacDonald sold Lot 1 (addressed 9947 Water Street) to W. Glen and Debra Read.
Parcel A (Lot 1 of the subdivision, addressed 9947 Water Street), owned by W. Glen and
Debra Read, is currently vacant; however, a building permit for a new single-family
residence was recently issued to Mr. and Mrs. Read (File No. BLD20100999). Parcel B (Lot
2 of the subdivision, addressed 9921 Water Street), owned by Barbara MacDonald, currently
contains a single-family dwelling and associated structures. Ms. MacDonald plans to
obtain the necessary permits to demolish the existing residence addressed 9921 Water
I All Edmonds Community Development Code (ECDC) citations can be accessed online at Nnwiv.ci.edmonds.wa.us.
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Sister City - Hekinan, Japan
MacDonald/Read Lot Line Adjustment
File No. PLN20110011
9921/9947 Water St.
Street (located on Parcel B of the subject application) and to construct a new single-
family residence on Parcel B.
The land use application form containing Ms. MacDonald's signature is provided as
Attachment 2, and the land use application containing Mr. Read's signature is provided
as Attachment 3. The proposed property conveyance is shown on the lot line adjustment
map (Attachment 4). The purpose of the proposed lot line adjustment is to straighten the
property line between the two lots addressed 9947 Water Street (Parcel A) and 9921
Water Street (Parcel B), as shown on the map. The lot line adjustment will convey 231
square feet from Parcel B to Parcel A. The existing residence is indicated as to be
removed from Parcel B on the lot line adjustment map. The applicant's statement as to
how the proposal complies with applicable code requirements is included as Attachment
5. The following is staff's analysis and decision on the proposal.
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
Planning Division. The lot line adjustment, as proposed, is APPROVED with the
following conditions:
1. All existing structures shall be removed from Parcel B prior to final review and approval
of the lot line adjustment. Obtain necessary permits prior to the demolition work, as
required by the Building Division.
2. Prior to submitting documents to the Planning Division for "Final Review," please make
the following changes:
a. On all sheets, revise to state the file number as PLN20110011.
b. Within the existing and adjusted legal descriptions for Parcels A and B, correct the
file number of the short plat that created these lots to PLN20090043.
c. Under the legal description for Parcel B, revise the portion stating "Except with the
following" to state "Except the following".
d. Remove all structures from the plans since all structures are to be removed from
Parcel B prior to recording of the lot line adjustment.
e. Correct the discrepancy in the bearing of the 3.33 -foot line segment of the property
being conveyed. This bearing is stated as 63°31'37" within the adjusted legal
descriptions on Sheet 1 and as 63°31'31" on the map on Sheet 2.
f. Correct the recording number of the short plat indicated within the map on Sheet 2 to
201101185002.
g. Add the following note to Sheet 2: "The steep slope buffer and critical area building
setback are shown for reference only and vest no right. Work within the minimum
required steep slope buffer and/or critical areas building setback shall comply with
the critical areas code requirements of ECDC 23.40 and 23.80, or as amended. A
geotechnical report for such work may be required."
3. After the above changes have been made, submit revised documents to the Planning
Division for "Final Review." Once "Final Approval" has been issued from the City, the
applicant shall take the 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.
Page 2 of 6
MacDonald/Read Lot Line Adjustment
File No. PLN20110011
9921/9947 Water St.
4. After recording the lot line adjustment, the applicant must provide the City of Edmonds
Planning Division with TWO (2) 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 new deeds for each of the parcels with Snohomish County, as
appropriate.
A. GENERAL INFORMATION
1. Request: The applicant is proposing to adjust the boundary lines among two lots
addressed as 9947 and 9921 Water Street. See the Zoning and Vicinity Map for
reference (Attachment 1). Both lots are located within a Single -Family Residential,
RS -12, zone that allows lots with a minimum area of 12,000 square feet.
2. Review Process: A lot line adjustment is a Type I permit pursuant to ECDC 20.01.003.
The director reviews the project and issues an administrative decision pursuant to ECDC
20.75.050(C).
3. Owners: Barbara MacDonald and W. Glen and Debra Read
4. Applicant: Darren Riddle of Pacific Coast Surveys, Inc.
5. Tax Parcel Numbers: 27031300308400 (Parcel A / 9947 Water Street) and
27031300413200 (Parcel B / 9921 Water Street).
6. Location: 9947 (Parcel A) and 9921 Water Street (Parcel B), Edmonds WA 98020.
7. Zoning: Single Family Residential (RS -12).
8. Acreage / Square Footage: The lot line adjustment will result in a conveyance of 231
square feet from Parcel B to Parcel A.
9. Existing Use: Parcel A is currently vacant, although a building permit was recently
issued for a new single-family residence on Parcel A (BLD20100999). Parcel B
currently contains a single-family dwelling and associated structures.
10. Proposed Use: No change.
11. Shoreline Management: A portion of the subject site is located within shoreline
jurisdiction; however, the proposal is exempt from Shoreline Substantial Development
Permit requirements.
12. Access: Both parcels will continue to take access directly from Water Street.
13. Dedications: No dedication of land is required by the City Engineer with the proposed
lot line adjustment.
14. Improvements: No improvements are required by the City Engineer with the proposed
lot line adjustment. Refer to the recent subdivision (File No. PLN20090043) for
improvements required by the Engineering Division at that time.
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 is exempt
under WAC 197-11-800 (1)(b)(i) (Categorical Exemptions).
Page 3 of 6
MacDonald/Read Lot Line Adjustment
File No. PLN20110011
9921/9947 Water St.
C. TECHNICAL COMMITTEE
This application was reviewed by the City's Engineering Division, Public Works
Department, and Snohomish County Fire District No. 1. None of the reviewers had any
comments or conditions on the proposed lot line adjustment.
D. NEIGHBORHOOD CHARACTERISTICS
This site is located in a single-family neighborhood in Edmonds. All nearby parcels are
zoned Single -Family Residential, RS -12, and are developed with single-family residences.
E. COMPREHENSIVE PLAN COMPLIANCE
The Comprehensive Plan designation for these parcels is "Single Family — Resource." There
is no proposed change to the existing designation. The current proposal meets the intent of
the Comprehensive Plan.
F. ZONING CODE COMPLIANCE (ECDC 16.20)
1. Lot Area: Minimum lot area is 12,000 square feet. Existing and proposed lot sizes are
as follows:
* Net lot area excludes any lot area devoted to vehicular ingress/egress easements.
2. Lot Width: The minimum required lot width for the RS -12 zone is 80 feet. Both lots
will continue to comply with the minimum required lot width.
3. Setbacks: The proposed lot line adjustment would reduce the minimum required 10 -foot
side setback from the existing residence to the adjusted property line below the minimum
required by code. Therefore, the existing residence must be removed prior to recording
of the lot line adjustment as indicated on the lot line adjustment plans (Attachment 4)
and in the applicant's statement (Attachment 5). Since a property cannot contain
accessory structures without a primary structure, the existing garage and wood shed as
well as any other existing structures on Parcel B must also be removed prior to
recording. With the condition that all existing structures shall be removed from Parcel B
prior to recording of the lot line adjustment, the subject application will not cause a
conflict with setback requirements. A building permit for a new single-family residence
on Parcel A was recently approved (BLD20100999). Since Parcel A will be getting
larger with the lot line adjustment, the subject application will cause the distance from
this future residence to the eastern property line of Parcel A to increase, which will not
cause any conflicts with compliance with setback requirements.
Page 4 of 6
Gross and Net Lot Area
for Original Parcels*
Gross and Net Lot Area
for Proposed Parcels*
Parcel A
23,870 square feet
24,101 square feet
9947 Water St.
Parcel B
14,724 square feet
14,493 square feet
9921 Water St.
* Net lot area excludes any lot area devoted to vehicular ingress/egress easements.
2. Lot Width: The minimum required lot width for the RS -12 zone is 80 feet. Both lots
will continue to comply with the minimum required lot width.
3. Setbacks: The proposed lot line adjustment would reduce the minimum required 10 -foot
side setback from the existing residence to the adjusted property line below the minimum
required by code. Therefore, the existing residence must be removed prior to recording
of the lot line adjustment as indicated on the lot line adjustment plans (Attachment 4)
and in the applicant's statement (Attachment 5). Since a property cannot contain
accessory structures without a primary structure, the existing garage and wood shed as
well as any other existing structures on Parcel B must also be removed prior to
recording. With the condition that all existing structures shall be removed from Parcel B
prior to recording of the lot line adjustment, the subject application will not cause a
conflict with setback requirements. A building permit for a new single-family residence
on Parcel A was recently approved (BLD20100999). Since Parcel A will be getting
larger with the lot line adjustment, the subject application will cause the distance from
this future residence to the eastern property line of Parcel A to increase, which will not
cause any conflicts with compliance with setback requirements.
Page 4 of 6
MacDonald/Read Lot Line Adjustment
File No. PLN20110011
9921/9947 Water St.
4. Lot Coverage / Floor Area: There is a maximum 35% structural lot coverage for the
RS -12 zone. Since there are no existing structures on Parcel A and all existing structures
are required to be removed from Parcel B prior to recording, the subject application will
result in a 0% lot coverage for both lots. A building permit was recently issued for a new
single-family residence on Parcel A; however, since Parcel A will be getting larger with
the lot line adjustment, the subject application will actually cause the lot coverage of the
future residence on Parcel A to decrease further below the maximum of 35%.
5. Corner Lot Determination: Neither lot is considered a corner lot.
6. Flag Lot Determination: Neither lot is considered a flag lot.
The proposal appears to meet the intent of the Zoning Ordinance.
G. ENVIRONMENTAL ASSESSMENT
The subject property is relatively level with a gentle downwards slope from east to west
toward Puget Sound. A steep slope is adjacent to the western property line, where the
land drops down to the BNSF railroad tracks. This slope is steep enough to qualify as
both an Erosion Hazard Area and a Landslide Hazard Area pursuant to the requirements
of ECDC 23.40 and 23.80. However, there appears to be no particular topographical
consideration driving the lot line adjustment, and no further critical areas study is
required at this time. Further critical areas study, however, may be required for future
work on either property.
H. LOT LINE ADJUSTMENT COMPLIANCE ECDC (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;
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 the lot width or lot size below the rninirnunr 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.
ivision;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 — there are two existing
lots, and the proposal will result in two lots. No existing setbacks will be reduced below the
minimum required by code, as all existing structures will be removed from Parcel B and the
future residence on Parcel A (permitted under File No. BLD20100999) will be even further
from the eastern property line of Parcel A following the lot line adjustment. The proposal
will not reduce the lot area or width of either lot below the minimum required by the zone.
The proposal is not transforming a nonbuildable lot into a buildable lot — both currently have
access and can be developed with single-family dwellings. There is no indication that this
proposal is in violation of the Edmonds Community Development Code.
Page 5 of 6
MacDonald/Read Lot Line Adjustment
File No. PLN20110011
9921/9947 Water St.
III. 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.
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.
Planning Division
Barbara MacDonald
9921 Water Street
Edmonds, WA 98020
1. Zoning and Vicinity Map
Darren Riddle
11425 — 53`d Ave. SE
Everett, WA 98208
W. Glen and Debra Read
2123 NW 204t" St.
Shoreline, WA 98177
2. Land Use Application Form signed by Barbara MacDonald
3. Land Use Application Form signed by W. Glen Read
4. Proposed Lot Line Adjustment Map
5. Applicant's Statement
Page 6 of 6
N
Zoning and Vicinity Map
File No. PLN201 10011 0 150 300 600
Feet Attachment 1
City of Edmonds �-
Land Use Application
❑ ARCHITECTURAL DESIGN REVIEW • • •
❑ COMPREHENSIVE PLAN AMENDMENT
❑ CONDITIONAL USE PERMIT FILE # PLNaO l k00l IIOD 1 ( ZONE—?.,S-0,
❑ HOME OCCUPATION DATE I REC'D BY tT2n M .
❑ FORMAL SUBDIVISION _
�❑SHORT SUBDIVISION FEE yao RECEIPT #
,(
'DL LOT LINE ADJUSTMENT HEARING DATE N&
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT ❑ BE STAFF ❑ PB ❑ ADB ❑ CC
Q STREET VACATION
1) REZONE
❑ SHORELINE PERMIT
❑ VARIANCE / REASONABLE USE EXCEPTION
❑ OTHER: q
PROPERTY ADDRESS OR LOCATION 9 9 21 W4r4L s% OMoN05 , Lt/,f 9,407,0
PROJECT NAME (IF APPLICABLE) �y
PROPERTY OWNER 84"Ao q- W4-CD�ONA-LA PHONE # 4 ZS 7 /8 ,7.3 J c
ADDRESS 9 9 Z1_ - -_ WA TE2 �iYIDryDS� t 9 �0
E-MAIL FAX #
7-703 1 30030;400 �
TAX ACCOUNT # Z% U 31 3 00!-1 3 y T Oa SEC. 13 w. 2 RNG. 3 F-
DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) plr �ZtJ7"
tjAI& q&r;w/ nJ Lay 2 BA 6® 00. PLA12ao90843 PAL 4t Am
2-011 v t 18,S"v0 Z .
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
APPLICANT 944-IBet/A 0k&P0aJ41,d PHONE #... - , - 77'�35q
ADDRESS99Z' 4✓ ice �% � OA�(7Si /90 2
E-MAIL I ,, �� " p FAX #
CONTACT PERSON/AGENT Dh",F/t/ g p iJ y ,, (®PH(O�N�E # 4Z5' SOB - � S�
ADDRESS /147,5- 3 /�-t/) ' . 5' , 4. 0 -v -14—A , 4/;4- 9,0U6
E-MAIL /j 1&y5'• NEr FAX# 4Z5-' 3$7-3577
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/her/its agents or employees.
By my signature, I certify that the informatioryfRd exhibits herewith subm' ed are true and correct to the best of my knowledge
and that I am authorized to file this app licat' n 21the beha /) n r s fi ed below. /
SIGNATURE OF APPLICANT/AGENT / DATE 4- / 4-f /
Property Owner's Authorization
I, 8A r ba. r 6� t . h4t.--'667 <3 /d certify under the penalty of perjury under the laws of the State of
Washington that the following is a true and correct statement: 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 DATE n 7 —/Y , h A-1(
Questions? Call (425) 771-0220.
Revised on 9/14/10 B - Land Use Application Page 1 of]
Attachment
City of Edmonds _
Land Use Application
I ARCHITECTURAL DESIGN REVIEW
-1 COMPREHENSIVE PLAN AMENDMENT
'7 CONDITIONAL USE PERMIT FILE# ZONE U^�
0 HOME OCCUPATION DATE REC'D BY
I FORMAL SUBDIVISION
1 SHORT SUBDIVISION FEE RECEIPT#
J LOT LINE ADJUSTMENT HEARING DATE
I PLANNED RESIDENTIAL DEVELOPMENT
J OFFICIAL STREET MAP AMENDMENT J HE STAFF PB ADB CC
7 STREET VACATION
J REzONE
:7 SHORELINE PERMIT
J VARIANCE /REASONABLE USE EXCEPTION
OTHER:
PROPERTY ADDRESS OR LOCATION
PROJECT NAME(IF APPLICr4
APPLICABLE) &6 Q-+ .(' c
PROPERTY OWNER &16W 901+1/ PHONE# `y —✓ 1.73
ADDRESS 7 -12?)
-1 2 3 A1141 U! f73� .ST- s �v2� Ltav�� � M77
IA
E-MAIL 41" I (0- 404h.. CoAd FAX #
TAX ACCOUNT # ?-W 3 13oo3 c a4o(N, SEC. /3 TWP. 2-7 RNG. 3
DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY)
A®vievm)*-Y lLiryl, 4-#JtAsrm&, L�x_s� 2 6l- 5#ar
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
APPLICANT PHONE #
ADDRESS
E-MAIL FAX #
CONTACT P
nnERSON/AGENT 11J Rt0D LF PHONE # �
_'!_ J q " S�I
ADDRESS_l/:i� 6 136,19 Mite6&tg UA 199-09
E-MAIL DA 9 KQ Va%S -p06—; FAX # Z ZS' .?5'7- �7 9 3V
The undersigned applicant, and his/hedits 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/her/its agents or employees.
By my signature, I certify that the informatio and exhibits herewith sub itted are true and correct to the best of my knowledge
«
and that I am authorized to file this applicat' n n the behalf of the oas listed below.
SIGNATURE OF /AGENT DATE � a %L
Prop r is Autho ' tion W .6 x
I, , certify under the penalty of perjury under the laws of the State of
Washin on thallhe following is a true and correct statement: I have.authorized the above Applicant/Agent to apply for the
subject land use application, and grant m permission the public officials and the staff of the City of Edmonds to enter the
subject property for the purposes of ins cc 'on and posting endant to this application.
SIGNATURE OF OWNER DATE
����
Questions? Call (425) 771-0220.
Revised on 9114110 B - Land Use application Page I of]
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Pac�f�'Coast
P.O. Box 13619 Mill Creek, WA 98082--Darren(a PCSurveys.net
Fax 42-5.357.3577 - Ph. 425.5o8.4951
June 15, 2011
Jen Machuga
City of Edmonds
121 Stn Ave. North
Edmonds, WA 98020
RE: Additional information for land use application file no. PLN2o11o011
9921 & 9947 Water St.
This letter is to serve as our written statement regarding the Edmonds
Community Development Code and the applications compliance with ECDC
20.75.050 in particular.
This lot line adjustment is intended to adjust the current property line
between lot 1 and lot 2, of short plat recorded under auditor's file no.
201101185002. This application does not create any additional lot or tract,
or transform a non -buildable lot or tract into a buildable lot or tract.
After the proposed demolition of the existing residence on lot 2, this lot
line adjustment will not reduce any setbacks or make any nonconforming
setbacks more nonconforming than exist now. The result of the proposed
lot line adjustment will not reduce any lot to a size or width that is
deficient for the applicable zone. This lot line adjustment meets all the
requirements of the ECDC.
2SinIM
y,
rren Riddle, PLS