HomeMy WebLinkAboutFawcett LLA Principles of AcceptabilityDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Principles of Acceptability of Lot Line Adjustment
M E M O R A N D U M
DATE: November 27, 2017
TO: Official File / LUA17-000470
Fawcett Lot Line Adjustment
FROM: Angelea Weihs, Associate Planner
SUBJECT: Principles of Acceptability of a Lot Line Adjustment
Section 4-7-060B, lists 4 principles of acceptability that the Administrator or designee considers,
along with all other relevant information, when making a decision on a Lot Line Adjustment
application. A lot line adjustment shall be consistent with the following principles of
acceptability:
Check the appropriate box and give analysis, if necessary:
Correcting: Adjust lot lines including the elimination of a common lot line in order to
correct property line or setback encroachments;
Staff Analysis: Not applicable.
Improving: Create better lot design, or improve access;
Staff Analysis: The purpose of this Lot Line Adjustment is for the City to expand a parcel
of land to increase the park along May Creek for the benefit of the City and for public
use. The park north of May creek is presently called the May Creek Trail and is used by
the public as a nature path along the creek. The Fawcett property, whi ch is south of May
Creek, is currently vacant and consists of a variety of trees and blackberry bushes. The
desired acquisition by the City will be approximately 5.1 acres for the expansion of the
May Creek Trails. The applicant is requesting a Lot Line Adjustment to adjust the lot
lines between parcels 3224059081 (Lot A), 3224059043 (Lot B), and 3224059109 (Lot C).
The parcels are located along the east frontage of Lake Washington Blvd. N, between N
41st ST and N 43rd ST. All three lots are within the Residential-6 (R-6) zone. Lot A is
currently vacant, Lot C is city property and is developed with a city trail, and Lot B is
developed with a single family home. The properties were annexed into the City as part
of the Kennydale Annexation via Ordinance #2341 on July 3, 1967.
Lot A (future Lot 1) is decreasing from 241,086 square feet to 13,999 square feet, Lot C
(future Lot 3) is increasing from 134,547 square feet to 357,673 square feet, and Lot B
(future Lot 2) is increasing from 20,833 square feet to 24,794 square feet. The applicant
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Principles of Acceptability of Lot Line Adjustment
proposes to adjust the parcels shared property line south approximately 240 feet. All
three lots would meet minimum lot size, width, and depth requirements for the R-6
zone.
The lot line adjustment creates a better lot design as it results in Lot C (future Lot 3)
providing an appropriate amount of area for future Park expansion, and it creates
further separation between developable lots and critical areas, including May Creek and
associated wetlands. In addition, Lot B (future Lot 2) will acquire public street frontage
for access.
Approval Criteria:
a. An additional lot, parcel or tract shall not be created; and
b. The subject lots, parcels or tracts are within the same zoning district; and
c. The proposed adjustments shall not cause the lots, parcels or tracts to increase the
nonconformity with respect to applicable zoning (see RMC 4-2), subdivision and
other code requirements pertaining to lot design, building location, and
development standards; and
d. The adjusted lot line(s) is shared by the subject lots.
Staff Analysis: No additional lots or tracts were created as part of this lot line
adjustment. The adjusted lot lines are shared by the subject lots. All three lots are
located within same zoning designation and conform to the R-6 development standards
of the R-6 zone.
Non-Evasive: Lot line adjustments shall not serve to eliminate or circumvent any state
or local requirements, including but not limited to frontage improvements, payment of
fee-in-lieu, payment of latecomer fees or the installation of required infrastructure.
a. Assessment of fees, right-of-way dedication and frontage improvements for the
entire length of the property line(s) bordering rights-of-way may be required as a
condition of approval for a lot line adjustment.
b. Lots, parcels or tracts that are increased in area by lot line adjustments shall not be
permitted to be subdivided for five (5) years following the date upon which the lot
line adjustment is recorded or three (3) years following the approval of a lot line
adjustment, whichever is longer, unless the following is met:
I. The subdivision application includes all lots, parcels and tracts involved in the
lot line adjustment in the overall subdivision; or
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Principles of Acceptability of Lot Line Adjustment
II. All required infrastructure, including but not limited to frontage
improvements, required infrastructure and utility lines are constructed along
the frontage of all lots included in the lot line adjustment. (Ord. 5728, 10 -20-
2014)
Staff Analysis: The proposed lot line adjustment would result in a reconfiguration of the
three above-referenced lots that would add 223,126 square feet (5.1 acres) to Lot C
(future Lot 3) for the purposes of expanding city park property. This decision to approve
the proposed lot line adjustment did not include frontage improvements, right-of-way
dedication, payment of fee in-lieu, or latecomer agreement. Applicant for all three lots
would be subject to such requirements at such time building permits are submitted to
the City.
Existing Lot Configuration: