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HomeMy WebLinkAboutJ_1700563_Principles_of_Acceptability Principles of Acceptability of Lot Line Adjustment DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 15, 2017 TO: Official File / LUA17-00563,LLA Amberwood LLA FROM: Matt Herrera, Senior 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 applicant is requesting a Lot Line Adjustment to adjust the lot lines between parcels 366450-0319 (Lot A) and 366450-0317 (Lot B). The parcels are located along the east frontage of 156th Ave SE at the NE 4th St intersection within the Residential-4 (R-4) zone. Both parcels are currently vacant. The properties were annexed into the City as part of the Kendall Annexation via Ordinance #5552 on November 7, 2010. The lot size of Lot A is 14,868 square feet. The existing lot size of Lot B is 7,188 square feet. Lot B does not meet current R-4 minimum lot size requirement of 9,000 square feet. The applicant proposes to adjust the parcels shared property line north 28.5-feet. The lot line adjustment would result in Lot A to contain 12,043 square feet and Lot B to contain 10,044 square feet. Both lots would meet minimum lot size requirements for the R-4 zone. Both lots would also meet Amberwood LLA Page 2 of 3 November 15, 2017 Principles of Acceptability of Lot Line Adjustment minimum lot width requirements of 70-feet and 80-feet for Lot A as a corner lot and minimum depth requirements of 100-feet. The lot line adjustment creates a better lot design at it results in Lot B to meeting current minimum lot size requirement for the R-4 zone and providing an appropriate amount of area for future development that corresponds to the land use and zoning classification of the neighborhood. 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. Both lots are located within same zoning designation and both lots conform to the R-4 development standards of the R-4 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 followi ng the approval of a lot line adjustment, whichever is longer, unless the following is met: Amberwood LLA Page 3 of 3 November 15, 2017 Principles of Acceptability of Lot Line Adjustment I. The subdivision application includes all lots, parcels and tracts involved in the lot line adjustment in the overall subdivision; or 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 two above-referenced vacant lots that would add 2,856 square feet to Lot B. The revised lot sizes would be 12,043 square feet for Lot A and 10,044 square feet for Lot B. 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. The applicant would be subject to such requirements at such time building permits are submitted to the City.