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HomeMy WebLinkAboutPRINCIPLES OF ACCEPT_FORD LLA_LUA17000861DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Principles of Acceptability of Lot Line Adjustment M E M O R A N D U M DATE: May 1 , 2018 TO: Official File / LUA17-000861, LLA Ford LLA 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: The applicant is requesting a Lot Line Adjustment to adjust the lots lines between 1917 Shattuck Ave S (parcel no. 7222000400; Lot 1) a 45,000 sf lot and 1925 Shattuck Ave S (parcel no. 7222000410; Lot 2) a 49,803 sf lot. Both properties are within the Residential-6 (R-6) zone. Lot 2 is a “Flag” lot. The flagpole (pipestem) has a length of 320.20 feet and a narrow width of 15 feet. Existing access to Lot 2 (via residential driveway) encroaches over the existing boundary of Lot 1. The proposed lot line adjustment would serve to reduce the length of the flagpole to 102.89 feet and increase the width of the flagpole to 41 feet. The proposal increases conformity with the flag lot standards of RMC 4-7-170G, which states that, “the “flagpole” shall not exceed one hundred fifty feet (150') in length and not be less than twenty feet (20') in width.” The proposed lot line adjustment would convert a nonconforming lot to a conforming lot. The purpose of the lot line adjustment is to improve access to Lot 2 and create two buildable lots for future construction. Improving: Create better lot design, or improve access; Staff Analysis: The purpose of the lot line adjustment is to adjust the dimensions of the two parcels to improve access to Lot 2 and create two buildable lots. Both properties are within the Residential-6 (R-6) zone. Lot 2 is a nonconforming flag lot, with an access Planning Director Page 2 of 3 May 10, 2018 k:\projects\2017\pr17000661_ford lla\lua17000861\07.working files\principles of acceptability.docx Principles of Acceptability of Lot Line Adjustment width of only 15 feet, and a driveway that encroaches on Lot 1. The lot line adjustment improves lot design by creating lot dimensions that more closely comply with flag lot regulations of RMC 4-7-170G, and also increases the width of access from 15 feet to 41 feet. 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 the lot line adjustment increases conformity with the current R-6 zoning district and flag lot regulations by increasing the lot street frontage width of Lot 2 from 15 feet to 41 feet. The new property lines would more closely comply with minimum lot dimensions of the 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 II. All required infrastructure, including but not limited to frontage improvements, required infrastructure and utility lines are constructed along Planning Director Page 3 of 3 May 10, 2018 Principles of Acceptability of Lot Line Adjustment the frontage of all lots included in the lot line adjustment. (Ord. 5728, 10-20- 2014) Staff Analysis: The applicant is requesting a Lot Line Adjustment to adjust the lots lines between 1917 Shattuck Ave S (parcel no. 7222000400; Lot 1) a 45,000 sf lot and 1925 Shattuck Ave S (parcel no. 7222000410; Lot 2) a 49,803 sf lot. The proposed lot line adjustment would result in a reconfiguration of the existing lots to create two buildable lots. The revised lot sizes would be 12,758 SF for new Lot 1, and 82,045 SF for new Lot 2. One lot would retain its existing single family home and still comply with the minimum lot size of the R-6 zone. Access to both Lots 1 and 2 would be retained from Shattuck Ave S. This decision to approve the proposed lot line adjustment did not include frontage improvements or right-of-way dedication. Complete street standards under RMC 4-6-060 would be reviewed if a building or land use permit application is submitted.