Subject:
Title
Request for approval of a lot line adjustment, followed by two lot consolidations, resulting in the conversion of six small lots at 130 Wilmar Place NW into two equally sized buildable lots.
Body
DATE(S) OF PRIOR COUNCIL CONSIDERATION OF THIS ISSUE: 1/13/25
EXPLANATION AND SUMMARY:
The applicant, Sekas Homes, is the owner of six adjacent lots that, together, are known as 130 Wilmar Place NW and are comprised of two tax parcels (0384 03 0061 and 0384 03 0063). The applicant seeks to convert these six lots into two equally sized buildable lots of 9,450 square feet each. This goal would be achieved were the Town Council to approve the following actions:
1. Lot line adjustment between lots 63 and 64 (0384 03 0063)
2. Consolidation of lots 61, 62, and the adjusted lot 63 (0384 03 0061)
3. Consolidation of the adjusted lot 64 with lots 65, and part of 66 (0384 03 0063)
The six lots are currently, together, used as a single lot with a single home. The lots were created by the 1924 Wilmar Place Subdivision. Both proposed newly created lots will maintain frontage on Wilmar Place NW. The existing lots are zoned RS-10,
and the newly formed lots would retain that same zoning.
In 2024, Sekas Homes submitted an application for two consolidations from those six lots that would have reached a different result. In that application, the result would have been one lot of 11,900 square feet and the second of 7,000 square feet. The Planning Commission reviewed that application and recommended against approval but supported the idea of two homes being built. On January 13, 2025, the applicant came to the Town Council meeting and requested that the application be deferred until January 27th, to provide time for the applicant to work with staff on an alternative proposal that would be more in keeping with the Planning Commission’s comments. Soon after January 13th, the applicant withdrew the original application and submitted this new application.
The Planning Commission reviewed the new application on March 12, 2025, and recommended approval.
The following sections of Chapter 18 - Zoning and Subdivision are relevant for this application:
• Per Section 18-606. - Board and Commissions, all lot modifications, boundary line adjustments, and subdivisions require the recommendation by the Planning Commission and final approval by the Town Council.
• The two lots proposed within this application are not in compliance with the minimum requirements of Section 18-219 Residential - Single-Unit, 10,000 sq. ft. Zone (RS-10), because they are both smaller than 10,000 square feet and the widths of the properties at the midline are not as wide as the minimum requirement. However, Article 7 Nonconformities allows the creation of non-conforming lots within subdivisions that were created prior to the Town of Vienna’s original zoning ordinance. The Town’s first zoning ordinance was adopted in 1956, well past the creation of the 1924 Wilmar Place Subdivision.
More detail on this application can be found in the staff report, which is Attachment 1.
Strategic Plan Initiative: This item supports the Town of Vienna Strategic Plan goals to:
• Promote unique placemaking and high-quality development that enhances neighborhood character (Complete Community);
• Apply zoning tools and best practices to guide thoughtful infill development (Economically Prosperous Community); and
• Foster a responsive and collaborative land use decision-making process (Influential and Well-Governed Community).
Board or Commission of Interest:
• On November 13, 2024, the Planning Commission reviewed an earlier proposal for these properties and recommended against approval.
• On March 12, 2025, the Planning Commission reviewed the proposal that is the subject of this meeting and unanimously recommended approval.
Departmental Recommendation: The Department of Planning and Zoning believes that this updated proposal, to create two equally sized lots of 9,450 square feet, is a good solution to the challenge of what to do with 18,900 square feet on a block that has a series of homes on lots of smaller than 10,000 square feet. The six existing lots are unbuildable under current zoning, as they are 3,400 square feet or smaller. This solution brings the lots closer to conformity with the RS-10 zone, even if not completely in conformity, and would result in an improvement as compared to existing conditions. The Department recommends approval.
Finance Recommendation: n/a
Purchasing Recommendation: n/a
Town Attorney Recommendation: Following consideration of the recommendation of the Planning Commission and the relevant Town Code provisions, the Town Council may approve the proposed lot line adjustments in its discretion. This situation is an uncommon occurrence as it involves an older subdivision where the lot sizes are not consistent with the Town Code and predate the Town’s standard lot sizes. The proposed lot line adjustments bring the lot sizes closer to conformity.
Town Manager's Recommendation: I recommend the Town Council approve the lot adjustments and consolidations, as presented.
Cost and Financing: n/a
Account Number: n/a
Prior Funding Approval: Annual General Budget (Year), Amendments, CIP Budget (Year), or ARPA.
Decision Needed by This date: n/a
PROPOSED/SUGGESTED MOTION
Recommended Action
“I move to approve to the Town Council for the proposed:
1. Adjustment of the lot line between lots 63 and 64;
2. Consolidation of lots, 61, 62, and the adjusted lot 63 to create a single parcel of 9,450 square feet; and,
3. Consolidation of the adjusted lot 64, lot 65, and lot known as “part of 66” to create a second parcel of 9,450 square feet; on the parcels known as 130 Wilmar Place NW, map numbers 0384 03 0061 and 0384 03 0063, in the RS-10 Residential - Single-Unit, 10,000 sq. ft. zone.
Or
Other action deemed necessary by Council.