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MIS2002-00005 Decision - HANSON LOT LINE ADJ. NOTICE`OF TYPE I DECISION LOT LINE ADJUSTMENT (M)S) 2002 . 00005 f -, - CITY OF TIOARD €, HAN SON LOT LINE ADJUSTMENT—:'', Community�De e(opment ., ShripingA „ 120 DAYS = 8/29/2002 SECTION I. APPLICATION SUMMARY FILE NAME: HANSON LOT LINE ADJUSTMENT CASE NO.: Lot Line Adjustment (MIS) MIS2002 -00005 PROPOSAL: The applicant is proposing to adjust one (1) property line, which will reconfigure two (2) different lots. Parcel #1 of 5.04 acres will become 2.78 acres. Parcel #2 of 1.07 acres will become 3.24 acres. APPLICANT: Sean Foushee 14996 SW Summerview Drive Tigard, OR 97224 OWNER Ruth & Wilmar Hanson OWNER Same PARCEL 1: & Ruth Hanson Family Ltd. Partnership PARCEL 2: 13950 SW Hiteon Drive Beaverton, OR 97008 LOCATIONS: PARCEL 1: WCTM 2S108AB,Tax Lot 01201 (5.04 acres). PARCEL 2: WCTM 2S108AB,Tax Lot 01200 (1.07 acres). COMPREHENSIVE PLAN DESIGNATION: Medium - Density Residential. ZONING DESIGNATION: R -7: Medium - Density Residential. R -7: Medium - Density Residential District. The R -7 zoning district is designed to accommodate attached single - family homes, detached single- family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also ermitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW •, CRITERIA: Community Development Code Chapters 18.390, 18.410 and 18.510. SECTION II. DECISION Notice is ;hereby given that - the City ofkTigard,Community `Development Director's: designee has APPROVED .the a request to certain" conditions of y The.findings and: conclusions on which the decision is>based are noted "in Section IV NOTICE OF TYPE I DECISION PAGE 1 OF 5 MIS2002 -00005 — HANSON LOT LINE ADJUSTMENT A CONDITIONS OF APPROVAL THE_FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE- I OF ANY BUILDING PERMITS FOR THE AFFECTED PARCELS 1. Prior to recording, a Lot Line Adjustment survey map and legal descriptions showing the existing and proposed lot lines shall be reviewed and approved by the Engineering Department. The survey map shall include all access and utility easements. 2. Prior to the issuance of building permits on parcel 2, the applicant shall provide a letter from the Tualatin Valley Fire District approving a fire suppression system for the construction. (Contact Eric McMullen at (503) 612 -7010) 3. Prior to the issuance of building permits, the applicant shall provide the City with a copy of the recorded map and easement. THISEAPPROVALSHALL" BEVALID£FOR 18: FROM AHE; EFFECTIVE. DATEV THIS DECISION SECTION III. BACKGROUND INFORMATION Site Information: The subject parcels are located on the north side of Bull Mountain Road, and just east of SW Roshak Road. A portion of parcel #2 is identified as having significant wildlife habitat value within Washington County's Bull Mountain Community Plan. Staff takes this as meaning that the Oregon Department of Fish and Wildlife should be notified if the parcel is to be developed with other than a single - family residence (i.e. subdivision, minor land partition). Proposal Description: The applicant is proposing to adjust one (1) property line, which will reconfigure. two (2) different lots. Parcel #1 of 5.04 acres will become 2.78 acres. Parcel #2 of 1.07 acres will become 3.24 acres. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: LOT LINE ADJUSTMENT - APPROVAL STANDARDS: Section 18.410.040 contains the following standards for approval of a Lot Line Adjustment request: Section 18.410.040 - Approval Criteria states that the Director shall approve or deny a request for a lot line adjustment in writing based on findings that the following criteria are satisfied: An additional parcel is not created by the lot line adjustment, and the existing parcel reduced in size by the adjustments is not reduced below the minimum lot size established by the zoning district; No new lots will be created as part of this adjustment; two (2) lots exist and two (2) lots will remain after the proposed adjustment. The R -7 zone has a minimum lot size requirement of 5,000 square feet for single - family detached units. The existing lots will be well within those dimensional requirements. This standard is satisfied. By reducing the lot size, the lot or structures(s) on the lot will not be in violation of the site development or zoning district regulations for that district; NOTICE OF TYPE I DECISION PAGE 2 OF 5 MIS2002- 00005 - HANSON LOT LINE ADJUSTMENT Reducing the size of the larger lot and increasing the size of the smaller lot will not cause a violation of the site development or zoning district regulations. Parcel 1 has an existing single - family residence, and Parcel 2 is vacant. Both parcels are large enough to accommodate homes with the appropriate setbacks. This standard is satisfied. The resulting parcels are in conformity with the dimensional standards of the zoning district, including: • The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district; • The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the access way may not be included in the lot area calculation; • Each lot created through the partition process shall front a public right -of -way by at least 15 feet or have a legally recorded minimum 15 -foot wide access easement; and • Setbacks shall be as required by the applicable zoning district. Both lots will still meet the minimum standards of the R -7 zone as they apply to width, frontage, and setbacks. Parcel 2 is a flag lot that at 3.24 acres is far larger than the required 5,000 square foot minimum that is required in the R -7 zoning classification. This criterion is satisfied. With regard to flag lots: • When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. • A screen shall be provided along the property line of a lot of record where the paved drive in an access way is located within ten feet of an abutting lot in accordance with Section 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Parcel 2 is a flag lot that is to be developed at a later date. It is not clear how the parcel will be developed, but the applicant should be cognizant of the fact that any future improvements made on Parcel 2 will be required to conform to the standards in the development code that pertain to construction on flag lots including screening of the flag lot. This criterion is not applicable at this time. The fire district may require the installation of a fire hydrant where the length of an access way would have a detrimental effect on fire - fighting capabilities. FINDING: The new access associated with Parcel 2 is approximately 535 feet long, and may require the installation of a fire hydrant when developed. CONDITION: Prior to the issuance of building permits on Parcel 2, the applicant shall provide a letter from the Tualatin Valley Fire District approving a fire suppression system for the construction. (Contact Eric McMullen at (503) 612 -7010) Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. No common driveway is associated with this application. Therefore, this standard does not apply. NOTICE OF TYPE I DECISION PAGE 3 OF 5 MIS2002 -00005 - HANSON LOT LINE ADJUSTMENT Any access way shall comply with the standards set forth in Chapter 18.705: Access, Egress, and Circulation. The new access to Parcel 2 is 30 feet in width, and the applicant has indicated that the access is going to be an easement. The access will be sufficient for a single - family residence, but the applicant should be aware of the fact that future development of Parcel 2 will possibly require the construction of a public street. FINDING: The applicant has indicated that access to Parcel 2 will be granted by way of an access easement from parcel 1. CONDITION: The applicant shall provide a copy of the access easement to the engineering department along with the survey prior to recording. Prior to the issuance of building permits, the applicant shall provide the City with a copy of the recorded map and easement. Exemptions from dedications: A lot line adjustment is not considered a development action for purposes of determining whether floodplain, greenway, or right -of -way dedication is required. Floodplain, greenway and right -of -way is not required as part of this application. Therefore, this standard does not apply. Variances to development standards: An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applicant has not requested a variance or an adjustment with this application. FINDING: Based on the analysis above, Staff finds that the Lot Line Adjustment criteria have been met. SECTION V. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Affected government agencies Final Decision: A Lot Line Adjustment is a Type I procedure. As such, the Director's decision is final on the date it is mailed or otherwise provided to the applicant, whichever occurs first. The Director's decision may not be appealed locally and is the final decision of the City. THIS DECISION IS FINAL ON MAY 2, 2002 AND BECOMES EFFECTIVE ON MAY 3, 2002. NOTICE OF TYPE I DECISION PAGE 4 OF 5 MIS2002- 00005 - HANSON LOT LINE ADJUSTMENT Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639 -4171. /la PREPA D 5/2/02 BY: Brad ilby DATE Associate Planner 5/2/02 APP` D :Y: Richard Bewersdorff / DATE Planning Manager I, • NOTICE OF TYPE I DECISION PAGE 5 OF 5 MIS2002 -00005 - HANSON LOT LINE ADJUSTMENT 4 _ CITY of Ti RD 1. r GEOGRAPHIC INFOK I N SYSTEM v ' VICINITY MAP _ I MIS2002 -00005 c :LN _ All .I HANSON LOT f LINE ADJUSTMENT lip \\, Qv \ \� SUNRICF i ,,,_____.:„,,..„: - ‘ ift ''; , ) 6.1; 4 A., 1 , ,,-7 •1'... - - ' ,:-4 . 11 . ,/, ' • ' :,OLONY PL "R % to I 1111111111 4 . .� Q �' V r l �) Nr RD "Y DTI asiF RE RO. ;OUI,AM� "_nD , ' \1111& �' " fi r ' it t i OZ Tigard Area Map ill ct at Z Z 0 100 200 300 400 Feet J V= 322 feel CO BM L MOt NTAIN RD SW NE q "wr.. / City of Tigard � v A Information on this map is for general location only and should be verified with the Development Services Division. 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