LLA2018-00006 VOIDED
LLA2O18 - 00006
POLYGON WLH
VOHJ
n n
City of Tigard • (:O\I\IU\I'I'Y DEVELOPMENT DEPARTMENT
.111111
Request for Permit Action
13125 SW Hall Blvd. • 'Tigard, Oregon 97223 • 503-718-2439 • www.tigard-or.gov
TO: CITY OF TIGARD
Building Division
13125 SW I gall Blvd.,Tigard,OR 97223
Phone: 503-718-2439 Fax: 503-598-1960 TigardBuildingPermits@tigard-or.gov
FROM: ❑ Owner ® Applicant ❑ Contractor ❑ City Staff
(:heck;i)one
REFUND OR Name: N/A
INVOICE TO: (Business or Individual)
Mailing Address: N/A
City/State/Zip: N/A
Phone No.: N/A
PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (1):
Z CANCEL/VOID PERMIT APPLICATION.
❑ REFUND PERMIT FEES (attach copy of original receipt and provide explanation below).
❑ INVOICE FOR FEES DUE (attach case fee schedule and provide explanation below).
❑ REMOVE/REPLACE CONTRACTOR ON PERMIT (do not cancel permit).
Permit #: LLA 2018-00006
Site Address or Parcel #: 13223 SW 169th Avenue
Project Name: Polygon WLH,LLC
Subdivision Name: N/A Lot#: N/A
EXPLANATION: Please void prior"lot consolidation" and reissue ecision approving I pt
Line Adjustment for Tax Lots 16700 and 16650, ?Di -17V41y q -)-2)
Signature: S • Clwakili Date: 1,n /a
Print Name: %CCY -C
•
Refund Policy a' T
I. The city's Community Development Director,Building Official or .itv Engineer may auth n•
c the refund of:
• Any fee which was erroneously paid or collected.
• Not more than 80°%o of the application or plan review fee when an application is withdrawn or canceled before review effort
has been expended.
• Not more than 80%of the application or permit fee for issued permits prior to any inspection requests.
2. .\ll refunds will be returned to the original paver in the form of a check via VS postal service.
3. Please allow 3-4 weeks for processing refund requests.
Route to Sys Admin: Date By Route to Records: Date 4 /cf _ By
— r
..{�S d-Processed: Date y/�/ B�� Invoice Processed: Date By
Permit Canceled: Date � �/ By arcel Tag Added: Date By
1:\Building\Forms\ReyPcrrnitacnun $)23Y4.doc
NOTICE OF TYPE I DECISION
q
LOT LINE ADJUSTMENT LLA2018-00006 • C .
POLYGON WLH, LLC LOT CONSOLIDATION T J CARD
120 DAYS = November 13, 2018
SECTION I. APPLICATION SUMMARY
FILE NAME: POLYGON WLH, LLC LOT CONSOLIDATION
CASE NO.: Lot Line Adjustment(LLA) LLA2018-00006
PROPOSAL: The applicant is proposing to consolidate two properties: 13223 SW 169th Avenue;
WCTM 2S106DA, Tax Lot 16650 (Parcel 1) and 13240 SW Roy Rogers Road;
WCTM 2S106DA,Tax Lot 16700 (Parcel 2). The two properties identified above
will be consolidated to create one property that is 5.12 acres in size.
APPLICANT: Polygon WLH,LLC
Attn:Jason Baker
703 Broadway Street,Suite 510
Vancouver,WA 68660
OWNER OF Same as applicant
PARCELS 1 AND 2:
LOCATIONS: PARCEL 1: 13223 SW 169th Avenue;WCTM 2S106DA,Tax Lot 16650
PARCEL 2: 13240 SW Roy Rogers Road;WCTM 2S106DA,Tax Lot 16700
ZONING
DESIGNATIONS: R-25 (PD): Medium High-Density Residential Zone. The R-25 zone is designed
to accommodate existing housing of all types and new attached single-family and
multifamily housing units at a minimum lot size of 1,480 square feet. A limited
amount of neighborhood commercial uses are permitted outright, and a wide
range of civic and institutional uses are permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapter 18.810.030
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request subject to a condition of approval. The findings and conclusions on which
the decision is based are noted in Section IV.
LLA2018-00006 POLYGON WLH,LLC 1
CONDITION OF APPROVAL
THE FOLLOWING CONDITION SHALL BE SATISFIED
1. The applicant shall record the lot consolidation with Washington County,and submit copies of the
recorded survey map and updated deeds to the city within 15 days of recording, to be incorporated
into the land use case file.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Site Information:
The two subject properties are located on the east side of SW Roy Rogers Road, north of SW Appledale
Road, south of SW Friendly Lane, and west of SW 169th Avenue. In October 2016, the City of Tigard
Planning Commission approved a Planned Development on the subject properties for 141 multifamily
dwelling units in nine buildings (River Terrace East Multifamily Planned Development, Case Nos.
PDR2016-00008 and SDR2016-00005).The properties are zoned Medium High-Density Residential (R-
25),and are located in the River Terrace Plan District.
SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS
18.810 Lot Line Adjustments and Lot Consolidations
18.810.030 Approval Criteria
A. Approval criteria. The approval authority shall approve or approve with conditions an
application for a lot line adjustment or lot consolidation application when all of the following are
met:
1. An additional lot is not created by the lot line adjustment or lot consolidation, and the
existing lot or lots are not reduced below the minimum lot size required by the applicable
base zone.
An additional lot will not be created as a result of this application. The minimum lot size standards for
the R-25 Zone are outlined in the table below. The applicant is proposing to consolidate two properties
(WCTM 2S106DA,Tax Lots 16650 and 16700) into one property that is 5.12 acres in size. Accordingly,
the resulting property exceeds the minimum lot size standards for the R-25 Zone. This criterion is met.
Minimum Lot Size for R-25 Zone CDC Table 18.110.3
Minimum Lot Size Multifamily Single Family
-Detached unit 1,480 square feet 3,050 square feet
-Attached unit per unit
-Duplexes 1,480 square feet
-Boarding, lodging, 6,100 square feet 6,100 square feet or
roomin_ house 3,050 s•ware feet .er unit
2. By reducing the lot size, the lot or structures(s) on the lot will not be in violation of the
applicable base zone regulations.
The applicant is not proposing to reduce any lot sizes;the proposal is to consolidate two properties into
one property that is 5.12 acres in size. Staff reviewed the applicant's narrative and submitted site plan to
LLA2018-00006 POLYGON WLH,LLC 2
determine that the resulting lot will not be in violation of the applicable regulations for the R-25 Zone.
This criterion is met.
3. The resulting lots are in compliance with the dimensional standards of the applicable
base zone, including:
a. The minimum lot width of the applicable base zone shall be met. Lot width for
flag lots shall be measured as provided in Section 18.40.090.
There is no minimum lot width standard for the R-25 Zone. Additionally,the applicant is not proposing
to create a flag lot through this lot consolidation. This criterion is met.
b. The minimum lot size as required by the applicable base zone shall be met. In the
case of a flag lot,the accessway may not be included in the lot area calculation, as
provided in Section 18.40.090.
The applicant is proposing to consolidate two properties into one property that is 5.12 acres in size.
Accordingly, the resulting property exceeds the minimum lot size standards for the R-25 Zone.
Additionally, the applicant is not proposing to create a flag lot through this lot consolidation. This
criterion is met.
c. The depth of all lots shall not exceed 2.5 times the average width, unless the lot is
less than 1.5 times the minimum lot size of the applicable base zone.
Staff reviewed the applicant's submitted site plan to confirm the depth of the resulting single lot does not
exceed 2.5 times the average width. This criterion is met.
d. The side lines of lots shall be at right angles to the street upon which the lots
fronts, unless impractical.
The resulting lot will have frontage on SW Roy Rogers Road and SW Appledale Road. Staff reviewed the
applicant's submitted site plan to confirm the side lines of the resulting lot will be at right angles to the
two streets upon which it fronts,as far as practicable. This criterion is met.
e. Each lot shall front a public right-of-way by at least 15 feet or have a legally
recorded minimum 15-foot wide access easement; and
The resulting lot will have more than 15 feet of frontage on two public rights-of-way: SW Roy Rogers
Road and SW Appledale Road. This criterion is met.
f. Setbacks shall be as required by the applicable base zone.
Setbacks were confirmed at the time of building permit submittal for the approved multifamily dwelling
units (River Terrace East Multifamily Planned Development,Case Nos.PDR2016-00008 and SDR2016-
00005). This criterion is met.
4. With regard to flag lots:
a. The applicant 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.
b. A screen shall be provided along the property line of a lot of record where the
paved accessway is located within 10 feet of an abutting lot in compliance with
LLA2018-00006 POLYGON WLH,LLC 3
Section 18.320.050. Screening may also be required to maintain privacy for
abutting lots and to provide usable outdoor recreation areas for proposed
development.
The applicant is not proposing to create a flag lot through this lot consolidation.Therefore,these criteria
do not apply.
5. Where a common drive is to be provided to serve more than one lot,a reciprocal easement
that will ensure access and maintenance rights shall be recorded with the approved lot
line adjustment or lot consolidation.
The applicant is not proposing to create a new accessway through this lot consolidation. Therefore, this
criterion does not apply.
6. Any accessway shall comply with Chapter 18.920,Access, Egress, and Circulation.
The applicant is not proposing to change any existing accessways through this lot consolidation.
Therefore, this criterion does not apply.
FINDING: Based on the analysis above, staff finds the approval criteria for a lot consolidation are
either met, satisfied through conditions of approval, or do not apply. The proposal is in
compliance with the requirements of this Title.
SECTION V. PROCEDURE AND APPEAL INFORMATION
Notice was provided to:
X The applicant and owner
Final Decision:
A Lot Consolidation is a Type I procedure.As such,the Director's decision is final for purposes of appeal
on the date it is mailed or otherwise provided to the applicant, whichever occurs first. The Director's
decision is not appealable locally,and is the final decision of the City.
w/ I► .
THIS DECISION IS FINAL ON JULY 18, 2018
AND BECOMES EFFECTIVE ON JULY 19, 2018
11 MI III IIIII&I I. AA /11111111111M1 , _XIII 1 Ilrl -
Questions:
If you have any questions, please contact Lina Smith, Assistant Planner at (503) 718-2438 or
LinaCS@tigard-or.gov.You may also mail inquiries to City of Tigard Planning Division, 13125 SW Hall
Boulevard,Tigard,OR 97223.
_ -_ " July 18,2018
APPROVED BY: Lina Smith
Assistant Planner
LLA2018-00006 POLYGON WLH,LLC 4
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RECEIVED
City of Tigard J U L 1 1 2018
.1 COMMUNITY DEVELOPMENT DEPARTMENT CITY OF T`CARD
.
d= ' Lot Line Ad�ustment or Lot Consolidation - Type
.v .f'v<64Hz.o. :s..ti,r,8s ftt&Wr':,&."''%'<r"""a3 .�t' ,"�`.3°... ?" .<h�."°'.:n':a".,9 •.;i"'w':E ' :;,c„'Y.'K :;,.;: Q«.,x, ::i3.'.tAs'f.; ,%<:t'fi..'..,,ti?,:.,l::Y&
APPLICANT*/AGENT
REQUIRED SUBMITTAL
Name: Polygon WLH LLC
ELEMENTS
Address: 703 Broadway St Suite 510 Owner's Signature/Written
City/state: Vancouver, WA zip: 98660 A zorization
Primary contact: Jason Baker Title Transfer Instrument or Deed
Phone: 360-695-7700 Email: jason.bakerapolygonhomes.com 3istingSite Plot Plan(2 copies)
)
VS /Plot Plan2 copies)
( P )
:Erp/Plot Planreduced 8'/2 x 11”)
( J
PARCEL 1
plicant's Statement(2 copies)
Property address/location: 13223 SW 169th Ave., Sherwood, OR 97140 Address Criteria in TDC 18.810.030)
Filing Fee
Tax map and tax lot #: 2S106DA16650
* FOR STAFF USE ONLY
PROPERTY OWNER/DEED HOLDERS) (Attach list if more than one)
Name: Polygon WLH LLC Case No.:
LL 2.o1I-00006
Address: 703 Broadway St Suite 510 Related Case No.(s):
Vancouver, WA 414' 0 0
City/state: Zip: 98660 Fee:
Phone: 360-695-7700 Email: Jason.baker@polygonhomes.com Application accepted:
By: Date:
PARCEL 2 Application determined complete•
p
Pro erty address/location: Address N/A, located in between Parcel 1 By: L. Date: .//1/ /t
e3
adjacent to Roy Rogers Road. I:\Community Development\Land Use Applications\02_Forrns and
Templates\Land Use Applications Rev.12/14/2017
Tax map and tax lot #: 2S106DA16700
* . When the owner and the applicant are
PROPERTY OWNER/DEED HOLDERS) (Attach list if more than one) different people,the applicant must be
Name: Polygon WLH LLC the purchaser of record or a lessee in
possession with written authorization
Address: 703 Broadway St Suite 510 from the owner or an agent of the owner.
The owner(s)must sign this application
City/state: Vancouver, WA Zip: 98660
in the space provided on the back of this
Phone: 360-695-7700 Email: jason.baker@polygonhomes.com form or submit a written authorization
with this application.
The owner(s) of record of the subject property request to: 0 Adjust Lot Lines 0 Consolidate Lots
Existing: Parcel 1 and parcel 2 into
(Acreage or square footage) (Acreage or square footage)
Proposed: Parcel 1 and parcel 2 *For lot adjustment only
(Acreage or square footage) (Acreage or square footage)
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City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • ww .tigard-or.gov • 503-718-2421 • Page 1 of 2
APPLICANTS
To consider an application complete,you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS
as described on the front of this application in the "Required Submittal Elements"box.
(Detailed Submittal Requirement Information sheets can be obtained,upon request,for all types of Land Use Applications.)
THE APPLICANT(S) SHALL CERTIFY THAT:
• The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property.
• If the application is granted,the applicant will exercise the rights granted in accordance with the terms and subject to all the
conditions and limitations of the approval.
• All of the above statements and the statements in the plot plan, attachments,and exhibits transmitted herewith,are true; and
the applicants so acknowledge that any permit issued,based on this application,may be revoked if it is found that any such
statements are false.
• The applicant has read the entire contents of the application,including the policies and criteria,and understands the
requirements for approving or denying the application.
SIGNATURES of each owner of the subject property required.
P34,k_ar
(g[Lq (ft
Applica ' signature, Print name Date
Applicant's signature Print name Date
C%-. .-)L) (U.( •
Owne ' ignature Print name Date
Owner's signature Print name Date
Owner's signature Print name Date
Owner's signature Print name Date
LOT LINE ADJUSTMENT—TYPE I APPLICATION
City of Tigard • 13125 SW I-fall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 2 of 2
Washington County,Oregon 2017-014970
D-M
Stn=0 A STROM 02/21/2017 02:40:15 PM
S5.00$11.00 S20.00$20.00 $56.00
After recording,return to: I,Richard Hobernicht,Director of Assessment and Taxation and Ex-
Officio County Clerk for Washington County,Oregon,do hereby
Radler White Parks&Alexander LLP
certify that the within instrument of writing was received and
Attn: Barbara W. Radler recorded in the book of records of said county.
111 SW Columbia Street, Suite 1100 Richard Hobemicht,Director of
Assessment and Taxation,Ex-Officio
Portland,OR 97201
Until a change is requested,all
tax statements shall be sent to:
p Polygon WLH LLC
J 109 E. 13th Street, Suite 200
Vancouver, WA 98660
b STATUTORY WARRANTY DEED
be
ARBOR ROAD LLC, an Oregon limited liability company, as Grantor, conveys and
warrants to POLYGON WLH LLC, a Delaware limited liability company, as Grantee, the real
o property legally described on the attached Exhibit A,free of encumbrances except as specifically
0 set forth on the attached Exhibit B.
'3
BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON
TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF
t ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11,
N CHAPTER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17, CHAPTER 855,
OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010.
THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS
INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND
O REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE
n PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE
< APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE
= UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR
✓ PARCEL, AS DEFINED IN ORS 92.010 OR 215.010, TO VERIFY THE APPROVED USES
OF THE LOT OR PARCEL, TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST
FARMING OR FOREST PRACTICES, AS DEFINED IN ORS 30.930, AND TO INQUIRE
ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS
195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424,
OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009,
AND SECTIONS 2 TO 7,CHAPTER 8,OREGON LAWS 2010.
The true consideration for this conveyance is$4,400,000.00.
Dated February 010,2017.
(SIGNATURE PAGE FOLLOWS)
;00638304.2; 1
GRANTOR: ARBOR ROAD LLC,
an Oregon limited liability company
By: Arbor Holding Corp.,an 9 regin corporation
Its: Member
By: A'i2/
q.lt,r E. Reimers, Vice President
STATE OF DY D'7 )
)ss.
County of ln4 (1ttt.+1 )
This instrument was acknowledged before me on February' gO, 2017, by Walter E.
Remmers, as Vice President of Arbor Holding Corp., which is the member of Arbor Road LLC,
an Oregon limited liability company,on behalf of said limited liability company.
- OFFICIAL STAMP Notary Public for Or�Scl✓k_
�.• MIRIAM MARGARET W .ILSON My commission expires: o.t.y g! get)
V-7` NOTARY PUBUC-OREGON
`; COMMISSION NO.930952
MY COMMISSION EXPIRES JULY 31,2015
;(10638304,2; 2
EXHIBIT A
Property Legal Description
PARCEL I:
Beginning at an iron pipe South 0°03' West 1172.0 feet from the Northeast corner of the West one-half of the
Southeast one-quarter of Section 6,Township 2 South,Range 1 West of the Willamette Meridian, in the County of
Washington and State of Oregon,which iron pipe marks the angle point In the center line of County Road No.748;
thence North 0°03'East along the East line of the West one-half of the Southeast one-quarter of said Section 6,a
distance of 824.7 feet to a point; thence North 89°46'West 427.3 feet to a point in the center of said County Road
No.748; thence South 0°52'West in the center of said road 396.2 feet to an iron pipe angle point in same;
thence continuing in the center of said road South 44°57'East 608.0 feet to the place of beginning.
EXCEPTING THEREFROM that portion thereof described as follows:
Beginning at an iron pipe South 0°03'West 1172.0 feet from the Northeast corner of the West one-half of the
Southeast one-quarter of Section 6,Township 2 South,Range 1 West of the Willamette Meridian,in the County of
Washington and State of Oregon,which iron pipe marks the angle point in the center line of County Road No.748;
thence North 0°03'East along the East line of the West one-half of the Southeast one-quarter of said Section 6,a
distance of 824.7 feet to a point; thence North 89°46'West 424.06 feet to a point in the center of said County
Road No. 748; thence South 0°52'West in the center of said road 223.00 feet to the true point of beginning of the
tract to be described; thence South 89°46'East,420.00 feet; thence South 0°52'West 150.00 feet; thence North
89°46'West 420.00 feet to the center of County Road No.4748; thence North 0°52' East along the center of said
County Road 150.00 feet to the true point of beginning.
FURTHER EXCEPTING THEREFROM that portion thereof described in Dedication Deed recorded June 21, 1999
as Recorder's Fee No.99-074461,Washington County Deed Records.
PARCEL II:
Beginning at an iron pipe South 0°03'West 1172.0 feet from the Northeast corner of the West one-half of the
Southeast one-quarter of Section 6,Township 2 South, Range 1 West of the Willamette Meridian,in the County of
Washington and State of Oregon,which iron pipe marks the angle point in the center line of County Road No. 748;
thence North 0°03'East along the East line of the West one-half of the Southeast one-quarter of said Section 6,a
distance of 824.7 feet to a point; thence North 89°46'West 424.06 feet to a point in the center of said County
Road No, 748; thence South 0°52'West in the center of said road 223.00 feet to the true point of beginning of the
tract to be described; thence South 89°46'East,420.00 feet; thence South 0°52'West 150.00 feet; thence North
89°46'West 420.00 feet to the center of County Road No.4748; thence North 0°52'East along the center of said
County Road 150.00 feet to the true point of beginning.
EXCEPTING THEREFROM that portion thereof described in Dedication Deed recorded June 21, 1999 as
Recorder's Fee No. 99-074461,Washington County Deed Records.
;00638304;2; 3
EXHIBIT B
Permitted Exceptions
1. Easement for the purpose shown below and rights incidental thereto,as granted in
a document:
Granted to: The State of Oregon,by and through its Department of
Transportation
Purpose: Slopes and utilities
Recording Date: June 6, 1996
Recording No.: 96-050587
2. Easement for the purpose shown below and rights incidental thereto,as granted in
a document:
Granted to: Washington County
Purpose: Slope and drainage
Recording Date: June 21, 1999
Recording No.: 99-074461
:00638304.2; 4
I Pacific
I DOCUMENT NO. Community
2010-011206 LEGEND Design
45.00' (379.18') 12564 SW Main Street
Tigard,OR 9/223
/ 379.18' N NEW LOT LINES [T]503-941-9484
` DATE: 07/10/18
^I r ----- OLD LOT _INES REVISIONS
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(0.27')
) NO. DATE DESCRIPTION
0.2 7'
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l SW SNOWDALE STREET
TRACT B — -
(XX.XX') OLD LOT DIMENSIONS
ter`
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co PORTION OF PARCEL I, XXXX ACRES NEW LOT AREA
1 1 \ DOCUMENT NO. 2017-014970
5.117 ACRES (XXXX ACRES) OLD LOT AREA
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Pacific
Community
Design
Transmittal
DATE: July 11, 2018
TO: City of Tigard
RE: River Terrace East Condominiums - Lot Line Adjustment
PROJECT NO: 395-070
Via:
® Messenger: ❑ Mail ❑ Overnight ❑ Pick-up ❑ Electronic
Rush / Route
❑ Fax pages (including this page) Fax No.
Transmitted:
❑ FOR APPROVAL ® FOR REVIEW AND COMMENT
❑ FOR YOUR USE ® AS REQUESTED
❑ MYLARS TO BE FILED
Attached:
COPIES DATE DESCRIPTION
2 7/11/18 Lot Line Adjustment Narrative
2 7/11/18 Completed and Signed Application (1 Original Signature)
2 7/11/18 Property Ownership Documentation
1 7/11/18 Check for Fee ($739.00) (Check#072215)
2 7/11/18 11"x17" Lot Line Adjustment Exhibit
2 7/11/18 8.5"x11" Lot Line Adjustment Exhibit
2 7/11/18 River Terrace East Condos - Site Reference Plan
REMARKS:
SIGNED: /%1 ,
'rad Dillingham
Mail: 12564 SW Main Street, Tigard, OR 97223 Phone: (503) 941-9484
Website: www.pacific-community.com Fax: (503) 941-9485
Pacific
Community'
Design
MEMORANDUM
DATE: July 11, 2018
TO: City of Tigard
FROM: Pacific Community Design
RE: Lot Line Adjustment - Taxlots 25106DA16650 Et 16700
"River Terrace East Condominiums"
The attached lot line adjustment application requests approval of adjustment of
the common lot line between Taxlots 16650 Et 16700 as shown on the attached lot
line exhibit (see Exhibit B). With this application, the subject taxlots (16650 Et
16700) will be consolidated into one taxlot. Currently, condominiums are under
construction on the subject taxlots. This application includes the required
materials for a property line adjustment application, including:
• An original and one (1) copy of the signed application form, including
owner's signature (see Exhibit A);
• One (1) copy of the Ownership Documentation and Filing Fee (see Exhibit
A);
• Two (2) copies of an 11"x17" lot line adjustment Exhibit and two (2)
copies of an 8.5"x11" lot line adjustment Exhibit (see Exhibit B);
• Two (2) copies of a "River Terrace Condominiums" Site Plan (see Exhibit
C);
• Two (2) copies of this memo, which serves as Applicant's Statement.
This application is submitted as a Type I procedure. The proposed lot line
adjustment complies with Tigard Development Code Section 18.810.030 (Lot Line
Adjustment Approval Criteria), as demonstrated below. No variance from the
applicable standards is needed or requested.
18.810.030 Approval Criteria
A. Approval criteria. The approval authority shall approve or approve with
conditions an application for a lot line adjustment or lot consolidation
when all of the following are met:
1. An additional lot is not created by the lot line adjustment or lot
consolidation, and the existing lot or lots are not reduced below
the minimum lot size required by the applicable base zone.
2. By reducing the lot size, the lot or structures(s) on the lot will not
be in violation of the applicable base zone regulations.
12564 SW Main Street,Tigard,OR 97223• [T]503-941-9484[F]503-941-9485
Response: No additional parcels are created by the proposed lot line adjustment.
Taxlots 16700 and 16650 will be consolidated with this property line adjustment.
The lots are within the River Terrace East planned development and are therefore
exempt from the minimum lot size requirement established by the zoning code. As
shown on the attached preliminary plan, the resulting size of the consolidated
parcel will be 277,695 square feet.
3. The resulting lots are in compliance with the dimensional
standards of the applicable base zone, including:
a. The minimum lot width of the applicable base
zone shall be met. Lot width for flag lots shall be
measured as provided in Section 18.40.090.
b. The minimum lot size as required by the
applicable base zone shall be met. In the case of
a flag lot, the accessway may not be included in
the lot area calculation, as provided in Section
18.40.090.
c. The depth of all lots shall not exceed 2.5 times the
average width, unless the lot is less than 1.5 times
the minimum lot size of the applicable base zone.
d. The side lines of lots shall be at right angles to the
street upon which the lots fronts, unless
impractical.
e. Each lot shall front a public right-of-way by at least
15 feet or have a legally recorded minimum 15-
foot wide access easement; and
f. Setbacks shall be as required by the applicable
base zone.
Response: No additional parcels are created by the proposed lot line adjustment.
Taxlot 16700 will be consolidated with 16650 as a result of the proposed lot line
adjustment. The lots are within the River Terrace East planned development and
are therefore, exempt from the minimum lot size requirement established by the
zoning code. As shown on the attached preliminary plan, the resulting size of the
lot consolidation would be 277,695 square feet. As described above, the resulting
tax lots are within a planned development and thus will be able to comply with the
standards of the R-25 zoning district. No flag lots are being proposed and the
resulting tax lot will front at least 15 feet of the public right-of-way. River Terrace
East Condominiums are currently being constructed on the site and will comply
with the R-25 zoning district's setback standards.
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4. With regard to flag lots: The minimum width of the building
envelope area shall meet the lot requirement of the applicable
zoning district;
a. The applicant 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.
b. A screen shall be provided along the property line
of a lot of record where the paved accessway is
located within 10 feet of an abutting lot in
compliance with Section 18.320.050. Screening
may also be required to maintain privacy for
abutting lots and to provide usable outdoor
recreation areas for proposed development.
Response: The subject taxlots are not flag lots; therefore, this standard is not
applicable.
5. Where a common drive is to be provided to serve more than
one lot, a reciprocal easement that will ensure access and
maintenance rights shall be recorded with the approved lot line
adjustment or lot consolidation.
Response: No common drives are being proposed with this lot line adjustment.
Therefore, this standard is not applicable.
6. Any accessway shall comply with Chapter 18.920, Access,
Egress, and Circulation.
Response: No accessways are being proposed with this lot line adjustment.
Therefore, this standard is not applicable.
B. 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.
Response: This is an application for a lot line adjustment. Therefore, this request
is exempt from floodplain, greenway, and right-of-way dedication.
C. Variances. Any variance or adjustment to the standards in this chapter
shall be in compliance with Chapter 18.790, Variances and
Adjustments. (Ord. 17-22 §2).
Response: As demonstrated by this report and the attached Exhibit B, the
proposed lot line adjustment complies with the standards of Chapter 18.810. No
variances or adjustments per Chapter 18.790 are needed or requested.
Conclusion
In summary, no lots are created by the proposed lot line adjustment. The resulting
parcel will continue to comply with the lot size, lot dimension, and setback
requirements of the planned development. Therefore, the Applicant requests
approval of the proposed lot line adjustment.
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MEMORANDUM
DATE: July 30, 2018
TO: Lina Smith
FROM: Stacy Connery
RE: Lot Line Adjustment for Tax Lots 16700 & 16650 on Tax Map
2S 106DA
Thank you for meeting with us today to discuss the purpose of the requested
Lot Line Adjustment (LLA). As we discussed, the LLA is between Tax Lots 16700
and 16650. The existing north, east and south property lines of Tax Lot 16700
are proposed to be adjusted south to include the area south of the centerline
of SW Appledale Road. The resulting Tax Lot 16650 will include the area north
of the centerline of SW Appledale Road. Both resulting tax lots meet the size
and dimensional requirements of the R-25 zone.
Please consider this Memo to be the requested Cover Letter/Memo
explaining the request for the lot line adjustment. Attached is the completed
and signed `request for permit action form.'
Let me know if you have any questions or need any additional information to
reissue the LLA decision.
Thank you.
12564 SW Main Street,Tigard,OR 97223♦ [T]503-941-9484[F]503-941-9485