MIS1999-00004 Decision - RANDALL/ELL LOT LINE
NOTICE OF DECISION
LOT LINE ADJUSTMENT [MIS) 99-0004
017Y OF TIGARD
IIANUALUELL LOT LINE ADJUSTMENT Community Detreropment
Shaping„ BeHxr Community
SECTION 1. APPLICATION SUMMARY
"URBAN SERVICE AREA"
CASE: FILE NAME: RANDALL/ELL LOT LINE ADJUSTMENT
Lot Line Adjustment (MIS) 99-0004
PROPOSAL: The applicant has requested Lot Line Adjustment approval to adjust the
common properly line between two (2) residential lots by approximately
89.5 square feet,
APPLICANT/ H.E. and Amy Randall
OWNER 11555 SW Graven Street
PARCEL 1: Tigard, OR 97224
OWNER
PARCEL 2: Winston Ell
11515 SW Graven Street
Tigard, OR 97224
LOCATIONS: 11555 and 11515 SW Graven Street; WCTM 2S115BD, Tax Lots 1500
and 1700.
COMPREHENSIVE
PLAN
DESIGNATION: High Density Residential.
ZONING
DESIGNATION: R-25.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.890, 18.410 and 18.510.
SECTION 11. DECISION
Notice is hereby give n, that the City of Tigard Community Development Director's designee
has APPROVED the above request sub°r t to certain conditions of apppravel.
The findings and conclusions on which the decision is based are noted in Section. IV.
NOTICE OF DECISION MIS 99-0004 - I;ANDALUELL LOT LINE ADJUSTMENT PAGE 1 OF 4
CONDITIONS OF APPROVAL
PRIOR TO THE RECORDING OF THE LOT LINE ADJUSTMENT, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED: UNLESS OTHERWISE NOTED, THE STAFF CONTACT
SHALL BE JULIA HAJDUK IN THE PLANNING DIVISION (503) 639-4171.
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 casements.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION 111. BACKGROUND INFORMATION
Site Information:
The subject properties are within a residential subdivision lot. Both lots are developed with
a single-family dwelling.
Proposal Description:
The applicant's have requested lot line adjustment approval to rotate the line so that the
northern point moves 8 feet to the west and the southern point moves 8 feet to the east.
The adjustment will result in tax lot 1700 being increased by approximately 89.5 square
feet to approximately 10,060 square feet and tax lot 1500 being decreased by that same
amount to approximately 8,664 square feet.
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: This section states that the Director shall
approve or deny a request for a tot 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 underlying zoning is R-25, which has a 1,480
square foot minimum lot size JMC 18.510.2). The lots (approximately 10,060 and
approximately 8,664 square feet respectively) exceed the minimum lot size and will
continue to exceed it after the proposed lot line adjustment. Therefore, this standard is
satisfied.
NOTICE OF DECISION MIS 99-0004 - RANDALUELL LOT LINE ADJUSTMENT PAGE 2 OF 4
By reducing the lot size, the loft or structures(s) on the lot will not be in violation of
the site development or zoning district regulations for that district;
The area of proposed adjustment will not result in a side yard setback of less than b feet,
therefore, this standard has been satisfied.
The resulting parcels are in conformity with the dimensional standards of the zoning
district, including:
A. The minimum width of the building envelope area shall meet the lot
requirement of the applicable zoning district;
B. 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;
C. 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
D. Setbacks shall be as required by the applicable zoning district.
Because the lot line is only being rotated slightly, the building width is not being altered.
As discussed above, the lot area for each lot after the adjustment is well above the
minimum in the zone. Existing setbacks will not be reduced below the minimums in the
zone. Based on this information, the standards have been met.
With regard to flag lots:
A. 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.
B. A screen shall be provided along the property line of a lot of record where the
paved drive in an accesswray is located within ten feet of an abutting lot in
accordance with Sections 18.745.040. Screening may also be required to
maintain privacy for abutting lots and to provide usable outdoor recreation
areas for proposed development.
Neither lot is a flag lot, therefore, this standard does not apply.
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.
No access way is being created or altered; therefore, this standard does not apply.
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.
Both lots have individual access to SW Graven Street.
Any access way shall comply with the standards set forth in Chapter 18.705,
Access, Egress, and Circulation.
The access way was reviewed and approved as part of the original subdivision review. The
proposed Lot Line Adjustment will not alter any access way, therefore, this standard does not
apply.
NOTICE OF DECISION MIS 99-0004 - RANDALUELL LOT LINE ADJUSTMENT PAGE 3 OF 4
SECTION V. PROCEDURE AND APPEAL INFORMATION
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 AS OF APRIL 5, 1999.
THE EFFECTIVE DATE OF THIS DECISION SHALL BE APRIL 67 1999.
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.
r
Argil 5, 1999
PREPARED Juli"ajduk DATE
Associate Planner
i`icurpinljufialmislmis99-04.I1a
NOTICE OF DECISION MIS 9M004 ° RANDALUELL LOT LINE ADJUSTMENT PAGE 4 OF 4
Lon
3
VII a { z
f)
`tom 3 Q L
a t . 4 1 -t-#'''.L:
e; Hc
° ~ + ~f e {
_ESWIIE
SW BEXL-y
B-- C
"I I 4A7 ;0 1 --T-
EA CH V ALE
E I..
KING -W,
- I
MIS 99-0004
~~L~f~ 1 I i
~ X t
RAN DALE/ELL
111 I LOT LI E
ADJUSTMENT
(2) SUBJEC
j._
PARCELS
E
ux KING RI 3
T I
L
ti
800 Foot
t 541 `e
U
lz
City of TigLid
! Information on this mop j s 1~' e r natal location only and
bhoutd ba vadfled lh Ula D^_4'e1opm^ tl $arvICas Division,
$W I- AZELBR TI~c uR r7223
{ 3) 4-.1 i 7
jjj kttg7 vm.c.C,ard.cr-us
FT 1 11
Community Development Mot date: Apr 5, 1999; CImagicWAGIC01ARR