MIS2004-00016 Decision - ARBOR POINTE LOT LINE ADJ. NOTICE OF TYPE I DECISION
"URBAN :SERVICE AREA" a4
LOT_ LINE ADJUSTMENT (MIS) 2004 00016 Community Development
. Shaping A Better Community
M EYERS FARM N0 LOT ° LINE ADJUSTMENT
120 DAYS = 5/10/2005
SECTION I. APPLICATION SUMMARY
"URBAN SERVICE AREA"
FILE NAME: MEYERS FARM NO. 2 LOT LINE ADJUSTMENT
CASE NO.: Lot Line Adjustment (MIS) MIS2004 -00016
PROPOSAL: The applicant is proposing to adjust one (1) property line, which will
reconfigure two (2) different lots. Parcel #1 of 8.16 acres will become
8.20 acres. Parcel #2, consisting of 8.72 acres will become 8.68 acres.
APPLICANT: Tom Weber
12755 SW 69 Avenue, Suite 100
Portland, OR 97223
OWNER West Hills Development Co. OWNER Marshall Real Estate
PARCEL 1: 15500 SW Jay Street PARCEL 2: PO Box 91249
Beaverton, OR 97006 Portland, OR 97291
LOCATIONS: PARCEL 1: WCTM 2S108BC,Tax Lot 11900 (8.16 acres).
PARCEL 2: WCTM 2S108BC,Tax Lot 12100 (8.72 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 s of 5,000 square feet,
and duplexes, at a minimum lot size of 10,000 square feet. Mobile
home parks and subdivisions are also permitted 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' o f Tigard Commun D evelopment Director's d esignee `
ha s :AP the above request subject to certain. ,conditions of approval =The findings
andkconclusions on which the decision is based are noted in Section IV
NOTICE OF TYPE I DECISION PAGE 1 OF 4
MIS2004 -00016 - MEYERS FARM NO. 2 LOT LINE ADJUSTMENT
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED: UNLESS OTHERWISE NOTED, THE
STAFF CONTACT SHALL BE MORGAN TRACY IN THE PLANNING DIVISION AT 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 easements.
2. Following recording, the applicant shall provide evidence to the City that the Lot
Line Adjustment survey map was recorded within 18 months of this decision.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Site Information:
The subject parcels are located on the south side of SW Bull Mountain Road. Parcel #1
was approved as the Meyer's Farm No. 2 Subdivision (SUB2003- 00014), Parcel #2 is the
anticipated Meyer's Farm No. 3 Subdivision. Neither plats have been recorded.
Proposal Description:
The applicant is proposing to adjust one (1) property line, which will reconfigure two (2)
different parcels. This is in order to accommodate the conditions of the Meyers Farm No.
2 approval. The conditions required that the street right of way be widened to
accommodate planter strips. This had the corresponding effect of narrowing the adjacent
lots. To meet the minimum lot width requirement, the applicant needs to adjust the
property boundary approximately 6 feet. An area of wetland mitigation will be displaced
and accounted for in the Meyers Farm No.3 Subdivision, per Clean Water Services rules.
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 lots exist and two 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 above
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;
There are no structures on Parcel #1, and the structure on Parcel #2 will be removed with
the impending subdivision. Moreover, it is well beyond the 5 foot required setback. The
NOTICE OF TYPE I DECISION PAGE 2 OF 4
MIS2004 -00016 - MEYERS FARM NO. 2 LOT LINE ADJUSTMENT
purpose of the lot line adjustment is to provide suitable area with which to create
conforming lots in Meyers Farm No.2. This standard is met.
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 continue to meet the minimum standards of the R -7 zone as they apply to lot
width and frontage. No flag lots will be created by this lot line adjustment. This criteria 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.
No flag lots will be created by this lot line adjustment. This criteria is satisfied.
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.
Fire hydrants will be installed in accordance with the subdivision approvals. No additional
hydrants beyond those already required will be necessary.
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.
Any access way shall comply with the standards set forth in Chapter 18.705:
Access, Egress, and Circulation.
There are no access ways affected by this application. Therefore, this standard does not
apply.
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. These items
as applicable have been incorporated into the subdivision review. Therefore, this standard
does not apply.
NOTICE OF TYPE I DECISION PAGE 3 OF 4
MIS2004 -00016 - MEYERS FARM NO.2 LOT LINE ADJUSTMENT
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.
Therefore this standard is not applicable.
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 JANUARY 14, 2005,
AND BECOMES EFFECTIVE ON JANUARY 15, 2005.
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.
January 14, 2005
PREPARE BY: Morgan cy DATE
Associate Planner
is \curpin \morgan \workspace \lla \mis2004 -00016 meyers farm ii IIa \mis2004 -00016 draft decision.doc
NOTICE OF TYPE I DECISION PAGE 4 OF 4
MIS2004 -00016 - MEYERS FARM NO. 2 LOT LINE ADJUSTMENT
MI F V
SW COLONY PL CITY of TIGARD
■
• GEOGRAPHIC INFORMATION SYSTEM ma SW C•LONY PL VICINITY - • O -
.
�,� ..
A • • • •N D: i MIS2004 -00016
- SW COLONY o R tiAll
14 •' # � iii _ tiiiiil MEYERS FARM N0.2
h ir i
LOT LINE ADJUSTMENT
MOUNTAIN - D
.
\• \ .� BULL MOUNTAIN I
F# 4111111111111 044
Pn IAT LT . ■
,. � o r QQ' . \-B Milli ' ::;1!7 11
4 ..NSFE
1••• ow_ a.
.„.,,,,„,„„,,,,,,
BONITA ID �- G F � 1r \\f
•••• L• Tigard Area Map m l . .
4 4111p im
•
AZELTIN _ N
. T.,
0 100 200 300 400 500 Feet
1 "= 394 feet
A
City of Tigard
Information on this map is for general location only and
s hould be verified with the Development Services Division.
13125 SW Hall Blvd
Tigard, ri° 97223
(50' 171
} htlp:llwa ad.or.us
'Community Development Plot date: Jan 14, 2005; C:\magic \MAGICO3.APR
S.W. BULL MOUNTAIN RD C.R. #262;;
— 7
' j r
DEED DOCUMENT _ S.W. _BULL MOUNTAFN RD C.R. 1E262
W NO. 2003 - 112374 _ _ , N 89'51'04' 352.71'___
co a
t� co - FUTURE MEYERS
N N FAR NO. 3 ;. co Q
w 0 I!) DEED DOCUMENT m Lri o
CO C NO. 2004 - 102812 N r /-----
r Z / .— W/ .— n
in 0 as + ( �uQ --� to
T
Q
1 � r o TRACT `-
I Z Z , : DE` DOCUMENT `:: N
NO. 203 f (2374 `; • _ :^ • I PROPERLY UNE AFTER � �,�. 0
` : ,... .. ...:.:.:::...L...:.:....,::.:.; o
UNE
PROPERTY ADJUSTMENT ; I ... I L I 8 ADJUSTMENT N — PROPERTY:;' cn
I I MEYERS FARM NO 2 UNE BEFORE
�— (TRACT -1 ONLY) �U�"
I-.-- PROPERLY BEFORE ADJUSTMENT I I .;
� UNE BEFORE 353,801 SF T PO B ..
,N '� ;to ADJUSTMENT Y 8.1 AC
ao ' 1 I CO Fi I IMEA AFTER ADJUSTMENT
o .4- • ` 356,166 SF
o N I N v 821 AC S DEKALB ST.
0 3 I z_ 1 FUTURE MEYERS
`� ,� I z i FARM N0. 3 MEYERS:
co 3 i_ AREA BEFORE ADJUSTMENT o . o
,
o n O I c CC a r, 4 935 AC F F ARM O N
0
b L o) Z Q • AFTER ADJUSTMENT N
•
422,400 S
o F I ; . 22 400
u
Z
0 �2 1 9. 70 A W • :. ,:;.::.:. II o0
Itn e 1 �� FUTURE MEYERS N in
FARM NO. 3 0 LO m
1 S 89'53'48' W WEST 1/4 g TRACT TRACT-2
2
,� 5.92 C ORNER Z D® DOCU o
SEC11ON 8 NO. 2003 - 112375
u.1 ' TRUE POINT OF BEGINNING cn
3 28.82' 329.62'
is SW DEKALB ST. N 89'53'48" E
0 `n
FUTURE MEYERS HARRIS- McMONAGLE
Z FARM NO. 3 ASSOCIATES, INC. ,'.
DETAIL ENGINEERS- SURVEYORS ;!
12555 S.W. HALL BLVD.
NOT TO SCALE TIGARD. OR 97223 -6287 '�"
PHONE: (503) 639 -3453 1'200'
CHECKED
GEORGE J. MARSHALL PROPERTY . LINE SCALE AS SHr"'4_
W.LMO. OWNER / DEVELOPER ADJUSTMENT SKETCH DUG PROP —,-,..,J
P.O. BOX 9 1 -
DATE PORTLAND, OREGON 97291 MEYERS FARM NO. 2 & SHE
10/21/2004 PHONE: (503) 524 -5002 FUTURE MEYERS FARM NO. 3 1