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MLP2008-00004 MLP2008 - 00004 BEAN PARTITION i I NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2008-00004 r, BEAN PARTITION 120 DAYS = 9/13/2008 SECTION I. APPLICATION SUMMARY FILE NAME: BEAN PARTITION CASE NO.: Minor Land Partition(MLP) MLP2008-00004 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing .65-acre site into three (3) parcels for detached single-family residences. An existing residence on Parcel 1 will remain. APPLICANT: Josh Bean APPLICANT'S Planning Resources,Inc. 13123 SW Winterlake Court REP.: Ken Sandblast,AICP Tigard,OR 97223 7160 SW Fir Loop,Suite 201 Tigard,OR 97223 OWNER Former,L.L.0 2744 SW Scholls Ferry Rd. Portland,OR 97221 COMPREHENSIVE PLAN DESIGNATION: R-4.5;Low-Density Residential. ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted-conditionally. LOCATION: 11400 SW Former St.;WCTM 2S103AC,Tax Lot 2200. PROPOSED PARCEL 1: 7,728 Square Feet. PROPOSED PARCEL 2: 7,668 Square Feet. PROPOSED PARCEL 3: 8,476 Square Feet APPLICABLE REVIEW CRITERIA: Community Develop ment Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions_); 18.510 (Residential Zoning Districts); (Access Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and Screemn ; 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DEQSION MLP2008-00004/BEAN PARTITION PAGE 1 OF 23 • fll CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO SITE WORK The applicant shall prepare a cover letter and submit it, along with any supportingdocuments and/or plans that address the following requirements to the PLANNING DIVISION,ATTN: TY ARBORIST 503-639- 4171. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to site work the applicant shall obtain a Type 1 Tree Removal Permit for tree#519. 2. During the PFI permit review the applicant shall work with the Project Arborist,Project Engineer, and City Staff to research measures to retain tree#454 —Western Red Cedar. 3. Prior to site work the applicant shall submit revised plans (grading plan and tree protection plan) to the City Arborist for review and-approval showing the location of the required tree protection fencing (6-foot meta tree protection specifications, and tree protection zone dimensions to scale in accordance with the Project Arborist's report. 4. Prior to site work, the applicant shall position fencing as directed by the project arborist to protect the trees to be retained. All trees to be retained shall be protected with six (6) foot high metal fences,per the arborist protection plan. The applicant shall allow access by the City Arrist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are perfornung adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 5. If work is required within an established tree protection zone the project arborist shall prepare a proposal detailing the construction techniques to be employed and the fi,cely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arbonst may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. This note shall be included on the Tree Protection Plan. 6. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced,then the Project Arbonst shall certify that the construction activities did not adverselyimpact the overall, long-term health and stabilityof the tree(s). If the reports are not submitted to theCity Arborist at the scheduled intervals, and if it ppears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist 7. Prior to issuance of building permits or tree planting whichever is first, the applicant shall submit a mitigation plan for 67 tree inches to the City Arbonst for review and approval. Mitigation can be accomplished by either planting 67 caliper inches worth of trees, paying $8,375.00 (67 inches x $125 per caliper inch), or anycombination thereof. If a mitigation plantingproposal is submitted, it needs to have a sigture of approal from the project arborist certifying that it ets the requirements of 18.790.060D and that the species and placement of mitigation trees has been reasonably calculated to provide for their growth to maturity. The mitigation proposal shall show the species, location, and spacing of mitigation trees in . relation to buildings,infrastructure,existing trees,street trees,and each other. 8. Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required. Mitigation is calculated at $125.00 per caliper inch (67 inches x$125 = $8,375). Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060D,will be credited against the assurance two years after aWof the trees are planted per the approved Tree Mitigation Plan. After the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. Alter the two NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 2 OF 23 • . 17. The applicant shall clear vegetation and provide minor grading, as outlined by Lancaster Engineering's letter of March 17,2008, necessary to achieve sight distance to the west of the proposed shared dnveway. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: e app icant s prepare a cover etter an su mit it, a ong wi any supporting ocuments an or p ans that address the following requirements to the PLANNING DIVISION, ATTNi CHERYL CAINES 503- 639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 18. The applicant shall obtain written approval for the driveway turnaround design from the area's garbage hauler. 19. Place a note on the final plat for the visual clearance easement on lot 1 to the benefit of the City of Tigard. Said easements are subject to the City of Tigard Visual Clearance Area standards that restrict the heigat of plantings and structures (Tigard Development Code Chapter 18.795). 20. Prior to final plat the applicant shall submit a site plan for review and approval that shows the placement and height of the screening fence along the shared access drive. The fence must meet the standards of 18.795 (Visual Clearance Areas). The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or-plans that address the following requirements to the ENGINEERING DIVISION,ATTN: HIM MCMILLAN 503- 639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 21. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 22. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. Maintenance shall include street trees if planted along the eastern property line. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 23. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system(GPS) geodetic control network(GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the Gty's GPS survey. By random traverse using conventional surveying methods. 24. Final Plat Application Submission Requirements: A. Submit for Gty review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at(503) 639-4171,ext. 2421). G The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05) Washington County,and bythe Gty of Tigard. D. The right-of-way dedication for SW Fonner Street, providing 27 feet from centerline,shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and-County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). NOTICE OF DECISION MLP2008-00004/BEANPARTITION PAGE 4 OF 23 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supportingdocuments and/or plans that address the following requirements to the PLANNING DIVISION, ATTN CHERYL GAINES503- 639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 25. Prior to issuance of building permits, the applicant shall demonstrate that the height restriction and front, rear, and side yard setbacks for structures are as required for flay lots or base zone requirements. This includes a 20-foot garage setback. Requirements for flag lots I'arcels 2 and 3) are outlined in TDC 18.730.020.E Side yard setbacks for flag lots are typically 10feet. 26. Prior to building permit issuance for Parcel 3, the applicant shall show a 20-foot setback along the western boundary to satisfy requirements made by John Dalby, Fire Marshall A setback less than 20 feet would place the home further uan 150 feet from the end of the shared access drive. 27. Prior to the issuance of building permits on Parcels 2 and 3, the applicant shall supply building elevations, site plans and a narrative showing how the flag lot height standards are met. 28. Prior to building permit issuance, the applicant shall submit a revised development plan for review and approval that inddicates the size, species, and location of street trees along Fonner Street and the private drive for the City Arborist's review and approval. Spacing of such trees shall be in accordance with Section 18.745.040.E2.0 of the Tigard Development Code. A note may be placed on the plan that states "slight variations in placement may be required, but every effort will be made to keep the same net number of street trees that are shown on.the plan." 29. At the time of submittal for building permits for individual homes within the development,the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18,will be provided on-site for each new home. 30. Prior to issuance of building permits, the applicant shall submit a building site plan to the building division indicating the locations of trees that were preserved on the lot during site development. In addition the plans shall include accurate locations of tree canopy driplines and protection fencing, and a signature of approval from the protect arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION,ATTN: HIM MCMILLAN 503- 639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 31. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 32. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1)3 mil mylar 2) a diskette of the as-builts in`DWG" format,if available;otherwise "DXF" will be acceptable, and 3) the as-fudt drawings shall be tied to the City's GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). 33. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served byte given driveway or street. 34. The applicant shall either place the existing overhead utility lines along SW Former Street underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $4,406.50 and it shall be paid prior to issuance of building permits. NOTICE OF DECISION ML.P2008-00004/BEAN PARTITION PAGE 5 OF 2 35. During issuance of the building permit for Parcels 2 and 3,the applicant shall pay the standard water quality and water quantity fees per lot(fee amounts will be the latest approved by CWS). 36. Prior to issuance of building permits, the applicant's engineer shall submit a final sight distance certification based on the posted 25 mph speed. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: The applicant shall prepare a cover letter and submit it, alongwith any supporting documents and/or fans that address the following requirements to the PLANNING DIVISION ATTN CHERYL CAINESp503- 639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 37. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 38. Prior to issuance final building inspection, the applicant/owner shall record deed restrictions to the effect that any existing tree greater than 6" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site and Vicinity Information The .65 acre site is located on the south side of SW Fonner Street, east of SW 115th Avenue. The site is zoned R 4.5 (Low Density Residential),as are all surrounding properties. An existing single-family home sits near the Fonner Street on the north side of the site, and it will remain on proposed Parcel 1. Homes in the area are single-family of varying ages. Property History. A search of City records shows only land use cases related to the minor land partition, no other approvals were found affecting this parcel. Proposal Description The owner is proposing a three lot partition for construction of single-family homes on two of the lots. An existing home will remain on Parcel 1. The net square footage of the three parcels will be: Parcel 1 - 7,728 square feet,Parcel 2 - 7,668 square feet and parcel 3 - 8,476 square feet. Parcels 2 and 3 will be accessed by a shared drive along the east side of the site. SECTION IV. PUBLIC COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition,staff has posted a notice on the site,visible from both streets. Comments were received from Michael and Sharon Brewin concerning tree removal. Trees and natural areas have been disappearing in the area due to development. Mr. &Mrs.Brewin state that there are several significant trees on the site that provide screening and sound buffers for neighbors, purify the air, and provide habitat for native wildlife and migrating birds which are listed as endangered or protected. It was also noted that loss of trees and the root systems is likely responsible for erosion, standing pools of water, and flash flooding. The Brewins are asking that the City take a more proactive role in protecting our environment. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 6 OF 23 • • RESPONSE: Current code allows the removal of trees through the development process with a requirement to mitigate for loss of trees greater than 12 inch caliper. The code also requires that lots meet dimensional standards and in-fill projects provide for the anned densities within the Urban Growth Boundary. These standards normally mean the removal of some trees. Staff has reviewed the trees to be removed. A few of the trees are being removed due to condition, but the majority of the trees are being removed due to their locations within future construction areas. Trees along the perimeter of the site are being retained. It may be possible to preserve tree #454, a 44-inch Western Red Cedar located near Fonner Street. Staff has contacted the applicant's consultant to discuss the issue, but it is unknown at this point if retention is possible. The applicant's arborist and consultants will need to work closely with staff to determine construction methods and protection measures that will ensure the long term survival of the tree. The code does not allow Staff to require the retention of specific trees; therefore a condition of approval has been imposed that requires the applicant to explore measures to save tree#454. Tree Removal Permits are only required within areas of sensitive lands. The southern portion of the site is mapped as a lower value habitat area and is therefore defined as sensitive lands. Removal of tree #519 requires the applicant obtain a Type 1 tree removal permit. This permit addresses erosion issues in regards to tree removal. Minimal grading is proposed with the development. Most of the grading is to create the shared access drive along the eastern boundary of the site. Erosion control fencing is proposed along the eastern, western and northern boundaries of the site. The site naturally slopes northward toward Former Street. Stormwater from the shared drive and new homes will be collected into the public storm system. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition complies or can be made to comply with all statutory and ordinance requirements and regulations as demonstrated by the analysis contained within this administrative decision and through the imposition of conditions of development approval. All necessary conditions must be satisfied as part of the development and building process. Therefore,this criterion is met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Based on the analysis provided herein, Staff finds that adequate public facilities are available to serve the proposal. Therefore,this criterion is met. All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part of the permit process and during construction, at which time the appropriate review authority will ensure that Cary and applicable agency standards are met. Based on the analysis in this decision,Staff finds that this criterion is met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width required for the R 4.5 zoning district is 50 feet. Parcel # 1 is 111 feet wide as it fronts SW Former Street. The other two lots are considered flag Lots, and front have not been determined at this time. The narrowest measurements of these two sites are 77 and 67 feet. 'Therefore,yards this standard has been met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot,the accessway may not be included in the lot area. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 7 OF 23 • The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for detached single-family units. The proposed partition creates three (3) lots. An easement which provides access to lots 2 and 3 will run along the eastern sides of lots 1 and 2. This easement area is not included in the site area for lots 1 and 2. The net areas of the three proposed parcels are 7,728,7,668 and 8,476 square feet respectively. This criterion has been met. 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. Parcel 1 fronts SW Fonner Street. The applicant has proposed an 18-foot access/utility easement across Parcels 1 and 2 to access Parcels 2 and 3. This criterion is met. Setbacks shall be as required by the applicable zoning district. Setbacks for the R-4.5 zoning district are as follows: front, 20 feet; side, 5 feet; street side, 15 feet; and rear, 15 feet. Because Parcels 2 and 3 are considered flag lots, the side yard setbacks are increased to 10 feet. The setbacks for the future homes on lots 2 and 3 will be reviewed at the time of building permit submittal. Setbacks for the existing home on Parcel 1 meet the requirements• setbacks are discussed further under the Residential Zoning Districts section of this decision. A condition of awrovai under the Residential Zoning Districts section will ensure the applicant shows the correct setbacks on the buiang site plans. This criterion can be met conditionally. The condition is found under the Residential Zoning District section of this decision. 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. Parcels 2 and 3 will be a flag lots and any proposed structure must meet the 10-foot side yard setback standard. The applicant is showing ten-foot side yard sethaaz on lot 3, but no proposed setbacks are shown for lot 2. Flag lot requirements are discussed in more detail under the Exceptions to Development Standards section of this report. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway 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. The applicant has proposed within the narrative a 5-foot wooden fence as screening along the shared access drive. This standard is met. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. Tualatin Valley Fire and Rescue (TVF&R) had no comments or conditions regarding access or water supplies for this project. This requirement is met. 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. The applicant states that reciprocal easements will be provided as necessary. An access easement is proposed across portions of Parcels 1 and 2. The applicant is being conditioned under the Access, Egress, and Circulation section of this decision to place a note on the plat to ensure access for Parcels 2 and 3. (Condition#22) Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Circulation. This standard is addressed under Chapter 18.705 (Access,Egress and Circulation) later in this decision. Where landfill and/or development is allowed within or adjacent to the one-hundred year floodplain, the city shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplam in accordance with the adopted pedestrian/bicycle pathway plan. The partitioned lots are approximately 1,760 feet to the southwest of the nearest 100-year floodplain. The elevation of the floodplain is 161 feet,while the lowest point on the site is 243 feet. Therefore,this standard does not apply. NOTICE OF DECISION MLP2008-00004/BEANPARTTTTON PAGE 8 OF 23 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 applications for the partition and variance(s)/adjustment(s) will be processed concurrently. No variances or adjustment requests have been proposed. FINDING: The Land Partition standards have not been fully met but can be as conditioned in this decision. Residential Zoning gg�Districts (18.510): Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R 4.5 Parcel 1 Parcel 2 Parcel 3 Minimum Lot Size -Detached unit 7,500 sq.ft. 7,728 sq.ft.[1] 7,668 sq.ft.[1] 8,476 sq.ft. -Duplexes -Attached unit Average Minimum Lot Width -Detached unit lots 50 ft 111 ft. 77 ft. 67 ft. -Duplex lots 90 ft -Attached unit lots Maximum Lot Coverage - N/A N/A N/A Minimum Setbacks Can be met[2] Can be met[2][3] -Front yard 20 ft 31 ft. -Side facing street on corner&through lots 15 ft. N/A -Side yard 5 ft 9 ft./48 ft -Rear yard 15 ft 16 ft. -Side or rear yard abutting more restrictive zoning district -- N/A -Distance between property line and front of garage 20 ft 31 ft. Maximum Height 30 ft Can be met Can be met Can be met Minimum Landscape Requirement - N/A N/A N/A [1]Net lot areas that exclude access easements. [2]Parcels 2 and 3 are flag lots;therefore 10 foot side yard setbacks are required. [3]Setback along the western boundary must be 20 feet on Parcel 3 to meet the requirements of Tualatin Valley Fire and Rescue. A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this standard. Setbacks of the existing home are met for Parcel 1. The applicant states that the standards will be met on the other two lots. Site and building plans for each parcel will be reviewed through the building permit process to ensure compliance with the R 4.5 zone and flag lot development standards,including setbacks and height restrictions. FINDING: Based on the analysis above,the Residential Zoning District Standards will be met pursuant to the following condn1ons: CONDITION: Prior to issuance of building permits the applicant shall demonstrate that the height restriction and front, rear, and side yard setbacfcs for structures are as required for flag lots or base zone regpi ments. This includes a 20-foot garage setback. Requirements for flag lots (Parcels 2 and 3) are outlined in TDC 18.730.020.C. Side yard setbacks for flag lots are typically 10 feet. Access,Egress and Circulation(18.705): Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 9 OF 23 Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title,provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, eases or contracts to establish the joint use; and copies of the deeds, easements,leases or contracts are placed on permanent file with the City. Parcel 1 has direct access onto SW Fonner Street via an existing driveway. The homes on Parcels 2 and 3 will share an access drive. The preliminary plat shows an 18-foot access and utility easement across portions of Parcels 1 and 2. The applicant states that a reciprocal easement between Parcels 2 and 3 will be provided. A condition of approval will ensure the standard is met. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All proposed parcels will have access to Former Street. Parcel 1 will continue to utilize an existing driveway and Parcels 2 and 3 will share the proposed access drive. This standard is met. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO. Lancaster Engineering submitted a preliminarysight distance certification, dated March 17, 2008. The applicant has proposed a shared access for Lots 2 and 3 near die east property line. An earlier letter from Lancaster Engineering stated that the 85th percentile speed is 23 mph, requiring 255pfeet of sight distance. However, the posted speed on a local street is 25 mph and sight distance must comply with the greater of the posted speed versus the 85th percentile speed. The measured sight distance from the proposed access location to the east is in excess of 300 feet. The engineer states that with clearing of vegetation and minor grading along the site frontage, site distance looking west to the 90-degree corner results in 285 feet. The applicant shall clear the vegetation and grade along the site frontage in order to obtain the maximum sight distance to the west. The applicant's engineer shall submit a final sight distance certification upon completion of frontage improvements that show compliance with the 25 mph posted speed. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from C.ityEngineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Former Street is a Neighborhood Route;therefore this criterion does not apply to the existing and proposed driveways. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing.of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Former Street is a Neighborhood Route;therefore this criterion does not apply to the existing and proposed driveways. Minimum access requirements for residential use. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15- foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. The existing drive for Parcel 1 is 10 feet wide. Twelve feet of pavement is shown for the proposed shared access drive. The access easement is 18 feet wide. This standard is met. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 10 OF 23 11 • Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. Comments received from Tualatin Valley Fire and Rescue indicated no issues with the proposal. In addition to these comments, an e-mail from John Dalby, Fire Marshal, was forwarded to the City by the applicant. John states that TVF&R will not require a fire turnaround for the shared drive. The plan attached to that e-mail showed a home on lot 3 with a 20 foot-setback along the western boundary. A home placed this distance from the end of the private street would meet fire code requirements. For this reason, the house on Parcel 3 is required to have a 20-foot setback along the western boundary. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a) A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b) A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%. The proposed shared access drive is approximately 152 feet in length measured from the new property line after right- of-way dedication. This standard requu-es that a turnaround is provided for fire apparatus vehicles. As stated above, TVF&R does not require a turnaround for this proposal. The applicant has proposed a smaller turnaround for other service providers accessing the site such as the garbage hauler and package delivery services. The applicant is being conditioned to obtain approval for the turnaround from the garbage hauler prior to final plat. FINDING: The standards for Access,Egress, and Circulation were not completely met. CONDITIONS: The the are plica garbage haulet shall r written approval for the driveway turnaround design from sPrior to building permit issuance for Parcel 3,the applicant shall show a 20-foot setback along the western boundary to satisfy requirements made by John Dalby,Fire Marshall. A setback less than 20 feet would place the home further than 150 feet from the end of the shared access drive. DensityComputations and Limitations (18.715): Chaptr 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site is based on the net developable area, subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way land}or private streets or access drives, and lot area for the existing home from the total site area. The densityis calculated as follows: Gross Site Area 28,156 sq.ft. Right-of-WayDedication - 881 sq.ft. Accesswayq Lot for Existing Home - 7,7282 sq.q.ft. Net Site Area 16,144 sq.ft. The resulting net area is 16,144 square feet. If this area is divided by the minimum lot size for the zone (7,500),then the maximum number of additional lots permitted on this site is 2 and the minimum number is 1. The applicant's proposal to create 2 additional lots for single-faamilydetached homes meets the maximum and minimum density requirements of the R 4.5 zone. FINDING: Based on the analysis above,the Density Standards have been satisfied. NOTICE OF DEQSION MI.P2008-00004/BEAN PARTITION PAGE 11 OF 23 • • Exceptions to Development Standards (18.730): The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less, provided: a. The proposed dwelling otherwise complies with the applicable dimensional requirements of the zonin_g district; b. A 10 feet side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. The applicant shows a 10-foot side yard setback on Parcel 3, but no specific building design is proposed. The applicant did not address the proximity or height of neighboring residences. Measures taken to mitigate direct views were also not discussed. The narrative indicates that the applicant will comply with these requirements at the time of building permit. FINDING: Based on the information provided,staff cannot determine if the Exceptions criteria are met. CONDITION: Prior to the issuance of building permits on Parcels 2 and 3, the applicant shall supply building elevations, site plans and a narrative showing how the flag lot height standards are met. Landscaping and Screening (18.745): Existing vegetation on a site shall be protected as much as possible: 1) The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2) the plants to be saved shall be noted on the Fandscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual tree . Tree protection is addressed under the Tree Removal section of this decision. Street trees: Section 18.745.040 Section 18.745.040.A.: All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040E This proposed project has frontage on the proposed shared access drive and along Fonner Street. Street trees are required along both frontages and shall be planted in accordance with the standards for size and spacing in this title, under Section 18.745.040.0. The applicants development plan shows street trees along both Fonner Street and the ?rivate drive. Staff suggests planting the street trees within the yards of parcels 1 and 2 rather than along the property 1rre. The applicant did not propose a particular size or species of tree. Street trees must be chosen from the approved City of Tigard street tree list. Species should differ between Edgewood and the private drive to increase diversity. The CrtyArborist states that trees along the private drive should be large stature trees planted within 6 feet of the easement. Buffering and Screening Requirements: Section 18.745.050.5 The proposed land partition occurs on a parcel surrounded by the same land use designation (R 4.5) as the subject parcel. Therefore, no buffering or screening pursuant to Section 18.745.050.A is required for the proposed land partition. However, as conditioned above, privacy screening is required pursuant to section 18.420.050.A.4.f. The applicant has proposed a 5-foot fence to meet this requirement. FINDING: Based on the analysis above, the Landscaping standards have not been fully met. However, if the applicant complies with the condition below the standards will be met. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 12 OF 23 • • CONDITION: Prior to building permit issuance, the applicant shall submit a revised development plan for review and approval that indicates the size species, and location of street trees along Fonner Street and the private drive for the City Amorist's review and approval. Spacing of such trees shall be in accordance with Section 18.745.040.C2.0 of the Tigard Development Code. A note may be placed on the plan that states "slight variations in placement may be required, but every effort will be made to keep the same net number of street trees that are shown on the plan." Off-street Parking and Loading Requirements (18.765): This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed partition will create three lots for single-family residences. Table 18.7652 requires that one (1) off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking requirement for single-family dwellings. The existing residence has two off—street parking spaces. To ensure that the new homes constructed in this development comply with these standards,the following condition shall apply: CONDITION: At the time of submittal for building permits for individual homes within the development,the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements anc setback requirements as specified in Title 18, will be provided on-site for each new home. Tree Removal(18.790): Chapter 18.790.030 requires the submittal of a tree plan that identifies the location size and species of all trees on the site a program to save existing trees over 12-inch diameter at breast height(dbh) or mitigate for their removal, identification of trees to be removed and a protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. As required for partitions,the applicant submitted a tree plan conducted by Ray Myer, certified arborist. However,the report does not contain the four required components (see explanation below). Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The Arborist Report identified the location,size and species of all existing trees,consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. There are a total of 7 viable trees on site greater than 12 inches which are subject to mitigation. The applicant's tree removal plan indicates the trees on the property that are to remain and those proposed for removal. The tree preservation plan (C3.2) indicates that four (41 of the viable trees are slated for removal. If three (3) of the seven (7) trees will be retained,then according to the mitigation schedule above,2/3 of the diameter inches must be mitigated. NOTICE OF DEQSION MLP2008-00004/BEAN PARTITION PAGE 13 OF 23 The sum total of diameter inches of the trees which will be removed is 100. The amount of tree mitigation inches required for this project is 67 inches. To satisfy this requirement,the applicant may plant trees onsite, offsite, or pay a fee-in-lieu at the rate of $125.00 per inch ($8,375.00). If mitigation planting is proposed, a plan must be submitted to the City Arborist for approval. The plan must have a signature of approval from the project arborist certifying that the requirements of 18.790.060.D are met and the placement has been reasonably calculated to provide for growth to maturity. 3. Identification of all trees which are proposed to be removed; All of the trees proposed to be removed are identified in the applicant's Tree Preservation Plan (C3.2) and Arborist Report. One of the trees shown to be removed is a 44-inch Western Red Cedar along Former Street. Because of the significance of the tree within the neighborhood, Staff would like the applicant to look at measures to save the tree. Possibilities include, but are not limited to, installing the utility lines alongthe western boundary, placement of the private shared driveway along the eastern boundary, and installing a curb-tight sidewalk along Fonner Street in the area near the tree. Value of the tree inches saved can be refunded a_ong with the planted mitigation inches from the cash assurance if the tree is properly protected by the same measures afforded to other protected trees on site. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The guidelines for tree protection are outlined in the arborist report,but the Tree Preservation Plan does not reflect the measures outlined within the Arborist's Report. The applicant shows general tree protection fencing on the plan, but both the gradingplan and tree preservation plan need to display the required tree protection fencing (6-foot metal),tree protection specifications,and the tree protection zone dimensions to scale per the project arborist's report. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not-be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. The applicant has proposed retaining trees on-site; removal of such trees is restricted. A condition of approval will ensure that this standard is met. 18.790.050 states that tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability, flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment-laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75% canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. Based on section 18.775.010.G. sensitive lands are defined as floodplain, drainageways, wetlands steep slopes and significant fish and wildlife habitat areas. The southern portion of the site is within the lower vajue habitat area as shown on the City of Tigard "Significant Habitat Areas Map." These areas were added to sensitive lands in 2006 as part of the measures to protect natural resources in accordance with Metro Title 13 and Statewide Planning Goal 5. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 14 OF 23 . • With the addition of these areas to sensitive lands, removal of trees within these areas now require a Tree Removal Permit as noted in section 18.790.050 above. Staff became aware of this requirement during the review process after the application was already deemed complete; hence the applicant did not apply for a Tree Removal Permit. A condition of approval will require the applicant to apply and receive approval-for removal of tree #519, which appears to be a non-hazardous tree within a significant habitat area. FINDING: Based on the analysis above= the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: Tree Removal • Prior to site work the applicant shall obtain a Type 1 Tree Removal Permit for tree #519. Tree Protection • During the PFI permit review the applicant shall work with the Project Arborist, Project Engineer and City Staff to research the possibility of retaining tree #454 - Western Red Cedar. • Prior to site work the applicant shall submit revised plans (grading plan and tree protection plan) to the City Arborist for review and approval showing the location of the required tree protection fencing (6-foot metal), tree protection specifications, and tree protection zone dimensions to scale in accordance with the Project Arborist's report. • Prior to site work,the applicant shall position fencing as directed by the project arborist to protect the trees to be retained. All trees to be retained shall be protected with six(6) foot high metal fences, per the arborist protection,plan. The applicant shall allow access by the City Arbonst for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. • If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved bthe City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occumng within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. This note shall be included on the Tree Protection Plan. • The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the Uty Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (IPZ) fencing installation through the building construction phases. Te reports shall evaluate the condition and location of the tree protection fencing; determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced,then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 15 OF 23 • Prior to issuance of building.permits the applicant shall submit a building site plan to the build'buildin.g division indicating the locations of trees that were preserved on the lot during site In addition, the plans shall include accurate locations of tree canopy dnplines and protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing_shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. • Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. • Prior to issuance final building inspection, the applicant/owner shall record deed restrictions to the effect that any existing tree greater than 6" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. Mitigation • Prior to issuance of building permits or tree planting, whichever is first the applicant shall submit a mitigation plan for 67 tree inches to the City Arborist for review and approval.. Mitigation can be accomplished by either planting 67 caliper inches worth of trees,paying $8,375.00 (67 inches x$125 per caliper inch), or any combination thereof. If a mitigation planting proposal is submitted, it needs to have a signature of approval from the project arbonst certifying that it meets the requirements of 18.790.060D and that the species and placement of mitigation trees has been reasonably calculated to provide for their growth to maturity. The mitigation proposal shall show the species, location, and spacing of mitigation trees in relation to buildings, infrastructure, existing trees,street trees,and each other. • Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required. Mitigation is calculated at $125.00 per caliper inch (67 inches x $125 = $8,375). Any trees successfully planted on or o}f-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. After the trees are planted,the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period,the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arbonst in order to document mitigation tree survival,and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the onginal cash assurance. Visual Clearance Areas 18.795). This Chapter requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting tight-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicl , hedge, planting fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight(8) feet in height. Trees maybe placed within this area provided that all branches below eight (8) feet are removed. A visual clearance area is the triangular area formed by measuring from the corner, 30-feet along the right-of-way and along the driveway and connecting these two points with a straight line. The applicant states that visual clearance areas will be maintained for the proposed shared access drive. Vision clearance areas are shown on the proposed site plan and no structures are currently within the areas. The applicant must ensure that the proposed screening fence meets visual clearance standards. This standard has not been satisfied. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 16 OF 23 FINDING: Based on the analysis above,the Vision Clearance Standards are not met. CONDITIONS: Place a note on the final plat for the visual clearance easement on lot 1 to the benefit of the City of Tigard. Said easements are subject to the City of Tigard Visual Clearance Area standards that restrict the height of plantings and structures 'Tigard Development Code Chapter 18.795). Prior to final plat the applicant shall submit a site plan for review and approval that shows the placement anal height of the screening fence along the shared access drive. The fence must meet the standards of 18.795 (Visual Clearance Areas). Impact Study(18.390) Section 18.360.090 states? "The Director shall make a finding with resp,ect to each of the following criteria when approving, approving with conditions or denying an application: ' Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large,public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property,the approval authority shall adopt findings which support the conclusion that the interest in real Property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has submitted an impact study. The public stormwater line in Fonner Street will be extended to the site and laterals will serve all three parcels. Water and sanitary sewer will be provided by public lines within Fonner Street. Parks system development charges will be collected for each new home at building permit issuance as well as traffic impact fees. The Washington County Traffic Impact Fee (11F-) is a mitigation measure that is required at the time of development. Based on Washington County figures TIFs are expected to recapture 20 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $3,200 (Effective July 1,2007)per new dwelling unit. Based on the estimate that total TIF fees cover 20 percent of the impact on major street imp rovements citywide, a fee that would cover 100 percent of this projects traffic impact is $32,000 ($6,400 divided by.22 . The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system; therefore the unmitigated impact of this project is $25,600 ($32,000- $6 400). This unmitigated impact is only on the arterial and collector system and does not include impact cost on the locai system which is estimated at $27,823 see next paragraph). The site has 125.9 feet of frontage along Fonner Street, a local street. Seven feet of right-of-way dedcation and a half-street improvement is required to meet current standards. Total dedication is 881 square feet. The estimated cost of the dedication is $2,643 (875 square feet x$3.00/square foot). The half-street improvements cost an estimated $25,180 to construct (125.9 lineal feet x $200.00/lineal foot). The total value of these improvements is $27,823.00. The applicant has proposed the street improvements within the plans and narrative but has also requested entering into a restnctive covenant for future improvements. There is a direct nexus between providing the development's share of a street frontage and transportation/Safety purposes. The dedication and improvement of SW Fonner Street is required to meet the street improvement requirements of 18.810.030. The total cost is less than the local street costs and the unmitigated impact on the arterial and collector system. NOTTCE OF DEQSION MLP2008-00004/BEAN PARTITION PAGE 17 OF 23 • • PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets,sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way.and Street Widths: Section 18.810.030.E requires a Neighborhood Route (Local Street) to have a 54 foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways,underground utilities, street lighting, storm drainage,and street trees. This site lies adjacent to SW Fonner Street, which is classified as a Neighborhood Route on the City of Tigard Transportation lan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline. SW Fonner Street is currently partially improved. In order to mitigate the impact from this development,the applicant should construct half-street improvements. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. Due to existing development there is no necessity provide future street extensions to give access or permit future development of adjoining land. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by bathers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15/0 for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. Due to existing development there are no opportunities for new street alignments or connections. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 18 OF 23 • • Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street(except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as detemuned by the City Engineer. The proposed frontage improvement along SW Fonner Street does not exceed 5% grade,thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due reganto providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or, • For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. Due to existing development surrounding the property there are no possible street connections or opportunities to create shorter block lengths that meet the current standard. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of- ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns,or strict adherence to other standards in the code. Due to the placement of homes surrounding the property,a bicycle/pedestrian connection is not possible at this time. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. All of the parcels are less than 1.5 times the minimum lot size (7,500 x 1.5 = 11,250). Parcel 1 is 7,728 square feet, Parcel 2 is 7,668 square feet,and Parcel 3 is 8,476 square feet. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. Parcel 1 has 110 feet of street frontage along the Fonner Street. Parcel 2 has 18 feet of frontage on Fonner, and Parcel 3 has an 18-foot access easement across Parcel 2. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's.plans indicate they will construct a 5 foot wide sidewalk along their project frontage behind a 5 foot wide planter stnp,thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. NOTICE OF DECISION MLP2008-00004/BEANPARTIT1ON PAGE 19 OF 23 • • Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's narrative states that the lots will be provided with separate laterals. However,the plans show Lots 2 and 3 sharing a lateral, which is not allowed. The applicant shall revise the plans prior to submittal for the PFI permit to show 3 separate sewer laterals or one public sewer line to the point where Lots 2 and 3 can be connected to a manhole. A 15 foot wide public utility easement will be required if the public sewer line option is selected. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to Fanno Creek For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quantity facility to accommodate the storm water from Parcels 2 and 3. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of tie fee in-lieu on this application. The applicant's plans show a public storm sewer line will be constructed in SW Fonner Street from this development to the existing inlet at the corner to the west. Bikeways and Pedestrian Pathways: BikewayExtension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the Cas adopted pedestrian/bikeway plan shall include provisions for the iuturee extension of such bikeways throughthe dedication of easements or right-of-way. SW Fonner Street is not a designated bicycle facility. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers surface mounted connection boxes and meter cabinets which may be placed above ground,temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above,and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets;and NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 20 OF 23 • • • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in- lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Fonner Street (north side)._ If the fee in-lieu is proposed,it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 125.9 lineal feet;therefore the fee would be $4,406.50. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides water service in this area. The applicant will be required to obtain domestic water meters from the City through the PFI Permit process. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcels 2 and 3. Rather, the C S standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The applicant shall submit an Erosion Control plan for review and approval with the PFI Permit application. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 21 OF 23 • • Survey Requirements: The applicant's final,plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system(GPS) geodetic control network(GC 22). These monuments shall be on the same line am. shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates the plat shall contain the scale factor to convert ground measurements to gnd measurements and the angle from north to gnd north. These coordinates can be established by. • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points or each structure (manholes, catch basins,water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VI. OTHER STAFF COMMENTS The City of Tigard Public Works Department was sent a copy of the proposal and no objection. The City's Building Division reviewed the proposal and stated that the development must meet current plumbing code requirements. Tigard Police has requested that a sign be placed at the foot of shared driveway identifying the addresses of the proposed homes. Condition#33 will ensure this request is met. SECTION VII. AGENCY COMMENTS Clean Water Services has reviewed the proposal. Comments have been incorporated into the decision and conditions. Tualatin Valley Fire and Rescue had no comment insofar as fire apparatus access or firefighting water supplies are concerned for this proposal. Verizon Communications stated that the two new parcels (2 and 3) would need to provide conduit to the street. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JUNE 25,2008 AND BECOMES EFFECTIVE ON JULY 11,2008 UNLESS AN APPEAL IS FILED. pie�al: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten(10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 22 OF 23 Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues.properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 10,2008. stions: If you any questions,please call the City of Tigard Planning Division,Tigard City Hall, 13125 SW Hall Boulevard, Tigard,Oregon at(503) 639-4171. La• CQ'�"t� June 24,2008 PREPARED BY: Cheryl Caines DATE Associate Planner i\culpin\cheryl\mlp\m1p2008-00009 Bean\m1p2008-00004 decisiondoc NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 23 OF 23 • a CST RasWWd KAIXI,YMM 9TA00,wx10 9FA0(119M50 SW FONNER ST -LOGO 700'DEO/CAnON �--� - ---- - - - - -__- IDzae I LOT I A..7,776 Sr I I Lf I m � I^ IvI H 11I1 _T� T I_ _ 1_ ___ 07.6T _ i� 1 l 1 I 1 + 0 1 14 LOT 2 N ,,, g A-7,668 SF w 1 1 le ACCESS AND DnLOY EASEMENT • 1 -- 12560' - - - - I I la $ I n n '0 I LOT3 I A-8176 SF L 1 I _ _ 1255A' N89'40'09'W 125.54.- _ —.-. _ _ - _. TENTATIVE PLAT SCALE 1'' 20' _..PR .LIMINARY \i_ Clre OF Ta AP) PLANNING DIVISION ftyclutial. DATE (9-a`1-oe 1 REQUEST FOR COMMENTS • • REQUEST FOR COMMENTS .1111 DALE: May 27,2008 T I GA R D TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Caines,Associate Planner (x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylc(tgard-or.gov MINOR LAND PARTITION (MLP) 2008-00004 - BEAN PARTITION - REQUEST: The applicant is requesting a Minor Land Partition approval to partition one (1) existing .65-acre site into three (3) parcels for detached single-family residences. An existing residence on Parcel 1 will remain. The proposed lots range in size from 7,668 to 8,476 square feet in size. LOCATION: 11400 SW Fonner Street; Washington County Tax Map 2S103AC, Tax Lot 2200. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single- family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DUNE 10, 2008. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: ,e Y OF TIGARD REQUEST FOR, COMMENTS NOTIFICAil LIST FOR LAND USE & COMMUNITY DEWICOPMENT APPLICATIONS FILE NOS.: IA L.P oZ OO 8 - op o 0 '+ FILE NAME: 'B car) Tam-14-I On CITY OFFICES LONG RANGE PLANNING/Ron Bunch,Planning Mgr. "CURRENT PLANNING/Todd Prager/Arborist-Planner 'POLICE DEPT./Jim Wolf,Crime Prevention Officer ✓BUILDING DIVISION/Mark Vandomelen,Plans Ex.Supervisor 2 ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer _HEARINGS OFFICER(+2 sets) _CITY ADMINISTRATION/Cathy Wheatley,City Recorder L/PUBLIC WORKS/Brian Rager,Assistant Public Works Director PLANNING COMMISSIONIGRETCHEN(+12 sets)L _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs._PUBLIC WORKS/Steve Martin,Parks Supervisor 2 FILE/REFERENCE(+2 sets) 7 _CODE ENFORCEMENT/Christine Darnell,Code Compliance Specialist(DCA) SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*/TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* LEAN WATER SERVICES* Planning Manager North Division Administrative Office Development Services Department 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 David Schweitzer/SWM Program Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 2550 SW Hillsboro Highway Beaverton,OR 97005-1152 Hillsboro,OR 97123 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON* _ CITY OF TUALATIN* OR.DEPT.OF FISH&WILDLIFE _OR.ON.OF STATE LANDS _ Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood(wLUN Form Required) _ Steven Sparks,onv.Svcs Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING* _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland.OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd. _ Joanna Mensher,Date Resource Canter(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps s cws Letter Only) _ Mel Huie,Greenspaces Coordinator(cPA¢oA) Mara Ulloa(Comp.Plan Amendments P.Measure 37) Routing CENWP-OP-G _CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager C.D.Manager,Greene Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY* _ OR.DEPT.OF ENERGY(PowednesieArea) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue _CITY OF LAKE OSWEGO* Routing TTRC—Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Naomi Vogel-Beattie(General apps Lake Oswego,OR 97034 _Planning Division(ZCA)MS 14 _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(CPA) _CITY OF PORTLAND (Notify for Wetlands end Potential Environmental impacts) _Development Review Coordinator _Doria Mateja(ZCA)Ms 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) _Sr.Cartographer tcnnaa)Ms,o 1900 SW 4'h Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor tmwtrw„ Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _OR.PARKS&REC.DEPT. _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin ccca 'all-Poi, ,wO,) Sam Hunaidi,Assistant District Manager (Notify If ODOT RIR-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr.Crossing safety specialist (Notify if Property Hes HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13th Street,NE,Suite 3 725 Sumner Street NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Bruce Carswell,President&General Manager 1200 Howard Drive SE Albany,OR 97322-3336 —SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS �COMCAST CABLE CORP. TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus(ses sus warm Cooed) (If Project Within r Mieofa TrenetRoute) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 9700E-4886 Portland,OR 97232 /PORTLAND GENERAL ELECTRIC IL NW NATURAL GAS COMPANY .VERIZON Z QWEST COMMUNICATIONS Mike Hieb Svc.Design Consultant Scott Palmer,Engineering Coord. John Cousineau,OSP Network Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd. 8021 SW Capitol Hill Rd,Rm 110-I Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97005 Portland,OR 97219 ✓TIGARD/TUALATIN SCHOOL DIST.#23J _BEAVERTON SCHOOL DIST.#48 LCOMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jennifer Garland,Demographics Alex Silantiev rswwpra,wwusiiwo Brian Every(AWe EN WIt, rWW) 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg.12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN S00'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:lpattylmasters)Request For Comments Notification List.doc (UPDATED: 3-Apr-08) (Also update:islcurpin1 setup 1 labels 1annexationslannexation_utilities end franchises.doc,mailing labels&auto text when updating this documei Cheryl Caines • • From: john.cousineau@verizon.com Sent: Thursday, June 12, 2008 9:50 AM To: Cheryl Gaines Subject: Bean Partition MLP 2008-00004 I know I am late getting back to you but I have had many requests.From what I can tell our phone lines are on the north side of the street.The other two parcels will need to get their conduit to the street at least.This may not be what you need but I thought it would help when you talk with the developer. John R.Cousineau Network Engineer OSP Network Engineering and Planning Verizon Communications Office-503.643.0371 Fax-503.643.0977 john.cousineau@verizon.com i • • TVpiNt Tualatin Valley Fire & Rescue June 10, 2008 Cheryl Gaines, Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: (MLP) 2008-00004 Bean Partition Dear Cheryl, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal. We have no comments or conditions insofar as fire apparatus access or firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree with, or wish to discuss further, please call me. Sincerely, John K . Dalby John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 (503) 356-4723 North Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com Cheryl Caines • • From: Smith, Lynn [Lynn.Smith@gwest.com] Sent: Thursday, June 05, 2008 11:07 AM To: Cheryl Caines Subject: Land Partition response In response to the following requests for comment: Bean Partition MLP 2008-00004 This project falls outside of the Qwest serving area, therefore we have no objections or comments. Thank you for the opportunity to review and comment. Please consider this e-mail the only response we will send on these project. Have a wonderful day. Thank you, Lynn M. Smith Manager, Right-of-Way Oregon 503-242-6376 Office 800-427-8360 Pager 503-242-7513 Fax This communication is the property of Qwest and may contain confidential or privileged information. Unauthorized use of this communication is strictly prohibited and may be unlawful. If you have received this communication in error, please immediately notify the sender by reply e-mail and destroy all copies of the communication and any attachments. i • CleanWater Services Our commitment is clear. JUN 6 2008 MEMORANDUM DATE: June 2, 2008 FROM: David Schweitzer, Clean Water Services TO: Cheryl Caines, Associate Planner City of Tigard Planning Division SUBJECT: Review Comments—Bean Partition, 2008-00004 MLP GENERAL COMMENTS • This Land Use Review by Clean Water Services (CWS) does not constitute approval of storm or sanitary sewer compliance with the NPDES permit held by CWS. CWS must review and approve final construction plans prior to issuance of any construction and/or connection permits. • All provisions of the development submittal shall be in accordance with current CWS Design and Construction Standards, (presently R&O 07-20), and all current Intergovernmental Agreements between the City and CWS. • Final construction plans shall be reviewed and approved by CWS for conformance with current CWS Design and Construction Standards prior to issuance of any construction permits. • A Stormwater Connection Permit Authorization shall be required, as authorized by CWS, prior to construction of sanitary sewer, storm and surface water systems, and final plat approval. • Public sanitary and storm sewer easements shall be required in accordance with current CWS Design and Construction Standards, and shall be shown on the final construction plans. SANITARY SEWER • Each lot in the development shall be provided with a direct gravity side sewer(service lateral)connection to a public sanitary sewer mainline in accordance with current CWS Design and Construction Standards. Each sanitary lateral shall provide service to only one lot and shall be contiguous with public right-of-way or public sewer easement. As proposed, the private sanitary system has two tax lots (2 and 3)hooked onto one private lateral, lot one lateral crosses lot two property line, and/or the lateral lengths of the lot services do not meet R&O 07-20 chapter 5.09 requirements. The situation is confusing as sheet C4.1 does not 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone:(503)681-3600• Fax:(503)681-3603 •www.CleanWaterservices.org • • CleanWater Services Our commitment is clear. adequately reflect the proposed property lines of the three lots as shown on sheet C2.1. Recommend one public line in a 15 foot public SS easement down the private drive with three private laterals, and connection to the existing Former St ROW system with a structure. • Lateral lengths and design considerations shall follow R&O 07-20 chapter 5.09 requirements. STORM DRAINAGE AND WATER QUALITY • Each lot in the development shall be provided with a gravity service lateral and individual connection to a public storm conveyance. • A hydraulic and hydrological analysis of the existing drainage and downstream storm conveyance system, in accordance with current CWS Design and Construction Standards R&O 07-20 chapter 2.04.2 (m), is required and has been supplied in the Request for Comments Package. The applicant is responsible for mitigating downstream storm conveyance if the existing system does not have the capacity to convey the runoff volume from a 25-year, 24-hour storm event. • City required half street improvements requiring an extension of the public SD system shall follow the design considerations in chapter 5. SENSITIVE AREA • CWS has reviewed this proposal for Tax/Lot Map 2S1 03AC-02200 and issued a Sensitive Area Pre-Screening Site Assesment (SAPSSA), CWS File Number 08-000677, for the proposed development dated March 19, 2008 for the land use Minor Land Partition. Sensitive areas do not appear to exist on site or within 200' of the site. The SAPSSA will serve as the Service Provider Letter for this project. EROSION CONTROL • All CWS erosion control requirements in accordance with current CWS Design and Construction Standards shall be met. 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone: (503)681-3600•Fax: (503)681-3603•www.CleanWaterServices.org MEMORANDUM TO: Cheryl Caines FROM: Todd Prager, City Arborist RE: Fonner Street Partition DATE: May 30, 2008 As you requested I have provided comments on the "Fonner Street Partition" project. If you have any questions or concerns regarding my comments please contact me anytime. 18.745.030 General Provisions C, Installation Requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. • • 18.745.040, Street Trees B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. This requirement has not been met. Street trees are required along Fonner, and the private access drive. These need to be chosen from the Tigard list and shown on the plans. Trees that are planted in the buffer area between the driveway and neighboring property will not be considered as street trees. The species should differ between Edgewood and the private drive in order to increase diversity. If street trees are planted on the backside of theidew along the private drive, they should be large stature trees (at maturity) and planted within 6' of ROW. It is acceptable for them to include a note on their street tree plans that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. 18.745.050, Buffering and Screening This requirement appears to have been met by the proposal of a 5' high fence between the private drive and neighboring property. 18.790.030, Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. As required, the applicant has provided a tree plan conducted by Ray Myer, a certified arborist. However, the tree plan does not contain all of the required elements (see B2 and B4 below). B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; This requirement has been met. • • 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. This requirement has not been met. The proposed retention of 43% of non-hazardous trees over 12" DBH requires that two thirds of those diameter inches removed be mitigated in accordance with Section 18.790.060D. Therefore, the applicant must replace 67% of the 100 inches removed, or 67 inches. This can be accomplished by either planting 67 caliper inches worth of trees, paying $8,375.00 (100 inches removed x $125/inch, tree replacement fee x 67%), or any combination thereof. If a mitigation planting proposal is submitted, it needs to have a signature of approval from the project arborist certifying that it meets the requirements of 18.790.060D and that the species and placement of mitigation trees has been reasonably calculated to provide for their growth to maturity. 3. Identification of all trees which are proposed to be removed; This requirement has been met. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This requirement has not been met. • • The grading plan and tree preservation plan need to display the required tree protection type (6' high metal), applicable tree protection specifications, and tree protection zone dimensions to scale per the project arborist's report. Finally, the tree protection plan should include a signature of approval from the project arborist. 18.790.040 Incentives for Tree Retention B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction maybe removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A condition of approval will ensure that this standard is met. 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability, flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment-laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. • • 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75% canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. B. Effective date of permit. A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed. D. Removal permit not required. A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2. Is a hazardous tree; 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; 4. Is used for Christmas tree production, or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive lands. E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020 A.2., excluding D.4. above, is not permitted. Tree 519 appears to be located in a significant habitat area and thus requires a permit prior to removal. CONDITIONS OF APPROVAL Street Trees This requirement has not been met. Street trees are required along Fonner, and the private access drive. These need to be chosen from the Tigard list and shown on the plans. Trees that are planted in the buffer area between the driveway and neighboring property will not be considered as street • • trees. The species should differ between Edgewood and the private drive in order to increase diversity. If street trees are planted on the backside of the sidewalk along the private drive, they should be large stature trees (at maturity) and planted within 6' of ROW. It is acceptable for them to include a note on their street tree plans that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. Tree Mitigation This requirement has not been met. The proposed retention of 43% of non-hazardous trees over 12" DBH requires that two thirds of those diameter inches removed be mitigated in accordance with Section 18.790.060D. Therefore, the applicant must replace 67% of the 100 inches removed, or 67 inches. This can be accomplished by either planting 67 caliper inches worth of trees, paying $8,375.00 (100 inches removed x $125/inch, tree replacement fee x 67%), or any combination thereof. If a mitigation planting proposal is submitted, it needs to have a signature of approval from the project arborist certifying that it meets the requirements of 18.790.060D and that the species and placement of mitigation trees has been reasonably calculated to provide for their growth to maturity. Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required. Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. The Tree Mitigation Plan shall include a signature of approval from the project arborist and be due for review and approval prior to tree planting or the issuance of building permits, whichever is first. The mitigation proposal shall show the species, location, and spacing of mitigation trees in relation to buildings, infrastructure, existing trees, street trees, and each other. After the plan is approved and the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re- inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. • • Tree Protection This requirement has not been met. The grading plan and tree preservation plan need to display the required tree protection type (6' high metal), applicable tree protection specifications, and tree protection zone dimensions to scale per the project arborist's report. Finally, the tree protection plan should include a signature of approval from the project arborist. All trees to be retained shall be protected with six (6') foot high metal fences. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. This note shall be included on the Tree Protection Plan. • If the Builder is different from the Developer or initial applicant: Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the locations of trees that were preserved on the lot during site development. In addition, the plans shall include accurate locations of tree canopy driplines and protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. Deed Restriction Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record deed restrictions to the effect that any existing tree greater than 6" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. • • MEMORANDUM CITY OF TIGARD, OREGON DATE: 5/27/08 TO: Cheryl Caines, Associate Planner FROM: Kim McMillan, Development Review Engineer. RE: MLP2008-00004 Bean Access Management (Section 18,705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. Lancaster Engineering submitted a preliminary sight distance certification, dated March 17, 2008. The applicant has proposed a shared access for Lots 2 and 3 near the east property line. An earlier letter from Lancaster Engineering stated that the 85th percentile speed is 23 mph, requiring 255 feet of sight distance. However, the posted speed on a local street is 25 mph and sight distance must comply with the greater of the posted speed versus the 85th percentile speed. The measured sight distance from the proposed access location to the east is in excess of 300 feet. The engineer states that with clearing of vegetation and minor grading along the site frontage, site distance looking west to the 90-degree corner results in 285 feet. The applicant shall clear the vegetation and grade along the site frontage in order to obtain the maximum sight distance to the west. The applicant's engineer shall submit a final sight distance certification upon completion of frontage improvements that show compliance with the 25 mph posted speed. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore ENGINEERING COMMENTS MLP2008-00004 Bean PAGE 1 any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Fonner Street is a Neighborhood Route; therefore this criterion does not apply to the existing and proposed driveways. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Fonner Street is a Neighborhood Route; therefore this criterion does not apply to the existing and proposed driveways. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route (Local Street) to have a 54 foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Fonner Street, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline. SW Fonner Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements. ENGINEERING COMMENTS MLP2008-00004 Bean PAGE 2 • • Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. Due to existing development there is no necessity provide future street extensions to give access or permit future development of adjoining land. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. Due to existing development there are no opportunities for new street alignments or connections. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street ENGINEERING COMMENTS MLP2008-00004 Bean PAGE 3 (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The proposed frontage improvement along SW Fonner Street does not exceed 5% grade, thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. ENGINEERING COMMENTS MLP2008-00004 Bean PAGE 4 • • PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a 5 foot wide sidewalk along their project frontage behind a 5 foot wide planter strip, thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's narrative states that the lots will be provided with separate laterals. However, the plans show Lots 2 and 3 sharing a lateral, which is not allowed. The applicant shall revise the plans prior to submittal for the PFI permit to show 3 separate sewer laterals or one public sewer line to the point where Lots 2 and 3 can be connected to a manhole. A 15 foot wide public utility easement will be required if the public sewer line option is selected. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by ENGINEERING COMMENTS MLP2008-00004 Bean PAGE 5 • • Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quantity facility to accommodate the storm water from Parcels 2 and 3. Rather, the CWS standards provide that applicants should pay a fee in- lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. The applicant's plans show a public storm sewer line will be constructed in SW Fonner Street from this development to the existing inlet at the corner to the west. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW Fonner Street is not a designated bicycle facility. ENGINEERING COMMENTS MLP2008-00004 Bean PAGE 6 • • Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Fonner Street (north side). If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 125.9 lineal feet; therefore the fee would be $ 4406.50. Public Water System: The City of Tigard provides water service in this area. The applicant will be required to obtain domestic water meters from the City through the PFI Permit process. ENGINEERING COMMENTS MLP2008-00004 Bean PAGE 7 • • Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcels 2 and 3. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The applicant shall submit an Erosion Control plan for review and approval with the PFI Permit application. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. ENGINEERING COMMENTS MLP2008-00004 Bean PAGE 8 • • Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover half-street and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact ENGINEERING COMMENTS MLP2008-00004 Bean PAGE 9 • • person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW Fonner Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Fonner Street in a safe manner, as approved by the Engineering Department. A profile of SW Fonner Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant's plans shall be revised to provide 3 separate sanitary sewer laterals or one public sewer line. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." ENGINEERING COMMENTS MLP2008-00004 Bean PAGE 10 • • The applicant shall clear vegetation and provide minor grading, as outlined by Lancaster Engineering's letter of March 17, 2008, necessary to achieve sight distance to the west of the proposed shared driveway. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. ENGINEERING COMMENTS MLP2008-00004 Bean PAGE 11 D. The right-of-way dedication for SW Fonner Street, providing 27 feet from centerline, shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit one paper copy of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. The applicant shall either place the existing overhead utility lines along SW Fonner Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 4406.50 and it shall be paid prior to issuance of building permits. ENGINEERING COMMENTS MLP2D08-00004 Bean PAGE 12 • • During issuance of the building permit for Parcels 2 and 3, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). Prior to issuance of building permits, the applicant's engineer shall submit a final sight distance certification based on the posted 25 mph speed. ENGINEERING COMMENTS MLP2008-00004 Bean PAGE 13 r i • REQUEST FOR COMMENTS ., IN TIGARD DATE: May 27.2008 TO: Mark Vandomelen, Plans Examination Supervisor FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Caines.Associate Planner(x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylc@tgard-or.gov MINOR LAND PARTITION (MLP) 2008-00004 - BEAN PARTITION - REQUEST: The applicant is requesting a Minor Land Partition approval to partition one (1) existing .65-acre site into three (3) parcels for detached single-family residences. An existing residence on Parcel 1 will remain. The proposed lots range in size from 7,668 to 8,476 square feet in size. LOCATION: 11400 SW Fonner Street; Washington County Tax Map 2S103AC, Tax Lot 2200. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single- family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DUNE 10. 2008. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter or email. X_ Written comments provided below: p /- A I P✓ Ust+t ��. 1rC✓ SQ✓viC21r 5�ci l g j- -- -� ( � A G� - LrGCr✓r�o7 �1,4,4r j I le-vl`ve.,--�. I,,,,,_.,b S'L.wl i Caws, 1 wi r t, 1-'e 2 00 ix ©v-e— P +> Ca A t Name&Number of Person Commenting: dvt., s: t I ; ; w. So 3 7 i 4 2 c! � REQUEST FOR • COMMENTS DATE: May 27,2008 T I G A R D TO: Brian Rager,Assistant Public Works Director FROM: City of Tigard Planning Division STAFF CONT:. : Cheryl Caines_Associate Planner (x2437) Phone: (503) 639-4171 Fax: (503) 62' 3681 Email: cherylc@tgard-or.gov MINOR LAND PARTITION (MLP) 2008-00004 - BEAN PARTITION - REQUEST: The applicant is requesting a Minor Land Partition approval to partition one (1) existing .65-acre site into three (3) parcels for detached single-family residences. An existing residence on Parcel 1 will remain. The proposed lots range in size from 7,668 to 8,476 square feet in size. LOCATION: 11400 SW Fonner Street; Washington County Tax Map 2S103AC, Tax Lot 2200. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single- family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DUNE 10, 2008. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: /✓ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: ✓5: b.w Name&Number of Person Commenting: 2411 • REQt EST FOR COMME TS 1111 DA 1'L: May 27.2008 T I GARD TO: Jim Wolf.Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Gaines,Associate Planner (x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylc@,tigard-or.gov MINOR LAND PARTITION (MLP) 2008-00004 - BEAN PARTITION - REQUEST: The applicant is requesting a Minor Land Partition approval to partition one (1) existing .65-acre site into three (3) parcels for detached single-family residences. An existing residence on Parcel 1 will remain. The proposed lots range in size from 7,668 to 8,476 square feet in size. LOCATION: 11400 SW Fonner Street; Washington County Tax Map 2S103AC, Tax Lot 2200. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single- family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DUNE 10, 2008. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: 7 We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: ttAddc 1tit ( rtvk(W nth %0k 0c 04A a( 1O. 40'wx cram*/ 5t- Name&Number of Person Commenting. t �M ",' . J. C. MILNE REGISTERED CIVIL ENGINEER FORMERLY EORMERLV RECs157FRED IN: 1312 SW 16T11 AVENUE RE019TERED IN' PORTlAND. OREGON 9720 1-2 51e ARIZO NA IDAHO PHONE: (SO31 243.S580 MICHIGAN OHIO COLORADO ILLINOIS FAX(503)243.3578 MISSOURI PENNSYLVANIA ❑DNNEC—IGUT INOIANA NEVADA TENNESSEE ➢ELAWARE KANSAS NEW HAMPSHIRE IJTAH FARl DA KENTUCIC1 REGISTERED IN OREGON NEW JERSEY WASHINGTON GUAM LO'JISUNA NEW MEXICO WISCONSIN HAWAII MAINS NEW TORK June 23, 2008 RECEIVED Emily Eng,Assistant Planner JUN 2 4 2008 Planning Division GTTy OF TIGARD City of Tigard 13125 SW Hall Blvd. Portland, Oregon 97223 Fax: 503-718-2748 BUILDING DIVISION Dear Emily, Re: MIP 2008-00006 White Oak Partition Your correspondence dated June 20m concerning flag lot at 11030 SW 74 is very clear and appreciated. The reason we are writing to you is to put on record by the date in your notice 5:00 PM, June 25 2008 that the developer is the same developer doing work on Access Road from 99 E to new White Oak Village ' Subdivision. Enclosed are two letters we sent to Al Dickman, one dated June 13 and June 17 to explain clearly our concern at developer's contractor not restoring the wall to its original condition after grading work of the Access Road from 99E to New White Oak Village Subdivision. The developer's contractor disturbed the appearance of the bottom 3'-0 of our wall. We have not seen any action on this request on repainting bottom exposed concrete and 3 block high strip of wall of Milne building on Tax Lot#1800 exterior of west. We have also requested a drawing of the cross section through the Access Road to Pacific Hwy to explain the finish surface to the Access Road so that we can understand better what is the finish surface of the Access Road but have not received it. Below are items that we wish to have done which are listed in the June 13 2008 letter to Al Dickman copy attached in which we agreed to have the sump removed originally called for on plans. 1. Milne Real Properties to be held harmless in event of problems from water from Milne property flowing into the Access Road. 2. Finish of the narrow strip space adjacent to the Access Road between the properties to be the same surface material as that which is on the adjacent Access Road. 3. We would like the new Access Road to be available to accept up to 3 pedestrian exits in the west wall of Milne building on Tax Lot# 1800. This is in case building regulation's called for Emergency Exits in the future in the existing building or in one that may be built in the future. TOOL 3N1IJt S3J4YI' BLB£ Ctc' COS YV1 LZ:LT 900Z/CZi90 4. Owner of White Village Development to repaint up to 3'0 to 4'-0 to uniform line on a joint line of wall including rows of block and exposed concrete footing if any, below. 5. We also appreciate receiving a drawing showing the cross section of the proposed Access Road so we can see what is planned for Access Road surface. We are sending this in writing so that you have our concerns in writing on the record before the dead line that you put your transmittal to us concerning the work on White Oak Village Subdivision described in Tigard Planning letter that is by June 25 2008 by 5:00 PM. We are sending a copy of this letter to Dick Bewersdorff who is the Planning Manager and E Kim McMillan who is the Engineering Manager of City of Tigard. Warm regards, Sincerely, Jim Milne JCMILN Encl.: a. Copy of letter to Al Dickman dated June 13 2008 b. Copy of letter to Al Dickman dated June 17 2008 CC: Dick Bewersdorff, Planning Manager(F: 503-598-1960) E Kim McMillan, Engineering Manager(F: 503-598-1960) Z00[8 3N1IIQ '0 SDINT SLCC CIZ COS TVA LZ:LT SOOZ/CZ/90 • RIVED J. C. MILNE JUN 2 4 2008 REGISTERED ENGINEER CITY C)FTIGARD 1312 SW 167N AVENUE, 3L'!TE i01 REGISTERED IN OREGON BUILDINIG WISIE TEREO IN: PORTLAND, OREGON D7201-2E1 O ARIZONA MICHIOAN PHONE: (503) 243.3560 coLORArO MISSOURI EONNECTICVT NEVADA FAX'. TS031 Z43-3578 o=LAWARE NEW HAMP6Hmo June 17 2008 r60RIDA NEW JERSEY I OUAM NEW MEXICO u AwAII NEWYORK ICANO OHIO ILLINOIS PENNSYLVANIA Al Dickman, Senior Engineer Tech. INOIANA TENNESSEE KANSAS UTAH Engineering Department K¢NrvcoIv WASHINGTON LOUISIANA WISCONEIN City of Tigard MAINE 13125 SW Hall Blvd Tigard, Oregon 97223 Fax: 503-624-0752 Dear Al, Re: Access Road from 99E to New White Oak Village Subdivision on west side Milne property at 11643 SW Pacific Hwy, Tigard, OR Following our conversation this morning, this is to let you know that we sent Linh Nguyen in my office to take photographs of the wall at 11643 SW Pacific Hwy and made a test with a book of colors to get the closest color selection of the concrete block wall. The following information will clarify our understanding of what need to be • done on the painting: A.Color of paint is Pratt and Lambert# 15-1 namely Ambertique. B.We request that the concrete foundation and 3 horizontal rows of concrete block wall up to the top of the third row of concrete block be repainted for the entire length of the concrete block wall of the Milne building along the access road from 99E to New White Oak Village Subdivision. This will leave the entire rear wall be at the same condition as before work being started on the access road. • Enclosed are pictures of the rear wall dated June 16 2008_ We are mailing you a copy of this original letter with pictures and sending this by fax to help you speed up the process of having this matter resolved. Warm regards, Sincerely, Jim Milne~7 JCM/LN Encl.: Pictures of the rear wall at 11643 SW Pacific Hwy dated June 16, 2008 500Izj SKII ' 'D SAKdf 8L5£ £bZ COS XVI SZ:LI 800Z/CZ/90 Cheryl Gaines • • From: sales [salesl@souljazz.net] Sent: Tuesday, June 10, 2008 4:16 PM To: Cheryl Gaines Cc: JGianola@koin.com; Sharon Subject: Bean Partition: neighborhood residents comments, concerns Importance: High Dear Cheryl: This communication pertains to the Bean Partition proposal, 11400 SW Fonner St., Tax Lot 2200. This entire section of SW Fonner St. is a neighborhood characterized by groves of stately historic evergreens (firs and cedars) and other trees, which also line and frame the street, thereby giving the neighborhood its unique, virtually unspoiled woodsy flavor. Tigard has been rapidly depleting such natural areas in the last three decades, as many developers (with the notable exception of the Genesis subdivisions) have wantonly clearcut and despoiled the natural environment of formerly beautiful pockets of our city. This particular property has a number of significant trees. The cedar in the front yard (near the present driveway, facing the street) is a stately cedar growing straight and tall, and poses no risks. There is room to create an access driveway (for the proposed flag lots) at either the east or west side of the property, without disturbing this tree. Both the interior and the perimeter of the property contain a number of lovely trees, including a 1) screening buffer for adjacent neighbors, and the trees provide a 2) sound buffer from Fonner's increasing traffic for other nearby neighbors, and 3) help in purifying the [otherwise polluted] air people breathe, and 4) provides a year-round habitat for hundreds of native wildlife, as well as 5) numerous migrating birds on the federally protected list of endangered/protected birds. The southern boundary of the property features a number of large trees, which are actually partially or wholly within the property of the adjacent neighbors, Mr. and Mrs. Jeff Gianola. According to Mr. Gianola, the wall which spans the entire length of that boundary is more than three feet into the Gianolas' property, and the roots of these large trees extend well into that property. Similarly, trees along the east and west sides of the property are also close to those adjacent neighbors. Any removal or damage to those trees would detrimentally affect the adjoining properties. It is our stated concern that the City of Tigard take a more proactive role — than it has in the past - in protecting existing stands of trees, and mitigate and carefully monitor the development of any properties containing good healthy sustainable trees. The City of Tigard and its officials like to publicly promote Tigard as a tree-growing city. Those of us who have lived here for decades know that Tigard is better known as a municipality that has allowed the wanton destruction of forests by permitting the clearcutting of formerly pristine natural environments, or only levying fines of hundreds of dollars against developers who have deliberately violated their agreements with the city. For example, in the 1990s, the Arbor Heights apartments development was formerly 20 acres of woods, 15 acres of which the city allowed the developer to totally clearcut on a steep slope. I warned the city in advance of the erosion hazard that would be created — in the Tigard Times, on the front page — but the city would not pay attention. Hard rains came that summer right after the clearcutting, and mud and debris from the eroded slope poured down the hill, clogging the city sewers. This cost more than $100,000 of taxpayer revenues to unclog. Similarly, the Fonner Woods developer (SW 113th PI) clearcut literally 99% of the forest which had previously been there, and cut large fir trees which the city had forbidden him to cut. The developer made a profit of tens of thousands of dollars on this prohibited logging, after paying a measly fine of several hundred dollars. Most of the little stick seedlings the developer planted to replace the large trees died within several months, and others were removed by the developer right after the city arborist finished his inspection. The city is also accountable and at fault for not responsibly monitoring, inspecting, and actively preventing the developer from violating minimum rear setback requirements (some houses were constructed <15 feet from the rear property boundaries). The Hunter's Glen development on SW Fonner also posed hazards, because it was adjacent to tributaries of Derry Dell Creek (part of the Fanno creek watershed system). The clearcutting of most of that forest resulted in erosion into the creek, requiring the costly construction of unsightly cinderblock walls along both sides of the creek and public greenway and structural improvements to support the pedestrian footbridge, because of the virtual destruction of the forest along the public waterway/greenbelt. Before the property was developed, I had suggested to the City of Tigard that the property be purchased and used as a small park, since it was forested and right on the creek, with street access; city officials told me that creating another park was "Not a priority for the city." 1 May I remind the city staff and electeand appointed officials that Tigard is becoming overcrowded with in-fill development, new residents, automobiles/traffic, and the ensuing costs and problems thus engendered and entailed, and Tigard lags behind most of the other municipalities in the Portland metro area in park space per capita (city resident) and as computed by land area. The City of Tigard needs to act responsibly - as a public guardian, not as an enabler and tool of private developers - and preserve its remaining forests for future generations. To continue this pattern of capitulating to aggressive mercenary developers simply for the purpose of filling city tax coffers (and inflating administrative salaries), or to meekly kowtow before the feet of an often misguided and overbearing Metro agency would be absolutely unconscionable. Public health issue: Please be duly informed - everyone involved in this process - that trees absorb and revive the polluted air of our city and the overall metro area. Large evergreens and desiduous trees are critical in keeping the air we breathe as clean as possible. Every time small forests and groves are cut, it negatively impacts the air quality, cumulatively endangering public health by contributing to the spread of respiratory illnesses and diseases, cancers, and other maladies. Without our rainforests, too, most of the human race could not survive. As forest cover is depleted, this also contributes to global warming, droughts, the destruction of the atmosphere's ozone layer, and further exacerbates the serious problems created by the proliferation of air pollution from human technology- generated hydrocarbons. The destruction of such forests' root systems in many instances is likewise directly responsible for erosion, standing pools of water, flash flooding, and other problems (as noted in the Arbor Heights example). We therefore petition the City of Tigard to take a much more proactive position and role in protecting our environment — for the sake of our citizens, present and future. Sincerely, Michael and Sharon Brewin, SW Morgen Ct, Tigard 2 MAILING / NOTIFICATION RECORDS • • II AFFIDAVIT OF MAILING = 14, TIGARD I, Patricia L. Lansford being, first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: fn,a ,,,,,go•(FI wb,0 ❑x NOTICE OF DECISION FOR MLP2008-00004/BEAN PARTITION (He No Reference) 0 AMENDED NOTICE ® City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on June 25.2008,and deposited in the Ulu States Mail • e une 25 2008,postage prepaid. 111 , ..." .0/ ii / 41111'4. /fr&dfitia a' (Person that Pre i._1, notice) '/ A STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the o2 day of a1L1 ,2008. i'4..., OFFICIAL SEAL SHIRLEY I.TREAT ` NOTARY PUBLIC-OREGON /, � COMMISSION NO.416777 NA MY COMMISSION EXPIRES APRIL 25,2011_ dAtit N Y PUB C OF OREGON My Commission Expires: 1-1 1a541 • • EXHIBIT A NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2008-00004 i : - BEAN PARTITION 120 DAYS =9/13/2008 SECT ION I. APPLICATION SUMMARY FILE NAME: BEAN PARTITION CASE NO.: Minor Land Partition(MLP) MLP2008-00004 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing .65-acre site into three (3) parcels for detached single-family residences. An existing residence on Parcel 1 will remain. APPLICANT: Josh Bean APPLICANT'S Planning Resources,Inc. 13123 SW Winterlake Court REP.: Ken Sandblast,AICP Tigard,OR 97223 7160 SW Fir Loop,Suite 201 OWNER Fonner,L.L.C. Tigard, OR 97223 2744 SW Scholls Ferry Rd. Portland,OR 97221 COMPREHENSIVE PL DESIGNATION: R-4.5;Low-Density Residential. ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted-conditionally. LOCATION: 11400 SW Former St.;WCTM 2S103AC,Tax Lot 2200. PROPOSED PARCEL 1: 7,728 Square Feet. PROPOSED PARCEL 2: 7,668 Square Feet. PROPOSED PARCEL 3: 8,476 Square Feet APPLICABLE REVIEW CRITERIA: Community Develop ment Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 [Residential ZoningDistricts); (Access Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 1 OF 23 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO SITE WORK The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the followingrequirements to the PLANNING DIVISION,Al'1 N: CITY ARBORIST 503-639- 4171. The cover letter sha clearly identify where in the submittal the required information is found: 1. Prior to site work the applicant shall obtain a Type 1 Tree Removal Permit for tree#519. 2. During the PFI permit review the applicant shall work with the Project Arborist,Project Engineer, and City Staff to research measures to retain tree#454 -Western Red Cedar. 3. Prior to site work the applicant shall submit revised plans (grading plan and tree protection plan) to the City Arborist for review and approval showing the location of the required tree protection fencing (6-foot metal), tree protection specifications, and tree protection zone dimensions to scale in accordance with the Project Arbonst's report. 4. Prior to site work,the applicant shall position fencing as directed by the project arborist to protect the trees to be retained. All trees to be retained shall be protected with six(6) foot high metal fences,per the arborist protection plan. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to,verify that the tree protection measures are performingadequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 5. If work is required within an established tree protection zone the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City, Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. This note shall be included on the Tree Protection Plan. 6. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced,then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist 7. Prior to issuance of building permits or tree planting: whichever is first, the applicant shall submit a mitigation plan for 67 tree inches to the City Arbonst for review and approval. Mitigation can be accomplished by either planting 67 caliper inches worth of trees, paying $8,375.00 (67 inches x $125 per caliper inch), or any combination thereof. If a mitigation planting proposal is submitted,it needs to have a signature of approval from the project arborist certifying that it meets the requirements of 18.790.060D and that the species and placement of mitigation trees has been reasonably calculated to provide for their growth to maturity. The mitigation proposal shall show the species, location, and spacing of mitigation trees in relation to buildings,infrastructure,existing trees,street trees, and each other. 8. Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required.Mitigation is calculated at $125.00 per caliper inch (67 inches x$125 = $8,375). Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060D,will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. After the trees are planted,the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 2 OF 23 year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted b a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remainingvalue of caliper inches not successfully mitigated shall be paid as a fee in- lieu of planting from the origi cash assurance. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION,ATTN: HIM MCMILLAN 503- 639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 9. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover half-street and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 10. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who win provide the financial assurance for the public improvements. For example, specify if the entity is a corporation limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineenng Department will delay processing of project documents. 11. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 12. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the-City Engineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. 13. The applicant shall submit construction plans to the Engineering -Department as a part of the Public Facility Improvement permit which indicate that they will construct a half-street improvement along the frontage of SW Fonner Street. 'fhe improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; FL streetlight layout by applicant's engineer,to be approved by City Engineer; I. underground utilities; street signs (if applicable); driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Fonner Street in a safe manner, as approved by the Engineering Department. 14. A profile of SW Fonner Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 15. The applicant's plans shall be revised to provide 3 separate sanitary sewer laterals or one public sewer line. 16. An erosion control plan shall be provided as part of the Public Facility_Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 3 OF 23 • • 17. The applicant shall clear vegetation and provide minor grading, as outlined by Lancaster Engineering's letter of March 17,2008, necessary to achieve sight distance to the west of the proposed shared driveway. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or fans that address the following requirements to the PLANNING DIVISION, ATTN CHERYL CAINESp503- 639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 18. The applicant shall obtain written approval for the driveway turnaround design from the area's garbage hauler. 19. Place a note on the final plat for the visual clearance easement on lot 1 to the benefit of the City of Tgard. Said easements are subject to the City of Tigard Visual Clearance Area standards that restrict the height of plantings and structures (Tigard Development Code Chapter 18.795). 20. Prior to final plat the applicant shall submit a site plan for review and approval that shows the placement and height of the screening fence along the shared access drive. The fence must meet the standards of 18.795 (Visual Clearance Areas). The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION,ATTN:HIM MCMILLAN 503- 639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 21. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 22. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. Maintenance shall include street trees if planted along the eastern property line. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 23. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global posttionurg system(GPS) geodetic control network(GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. 24. Final Nat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians,at (503) 639-4171,ext.2421). C: The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05) Washington County,and bythe City of Tigard. D. The right-of-way dedication for SW Fimner Street,providing 27 feet from centerline,shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). NOTICE OF DEQSION NILP2008-00004/BEANPARTITION PAGE 4 OF 23 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the PLANNING DIVISION ATTN: CHERYL CAINES503- 639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 25. Prior to issuance of building permits, the applicant shall demonstrate that the height restriction and front, rear, and side yard setbacks for structures are as required for flan lots or base zone requirements. This includes a 20-toot garage setback. Requirements for flag lots j3arcels 2 and 3) are outlined in TDC 18.730.020.0 Side yard setbacks for flag lots are typically 10 feet. 26. Prior to building ermit issuance for Parcel 3, the applicant shall show a 20-foot setback along the western boundary to sans requirements made by John Dalby, Fire Marshall. A setback less than 20 feet would place the home further 150 feet from the end of the shared access drive. 27. Prior to the issuance of building permits on Parcels 2 and 3, the applicant shall supply building elevations, site plans and a narrative showing how the flag lot height standards are met. 28. Prior to building permit issuance, the applicant shall submit a revised development plan for review and approval that indicates the size, species, and location of street trees alongFonner Street and the private cInve for the City Arborist s review and approval. Spacing of such trees shall be in accordance with Section 18.745.040.C2.0 of the Tigard Development Code. A note may be placed on the plan that states "slight variations in placement may be required, but every effort will be made to keep the same net number of street trees that are shown on the plan." 29. At the time of submittal for building permits for individual homes within the development,the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18,will be provided on-site for each new home. 30. Prior to issuance of building permits, the applicant shall submit a building site plan to the building division indicating the locations of trees that were preserved on the lot during site development. In addition,the plans shall include accurate locations of tree canopy driplines and protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in budding the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION,ATTN: HIM MCMILLAN 503- 639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 31. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 32. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows:: 1) 3 mil mylar 2) a diskette of the as-builts in DWG format,if av ble otherwise "MT" will be acceptable,and 3) the as-fmu It drawings shall be tied to the City's GPS network The applicant's engineer shall provide the City with an electronic with points for each structure (manholes, catch basins, water valves hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). 33. The applicant shall provide sign age at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 34. The applicant shall either place the existing overhead utility lines along SW Fonner Street underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be$4,406.50 and it shall be paid prior to issuance of building permits. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 5 OF 23 35. During issuance of the building permit for Parcels 2 and 3,the applicant shall pay the standard water quality and water quantity fees per lot(fee amounts will be the latest approved by CWS). 36. Prior to issuance of building permits, the applicant's engineer shall submit a final sight distance certification based on the posted 25 mph speed. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or_plans that address the following requirements to the PLANNING DIVISION ATTN: CHERYL CAINESp503- 639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 37. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 38. Prior to issuance final building inspection, the applicant/owner shall record deed restrictions to the effect that any existing tree greater than 6" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site and Vicinity Information The .65 acre site is located on the south side of SW Former Streets east of SW 115th Avenue. The site is zoned R 4.5 (Low Density Residential),as are all surrounding properties. An existing single-family home sits near the Former Street on the north side of the site, and it will remain on proposed Parcel 1. Homes in the area are single-family of varying ages. Property History: A search of City records shows only land use cases related to the minor land partition, no other approvals were found affecting this parcel. Proposal Description The owner is proposing a three lot partition for construction of single-family homes on two of the lots. An existing home will remain on Parcel 1. The net square footage of the three parcels will be: Parcel 1 - 7,728 square feet,Parcel 2 - 7,668 square feet and parcel 3 - 8,476 square feet. Parcels 2 and 3 will be accessed by a shared drive along the east side of the site. SECTION IV. PUBLIC COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition,staff has posted a notice on the site,visible from both streets. Comments were received from Michael and Sharon Brewin concerning tree removal. Trees and natural areas have been disappearing in the area due to development. Mr. &Mrs.Brewin state that there are several significant trees on the site that provide screening and sound buffers for neighbors, purify the air, and provide habitat for native wildlife and migrating birds which are listed as endangered or protected. It was also noted that loss of trees and the root systems is likely responsible for erosion, standing pools of water, and flash flooding. The Brewins are asking that the City take a more proactive role in protecting our environment. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 6 OF 23 RESPONSE: Current code allows the removal of trees through the development process with a requirement to mitigate for loss of trees greater than 12 inch caliper. The code also requires that lots meet dimensional standards and in-fill projects provide for the laan Boundary: ned densities within the Urban Growth Bounda These standards normally mean the removal of some trees. Staff has reviewed the trees to be removed. A few of the trees are being removed due to condition, but the majority of the trees are being removed due to their locations within future construction areas. Trees along theeperimeter of the site are being retained. It may be possible to preserve tree #454, a 44-inch Western Red Cedar located near Fonner Street. Staff has contacted the applicant's consultant to discuss the issue,but it is unknown at this point if retention is possible. The applicant's arborist and consultants will need to work closely with staff to determine construction methods and protection measures that will ensure the long term survival of the tree. The code does not allow Staff to require the retention of specific trees; therefore a condition of approval has been imposed that requires the applicant to explore measures to save tree#454. Tree Removal Permits are only required within areas of sensitive lands. The southern portion of the site is mapped as a lower value habitat area and is therefore defined as sensitive lands. Removal of tree #519 requires the applicant obtain a Type 1 tree removal permit. This permit addresses erosion issues in regards to tree removal. Minimal grading is proposed with the development. Most of the grading is to create the shared access drive along the eastern boundary of the site. Erosion control fencing is proposed along the eastern, western and northern boundaries of the site. The site naturally slopes northward toward Former Street. Stormwater from the shared drive and new homes will be collected into the public storm system. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition complies or can be made to comply with all statutory and ordinance requirements and regulations as demonstrated by the analysis contained within this administrative decision and through the imposition of conditions of development approval. All necessary conditions must be satisfied as part of the development and building process. Therefore,this cntenon is met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Based on the analysis provided herein, Staff finds that adequate public facilities are availaable to serve the proposal. Therefore,this cntenon is met. All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter 18.810 (Street &Utility Improvement Standards). Improvements will be reviewed as part of the permit process and during construction, at which time the appropriate review authority will ensure that City and. applicable agency standards are met. Based on the analysis in this decision,Staff finds that this criterion is met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width required for the R 4.5 zoning district is 50 feet. Parcel # 1 is 111 feet wide as it fronts SW Former Street. The other two lots are considered flag Lots, and front yard have not been determined at this time. The narrowest measurements of these two sites are 77 and 67 feet. Therefore,this standard has been met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot,the accessway may not be included in the lot area. NOTICE OF DEQSION MLP2008-00004/BEAN PARTITION PAGE 7 OF 23 The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for detached single-family units. The proposed partition creates three (3) lots. An easement which provides access to lots 2 and 3 wff run along the eastern sides of lots 1 and 2. This easement area is not included in the site area for lots 1 and 2. The net areas of the three proposed parcels are 7,728,7,668 and 8,476 square feet respectively. This criterion has been met. 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. Parcel 1 fronts SW Fonner Street. The applicant has proposed an 18-foot access/utility easement across Parcels 1 and 2 to access Parcels 2 and 3. This criterion is met. Setbacks shall be as required by the applicable zoning district. Setbacks for the R-4.5 zoning district are as follows: front, 20 feet; side, 5 feet; street side, 15 feet; and rear, 15 feet. Because Parcels 2 and 3 are considered flag lots, the side yard setbacks are increased to 10 feet. The setbacks for the future homes on lots 2 and 3 will be reviewed at the time of building permit submittaL Setbacks for the existing home on Parcel 1 meet the requirements• setbacks are discussed further under the Residential Zoning Districts section of this decision. A condition of approval under the Residential Zoning Districts section will ensure the applicant shows the correct setbacks on the building site plans. This criterion can be met conditionally. The condition is found under the Residential Zoning District section of this decision. 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. Parcels 2 and 3 will be a flag lots and any proposed structure must meet the 10-foot side yard setback standard. The applicant is showing ten-foot side yard setbacks on lot 3, but no proposed setbacks are shown for lot 2. Flag lot requirements are discussed in more detail under the Exceptions to Deveropment Standards section of this report. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway 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. The applicant has proposed within the narrative a 5-foot wooden fence as screening along the shared access drive. This standard is met. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. Tualatin Valley Fire and Rescue (TVF&R) had no comments or conditions regarding access or water supplies for this project. This requirement is met. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance tights shall be recorded with the approved partition map. The applicant states that reciprocal easements will be provided as necessary. An access easement is proposed across portions of Parcels 1 and 2. The applicant is being conditioned under the Accessi Egress, and Circulation section of this decision to place a note on the plat to ensure access for Parcels 2 and 3. (Condition#22) Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Circulation. This standard is addressed under Chapter 18.705 (Access,Egress and Circulation) later in this decision. Where landfill and/or development is allowed within or adjacent to the one-hundred year floodplain,the city shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The partitioned lots are approximately 1,760 feet to the southwest of the nearest 100-year floodplain. The elevation of the floodplain is 161 feet,while the lowest point on the site is 243 feet. Therefore,this standard does not apply. NOTICE OF DECISION MLP2008-00004/BE AN PARTITION PAGE 8 OF 23 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 applications for the partition and variances)/adjustment(s) will be processed concurrently. No variances or adjustment requests have been proposed. FINDING: The Land Partition standards have not been fully met but can be as conditioned in this decision. Residential Zoning Districts (18.510): Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 Parcel Parcel 2 Parcel Minimum Lot Size -Detached unit 7,500 sq.ft. 7,728 sq.ft.[1] 7,668 sq.ft.[1] 8,476 sq.ft. -Duplexes -Attached unit Average Minimum Lot Width -Detached unit lots 50 ft. 111 ft. 77 ft. 67 ft. -Duplex lots 90 ft -Attached unit lots Maximum Lot Coverage - N/A N/A N/A Minimum Setbacks Can be met[2] Can be met[2][3] -Front yard 20 ft 31 ft. -Side facing street on corner&through lots 15 ft N/A •Side yard 5 ft. 9 ft/48 ft. -Rear yard 15 ft 16 ft. -Side or rear yard abutting more restrictive zoning district -- N/A -Distance between property line and front of garage 20 ft. 31 ft. Maximum Height 30 ft. Can be met Can be met Can be met Minimum Landscape Requirement - N/A N/A N/A [1]Net lot areas that exclude access easements. [2]Parcels 2 and 3 are flag lots;therefore 10 foot side yard setbacks are required. [3]Setback along the western boundary must be 20 feet on Parcel 3 to meet the requirements of Tualatin Valley Fire and Rescue. A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this standard. Setbacks of the existing home are met for Parcel 1. The applicant states that the standards will be met on the other two lots. Site and building plans for each parcel will be reviewed through the building permit process to ensure compliance with the R 4.5 zone and flag lot development standards,including setbacks and height restrictions. FINDING: Based on the analysis above,the Residential Zoning District Standards will be met pursuant to the following concauons: CONDITION: Prior to issuance of building permits the applicant shall demonstrate that the height restriction and front, rear, and side yard setbacks for structures are as required for flag lots or base zone requirements. This includes a 20-foot garage setback. Requirements for flag lots (Parcels 2 and 3) are outlined in TDC 18.730.020.C. Side yard setbacks for flag lots are typically 10 feet. Access,Egress and Circulation(18.705): Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 9 OF 23 41 Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title,provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, eases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Parcel 1 has direct access onto SW Fonner Street via an existing driveway. The homes on Parcels 2 and 3 will share an access drive. The preliminary plat shows an 18-foot access and utility easement across portions of Parcels 1 and 2. The applicant states that a reciprocal easement between Parcels 2 and 3 will be provided. A condition of approval will ensure the standard is met. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All proposed parcels will have access to Former Street. Parcel 1 will continue to utilize an existing driveway and Parcels 2 and 3 will share the proposed access drive. This standard is met. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO. Lancaster Engineering submitted a preliminary sight distance certification, dated March 17, 2008. The applicant has proposed a shared access for Lots 2 and 3 near the east property line. An earlier letter from Lancaster Engineering stated that the 85th percentile speed is 23 mph, requiring 255feet of sight distance. However, the posted speed on a local street is 25 mph and sight distance must comply with the greater of the posted speed versus the 85th percentile speed. The measured sight distance from the proposed.access location to the east is in excess of 300 feet. The engineer states that with clearingof vegetation and minor grading along the site frontage, site distance looking west to the 90-degree corner results in 285 feet. The applicant shall clear the vegetation and grade along the site frontage in order to obtain the maximum sight distance to the west. The applicant's engineer shall submit a final sight pp ngur rgh distance certification upon completion of frontage improvements that show compliance with the 25 mph posted speed. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from city Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Former Street is a Neighborhood Route;therefore this criterion does not apply to the existing and proposed driveways. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Former Street is a Neighborhood Route;therefore this criterion does not apply to the existing and proposed driveways. Minimum access requirements for residential use. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15- foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. The existing drive for Parcel 1 is 10 feet wide. Twelve feet of pavement is shown for the proposed shared access drive. The access easement is 18 feet wide. This standard is met. NOTICE OF DECISION MLP2008-00004/BEAN PARTTTTON PAGE 10 OF 23 I I Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. Comments received from Tualatin Valley Fire and Rescue indicated no issues with the proposal. In addition to these comments, an e-mail from John Dalby, Fire Marshal, was forwarded to the City by the applicant. John states that TVF&R will not require a fire turnaround for the shared drive. The plan attached to that e-mail showed a home on lot 3 with a 20 foot-setback along the western boundary. A home placed this distance from the end of the private street would meet fire code requirements. For this reason,the house on Parcel 3 is required to have a 20-foot setback along the western boundary. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following:a) A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35feet;b) A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%. The proposed shared access drive is approximately 152 feet in length measured from the new property line after right- of-way dedication. This standard requires that a turnaround is provided for fire apparatus vehicles. As stated above, TVF&R does not require a turnaround for this pro osal. The applicant has proposed a smaller turnaround for other service providers accessing the site such as the age hauler and package delivery services. The applicant is being conditioned to obtain approval for the turnaroundfrom the garbage hauler prior to final plat. FINDING: The standards for Access,Egress,and Circulation were not completely met. CONDITIONS: . The applicant shall obtain written approval for the driveway turnaround design from the area s garbage hauler. Prior to building permit issuance for Parcel 3,the applicant shall show a 20-foot setback along thewestern boundary to satisfy requirements made by John Dalby,Fire Marshall. A setback less than 20 feet would place the home further than 150 feet from the end of the shared access drive. DensityComputations and Limitations (18.715): Chaptr 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site is based on the net developable area, subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way land Tor private streets or access drives, and lot area for the existing home from the total site area. The density is calculated as follows: Gross Site Area 28,156 sq.ft. Right-of-WayDedication - 881 sq.ft. Accesswa3,403 q .ft. Lot for Existing Home - 7,728 s .ft. Net Site Area 16,144 sq.ft. The resulting net area is 16,144 square feet. If this area is divided by the minimum lot size for the zone(7,500),then the maximum number of additional lots permitted on this site is 2 and the minimum number is 1. The applicant's proposal to create 2 additional lots for single- amily detached homes meets the maximum and minimum density requirements of the R 4.5 zone. FINDING: Based on the analysis above,the Density Standards have been satisfied. NOTICE OF DEQSION MLP2008-00004/BEAN PARTITION PAGE 11 OF 23 Exceptions to Development Standards f 18.730): The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less, provided: a. The proposed dwelling otherwise complies with the applicable dimensional requirements of the zonindistrict; b. A 10 feet side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. The applicant shows a 10-foot side yard setback on Parcel 3, but no specific building design is proposed. The applicant did not address the proximity or height of neighboring residences. Measures taken to mitigate direct views were also not discussed. The narrative indicates that the applicant will comply with these requirements at the time of building permit. FINDING: Based on the information provided, staff cannot determine if the Exceptions criteria are met. CONDITION: Prior to the issuance of building permits on Parcels 2 and 3, the applicant shall supply building elevations, site plans and a narrative showing how the flag lot height standards are met. Landscaping and Screening(18.745): Existing vegetation on a site shall be protected as much as possible: 1) The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2) the plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees . Tree protection is addressed under the Tree Removal section of this decision. Street trees: Section 18.745.040 Section 18.745.040.A.: All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040E This proposed project has frontage on the proposed shared access drive and along Former Street. Street trees are required along both frontages ancI shall be planted in accordance with the standards for size and spacingin this title, under Section 18.745.040.C. The applicant s development plan shows street trees along both Fonner Street and the private drive. Staff suggests planting the street trees within the yards of parcels 1 and 2 rather than along the property line. The applicant did not propose a particular size or species of tree. Street trees must be chosen from the approved City of Tigard street tree list. Species should differ between Edgewood and the private drive to increase diversity. The City Arbonst states that trees along the private drive should be large stature trees planted within 6 feet of the easement. Buffering and Screening Requirements: Section 18.745.050.5 The proposed land partition occurs on a parcel surrounded by the same land use designation (R 4.5) as the subject parcel. Therefore, no buffering or screening pursuant to Section 18.745.050.A is required for the proposed land partition. However, as conditioned above, pnvacy screening is required pursuant to section 18.420.050.A.4.f. The applicant has proposed a 5-foot fence to meet this requirement. FINDING: Based on the analysis above, the Landscaping standards have not been fully met. However, if the applicant complies with the condition below the standards will be met. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 12 OF 23 • CONDITION: Prior to building permit issuance, the applicant shall submit a revised development plan for review and approval that indicates the size species, and location of street trees along Fonner Street and the private drive for the City Ar(onst's review and approval. Spacing of such trees shall be in accordance with Section 18.745.040.C2.0 of the Tigard Development Code. A note may be placed on the plan that states "slight variations in placement may be required, but every effort will be made to keep the same net number of street trees that are shown on the plan." Off-street Parking and Loading Requirements (18.765): This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed partition will create three lots for single-family residences. Table 18.765.2 requires that one (1) off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for detached single-famil dwellings. There is also no bicycle parking requirement for single-family dwellings. The existing residence has two off—street parking spaces. To ensure that the new homes constructed in this development comply with these standards,the following condition shall apply: CONDITION: At the time of submittal for building permits for individual homes within the development the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. Tree Removal(18.790): Chapter 18.790.030 requires the submittal of a tree plan that identifies the location size and species of all trees on the site a program to save existing trees over 12-inch diameter at breast height(dbh) or mitigate for their removal,identification of trees to be removed and a protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. As required for partitions,the applicant submitted a tree plan conducted by Ray Myer,certified arborist. However,the report does not contain the four required components (see explanation below). Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The Arborist Report identified the location,size and species of all existing trees,consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping,streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25%to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. There are a total of 7 viable trees on site greater than 12 inches which are subject to mitigation. The applicant's tree removal plan indicates the trees on the property that are to remain and those proposed for removal. The tree preservation plan (C3.2) indicates that four (4, of the viable trees are slated for removal. If three (3) of the seven (7) trees will be retained,then according to the nutigation schedule above,2/3 of the diameter inches must be mitigated. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 13 OF 23 411 • The sum total of diameter inches of the trees which will be removed is 100. The amount of tree mitigation inches required for this project is 67 inches. To satisfy this requirement,the applicant may plant trees onsite, offsite, or pay a fee-in-lieu at the rate of $125.00 per inch ($8,375.00). If mitigation planting is proposed, a plan must be submitted to the City Arborist for approval. The plan must have a signature of approval-ffrom the project arborist certifying that the requirements of 18.790.060.D are met and the placement has been reasonably calculated to provide for growth to maturity. 3. Identification of all trees which are proposed to be removed; All of the trees_proposedto be removed are identified in the applicant's Tree Preservation Plan (C3.2) and Arborist Report. One of the trees shown to be removed is a 44-inch Western Red Cedar along Fonner Street. Because of the significance of the tree within the neighborhood, Staff would like the applicant to look at measures to save the tree. Possibilities include, but are not limited to, installing the utility lines alongthe western boundary, placement of the private shared driveway along the eastern boundary, and installing a curb- ' t sidewalk along Former Street in the area near the tree. Value of the tree inches saved can be refunded along with e planted mitigation inches from the cash assurance if the tree is properlyprotected by the same measures afforded to other protected trees on site. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The guidelines for tree protection are outlined in the arborist report, but the Tree Preservation Plan does not reflect the measures outlined within the Arborist's Report. The applicant shows general tree protection fencing on the plan, but both the gradingplan and tree preservation plan need to display the required tree protection fencing foot metal),tree protection specifications,and the tree protection zone dimensions to scale per the project arborist's report. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not-be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. The applicant has proposed retaining trees on-site; removal of such trees is restricted. A condition of approval will ensure that this standard is met. 18.790.050 states that tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by-Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability, flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment-laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75% canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. Based on section 18.775.010.G. sensitive lands are defined as floodplain, drainageways, wetlands steep slopes and significant fish and wildlife habitat areas. The southern portion of the site is within the lower value habitat area as shown on the City of Tigard "Significant Habitat Areas Map." These areas were added to sensitive lands in 2006 as part of the measures to protect natural resources in accordance with Metro Title 13 and Statewide Planning Goal 5. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 14 OF 23 With the addition of these areas to sensitive lands, removal of trees within these areas now require a Tree Removal Permit as noted in section 18.790.050 above. Staff became aware of this requirement during the review process after the application was already deemed complete; hence the applicant did not apply for a Tree Removal Permit. A condition of approval will require the applicant to apply and receive approval for removal of tree #519, which appears to be a non-hazardous tree within a significant habitat area. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: Tree Removal • Prior to site work the applicant shall obtain a Type 1 Tree Removal Permit for tree #519. Tree Protection • During the PH permit review the applicant shall work with the Project Arborist, Project Engineer, and City Staff to research the possibility of retaining tree #454 — Western Red Cedar. • Prior to site work the applicant shall submit revised plans (grading plan and tree protection plan) to the City Arborist for review and approval showing the location of the required tree protection fencing (6-foot metal), tree protection specifications, and tree protection zone dimensions to scale in accordance with the Project Arborist's report. • Prior to site work,the applicant shall position fencing as directed by the project arborist to protect the trees to be retained. All trees to be retained shall be protected with six(6) foot high metal fences, per the arborist protection plan. The. applicant shall allow access by the City Arbonst for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. • If work is required within an established tree protection zone,the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by_the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. This note shall be included on the Tree Protection Plan. • The applicant shall have an ongoing _responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist,at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced,then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. NOTICE OF DEQSION MLP2008-00004/BEAN PARTITION PAGE 15 OF 23 • • Prior to issuance of building permits the applicant shall submit a building site plan to the building division indicating' the locations of trees that were preserved on the lot during site -development. In addition, the plans shall include accurate locations of tree canopy dnplines and protection fencing, and a signature of approval from the project arborist regarding the placement and construction technic ues to be employed in building the structures. All proposed protection fencing shall ae installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. • Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. • Prior to issuance final building inspection, the applicant/owner shall record deed restrictions to the effect that any existing tree reater than 6" diameter may be removed only.if the tree dies or is hazardous accor to a certified arborist. The deed restriction may be removed or will be consi ered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. Mitigation • Prior to issuance of buildingpermits or tree planting, whichever is first the applicant shall submit a mitigation pl for 67 tree incites to the City Arborist for review and approval. Mitigation can be accomplished by either planting 67 caliper inches worth of trees,paying $8,375.00 (67 inches x$125 per caliper itch), or any combination thereof. If a mitigation planting proposal is submitted, it needs to have a signature of approval from the project arbonst certifying that it meets the requirements of 18.790.060D and that the species and placement of mitigation trees has been reasonably calculated to provide for their growth to maturity. The mitigation proposal shall show the species, location, and spacing of mitigation trees in relation to buildings, infrastructure, existing trees,street trees, and each other. • Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required. Mitigation is calculated at $125.00 per caliper inch (67 inches x $125 = $8,375). Any trees successfully planted on or off-site, rn accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. After the trees are planted,the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period,the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arbonst in order to document mitigation tree survival,and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. Visual Clearance Areas (18.795). This Chapter requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-wa or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight(8) feet in height. Trees may be placed within this area provided that all branches below eight (8) feet are removed. A visual clearance area is the triangular area formed by measuring from the corner, 30-feet along the right-of-way and along the driveway and connecting these two points with a straight line. The applicant states that visual clearance areas will be maintained for the proposed shared access drive. Vision clearance areas are shown on the proposed site plan and no structures are currently within the areas. The applicant must ensure that the proposed screening fence meets visual clearance standards. This standard has not been satisfied. NOTICE OF DECISION MLP2008-00004/BEANPARTTTION PAGE 16 OF 23 • • FINDING: Based on the analysis above,the Vision Clearance Standards are not met. CONDITIONS: • Place a note on the final plat for the visual clearance easement on lot 1 to the benefit of the City of Tigard. Said easements are subject to the City of T Visual Clearance Area standards that restrict the height of plantings and structures ani Development Code Chapter 18.795). • Prior to final plat the applicant shall submit a site plan for review and approval that shows the placement and heightof the screening fence along the shared access drive. The fence must meet the standards of 18.795 (Visual Clearance Areas). Impact Study(18.390) Section 18.360.090 states. "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application: ' Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property,the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has submitted an impact study. The public stormwater line in Fonner Street will be extended to the site and laterals will serve all three parcels. Water and sanitary sewer will be provided by public lines within Fonner Street. Parks system development charges will be collected for each new home at building permit issuance as well as traffic impact fees. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on Washington County figures TIFs are expected to recapture 20 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $3,200 (Effective July 1,2007) per new dwelling unit. Based on the estimate that total TIF fees cover 20 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $32,000 ($6,400 divided by.2C . The difference between the TIF paid, and the Tull impact, is considered the unmitigated impact on the street system;therefore the unmitigated impact of this project is $25,600 ($32,000- $6 400). This unmitigated impact is only on the arterial and collector system and does not include impact cost on the local system which is estimated at $27,823 (see next aragraph). The site has 125.9 feet of frontage along Fonner Street, a local street. Seven feet of right-of-way dedication and a half-street improvement is required to meet current standards. Total dedication is 881 square feet. The estimated cost of the dedication is $2,643 (875 square feet x$3.00/square foot). The half-street improvements cost an estimated $25,180 to construct (125.9 lineal feet x $200.00/lineal foot). The total value of these improvements is $27,823.00. The applicant has proposed the street improvements within the plans and narrative but has also requested entering into a restrictive covenant for future improvements. There is a direct nexus between providing the development's share of a street frontage and transportation/safety purposes. The dedication and improvement of SW Fonner Street is required to meet the street improvement requirements of 18.810.030. The total cost is less than the local street costs and the unmitigated impact on the arterial and collector system. NOTICE OF DEQSION MLP2008-00004/BEANPARTMON PAGE 17 OF 23 PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets,sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way.and Street Widths: Section 18.810.030.E requires a Neighborhood Route (Local Street) to have a 54 foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage,and street trees. This site lies adjacent to SW Former Street, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline. SW Fonner Street is currently partially improved. In order to mitigate the impact from this development,the applicant should construct half-street improvements. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A bamcade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. Due to existing development there is no necessity provide future street extensions to give access or permit future development of adjoining land. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. Due to existing development there are no opportunities for new street alignments or connections. NOTICE OF DECISION MLP2008-00004/BEAN PARTITION PAGE 18 OF 23 Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street(except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The proposed frontage improvement along SW Former Street does not exceed 5% grade,thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regardgto providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or, For blocks adjacent to arterial streets, limited access highways,major collectors or railroads. For non-residential blocks in which internal public circulation provides equivalent access. Due to existing development surrounding the property there are no possible street connections or opportunities to create shorter block lengths that meet the current standard. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of- ways shall be provided when full street connection is notpossible. Spacing between connections shall-be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns,or strict adherence to other standards in the code. Due to the placement of homes surrounding the property, a bicycle/pedestrian connection is not possible at this time. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. All of the parcels are less than 1.5 times the minimum lot size (7,500 x 1.5 = 11,250). Parcel 1 is 7,728 square feet, Parcel 2 is 7,668 sq lare feet, and Parcel 3 is 8,476 square feet. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Parcel 1 has 110 feet of street frontage along the Fonner Street. Parcel 2 has 18 feet of frontage on Former, and Parcel 3 has an 18-foot access easement across Parcel 2. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a 5 foot wide sidewalk along their project frontage behind a 5 foot wide planter step,thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards}Tor Sanitary and Surface Water Management(as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. NOTICE OF DEQSION MLP2008-00004/BEAN PARTITION PAGE 19 OF 23 Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's narrative states that the lots will be provided with separate laterals. However,the plans show Lots 2 and 3 sharing a lateral, which is not allowed. The applicant shall revise the plans prior to submittal for the PH permit to show 3 separate sewer laterals or one public sewer line to the point where Lots 2 and 3 can be connected to a manhole. A 15 foot wide public utility easement will be required if the public sewer line option is selected. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Samtary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to-Fanno Creek For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The CW5 standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quantity facility to accommodate the storm water from Parcels 2 and 3. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. The applicant's plans show a public storm sewer line will be constructed in SW Fonner Street from this development to the existing inlet at the comer to the west. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the Tuture extension of such bikeways through the dedication of easements or right-of-way. SW Fonner Street is not a designated bicycle facility. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers surface mounted connection boxes and meter cabinets which may be placed above ground,temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above,and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets; and NOTICE OF DEQSION MLP2008-00004/BEAN PARTITION PAGE 20 OF 23 • • • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement Section 18.810.120.0 states that a developer shall pay a fee in- lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only such situation is a short frontage development for which under-grounding would result in the placement of additional poles,rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existingoverhead utility lines along the frontage of SW Fonner Street (north side). If the fee in-lieu is proposed,it is ual to$35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 125.9 lineal feet;therefore the fee would be $4,406.50. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides water service in this area. The applicant will be required to obtain domestic water meters from the City through the PH Permit process. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to regqwre� an on-site water quality facility to accommodate treatment of the storm water from Parcels 2 and 3. Rather, the CW5 standards provide that applicants should paya fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this applcation. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The applicant shall submit an Erosion Control plan for review and approval with the PFI Permit application. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. NOTICE OF DECISION MLP2008-00004/BEANPARTITION PAGE 21 OF 23 Survey Requirements: The applicant's final plat shall contain State Plane Coordinates 83 (91)] on two monuments with a tie to the City's global positioning system(GPS) geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary Along with the coordinates the phi shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network The applicant's engineer shall provide the Gty with an electronic file with points Tor each structure (manholes, catch basins,water valves,hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VI. OTHER STAFF COMMENTS The City of Tigard Public Works Department was sent a copy of the proposal and no objection. The City's Building Division reviewed the proposal and stated that the development must meet current plumbing code requirements. Tigard Police has requested that a sign be placed at the foot of shared driveway identifying the addresses of the proposed homes. Condition#33 will ensure this request is met. SECTION VII. AGENCY COMMENTS Clean Water Services has reviewed the proposal. Comments have been incorporated into the decision and conditions. Tualatin Valley Fire and Rescue had no comment insofar as fire apparatus access or firefighting water supplies are concerned for this proposal. Verizon Communications stated that the two new parcels (2 and 3)would need to provide conduit to the street. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JUNE 25,2008 AND BECOMES EFFECTIVE ON JULY 11,2008 UNLESS AN APPEAL IS FILED. eal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. NOTICE OF DEQSION MLP2008-00004/BEANPARTITION PAGE 22 OF 23 Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 10,2008. estions: It 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. June 24,2008 PREPARE BY: Cheryl Gaines DATE Associate Planner i\cuwpin\cheryA\mlp\m1p2008-00004 Bean\m1p2008-00004 decision.doc NOTICE OF DEQSION ML.P2008-00004/BEANPARTITION PAGE 23 OF 23 7- I i i 1 '`..___1 1 I --T----1 i__ I li CITY of TIGARD JJ ! II le��— OEOOPAPHIC INFORMATION SYSTEM SW ERROL ST I I J EII VICINITY MAP 1 ----j \12 I ----- ---ij up i MLP2008-00004 1 �- I BEAN I74= PARTITION ST \ � ji �� I LEGEND: 2 \ �j SITEECI III j l041°' \ PF 1 !/ j a° • V i MP I M. BEEF F°: AIra , N° ,___. I Tgaro Area Map Y / �j�N CTN (eit ��/ 0 60 120 180 240 300 Feet N f fl13 1'=255 feet 1111I :/:IIIII-\_---__i -•' I ° *4 I 2� Of G'� TIGARD 1 I I 1 Information on this map is for general location only and '''1 I I i bshould be verified with the Development Services Division. o� �� \ 13125 SW Hall Blvd OR 97223 \ t ^ \ Tigard. (503)61 i Mtpllwww.ci.tigi.tgard.or.us Community Development Plot date:May 23,2008;C:lmagic1MAGIC03.APR • ,5 . . L,.ro,. PaltrroM: • RudrM BC -OW] SEWtOX10 BEIGOIDXSO Ow-LOW SW FONNER ST SIMPOSO --- - --- - - -- DM..a..a -_ 1 Mt 7.00'DEDICATION �e-. - —_— - - _-- 1 1 LOT 7 .1=7.776 5F 1 I 4 In 1 II ii - _107.67• -- / 1 -1 I 1 \ LOT 2 N A=7,668 SF Y ID'ACCESS AND V7ILJ Y EASEMENT 1 w q ^ 1 0 p I A=d 84 476 76 SF - - -_ 12S 54' NB940'09-W 12654'-- -- TENTATIVE PLAT SCALE 1"=20' PRELIMIN ARY CITY OP TGAPO PLANNING DIVISION i • EXHIHITO Josh Bean MLP2008-00004 13123 SW Wmterlake Court BEAN PARTITION Tigard,OR 97223 Former,L.L.C. By Tracy Ann Bean 2744 SW Scholl's Ferry Road Portland,OR 97221 Planning Resources,Inc. Ken Sandblast,AICP 7160 SW Fir Loop,Suite 201 Tigard, OR 97223 ErAFFIDAVIT OF MAILING • I, Patricia L. Lunsford being� first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: NOTICF OF DECISION FOR MLP2008-00004/BEAN PARTITION (File No./Name Reference) E AMENDED NOTICE ® City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address( own e attached list(s),marked Exhibit"B",and by reference made a part hereof,on une 25.J08 and deposited in the Ted State Mail on June 25,2008,postage prepaid. / (Person that P ared Notice) STATE OF OREGON County of Washington ) ss. City of Tigard Subscribed and sworn/affirmed before me on the 02 day of `114- ,2008. ,�_? OFFICIAL SEAL ter( 1 1' SHIRLEY L TREAT (() NOTARY PUBUC•OREGON ^1 �— COMMISSION NO.416777 ct t MY COMMISSION EXPIRES APRIL 25,2011 j N TARY PUBT. C OF OREGON My Commission Expires: t-F(dNi(I • ♦ EXHIBITI NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2008-00004 : BEAN PARTITION , D 120 DAYS = 9/13/2008 SECTION I. APPLICATION SUMMARY FILE NAME: BEAN PARTITION CASE NO.: Minor Land Partition (MLP) MLP2008-00004 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing .65-acre site into three (3) parcels for detached single-family residences. An existing residence on Parcel 1 will remain. APPLICANT: Josh Bean APPLICANT'S Planning Resources,Inc. 13123 SW Winterlake Court REP.: Ken Sandblast,AICP Tigard,OR 97223 7160 SW Fir Loop,Suite 201 Tigard, OR 97223 OWNER Fonner,L.L.C. 2744 SW Scholls Ferry Rd. Portland, OR 97221 COMPREHENSIVE PLAN DESIGNATION: R-4.5;Low-Density Residential. ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 11400 SW Fonner St.;WCTM 2S103AC,Tax Lot 2200. PROPOSED PARCEL 1: 7,728 Square Feet. PROPOSED PARCEL 2: 7,668 Square Feet. PROPOSED PARCEL 3: 8,476 Square Feet APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 -(Residential Zoning Districts); (Access Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Unlitylmprovement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 G) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies 2S103 ROGERS SHERRI BRYANT TY EXHIBIT ROGERS SH L BRYANT TY D&NICOLE L 3554 SE BRADLEY CT 11565 SW FONNER ST HILLSBORO,OR 97123 TIGARD,OR 97223 103AC-08 0 03BD-1070 20 84 ARTITION PLAT BRY T D&NICOLE L OW OF LOT 2 1156 ONNER ST T ARD OR 7223 2S1030B-09400 2S103AC-07900 ABEYTA THOMAS J AND DEBORAH L BURGESS FAMILY TRUST 11370 SW ERSTE DR 32399 SW LAKE DR TIGARD,OR 97223 WILSONVILLE,OR 97070 28103BD-09100 2S103AC-06200 ALLISON JEFFREY BURGESS JAMES F&MARY B 12992 SW 116TH PL 11350 SW FONNER ST TIGARD,OR 97223 TIGARD, OR 97223 2S103AC-09300 2S103AC-05500 ARCHER DOUGLAS L&MARGARET M BURK RICK R 11486 SW FONNER ST 12687 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 25103DB-09100 2S103AC-04000 AWEIDAH MARY&IMAD BURNS FAMILY TRUST 11285 SW MORGEN CT 12590 SW 114TH TER TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-06700 2S103B0-05900 BILODEAU DOUGLAS J& CARGILE CHRISOPHER&GINA NICOLE S 12720 SW 116TH AVE 12899 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-01800 2S103DB-09300 BOOTH DAVID K CLARKE JOHN G&KARYN S 11200 SW FONNER ST 11380 SW ERSTE PL TIGARD, OR 97223 TIGARD,OR 97223 2S103DB-08800 2S103AC-05300 BREWIN SHARON F&MICHAEL K CONNELL JAMES JESSE 11225 SW MORGEN CT 12731 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103DB-09800 2S103B0-09900 BRUMMETT RODNEY L&REBECCA S CRABTREE MARK A& 11490 SW SONNE PL CRABTREE AMANDA ZIEMANN TIGARD, OR 97223 11587 SW ELTON CT TIGARD,OR 97223 2S103 DB-09600 • 2S103AC-01401 CULBERTSON JON C&BRENDA E FLEMING DAVID L 11385 SW ERSTE PL 11227 SW FONNER TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-06500 2S103AC-02200 DAHL JANEA FONNER LLC 12801 SW 113TH PL BY TRACY ANN BEAN TIGARD,OR 97223 2744 SW SCHOLLS FERRY RD PORTLAND,OR 97221 2S103AC-01503 2S103AC-06600 DAVIS ROBERT J FORDE CHARLES E& 11195 SW FONNER ELAINE P TIGARD,OR 97223 12855 SW 113TH PL TIGARD,OR 97223 2S103AC-07600 25103AC-05000 DETOFSKY ABRAM& FRANK CRAIG E&LORI A HU YI-KANG 12797 SW 113TH PL 12930 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-04100 2S103DB-09900 DURFEE MICHAEL D AND FRANK LARRY AND ANGELA BUTTERFIELD MELISSA 11480 SW SONNE PLACE 12612 SW 114TH TERR TIGARD,OR 97223 TIGARD,OR 97223 28103AC-05200 2S103BD-06200 EATON CANDICE M& GENIUCH RONALD W&EDITH M ARROWWOOD JOHN M 12664 SW 116TH AVE 12753 SW 113TH PL TIGARD, OR 97223 TIGARD,OR 97223 25103CA-00100 2S103AC-02600 EDWARDS WILLIAM M GIANOLA JEFFREY W&SHANNON L PAULINE M 11550 SW FONNER ST 13105 SW 115TH TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-00600 2 30B-0010 EMME LARRY M GIAN FFREY W&SHANNON L 11221 SW FONNER ST 115 W NER ST TIGARD,OR 97223 ARD, OR 97 25103BD-08900 2S103AC-04300 FENTON JASON R GOETZ JEANNE 12996 SW 116TH PL 12758 SW 114TH TERRACE PORTLAND,OR 97223 TIGARD,OR 97223 2S103AC-02400 2S103AC-07000 FILLER LIVING TRUST GOHIER PATRICIA LYNN/PIERRE BY DAVID E&MARY CLOUD FILLER TRS 12955 SW 113TH PL 11500 SW FONNER ST TIGARD, OR 97223 TIGARD,OR 97223 • 2S103AC-07800 2S103DB-10100 GRECO LEONARD R KNUTSON RICHARD AND JOYCE 11441 SW FONNER ST 11475 SW SONNE PLACE TIGARD,OR 97223 TIGARD,OR 97223 2 3AC-06400 2S103AC-08000 GRE ARD R KRAVCHENKO LIYA 1144 NNER ST 11387 SW FONNER ST T ARD, OR 223 TIGARD,OR 97223 2S103AC-06300 2S103AC-09200 GRECO LEONARD R&JULIE M KREUTZER JEANETTE L 11441 SW FONNER ST 11480 SW FONNER ST TIGARD, OR 97223 PORTLAND,OR 97223 2S103BD-09200 2S103AC-01501 HALL SHANNON LACEY WILLIAM R/SHERRILL L& 12990 SW 116TH AVE EMME LARRY M& TIGARD,OR 97223 DAVIS ROBERT J/GLORIA R 12745 SW 111TH PL TIGARD,OR 97223 2S103B0-06000 2S103AC-04200 HAYDEN DARRON R&WENDY LIBERT SCOTT A AND CYNTHIA M 12716 SW 116TH AVE 12636 SW 114TH TERRACE TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-05400 2S103AC-05800 HELLHAKE JIM LIDAY GARRY F& 12709 SW 113TH PL LOUISE A REV LIV TRUST PORTLAND,OR 97223 12621 SW 113TH PL TIGARD, OR 97223 2S103AC-01400 2S103AC-06900 HOBBS RONALD E AND JUNE E MCCUEN DALE R& 7205 SW VENTURA DR WYATT SUSAN E TIGARD,OR 97223 12933 SW 113TH PL TIGARD,OR 97223 103AC-05911 2S103BD-10200 HU' '•L CREEK ESTATES MCKENZIE CARRIE L OWN •F LOTS 3-6 11533 SW ELTON CT • TIGARD,OR 97223 2S103BD-09000 2S103BD-10300 JONES MARK&DANACIA MCNULTY CORY/RACHEL 12994 SW 116TH PL 12830 SW 116TH AVE TIGARD, OR 97223 TIGARD,OR 97223 2S10380-09800 2S103AC-01200 KIRBY DALE L MCVICKER KEVIN S& 12945 SW 116TH PL MCVICKER REBECCA M TIGARD,OR 97223 11385 SW FONNER ST TIGARD,OR 97223 • 2S103AC-07500 2S103CA-00209 NAVAS MARIANA SCHWAB GREGORY JOHN 12958 SW 113TH PL 13050 SW HOWARD DR TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-01300 2S103AC-07300 OAK RICKY JAMES SCHWEITZ ERIC A& 11245 SW FONNER ST MARTHA L TIGARD,OR 97223 12980 SW 113TH PL TIGARD,OR 97223 2S103AC-07400 2S103BD-09600 OEHLER RUSSELL E& SCOTT MATTHEW C& CATHERINE A LAURETTE L 12972 SW 113TH PL 12961 SW 116TH PL TIGARD,OR 97223 TIGARD, OR 97223 2S103DB-09200 2S103CA-00208 PALMER ROBERT MATT&TRAE E SECOURS FAMILY TRUST 11390 SW ERSTE PL BY RICHARD/ARLENE SECOURS TRS TIGARD, OR 97223 11560 SW FONNER ST TIGARD,OR 97223 2S103AC-01100 2S103AC-06800 PHELAN THOMAS C SELLICK LEE A&ELIZABETH J 904 ESTHER ST 12911 SW 113TH PL VANCOUVER,WA 98660 TIGARD,OR 97223 2S103AC-07200 2S103AC-09400 POWERS JAMES J&JENNIFER L SHIEH CONAN M& 12999 SW 113TH PL SUN LILY PORTLAND, OR 97223 11460 SW FONNER ST TIGARD,OR 97223 2S103AC-08100 2S103AC-05600 QUINBY SHANNON RENAE& SHIPLEY LANE A&LUCY A BENJAMIN EUGENE 12665 SW 113TH PL 11389 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S103DB-09500 2S103BD-10100 ROMEI TONI& SIZEMORE ROBERT DENNIS& MCCONNELL KELLY LESLIE A 11375 SW ERSTE PL 11545 SW ELTON CT PORTLAND,OR 97223 TIGARD,OR 97223 2S103DB-09700 2S103AC-07100 SCHOPPE PAUL N&KATHRYN J STEWART PETER B&TRACY D 11395 SW ERSTE PL 12977 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-01700 2S103AC-06100 SCHULTHEIS ERIC D& THOMPSON JANET 11180 SW FONNER ST 11340 SW FONNER ST TIGARD,OR 97223 TIGARD, OR 97223 2S103BD-09700 103AC-0600 THOREN THEODORE J& WI E ONARD P&KATHLEEN L KIMBERLY J 12 113TH PL 12957 SW 116TH PL ARO, 97223 TIGARD,OR 97223 103B0-10 0 2S103CA-00207 TI ITY OF WOODLEY MICHAEL&CASSANDRA B 1 HALL BLVD 11590 SW FONNER T GARD,OR 97223 TIGARD,OR 97223 103AC-07790 2S103BD-06100 TI D ITY OF WOODRUFF THOMAS 0 131 ALL BLVD 12712 SW 116TH AVE T ARD,OR 223 TIGARD, OR 97223 103BD-087 2S103DB-10000 TI D TY OF YOUNG VANCE A 131 HALL BLVD 11470 SW SONNE PL ARD,0 7223 PORTLAND,OR 97223 S103BD-105 TI RD Y OF 1312 HALL BLVD T RD,O 7223 2S103DB-09000 VARNEY ROBERT C&REGINA T 11265 SW MORGEN CT TIGARD,OR 97223 2S103BD-10000 VOORHEES DANIEL W/SANDRA 11571 SW ELTON CT TIGARD, OR 97223 2S103DB-08900 WELCH MICHAEL& BREDESEN DANIELE 11245 SW MORGEN CT TIGARD, OR 97223 2S103AC-05100 WINGEIER RICHARD CLAYTON& RACHEL ANN 12775 SW 113TH PL TIGARD,OR 97223 2S103AC-05700 WISNER LEONARD P&KATHLEEN L 12643 SW 113TH PL TIGARD,OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Patricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - CENTRAL INTERESTED PARTIES (i:\curpinlsetupUabels\CIT Central.doc) UPDATED: 26-Feb-08 AFFIDAVIT OF MAILING ARD I, Patricia L. Lunsford being, first duly swom/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: i NOTICE OF PENDING LAND USE DECISION FOR MLP2008-00004/BEAN PARTITION Ei AMENDED NOTICE (File 11i11 hme Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on May27,2008,and deposited in the United States Mail on May27.2008,postage prepaid. - (Person that re.: 191571W/ STATE OF OREGON County of Washington ss. City of Tigard Subscribed and swom/affimxd before me on the c day of w ,2008. OFFICIAL SEAL ��*+� SFIIRLEY L TREAT ON COMMISSION IN0.416G Sue,at- NUEARYPUB C OF OREGON MY COMMISSION EXPIRES APRIL 25,2011 My Commission Expires: 41 ( i • EXHIBIT A NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING II LAND USE APPLICATION III MINOR LAND PARTITION TIGARD DATE OF NOTICE: May 27,2008 FILE NUMBER MINOR LAND PARTITION (MLP) 2008-00004 FILE NAME: BEAN PARTITION REQUEST: The applicant is requesting a Minor Land Partition approval to partition one (1) existing.65-acre site into three (3) parcels for detached single-family residences. An existing residence on Parcel 1 will remain. The proposed lots range in size from 7,668 to 8,476 square feet in size. LOCATION: 11400 SW Fortner Street;Washington County Tax Map 2S103AC,Tax Lot 2200. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON JUNE 10, 2008. All comments should be directed to Cheryl Gaines.Associate Planner (x2437) in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or by e-mail to cherylcatigard-or.gov. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION- MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR JUNE 18, 2008. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRIlTLN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. FAILURE OF ANY PARTY TO ADDRESS THE RELEVANT APPROVAL CRITERIA WITH SUFFICIENT SPECIFICITY MAY PRECLUDE SUBSEQUENT APPEALS TO THE LAND USE BOARD OF APPEALS OR CIRCUIT COURT ON THAT ISSUE. SPECIFIC FINDINGS DIRECTED AT THE RELEVANT APPROVAL CRITERIA ARE WHAT CONSTITUTE RELEVANT EVIDENCE. AFTER THE 14-DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE,AND TO ANYONE ELSE WHO SUBMI ITED WRI I TEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD,THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY TI Ili REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site;all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file,please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of$.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." I Iii swa s* :: VICINITY MAP ji' I" I MLP3008[w004 ill BE-AN BE aN PARTITION OIL 1 ILEGENL77, SUBJECT Id ir • L .41 SITE 1,11,114: y1 µ . . niN apmen� U wMry t32008^C7MO MAGIC@MR • • EXHIBIT(13 Josh Bean MLP2008-00004 13123 SW Winterlake Court BEAN PARTITION Tigard,OR 97223 Fonner,L.L.0 By Tracy Ann Bean 2744 SW Scholl's Ferry Road Portland,OR 97221 Planning Resources,Inc. Ken Sandblast,AICP 7160 SW Fir Loop,Suite 201 Tigard,OR 97223 2S103AC-01900 2S103BD-04401 ROGERS SHERRI L BRYANT TY D&NICOLE L 3554 SE BRADLEY CT 11565 SW FONNER ST HILLSBORO,OR 97123 TIGARD,OR 97223 103AC-082 0 03BD-1070 20 8 ARTITION PLAT BRY T D&NICOLE L OW OF LOT 2 1156 ONNER ST T ARD, OR 7223 2S103DB-09400 2S103AC-07900 ABEYTA THOMAS J AND DEBORAH L BURGESS FAMILY TRUST 11370 SW ERSTE DR 32399 SW LAKE DR TIGARD,OR 97223 WILSONVILLE,OR 97070 2S10380-09100 28103AC-06200 ALLISON JEFFREY BURGESS JAMES F&MARY B 12992 SW 116TH PL 11350 SW FONNER ST TIGARD,OR 97223 TIGARD, OR 97223 2S103AC-09300 2S103AC-05500 ARCHER DOUGLAS L&MARGARET M BURK RICK R 11486 SW FONNER ST 12687 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S1030B-09100 2S103AC-04000 AWEIDAH MARY&IMAD BURNS FAMILY TRUST 11285 SW MORGEN CT 12590 SW 114TH TER TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-06700 2S103BD-05900 BILODEAU DOUGLAS J& CARGILE CHRISOPHER&GINA NICOLE S 12720 SW 116TH AVE 12899 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-01800 2S1030B-09300 BOOTH DAVID K CLARKE JOHN G&KARYN S 11200 SW FONNER ST 11380 SW ERSTE PL TIGARD,OR 97223 TIGARD, OR 97223 231030B-08800 2S103AC-05300 BREWIN SHARON F&MICHAEL K CONNELL JAMES JESSE 11225 SW MORGEN CT 12731 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103DB-09800 2S103B0-09900 BRUMMETT RODNEY L&REBECCA S CRABTREE MARK A& 11490 SW SONNE PL CRABTREE AMANDA ZIEMANN TIGARD,OR 97223 11587 SW ELTON CT TIGARD,OR 97223 • • 2S10306-09600 2S103AC-01401 CULBERTSON JON C&BRENDA E FLEMING DAVID L 11385 SW ERSTE PL 11227 SW FONNER TIGARD, OR 97223 TIGARD,OR 97223 2S103AC-06500 2S103AC-02200 DAHL JANEA FONNER LLC 12801 SW 113TH PL BY TRACY ANN BEAN TIGARD,OR 97223 2744 SW SCHOLLS FERRY RD PORTLAND,OR 97221 2S103AC-01503 2S103AC-06600 DAVIS ROBERT J FORDE CHARLES E& 11195 SW FONNER ELAINE P TIGARD,OR 97223 12855 SW 113TH PL TIGARD,OR 97223 2S103AC-07600 2S103AC-05000 DETOFSKY ABRAM& FRANK CRAIG E&LORI A HU YI-KANG 12797 SW 113TH PL 12930 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 25103AC-04100 2S1030B-09900 DURFEE MICHAEL D AND FRANK LARRY AND ANGELA BUTTERFIELD MELISSA 11480 SW SONNE PLACE 12612 SW 114TH TERR TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-05200 2S103 BD-06200 EATON CANDICE M& GENIUCH RONALD W&EDITH M ARROWWOOD JOHN M 12664 SW 116TH AVE 12753 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103CA-00100 2S103AC-02600 EDWARDS WILLIAM M GIANOLA JEFFREY W&SHANNON L PAULINE M 11550 SW FONNER ST 13105 SW 115TH TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-00600 2 3DB-0010 EMME LARRY M GIAN FFREY W&SHANNON L 11221 SW FONNER ST 115 W NER ST TIGARD,OR 97223 ARD,OR 97 2510380-08900 2S103AC-04300 FENTON JASON R GOETZ JEANNE 12996 SW 116TH PL 12758 SW 114TH TERRACE PORTLAND, OR 97223 TIGARD,OR 97223 25103AC-02400 2S103AC-07000 FILLER LIVING TRUST GOHIER PATRICIA LYNN/PIERRE BY DAVID E&MARY CLOUD FILLER TRS 12955 SW 113TH PL 11500 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 • • 2S103AC-07800 2S103DB-10100 GRECO LEONARD R KNUTSON RICHARD AND JOYCE 11441 SW FONNER ST 11475 SW SONNE PLACE TIGARD,OR 97223 TIGARD,OR 97223 2 3AC-06400 2S103AC-06000 GRE ARD R KRAVCHENKO LIYA 1144 NNER ST 11387 SW FONNER ST T RD,OR 223 TIGARD, OR 97223 2S103AC-06300 2S103AC-09200 GRECO LEONARD R&JULIE M KREUTZER JEANETTE L 11441 SW FONNER ST 11480 SW FONNER ST TIGARD,OR 97223 PORTLAND, OR 97223 2S103BD-09200 2S103AC-01501 HALL SHANNON LACEY WILLIAM R/SHERRILL L& 12990 SW 116TH AVE EMME LARRY M& TIGARD,OR 97223 DAVIS ROBERT J/GLORIA R 12745 SW 111TH PL TIGARD, OR 97223 2S103B0-06000 2S103AC-04200 HAYDEN DARRON R&WENDY LIBERT SCOTT A AND CYNTHIA M 12716 SW 116TH AVE 12636 SW 114TH TERRACE TIGARD,OR 97223 TIGARD, OR 97223 2S103AC-05400 2S103AC-05600 HELLHAKE JIM LIDAY GARRY F& 12709 SW 113TH PL LOUISE A REV LIV TRUST PORTLAND,OR 97223 12621 SW 113TH PL TIGARD,OR 97223 2S103AC-01400 2S103AC-06900 HOBBS RONALD E AND JUNE E MCCUEN DALE R& 7205 SW VENTURA DR WYATT SUSAN E TIGARD,OR 97223 12933 SW 113TH PL TIGARD,OR 97223 103AC-0591 2S103B0-10200 HU '•L'CREEK ESTATES MCKENZIE CARRIE L OWN • •F LOTS 3-6 11533 SW ELTON CT TIGARD,OR 97223 2S103130.09000 28103B0-10300 JONES MARK&DANACIA MCNULTY CORY/RACHEL 12994 SW 116TH PL 12830 SW 116TH AVE TIGARD, OR 97223 TIGARD,OR 97223 2S103B0-09800 2S103AC-01200 KIRBY DALE L MCVICKER KEVIN S& 12945 SW 116TH PL MCVICKER REBECCA M TIGARD,OR 97223 11385 SW FONNER ST TIGARD, OR 97223 • i 26103AC-07500 2S103CA-00209 NAVAS MARIANA SCHWAB GREGORY JOHN 12958 SW 113TH PL 13050 SW HOWARD DR TIGARD,OR 97223 TIGARD, OR 97223 2S103AC-01300 2S103AC-07300 OAK RICKY JAMES SCHWEITZ ERIC A& 11245 SW FONNER ST MARTHA L TIGARD,OR 97223 12980 SW 113TH PL TIGARD,OR 97223 2S103AC-07400 2S103BD-09600 OEHLER RUSSELL E& SCOTT MATTHEW C& CATHERINE A LAURETTE L 12972 SW 113TH PL 12961 SW 116TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103DB-09200 25103CA-00208 PALMER ROBERT MATT&TRAE E SECOURS FAMILY TRUST 11390 SW ERSTE PL BY RICHARD/ARLENE SECOURS TRS TIGARD, OR 97223 11560 SW FONNER ST TIGARD,OR 97223 2S103AC-01100 2S103AC-06800 PHELAN THOMAS C SELLICK LEE A&ELIZABETH J 904 ESTHER ST 12911 SW 113TH PL VANCOUVER,WA 98660 TIGARD, OR 97223 2S103AC-07200 2S103AC-09400 POWERS JAMES J&JENNIFER L SHIEH CONAN M& 12999 SW 113TH PL SUN LILY PORTLAND,OR 97223 11460 SW FONNER ST TIGARD, OR 97223 2S103AC-08100 2S103AC-05600 QUINBY SHANNON RENAE& SHIPLEY LANE A&LUCY A BENJAMIN EUGENE 12665 SW 113TH PL 11389 SW FONNER ST TIGARD, OR 97223 TIGARD,OR 97223 2S103DB-09500 25103B0-10100 ROMEI TONI& SIZEMORE ROBERT DENNIS& MCCONNELL KELLY LESLIE A 11375 SW ERSTE PL 11545 SW ELTON CT PORTLAND,OR 97223 TIGARD,OR 97223 2S10308-09700 2S103AC-07100 SCHOPPE PAUL N&KATHRYN J STEWART PETER B&TRACY D 11395 SW ERSTE PL 12977 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-01700 2S103AC-06100 SCHULTHEIS ERIC D& THOMPSON JANET 11180 SW FONNER ST 11340 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 • • 2S103BD-09700 103AC-0600 THOREN THEODORE J& WI E ONARD P&KATHLEEN L KIMBERLY J 126 113TH PL 12957 SW 116TH PL ARD, 97223 TIGARD,OR 97223 1038D-10 0 2S103CA-00207 TI ITY OF WOODLEY MICHAEL&CASSANDRA B 13 HALL BLVD 11590 SW FONNER T GARD,OR 97223 TIGARD,OR 97223 103AC-07790 28103B0-06100 TI D ITY OF WOODRUFF THOMAS 0 131 ALL BLVD 12712 SW 116TH AVE T ARD,OR 223 TIGARD,OR 97223 1038D-087 2S103DB-10000 TI D TY OF YOUNG VANCE A 131 HALL BLVD 11470 SW SONNE PL ARD,0 7223 PORTLAND,OR 97223 S10380-105 TI RD Y OF 1312 HALL BLVD T ARD,O 7223 2S103DB-09000 VARNEY ROBERT C&REGINA T 11265 SW MORGEN CT TIGARD,OR 97223 2S103BD-10000 VOORHEES DANIEL W/SANDRA 11571 SW ELTON CT TIGARD,OR 97223 2S103DB-08900 WELCH MICHAEL& BREDESEN DANIELE 11245 SW MORGEN CT TIGARD,OR 97223 2S103AC-05100 WINGEIER RICHARD CLAYTON& RACHEL ANN 12775 SW 113TH PL TIGARD,OR 97223 2S103AC-05700 WISNER LEONARD P&KATHLEEN L 12643 SW 113TH PL TIGARD,OR 97223 • • Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Patricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - CENTRAL INTERESTED PARTIES (i:\curpin\setup\labels\CIT Central.doc) UPDATED: 26-Feb-08 • • AFFIDAVIT OF POSTING NOTICE 11119 OF A LAND USE PROPOSAL GARD IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: MLP2008-00004 Land Use File Name: BEAN PARTITION I, Cheryl Gaines. Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) I1400 5 ) •Fonne - and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the AV" day of I4 c ,2008. a . Signature 8f Person Who Performed Posting ht\login\patty\masters\affidavit of posting for applicant to post public heanng.do BEAN PARTITION • MINOR LAND PARTITON (MLP) 2008-00004 REQUEST: The applicant is requesting a Minor Land Partition approval to partition one (1) existing .65-acre site into three (3) parcels for detached single-family residences. An existing residence on Parcel 1 will remain. The proposed lots range in size from 7,668 to 8,476 square feet in si e. LOCATION: 11400 SW Former Street; Washington County Tax Arp 2S103AC, Tax Lot 2200. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.3 W, 18.420, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Cheryl Caines, Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503- 639-4171 or by email to cherylc@tgard-or.gov. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. t— F---- CITY of TIGARD �- I GEOGFAP-11C INFGOMATIONSYSTEM AREA NOTIFIED • a SWAM nunc1111 t „1""�1 SIOACIS111 I' 1 HAMM fN111143I tillal"I10 111810000100 NWIIIM111 tpuessmie """"""'"""'"" FOR: Ken Sandblast \ :I1"Aw111 \ ""11000210 j""""a ,,, 1111 x RE: 2S103AC, 2200 21001•10101261110001101 � " �,"„a111Aa""_ ( 11400 SW Fonner St.) 17 „ ".a.w CO 'w"""" C 1f�A0011111 1www1 k- n11w1A11 //� "M1wi"I """"= v, ]llnwlw �""9" 110011,111100 CO / . - Property owner information is valid for 3 months from / }6 1 I r the date printed on this map. vi �J !• \ ---' -'` tuuenlsn rlrlann l-` 7' 1n011111"10111 1111112II nu ,,,. �C mm111a"141 AIWS111" =moImN lnlna11111 `0 .` IMIw"M ww1M1 O�\ ` in1 A10I111 Wna111" 1wI1Nw 1111SI111111 "M1Mr V aluul \ moelenu' \ 1nIAI0"111 "M1A"1"I Ip"�" na nnolmo-— IFIwld1 /y��.. . - n1G1If11 n1GIn" 1nnIG11111 """""" 0001000101 "M""n" \� I`` 1n mellOVI MINIMIIGw r 21 111111" 21100011101 N mlww" 11101"11"I miasma nw 11111" Na tf"rwI1AII11111 111"w 0 100 200 300 Feet 1"=206 fee mow"" w"ww mw1w1 CTwIw1ww..I . 4,,,,,, s m Names'N ' -- `O I I l rARI) O -o i) "Nw111I r Z Information on Ihis map is for general location only and Mould t>e verified with Ile Development Services Division. X" 13125 SW Hell Blvd Tigard,OR 97223 A (503)630-4171�\ ht :/1www.nA.tlgard.or.us Community Development Plot date: May 12,2008;C:lmagic\MAGIC03.APR 2S103AC-01900 2S103BD-04401 • ROGERS SHERRI L BRYANT TY D&NICOLE L 3554 SE BRADLEY CT 11565 SW FONNER ST HILLSBORO,OR 97123 TIGARD,OR 97223 103AC-08 0 03BD-107 20 8 ARTITION PLAT BRY T D&NICOLE L OW OF LOT 2 1156 ONNER ST T ARD,OR 7223 2S1030B-09400 2S103AC-07900 ABEYTA THOMAS J AND DEBORAH L BURGESS FAMILY TRUST 11370 SW ERSTE DR 32399 SW LAKE DR TIGARD,OR 97223 WILSONVILLE,OR 97070 2S103BD-09100 2S103AC-06200 ALLISON JEFFREY BURGESS JAMES F&MARY B 12992 SW 116TH PL 11350 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-09300 2S103AC-05500 ARCHER DOUGLAS L&MARGARET M BURK RICK R 11486 SW FONNER ST 12687 SW 113TH PL TIGARD, OR 97223 TIGARD,OR 97223 2S103DB-09100 2S103AC-04000 AWEIDAH MARY&IMAD BURNS FAMILY TRUST 11285 SW MORGEN CT 12590 SW 114TH TER TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-06700 2S103130-05900 BILODEAU DOUGLAS J& CARGILE CHRISOPHER&GINA NICOLE S 12720 SW 116TH AVE 12899 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-01800 2S103DB-09300 BOOTH DAVID K CLARKE JOHN G&KARYN S 11200 SW FONNER ST 11380 SW ERSTE PL TIGARD, OR 97223 TIGARD,OR 97223 2S1030B-08800 2S103AC-05300 BREWIN SHARON F&MICHAEL K CONNELL JAMES JESSE 11225 SW MORGEN CT 12731 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103DB-09800 2S103BD-09900 BRUMMETT RODNEY L&REBECCA S CRABTREE MARK A& 11490 SW SONNE PL CRABTREE AMANDA ZIEMANN TIGARD,OR 97223 11587 SW ELTON CT TIGARD, OR 97223 25103D6-09600 i 2S103AC-01401 • CULBERTSON JON C&BRENDA E FLEMING DAVID L 11385 SW ERSTE PL 11227 SW FONNER TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-06500 - 2S103AC-02200 DAHLJANEA FONNERLLC 12801 SW 113TH PL BY TRACY ANN BEAN TIGARD,OR 97223 2744 SW SCHOLLS FERRY RD PORTLAND,OR 97221 2S103AC-01503 2S103AC-06600 DAVIS ROBERT J FORDE CHARLES E& 11195 SW FONNER ELAINE P TIGARD,OR 97223 12855 SW 113TH PL TIGARD,OR 97223 2S103AC-07600 2S103AC-05000 DETOFSKY ABRAM& FRANK CRAIG E&LORI A HU YI-KANG 12797 SW 113TH PL 12930 SW 113TH PL TIGARD, OR 97223 TIGARD,OR 97223 2S103AC-04100 2S10308-09900 DURFEE MICHAEL D AND FRANK LARRY AND ANGELA BUTTERFIELD MELISSA 11480 SW SONNE PLACE 12612 SW 114TH TERR TIGARD,OR 97223 TIGARD, OR 97223 2S103AC-05200 2S103130-06200 EATON CANDICE M& GENIUCH RONALD W&EDITH M ARROWWOOD JOHN M 12664 SW 116TH AVE 12753 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103CA-00100 2S103AC-02600 EDWARDS WILLIAM M GIANOLA JEFFREY W&SHANNON L PAULINE M 11550 SW FONNER ST 13105 SW 115TH TIGARD, OR 97223 TIGARD,OR 97223 2S103AC-00600 2 3DB-0010 EMME LARRY M GIAN FFREY W&SHANNON L 11221 SW FONNER ST 115 W NER ST TIGARD, OR 97223 ARD,OR 97 2S1D3BD-08900 2S103AC-04300 FENTON JASON R GOETZ JEANNE 12996 SW 116TH PL 12758 SW 114TH TERRACE PORTLAND,OR 97223 TIGARD,OR 97223 2S103AC-02400 28103AC-07000 FILLER LIVING TRUST GOHIER PATRICIA LYNN/PIERRE BY DAVID E&MARY CLOUD FILLER TRS 12955 SW 113TH PL 11500 SW FONNER ST TIGARD, OR 97223 TIGARD,OR 97223 • 25103AC-07600 . 2S103DB-10100 • GRECO LEONARD R KNUTSON RICHARD AND JOYCE 11441 SW FONNER ST 11475 SW SONNE PLACE TIGARD,OR 97223 TIGARD,OR 97223 2 3AC-06400 2S103AC-08000 GRE ARD R KRAVCHENKO LIYA 1144 NNER ST 11387 SW FONNER ST T ARD,OR 223 TIGARD,OR 97223 2S103AC-06300 2S103AC-09200 GRECO LEONARD R&JULIE M KREUTZER JEANETTE L 11441 SW FONNER ST 11480 SW FONNER ST TIGARD,OR 97223 PORTLAND,OR 97223 2S103BD-09200 25103AC-01501 HALL SHANNON LACEY WILLIAM R/SHERRILL L& 12990 SW 116TH AVE EMME LARRY M& TIGARD,OR 97223 DAVIS ROBERT J/GLORIA R 12745 SW 111TH PL TIGARD,OR 97223 2S103BD-06000 2S103AC-04200 HAYDEN DARRON R&WENDY LIBERT SCOTT A AND CYNTHIA M 12716 SW 116TH AVE 12636 SW 114TH TERRACE TIGARD, OR 97223 TIGARD,OR 97223 2S103AC-05400 2S103AC-05800 HELLHAKE JIM LIDAY GARRY F& 12709 SW 113TH PL LOUISE A REV LIV TRUST PORTLAND,OR 97223 12621 SW 113TH PL TIGARD,OR 97223 2S103AC-01400 2S103AC-06900 HOBBS RONALD E AND JUNE E MCCUEN DALE R& 7205 SW VENTURA DR WYATT SUSAN E TIGARD,OR 97223 12933 SW 113TH PL TIGARD, OR 97223 103AC-059.• 2S103BD-10200 HU '• 'CREEK ESTATES MCKENZIE CARRIE L OWN •F LOTS 3-6 11533 SW ELTON CT , TIGARD,OR 97223 2S103BD-09000 2S103BD-10300 JONES MARK&DANACIA MCNULTY CORY/RACHEL 12994 SW 116TH PL 12830 SW 116TH AVE TIGARD, OR 97223 TIGARD,OR 97223 2S103B0-09800 2S103AC-01200 KIRBY DALE L MCVICKER KEVIN S& 12945 SW 116TH PL MCVICKER REBECCA M TIGARD,OR 97223 11385 SW FONNER ST TIGARD,OR 97223 2S103AC-07500 • 2S103CA-00209 • NAVAS MARIANA SCHWAB GREGORY JOHN 12958 SW 113TH PL 13050 SW HOWARD DR TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-01300 2S103AC-07300 OAK RICKY JAMES SCHWEITZ ERIC A& 11245 SW FONNER ST MARTHA L TIGARD,OR 97223 12980 SW 113TH PL TIGARD,OR 97223 28103AC-07400 2S10380-09600 OEHLER RUSSELL E& SCOTT MATTHEW C& CATHERINE A LAURETTE L 12972 SW 113TH PL 12961 SW 116TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S1030B-09200 2S103CA-00208 PALMER ROBERT MATT&TRAE E SECOURS FAMILY TRUST 11390 SW ERSTE PL BY RICHARD/ARLENE SECOURS TRS TIGARD,OR 97223 11560 SW FONNER ST TIGARD, OR 97223 2S103AC-01100 2S103AC-06800 PHELAN THOMAS C SELLICK LEE A&ELIZABETH J 904 ESTHER ST 12911 SW 113TH PL VANCOUVER,WA 98660 TIGARD,OR 97223 2S103AC-07200 2S103AC-09400 POWERS JAMES J&JENNIFER L SHIEH CONAN M& 12999 SW 113TH PL SUN LILY PORTLAND, OR 97223 11460 SW FONNER ST TIGARD,OR 97223 28103AC-08100 2S103AC-05600 QUINBY SHANNON RENAE& SHIPLEY LANE A&LUCY A BENJAMIN EUGENE 12665 SW 113TH PL 11389 SW FONNER ST TIGARD, OR 97223 TIGARD,OR 97223 28103 DB-09500 2S103BD-10100 ROMEI TONI& SIZEMORE ROBERT DENNIS& MCCONNELL KELLY LESLIE A 11375 SW ERSTE PL 11545 SW ELTON CT PORTLAND, OR 97223 TIGARD,OR 97223 2S103DB-09700 2S103AC-07100 SCHOPPE PAUL N&KATHRYN J STEWART PETER B&TRACY D 11395 SW ERSTE PL 12977 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-01700 2S103AC-06100 SCHULTHEIS ERIC D& THOMPSON JANET 11180 SW FONNER ST 11340 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S103B0-09700 110 103AC-0600 THOREN THEODORE J& WI E ONARD P&KATHLEEN L KIMBERLY J 12 113TH PL 12957 SW 116TH PL ARD, 97223 TIGARD,OR 97223 103BD-10 0 2S103CA-00207 TI ITY OF WOODLEY MICHAEL&CASSANDRA B 1 ALL BLVD 11590 SW FONNER T GARD,OR 97223 TIGARD,OR 97223 103AC-07790 2S103BD-06100 TI D ITY OF WOODRUFF THOMAS 0 131 ALL BLVD 12712 SW 116TH AVE T ARD,OR 223 TIGARD,OR 97223 103BD-087 2S103DB-10000 TI D ITY OF YOUNG VANCE A 131 HALL BLVD 11470 SW SONNE PL ARD,0 7223 PORTLAND,OR 97223 S103BD-105 TI RD OF 1312 HALL BLVD T RD,O 7223 2S103DB-09000 VARNEY ROBERT C&REGINA T 11265 SW MORGEN CT TIGARD,OR 97223 2S103B0-10000 VOORHEES DANIEL W/SANDRA 11571 SW ELTON CT TIGARD,OR 97223 2S103DB-08900 WELCH MICHAEL& BREDESEN DANIELE 11245 SW MORGEN CT TIGARD,OR 97223 2S103AC-05100 WINGEIER RICHARD CLAYTON& RACHEL ANN 12775 SW 113TH PL TIGARD,OR 97223 2S103AC-05700 WISNER LEONARD P&KATHLEEN L 12643 SW 113TH PL TIGARD,OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Patricia Keerins 12195 SW 121stAvenue Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - CENTRAL INTERESTED PARTIES (i:lcurpin\setup\Iabels\CIT Central.doc) UPDATED: 26-Feb-08 • • CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT It PLANNING DIVISION 13125 SW HALL BOULEVARD s TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-624-3681 (Attn: Patty/Planning) EMAIL: pattv( tigard-or.gov TIGARD REQUEST FOR 500—FOOT PROPERTY OWNER MAILING LIST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP&TAX LOT NUMBERS (i.e. 1S134AB,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: 11400 SW Fonner St. PSIb31) Adsoo) PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and the project planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. IF YOU HAVE BEEN NOTIFIED BY PLANNING TO OBTAIN YOUR LABELS. PLEASE INDICATE BELOW THAT YOU NEED 2 SETS OF LABELS. ® Completeness Letter Received Indicating 2 Sets of Envelopes w/Address Labels Required The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please) with first class letter- rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON:Ken Sandblast PHONE: (503)-684-1020 NAME OF COMPANY:Planning Resources Inc FAX: (503)-684-1020 EMAIL: kensQprilanduse.com This request may be emailed, mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person listed will be called to pick up their request that will be placed in 'Will Call" by the company name (or by the contact person's last name if no company) at the Planning/Engineering Counter at the Permit Center. The cost of processing your request must be paid at the time of pick up,as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list,plus$2 per sheet for printing the list onto labels (20 addresses per sheet). Then,multiply the cost to print one set of labels by the number of sets requested. -EXAMPLE- - COST FOR THIS REQUEST - sheets of labels x$2/sheet=$8.00 x 2 sets= $16.00 ✓ sheet(s)of labels x$2/sheet=S /f A sets= - III 1 sheets of labels x$2/sheet for interested parties x 2 sets $ 4.00 21�*' / sheet(s)of labels x$2/sheet for interested parties=Patac/ ,_/9/ GF.NF.R4TR LIST = $11 00 GENFRATHLIST = $1 TOTAL = $31.00 TOTAL Patty iurisford • • From: Sharron Rea [SRea@prilanduse.com] Sent: Monday, May 12, 2008 2:01 PM To: Patty Lunsford Subject: RE: Request for mailing labels form Attachments: MailingLabelRequestForm-5-12-08.pdf Patty, Thank you for getting back to me so quickly.Attached is a completed copy of the Label Request form for 11400 SW Fonner St. If you have any questions or need more information please let me know. Sharron Rea Planning Resources, Inc. 7160 SW Fir Loop, Suite 201 Portland, OR 97223 Tel: 503-684-1020 Fax: 503-684-1028 From: Patty Lunsford [mailto:PATTY@tigard-or.gov] Sent: Monday, May 12, 2008 1:36 PM To: Sharron Rea Subject: Request for mailing labels form Hi Sharron, I have attached the form that needs to be completed to request mailing labels. When you have completed the information requested on the form, please email it back to me and I will call you when your request is ready to be picked up. Best regards, Patty Lunsford (503.718.2438) Administrative Assistant City of Tigard - Current Planning • LAND USE PROPOSAL DESCRIPTION TIGARD 120 DAYS = 9/13/2008 FILE NUMBER: MINOR LAND PARTITION (MLP) 2008-00004 FILE TITLE: BEAN PARTITION APPLICANT: Josh Bean APPLICANT'S Planning Resources,Inc. 13123 SW Winterlake Court REPRESENTATIVE: Ken Sandblast,AICP Tigard,OR 97223 7160 SW Fir Loop,Suite 201 Tigard, OR 97223 OWNER: Fonner,L.L.C. 2744 SW Scholl's Ferry Road Portland,OR 97221 REQUEST: The applicant is requesting a Minor Land Partition approval to partition one (1) existing.65-acre site into three (3) parcels for detached single-family residences. An existing residence on Parcel 1 will remain. The proposed lots range in size from 7,668 to 8,476 square feet in size. LOCATION: 11400 SW Fonner Street;Washington County Tax Map 2S103AC,Tax Lot 2200. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV COMMENTS WERE SENT: MAY 27, 2008 COMMENTS ARE DUE: JUNE 10, 2008 ❑HEARINGS OFFICER (MON.) DA 11.OF HEARING: TIME: 7:00 PM Cl PLANNING COMMISSION (MON.) DA 11,OF HEARING: TIME: 7:00 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM Z STAFF DECISION (TENTATIVE) DA l E OF DECISION: JUNE 18, 2008 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION II Z VICINITY MAP ® IMPACT STUDY Z SITE DISTANCE CERTIF. Z SITE PLAN ® STORM WA 1'ER ANALYSIS ® UTILITY PLANS Z NARRATIVE ® TREE PLAN ® OTHER:MISCELLANEOUS STAFF CONTACT: Cheryl Caines,Associate Planner (503) 639-4171, Ext. 2437 APPLICANT MATERIALS • • 11400 SW Fonner 3-Lot Partition Application Tigard, Oregon APPLICANT: Josh Bean 13123 SW Winterlake Court Tigard, OR 97223 ibeandougbean.com APPLICANT'S REPRESENTATIVE: Kenneth L. Sandblast, AICP Planning Resources, Inc. 7160 S.W. Fir Loop, Suite 201 Portland, OR 97223 Tel: 503.684.1020 Fax: 503-684-1028 kens(c�prilanduse.com PREPARED BY: Dan Jung Planning Resources, Inc. 7160 S.W. Fir Loop, Suite 201 Portland, OR 97223 Tel: 503.684.1020 Fax: 503-684-1028 dank@.Drilanduse.com February 8, 2008 �� planningl:c�srnn ct�sine. • • 11400 SW Fonner Table of Contents 1 Application Forms • Copy of Signed Application Form 2 Proof of Ownership • Current Title Report 3 Applicable Code Responses • Project Narrative 4 Meeting Information • Pre-Application Notes 5 Natural Resource Reports . • Clean Water Services—Pre-Screen Form • Tree Assessment • Tree Protection Plan 6 Engineer's Reports • Preliminary Drainage Report • Site Distance Study 7 Service Provider Letters • Tualatin Valley Fire District • City of Tigard Water 8 Plan Sets • 11x17 Plans Sets Attached: • Plan Set—24 x 36 • .•• planningResourcesinc. • • PRE-APP.HELD BY: CITY OF TIGARD PLANNING DIVISION HECEIVED 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 mil, 503.639.4171/503.684.7297 FEi U 8 iuU$ CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION CIT ',OGD PLAtoY,; AR�!MG File# L 'C -)o { Other Case# 19g- L` - Date I `-(Silo a I By k Receipt# 2-0o1 _ bk.. `(Z City X Urb Ti Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance(I or II) MI Minor Land Partition (II) ❑Zone Change (III) ❑Comprehensive Plan Amendment(IV) I Planned Development(III) El Zone Change Annexation (IV) ❑ Conditional Use (III) ❑Sensitive Lands Review(I, II or III) ❑Zone Ordinance Amendment(IV) ❑ Historic Overlay(II or III) ❑ Site Development Review(II) D Home Occupation (II) ❑Subdivision (II or III) LUCAI ION WHERE PRUPUSEU AU I lvi I Y WILL ODUUR(Address it available) 11400 SW Fonner St Tigard,OR 97223 IAX MAPS Lit IAX LUI NUS. 2S103AC 2200 TOTAL SI rESILE ZONING GLASS-II-CAI ION 0.65 acres R-4.5 •PLICAN I' Ken Sandblast, Planning Resources Inc. MAILING ADURESS/CI I V/S I A I EILI P 7160 SW Fir Loop#201 Tigard,OR 97223 PHONE NU. I-AX NU. 503-684-1020 503-684-1028 PRIMARY t.UN I AC I PERSON PHONE NO. Ken Sandblast 503-684-1020 PROPER tY OWNER/DEED HOLDER(Mach list if more than one) MAILING AUU S[SICI b IA i /LI P�-� 4f� �/�� ,- // / PHONE N w_GI.� / eA I `�/ >' 4AXNO�} ---/7 I{) � 5O3-2:,0 1113 I. -201-Zc *When the owner and the applicant are different people, the applicant must be tbv purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. TheLoWners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) Three-lot partition to create(3)single-family lots. Access from SW Fonner St is proposed via a access and utilites easement for lots 2 and 3 located on west side of the property. Lot 1 will continue to take access directly from Fonner St on the east side of the property. • APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. . • • THE APPLICANT SHALL CERTIFY THAT: • • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All 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, map 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(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Owner's Signature Date Owner's Signature TC J z_i_c_ Date Owner's Signature Date Owner's Signature Date Owner's Signature Date 3/1z47 Applic n Ag t! epresentative's Signature Date Applicant/Agent/Representative's Signature Date S� P. \IER � • • �S4 -- "3 First American Title Insurance Company of Oregon Washington(OR) Prepared For: Prepared By:Lyndsey Doran Customer Service Department 1700 SW Fourth Avenue - Portland,Oregon 9720 1-55 1 2 Phone:(503)222-3651 Fax:(503)790-7872 OWNERSHIP INFORMATION Owner : Fonner Llc Ref Parcel Number :2S103AC 02200 CoOwner T:02S R:01W S:03 Q:253 Site Address : 11400 SW Former St Tigard 97223 Parcel Number : R0470564 Mail Address :2744 SW Scholls Ferry Rd Portland Or 97221 Map Number Telephone : Owner: Tenant: County :Washington(OR) SALES AND LOAN INFORMATION Transferred :07/27/2001 Loan Amount :$135,000 Document# : 74955 Lender :Private Sale Price :$120,000 Loan Type :Private Deed Type : Warranty Interest Rate :Fixed %Owned : 100 Vesting Type :Corporation PROPERTY DESCRIPTION ASSESSMENT AND TAX INFORMATION affap Page&Grid :655 C4 MlaLand :$236,730 ensus : Tract:319.04 Block:2 MktStructure :$47,190 Subdivision/Plat MktOther Neighborhood Cd : WTIG MidTotal :$283,920 Land Use : 1012 Res,Improved M50 Assd Total :$106,690 Legal :ACRES .65 %Improved : 17 06-07 Taxes :$1,680.46 Exempt Amount : Exempt Type . Levy Code :02374 Millage Rate : 15.7510 PROPERTY CHARACTERISTICS Bedrooms :2 Lot Acres : .65 Year Built : 1952 Bathrooms : 1.00 Lot SqFt :28,314 EfJYearBlt : 1952 Heat Method :Forced Bsm Fin SqFt Floor Cover :Carpet Pool Bsm Unfin SqFt : Foundation : Concrete Ftg Appliances Bsm Low SqFt Roof Shape . Dishwasher Bldg SqFt : 878 Roof Matl :Comp Shingle Hood Fan 1st Fir SqFt : 878 InteriorMat :Drywall Deck Upper Fir SqFt : Paving Matl :Concrete Garage Type : Attached Porch SqFt Const Type : Wd Stud\shtg Garage SF : 328 Attic SqFt Ext Finish : 253 Deck SqFt .• • I This title information has been furnished,without charge,in conformance with the guidelines approved by the State of Oregon Insurance Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds. Indiscriminate use only benefiting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report. w 14 STATE.OF OREGON t ss Vp County of Washington r l t Robert W. Holmes.Grantor t'and i' ci' Neat of Aga t�`i f maul and TaxM:ft ST, Ex-00%io County Fonner LLC.Grantee t *a saoct uo .do hereby anih dug and re:ceder, 0p1 said Until a change is requested,all CO1'b' . r was received 4 ,.tt~--.r j- tax statements shall be sent to the following address: WASHINGTON "" ,,' .' 'i • COUNTY p 2001.'ITat6ti ��r.�j�-NnbO�1.'prnctor of Fanner LLC il1U11111OO 1 . Si- :c/o Ms. Tracy Ann Bean One200I074955 2744 SW Scholls Ferry Road Rent: �oOI t 7 t,2.00 Portland.OR 97221 a7/2Ti2ot o�:25:oSpta After recording,return to: Fonner LLC. ci _. ly�c' ` WASHINGTON COUNTY d o Ms. Tracy Ann Bean REAL PROPERTY TRANSFER TM 2744 SW Scholls97221rTY _Fe Roads" , $ I do.co -?7-GI Portland,OR FEE PAO DATE T3 + •• WARRANTY DEED—STATUTORY FORM it t . $_ ROBERT W. HOLMES,Grantor,conveys and warrants to FONNER LLC,an Oregon vg limited liability company,Grantee, the following-described real property("Property"),free of encumbrances,except as specifically set forth in Schedule 1,attached hereto and by reference incorporated herein: 1 g All the following property in Section 3,Township 2 South, Range 1 West of the Willamette Meridian,in Washington County,Oregon: Beginning at a point in the center of County Road No. 495, which point of beginning bears South 0° 53' _t• West along the North and South centerline of Section 3,Township 2 South,Range I West of the Willamette Meridian,a distance of 2216.8 feet and North 87°46' East 191.2 feet from the quarter corner on the North line of said Section 3,and which point of beginning bears North 0°53' East 462.0 feet and North 87°46' s East 191.2 feet from an iron pipe at the recognized center of said Section 3;thence from the above-described point of beginning South 0°53' West 241.7 feet;thence g` g South 89°53'East 125-6 feet;thence North 0°53' East 247.0 feet to a point in the Ji center of said County Road No.495;thence South 87°46'West 125.7 feet to the Wplace of beginning. The true consideration for this conveyance is One Hundred Twenty Thousand and Nof100 Dollars(S120,000.00). THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND . REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE Page I -WARRANTY DEED -STATUTORY FORM `3 1[ N N110N]CO NtS$NY.S5k4ZpM1 • PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. DATED this /9 b? day of July.2001. bent W. Holmes , STATE OF le96' ) No poste State d Weelenglan SS. ELIZABET1 J.REEVES County of if/Y45A,O ) FISANTTTITemere Beim Jew:1.30.6 The foregoing instrument was acknowledged before me this /q 61 day of July, 2001, by Robert W. Holmes. Notary Pu lic for 4016iy My commission expires: • Page 2-WARRANTY DEED—STATUTORY FORM K 43t0;OCOCZASSNASSikisaour SCHEDULE 1 1. Rights of the public in and to any portion of the Property lying within the boundaries of roads or highways;and 2. 2001-2002 real property taxes,a lien not yet due and payable. • 4110 Schedule I to Warranty Deed—Statutory Form • • • 11400 SW Fonner 3-Lot Partition Application Tigard, Oregon APPLICANT: Josh Bean 13123 SW Winterlake Court Tigard, OR 97223 jbean a(�dougbean.com APPLICANT'S REPRESENTATIVE: • Kenneth L. Sandblast, AICP Planning Resources, Inc. 7160 SW Fir Loop, Suite 201 Portland, OR 97223 Tel: 503-684-1020 Fax: 503-684-1028 kens(@prilanduse.com PREPARED BY: Dan Jung Planning Resources, Inc. 7160 SW Fir Loop, Suite 201 Portland, OR 97223 danj(o�prilanduse.corn Tel: 503-684-1020 Fax: 503-684-1028 ZLU8 February 7, 2008 Revised: May 8, 2008 ^�1^ • planningResourcesinc. • SITE DETAILS Political Boundaries City Tigard County Washington Co. Planning Information Neighborhood CPO 4B Bull Mtn Urban Growth Boundary Inside Zip Code 97223 Zoning Local Designation R-4.5 Local Definition LDR Environmental Zone None Generalized Classification SFR Environmental Findings Flood Plain (FEMA 100 yr.) Outside • Watershed Basin TUALATIN RIVER Watershed Subbasin FANNO CREEK Service Providers Fire Protection Tualatin Valley Fire and Rescue Parks City of Tigard School District TIGARD-TUALATIN No. 23J Sewer Clean Water Services Water Tualatin Valley Water District Tax Assessment Details Tax Lot Number 2S103AC —2200 Total Subject Site Size .65 Acres Site Address 11400 SW Fonner Street Tigard, OR 97223 TABLE OF CUNT EN Pages • Project Description and Vicinity Map i - iii City of Tigard Applicable Policies and Findings 1 -39 41 Mr.Josh Bean—Three(3)-Lot Partition planningliesourcesinc. City of Tigard Partition Application PROJECT DESCRIPTION • Project Description: The applicant requests approval of a three (3)-lot partition, with an access and utilities easement to serve proposed Parcels 2 and 3. The site is zoned R-4.5 by the City of Tigard. Low Density Residential zoning is intended to accommodate single-family homes, with or without accessory residential units, at a minimum lot size of 7,500 square feet. Existing Conditions: The subject site contains a total of 0.65 acres of land and is comprised of one parcel: Assessor's Map No. 2S-1-03AC, Tax Lot 2200. The subject site has no steep slopes. The site has an existing residence that will be retained as depicted on the preliminary plat. SW Fonner Street serves the subject site along the northern boundary. The entire area surrounding the subject site is made up of platted parcels currently developed and zoned R-4.5 with single-family homes. The site is outside the FEMA 100-year flood plain and is in the Tualatin River Watershed Basin and the Fanno Creek Sub-basin. It is within the Tualatin Valley Fire District, Clean Water Services Sewer District and the Tualatin Valley Water District. Existing vegetation on the property consists of a mixture of open grassy areas and undergrowth, and mature trees scattered throughout the site. 40 • Mr.Josh Bean— Three-Lot Partition planning inc. City of Tigard Partition Application , .I ems£ 12555 12932 12567 12578 L�_ 1 , 4kt. { ik. 42570 . Aak19 veto E2�99 1 . — f • t2'L - i 1.2512 ! I �/ \ /2921 ^t`� — Q AN.- .r I rev, I 21t3@ •.tt 1 �Ai f�d43 � �— �t'9 ' 127 Y J -1.----' 4 d t 12579 r. t2t140 I I12 12'59/ V1 �l 14445 ( E13$5 E2d5X9 V. 1 r. t"E'E+t�1 1 r 12712 f 1E357 12'31 umum14 t£227 12703 f 4/4t E2716— tr ' I 17775 11245 11441 11195 11173 iim42;Et 42l"20 6E30_4 12U3 /77 tr _ SW F#3NNEit ST J 0. 1 !`1151 11` 1/480 111370 12951 N / / \. 11 113411 M - Xi SITE a2 5 t 1IrA - EL TON CT 114E \ � �,,• ..233 1tYi3 1289 1 112'3E, 1 IMO 12946 4296Y 1 vfo.! 1 t.... , 12911 .0 12565` r. 42933% 12973 CI -- \ \ g297j \ •12985 1601; 12399 11100 1299E 115`4; 1930 /%�12972 1 ..-/ -4, I '\. kt375. li t1370 �t \ / II5519 11 / 1303�9 ��. J' 1 1, 11225 P/ 111185 ~'�_ / / 11245 \` i/d tt?flL7 l 0 r ill1i ., `... �Q 13953 /13105 Q \ 11470 . f Et205 Q �T..-. �r �.T,, ` /• 9a4EF1 f-- ar r-,(� Z r 41 11475 i. +t . 13050 /� I3125 ! .-.. - -' ~~ 413 + lin 143901J 4128` �(Sy' •4,41 t�11230 ytt2.1167 711 / 20 / 131115 1_ \ is 13255 - - Figure 1: Vicinity Map Mr.Josh Bean- Three-Lot Partition planningResourcesinc. ii • City of Tigard Partition Application • • v SW FONNER-ST - - 11 i 1 1 r 4 4 -*'-,. a 11 , , _. ., ,, . ... ,._. \ .,tf III ..., /A i - 1 I I f Figure 2: Aerial Photo • Mr. Josh Bean— Three-Lot Partition planning inc. iu City of Tigard Partition Application • • . ZONING LOT DIMENSIONAL AND DENSITY REQUIREMENTS • Minimum Base Zone Requirements(TABLE 18.510.2) Street Front Side Yard Lot Area Lot Width Frontage Lot Depth Setback Setback Rear Yard (sq. ft.) (ft) (ft) (ft) (ft.) (ft.) Setback(ft.) R/4.5 7,500 50 15' n/a 20 5/10 2 15 Lott 7,728* 111 111 70 31 9 16 Lot2 7,668** 77 15 126 20 10 15 Lot 3 8,476 67 15 126 20 10 15 I 18.420.050.A.4.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. 2 18.420.050.A.4.e - 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. *Gross area of Lot 1 =8,000 square feet **Gross area of Lot 2= 10,799 square feet TABLE 2 Density Requirements Maximum Density— 18.715.020.B R-4.5 Zone (16,096) / (7500) = 2.15 = 2 Units* Minimum Density— 18.715.020.0 • R-4.5 Zone (2.15 x 0.8) = 1.72 = 1 units* * Number of units allowed in addition to the house to remain on site TABLE 3 GROSS SITE AREA: 28,156 1. All sensitive land areas: a. Land within the 100-year floodplain; - b. Land or slopes exceeding 25%; - c. Drainage ways; and - d. Wetlands. - e. Optional: Significant habitat areas, as designated on the City of Tigard "Significant Habitat Areas Map." - 2. All land dedicated to the public for park purposes; - 3.All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: 881 a. Single-family development: allocate 20%of gross acreage; - b. Multi-family development: allocate 15%of gross acreage. - 4. All land proposed for private streets; and 3,403 5.A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. 7,776 NET DEVELOPMENT AREA: 16,096 • Mr.Josh Bean—3-Lot Partition planningResourcesinc. 1 City of Tigard Partition Application • • UTILITY AND STREET REQUIREMENTS Water Service: An 8-inch public water line currently existins within SW Fonner Street. The existing home will retain it's current water meter connection. The two new parcels will utilize new service conenctions to the public line. Sanitary Service: The City of Tigard currently has an 8" sanitary sewer line in SW Fonner Street. The existing home will retain it's current sanitary sewer connection. The two new parcels will utilize new sanitary laterals in the proposed access/utility easement. Stormwater Management: City of Tigard requires all proposed developments to convey storm water to an approved public drainage system. A lateral is proposed for Parcels 2 and 3 to direct water from the rear of the existing property towards Fonner Street. The site drains in a general south-to-north direction. A site visit and a (detail of intersection diagram obtained from the city of Tigard) verified that water can be routed west from the subject site along the unimproved frontage of the east/west portion of Fonner Street towards an existing catch basin within Fonner St (reference civil plans included with this application for more details). The proposed partition will comply with this requirement and proposes to pay a fee-in-lieu for both water quality and the amount of storm water discharged into the existing storm facilities. 4111 Street Improvement: Street improvements will be completed on the following public right-of-ways. Reference the submitted Preliminary Grading and Site Utility Plan for additional detail. SW Fonner Street Street Improvements Improvement Width* Asphalt 16 feet Curb 6 inches Planter Strip 5 feet Sidewalk 5 feet Total Right-of-Way Dedication 7 feet From centerline of right-of-way • Mr. Josh Bean—3-Lot Partition planningResourcesinc. 2 City of Tigard Partition Application • FINDINGS APPLICANTS REQUESTED APPROVAL: Preliminary Plat approval for the creation of a 3-lot partition. APPROVAL CRITERIA: This narrative will address the applicable standards and review criteria of the City of Tigard's Development Code. 18.300 Land Use Decisions 18.390 Decision-Making Procedures. 18.400 Land Division 18.420 Land Partitions. 18.500 Zoning Districts 18.510 Residential Zoning Districts. 18.700 Specific Development Standards 18.705 Access, Egress and Circulation. 18.715 Density Computations. 18.730 Exceptions to Development Standards. 18.745 Landscaping and Screening. 18.765 Off-Street Parking and Loading Requirements. 18.790 Tree Removal. 18.795 Visual Clearance Areas. • 18.800 Street and Utility Improvement Standards 18.810 Street and Utility Improvement Standards. i Mr. Josh Bean—3-Lot Partition planning.tesourcesinc. 3 City of Tigard Partition Application The following chapters and sections of the City of Tigard Development Code are applicable to this three-lot partition application based upon: (i) existing conditions present upon and • surrounding the subject site, (ii) requirements conveyed by Tigard staff during the pre- application meeting held on August 30, 2007 for this project, and (iii) a review of Title 18: CHAPTER 18.390 DECISION-MAKING PROCEDURES 18.390.040 Type II Procedure (A) Pre-Application Conference: A pre-application conference is required for Type II actions. Pre-application conference requirements and procedures are set forth in section 18.390.080C APPLICANT'S RESPONSE: A pre-application conference was held on August 2, 2005 and on August 30, 2007 with City of Tigard Planning Division staff. (B) Application Requirements: APPLICANT'S RESPONSE: As part of the submittal information, an application including the information requested, has been provided; the narrative herein below addresses the relevant criteria for review and action; the applicable application fee is provided; no mailing materials were requested at the pre- application conference, nor were they noted as a requirement in the pre-application conference notes provide by the City of Tigard. CHAPTER 18.420 PARTITIONS 18.390.04(2)(e) Type II Procedure— Impact Study APPLICANT'S RESPONSE: The various public facilities and services listed in this section are addressed as follows: 11111 Transportation System Discussions with City staff have determined 27 feet of ROW dedication will be required from the centerline SW Fonner Street. Currently there is approximately 20 feet of ROW from the centerline. Partial street improvements may be required in including 16 feet of pavement from the centerline of SW Fonner Street with curb, 5-foot concrete sidewalks with 5-foot planter strip, and street trees along the entire frontage of the subject site will be required. -At this time, there are no frontage improvements along the south side of Fonner Street and it not practicable or necessary to make the improvements listed above. The applicant proposes to enter into a restrictive covenant for future half-street improvements. -To meet City standards, two of the 3 proposed parcels will consolidate access and share a driveway to serve vehicular and pedestrian circulation as depicted on the site plan. This three (3) lot partition complies with the provisions of this section proposing consolidated access onto the subject site through the use of a shared driveway via SW Fonner Street for Parcels 2 and 3, a local public street, posing no inadequate or hazardous access. Joint access will be utilized through this application via a 15-foot access easement for Parcels 2 and 3. Any curb cuts and walkways will be constructed in accordance with Section 18.810.030N and Section 18.810.070 respectively, and shall be approved during the building permit process. To minimize impacts to adjacent property owners and the public at large, this application does not propose transportation connection through the site to any other street as there is no such connection available or feasible as shown on the future street plan. The applicant accepts the on-site dedication and improvement requirements proposed for both the public streets involved in this • application. No public transit is located within '/ mile of the site. Mr. Josh Bean—3-Lot Partition planning Resourcesinc. 4 City of Tigard Partition Application • • Drainage System City of Tigard requires all proposed developments to convey storm water to an approved public • drainage system. A lateral is proposed to direct water from the rear of the existing property to the front towards Fonner Street. The site drains in a general south to north direction. Water can be routed west from the subject site along the unimproved frontage of the east west portion of Fonner Street towards an existing catch basin close to the north south section of Fonner Street as depicted on Utility plans submitted with this application. The proposed partition will comply with this requirement and proposes to pay a fee-in-lieu for both water quality and the amount of storm water discharged into the existing storm facilities. Parks System There are no parks proposed through this application. Residents of the two future single-family residences built upon the subject site will utilize existing City park sites. The impacts to these existing facilities will be minimal given that this application is proposing three lots. Water System Water system improvements necessary to serve the subject site consist of extending a lateral from the existing 8" public water line in the SW Fonner Street, a public right-of-way onto the site, and installing individual water meters to serve proposed Parcels 2 and 3. The water main extension will occur entirely within a public right-of-way. Impacts to the general public, existing public water system and affected private properties will be minimal. Sanitary Sewer System A public sanitary sewer system is proposed for construction to serve the subject site. Other than connection to the existing sanitary line in SW Fonner Street, all construction of this system will occur on the subject site. This sanitary sewer system will be designed to meet City standards and these standards have been adopted to minimize impacts of development on existing public facilities and the public facilities. Noise Impacts This application involves a three-lot partition creating single-family detached residential lots. Given that the subject site lies within an area of existing single-family residences, noise impacts associated with development of the subject are compatible based upon land use and will therefore be minimal. There will be short-term noise associated with site development. These impacts are mitigated through conditions imposed by the City during the plat approval process. CHAPTER 18.420 LAND PARTITIONS 18.420.05. Approval Criteria 18.420.050.A.1. The proposed partition complies with all statutory and ordinance requirements and regulations. APPLICANT'S RESPONSE: As addressed by this narrative, the subject site complies or can be made to comply with all statutory and ordinance requirements and regulations applicable to a three-lot partition application. 18.420.050.A.2. There is adequate public facilities available to serve the proposal. APPLICANT'S RESPONSE: Included herein this application are service provider letters for all required public facility service. There are adequate public facilities available to serve the subject site: • Mr. Josh Bean-3-Lot Partition planning inc. 5 City of Tigard Partition Application • Discussions with City staff have determined 27 feet of ROW dedication will be required from the centerline SW Fonner Street. Currently there is approximately 20 feet of ROW from the centerline. This application includes a total ROW dedication of seven feet. Partial street improvements may be required in including 16 feet of pavement from the centerline of SW Fonner Street with curb, 5-foot concrete sidewalks with 5-foot planter strip, and street trees along the entire frontage of the subject site will be required. At this time there are no frontage improvements along the south side of Fonner Street and it not practicable or necessary to make the improvements listed above at this time. The applicant proposes to enter into a restrictive covenant for future half street improvements. • The nearest sanitary sewer line to this property is an 8" line located in SW Fonner Street and is available for connection to the subject site. • Water lines within SW Fonner Street are available for connection to the subject site via separate water meters and service laterals. • Fire protection is provided by Tualatin Valley Fire and Rescue. • City of Tigard requires all proposed developments to convey storm water to an approved public drainage system. A lateral is proposed for Parcels 2 and 3 to direct water from the rear of the property towards Fonner Street. The site drains in a general south to north direction. Water can be routed west from the subject site along the unimproved frontage of the east west portion of Fonner Street towards an existing catch basin close to the north south section of Fonner Street. On-site drainage facilities will be constructed and designed to meet city regulations. The proposed three-lot partition will comply with this requirement and proposes to pay a fee-in-lieu for both water quality and quantity. 18.420.050.A.3. All proposed improvements meet City and applicable agency standards APPLICANT'S RESPONSE: Any improvements proposed or required to accommodate this partition will be designed to meet all standards for the city of Tigard and other applicable agency standards. Construction plans will be submitted for review following preliminary plan approval. 18.420.050.A.4. All proposed lots conform to the specific requirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. APPLICANT'S RESPONSE: As proposed, and shown in Table 1 all lots created through this application exceed the minimum lot size required by R-4.5 zoning. 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. APPLICANT'S RESPONSE: There is a flag lot proposed through this application. The access way has been excluded from the lot area calculations as evidenced on Table 2 of this narrative and on the site plans included herein this submittal. 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. APPLICANT'S RESPONSE: As evidence by the sit plans herein this application and Table 1 above all lots created through • this application exceed the minimum frontage requirement of 15-feet. Mr. Josh Bean—3-Lot Partition planning ' 's< nreesinc. 6 City of Tigard Partition Application d. Setbacks shall be as required by the applicable zoning district. APPLICANT'S RESPONSE: • All lots being created meet the minimum setbacks required through R-4.5 zoning as shown in Table 1 above. e. 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 to maximize separation from existing structures. APPLICANT'S RESPONSE: The applicant is aware of their ability to choose the location of the front, rear, and side yard. At this time not building plans have been chosen. The applicant will delineate this requirement during final plat and building permitting. f. 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 Sections 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. APPLICANT'S RESPONSE: There is an access easement proposed within 10 feet of an abutting lot. Section 18.745.050 does not identify specific screening requirements for paved drives within 10 feet of an adjacent parcel; therefore per Section 18.745.050(A)(3) the application proposes a 5-foot tall fence along the proposed access easement. g. 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. APPLICANT'S RESPONSE: • A 15 foot shared access and utility easement for Parcels 2 and 3 is proposed through this three (3)-lot partition application. The proposed access way will not have a detrimental effect on fire- fighting capabilities. The applicant expects to comply with reasonable requirements of the Fire District. h. 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. APPLICANT'S RESPONSE: Reciprocal easements will be provided as necessary prior to final plat approval. 18.420.050.A.5. Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. APPLICANT'S RESPONSE: Due to the location of the existing single-family residence and garage to be retained on Parcel 1, a proposed access easement to new parcels will be via a 15-foot wide access easement along the western property line, including a 10-foot wide asphalt driveway. This paved surface will be within 10 feet of the adjacent property to the east. The proposed access/utility tract will be designed to comply with standards of Chapter 18.705, discussed in a following section of this narrative and shown on the preliminary plan. 18.420.050.A.6. Where landfill and/or development is allowed within or adjacent to the one- hundred-year floodplain, the City shall require consideration of the dedication of sufficient open • Mr.Josh Bean—3-Lot Partition planningResourcesinc. 7 City of Tigard Partition Application • • land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in • accordance with the adopted pedestrian/bicycle pathway plan. APPLICANT'S RESPONSE: The subject site is not within the one-hundred-year flood plain. 18.420.050.A.7. 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 applications for the partition and variance(s)/adjustment(s) will be processed concurrently. APPLICANT'S RESPONSE: No variances or adjustments are needed or requested. 18.420.60 Final Plat Submission Requirements A. Submittal. All final plats for partitions shall be accompanied by three copies of the partition plat prepared by a land surveyor or engineer licensed to practice in Oregon, and necessary data or narrative. The final plat shall incorporate any conditions of approval imposed by the Director as part of the preliminary plat approval. B. Standards. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05) and by Washington County, as described in detail by information provided by the Director at the time of application. APPLICANT'S RESPONSE: The provisions of this section will be satisfied during the City of Tigard final plat review and approval process. 18.420.70 City Acceptance of Dedicated Land A. Acceptance of dedications by City Engineer. The City Engineer shall accept the proposed right-of-way dedication prior to recording a land partition. B. Acceptance of public easements by City Engineer. The City Engineer shall accept all public easements shown for dedication on partition plats. APPLICANT'S RESPONSE: The applicant acknowledges these standard and will comply with them during the City of Tigard final plat review and approval process. 18.420.80 Recording Partition Plats A. Recording requirements. Upon the Director's approval of the proposed minor partition, the applicant shall record the final partition plat with Washington County and submit a copy of the recorded survey map to the City, to be incorporated into the record. B. Time limit. The applicant shall submit the copy of the recorded minor partition survey map to the City within 15 days of recording, and shall be completed prior to the issuance of any building permits on the re-configured lots. APPLICANT'S RESPONSE: The applicant acknowledges the provisions of this section will be satisfied these requirements during the City of Tigard final plat review and approval process. • Mr. Josh Bean—3-Lot Partition planningResourcesinc. 8 City of Tigard Partition Application • • CHAPTER 18.510. RESIDENTIAL ZONING DISTRICTS D. R-4.5: Low-Density Residential District. The R-4.5 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 7,500 square feet. Duplexes and attached single family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICANT'S RESPONSE: The proposed partition will accommodate two additional single-family homes and retain the existing residence. All lots being created exceed 7,500 square feet in size as required by the R- 4.5 zoning designation. 18.510.030(A). Types of Uses. A. Types of uses. For the purposes of this chapter, there are four kinds of use: 1. A permitted (P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230; APPLICANT'S RESPONSE: As proposed, the intent for this partition is for future construction of two single-family residences. Further division of any lot as proposed is not possible under existing zoning regulations which require a 7,500 square foot minimum lot. Household living is an outright permitted use within the R-4.5 zoning district. 18.510.040. Minimum and Maximum Densities. (A) Purpose-The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district has been established at 80% of 1111) maximum density. (B) Calculating minimum and maximum densities-The calculation of minimum and maximums densities is governed by the formulas in Chapter 18.715, Density Computations. APPLICANT'S RESPONSE: Using the computations referred to in Section 18.715, the minimum density for the subject site is two dwellings and the maximum density for the subject site is three dwellings. This application proposes a partition that will create three parcels, each suitable for a single-family dwelling. The specific density calculations are depicted in Table 2 of this narrative. 18.510.050. Development Standards. A. Compliance required-All development must comply with: (1) All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; (2) All other applicable standards and requirements contained in this title. B. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. APPLICANT'S RESPONSE: All of the lots proposed through this partition application fulfill the requirements of the R-4.5 zoning district. No variances or adjustments are requested. All lots have an area exceeding 7,500 square feet with widths exceeding 50 feet. All residences will maintain the minimum setbacks and will not exceed the maximum height of 30 feet. Mr.Josh Bean—3-Lot Partition planning12esourcesinc. 9 City of Tigard Partition Application • 18.510.060. Development Standards. APPLICANT'S RESPONSE: • No accessory structures are proposed at this time. CHAPTER 18.705. ACCESS, EGRESS, AND CIRCULATION. 18.705.030. General Provisions. A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. APPLICANT'S RESPONSE: The applicant acknowledges the continuing obligation of maintenance over access and egress. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress, and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. APPLICANT'S RESPONSE: An access plan is included herein this application. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. APPLICANT'S RESPONSE: To meet City standards, the new parcels will consolidate access and share a driveway to serve vehicular and pedestrian circulation for both new proposed parcels as depicted on the site plan. Parcel 1 will continue to use the existing driveway due to the location of the existing garage. This partition complies with the provisions of this section proposing consolidated access onto the subject site through the use of a shared driveway via SW Fonner St, a local public street, posing no inadequate or hazardous access. Joint access will be utilized through this application via a 15-foot access easement for Parcels 2 and 3. Additionally, a site distance certificate prepared by Lancaster Engineering is included in this submit. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. APPLICANT'S RESPONSE: Any curb cuts and walkways will be constructed in accordance with Section 18.810.030N and Section 18.810.070 respectively, and shall be approved during the building permit process. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the • streets which provide the required access and egress. Walkways shall provide Mr. Josh Bean-3-Lot Partition planning + tn+r,,•sine, 10 City of Tigard Partition Application • • convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; • APPLICANT'S RESPONSE: The required walkways will be provided for as required by this section. 2. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; APPLICANT'S RESPONSE: No attached housing is proposed as part of this application at this time. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6- inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; APPLICANT'S RESPONSE: Required walkways will comply with these standards. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. • APPLICANT'S RESPONSE: Required walkways will be paved in accordance with the requirements of this section. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single- family and duplex dwellings are exempt from this requirement. M Mr.Josh Bean—3-Lot Partition planningResourcesinc. 11 City of Tigard Partition Application • i APPLICANT'S RESPONSE: No inadequate or hazardous access is proposes as evidenced by the site plans included herein • this application. A site distance certificate prepared by Lancaster Engineering is included herein this application submittal. H. Access Management 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO (depending on jurisdiction of facility.) APPLICANT'S RESPONSE: The submitted application includes preliminary grading plans and street/driveway details in conformance with City, County and State requirements. Additionally a sight distance study has been submitted noting a speed study has been conducted identifying the 85th percentile speed at the subject site of 23 mph —which requires a sight distance of 255 feet. As noted in the same study the proposed combined driveway access has a sight distance of 285-ft to the west and over 300-ft to the east. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option • for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. APPLICANT'S RESPONSE: The subject site is located on the south side of SW Fonner St, between SW 115th and SW 113th None of these streets are classified as a collector or arterial. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. APPLICANT'S RESPONSE: The subject site is located on the south side of SW Fonner St, between SW 115th and SW 113th. None of these streets are classified as a collector or arterial. 4. The minimum spacing of local streets along a local street shall be 125 feet. APPLICANT'S RESPONSE: SW 115th and SW 113th are both over 150 feet from the proposed driveway. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; APPLICANT'S RESPONSE: Parcel 1 will continue to use the existing driveway due to the location of the existing garage. This partition complies with the provisions of this section proposing consolidated access onto the subject site through the use of a shared driveway via SW Fonner St, a local public street, Mr. Josh Bean-3-Lot Partition planning inc. 12 City of Tigard Partition Application posing no inadequate or hazardous access. Joint access will be utilized through this application via a 15-foot access easement for Parcels 2 and 3. 2. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; APPLICANT'S RESPONSE: No multi-family structures are proposes as part of this application. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; APPLICANT'S RESPONSE: All access drives will be provided and maintained in accordance with the provision of the Uniform Fire Code. 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. c. The maximum cross slope of a required turnaround is 5%. APPLICANT'S RESPONSE: The proposed access driveway is longer than 150-feet in length, thus the applicant will install sprinklers in any new homes as required by IFC503.1.1. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; 6. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. APPLICANT'S RESPONSE: The applicant will comply with this requirement by installing sprinklers in any new homes as required by IFC503.1.1. J. Minimum access requirements for commercial and industrial use. 1. Vehicle access, egress and circulation for commercial and industrial use shall not be less than 21 as provided in Table 18.705.3; 2. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; 3. Additional requirements for truck traffic may be placed as conditions of site development review. APPLICANT'S RESPONSE: No commercial or industrial uses are proposes as part of this application. K. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. Mr.Josh Bean-3-Lot Partition planningResourcesinc. 13 City of Tigard Partition Application • • APPLICANT'S RESPONSE: No parking facilities are proposed as part of this application. • L. Director's authority to restrict access. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: 1. To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would: a. Cause or increase existing hazardous traffic conditions; or b. Provide inadequate access for emergency vehicles; or c. Cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. 2. To eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide for parking area connections; 3. To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses; 4. A decision by the Director per 18.705.030 K.1.-3. above may be appealed by means of a Type II procedure, as regulated by Section 18.390.040, using criteria contained in Section 18.370.020 C3. APPLICANT'S RESPONSE: The applicant acknowledges the Director's authority to restrict access. • CHAPTER 18.715. DENSITY COMPUTATIONS (A) Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area (s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage; b. Multi-family development: allocate 15% of gross acreage. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. APPLICANT'S RESPONSE: The subject site is approximately 0.65 acres in size, and zoned R4.5. The applicant addresses density and provides calculations in Table 2 of this narrative. 18.730.010 Purpose A. Purpose. The purpose of this chapter is to present exceptions to the height and setback standards which apply in various zoning districts as detailed in Chapters 18.510, 18.520 • and 18.530. Flexible and/or more stringent setback standards are designed to allow for the Mr. Josh Bean—3-Lot Partition planningResourcesinc. 14 City of Tigard Partition Application • • maximum use of land and to allow for a varied building layout pattern while ensuring there will be adequate open space, light, air and distance between buildings to protect public health and safety. APPLICANT'S RESPONSE: The applicant acknowledges the purpose of this chapter and is proposing a land division within those requirements. 18.730.020 Exceptions to Building Height Limitations C. Building heights and flag lots. 1. Limitations on the placement of residential structures on flag lots apply when any of the following exist: a. A flag lot was created prior to April 15, 1985; b. A flag lot is created after April 15, 1985 by an approved partition; or c. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. APPLICANT'S RESPONSE: This application is proposing a 3-lot partition. The limitations of this section do apply to this application. 2. The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway, private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less, provided: a. The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning district; b. A 10 feet side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. 3. Where an agreement is made to plant trees capable of mitigating direct views, the agreement shall be deemed a condition of approval under the provisions of Section 18.390.030 D. APPLICANT'S RESPONSE: At this time the applicant is proposing a 3-lot partition, and is not proposing any buildings. At time of building permitting and final plat the applicant will comply with the required height, side yard, and direction of windows, and will mitigate with trees if needed. The applicant will comply with these requirements at time of building permitting and final plat. 4. The tree planting agreement shall be a condition of Chapter 18.360, Site Development Review, for three or more attached units or a multiple-family residential structure, or, at the time of issuance of building permits, for single detached units, one duplex or two attached residential units. APPLICANT'S RESPONSE: No attached or multiple-family units are proposed as a function of this application. 18.730.050 Miscellaneous Requirements and Exceptions E. Lot area for flag lots. 1. The lot area for a flag lot shall comply with the lot area requirements of the applicable zoning district; Mr.Josh Bean—3-Lot Partition planningResourcesinc. 15 City of Tigard Partition Application APPLICANT'S RESPONSE: As depicted in Table 2 and on site plans included herein all lots copy with the applicable requirements of the zoning district. 2. The lot area shall be provided entirely within the building site area exclusive of any accessway (see figure following). APPLICANT'S RESPONSE: The lot area noted in Table 2 and on site plans included herein is exclusive of any accessway. F. Front yard determination. The owner or developer of a flag lot may determine the location of the front yard, provided no side yard setback area is less than 10 feet and provided the requirements of Section 18.730.010C, Building Heights and Flag Lots, are satisfied. APPLICANT'S RESPONSE: The applicant has not yet chosen building plans, and will comply with the 10-foot side yard requirements and all other setback requirements at time of building permitting and final plat. CHAPTER 18.745. LANDSCAPING AND BUFFERING. 18.745.010 Purpose 18.745.020 Applicability A. Applicability. The provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming (Section 18.760.040.C), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. B. When site development review does not apply._Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or • deny a plan submitted under the provisions of this chapter by means of a Type I procedure, as governed by Section 18.390.030, using the applicable standards in this chapter. APPLICANT'S RESPONSE: The provisions of this chapter are applicable to this application. C. Site plan requirements. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. APPLICANT'S RESPONSE: The required site plans are included herein. 18.745.030 General Provisions A. Obligation to maintain._Unless otherwise provided by the lease agreement, the owner, tenant and his agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a healthy, neat and orderly appearance, shall be replaced or repaired as necessary, and shall be kept free from refuse and debris. APPLICANT'S RESPONSE: The applicant acknowledges the obligation to maintain all landscaping and screening as required by this section. B. Pruning required. All plant growth in landscaped areas of developments shall be controlled by pruning, trimming or otherwise so that: 1. It will not interfere with the maintenance or repair of any public utility; 2. It will not restrict pedestrian or vehicular access; and 3. It will not constitute a traffic hazard because of reduced visibility. Mr. Josh Bean—3-Lot Partition planningResourcesinc. 16 City of Tigard Partition Application APPLICANT'S RESPONSE: The applicant acknowledges the obligation to prune all landscaping and screening as required by this section. C. Installation requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures; 2. The plant materials shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z60, 1-1986, and any future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. APPLICANT'S RESPONSE: The applicant will install all landscaping as required by this section. D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. APPLICANT'S RESPONSE: The applicant acknowledges that a certificate of occupancy will not be issued unless the required landscaping has been installed. E. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). APPLICANT'S RESPONSE: • The applicant agrees to comply with this section, and will address the requirement in more depth at time of final plat. F. Care of landscaping along public rights-of-way. Appropriate methods for the care and maintenance of street trees and landscaping materials shall be provided by the owner of the property abutting the rights-of-way unless otherwise required for emergency conditions and the safety of the general public. APPLICANT'S RESPONSE: The applicant agrees to maintain the required landscaping and trees in accordance with this section. G. Conditions of approval of existing vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. APPLICANT'S RESPONSE: The applicant acknowledges that the requirements for landscaping and screening will be specified in the conditions of approval and will comply with those at time of final plat. H. Height restrictions abutting public rights-of-way. No trees, shrubs or plantings more than 18 inches in height shall be planted in the public right-of-way abutting roadways having no established curb and gutter. APPLICANT'S RESPONSE: Mr. Josh Bean—3-Lot Partition planning,:esourcc inc. 17 City of Tigard Partition Application • • No trees, shrubs or plantings more than 18-inches in height will be installed in the public right- of-way as part of this application. • 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. APPLICANT'S RESPONSE: This partition application will comply with the provisions of this section by planting street trees as a requirement for all projects fronting a public street. The subject site fronts SW Former Street which is considered a public street, this application will take into consideration all of the provisions of this section for Street Trees. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the director APPLICANT'S RESPONSE: This applicant acknowledges that the planting list must be approved by the director, and will choose street tree from the approved City of Tigard street tree planting list. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below; APPLICANT'S RESPONSE: The applicant will take into account the size and landscaping of street trees as per the 40 provisions of section 18.745.040 (C) 1-2a-I. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. APPLICANT'S RESPONSE: This applicant acknowledges the pruning requirements of this section, and will comply with them when needed. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020.C.4.a. APPLICANT'S RESPONSE: This applicant will provide for protection of trees as indicated in the tree plan included herein. F. Replacement of street trees_Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. APPLICANT'S RESPONSE: Any street trees removed will be replaced in accordance with this section. No street trees are proposed to be removed at this time. Mr.Josh Bean—3-Lot Partition planning inc. 18 City of Tigard Partition Application G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020.C.4.b. • APPLICANT'S RESPONSE: No adjustments are requested at this time. H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized, provided the provisions of Chapter 18.795, Visual Clearance, are satisfied. APPLICANT'S RESPONSE: No trees are proposed near a signalized intersection. 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. • APPLICANT'S RESPONSE: This applicant proposes buffering and screening as required in Tables 18.745.1 and 18.745.2 as discussed herein below. B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses; 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City; 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of Sections 18.745.050.B.8 and 18.745.050.D; 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: 5. Where screening is required the following standards shall apply in addition to those required for buffering: 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795; 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the Mr.Josh Bean—3-Lot Partition planningResourcesinc. 19 City of Tigard Partition Application • • actual grade of the adjoining property. In this case, fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls, fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval; 8. Fences and walls 9. Hedges APPLICANT'S RESPONSE: New parcels are intended for new single-family dwellings. No buffer is required for adjacent single-family development (Table 18.745.1). However, screening is required for the access way along the property line. Section 18.745.050 does not identify specific screening requirements for paved drives within 10 feet of an adjacent parcel; therefore the applicant proposes a 5-foot- tall fence. C. Setbacks for fences or walls. D. Height restrictions. APPLICANT'S RESPONSE: This application proposes a 5-foot-tall fence as a screen. E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: 2. Screening of service facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, • any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; 3. Screening of swimming pools. All swimming pools shall be enclosed as required by City of Tigard Building Code; 4. Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. APPLICANT'S RESPONSE: As provided by the buffer and screening matrix 18.745.1 and 18.745.2. no screening is required. However, the proposed access drive requires screening along the adjacent property. F. Buffer Matrix. 1. The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and abutting uses or zoning districts; APPLICANT'S RESPONSE: New parcels are intended for new single-family dwellings. No buffer is required for single-family residential adjacent to single-family development (Table 18.745.1). 2. An application for a variance to the standards required in Tables 18.745.1 and 18.745.2, shall be processed as a Type II procedure, as regulated by Section 18.390.040, using • approval criteria in Section 18.370.010. (Ord. 02-33) Mr. Josh Bean—3-Lot Partition planningResource.sinc. 20 City of Tigard Partition Application • • APPLICANT'S RESPONSE: This application is proposing no variance to the standards; therefore this section is not applicable. • 18.745.060 Re-vegetation A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway; and C. Methods of re-vegetation, APPLICANT'S RESPONSE: Re-vegetation will be planted as required by this section, and will be addressed further at time of building permitting and final plat. CHAPTER 18.765. OFF-STREET PARKING AND LOADING REQUIREMENTS. 18.765.010 Purpose 18.765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district, offstreet vehicle parking will be provided in accordance with Section 18.765.070. APPLICANT'S RESPONSE: No new buildings are proposed as part of this application. This section will be addressed at time of building permitting. 18.765.030. General Provisions. (A) Vehicle parking plan requirements. No building or other permit shall be issued until scaled 40 plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. (B) Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single- family attached dwellings shall be located on the same lot with the dwelling(s); APPLICANT'S RESPONSE: Parking for the existing residence is available on the existing driveway and within the existing garage. Required parking for dwellings on the two new parcels will be shown and complied with when building plans are submitted for permits. 18.765.40. General Design Standards. (B) Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; • Mr.Josh Bean—3-Lot Partition planningResourcesinc. 21 City of Tigard Partition Application • 5. Access drives shall be improved with an asphalt or concrete surface; and • 6. Excluding single-family and duplex residences, except as provided by Subsection 18.810.030P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required APPLICANT'S RESPONSE: The proposed access easement is consistent with requirements of Chapter 18.705, as previous described and as shown on the preliminary plan. New driveways for structures on new parcels will be reviewed for compliance with this section as part of the building permit process. 18.765.50. Bicycle Parking Design Standards. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.e. APPLICANT'S RESPONSE: The installation of bicycle racks is not required within a proposed single-family residential development. Parking Structure Design Standards. A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. 411 APPLICANT'S RESPONSE: No parking structure is being proposed through partition application. 18.765.70 Minimum and Maximum Off-street Parking Requirements. A. Parking requirements for unlisted uses. APPLICANT'S RESPONSE: No unlisted uses are proposed as part of this application. B. Choice of parking requirements. When a building or use is planned or constructed in such a manner that a choice of parking requirements could be made, the use which requires the greater number of parking spaces shall govern. C. Measurements. The following measurements shall be used in calculating the total minimum number of vehicle parking spaces required in Section 18.765.070.H: 1. Fractions. Fractional space requirements shall be counted as a whole space; 2. Employees. Where employees are specified for the purpose of determining the minimum vehicle parking spaces required, the employees counted are those who work on the premises during the largest shift at the peak season; 3. Students. When students are specified for the purpose of determining the minimum vehicle parking spaces required, the students counted are those who are on the campus during the peak period of the day during a typical school term; 4. Space. Unless otherwise specified, where square feet are specified, the area measured shall be gross floor area under the roof measured from the faces of the structure, excluding only space devoted to covered off-street parking or loading. APPLICANT'S RESPONSE: Mr.Josh Bean—3-Lot Partition planning iesourcesinc. 22 City of Tigard Partition Application • • One parking space for each dwelling is the minimum number of parking spaces required in the R-4.5 zone. The existing residence has two spaces available; parking will be reviewed on each new parcel when developed. • D. Exclusions to minimum vehicle parking requirements. The following shall not be counted towards the computation of the minimum parking spaces as required in Section 18.765.070.H: 1. On-street parking. Parking spaces in the public street or alley shall not be eligible as fulfilling any part of the parking requirement except; Religious Institutions may count on-street parking around the perimeter of the use provided that the following criteria have been satisfied: a. The on-street parking is on a street that is designed and physically improved to accommodate parking within the right-of-way; b. The street where on-street parking is proposed is not located on local residential streets. 2. Fleet parking. Required vehicle parking spaces may not be used for storage of fleet vehicles, except when a use can show that employee and fleet parking spaces are used interchangeably, e.g., the employee drives the fleet vehicle from home, or the spaces are used for fleet storage only at night and are available for employee use during the day. For the purposes of this title, space exclusively devoted to the storage of fleet vehicles will be considered as outdoor storage. APPLICANT'S RESPONSE: No exclusions are requested as part of this application. E. Exceptions to maximum parking standards. When calculating the maximum vehicle parking allowed as regulated by Section 18.765.080.H, the following exception shall apply: 1. The following types of parking shall not be included: a. Parking contained in a parking structure either incorporated into a building or freestanding; b. Market-rate paid parking; c. Designated carpool and/or vanpool spaces; d. Designated disabled-accessible parking spaces; M e. Fleet parking. 2. If application of the maximum parking standard would result in less than six parking spaces for a development with less than 1,000 gross square feet of floor area, the development shall be allowed up to six parking spaces. If application of the maximum parking standard would result in less than 10 vehicle parking spaces for a development between 1,000 and 2,000 gross square feet, the development will be allowed up to 10 vehicle parking spaces. APPLICANT'S RESPONSE: No exceptions are requested as part of this application. F. Reductions in minimum required vehicle parking. Reductions in the required number of vehicle parking spaces may be permitted as follows: 1. The Director may reduce off-street vehicle parking spaces per Section 18.765.070.H by up to 20% in new developments for the incorporation of transit-related facilities such as bus stops and pull-outs, bus shelters, transit-oriented developments and other transit-related development through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.b. Applicants who qualify for this adjustment may also apply for further parking reductions per 18.765.070.F.2. below; 2. The Director may reduce the total required off-street vehicle parking spaces per Section 18.765.070.H by up to a total of 20% by means of parking adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.a. 3. The Director is authorized to reduce up to 10% of existing required parking spaces at a conversion ratio of one parking space for each 100 square feet of transit facility for developments which incorporate transit-related facilities such as bus stops and pull-outs, bus • Mr.Josh Bean—3-Lot Partition planningResonrcesinc. 23 City of Tigard Partition Application shelters, transit-oriented development or other transit-related facilities through a Type I • procedure, as governed by Section 18.390.030, using approval criteria contained in Section 18.370.020.C.5.c. APPLICANT'S RESPONSE: No reductions are requested as part of this application. G. Increases in maximum required vehicle parking. The Director may increase the total maximum number of vehicle spaces allowed in Section 18.765.070.H by means of a parking adjustment to be reviewed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in section 18.370.020.C.5.d. APPLICANT'S RESPONSE: No increases in maximum parking are requested as part of this application. H. Specific requirements. (See Table 18.765.2) (Ord. 02-13) APPLICANT'S RESPONSE: This application proposes one off-street parking space per unit as required by Table 18.765.2, and will address this requirement in more depth at time of building permitting Chapter 18.775 SENSITIVE LANDS G. Location. Sensitive lands are lands potentially unsuitable for development because of their location within: 4. Steep slopes of 25% or greater and unstable ground. APPLICANT'S RESPONSE: This section does not apply as the site is not within a sensitive lands area and there are no slopes greater than 25%. • CHAPTER 18.790. TREE REMOVAL. 18.790.030 Tree Plan Requirement. A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no • mitigation. Mr.Josh Bean—3-Lot Partition planningResourcesinc. 24 City of Tigard Partition Application 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. • APPLICANT'S RESPONSE: This partition application proposes trees be removed from the subject site. Therefore, the provisions of this section are applicable. In summation, there are 15 trees located on the property. Trees numbered 495-497 and 520 are not located on the site. A tree assessment prepared by a certified arborist is included with this application. Of the existing 15 trees, two are considered to be dead or non-viable (these are trees numbered 455 and 527). Trees numbered 454, 494, 518, 521, 522, 523 and 524 are over 12 inches in diameter. Trees Greater than 12-inches 1 #454 Removed 2 #494 Preserved 3 # 518 Preserved 4 #521 Removed 5 #522 Removed 6 #523 Removed 7 #524 Preserved %of Preserved Trees: 43% The applicant meets option B and will provide mitigation in accordance with Section 18.790.060D. • 18.790.040 Incentives for Tree Retention A. Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: 1. Density bonus. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% bonus may be applied to density computations of Chapter 18.715. No more than a 20% bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in areas of floodplain, slopes greater than 25%, drainageways, or wetlands that would otherwise be precluded from development; APPLICANT'S RESPONSE: No bonus density is requested as part of this application. 2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80% of the minimum lot size allowed in the zone; APPLICANT'S RESPONSE: No lot averaging is utilized as part of this application. • Mr.Josh Bean-3-Lot Partition planningResourcesinc. 25 City of Tigard Partition Application • • 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan • for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20% of that required by the underlying zone; APPLICANT'S RESPONSE: No lot width or depth reduction is requested as part of this application. 4. Commercial/industrial/civic use parking. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off- Street Parking Requirements, a 1% reduction in the amount of required parking may be granted. No more than a 20% reduction in the required amount of parking may be granted for any one development; APPLICANT'S RESPONSE: No commercial, industrial, or civic parking is proposed a part of this application. 5. Commercial/industrial/civic use landscaping. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% reduction in the required amount of landscaping may be granted. No more than 20% of the required amount of landscaping may be reduced for any one development. APPLICANT'S RESPONSE: No commercial, industrial, or civic parking is proposed a part of this application. B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed 41/ restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. APPLICANT'S RESPONSE: This applicant agrees to provide a deed restriction in accordance with this section, and will address the specifics at time of final plat. C. Site development modifications granted as incentives. A modification to development requirements granted under this section shall not conflict with any other restriction on the use of the property, including but not limited to easements and conditions of development approval. APPLICANT'S RESPONSE: No site development modification are requested at this time. D. Design modifications of public improvements. The City Engineer may adjust design specifications of public improvements to accommodate tree retention where possible and where it would not interfere with safety or increase maintenance costs. APPLICANT'S RESPONSE: No design modification of public improvements are requested at this time. 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any • tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for Mr.Josh Bean-3-Lot Partition planning rtiinc• 26 City of Tigard Partition Application • • removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability, • flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment-laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75% canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. B. Effective date of permit. A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed. D. Removal permit not required. A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2. Is a hazardous tree; 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; • 4. Is used for Christmas tree production, or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive lands. E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020 A.2., excluding D.4. above, is not permitted. APPLICANT'S RESPONSE: Please see the tree plan included herein this application. 18.790.060 Illegal Tree Removal APPLICANT'S RESPONSE: No illegal tree removal is proposed. CHAPTER 18.795. VISUAL CLEARANCE AREAS. 18.795.030 Visual Clearance Requirements. A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, • Mr.Josh Bean—3-Lot Partition planningResourcesinc. 27 City of Tigard Partition Application • • plantings, fences, walls, wall structures and temporary or permanent obstructions shall be 1111 further reduced in height or eliminated to comply with the intent of the required clear vision area. APPLICANT'S RESPONSE: No obstructions that reduce sight distances will be permitted at the intersection of the new private access way with SW 121s1 Street or for new driveways for Parcels 2 and 3 intersecting with the private access way. A site distance certificate prepared by Lancaster Engineering is provided in this application submittal. Improvements will be constructed in accordance with standards of this chapter. CHAPTER 18.810. STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.010 Purpose 18.810.020 General Provisions A. When standards apply. Unless otherwise provided, construction, reconstruction or repair of streets, sidewalks, curbs and other public improvements shall occur in accordance with the standards of this title. No development may occur and no land use application may be approved unless the public facilities related to development comply with the public facility requirements established in this section and adequate public facilities are available. Applicants may be required to dedicate land and build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. B. Standard specifications. The City Engineer shall establish standard specifications consistent with the application of engineering principles. C. Section 7.40 applies. The provision of Section 7.40 of the Tigard Municipal Code shall apply to this chapter. D. Adjustments. Adjustments to the provisions in this chapter related to street improvements may be granted by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria in Section 18.370.030 C9. (Ord. 99-22) 411 E. Except as provided in Section 18.810.030S, as used in this chapter, the term "streets" shall mean "public streets" unless an adjustment under Section 18.810.020.D is allowed. (Ord. 99-22) APPLICANT'S RESPONSE: No adjustments are requested as a function of this application. 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. APPLICANT'S RESPONSE: This site has frontage along SW Fonner Street, a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. APPLICANT'S RESPONSE: There are no new streets proposed in conjunction with this application. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. APPLICANT'S RESPONSE: This application proposed half street improvements along SW Fonner Street. • Mr.Josh Bean—3-Lot Partition planningResourcesinc. 28 City of Tigard Partition Application • • 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; 1111 APPLICANT'S RESPONSE: Discussions with City staff have determined 27 feet of ROW dedication will be required from the centerline SW Fonner Street. Currently there is approximately 20 feet of ROW from the centerline. Partial street improvements may be required including 16 feet of pavement from the centerline of SW Fonner Street with curb, 5-foot concrete sidewalks with a 5-foot planter strip, and street trees along the entire frontage of the subject site will be required. Additionally, all utilities and storm systems will be undergrounded as required. 5. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself, provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f. Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of • the anticipated future traffic on the street. APPLICANT'S RESPONSE: This application proposes construction of public improvements along the SW Fonner Street frontage to be deferred through an agreement with the City. At this time, there are no frontage improvements along the south side of Fonner Street and it not practicable or necessary to make the improvements listed above. The applicant proposes to enter into a restrictive covenant for future half-street improvements. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.B. 7. The approval authority may approve adjustments ... APPLICANT'S RESPONSE: No adjustments are requested as a function of this application. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; 2. Access shall be in accordance with Sections 18.705.030.H and 18.705.0301. APPLICANT'S RESPONSE: The proposed access easement will be provided and maintained in conjunction with this code section. • Mr. Josh Bean-3-Lot Partition planning inc. 29 City of Tigard Partition Application • • D. Street location, width and grade. Except as noted below, the location, width and grade of all • streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the City Engineer in accordance with Subsection N below; and 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. APPLICANT'S RESPONSE: No new streets are proposed as a function of this application. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.)These are presented in 1. The decision-making body shall make its decision about desired right-of-way width and • pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter- Functional Street Classification; b. Anticipated traffic generation; c. On-street parking needs; d. Sidewalk and bikeway requirements; e. Requirements for placement of utilities; f. Street lighting; g. Drainage and slope impacts; h. Street tree location; i. Planting and landscape areas; j. Safety and comfort for motorists, bicyclists, and pedestrians; k. Access needs for emergency vehicles. APPLICANT'S RESPONSE: This application proposes half street improvements along SW North Dakota Street. Specifically improvements will include 27 feet of ROW dedication will be required from the centerline SW Fonner Street. Currently there is approximately 20 feet of ROW from the centerline. Partial street improvements may be required including 16 feet of pavement from the centerline of SW Fonner Street with curb, 5-foot concrete sidewalks with a 5-foot planter strip, and street trees along the entire frontage of the subject site will be required. The applicant proposes to enter into a restrictive covenant for future half-street improvements. F. Future street plan and extension of streets. G. Street spacing and access management. Refer to 18.705.030.H. Mr.Josh Bean—3-Lot Partition planningResourcesinc. 30 City of Tigard Partition Application • • , H. Street alignment and connections. 2. All local , neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or • topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75o unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. APPLICANT'S RESPONSE: No new streets are proposed in conjunction with this application. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. APPLICANT'S RESPONSE: This application proposes half street improvements along SW North Dakota Street. Specifically improvements will include 27 feet of ROW dedication will be required from the centerline SW Fonner Street. Currently there is approximately 20 feet of ROW from the centerline. Partial street improvements may be required including 16 feet of pavement from the centerline of SW Fonner Street with curb, 5-foot concrete sidewalks with a 5-foot planter strip, and street trees along the entire frontage of the subject site will be required. The applicant proposes to enter into a restrictive covenant for future half-street improvements. K. Partial street improvements- Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. APPLICANT'S RESPONSE: Standards of this chapter generally apply to public streets, except for the provisions of Section 18.810.030.T that give authority to the City Engineer to establish design standards for private streets and require appropriate legal assurances for maintenance, and so on. The proposed partition can comply with reasonable standards set by the City Engineer for the private access way. Mr.Josh Bean—3-Lot Partition planningResourcesinc. 31 City of Tigard Partition Application • • Discussions with City staff have determined 27 feet of ROW dedication will be required • from the centerline SW Fonner Street. Currently there is approximately 20 feet of ROW from the centerline. Partial street improvements may be required including 16 feet of pavement from the centerline of SW Fonner Street with curb, 5-foot concrete sidewalks with a 5-foot planter strip, and street trees along the entire frontage of the subject site will be required. • Construction of public improvements along the SW Fonner Street frontage will be deferred through an agreement with the City. L. Culs-de-sacs. A cul-de-sac shall be no more than 200 feet long shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1. All culs-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. APPLICANT'S RESPONSE: No cul-de-sacs are proposed as a function of this application. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as • approved by the City Engineer. N. Grades and curves. 1. Grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and 2. Centerline radii of curves shall be as determined by the City Engineer. APPLICANT'S RESPONSE: No new streets are proposed as a function of this application. O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and: 1. Concrete curbs and driveway approaches are required; except APPLICANT'S RESPONSE: This application proposes concrete curbs on all proposed curbs and driveways. 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and APPLICANT'S RESPONSE: The proposed access easement will provide 10-feet of pavement. 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. APPLICANT'S RESPONSE: The proposed access easement will provide 10-feet of pavement, 15-feet total. Mr.Josh Bean—3-Lot Partition planning inc. 32 City of Tigard Partition Application P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. • The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial areas. APPLICANT'S RESPONSE: No railroad right-of-way is adjacent to the site. R. Alleys, public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. APPLICANT'S RESPONSE: No alleys are proposed in conjunction with this application. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. APPLICANT'S RESPONSE: This requirement will be addressed at time of final plat. T. Private streets. 1. Design standards for private streets shall be established by the City Engineer; and . 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. U. Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works Director and approved by the Commission. APPLICANT'S RESPONSE: No private streets are proposed as a function of this application. V. Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. APPLICANT'S RESPONSE: This applicant acknowledges that any street signs needed in accordance with this section will be his responsibility. W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the City Engineer/US Post Office prior to final plan approval; and • Mr.Josh Bean-3-Lot Partition planningResourcesinc. 33 City of Tigard Partition Application • • 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City • Engineer/US Post Office prior to final approval. X. Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the City's direction. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. APPLICANT'S RESPONSE: The section will be addressed at time of building permitting and final plat. 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development traversed by a watercourse, or drainageway, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the City, the applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The City's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. APPLICANT'S RESPONSE: All easements will be provided for in the deed restriction. This section will be addressed in depth during time of final plat. • 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions; APPLICANT'S RESPONSE: This application does not propose any lots with part of an existing or proposed public ROW. 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district; APPLICANT'S RESPONSE: The proposed lots depths do not exceed 2-1/2 times the average with of the lots; this is further depicted on Table 1 of this narrative. 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. APPLICANT'S RESPONSE: No industrial or commercial land is included in this application. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.050 (C) applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. APPLICANT'S RESPONSE: Mr.Josh Bean—3-Lot Partition planning Resourc e.sinc. 34 City of Tigard Partition Application This application meets the lot frontage requirements of this section as evidenced in Table 1. C. Through lots. Through lots shall be avoided except where they are essential to provide • separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: 1. A planting buffer at least ten feet wide is required abutting the arterial rights-of-way; and APPLICANT'S RESPONSE: No through lots are proposed as a function of this application. 2. All through lots shall provide the required front yard setback on each street. APPLICANT'S RESPONSE: No through lots are proposed as a function of this application. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. APPLICANT'S RESPONSE: The lot side lines are as close to right angles as is practical, as evidence in the site plans included herein. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided, the Commission may require that the lots be of such size and shape, and be so divided into building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities. APPLICANT'S RESPONSE: No large lots are proposed in conjunction with this application. • 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting City standards along at least one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. APPLICANT'S RESPONSE: This application is proposing 5-foot sidewalks in compliance with this application. C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities, there are significant natural features (large trees, water features, etc) that would be destroyed if the sidewalk were located as required, or where there are existing structures in close proximity to the street (15 feet or less)Additional consideration for exempting the planter strip requirement may be given on a case by case basis if a property abuts more than one street frontage. APPLICANT'S RESPONSE: This application proposed 5-foot planter strips along the proposed 5-foot sidewalks. D. Sidewalks in central business district. In the central business district, sidewalks shall be 10 feet in width, and: 1. All sidewalks shall provide a continuous unobstructed path; and Mr.Josh Bean—3-Lot Partition planningResourcesinc. 35 City of Tigard Partition Application • • 2. The width of curbside sidewalks shall be measured from the back of the curb. • APPLICANT'S RESPONSE: No sidewalks in the central business district are proposed. E. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. APPLICANT'S RESPONSE: This applicant acknowledges that maintenance of the sidewalks, curb, and planter strips is the continuing obligation of the adjacent property owner. F. Application for permit and inspection. If the construction of a sidewalk is not included in a performance bond of an approved subdivision or the performance bond has lapsed, then every person, firm or corporation desiring to construct sidewalks as provided by this chapter, shall, before entering upon the work or improvement, apply for a street opening permit to the Engineering department to so build or construct: 1. An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. 2. The City Engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor when, in his opinion, the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the street; or • d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible; and 3. The City Engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. APPLICANT'S RESPONSE: This section shall be addressed at time of building permitting. 18.810.080 Public Use Areas A. Dedication requirements. 1. Where a proposed park, playground or other public use shown in a development plan adopted by the City is located in whole or in part in a subdivision, the Commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. 2. Where considered desirable by the Commission in accordance with adopted comprehensive plan policies, and where a development plan of the City does not indicate proposed public use areas, the Commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. B. Acquisition by public agency. If the developer is required to reserve land area for a park, playground, or other public use, such land shall be acquired by the appropriate public agency within 18 months following plat approval, at a price agreed upon prior to approval of the plat, or such reservation shall be released to the subdivider. (Ord. 99-22) • APPLICANT'S RESPONSE: No public dedication is proposed as part of this application. Mr.Josh Bean—3-Lot Partition planning Resonreesinc. 36 City of Tigard Partition Application 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to • connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. APPLICANT'S RESPONSE: CWS currently has an 8" sanitary sewer line in SW Fonner Street. The proposed development will be connected to the public sanitary sewer with separate laterals for each lot. 18.810.100 Storm Drainage A. General provisions-The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. APPLICANT'S RESPONSE: City of Tigard requires all proposed developments to convey storm water to an approved public drainage system. A lateral is proposed to direct water from the rear of the existing property to the front towards Fonner Street. The site drains in a general south to north direction. Water can be routed west from the subject site along the unimproved frontage of the east west portion of Fonner Street towards an existing catch basin close to the north south section of Fonner Street as depicted on Utility plans submitted with this application. The proposed partition will comply with this requirement and proposes to pay a fee-in-lieu for both water quality and the amount of storm water discharged into the existing storm facilities. 18.810.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all Arterial and Collector routes and where identified on the City's adopted bicycle plan in the Transportation System Plan (TSP). APPLICANT'S RESPONSE: No bikeways are proposed in conjunction with this application 18.810.120 Overhead Utility Lines APPLICANT'S RESPONSE: As required all utilities will be undergrounded as a function of this application. 18.810.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City Council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.430.090. APPLICANT'S RESPONSE: This section will be addressed at time of building permitting and final plat. S Mr.Josh Bean—3-Lot Partition planningResourcesinc. 37 City of Tigard Partition Application • • 18.810.140 Monuments A. Replacement required. Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. APPLICANT'S RESPONSE: Any monument displace will be replaced. 18.810.150 Installation Prerequisite 18.810.160 Installation Conformation A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the City, permit fee paid, and permit issued. B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the City for construction and other services in connection with the improvement. The permit fee shall be set by Council resolution. APPLICANT'S RESPONSE: The applicant acknowledges these requirements and will comply with them at time of building permitting. A. Conformance required. In addition to other requirements, improvements installed by the developer either as a requirement of these regulations or at his own option, shall conform to the requirements of this chapter and to improvement standards and specifications followed by the City. B. Adopted installation standards. The Standard Specifications for Public Works Construction, Oregon Chapter A.P.W.A., and Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) shall be a part of the City's adopted installation standard(s); other standards may also be required upon recommendation of the City Engineer. APPLICANT'S RESPONSE: The applicant acknowledges these requirements and will comply with them at time of building permitting. 18.810.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The developer can obtain detailed information about submittal requirements from the City Engineer. B. Compliance. All such plans shall be prepared in accordance with requirements of the City. APPLICANT'S RESPONSE: The applicant acknowledges these requirements and will comply with them at time of building permitting. 18.810.180 Notice to City A. Commencement. Work shall not begin until the City has been notified in advance. B. Resumption. If work is discontinued for any reason, it shall not be resumed until the City is notified. APPLICANT'S RESPONSE: The applicant acknowledges these requirements and will comply with them at time of building permitting. 111 Mr.Josh Bean-3-Lot Partition planning Re rcesinc. 38 City of Tigard Partition Application • • 18.810.190 City Inspection A. Inspection of improvements. Improvements shall be constructed under the inspection and to the satisfaction of the City. The City may require changes in typical sections and details if unusual conditions arising during construction warrant such changes in the public interest. APPLICANT'S RESPONSE: The applicant acknowledges these requirements and will comply with them at time of building permitting. 18.810.200 Engineer's Certification A. Written certification required. The developer's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. APPLICANT'S RESPONSE: The applicant acknowledges these requirements and will comply with them at time of building permitting. CONCLUSION Based upon compliance with all applicable review criteria as addressed herein, the applicant respectfully requests that the City of Tigard approve this partition application. • Mr. Josh Bean-3-Lot Partition planning inc. 39 City of Tigard Partition Application AUG-17-2005 13:30 TREE CARE UNLIMITED • 503 635 1549 P.02/02 c� ""C., �, 6-. fin° TREE ASSESSMENT • August 17, 2005 III Josh Bean 13123 SW Winterlake Ct. Tigard, OR 97223 • RE: 11400 SW Fonner St. Portland, OR 97223 •ID Common Specie DBH Significant Condition Exempt/ # Name • Regulated •454 Western Red Cedar Thuja plicate 44 Yes OK Regulated 455. Juniper Juniperus 11 D; 2 leaders © 9'with Exempt inclusion, decay . • .456 Blue Spruce ____ Picea pungens glauca 10 I OK Regulated 493 Pear HPyrus _10 Old lost top with new leader Regulated 494 Douglas Fir 1 Pseudotsuga menziesii 49 Yes OK ' Regulated 495 Douglas Fir Pseudotsuga menziesil 36 Yes Off property Exempt 496 Douglas Fir Pseudotsuga menzlesii 29 Yes Off property _ Exempt 497 Douglas Fir Pseudotsuga menziesii 18,32 Yes Off property Exempt 518 Western Red Cedar Thuja plicate 37 Yes OK. Regulated 519 Douglas Fir Pseudotsuga menziesil 11 OK Regulated 520 Douglas Fir Pseudotsuga menziesil 21 Yes Off property Exempt-� 521 Blue Atlas Cedars Cedrus atlantica glauca 17 OK Regulated 522 hemlock Tsuga 19 OK Regulated 523 Western Red Cedar Thuja plicate 20 • Yes OK Regulated 24 Douglas Fir• Pseudotsuga menziesii 46 Yes Old lost top with new leader Regulated 25 Spruce Picea 7 OK Regulated 52.6 Japanese Maple Acer 10 Asymmetrical, leans north Regulated 527 European Mt. Ash Sorbus 8,8 D: 2 stems, leaf blight, Exempt epicormics, inclusion D: Trees that are diseased in a manner that threatens their continued viability or represents a significant threat to the health of surrounding trees, as determined by the City Forester or an arborist. Structural defects deeming them a potential hazard. These defects when triggered by a storm event, i.e. snow, ice wind, would cause failure, thus a hazard. In general Conifers that have been severely topped are hazardous clue to the formation of rot & decay in the sterns and/or poorly attached new taps. As to when the failure will occur who knows, but the indications for failure exist. We have stated which indicators exist for each tree. • Respectfully, Raymond Myer, General Manager Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, # PN-0160 Oregon Landscape Contractors Lic. #11604 Oregon Dept..of Agriculture, Commercial Rem®r 8 Biiili rt T }t$izing•Pruning •Landscape Installation •Landscape Maintenance•Consultation MEMBER; National Arborist Association • International Society of Arboriculture • Oregon Association of Nurserymen • Oregon Golf Course Superintendents'Association •Oregon Landscape Contractors Association State Licensed Tree Service#62635• Landscape Contractor#5659 •Chemical Application #000231 • Insured P.O. Box 1556 •Lake Oswego, OR 97035 • 503-635-3165 •Vancouver 360-737-2646 • FAX 503.635-1549 Visit our website at www.treecarelandscapes.com TOTAL P.02 • SW FON ER ST SAS - • � s 5 . — • --m• PARCEL 1 4 4 I TREE INVENTORY LEGEND 455- � ITREE S.F—, ,.S ,rA,,.,/ ;n * REGULATED TREE IN r Y'5,�, ,,,,,SW '`'; EXEMPT TREE MD St I X REMOVED TREE " 110.67'I ' -a"'"— -• —itt I 52.4 —...sz • Q ,!4j — � t 522 PARCE Ir; I 520 „ — -8,629—S.F i125.60' I 519 . „i. — _ APAP RCEL 3 - }L. 8,350 S.F. 1 518 494 f;:^)496 5 . 125. f 7,4,97 • 1 NOU-29-2005 16.03 *TREE CARE UNLIMITED 0 503 635 1549 P.02/04 e r a1 41) Tree Protection Plan evindie REVISED 7/27/Os SITE ADDRESS I 1 LI 00 50.1 FQ h ylg se St- y.ct a ,ram Follow the below listed instructions in order to provide the proper prof tection before, during and after construction for tree # 4$11 i`-iC..1t-19 fit ) i S 2 y S2S`1 S:.(� r, Before Construction;Ajyfon-App. • a. Identify and number the trees to be protected, verify by mapping and/or tagging and note their • size in D.B.H. (Diameter at Breast Height), variety, health and structural.conditions, review plans. rr- O ❑ b. Check with local government agencies for tree protection ordinances, • V 0 c. Remove any low limbs that may be in the way of construction equipment, and prune as needed to adhere NAA standards. O d. Leave a protective covering on the soil, i.e., existing groundcover or mulch. .(" e. Notify all other contractors that these trees are to be saved and protected. • �o f. Install a temporary 6' high fence to protect the trees and their root systems. Install tree protection sign on fence. Posts located 10' on center as a general rule. For every inch in diameter of the trunk (D.B.H.) allow up to 1 foot of radius from the trunk as the protected area.• (Example: 24" D.B.H. = 24' radius of protected root system.) Ideally, we need to protect more than the drip zone. The drip zone into the trunk is the support roots that hold the tree up. The roots from that drip zone out provide nutrition, water and oxygen. Try to avoid loss of more than 30%/n of root on any one side, This allows some encroachment within the drip line, This should be determined on a case by case site conditions reviewed. (SEE ENCLOSED SITE PLAN) • O ge g. Identify any insect or disease problems that may require treatment. to o h. Engineer and design proposed structures and construction to avoid root loss. Bridge type foundations can save major roots. • o el". i. Design landscape islands and planting areas large enough to accommodate trees at maturity. o j. Plant the right tree in the right place. Avoid future conflicts with buildings and utilities. • o i� k, Have an experienced Arborist review landscape plan to assure the right tree is planted In the right place and proposed changes don't kill retained mature trees. o I. Consider tree removals adjacent to trees to be saved for wind related stability concerns. .sldential and Commercial Spraying•Fertilizing• Pruning.•Landscape Installation•Landscape Maintenance•Consultation MEMBER: National Arborist Association • International Society of Arboriculture • Oregon Association of Nurserymen alOregon Golf Course Superintendents'Association• Oregon Landscape Contractors Association State Licensed Tree Service#62635• Landscape Contractor#5659•Chemical Application #000237 • Insured P.O. Box 1566 • Lake Oswego, OR 97035. 503-635-3165• Vancouver 360-737-2646 • FAX S03-635-1549 •Visit our website at www.treecarefandscapes.corn NOV-29-2005 1b:03 *TEE CARE UNLIMITED • 503 635 1549 P.03/04 App. ii _ADP. • a ❑ m. Check for past and proposed grade and drainage changes, consider the effects, 2/7-0 n. Check trees for stability. ❑ o. Remove all trees that would•not survive the effects of change. Remove all hazardous trees. E ❑ p. Minimize environmental changes. U. Durinc Construction: g1"---.0 a. Keep equipment off of the root system to avoid compaction. d' 0 b. Keep equipment away from structure to prevent damage to trunk and limbs. _U 0 c, Don't allow chemicals to be dumped on the ground near the tree, i.e., gasoline, diesel, paint, herbicide, cleaner, thinners, etc. A o d. Provide means of temporary irrigation if the project runs through the summer. 171 • ❑ e, If roots or limbs are cut or damaged, have them inspected by an ISA Certified Arborist and repaired or treated according to his/her recommendations. 4' 0 f. Protect the trees from excessive heat, I.e., equipment, paving and/or burning. ?' ❑ g. Avoid trenching through the root systems, boring under them or hand digging can save roots. 0,6 ❑ h. Contact the ISA Certified Arborist familiar with the site prior to and during any activity within the drip zone or tree protection fencing for consultation. • 1II. After Construction: �No a, Carefully landscape the area under the tree, being careful of the roots and structure. Use • plantings that will live under the same conditions as that of the tree. 0 fzi b. Provide insect and disease control, fertilization and pruning as needed or adhere to long-term protection plan if provided. ❑ c. Avoid direct irrigation spraying onto the trunk. The amount of irrigation needed to keep new plantings alive can often be enough to kill mature trees. ❑ levd. Do not cover existing root systems with more than 2"of soil. The more soil you add, the greater the chances of damaging the root system. l0 e. Provide irrigation and/or drainage to emulate pre-construction conditions. NOTE: This tree protection plan Identifies construction protection measures to prevent unwarranted tree loss. The identified measures limit the amount of earth disturbance surrounding the trees, and limit the removal of the tree's root systems. Due to the variation of every project, it Is unlikely all of the above identified measures can be practicably applied to each individual tree; nor is it likely each measure is necessary to retain each tree. Prior to the beginning of construction a meeting between a certified arborist and the. etecessary contractors will be held to determine the appropriate level of protection for each tree, in relation to hat work needs to be completed in the trees vicinity, On site supervision by a certified arborist will be determined and supplied as necessary. •• D L • DESIGN GROUP INC. Drainage Report for Fonner Street Project— Lot Partition Washington County, Oregon Prepared for: 13123 S.W. Winterlake Rd. Tigard, OR 97223 503-250-4113 Prepared By: DL Design Group, Inc. 9045 SW Barbur Blvd., Suite 101 Portland, Oregon 97219 �4s,' Ffles 'v "t' 19160 OREGON r E 44. rY ag, 1� ° r1. Dv.' t XPIRLS 12-31-49 BEA001 Monday,February 11t,2008 Revised-April 7,2008 • 9045 SW Barbur Boulevard, Suite 101 ♦ Portland, Oregon 97219 ♦ Phone: 503.225.1679 ♦ Fax: 503.246.2094 • • PROJECT DESCRIPTION The 0.65-acre residential partition project is located at 11400 SW Fonner Street Tigard, Oregon. It can be also located in the Northeast corner of Quarter Section 3, Township 2 South, Range 1 West(See Figure 1: Vicinity Map in Appendix A). EXISTING CONDITIONS Currently, the site has a house with an asphalt concrete driveway. The topography of the site is a relatively constant downhill slope that drains toward SW Former Street from the Northern end of the property (See Figure 2: Pre-Development Basin Map in Appendix A for site existing conditions). Slopes are in the range of 4-6% depending on line of section. The Soil Survey of Washington County identifies two (2) soil types in the vicinity of the subject property,namely: • Woodburn silt loam; 0-3% slopes (45A), and • Woodburn silt loam; 3-7% slopes (45B) (See Figure 3: Soil Survey of Washington County in Appendix B). For the two respective soil types the runoff is described as being: • slow and the hazard for erosion is slight(45A). Woodburn silt loam 45A and 45B both belong to Hydrologic Soil Group C (See Appendix B for soil survey data) PROPOSED DRAINAGE Figure 2a: Post-Development Basin Map is the basin map showing basin areas,basin boundaries, the proposed storm system improvements and the site configuration for the development. • Site runoff for the proposed driveway and site will enter two catch basins located as shown and discharge into the existing public stormwater drainage ditch as shown. HYDROLOGIC ANALYSIS Hydrologic analyses for the site have been completed following the SCS (Type IA)method, with modeling by the WaterWorks computer program. This program enables the user to develop runoff hydrographs for purposes of modeling a 25-year storm event. Analysis calculations, supporting information, and computer output are contained in Appendix C. Impervious and Pervious Surface Areas The pervious and impervious areas used in the analyses are summarized in Table 1 for the Pre- Developed Site(Figure 2) and the Post-Developed Site(Figure 2a). • - • • Curve Numbers Curve numbers used for the analyses are based on characterization of the site's soils as primarily Type C soils. The curve numbers represent values that are appropriate for wet antecedent moisture conditions, which is typical of the wet-weather conditions for the-area. Table 1. Impervious and Pervious Areas (On-Site) Pre Developed Site Post Developed Site Area Description Area(ac) CN Area(ac) CN Pervious Surface 0.61 74 0.39 74 Impervious Surface 0.04 98 0.26 98 Time of Concentration 12.00 minutes 3.90 minutes Peak Discharges Peak discharge rates for the prescribed rainfall events for pre-developed and post-developed site conditions are summarized in the following table. The rainfall depths are 24-hour rainfall depths used for the Washington County area(per Cleanwater Services). Computer model output is contained in Appendix C. Stone Event Rainfall ((Inches) Peak Runoff Rate (cfs) Existing _ Developed 25-Year 3.90 0.20 0.34 CONCLUSION Based on the determined minimal increase in peak runoff rate for the proposed development it is not anticipated that the subject property will considerably impact the existing public storm drain system. The existing public storm drain system is sized to accommodate the flow from the proposed site development. In lieu of water quality mitigation measures it is recommended that the developer pay a one-time System Development Charge for each lot for the expected increase in surface runoff with the proposed development. However, a manhole with a sized sediment sump will be installed on the existing storm water system in order to minimize any potential impact to water quality. • • • Appendix A Maps & Figures ,10Orn Ii 01 '30011 II Sw Ann St Sw Ann P,1 - SWShrope Ct 5 SN Waln�il 5t —`'a' K = — II _ Sv1Bamb{Ln �, } :_i_. p "�- '- Sw Errol St • I n ♦: li or �v Proiect Site or * • 8 I `r! Svr 0911ln Si r= ri n J J 5P. ., 9n1,�de1 a I l� w SW Eltalr Ct �P 9 __ _ ft III { J � men GL ray perry Sett Cl Sw James St I �+ SW Genesg tpoP �.� `. 4� .... 9 c �Ai 4. S F Sw Park St ` _.. Svr Marron 74t LL A. Q• tr > S �v N S la- '; S o Sw hlollow Ln ��''e. _ JP ffi* nRf � D r&200-5 hlapQuest,com,!rm. ro0.2065 NXAVTEQ Figure 1: VICINITY MAP • . . . . 0 ' 411110 0 SW FONNER ST . , . . _ , • ..., ,,... ••,.... . -----4111116011111311 .''......... . ' . - .. 01111*.X.11-414421Mia-Pir'. , •-"----. .. ' . r...."- ..r!“....74.r. *72P4..•-1-.. " ur..".".:7.,-- _ -. . )1 X...."*-X.^..11`..-...."-X i,2, _...,,---;-,.`0",•46.-1'. 3>/ T ,.,—C(.Y./ T. 7-77' '2.-.:11.1.,1'-'4"'l , . . ' CC.N5 tPur;Pa^/ : •-• .., ifi...•",•4..vra .'=!..1? ',:.! ;1 ----" '' :-1..--...r • r., • 5,:lt, J1400 SW - •.1 i $ 14' ' 0 FONNER ST. 0 0 III 0 1 in I 4 525 ' ' I fc '--‘-'1 ,, • se•.. \ 4* • ./'-2.7\\ • -.•.y.::,zte_;: _ .•.,,,_ . z / i I „.41 '22'„/5;1 • . ,4 i 523-• .t .527 .. . Th. . .52. . . .. I 1 • I 22 • ,---,--- ..--. : .. , / ,...r z_. ‘)-•,`'t -• • x I 1.1.11.1.1P111.1.1111 - -,.....C., ,.1 i.; L 1 I _ ......... f 4 E,50 3r- L,5 1— r.-,1 40.54 MM. I _ Figure 2a:POST-DEVELOPEMENT BASIN MAP 4111/ • • \\ SW FONNER ST . - i \OS 5 5 - 8'u.San I.iri. $ S ` b N N N 44'NA rl"S.S i W N - N N ? N I . / ri\ WJ 9Y a,;.. awlm Sr. v. sp ar — - 7'Kt-p AREA: 11 6 AC PERNWS A A ) 4 _ IMPERNOUS AREA OO4 AC /. : 0 -•....... FLOW LENOOE 227£I W �, A5 Sr - QOMI jr."0,, III o. • y� �__ o W r - , ;' V i � ( po •. tv _-____ jC)Jm .... .... . . ...„.„... . I _____o______________ ,...,..,.. i ... _ 1 „.... „...________.„ . „,..,_.......,.. . ... c, .2.:._.!:.c . ,.„ r..ic.i.„:.,:: .,.____ ..,:„; ./.;i .ree -.."-!``':1-0i; i}s;.... N8940091W 125.54' • Fieure 2:,PRE-DEVELOPEMENT BASIN MAP • • ! ils Info SoInformation � u. '+p i �7.p� daltl ' k Rk `3�.n v '� '; uYc ' iF . w r. y eur. { `" ;„ � �' ,u x } r„ser kr '1 r k " 'f�h�, "i s , ( " .wv„4 , s you r r t .-� "tic tifd •�* 5m4t �§Vr`ye�4-4 '� �, 4< t,, b t ,x ! iSfSx. T. nr w ° 3 _r l ° e e) ill;';',.. °'x` i tt�� ,' n' ° sy; a tit� P ypw r .. 3' a e��t`1'" it=-4.n,.:i e . ` � K b" K ��`r -+�'^Pqe`" St. w x ;. x�fr. � 4r ��,yn 'k, ^ ��,y b r' v.�#a�i ly 44 ,ola • " '° yr y 4 f ```p-* ` , c.,i.. .: to „r �£'� .ix . A ., M'3 x ., A »> ,: #�'.4 ,f trKf r a5a �{ e s a,�mw. L r to - .1044-a,-; . ",w 1 ' '""1F: rt W �#sixw $to 2 . yy Y 4 . ,ktek. `-'s' � `: ,, }, iJZ:•1 9V n� N,f� dA !� L L. x a�� 14 ,5 i- )Yn C� K+4-�"a A d 6S= ,,i" Rt �4. �t j , .,� "' ice,' s q} p.. y `"�" �' x S. o f� �' ^ma`s;- ., 1$ f % s 5 ! x°, l ��st� ,.s a �'" 'zar t 'T "` 9 k " �'P ' , y u m ,-.4,4 i'z g p "-` r s rf& „I'. x 'I .40 fit !A tee'.¢ xw ��' v i '��s# � {��V .. "f N ! �`p(�t '1ek r �N� !& jj .. 4 u I a e . ie- ° - its � �."� d'iYi� liar. kt-°t -t .tx."" 77 Fl +'+� ' '+" �s ``�:, a <' ;,;. 'erg ,It. 'r"�ay . jf, a, ' r4 '* - ,, x �u.T'y .,..' k,Kafi q k xc z- w , s o u�•.—: { Y+ a?4^ T' X=r r, K ""Ye' r - Fkt :F k"' 4,A ,tea A. ' "` `'h.T e arx' r--^'° A' '� A 3 °x` 7. y `" x"' '� l+ op "�✓x�, `} x.�.1; 'w.. ;' ' « -r+ -iF "l'�'.„, a rc 3:"4 �~ m ,+ww a ➢ ." ,!$} Figure 3: SOIL SURVEY OF WASHINGTON COUNTY 0 ! ! • tic; many fine roots; many, fine, tubular It has a profile similar to the one described as representative pores;medium acid(pH 5.6).;clear,smooth of the series. boundary.6 to 10 inches thick. Included with-this soil in mapping were areas of Amity, BI-15 to 23 inches, very dark grayish-brown (10YR Dayton,and Woodburn soils,which make up as much as 10 3/2) silt loam, grayish brown (10YR 5/2) percent of this mapping unit dry; moderate, medium, subangular blocky Runoff is medium,and the hazard of erosion is moderate. structure slightly hard,friable,slightly sticky Capability unit Ire-1;wildlife group 2. and slightly plastic; many fine roots; many, 44D-Willamette silt loam,12 to 20 percent slopes. medium, tubular pores; medium acid (pH This moderately steep soil is on side slopes of terrace 6.0) ; clear,wavy boundary. 7 to 11 inches escarpments. thick. Included with this soil in mapping were areas of Amity, B211-23 to 32 inches,dark-brown(10YR 3/3)silty clay Dayton,and Woodbum soils,which make up as much as 10 loam,brown(10YR 5/3)dry,moderate,fine percent of this mapping unit. and very fine, subanwlar blocky structure; Runoff is medium,and the hazard of erosion is moderate. slightly hard, friable, slightly sticky and Capabilityunit-llle-1;wildlife group 2. slightly plastic; common fine roots; many, medium and fine, tubular pores; few, thin, r,��,.�; patchy clay fihne, medium acid (pH 6.0) ; i`on ^^` clear,wavy boundary.0 to 13 inches thick. The Woodburn series consists of moderately well-drained B22t-32 to 43 inches, brown (IOYR 4/3) silty clay soils that formed in old alluvium on low, broad valley loam,brown (10YR 53) dry,weak, coarse, terraces. Slope is 0 to 20 percent. Elevation is 150 to 250 subangular blocky structure; slightly hard, feet.Where these soils are not cultivated,the vegetation is friable,slightly sticky and plastic;many fine Douglas-fir,Oregon white oak,grasses,and shrubs.Average roots; many, medium, tubular pores; many annual precipitation is 40 to 50 inches, average annual air moderately thick clay films in pores,and few temperature is 50°to 54°F,and the frost-free period is 165 thin clay films on peds;slightly acid(pH 6.2) to.210 days. gradual, wavy boundary. 0 to 16 inches In a representative profile the surface layer is very dark • thick grayish-brown silt loam about 11 inches thick.The subsoil is CA3 to 60 inches,brown(10YR 4/3)silty clay loam, dark-brown and dark grayish-brown silt loam and silty clay pale brown(10YR 65)dry;massive;slightly loam about 30 inches thick. The substratum is dark hard, firm, slightly sticky and plastic; few garish-brown silt loam about 19 inches thick The profile is fine roots; many, medium, tubular pores; medium acid throughout • many moderately thick clay films in pores; Permeability is slow.Available water capacity is 11 to 13 slightly acid(pH 6.2). . inches. Water-supplying capacity is 15 to 20 inches. The A horizon ranges from very dark brown, to dark brown and very dark grayish brown, when moist. The Bt Effective oils rooting depth used is more than a6 inches. . horizon ranges in texture from silty clay loam to heavy silt These orchare forirrigatedvegetable crops,tedipastur , loam,and it is 25 to 35 percent clay.In places the structure of berries, orchards, ,small and gram, hay, irrigated pasture, the B horizon is moderate or weak, prismatic breaking to recreation,homesites,and wildlife habitat. ! • moderate, subangular blocky. The C horizon is medium Representative profile of Woodburn silt loam, 0 to 3 textured to moderately fine textured and commonly has percent slopes,located in the SW1/4NE1/4 section 20,T. I contrasting strata below a depth of 40 inches. N.,It.3 W. 44A-Willamette scat loam,0 to 3 percent slopes. Ap-0 to•5 inches, very dark grayish-brown (10YR 3/2) This nearly level soil is on broad valley terraces. It has the silt loam, brown (IOYR 5/3) dry; weak, profile described as representative of the series. medium,subangular blocky structure; slightly Included with this soil in mapping were areas of Amity, hard, friable, slightly sticky and mmplastic; Dayton,and Woodburn soils,which make up as much as 10 percent of this mapping unit. many fine roots; common, );medium, irregular Runoff is slow, and the hazard of erosion is slight pores;medium acid 5 abrupt,smooth Capability unit 1-1;wildlife group 2. boundary.6 to 10 inches thick 44B-Willamette silt loans,3 to 7 percent slopes. This gently sloping soil is on broad valley terraces. A 12-5 to1 I inches, very dark grayish brown (10YR Included with this soil in mapping were areas of Amity, • 3/2)silt loam,brown(10YR 513)dry,weak, Dayton,and Woodburn soils,which make up as much as.10 medium, subangular blocky structure; percent of this mapping unit slightly hard, friable, slightly sticky and Runoff is slow, and the hazard of erosion is slight nonelastic;many fine roots;many,very fine, Capability unit Ile-1;wildlife group 2. tubular pores; ry.mediumo acid(pH 5.6);clear, 44C-Willamette silt loam,7 to 12 percent slopes. smooth boundary.0 to 8 inches thick. This moderately sloping soil.is on broad valley terraces. B 1t-11 to 16 inches,dark-brown(I OYR 3/3)silt loam, yellowish brown(IOYR 5/4)dry,moderate, fine and very fine, subangular blocky structure; slightly hard, plastic; many fine roots; many, fine, tubular pores; thick clay • films in pores; • • • medium acid (pH 5.6) ; gradual, smooth Aloha,Amity,Willamette,Helvetia,and Dayton soils,which boundary.0 to 7 inches thick. occupy as much as 15 percent of this mapping unit B21.t-16 to 26 inches,dark-brown(10YR 4/3)silty clay Runoff is slow, and the hazard of erosion is slight loam,light yellowish brown(10YR 6/4)dry, Capability unit Ile-2;wildlife group 2. moderate, fine, and very fine, subangular 45C-Woodburn silt loam,7 to 12 percent slopes. blocky structure; hard, firm, slightly sticky This soil is moderately sloping. and plastic;many fine roots;many,very fine, Included with this soil in mapping were areas of Aloha, tubular pores;thick clay films on peds and in Amity,Willamette,Helvetia,and Dayton soils,which occupy pores;medium acid(pH 5.8);clear,smooth as much as 15 percent of this mapping unit. boundary.7 to 10 inches thick. Runoff is medium,and the hazard of erosion is moderate. B22t-26 to 31 inches,dark-brown(10YR 4/3)silty clay 'Capability.nait Re-2;wildlife group 2. loam, pale brown (1OYR 6/3) dry; common. . 45D-Woodburn silt loam,12'to 20 percent slopes. fine,distinct,dark grayish-brown(10YR 4/2) This moderately steep soil is along terrace escarpments. and grayish-brown (2.5YR 5/2) mottles; Included with this soil in mapping were areas of Aloha, weak, medium, and fine, subangular blocky Amity; Willamette, Helvetia , and Dayton soils, which structure; hard, firm, slightly sticky and occupy as much as 15 percent of this mapping unit plastic; few fine roots; many, fine and very Runoff is medium,and the hazard of erosion is moderate. fine, tubular pores;common thick clay films Capability unit Mle-5;wildlife group 2. in pores and on peds; few, fine, black manganese stains; medium acid (pH 6.0) ; gradual, smooth boundary. 4 to 10 inches • thick. B3-31 to 41 inches, dark grayish-brown (IOYR 4/3) silty clay loam,pale brown(10YR 6/3) dry, Xerochrepts and Iiaploxerolis,very steep common; fine, distinct, dark grayish-brown (10YR 4/2) and grayish-brown (2.5YR 5/2) 46F-Xerochrepts and Haploxerolls, very steep. This mottles; weak, medium and tine, subangular undifferentiated group is about 45 percent Xerochrepts and blocky structure; hard, firm. slightly sticky about 45 percept Haploxerolls. It occurs as steep to very and slightly plastic; few fine and medium steep escarpments along the small streams that have cut roots; common, fine and very fine, tubular deeply into the valley terraces and where the terraces meet pores; few thick clay films in larger pores; the bottom lands and flood plains along major streams and medium acid (pH 6.0) ; gradual, smooth rivers.These soils are well drained.They formed in a mixture boundary.O to 12 inches thick. of silt,sand,and an accumulation of material that has moved C-41 to 60 inches.dark grayish-brown(10YR 4/2) silt downstage. The short slopes range from 20 to 60 percent. loam, light brownish gray (IOYR 6/2) dry; Elevation is 50 to 450- feet. Vegetation is Douglas-fir, many, distinct, grayish-brown 2.5YR 5/2),. Oregon white oak, shrubs, forbs, and grasses. The average dark grayish-brown (IOYR 4/3 ) , and dark annual precipitation is 40'to 60 inches, average annual air yellowish-brown (IOYR 4/4) mottles; temperature is 50°to 54°F,and the frost-free period is 165 to massive; hard, firm, slightly sticky and 210 days. • slightly plastic;few fine roots;very few,fine, Included in mapping were areas of Hillsboro, Quatama, tubular pores;medium acid(pH 6.0). Willamette,and Woodburn soils,which make up as much as The A horizon has moist value of 2 or 3,chroma of 2 or 3, 15 percent of this mapping unit. Small seep spots and and hue of 10YR.Dry value is 4 or 5,and chrome is 2 or 3. wet-season springs are also included. Between depths of I0 and 20 inches,moist value and chrome Permeability is moderate to moderately slow. Available range to 4.Distinct mottles are within a depth of 30 inches water capacity is 10 to 12 inches. Water-supplying capacity The B2 horizon ranges from heavy silt loam to silty clay is 22 to 26 inches. Effective rooting depth is more than 60 loam.Horizons below a depth of 30 inches are firm to very inches. firm and are brittle. The solum is slightly acid to medium Runoff is rapid,and the hazard of erosion is severe. aid. These soils are used for pasture,recreation,homesites,and 45A-V'oodb%ins uacrsa0fto 3 percent slopes ` wildlife habitat Capability unit Vie;wildlife group 2. This nearly level soil"has"lhe profile`described as repre- sentative of the series. . Xerochrepts-Rock outcrop complex Included with this soil in mapping were areas of Aloha, Amity,Willamette,Helvetia,and Dayton soils,which occupy 47D-Xerochrepts-Rock outcrop complex. This corn-, as much as 15 percent of this mapping unit Alex is about 50 percent Xerochrepts and 30 percent Rock Runoff is slow, and the hazard of erosion is slight. outcrop. It occurs in irregularly shaped areas southeast of Capability unit liw 1;wildlife group 2. Sherwood and is composed.of shallow and very shallow soils 4S11=Woodburn silt loam,3 to 7 percent slopes. and barren exposures of basalt bedrock. Slope is 5 to 30 T}iis soil is gently sloping. percent.The Xerochrepts formed in a mixture of silt and sand included with this soil in mapping were areas of too variable to map.Vegetation is low shrubs,Oregon white oak, Douglas-fir, grasses, and fortis. The average annual precipitation is • • I • • Chapter 2 Estimating Runoff Technical Release 56 • Urban Hydrology for Small Watersheds Table2.2a Runoff curve numbers for urban areasl/ - - IIIMMIE Curve numbers for Cover description hydrologic soil group Average percent Cover type and hydrologic condition impervious area2/ A B C D • Fully developed urban areas(vegetation established) Open space(lawns,parks,golf courses,cemeteries,et:c.)a: Poor condition(grass cover<50%)................................._....... 68 79 86 89 Fair condition(grass cover 50%to 75%)____........:. ...... 49 69 79 84 Good condition(grass cover>75%)..........____......................: 39 61 Ptik 80 Impervious areas: Paved parking lots,roofs,driveways,etc. (excluding right-of-way)................................_............._........... 98 98 598 98 Streets and roads: Paved;curbs and storm sewers(excluding • right. f-way) 98 98 98 98 Paved;open ditches(including right-of-way)•--..............._ 83 89 92 93 Gravel(including rightof-way) 76 85 89 91 Dirt(including right-of-way) 72 82 87 89 Western desert urban areas: Natural desert landscaping(pervious areas only)s' 63 77 85 88 Artificial desert landscaping(impervious weed barrier, desert shrub with 1-to 2-inch sand or gravel mulch . and basin borders) 96 96 96 96 Urban districts: • Commercial and business ^^ 85 89 92 94 95 Industrial......_..........................-......_:..._...._............................ 72 81 88 91 93 Residential districts by average lot size: 1/8 acre or less(town houses)........._.._-.._...................:...-.....--- 65 77 85 90 92 • U4 acre 38 61 75 83 87 1/3 acre 30 57 72 81 86 112 acre 25 54 70 80 85 1 acre 20 51 68. 79 84 2acres......_ — 12 46 65 77 82 Developing urban areas Newly graded areas (pervious areas only,no vegetation)b 77 .. 91 94 Idle lands(CN's are determined using cover types similar to those in table 2-2c). 1 Average runoff condition,and I,=0.2S. 2 The average percent impervious area shown was used to develop the composite ON's.Other assumptions are as follows:impervious areas are directly connected.to the drainage system,impervious areas have a CN of 98,and pervious areas are considered equivalent to open space in good hydrologic condition.CN's for other combinations of conditions may be computed using figure 2-3 or 2-4. s CN's shown are equivalent to those of pasture.Composite CN's may be computed for other combinations of open space cover type. s Composite CN's for natural desert landscaping should be computed using figures 2-3 or 2 1 based on the impervious area percentage (Cid=98)and the pervious area CN.The pervious area CN's are assumed equivalent to desert shrub in poor hydrologic condition. s Composite CN's to use for the design of temporary measures during grading and construction should be computed using figure 2-3 or 2-4 based on the degree of development(impervious area percentage)and the CN's for the newly graded pervious areas. (210.VI-TR-55,Second Ed.,June 1986) 2-5 • - • • Appendix C Calculations & Supporting Information Pre Development Conditions-25-yr Storm Flow Flow Manning Flow Segment Accum. Slope P velocity Tc Segment Type s n (feh (ft/ft) (inches) (fps) (minutes) Tc (minutes) 1 Sheet Flow 0.15 227 0.048 3.9 NA 12.01 12.0 j Post Development Conditions-25-yr.Storm Flow Flow Manning Flow Slope P velocity Segment Accum. Segment Type s n Length (ft/ft) (inches) (fps) Tc Tc (feet) (minutes) (minutes) 1 Sheet Flow 0.15 37 0.041 3.9 NA 3.01 3.0 III 2 Sheet Flow 0.011 110 0.053 3.9 NA 0.80 3_8 Shallow Conc. 7.00 3 Flow 0.012 32 0.053 3.9 0.1 3.9 BASIN SUMMARY BASIN ID: 25YR-PRE NAME: 25 YEAR PRE DEVELOPMENT SCS METHODOLOGY TOTAL AREA • 0.65 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 3.90 inches AREA. . : 0.61 Acres 0.04 Acres TIME INTERVAL 10.00 min CN • 74.00 98.00 TC • 12.00 min 12.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.20 cfs VOL: 0.09 Ac-ft TIME: 510 min BASIN ID: 25YR-PST NAME: 25 YEAR POST DEVELOPMENT SCS METHODOLOGY TOTAL AREA • 0.65 Acres BASEFLOWS: 0.0.0 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 3.90 inches AREA. . : 0.39 Acres 0.26 Acres TIME INTERVAL 10.00 min CN • 74.00 98.00 TC 5.00 min 5.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.34 cfs VOL: 0.12 Ac-ft TIME: 500 min • • 11:�►[N:ti�l Y�1;� engineering March 17, 2008 Kim McMillan City of Tigard 13125 SW Hall Boulevard Tigard,OR 97223 RE: 11400 SW Fonner Street— Updated Sight Distance Measurements Dear Kim: This letter is written as an update to the October 24, 2007 sight distance certification prepared by Lancaster Engineering. Since that time, the site plan has been revised and the ac- cess is now near the eastern edge of the site. As required by Code Section 18.705.030.H.1, sight distance from the access to SW Fon- ner Street was measured. This code section requires that measurements be based on an eye height of 3.5 feet and an object height of 3.5 feet above the road, from a driver's eye location 15 feet from the edge of the adjacent travel lane. Sight distance to the east was found to be in ex- cess of 300 feet. With clearing of vegetation and minor grading along the site frontage, sight distance looking west to the 90-degree corner can be achieved, resulting in 285 feet of sight dis- tance to the west of the access. As explained in the October 24,2007 letter,a speed study was conducted, which showed an 85th percentile speed of 23 mph, requiring 255 feet of sight distance. With the clearing along the site frontage described above, adequate sight distance can be achieved. If you have any questions regarding this updated information, please don't hesitate to call. Yours truly, ) Micah Heckman, EIT Transportation Analyst • 321 SW 4th Avenue, Suite 400•Portland, OR 97204•Phone 503.248.0313•Fax 503.248.9251 "Ju . 1 . 20051u 3 : 10PM: .u!CLEANWATER SERVICES 503 6814439 ,�;,,,,.:, ,, ,,No.7825 P • 1/1 - ir Mai' I1. 2005 9:43AM CLEAN WATER SERVICES 503 63i4434 No.6933 I'- 24 ` , 1, `Vili \\ ‘.:, \-1''-) ''..' -4?-- .File-Nu11t6cr` C1eanWater Services t ,y__- _a q 1 0ne rnmmUihcnh l, ,ac,T. Sensitive Area Pre-Screening Site Assessment Jurisdiction Tigard Date 6/23/05 Map&Tax Lot 2S103AC 02200 Owner Josh Bean _ . Contact Josh Bean _ Site Address 11400 SW Former Street Company Portland. QR Address 13123 SWWinterlake Court Proposed Activity 2-3 lot partition City State zip Tigard,OR 97223 Phone 503-250-4113 Fax 503. .635S`i-= 1r'2 Officio!use slily tw(ow Nit line Y N NA Y N NA ❑ Sensitive Area Composite Map r r�r`� I i Stormwater Infrastructure maps I �I -1 Map# Z31W—c"- - LJ QS# `i 1°6 t__I i r -Locally adopted studies or maps j El Other L I l -i Specify • Specify 1 ACl%U4--1 Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No.04.9: Sensitive areas potentially exist an site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER. If Sensitive Areas exist on the site or within 200 feet on adjacent Sroperties, a Natural Resources Assessment Report may also be required. ensitive areas do not appear to exist on site or within 200' of the site. This pre- screening situ assessment does NOT eliminate the need to evaluate and protect Water quality sensitive areas If they are subsequently discovered. This document will serve as your Service Provider letter as required by Resolution and Order 04-9, Section n.02.1. All required permits and approvals must be obtained and completed under applicable local,state, and federal law. 1 The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: Reviewed By: A,2,_ s. Date: -/I / o j • Rerrrrried lu Applicant Mull t—Dax t.' 'ounrer Dale 11 10- _._. BY�t� 2550 SW Hifaboro HIyhwny•Hirhsboro,Oregon 97123 Phono' (50 efii- 1D0•Fax! (503)681.4499 4 7204•.elmnvawrzrvi2cs,,,pg ..ANNING 50•42214 p.2 Jan. 19. 200111:21AM RESOURCES INC. No. 1185 P, 2 r-- room rtOwNINr Rtuwurs so9-tla4-SG7s .Mea.uJ a zeds 761F,. 'i _r.,.+: CGceb rr.te a • P7e-sPpucontia ogre. At44111'2,2006- . t WASHINGTON COUNTY conpANr: Pinio9 Re5cu e.MC: _.__. 0 IDOL el Lehi Use a TYansp. • cearAcr: Ke)vWh SrvOaIwI Line DestopmsatSentet ADOREss: _tt6OswFfr�oo�.suar2pi • T55N FirstAae..Su11e350.1a .. _PcuII d 67?23 ROOM.OR 97124 Pk0NE• (3O3)661-1/32p ,--._ Pn.(SO)/IR IA T Fax(as)we-is01 IteraiiMov.osvoes neillert.vrer . .. . * E. J.Bean REQUEST FORSTAIEMEµT swim 13123RVININ 4MAO. OF SERVICE AVAILABILITY Nev.Olt P7223 PNONE' Mistily tktc. 9►dr((L. Ls)NOWT): O WATER DISTRICT: _ 03AG _ ©• EIRE DISTRICT: TWIabw VeIler sur. fi5 Apq sin sae . Q .71d•METhew t t400 SW F6nit6r Q r star SUfllAT1N HILLS?ARK a Nernst REC DI Neena!mya smug(or a.wonc w 4Id: © CRT C/P SW tSttPlase r Q-:CLEAN WATER SERVICES. PROPOSED PROJECT NAME: qW air Itas gm* PROPOSED DEVELOPMENT ACTION:vmrora+'oirw aimoura nrmtaaw uia .. MMP.rionE E WS1IW$USE:'. t eisNAFOFaepy wlid ine6- PROPOSED USE. 3 CaPtXMan —__._ *RESIDENTIAL: IF NwuSnulALLONMERc L. to WSTITUTWIA1: III se sr tem utts L.mTc_.3 IAIM rv►ear,ua pc se Fr. fotrt[^^M1VO_ wtvwr__ Na mall st pmsnooaMtart_ ua.VO*OnlEletantl LL,--� THIS IS NOT AN APPROVAL _ The Fire District has personnel and equipment in the area that can respond to an emergency incident and implement such actions as may be necessary for fire and/or rescue operations. For planning purposes, access and fire fighting water supply complying with fire code _.... _ .. requirements shall be included on plans_submitted to.Washington County for their .. approval. See approved (stamped) plan for additional information. cf----... . W...1, Date: / l /9 • Jerry Renfro - Deputy Fire Marshall II • Tualatin Valley Fire & Rescue T'7 vs.., _Lair wvv.r la.VV PAA dUde84/GU/ City Or Tigard Z 003 FROM PLANNING RESOURCES 503-684-1028 (MON) AUG 8 2005 119/ST. 11 ' 28/No. 6806572486 F 2 • PRE-APPLICATION DATE: August 2, 2005 . APPLICANT: WASHINGTON COUNTY COMPANY: Planning Resources, Inc. Dept. of Land Use & Transp. CONTACT: -Kenneth Sandblast Land Development Services ADDRESS: 7160 SW Fir Loop, Suite 201 155 N. First Ave., Suite 350-13 Portland, OR 97223 Hillsboro, OR 97124 PHONE: (503) 684-1020 Ph. (503)846-8761 Fax(503)846-2908 OWNER(S): http://www.co,washington.or.us NAME: Former LLC REQUEST FOR STATEMENT ADDRESS: 13123 SW Winterlake Ct OF SERVICE AVAILABILITY Tigard, OR 97223 PHONE 503-250-4113 Property Desc.:Tax Map(s): Lot Number(s): X❑ WATER DISTRICT: City of Tigard IR2S103AC 2200 ❑ FIRE DISTRICT: ❑ TRI-MET Site size: 0.65 acres Site Address: 11400 SW FONNER ❑ TUALATIN HILLS PARK & REC. DISTRICT Nearest cross street(or directions to site): ❑ CITY OF SW 113th Place ❑ CLEAN WATER SERVICES PROPOSED PROJECT NAME: 3 Lot Partition PROPOSED DEVELOPMENT ACTION:IOEVELOPMENT REVIEi4,sueoiMSION.PARTITION.SPECIAL use) 3 Lot partition • EXISTING USE: 1 single family residnece PROPOSED USE: 3 Lot partition keep existing house and add two more residences IF RESIDENTIAL: IF INDUSTRIAUCOMMERCIAL: IF INSTITUTIONAL: NO.OF DWELLING UNITS: 3 TYPE of USE: NO.SO,FT. SINGLE RAM,X MULTI-FAM NO.OF SO.FT.(GROSS FLOOR AREA)_ NO,STUDENTS/EMPLOYEES/MEMBERS: SERVICE PROVIDER: PLEASE INDICATE THE LEVEL OF SERVICE AVAILABLE TO THE SITE (ADEQUATE OR INADEQUATE)AND RETURN TO THE APPLICANT AS LISTED ABOVE. SERVICE LEVEL IS ADEQUATE TO SERVE THE PROPOSED PROJECT. 777 Please Indicate what Improvements,or revisions to the proposal are needed for you to provide adequate service to this project. SIGNATURE: /��` Pe.)Y l-..., (�_�'' DATE; CT�D-G. „/ POSITION: �r�� (f^PC.( Z c KJJI AS ❑ SERVICE LEVEL IS INADEQUATE TO SERVICE THE PROPOSED PROJECT. Please indicate why the seMce level is inadequate. SIGNATURE: DATE: POSITION: 410 Service) 4/29/02 08/10/2005 15:00 FAX 5036847297 City of Tigard [�J004 .. -�0 \, y _ - .ss' of r:T..`, 1 :...."1 -_....::-r-.--: -1,,,-.7....-.....,-3--'' .......,LL,1 .-.-'::.' '''.4 L'...:•:-%:....l'ivi .. , L'. ...„.. .r, . ..7 .....- 1:i •1• .._'•",' • ,st- l'.1r ,::1,-,7 4., .. e.. -- - --- „ . ,..ff-: ne ,:_,,,i R - ,--,•:_---;1:-'''.. ..'• .'‘, - - Q . ... • s_i .,....:.,:. . ..........:* . ,i,z: ........".:v., Ot, ''-'r." . ••‘‘'-•-••' ,:r.,•.;'!'-'- , el'..• ;::;'.•-• .,,.!•..i'-' . -_A' ID •rd • ... .c..:". ''...:.:%r;.1 ....:-",-:.' :-.4 la . ... . ... . ...„, ....._...• ..." :.:_i.,.,. .,:,..,..:..„,•:.;.:,.,..,.„:„..:.:..,:_-_,":„...:„..,::-.."....:,..-.,.....,:i.i., .,..., ,,„„:;:. ....,. . .„., ..„, ..,....„ .,,,„ ,. ,.... ....,_. :-......7.' 2.L.•. -,.-7.,,‘ • ...L%,„ '.....,::- ... ..; ..•.'2..- ,!-.4.-.. :El. ::::,•' . .-:- -,:-4.4... ..-;:41..-:' ..:;,a"• F• -..".•'!'" - - _ _ - - _ '• - .,.ma•`s .. • _ _ - 1$ d om - - _- = • -.... tlik- :r- ..::::: .....i-, ..;-,'74,..4. . -4f ...,•T; ,;:::::::'; ":-... .3 .- -;.-; :::-'... :--7-.''''_4.- 7.7 iik -•'•• i' • • • .) .:.. .. • _y is:: •_. _ •_ • y :. . ' r._:`: • r .... - . _ - `,ry _ lals1 AO if `ice U° lU/ZUUb i5:oi PAA 5U36847297 City of Tigard U 005 • • • • I100 . STORM 51 9` DRAINS TO 1 I I TH PL 90° BEND- 13, /41 - 10,:„ / 24" 45°BEND �.\ 6- CI _ 6" GV CO • • 2300 Z 0 IL NE I/4 , SEC 3, T2S , RIW REV: 03 T/GARD S 8777 SWWATER BURNHAMDI STTRICT 40 - PO BOX 230000 • TO 115TH AVE TIGARD, OREGON 97223 (503) 639-1554 • DETAIL OF INTERSECTION: 3 � SW FONNER ST • 99 DATE: 8-89 scALEf=20`J SEW 1,1iy 01 Tlgard a0,06 • • .. 161052 • N TO CUL DE SAC 37' T' J CLOW F.H• Q,. I' HOLDING Alm 4'COVER 6"MJ GV 2' 6 MJ TEE _ T 2 �32 / Nt � 4' � 3 • ETAIL 221/2 BEND D /� 6 / 2 W/MEGA LUG 31-4� I i • SW FONNER ST o s-co \ TO SW IIITH PL • 51 _5' e 0 40' 45' /+ �21; r 2-6 TO SW 24" Di N. // . 115TH AVE 6" CI s" TEE • 1 6"GV'S NE 1/4, SECT 3 ,T2S , RIW See Detail 3,..61, REV: TIGARD WATER DEPARTMENT 8777 SW BURNHAM ST PO BOX 230000 TIGARD, OREGON 97223 (503) 639-1554 DETAIL OF INTERSECTION: SW FONNER ST AND IQl SW 113TH PL DATE'5-95_ SCALE'I'=20' f SEW • Glscal B-. ...., SW F?)- ,0 D LICIICI laXlo ER ST. PARTITION DESIGN GROUP INC. 1121.5o 01111,000 SPAM° 91345 SW Barbur Blvd. III °°= TIGARD, OREGON Suite 101 Portland.OR 97219 (503)225-1679 N 1FgE0 PROTfs 2 ` t �\44j11p`4�> MAr41Het W ---4-- —` \j\ l :NW r r110 ��Palk 7' ( 9 WaYxd�� ! — — ' ems ¢a.m �: STY MINER ST ---- C 00SI awrTerat j .ice a� �i�� L=1:: l I I LOT l ----:3('' IN 3 { Ws z '� �' • 4 0 I I H' C FM AFUHA Bf I �' sn O F¢Iw: ) ilk ' SII LOT 493 11 ., N s°I °• 04 o W P� 9 I ifroi 1 g cn ny $ _,J Sr'AIF: I"=40' I O IINwMadana t sw p SW P i I TEC ~(T 195 Ltl ss V7 Q \ �� SYV /7/ �� 1 ) 6if 1 WA Cook t. 1 i Sle �_� — — �9l Q • 'ROJECT SITE Z 0 VICINITY MAP SITE MAP �'}}' NOT TO SCALE SCALE: 1"=4O' • w D O W N E R JOSH BEAN (503)250-4113 FAX: 503-820-6565 1,312,3 IIGAR , W 972R -169CT. GENERAL NOTES SHEET INDEX DGARD, OR 97223-1696 ' 1. ALL CONSTRUCTION SHALL CONFORM TO THE CURRENT STANDARDS AND SPECIFICATIONS FOR THE Y OF TIGARD.THE CONDITIONS REV_ DATE BY MY • OF APPROVAL FOR THE PROJECT,THE UNIFORM BUILDING CODE APPENDIX. CHAPTER 33 EXCAVATION AND GRADING,AND THE CO COVER SHEET AGREEMENT ALLOWING THE DEVELOPER TO CONSTRUCT PUBLIC IMPROVEMENTS. SEE SPECIFICATIONS PROVIDED. D PLANNER 2. THE EXCAVATOR MUST COMPLY NTH ALL PROVISIONS OF ORS 757.541 TO 757.571, INCLUDING NOTIFICATION OF ALL OF C1.1 EXlS7)NG CONDITIONS PLAN LL OWN DL DESIGN INC. UNDERGROUND FACILITES AT LEAST 48 HOURS.BUT NOT MORE THAN 10 BUSINESS DAYS.BEFORE COMMENCING ANY EXCAVATION. C2.1 TEN TA7TVE PLAT AND SITE PLAN 9045 S. B BLVD., SUITE 101 3 THE CONTRACTOR IS RESPONSIBLE FOR CONTROLLING SEDIMENT TRANSPORT N THE PROJECT UNITS,USING RECOGNIZED PONIARAN D, DRR 97 97219NWTMETHODS FOR EROSION CONTROL AS APPROVED BY THE CITY OF SCARD. C2.2 SW FONNER ST. PROFILE -- CONTACT:5-1679 C3.1 GRADING AND EROSION CONTROL PLAN GARY DARLING. P.E. 4. THE CONTRACTOR IS TO LEAVE THE PROJECT FREE OF DEBRIS AND UNUSED MATERIALS IRON COMPLETION. S. THE CONTRACTOR SHALL COORDINATE THE INSTALLATION OF THE UTLITY SYSTEMS SUCH AS POWER.TELEPHONE.GAS, CABLE TV, C3.2 7REE PRESERVATION PLAN ETC., WITH EACH INDIVIDUAL UTUTY COMPANY,PRIOR TO FINAL INSTALLATION OF THE SYSTEMS C4.1 U7/Ll7Y PLAN 6. TTE ECTOREOCTRNAND SALLUBPRORT� TUTILITY NES AND OTTER PUBLIC UTILITY oLAND SURVEYOR STRUCTURES. THCNTRAO SHALL RESTORE ALPBLICPRPERYTOIS ORIGINAL CONDITION UPON COMPLETION OF WORK. C5.1 OFFSl7E ANALYSIS PLAN W.B. HELLS AND ASSOCIATES, INC 7. TEMPORARY EROSION CONTROL METHODS MUST REMAIN IN PLACE AND BE MAINTAINED UNTIL PERMANENT EROSION CONTROL PROJECT r 4230 NE FREMONT STREET METHODS ARE IN PLACE AND OPERATIONAL NUMBER BEAODi POR7LAND, OR 97213 & ALL AREAS TO RECEIVE FILL SHALL BE STRIPPED OF ALL VEGETATON MD OTHER DELETERIOUS MATERIALS. ALL SUCH MATERIALS 04m Ilpnae PHONE (503) 284-5896 FAX (503) 284-8539 ' SHALL BE REMOVED FROM SITE AT THE CONTRACTOR'S uIrLNSE. I 9. ALL NONMETALLIC SANITARY MID STORM SEWER SERVICE LATERAL PIPING SHALL HAVE MI ELECTRICALLY CONDUCIVE INSULATED e"�' BA SHOWN R 12 GA.GREEN COPPER TRACER 'TIRE THE FULL LENGTH OF THE INSTALLED PPE.a de,.nBy PTB C I V I L ENGINEER 10. NO MATERIAL SUBSTITUTIONS OR DESIGN CHANGES SHALL BE MADE WITHOUT PRIOR PERMISSION OF THE ENGINEER AND THE CITY ENGINEER. D®gan ly. RC DL DESIGN GROUP, INC. a 11. A FULL SET O THE APPROVED PLANS KITH ALL CURRENT REVISIONS AND AMENDMENTS SHALL BE MAINTAINED ON THE SITE AT Cbvvee OF Go • 9045 S.W. BARBUR BLVD., SUITE 101 ALL TIMES DURING CONSTRUCTION. 5 PORT 2 5 OR 97219 12 ALL FILL SHALL BE PLACED IN 12'LIFTS AND SHALL BE COMPACTED TO AASHTO 958 DENSITY. THE CONTRACTOR SHALL EMPLOY (503) 225-1679 /fAX (503)-246-2094 A GEOTECHNICAL ENGINEER TO TEST ALL FILLED LOTS. TEST REPORTS SHALL BE SUBMITTED TO THE CITY AND TO THE ENGINEER. CONTACT: GARY DARLING P.E. PER GEOIFCHICAL ENGINEERING REPORT. 0 1 • • • - wade w toEAC01100111EADOI011 ewe DATE PPR OE 2008 me II acme it ill /0 ! iegi _N • ® i I. rn WW ouu- — CHI «� SW FON ER ST iaVFT4i N'*TRW ,� m � 23 .f $ � x 1 PARCEL 1 \'� J '",Pf :> X _. z N i � i '$1P 7,76 S.F %r' 4 �, y xi #$ e y� N �5 .wino, .. ri 1'1x rn m 1—",, wo sw r i" 0 O % 4V 149 RI M'9'T pi W � f r Lys_ t �N1.u1�ry/O ,,,, � y a R i _ > I Pi v {�� , °'' 1 1 RCE ,,I 2 8SE�- ---�.f ' `3 :3 0 i "" 125.60 —_ , w � �� ARGIL �/ ' " \'Ity 8,4T84,F� 25 -X R -� L i 1 dE2igli N 1 ' ,\. ' ' ---;,/4,,i \''••----7 W.B. WELLS TOPOGRAPHIC SURVEY RE"=.5 Xand a ociates igv FOR -4 ENC�+EERS-SURvEYOR.PLWNERS ...,.-.....tmwtmn.wn. 4230 NE FREMONT STREET o PORTLAND,OREGON 97213 JOSH BEAN ORAAN SW el WEENIE It 1We e/9/26 SCALE: t-.20' PHONE:(503)2ss:lntfA(:15 wells.-B530 11400 SW DONNER ST,LOCATED IN THE NE 1/4$6M1N J,T2S,R1W,WN.,CITY OF MARC, RI OAR;0/9/05 JCS N0: 0e-tn e-mail address:INfc@wbwells.com WASHINGTON COUNTY,OREGON FILE v;\05-1Z)W5-13AS.DNO 1 1 illiA SW FONNER STREET PARTITION ar s s'sr m m p p TIGARD, OREGON -4 An =a c 14 K S p� y V�O N- .T �'"� nl p m b NO8 RI A O5 A 5 1 �Ap • g ; ] g 1 m EXISTING CONDITIONS s , QL, s ,. n BFAWILN°r 13£400(DX10 • SW FONNER ST SW FONNER ST DESIGN GROUP INC. PFACUIG0YI D L INO-LOGO sTAxam - - _ - — a —� - __ - -- - - _. __ _ 9045 SW Barber Blvd. Suite 01 _ Portland,OR 9721 9 ' 27W' • „ _____p16L.a•nn'r __ S - — - _— 1 T.• (503)225-1679 EM5 �. o� ' g 700'DEDICATIONv .� MATd/EXISTING_ - I 107.68' I - _ ._liEB _EQ°- _ _ —_ _ _ _ _ _ -- - ' —�— .5� WSUAL CLEARANCE AREAS d�.t°oP�t�j�o 455 1 I LOT I ALLOT SF l I I 1 .. iii 11 � I o I I 5 1140rER ST. STREET TREES I ; 1 ( 525 LOT 1i � « I i "FIT L __ __I07.67' __ �/ 1___ 1 'l 5�4 --—_ r6.00' 4¢00' l 1 z z -- `\ I1 i 523 521 527 _ \ , 6 z Q l m T 2 1� 493 B i W NN, 8 A�7O666 SF 4\ 522 L 0 T 2 �' I. __ IW- 52o J " 0 2 I I .00'AC j C Z r6'ACCESS AND URLITY EASEMENT I—� I 1 15•AC1 S5 AND UTILITY EASEMENT I AY O Z SCAra r =20 I m �• -- -- 1T8.60' - -- - -- -- --- -- I"' Q • i i 519 f W R W 1 Z > 1 44.56 LOT 3 I 0 d I - LOT a �` I 495 - A-6,475 SFI 1 Z I 494 ��7 1496 W L 51�I90.54 1497 sf' I • i_ _ _ _ ___ __ __ N69 4Db9'6' 17554' - - ___ __ __ TENTATIVE PLAT SITE PLAN �,, DAB SCALE: 1'=20' SCALE: 1"=20" II BY IS'EASEMENT 12'AC 6' 27'ROW 1 II € j I rs' s' s' f � g• ' I AC PROJECT 6 SEC 6E f 1 GRANULAR NUMBER BEADDt g 1 MATCH EXISTING ,/7�� ( /\ �/ [ble: 01l,%108 7 /• E� %� �/� //\/ / /\\ Stab: AS SHOWN a //' '/ //�� // / ///'//'�/�///-/ /// � /�//�/��/%/� /�/��/�/�/�/%/TDesignee By: Da ///�ii�(%1�� /� /��/jam\/% �'j�,/i�/i%/ /i \//:/)�/ ��/%i/%/��%��/ /•�/ /\/\%/\/� .�By GID I SW. FONNER STREET SECTION A-A PRIVATE DRIVE SECTION B-B 4 N.T.S. N.TS. • 1 Lisa I D L Fared J Baanwxnd BVIJOICOC20 DESIGN GROUP INC. BD1001aY10 BDIOOIDX50 9045 SW Barbur Blvd. - ern-tarn ill � ,p - Suite R SW FONNER STREET „w "eO " 101 ew Portland,OR 97219 ' - ^� -*_ - -+_ -___}-- (503)225-1679 v - - - a - - - I 11 f { / 455 ll o l7 u Ii ��'W f ,as 1.D�� / 1 5 I[Darts lzai-oa ( 11 f PP = y+62.25 f 25 -- - l l I Ilf f I I 544 i 523 521 527 I 493 527 A.r s O W 8 . 520I I _i I H LL SW FONNER ST. PLAN I-- 0 1 Cr SCALE 1--30' • z 0 L~tJ w W CC O • - aAr� Prsr94e rxa Nn I- d (n / AT POAO 4 /�Ny d �^ �` J4 -- LL 1 W • 240 - _ W L9 W Z O1. grab!ROAD M6zROIFNFN75 ENO lDAO Mp'ROlAMENi5 _ 0 LJ�� '/-- S7A:2f69.0r STAr4-64.38 _�� - - �, �f� w . v zeo - -- -- I I ��u(( V w e e� w� O,'�pi a m^a a y}a ja in.; ADV. DATE BY N (Ay N a lni VH" Wd Oi q At p� ry 41 (y f 0� le® 2i® 3im 4i® 5.• 64� 74� f f I 1 f Et SW FONNER ST. PROFILE SCALE: Y=30THOR.) 1'=5(VERY.) PROJECT ER BEAM Dare: B1awoe - 521e' AS SHOWN I2 Dw"n By Pre Daeg�ad By. IML a Checked By. GID IP 2 • 2 IMV-UST ] i 1 EROSION CONTROiOTES D 82,40010.Y10 I. OMJER OR DESIGNATED PERSON SHALL BE RESPONSIBLE FOR PROPER INSTALLATION AND MAINTENANCE OF ALL EROSION AND SEDIMENT CON1ROL DESIGN GROUP INC, LT.1NIU.CTO MEASURES IN ACCORDANCE WIN LOCAL STATE.AND FEDERAL REGULA TOM'S ar.40010XE0 1AY5D SW FONNER ST 9045 SW Barber Blvd. BEW0 Y. THE IMPLEMENTATION OF THESE ESC PLANS AND CONSTRUCTION, MAINTENANCE REPLACEMENT,AND UPGRADING OF THESE ESC FACTURES IS �0010 THE RESPONSIBILITY OF THE CONTRACTOR UNTIL ALL COIVSTIWlCnfN OS COMPLETED AND APPROVED BY 774E LOCAL JURISDICTION.AND _ - - - - - -- - Suite 10t • STNITwo VEGETATION/LANDSCAPING 57Mp00 /iAILITY T IS CONTRACTOR TOR THE DEVELOPERR SHALL BE COMPLETED ED FOR APPROVED BY AFTER 774E PROJECT N.APPROVED UNITE THE - --- Portland, 1 97219 LOTS ARE solo. .. ___ (503)225-1679 a �� ___ J. T K BOUNDARIES OF THE CLEARING LIMITS SHORN ON THIS PLAN SHALL BE CLEARLY MARKED M ME FIELD PRIOR TO CONSTRUCTION DURING THE Mord ---- APPIJCCONSTRUCTIONNT/EE TRACTC NO DISTURBANCE BEYOND 774E R CLEARING LINTS SHALL BE PERANT/ED. THE MARKINGS SHALL BE MAINTAINED BY 7774E -- APPLICAN7/COVlAAC7OR FOR ME WRA77ON OF CONSTRUCTION. ---� �� '�� 4. ME ESC FACILITIES SHORN LW THIS PLAN MUST BE CONSTRUCTED IN CONJUNCTION MTH ALL CLEARING AND(WADING ACTR4BES AND IN SUCH A --� ®C _ - — - - -- <7 ' PRO1i MANNER AS TO INSURE THAT SEDIMENT AND SEDIMENT LADEN WATER DOES NOT ENTER THE DRAINAGE SYSTEM.ROADWAYS OR VIOLATE APPLICABLE ___�� _ _.ate�..�� C� - R]I•l `1i WATER STANDARDS - -- �I � �� BTOBAn® w♦;I»fO�0t �5ige, 5. THE ESC FACTURES SHORN ON THIS PLAN ARE M REQUIREMENTS FOR ANTICIPATED SITE CONDITIONS WRING CONSTRUCTION PERIOD, „ .� l' T . CONSTRUCT THESE ESC FACILITIES SHALL BE UPGRADED AS NEEDED FOR UNENPECIED STORM EVENTS AND TO ENSURE THAT SEDIMENT AND SEDIMENT LADEN A♦�:I/� GRAVEL WATER DOEs NOT LEAVE THE SITE 455 - l•• UCRON repS THE EEC FACILITIES SHALL BE INSPECTED DAILY BY THE APPLICANT • ENTRANCE PER FUNCTIONING /CYINTRICTOP AND MAINTAINED AS NECESSARY ro ENSURE THEIR CONTINUED Z '..r'. /H/ t'I aolt 7. AT NO TIME SHALL SEDIMENT BE ALLOWED TO ACCUMULATE MORE THEN 1/3 THE BARRIER HEK7TT. ALL CATCH BASINS AND CONVEYANCE LINES �� .f SHALL RE CLEANED PRIOR TO PAVING 174E CLEANING OPERATIONS SHALL NOT FLUSH SEDIMENT-LADEN WATER INTO THE DORNSTREAM SYSTEM. IL STABILIZED GRAVEL ENTRANCES SHALL BE INSTALLED A7 THE BEGINNING OF CONSTRUCTION AND MAINTAINED FOR TILE DURATION OF THE PROECT. x—/ 5 T FENNER ST dry ADDITIONAL MEASURES MAY BE REWIRED TO INSURE THAT ALL PAVED AREAS ARE KEPT CLEAN FOR ME DURATION OF TILE PROECT. 9. STORY GRAN INLETS,BASINS AND AREA DRAINS SHALL BE PROTECTED UNTIL PAVEMENT SURFACES ARE COMPLETED AND/LW VEGETATION IS LOT 1 �/ I I • RE-ESTABLISHED. 5� Z 10. PAVEMENT SURFACES AND VEGETATION ARE TO BE PLACED AS RAPIDLY AS POSSIBLE. z q NSTALLgek If. SEEDING&TALL BE PERFORMED NO LATER THAN SEPTEMBER I FOR EAOH PHASE OF COVSTRUCRCN. ___ SEDIMENT FENCE ® '�7 F�R1 M Z IL 12. IF MERE ARE RE LAND OR SOILS NOT FULLY ESTABLISHED FROM OCTOBER]PLANNING APRIL 3D THE NET MEAD/ER EROSION PREVENTION _ `f O MEASURES MIL BEN EFFECT SEE EROSION PREVENTION AND SEDIMENT CONTROL PLANNNG AND DESIGN MANUAL(CHAPTER 4)FOR REQUIREMENTS 5F__ �. J 13 THE DEVELOPER SHALL REMOVED ESC MEASURES RHEN VEGETATION L5 FULLY ESTABLISHED. .7 O - lour CC 493 E I-- .e 11- " ,111111 T „ OITCN FLOW r.522 LOT = M < z 0 App LCV I, �L �Y O W 20' f0' 0 20' - 0 U ��''l; 520 r� I gip VJ n �': W SCALE: 1'=20' fY SECTION A-A 0 O z— DITCH INLET _ __ L U ci AREA DRAIN X 0 XI • W II" Q y Z MAY BE USED SHORT TERM W 4yg1 519 z W/UTILITY WORK AND W/ • Z PHASING OF DEVELOPMENT A I • A �Z _� ) L':' FLOW O Oz 46SD L O IIIIIII 495 Z ILIII • Ii14.. Y 494 496 7(n Q i1u =' nu1,)" PLAN s \- �� ,de, < ,o. M 51. I z�r .virM — "-- — 497 U CATCH BASIN �-- --'-- - - - t TEMP. 810—BAGS C3.1 N.T.S. REV. DATE BY FILTER FABRIC MATERIAL FLIER USE SRiO12 D LOOPS GRADING AND EROSION CONTROL PLAN 36'WIDE VIGILS FABRIC OVER 2-42'z POSTS MATERIAL SCALE: T•-TO• e b O O •H _ I ' iV I- I 6'(MAXIMUM SPACING) I 'I `/_� Rp 14, `�' / 4T4yz • ^' I FRONT VIEW SIDE VIEW . o"..': ._- .... PROJECT g // . ..1...;sz. - NUMBER BEA001 g FENCE BO ASSURE ODDS TRAPPED •I/%/ILLS= ' , AA J v�'��a"'s'�:n.: Deb O1M0N6-. 8 O �5 MIN. .J L.-• _. 1 Scale: AS SHOWN R ,- U CLEAN FIT RUN OR 2'-MINUS GRAVEL 'Is \" NOTES: K C E, 1. BURY OOTTOM OF FILTER FABRIC 6- RRO'RV I-� daenM PTB 3 INTERLOCKED VERTICALLY BELOW FINISHED GRADE. SIBGRADE REINFORCEMENT .�P CEOTEXTILE,AS REQUIRED $4,AP Designed By. 2'x 2'POSTS 2.FENCE FIR,PINE OR STEEL B. W MIL AND ATTACH POSTS. DEPTH Checked By GID • 8 3.STITCHED LOOPS TO BE INSTALLED g DOVMHILL SIDE OF SLOPE. S TOP VIEW 4.COMPACT ALL AREAS OF FILTER FABRIC .20'W.FOR SINGLE FAMILY AND DUPLEX RESIDENTIAL TRENCH. 191 SEDIMENT FENCE GRAVEL ENTRANCE C3 . 1 N.T.S. C.3.1 N.T.S. - LHw4:1-- . • DL PaapN:1 liarakatl "Iem. Brwoorwro moot um DESIGNGROUP LLMp70.00 am-eav 9045 SW Barber Blvd. srswPeo _ Suite 101 . u.d.n.e Portland,OR 97219 (503)225-1679 6 sw P '---- o@6m '1RY L D�� • SW FONNER ST I EXPIRES rs.16M II ! Z 455 • I I 0 LOT 1 I Z I TREE PRESERVATION LEGEND 1-- N .��rry�E1� 11,E SW 20" 10' 0 20' +•::/ FCWNER ST I Z EXIST IC TREE TO BE REuolfo ^ O IL� � IN1�, %44,0 A I , I 0 SSE: = O 5 I I I �{mo�}} I— 0 F= Z4,X EX/SRNO 7REE TO HE BROIL-CIE° Q I I IX p > 023 Folit 527 527 \ 1 i lY W • • g 3 1 TREE TABLE LiI 1- (nY I NO 7RUNR 92E T)PE .DRIP z l.L. 522 LOT 2 I 8. R 40' L0 w 493 6" rCilf R 15• 493 /7' tl000U5 15' JF • 496 21' CONIFER 40• H I 495 31" CONIFER 40' 496 25' CONIFERO 40 rn lie 497 15732' CONIFER 40' 1�11 • I 516 59 CONIFER IS' —— —— —_——I 519 11" CONI EOUS 30" 520 79" CONFER 30• 521 16' CONIFER 20' —— 522 79" CONIFER 30• ( I 523 17" CONIFER 20' 524 45" CONIFER 40' 525 6- ' CONIFER 15' 526 9" DECIDUOUS 20• 5'9LOT 3 527 9%9" DECIDUOUS 20' ��-////��11k REV. E BY I 46.50 WE 4 Ili t ( IMMIMMMMMii6Mr 7 SPARE 1 1 x PROJECT g NUMBER BEA001 1R 6g Dew 01138 R AS SHOWN a Dunn.By. BIBP 3 y 0ee4eb Br ew 5• Checked fly can 6 . $ TREE PRESERVATION PLAN } SCALE1.-20' G3 . 2 V ".isr • D L Is_ , Rewired • �°' '° S W FONNER S T ,,°,5° DESIGN GROUP INC. PUBLIC STORM O 9045 SW Barbur Blvd. -STMfl F - Suite 101 ua.sar... _ ----- -- Portland,w — ---- w — -:w,. • ,. W ■ 5-1679 w 24" WATERLINE E — —_— w —_. w w 8" WATERLINE w Auto 0.0.EOPROLt, switj L D.F• EXISTING — c.< _a � .EIER / � ' � I PRIVATE CATCH �— 7U BE WATERM BASIN RELOCATED r ' / — —- DISCHARGE - ___ �s I HOUSE TING SRh;Y.E R : Mil INTO DOSING I ° • �� GralB,+sN � J i .':..:..::-.. t I I 455 I . L0l 7 z 0 I , ii � ro sT.fs of ,o I 5�''P 11400 SW Id I.,-.--:( Z z FONNER ST. • a wii / . 1— C7 LEGEND J � 5 EXISTING SAN. LINE I 5L 5 : I V I Q J_ W Lux EL 1 COSMIC WATER. LAVE I . (, '--1 . MI EXISTING WATERHYDRANT I I U-I5 :I • c▪ i 4 ^�, . Z MI EXISTING WATER YEIER ■ PROPOSED STORM LINE __ __ • __ __ . O — -$ PROPOSED SAN LINE PRIVATE 1 LATERALS I. PROPOSED STORM MANHOLE 524 • lL El PROPOSED CATCH BASIN d PROPOSED WATER A,EIER 1 � -- - - W PROPOSED WATER. LINE I I � 523 521 527 : ■ 493 : 1 I • REV DATE BY I • 522 L0T 2 1 . 1 . 5201 : `� I I . 1 `� a I I ■ PROJECT I NUMBER BEA001 I . D�a: D1/J011B Soak AS SHOWN — : g I D.Mcke.J By GIO • a UTILITY PLAN !/A�1t. jf SCALE: I•=IO• -1' . 1 a PRE - APPLICATION CONFERENCE NOTES • • CITY OF TIGARD 111 PRE-APPLICATION CONFERENCE NOTES TIGARD (Pre-Application Meeting Notes are Valid for Six (6) Months) [PRE-APP.MTG.DATE: 30 —o 7 STAFF AT PRE-APP.: OK/ 14444...446 RESIDENTIAL APPLICANT: Planning Resources AGENT: Liz Eddleman Phone: 503-684-1020 Phone: PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 11400 SW Fonner Street TAX MAP(S)/LOT#(S): 2S103AC-02200 NECESSARY APPLICATIONS: Minor Land Partition (MLP) •ROPOSAL DESCRIPTION: 3 lot partition COMPREHENSIVE PLAN MAP DESIGNATION: Low Density Residential ZONING MAP DESIGNATION: R-4.5 IONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.510 l MINIMUM LOT SIZE: 7,500 sq. ft. Average Min. lot width: 50 ft. Max. building height: 30 ft. Setbacks: Front 20 ft. Side 5 ft. Rear 15 ft. Corner 15 ft. from street. MAXIMUM SITE COVERAGE: _% Minimum landscaped or natural vegetation area:_%. GARAGES: 20 ft. I NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. • * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Applicator/Planning Division Sedan El NARRATIVE [Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason trill consider an application incomplete and delay review of the proposal. The applicant should revie the code for applicable criteria. ® IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ® ACCESS [Refor to Chapters 18.105 and 18.795) Minimum number of accesses: 1 Minimum access width: 15 feet . Minimum pavement width: 10 feet . ❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.705) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. ® RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.715)-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s)from the gross site area: All sensitive lands areas including: ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq.ft. of gross site area 43,560 sq.ft. of gross site area 8,712 so.ft. (20%)for public right-of-way 6,534 so.ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3,050 (minimum tot area) 3.050(minimum lot area) • 11A Units Per Acre = 12.1 Units Per Acre *The Development Code requires that toe net site area exist for the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. *Minimum Protect Density is 00%et tile maximum allowed density.TO DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.$. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Application/Planning Division Section N SPECIAL SETBACKS [Refer to Code Section 18.7301 STREETS: feet from the centerline of FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. . ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'setback requirements.] M FLAG LOT BUILDING HEIGHT PROVISIONS [Refer to Code Chapter 18.7301 MAXIMUM HEIGHT OF 1'/2 STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. H BUFFERING AND SCREENING [Refer to Code Chapter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by • vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING [Refer to Code Chapters 18.745,18.765 and 18.7051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. RECYCLING [Refer to Code Chapter 18.7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE • SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Pride Disposal can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential ApplicationlPlanning Division Section ® PARKING [Refer to Code Chapters 18.765 a 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. D. Single-family Requires: One 1 off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. • ➢ Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS [Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. I J SENSITIVE LANDS [Refer to Code Chapter 18.7151 • The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. I STEEP SLOPES [Refer to Code Section 18.775.010.Cl When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CLEANWATER SERVICES[CWS) BUFFER STANDARDS [Refer to CWS Ra0 07-201USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: • The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section TABLE 3.1 VEGETATED CORRIDOR WIDTHS • SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION 8 ORDER 07-20 • SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA' CORRIDOR PER SIDE2 • Streams with intermittent flow draining: <25% • 10 to <50 acres 15 feet 0 >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 0 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine(break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine; 'Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 1 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the CWS R&O 07-20 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. ❑ SIGNS Meier to Code Chapter 18.780) - SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. aTREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.190.030.C.1 A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Application/Planning Division Section THE TREE PLAN SHALL INCLUDE the following: • ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- ' inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches ire caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. ® MITIGATION (Refer to Code Section 18.790.060.E l REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. ® CLEAR VISION AREA [Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Application/Planning Division Section 110 ® FUTURE STREET PLAN AND EXTENSION OF STREETS [Refer to Code Section 1-0.030.E1 A FUTURE STREET PLAN shall: > Be filed by the applicant in conjunction with an application for a subdivision or partition. The • plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. > Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ® ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. ® BLOCKS [Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. • CODE CHAPTERS ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.760(Nonconforming Situations) El 18.340(Director's Interpretation) ❑ 18.630(Washington Square Regional Center) El 18.765(Off-Street Parking/Loading Requirements) ❑ 18.350(Planned Development) Ti 18.640(Durham Quany Design Standards) El 18.775(Sensitive Lands Review) ❑ 18.360(Site Development Review) ® 18.705(Arress/Egress/Circulation) ❑ 18.780(Signs) 0 18.370(Variances/Adjustments) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.380(Zoning Map/Text Amendments) El 18.715(Density Computations) ® 18.790(Tree Removal) ❑ 18.385(Miscellaneous Permits) ❑ 18.720(Design Compatibility Standards) El 18.795(Visual Clearance Areas) ❑ 18.390(Decision Making Procedures/Impact Study) ❑ 18.725(Environmental Performance Standards) El 18.810 18.798(Wireless Communication Facilities) Ell� ❑ 18.410(Lot Line Adjustments) 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) El 18.420(Land Partitions) ❑ 18.740(Historic Overlay) El 18.430(Subdivisions) ❑ 18.742(Home Occupation Permits) El 18.510(Residential Zoning Districts) Ei 18.745(Landscaping&Screening Standards) 0 18.520(Commercial Zoning Districts) 0 18.750(Manufactured/Mobil Home Regulations) 0 18.530(Industrial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) • CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application/Planning Division Section • • ADDITIONAL CONCERNS OR COMMENTS: Provide a narrative that states facts to show how the criteria are met. Referring to the plan does not meet the criterion. Narratives that do not provide facts are considered incomplete and will prolong them." review process. Density Calculations: Gross Square Footage 28,214 (ROW dedication) 882 Net Square Footage 27,332 divided by min. lot size 7,500 = 3.6 max and 2.9 min The four criteria under 18.730.020 — Flag Lots— must be addressed. Screening is required along the accessway if within 10 feet of the properties to the west. Address future street plan and block lengths. If not possible to make connections, then state why. • PROCEDURE Administrative Staff Review. ❑ Public hearing before the Land Use Hearings Officer. ❑ Public hearing before the Planning Commission. ❑ Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One, 81/z" x 11" map of a proposed project shall also be submitted for attachment to the staff report or administrative decision. Applications with unfolded maps shall not be accepted. • The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential Application/Planning Division Section The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard Hearing's Officer . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION [County Surveyor's Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. • Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It Is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: Cheryl Caines CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 FAX: 503-684-7297 DIRECT: 503-718- 2437 EMAIL: cherylc @tigard-orgov TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE) • INTERNETADDRESS: www.tigard-or.gov H:Ipattylmasters\Pre-App Notes Residential.doc Updated: 12-Feb-07 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential ApplicationfPlanning Division Section --r • • PRE-APPLICATION CONFERENCE NOTES 1111 , TIGARD ➢ ENGINEERING SECTION < City of Tigard,Oregon Community(Denefapment Shaping A Better Community PUBLIC FACILITIES Tax Mats): 2S103AC Tax Lot[sl: 2200 Use Me: MLP The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. • Approval of a development application for this site will require right-of-way dedication for: ® SW Fonner Street to 27 feet from centerline (NR w/o bike lanes) ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: ® Half street improvements will be necessary along SW Fonner Street, to include: ® 16 feet of pavement from centerline ® concrete curb Z storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC • ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: CITY OF TIGARD Pre-Application Conference Notes Page 1 el 6 Engineering ligament Section • • ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ s• torm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ s• treet signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: I I street improvements will be necessary along SW , to include: feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. • I-f Other: I I street improvements will be necessary along SW , to include: I feet of pavement ❑ concrete curb storm sewers and other underground utilities LI -foot concrete sidewalk n street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. n Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement concrete curb ❑ storm sewers and other underground utilities • ❑ -foot concrete sidewalk I I street trees U street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIPJIND Pre-Application Conference Notes Page 2 el 6 !nglneering gegartment Section Li Other: • . Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not curren practical, the improvements may be deferred. In such cases, a condition of development approva may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Fonner Street. Prior to issuance of building permits, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: • The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Fonner Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide separate connections for each parcel. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: John Dalby, (503) 356-4723] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: • All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm CITY OFTIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section drainage plan for the site, ariOnay be required to prepare a subin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. The storm water runoff must be collected and discharged to an approved public system. • A fee-in-lieu of detention may be allowed. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ❑ Construction of an on-site water quality facility. ® Payment of the fee in-lieu. 1) The applicant must submit a storm drainage plan with their application that shows how they will prate storm drainage to an approved public system for all three parcels. 2) ovide preliminary sight distance for shared driveway. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. Pay the TIF. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited • circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering geganmeotSection • • PERMITS • Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that i permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantiall' complete and a mylar copy of the recorded plat has been returned by the applicant to the Cit . For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Secpen Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. I GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: 8-30-6 7 ENGINEERING DEPARTMENT STAF DATE Phone: 15031639-4171 Fax: 15031624-0752 document2 Revised: September 2,2003 • CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section • CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES �onzn;°tty0rcefop®erzt . (Pre-Application Meeting Notes are Valid for Six (6) Months) Sh°Ym931Bett¢tevmmun{ty PRE-APP.MTG.DATE: (6 C�, /Z I0 STAFF AT PRE-APP.: 't IV( ',n_IS __ RESIDENTIAL APPLICANT: keti '-ramit. ) L(t,s F AGENT: Phone:{5o ) 6ro- -101O Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: VE.0 N Ljov 5u/ vti if- S.f". TAX MAP(S)/LOT #(S): 25 i ci3/f-L 17-zTod l NECESSARY APPLICATIONS: Mi-P PROPOSAL DESCRIPTION: 7 tot cpc,-4,17 on iiip COMPREHENSIVE PLAN MAP DESIGNATION: L�w .L r^P.S i w ell zv ne ZONING MAP DESIGNATION: h t'(•Ci ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 5i0 I MINIMUM LOT SIZE: 47,4:xL sq. ft. Average Min. lot width: 50 ft. Max. building height: ft. Setbacks: Front 20 ft. Side S ft. Rear /Si ft. Corner /S ft. from street. MAXIMUM SITE COVERAGE: ' % Minimum landscaped or natural vegetation area: %. GARAGES: 'Z-O ft. I I NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED. PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2).weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. • * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential ApplicalloniPlanning Division Section • • [(NARRATIVE [Refer to Code Chapter18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. Ii71 IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ACCESS [Refer to Chapters 18.705 and 18.165) Minimum number of accesses: (Xic'U.id..((c'p val/ Minimum access width: Minimum pavement width: � '-al,(to pa.✓44) Li WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. Eld RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715)-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: 2,g, 3P11 t rvsi5 ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; j 0q fiu.✓L 'oe 4-04 ➢ Drainageways; and 16 ? C{ Le.2.5- as )°,. Oia ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. -� Public right-of-way dedication: --Z 10'5.7 ➢ Single-family allocate 20% of gross acres for public facilities; or ' ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. 7 Me./X 2 at ., EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq.ft. of gross site area 8,712 sq. ft. (20%)for public right-of-way 6,534 sq.ft. (15%) for public right-of-waY NET: 34,848 square feet HET: 37,026 square feet • = 3.050�minimum lot area) _11A Units Per Acre 3,050 (minimum lot ire 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit NO ROUNDING UP IS PERMITTED. *Minimum Project Density is 8O%of the maximum allowed density.TO DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Application/Planning Division Section t SPECIAL SETBACKS (Refer to Me Section 18.7301 ➢ STREETS: feet from the centerline of FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. )r, ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'setback requirements.) FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730) MAXIMUM HEIGHT OF 1%2 STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. p,U r 5 4U, votrol BUFFERING AND SCREENING (Refer to Code Chapter18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by • vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: f}rweAva, LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.7051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE • SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Application/Planning Division Section • PARKING [Refer to Code Chaps 18.765 a18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. • ➢ Single-family Requires: Dae.. 1) off-street oarkina space.ueLdwellins unit and One (1) space per unit less than 500 square eef t. ➢ Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS (Refer to Code Section 18.1651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. el SENSITIVE LANDS (Refer to Code Chapter 18.775) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. rl STEEP SLOPES (Refer to Code Section 18.775.070.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. LEANWATER SERVICES(CWS) BUFFER STANDARDS (Refer to R&0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. • Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section • MIABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION a ORDER 96-44 • SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF-VEGETATED TO SENSITIVE AREA ' _ COE�RIDQRP�RSIDEZ • • Streams with intermittent flow draining: <25% 0 10 to <50 acres 15 feet 0 >50 to <100 acres 25 feet • • Existing or created wetlands <0.5 acre - 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet ♦ Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 11 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine(break in • Natural lakes and ponds <25%slope),add 35 feet past the top of ravine3 •1Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a staffing point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor Is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to • feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. • CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. ❑ SIGNS Meter to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. r77 TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.0 IA TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Appication/Planning Division Section • THE TREE PLAN SHALL ItLUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- • inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be �( replaced according to Section 18.790.060.D. [VI MITIGATION [Beier to Code Section 18.790.060.EJ REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. • ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the- tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AIIEA [Beier to Code Chapter 18.195) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential AppficafiordPlanning Division Section • [FUTURE STREET PLAN AND El(TEN OF STREETS [Beier to Code Section 18.810.0301.1 A FUTURE STREET PLAN shall: III ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. Z-ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2% TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/z times the minimum lot size of the applicable zoning district. VBLOCKS (Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. • CODE CHAPTERS / 18.330(Conditional Use) ` 18.620(Tigard Triangle Design Standards) t, 18.765(Off-Street Parking/Loading Requirements) _ 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) 18.350(Planned Development) V 18.705(Access/Egress/Circulation) _ 18.780(signs) 18.360(site Development Review) 77 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) i 18.715(Density Computations) t///i� Removal)18.790(Tree 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) _AL_ 18.795(Visual Clearance Areas) /18.385(Miscellaneous Permits) r18.725(Environmental Performance Standards) // 18.798(Wireless Communication Facilities) ..Z 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) `~/ 18.810(Street&Utility Improvement Standards) /18.410(Lot Line Adjustments) 18.740(Historic Overlay) _ 18.420(Land Partitions) /18.742(Home Occupation Permits) /18.430(Subdivisions) ✓ 18.745(Landscaping&Screening Standards) V 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) _ 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) • CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application/Planning Division Section • ADDITIONAL CONCERNS OR COMMEN. s ✓ Lc ctk"t 6 u/W y yf��i�wi✓r-0 [ �Wlt � .,t0o ce,hw? �C✓�.* : yl 1 / l • • • • PROCEDURE/ V Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One 8 ' x 11" map of a proposed project shall also be submitted for attachment to the staff' '/2 report or administrative decision. Applications with unfolded maps shall not be accepted. • The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential Application/Planning Division Section • ' The administrative decisioior public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or 1110 protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeaLperiod folio all land use decisions. An appeal on this matter would be heard by the Tigard VtUA-ftn I. c4 follows, all . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-8884) PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: fa:e,n -4ICc- CITY OF TIG RD PLANNING Dt91SI0N - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 FAX 503-684-7297 • EMAIL (staffs first namei@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.elligard.or.us il 11\\pattylmasters\Pre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section: preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION \ ComnnofTigar ,Ornpment Shaping Better Community PUBLIC FACILITIES Tax Map's): 2S10311C Tax Lottsl: 2200 Use Type: MLP The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a protection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. • Approval of a development application for this site will require right-of-way dedication for: ® SW Fonner Street to 27 feet from centerline SW to feet ❑ SW to feet SW to feet Street improvements: ® Half street improvements will be necessary along SW Fonner Street, to include: ® 16 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section • • ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb LI storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. • ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities I I -foot concrete sidewalk ❑ street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. I Other: street improvements will be necessary along SW , to include: feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities • ❑ foot concrete sidewalk street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section n Other: • Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) Fonner Street- The applicant must request this and the City Engineer may or may not approve the request. (2.) Overhead Utility Lines: Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Fonner Street. Prior to final plat approval, the applicant shall either place these utilities underground, • or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Fonner Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide separate connections for each parcel. rqx_ Water Supply: C.39-ty'7l The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section ' Storm Sewer Improvements:. • All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A fee-in-lieu of on-site detention will be allowed. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: Construction of an on-site water quality facility. Payment of the fee in-lieu. 41111 Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible, 1) The applicant must submit a storm drainage plan with their application that shows how they will provide storm drainage to an approved public system for all three parcels. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. CITY OFTIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section Pay the TIE. EMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This .4 permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section • • Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. 410 GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: 7 2 2--05 ENGINEERIN DEPARTMENT STAFF DATE 1111/ Phone: [5031639-4171 Fax: [5031624-0752 document2 Revised: September 2,2003 1• CITY OF TIGARD Pre-Application Conference Notes Page 6 of 5 Engineering Department Section ADDITIONAL DOCUMENTS 2/10/2009 '1 I CITY OF TIGARD 1:58:06PM r 13125 SW Hall Blvd. i I:,,\i<i 1 Tigard,OR 97223 (503)639-4171 Conditions Associated With Case#: MLP2008-00004 Project Name: BEAN PARTITION CURRENT I STATUS I UPDATED # DESCRIPTION STATUS* DATE BY DATE BY 1 OBTAIN TREE REMOVAL PERMIT N CAC 7/10/2008 MSB 1. Prior to site work the applicant shall obtain a Type 1 Tree Removal Permit for tree#519. 2 TREE#454 RETAINED M 2/10/2009 CAC 2/10/2009 TEP 2. During the PFI permit review the applicant shall work with the Project Arborist,Project Engineer,and City Staff to research measures to retain tree#454-Western Red Cedar. 3 REV GRADING&TREE PROT PLANS M 2/10/2009 CAC 2/10/2009 TEP 3. Prior to site work the applicant shall submit revised plans(grading plan and tree protection plan)to the City Arborist for review and approval showing the location of the required tree protection fencing(6-foot metal),tree protection specifications, and tree protection zone dimensions to scale in accordance with the Project Arborist's report. 4 ESTABLISH TPZ N CAC 7/23/2008 MSB 4. Prior to site work,the applicant shall position fencing as directed by the project arborist to protect the trees to be retained. All trees to be retained shall be protected with six(6)foot high metal fences,per the arborist protection plan. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan,or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 5 NO WORK WITHIN TPZ W/O APPROVAL N CAC 7/23/2008 MSB 5. If work is required within an established tree protection zone,the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. This note shall be included on the Tree Protection Plan. 6 BI-WKLY ARBORIST REPORTS N CAC 7/23/2008 MSB 6. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist,at least once every two weeks,as the Project Arborist monitors the construction activities from initial tree protection zone(TPZ)fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing,determine if any changes occurred to the TPZ,and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced,then the Project Arborist shall certify that the construction activities did not adversely impact the overall,long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals,and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor,the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist 7 MITIGATE FOR TREES OR PAY FEE N CAC 7/23/2008 MSB 7. Prior to issuance of building permits or tree planting,whichever is first,the applicant shall submit a mitigation plan for 67 tree inches to the City Arborist for review and approval. Mitigation can be accomplished by either planting 67 caliper inches worth of trees,paying S8,375.00(67 inches x$125 per caliper inch),or any combination thereof. If a mitigation planting proposal is submitted,it needs to have a signature of approval from the project arborist certifying that it meets the requirements of 18.790.060D and that the species and placement of mitigation trees has been reasonably calculated to provide for their growth to maturity.The mitigation proposal shall show the species,location,and spacing of mitigation trees in relation to buildings,infrastructure,existing trees,street trees,and each other. 8 SUBMIT CASH ASSURANCE N CAC 7/23/2008 MSB 8. Prior to site work,the applicant shall submit a cash assurance(letter of credit or cash deposit)for the equivalent value of mitigation required.Mitigation is calculated at$125.00 per caliper inch(67 inches x$125 =$8,375). Any trees successfully planted on or off site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D,will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. After the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per CaseConditions.tpt Page 1 of 4 RECEIVED r r 92015 l l"1'Y Oi 1'iI;AKU 4.4 i° BUILDING DIVISION ROB CROUCH COMMUNITY TREE CONSULTANT 3026 N.E. Holladay Street, Portland,Oregon 97232 503-8053603•Rob@robcrouchcommunitytree.com December 8, 2015 City of Tigard Planning Dept. Re: 11430 SW Fonner Permit # MST2015-00187 To whom it might concern: Per Mr. Hartung request, I have visited the site located at 11430 SW Fonner, Tigard Oregon. The tree protection fencing has been installed according to the site plan. I have attached a picture of the tree protection fencing for your record. I will be visiting the site bi-monthly to inspect the tree and tree protection fencing. Please call, if you have any questions. Sincerely, Rob Crouch ISA certified Arborist PN-0366A ISA Certified Tree Risk Assessor CTRA#1570 4 Ul ere.-1--5 dori d;41' on as 5.4-,.s-e I- T c LS LANDSCAPES RECEIVED UNLIMITED DEC 0 7 2015 Josh Bean CITY OF TIGARD 11400 SW Fonner St PLANNING/ENGINEERING Tigard, OR 97223 Email: jbean@dougbean.com RE: Tree Installation Dear Josh: Thank you for giving Landscapes Unlimited the opportunity to be of service to you. The following is a proposal for the job located above, per your request. PROPOSAL Option #1 - Install (4) 2"Caliper Trident Maples along Fonner - Install (4) 2"Caliper Marshall Seedless Green Ash within lots per plan - Amend soil and install proper staking - Plants installed in areas without automated irrigation are not guaranteed or carry any warranty Price: $2460.00 Option #2- Install trees in two phases Phase #1 - Install (4) 2" Caliper Trident Maples along Fonner - Amend soil and install proper staking - Plants installed in areas without automated irrigation are not guaranteed or carry any warranty Price for phase#1: $1550.00 Phase#2 - Install (4) 2"caliper Marshall Seedless Green Ash - Amend soil and install proper staking - Plants installed in areas without automated irrigation are not guaranteed or carry any warranty Price for phase#2: $1350.00 Residential and Commercial Spraying•Fertilizing•Pruning•Landscape Installation•Landscape Maintenance•Consultation Landscape Contractor #9058•Chemical Application#1019037•Insured P.O. Box 7340•Aloha, OR 97007•503-635-3165•Fax 503-635-1549 E-mail:info©landscapesunlimitedllc.com 11400 SW Fonner Page2 This proposal is subject to State lien law requirements. This agreement can be canceled by either party prior to the beginning of the project. This proposal may be altered by either party with a mutual agreement, documented and signed change order. PROPOSAL GOOD FOR 90 DAYS AFTER DATE OF ESTIMATE WE PROPOSE herby to furnish material and labor - complete in accordance with the above specifications. AS REQUIRED BY LAW, an Information Notice to Owner about Construction Liens and Consumer Protection Notice are enclosed with this proposal. By signing this proposal, you are acknowledging receipt of these Notices. ACCEPTANCE OF PROPOSAL - The above prices, specifications and conditions are satisfactory and are hereby accepted. You are authorized to do the work as specified. Payment will be made as outlined above LANDSCAPES UNLIMITED LLC is not responsible for damage due to animals, vandalism, and inclement weather. LANDSCAPES UNLMITED LLC reserves the right to cancel at any time under same conditions as the client. LANDSCAPES UNLIMITED SIGNATURE DATE CUSTOMER SIGNATURE DATE To accept this proposal/contract, please sign and return one of the copies to our office. If you have any further questions, please feel free to call me at 503-793-1027. Sincerely, Corey Nasewytewa, Owner Landscapes Unlimited LLC Certified Arborist by the International Society of Arboriculture, #PN-6369A OR Landscape Construction Professional #15429 ( - 1 (. EI • ED STREET CONSTRUCTION NOTES: DEC 072015 aLTY of WORK AAND M NOTE SPECIFICATIONS, STANDARDS,AND PUNBLC WORKS CODE. R TGARO CONTRACTOR TO COORDINATE INSTALLATION OF O MAILBOX AND REMOVALHOFE STNOWTHUs.P.s.TMaRO) CITY Oi=TIC' 2, THE DEVELOPER SHALL INSTALL STREET LIGHTS PER THE CITY APPROVED Q NEW MAEBO%TO HAVE THREE SEPARATE LOCKING I aARD P.G.E. LIGHTING PLAN. REFER TO UTILITY PLAN. PRIVATE LIGHTS SHALL BE METERED MAIL COMPARTMExrs /q PLANNING/ENGiPvEERING SEPARATELY FROM THE PUBLIC STREET LIGHTS. ELECTRICAL INSPECTION REQUIRED. T/L l L OO I T/L 5000 - 3.A PRE-CONSTRUCTION MEETING IS REQUIRED; CALL (839-4171), FOR A TIME AND T/L 6300 I PLACE. NOTIFY THE CITY INSPECTOR, 24 HOURS PRIOR TO COMMENCING WORK. T/Lq I F� SOD POUR B'WIDE PRIM FONNER ST. _ _ 4. THE CONTRACTOR SHALL NOTIFY ALL UTILITY COMPANIES FOR FIELD LOCATIONS IN 1 100 I NOTE:UPGRADE EXISTING e•cDINc.PAD ACROSS 'D'BD SHARED OWN _ - - - "- COMPLIANCE WITH CURRENT OREGON REVISED STATUTES. LAMP TO MOW.Wd T.C.2429I _ _ _____ _ _ MAP 2S 1 03BD I I L PLANTERF s- , „-� r ��I 5 A C TREE CUTTING PERMIT IS REQUIRED FOR THE ENTIRE SITE. ( I _ ERMT. M+E PVM1.- y�y, N39.TBlY Ri.ENO CUR86G R / 1 '- 7.00 T/L 10500 _ L _ - _ _ _ _ = J -r IL J I V �6o xI - . / - BECN TBMR.E.xms ...,...1_,.. - r 6 - 1 -1 6 WORK HOURS SHALL BE RESTRICTED TO THE FOLLOWING SCHEDULE: BETWEEN _"Y_ - __ / P jf -Q- - s- _ Y_ _ - -+r 7-AM AND 9-PM MONDA THROUGH FRIDAY BETWEEN 8-AM TO 9-PM SATURDAY OR (CITY OF TIGARD) �- 73 9D y \ 1 1 - I I -- 9-AM TO 9-PM SUNDRY(NO WORK IS PERMITTED DURING THE HOURS OF ®- - Ex ASN.60X I „,,..„ ._ I n_I-+- LJ DARKNESS) KA i� -r 2+�` s 7F A'Rr ,E • m - =-s T. _ z *J_-- ----___ . --� /// 8 BEGNAITrr - °R e�EF ��ym a N--_._.'��rT��l O� __ -r r=gym-'F 4`--_-_---_ SEWER. WATER SUPPL.SIDEWAL. _ 7. IN ADDITION TO THE EASEMENTS SHOWN.ALL FRONT AND REAR LOT UNES _ �4- -IN IN MEJ�eIN N.�F� I -� ADJACENT TO A PUBLIC OR PRIVATE ROADWAY SWILL BE SUBJECT TO A 8.00 FOOT F OT,pRJFte:6•A HIV_'- -�--�, *, HOSES I.3 AT. WIDE EASEMENT FOR STORM DRAINAGE, SANITARY Y K / $ -�I L r'�1ET��11/� -,ElI SVA B AND OTHER PUBLIC AND PRIVATE UIILTDES. / �'� FOG UNE SiRF11M Rr+ NEWRr W. J9x.I 18V RI, • ' II EW.DaDEa FOG NEEIRFNfi I _ cDNBr Ix WIDE EG aa2les) B.A PRIVATE EASEMENT,AS SHOWN, FOR MAINTENANCE PURPOSES SHALL EXIST 8 �- EXIST.FM 3G0,MSRT BTT GE'DM'P➢P I7- LdI3TR CT SAW&tftRMA� g9 1 I/I / THYDRANT TO y TMNU TAPER OVER THE PRIVATE SHARED DRIVEWAY FOR SANITARY SEWER, STORM DRAINAGE, I 3MD.IBARr BEOf•H1x6W prvnnrA /L " CCBO50WTIH96'0F5•WcI RENDS,ADJUSr ENO TAPE B.W,N1.25 AN I,1amTax.B RT', x-P v TOT AWSARRE CB AT FRNER WATER SUPPLY AND OTHER PUBLIC AND PRIVATE UFILfnES. MAP 2S 1 03BD F MI / TO NEW FQI E BEC,IN CIDR cs ..u.,ct ppmcFTEANT.TREE I 9.Al UTILITIES SHALL BE UNDERGROUND. rq / BGUTTER Cp,,NI_5r'RUCT ___'TTT...,,, g • STRIPING NOTE: T/L 10200 I \ / O.zH.10 A S BARRICADE I- r UPON COMPLE ION OF PATOIS STREET TREES: 1�� COET.TZ WOE £ CONSTRUCT A A•WIDE,VALUE I 10.ALL CURBS SHALL BE STAMPED: 'S' = SANITARY LATERAL: 'STA' = STORM I I ( DEL 1 crn'onN II CH k5 I nEE E HE INE AT Li�� TRIDENT MAPLE ACER BUERGERANIUM LITERAL; 'W' = WATER METER ( ._ u I V MIN.2'CALIPER 11.ALL RESIDENTIAL DRIVEWAY APRONS ARE 12' WITH 3' WINGS IN THE CASE OF T/L 7800 T/L 6100 QUANTITY:FOUR(4)TREES PLANTER STRIPS. T/L 9200 T/L 9400 I �I� PLACE x'I-)ROCK a•DEEP /"'s GREEN ASH FRAXINUS FENNSYLVANICA 12. DEVELOPER TO INSTALL ALL STREET MD SAFETY SIGNS AND MAINTAIN UNTIL __ 'MARSHALL'OR'EMERALD' FINAL ACCEPTANCE OF ALL FACILITIES. REFER TO STREET SIGN DETAILS SHY. - TOTRNESRgNTO EXISTING t P I AccEssel>=AT ALL TINES. QUANTITY:FOUR(4)TREES + I T j,� I PLAINT WITH WATERING BAG CWS GENERAL UTILITY CONSTRUCTION NOTES. `[/ O. DUB TO DRIVEWAY PLACEMENT AND LOCATION,STREET 1 ALL CONSTRUCTION M47ERML5.METHODS,TESTING AND OTHER PROVISIONS SHALL BE IN 1/ • T a Jw SIGNS,AND SIGHT DISTANCE CONSIDERATIONS TREE CONFORMANCE WITH THE CLEAN WATER SERVICES(C.W.S.)OF WASHINGTON COUNTY 11 ��]a LOQATIONS MAY VARY FROM THE PLAN AS SHOWN �p� (DISTRICT) R&D 7-20. N -I -- \`--- OW�NJERIDEVELPER TO GET FINAL APPROVAL FROM CITY SHALL 0.. r~ 9300 L Z vARc¢sxu+o 3,LSO DUE OTTREF TYPERCHA BEING UNAVAILABLE.�CHANGES 2 COLWWN RH CRS 757.541 TO757.571.COMPANIES NOTIFY ALL UTILRY FOR FIELD LOCATORS IN T/L N. I FLAG POLE ACCESS L J 5. NCONTETO RACTTW0 WEOR TOEKS HAVEPRIO MHRe TO STAKEDCONSTRII CT1ON.A BY SVFFEYORL ANDUTLTY UTILITYCROSSILOCNGS SALES HILL COMPLBEETED Irr��,,A� POTHOLED AND CROSSING ELEVATIONS DETERMINED BEFORE COMMENCING CONSTRUCTION. PARCEL 3 SOUTH It 3.CLASS'B'TRENCHBACKRLL IN STREET AREAS SHALL BE MADE WITH 3/4"(-)ROCK. r - COMPACTED TO 95%RELATIVE DENSITY,AND ILDIED.CLASS'A'TRENCH BACKFILL SHALL o 30 so27' B BE COMPACTED TO 95%RELATIVE DENSITY AND TESTED. STREET P.U.E. SCALE: I"=30' 16' Ec 4,ALL MAN UNE SEWER SFNLL BE BALLED,RUSHED,MANORFJ-ED AND AIR TESTED AFTER 13-14' 9'-10" 5' 5" THE BACKHLL IN PLACE.A 1V REPORT WILL BE TAKEN BY THE CONTRACTOR,AND EXISTING EXISTING P ER S W RENEWED B1 CWS,BEFORE PAVING THE FlNML UR OF ASPHALT CONCRETE PER R&D N0. - SAWCUT CURB I 5.THE CONTRACTOR SHALL REFER TO C.W.S. FOR CONSTRUCTION DETAILS,AND RAG 7-20. EX. 17VMT. 6.THE CONTRACTOR SHALL PROMOE PE ENGINEER A SET OF PLANS SHOWING THE AS-BUILT SERVICE LATERAL LOCATIONS,LENGTH MAI END ELEVATION. } HIGH POINT ELEV•242.49 + ~C.r N, -SIDEWALK DTLI/120 7.THE ENGINEER SHALL PROVIDE ONE SET OF STAMPED AND SIGNED AS-BUILT DRAWINGS TO +9 PVI STA=0450 HIGH POINT STA•30 > 3-1/2" CLASS 'C' ASPHALT CONCRETE (TWO LIFTS) CWS,AS REQUIRED BY MO 07-20,SEC.209. PVI ELEV•241.19 PVI STA•3+T5 % 2" OF 3/41-) LEVELING ROCK STD. CURB NOTE: CONTRACTOR SHALL PLACE THE CURB PVI ELEV=242.76 z 7" OF 2"(-) BASE ROCK & GUTTER STRING LINE 48 HOURS PRIOR TO CURB 8.THE CONTRACTOR SHALL NOTIFY GCS.,GOVERNING AGENCIES AND THE ENGNEER AT LEAST A.D..1.80 LOW POINT ELEV•238.62 m 0n. #126 CONSTRUCTOR TO ALLOW CITY AND ENGINEER 2 WORKING DAYS IN ADVANCE OF STARTING CONSTRUCTION,AS REQUIRED BY R&O 07-20; K 27.72 LOW POINT STA=1e88.15 o AD.=-3.20 TYPICAL SECTION TO INSPECT AND MAKE POSSIBLE ADJUSTMENTS. SEC.2.04.5.CALL(503)681-4444 TO REQUEST AN INSPECTION, 50'VC _ PVI STA=1.84z _ K•25 oo U SW FONNER HALF-STREET IMPROVEMENT 9.A TRAFFIC CONTROL PLAN FOR OFFSITE WORK SHALL BE SUBMITTED TO C.WS.AND CRY PVI ELEV•238.12 BD'VC O NO SCALE OF TIGARD INSPECTOR DEPT's 1-2 WEEKS BEFORE COMMENCING CONSTRUCTOR FOR I_ z co., RENEW/APPROVAL n Its n ry A.D. 190 _ al [� mug I IR • 245 • 10.CONTRACTOR TO KEEP EXISTING ROADWAY CLEAN AT ALL nuES DUE TO EXCAVATION,NOT 245 1 (STREET LIGHTING REQUIRED) ye.CC i od m DIRT/GRAVEL ALLOWED IN ACNE TRAVEL LANES. DESIGN- Sr o y, v`Y _ $Z� TOR PROFILE • <wD 11.WORK HOURS SHALL BE RESTRICTED TO THE FOLLOWING SCHEDULE \� rr r/ NO WORK IS PERMITTED DURING THE HOURS OF DARKNESS BETWEEN 9 PJI.AND 7 AM Si W U CURB a y-- U MONDAY THROUGH FRIDAY,BETWEEN 9 P.M.FRIDAY NIGHT AND B AM.SATURDAY s n n mf 242 MORNING,9 P.M.SATURDAY NIGHT TO 9 AM.SUNLIT MORNING,AND AFTER 9 P.M. 242 "Ns -+i - --- n k c EMI] SUNDRY NIGHT. o q � 2LI 1-, &1 U F 210!!- LTOR EFTO( u t "� 7� '�/ EXISTINGe i 239 239 �` -r- STREET ADDRESSING SIGN CONSTRUCTION NOTES: RIGHT(SC KE PO NTS 5201 TO 52+09 1.THE CONTRACTOR SHALL PROVIDE ALL OF THE SIGNS,POSTS,BOLTS, E 5 4'OFFSETS FROM FACE OF CURB ETC.INSTALLED. STREET R cEMER ET 2.ALL SIGNING SHALL CONFORM TO THE LATEST O.D.O.T.SPECIFICATIONS, T PRORE• -_. .236. CITY OF TIGARD,AND THE MANUAL OF UNIFORM TRAFFlC CONTROL DEVICES. 236 s FUTURE - PROFILE w T FLAT RE C T 3.THE CONTRACTOR SHAH BE RESPONSIBLE FOR STAKING SIGN A IMPROVEMENT THIS CONTRACT IMPRO EMENT LOCATIONS AND oSONNNG UTILITY LOCATES FOR THE SIR LOCATIONS, HORIZ.: I"-3 THE ADDRESSING SIR SHALL BE LOCATED AS SHOWN R THIS SHEET pp OF THESE PLANS. EVERT.: 1"=1 FONNER STREET-25 M.P.H.DESIGN SPEED _ __ 233 a. PRIVATE STREET SIGNS SHALL COMPLY WITH Tll41ATN VALLEY FIRE 233 0 I T 1 1 1 ' T I I I / AND RESCUE REQUIREMENTS. 50 I SW FONNER STREET S. ORTACT THE Crf OF TIGARD TO BESING DEPART PLACED ON MENT HORIZ. RCA!F Il PUBLIC STREET • FOR EXACT ADDRESS NUMBERS ADDRESSING SIGN. • - • 0+00 0+00 1+80 2+70 3+60 4+50 5+40 6+30 7+20 CITY OF TIGARD LAND USE CASEF1LE: MLP2008-00004 REFERENCE INEORMATION DESIGN 9 BEAN PARTITION `F FONNER, LLC QED""�f TQM HMC I Harris-McMonagle AS SHOWN O Efe, OPAfTEO OIAWING NAME 6 REVISED PER CITY COMMENTS EBB 1011V13 52w R TOM Since 11400 SW FONNER STREET a.sTREET 5 REVISED PER CITY COMMENTS JO,H. M9ro1SB AS BUILT 1211 SW LAN AVE, SUITE 1440 0 �0 Associates, Inc. a ADDED ADDRESSING SIN AND NOTES PER MY COMMENTS J.O.H. 03U11N8 PORTLAND, OR 97204 OREGON 2 �� 1968 ENGINEERfNG-SURV£Y7NG-PLiNNING SHEET 3 REVISED PER CRY REDLINES J.O.H. BSNBiW aBDENOTEs 503-222-5100 JOH PUBLIC STREET IMPROVEMENTS '+,„Yd 8740 SWScaf/ins Street Tigard,Oregon 97113 2 REVISED PER CITY REDLINES J.O.H. 02109N9 AS BUILT-DIMENSIONS DATE Tel.(503)639-3453 Fax(503)639-1232 1 REVISED PER CRY REDLINES I.O.M. 01/13/09 11/04108 R 8 RE'. DESCRIPTION APPR. DATE _ SPIRES DECEMBER 3',z 2014 Cheryl Caines From: Cheryl Caines Sent: Tuesday, December 08, 2015 8:56 AM To: 'Josh Bean' Cc: Dick Hartung Subject: RE: Bean Partition Condition #28 Hi Josh and Dick, This plan works fine. I've signed off the condition. Thank you, Cheryl From: Josh Bean [mailto:jbean@dougbean.com] Sent: Monday, December 07, 2015 4:39 PM To: Cheryl Caines Cc: Dick Hartung Subject: RN: Bean Partition Condition #28 Cheryl, Please find the attached tree bid we received from Landscapes Unlimited. Their arborist, Corey, reviewed the attached plan and the City code (which you provided below) and came up with the attached proposed plantings and pricing. How would you like us to go about modifying the plan? Would a hand `marked-up' version suffice? Also, as discussed previously LHL Homes and Fonner LLC have agreed that LHL Homes will install the trees when they do the rest of their landscaping. Fonner LLC is going to reimburse LHL Homes for the cost of the tree install. Thank you, Josh Bean Doug Bean &Associates, Inc. 1650 NW Naito Parkway I Suite 302 I Portland, OR 97209 T 503.222.5100 I F 503.222.53111 C 971.207.2095 jbeanPdougbean.com Licensed Oregon Real Estate Agent Initial Agency Disclosure Pamphlet PLEASE NOTE OUR NEW ADDRESS A60VE. From: Josh Bean Sent: Tuesday, December 01, 2015 10:51 AM To: 'corey@landscapesunlimitedllc.com' Subject: RN: Bean Partition Condition #28 L M.Q.Q.4-s C. n cl. i o n it2-c.)- Cheryl Caines From: Josh Bean <jbean@dougbean.com> Sent: Tuesday, November 24, 2015 12:55 PM To: Cheryl Caines; Albert Shields; 'Dick Hartung' Cc: Mike White Subject: RE: Conditions associated with Case# MLP2008-00004 Cheryl, Per our telephone conversation, we are planning to install privacy slats into the existing cyclone fence. Please confirm that this is acceptable. Thank you, Josh Bean Doug Bean &Associates, Inc. 1650 NW Naito Parkway I Suite 302 'Portland, OR 97209 T 503.222.5100 I F 503.222.53111 C 971.207.2095 jbean@dougbean.com Licensed Oregon Rea!Estate Agent Initial Agency Disclosure Pamphlet PLEASE NOTE OUR NEW ADDRESS ABOVE. From: Cheryl Caines [cherylc©tigard-or.gov] Sent: Thursday, November 12, 2015 11:56 AM To: Josh Bean; Albert Shields; 'Dick Hartung' Cc: Mike White Subject: RE: Conditions associated with Case # MLP2008-00004 Josh, Mike White said that the site utilities had been undergrounded, but the existing utilities on the other side of Fonner Street had not been. Therefore payment of the fee-in-lieu is still required. As for the fence, what are you proposing? Cheryl From: Josh Bean [mailto:jbean@dougbean.com] Sent: Thursday, November 12, 2015 11:12 AM To: Cheryl Caines; Albert Shields; Dick Hartung' City of Tigard • COMMUNITY DEVELOPMENT DEPARTMENT Request for Permit Action TIGARD 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503-718-2439 • www.tigard-or.gov TO: CITY OF TIGARD Building Division 13125 SW Hall Blvd.,Tigard, OR 97223 Phone: 503-718-2439 Fax: 503-598-1960 TigardBuildingPermits@tigard-or.gov FROM: n Owner ® Applicant ❑ Contractor ❑ City Staff Check(✓)one REFUND OR Name: INVOICE TO: (Business or Individual) Mailing Address: City/State/Zip: Phone No.: PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (✓): ❑ 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#: MLP2008-00004 Site Address or Parcel#: 11400 SW Fonner St. Project Name: Bean Partition Subdivision Name: Lot#: EXPLANATION: The applicant has requested the cash assurance be used to pay the tree mitigation fee. Please transfer the funds from the cash assurance account to the mitigation account. I have entered and invoiced the mitigation fees. Signature: C — Date: 11/19/15 Print Name: Cheryl Caines Refund Policy 1. The city's Community Development Director,Building Official or City Engineer may authorize the refund of: • Any fee which was erroneously paid or collected. • Not more than S0%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. All refunds will be returned to the original payer in the form of a check via US postal service. 3. Please allow 3-4 weeks for processing refund requests. FOR OFFICE USE ONLY Route to Sys Admire: Date By Renate.to Records: Date /2- Z Y 15 By r►gh4S /-..RefarniPTocessed: Date/Z/L /s By �I Invoice Processed: Date By f "`" Permit Canceled: Date it//4 By 'arcel Tag Added: Date By I:\Building\Forms\RegPermitAction_092314.doc CITY OF TIGARD FEE AND PAYMENT HISTORY 111 . . .I 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 T IGARD MLP2008-00004 - 11400 SW FONNER ST Revenue Payment Fee Description Account Number Fee Amount Invoiced Paid Date Paid Method Receipt# Due [LANDUS]Partition Fee-3 Lots 100-0000-438000 $3,247.00 $3,247.00 $3,247.00 2/12/08 Check 2720080000 $0.00 0000000442 [LRPF]LR Planning Surcharge 100-0000-438050 $480.00 $480.00 $480.00 2/12/08 Check 2720080000 $0.00 0000000442 [UNGRND] In Lieu Underground 230-0000-445003 $4,406.50 $4,406.50 $4,406.50 Approval Extension 1 0031 00-431 1 6 $232.00 $232.00 $232.00 12/11/09 Check 176264 $0.00 Approval Extension-LRP 1003100-43117 $34.00 $34.00 $34.00 12/11/09 Check 176264 $0.00 Land Partition- Final Plat 1 00-0000-4 3 1 1 6 $872.00 $872.00 $872.00 7/3/13 Check 192124 $0.00 t-"' Land Partition- Final Plat-LRP 1 00-0000-4 3 1 1 7 $129.00 $129.00 $129.00 7/3/13 Check 192124 $0.00 —' Tree Replacement-Cash Assurance 260-0000-22000 $2,875.00 $2,875.00 $2,875.00 7/10/13 Check 192163 $0.00 Address Fee 100-0000-43113 $150.00 $150.00 $150.00 10/20/15 Credit Card 400196 $0.00 7 Tree Replacement(dollar amount) 260-0000-4 8 1 01 $2,875.00 $2,875.00 $2,875.00 Totals for Fees $15,300.50 $15,300.50 $8,019.00 $7,281.50 Receipt# Payment Method Check# Pavor: Receipt Date Receipt Amount 400196 Credit Card Dick Hartung 10/20/2015 $150.00 192163 Check 1145 Fonner, LLC 07/10/2013 $2,875.00 192124 Check 662 Fonner LLCITracy Bean 07/03/2013 $1,001.00 176264 Check 1133 Fonner LLC Tracy A 12/11/2009 $266.00 Bean 27200800000000000442 Check 1157 FONNER LLCITRACY 02/12/2008 $3,727.00 A. BEAN Total Payments: $8,019.00 Balance Due: $7,281.50 Cheryl Caines From: Josh Bean <jbean@dougbean.com> Sent: Tuesday, November 10, 2015 10:47 AM To: Cheryl Caines;Albert Shields; 'Dick Hartung' Cc: Mike White Subject: Conditions associated with Case# MLP2008-00004 Cheryl, Thank you for taking the time to go over the Conditions associated with Case#MLP2008-00004. To follow up on our telephone conversation: #7 (Mitigate For Tree or Pay Fee). Please apply the $2,875 the City currently holds from Fonner LLC for the tree mitigation so #7 can be met. #34 (UG Utilities/Pay Fee). All of the utilities have been run underground so this condition can be removed. I'll work on a letter/plan for the garbage company so#18 can be met and I'll speak to Dick about#20. Thank you, Josh Bean Doug Bean &Associates, Inc. 1650 NW Naito Parkway 1 Suite 302 I Portland, OR 97209 T 503.222.5100 I F 503.222.53111 C 971.207.2095 jbean@dougbean.com Licensed Oregon Real Estate Agent Initial Agency Disclosure Pamphlet PLEASE NOTE OUR NEW ADDRESS ABOVE. From: Cheryl Caines [mailto:cherylc@tigard-or.gov] Sent: Monday, November 09, 2015 4:16 PM To: Josh Bean; Albert Shields; 'Dick Hartung' Cc: Mike White Subject: RE: LHL Homes - Bean Partition Sorry Josh, I had meetings this morning after you were back and am at the counter this afternoon. Tomorrow is pretty busy—but I do have some time around 10 tomorrow. Do you want me to call you then? 1 con d;-h i 1 . Afri ico - 4 eel)f VIn9 OF 4;a " RECEIVED A \ NOV 182015 P* R * ' * D * E CITY OF TIGARD DISPOSAL COMPANY PLANNING/ENGINEERING P.O. Box 820 Sherwood, OR 97140 Phone: (503) 625-6177 Fax: (503) 625-6179 November 18,2015 Josh Bean Doug Bean&Associates, Inc 1650 NW Naito Parkway#302 Portland,OR 97209 RE: 11400 SW Fonner St partition We have reviewed the site plan for the above mentioned partition. According to the site plan, Parcel 1 will be accessed from the public road and Parcels 2 and 3 will be accessed from a private drive off of Former St. In order to access the homes on this private drive the following will need to be met: • All residents will need to sign liability waivers in order for our trucks to access their private road. • No parking signs will need to be posted on both side of the road. If those requirements are met, we will be able to service the homes from the private road. If they are not,all homes will be required to bring their receptacles to the nearest public road for collection. If you have any additional questions, feel free to contact me. Sincerely, Kristin Leichner Pride Disposal Co. (503)625-6177 kristinl@pridedisposal.com I I r 1 BEAN PARTITION ,. ,,,,,2 ,, , ,,,..... „. ,. ATTENTION PARTITION IMPROVEMENT PLANS -`=k"i .loa®01 RE 010304 1Mm wamunc.own Y Ff....-'T" r'r r ` w�TOM Aa rsna.E91 ez-aw-mo n+ala Ij� ter.. 4 '�T .''-' II Or ID2�� +m NAT ORM ORES Cr DE MIES BY LOCATED IN THE NE 1/e OF SECTION 3 t I I f , _ `j I- LA GYM nc 0091 AT(�)nT-2x1.4 m twt zn-1.01 TOWNSHIP 2 SOUTH RANGE L WEST, WILLAMETTE MERIDIAN, T-1 CITY OF TIGARD, WASHINGTON COUNTY, OREGON 10a-rlh,F'Lt,y ,�.3rL- tE E ,-^(S, (48 Boons NOTICE REQUIRED PRIOR TO ucavATI0N) I �T I' P I! .-As 1RB ari- O nP 14104 -mare-ten /a.i ! r ,-�+-a l �,,r�. '41 4- $J" EA6.eARc w>r ff 1wwDt ��+t�'A\ I T( 6300 I T/L 1700 I T/L 5000 iF 1-rr \, T- S/ I I / I I r ..i .,I T-f' 1 WIR.Vw®ImN wmlRe 1(-4 _I I � - ffIff 1�'� l LI . BpPA1R Pygl(OENr2Nc \ ." b 1_IL.r 1 I �-—— — ( _1 1, "° 7 4\I. r•wwA �Ew2Pa zo m-,� e��MJ -J L__ _____A POMMn CORRAL 0amc 20-Ho-mt SW FOSSES STREET F-F cEMIt1FA srvas eo-ta-On v aw1-w-]EI _ , VICMY MAP OTT a IMAM na t VOWS x°ar-Ax _.._ _. - ` __.____.___._...._......,.-._!—__—�——— ` r ac away m>•em-au __ � . . M uN110000.LOUT ND Rm+ECR1c WOowam axPN,, •..-. _.___ L--J TbM'io �lR�! T—' T OWNERIDFVR OPEN- _ al oats,aT R aa21001 OF OAS m FUM 20 TO 1m31. T I ER.us HEMS-YCMOIIM.E PARCEL I J 1r1 SW 3 3-2 A-T.ELSE IRO ASSO.05 97 23 P05W4 OE 97204 ENO Sr AVSWS SRSET Ma[50.a222-!tm R2MO.(3 61223 olP_[tVTO1TR AREA• ,I0 e9 PROM(503)63F313 O2R NNa wrRf WwAM:Dxa1000 000009 /-' KV aaE Err xoas n 1•19 0 SAID.a A 200 T/L 9400 I T/L 7800 NUMMI max MET L020 1 I RAY MMER-TREE CARE MICA W.B.%E11S& MCI MET PINED waA1n 1410 , Ind IRu81ED ASSOCIATES.WC. 10110 ROTC®1IE0046 RCA 111111 w R. I P.O.RE 1516 27.30 RE PORRANO,ON �,ST. I E n66Em 15 OR 9T R:=u.(Sm)23e-S696 ROE(303)633-3165 MR(304 635-1510 \ PARCEL — 9300 N. II rva asp L SRC MFORMATNIN• N TAX kW 25-1-30.TAX LOT T!m N EOM 11400 SW FOW*ER A. ORm STE AREA.O D AGES VI 7900 T BEAN PARTITION m.e+a.>r>mcta. ua1103 T 00C MOTO I, LT�"'w`41f T/L 2400 PARCEL PARTITION IMPROVEMENT PLANS 110211.2e1,3 LAST REVISED SEPTEMBER 1.200E N 0 L _ COVER SHEET AND VICINITY MAP 1 OF 8 Wiz= EXISTING CONDITIONS AND AERIAL PHOTOGRAPH 2 OF 8 wEnea minn Pun-STAMM 42_021.14e •2-1/2-av 001 FT.A m.rmE CURB 0 24 NE Owa@ a TK I I TA 7000 GRADING.ESC AND TREE PLAN 3 OF 8 3 wmam'1 r AR MORE La m W i.m..c ea RV T/L 7600 I .00 OF A tnQT SW OEWFa-aAm M.1110 10421 DOW PUBLIC STREET IMPROVEMENTS 4 OF ono NOTE 8rrtnfl0Tla11 EOunENT STORM DRAINAGE IMPROVEMENTS AND PRIVATE DRIVEWAY 5 OF 8 ID'E''''n WIRES CR LWELmTE 95092 SANITARY AND WATER SERVICES 6 OF 8 EARRING 6 AIMED OR ON SW FOW0R A. STANDARD DETAILS 7 OF 8 STANDARD DETAILS 8 OF 8 CITY OF TIGARD CASEFILE NO.MLP2038.000O4 FONNER, LLC (��\�� HNC Harris McMonagle BEAN PARTITION AT Oa �.ae...P...e. 1011 sw OTTO AVE,SutE ieao " " iw, Sin I Associate*Ina 11400 SW FONNER STREET �mai ME u..aiau,.a..... u. .,w AS BUILT roN1Lwa ON 9)za A% 6Y2104/11640-0040049,1/40,6 .a1 ...r.a.a.a. .D. ..,. Alt MOTE 503-222-S100 COVER SHEET 1 Nab mWs 00 al.A 'Ae WILT DI.IFI0100 WV0 SMSmnEA�T T62NC dna.9712, a.DWmimw .e.. 1,aa 114 QOG&W961 ReASIL1 A1P-,1.. AND VICINITY MAP . 8 00.. vow.. 000 we • PARTITION PLAT Y HMC Harris-McMona REWIRED W GOP UTION 9 N PROFESSIONALVEYON PARTIT ON PLAT NO. SiTuTOWNAISHHIIP IN SOuTHy RANGE 10WEST OF'RTER OF SECTION FOREO15 - t rya I -a*e Associates r' V ` ,�r`— -- RECORDED AS DOC NO. MERIDIAN, CITY OF IIG,ARD. WASHINGTON COUNTY, OREGON OS 3ANV RISE 494.3dA4 FWw.stP 060 940-9h)a I) DAZED: rd )WCF.AYSR Fu(SW)AA' :.6 BASIS OF BEARING TH TnRr11 w99war N9E/E6D •Wa j INNONFYP E FAST UNE OF PARIRION PLAT 2004-093 OCHRES 12-31-TAtt /fi BETWEEN THE MONUMENTS AS FOUND AND HELDI E, STurpm TECH* DATED: =OB13-02 R 14, 2013 SW FONNER STREET D99.149493 ��J P �uNER JOB No.13-02 SALE: 1'-2D' SHEET NOD( �' E 125.73' S 87'46'00' V _ j - S 87'46'W' W HEUI tl> _ 1'yl' 1 _ -I - �''�"� Ill,'_ 330.61' PER 9 SHEET i OF 2 I I �I k NEEn Pae FA57 () `Z u PARCELS 1,2 3 AND u omens.NA1d7ATA'E LEGD10. 1 2TAW 20.I N SDDY93fSW 0.30 OF RM 39.00' SHEET 2 OF 2 S 271 N'!HELD(1) 12572' 14,97' 20.05' S DATEYCIHS APPROVALS 6 6 m m l TIESARAWN, .016.C1 • 125,72' N 87'46'00' E u. 7 00/ 6520' amoolclo ACNNOMIIDCEIC61,PUT NODS O'N F•1'.20' f ) • HEW FOR wEsr/f 110.70' AI 01R EnuE1(2) (eaoYk2) oF- ,W PER 3) NARRATIVE: ENE PER[I) F 7.00' +I• . (2I I OF RAW RA 107$'S RAW DEDICATE)/ n q 1. THE RI D¢OF THE SURVEY 5 TO DEFINE WEFOUNDRYOF THAT IAND AS 0.29 OF R/W ..P10�0' 3.00'-1 --I5,00' 15'EASEMENT-SEE DESCRIBED Ni DOCUMENT NO.2D01-074955 NA DADE THE PROPERTY IRO ME PARCELS R CASTE TIE FASEHOTIS AS SHOP/AND IA MEN ME W NOTE 2,SMUT 2 O Al It, 2. ME WEST UNE.BEM THE EAST FINE OF PARTITION PUT 2004 OR)WAS NEED AS ai THE 205E OF HEARING BETWEEN THE YONIA404I5 A5 MVO AM NOTED 6 BEING m PARCEL 1 r3 1 U. v o • 3. THE CDRIET W.OF SW FNIAER STREET WAS OEIEIMOWD BY IA1DRA TEE 8,077 SF '0 ?ail- MOW AT WE TH RSECION CF SW 113TN PUCE(SOWN)ASS THE IDIANENT A 4 8477'41' K FOUND AND NEID AT 1!E 916362,11N OF SW 1131N RACE(IARTEo.TH6 TIE Cal R-I500' " WAS E91ENOFD WESTERLY AHO WAS FpND 10 RECK WIN NEE ARMOR AS = E-23.42' ESGB1741ED N PARMA RAT IDM-062. CHORDA•21.11' NIW 4. THE SIRNERLY NWT OF WAY ENE OF SW FONAE SHEET WAS HED 20.00 FEET O 940RD(REARB4G-S/57IRON AT RICNT A MES TD THE SRO CORFRLNE Z 110.52' I,Q�� - 4169•42'25'W � v R 5. 11E FAST LINE WAS NEID ALONG TE WEST UNE OF PARTIION RAT 2002-0A w / 8 a ?' BOWED THE 110MWEN5 NOTED AS FOUND ABED NOD. ,5 W • N001 Y35'EFg 30.50 x Y^ ,( o 6. PIE 50N1H INC WAS HELD BETWEEN THE FOIN D NONUEENTS NARIOG TIE SW • 7.1 EASEMENT Ia. 1p DIE. Pl-P CONECORNER OF PARTITIONF T SET ft SUM'56377,2002-040 AND WE M0EI01FM WRENS THE SW E_o O SEE z�7-�� "-� v a PQ'R��2 pop T REFIItENGES: ro R.I' N89Y2.25-W/' Rim N d 90:3119' N OD N�', H- (1)PAFiTAN PUT 2004-063 OR 5/6'BE WC SGYPFD N F�vZ w R-15.00' n w J M.B.WELLS d ASSOOU76,NC.'OR AS/DIED p (2)PARDON PUT 2002-040 0R 5/6'WF YPO STAINED N g OIOfW-21..T1' Al^'; \ 0- Z IOC MEN CR01p'CR A5 Np1ED. w CHORD BEARING-N 4426Y5-W CA o (3)PARTTON RAT 1995-663 5/B'NF YPS'HOVEL PIS 1WB' .n., coY (41 SN 27267 5/e'RE SOC STAMPED 11515 1164 PARTITION PLAT PARCEL 2 a N= (N SN 5.657 AS FDTA"D 2004-063 9,654 SFse m (6)SITE.OTC.N0.2001-074955 : F� (7)DOC.Na BB-09ma1 ,p PARCEL 3 a (A)PFR NUM9YT[IEDF 6TA1F5 RAT,1-1f2'ADAWAM GP 9 10.00'EASEMENT 18.DD' IL '..-- NOT EFARHE 'P� SEE NOTE 2,SHEET 2 I LEGEND. o F1550' L T I • FOIDD AS MATED A D 6 OFAYRE$PONT SET 5��$$''.3f 6011 ROD WRN RED MASTIC ` I — I1800•N89W2'25'W CAP STAMPED 11-NC TNa' •NI11AL PONE N ® OFN01F5 0619E PONE AS ECM MELD FOR NEST LINE PER 2004-OB3 2. -IQ1 I 5/8"IRE PER(11 �L J PE N FOI R1120 20112 NNE F11150 p7 A (W NCRFDe 0D0R0s.sssNA7E P PgG La 901 MAWY WOG N FLCO' 2ppbi 1`,I E 1613114.123 ce NO. 1 .0.N :8 PARCEL 3 a EDE N- �M g m 9,555 SF o S- SOUTH E- EAST GRID (N 14.32'26' E 748.13' _ S' E T 74920'DO 51372'59'W \ ry- WEST a CA C0UNRQ61E OF RIGHT a WAY �I '2 "(_" PK BERM OF WAY' FOND 2-1/2'BRASS 01SC Wt RWNIC NIUT'ESSEIRR GC STATION 022-146 1 `tom IHE0D NOTED PER STE CLEW RATER RFASSEROUS N 76129 6.39 ��y j♦�PIPE PoUNO(5)(7) HELD PER(4)')�V I CW5 CLAMS 2 SEWER F TO CAS E 7612913,307 lll`a' sir STORM DRAINAGE FASOENT TO 2WS B-017740' S 01'08'26' W R RADUS f25.48'N 89'42'25'W .r \ B GM ACRiH 10 TREE NORM 70,06.1 COMBINED ELEVATION ED FFAFC ARO CT 28A8'(20,19D(5) (I2s70•DEEMS) LOT 6 A GM ANCSE E484 5re./RE� (12e.8o'DEEDx* DEED DOC. FONNER WOODS - 98-098081 SHEET I OF 2 aft Of Tort _m wa w .aaef MSC maw A x an m,aw aaa.a M� _•.r:��^miM [,rt uwOpr WALL MOLL SUM LOWS VG TIC!'swam; Pit tails SML 9;A MIS VOL Mar Mel MMl SC LOW 5000 lMY.TOY IA aw Itaa a-Loaf/Yi;R t0®]I IMMO I I I A. I c TA 1200 I J� a 1 M:�ea. WOK a lam as.s+n.L Lae 1 TM to I T/L 1100 J 6300 I .. I nail xa aaMaam.aa Aa.moa.•. MAP ZS 1 D3BD a"� •�•^� �••�� --- .TM ta.Ir.aa.«L wrir..L m;.m..a PM.o.Staa.. /L 10500 L I .. , _ 144.6110 _ COWIN=Wa a.aW,,®W SWUM. 1 I _-_ _ -^-�� f - ! •f m.I.ami Lila....;i;x Ol•em OF D1f— --- --- J rI_ J L_7 _ --:_ ar• _.m,,,"` �^ =r— 111444��i.w1 m+W.WowW iimxrmm wrrAu SMUT w CO ---- /ee ( --T �- t_ -Mr �a• 0 wi�; -.�'ar. r�r :Avg.�y y� ___ T __ ---c-_cz mnLW 1014 uman aa.W..0 MOW NORM tm roves / //I {!vim Y.0 -F • LI'Y06 A OR Mar moon.OYU K WS=A L•OO MN I -- wuk I[a>-mLSSnSlfir'��11a11\ �m wii a -1 vman FOR s+ea..M¢rwra.awx vm+.wr.m•ra •t,:,� Tn I m........ 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Im a• i ' I I SW P eucS EETREET i ( i . j L aW�m mPAM% zw�`w.mava.it ji I : I I . I I I i ROOM mr o.`ao OM Isle 3.79 `a.`eo NM silo ONO ino — all Of Taw:.ova USE COME Iarwos00014 -.M FUNNEL TLC .m HMCIHarrL-McMonag/e BEAN PARTITION WOMI m.+m Lila .•.• toll n Mn1 Nat. O.raw 1e .m .sr�n ASSOL7atCfa Inc. t 1400 SW FONNER STREET .mm.m.n..... aw.anm.w. toil mam AS BVI�.! w4MW. - oo nU! ""m` Ia1•m.etaaaaue. COa a.. NDrelO 0w-Zu-s+ao scars slx.¢aac.v untrs.n wacser "�..�� mR .a. .tail!-vlseefa 'flit - WV SW s o9.m.r / MU PUBLIC STREET IMPROVEMENTS 4 tog-1272 F ma... M1 .„ ea.worm Wa Tw. alau O 8 Cheryl Caines From: Josh Bean <jbean@dougbean.com> Sent: Wednesday, November 18, 2015 4:33 PM To: Cheryl Caines Cc: Albert Shields; Dick Hartung Subject: RE: 11400 SW Fonner Cheryl, I spoke to Dick and we are both ok with your suggestion. Thank you, Josh Bean Doug Bean&Associates, Inc. 1650 NW Naito Parkway ' Suite 302 I Portland, OR 97209 T 503.222.5100 I F 503.222.53111 C 971.207.2095 Ibean(aJdougbean.com Licensed Oregon Real Estate Agent Initial Aoencv Disclosure Pamphlet 01 MI PLEASE NOTE OUR NEW ADDRESS ABOVE. From: Cheryl Caines [mailto:cherylc@tigard-or.gov] Sent: Wednesday, November 18, 2015 2:00 PM To: Josh Bean Cc: Albert Shields; Dick Hartung Subject: RE: 11400 SW Fonner Josh—I finished reading the letter. Kristen gives a second option for pick-up(along Fonner Street) at the bottom. That is more typical for shared accesses and sometimes private streets. If you are okay with that means of pick-up,then I can sign this condition off as met. Thanks, Cheryl From: Josh Bean [mailto:ibean@dougbean.com] Sent: Wednesday, November 18, 2015 10:04 AM To: Cheryl Caines Cc: Dick Hartung Subject: FW: 11400 SW Fonner Cheryl, Please find the attached letter from Pride Disposal. Please revise condition#18 on the conditions to be 'met'. 1 Thank you, Josh Bean Doug Bean &Associates, Inc. 1650 NW Naito Parkway I Suite 302 I Portland, OR 97209 T 503.222.5100 I F 503.222.53111 C 971.207.2095 jbean@dougbean.com Licensed Oregon Real Estate Agent Initial Agency Disclosure Pamphlet From: Kristin Leichner [mailto:kristinl@pridedisoosal.com] Sent: Wednesday, November 18, 2015 7:52 AM To: Josh Bean Subject: RE: 11400 SW Fonner Josh, The site plan approval letter is attached. Please let me know if you have any questions. Kristin Leichner Office Manager Pride Disposal Co. (503) 625-6177 www.pridedisposal.com Facebook Twitter From: Josh Bean [mailto:jbean@doucibean.com] Sent: Tuesday, November 17, 2015 5:54 PM To: Kristin Leichner Subject: FW: 11400 SW Fonner Kristin, Just checking to see where we are at with this. The attached plat shows most of the dimensions. Thank you, Josh Bean Doug Bean &Associates, Inc. 1650 NW Naito Parkway I Suite 302 I Portland, OR 97209 T 503.222.5100 I F 503.222.53111 C 971.207.2095 jbean@dougbean.com Licensed Oregon Real Estate Agent Initial Agency Disclosure Pamphlet 2 ROB CROUCH COMMUNITY TREE CONSULTANT 3026 N.E.Holladay Srreet, Portland,Oregon 97232 503-805-3603•Rob@robcrouchcommunitytree.cotn October 6, 2015 Mr. Dick Hartung LHL Homes RE: Douglas Fir on Parcel 3 of Bean partition on 11400 SW Fonner,Tigard, OR Dear Mr.Hartung: On Thursday,October 1, 2015 I met with you on location at parcel 3, in the Bean partition on 11400 SW Fonner,Tigard,OR. I performed a Visual Assessment of a Douglas Fir approximately 8 feet from the west boundary of Parcel 3. The tree is a healthy douglas fir with a diameter at breast height of 49 Inches and approximately 130 feet in height. Probing the soil, I found 3 major anchoring roots going east on the property and possibly another large root. Since the City requires a 10 foot set back,the tree trunk will be only 2 feet from the house.The construction zone will be well within the Critical Root Zone of the tree and will compromise the tree. I recommend that the tree be removed before construction starts. I sent a drawing that you provided me to Monica Bilodeau,a planner with the City of Tigard showing the proposed tree to be removed. I asked her to provide mitigation fees. It should be noted that a large Western Red Cedar on Parcel 1 that was scheduled to be removed was saved. Please let me know if you need anything else from me. Sincerely Rob CroucFl� Certified Arborist PN-0366A and Certified Tree Risk Assess -CTRA-1570 Monica Bilodeau From: rob@robcrouchcommunitytree.com Sent: Thursday, October 01, 2015 5:41 PM To: Monica Bilodeau Cc: DHartung@lhlhomes.com Subject: [FWD: FW: LHL Homes - Bean Partition Parcel 3] Attachments: redx pic trees.png Monica, The attachment shows the tree in parcel 3 that will have to be removed for the construction of the house. Please let us know the mitigation fee for this change when you get it figured out. Also if the City will considered any other alternatives. I will be drafting a letter next week for your file as the consulting arborist stating the tree is too close to the proposed foundation to survive. If you will need additional information from me, please let me know. Thanks for all your assistance this afternoon. Rob Crouch PN-0366A Original Message Subject: Fwd: FW: LHL Homes - Bean Partition Parcel 3 From: Rob Crouch <fcdcrouch@gmail.com> Date: Thu, October 01, 2015 5:28 pm To: "rob@robcrouchcommunitvtree.com" <rob@robcrouchcommunitytree.com> Forwarded message From: Rob Crouch <fcdcrouch@gmail.com> Date: Thu, Oct 1, 2015 at 5:02 PM Subject: Re: FW: LHL Homes - Bean Partition Parcel 3 To: Monica Bilodeau <MonicaB@tigard-or.gov> Thank you On Thu, Oct 1, 2015 at 4:05 PM, Monica Bilodeau <MonicaB@tigard-or.gov> wrote: Rob, I am forwarding you the bean partition landscape documents. Thanks, Monica From: Monica Bilodeau Sent: Wednesday, September 23, 2015 11:00 AM To: 'Dick Hartung' Subject: RE: LHL Homes - Bean Partition Parcel 3 Dick, Here are a few docs I found in the file, if you look at the memo the second to last page discusses if work is to take place in the protection zone an arborist shall i prepare a summary detailing the construction techniques that will need to reviewed and approved by the city. Hope this helps. Thanks, Monica Bilodeau Associate Planner City of Tigard 13125 SW Hall Boulevard Tigard, Oregon 97223 www.tigard-or.gov Phone 1503.718.2427 Email I MonicaB(atigard-or.dov From: Dick Hartung [mailto:DHartung(&lhlhomes.com] Sent: Tuesday, September 22, 2015 3:20 PM To: Monica Bilodeau Subject: LHL Homes - Bean Partition Parcel 3 Hi Monica — I was in today discussing a tree issue with you on parcel 3 of the Bean partition (MLP2008-0004). The arborist on this project retired and I am not having any luck finding an arborist report for this project. Do you have one on file that you could email me?? Thank you, Mak dfr.htu.s,.g_ LHL Homes, Inc 503-348-3000 dhartungna Ihlhomes.com Help me support kids with cancer at my web site http://candlelighters.donorpages.com/2015RideForAChild/DickHartung/ DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." 2 MLp29os - n000q I I i ESC LEGEND GRADING NOTES: T/L 1200 I T/L 50 _x_ PRE-GNAW G SENOYE„T FENCE - CWS OIL /8]5 I ALL AREAS OF CONSTRUCTION SHALL BE STRIPPED. STRIPPING SHALL CONSIST CF REMOVING \I 1 I T/L 6300 I THE TOPSOIL ORGANICS EXCESS/UNSUITABLE STRIPPING MATERIALS SHALL BE HAULED —o-- POST-GRADING SENEXNIENT FENCE - ORS D1L �75 CFFSTE TO AN APPROVED LOCATION. 2. THE ROADWAY µD PRIVATE DRIVEWAY OUT AREAS ARE TO BE BLENDED TO THE ADJACENT sii HNET PROTECTION- CPS /915 OR/920 LANDS TO FORA A GENTLE SLOPE N 4:1 OR FLATTER. AREAS IN EXCESS OF THIS I I I— SLOPE SHALL BE HYDRO-SEEDED OR OTHERWISE PROTECTED FROM EROSION. L _ _L J I , - - GHEE DAY BO FR ER BAG - Glb D /SINS LOTS SHALL pSGHARGE INTO THE _ AND FOOTING GRAIN LINES FOR ALL Cr THE r- I I I -_- _.-__ ESG - 1_-_ --_-_ J ROW DIRECTION ARROW SHALL DIRECT THE UNITS AND PLACEMENT OF PERFORATED PIPE.DRAIN ROCK STORM MANS CR THROUGH THE CURB WEPT-IOUS L TWIN 4. SPRINTHE GS ENCOUNTERED SHALL BE PIPED TO DRAIN INTO THE UNDERGROUND PIPING SYSTEM. i . NOTE SITE AREA: 0.65 (NO DEO 1200E PERINI REQUIRED) ETC. SSW O d STREET A� THE HOE BURGER SHALL FORM A SWALE ALONG EACH SIDE µ0 REAR LOT LINES, AS >BSS T ,P Y a- N N SrE T v-� - '-,�i•K�B '- S. APPLICABI-E, TO MANAGE THE DRAINAGE AFTER THE MOTES ARE CONSTRUCTED µD TINE I F . EROSION CONTROL NOTES: GRADED- PER BUILDING CODE REQUIREMENTS ..�N..-- +— ,_ INSTALLATION + -� §Y cream CR OESENATED PERSON SHALL DE RESPONSIBLE FOR PROPER-+— - - - _ -r;W - - tuaTaJG: 4 -; $i t- i sFONu2ruE _ 6.DRUM ROLLER LOT AREAS SHAU. BE SHAPED P NNE SURFACE DRAIN WATER A A,W FNUSHED NTH A SMOOTH PROTECT EXISTING .: _l1EOC _ -a*'E _ _ _ _ T M i N Af WN L A MC INLET-TYPE4 >. f 2 RPLpEKTARON OF THE E PENIS NC CO61RLV:iKTL WV{IEMAMIE,pERM�1p1T MC UPGRADING6 ]. ALL i0.15 ON LOTS TO BE COMPACTED TO 80S Y91M3Y(➢RT/ROCK T-180) ALL ROADWAYS ,• 3'"\- -'._fir - "�- 5 -_ r� �. FALSITIES 6 SPOISRLUIY O TOR TNT!ALL COLSTRUCTEN IS COMPLETED MC TO BE COMPACTED TO 9`.t.S MINIMUM (DIRT T-180/ROC% T-99). _ _ _- RIE3 ESC 7M ff RE CONTRACTOR ARE SIXD. -0 _.__-__ _ _7_ 285.�,�=N FviCTI. . .MFFfc I I • I -' y.W1<)ux6APPROVED�AfTER NE PROJ IHE LOCAL ECT g�APPROLEO U NO IS ' mQ� 9,ALL BE RESPONSIBLE FOR 8. .RITE MAT SHALL BE PLACED ON SLOPES GREATER THAN 20S L-__ SIGHT DISTANCE LINE , """ - -• _ . T - t1 1 THE BOUNOARFS O THE OEMRING(NITS SHORN OI THIS PLAN SHAH BE CLEARLY MAIMED IN RE FIELD PRIOR fDaNCTW TO malal X .-- t---- 10 CONSTRUCTION.QEENG THE CONSTRUCTION PERIOD.NO DISTURBANCE BEYOND THE OEARNG LIMITS vMu BE COMPACTION NOTES: Nrtyl _ -{' OTT AND CONSMOTIONCRITE E PRE TRIM/REMOVE ALL _-{LIMITS EDGE 'ft� _ I- PEA . MARKINGS SHALL RE Y.WTIJfD BY THE CONTRACTOR FOR THE DURATION O CONSTRUCTION. �� \ t. R I -- ROAD SECTION - ENBANKMEM: VEGETATION SEDIMENT FENCE \ 4. THE ESC FACTURES SHOWN ON 1N5 Rµ MUST BE CONSTRUCTEDBlAT N CHEST LN PAIN ALL CLEARING AND Mn9rNeA PeceA cm post:an mm,:w 908 Wow s d demos* OBSTRUCTING (POST-GRADING) \ 1 ` Y NOTE I (BONG AL71VITIE5,AND N 9JRt A MANNER AS TO INSURE THAT SECWFNT AND BDE LADEN WAITER DOS NOT 1TSH main Y a degrade SIGHT DISTANCE I e t ' f ARBORIST TO BE PRESENT FOR I ENTER 1!E DRAINAO SrV,EM,ROADWAYS,OR VIOLATE APPOLA$E WATER STANDARDS Tea method required m adermirt mm;men Andy 7-99 or i-tBO ALONG LINE AS SHOWN ALL EXCAVATION AP urENT & TIE ETC FACUTIES SN01W d 1H6 PLAN ATE WNW/0 IEDJ EIEMlS FOR µTIOPBIED SIR LONd71CN5. DURING F"R1e'c.,of Meaty UMW,o,emboremvn NY W s 3 lasts tor pd, I. I TO-TREE IM6M.CONTRACTOR TOtY d wnemtnwl PARCEL 1 I " HAND DIG OR AN SPADE TO ONSTRIICTION PERIOD,THESE ESC FACTURES SHALL BE UPGRADED AS NEEDED FOR.UNEXPECTED STORY EVENTS AND ROAD SECTION - SUBGRADE: .' MAL I w�� I LOCATEPIPES TREE ROOTS.1I TO ENSURE THAT MOMENT AM SEDIENT LADEN WATER GOES NOT LEAVE THE STE. Percent Ferr9ncggn nq,:Ap to wrepi depth had 993 -a - -N II 6. THE ESC FACL/TES SHALL BE INSPECTED DALY BY THE CONTRACTOR µD MAINTAINED AS NECESSARY TO ENSURE j SEE TREE MRIGATI(NN CALCULATIONS THEIR CONTINUED FUNCMXNMG SuLmg4 t Las, EXISTING HOUSE I I Ted memo]required to ANnue m®mum Meaty RICHT°T-99 i. (TON HOU ,. CONSTRUCT CHAIN-UNK I 7, AT NO TIME SHALL SEDIMENT BE ALLONED TO ACCUMULATE MORE THAN 1/3 THE BARRIER HEIGHT.ALL CATCH Frequency d Mostly testing d magma As needed ' TREE PROTECTION FENCE BASINS AND CONVEYANCE LINES SHALL BE CLEANED PRIOR TO PAVING THE CLEWING OPERARONS SHALL NOT FLUSH ROAD SECTION-AGGREGATE BASE: (SEE NOTES) I SEQYENT-LADEN WATER INTO THE DOWIST EAM STS,EN. ,Gimum percon mmpocGon ra9A:rae 95% Q/// I "' I_.. T/L 7800 B. S ABUIID LA S RUCTION EMIR/NOS SNNL BE NSTALLET A7 HE BEC A LNG OF CONSTRUCTION AND YA NTANED T°a A eln0Me regwee to aeeen.aAne mn T/L ✓T 00 r �—J� BLEW•- I FOR THE DURATION OF THE PROLCT.ADOTICNAL MEASURES MAY BE REQUIRED TO INSURE THAT ALL PAVED AREAS Denmly a OSTET TM 106 or T-99 1 ` I ARE KEPT CLEAN FOR THE DURATION OF TEE PRO.ECi, wuwq of density ASPHALT d wee b needed SEDIMENT FENCE-� ( SEDIMENT FENCE ROAD SECTION - ASPHALT PAVEMENT: Jo. S. STORM DRAIN INLETS BASIS,AND YEA DRAINS SHALL BE PROTECTED UNTIL PAVEMENT SURFACES ARE COMPLETED loos em perms cmnpme11 .puree I _ / / -- AN)/dR VEGETATION IS RE-ESTABLISHED. Test meat.redid To Mden:ne mmimun dewy 92% 04H)no 306 A-r ,.. I 10. PAVEMENT SURFACES µ0 VEGETATION ARE TO BE PLIED AS RARELY AS P0598fE.....- Frequency w moray teatin9 a mamma Pea 5 tens,nwrwn• SEGMENT- _ I omirom FENCE CLEA-��R - 11. SEEDING SHALL BE PERFORMED NO LATER THµ SEPTEIHR FOR EACH PHASE O CON57RUCTION. checking d CONSTRUCT CHAIN•Li)NK - ' I Fed Erne .apedn or spot _ L cpmgmtan gw1 TREE PROTECTION FENCE X ,-� - { NOTE; 12 F THERE ARE EXR0a0 SOILS OR SOILS NOT ESTABLISHED FREW OCTOBER TRRWgH*RI.THE NET WEATHER (SEE NOTES) STOCKPILE -- _•a _ I GEO-TECH TO TEST DitNEWAY FILL EROSION PREVENTION MEASURES YLL SE N EFFECT.SEE THE EROSION PREVENTION µD SEDIMENT CONTRA UTILITY TRENCH BACXFILL. (Denevth PM'mrrnenl Mr sidewalk) Minimum warm comempeeEon Apure],a gAMHp SIGN i AREA FILL AREA AREA PRIOR TO PLACING ROCK 8 PLANNING ON DESIGN MANUAL(CAS RAO 07-20 CHAPTER 6)FOR REQUIREMENTS. Nnimum peewl pocuon rpuGm b ppe SOne 90S ,T . PAVING. 11 THE DEVELOPER SHALL REMOVE ESC NEASLRES MIEN VEGETATION M ESTABl15HE0. IM,mum percent eeertpttn required arse Dye zone 953 - _ X$> XTen method required to eaemer mammon..density T-99 NN i e' i I - A - I t% \ - I lor01t Requirement Tor M No • ( -I----- ' / ' ` In DITION area &Ss N N � L. \ ADDITIONAL INFORMATION/COMMENTS: 'TfXT7Y'rEL 2 EE4- ` H 'when IC th nWpr gouge.Ma readings m mcn aYe,the eecona at rig] r/YF�I'CL G • Oy1M to the 1✓aL 1M t mad_ _ ]TSB\ µtl. I madam do be aar.gee to mmin tea awash. • \N\ J- i CONSTRUCTION VEHICLE -- 111--- it•I,I PARCELS 2 AND 3 ACCESS FLAG POLES .T I TREE LEGEND: PARKING AREA e N O (SEE NOTE BELOW) 1 V� ^- •(�,4 THEEEJOC PlG "1 TREE ING RO e_..... ; A F'-- � •. ,BE INrpo I BE TREE Ewa TO _- - i` ' c��- BE RETAINED • .'BE REPROVED CHAIN LINK TREE _..- L __.. e 7900 ' eW.. _/ PROTECTION FENCE =`w L — T L _ L ! TREE NOTES: j'-7ff.,F 4,/"O ro v../ by ,rt01-1e-},4�-- ' / tEFORE rCNSTFNM.TICN- (�,I¢C .A/f�.k,;s}fRN,=C)E0 /-2/-e9 CLEARING I.ALL TREES TO BE RETAINED SHALL HAVE 5.OR 6'NW 11 GA CONSTRUCT CHAIN-LINK -� PARCEL 3 ,...r ,,.,-,.,.,, TREE PROTECTION FENCE `- - / `' .,\ • _.-- mods nun.1 AC1uMIMUM O AIN LINK FENCE ON INTO TEEVGRO GROUND AINIM ST NO MORE TH POSTS AN 10 (SEE NOTES) ;-,( Y,y�I I uwalec,aee„N01. FOOT SPACING,INSTALLED AS DIRECTED By IRE PRQECT „ ARBWIST. THE CONTRACTOR SHALL NOT DISTURB THE SOIL OR - Via- - :c>ORECAMVIRtclorol asFinanncac as STORE MATEUALS IN THE LNIPLINE AREAS.. THE PROJECT 2400 i _ ARBOMST SHALL BE CONTACTED E TIE CONTRACTOR NEEDS TO -/ - MONK IN IRE ROOT ZONE AREAS O THE TREES TO REMAIN. LIMITS n\ TREE INDEX: FENDING SHALL HAVE ORANGE FLAGGING EVERY 4' TREE* COMMON NAME SPECKS OBIT BgNFICANTT CONDITION E)Eld•T7 -yy My�yp Red Ceder 2.THE TREES TO BE REMOVED SHALL BE CLEARLY MARKED MTH - 714eppneM 44 Y OM CONSTRUCTION RALI2NG ay -, �' ... :: a:tea...:; . U. A .-.. I 1 THE PROJECT APHORIST SHALL BE OYSITE TO TIDISCUSS HE ill''. _. z _- SS Blue Spruce PLaapAMes Nader 10 q METHODS O TREE REMOVAL MID TIE PROTECTION CF THE !• i_'R� Poe PPed tD OMIML tap USEDTREES TO REMAIN BEFORE TO PROTECT THE TREES CTONSTRUCTION TAN SHALL INCLUDE:METHODSNCES -_.- -o- _ - - - = �- / I_ 494 Dunpn FL gwV108i1ge memrM N Y CA HEDGES.ROPES.AND AEMOVLIG INttL1 IN PIECES. .J•: .. puma CfA/SYMN:IIfgA / �I�... / Douglas F1 / ��* • t�. A. THE CONTRACTOR SHALL NOT STOW MATERIALS GF EQ/IPYENT OUTSDE THE ROOT ZONE OF DE TREES HNIOI COULD CAUSE V - I / 618 w.aeds Rea Ceder Webs 31A' Y Olt HARM TO THE GAGS,DIESE SUCH L SE LEAKY Q/IPYENT,ETC.T GC N]I MAY I T / �: n I J% T L 7000 _319 Oakes FT Pa..tlaatge mama „ OL CONTAMINATE THE SOIL ANGINA THE TREES 10 REMAIN. N / L � PPNTKPRFNII�r� 5. THE PROJECT AST SHALL EVALUATE µY FILL OR 1 I 'S21 Blue Atm Calif Geckos seadre gRerm 17 OA EACANATNTN ACTIVITIES WTHN TEE O BITES OF ANY TREES TO '522 HwpmA Taw to ow REMAIN-SPECIAL ROOT QITTNG AND/OR ROCK FILL AERAHCN NOTE: 323 WeaeO Rod Cedar TOWN 20 Y OA BLANKETS NAY BE REWIRED- NO CONSTRUCTION EQUIPMENT, Tree MiligMHon Calculations t 1 2A Dona®FM P.rr,mHagemeraai a V ,TMEd ly 6. THE PROJECT APHORIST W.GIVE A FINAL REPORT TO NNE CITY a THE P .IECT*RING DEFT,µD BE THHE MEASU S AT ME END uumm�uuuuunnmununNl VEHICLES OR EMPLOYEE VEHICLE N tree R454 Io removed: 526 Spada Aces 7 Ok PARKING IS ALLOWED ON Tq•TotalDOH WosNe/e*iotad bees l2'Defl 232 520 3RpemxliMle pear 10 Lees north NEED TO TAKEN BY THE HOE-B116LERSS AND FUTURE MHION p 20 40 ON SW FONNER ST. TM/NA DRF/N above trees m be removed TOO HOMEOWNERS TO FURTHER MAINTAIN NET PROTECT THE SCALE; 1•=20• Percentage d remora/ 43% _ ' • - ' REMAINING TREES. ARSONIST REPORTS MUST BE SUBMITTED ALL Arelem.n 25%and 50%,2/HAa,ltgabon regaled 'Names tree To is m80.6 THE WAY TNROUOI THE HOME%WANG PHASE; EVERY TIC x,7:b,w DeH dmtlgalco, -SUN MI291E06ewgmrdaA.Per My.headed FnMMesb as being removed MEEKs CITY OF TIGARD LAND USE CASEFILE MLP2008-00004 ENS a6 REFEYGT4Y g6DMATION ®QM FONNER, LLC �e��"IP TGNI HNCI Harris-McMonagle BEAN PARTITION `AS SHOWN aR ! DRAFTED 6 REVSED PER CITY COMMENTS 088 1W11H3 1211 SW FIFTH AVE, SUITE 1440 � TGN SinceMANIC NAME REVISED PER CITY r.H.Y rDFNT6 N.D.H. D9t01/09 PORTLAND, OR shod ASSOC%af'P_SP Inc.Ar 11400 SW FONNER STREET 3.GRADING 3 ADDE VEGETATION TMINO NOTE FEB CITY COMMENTS I.D.H. 03H1N9 503-222-5100 GREgN ucaaD J9� EAGINEENlNG'-AlRHF17ARG-NJlNN7NG SHEET D HIM JOH 2 _ REVISED PER CITY REDLINES yO„. 02/pgpg e. 8740 SWSl9�/TS 50eet r /e,Oo 97 GRADING ESC AND TREE 3 1Y PER R CITY REDLINES !ail 01/t3109 (Era.OF LP' D'a}E Tel(503)639-3453 Fax(503)63232 RE DESCRIPTION APPR GATE rwlocs NCTIWRA Hat 2014 11N4/118 PROTECTION PLAN a 8 'el : iee-tenta iii 4.q5 1disa to aSBM+All . .. •., W a — W I SW FON ER ST 2 11Y la er' y1y�:IL..1. ^'r a to�a r,D7�8 K � ti alp PARCEL 1 , X :..: 141! I 7,776 S F ,� go; tea '""' 0 Z n 4t a:a n o r y 13 —� 1 i$ i '•_ r0767' a%• R tl 1MC _FJ 4 t 4%,'11A4W-? _ "Yn\ C Z x xS' .. 2 e� / i ' Zia1 ga r rzsed^�--� — sz RCL r,, ° co 6:R 8,47. S F Ng"s9iy5:A .5�uN�__� IF 5 L —_ A n n g p .1 a� �� [. W.B. WELLS p� TOPOGRAPHIC SURVEY "°�`___ an as Cdvddutt n. _ —w...... 4230 NE EREMONT STREET JOSH BEAN o-,e,.. ,» PORTLAND,OREGON 9/21S _ --._ PCNEISJS�i'"''Ac,M'e`'L moo w mom Sl,1.m.xoN 11E 6 IAACRN.\ s4 onoRL,Ott or 11GM0. — k,o.7,ryu1 n Wf9al IddMSY 'konfis corn vAWC19M yAatt,dEfM os� ``—• ` 19 riot .Po:r..p,narRo.c S J� _ _ SW FONNER STREET PARTITION g'g . o ._31 e R 3 • �� m r Ifd,'•f� �L z T�GARD,OREGON g Eq C E Vl.^TIIA,I..P./1w„1,T,,,e,se— [ 'A � 'Yl G UU`t - Ub.3 �, "•J-r -" LC]I PARCEL 3 `ti ALUiAINUN CAP q 18.00' EASEMENT 1t3._ I 'Ate SEE NOTE 2, SHEET 2—' o )10.tip' , I I I II 118.DO' N89'42'25"w — s RED PLASTIC k. 'INITIAL PCIN i HELD FOR WEST LINE 1 . ; c O (k1�1 OW D5CO4RDN5ATE , � / Z c °:C . Clk • NO ,Z ��i If)' E 7613 14-223 - p0 o o Q Q \ \ 9 'P CIO (N 14'32'26' C 748.13') ' - , ' 748.20a (2> S13'12'59')•/ ) ` FOUND 2-1/2" BRASS DISC to GC STATION 022-146 �, I DEDE CALLS FOR IRON PIPE u NOTED PER (2)k I N 649290.387 1 " IRON PIPE FOUND (5)(7) HELD PER (4) E 7612926,394 0 -01'37'40" �--... S O1°08'26' W 125.48' N 89'42'25* W COMBINED GRID AND \ P 8.08' (28.00')(50 (125.70' DEEOX6) _ L- U T 5 ELEVATION FACTOR - (128.60 DEEDX7) DEED DUD. E [JNNth 0.99990454 5/8' IRF(5) 98- 098091 • • TRFCCARF ARBORIST REPORT Subject: Tree Protection Inspection Address of the Report: 11400 Fonner Street Tigard, Oregon Date of the Report: July 16, 2013 Report Submitted To: c/o Josh Bean Fonner LLC 2744 SW Scholls Ferry Road Portland, OR 97221 E-mail: jbean@dougbean.com RE: 11400 SW Fonner Street SUMMARY I have completed an on site review of tree protection measures as installed. Tree protection measures meet the intent of the tree protection plan. The measures exist with two variations. The first is a fenced aisle way to the shed near the southeast corner of the property. The aisle way allows the renter access to storage in a shed in that corner. The second variation is the use of a 4 foot tall tree protection fence for Tree #454. The fence offers adequate protection as it is nearly as difficult to climb over as an equal fence of a 5 foot height. Since the fence is located at the driveway near Fonner St., the shorter fence presents less intrusion into the site distance for exiting the driveway. Sincerely, Kay Kinyon Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, #PN-0409 Residential and Commercial Spraying•Fertllizing•Pruning•Landscape Installation•Landscape Maintenance•Consultation MEMBER: Tree Care Industry Association•International Society of Arboriculture•Oregon Landscape Contractors Assoc. State Licensed Tree Service #62635•Landscape Contractor#5659•Chemical Application @000231•Insured P.O. Box 1566•Lake Oswego, OR 97035.503-635-3165•Vancouver360-737-2646•Fax 503-635-1549 Visit our website at www:tclu.com•E-mail: info@tclu.com 1 liAll • 0 TIGARD City of Tigard Thursday, October 18, 2012 jsh Bean Fonner, LLC 13123 SW Winterlake Court 2744 SW Scholls Ferry Road Tigard OR 97223 Portland OR 97221 RE: NOTICE OF EXPIRATION OF LAND USE APPROVAL. Project Type: Minor Land Partition Project Name: Bean Partition Project Number: MLP2008-00004 Tax Lot Number: 2S103AC-2200 Expiration Date: December 31, 2012 Dear Property Owners: The purpose of this letter is to serve as a courtesy reminder that the Land Use Approval listed above will expire at close of business, Monday, December 31, 2012. In recognition of the effects of the economic downturn, the Tigard City Council passed Development Code Amendment (DCA) 2010-00001 on April 27, 2010 to extend until December 31, 2012 the Land Use Approvals for Site Development Reviews and Minor Land Partitions that otherwise would have expired between July 1, 2008 and December 31, 2011. This is incorporated in Tigard Municipal Code 18.420.030.D.2 which states that: "Approval periods for land partitions lapsing between July 1, 2008 and December 31, 2011 shall be automatically extended through December 31, 2012. No further extensions will be granted." According to our records, your original approval for the above project would have expired during that July 1, 2008 —December 31, 2011 period and that approval was, therefore, extended by DCA2010-00001 until December 31, 2012. No further extension is available. You can secure your Land Use Approval against expiration if you submit a recorded final plat to this office prior to close of business, Monday, December 31, 2012. Please let us know if you anticipate submitting a recorded plat. Sincer y, A ert Shields Program Development Specialist 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov City of Tigard, Oregon • 13125 SW Hall Blvd. . TigaOR 97223 T I GARD June 28,2010 Fonner,LLC 2744 SW Scholls Ferry Rd. Portland, OR 97221 RE: Subdivision case number: MLP2008-00004 To Whom It May Concern: On April 27, 2010 the Tigard City Council passed an ordinance to amend the Tigard Community Development Code (TDC) chapters 18.360 Site Development Review, 18.420 Land Partitions, and 18.430 Subdivisions. The approved amendments were in response to the economic downturn. Automatic extensions were granted to these three types of land use cases that would expire during a certain time frame. Our records indicate that you received approval for a Minor Land Partition (MLP) that may have been affected by this code amendment (see case number above). If your approved MLP has a lapsing date between July 1, 2008 and December 31, 2011, then the approval is automatically extended through December 31, 2012. The new approval period will lapse after this date if: 1) the partition has not been recorded or has been improperly recorded with Washington County without the satisfactory completion of all conditions attached to the approval; or 2) the final recording is a departure from the approved plan. No action is required on your part for the extension because it is automatic. A copy of this letter will be placed in the land use file. A copy of the ordinance with adopted language for Land Partitions is enclosed. If you have any questions or concerns regarding the extension or code amendment,please contact me at (503) 718-2437 or cherylc@tigard-or.gov. Sin�cerely,, C"&L..`)L Cheryl Gaines Associate Planner Phone: 503.639.4171 6 Fax: 503.684.7297 . www.tigard-or.gov 6 TTY Relay: 503.684.2772 City of Tigard, Oregon 0 13125 SW Hall Blvd. ® TigaiOR 97223 II ■ • TIGARD June 28,2010 Mr.Josh Bean 13123 SW Winterlake Ct. Tigard, OR 97223 RE: Subdivision case number: MLP2008-00004 Mr. Bean: On April 27, 2010 the Tigard City Council passed an ordinance to amend the Tigard Community Development Code (1'DC) chapters 18.360 Site Development Review, 18.420 Land Partitions, and 18.430 Subdivisions. The approved amendments were in response to the economic downturn. Automatic extensions were granted to these three types of land use cases that would expire during a certain time frame. Our records indicate that you received approval for a Minor Land Partition (MLP) that may have been affected by this code amendment (see case number above). If your approved MLP has a lapsing date between July 1, 2008 and December 31, 2011, then the approval is automatically extended through December 31, 2012. The new approval period will lapse after this date if: 1) the partition has not been recorded or has been improperly recorded with Washington County without the satisfactory completion of all conditions attached to the approval; or 2) the final recording is a departure from the approved plan. No action is required on your part for the extension because it is automatic. A copy of this letter will be placed in the land use file. A copy of the ordinance with adopted language for Land Partitions is enclosed. If you have any questions or concerns regarding the extension or code amendment,please contact me at(503) 718-2437 or cherylc(a,tigard-or.gov. Sincerely, Ok..f.4 Can„..) Cheryl Gaines Associate Planner Phone: 503.639.4171 • Fax: 503.684.7297 ® www.tigard-or.gov • TTY Relay: 503.684.2772 ' City of Tigard, Oregon . 13125 SW Hall Blvd. • Tigar , R 97223 III• December 14, 2009 T I GARD Harris McMonagle Associates, Inc. Fonner,L.L.C. Atm: Steve Bloomquist 2744 SW Scholls Ferry Road 8740 SW Scoffins Street Portland, Or 97221 Tigard, OR 97223 RE: Minor Land Partition Extension Request (MLP2008-00004) Dear Mr. Bloomquist, Per your application letter dated 12/9/2009,you have requested a one year extension for the approval of a minor land partition (MLP2008-00004) with an effective date of July 11, 2008. MLP2008-00004 was approved on June 25, 2008 with an effective date of July 11, 2008 and is valid for an eighteen month period through January 11,2010. The requested extension would be for one year or until January 11, 2011. The applicant submitted a written request on December 11,2009 and paid the $266 application fee. The Tigard Municipal Code Section 18.420.030 includes the following criteria for extensions: (D) The Director shall, upon written request by the applicant and payment of the required fee,grant an extension of the approval period not to exceed one year provided that: 1. No changes are made on the original plan as approved by the Director. The applicant has made no changes to the approved plan. Therefore, the request is consistent with this criterion. 2. The applicant can show intent of recording the approved partition within the one year extension period, and The applicant states "The owner intends to initiate construction and record the final plat within 1 year. The applicant has been delayed due to the poor state of the economy". Therefore, the request is consistent with this criterion. MLP2008-00004 Bean Partition Extension 121409 Page 1 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 • • 3. There have been no changes in the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. Based on review of plans and the application for extension, staff concurs with the applicant and finds that no substantive, applicable changes have occurred to the Tigard Development Code on which the approval was based. Therefore,the request is consistent with this criterion. Conclusion: The applicant has submitted a written request and paid the application fee. The criteria for xtensions have been met as indicated in the findings above. Therefore, the Applicant is granted an extension for MLP2008-00004 not to exceed one year or until January 11,2011. (A-L, 194#07 Darrel"Hap"Watkins Date Assistant Planner MLP2008-00004 Bean Partition Extension 121409 Page 2 • • RECEIVED December 9, 2009 DEC 1 1 2009 Attn: Dick Bewersdorff CITY OF TIGARD City of Tigard PLANNING/ENGINEERING Community Development Dept. 13125 SW Hall Blvd. Tigard, OR 97223 Dear Dick, Subject-Extension for Case file MLP 2008-00004 As an authorized agent for Fonner LLC an extension is requested for preliminary Partition Plat approval 2008-00004.The Partition Plat was approved by the City of Tigard on June 24,2008 as a 3-lot partition. Section 18.430.030.D of the Community Development code states that if the applicant requests an extension in writing and submits the required fee,the City Manager will grant an extension for a period of 1 year provided that: 1.No changes are made on the original preliminary plat plan as approved; 2. The applicant has expressed written intent of submitting a final plat within the one-year extension period; 3. There have been no changes to the applicable ordinance provisions on which the approval was based; and 4. An extension of time will not preclude the development of abutting properties. There have been no changes made to the approved plan. A copy of the construction plan set has been included along with this letter for verification that no changes have been made. The owner intends to initiate construction and record the final plat within 1 year. The requested time extension will not preclude the development of any abutting properties. There have been no changes to the applicable ordinance provisions on which the approval was based. Due to the poor state of the economy, the owner respectfully requests a one year extension. Please contact me directly if you need any additional information or have for this request. Sincerely, Steve Bloomquist Harris McMonagle Associates,Inc. 503-639-3453 (ext 19) • CITY OF TIGARD• RECEIPT 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 T 1 GARD Receipt Number: 176264 - 12/11/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID MLP2008-00004 Approval Extension 1003100-43116 $232.00 MLP2008-00004 Approval Extension-LRP 1003100-43117 $34.00 Total: $266.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 1133 STREAT 12/11/2009 $266.00 Payor: Fonner LLC Tracy A Bean Total Payments: $266.00 Balance Due: $5,297.50 Page 1 of 1 City of Tigard, Oregon lb 13125 SW Hall Blvd. • TigarR 97223 uI TIGARD May 16,2008 Ken Sandblast Planning Resources, Inc. 7160 SW Fir Loop, Suite 201 Tigard, OR 97223 RE: Completeness Bean Minor Land Partition, Case File No. MLP2008-00004 Dear Mr. Sandblast: The City of Tigard received your original application submittal for a Minor Land Partition on February 8, 2008. The development site is located at 11400 SW Fonner Street. Staff has completed a preliminary review of the submittal materials and has determined that your application was complete as of May 16, 2008 for the purpose of beginning the 120-day review period for a final decision. The formal comment and review process typically takes 4 to 6 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that additional items may arise during the application review which may require further clarification. Should you have any questions with regard to these items, please contact me at 503-639- 4171 x2437. Sincerely, Cheryl Gaines Associate Planner c: MLP2008-00004 Land Use File Josh Bean,Fonner,LLC Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 City of Tigard, Oregon 013125 SW Hall Blvd. • Tigar•R 97223 • 111 111 May 6,2008 TIGARD Ken Sandblast Planning Resources, Inc. 7160 SW Fir Loop, Suite 201 Tigard, OR 97223 RE: Completeness Bean Minor Land Partition, Case File No. MLP2008-00004 Dear Mr. Sandblast: The City has received your application for a minor land partition (MLP2008-00004) to divide a .65 acre site into three parcels. The development site is located at 11400 SW Fonner Street. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Narrative. Revise the narrative or attach an addendum addressing the following items. Submit 3 copies of the revised narrative or addendum for the packets already submitted to the City. Density Computations- please show calculations for determining net developable area and density. The area of the access easement must be subtracted from the gross site area. Even by doing so, there should be no problem with this project being within the minimum and maximum densities. Access Management—as addressed in the e-mail sent by Dan Jung to the City on 4/28/08. 2. Submit 7 copies of complete application packets. This includes full-size plans, narrative revised as noted in item #1, and all application materials that have been submitted to the City. Please only include the revised version of all items. These packets must be collated and plans must be folded. 3. Submit 8 additional copies of plan sets. These may be reduced copies provided they are legible. One set must be 8.5"x 11". 4. 1 compact disc with all materials in a searchable format (PDF for example). 5. Submit two sets of pre-stamped, pre-addressed envelopes. Property owner list must be produced by Patty Lunsford in the Planning Department, 503-639-4171, ext. 2438. 6. This is not a completeness item, but should be noted by the applicant. The proposed tree preservation plan (C3.2) shows tree 494 very close to the possible building envelope on lot 3. Construction techniques used to build the home and placement of the home Phone: 503.639.4171 • Fax: 503.684.7297 . . www.tigard-or.gov • TTY Relay: 503.684.2772 • • will need to be approved by the project arborist. Once the tree preservation plan is approved in the land use process, removing the tree will be considered illegal tree removal and subject to fines. Should you have any questions with regard to these items, please contact me at 503-639- 2437. Sincerely, Cheryl Caines Associate Planner c: MLP2008-00004 Land Use File Josh Bean,Fonner,LLC LAND USE APPLICAFION D teect: 5 ��-� h 0,-1 COMPLETENESS REVIEW ►-i OMPLETE �l INCOMPLETE 5 - lb -o8 3 -6 _-e STANDARD INFORMATION: R. Deed/Title/Proof of Ownership ,Liatef Attendees ' y(�8:3QB) - - --- CErTISA Service Provider Letter ❑ Envelopes with Postage(Verify Count) ❑ #Sets-Of-Application Materials/Plans-"Paper Copies" Pre-Application Con erence Votes ❑ I #Sets Of Application Materials/Plans-"CD's" PROJECT STATISTICS: ❑ Building Footprint Size ❑ %of Landscaping On Site ❑ %of Building Impervious Surface On Site ❑ Lot Square Footage PLANS DIMENSIONED: EI--13trklititFeetprint icable rs Beild4e1-1-1eight R "rr " d °' ' ❑ Visual Clearance Triangle Shown ADDITIONAL PLANS: [- Vicinity Map Architoctural Plan aExisting Conditions Plan [ I - � �e-P} (� Tree Inventory ❑ Site Plan ❑ Lighting Plan CttEE-PLAwfmiTJ=N. ADDITIONAL REPORTS: (list any special reports) ❑' Alf b�,,54- Refori- ❑ ©" cIra rna9e repor+ ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ : .30 Washim Ion Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.340(Director's Interpretation) 18.705(Access/Egress/Circulation) ❑ 18.780(Signs) ❑ 18.350(Planned Development) • . 0 Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.360(Site Development Review) 'iii 18.715(Density Computations ❑ 18.790(Tree Removal) ❑ 18.370(Variances/Adjustments) • , I (Design Compatibility Standards) 12r 18.795(Visual Clearance Areas) ❑ 18.380(Zoning Map/TextAmendments) ❑ 18.725(Environmental Performance Standards) ❑ 8.798(Wireless Communication Facilities) 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) L-7Su V;.-tt, ca,-,-,.--.e-cis Er 18.420(Land Partitions) El 18.742(Home Occupation Permits) ❑ 18.430(Subdivisions) Er 18.745(Landscaping&Screening Standards) Ea' 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) El 18.760(Nonconforming Situations) ❑ 18.620(Tigard Triangle Design Standards) Er 18.765(Off-Street Parking/Loading Requirements) ADDITIONAL ITEMS: SPt, - o J.A Of d.e-k. .C,,..-, ,A o c5 / ' I Sek. of .S4. X II 1 plans '✓ e' recto der-S, 41 S1'Io4J1nc !'exIGuL-ko/`.S ✓ I:lcurpinlmasters1 forms-revised 1land use application completeness review.dot REVISED: 6-Jun-07 • • Cheryl Caines From: Kim McMillan Sent: Monday, May 05, 2008 1:43 PM To: Cheryl Gaines Subject: Bean MLP Cheryl, You can deem them complete. The narrative is ok- not great, but ok. Kim Kim McMillan Development Review Engineer 503-718-2642 Fax 503-624-0752 1 Cheryl Caines From: Dan Jung [danj@prilanduse.com] Sent: Monday, April 28, 2008 1:19 PM To: Cheryl Caines Cc: Kim McMillan; Josh Bean Subject: RE: Bean Partition Attachments: Narrative - PEN -access addendum -04-28-08.pdf Cheryl, Please find the attached narrative addendum per Kim's request. Please let me know if you would like for us to drop off hard copies, or if the attached pdf is acceptable. Thanks, Dan Jung Planning Resources, Inc. 7160 SW Fir Loop, Ste#201 Portland, OR 97223 503.684.1020 503.684.1028 (fax) From: Cheryl Caines [mailto:cherylc©tigard-or.gov] Sent: Wednesday, April 23, 2008 3:13 PM To: Dan Jung Cc: Kim McMillan Subject: Bean Partition Dan, I got comments from Kim and she is only missing one item. It looks as if the narrative did not get revised per her request. See the comments under Traffic Impact and/or Access Report. Please send over a draft of that revised section. We'll take a look and then we can just ask for the additional copies. Thanks, Cheryl Gaines Associate Planner City of Tigard (503) 718-2437 1 • • CHAPTER 18.705. ACCESS, EGRESS, AND CIRCULATION. 18.705.030. General Provisions. H. Access Management 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO (depending on jurisdiction of facility.) APPLICANT'S RESPONSE: The submitted application includes preliminary grading plans and street/driveway details in conformance with City, County and State requirements. Additionally a sight distance study has been submitted noting a speed study has been conducted identifying the 85th percentile speed at the subject site of 23 mph —which requires a sight distance of 255 feet. As noted in the same study the proposed combined driveway access has a sight distance of 285-ft to the west and over 300-ft to the east. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. APPLICANT'S RESPONSE: The subject site is located on the south side of SW Fonner St, between SW 115th and SW 113th None of these streets are classified as a collector or arterial. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. APPLICANT'S RESPONSE: The subject site is located on the south side of SW Fonner St, between SW 115th and SW 113th. None of these streets are classified as a collector or arterial. 4. The minimum spacing of local streets along a local street shall be 125 feet. APPLICANT'S RESPONSE: SW 115th and SW 113th are both over 150 feet from the proposed driveway. Mr.Josh Bean-3-Lot Partition planning e n r: � ,inc. City of Tigard Partition Application • • i Cheryl Caines From: Cheryl Caines Sent: Wednesday, April 23, 2008 3:13 PM To: 'Dan Jung' Cc: Kim McMillan Subject: Bean Partition Attachments: Scanned from MFP-05863210 04/23/2008 15:10 Dan, I got comments from Kim and she is only missing one item. It looks as if the narrative did not get revised per her request. See the comments under Traffic Impact and/or Access Report. Please send over a draft of that revised section. We'll take a look and then we can just ask for the additional copies. Thanks, Cheryl Caines Associate Planner City of Tigard (503) 718-2437 1 - • 25I 03AG 2-20 QanPUBLIC FACILITY PLAN Project: MLP COMPLETENESS CHECKLIST Date: 3/6/08 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. Provide dimensions of existing ROW ® Centerline of street(s) clearly shown. Label centerline and dimension Street name(s) shown. A Existing/proposed curb or edge of pavement shown. Label existing edge of pavement ® Street profiles shown. Show proposed curb profile. The half-street improvements will most likely be required after a rough proportionality analysis is completed. Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report Sight Distance Certification is for old site plan. Provide revised sight distance letter based on current plans.JThe applican narrative in 18.705.030.H.1-4 needs to provide facts, findings and conclusions, Dl J Ise, rather than "as shown on site plans included herein". This is not an adequate narrative res r s_e 1:/ Street grades compliant? Show grades on profile 541. Street/ROW widths dimensioned and appropriate? Show in plan view. Typical section is correct ❑ Private Streets? Less than 6 lots and width appropriate? gOther: Driveway Driveway must be 6 feet from property line (See standard details). Shared driveway must be in 15 foot easement, but only 10 feet must be paved. Street trees are required along driveway because length exceeds 100 feet. Street trees are required along Fonner Street frontage, too. SANITARY SEWER ISSUES Existing/proposed lines shown. Show existing lateral ❑ Stubs to adjacent parcels required/shown? WATER ISSUES • Existing/proposed lines w/sizes noted? ® Existing/proposed fire hydrants shown? pl Proposed meter location and size shown? Call out meter size • Proposed fire protection system shown? REVISED: 03/06/08 STORM DRAINAGE AND WA•R QUALITY ISSUES • Existing/proposed lines shown? Connect public storm line to existing storm line crossing Fonner Street. Show storm lines for Lots 2 and 3. ❑ Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: 40Y) Date: 3/6/08 /23/og REVISED: 03/06/08 • • Cheryl Caines From: Cheryl Caines Sent: Wednesday, April 16, 2008 2:24 PM To: 'Dan Jung' Subject: RE: Bean Partition Dan, It seems that TVF&R is okay with the current design without a turnaround. You have provided a turnaround for other large vehicles that may be coming to/from the site. I consider that item to be addressed. I was going to ask you re-do the density calculations one last time to subtract the area of the access easement. I don't think that will create any sort of problem for you regarding density. It is something we require to be subtracted, but I don't think it is clearly stated in the density computations chapter. I do not have comments from Kim McMillan in our Engineering Division. She is out of the office all week, so I don't know if she has any issues or not. If she is okay with the submittal,then I'll ask for the additional copies of the application. Those copies should include the revised density calcs. Cheryl From: Dan Jung [mailto:danj@prilanduse.com] Sent: Wednesday, April 16, 2008 11:15 AM To: Cheryl Caines Subject: RE: Bean Partition Hi Cheryl, Two things: 1) I just wanted to clarify our options. Do I understand correctly that if the access easement is over 150-ft in length (and currently it is 152-ft)then a full emergency vehicle turnaround is required? 2) Attached is the completed CWS pre-screen form. Is this the last item you needed to deem the application complete? Thanks, Dan Jung Planning Resources, Inc. 7160 SW Fir Loop, Ste#201 Portland, OR 97223 503.684.1020 503.684.1028 (fax) From: Cheryl Caines [mailto:cherylc@tigard-or.gov] Sent: Monday, April 14, 2008 2:34 PM To: Dan Jung Subject: RE: Bean Partition i Dan, • • Since the actual access is over 150 feet,then the turnaround is still necessary. Now it is clear where the 149 feet is coming from. Thanks for the clarification. Cheryl From: Dan Jung [mailto:danj@prilanduse.com] Sent: Monday, April 14, 2008 1:53 PM To: Cheryl Caines Subject: RE: Bean Partition Cheryl, I think I worded the resubmittal poorly. Here's my understanding, the access easement itself is over 150-ft in length (its actually 152-ft, the 159 dimension is measured from the old ROW line), however with the 20-ft rear yard setback provision TVF&R can drive their trucks 149-ft, stop, and reach the back of the future home with their hoses in under 150- ft. In other words it's the combined 300-ft length that is important. That's how I understand it. If the easement must be under 150-ft, the property line between Parcels 2 and 3 can be angled to meet this standard, however the applicant would rather not create irregular shaped lots if at all possible. Additionally, it was also my understanding that a turnaround would be required even if TVF&R did not require one; thus why we proposed the modified turnaround. If in fact no turnaround is required the applicant would prefer to proceed without one. Thanks, Dan Jung Planning Resources, Inc. 7160 SW Fir Loop, Ste#201 Portland, OR 97223 503.684.1020 503.684.1028 (fax) From: Cheryl Caines [mailto:cherylc@tigard-or.gov] Sent: Monday, April 14, 2008 1:26 PM To: Dan Jung Subject: Bean Partition Dan, I'm reviewing the plans for the Bean Partition. The supplemental information states that the access will be less than 150 feet. The plans provided still show the length as 152 feet. If the access is 149 feet,then the standard does not apply. At that point a turnaround is not necessary, but there is no problem with you providing one anyway. Please let me know if the plans are being revised to reflect the 149-foot access. Thank you, Cheryl Caines Associate Planner City of Tigard (503) 718-2437 2 • • Page 1 of 2 Dan Jung From: Dalby, John K. [John.Dalby@tvfr.com] Sent: Wednesday, March 19, 2008 8:42 AM To: Dan Jung Subject: RE: Fonner ST-3-lot partition application Dan, If the dimensions shown on the attached drawing are accurate, you are not required to provide a fire apparatus turnaround. The city may still require one for the trash haulers and UPS trucks, etc. but you should check with them. The fire hydrant shown on the drawing must be capable of supplying the required fire flow demand of 1000 gallons per minute at 20 psi residual pressure for any structure up to 3600 square feet in total fire area. Hope this helps. John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue,North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 • 503-356-4723 From: Dan Jung [mailto:danj©prilanduse.com] Sent: Wednesday, March 19, 2008 8:32 AM To: Dalby, John K. Subject: RE: Fonner ST- 3-lot partition application Hi John, Sorry I was not able to call you back yesterday, but from your message I understand that if a truck and drive straight for less than 150-ft and still reach the far side of the furthest home in under 150-ft TVF&R will not require a turnaround. Is that correct? Provided I correctly understand the situation, that attached layout illustrates a plan that (although very close) does not require a turnaround. When you have a chance, and I understand that may not be until next week, could you please respond to this email confirming a turnaround will not be required so I can provide the City of Tigard with documentation we reviewed the issue? I appreciate your help. Dan Thanks, Dan Jung Planning Resources, Inc. 7160 SW Fir Loop, Ste#201 Portland, OR 97223 503.684.1020 503.684.1028 (fax) 4/8/2008 • • Page •2 of 2 , - From: Dan Jung • Sent: Monday, March 17, 2008 10:52 AM To: TVFR-John Dalby (John.Dalby@tvfr.com) Subject: Fonner ST- 3-lot partition application John, I left you a voicemail a few minutes ago (and I understand you are out of the office this week) regarding a partition application on Former ST, within the City of Tigard. I'm contacting you to discuss modifying the necessary vehicle turnaround dimensions. Attached you will find an exhibit illustrating a modified turnaround that would best suit this small land division. I know that show dimension do not meet standard TVF&R requirements, however our client is willing to provide fire sprinklers in the new homes and/or shorten the access to under 150-ft if that will make the modified turnaround more appealing to TVF&R. At your earliest convenience please contact me and we can discuss options. I appreciate your time. Dan Thanks, Dan Jung Planning Resources, Inc. 7160 SW Fir Loop, Ste#201 Portland, OR 97223 503.684.1020 503.684.1028 (fax) • • 4/8/2008 . 0 SW FONNER ST 0 - —ss - wwwwqS W N N B'1W9lNEI� W W -- . PARCEL 1 1 1 7,776 S.F. LLII I I - - - � . PARCEL 2 I 010 I 1 7,668 S.F. 20—FT REAR I I I 1 \RD SETBACK III I � PARCEL 3 ; I I ad 8,476 S.F. I I 7- , . __..] .___. _____ • 1 r 4°'s `::3; City of Tigard, Oregon • 13125 SW Hall Blvd. • TigarcOR 97223 11111 so March (i, 2008 Ken Sandblast T I G A R D Planning Resources, Inc. 7160 SW Fir Loop, Suite 201 Tigard, OR 97223 RE: Completeness Bean Minor Land Partition, Case File No. MLP2008-00004 Dear Mr. Sandblast: The City has received your application for a minor land partition (MLP2008-00004) to divide a .65 acre site into three parcels. The development site is located at 11400 SW Fonner Street. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Access. The shared access drive is over 150 feet in length. The turnaround may be utilized by other service and emergency vehicles in addition to fire vehicles and is still required. Please revise the plans to show a turnaround. 2. Density Computations. Please show calculations for determining net developable area and density. Note that the actual existing lot size of lot 1 (8,000 sq. ft.) must be subtracted from the gross site area. 3. Tree Preservation Plan. Number each of the trees on the tree preservation plan utilizing the numbers within the tree table. 4. Clean Water Services Pre-Screening Site Assessment. Submit a current CWS assessment. 5. Public Facility Items. Please provide the information required by our development review engineer, as shown on the attached sheet. Contact Kim McMillan at (503) 718- 2642 with questions on these requirements. Should you have any questions with regard to these items, please contact me at 503-639- 2437. Sincerely, Cheryl Caines Associate Planner c: MLP2008-00004 Land Use File Josh Bean, Fonner,LLC Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 f PUBLIC FACILITY PLAN • Project: an MLP COMPLETENESS CHECKLIST Date: 3/6/08 GRADING ❑ Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. • Geotech study submitted? STREET ISSUES ❑ Right-of-way clearly shown. Provide dimensions of existing ROW ❑ Centerline of street(s) clearly shown. Label centerline and dimension Z Street name(s) shown. ❑ Existing/proposed curb or edge of pavement shown. Label existing edge of pavement ❑ Street profiles shown. Show proposed curb profile. The half-street improvements will most likely be required after a rough proportionality analysis is completed. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report Sight Distance Certification is for old site plan. Provide revised sight distance letter based on current plans. The applicant's narrative in 18.705.030.H.1-4 needs to provide facts, findings and conclusions, rather than "as shown on site plans included herein". This is not an adequate narrative response. ❑ Street grades compliant? Show grades on profile ❑ Street/ROW widths dimensioned and appropriate? Show in plan view. Typical section is correct ❑ Private Streets? Less than 6 lots and width appropriate? n Other: Driveway Driveway must be 6 feet from property line (See standard details). Shared driveway must be in 15 foot easement, but only 10 feet must be paved. Street trees are required along driveway because length exceeds 100 feet. Street trees are required along Fonner Street frontage, too. SANITARY SEWER ISSUES Existing/proposed lines shown. Show existing lateral n Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/ sizes noted? ® Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? Call out meter size ❑ Proposed fire protection system shown? REVISED: 03/06/08 STORM DRAINAGE AND WATESUALITY ISSUES • ❑ Existing/proposed lines shown? Connect public storm line to existing storm line crossing Fonner Street. Show storm lines for Lots 2 and 3. ❑ Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereb deemed ❑ COMPLETE ® INCOMPLETE By: Date: 3/6/08 REVISED: 03/06/08 • • SW Fonner Street Partition Completeness Item Met Not Met N/A Comments 18.745.020: X Applicability 18.745.030: X General Provisions 18.745.040: X* -Street trees are required along Fonner, Street Trees and the private access drive. These need to be chosen from the Tigard list and shown on the plans. The species should differ between Bdgond the private drive in order to increase diversity. -If street trees are planted on the backside of the sidewalk along the private drive, they should be large stature trees (at maturity) and planted within 6' of ROW. 18.745.050: X* -Cheryl, I am not familiar with the Buffering and buffer requirements along the private Screening drive. Therefore, I am not sure if the applicant's proposal satisfies this requirement. 18.745.060: X Re-vegetation 18.790.030: X* -The all of the trees need to be Tree Plan numbered on the Tree Preservation Plan Requirement (sheet C3.2). -The fencing specifications in the arborist report need be transferred accurately to the site plans (to scale) and include a signature of approval from the project arborist. -Tree protection fencing shall be min. 5' high chain link. 18.790.050: X Permit Applicability Todd Prager City Arborist February 25, 2008