MLP2001-00010 Decision - SUNRIDGE HGTS PARTITION
NOTICE OF TYPE 11 DECISION
"URBAN SERVICE AREA" CITY OF TIGARD
MINOR LAND PARTITION MLP 2001-00010 Srurpirrgrtit r~ry L)ct:r~ira.na
~ A t1xt:er(orrrimmty
SUNRIDGE HEIGHTS TRACT "A" PARTITION
124 DAYS 10/23/2001
SECTION 1. APPLICATION SUMMARY
"URBAN SERVICE AREA"
FILE NAME: SUNRIDGE HEIGHTS TRACT "A" PARTITION
CASE NO: Minor Land Partition (MLP) MLP2001-00010
PROPOSAL: Approval of a 1-lot Minor Land Partition of .58 acres. The lot is to be developed
with a detached single-family home. The lot size for this development would be
9„999 square feet.
APPLICANT: Brentwood Homes
Jahn NofFz Jr.
14912 S Summerview Drive
Tigard, OR 97224
.OWNER: Same as Applicant.
ZONING
DESIGNATION: City of Tigard R-7 zoning district. The R-7 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with or
without accessory residential units, at a minimum lot size of 5,300 square feet, and
duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and
subdivisions are also permitted outright. Some civic and institutional uses are also
permitted conditionally.
LOCATION: The project is located on the south side of Southwest Burgundy Street and just
West of Southwest Juliet Terrace; WCTM 2S108BD, Tax Lot 8800.
PROPOSED PARCEL 1: 9,999 Square Feet.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters: 18.420, 18.390, 18.510, 18.705, 18.715,
18.725, 18.730, 18.765, 18.775, 18.795, 18.810.
SECTION Ill. DECISION
f
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 Vl.
MLP2009-000101 UNRIDGE HEIGHTS TRACT"A: PARTITION PAGE 1 of 13
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
-9-6-15mrt the fo awing tote anning Department ra Ril"y3-9-4174x-3 ) or review an-d'
approval:
1. The applicant shall provide a copy of a current survey map to the Planning Division for approval
prior to final plat approval.
2. The applicant shall revise the preliminary plat to include a building envelope and indicate a visual
clearance area shown as a triangle formed by the right-of-way or property lanes along such lots
and a straight line joining the right-of-way or property line at points.; whichh are 30 feet distance
from the intersection of the right-of--way line and measured along such lines as illustrated in T'DC
Figure 18.795.1 below.
Submit to the Engineering Department (Brian Rader, 639-4171, ext. 318) for review and approval:
3. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of
$30.00.
4. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to
the City's global positioning system (UPS) geodetic control network. 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:
a GPS tie networked to the City's UPS survey.
a 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. 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.
C. NOTE: Nashington Countyyiil not begin their review of the final plat until they receive, a
letter from the City Engineering Department indicating: 1) that the City has reviewed the
find plat and submitted comments to the applicant's surveyor, and 2) that the applicant
has either completed any public improvements associated with the project, or has at least
obtained the necessary public improvement permit from the Ci to complete the work.
D. Once the City and County have reviewed the final plat, submitvo mylar copies of the final
plat for City Engineer's signature.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
Submit to the Engineering Department (Brian Rader, 639-4171, ext. 318) for review and approval:
6. The applicant shall provide the Engineering Department with a mylar copy of the recorded final
plat.
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) ?
MONTHS OF THE EFFECTIVE DATE OF THIS DECISION.
MLP2001-000101SUNRIDGE HEIGHTS TRACT °A PARTITION PAGE 2 of 13' 3
SECTION 111. BACKGROUND INFORMATION
Vicinity Information:
The subject property is a portion of a vacated easement that belongs to Glean Water Services (GWS).
The site is surrounded by properties that are characterized by singie family development.
PrT onerty History.:
hearcei rival formerly portion of Pleasant View hale 3 and more recently part of an easement to
CW_ for the creation of a water quality facility. CW then vacated that portion of the easement that is
proposed for division by this application.
Site Information and Proposal Description:
The subject site is located just west of SW Juliet Terrace off of SW Dekalb Street. The subject property
is described as tract °A" of Sunridge estates and is approximately 251,152 square feet. The site slopes to
the south and west portion of the property. There are no structures on the subject property. The water
quality facility is to remain intact on the parent parcel (Tract "A°, and is accessed by an existing 12-foot
access road that borders the west edge of the proposed parce)l. The parent pparcel will retain 19 feet of
frontage on SW Dekalb Street. The new parcel has 94 feet of frontage on SW Dekalb and is expected
to access that street at the time of construction.
SECTION IV. NEIGHBORHOOD COMMENTS
No comments were received from the public during the comment period.
SECTION V. SUMMARY OF APPLICABLE CRITERIA
summary of the applicable criteria in this case in the Chapter order in which they are addressed in this
decision are as follows:
A. Land Partitions
18.420 (Land Partitions)
B. Zoning Districts
13.510 (Residential Zoning Districts)
C. Specific Development Standards
18.705 Access, Egress Circulation)
18.715 Density Computations)
18.745 Landscaping and Screening~
18.765 Off Street Parkin and Loading Requirements)
18.795 isual Clearance
15390 Impact Study Section 18.390.040)
D. Street and Utility Improvement tandards
18.810 (Street, and Utility Improvement Standards)
The proposal contains no elements related to the provisions of Code Chapters: 18.724 (Design
Compatibility), 18.725 (Environmental Performance Standards) 14.734 (Exceptions to Development
1$.755
Standards), 18.742 (Nome Occupations), 18.750 {Manufactured/Mobile Home Regulations ~tsource
(Mixed Solid Waste & Recyclable Storage), 18.71~14 Nonconforming Situations , 18.775 nsitive
Lands 18.780 (Signs), 18.78 Tem ora Uses), 18.794 Tree Removal), 18.77 Water Overlay District) and 1.798 Wireless pComunicabon Facilities). These Chpters are, therefore, found
to be inapplicable as approva~ standards.
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
_ OMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTION
LAND PARTITIONS: CHANTER 18.420
MLP2001-000101SUNRIDGE HEIGHTS TRACT "A PARTITION PAGE 3 OF 13
Future re-division: Section 18.420.020.D
When partitioning tracts into large parcels, the director shall require that the parcels be of such
size and shape to facilitate future re-partitioning of such parcels in accordance with the
requirements of the zoning district and this title.
The proposal involves the separation of one lot from a tract that was set aside for water quality
enhancement. The remainder of tract "A" will be utilized by Chan Water Services as a water quality
facility, and the newly created U99 rcel meets the minimum lot size for only one lot in the R-7 zoning
district. The new parcel will tie square feet. The minimum lot size for the district is 5,000 square
feet and the size of the lot precludes it from any future division within the zoning district. This criteria is
satisfied.
Approval' Criteria: Section 18.420.050
The proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition will comply with all statutory and ordinance requirements and regulations at the
time of proposed development as demonstrated both by the analysis presented within this administrative
decision and by this application and review process through compliance with the conditions of approval.
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. 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,
Improvements will be reviewed as part of the ermi. process and during construction, at which time the
appropriate review authority, will insure that City and applicable agency standards are met. Based on
the analysis in this decision, 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 requirement in the R-7 zoning district is 50 feet. The width of the newly created
lot is proposed at 94 feet. The lot will exceed the minimum lot width standard of 50 feet. Therefore, this
criterion is 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.
The minimum lot area requirement in the R-7 zoning district is 5,000 square feet. The proposed lot
exceeds the minimum lot size by 4,999 square feet. The remainder of tract "A" will also exceed the
minimum lot size, however, it is not a lot and therefore not subject to this standard. Therefore, this
criterion is 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.
The new lot will have 94 feet of frontage along SW Dekalb Street, and the remainder of tract "A" will
have 19 feet of frontage. This standard has been met.
Setbacks shall be as required by the applicable zoning district.
No development is proposed in conjunction with this application. All setbacks will be applied at the time
of future development. This standard has been met.
MLP2001-00010/sUNRIDGE HEIGHTS TRACT W PARTITION PAGE 4 of 13
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.
The lot that is being proposed is not a flag lot. Even though the remainder of tract "A" resembles a flag
lot, it is not a lot by definition and therefore not subject to the platting standards. Therefore, this standard
is met.
A screen shall be provided alone 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.
This standard does not apply to this proposal.
The fire district may require the installation of fire hydrant where the length of an accessway
would have detrimental effect on fire-fighting capabilities.
The Fire District has indicated that the lot will not conflict with its operations. Therefore, this standard
does not apply.
Where a common drive is to be provided to serve more than one lot, a reciprocal easement
which will ensure access and maintenance rights shall be recorded with the approved partition
map.
There i no indication that there will be a common drive associated with this proposal, therefore this
standard does not apply.
,,py accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and
Circulation.
This standard is addressed under Chapter 18.705 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 adapted pedestrian/bicycle pathway plan.
There is no one-hundred-year floodplain associated with this site. Therefore, this criterion is not
applicable.
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)fadjustrrient(s) will be processed concurrently.
No variances or adjustments are requested or required with this application. Therefore, this standard is
not applicable.
Residential Zoning Districts 18.510_
Development standards in residential zoning districts are contained in Table 18.510.2 below;
MLP2001-00010/SUNPJDGE HEIGHTS TRACT W PARTITION PAGE 5 OF 13
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-1 R-2 R-3.5 R-4.5 R-7
Minimum Lot Size -
- Detached unit 34,000 sq.ft. 20,000 sq.ft, 10,000 sq,ft. 7,500 fq.fL 5,000 sq. ft.
- Duplexes 10,000 sq_ft. 10,000 sq.ft.
-Attached unit 1 5,000s .ft:
AvC-MIge Minimum Lot Width
- detached unit tots look 100 ft. 65 ft. 50 ft 50 ff.
- duplex lots 90 ft. 90 ft 50 ft.
- Attached unit fats 40 ft
Maximum Lot Coverage - - - - 80% 2
Minimum Setbacks
-front yard 30 ft. 30#t. 20 ft. 20 ft 15 ft.
- aide facing street on comer& through lots 20 ft. 20 ft. 20 ft. 15 ft. loft.
- Sido yard 5 #t 5 ft 5 f#. 5 ft. 5 ft.
-Rearyard 25 ft. 25f. 15 ft. 15 ft. 15f.
-Side orrear yard abutting more restrictive zoning district 30 ft.
- Distance between 222e!ly line and front of garage 20 ft. 20 ft, 20 ft 20 ft 20 ft.
Maximum Height 30 ft. 30 ft. 30 ft 30 ft, 35 fL
Minimum Lands .e Rcquirrement - - - - 20%
[1] Single-family attached residential units pennitted at one dwelling per lot with no more that five attached units in one grouping.
[2] Lot coverage includes all buildings and impervious surfaces.
A minimum lot size of 5,000 square feet is required for each lot. The proposed lot size of 9,999 square
feet meets this standard, however, the site size shall be confirmed through a current survey prior to final
plat approval.
Setback standards will also apply to future development of the sites.
Section. 18.705 Access. Egress, and Circulation.
Access, Egress and Circulation is partially addressed udder Chapter 18.420 in this decision. In addition,
the following provisions are applicable:
Public street access. All vehicular access and egress as required in Sections 18.705.030H and
18.705.030 shaft 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.
The proposal includes an existing 12-foot access road for the water quality tract, and it can be assumed
that the new home to be constructed on the newly created lot will require a driveway. Both accesses will
be required to connect directly with SW Dekalb Street, a public street. Therefore, this standard is met.
Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N.
Minimum access requirements for residential use.
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 fallowing:
a. A circular, paved surface having a minimum turn radius measured from center point to
outside edgc~e of 35 feet;
b. A hammerhead-configured, paved surface with each leg of the hammerhead having a
minimurn depth of 40 feet and a minimum width of 20 feet;.
C. The maximum cross slope of a required turnaround is 5%.
This standard does not apply to this proposal.
Vehicle turnouts, (providing a minimum total driveway width of 24E feet for a distance of at fez
30 feet), may be required so as to reduce the need for excessive vehicular backing motions
situations where two vehicles traveling in opposite directions meet on driveways in excess of
200 feet in length;
MLP2001-000101SUNRiDGE HEIGHTS TRACT °A PARTITION PAGE 6 of 13
Given a lot depth of 115 feet, this criteria does not apply to this proposal.
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.
All driveway approaches related to this proposal are to a local residential street on the City of Tigard
Transporta'on Plan Map. Therefore, this standard does not apply to this proposal.
DENSITY COMPUTATIONS: CHAPTER 18.715.
18.715.020 Density Calculation
Density calculations are addressed to insure that the creation of new lots, in this case, will not prohibit
future development.
Definition of net develo ment area. Net development area, in acres, shall be determined by
subtracting the following and 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 1 0-year floodplain
b. Land or slopes exceeding 25%;
C. Drainage ways, and
d. Wetlands.
2. All land dedicated to the public for park purposes;
-1. All land dedicated for public rights-of-way. When actual information is not available, the
following formulas may be used:
a. Sin le-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 i to remain on the site.
B. Calculating maximum number of residential units. To calculate the maximum number of
residential units per net acre, divide the number of square feet in the net acres by the
minimum nuxnbar of square feet required for each lot in the applicable zoning district.
The maximum number of residential units that would be available to the site is one. Clean Water
Services vacated a portion of Tract "A" that is equivalent to 9,990 square feet. The minimum lot size for
the R-7 zoning district is 5,000 square feet, thus only one residential unit is allowed. This standard has
been satisfied.
C. Calculatin minimum number of residential units. As required by Section 18.510.040, the
minimum number of residential units per net acre shall be calculated b multiplying the
maximum number of units determined in Subsection B above by 80% {0.8}
The minimum number of residential units that the new lot can accommodate is one. This standard has
been satisfied.
LANDSCAPING AND SCREENING: CHAPTER: 18.745.
_reet 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 ofthis title shall be
required to plant street trees in accordance with the standards in Section 18.745.0400.
MLP2001-00010/SUNRIDGE HEIGHTS TRACT "A" PARTITION PAGE7 OF 13
required to plant street trees in accordance with the standards in Section 18.745.0400.
This proposed project has a frontage of less than 100 feet, therefore this standard does not apply.
The remaining landscape standards are deferred until the time of development.
TREE REMOVAL: CHAPTER: 18.790
Tree Plan Requirement: Section 18.790.030
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.
The newly created lot does not contain any trees, therefore, this standard does not apply.
VISUAL CLEARANCE AREAS: CHAPTER 18.795
Visual Clearance Requirements: Section 18.795.030
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.
Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall
structure or tempworary or permanent obstruction exce t for an ocasional utility pale 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.
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,
plantings, fences, walls, wall structures and temporary or permanent obstructions shall be
fiurther reduced in height or eliminated to comply with the intent of the required clear vision area.
Computations: Section 18.795.040
Non-arterial streets.
Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a
non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at
least one of the streets or driveways is 24 feet or more In width, a visual clearance area shall be a
triangle formed by the right-of-way or property lines along such lots and a straight line joining
the right-of-way or property line at points which are 30 feet distance from the intersection of the
right-of-way line and measured alone such lines. See Figure 18.795.1:
FIGURE 18.795.1
ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS
~ - - "aaal"'r ayi~ < r ,fir
i
D e?igCo~ sA' a~
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Southwest Dekalb street is classified as a local residential street on the City of Tigard Transportation
Plan Map. The site is proposed for single family development, but there is no building envelope shown
on the preliminary plat.
FINDING: This standard has not been met. In order to meet the standard, the applicant shall satisfy
the following condition:
CONDITION: The applicant shall revise the preliminary plat to include a building envelope and indicate a
visual clearance area shown as a triangle formed by the right-of-way or property lines
aloe such lots and a straight line joining the right-of-way or property line at points which
are 0 feet distance from the intersection of the right-of-way line and measured along such
lines as illustrated in TDC Figure 18.795.1.
D. IMPACT STUDY: Section 18.390.040.B.e
Requires that the applicant shall include an imppact study. 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 of the development on the public at large, public
facilities systems, and affected private property users. In situations where the Community
Development Dade repes the dedication of real property interests, the applicant shall either
specifically concur withwirthe dedication of real property interest, or provide evidence which
supports the conclusion that the real property dedication requirement is not roughly
proportional to the projected impacts of the development.
The impacts of the roposal were considered at the time of the approval of Sunridge Heights subdivision
for this proposal.. Alf impacts have been addressed in the conditions of approval for Sunridge Heights as
well as this decision.
STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810
Street And Utility Improvements Standards (Section 18.810):
Chapter 18.810 provides construction standards orte implementation of ubli+c 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 major collector
street to have a 60 to 80-foot right-of-way width and a 444bot paved section. Other
impprovements required may include can-street parking, sideways and bikeways, underground
utilities, street lighting, storm drainage, and street trees.
This site lies adjacent to SW Dekalb Street, which is classified as a local residential street on the City of
Tigard Transportation Plan Map. At present, there is approximately 2 feet of OW from centerline,
according to the most recent tax assessor's map. No further ROW dedication is needed.
S Dekalb Street was fully improved as a part of the Sunridge Heights project. No further
improvements are necessary.
uture 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
T~ive 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
MLP2001-000101SUN RIDGE HEIGHTS TRACT "A" PARTITION PAGE 9 OF 13
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 i
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.
The area around this partition is fully developed and there are no ether streets to extend.
Guide-sacs. 18.810.030.K states that 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:
All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other
than circular, shall be approved by the City Engineer, and
o The length of the cul-de-sac shall be measured along the centerline of the roadway from
the near side of the intersecting street to the farthest point of the cul-de-sac.
o 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.
There are no cul-de-sacs associated with this partition.
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.
The width of the newly created lot is 94 feet and the depth only 115 feet. This criteria has been satisfies
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.
The newly created lot has 94 feet of lot frontage on SW Dekalb Street, and the remaining portion of tract
"A" will have 19 feet of frontage. This standard has been satisfied..
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.
Sidewalks have been assured by the developer of Sunridge Heights, and include the frontage of this
property.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each
now .development and to connect developments to existing mains in accordance with the
provisions set forth to 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.
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 omprehensi
Plan.
A sewer lateral has already been installed for this lot as a part of the Sunridge Heights development.
MLP2001-00010/SUNPJDGE<HEIGHTS TRACT "A" PARTITION PAGE 10 OF 13
Storm Drainage:
General Provisions: Section 18.810.100.A states requires developers to make adequate
provisions for storm water and floodwater 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 Des! n and Construction Standards for
Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000
and including any future revisions or amendments)
Upstream drainage was already accommodated with the Sunddge Heights development, and this
partition will not negatively impact that system. The storm system for this development can easily serve
this lot.
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 untiI
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 adapted by
the Unified Sewerage agency in 2000 and including any future revisions or amendments).
This provision was previously addressed a a part of the Sunridge Heights development. No further
improvements are necessary.
'31keways and Pedestrian Pathways:
.bikeway Extension: Section 18.810.110.A states that developments adjoining proposed
bikeways identified on the City's adopted pedestrian/bikeway ?Ian shall include provisions for
the future extension of such bikeways through the dedication re easements or right-of-way.
No bikeway/pedestrian path is required at this location.
Cost of Construction: Section 18.810.110.13 states that development permits issued for planned
unit developments, conditional use permits, subdivisions, and other developments which will
principally benefit from such bikeways shall be conditioned to include the cast or construction
of bikeway improvements.
Not applicable.
Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the
roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from
the road is eight feet.
Not applicable.
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 shalt 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;
a 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
MLP2001-000901SUNRIDGE HEIGHTS TRACT A PARTITION PAGE 11 OF 13
+ 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.C 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 utiities 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 bash. The most common, but not the only, such
situation is a short frontage development for which under-grounding would result in they
placement of additional poles, rather than the removal of above-ground utilities facilities. An
applicant for a development which is served b 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 no overhead utilities adjacent to this development.
ADDITIONAL CITY ANDIOR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
STANDARDS:
Public Water System:
This lot will be served from an existing water service that was installed as a part of the Sunddge Heights
development.
Storm Water Quality;
The City has agreed to enforce Surface Water Management (SWIG() 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 storrr
water runoff generated from newly created impervious surfaces. In addition, a maintenance pla
shall be submitted indicating the frequency and method to be used in keeping the facility
maintained through the year.
A water quality facili~yr was constructed as a art of the Sunridge Heights development. That facility was
sized to account for %is lot. Therefore, no additional requirements are necessary.
Address Assignments
The City of Tigard is responsible for assigning addresses for parcels within the City of Tiggard and within
the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be
assessed. This fee shall be paid to the City prior to approval of the final plat.
For this project, the addressing fee will be $30.00.
Survey Requirements
The applicant's final plat shall contain Stag Plane Coordinates can two monuments with a tie to the City's
global positioning system (GPS) geodetic control network. These monuments shall be on the same line
and shall be ofthe 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.
SECTION VII. OTHER. STAFF COMMENTS
City of Tigard Water Department has offered the following comment:
+ Prior development placed water service at this location.
City of Tiggard 0perations Department indicated the following:
+ ONs,ide of the service area.
MLP2001-000101SUNRIDGE HEIGHTS TRACT "X PARTITION PAGE 12 of "13
City of Tigard Building Division reviewed the proposal and provided the following comment:
+ Fire Department shall approve access and fire hydrant location.
SECTION VIII. AGENCY COMMENTS
Clean Water Services was notified but did not comment.
Tualatin Valley Fire & Rescue finds that there will be no conflict with protection interests.
Washington County indicated that the project is within the City of Tigard's jurisdiction, no comment.
SECTION IX. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Owner of record within the required distance
Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON JULY 2 , 20101 AND BECOMES
EFFECTIVE ON AUGUST 7, 2001 UNLESS AN APPEAL IS FILED.
E
Appeal*
e pirector's Decision is final on the date that it is mailed. All persons entitled to notice or who are
.,therwise adversely affected or aggrieved by the decision as pprovided in Section 18.390.040.6.1. may
appeal this decision in accordance with Section 18.390.040.6.2. 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 (19) business days of the date the Notice of Decision was mailed. The apppeal fee schedule
and forms are available from the Planning Division of Tigard City Nall, 13125 SW Hal! Boulevard, Tigard,
Oregon 97223.
Unless the applicant i 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
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON AUGUST 6, 2001 Questions:
if you have any questions, please call the City of Tigard Planning Division, Tigard City Nall, 13125 SW
Nall Boulevard, Tigard, Oregon at (503) 639-4171.
July 23, 2001
PREPARED BY: Brad ilby DATE
Associate Planner
s
' July 23, 2001
AP;PR?VED BY: Richard Bewers , rlf a DATE
Planning Manag r
MIP2001-000101SUNRIDGE HEIGHTS TRACT "A' PARTITION PAGE 13 OF 13
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