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MLP1997-00005 EXHIBIT A E FOE ISIO NO. 0 .:C :LAND PARTITI N [MLPI 91::005 ' ' CITY •• OF TIGARD MINOR 0 t ;:. : :. • ; `: > Sf • ..:. teCom th f wilt) wpu�g,9 (Bet .:: ....:. SECTION I: APPLICATION SUMMARY CASES: FILE NAME: JOHNSON PARTITION Minor Land Partition MLP 97 -0005 PROPOSAL: A request to partition an 18,932 square foot parcel into two (2) parcels equaling 8,112 square feet and one (1) parcel of 10,800 square feet respectively. APPLICANT: Mr. and Mrs. Richard Johnson OWNER: Same 9812 SW Kable Lane Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential; 6 -12 Dwelling Units Per Acre. ZONING DESIGNATION: Residential, 12 Units Per Acre; R -12. The R -12 Zoning District Allows Medium Density Residential Development. LOCATION: 14155 SW 103rd Avenue; WCTM 2S111 BB, Tax Lot 01700. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.162 and 18.164. • SECTION II: DECISION Note I !he eb giventhat`the City:of Tigard Community Development._; Director's desig has`A'PPROVED':the;abovere nest subject ?to ;Condition s :;'of'A , roval: The;findin: s a'nd'conclusionson:< which' the> decision is!based<are rnoted: in Section.IV. NOTICE OF DECISION MLP 97 -0005 - JOHNSON PARTITION PAGE 1 OF 11 • • CONDITIONS OF APPROVAL ...... ..... .: . . : :P RIOR;:TO; >R ECO. R DING:T H EFINA L ;; PLAT TH E; F:OLLOWI N G : CONDITIONS SHALL BE SATISFIED; • • : ( Unless. otherwise: no the staff :contact shal be: Brian>Ragerin the En meerin 'De artment 503 639 -4171 1. Prior to approval of the final plat, a Street Opening Permit will be required for this project to cover the new sanitary sewer service lateral and any other work necessary in the public right -of -way. The applicant will need to submit five (5) copies of a. proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. Additional right -of -way shall be dedicated to the Public along the frontage of SW 103rd Avenue to increase the right -of -way to 25 feet from the centerline. The dedication shall be made on the face of the final plat. 4. An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future Local Improvement District formed to improve SW 103rd Avenue. 5. The applicant shall contact the Tigard Water Department to apply for a new service line to serve the new lot. 6. Prior to approval of the Final Plat the applicant shall connect the existing residence to sanitary sewer system. 7. Prior to approval of the final plat, the applicant shall submit to the Engineering Department (Brian Rager) a proposed storm drainage plan for the new lot that will indicate how the roof and foundation drains for the new house will be accommodated. 8. The applicant shall either place the existing overhead utility lines along SW 103rd Avenue 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 $ 27.50 per lineal foot. If the fee option is chosen, it shall be paid prior to approval of the final plat. 9. Final Plat Application Submission Requirements: A. Three (3) mylar copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. NOTICE OF DECISION MLP 97 -0005 - JOHNSON PARTITION PAGE 2 OF 11 • . • B. The partition 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. • 10. Concentrated storm drainage from roofs and paved areas shall discharge to the public system. The proposed private system is not permitted. STAFF CONTACT: David Scott, Building Division 639 -4171. 11. The Tualatin Valley Fire District reviewed this application and stated that the plans were not approved. Plans reflecting the changes listed under the agency comments' (SECTION VI.) of this report shall be submitted to the Tualatin Valley Fire District. CONTACT: Gene Birchill, Tualatin Valley Fire District 526 -2469. 12. The applicant shall specifically concur with the right -of -way dedication prior to recording the partition plat. STAFF CONTACT: Mark Roberts, Planning Division 639 -4171. 13. The applicant shall increase the width of the access easement to the existing residence from 10 to 15 feet. STAFF CONTACT: Mark Roberts, Planning Division 639 -4171. 14. The applicant shall provide a street tree planting plan. The applicant shall also bond for or provide another acceptable form of assurance for the planting of street trees. The street trees shall be planted prior to the release of the bond. Where possible, existing trees that are to be preserved may serve as the required street tree plantings. STAFF CONTACT: Mark Roberts, Planning Division 639 -4171. ........ .. . : ' ` "::<PRIOR!TO':;IS.SUANCE`OF< BUILD . IN.G':;PERMITS';THE;FO : LLOWING >'CON � �ITI� : S LL>:B : ..:T E D O D T ONS SH 'LL ESA ISFI . A 15. Prior to issuance of a building permit the applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. 16. Flag lot access screening shall be provided along the affected portions of the access easement. STAFF CONTACT: Mark Roberts, Planning Division 639 -4171. 17. Prior to issuance of the building permit for the new lot, the applicant shall pay the standard water quality fee of $180.00. >:: >:: >:::THIS> APPROVAL :SHALLBE.VALID;FOR1.8 >MONTHS::: FROM THE:: EIFFECTIUEDATE::OF:THIS DECISION:..: NOTICE OF DECISION MLP 97 -0005 - JOHNSON PARTITION PAGE 3 OF 11 • • • SECTION III: BACKGROUND INFORMATION Site History: The site is presently developed with a detached, single - family residence and garage. The site has approximately a ten percent slope to the north, towards SW McDonald Street. The site has several mature trees throughout the property that are to be developed. Site Information and Proposal Description: The applicant proposes to partition the site in order to allow family members to qualify to purchase the home at 14155 SW 103rd Avenue. No additional residence is proposed at this time, however, this partition does not preclude future development on the newly created development site. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 states 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 requirement is not roughly proportional to the projected impacts of the development. Alternatively, an applicant may specifically concur with the requirement for dedication of right -of -way to the public and waive the impact study analysis by dedicating the right -of -way and completion of a waiver statement. The applicant proposes to develop under the existing system of system development charges. An additional five feet of right -of -way dedication has been recommended along the applicant's SW 103rd Avenue frontage. The applicant orally agreed to the street dedication during the Pre - application review of this application but did not specifically concur within the application materials. The applicant shall specifically concur with the right -of -way dedication prior to recording the partition plat. Any required street improvements to certain collector or higher volume streets, and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A -Boy Expansion /Dolan II (Resolution 95 -61), TIF's are expected to recapture 32% of the traffic impact of new development on the Collector and Arterial street system. Presently, the TIF for each trip that is generated is $169.00 The total TIF for a detached, single - family dwelling is $1,690.00. Because the applicant has not proposed to construct improvements on a Local Street, no TIF credits are applicable in conjunction with any future development of the parcel that is being created. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $1,690 per dwelling unit. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements NOTICE OF DECISION MLP 97 -0005 - JOHNSON PARTITION PAGE 4 OF 11 • • • citywide, a fee that would cover 100 percent of the project traffic impact on major streets is $5,280 per dwelling units). Therefore the development of this project will result in an unmitigated traffic impact of at least $3,590.00 if one dwelling unit is developed on the newly created parcel. For this reason, the cost of the required right -of -way dedication are less than the impact and, therefore, roughly proportional to the impact of the development. Minor Land Partition - Approval Standards: Section 18.162.040 contains the following general approval criteria for a Minor Land Partition: 1. The proposal conforms with the City's Comprehensive Plan; 2. The proposed partition complies with all statutory and ordinance requirements and regulations; 3. Adequate public facilities are available to serve the proposal; 4. All proposed lots conform to the size and dimensional requirements of this title; and 5. All proposed improvements meet City and applicable agency standards (Ord. 89 -06; Ord. 83 -52). The proposed lot size and type of development conforms with the type of density range allowed by the Comprehensive Plan, as required by Criteria 1. The applicable development standards that implement the Comprehensive Plan designation for this property are reviewed elsewhere within this report. Each of the proposed parcels would exceed the 3,050 square foot minimum, as required by Section 18.54. The development, as proposed, does not exceed the maximum residential density allowed under Chapter 18.92 for a .42 acre parcel within the R -12 Zoning District. After subtraction of 3,050 square feet for the minimum lot size of the zoning district for the existing home that is to be preserved and the right of way to be dedicated along SW 103rd, a net site area of 14,550 square feet. By dividing the net area by 3,050 square feet. This site yields the opportunity to develop up to four dwelling units. Because the existing home will remain on a lot larger than the 3,050 square foot minimum the new lot of approximately 10,110 square feet yields the opportunity to develop three dwelling units. Because the site has in excess of 100 feet of frontage on SW 103rd Avenue, Section 18.100 requires the planting of street trees. Prior to recording the Final Partition Plat, the applicant shall provide a street tree planting plan. The applicant shall also bond, or provide another acceptable form of assurance, for the planting of street trees. The street trees shall be planted prior to the release of the bond. Upon completion of the appeal period, the development will have complied with the statutory requirements of the City of Tigard for development review, as required by Criteria 2. NOTICE OF DECISION MLP 97 -0005 - JOHNSON PARTITION PAGE 5 OF 11 • • Adequate public facilities are available, or have been required to be provided to serve this site, as set forth in Sections 18.164.030 (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drain), as required by Criteria 3. These requirements are reviewed by the Engineering Department in this report. The new parcels do not exceed a two and one -half, to one, length -to -depth ratio. The 50 -foot average width requirement is also met by these parcels. For these reasons, the proposed parcel configurations conform with size and dimensional requirements of the R -12 Zoning District, as required by Criteria 4. As proposed, the improvements will comply with City and applicable agency standards in satisfaction with Criteria 5, as reviewed through the Building Permit Plan Check process. Neither parcel, as proposed, comply with the Basic Solar Access requirements because the north to south lot dimension of these parcels will not be a minimum of 90 feet in length. Due to development constraints having to do with the size of the property ownership, it is recommended that an adjustment, as provided within Section 18.88.040 (E)(1)(a) of the Solar Access standards, be allowed in this case. The development of a future structure on the new parcel still requires compliance with Solar Balance Point Standards of the Solar Accessibility requirements. Section 18.162.050 contains the following special provisions for lots created through the Partition Process: 1. Lot Width: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. 2. Lot Area: 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 calculation. 3. Lot Frontage: 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. 4. Setbacks: Setbacks shall be as required by the applicable zoning district. 5. Front Yard Determination for Flag Lot: 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. 6. Screening on Flag Lots: 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 18.100.080 and 18.100.090. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. 7. Fire Protection: 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. 8. Reciprocal Easements: Where a common drive is to be provided to serve more than one lot, a reciprocal easement that will ensure access and maintenance rights shall be recorded with the approved partition map. NOTICE OF DECISION MLP 97 -0005 - JOHNSON PARTITION PAGE 6 OF 11 • • 9. Accessway: Any accessway shall comply with the standards set forth in Chapter 18.108, Access, Egress, and Circulation. 10. Floodplain: Where landfill and/or development is allowed within or adjacent to the one - hundred -year floodplain, the City shall require 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 and or bicycle pathway with the floodplain in accordance with the adopted pedestrian and or bicycle pathway plan. Criterion's 1, 2, 3 and 4 are satisfied. Both parcels will continue to exceed the area requirement of 3,050 square feet required for properties zoned R -12. Through the required Conditions of Approval, newly created parcels would have in excess of 15 feet of frontage on a. public street or access via a legally recorded access easement. The proposed new parcel has direct frontage on SW 103rd Avenue, in satisfaction of the lot frontage requirement. The existing residence has 10 feet of frontage through a proposed 10 -foot- wide access easement to SW 103rd Avenue. A Condition of Approval has been recommended to increase the width of the easement from 10 to 15 feet in width to satisfy Criteria 3. The standards for setbacks and clear vision requirements will be reviewed for new structures at the time of Building Permit Plan Check Review. The existing residence complies with the front, rear, and side yard setback requirements after the creation of a new lot line in the rear yard, in satisfaction with Criteria 4. Criterion's 5 and 6 have been addressed. As proposed, the existing residence complies with the 10 -foot flag lot sideyard setback standards. These will be applied through the Building Permit Plan Check process. Prior to recording the partition plat, the plan has been required to be reviewed by the Fire District to ensure consistency with Uniform Fire Code standards, thereby, satisfying Criteria 7. Criteria 8, requiring a reciprocal access and maintenance agreement, is not applicable to this site because SW 103rd Avenue is not designated as a Collector Street, therefore, a shared access and a maintenance agreement is not required between the existing home and the proposed parcel. Criteria 9 is satisfied because an existing 10- foot -wide minimum paved driveway to SW 103rd Avenue. Criteria 10 has been met because the parcel is not located within the 100 - year flood plain. Because the site does not adjoin the 100 -year flood plain, dedication of areas for pathway purposes is not applicable. PUBLIC FACILITY CONCERNS: Section's 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), 18.164.100 (Storm Drains) shall be satisfied. Development Code provisions related to Storm Water Quantity, Storm Water Quality, Existing Utility Line Undergrounding, Water Service, Site Permits, Grading and Erosion Control are also addressed below: NOTICE OF DECISION MLP 97 -0005 - JOHNSON PARTITION PAGE 7 OF 11 • • Streets: This site lies adjacent to SW 103rd Avenue, which is classified as a local residential street, which requires a 50 -foot right -of -way (ROW). At present, there is only 20 feet of ROW on the west side of centerline. The applicant should be required to dedicate additional ROW adjacent to this site to provide 25 feet from centerline to meet the standard. If this dedication is made on the final plat, the standard will be met. The roadway is paved but not fully improved to City standards. TMC 18.164.030(A)(1)(a) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.164.030(A)(1)(c) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. Staff therefore recommends that the applicant be required to enter into a non - remonstrance agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out through a local improvement district. This agreement must be executed prior to approval of the final plat. The plan indicates that access for both parcels may be shared. There is an existing access easement that is referenced on the applicant's plan. Water: There is an existing public water line in SW 103rd Avenue that is available to serve this site. The existing house is presently served. The applicant will need to contact the Tigard Water Department to request a new water service when the new house is constructed. Sanitary Sewer: There is an existing 8 -inch public sanitary sewer line in SW 103rd Avenue that is capable of serving this site. Prior to approval of the final plat, the applicant will need to provide a sewer service lateral for the new lot and connect the existing residence to sanitary sewer service. Storm Drainage: The topography of this site slopes to the north. There is an existing public storm drainage line in SW 103rd Avenue. Prior to approval of the final plat, the applicant will need to submit a specific storm drainage plan for the new lot indicating how the roof and foundation drains will be accommodated. 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. 91 -47, as amended by R &O 91 -75) which require the construction of on -site water quality facilities. However, the R &O includes 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 the new lot. Rather, the R &O provides NOTICE OF DECISION MLP 97 -0005 - JOHNSON PARTITION PAGE 8 OF 11 • • • 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 fee for a single- family lot is $ 180.00. There is no fee assessed to the lot with the existing home. The fee for the new lot is payable upon application for a building permit. Existing Overhead Utility Lines: There are existing overhead utility lines on SW 103rd Avenue. Section 18.164.120 of the 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. If the fee in -lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. SECTION V: OTHER STAFF COMMENTS The Building Division reviewed this application and had the following comment: Concentrated storm drainage from roofs and paved areas shall discharge to the public system. The proposed private system is not permitted. All concentrated storm water shall be conveyed to the public storm system. A plan showing this shall be submitted and approved prior to recording the final plat. No other staff comments or objections have been received. SECTION VI: AGENCY COMMENTS The Tualatin Valley Fire District reviewed this application and stated that the plans were not approved. Plans reflecting the following comments shall be submitted to Gene Birchill of the Fire Marshall's office for review and approval: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet (UFC Sec. 902.2.1). Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for not more than tow dwelling units), and an unobstructed vertical clearance of not less than 13 feet, six (6) inches (UFC Sec. 902.2.2.1). Fire hydrants for single - family dwellings and duplexes shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief (UFC Sec. 903.4.2.2). NOTICE OF DECISION MLP 97 -0005 - JOHNSON PARTITION PAGE 9 OF 11 • • • Access to a structure shall not be across other private property unless a deed restriction or permanent easement is provided. Access and fire fighting water supply shall be provided prior to construction. Submit plans to this office for review and approval. Unified Sewerage Agency had the opportunity to review this application and has offered the following comments: Sanitary Sewer: Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R &O 96 -44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R &O 96 -44. Storm Sewer: Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R &O 96 -44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25 -year, 24 -hour storm event, the applicant is responsible for mitigating the flow. Water Quality: fee in lieu could be considered if requested by the applicant for the new parcel when developed. No other Agency comments or objections have been received. SECTION VII: PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THE D SHALL BE FINAL ON WEDNESDAY MAY 14;:1997 UNLESS AN APPEAL IS FILED NOTICE OF DECISION MLP 97 -0005 - JOHNSON PARTITION PAGE 10 OF 11 • • I Appeal: Any party to the decision may appeal this decision in accordance with Sections 18.32.290(A) and Section 18.32.340 of the Community Development Code that provides that a written appeal must be filed within ten (10) days after notice has been given and sent. The deadline for filing an appeal is specified below. The appeal fee schedule and appeal form are available from the Community Development Department or Planning Division at Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 30 P',M MAY,:14, 1997 Questions: If you have any questions, please call the City of Tigard Planning Division or Community Development Department of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639 -4171. May 1. 1997 PREPARED BY: Mark Roberts DATE Associate Planner, AICP � n May 1. 1997 APPROVED BY: Richard Bewersdorff DATE Planning Manager I: \CURPLN\MARK RWILP97- 05.DEC NOTICE OF DECISION MLP 97 -0005 - JOHNSON PARTITION PAGE 11 OF 11 I 57:' 1 x ITT T Sa 23 Apple 56 v s I ., 1► ! ` I V l`Pi- w H ,, (J 0 "C 'ry '� I F 9 Cherry C x 0 .1...,7 C) I • 'filed: 1 .._ t,i1 1, ,„ ..,..,)). z - I I, %. I iti W /737.00 4 I 1 x 3� n " H 1- = 1� Chimp o . x ., Iti\ m 32,, tyrx 23 4 LO 0 1 Tras b I - 8 - '` ,(t I 8i SAliirsigy SEwwe 51/11 1°3 RD' Sr�CM SFl G Ca l C I HP WAT C ITY OF TIGARD PLA NNING DEPT. IIII -,-. \ IF'4 L . / 4 h tfr AO %/ w WM. ■ IV 40* gm.. Aim F *•■ : . EII/I4114 11111 1 11, , .a. HILL VIEW , ST mi r SI I NK S A 3:110.1 sT Ilk ca. ' fr: PARCE-L--->>\\ CT A& . C ' c Co '111111 lk b--. n 1 I Li= • II ■ - 2 1 „ 11 1 I MIL_ \IIEW - > .- I ■■ I Z: : k I IZI* T 45 1 I ___ jah,-- . _. . 1 : ■ ..... k I AIM! I i HI I • 1111 L I I Ylciiitty � MLP11OOO5 Note: Map is not to scale A Johnson Partition PAL " 1 �- 5 j 6h fear- r'ifi071 C [ o f - I ) ~ ~ EXHIBIT B 2S111BB -01502 2S111BB -01600 Bi1ILEY, BARDELL AUNDRIA E BAURER, ELDON F RAMONA R COLLING, CHARLES W JOYCE 14165 SW 103RD 10150 SW VIEW TERRACE TIGARD,OR 97223 TIGARD,OR 97223 2S111BB -02000 2S111BB -02100 BERNARDS, CHARLES J & AGNES MA BULLOCK, MICHAEL T AND 14175 SW 103RD AVE CAROL HOOPES TIGARD,OR 97224 10342 SW MCDONALD TIGARD,OR 97224 2S111BB -01301 2S111BB -01200 FISCHER, CAMILLE L FRANK, GOTTFRIED ANN 8875 SW HAZELVERN WAY 14230 SW 103RD AVE PORTLAND,OR 97223 TIGARD,OR 97223 2S111BB -01800 2S111BB -01700 HEISE, NANON L ESTATE OF JOHNSON, RICHARD E AND BY MONICA HEISE JOYCE M 14245 SW 103RD 14155 SW 103RD TIGARD,OR 97223 TIGARD,OR 97223 2S111BB -01100 2S111BB -02101 KASTEL, CHARLES GEORGE KELLEY, LARRY D MARY JEAN 4000 SW CORBETT AVE 14259 SW 100TH AVE PORTLAND,OR 97201 • TIGARD,OR 97224 2S111BB -01900 2S111BB -01300 MURPHY, KAREN ANN PROPST, MELVIN R ELAINE 19060 47TH PL NE 14180 SW 103RD AVE SEATTLE,WA 98155 TIGARD,OR 97223 2S111BB -01501 2S111BB -01503 STONE, MARY ANN AND VITIRITTI, PIETRO & PASQUALINA RILEY, MIKE J TRUSTEES 14135 SW 103RD AVE 14115 SW 157TH TIGARD,OR 97223 TIGARD,OR 97224 2S111BB -01500 WASHINGTON COUNTY OF R1 JOHNSON CLACKAMAS COUNTY OF 9812 SW KABLE LANE 150 N FIRST AVE, RM B -7 TIGARD OR 97224 HILLSBORO,OR 97124 0 • A ' AFFIDAVIT OF MAILING C IT � Y OF T . FTI OARO Community (Development Shaping A Better Community STATE OAF OREGON ) . County of Washington ) ss. City of 'Tigard ) I, Patricia L Lansford, being first duly sworn /affirm, on oath depose and say that I am an Administrative Specialist II for The City of Tigard, Oregon. ❑ That I served NOTICE OF (AMENDED 0) PUBLIC NEARING FOR: (COMM eba,.enilnre? IEadt piddle W.t Wig Mel {dna iagreprlats raraw} ❑ City of Tigard Planning Director O Tigard Hearings Officer ❑ Tigard Planning Commission 0 Tig ard City Council That I served NOTICE OF (AMENDED ❑) D FOR: mums dims maim City of Tigard Planning Director ❑ That I served NOTICE OF (AMENDED 0) FINAL ORDER FOR: gad Niametmagro (Meet aomaolh s ba raw} 0 City of Tigard Planning Director • ❑ Tigard Hearings Officer ❑ Tigard Planning Commission O Tigard City Council I ❑ That I served OTHER NOTICE OF FOR: 1 A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISIOIUNOTICE OF FINAL ORDER/OTHER NOTICEESI of which is attached, marked -. ibit "A" s mailed to a med person(s) at the add ess(s) shown on the attached list(s), marked Exhibit : ", • n the • `S day of 199 , and deposited in the United States Mail on the / . - ' day -o I�f/maga, / d 1992 postage prepaid. ,/- P 41 • I ared Nodce , I Subscribed and sworn /affirmed before me on the ( 9- day of :! I %1_ , 197 , n I r • tea) °' �+. ICIAL SEAL ` r0/�^ a �- . � � a DIANE OFF M JELDERK S .� S PUBLIC-OREGON SEE EMBER 0 NOTARY PUBLIC OF OREGO ®,i,� NOTARY COMMISSION NO. 046142 MY COMMISSION EXPIRES SEPTEMBER 07, 1999 MY Commission Wires: Q 7 d FILE INFO: %?, 91-U( 5- Ulan / I • S, .4 CITY OF TIOARD Community (Development Shaping Better Community PROPOSAL DESCRIPTION FILE NO: MINOR LAND PARTITION (MLP) 97 -0005 FILE TITLE: JOHNSON PARTITION APPLICANT: Richard and Joyce Johnson OWNER: Same 9812 SW Kable Lane Tigard, OR 97224 (503) 639 -2435 REQUEST: A request to partition an 18,932 square foot parcel into two (2) parcels equaling 8,112 square feet and one (1) parcel of 10,800 square feet respectively. LOCATION: 14155 SW 103rd Avenue; WCTM 2S111 BB, Tax Lot 01700. ZONE: Residential, 12 Units Per Acre; R -12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.162 and 18.164. CIT: South CIT FACILITATOR: List Available Upon Request PHONE NUMBER: (503) a DECISION MAKING BODY DATE COMMENTS DUE: FridayApriI4,1991 STAFF DECISION DATE OF DECISION: May 1,1991 PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 CITY COUNCIL DATE OF HEARING: TIME: 7:30 PROJECT RELATED COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP LANDSCAPING PLAN NARRATIVE X ARCHITECTURAL PLAN SITE PLAN _� OTHER STAFF CONTACT: Mark Roberts, Planning Division (503) 639 -4171 x317 MLP 97 -0005 JOHNSON PARTITION PROPOSAUREOUEST FOR COMMENTS I . • ' LAND PARTITION APPLICATION -IV 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 FAX: (503) 684 -7297 CITY 'OF TIGARD GENERAL INFORMATION PRE -APP. HELD WITH: L44 {Q IQ IR DATE OF PRE -APP.: 1 b � 2fc q6 Property Address/Location(s): ,/ ' /17 . I I ! Of- grL FOR STAFF USE ONLY Tax Map & Tax Lot #(s): 2511113.6 T�, /Z!,27 Case No.(s): n1 �P�t 7 Site Size: 6142)4 ,,/ Other Case No.(s): Property Owner /Deed Holder(s)': h iihlj4 E ?. yhe u, \fik Receipt No.: c rl--2 6 1 j 1g Address: i/2 S., ie Phone: _.24L35 Application Accep By: t Ole City: t i r k' t ?> /L Zip: .9 � Date: m/ 6 71 Applicant': 214 • JA 11111 . .. •. . . �1 Date Dete ined To Be Complete: Address: l"L s,Lfe, qG K Phone: W�`"lT Cit ]ii^ �� Zip: . l ��� Comp PI n/Zone D signation: •:. :;: :•:. • When the owner and the applicant are different people, the applicant • must be the purchaser of record or a lessee in possession with written CIT Area: .:. �'...: • • • • .;.: • authorization from the owner or an agent of the owner with written `• • Recording Date and Number. - • authorization. The owner(s) must sign this application in the space • provided on the back of this form or submit a written authorization with this application. • • Rev. 8/26/96 tturptn masterslandpartdoc PROPOSAL SUMMARY The owners of record of the subject property request permission to allow a Land Partition to: divide It q d into 2 (total area) , (# of parcels) REQUIRED SUBMITTAL ELEMENTS • containing , j`Z .: and 0 ; 4 /) Co / 04, (s 4 it or acres) / (sq. ft or acres) ✓ Application Elements Submitted: i Application Form (provide any additional information here) lid' Owner's Signature/Vlfritten Authorization Ej Title Transfer Instrument or Deed ❑ Site/Plot Plan (8'/: "x 11") (# of copies based on pre -app check list) Applicant's Statement (# of copies based on pre -app check list) 1:13Filing Fee $780.00 1 0 I . List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: • A PPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this 3 day of *N , 19 q2 • au 6 . i, Owner's Signature •. ' er' Signa -". Owner's Signature Owner's Signature • 2 i I Richard E. Johnson 9812 S.W. Kable Tigard, OR 97224 March 3, 1997 To: City of Tigard Reference: Application for Minor Land Partition Applicant: Richard E. Johnson, Owner /Applicant The applicant requests approval to partition an existing parcel of 0.42 acres, tax lot 1700, into two parcels. One parcel would contain approximately 8,000 square feet and the other parcel would contain approximately 10,800 square feet. The 8,000 square foot parcel contains an existing house which would remain. The 10,800 square foot parcel would remain in bare land and no development is proposed. The sole purpose of the Minor Land Partition is to divide the property so that the parcel containing the house can be sold to my daughter and her husband. By dividing the property, my daughter and her husband would be able to qualify for a loan to buy the existing house. one: R -12, Tax Lot 1700, 25111 BB. Adjoining property on the North and West sides are R -12. Adjoining property on the South side is R -3.5. Property across the street on the east side of S.W. 103rd. is R -12. Vicinity Information: The parcel site is located approximately 315 feet south of S.W. McDonald Street on S.W. 103rd. Site Information: The applicant is requesting approval to partition the property into two parcels. One parcel would remain bare land with no proposed improvements planned. The second parcel containing the house is proposed to be sold to my daughter and her husband. Utilities: • Sanitary sewer service is provided by an 8 inch line located in • • S.W. 103rd. fronting the property. • • Storm drainage service is provided by an 15 inch line, which is 3 feet deep, located in S.W. 103rd. fronting the property. • Water service is provided by an 12 inch line and by a 6 inch high pressure line located in S.W. 103rd. fronting the property. Trees: There are numerous trees on the property, none of which will be removed. The two predominant trees are a 28" and a 32" Walnut, both of which are in poor health and in decline. There is a clump of 4 trees in the southeast corner of the property, which give some protection to each other. There is a 24 inch Hawthorne Tree on the south side of the property, a 9 inch Pine tree on the northeast side of the property, which has been heavily damaged from the last ice storm. The remaining trees are all fruit trees; 2- Cherry trees, 1- Nectarine, 1 -Pear and 1- Apple. General Criteria for Minor Partition: Each new lot complies with the 3,050 square foot minimum required per residence. Impact Study: Since there will be absolutely no change from the existing conditions at the site, there will be n4 impact on public facilities and services, such as the transportation system, drainage, parks, water, sewer and noise. • ..I . .51 • • • . . , . . .. '' ■ . . , , . . . .., .,,, • , . , . . ' '. • . ' ' . . . ' • • .. • • 1 . • .. . ' .. . 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NW •••••••• l'an• HT 5. .................. ..,....• . - - • •• • m r.1.1.1Isk', . . ... 1 ll'ARANT1' DEED-aTATI rt)nn : ,,_ lt 0 0 ‘, 5 . , . • il • , - . , •• • • * _STUANT R. WILMS and DOOM.% M. PULSE. husband and wife It :. . • • • . r cr•ntw. J • , . conveys end warrants to RICOARD a. JOHNSON and JOYCE H. JOHNSON, husband and wife 0 • • ''' • • '' .': .:t;'0.'" Grantee. the lolltramg descrobed real onmerry free ol encumbrance. •I ... 2 , .':. :_••••••••,:. ......,".',.. I except a. specifically eet forth hereon situated in Washington C.ounty. Onogon. to wit I; '7; : '. • ' :' . ' ;:' .!: '''' if . • .,...: •. .' : f:, -. : ..,.. , • j 1 Bee attached Rxhibit "A' • , . • . • — I a . i l " ,...S. !.,),•• -, • ::::- . ' , ' -k- i• "' .:. . 1 1 4 ' ' . t . -!,.,. ';' ;: •, .i• . i' 4 .'.',.2.•: . .. ; I ..:,--;. ' ''''. -• ' • '' .- . . . ••-•-•"":•--"'------------ • ' 0, TM said property . free from encumbrant•es 'scent - . '• • 1 :1 THIS =IND GIVEN II rox.riLLmitni OF THAT CERTAIN CONTRACT DATED October 8, q ',',,s4.• ... • :...,..': :'‘••'' — — .., 1: 1970. recorded October /1/ , 1.970 . in Book 795 at Page 98, I ..,. •., • , .. 1. N•• ! , ..,,;,- . "21 TM true consideration for this conveyance is $ 28,500 . 00 (Here comply with the requirements of ORS 9)0.10) I l•• , .o• • :. .'-,: , "-;'•:,..! ...'-''''i 4os.. .■ I ... • .. , ., ,...., , , ,, ,, , ,, , , : 2 .. ... ..... .. ..... . ,I 14' . '" ''' • 1 r -. ''', ', "I''''., : , ' ' • . • - .. . . ,' ,• - ' .- '.'..! - •,,' ' i: D rhoO1 1 oS day of August , IV 80 ,. 11 • •••'• •'' ; ''.'' "- ' • • ...' . ; ',,'• ne 3 .4• il , 4 .1/ ..i.i„..-- .i 1 ; '.. 2 ' i ''`-<- ii -^. • 1 • .1. .. .`•,...• :;'',..:‘••:,.. -',.:'•" :, l• A - 15. Milne; 1 •• t ..C.1 • - • ', ' •.. t, ...; I . • , '. . ., ' •.•‘',•■•:,:• 1 '' 5" ■ '• ' t : •• •• • • t •• ;•:••.•::'','.••••"'' t•''' ' '.;' • • ; 1 • • • .. .. • ' .1 ' ' '''. 1 A ' )... a . .& 74 0 Z. 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I F Ka rr'4S 0 • % r t ..y�iiii • i4 ti r t f ' t�ba ' •q� T ►, {' .. f:Jtlslr A , .,.1 A el Parc of land 1 z In arc la of A nGARDnILLE HEICL County O1eion, particularly recorded • afo l• w, : c ' , , }: p M Sara tr',) . tlaat�b at tr P•rtl r deacelbe '.:f '';:' � � c CO raa► o[ rya d u folla, i Tara 273 and ru . at :z s t certain r na! f treat l ' r . 1. .' tract to the AE thence laatKl •� !� laud t. T , ! :rine. vt va. daed corrar of • almonds the Name 1lid ee to otStu9:ld • �g 1•42'5(/ ke •t, rocordod 1n Uook tract corne • t �� feet t 7 feet to • point 707 Fate 429 ouch •rt Point on tll•nc• ►l ot tllance t :P A'''''..v.,.• . r i : � • i, j t Wst. 1 <7.80 f•et the East 11Ae of orth 9Y E•• • � ' tho •loAg tAe 4•t ••!d l 1 t"ence t 110. 79 -..41'.,'$- " 'a ' corner teof lloe kouh 1• r a 4 11no o f •° t.tanee toutlr S9• of ••1d Lo 1 to 1 ti t s tr"� `; '� tae along !d Iot to aA iron rod 78' Host. 137. [eat aloe t Sou0thau9 t h • ' ,. ' j;J . _rod e ° Tina parallel to u1e th e nce liA !forth of 01'19' lot Eaat cha 8ouc t ;: . 1 'k I,:r:. t r 1 „,,',$% f l i ' cue, point of DeRlaniAt e uid to 147i80 ..! ! !;. ',,-,,i. .44. .1 rOA 4 ;, NI , , •I t , C,4•;•• tiUhfY.CT 2U ea•eDeat and vs r ,,f . • dpclone of record, • . , 5?1`! t & t j 1F* 1,'f Y ` • ' t . � F . .i , '(It t� ` 1 ,ry `� 7 STAY, O/ 0111001.1 rr :•1r'7 , w ■ c ww p 1 co... N w P Zr� t t + { '� •nd end EE■•OHmo n /o •• �kr� + :± ? '''.k' 1 "evonce eon COW*, , r wryr ewuh OW 'r'onrwrru d wiling woe naawa ''',4..411.`';t1' i r t <: 1 •MrMO ,w beak M meanie meanie N MONO tounry • 1 ; o f 1001k neOMt•Eq Prom. at • , 4,,,;:,',., ':, • ��� MovaarM.y,q ' . I1'()I' ? :E , 1990 AVG 26 PM 2: 24 1p. L ( r, t ` Jnttr• e ft ” , 1 rr ( I , I ( / 1 i :.1600 ) Z ---- M M1 R g oN /y/ /gF /37; • - • X I 23" A pple 56. • 3 I .. ? 0 1 , M I o Chcrry O Q 9 C herry N (r) of itt Fi:- 0� '�• nom' .w t 1 • I.L1 I T. Z „I I � m 87.80 x I ). X 7L • /5 ' C IRmpo X Q /O I . .., . qTras x 3 �'� u7 Z$ 4 Wainut 114%181.11144c(:::> I \t e / ° /9'W S. W. 103 Av. "Setwr Ry sswER 61/CI HP WATER 12 c.z. WATER /6"f SToRiy SFlwee (3` DEEP) ScA,E ; I 20 MAecH 3 25/1/55 0/700 V ° AnsdYI •liLicKL • I CITY OF TIGARD • • PRE- APPLICATION CONFERENCE NO T E S ti14► :.. Cif/ of Tigard, Oregon . RESIDENTIAL D TE STAFF: • APPLICANT: Pic Llavp Td L in S0 (A AGENT: Phone: ( ) 6 '39 - 2 3 S Phone: ( 1 PROPERTY LOCATION: ADDRESS: HISS S w I TAX MAPITAX LOT: 25/11 ri3 f 'f-�x (o•1- 1 NECESSARY APPLICATION(S): 144 : tncv- La vat etfr4 b PROPOSAL DESCRIPTION: a u.4 ,Kist S Iof j.&+ 2 I o * COMPREHENSIVE t '' PLAN DESIGNATION: e � , u. 4+1 511 /asJ,va/) t ( i_ /7 li C ocieje) ZONING DESIGNATION: R (2_ CITIZEN INVOLVEMENT S■ tA411 FACILITATOR: TEAM AREA: PHONE: (5031 ZONING DISTRICT DIMENSIONAL REQUIREMENTS / Minimum lot size:VSCsiq. ft. Average lot width: Y1 1 Q ft. Maximum building height: - ;C ft. Setbacks: front /5 ft. side q ft. rear 15 ft. corner l 0 ft. from street. Maximum site coverage: 7;0 % Minimum landscaped or natural vegetation area: 20 % (Refer to Code Section 18. 5 Li. 056 ) DDITIONAL LOT DIMENSIONAL REQUIREMENTS 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 of 15 feet of frontage or have a minimum 15 -foot wide access easement. he depth of all lots shall not exceed 2 times the average width, unless the parcel is less than 1% times t - minimum lot size of the applicable zoning district. Refer to Code Section 18.164.060 Lots) CITY OF TIGARD Pre-Application Conference Notes Page 1 of 10 Residential Application /Planning Department Section SPECIAL SETBACKS 0 0 • Streets: h Q f et from the centerline of vt . . • Established areas feet from '-t- (Gc • • Lower intensity zones: H feet, along the site's iti q bounda • • Flag lot: 10 foot side yard s back. ry • Zero lot line lots: minimum 10 foot separation between buildings. • Multi- family residential. buildinse (Refer to Code Section 18.96.030) Accessory structures up to 528 square feet in size may be permitted on lots less than 2.5 acres in size - foot minimum setback from side and rear lot lines. Accessory structure up to 1000 squ're feet on parcels of at least 2.5 acres in size (See applicable zoning district setbacks for primary structures.) BUILDING HEIGHT PROVISIONS • Maximum hei. ht of 1 f - - ' , - -1 R -2 R -3.5 and R-4.5 zones. • aximum height of 35 feet in R -7 and R -12 zones. aximum height of 45 feet in the R -25 zone. • 1 Maximum height of 60 feet in the R-40 zone. FLAG LOT BUILDING HEIGHT PROVISIONS Maximum height of 1% stories or 25 feet, whichever is less in most zones; 2% stories, or 35 feet in R -7, R -12, R -25 or R-40 zones provided that the standards of Code Section 18.98.030(B) are met. r RESIDENTIAL DENSITY CALCULATION (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: r � . c' X +! .3 , Ity 1. All sensitive lands areas including: I55 2 5 6 . a. Land within the 100 year floodplain. = .�'pc`�'o e b. Slopes exceeding 25 %. - 2, 6 S D �� ` 5 c. Drainageways. - 1 k o IM 12 2. Public right -of -way dedication. 1 5 v -t' - 0 1 6 a. Single- family allocate 20% of gross acres for public facilities. - et a, / A da ;-t:, , . I b. Multi- family allocate 15% of gross acres for public facilities. `f d„vel s (Refer to Code Section 18.92) � � p 51') aJ [EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: j EXAMPLE: USING A ONE ACRE SITE IN THE R -12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS — ~ Single - Family M Iti- Family 43,560 sq. ft. of gross site area t 43,5.0 sq. ft. of gross site area *8.712 sq. ft. (20 %) for public right -of -way • ' n - 1 k_ • •; . i °. o •_• 'c is . -0- NET: 34,848 square feet ( JT: 37,026 • uare feet 3.050 (minimum lot area) 1 'I • - I 0 1111 it • - _ = 11.4 Units Per Acre i , , , , ,,. = 12.1 Units - erAcre * The Development Code requires that the net site area exist for e next whole dwelling unit. NO ROU • ING UP IS PERMITTED. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 10 Residential ApplcationlPlanning Department Section • . • :LOCKS . 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. When block lengths greater than 600 feet are permitted, pedestrian /bikeways shall be provided through the block. (Refer to Code Section 18.164.040) RESIDENTIAL DENSITY T - •. NSFER The City of Tigard allo - a Residential Density Transfer of up to 25% of the units that could otherwise have been developed on - nsitive lands areas listed in the density calculations that may be applied to the developable portion of the s - . (Refer to Code Section 18.9 030): It is the responsibility of the app • - nt for a residential development application to provide a detailed calculation for both the permitted res . - ntial density and the requested density transfer. RESIDENTIAL DENSITY TRANSITION Regardless of the allowed housing density in a zoning district, any property within 100 feet of a designated established area shall not be developed at a density greater than 125 percent of the maximum Comprehensive Plan designation (not zoning) of the adjacent parcel. Transition area applies to any property which is a designated established area. The subject property is designated as an area. The subject property is adjoined by established /developing /areas to the north, south, east and west. FUTURE STREET PLAN AND EXTENSION OF STREETS 1. A future street plan shall: a. 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. b. 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 2. s shall be extended to the boundary lines of the tract to be developed. (Refer to Code Section 18.164.030) RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS 1 All subdivisions and minor partitions are subject to solar access requirements. These requirements state that a minimum of 80% of all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80% of total number of proposed lots: 1. Demonstrate a north -south dimension of at least 90 feet. 2. Demonstrate a front lot line orientation within 30 degrees of a true east -west axis. CITY OF TIGARD Pre - Application Conference Notes Page 3 of 10 Residential ApplicationiPlanning Department Section • The total or partial exemption of a site from t e so ar access requirement may be approved for the following reasons: • 1. East, west or north slopes steeper than 20 %. 2. Off -site shade sources (structures, vegetation, topography). 3. On -site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: 1. Reduced density or an increased cost of at least five percent due to either: a. East, west or north slope greater than 10 %. b. Significant natural feature. c. Existing road or lotting pattern. d. Public easement or right -of -way. 2. Reduction in important development amenities. 3. Pre - existing shade (vegetation). PLEASE NOTE: Maps and text are required which are sufficient to show that the development complies with the solar design standards, or that specific lots should be exempted or adjusted out. The following items shall be included in the analysis: 1. The north -south lot dimension and front lot line orientation of each proposed lot. 2. Protected solar building lines and relevant building site restrictions, if applicable. 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: • a. Height. b. Diameter. c. Species. d. A statement declaring that they are to be retained. 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar- oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation maximizing south window area, and a south - sloping roof area. To achieve this, one may utilize the following: 1. Protected Solar Building Line - The solar building line must: a. Be oriented to within 30 degrees of a true east -west axis. b. Provide a minimum distance of 70 feet from the middle of the lot to the south property line. c. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. 2. Performance Options - There are two performance options which may be utilized as follows: a. The house to be oriented within 30 degrees of an east -west axis and have at least 80% of the ground floor's south wall protected from shade. b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. CITY OF TIGARD Pre - Application Conference Notes Page 4 of 10 Residential Application!Planning Department Section • PLEASE NOTE: Regardless of the option(s) used through the design of • the Subdivision or Minor Land Partition. all one and two family. single- family residences are reviewed through the building permit process for compliance with Solar Balance Point standards. Please contact the Building Division for further information regarding the Solar Balance Point standards and the options that are available related to building height and construction, PARKING AND ACCESS All parking areas and driveways must be paved. • Single famil : Requires 2 off - street parking spaces per dwelling unit. • u !pie family: Requires 1.5 parking spaces per unit for 1 bedroom. Requires 2 parking spaces per unit for 1+ bedrooms. Multi family dwellin units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 1 •% of the total required parking. (Refer to Code Section 18.106.030) No more than 40% of r= • uired spaces may be designated and /or dimensioned as compact spaces. Parking stalls shall be dim- ,sioned as follows: • Standard parki • space dimensions: 8 ft. 8 inches X 18 ft. • Compact parking - pace dimensions: 8 ft. X 15 ft. • Handicapped park g: All parking areas shall provide appropriately located and dimensioned disabled , erson parking spaces. The minimum number of disabled person parking spaces to be pr• ided, as well as the parking stall dimensions, are mandated by the Americans with Disab' 'ties Act (ADA). A handout is available upon request. A handicapped parking space s bol shall be painted on the parking space surface and an appropriate sign shall be poste . BICYCLE y. CKS Bicycl- racks are required for multi - family, commercial and industrial developments. Bicycle racks shall be Iocat:d in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be p . on the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum nu •er of accesses: Minimum access width: . Maximum acces - width: Minimum pavement width: . REQUIRED WAL Y LOCATION Within all attach d 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. CLEAR VISION AREA The City requires that clear vision areas be maintained between three and eight 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. (Refer to Code Section 18.102) CITY OF TIGARD Pre-Application Conference Notes Page 5 of 10 Residential Application /Planning Department Section III BUFFERING AND SCREE ING In order to increase p 'vacy and to either reduce or eliminate adverse noise or visual impacts between - adjacent developments, -specially between different land uses, the City requires landscaped buffer areas along certain site perimet: rs. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied : a mixture of deciduous and evergreen trees and shrubs and must also . achieve a balance between - rtical and horizontal plantings. Site obscuring screens or fences may also . be required; these are often acvisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, ences, utilities, and walkways. Additional information on required buffer area materials and sizes may be ', in the Community Development Code. (Refer to Code Chapter 18.100) The required buffer widths which are a • • licable to your proposal area are as follows: ft. along north bounda . ft. along east boundary. ft. along south boundary. ft. along west boundary. In addition, sight obscuring screening is require. along STREET TREES �r----, 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 feet of the right -of -way boundary. Street trees must have a minimum caliper of at least two inches when measured four 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 tree for every seven 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. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100, 18.106 and 18.108) TREE REMOVAL P a N REQUIREMENTS A tree pan fo he planting, removal and protection of trees prepared by a certified arborist shall be provided for an ot, parcel or combination of lots or parcels for which a development application for a subdivision, .'or partition, site development review, planned development or conditional use is filed. Protection is • eferred over removal where possible. The tree plan shall include t' : following: b Identification of the loca ' • n, size and species of all existing trees including trees designated as significant by the city; b Identification of a program to sa - existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow me replacement guidelines of Section 18.150.070.D. according to the following standards: > Retainage of less than 25 percent o -xisting trees over 12 inches in caliper requires a mitigation program according to Sectio • 18.150.070.D. of no net loss of trees; ➢ Retainage of from 25 to 50 percent of e ' ting trees over 12 inches in caliper requires that two - thirds of the trees to be rem•ved be mitigated according to Section 18.150.070.D; CITY OF TIGARD Pre-Application Conference Notes Page 6 of 10 Residential ApplicatioolPlanning Department Section • • ➢ R- ainage of from 50 to 75 percent of existing trees over 12 inches in caliper requires • tha 50 percent of the trees to be removed be mitigated according to Section 18. 0.070.D; ➢ Retai age of 75 percent or greater of existing trees over 12 inches in caliper requires no mit t ation; Identification o all trees which are proposed to be removed; and A protection pro. am defining standards and methods that will be used by the applicant to protect trees durin• and after construction. Trees removed within the p-riod 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 18.150.070.D. (Refer to Code Section 18.150. • 25) MITIGATION Replacement of a tree shall take pia e according to the following guidelines: ➢ A replacement tree shall be a -ubstantially similar species considering site characteristics. ➢ If a replacement tree of the sp-cies of the tree removed or damages is not reasonably available, the Director may allow eplacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is of reasonably available on the local market or would not be viable, the Director shall require eplacement with more than one tree in accordance with the following formula: ➢ The number of replacement trees required hall be determined by dividing the estimated caliper size of the tree removed or damaged, .y the caliper size of the largest reasonably available replacement trees. If this number of t -es cannot be viably located on the subject property, the Director may require one (1) or mot 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 pa may, with the consent of the Director, elect to compensate the City for its costs in performing suc tree replacement. (Refer to Code Section 18.150.070 (D) SIGNS Sign permits must be obtained prior to in allation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon reques . Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed a art of a development review application. Alternatively, a Sign Code Exception application may be filed fo eview before the Hearings Officer. CITY OF TIGARD Pre - Application Conference Notes Page 7 of 10 Residential Application!Planning Department Section • • SENSITIVE LANDS - The Code provides regulation for lands which are potentially unsuitable for development due to areas • within the 100 -year floodplain, n ural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstable ground. Staff wi attempt to preliminarily identify sensitive lands areas at the pre- . application conference based on avail • le information. HOWEVER, the responsibility to precisely identify • -1 v- - al - ..... it 1-'r •••••.,- 1 - - P• • " • 1- .PP .i 1 - 11" 1• 1 e Lii•I 0 S - i i'v- la • m_ •e -. I ' rid - -. • • -a _PII•i -• I 1 1 •- - •P 11 application. (Refer to Code Chapter 18.84) Chapter 18.84 also provides regulations for the use, •rotection, or modification of sensitive lands areas. Residential development is prohibited within floodplains, In most cases, dedication of 100 -year floodplain areas to the City for park and open space areas is - quired as a condition of the approval of a development application. NARRATIVE The applicant shall submit a narrative which provides findings for all 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. Applicant should review code for applicable criteria. ODE SECTIONS _ 18.80 18.98 _ 18.114 18.150 _ 18.84 _ 18.100 _ 18.116 18.160 18.88 _ 18.102 _ 18.120 1-11.162 _ 18.92 _ 18.106 18.130 LL/113164 18.96 — 18.108 — 18.134 IMPACT STUDY As a part of the application submittal requirements, applicants are required to include 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. (Refer to Code Chapter 18.32 Section .050) When a condition of approval requires 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. (Refer to Code Chapter 18.32 Section .250) NEIGHBORHOOD MEE G The applicant shall n tify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. A minimum f 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notl cation handout concerning site posting and the meeting notice. (Refer to the Neighborho Meeting Handout) CITY OF TIGARD Pre - Application Conference Notes Page 8 of 10 Residential Application/Planning Department Section . • RECYCLING . Applicant show contact franchise hauler for review and approval of site servicing compatibility • with Pride Disposa ' vehicles. • CONTACT PERSON: enny Hing with Pride Disposal at (503) 625 -6177. • (Refer to Code Section .116) ADDITIONAL CONCERNS OR COM ENTS: PROCEDURE A �. Adm inistrative Staff Review. �1'. 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. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. CITY OF TIGARD Pre•Application Conference Notes Page 9 of 10 Residential ApplicationiPlanning Department Section • Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One 8.5 - inch by 11 inch map of a proposed project should be submitted for attachment to the staff report • or administrative decision. Application with unfolded maps shall not be accepted, • . The Planning Division and Engineering Division 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. 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, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard Ip(E}1Ar1 (01,4 ', �Q �..D appeal basic flow chart which illustrates the review process is available from the Planning Division upon 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. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good 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. Additional pre- application conference(s) is /are required if an application(s) is /are to be submitted more than six months following this pre - application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. - PREPARED BY: 14.4404 afrP_At PLANNING DIVISION Phone: (503) 639 -4171 Fax: (503) 684 -7297 h:Vogin\patty\preapp -r. mst (Engineering section: preapp.eng) July 19, 1996 CITY OF TIGARD Pre - Application Conference Notes Page 10 of 10 • Residential ApplicatianlPlanning Department Section CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT Afb. APPLICATION CHECKLIST ' • CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639 -4171. Staff: 1 1/ 1 /2.e Date: 1a Z9 I I APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS I) A) Application form (1 copy) 8) Owner's signature/written authorization C) Title transfer instrument/or grant deed D) Applicant's statement No. of Copies E) Filing Fee $ - N se I I SITE - SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE MARKED ITEMS II A) Site Informatio showin:: No. of Copies 1. Vicinity ma. ❑ 2. Site size & dl ensions ❑ 3. Contour lines ft at 0-10% or 5 ft for grades > 10 %) ❑ 4. Drainage patter s, courses, and ponds ❑ 5. Locations of nat ral hazard areas including: ❑ (a) Floodplain . eas ❑ (b) Slopes in ex•ess of 25% ❑ (c) Unstable gro d ❑ (d) Areas with hig seasonal water table ❑ (e) Areas with sev- e soil erosion potential ❑ (f) Areas having se erely weak foundation soils ❑ 6. Location of resource a eas as shown on the Comprehensive Map Inventory includin:: ❑ (a) Wildlife habitats ❑ (b) Wetlands ❑ 7. Other site features: (a) Rock outcroppings ❑ (b) Trees with 6" + calipe measured 4 feet from ground level ❑ 8. Location of existing structure and their uses ❑ 9. Location and type of on and o -site noise sources ❑ 10. Location of existing utilities an. easements ❑ 11. Location of existing dedicated ri_ht -of -ways ❑ LAND USE APPLICATION.' LIST PAGE 1 OF 5 • • • B) Site Devel . • ment Plan Indicatin:: No. of Copies 1. The proposed site and surrounding properties ❑ • 2. Contour 'ne intervals ❑ 3. The location, dimensions and names of all: (a) Existi g & platted streets & other public ways and easements on the site and on adjoining properties o (b) Propos- • streets or other public ways & easements on the si - ❑ (c) Alternativ: routes of dead end or proposed streets that requir- future extension ❑ 4. The location and e imension of: (a) Entrances an. exits on the site ❑ (b) Parking and ci culation areas 0 (c) Loading and se ices area 0 (d) Pedestrian and icycle circulation 0 (e) Outdoor commo areas 0 (f) Above ground uti ities ❑ 5. The location, dimension. & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which ar• located on the site and on adjacent property within 25 f: -t of the site 0 (b) Proposed structures, mprovements, utilities and easements on the site o 6. Storm drainage facilities an. analysis of downstream conditions ❑ 7. Sanitary sewer facilities ❑ 8. The location areas to be land.caped 0 9. The location and type of outd•or lighting considering crime prevention techniques 0 10. The location of mailboxes 0 11. The location of all structures an • their orientation ❑ 12. Existing or proposed sewer reim „ ursement agreements 0 C) Grading Plan Indicating: No. of Copies The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall c• tain the following information: 1. The location and extent to which gr ding will take place indicating: (a) General contour lines ❑ (b) Slope ratios ❑ (c) Soil stabilization proposal(s) 0 (d) Approximate time of year for the roposed site development 0 2. A statement from a registered engineer upported by data factual substantiating: (a) Subsurface exploration and geotec ical engineering report 0 (b) The validity of sanitary sewer and s rm drainage service proposals 0 (c) That all problems will be mitigated d how they will be mitigated ❑ • LAND USE APPLICATION I LIST PAGE 2 OF 5 D) Archit • ural Draw's Indicatin:: �lo. of Copies The site , evelopment plan proposal shall include: 1. Floo plans indicating the square footage of all structures • proposed for use on -site 2. Typic. I elevation drawings of each structure L7 Landsca • e PI Indicatin:: No. of Copies The landscape plan shall be drawn at the same scale of the site analysis plan o a larger scale if necessary and shall indicate: 1. Descriptio of the irrigation system where applicable ❑ 2. Location a d height of fences, buffers and screenings 0 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, ty•e, size and species of existing and proposed plant materials ❑ 5. Landscape n : rrative which also addresses: (a) Soil co editions ❑ (b) Erosion ontrol measures that will be used ❑ F) Sign Drawings: ❑ Sign drawings shall • - submitted in accordance with Chapter 18.114 of the Code as part o' the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Esti .te: ❑ H) Preliminary Partition/Lot Line Adjustment Mao Indicating: No. of Copies IC 1. The owner of the subject parcel 2. The owner's authorized agent 3. The map scale (20,50,100 or 200 feet -1) inch north arrow and date 4. Description of parcel location and boundaries 5. Location, width and names of streets, easements and other public ways within and adjacent to the parcel 6. Location of all permanent buildings on and within 25 feet of all property lines 7. Location and width of all water courses 8. Location of any trees within 6" or greater caliper at 4 feet above ground level ❑ 9. All slopes greater than 25% 0 10. Location of existing utilities and utility easements 11. For major land partition which creates a public street: (a) The proposed right -of -way location and width ❑ (b) A scaled cross - section of the proposed street plus any reserve strip 0 12. Any applicable deed restrictions 13. Evidence that land partition will not preclude efficient future land division where applicable LAND USE APPLICATION. LIST PAGE 3 OF 5 • • I) Subdi ision Prelimin Plat Map and Data Indicating: • o. of Copies 1. S :le equaling 30,50,100 or 200 feet to the inch and limited to one ph. e per sheet ❑ • 2. The •roposed name of the subdivision ❑ 3. Vicin map showing property's relationship to arterial and col le • r streets o . 4. Names, addresses and telephone numbers of the owner, developer, enginee surveyer and designer (as applicable) o 5. Date of application o 6. Boundary ines of tract to be subdivided ❑ 7. Names of .djacent subdivision or names of recorded owners of adjoining p.rcels of un- subdivided land ❑ 8. Contour line' related to a City - established benchmark at 2 -foot intervals for 0 -10% gra • es greater than 10% ❑ 9. The purpose, Iocation, type and size of all the following (within and adjacent to the •roposed subdivision): (a) Public and private right -of -ways and easements ❑ (b) Public and •rivate sanitary and storm sewer lines ❑ (c) Domestic w: ter mains including fire hydrants o (d) Major power telephone transmission lines (50,000 volts or greater) ❑ (e) Watercourses ❑ (f) Deed reservati • ns for parks, open spaces, pathways and other • land encumbra ces ❑ 10. Approximate plan an profiles of proposed sanitary and storm sewers with grades and pipe • izes indicated on the plans ❑ 11. Plan of the proposed ater distribution system, showing pipe sizes and the location of valves a d fire hydrants 0 12. Approximate centerline 'rofiles showing the finished grade of all streets including street extensio s for a reasonable distance beyond the limits of the proposed subdivision 0 13. Scaled cross sections of pr,• posed street right -of- way(s) 0 14. The location of all areas su•ject to inundation or storm water overflow ❑ 15. Location, width & direction .f flow of all water courses & drainage -ways 0 16. The proposed lot configurati• ns, approximate lot dimensions and lot numbers. Where lots are o be used for purposes other than residential, it shall be indicat-„ upon such lots. ❑ 17. The location of all trees with - a • iameter 6 inches or greater measured at 4 feet above ground level, and e location of proposed tree plantings ❑ 18. The existing uses of the prope including the location of all structures and the present uses of the struct, res, and a statement of which structures are to remain after platting 0 19. Supplemental information includin- (a) Proposed deed restrictions (if a y) 0 (b) Proof of property ownership ❑ (c) A proposed plan for provision o' subdivision improvements ❑ 20. Existing natural features including rock out•roppings, wetlands & marsh areas ❑ 21. If any of the foregoing information cannt practicably be shown on the preliminary plat, it shall be incorporat- • into a narrative and submitted with the application ❑ LAND USE APPLICATION J UST PAGE 4 OF 5 . • )) Solar Acces Calculations: ❑ K) Other Informati • n No. of Copies ❑ h:Voginlpatty mastersMtidistmst May 23, 1995 LAND USE APPLICATION I LIST PAGE 5 OF 5 X21 11 $'. • • A City of Tigar Oregon • • PRE- APPLICATION CONFERENCE NOTES • ENGINEERING SECTION PUBLIC FACILITIES The purpose of the pre - application conference is to: (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. . 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: (1.) to feet from centerline. (2.) to feet from centerline. (3.) to feet from centerline. Street improvements: ),,1:r street improvements will be necessary along (2 street improvements will be necessary along (3.) Street improvements shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five -foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs, streetlights, and a two year streetlighting fee. CITY OF TIGARD Pre - Application Conference Notes Page 1 of 3 Engineering Department Section • • In some cases, where street improvements or other necessary public improvements are not currently practical, the street improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non - remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local • improvement district formed to improve: • • (1.) (2.) Pedestrianways /bikeways: Sanitary Sewers: The nearest saitary sewer line to this property is a(n) inch line which is located in 1o A . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to Hec=+C_ , tbt.&E, -co (- b e . 5„,6A4-- 2e5 • Water Supply: The "Tvp.AP--f> Water District - Phone:(503) & " 4(i t provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526 -2469) 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. Other { roc - u ( 2 -r. 4 ©Q� tS .— g" CITY OF TIGARD Pre-Application Conference Notes Page 2 of 3 Engineering Department Section • • Storm sewer improvements: . ° — Coxes . A- S'CgR -►A 1. -1,4s 1►1 0 5 i. ` lNra -re.( pQ6S 1--CT 141: � At.1 , �t5 - 8a1w - r K Deep 11 is ; J..t/6 ' z .Af D , I • • P4►/■'e. A s LaC. i t b- - egFc A • 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. 91-47, as amended by R &O 91 -75) 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 newly created 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 new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $180.00. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. • 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. PA r� STREET OPENING PERMIT No work shall be performed within a public right -of -way, or shall commence, until the applicant has obtained a street opening permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. PREPARED BY: 1° 1 2 -e4 1 0/ ENGINEERING DEP RTMENT Phone: (503) 639 -4171 Fax: (503) 684 -7297 h:Vogin\patty\preapp. eng (Master section: preapp - r.mst) April 23, 1996 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 3 Engineering Department Section ._ 116 I.P. EL•Gnv.� �nin, v c ; ,11, (MH t9� W MC. DONA s ra+ ' . ni 10 II I I AIRTRIG '� 60 V 4011 CB. �28• - ■ I 1,. - X N - • ••• � X / � - ` r 0 ■ F+, I a x ;fritirgitit" a 14 I ,, � W. 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M S T W T F S 1 2 3 4 5 • ? 6 7 8 9 10 11 12 2 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 2 8 29 30 31 ues� nn r • 8:00 8:30 9:00 9:30 «€ C 8 CI SO 1 0:00 10:30 11:00 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 4:49PM Friday, October 18, 1996 , • • %›%.. ------------- Iii■L/ 1 4 4 , = - 0 \ II. Att• &yaw P G °A** mow,„•. so ,, a Ilmil mon II Ai; -• __ 6 Iwit r ST � n l „ 11 11111 8 i IL i p l' spN.c- I IN a._ c co , I I = 11 ‘ 4I III k iEF - t o 6 _ I I il CP N I 1::: 1 INEZ, T 45 '-u:':•-•..4 , i l i 'ETI-1 ill Vicinity Map q MC.P -0005 Note: Map rsriaasae . N o�i fra ti on Map N , • • • 4,,,,,,,,,!,., REQUEST FOR COMMENTS CITY OF TI©ARD ' Community Deve(opment Shaping Better Community DATE: March 25, 1997 TO: Per Attached FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts 1x3111 Phone: (5031 639 4111 Fax (5031 684-1291 RE: 1 MINOR LAND PARTITION HALM 91-0005 > JOHNSON PARTITION < A request to partition an 18,932 square foot parcel into two (2) parcels equaling 8,112 square feet and one (1) parcel of 10,800 square feet respectively. LOCATION: 14155 SW 103rd Avenue; WCTM 25111 BB, Tax Lot 01700. ZONE: Residential, 12 Units Per Acre; R -12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.162 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement 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: Friday - April 4, 1997. 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. Written comments provided below: V q (Please provide the _farming information) Name of Persons) Commenting: I I Phone Number[sl: I MLP 97 -0005 JOHNSON PARTITION PROPOSAUREQUEST FOR COMMENTS • • . REQUEST FOR COMMENTS , NOTIFICATION LIST M I LAND OSE a DEVELOPMENT APPLICATIONS I CIT Aret (CI (El (SI (WI CITIZEN INVOLVEMENT TEAMS • Ca Macs Isr Wow la Winn CIT B44k(sI FILE NAME j o [A -,A.,--,, e,..4 41(1v DIME NOISI.: rvu L uo (17- coos , CITY OFFICES • _ AD CED PLANNING /Nadine Smith, Pw•,nvs.,.,ns.. _ ✓ C MU NITY DVLPMNT. DEPT. /owe Svcs Tocimem,,. _ POL DEPT. /c..,.p,«..t,.,.omc., ILDING DIV. /David Scott. &Aim omar v E EERING DEPT./Brian Roger. o.o Rove*Engin../ ER DEPT./Michael Miller :op ..... r....,., _ CITY ADMINISTRATION/Cathy Wheatley, et, Roomier PERATIONS DEPTJJohn Roy, o.owr w _ OTHER I SPECIAL DISTRICTS • I • ALATIN VALLEY FIRE & RESCUE _ TUALATIN VALLEY WATER DISTRICT _ N IFIE D SEWERAGE AGENCY Fire Marshall Administrative Office Lee Walker, SWM Program Washington County Fire District - PO Box 745 155 N. First Street (place In pick -up box) Beaverton, OR 97075 Hillsboro, OR 97124 • .... LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON _ CITY OF TUALATIN OR. DEPT. OF FISH & WILDLIFE _ OR. DIV. OF STATE LANDS PO Box 4755 Planning Director 2501 SW First Avenue 775 Summer Street, NE Beaverton. OR 97076 PO Box 369 PO Box 59 Salem, OR 97310 -1337 Tualatin, OR 97062 Portland, OR 97207 _ Larry Conrad, SurorPwr.r _ OR. PUB. UTILITIES COMM. Mike Matteucci. ruynatm. coon'. METRO _ OR. DEPT. OF GEO. & MINERAL IND. 550 Capitol Street, NE 600 NE Grand Avenue 800 NE Oregon Street. Suite 5 Salem, OR 97310 -1380 _ CITY OF DURHAM Portland, OR 97232 -2736 Portland. OR 97232 City Manager US ARMY CORPS. OF ENG. PO Box 23483 - _ Mary Weber, oe.ti, M.n,o.n.ni Coo.etwO, _ OR. DEPT. OF LAND CONSERV.& DVLP. 333 SW First Avenue Durham, OR 97281 -3483 Mel Huie, G..u.p...s Coon ti n.tor (CPA'YZOA'.) 1175 Court Street, NE PO Box 2946 Salem, OR 97310 -0590 Portland. OR 97208 -2946 _ CITY OF KING CITY _ METRO AREA BOUNDARY COMMISSION City Manager 800 NE Oregon Street _ OREGON DEPT. OF TRANS. (ODOT) WASHINGTON COUNTY 15300 SW 116th Avenue Building X16, Suite 540 Aeronautics Division Dept. of Land Use & Trans. King City, OR 97224 Portland, OR 97232 -2109 _ Attn: Tom Highland, Pw..np 155 N. First Avenue 3040 25th Street, SE Suite 350, MS 13 _ CITY OF LAKE OSWEGO _ OR. DEPT. OF ENERGY Salem, OR 97310 Hillsboro, OR 97124 Planning Director Bonneville Power Administration PO Box 369 PO Box 3621 _ ODOT, REGION 1 _ Brent Curtis (CPA's) Lake Oswego, OR 97034 Routing TTRC - Attn: Renae Ferrero Sonya Kazen. won. R.e. Coon. _ Scott King (CPA's) Portland. OR 97208 -3621 123 NW Flanders _ Mike Borreson (Engineer) _ CITY OF PORTLAND Portland. OR 97209 -4037 _ Jim Tice (lows) David Knowles. Marinate ewew o . _ OREGON, DEPT. OF ENVIRON. QUALITY _ Tom Harry (Conant P1. Apps ) Portland Building 106. Rm. 1002 811 SW Sixth Avenue _ ODOT, REGION 1 - DISTRICT 2A _ Phil Healy (cumm Pi. Apps.) 1120 SW Fifth Avenue Portland, OR 97204 Jane Estes. p.14.00 Portland, OR 97204 PO Box 25412 Portland, OR 97298 -0412 UTILITY PROVIDERS AND SPECIAL AGENCIES _ BURLINGTON NORTHERN RJR _ METRO AREA COMMUNICATIONS _ SOUTHERN PACIFIC TRANS. CO. _ TRI -MET TRANSIT DVLPMT. Administrative Office Jason Hewitt Clifford C. Cabe. Construction Engineer Kim Knox. Project Planner 1313 W. 11th Street Twin Oaks Technology Center 5424 SE McLoughlin Boulevard 710 NE Holladay Street Vancouver, WA 98660 -3000 1815 NW 169th Place, S-6020 Portland, OR 97232 Portland, OR 97232 Beaverton, OR 97006 -4886 _ COLUMBIA CABLE COMPANY _ ICI CABLEVISION OF OREGON _US WEST COMMUNICATIONS Craig Eyestone _ NW NATURAL GAS COMPANY Linda Peterson Pete Nelson 14200 SW Brigadoon Court Scott Palmer 3500 SW Bond Street 421 SW Oak Street Beaverton, OR 97005 220 SW Second Avenue Portland, OR 97201 Portland, OR 97204 Portland, OR 97209 -3991 GENERAL TELEPHONE _ Paul Koft, Engineering _ PORTLAND GENERAL ELECTRIC COMPANY MC: OR030546 Brian Moore Tigard, OR 97281 -3416 14655 SW Old Scholls Ferry Road • Beaverton. OR 97007 h:lpattylmasterstrknotice.mst 7- Feb-97 • • COMMUNITY NEWSPAPERS, INC. Legal P.O. BOX 370 PHONE (503) 684 -0360 Notice TT 8 811 BEAVERTON, OREGON 97075 Legal Notice Advertising RECEIVED • City of Tigard • ❑ Tearsheet Notice MAY 0 5 1997 13125 SW Hall Blvd. • Tigard ,Oregon 97223 • ❑ Duplicate Affidavit CITY OF TIGARV • • Accounts Payable • . AFFIDAVIT OF PUBLICATION t .+ :7 -,... J: Oh . • STATE OF OREGON, -so .f cm. . COUNTY OF WASHINGTON, ) s s. r s s .1? .a I, Kathy Snyder c being first duly sworn, depose and say that I am the Advertising ' '� r - Director, or his principal clerk, of the Tigard — Tua latin Times a newspaper of general circulation as defined in ORS 193.010 and 193.020; published at Ti gard in the aforesaid county and state; that the MLP ,Tohnson Partition a printed copy of which is hereto annexed, was published in the en9iP ssue of said newspaper for successive and consecutive in the following issues: May 1,1997 Sgti IA Subscribed and sworn to b m e this _1 st day of May, 19 9 7 _, :s OFFICIAL SEAL ' `' ROBIN A. BURGESS N I Oregon ` �. NOTAR'r J8LIC - OREGON ` COMMi :"•'�� Expires: . E ,. d O. 024552 My Commission Ex p r MY CO ?:; !lSSIOId E;tWiRES MAY 16,1997 AFFIDAVIT • • MINOR LAND PARTITION (MLP) 97 -0005 > JOHNSON PARTITION < The Director has approved, subject to conditions, a request to partition an 18,932 square foot parcel into two (2) parcels equaling 8,112 square feet and one (1) parcel of 10,800 square feet respectively. LOCATION: 14155 SW 103rd Avenue; WCTM 2S111BB, Tax Lot 01700. ZONE: Residential, 12 Units Per Acre; R -12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.162 and 18.164. jIiiiii y MI yen, . ----j Imo 111 - M � 1 11111 i R it i . li I ir, _ 1 . , . ,I14 -, , , I \ WunM 1 1 I \—N-7 IJ I I I I ' The adopted finding of facts, decision, and statement of conditions can be obtained from the Planning Department, Tigard Civic Center, 13125 S.W. Hall Blvd., Tigard, Oregon 97223. The decision shall be final on May 14, 1997. Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code, which provides that a written appeal may be filed within 10 days after notice is given and sent. The deadline for filing an appeal is 3:30 P.M., May 14, 1997. TT8811= Publish May 1, 1997. N , • • MEMORANDUM CITY OF TIGARD, OREGON DATE: May 1, 1997 TO: Mark Roberts, Planning Division FROM: Brian Rager, Development Review Engineer RE: MLP 97 -0005, Johnson Partition Description: This approval will allow the division of one parcel of 18,932 square feet (sf) into two parcels of 10,800 sf and 8,112 sf. The site is located at 14155 SW 103rd Avenue (WCTM 2S1 11 BB, Tax Lot 1700). Findings: 1. Streets: This site lies adjacent to SW 103rd Avenue, which is classified as a local residential street, which requires a 50 -foot right -of -way (ROW). At present, there is only 20 feet of ROW on the west side of centerline. The applicant should be required to dedicate additional ROW adjacent to this site to provide 25 feet from centerline to meet the standard. If this dedication is made on the final plat, the standard will be met. The roadway is paved but not fully improved to City standards. TMC 18.164.030(A)(1)(a) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.164.030(A)(1)(c) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. Staff therefore recommends that the applicant be required to enter into a non - remonstrance agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out through a local improvement district. This agreement must be executed prior to approval of the final plat. ENGINEERING COMMENTS MLP 97 -0005 Johnson Partition PAGE 1 • • The plan indicates that access for both parcels may be shared. There is an existing access easement that is referenced on the applicant's plan. 2. Water: There is existing public water lines in SW 103rd Avenue that are available to serve this site. The existing house is presently served. The applicant will need to contact the Tigard Water Department to request a new water service when the new house is constructed. 3. Sanitary Sewer: There is an existing 8 -inch public sanitary sewer line in SW 103rd Avenue that is capable of serving this site. Prior to approval of the final plat, the applicant will need to provide a sewer service lateral for the new lot. 4. Storm Drainage: The topography of this site slopes to the north. There is an existing public storm drainage line in SW 103rd Avenue. Prior to approval of the final plat, the applicant will need to submit a specific storm drainage plan for the new lot indicating how the roof and foundation drains will be accommodated. 5. 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. 91 -47, as amended by R &O 91 -75) which require the construction of on -site water quality facilities. However, the R &O includes 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 the new lot. Rather, the R &O provides 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 fee for a single - family lot is $ 180.00. There is no fee assessed to the lot with the existing home. The fee for the new lot is payable upon application for a building permit. 6. Existing Overhead Utility Lines: There are existing overhead utility lines on SW 103rd Avenue. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the ENGINEERING COMMENTS MLP 97 -0005 Johnson Partition PAGE 2 • • developer, a fee in -lieu of undergrounding can be paid. If the fee in -lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639- 4171). 1. Prior to approval of the final plat, a Street Opening Permit will be required for this project to cover the new sanitary sewer service lateral and any other work necessary in the public right -of -way. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. Additional right -of -way shall be dedicated to the Public along the frontage of SW 103rd Avenue to increase the right -of -way to 25 feet from the centerline. The dedication shall be made on the face of the final plat. 4. An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future Local Improvement District formed to improve SW 103rd Avenue. 5. The applicant shall contact the Tigard Water Department to apply for a new service line to serve the new lot. 6. Prior to approval of the final plat, the applicant shall submit to the Engineering Department (Brian Rager) a proposed storm drainage plan for the new lot that will indicate how the roof and foundation drains for the new house will be accommodated. ENGINEERING COMMENTS MLP 97 -0005 Johnson Partition PAGE 3 • 7. The applicant shall either place the existing overhead utility lines along SW 103rd Avenue 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 $ 27.50 per lineal foot. If the fee option is chosen, it shall be paid prior to approval of the final plat. 8. Final Plat Application Submission Requirements: A. Three mylar copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The partition 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. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF A BUILDING PERMIT: 9. The applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision /partition plat. 10. Prior to issuance of the building permit for the new lot, the applicant shall pay the standard water quality fee of $ 180. is \eng \brianr \comments \m1p97 -05. bdr ENGINEERING COMMENTS MLP 97 -0005 Johnson Partition PAGE 4 p�� � � / / , b q a� � ` . 4 TUALATIN VALLEY FIRE & RESCUE 4 FIRE PREVENTION ,� c ~ 4755 S.W. Griffith Drive . P.O. Box 4755 . Beaverton, OR 97076. (503) 526 -2469 . FAX 526 -2538 March 26, 1997 Mark Roberts City of Tigard Planning Department 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Re: Johnson Partition 14155 S.W. 103 Avenue MLP 97 -0005 File Number: 1438 -97 Dear Mark: This is a Fire and Life Safety Plan Review and is based on the 1994 editions of the Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances and regulations. Plans for the above noted project are not approved. Please address the following items and resubmit plans to this office for review and approval. Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (UFC Sec. 902.2.1) Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for not more than two dwelling units), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec. 902.2.2.1) Fire hydrants for single family dwellings and duplexes shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) "Working" Smoke Detectors Save Lives • • Mark Roberts March 26, 1997 Page 2 Access to a structure shall not be across other private property unless a deed restriction or permanent easement is provided. Access and fire fighting water supply shall be provided prior to construction. Submit plans to this office for review and approval. If I can be of any further assistance to you, please feel free to contact me at 526 -2469 referring to the above noted file number. Sincerely, ' Gene Birchill, DFM Plans Examiner GB:kw cc: Richard E. Johnson 9812 S.W. Kable Tigard, OR 97224 PLANNING • RECEIVED ,.,,� APR 1 01997 REQ . ' T FOR COMMENTS CITY OF TI Community Dew fopment CITY OFO Shaping Better Community • / DATE: March 25,1991 0 / TO: Lee Walker, USA/SWM Program w FROM: City of Tigard Planning Division � �,: CONTACT: g ' Mark Roberts [x3111 Phone: MOM 689.4111 Fax: 150816847291 RE: MINOR LAND PARTITION (MLR 97 -0005 > JOHNSON PARTITION Q A request to partition an 18,932 square foot parcel into two (2) parcels equaling 8,112 square feet and �. one (1) parcel of 10,800 square feet respectively. LOCATION: 14155 SW 103rd Avenue; WCTM 2S111 BB, Tax Lot 01700. ZONE: Residential, 12 Units Per Acre; R -12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.162 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement 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: Friday - April4.1991. 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. Written comments provided below: 44 4 (Please pravi4e the foffowing information) Name of Perseids] Commentln Phone Numbertsl: -e3 q — \ MLP 97 -0005 JOHNSON PARTITION PROPOSAUREOUEST FOR COMMENTS • f AC IIP( UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: April 4,1997 TO: Mark Roberts, City of Tigard FROM: Julia Huffman, USA SUBJECT: Johnson Partition, MLP 97 -0005 SANITARY SEWER Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R &O 96 -44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R &O 96 -44. STORM SEWER Each lot within the development should have access to public storm. sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R &O 96 -44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25 -year, 24 -hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Fee in lieu could be considered if requested by applicant for the new parcel when developed. is 155 North First Avenue, Suite 270, MS 10 Phone: 503/648 -8621 Hillsboro, Oregon 97124 FAX: 503/640 -3525 f REQUEST FOR COMMENTS . — CITY OF TIOARD RECEIVED PLANNING Community Deve(opment Shaping Better Community DATE: March 25,1991 MAR 2 7 1997 I � TO: John Roy, Properly Manager )1 CROP FROM: City of Tigard Planning Diuisi STAFF CONTACT: Mark Roberts 613111 P11011e: (5081689 -4171 Fax: (5081684-1291 RE: MINOR LAND PARTITION [MLPJ 97 -0005 ➢ JOHNSON PARTITION < A request to partition an 18,932 square foot parcel into two (2) parcels equaling 8,112 square feet and one (1) parcel of 10,800 square feet respectively. LOCATION: 14155 SW 103rd Avenue; WCTM 2S111 BB, Tax Lot 01700. ZONE: Residential, 12 Units Per Acre; R -12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.162 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement 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: Friday - April 4,1997. 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. PLEA C HECK 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. Written comments provided below: • v A ('Please provide the forlinuing information) Name of Persontsl Commenting: I Phone Numbertsl: I MLP 97 -0005 JOHNSON PARTITION PROPOSAL/REQUEST FOR COMMENTS •, 411, . REQUEST FOR COMMENTS CITY OF TIGARD Community Development Shaping Better Community RECEIVED PLANNING DATE: March 25,1991 MAR 2 7 1997 TO: David Scott, Building Official CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts 1x3111 Phone: 150816894111 FIE: 15081684-1291 RE: MINOR LAND PARTITION IMLPI 91 -0005 > JOHNSON PARTITION Q L I A request to partition an 18,932 square foot parcel into two (2) parcels equaling 8,112 square feet and " one (1) parcel of 10,800 square feet respectively. LOCATION: 14155 SW 103rd Avenue; WCTM 2S111 BB, Tax Lot 01700. ZONE: Residential, 12 Units Per Acre; R -12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.162 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement 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 thig application, WE NEED YOUR COMMENTS BACK BY: !Friday - Apr114,1991. 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. X Written comments provided below: C__.:5 Vi ) 01.' ,, \ -M\ (mvRl� S c\ W s i ` \ \\ CIO \� �. -kC q (Please provide the forming information) Name of Person's] Commenting: a SA Phone Numberfsl: X3 MLP 97 -0005 JOHNSON PARTITION PROPOSAL/REQUEST FOR COMMENTS gyp,; 1 REQUEST FOR COMMENTS CITY TIGARD Community (Development RECEIVED PLANNING ShapingA Better Community DATE: March 25,1991 MAR 2 7 1997 TO: Michael Miller, Operations Water Dept. Manager CITY OF TIGARD FROM: CRY of Tigard Planning Division STAFF CONTACT: Mark Roberts 1x311) Phone: [5031 6394171 Fax: [5031 684-7297 RE: MINOR LAND PARTITION [MLPI 91 -0005 > JOHNSON PARTITION < A request to partition an 18,932 square foot parcel into two (2) parcels equaling 8,112 square feet and one (1) parcel of 10,800 square feet respectively. LOCATION: 14155 SW 103rd Avenue; WCTM 2S111 BB, Tax Lot 01700. ZONE: Residential, 12 Units Per Acre; R -12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.162 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement 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 thig application, WE NEED YOUR COMMENTS BACK BY: Friday - April 4,1991. 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. Written comments provided below: V q (Please provide the forkruring information) Name of Person[sl Commenting: mikE Phone Number[sl: X 31'S I MLP 97 -0005 JOHNSON PARTITION PROPOSAUREQUEST FOR COMMENTS , 11 III /,92 P N. ' -, � IN Vq RI 4 A. TUALATIN VALLEY FIRE & RESCUE • t\, (., ' \ FIRE PREVENTION c �J .< ,� J� 4755 S.W. Griffith Drive . P.O. Box 4755 . Beaverton, OR 97076. (503) 526 -2469 . FAX 526 -2538 ' &RES° _ To: Y d / � O PT14'n-- ' C.)(—; ‘*" T fC (2 C � - Date: �/ f a ❑ WC ❑ CC 4 2 MC ❑ BV ..6T ❑ TU ❑ DU p SH ❑ WI ❑ KC Jurisdiction File Number: t" ( / 7 ? -0 Project NameR.1 v /" 3 car) , -,-1. 1 i�r %-) Project Address: 14 ( 'c.,) / d %� s-- Au �- TVF&R File Number: ' - (Whenever referring to this project please include the TVF &R File Number) Project approved — Pro ject not approved - Please address items checked below and re- submit plans for review and approval to the: r TVF &R Fire Marshal's Office i❑ Planning Department having jurisdiction for routing to the TVF &R Fire Marshal's Office Project c onditionally approved s ubject to correction of items checked below. This is a Fire and Life Safety Plan Review and is based on the 1994 Editions of the Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances, regulations and guidelines. 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (UFC Sec. 902.2.1) 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION; When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the Chief. (UFC Sec. 902.2.1 Exception 1) 3) ADDITIONAL ACCESS ROADS: Where there are 20 or more dwellings, an approved second fire apparatus access roadway must be provided to a city/county roadway or access easement. (UFC Sec. 902.2.2) • 4) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE; Fire apparatus access roads shall have an unobstructed width of not :css than 20 feet (15 feet for not more than two dwelling units), and an unobstructed vertical clearance of rot less ■ii:n i 3 feet 6 inches. (UFC Sec. 902.2.2.1) u • 5) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all- weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 50,000 pounds live load (gross vehicle weight). (UFC Sec. 902.2.2.2) Please provide documentation from a registered engineer that the design will be capable of supporting such loading. Please provide documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code. 6) TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 25 feet and 45 feet respectfully, as measured from the same center point. (UFC Sec. 902.2.2.3) 7) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams of approved turnarounds are available from the fire district. (UFC Sec. 902.2.2.4) • 8) BRIDGES: Bridges shall be designed, inspected and final construction approved by a registered engineer. The bridge shall be designed in accordance with the American Association of Highway and Transportation Officials "Standard Specifications for Highway Bridges." The bridge shall be designed for a live load sufficient to carry 50,000 pounds. (UFC Sec. 902.2.2.5) 9) NO PARKING SIGNS; Where fire apparatus access roadways are not of sufficient width to accommodate. parked vehicles, "No Parking" signs shall be installed on one or both sides of the roadway an;' in turnarounds as needed. (UFC Sec. 902.2.4) Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 38.810" and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.(1) (2) & (3)) "Work!,,," Cmnkr nefrrtnre Cnv. I iv.e •• Oe ;;•:.... TVF &R File Number 10) GRADE; Fire apparatus access roadway grades shall not exceed an average grade of 10 percent with a maximum grade of 15 percent for lengths of no more than 200 feet. (UFC Sec. 902.2.2.6). Intersections and turnarounds shall be level (maximum 5 %) with the exception of crowning for water run -off. 1 1) PAINTED CURBS; Fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one inch wide by six inches high. (UFC Sec. 901.4.5.2) 12) COMMERCIAL BUILDINGS - MINIMUM NUMBER OF FIRE HYDRANTS; The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving any credits for fire protection systems. There shall not be less than one (1) fire hydrant for the first 2,000 gallons per minute (GPM) required fire flow and one (1) additional fire hydrant for each 1,000 GPM or portion thereof over 2,000 GPM. Fire hydrants shall be evenly spaced around the building and their locations shall be approved by the Chief. (UFC Sec. 903.4.2.1) l3) COMMERCIAL BUILDINGS - FIRE HYDRANTS; No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the building and along an approved fire appatatus access roadway. (UFC Sec. 903.4.2.1) k 14) SINGLE FAMILY DWELLINGS - FIRE HYDRANTS; Fire hydrants for single family dwellings and duplexes shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 15) FIRE HYDRANT DISTANCE FROM_AN ACCESS ROAD; Fire hydrants shall not be located more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 16) FIRE HYDRANT / FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 70 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. (UFC Sec. 903.4.2.5) FDC locations shall be as approved by the Chief. (1996 Oregon Structural Specialty Code, Sec. 904.1.1) 17) FIRE DEPARTMENT CONNECTIONS ON BUILDINGS: Fire department connections shall not be located on the building that is being protected. (UFC Sec. 903.4.2.5) 18) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW; The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi. A worksheet for calculating the required fire flow is available from the Fire Marshal's office. (UFC Sec. 903.3) 19) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW; The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) are 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A- III -A -1. (UFC Appendix III -A, Sec. 5) 20) RURAL BUILDINGS - REQUIRED FIRE FLOW; Required fire flow for rural buildings shall be calculated in accordance with National Fire Protection Association Standard 1231. Please contact the Fire Marshal's office for special help and other requirements that will apply. (UFC Sec. 903.3) 21) ACCESS AND FIREFIGHTING WATER SUPPLY DURING CONSTRUCTION; Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) 22) J(,NOX BOX: A Knox Box for building access is required for this building. Please contact the Fire Marshal's Office for an application and instructions regarding installation and placement. • 7 1/ 23) IREdiWa���Ek s t�' -tfi Ei : ,.- :. , <, •. - tgiuskscink, / '' Y 1 (-CY �— / �1iJ1 � ILL / (.✓ L�s l 4 j% li // /r•✓ y) �„1� 24) ■3 �.� / "1"- / .✓ .o ; 1 �� "„) ".7--- / e7c; /J r 25) ? �: ; L---� �, �r. _� �.,, );�` j, z 1 j 1' — Fr F (✓L L 41 1✓ C, D rM ta) 5 Ex p9 ,J F: t'7 . Plan Reviewer Signature Title cc: 4 PPC -?-<7