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MLP1997-00011 EXHIBIT A. NOTICE OF DECISION MAJOR LAND:PARTITION (MLP) 97 0011 cmoRYioAac Cmnmunpy Divdopmnlf S{tayln~ A'&fttr Camnlwifty RANSDELL' PARTITION.. . SECTION I: APPLICATION SUMMARY CASE NO(S): FILE NAME: RANSDELL PARTITION Major Land Partition MLP 97-0011 PROPOSAL:. A request for Major Land Partition approval to divide one (1) parcel of approximately 82,938 square feet into three (3) parcels of approximately 43,647, 10,000 and 17,328 square feet. OWNER: David and Sally Ransdell APPLICANT:Same 14270 SW 97th Avenue Tigard, OR 97224 ZONING DESIGNATION: Residential, 4.5 units per acre; R-4.5. LOCATION: 14270 SW 97th Avenue; WCTM. 25111 BA, Tax Lot 01200. North of SW View Terrace, South of SW Mountain View Lane, on the east side of SW 97th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.050, 18.162.040, 18.162.050, 18.164. SECTION II: DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above;req.. subject to certain condiflons The find mgs and conclusions;on wh'ieh the decrsian is based; are noted in Section IV NOTICE OF DECISION MLP 97-0011 - RANSDELL PARTITION PAGE 1 CONDITIONS OF APPROVAL PRIOR TO THE:APPROVAL OF THE FINAL PARTITION PLAT, THE'FOLLOWING>'': CONDITIONS SHALL BE SATISFIED (Unless otherwise noted, the staff contact shall be Brian Rager inahe Engmeenn De artmen.:.-a:.: 503 639-4171 _ 9...:...... P....:::...................... 1. Obtain a public improvement permit and submit a compliance agreement for this project. Submit six (6) sets of detailed public improvement plans and profile construction drawings for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements.) Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. Provide the Engineering Department 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. Dedicate, on the face of the final plat, additional right-of-way for the following streets: a. SW 97th Avenue: to provide 30 feet from centerline; b. SW View Terrace: to provide a total right-of-way of 40 feet through the site, plus any additional to provide a safe taper transition between the existing roadway and the new extension; C. SW Mountain View Lane: to provide 25 feet south of centerline to the west boundary of Lot 2. 4. Reserve the northern 25 feet of Lot 1 for future right-of-way dedication for SW Mountain View Lane. A note to this effect must be placed on the face of the final plat. 5. Execute two separate agreements, 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 Mountain View Lane adjacent to Parcel 1 and SW 97th Avenue. 6. Construct a full-street improvement of SW View Terrace through this site to the intersection with SW Mountain View Lane. The improvements adjacent to this site shall include: a. City standard pavement section of 24 feet curb-to-curb; NOTICE OF DECISION MLP 97-0011 - RANSDELL PARTITION PAGE 2 b. an approved taper transition from the existing wider roadway section to the new improvement; C. concrete curb; d. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff; e. 5 foot concrete sidewalks on both sides; f. street striping; g. streetlights as determined by the City Engineer; h. underground utilities; i. street signs; and j. driveway aprons. 7. Construct a half-street improvement of SW Mountain View Lane through this site to the western boundary of Lot 2. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 16 feet; b. street barricade at west terminus; C. concrete curb; d. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff; e. 5 foot concrete sidewalks on the south side; f. street striping; g. streetlights as determined by the City Engineer; h. underground utilities; i. street signs; and j. driveway aprons. 8. Submit a profile of SW Mountain View Lane as a part of the construction plans, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 9. Extend the existing public water lines within the public street extensions. The 6- inch water line in SW Mountain View Lane shall be extended to the western boundary of Lot 2 (end of proposed street improvement). That water line shall also be installed such that it is located approximately ten (10) feet south of the roadway centerline. 10. Prior to approval of the final plat, and approval of the public improvement plans, the applicant's design engineer must submit documentation, for review by the City (Brian Rager), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10% or less of the total tributary drainage volume, but in no event less than 1/4 mile. NOTICE OF DECISION MLP 97-0011 - RANSDELL PARTITION PAGE 3 11. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25-year design storm event due directly to the development, the developer shall correct the capacity problem or construct an on-site detention facility. 12. If the projected increase in surface water runoff which will leave a proposed development will cause or contribute to damage from flooding to existing buildings or dwellings, the downstream storm water system shall be enlarged to relieve the identified flooding condition prior to development or the developer must construct an on-site detention facility. 13. Provide an erosion control plan as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 14. Submit a final grading plan showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). 15. Either place the existing overhead utility lines along SW 97th Avenue underground as a part of this project, or 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 must be paid prior to approval of the final plat. 16. If the existing 12-inch caliper cherry tree is unable to be retained during the street improvement process, the applicant must provide a tree mitigation plan. This plan must be submitted and accepted by staff prior to final plat approval. 17. 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; 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; and c. the right-of-way dedications for SW 97th Avenue, SW Mountain View Lane and SW View Terrace shall be made on the partition plat. NOTICE OF DECISION MLP 97-0011 - RANSDELL PARTITION PAGE 4 PRIOR TO THE ISSUANCE OF BUILDING PERMITS, THE FOLLOWING :XXXXXX ::COND.ITIONS:SHALL BE:SATISFIED < 18. Provide the Engineering Department with a recorded mylar copy of the subdivision/partition plat. 19. Public improvements must be deemed substantially complete by the City Engineer. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities; 2) all local residential streets have at least one lift of asphalt; 3) any off-site street and/or utility improvements are completely finished; and 4) all street lights are installed and ready to be energized. 20. Pay the standard water quality fee of $180.00 per lot for Parcels 2 and 3. THIS AP.PROVAL'IS VALID::IF EXERCISED WITHIN :EIGHTEEN 18 MONTHS O.F THE FINAL DECISION DATE NOTED UNDER THE::PROCESS AND. APPEAL::' TION.O,F.THIS .REPORT,.;:.......:::......::::: . _ SECTION III: BACKGROUND INFORMATION Property History; No development applications were found to have been filed with the City. Site Information and Proposal Description: The property is currently developed with a single family residential dwelling and a trailer which is a pre-existing non-conforming use. There are two roads, SW Mountain View Lane and SW View Terrace that dead end at the property. The proposal is to create three parcels and extend both roads into the property. Southwest Mountain View will be extended to the east end of Parcel 2 and SW View Terrace will be extended north to connect with SW Mountain View. The current lot is 82,764 square feet (1.90 acres). The proposal indicates Parcel 1 will have 43,647 square feet, Parcel 2 will have 10,000 square feet and Parcel 3 will have 17,328 square feet. The additional square footage is proposed to be dedicated as right of way. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS Impact Study: Section 18.32.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private NOTICE OF DECISION MLP 97-0011 - RANSDELL PARTITION PAGE 5 property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.32.250 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The City's Comprehensive Plan policy 8.1.1 requires staff to plan for safe and efficient street systems that meet current needs and anticipated future growth. In addition, Section 18.164.030.G.2 of the Community Development Code (CDC) requires the extension of all local and minor collector streets which abut a development to provide for through circulation. Currently both SW Mountain View and SW View Terrace dead end at the site. The applicant has proposed to extend SW View Terrace through the property with full street improvements and to extend SW Mountain View to the west end of Parcel 2. Southwest Mountain View Lane is proposed to be constructed with full street improvements up to the intersection with SW View Terrace and half street improvements from the View Terrace intersection to the west end of Parcel 2. The applicant provided an Impact Study in which the engineer states: it is my opinion that the proposed public improvement will not negatively impact the existing public facilities or services. The transportation system will be enhanced by the continuation of SW View Terrace and Mountain View Lane ...the traffic circulation pattern is a safety enhancement for the response of emergency vehicles, the flow of bicycle traffic and also pedestrian traffic." FINDING: The applicant's proposal for improvements, as evidenced in the impact study and in analysis presented in this decision, provides for the share of local street improvements needed to efficiently serve this development in conjunction with the connectivity standards and improvements for local streets. GENERAL APPROVAL CRITERIA Section 18.162.040 contains the following general approval criteria for a Major Land Partition: The proposal conforms with the City's Comprehensive Plan The proposal conforms with the City's Comprehensive Plan in that the newly created lot will continue to allow for residential development. NOTICE OF DECISION MLP 97-0011 - RANSDELL PARTITION PAGE 6 The proposed partition complies with all statutory and ordinance requirements and regulations; This proposed partition complies with all statutory and ordinance requirements and regulations as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Adequate public facilities are available to serve the proposal; Adequate public facilities are, or will be conditioned to be, available to serve the proposal and will be constructed to meet City standards. All proposed lots conform to the size and dimensional requirements of this title; and The proposal complies, or will be conditioned to comply, with the lot size and dimensional requirements. This is discussed in detail and conditioned, if necessary, in SECTION IV - SPECIAL PROVISIONS, Page 8. All proposed improvements meet City and applicable agency standards (Ord. 89- 06; Ord. 83-52). The public facilities and proposed improvements are discussed and conditioned in SECTION IV - ADDITIONAL APPLICABLE STANDARDS. In addition, improvements will be reviewed during the construction phase, at which time the appropriate review authority will insure that City and other applicable standards are met. FINDING: Staff finds that as discussed above, the general approval criteria have been met, or will be met as conditioned, in further sections of this decision. SPECIAL PROVISIONS Section 18.162.050 contains the following special provisions for lots created through the Partition Process: Lot Width: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width in R-4.5 zoning is 50 feet for detached unit lots and 90 feet for duplex lots. The width of Parcel 1 is 185.12 feet. Parcel 2 and 3 are corner lots, both with widths greater than 50 feet. NOTICE OF DECISION MLP 97-0011 - RANSDELL PARTITION PAGE 7 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. The minimum lot area for R-4.5 zoning is 7,500 square feet for detached units and 10,000 square feet for duplexes. All three proposed parcels are 10,000 square feet or greater. (Note: A duplex may be possible with conditional use approval. Conditional Use approval requires a separate application and review process.) 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. All three parcels will front a public right-of-way after the street improvements proposed and required by this partition are constructed. Each lot will have frontage in excess of 15 feet. Setbacks: Setbacks shall be as required by the applicable zoning district. Parcel 2 and 3 are not currently developed, but any dwelling placed on the lots will be subject to the setback requirements. Parcel 1 has an existing house and a pre-existing non-conforming trailer, both of which are proposed to remain. The side yard, rear yard and front yard setbacks will not be reduced below the minimum as a result of this partition. 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. No flag lots are proposed, therefore this standard does not apply. 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. No flag lots are proposed, therefore this standard does not apply. 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. Tualatin Valley Fire and Rescue (TVF&R) has provided comments and have not indicated the need for additional fire hydrants to serve the proposed partition. NOTICE OF DECISION MLP 97-0011 - RANSDELL PARTITION PAGE 8 Reciprocal Easements: Where a common drive is to be provided to serve more than one (1) lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. No reciprocal easements have been proposed or would be required for this partition, therefore, this standard does not apply. Accesswax: Any accessway shall comply with the standards set forth in Chapter 18.108; Access, Egress, and Circulation. Parcel 1 has existing access to SW 97th Avenue which appears to meet the standards of the code. Access to Parcels 2 and 3 will be addressed at time of building permits and will be required to meet access standards in effect at the time the permits are reviewed. 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/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. This site is not within a 100-year floodplain, therefore, this standard does not apply. FINDING: All of the SPECIAL PROVISIONS for lots created through the partition process have been satisfied or do not apply to this partition. ADDITIONAL APPLICABLE STANDARDS Sections 18.164.030 (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) have been addressed and are satisfied as specified below: Streets This site is adjacent to SW 97th Avenue. In addition, SW View Terrace and SW Mountain View Lane both stub into this site; View Terrace stubs in from the south and Mountain View Lane stubs in at the northeast corner. SW 97th Avenue SW 97th Avenue is classified as a minor collector street on the City's Transportation Plan Map and requires a 60-foot wide right-of-way (ROW). At present, there is only 25 feet of ROW adjacent to this site. The applicant is proposing to dedicate additional ROW on the face of the final plat to provide 30 feet from centerline to meet the standard. NOTICE OF DECISION MLP 97-0011 - RANSDELL PARTITION PAGE 9 The roadway is paved, but not fully improved to City standards. Tigard Municipal Code (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, TMC 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. This development will not immediately have direct access to SW 97th Avenue. However, the property owners in this development will eventually access SW 97th Avenue which will incrementally increase the amount of traffic on the roadway. But 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 SW 97th Avenue, carried out through a local improvement district. This agreement must be executed prior to approval of the final plat. SW View Terrace Southwest View Terrace is a local residential street and has a 50-foot wide ROW and a 34-foot wide pavement section south of this site. The City has met with the applicant in the past with regard to access for the new lots and street connectivity issues. It was determined that the applicant would not have viable street access for the proposed lots unless all, or a part of, the local streets stubbing into this site were improved. Therefore, SW View Terrace will need to be fully improved through this site to the intersection with SW Mountain View Lane. The applicant has acknowledged the need for this improvement and has indicated that they will construct this improvement as a part of their project. The City has discussed with the applicant the possibility of reducing the width of the ROW and pavement widths through this site in accordance with the City's fairly new narrow street standards (these standards were not in place when SW View Terrace was first constructed). Because of the relatively low traffic volumes expected on this particular local street, the applicant could reduce the overall ROW to 40 feet and the pavement width to 24 feet. The proposed plan indicates such a reduction. Staff is only concerned with the proposed transition area, where the wider northbound travel lane of 17 feet must taper down to the proposed 12-foot paved width. This taper must meet City design criteria for safety, which would require an approximate 52-foot long taper, as opposed to the 30-foot long taper section shown on the preliminary plan. Therefore, the applicant shall meet City design criteria with respect to the street and taper design. SW Mountain View Lane Southwest Mountain View Lane is also a local residential street and has a 50-foot wide right-of-way (ROW) and a 34-foot wide pavement section east of this site. This street will also . need to be improved in order to provide adequate access and street connectivity for this development. The City staff discussed with the applicant the limits of the roadway construction and agreed that the improved portion of the roadway NOTICE OF DECISION MLP 97-0011 - RANSDELL PARTITION PAGE 10 should terminate temporarily at the west boundary of Lot 2. There are several reasons for this. First of all, the centerline of the road coincides with the north property line, which will result in only getting the south half of the street constructed at this time by the applicant. Staff did not feel it would be justified to require an off-site acquisition of ROW by the applicant in order to complete the north half of the street. In addition, since only half of the street can be built, staff did not feel a safe intersection could be accommodated at SW 97th Avenue. Lot 1, since it is fairly large, is planned to be further divided in the future. At that time, the City could require the additional ROW dedication and completion of the roadway. The applicant was willing to dedicate the necessary ROW adjacent to the new lots to accommodate the improved portions of the streets and is willing to place the future ROW adjacent to Lot 1 in a reserve area so that it can be dedicated in the future. The applicant will also enter into a non-remonstrance agreement to cover the future improvements to SW Mountain View Lane adjacent to Lot 1. It should also be noted that SW Mountain View Lane will provide an east and west connection to SW 97th Avenue and will likely carry more traffic than SW View Terrace. Therefore, SW Mountain View Lane would not qualify for the narrow street standards and will need to be constructed to the full, current local street width (50-foot ROW and 32-foot paved width). Water There are existing public water lines in both SW View Terrace and SW Mountain View Lane. These water lines shall be extended as a part of the street improvements in this project. The 6-inch line in SW Mountain View Lane shall be extended to the western terminus of the half-street improvement and shall be installed such that it will be located ten (10) feet south of the roadway centerline. Sanitary Sewer There is an existing 8-inch public sanitary sewer line which lies adjacent to the northern boundary of this site. It appears that this sewer line will have adequate capacity to serve the new lots. Storm Drainage The topography of this site slopes to the northeast. There are existing storm drainage lines in both SW View Terrace and SW Mountain View Lane. The applicant proposes to extend the 12-inch line in SW Mountain View Lane to the western terminus of the new improvement and install new catch basins at the intersection with SW View Terrace to catch the new street runoff. Unified Sewerage Agency (USA) standards, which the City has adopted, states that all new developments shall review the downstream storm drainage system to determine if the additional storm water from the proposed development will adversely impact that system. The applicant will be required to have their engineer prepare this downstream analysis. If a deficiency is discovered downstream, the applicant will either have to upsize the downstream system, or provide NOTICE OF DECISION MLP 97-0011 - RANSDELL PARTITION PAGE 11 an on-site storm water detention facility to limit the site runoff to pre-developed conditions. 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 this small development. 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. Grading and Erosion Control USA R&O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing and any other activity which accelerates erosion. Per R&O 91-47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Existing Overhead Utility Lines There are existing overhead utility lines adjacent to SW 97th 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. FINDING: The street and utility standards are not met outright, however, as discussed in this decision and conditioned, the standards can be met. In order to meet the street and utility standards, the applicant must comply with CONDITIONS OF APPROVAL 1-20 indicated on Pages 2-5 of this decision prior to final approval. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a major land partition application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. No trees, with the possible exception of a 12-inch caliper cherry tree will be removed. The applicant has indicated that every effort will be made to retain the cherry tree, however, street improvements may require its removal. If the cherry tree cannot be NOTICE OF DECISION MLP 97-0011 - RANSDELL PARTITION PAGE 12 saved, the applicant has indicated that the tree will be replaced. If the tree must be replaced, it must be replaced in accordance with 18.150.025.B.2 FINDING: Because the applicant has indicated that the existing 12-inch cherry tree may not be able to be retained due to street improvements, staff cannot make a finding that this standard is satisfied until the street improvements are complete. If the existing tree is unable to be retained, the applicant must provide a tree mitigation plan. This plan must be submitted and accepted by staff prior to final plat approval. SECTION V: AGENCY AND OTHER STAFF COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: "Plans for the above noted project are conditionally approved as submitted. The fire district would encourage that SW Mountain View Lane be extended to SW 97th Avenue at this time. The district has no problem with the land partition." Staff response: As discussed in this decision, the extension of SW Mountain View Lane to SW 97th Avenue is not being required at this time. When, and if, Parcel 1 is further developed, however, a street extension will most likely be required. The City of Tigard Water Department has reviewed the proposal and offered the following comments: Existing 6-inch D.I. water main within SW Mountain View Lane to be extended to the west property line of proposed Lot 2. Water main should be installed in correct location (10 feet south of central line) of future street extension." Staff response: This requirement has been addressed in this decision and incorporated into the conditions of approval. Unified Sewerage Agency has reviewed the proposal and offered comments which have been addressed by the Engineering Department in this decision. The City of Tigard Building Division, City of Tigard Maintenance Services Division, City of Tigard Police Department and Portland General Electric have all had the opportunity to review the proposal and have offered no comments or objections. NOTICE OF DECISION MLP 97-0011 - RANSDELL PARTITION PAGE 13 SECTION VI: PROCEDURE AND APPEAL INFORMATION Notice: This 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 DECISION SHALL BE FINAL ON SEPTEMBER 10, 1997 UNLESS AN APPEAL IS FILED Appeal: 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 that provides that a written appeal must be filed with the City Recorder within ten (10) days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, OR 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:3 OP M ON SEPTEMBER 10, 1997 Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. c August 28. 1997 PREPAR BY: Julia Powel ajduk DATE Associate Planner C / August 28. 1997 APPROVED BY: Richard Bewersd DATE Planning Manager I: \C U R P L NU U L I A\M L P\M L P 97-11 NOTICE OF DECISION MLP 97-0011 - RANSDELL PARTITION PAGE 14 • • z 0 cl) 0 1 11 ' I I I Z 1 1 11URE DEVELOPt11:11T JI ' . 1 - - - - -------=~i-\\ BREYLYNN J 1 I I ~ - - ~ d. 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J-di" ~ EXHIBIT R 2S1 1 1AB-08800 2S111BA-08500 BLAIR, JANET MARIE BLAIR, KELLY P PO BOX 230893 9445 SW MOUNTAIN VIEW LN TIGARD,OR 97281 TIGARD,OR 97223 2S1 11 BA-08800 2S1 11 BA-07300 BRELYNN WOODS OWNERS OF LOTS 2 CHEN, WILLIAM H & 14160 SW 97TH AVE PHAM, LIEN HUONG T TIGARD,OR 97223 14320 SW 97TH AVE PORTLAND,OR 97224 2S111BA-08700 2S111BA-04900 COURTNEY, RONALD B & VICKI R DALRYMPLE, TERRY J & PAULA J 14124 SW 97TH AVE 14235 SW 97TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-01800 2S111AB-08600 EVANS, JAMES WARD & JOYCE I FERGUSON, DONALD W 14285 SW 97TH JULIE A TIGARD,OR 97224 14425 SW 94TH CT TIGARD,OR 97223 2S111AB-03300 2S111AB-02900 FRENI, THOMAS E AND GOODHOUSE, JOHN J LYNNE-FRENI, TRACIE 9345 SW MTN VIEW LN 9430 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97224 2S1 1 1AB-09200 2S1 11 BA-05601 GRAY, KARLA MARIE TRUSTEE HOUGHTON, DENNIS & LISA 14365 SW 93RD 14150 SW 97TH PL TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 BA-05600 2S1 11 BA-08600 HOUGHTON, DENNIS L & LISA M HUGHES, DAVID A AND VICKIE M 14150 SW 97TH PLACE 9435 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-08900 2S1 11 BA-08300 JORDAN, JO A JUBILEE PLACE OWNERS OF 9395 SW VIEW TERR LOTS 1-5 AND 7-9 TIGARD,OR 97223 25290 SW GRAHAMS FY RD SHERWOOD,OR 97140 2S1 11 BA-05700 2S1 11 BA-05701 KING, RANDALL V & STEPHANIE B KING, RANDALL V & ST IE B 14155 SW 97TH PLACE 14155 S TIGARD,OR 97224 T D,OR 97224 MLP y-7c0011 P-)WSDeL-1- F/ttCTI i rON i • 2S1 11 BA-05000 2S111AB-02500 KING, ROBERT BRIAN AND KLUEMPKE, RICHARD G AND ANDREA DEWEY ROSEMARY E 2026 VENICE DR 9380 SW MTN VIEW LN SO;JTH LAKE TAHOE,CA 96150 TIGARD,OR 97223 • 2S1 11 BA-081 00 2S111BA-01200 KOHLMAN, ED HERMAN LONG, LENORA 9558 SW JUBILEE CT Go RANSDELL, DAVID E & SALLY TIGARD,OR 97224 14270 SW 97TH TIGARD,OR 97224 2S111AS-09000 2S111BA-07700 MAGEE, THOMAS G AND MCGRAW, JOAN E DODGEN-MAGEE, DOREEN 9502 SW VIEW TER 9365 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97223 2S111BA-07800 2S1 1 1AB-02600 MORAN, PHILIP H & JOAN H NEWELL REVOCABLE TRUST 9471 SW VIEW TER 9420 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 BA-05200 2S111AB-02400 O'REILLY, ALLISON M OREGON, DEPT OF VETERANS AFFAI 9730 SW ELROSE Go ESTES, JACK E AND TIGARD,OR 97223 O'CALLAGHAN, COLLEEN C 17780 OVERLOOK CIR LAKE OSWEGO,OR 97034 2S1 11 BA-05400 2S111BA-00107 OSTROW, LEONARD C & KATHRYN A OTTO, AASE B 14130 SW 97TH PLACE 14200 SW 97TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-01700 2S111BA-01600 PALM, FRANK L DORIS 0 PALM, TERRY L 14325 SW 97TH AVE 14405 SW 97TH AVE TIGARD,OR 97223 TIGARD,OR 97224 2S1 11 BA-07600 2S111AB-09100 PASERO, MARK G & SHARON M PETERMAN, ALAN LAND 9567 SW JUBILEE CT MITCHELL, STEPHANIE J TIGARD,OR 97224 9335 SW VIEW TERRACE TIGARD,OR 97224 2S1 11 BA-05500 2S111AB-08700 ROBINSON, DIRK I ROEMHILDT, ROBERT A & SHAROLEE 14140 SW 97TH PL do QUANDT, HOWARD & DIANA TIGARD,OR 97224 14415 SW 94TH CT TIGARD,OR 97224 2S 111 BA-08400 2S111AB-02700 ROGERS, ROBERT & SHROCK, WALTER W MARY H ROGERS, DIANNA 9425 SW MTN VIEW LN 6913 NE 75TH TIGARD,OR 97224 VANCOUVER,WA 98667 ►u 4- N H t - uu i ( rj rVSV t 7LL- r-WZ- ► If VIV • 2S1 11 BA-05100 2S1 11 BA-07500 SIMMONS, PETER B & TOMI BEARD SMITH, DAVID H & 14115 SW 97TH ST BATCHELOR, WENDY A TIGARD,OR 97223 9582 SW JUBILEE PL TIGARD,OR 97224 • 2S 111 BA-07900 2S111BA-07400 TAIT, MARK-ANDREW R & MARTHA C TAYLOR, JEAN D 9480 SW VIEW TER Go TAYLOR, STEVEN E TIGARD,OR 97224 25290 SW GRAHAMS FERRY RD SHERWOOD,OR 97140 2S111BA-08200 2S1 1 1AB-02800 TIGARD, CITY VOLK, VIRGIL V RUTH 13125 ALL 9385 SW MTN VIEW LN ARDOR 97223 TIGARD,OR 97223 2S1 11 BA-08000 2S1 11 BA-04901 WARREN, RANDOLPH G & JANET L WASHINGTON COUNTY 9534 SW JUBILEE CT FACILITIES MGMT-ADMIN TIGARD,OR 97224 111 SE WASHINGTON ST HILLSBORO,OR 97123 2S1 11 BA-09100 2S1 11 BA-09200 WHITEMAN, RICHARD A WHITEMAN, RICHARD A 14380 SW 97TH AVE 9541 SW INEZ TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-08300 WORTH, LYNN E AND PHILLIP S D DAVID & SALLY RANSDELL MALLICOAT, SAMUEL H 14270 SW 97TH AVENUE 8235 SW MARINERS DR TIGARD OR 97224 WILSONVILLE,OR 97070 • AFFIDAVIT OF MAILING CITY OF TIGARD Community (Development Shaping A Better Community • ,,STAgT OAF OTiXGOar County of Washington )ss. City of Tigard I, Patricia L Lanslord, being first duly swom/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon. ❑ That I served NOTICE OF (AMENDED PUBLIC HEARING FOR: Mow om 10" 11101 (Cud 19n11 - bum") ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council 156 That I served NOTICE OF (AMENDED DE ISION FOB: City of Tigard Planning Director ❑ That I served NOTICE OF (AMENDED FINAL ORDER FOR: (cbKt nwtEU bQ lidn) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ That I served OTHER NOTICE OF FOR: A copy of the PUBUC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached, marked Exhibit "A", w ailed to eac arced p rson(s) at the address(s) shown on the attached list(s), marked Exbib "B" n the day of 1997, and deposited in the United States Mail on the day of 1997, postage prepaid. [Person that Prepared Notice] Subscribed and sworn/affirmed before me on the ~7/ v\day of _'19V OFFICIAL SEAL DIANE M JELDERKS J'_ NOTARY PUBLIC-OREGON COMMISSION NO. 046142 NOTARY PUBUC OF OREGRIII MY COMMISSION EXPIRES SEPTEMBER 07, 1991. Yu Commission ExpI ALE INFO: 2 USE NIM 7 CUE ~t t 13660 13730 F I ( 13743 1) I 13760 0 dti 1375 04 i b 4 I 13830 °p oa " v~ 13825 12020 12025 41 t J l / S I 0 1 r 13870 ~O~ ~ ,4a '13 ~ ~9 5~ P 12015 r'1 m 13910 MOO 13925 / ti , t k~ ,n 1~ \ ~ 5 r ~ 1200'3 i, pE,s`'l -0 Q 13190 I IC) r. \ ` i c r G- a- ~ { 13950 12015 iN 11975 V^ im mom 1 0 Ql ol 0 01 O N p~ O Q O 0 M~ NI Q1 I O` I N N N N N LEGEND ADDRESS ZONES "EAST-WEST" (STREET) AD.JRESS ASSIGNMENT "NORTH- SOUTH" (STREET) ADDRESS ASSIGNMENTS CITY OF TI©ARD Community Development Shaping A Better Communi PO Q . XX: FILE NO(S): MAJOR LAND PARTITION IMLPI 97-0011 FILE TITLE: RANSDELL MAJOR LAND PARTITION APPLICANT: David and Sally Ransdell OWNER: Same 14270 SW 97th Avenue Tigard, OR 97224 REQUEST: The applicant has requested Major Land Partition approval to divide one (1) parcel of approximately 82,938 square feet into three (3) parcels of approximately 43,647, 10,000 and 17,328 square feet. LOCATION: 14270 SW 97th Avenue; WCTM 25111 BA, Tax Lot 01200. The subject parcel is located north of SW View Terrace, south of SW Mountain View Lane, on the east side of SW 97th Avenue. ZONE: Residential, 4.5 Units Per Acre; R-4.5. The purpose of the R-4.5 Zoning District is to establish standard urban low density residential sites. The R-4.5 zone allows, among other uses, single-family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.050, 18.162.040, 18.162.050 and 18.164. CIT: South CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY DATE COMMENTS DUE: Monday - July 28,1997 X STAFF DECISION DATE OF DECISION: Thursday - August ,1997 PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 HEARINGS OFFICER DATE OF HEARING: TIME: 700 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 X OTHER STAFF CONTACT: William D'Andrea, Planning Division (503) 639-4171 x315 MLP 97-0011 RANSDELL MAJOR LAND PARTITION PROPOSAUREQUEST FOR COMMENTS CITY OF TIGARD, OREGON PARTITION APPLICATION CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639-4171 FOR STAFF USE ONLY CASE NO. M Lf 9 7 -00' OTHER CASE NO'S: `may RECEIPT NO. q7 APPLICATION ACCEPTED BY: DATE: / ~ I I 1. GENERAL INFORMATION Application elements submitted: PROPERTY ADDRESS /LOCATION I~-1 UQ 5W CA-1 h Ave . (A) Application form (1) (B) Owner's signature/written TAX MAP AND TAX LOT NO. 2-:5 1 BA T L I I DO authorization (C) Title transfer instrument (1) SITE SIZE y O Arras (D) Assessor's map (1) PROPERTY OWNER/DEED HOLDER* _(~~J1N (E) Plot plan (pre-app check list) ADDRESS J1-{2..'7O5W c1-14.4, Ave. PHONE (F) Applicant's statement, CITY A , 0Ve-!4 n ZIP 2- 2'-{ (pre-app check list) APPLICANT* ! Of Q.r✓1P ~3 aWnGr ADDRESS PHONE e ' 00 CITY ZIP (fl) Filing free (-0-3S) 10170' *When the owner and the applicant are different people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE DET RMI 0 BE COMPLETE: from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on page two or FINAL DECISION DEADLINE: submit a written authorization with this application. COMP. PLAN/ZONE DESIGNATION: 2. PROPOSAL SUMMARY The owners of record of the subject property request permission to divide I. N.P.O. Number: total area into Qa containing LL Planning Director Approval Date: No. of parcels) 110Jq_7 rp~ooo;. and ►'7'Sz$ a1Dwv-a (or square ~feet each). Fina1 Approval Date: Planning Engineering 0519P/13P Recordation Date and Number: Revd: 3/88 3. List any variance, conditional uses, or other land use actions to be considered as part of this application: 4. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. 5. THE APPLICANT(S)•SHALL CERTIFY THAT: I A. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. B. 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. C. 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. D. 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. DATED this day of 19- SIGNATURES of each owner (eg. husband and wife) o the subjec Qrty. (KSL:pm/0737P) CITY OF TIGARD OREGON July 15, 1997 Matthew L. Sprague Waker Associates, Inc. 11080 SW Allen Blvd, Suite 100 Beaverton, OR 97005 Re: MLP 97-0011 Dear Mr. Spraguer: This letter is to inform you that your application for a Minor Land Partition (MLP 97-0011) is considered complete and has been accepted by the Planning Division. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171. Sincerely, William D'Andrea Associate Planner, AICP iAcurp1n\wi114n1p97-11. ftr c: MLP 97-0011 land use file, David Ransdell 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 06/27/37 12:53 $5034 9317 FIDELITY BVTN 1?1001/007 ' Fidelity National Title Company Of Oregon FACSIMILE TRANSMISSION ATTN: CWill D Andrea DATE: June 27, 1997 City of Tigard NO. OF PAGES: 7 - Including coversheet 684-7297 ESCROW NO: 04-656169-IMC-28 FROM: Jean Howard Quandt had requested that this information be sent to you. It includes our Preliminary Title Report and the new parcel description from the surveyor's office. If there is anything else you may need, please do not hesistate to contact Ina Carver who is the escrow officer on this file or her assistant, Shelly Perske. NOTE: If there are any questions concerning this transmission please call Jean at (503) 292-8777 PLEASE NOTE: In the event any of these pages require an ORIGINAL SIGNATURE, please Xerox the fax transmittal page(s) and sign on the PHOTO COPY and return to us with the original signature. THANK YOU. CONFIDENTIALITY NOTICE The information contained in this facsimile is legally privileged and confidential information intended only for the use of the individual or entity named above. If the reader of this message is not the intended recipient, you are hereby notified that any dissemination, distribution or copy of this facsimile is strictly prohibited. If you have received this facsimile in error, please immediately notify us by telephone and return the original facsimile to us at the address above via the United States Postal Service. Thank you. 8564 SW Apple Way 0 Portland, OR 97225 0 (503) 292-8777 0 FAX (503) 292-8848 06/27/37 12:54 $5034 9317 FIDELITY BVTN • Q002/007 II"' fidelity National Title Company of Oregon 10720 SW Beaverton Hillsdale Highway • Beaverton, OR 97005 {503) 644-0311 0 FAX (503) 644-9317 PRELIMINARY REPORT ESCROW OFFICER: Ina Bytwork ORDER NO.: 04-656169-28 TITLE OFFICER: James A Parker TO: Tiffany Real Property ATTN: Howard Quandt, President 10700 SW Beaverton-Hillsdale Highway Beaverton, OR 97005 OWNER/SELLER: David E Ransdell and Sally E Ransdell BUYER/BORROWER: TPB Properties, Inc. PROPERTY ADDRESS: 14270 SW 97th Avenue, Tigard, OR 97224 EFFECTIVE DATE: March 25, 1997, 05:00 P.M. 1. The policy and endorsements to be issued and the related charges are: AMOUNT PREMIUM Owner's Standard 45,000.00 285.00 Government Service Charge 35.00 2. THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED TO COVERED BY THIS REPORT IS: A Fee 3. TITLE TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN: Lenora Long 4. THE LAND REFERRED TO IN THIS REPORT IS SITUATED IN THE CITY OF TIGARD IN THE COUNTY OF WASHINGTON, STATE OF OREGON, AND IS DESCRIBED AS FOLLOWS: SEE EXHIBIT "ONE" ATTACHED HERETO AND MADE A PART HEREOF DLHIDLH 03/28/97 06/27/37 12:54 $503 R4 9317 FIDELITY BVTN • 0003/007 • Order No. 04.656159-28 XHIBIT "ON " The North of 33, Tigardville Heights, ' e City of Tigard, Washington County, Oregon,-being that portion of said Lot 33 lying North of at of Jubliee Place, Washington County, Oregon. AMC" 5LLnt 4 TtSOC.t qlc s IS, l9g7 A- neULS4 al, t497 2 06/27/37 12:54 $503 4 9317 FIDELITY BVTN is 0004/007 Order No. 04-656169-28 AS OF THE DATE OF THIS REPORT, ITEMS TO BE CONSIDERED AND EXCEPTIONS TO COVERAGE IN ADDITION TO THE PRINTED EXCEPTIONS AND EXCLUSIONS IN THE POLICY FORM WOULD BE AS FOLLOWS: GENERAL EXCEPTIONS: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records, proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession. 3. Easements, or claims of easements or encumbrances, not shown by the public records, reservations or exceptions in patents or in acts authorizing the issuance thereof, water rights, claims or title to water. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments or any other facts which a correct survey would disclose. 5- Any statutory liens for labor or material, including liens for contributions due to the State of Oregon for unemployment compensation and for worker's compensation, which have now gained or may gain priority over the lien of the insured deed of trust, which liens do not now appear of record. SPECIFIC ITEMS AND EXCEPTIONS: 6. Property taxes, and any assessments collected with taxes, for fiscal year 1996-1997. Amount: $4,027.15 Unpaid Bal.: $1,342.38 plus interest, if any Serial No.: R501610 Map No.: 2S111 BA-01200 Levy Code: 023.74 Affects: Real Property 7. No liability Is assumed for any improvement located on the herein described property which is described or defined as a mobile home under the provisions of State Law and is subject to registration. 8. Rights of the public and governmental agencies in and to any portion of said land lying within the boundaries of S.W. 97TH Avenue., Affects: That portion of the premises lying within S.W. 97th Avenue 3 06/27/37 12:55 0503 6 4 9917 FIDELITY BVTN ~ Q005/007 Order No. 04-656169-28 9. Easement(s) for the purpose(s) shown below and rights incidental thereto as granted in a document. Granted to: the City of Tigard, a municipal corporation of Oregon Purpose: underground sewer line Recorded: September 1, 1981, Fee No. 81029831 Affects: the Northeasterly portion of the premises as described therein 10. Easement(s) for the purpose(s) shown below and rights incidental thereto as granted in a document. Granted to: Portland General Electric Company, an Oregon corporation Purpose: underground distribution line Recorded: October 30, 1991, Fee No. 81036911 Affects: the Southerly portion of the premises as described therein 11. A land sale contract by and between the parties named below Dated: July 14, 1993 Seller: Lenora Long Buyer: David E. Ransdell and Sally E. Ransdell Recorded: July 15, 1993, Fee No. 93056279 12. An inquiry to the State of Oregon Corporation Commission reveals an inactive status for TPB Properties, Inc. END OF ITEMS AND EXCEPTIONS NOTES: Note A. Property taxes for the fiscal year 1996-1997, paid in full. Amount: $343.24 Serial No.: M1215269 Map No.: X00166852 Levy Code: 023.74 Affects: Mobile Home Note B. No search has been made or will be made for water, sewer, or storm drainage charges unless the city/service district claims them as liens (i.e., forecloseable) and reflects them on its lien docket at the date of closing. Buyers should check with the appropriate city bureau or water/service district and obtain a billing cutoff. Such charges must be adjusted outside of escrow. Note C. The County of Washington imposes a transfer tax of $1.00 per thousand, based on the full value of the property, at the time a Deed or other transfer is recorded, unless exempted. Note D. There are no judgments of record against David E Ransdell, Sally E Ransdell, TPB Properties, Inc., or Lenora Long. A 06/27/37 12:55 $503 644 9317 FIDELITY BVTN 0006/007 Fidelity National 't'itle Co. of Oregott 40 tj The sketch below is made solely for the purpose of assisting in locating said premises and the Company assumes no liability for variations, if any, (n dimensions and location ascertained by actual survey. 73.87 / S B9•S7' 13"M ~ a I~5.20 1 5200 R.20 0` 283.25 64.80 209.97 d ~ ySJ~~' o (413.p1 4 a 4 F + - - es ed 10 106 / ~I a 8700 8600 93.90 ~ T , 90Ac. ^ p 4 ~ 5100 3 / ~6L~. 4~8 (0 3 w w / e5'L' 21 C~ d ~ • O if M 85002 U „ 93.90 w / O 100 n b 4 9 N 5000 / 3 ,81Ac. L4 0 ~ i0 2 0 Ia7e _jj A p 'L ~ I p o ~ t z 88400M f 8800 SEE MAP 11 ~ 93.90 ~ ' TA, 2S 1 11x8 4900 0 / c 107 m 1 0 69Ae. a © yse~ 12 / &W- 4901 0) (sof e9t NINIT, 'F IEW LANE • (3se.ee) 93,93 v (w&90 58'w S26,e) ~o V I ZOO /_90Ac. O J 2 I n r J r j-1 r o~ r! 33 113.98 ' 100. a 7600138.5{ m N 96.{6 9.19 m T 97800 d / 7300 r 7700 N N / o e 4 o zo' c 5 o / a w I m 7500 s ~.~y ere / ~ IS' S 51.66 / , Se.71 8300 T ecs a a• G 0 tOO~ ^ S.W. JUBILEE a8 80.68 li 00 00 '7400 -TORR.° / b~ 8 100 8000 7900 'qtr 9~ a r 7 r 3eJ1 ~J/1l 0 8 / 35.46~S 89 S2'S' wQ0.54 I` r 165.83 ° 30 137.34 N sy7656718~ o m 9100 a 9200 • a .29AC. 33 E7 eli r. ~.~QJI.. ~ n i 2 r W F.: J f W7. os A -4 , J J69.1T w 80 100 67,11 70 7Z•23 t INITIAL Pc NB9.33'39,E N e 12{.7e ^ 66800 U\,'-I,. 900 71000 7100 7200 A _ o z n n T L a n E _ R_ O 06/27/37 12:56 $503 6 4 9317 FIDELITY BVTN 0007/007 A Qr W4& d Ataratzuo, (9-17 'fiP t3 B- bATts. Waker Associates Inc. b';0 CIVIL ENVNEERING/PLANNING/SURVEYING LEGAL DESCRIPTION 105101 FOR T.P.B. PROPERTIES, INC. APRIL 18, 1997 REVISED APRIL 211, 1997 RE: EAST PARCEL Situated in the northeast quarter of the northwest quarter of Section 11, Township 2 South, Range 1 West, Willamette Meridian, and being a portion of Lot 33, Plat of "Tigardville Heights," also being a portion of the W. Graham DLC No. 39, City of Tigard, Washington County, Oregon, and being described as follows: Beginning at the initial point of the Plat of "Jubilee Place" as recorded in Book 84 Pages 45 and 46, Plat Records said County and running on the north line of said Plat of "Jubilee Place" South 8957'13" West, a distance of 173.86 feet to a point; thence leaving said Plat line North 00°02'47" West, a distance of 68.50 feet to a point; thence South 89°57' 13" West, a distance of 107.62 feet to a point; thence North 00102'47" West, a distance of 96.54 feet to the north line of Lot 33, Plat of "Tigardville Heights"; thence North 89057'13" East on the north line of said Lot 33, a distance of 284.00 feet to the southeast corner of the Plat of "Brelynn Woods" as recorded in Book 86 Page 36 Plat Records, said County; thence South 00049'47" West, a distance of 165.06 feet to the Point of Beginning containing 39,291 square feet, or 0.902 acres, more or less. The Basis of Bearing for this legal description being the North line of the Plat of "Jubilee Place", Washington County survey records. ~1-Pi ~.-30-99 LAND 9WVNM 1e-r3 ~t» 0. GARY KrtVAESM -er Z/- v 7 17080 S,W. Alien Boulevard / Suite 100 / Beaverton, Oregon 97005 / (503) 643-9410 / FAX (503) 643-0625 105101.1er June, 1997 Application and Findings for a Three Lot Partition for David & Sally Ransdell 1. General Information Applicant: David and Sally Ransdell 14270 SW 97th Ave. Tigard Oregon 97224 Applicants Representative: Matthew L. Sprague Waker Associates, Inc. 11080 SW Allen Boulevard, Suite 100 Beaverton, Oregon 97005 Phone: (503)-643-9410 Fax: (503)-643-0625 Property owner: Same as applicant Location: The site is adjacent and east of SW 97th Avenue. Two street stubs extend to the rear of the parcel. SW Mountain View Lane on the north and SW View Terrace on the south. Tax lot 1200 Map No. 2S1 11BA Zoning: Tax lot 1200 is zoned R-4.5 Requested Land Use Review: Three Lot Partition Plat Approval Proposal: The application request has been developed and is being submitted for approval of a Three Lot Partition. The intent is to create three lots from a single parcel owned by David and Sally Ransdell. SW View Terrace will be extended north to a new portion of SW Mountain View Lane that will be extended as a half street to the west property line of proposed lot 2. The existing parcel is approximately 82,938 sq. ft. Land surrounding the parcel is fully developed except for a parcel along the northwest edge. The street frontage is SW 97th Avenue to the east, SW Mountain View to the north and SW View Terrace stubs in from the south. All streets are in excellent condition with sidewalks on both View Terrace and Mountain View Lane. Approval of the Applicants request for a Partition will add to a viable community and be an asset to the City of Tigard. Site and Vicinity: The site consists of a 82,938 square foot parcel with a gentle northeast slope. The parcel contains 2 structures, an existing residence and a grandfathered trailer, both of which will remain. There is very little vegetation on the back half of the parcel which is to be developed. Parcel 1 will have no changes occur. Vegetation on parcel 2 and 3, where development will take place, consists of mowed grasses and a single large Cherry Tree. There are no flood plains, drainage hazard areas or significant natural resources on site. Project Description: The project consists of receiving approval for 3 lots to be created from a single 82,938 square foot parcel. An additional 5' adjacent to SW 97th needs to be dedicated. SW Mountain View will be extended to the west line of proposed parcel 2 and SW View Terrace will be extended north to meet with the new portion of SW Mountain View. No variances are being requested. i • Applicants Narrative This applicants narrative addresses the applicable approval criteria for a minor partition within the City of Tigard Development Code. The applicable criteria were determined by a pre-application conference and several telephone conversations with City staff. Chapter 18.88 Solar Access Requirements All parcels with the development comply with the solar access requirements. Parcel I has a north-south dimension greater than 90 feet. Parcel 2 has a front lot line oriented within 30 degrees of due north. Parcel 3 has a north-south dimension greater than 90 feet and is also oriented within 30 degrees of true north. Chapter 18.92 Density Computations. Total Area 1.90 acres Right of Way Area - 0.27 acres Net Area 1.63 acres Net Area in Sq. Ft. 70,9 75 sq. ft. R-4.5 Minimum Lot Area 7500 sq. ft. Total Units Allowed 9.46 units Units Per Acre 5.8 /acre Chapter 18.150 Tree Removal There are no on-site trees listed as significant by the City of Tigard. No construction activities will occur on proposed parcel 1. All trees on parcel 1 will remain. Parcel 2 and 3 consists of mowed grasses and a single cherry tree as shown on the preliminary plat. Every effort will be made to save this tree, however, street improvements may require its removal. Approval of this partition shall permit its removal if necessary. If it is necessary to remove this cherry tree, mitigation will include planting a tree to replace it. Additionally, street trees will be planted as part of the development and are shown on the preliminary plat. Chapter 18.162 Land Division: major and minor land partitioning-lot line adjustment. All of the applicable criteria of this section have been met or will be met later in this document. Chapter 18.162.040 Partition Approval Criteria. A. A request to partition land shall meet all of the following criteria: 1. The proposal conforms with the City's comprehensive plan. According to the pre-application conference, this proposal conforms with the City's comprehensive plan. 2. The proposed partition complies with all statutory and ordinance requirements and regulations. According to the pre-application conference and research by the applicant, the proposal complies with all statutory and ordinance requirements and regulations. 3. Adequate public facilities are available to serve the proposal. All necessary public facilities are in place to serve the proposed development. (see preliminary plat). A review of the adequacy of the facilities was performed and is included as an impact study within this application package. 4. All proposed lots conform the size and dimensional requirements of this title. Proposed parcels 1,2 and 3 are all in conformance with the size and dimensional requirements for lots within the R-4.5 zoning district. (see preliminary plat) 5. All proposed improvements meet City and applicable standards. The improvements shown on the preliminary plat meet City and applicable standards. The applicant reviewed the layout of the preliminary plat containing the streets and lots. City staff agreed that this plan meets applicable standards and is approvable. All other improvements have been designed to meet City standards. Chapter 18.162.050 Special provisions for lots created through partition process. A. Lot Width A building plan has not been chosen for the new parcels however it will be the responsibility of the owner or builder to meet the lot requirement of the R-4.5 zoning district for the minimum width of the building envelope area. B. Lot Area Proposed parcels 1, 2, and 3 conform to the lot area requirements for the R-4.5 zoning district. (see preliminary plat) C. Lot Frontage Proposed parcels 1, 2 and 3 all have frontage exceeding 1 S feet. (see preliminary plat) D. Setbacks It will be the responsibility of the builder or owner to meet the setback requirements at which time a building is constructed on proposed parcels 2 and 3. Proposed parcel 1 maintains it's required setbacks through this development proposal. E. Front yard determination for flag lot. No flag lot is proposed as part of this application. F. Screening on flag lots. No flag lot is proposed as part of this application. G. Fire protection. A fire hydrant exists on SW Mountain View as well as another on SW View Terrace. A fire hydrant exists along the frontage of SW 97th avenue and provides protection for the existing residence on parcel 1. These hydrants provide adequate fire protection for this entire development. H. Reciprocal Easements Does not apply to this project. No reciprocal easements are necessary. 1. Accessway All access points to the proposed parcels provide good egress and the new streets within the project provide for circulation throughout the surrounding area as did not exist prior. I Open space and flood plains. This section does not apply to this development. There are no adjacent or on-site 100 year flood plains. Chapter 18.164 Street and utility improvement standards. 18.164.030 A. Improvements a. This development has frontage on 3 streets (SW 97th Ave., SW Mountain View Lane and SW View Terrace.) b. The extension of SW View Terrace will be modified to a 40' right of way with a 24' paving strip. A modified street plan was shown to City staff and they preliminarily agreed that this is a viable option at this time. C. In discussions with City staff, (Will De'Andrea), the city agreed that the dedication and improvement of SW Mountain View Lane would not be necessary at this time. The street will be extended as a half street at this time to the west edge of proposed parcel 2 and will be extended further with future developments. The reasoning behind this plan is to avoid a safety hazard by providing only a half street connecting to 97th Ave. It would be inadequate for 2 way traffic. All of the remaining sections within this chapter have been met and are represented on the preliminary plat. This partition provides for alternatives for residents while maintaining a safe neighborhood not subject to cut through traffic. IMPACT STUDY I have reviewed the Howard Quandt proposed partition and development, and it is my opinion that the proposed public improvement will not negatively impact the existing public facilities or services. The transportation system will be enhanced by the continuation of the SW View Terrace to SW Mountain View Lane. The increase in traffic will be approximately 20 trips per day, which is negligible. The traffic circulation pattern is a safety enhancement for the response of emergency vehicles, the flow of bicycle traffic and also pedestrian traffic. The proposed drainage system improvements will provide for up stream storm drainage, as well as will provide drainage for the existing surface run-off which is not presently in place. In a phone conversation with Greg Barry, City of Tigard Engineering Department, the storm water requirement of servicing uphill properties has always been in place. However, the existing storm water system does not serve the uphill properties. This, the proposed storm drainage improvement would serve the uphill properties and 250 feet of storm drainage down stream which the existing development should have installed. The water system will also be enhanced because of the continuous loop that the proposed water line installation will provide. The connection of the two existing 6" ductile iron water line on each side of the proposed development will create this new loop. The existing sanitary sewer system is an 8" PVC line and will be more than adequate for the additional flows from the proposed development. In conclusion, it is my Professional Engineering opinion that the proposed development will not negatively impact the public facilities and services. A. James Luthy, P.E. D PROFFS G I NE s~0 14991 ~ opo" IMPACT STUDY I have reviewed the Howard Quandt proposed partition and development, and it is my opinion that the proposed public improvement will not negatively impact the existing public facilities or services. The transportation system will be enhanced by the continuation of the SW View Terrace to SW Mountain View Lane. The increase in traffic will be approximately 20 trips per day, which is negligible. The traffic circulation pattern is a safety enhancement for the response of emergency vehicles, the flow of bicycle traffic and also pedestrian traffic. The proposed drainage system improvements will provide for up stream storm drainage, as well as will provide drainage for the existing surface run-off which is not presently in place. In a phone conversation with Greg Barry, City of Tigard Engineering Department, the storm water requirement of servicing uphill properties has always been in place. However, the existing storm water system does not serve the uphill properties. This, the proposed storm drainage improvement would serve the uphill properties and 250 feet of storm drainage down stream which the existing development should have installed. The water system will also be enhanced because of the continuous loop that the proposed water line installation will provide. The connection of the two existing 6" ductile iron water line on each side of the proposed development will create this new loop. The existing sanitary sewer system is an 8" PVC line and will be more than adequate for the additional flows from the proposed development. In conclusion, it is my Professional Engineering opinion that the proposed development will not negatively impact the public facilities and services. A. James Luthy, P.E. -,x[:11.14-97 MON 11:47 • FAX NO, 643#5 P.01 r RV Y J'.NG WA A.~E R PLANNING GII U ASSOCIATES, INC. 11080 S.W. ALLEN BLVD., SUITE 100 / BEAVERTON, OREGON 9700S PRONE: (503) 643-4410 / FAX (503) 643-0625 wakevincC)ix, ne(com.com FAX TRANSMITTAL DATE: _ l - 1 .17 - - - - - - TO: COMPANY: - - - - - FAX NUMBER: FROM: ofc ,lam _ . _ - - - - - - - SUBJECT: _ a ✓t s ~.r:. min - - - - JOB NUMBER: 10-?,. COMMENTS: NUMBER OF PAGES BEING TRANSM117fED (including this sheet): JUL =14-97 MON 11:47 FAX NO. 643 5 P.02 INIPACT STUDY I have reviewed the Howard Qu,rndt proposed partition and development, a.1d it is my opinion that the proposed public improvement will not negatively impact the existing public facilities or services. The transportation system will be enhanced by the continuation of the SW View Terrace to SW Mountain View Lane. The increase in traffic will be approximately 20 trips pc:r day, which is negligible. The traffic circulation pattern is a safety enhancement for the response of emergency vehicles, the flow of bicycle traffic and also pedestrian traffic. The proposed drainage system iinprovements will provide for up stream storm drainage, as well as will provide drainage for the existing surface run-off which is not presently in place. In a phone conversation with Greg Barry, City of Tigard Engineering Department, the storm water requirement of servicing uphill properties has always been in place. However, the existing storm waver system does not serve the uphill properties. This, the proposed storm drainage improvement would serve the uphill properties anJ 250 feet of storm drainage down stream which the existing development should have installed. The water system will also be enhanced because of tile continuous loop that the proposed water line installation will provide. The connection of the two existing 6" ductile iron wager line on each side of the pi oposed development will create this new loop. The existing sanitary sewer syst,°m is an 8" PVC line and will be more than adequate for the additional flows from the proposed development. In conclusion, it is my Professional Engineering opinion that the proposed development will not negatively impact the p,iblic facilities and services. A. 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Velocity . 10.14 fps Critical Depth r 0.0453 ft/ft Percent Full 100.00 % Full +-:::ay: ac i •f• 7.97 U i" I A k @.94D • 8.57 I:. •F F.'ot_,de Number FULL Jf Channel pe.r- I Flow Module, Version 3 (c) 1991 Haested Methods, inc. 37 Brookside Rd * Waterbury, CQ 0670Ei)' c,:. `t- s:..t>. •;;:..g .g'..a:. .og. .~,t. ..~:..r~..a .i;:. S TYPE-!A ; I Ii ! N _ W.'. • .3 r_ DATA PRINT-OUT:ATEWACRES) PERVIOUS IMPERVIOUS TC(MINUTES:) P! t 6.6 E.6 36.0 1.1 98.0 5n) f=',.... ,14.:....c::: t I..!'= K; ? T..._r-'EAl•.. (4...14 ) Vt.Jl-- L, .._(.._4:-T ; ENTER E•__ 4.::::, L. hl: i he n:a mP_° _ oxzt FOR STORAGE OF COMPUTED Y1.. O.... Ri••, „ ac .i[..:M .M..v tr..-i• •Li. t..;.(..: ..u. a~. .M.: k;.. .H;..x ~t..,ti' ..a..~ .~t. .:y. . , • •?s• r ~ t^ •zr• •?i• ~zF• S.:_ iY„ T'F'E•--1.Fl DISTRIBUTION . 25-YEAR 24-HOUR STORM 4.00" ..t' « _ TOTAL , ...:1. ..1 !''-I::_R;, t-'I 4:-,ERV? u C'P'S -J (-I (::i 11PERV)C)v C J. ,1:= [::_ral , TC FOR BASIN NO. 5. 8 DATA PRINT-OUT: AREA(ACRES) ''"'r-R rrJ.O Ifs IMPERVIOUS T - :h.' N ' - i"C:.YIJI_!::? •"S? 6.6 5.9 86.0 .8 98.0 18. PEAK-Q (CFS) -4"--r'f._AK (E•`4RS) x.''04.._ (I:_-i_1'-_C-..i ) 3.9C.) 7.33 6 452G.-ENTER C 0] C 4:? a'. h 3 f i le n a m eI_ « c_ J FOR STORAGE OF COMPUTED H D ROIii RA 4 H: SPECIFY: CONTINUE, a rn_"w,_, Tni':.14 Y PRINT, S S..4..04:::, ENTER OPTION: 1 R/D FACILITY DESIGN ROUTINE SOECIFY TYPE OF R/D FACILITY:; r.M. A►~IICAMTt Ion AT tips U,1r 9"" 1 OWN%*. rr rw • S%b 1./ vl: /.sww. = .mow ~+p ms. EMOOIEfAf8URVEVORr \u'Wir -Mm. 1 I rl LEGAL OVICRPT101! . CT dC , AVAILABLE 8ERVICE• I I I I ! ' ' ' ,emu / r nlNC ocvTLrlalcur . BREYLYNN - VICINITY MAP all, WOODS ' I I I ---------------------=r- - ZO ' w..smmolarw r---ACbtJa_r-- - y~x - I-F F- - nLi------------------ RQ--- \ 01 I R r _ _1 ' TA% LOT 1200 l0 : aum or r &A-, I I L_h o..~T / LOT IF ' --l 1 \ 1 1 \ 1 1 nv ap 1 I LOT 7 r 1 =a Pat _ n 7 t rr ~•.4..--- J - •Y 1~E \p~ r ~I \ ;1 I • • "'''sr 1 It tO6 wow Aume 111 \ ,I r \ \I,\ 1 rarer _ Lu 0, \ 1 ; ~-Tf,R~AAQ, ~y 1 d \ ' 1 11; rl \ r rr, 1 1 1 , J 1 , r u i h ~ w M • p•a .nr r.~ . 1 ..r MFi'-28-97 WED. 9:.44..--.. FAX NO, • IJ30625 P. 01 PLANNING GI IVA WAKER SURVr Y ING ASSOCIATES, INC. 11080 S.W. ALLEN BLVD., SUITE 100 / BEAVERTON, OREGON 97005 PHONE: (503) 643-9410 / FAX (503) 643-0625 wakerincoix.netcom.com FAX TR_4NSMITTAL DATE: S 2'9- c1 COMPANY: GS - - - FAX NUMBER: FROM: ~~cc SUBJECT: Per S to ~ 6v ~~~f=jj~~r ~ 7 rk 4'/. -e- JOB NUMBER: 1 05 L 0 -z- COMMENTS: vtN~Ae>~...---_- - - - - - - NUMBER OF PAGES BEING TRANSMI'T'TED (including this sheet): . ~ ' MAY-28-97 WED 9:45 FAX N0.030625 P.02 i er oos ,00"01: I ~ I I Ot CL k- 9 1~ / At t< Q ZI z QI I I ! _JO- ►~a j I I of 13I 70.00' / - / r I ti.. < f -1 R 8 IX1~I~ ti al I ~-25.00' 1 ciI 1 I 04 I / ° d --~-I' ( _I _ I I ( / ; I + I I I / I I IN illl / 1 8~ I I ~ I I / YI I I ill ~ I , ~i L 1 All Val ~ If tit - a/ 11 - t / CITY OF TIGARD CommunityD4me 'ng.4(Bett r`Communiq PRE-APPLICATION CONFERENCE NOTES shap RESIDENTIAL aa1E SICA ~ q.`1 STAFF: \0M I` MMRE A APPLICANT: AGENT: M 7T 5~~9C+u E Phone: ] I Phone: 1 ] (yq-3 qq/0 PROPERTY LOCATION: ADDRESS: 1 ~I Z-IO 5W q1' TAX MAP/TAX LOT: Z SI 11-BA - )Zoo NECESSARY APPLICATION[S]: M109 ~>J]J 1"`lo N \ PROPOSAL DESCRIPTION: Io r ~A~T1~C11-,~( COMPREHENSIVE PLAN DESIGNATION: C.Oc,J ~J£t`v1-t~ ZONING DESIGNATION: CITIZEN INVOLVEMENT SO UT l-~ FACILITATOR: TEAM AREA. PHONE: 15031 ZONING DISTRICT DIMENSIONAL REQUIREMENTS o00\ D,,PI Minimum lot size:-1500sq. ft. 101Average lot width: 50 ft!:20 Maximum building height: ft. Setbacks Front ZO ft. Side 5 ft. Rear 15 ft. Corner 16 ft. from street. Maximum site coverage: ►I/1 % Minimum landscaped or natural vegetation area: All % (Refer to Code Section 18. 50 1 N OT 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 minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The depth of all lots shall not exceed 2'/z times the average width, unless the parcel is less than 1'/Z timeg the minimum lot size of the applicable zoning district. (Refer to Code Section 181UO60 Lots] CITY OF 11GARD F"Pllcatfon Conference Notes Page 1 of 10 Residential AnllestleWflanus thdsln Section SPECIAL SETBACKS Streets: 33 feet from the centerline of C1 7~4 Established areas: feet from Lower intensity zones: feet, along the site's boundary. Flag lot: Ten (10)-foot side yard setback. Zero lot line lots: minimum ten (10)-foot separation between buildings. > Multi-family residential building separation: [Refer to Code Section 18.96.0301 Accessory structures up to 528 square feet in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. Accessory structure up to 1000 square feet on parcels of at least 2.5 acres in size. [See applicable zoning district setbacks for primary structures. SUBDIVISI PLAT NAME RESERVATION Prior t submitting a Subdivision land use application with the City of Tigard, applicant's are rewired to complete d file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain ap oval/reservation for any subdivision name. Applications will not be accepted as complete until the City r eives the faxed confirmation of approval from the County of the Subdivision Name Reservation. (County Surveyors ce: 648-88841 FLAG LOT BUILDI HEIGHT PROVISIONS Maximum fight of 1'/z stories or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or -40 zones provided that the standards of Code Section 18.98.030(BI are met. RESIDENTIAL DENSITY CALCULATION [See example below The Net Residential Units allowe On a pa Icular site may be calculated by dividing the to 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: 1. All sensitive lands areas including: a. Land within the 100 year floodplain; b. Slopes exceeding 25%; and C. Drainageways. 2. Public right-of-way dedication. a. Single-family allocate 20% of gross acres for public facilities; and b. Multi-family allocate 15% of gross acres for public facilities. [Refer to Code Section 18.921 EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single4amily Muld4amily 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8.712 sq. ft. (20%) for ublic right-of-wax 6.534 sq. ft. (15%) for public right-of-w_ NET: 34,848 square feet NET: 37,026 square feet - 3.050 (minimum lot areal - 3.050 (minimum lot area) 11A Units Per Acre = 12.1 Units Per Acre *'Me Development Code repairer mat the net site area aW for Me nett whole dwefgng unit NO BOUNDING UP IS PERMITTED. CITY OF TIGARD Pre-Applicadon Conference Notes Page 2 of 10 IssllntlslAelllcatluRlaoniss eAdsln Sutln BLOCKS 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. (Rotor to Code Section 18.164.0401 RESIDENTIAL NSITY TRANSFER The Ci f Tigard allows a Residential Density Transfer of up to 25% of the units that could otherwise have been deve ed on sensitive lands areas listed in the density calculations that may be applied to the developable p ion of the site. (Refer to Code coon 18.92.030). It is the f finn, for a residential development application to provide a. detailed - applicant calculation for both the pe itted residential density and the requested density transfer. RESIDENTIAL DENS SMON Regardless o e allowed housing density in a zoning district, any property within 100 feet of a designated established area hall not be developed at a density greater than 125 percent of the maximum Comprehensive Pla designation (not zoning) of the adjacent parcel. Transition area applies to any property which is a esignated established area. The subject property is designated as an are The subject property is adjoined by established/developing/areas to the north, south, gAaj and west. TURF STREET PLAN AND E)(TENSION OF STREETS 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or art' 'on. 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. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. (Refer to Code Section 18.164.0301 SIDENTLAL DEVELOPMENT SOLAR ACCESS RE UIREMENT'S 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 TIGARO PmUpaicadon Conference Notes Page 3 of 10 Issllntlsl4lllcatln/IlsuUl Miss Section The total or partial exemption of a site from the solar 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 RGARD Pre Pllcadon Conference Notes Page 4 of 10 Residential 4rllertlrvllnrlrr OMsln Section PLEASE NOTE: Regardless of the option[s] used tlirough 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 iMormatlon regarding the Solar Balance Point standards and the options that are available related to building height and-construcdon. PARKING AND ACCESS All ar cm areas and driveways must be paved. Single family: Requires 2 off-street parking spaces per dwelling unit. ➢ Mu ip a family: Requires 1.5 parking spaces per unit for 1 bedroom. (Multi-family - requires 2 parking spaces per unit for 1+ bedrooms.) Multi-family dwelling uni with more than 10 required spaces shall provide parking for the use of guests and shall consist of 15% o e total required parking. [Refer to Code Section 18.1 .0301 No more t ° of required spaces may be designated and/or dimensioned as compact spaces. Parking stalls s II be dimensioned as follows: Standard rking space dimensions: 8 ft. 8 inches X 18 ft. ➢ Compact pa ing space dimensions: 8 ft. X 15 ft. Handicapped arking: All parking areas shall provide appropriately located and dimensioned disabled person arking spaces. The minimum number of disabled person parking spaces to be provided, as well the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A hand ut is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYC%provi are required for multi-family, commercial and industrial developments. Bicycle racks shall be as protected from automobile traffic and in convenient locations. Bicycle parking spaces shall n the basis of one space for every f ifteen (15) required vehicular parking spaces. vkwEvw A~A Minimum number of accesses: Minimum access width: l5 Maximum access width: Minimum pavement width: )O REQUIRED W AY LOCATION Within all ttached housing (except two-family dwellings) and multi-family developments, each residential dwelling sha be connected by walkway to the vehicular parking area, common open space and recreation facilities. EAR VISION AREA e i 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 181021 CRY OF TWO Pre-Application Conference Was page 5 of 10 a:ir•m•~urnc•n•.rn•..i.• ~nn~•. s•on•. BUFFERING AND REENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent dev lopments, especially between different land uses, the City requires landscaped buffer areas along certain s' a perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be o upied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance betwee vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are en advisable even if not required by the Code. The required buffer areas may gnu be occupied by veget 'on, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may a found in the Community Development Code. [Refer to Code Chapter 1001 The required buffer widths ich are applicable to your proposal area are as follows: ft. along north oundary. ft. along east boundary. ft. along south bo ndary. ft. along west boundary. In addition, sight obscuring screening is equired along Strees 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 r every seven parking spaces must be planted in and around all parking areas in order to provide a veget ive canopy effect. Landscaped parking areas shall include special design features which effectively sc en the parking lot areas from view. These design features may include the use of landscaped berms, de orative walls, and raised planters. For detailed information on design requirements for parking areas an accesses. [Refer to Code Chapters 18100,18106 and 18.1081 TREE REMOVAL PLAN REQUIREMENTS tree pan or t e planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The tree plan shall include the following: Identification of the location, size and species of all existing trees including trees designated as significant by the city; Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.150.070.D, according to the following standards: b Retainage of less than 25 percent of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; 4 Retainage of from 25 to 50 percent of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.150.070.D; CITY OF TIURD Pre PtIcadon Conference Notes page 6 of 10 14=I/letlal p111atl8Ufl3u111 IMs141 stetlu Retainage of from 50 to 75 percent of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated according to Section 18.150.070.D; b Retainage of 75 percent or greater of existing trees over 12 inches in caliper requires no mitigation; > Identification of all trees which are proposed to be removed; and > A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.150.070.D. (Refer to Code Section 18.150.0251 MITIGATION Replacement of a tree shall take place according to the following guidelines: > A replacement tree shall be a substantially similar species considering site characteristics. > If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. > If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: > The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. > The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. In lieu of tree replacement under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18150.010 101 SIGNS Sig ermits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permit ' handout is available upon request. Additional sign area or height beyond Code standards may be permitted i he sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Except) application may be filed for review before the Hearings Officer. SENSITIVE DS The C e provides regulations for lands which are potentially unsuitable for development due to areas within the 00-year floodplain, natural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstable ound. Staff will attempt to preliminarily identify sensitive lands areas at the pre-application conference ba d on available information. HOWEVER, the responsibility to precisely identify sensitivq lands areas. eir boundaries, is the responsibility the applicant, Are meeting the definitions of sensitive lands must"bg clearly indicated on plans submitted with h development application. (Refer to Code Chapter 18.841 MY OF T16ARD Pre-Applicaden Conference Notes Page 1 of 1e 1831dntlal4llicadva/11143111 IMs124 seeds Chapter 18.84 also provides Olations for the use, protection, or Afication of sensitive lands areas. Residential development is prohibited within floods. STEEP S ES Wh steep slopes exist, prior to issuance of a final order, a geotechnical report must be submitted which addres s the approval standards of the Tigard Community Development Code Section 18.84.040.8. The report sha be based upon field exploration and investigation and shall include specific recommendations for achieving a requirements of 18.84.040.8.2 and 18.84.040.8.3. UMIFIE t7ndevelopment E AGENCY [USA] BUFFER STANDARDS, R g 0 96-44 adjacent to sensitive areas shall preserve and maintain or create a vegetated or a buffer wide enough to protect the water quality functioning of the sensitive area. The veget ted corridor shall be a minimum of 25 feet wide, measured horizontally, from the defined boundaries f the sensitive area, except where approval has been granted by the Agency or City to reduce the w th of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a ortion of the vegetated corridor, then the surface water in this area shall be directed to an area of t %vetated getated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment e 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of thcorridor within the development or project site can be less than 25 feet irl width. In any case, he average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Ve ate Corridor: No structures, develop ent, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality prot ction provided by the vegetated corridor, except as allowed below: ➢ A gravel walkway or bik path, not exceeding 8 feet in width. If the walkway or bike path is paved, then the vegetated orridor must be widened by the width to the path. A paved or gravel walkway or bike path may of be constructed closer than 10 feet from the boundary of the sensitive area, unless appro d by the Agency or City. Walkways and bike paths shall be constructed so as to minimize 'sturbance to existing vegetation; and 7 Water quality facilities may encro h into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City. Location of Vegetated Corridor: In any residential development which c ates multiple parcels or lots intended for separate ownership, such as a subdivision, the veget ted corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. [Rotor to R a 0 96-44/USA Regaladons -Chapter 3, esign for SWNU RATIVE 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. Cm pF TIURO m-a csdm Contemn Notes Pape e n 1l bsluentiol AnllatieUNendn IMlsbn section CODE SECTIONS • 0 18.80 / 18.92 _ 18.100 _ 18.108 _ 18.120 18.150 18.84 _ 18.96 _ 18.102 _ 18.114 _ 18.130 _ 18.160 18.88 _ 18.98 _ 18.106 _ 18.116 _ 18.134 _v 18.162 18.164 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 Sectlon.0501 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 Sectlon 1501 _ NEIGNBORNO MEETING The app ' nt shall notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. inimum_of 2 weeks between the mailing date and the meeting date is required. Please review the Lan Use Notification handout concerning site posting and the meeting notice. (Refer to the N hborbood Moodug Nandoutl UIL iPERMITS Plans for building and other related permits will not be accepted for review until a land use approval hag been issued. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. RECYCUN Applic t should contact franchise hauler for review and approval of site servicing compatibility with Pride Disp I's vehicles. CONTACT PE N: Lenny Hing with Pride Disposal at (503) 625-6177. (Refer to Code S 18.1161 ADDITIONAL CONCERNS OR COMMENTS. Fu-rURE SZREET PlAtN„ F K7Rt4S1QN oG MZ•\ ie-vJ L-i,~,3F E~ VIFW 77-.-" C,E. C T~~DI~XFs -R2Qs %%QE Caot:m azAu- L iSC. A4Q~VZOVA[ SEC0t. AAvK SCtzy["CVRE o~J T f2CEL 07 j f Cfrr OF TIURD Pre-ApaMcatlen Conference Metes page 9 of U I•sl/otlal4rllatleaMnalq Miss Sectln PROCEDURE • /Administrative Staff Review. -PAR7V"~X°N cl.~ly, z-- Public hearing before the Land Use Hearings Officer. CoNal~wt~ AC_.. ~sE ~ ~p~~• 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 Developmenj 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 IN P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (11; 8%" x 11" map of a proposed project should be submitted for attachment to the staff report 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 _-PA4 JNnJG- (nmmisstot,) Gnu GouvCI' . A basic flowchart which illustrates the review process is available from the Planning ivision upon request. 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 tha 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 appiv to the development of your site plan. Failure of the staff to provide information required by Me 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 anv 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 (6) months following this pre-application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY. Li) ll TJAAI RE'4 CITY OF TIGARD PLANNING DIVISION PHONE 15031639-0171 FAX: 150316847297 h:voginkpattylpreapV. mst (Engineering section: preapp.eng) 26-Mar-97 Cm gF TIGUO rre4Wcadea Cealenace Naas Page 11 of 1s r•slr•mal4oUcadoe Maaalq 11vlaln Section City of Tigard, 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 area 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 oo ,1 I Nlo~►~lT~~i ts6 i lAvF, to ZS feet from centerline.(AW. _r' t-~*+ 1 (x~uJ t~J TC99AC to feet wttrT+~ . 01-')SW TIA A* - to ~a feet from centerline. (ktt4L a436cr~) Street improvements: (y() ~f Z street improvements will be necessary along "I-L Vven1 (x) street improvements will be necessary along V*,,Aj ® Cx) Y Z STprzwf IM S. W►w Sr. W-ts4SM4 N-A4 1M. I 9'1 Ate. ( (Q Street improvements on shall include I( 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 CITY OF TIGARD Pre-Application Conference Notes Page 1 of 5 Engineering Department Section streets, or in the Cen Business District), necessary stre igns and traffic control devices, streetlights, and a tworar streetlighting fee. (jC) Street improvements on 4--W 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 and traffic control devices, streetlights, and a two year streetlighting fee. 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. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. T ere are existing overhead utility lines which run adjacent to this site along SW Prior to cA-r , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (2.) Pedestrianways/bikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) %E~P inch line which is located M- Awpeq6,c tag M *L*_U "toe . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to Carol Ns>~/ "M5 TA TbG CITY OF TIGARD Pre-Application Conference Notes Page 2 of 5 Engineering Department section Water Supply: The -T~A?-D Water-fit - Phone:(503) 4kI1 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. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a subbasin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. • F%o,/(, A- gAS(4 S-G.fN XT-A ~ PW4J"A6oM ~+~1aca/~v - . u-;i A ~sFfc, szbe l ~ Fob 7r+6 Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 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 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 5 Engineering Department Section : 65 percent of the phospho contained in 100 percent of the am water runoff generated from newly created impervious stces. The resolution contains a pro Ion 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. It is anticipated that this project will require: ( ) Construction of an on-site water quality facility. Payment of the fee in-lieu. 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 or~C when the TIF is greater than $5,000.00. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 5 Engineering Department Section NOTE: If an Engineeg Permit is required, the applicatmust obtain that permit prior to release of any permits from the Building Department. Building Department Permits: The following is a brief overview of the type of permits issued by the Building Department. For a more detailed explanation of these permits, contact the Development Services Counter at 639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in. cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: qwv ENGINEERING DEPA TMENT Phone: (503) 639-4171 Fax: (503) 684-7297 hAogin\pattykpreapp.eng (Master section: preapp-r.mst) December 23, 1996 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 5 Engineering Department Section CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTNIENT APPLICATION CHECKLIST CITY OF TIOARD 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: Date: 5/6 Iq 7 APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE V MARKED ITEMS A) Application form (1 copy) 0-1 8) Owner's signature/written authorization 2- 0 Title transfer instrument/or grant deed 13-1- D) Applicant's statement No. of Copies 644c?/ lg C6oe E) Filing Fee $ ML's,- -18'0.00 CuP ICol5. oo l5~•oo(J"►~p) FITE-SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE V MARKED ITEMS A) Site Information showine: No. of Copies 12 1. Vicinity map t~ 2. Site size & dimensions r~ 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) t~ 4. Drainage patterns, courses, and ponds I< 5. Locations of natural hazard areas including: ❑ (a) Floodplain areas ❑ (b) Slopes in excess of 25% ❑ (c) Unstable ground ❑ (d) Areas with high seasonal water table ❑ (e) Areas with severe soil erosion potential ❑ (f) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive I'vlap Inventory including: ❑ (a) Wildlife habitats ❑ (b) Wetlands ❑ 7. Other site features: (a) Rock outcroppings ❑ (b) Trees with 6" + caliper measured 4 feet from ground level r~ 8. Location of existing structures and their uses t 9. Location and type of on and off-site noise sources ❑ 10. Location of existing utilities and easements e~ 11. Location of existing dedicated right-of-ways LAND USE APPLIC-kTION J LIST PAGE 1 OF 5 8) Site evelo ment Plan Indicatin : No. of Copies 1. Th proposed site and surrounding properties ❑ 2. Con our line intervals ❑ 3. The I cation, dimensions and names of all: (a) isting & platted streets & other public ways and ea ments on the site and on adjoining properties ❑ (b) Pro sed streets or other public-ways & easements on th site ❑ (c) Altern ive routes of dead end or proposed streets that req ire future extension ❑ 4. The location a d dimension of: (a) Entrances nd exits on the site ❑ (b) Parking an circulation areas ❑ (c) Loading and ervices area ❑ (d) Pedestrian an bicycle circulation ❑ (e) Outdoor corn n areas ❑ (f) Above ground u ilities ❑ 5. The location, dimensio s & setback distances of all: (a) Existing permanen structures, improvements, utilities, and easements which ar located on the site and on adjacent property within 25 fe it of the site ❑ (b) Proposed structures, i rovements, utilities and easements on the site ❑ 6. Storm drainage facilities and a lysis of downstream conditions ❑ 7. Sanitary sewer facilities ❑ 8. The location areas to be landscap d ❑ 9. The location and type of outdoor I hting considering crime prevention techniques ❑ 10. The location of mailboxes ❑ 11. The location of all structures and their rientation ❑ 12. Existing or proposed sewer reimburseme t agreements ❑ 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 contain the following information: 1. The location and extent to which grading will take place indicating: (a) General contour lines t (b) Slope ratios ❑ (c) Soil stabilization proposal(s) ❑ (d) Approximate time of year for the proposed. site development ❑ 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report ❑ (b) The validity of sanitary sewer and storm drainage service proposals 0' (c) That all problems will be mitigated and how they will be mitigated or'- LAND USE APPLICATION / LIST PAGE 2 OF 5 D) Archit tural Drawi Indicatin : *o. of Copies The site velopment plan proposal shall include: 1. Floor plan indicating the square footage of all structures proposed for a on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies 17- The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1. Description of the irrigation system where applicable ❑ 2. Location and height of fences, buffers and screenings ❑ 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials e-"- 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sin awin s• ❑ Sign dra ings shall be submitted in accordance with Chapter 18.114 of the Co as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic G%neration Estimate: ❑ H) Preliminary Partition/Lot Line Adjustment Map Indicating: No. of Copies 1. The owner of the subject parcel 2. The owner's authorized agent _ ra" 3. The map scale (20,50,100 or 200 feet -1) inch north arrow and date a' 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 c~ 9. All slopes greater than 259,0 ❑ 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 e~ 12. Any applicable deed restrictions ❑ 13. Evidence that land partition will not preclude efficient future land division where applicable I.l1NO USE APPLIC-MON V LIST PAGE 3 OF 3 1) Subdiv ion Prelimin Plat Ma and Data Indicating: . of Copies 1. Scal equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet ❑ 2. The pr posed name of the subdivision ❑ 3. Vicinity ap showing property's relationship to arterial and collector treets ❑ .4. Names, a resses and telephone numbers of the owner, developer, engineer, s eyer and designer (as applicable) ❑ 5. _ Date of appl ation ❑ 6. Boundary line of tract to be subdivided ❑ 7. Names of adja nt subdivision or names of recorded owners of adjoining parcel of un-subdivided land ❑ 8. Contour lines vela ed to a City-established benchmark at 2-foot intervals for 0-10% grades eater than 10% C3 9. The purpose, locati , type and size of all the following (within and adjacent to the propo ed subdivision): (a) Public and priva right-of-ways and easements ❑ (b) Public and privat sanitary and storm sewer lines ❑ (c) Domestic water m ins including fire hydrants ❑ (d) Major power teleph ne transmission lines (50,000 volts or greater) ❑ (e) Watercourses ❑ (f) Deed reservations for arks, open spaces, pathways and other land encumbrances ❑ 10. Approximate plan and profile of proposed sanitary and storm sewers with grades and pipe sizes indi ated on the plans ❑ 11. Plan of the proposed water distr ution system, showing pipe sizes and the location of valves and fire by rants ❑ 12. Approximate centerline profiles sh wing the finished grade of all streets including street extensions for a rea onable distance beyond the limits of the proposed subdivision ❑ 13. Scaled cross sections of proposed stre t right-of-way(s) ❑ 14. The -location of all areas subject to inu dation or storm water overflow ❑ 15. Location, width & direction of flow of a I water courses & drainage-ways ❑ 16. The proposed lot configurations, approxi ate lot dimensions and lot numbers. Where lots are to be used r purposes other than residential, it shall be indicated upon such lots. ❑ 17. The location of all trees with a diameter 6 i ches or greater measured at 4 feet above ground level, and the location f proposed tree plantings ❑ 18. The existing uses of the property, including th location of all structures and the present uses of the structures, and a st tement of which structures are to remain after platting ❑ 19. Supplemental information including: (a) Proposed deed restrictions (if any) ❑ (b) Proof of property ownership ❑ (c) A proposed plan for provision of subdivision provements ❑ 20. Existing natural features including rock outcroppings, wet nds & marsh areas ❑ 21. If any of the foregoing information cannot practicabl be shown on the preliminary plat, it shall be incorporated into a narrat ve and submitted with the application ❑ LAND USE APPLIG-kTION / LIST PAGE 4 OF 5 J) Solar Access Calculations: K) Other Inf mation No. of Copies cl h:Vogin\oatty4nastersVckf ist.mst May 23. 1995 LAND USE APPLICATION / LIST PAGE 3 OF 5 7 r';re.v\ k-i tN^ o w ~nerS ~O ~ 0.c 1-i t-i crvl tax l o 4- ! 2 O O 3 o j-ce-\S. i 1,,e ►tiov s w %\k re►.1hi,~ o►~ orl~. GH I"4t 2 d~at~Hio~~.\ ~o.ccmk> vi Gcrn~-~+in dvPloe-s . ~~Ja?f f ~ a ~ L Fidelity National Title Co. of Oregotr The sketch below is made solely for the purpose of assisting in locating said premises and the Company assumes no liability for variations, if any, in dimensions and location ascertained by actual survey. `V ` 77.87 J't / - - _ _ o N5200 R.20 a 00 5 829* 5' 837-215 ..w 64.60 220 ~0a 209.9714520 -I % :L :L (493.10) 4 n / 106 a's / 8700 8600 93.90 .90Ac. 5 ^ 5100 00 3- 4 o 01 N p A I 3 a 0- 0 85 Z 0 - 0 F5000 a I' 00 Q r/~/ 9 ^ b 9iAC L- (C.S.10204) 2 / Z 119 v 8400 8800 0 F49 / o _ SEE MAP A. 3 !07 .69Ac, Ta. 2S I I IAB m cli R'12 / S. W. ( (501.e9) N(N'T T IEW LANE ~ (336.86) 93.93 U (N890 58'W 326.8) 50 v 1200 /.90 Ac. O J I♦ I I I h n 1D 33 100' N 7600138.54 N 96.46 9.19 113.86 / 7300 Q 9.19 T A' H 7700 7800 / „ / 4 20 h 5 0 6 N N 6 W ~j f 1= / 9• - .tip q ee CO a W 1 a 7500 00 v IS' 51.66 38.71 T ACT 00 _ 3 I / loo' Q b SW JUBILEE / 7400 - 46 80.66 a j9T R . o a61 8100 8000 7900 ~0, 2 C r / J I S 898 52' S" W m i (00' 135.46 100.54 165.83 ° N 137,34 364.3T. 9100 89° 56 16" e ~ a .29AC. 33.63 9 200 f o I p r 2 r 107.05 m r -f 1 ^ 369.37 1~' n 4 60 100 67.11 70 72.23 p INITIAL vr. N69°5339"E z..7e .16800 6900 7000 7100 7200 N 9 3 0 0 m- F3 U\,, 7 s R A may 19 .S M T W T F S • 1 2 3 4 9 10 5 6 7 8 >'s 11 12 13 14 15 16 17 f.. I.: 4 18 19 20 21 22 23 2 . . 25 26 27 28 29 30 31 x:;11 . «I 8:00 8:30 9:00 E ;l I tL::: ra a 4.;:;:: 4 9.30 k f 10:00 :::<;>:>::>:::<:>::::»::»>::>::>::>:::::>::»:<:>:««<::<:::>::>::>::>::>::>::>::>::>::>::>::>::>::»::>::>::>::>::>::>::»::>:<:> . 10:30 ~ Vll:: r ::::::::::::::::::::::::<<_»:::<......... : a. f :.;#aarduysre.;:=;:.Phi1;.:L wi ><<' << 1 k . t:if:~Si`:~f:%~`:~:~:;;~:~:::~;:~;:~::~::~::~::~::~;i;::~::~:;~:;~::a::::~;:~::~::~;:~;:`?:`L;;:fS:;:;;;;:::;;<;::;:::5:::~:i;:::;f:t:?::~::;i:~;:~;:~::~::;::::~;:::::::~; 12:00 12:30 1:00 1:30 2:00 I 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 1:34PM Thursday, April 24, 1997 0 0 COMMUNITY NEWSPAPERS, INC. Legal P.O. BOX 370 PHONE (503) 684-0360 Notice TT 8 9 21 BEAVERTON, OREGON 97075 Legal Notice Advertising RECEIVED • City of Tigard ❑ Tearsheet Notice SEP 0 2 1997 1312$ SW Hall Blvd. • Tigard, Oregon 9 7 2 2 3 • ❑ Duplicate Affidavit CITY OF. TIGARD 'Accounts Payable • AFFIDAVIT OF PUBLICATION STATE OF OREGON, ) COUNTY OF WASHINGTON, )ss. Kath Snyder being first duly sworn, depose and say that I am the Advertising p Director, or his principal clerk, of th~igard-Tualatin Tames a newspaper of general circulation as defined in ORS 193.010 and 193.020; published at Tigard in the aforesaid county and state; that the D4LP-Ransdell Ma]or Land Part a printed copy of which is hereto annexed, was published in the entire issue of said newspaper for ONE successive and consecutive in the following issues: August 28,1997 Subscribed and sworn to fore me this 28th day of Auaust,1997 OFFICIAL SEAL Rota ubli for Oregon ROBIN A. BURGESS NOTARY PUBLIC-OREGON My Commission Expires: COMMISSION NO. 062071 AFFIDAVIT MY COMMISSION EXPIRES MAY 16, 2001 MAJOR LAND PARTITION (MLP) 97-0011 > RANSDELL MAJOR LAND PARTITION < The applicant has requested Major Land Partition approval to divide one (1) parcel of approximately 82,938 square feet into three (3) parcels of ap- proximately 43,647, 10,000 and 17,328 square feet. LOCATION: 14270 SW 97th Avenue; WCTM 2S111BA, Tax Lot 01200. The subject parcel is located north of SW View Terrace, south of SW Mountain View Lane, on the east side of SW 97th Avenue. ZONE: Residential, 4.5 Units per Acre; R-4.5. The purpose of the R-4.5 Zoning District is to establish stan- dard urban low density residential sites. The R-4.5 zone allows, among other uses, single-family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, residential fuel tank, and acces- sory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.050, 18.150, 18.162.040, 18.162.050 and 18.164. u 1H F-1 I FF1 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 Boulevard, Tigard, Oregon 97223. The decision shall be final on September 10, 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 of an appeal is 3:30 P.M., September 10, 1997. TT8921 - Publish August 28, 1997. REQUEST FOR COMMENTS CITY OF TIOARD r Community Development ShapingA Better Community DATE: July 17, 1997 TO: PER ATTACHED FROM: City of Tigard Planning Dhilslon STAFF CONTACT: WHllam D'Andrea [x3151 Phone: 150316394M fax: [50816847291 RE: MAJOR LAND PARTITION (MLP) 97-0011 ➢ RANSDELL MAJOR LAND PARTITION Q The applicant has requested Major Land Partition approval to divide one (1) parcel of approximately 82,938 square feet into three (3) parcels of approximately 43,647, 10,000 and 17,328 square feet. LOCATION: 14270 SW 97th Avenue; WCTM 25111 BA, Tax Lot 01200. The subject parcel is located north of SW View Terrace, south of SW Mountain View Lane, on the east side of SW 97th Avenue. ZONE: Residential, 4.5 Units Per Acre; R-4.5. The purpose of the R-4.5 Zoning District is to establish standard urban low density residential sites. The R-4.5 zone allows, among other uses, single-family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.050, 18.162.040, 18.162.050 and 18.164. Attached is the Site Plan, Ylclni Y 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: Monday - July 28, 1997. You may use the space provided below or attach a separate letter to return your comments. It Yon 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: (hease pmvide the foZu ing information) Name of Person(s) Commenting: Phone Numberlsk MLP 97-0011 RANSDELL MAJOR LAND PARTITION PROPOSAUREOUEST FOR COMMENTS • REQUEST FOR COMMENTS NOMHUDIN UST FORUM 5U a 2EW1F1 W A"UUTINNS w irm (Cl m M M 9MMNIMVOLVEMMEAMS m lbtehtfttllNt•lOfm eff111 d FILE NOISL Nlc p -1 1 HIE NAME 2ANS I CITY URCES - VANCED PLANNING/Nadine Smith, rr."&....._ COMMUNITY DVLPMNT. DEPTJo.w.+w..Tww-.. POyCE DEPTJCM*&w,". oft., ZIUILDING DIVJDavid Scott wrwmea--r d ENGINEERING DEPTJBdon Roger, w.-a-....a... _4-WATER DEPTJMlchael Miller, o.....w.,. _ CITY ADMINISTRATIONICathy Wheatley, ea,...w. OPERATIONS DEPTJJohn Roy, P-..q,a w _ OTHER _ TUALATIN VALLEY FIRE 3 RESCUE _ TUALATIN VALLEY WATER DISTRICT NIFIED SEWERAGE AGENCY Fire Marshall Adn*ftVadve OHtoe Jutla HuffrnardSWM Program Washington County Fire District PO Box 743 1355 N. First Street (place In pkk-up box) Beaverton. OR 97073 Hillsboro. OR 97124 LOCALAMOSTATE XBISOIC18NS..aa_ CITY OF BEAVERTON CITY OF TUALATIN _ OR. DEPT. OF FISH a WILDLIFE _ OR. DIV. OF STATE LANDS PO Box 4755 Planing 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. °"1Of ft- _OR. PUB. UTILITIES COMM. _ Mike Matteucd, wa~s.rl coos METRO _ OR. DEPT. OF GEO.3 MINERAL IND. $50 Capitol Street. NE 600 NE Grand Avenue 800 NE Oregon Street Suite 5 Salem, OR 97310.1380 CITY OF DURHAM Portland, OR 97232-2738 Pont". OR 97232 City manager US ARMY CORPS. OF ENG. PO Box 23483 , Paulette Allen. ow.wsr~...ace.,r.er _ OR DEPT. OF LAND CONSERV.a DVLP. 333 SW First Avenue Durham. OR 97281-0483 _ Mel Huse. ttwu-oaor co.0WWfVAW0As► 1173 Court Street NE PO Box 2948 Salem, OR 97310-0590 Portland, OR 97208-2948 _ CRY OF KONG CITY _ METRO AREA BOUNDARY COMMISSION City Manager 800 NE Oregon Street _ OREGON DEPT. OF TRANS. (ODOT) WASHINGTON COUNTY 15300 SW 116th Avenue Building 118, Suite 540 Aeronautics Division IGng City. OR 97224 Portland, OR 97232-2109 Attn: Tan Dept of Land Use Trans Highland. ►.so 155 N. Fast 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 CUntl3 coa» Lake Oswego. OR 97034 Routing TTRC - Attn: Renae Fenera Sonya Kazan, D-em w... w _ Scott King (run Portland. OR 97208ti3821 123 NW Flanders _ Mike Sorreson ve„ww" _ CITY OF PORTLAND Portland. OR 97209-4037 _ Jim Tice 0"V David Knowles, Pr.-gemmor. _ OREGON. DEPT. OF ENVIRON. QUALITY _ Tom Harry tmwvw o< goo ~ Portland Budding 106, Rm. 1002 811 SW Sixth Avenue _ ODOT. REGION 1 - DISTRICT 2A _ Phil Healy ~c-ffl.+" .~a of 4 1120 SW Fifth Avenue Portland. OR 97204 Jane Estes. Pw ni spoor ra Portland. OR 97204 PO Box 25412 Portland. OR 97298.4412 8 nUff PROVIDERS AND SPECIAL AGMCB _ BURLINGTON NORTHERN R/R _ METRO AREA COMMUNICATIONS _ SOUTHERN PACIFIC TRANS. CO.(R/R) _ TRl-MET TRANSIT DVLPMT. Administrative Oflice Jason Hewitt CWlord C. Cabe. Construction Engineer Michael Kiser. 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 970064886 _ COLUMBIA CABLE COMPANY _ TCI CABLEVISION OF OREGON US WEST COMMUNICATIONS Craig Eyestone 4_--1W NATURAL GAS COMPANY Ueda 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 Je6NERAL TELEPHONE Portland, OR 97209-3991 Paul Kok Engineering !PORTLAND GENERAL ELECTRIC COMPANY MC: OR030546 Brian Moore Tigard. OR 97281-3416 14655 SW Old Schoft Ferry Road Beaverton, OR 97007 rc .mst 2atr..97 2S111AB03300 ES ~ 2 111BAO 2S111 BA00113 2 111 BA087 0 11BA0 11BA051 5111 luu 2 11BA05 111 0 S111 0 2 111ABO2700 2S111BA00107 S111ABO280 2S111ABO2900 2 111 0 2S11 0 111BA05 00 111BA04 0 S111 2 111BA05 11BM 25111 901 7:, 2S 11ABO2600 2S111BA01800 2S111BA01200 2S 11AM2400 S111AB0250 2 111 0 Zbl S111AB0920 2 1BA07 S111BA077 0 111BA07ii 11100 2 111AB09 2S111BA01700 111BA073 111BA075 0 2S1 111ABO910 111BA074 1BA08110 2S111BA07900 25111 0 m 2S118A01600 111 00 2S 11 2S111BA09 2 111 0 2S111BA09200 O ■ U Lp, 1 vicinity Map N Mo- W. MV Wm t. -b A -ev r A*4~ - - r.._ .rls~!~-%I~ ~ Goy ,•~.,,y,.tw,~.s .~.vu~~~~ gl_G~/Q~c~ 1 4e-.e C', L/5:, l/ / . MEMORANDUM CITY OF TIGARD, OREGON DATE: August 25, 1997 TO: Julia Hajduk, Planning Division FROM: Brian Rager, Development Review Engineerw_ RE: MLP 97-0011, Ransdell Major Land Partition Description: This approval would allow the division of a 82,938 square-foot parcel into three parcels, including right-of-way dedication and partial street construction. The site is located north of SW View Terrace, south of SW Mountain View Lane and east of and adjacent to SW 97th Avenue (WCTM 2S1 11 BA, Tax Lot 1200). Findings: 1. Streets: This site is adjacent to SW 97th Avenue. In addition, SW View Terrace and SW Mountain View Lane both stub into this site; View Terrace stubs in from the south and Mountain View Lane stubs in at the northeast corner. SW 97th Avenue SW 97th Avenue is classified as a minor collector street on the City's Transportation Plan Map, and requires a 60 foot wide right-of-way (ROW). At present, there is only 25 feet of ROW adjacent to this site. The applicant is proposing to dedicate additional ROW on the face of the final plat to provide 30 feet from centerline to meet the standard. 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. This development will not immediately have direct access to SW 97th Avenue. However, the property owners in this development will eventually access 97th Avenue which will incrementally ENGINEERING COMMENTS MLP 97-0011 Ransdell Partition PAGE 1 increase the amount of traffic on the roadway. But 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. SW View Terrace View Terrace is a local residential street and has a 50-foot wide ROW and a 34-foot wide pavement section south of this site. The City has met with the applicant in the past with regard to access for the new lots and street connectivity issues. It was determined that the applicant would not have viable street access for the proposed lots unless all, or a part of, the local streets stubbing into this site were improved. Therefore, View Terrace will need to be fully improved through this site to the intersection with Mountain View Lane. The applicant has acknowledged the need for this improvement and has indicated that they will construct this improvement as a part of their project. The City has discussed with the applicant the possibility of reducing the width of the ROW and pavement widths through this site in accordance with the City's fairly new narrow street standards (these standards were not in place when View Terrace was first constructed). Because of the relatively low traffic volumes expected on this particular local street, the applicant could reduce the overall ROW to 40 feet and the pavement width to 24 feet. The proposed plan indicates such a reduction. Staff is only concerned with the proposed transition area, where the wider northbound travel lane of 17 feet must taper down to the proposed 12-foot width (paved width). This taper must meet City design criteria for safety, which would require an approximate 52-foot long taper, as opposed to the 30-foot long taper section shown on the preliminary plan. Therefore, the applicant shall meet City design criteria with respect to the street and taper design. SW Mountain View Lane Mountain View Lane is also a local residential street and has a 50-foot wide ROW and a 34-foot wide pavement section east of this site. This street will also need to be improved in order to provide adequate access and street connectivity for this development. The City staff discussed with the applicant the limits of the roadway construction and agreed that the improved portion of the roadway should terminate temporarily at the west boundary of Lot 2. There are several reasons for this. First of all, the centerline of the road coincides with the north property line, which will ENGINEERING COMMENTS MLP 97-0011 Ransdell Partition PAGE 2 result in only getting the south half of the street constructed at this time by the applicant. Staff did not feel it would be justified to require an offsite acquisition of ROW by the applicant in order to complete the north half of the street. In addition, since only half of the street can be built, Staff did not feel a safe intersection could be accommodated at SW 97th Avenue. Lot 1, since it is fairly large, is planned to be further divided in the future. At that time, the City could require the additional ROW dedication and completion of the roadway. The applicant was willing to dedicate the necessary ROW adjacent to the new lots to accommodate the improved portions of the streets, and is willing to place the future ROW adjacent to Lot 1 in a reserve area so that it can be dedicated in the future. The applicant will also enter into a non- remonstrance agreement to cover the future improvements to SW Mountain View Lane adjacent to Lot 1. It should also be noted that Mountain View Lane will provide an east/west connection to SW 97th Avenue and will likely carry more traffic than SW View Terrace. Therefore, Mountain View Lane would not qualify for the narrow street standards and will need to be constructed to the full, current local street width (50-foot ROW and 32-foot paved width). 2. Water: There are existing public water lines in both View Terrace and Mountain View Lane. These water lines shall be extended as a part of the street improvements in this project. The 6-inch line in Mountain View Lane shall be extended to the western terminus of the half-street improvement and shall be installed such that it will be located 10 feet south of the roadway centerline. 3. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line which lies adjacent to the northern boundary of this site. It appears that this sewer line will have adequate capacity to serve the new lots. 4. Storm Drainage: The topography of this site slopes to the northeast. There are existing storm drainage lines in both View Terrace and Mountain View Lane. The applicant proposes to extend the 12-inch line in Mountain View Lane to the western terminus of the new improvement and install new catch basins at the intersection with View Terrace to catch the new street runoff. Unified Sewerage Agency standards, which the City has adopted, states ENGINEERING COMMENTS MLP 97-0011 Ransdell Partition PAGE 3 • • that all new developments shall review the downstream storm drainage system to determine if the additional storm water from the proposed development will adversely impact that system. The applicant will be required to have their engineer prepare this downstream analysis. If a deficiency is discovered downstream, the applicant will either have to upsize the downstream system, or provide an on-site storm water detention facility to limit the site runoff to predeveloped conditions. 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 this small development. 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. 6. Grading and Erosion Control: USA R&O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per R&O 91- 47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. 7. Existing Overhead Utility Lines: There are existing overhead utility lines adjacent to SW 97th 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. ENGINEERING COMMENTS MLP 97-0011 Ransdell Partition PAGE 4 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 public improvement permit and compliance agreement is required for this project. Six (6) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 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. The applicant shall dedicate, on the face of the final plat, additional right-of- way for the following streets: a. SW 97th Avenue: to provide 30 feet from centerline b. SW View Terrace: to provide a total right-of-way of 40 feet through the site, plus any additional to provide a safe taper transition between the existing roadway and the new extension, c. SW Mountain View Lane: to provide 25 feet south of centerline to the west boundary of Lot 2. 4. The applicant shall reserve the northern 25 feet of Lot 1 for future right-of- way dedication for SW Mountain View Lane. A note to this effect should be placed on the face of the final plat. 5. 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 97th Avenue. ENGINEERING COMMENTS MLP 97-0011 Ransdell Partition PAGE 5 6. The applicant shall construct a full-street improvement of SW View Terrace through this site to the intersection with SW Mountain View Lane. The improvements adjacent to this site shall include: a. City standard pavement section of 24 feet curb-to-curb b. an approved taper transition from the existing wider roadway section to the new improvement c. concrete curb d. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff e. 5 foot concrete sidewalks on both sides f. street striping g. streetlights as determined by the City Engineer h. underground utilities i. street signs j. driveway aprons 7. The applicant shall construct a half-street improvement of SW Mountain View Lane through this site to the western boundary of Lot 2. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 16 feet b. street barricade at west terminus c. concrete curb d. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff e. 5 foot concrete sidewalks on the south side f. street striping g. streetlights as determined by the City Engineer h. underground utilities i. street signs j. driveway aprons 8. 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 Mountain View Lane adjacent to Lot 1. 9. A profile of SW Mountain View Lane shall be required as a part of the construction plans, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 10. The applicant shall extend the existing public water lines within the public street extensions. The 6-inch water line in SW Mountain View Lane shall be extended to the western boundary of Lot 2 (end of proposed street ENGINEERING COMMENTS MLP 97-0011 Ransdell Partition PAGE 6 • improvement). That water line shall also be installed such that it is located approximately 10 feet south of the roadway centerline. 11. Prior to approval of the final plat, and approval of the public improvement plans, the applicant's design engineer shall submit documentation, for review by the City (Brian Rager), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to. a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. 12. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25-year design storm event due directly to the development, the developer shall correct the capacity problem or construct an on-site detention facility. 13. If the projected increase in surface water runoff which will leave a proposed development will cause or contribute to damage from flooding to existing buildings or dwellings, the downstream stormwater system shall be enlarged to relieve the identified flooding condition prior to development or the developer must construct an on-site detention facility. 14. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994. 15. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). 16. The applicant shall either place the existing overhead utility lines along SW 97th 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. 17. 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. ENGINEERING COMMENTS MLP 97-0011 Ransdell Partition PAGE 7 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. C.. The right-of-way dedications for SW 97th Avenue, SW Mountain View Lane and SW View Terrace shall be made on the partition plat. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 18. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision/partition plat. 19. Prior to issuance of any building permits within this site, the public improvements shall be deemed substantially complete by the City Engineer. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are completely finished, and 4) all street lights are installed and ready to be energized. 20. Prior to issuance of the building permit for Parcels 2 or 3, the applicant shall pay the standard water quality fee of $ 180.00 per lot. heng\bria n r\comme nts\m1p97-11. bd r ENGINEERING COMMENTS MLP 97-0011 Ransdell Partition PAGE 8 UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM RECEIVED PLANNING DATE: July 31, 1997 AUG 01 1997 TO: William D'Andrea, City of Tigard CITYOFTIGARD FROM: Julia Huffman, USA J SUBJECT: Ransdell Major Land Partition, MLP 97-0011 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 Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. 155 North First Avenue, Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124 FAX: 503/640-3525 REQUEST FOR COMMENTS CITY OF TIOARD Community (Development 1 1 L~ I Ir ShgpingA Better Community DATE: July 17, 1991 JUL `21 199 TO: Julia Huffman, USA/SWM Program FROM: City of Tinard Planninu Division STAFF CONTACT: William D'Andrea 013151 Phone:150316394Tn Fax: [50316641291 RE: MAJOR LAND PARTITION IMLPI 91-0011 ➢ RANSDELL MAJOR LAND PARTITION Q The applicant has requested Major Land Partition approval to divide one (1) parcel of approximately 82,938 square feet into three (3) parcels of approximately 43,647, 10,000 and 17,328 square feet. LOCATION: 14270 SW 97th Avenue; WCTM 25111 BA, Tax Lot 01200. The subject parcel is located north of SW View Terrace, south of SW Mountain View Lane, on the east side of SW 97th Avenue. ZONE: Residential, 4.5 Units Per Acre; R-4.5. The purpose of the R-4.5 Zoning District is to establish standard urban low density residential sites. The R-4.5 zone allows, among other uses, single-family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.050, 18.162.040, 18.162.050 and 18.164. Attached is the Site Plan, ViClnity Map and APPIICanCS Stat8n18nt 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: Monday - July 28,1997. 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: (Prease provide the foffomng information) Name of Personisl Commendn 1a Phone Number(s): 4 MLP 97-0011 RANSDELL MAJOR LAND PARTITION PROPOSAUREQUEST FOR COMMENTS UALATIN VALLEY FIRE & RESCUE FIRE PREVENTION 4755 S.W. Griffith Drive P.O. Box 4755Beaverton, OR 97076(503) 526-2469FAX 526-2538 Oil T July30, 1997 Will D'Andrea City of Tigard Planning Division 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Re: Ransdell Land Partition 14270 S.W. 97th Avenue File Number: 1638-97 Dear Will: 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 conditionally approved as submitted. The fire district would encourage that S.W. Mountain View Ln. be extended to S.W. 971' Avenue at this time. The district has no problem with the minor land partition. 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 irchill, DFM Plans Examiner GB:kw cc: Matthew L. Sprague Waker Associates, Inc. 11080 S.W. Allen Blvd., Suite 100 Beaverton, OR 97005 "Working" Smoke Detectors Save Lives TAkAin Valley Fire escue Fire Prevention 9FARE5~ 4755 SW Griffith Drive - PO Box 4755 - Beaverton, OR 97076 - (503) 526-2469 - FAX 526-2538 RrLE ER ❑ NO LETTER TIME To L Date: U ❑ WC ❑ C,S ❑ BV 91 TI ❑ T/U ,Je ❑ -DU 0 ^S`H ~PrNQoj'eWcI Add❑ reKss C / jurisZdi, c"t) ioO n File Number Project Name: O TVF&R File Number. (Whenever referring to this project please include the TVF&R File Number) Project approved Project not approved - Please address items checked below and re-submit plans for review and approval to the: ❑ TVF&R Fire Marshal's Office ❑ Planning Department having jurisdiction for routing to the TVF&R Fire Marshal's Office Project conditionally approved subject 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 25 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 driving surface with a 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) 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. 902.2.22) 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 tumarounds 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 and in turnarounds as needed. (UFC Sec. 902.2.4) Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810' 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)) 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. • • File Number 11) 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) 13) 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) 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) KNOX 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. 23) REQUIRED INSPECTIONS: Please contact the Fire Marshal's office at the appropriate times for inspection of the following: ~24) 1 K I I ~~'h r z~T 472, J L v-1 ..1 L o✓>„a CI 73 'R _ Q^ L-4 C S vw L ~4 r y ton.- -ni cc: U*PPLICANT ❑ PLANNING DEPT /`C BUILDING DEPT 'Plan Re ewer S gna ure REQUEST FOR COMMENTS CITY OF TIOARD Community (Development ShapingA Better Community DATE: July 17, 1991 RECEIVED PLANNING TO: Michael miner, Operadons Manager JUL 2 9 1997 FROM: City of Tigard Planning DlWslon STAFF C NTACT- William D'Andrea 6x3151 Phone: [50816594171 Fax: [50516641297 RE: MAJOR LAND PARTITION IMLPI 97-0011 ➢ RANSDELL MAIN LAND PARTITION Q The applicant has requested Major Land Partition approval to divide one (1) parcel of approximately 82,938 square feet into three (3) parcels of approximately 43,647, 10,000 and 17,328 square feet. LOCATION: 14270 SW 97th Avenue; WCTM 2S111 BA, Tax Lot 01200. The subject parcel is located north of SW View Terrace, south of SW Mountain View Lane, on the east side of SW 97th Avenue. ZONE: Residential, 4.5 Units Per Acre; R-4.5. The purpose of the R-4.5 Zoning District is to establish standard urban low density residential sites. The R-4.5 zone allows, among other uses, single-family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.050, 18.162.040, 18.162.050 and 18.164. Attached is the Site Plan, VICInIN Map and AppliCanrS S18te1118nt 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: Monday - luty 28,1991. 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: F_XI.Sr/AJ(x 6" _D, 1. 04 -rEA, M&/AJ W1 T41 t11 5W MIDLU J PA 0 V11512 L'44 T SE FxTEN`NQEiD To TAE Wl<S-f PDAc EFn-rt3. f A K)E DE f~VPAEO LET 2 , "7En- MAM,/ 4 a0\-LL0 1 t,6Y D W E"AEZJr L"-nbfK (b 1 5DL'TN aF- 0 EVuTvt_ (A tit,*) OF' 1r~i1~ ~Pn~-s' ~cT~t v ftkase provide the forming infornwtion) Name of Person[s] Commendng: Phone Number<sl: x 5.qss MLLPP 97-0011 RANSDELL MAJOR LAND PARTITION PROPOSAUREOUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIOARD Community Development RECEIVED PLANNING ShapingA Better Community DATE: July 17, 1991 JUL 2-3 1997 TO: David Scott, Building Official CCZ'YOFTI(;ARD FROM: CRY of Tigard Planning DIVISlon STAFF CONTACT: WlDiam D'Andrea (x3151 Phone: 15031639-41M Fax: (5031664-1297 RE: MAJOR LAND PARTITION (MLP) 97-0011 ➢ RANSDELL MAJOR LAND PARTITION Q The applicant has requested Major Land Partition approval to divide one (1) parcel of approximately 82,938 square feet into three (3) parcels of approximately 43,647, 10,000 and 17,328 square feet. LOCATION: 14270 SW 97th Avenue; WCTM 25111 BA, Tax Lot 01200. The subject parcel is located north of SW View Terrace, south of SW Mountain View Lane, on the east side of SW 97th Avenue. ZONE: Residential, 4.5 Units Per Acre; R-4.5. The purpose of the R-4.5 Zoning District is to establish standard urban low density residential sites. The R-4.5 zone allows, among other uses, single-family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.050, 18.162.040, 18.162.050 and 18.164. Attached is the Site Plan, VICIURV 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: Monday-July28,1997. 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: (Please provide the forminginfomation) Name of Person(sl Commenting: Phone Number(s): 97-0011 RANSDELL MAJOR LAND PARTITION PROPOSAUREOUEST FOR COMMENTS I 0 • r~ REQUEST FOR COMMENTS CITY OF TIGARD RECEIVED PLANNING Community Development Shaping A Better Community DATE: July 17, 1997 J U L 21 1997 TO: John Roy, Properly Manager CITY OF TIGARD FROM: City of Tigard Planning DIMS n STAFF CONTACT: William D'Andrea [x3151 Phone: 150316394M Fax: [50316841291 RE: MAIOR LAND PARTITION (MLP197-0011 );o- RANSDELL MAJOR LAND PARTITION Q The applicant has requested Major Land Partition approval to divide one (1) parcel of approximately 82,938 square feet into three (3) parcels of approximately 43,647, 10,000 and 17,328 square feet. LOCATION: 14270 SW 97th Avenue; WCTM 25111 BA, Tax Lot 01200. The subject parcel is located north of SW View Terrace, south of SW Mountain View Lane, on the east side of SW 97th Avenue. ZONE: Residential, 4.5 Units Per Acre; R-4.5. The purpose of the R-4.5 Zoning District is to establish standard urban low density residential sites. The R-4.5 zone allows, among other uses, single-family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.050, 18.162.040, 18.162.050 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: Monday-JnIV26,1991. You may use the space provided below or attach a separate letter to return your comments. If Yon 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. PL SE 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: ((Please pm ide the fo&nt4ng information) Name of Person(s) Commenting: Phone Number[s]: MLP 97-0011 RANSDELL MAJOR LAND PARTITION PROPOSAUREQUEST FOR COMMENTS 0I - it 0 13M 0 gig ,1\.,, , i, I z~ - -1 _ - - • , ~ ~ (i,' r w J ,r _~op~i~,,,., ,1 r~ °I; Il '2 1 -..==`y - - ~1~ -r a %G~I,;'. :,:iI~II"~~ ~t W, vt ~ _ 1. `'~,1Y<,-. ,I~, ho _ 'I; a. ~ r '`-i ..1,< _ .-1 :-dG,' '1~'♦, IN -3t Zu Jr~ li r ~~,I,i ,j ~~P` - I ~ 7-. `,--''1'.~~,..•.,~. 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Y` clqu-+y 1 ;,,1 !~/f'(• ~ ^-f:~ •l' h o. ~EO~oo,c ~O.I 5 Mr. ' 75 l ,a,'., C - I~I / ' h O~ MVILI pr70U 1 .T _ t/'f((1+ l'" "\.0. 1 ~40 r r • IL rStAlEGa sIL SIFICATIQN ( ~s;, - ;•tiyp ~!r' n y t-~ 1B I 11 ROAD CLAS 301, light-duty dI \ ,'r, ti d _ 6 ` _ 4 I ( Heavy-duty OnimPtO"ed dirt - State Route 5 fn gNER''NOOOi 7 MILE - e ° -20~ --',2yo J~ g1d f 1474 1/ SE Medium dpty 0 U S Rout 1:2 FEET Interstate Route 4000 °r 1 scatE roa 0 so' ° 6000 3 ON DREG. clu / BEAVER , CORNE y OR ANGLE ( 1, RS 0.7 Mi. 4000 } t KiLOMEtER s VERTON r5 OuA 6 MI IS12 51% NE ylBERG p 3000 s RWp00 r o 7DOD ° OREGON N Er a BE 45122-01 Yf 024 r,' 5}l # 1000 .5 FEET b the Geological Survey MN 10 FEET 1961 4 DATU OF RpNGLE EOCAtI N y UR RTiCAI Duren 1 Survey, PHOTOgEVt5E0 T :7 390000 R ET R.IW ublis Oreg°n cr+ 1 tNTERVAI M 14 29 O b S a hed C0 GE00 MA Iaia IV NE- ERIES v 9 52' 30, and g N T0 ET1C VE e ~pmp}led nd o he9 urces ~aPpeJ, edited, pAA and State of methods NATIONAL n in P°r~ 1 acrd other s° 19 zV edited 1 D Re+.5 Ons s graph. taken M (pntrol by USGS and NOSINoraphS,by photogrammetric 1954 °.os' 356Mas erial P. check. reas h0too Mns N0AROS NtA 22092 icom a n not Field t urban a or rr'alnd ies extension ToPograPhy trom aer' k en 1952 Field cheeC field check 1961 z CURACY SiA Tos.11 U GI ° This le t photographs to hs taken 1960. AP AC riotog raP p 80225,oR RES ON REQ VEST ~OLORA O P P Aerial P from aerial P d Oregon coordinate V11T H NATIO14AL 14A 000 -toot dgri c ticks: COMPLIES DER, is AyA1LABLE ur Revised conic MAGNETIC NOItTN P CO UEy' 0EN APS ANO S~MBOI and 10' onforeacata grid ticks. UTM GRIO AND XT NTER of SHEET AL SUR1984 THIS p7A projection (Lambe OE GE0L0Glt4 TOPOGRAPHIC M Sys, nprth zone }Transverse Merican datum cLtNAnONAT FOR SALE By S DESCRIBING tem 1000-n1eter Unwersa North Am Data 1983 A FOLOLDER }92• m shown' ` blue, ed tyorth Mreno 10. zone h and .__e nn the P „ n meters Wort , ;irks L SECTION I I T2S RIW W.M 2S I I IBA IGTON COUNTY OREGON SCALE III= IOOI 0CANCELLED 2,108,600,601,7TAX 0213 NUMBERS 00 302,1000 104,200, 110, 301,1300,1100,112, SEE MAP 13 01,1401, 400,106, 10 1, 2S I 2CD 23-74 Mc D0NALrKle~••••..... r T It It STREET -0, a , ~o N88°45'54'W 82-30360 T 83-3787 8 -30888 r \ 6101 9 R=20 87.96 83.91 83.88 89.90 54.13 d~ N 75.01 82-30557 N 811w -'0-6 50-- 4400 500 9400 N 4500 N 4600R=15 m ~''J 6100 630 6400 6500 6600 o I9 33 Ac. .27AC. m 1 m m u 3 1 /~t` r' ) INITIAL PT. IO3 " N 2 m J-- R J 1o7.5a n \ r A Dz o Ss.9o o .62A, !4_0 J X 17 \.J r~ co m 05 2o m6200 - 3 4 n 5 60 p 4300 1/~ r M I to 18 " " ° 4800 74.16 Z b Z tLl m- p - 107.30 p LlV- ~\1 TAT 1 J j~1 3w .4 (S89°58'O7"W 200.02) o 107.48 0 83.59 O 4 c 4700 % 3 88° ' 10"E 40 4200 LL, rn INITIAL 3 m 30 220 50' 50' 9500 111 .09AC. (200.02) t' 27AC POINT N88019'56"W 0 --105 17 56.91 107.30 3 0 1O _ 85.70 in „..39 AC. y, (S89 SB'07"W 303) 105 a I N.E. CORNER 0 1 Ba60 78.62 - ' Iv (C.S. 18,499) 114 In - ' 432/787 107.42 501 q ~ 304 303 - - - - =:1 ; .21 AC. I 109 p .21Ac. O v 2 v"./9AC. ./7AC. o 1 136.68 N v- -100 "°+I .47AC. 0 4100 .O o - - co a' I54.53 = _ " 16 8900 121 R = 2 0 7 ~Ip . 97AC. 83-57 '0 83.31 Ill c o 0.08 80.68 36 65 No6%\ Sg E o " (C.S.26,215) X63 x „S.W. f ELROSE SBSTREETto J0002 o L 8 46'56"E 82.61 68.81, W 73.87 S 09°S7' 13"W 000 06000 R"2 V 5azo 5200 R=20 0 283.25 4.80 22. 209.97 0 0p~ 145.20 1 300 11L q 15 _1 a 12 J S4 144.98 (16.4 , 107.30 m m 7 m M 113 8700 8600 88.62 `Z- 93.90 0 .B2 AC. 3900 50 93.26 0 m o m 4 - iv 5900 m t W,5400W► 5100 100 m m 3 ~o 14 w R°20 Zr s L' at m -3i~ 02AC. 349.32 o n .t=20 104.45 O 1 I ry0' (J/ R=2O m 3 a 0 _ - - - - - - - - - a 85'% - 21' oo. SBOO o - mN Nt 79.50 93.90 U, 0 107 8500! to " N _"Oz ' / ~a 1.59Ac. (C.S. 26,165) N 1. i 0 w 13 SS.s► R. SO ' N Li, 5000 S2 3 i !R -12 O _ ~•i5500 al °i o~= (C.S.10204) in iie 137s 20 , b m m O 2 n cA 2 r 0 e in O LL1 5800as P' 7 o Z t..lla7y~ 10 3700 a~ 35.56 'ZA N 93.90 . o - - - - - - - - a-- SEE MAP _ _ 12400C,, 8800 0 v6 l I: TR. 2S I I IAB 410 5700 56004900 I ° 'A' I? 9 8 m -12 . m N m ,~9 R= y S.W., sE 801 N 5701 56011/-) 4901 m (501.89) 5 TA lEW LANE 7 m M s SS (356.86) 31 75 50.37 94.21 86.68 93.93 (NB9058'W 528.8) 1901 1800 30 1200 INITIAL - POINT m 1.08Ac. J L9OAC. I I M " z 4 - HJ r 1 r H-1 r 2ti 890 5 2'W 3 5 T8 2 M/L 33 7.8 \1b 1700 100' 138 5 N 96.46 5:9 113.86 01 1902 7300 r " 7600 6 ; 7700 9.19 ro T ~A 7800 1.13AC. " rc tem r- • _ o 4 zo in 5 to 6 a- „ N m w 1 cf 7500 e9 ~2 Q ;a'~ . zm 5 - - / Q IS'p~ 51.86 409 ( S 0111 T ACT 8 R*%O%- 38.71 32 100' p b 8300 z 3 S.W. JUBILEE 13.97 0 7400 46 80.66 19. 99 5? T 0 R R . m 389052'W / m1 8100 8000 7900 L. E " 357.82 M/L a i r') m \00 r, 9 r m 8 1' rmn 7 r 38.7 I ~ I fo m / 1600 / : i „ J r S 89'- 52' 5" W P L, A r cd 107.35 A 100' 135.46 100.54 ` .83 v } 3~ i//'dr..r ~ 30' 364.37 1p N 137.34 to o n 00 33 690 56 16' 2100 N 1.17Ac. " " F107.05 Mo " 9AC. 9200 m 6 vp - 33.63 1.28AC. O U) 2 J " z 890 WE 1 43 358.15 M/L Ln 369.37 107. Ir 10 J 1500 ao 100 67.11 70 72.23 N89°53'39"E 2 106 1.35Ac. INITIAL PT. 124.76 W 6800 6900 7000 7100 7200 o 9300 m-toE3 U °c 7 o°s r r ;o 13 m 35 AC. g 2 s 3 O 4 ~ 5 M 6 M (n " S.E. CORNER LOT 31 40.94 0 TIGARDVILLE HTS. BY 4- N '4 q~q 2y v1 PLAT OF INGEBRAND HTS. 25 -r 30 3 6700 ~O 9 >'O 14.39 4.58 m a~ Q. 32.93 51.03 70.21 107.5 - N _ o U ai 1 N Q X.60 R=1233.91 " S .W -INE STREET- 0 EASEMENT 938/787 < C 109'73 10 m in lIA .14 76 q.29 66.39 48.9o STREET VACATED BY 941/680 Q 81 so VACATED By 67-16236 FOR ASSESSMENT PURPOSES 0 - - - - - -SEE 'MAP ONLY DO NOT RELY ON FOR 2S I 1IAC ANY OTHER USE. A A P IR1) -rIr- n pn r~E rl~~Py4 ..._._._,......~_._._..__~_._~...._.._~_.__..e___._..,..~ r n UF~~IkIPIi~i"~ri;,47E BEY r~~~~l ~,r~~~ - I{-------_ _ , !avid t't SaCly R~.ns~~e!I 14270 SF'V 97th A~~enue 1 igard, Gregor 9122 --I ~~~~~~~~~i~: - ---1_.___ Da~~fd ~ Sally RansdAi) 14210 StY 97th A~~nua Tlgard, Gregor 9722 Fhone: ~i~~~~1~~~~~ ~~.~~~l~[~~~~i~: 1 'e~'~.ker As~oclates, Inc. 11Q80 S'~h~ Af!~n Gh,n1, S~Jite 1l}0 _ _ _ _ _ _ _ _ - _ _ _ _ I - - I. , - - - . _ _ . _ - E~euti~erton, Gre~~on 91QG8 Shone: 503 ~43-9410 ~ ~ I ~ ~r`~r~l~~~'ICJ~1. ( tax !~!r?p: 2S1 1113,4 I I (ax lot: 1200 f ~3~~4~~~r III ~ I I ~"/ATER rtG~l~p I ~ SAr~I(ARY s~~~~~~ER i1GAR0 Ei([STIP~G ~GNthG R~9 ( i I ~ f----_~ - - - - ~ VI ~ I ~I I Y M - - --------I-_~ I~ I J ~ E ~ I I \ ~ I ~ j ~ ; ~ I U ' I - , ~ _ ~ _ _ _ - EX.,S '~W ~ E 0~ ~ I ~LAN~ ! ~.F l i i ~ ~ i I sU~ ~~r~u~~r~~~ ar ~ ~ ~ 5 _-,._~...._e_ u....__~._.__~__..>~. -212 ~0'_~_.,., ~..L..~_~.::~.__.__ _ r.___w i E- i ~ - Ek1S([1rG ,a a!,i ~ ~ GARAGE ' ~ ~ ~ ~ , iG I~E~IAIP~ ~ ` ` i n ~ ~ ' ~ ~ CUC'LE LG ~ U ! F . 24893 SF ,_I ~XIS(iP~U~, ~ i ; ~ c C C-IOUSF_ r, ii ~ 0 E AIP i = - 43,641 tiE I ~ ~ j s ~ s c ~ i ~ r j i ~i ! ~ , I i ~ ~ ~ 1Q7.6'2 ~ . ~ ~ ~ ( ~ ~ ~ , i ~ lil ~ ~ i ~ I ~ , ~ I! i I ~ ~ _ , ~ ~ ~ poi s C ~ ' ~ I 16" 'J'v ~ . ~ V ~ ~ 1 1 ~ - - - _ __l{ I ,~I ~A.~EI~E,~r _ , ~ ~ ~ i l ~ C' ~ - - ~ - - . { I ~ I ~ i i i ~ ~ ~A ~ y ~ ~ ~ ~ C ~ "b ~ i ! ~ ~ V'•~ ~ 4 ~ t ,55, I, ~ ~ I ~ ' I } ~ ~ r. ~ ~ i ' i i V"` . _ _ - - - I ~ 1 ~ ~ ~ - --~X. Sj~ti - - I ~ i~ . ~ ~ S~V JU~3IL.~ ~U 1 ~ ' ~ T_ , i ~i I~ ~ ~ ~ i i N I 1 c ~ ~ ~ ~ j ~ ~ ~ ~ ~i , i ~ ~ i ~ i i i i, ~ / ~ E f r` ~ h i ~ j ~ ' { ~ - - 1 ~ ~ ~ _ - - - - - - ----1-  LGF`1'_N EO !BLS - LL IALS__- i ATF APRIL tii; ~a s Il?y APR P 41997 F105102A, IALS 04/24/37 12 05 02 OF ShEETS j , ~e. o, .;.,.~,..~._,k, _ ~ , a.... 3..-._. d. ua.~.x:.:_.i c_w_.. r.-av .,t ...a.:e .w ..,.._w u.~.~ _ _ - i t iM t ~ ~ r~ ~ ~ ~ .r ~ ~s~~~,~ ~r~,1y IZr~ii~r1~ll i 1114 `ifs' '1tll~ r1iv~~l~•~ Ifr;r~~~~, rh=#s r,~f f~1?~1 3 R ~~r~ti~r~ ~ri~~ ~~~~Ii rr+a,~~ r_ I ~~tr~~ 'i lh ~1~~~sur~ ~~rl~a~r,!t, I'r~r~rr~ rt~3~~ r~r~r.~~~s~- M 11~r«f,~~ l~~rxflr~~~'# ~1l~`, I#F~`~il~ttr,11, ~ r?i1 `~~~r~~` 1* ~ ~ r a t~~ fir., Est t~~~,~ ~ i Trr~ I +i ~ 1`~Ia►~ r 1►'~l 111. ~ : ~y ~ t` ~a,11 ~ ~i 1 I~~,~,hh ~~'1P~1Cr1t~Y ':~11"Efi 11;,~i~~f) j f I 1 ~ ~ ~T I ~ ~ U \ I I t, i I ta.r ~ ~a iC _ ~ . W, _ ~ _r4 . ~ ~a _ - J I sac. 'w4~~1 EXIS((ItiG ~,+li`t~ r~ ~ t. ~ L _ ~ ~ i, .x 4 _r _ ,~,j, ~~ISrIr~G ~ ~ Vii; iCD~2A~,,f_ ` 'i ~ '14 dAl~l ~ v ,I~ a a E~ISn>~~ - ~ ~ ~ 11~1~1~0 k~ _ I ~ ~ ~ ~ C ~ i~~~~ ~ ~ ~ ~i I , t I e, r ~ ~ ~ , ~ ~ ~ p I I+ ~ ~ , I ~ !J 1 !w - t-- I 1 ~afl 7 T ~ I ' i ~ ~ i ~ ' ` i ~ f lJ ~ _ _ ~ _ ~ ~ . ~ i _ ,,~I ~ - ' ~ t, r ~~I `t - - - - ~ ~ r I i ' i~ i ~ ,v I~ I~ ~ - - - - - - - - ~s ~ _ ! - - - =per ~~,~Ir~~.'~F-~~~r~-ta ~~G__ - - - - - ~ VA~Lr ~r i i I i f~ ' I R ~ ~ ~ ~ ~ 1=X. SY~~E1:T ~ ' I ~ ~ ~ ~ ~ ` BAii;~ICA,IlE .r \ ~ \ ~ rr~,a.r A )]Ii ~ t I ~f I li ~ i \ ~ I ,y ~ 11 I I I I \ ` ,s 1 ! l it C ` \ ~ ~ + \ ~ ` ~ ! I' 1 I ~ ~ r 1•. I ! \ \ C r ~ ~ r- t3 SS _ 5W JU~3II~~r COU~~ r _ ~ - - - - - ~.a-- - - -T- - 1 I ~ z~ i .P " ~ I \ i 'r f ~7 i ~ ~ I 'i~ \ ~ ~ ~ , ~ I i { ~ I~ V ~ I i l k I~ ~ I i I i ~ i ~ I~ ~ ~ I i ~ ~ ~  i ~ i i I ~ ~ 0 No. 145102 i ~ ~ I I SCALE 1" = 39' _I-- - _ - _ _ - _ . 30 15 0 30 60 ORAvN MLS DESIGNED MLS Cl 1ECP ED 'BLS DATE APRIL, 1997 SliEET NO MAY 121997 . .._::,s:; -..~n.s:~'..+Fy:.'Z-.~:..L..=.i-`- _ r J'.~~... S..r.^ s.. -:.ate` .a.2. mow' z o- ~~.r y1'-.c=t .w,i ........n..W'.k .r.. nr-.-w+-.... ...s_a-..-- z.. .,.F>-v'a_i ~ ..a-F ~ r.+-a- ...e+-~Y .s. .r i.w.-. ~.w'-..w.w P105102$ tALS 05/09/97 15:44:43 of ShEETS