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MLP1997-00015 • EXHIBIT A NOTICE OF DECISION ' A MAJOR LAND PARTITION [MLPJ 97 -0015 • CITY OF TIOARD FISHER /PASSMORE PARTITION Community Deve(oprrent Shaping .l Better Community I. APPLICATION SUMMARY CASE: FILE NAME FISHER/PASSMORE PARTITION Major Land Partition MLP 97 -0015 PROPOSAL: A request for Major Land Partition approval to divide one (1) parcel of approximately 40,075 square feet into three (3) parcels of approximately 15,721, 7,580 and 7,597 square feet. OWNER: Thomas Fisher APPLICANT: Fred & Susan Passmore PO Box 11370 7501 SW 195th Portland, OR 97211 Aloha, OR 97007 ZONING DESIGNATION: R -4.5; Residential, 4.5 Units Per Acre. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot 03300. The site is located east of SW 132nd Avenue and on the south side of SW Walnut Street. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.50, 18.162.040, 18.162.050, 18.164.030, 18.164.090 and 18.164.100. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97)0015 PAGE 1 OF 14 • S 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 in the Engineering Department (503) 639 - 4171.) 1. Prior to approval of the final plat, a public improvement permit and compliance agreement is required for this project to cover the new public sanitary sewer main line extension. Five (5) 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 eight (8) 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. Prior to approval of the final plat, the applicant shall obtain a Site Permit from the Building Division to cover all grading for the lot(s), all on -site private utility installation (water, sewer, storm, etc.) and all driveway construction. NOTE: this permit is separate from any permit issued by the Engineering Department for work in the public right -of -way (ROW). 4. An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future Local Improvement Districtrmed to improve SW Walnut Street. 5. Additional right -of -way shall be dedicated to the Public along the frontage of SW Walnut Street to increase the right -of -way to 33 feet from the centerline. The description shall be tied to the existing right -of -way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 6. The applicant shall cause a statement to be placed on the final plat to indicate that the private driveway will be jointly owned and maintained by the private property owners who abut and take access from it. 7. The final plat shall indicate on its face that access to Tax Lot 3301 will be assured across the private driveway of this site. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 2 OF 14 • • 8. The applicant shall close the existing western driveway access to this site and shall • provide all vehicular access from the eastern driveway near the middle of the site frontage. The site access shall align across from the future ROW of SW 129th Avenue which, on the north side of SW Walnut Street, is currently a private road. 9. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. 10. Prior to approval of the final plat, the applicant shall demonstrate to the Building Division that adequate fire hydrant coverage exists to serve the new lots. If a new hydrant is required, it shall be installed as a part of the public improvements. 11. Prior to approval of the final plat, the applicant shall cause this site to be annexed into the City of Tigard to enable the site to be served from the City's public sanitary sewer line located in SW Walnut Street. 12. The applicant shall provide a public sanitary sewer line stub -out to the southern boundary of this site. 13. Prior to approval of the final plat, the applicant shall verify whether or not the downstream storm drainage system on SW Walnut Street has enough capacity to accommodate the additional storm drainage runoff from this site. If there is a downstream deficiency, the applicant shall provide on -site detention as proposed in the preliminary drainage report submitted with the application materials. 14. If the applicant can not feasibly install an on -site water quality facility, the applicant shall pay the fee in -lieu as allowed by the Unified Sewerage Agency (USA) Design and Construction Standards. The fee shall be paid prior to approval of the final plat. The fee is based on the total area of new impervious surfaces in the proposed development which includes the new private driveway area. In addition, a standard value of 2,640 square feet of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: 1.) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, 2.) the portion assessed to each lot ($210 /lot at present) can be paid at the time building permits are issued for the individual lots. The applicant shall provide the Engineering Department with surface area calculations for the streets and sidewalk in order for the fee under "1.)" above to be calculated. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 3 OF 14 • • 15. The applicant shall either place the existing overhead utility lines along SW Walnut Street underground as a part of this project, or they shall pay the fee in -lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, it shall be paid prior to approval of the final plat. 16. 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. • C. The right -of -way dedication for SW Walnut Street shall be made on the partition plat. 17. Revised site and landscaping plans shall be submitted for review by the Planning Division. Staff Contact: Will D'Andrea. The revised plans shall include the following: A. A 15 -foot rear yard setback to the garage. As an alternative, a detached accessory structure (528 square foot maximum size) shall maintain a rear and side yard setback of five (5) feet. The applicant may choose to make the structure a conforming, detached accessory structure that would comply with setback standards. B. Screening along the private access, in accordance with Section 18.100.080 and 18.100.090. 18. The property owner shall record a deed restriction to the effect that all of the trees being preserved may be removed only if the tree dies or is hazardous according to a certified arborist. PRIOR TO THE ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 19. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. 20. Prior to issuance of the building permits, the public improvements shall be deemed substantially complete by the City Engineer. Substantially complete shall be when the public sanitary sewer line has been backfilled, tested and video inspection completed and approved. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 4 OF 14 • • 21. Prior to issuance of building permits, the applicant shall provide the City with as- built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand - drawn, then a diskette is not required. 22. If the proposed private water quality facility is constructed, the design engineer shall provide certification to the Building Official that the private facility was constructed in accordance with the approved plan. This certification shall be completed prior to issuance of building permits. (STAFF CONTACT: David Scott, 639 -4171, ext. 311). THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE FINAL DECISION DATE NOTED UNDER THE PROCESS AND APPEAL SECTION BELOW. 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 residence. The applicant is proposing to divide one (1) parcel of approximately 40,075 square feet into three (3) • parcels of approximately 15,721, 7,580 and 7,597 square feet. IV. APPLICABLE REVIEW CRITERIA AND FINDINGS - MAJOR LAND PARTITION Section 18.162.040 contains the following general approval criteria for a Major Land Partition: 1. The proposal conforms with the City's Comprehensive Plan; 2. The proposed partition complies with all statutory and ordinance requirements and regulations; 3. Adequate public facilities are available to serve the proposal; 4. All proposed lots conform to the size and dimensional requirements of this title; and 5. All proposed improvements meet City and applicable agency standards (Ord. 89 -06; Ord. 83 -52). The proposal conforms with the City's Comprehensive Plan in that, the newly created lot will continue to allow for residential development. This proposal, therefore, is not in conflict with the Low Density Plan designation. This proposed partition complies with all NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 5 OF 14 S • statutory and ordinance requirements and regulations as demonstrated both by the • analysis presented within this administrative decision, and by this application and review process. Adequate public facilities are or will be conditioned to be available to serve the proposal. Section 18.162.050 contains the following special provisions for lots created through the Partition Process: 1. Lot Width: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. 2. Lot Area: The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. 3. Lot Frontage: Each lot created through the partition process shall front a public right -of -way by at least 15 feet, or have a legally recorded minimum 15 foot wide access easement. 4. Setbacks: Setbacks shall be as required by the applicable zoning district. 5. Front Yard Determination for Flaq Lot: When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. 6. Screening on Flaq Lots: A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.100.080 and 18.100.090. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. 7. Fire Protection: The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire • fighting capabilities. 8. Reciprocal Easements: Where a common drive is to be provided to serve more than one (1) lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. 9. Accesswav: Any accessway shall comply with the standards set forth in Chapter 18.108; Access, Egress, and Circulation. 10. Floodplain: Where landfill and/or development is allowed within or adjacent to the one - hundred -year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian /bicycle pathway plan. Criteria 1 is satisfied as the proposed lot widths are approximately 107, 76 and 76 feet respectively, exceeding the minimum 50 -foot lot width requirement in the R -4.5 zone. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 6 OF 14 • S Criteria 2 is satisfied as this partition would create lots of approximately 15,721, 7,581 and • 7,598 square feet, exceeding the 7,500 square foot minimum lot size requirement. Criteria 3 is satisfied as parcel one (1) has 107 feet of frontage on SW Walnut Street and parcels two (2) and three (3) have 25 feet of frontage on SW Walnut Street via a 25 -foot access easement. The required setbacks in the R -4.5 zone are as follows: front yard -20 feet; side yard -5 feet; rear yard -15 feet; and garage -20 feet. As indicated on the site plan, the existing single - family home on parcel one (1) does not comply with the rear yard setback. Section 18.144.020 (Accessory Structures: Definition) states that where an accessory structure is attached to the principal structure, in a substantial manner, as by a roof, such accessory structure shall be considered as a part of the principal structure. The garage is attached to the main structure, therefore, the garage must comply with the setbacks applicable to the principle structure. A revised plan shall be submitted that provides a 15- foot rear yard setback to the garage, thereby, satisfying Criteria 4. As an alternative, a detached accessory structure (528 square foot maximum size) shall maintain a rear and side yard setback of five (5) feet. The applicant may choose to make the structure a conforming, detached accessory structure which would comply with the setback standards. Compliance with flag lot setbacks on the newly created parcels will be reviewed when they are built upon. Criteria 5 shall be satisfied as the front yard determination for the new parcels shall be reviewed during the building permit process when the properties are built upon. Criteria 6 shall be satisfied as the applicant shall submit a revised plan which provides screening along the entire length of the flag driveway, in accordance with Sections 18.100.080 and 18.100.090. Fire hydrants shall be consistent with Uniform Fire Code standards, thereby, satisfying Criteria 7. Criteria 8 shall be satisfied as a joint use and maintenance agreement shall be provided for the common driveway. Criteria 9 shall be satisfied as all three (3) lots will use the proposed 25 -foot private access. Section 18.108.070.A states that the minimum access width shall be 25 feet with a minimum pavement width of 20 feet for driveways serving between 3 -6 lots. The applicant's narrative states that they are proposing a 25 -foot private road. Criteria 10 is not applicable as neither of the parcels are within the floodplain. Section 18.88.010 (Solar Access) states that all newly created lots within the City of Tigard shall promote the use of renewable energy sources by providing for improved access to sunlight for residential dwellings. A lot meets the basic requirement if it has a north -south dimension of 90 feet or more and has a front lot NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 7 OF 14 • • line that is oriented within 30 degrees of a true east -west axis. Section 18.88.040(E), • however, allows the approval authority to exempt new lots from the solar access standard in certain cases including situations where existing ROW prevents lots from being oriented for solar access. The existing orientation of SW Walnut Street and the configuration of the subject site prevents the proposed parcels from being orientated for solar access. Therefore, the new parcels are except from the solar access standard. It should be noted that new structures must comply with the Solar Balance Point Ordinance even if a lot has been exempted from the basic solar requirement. 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 subdivision 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. This section requires a program to save existing trees or mitigate tree removal for trees over 12 inches in caliper. The applicant has provided a plan that identifies all existing trees greater than six (6) inches in caliper. The inventory identified ten (10) trees greater than 12 -inch caliper. The proposed plan will be retaining eight (8) trees greater than 12 -inch caliper. Since the applicant is retaining more than 75 percent of the existing trees, Section 18.150.025(B)(2)(d) requires no mitigation. Section 18.150.045.B states that any tree preserved or retained in accordance with this section may, thereafter, be removed only for the reasons set out in a tree plan according to Sections 18.150.025 or 18.130.B, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit impacted by this section to the effect that, such tree(s) may be removed only if the tree dies or is hazardous according to a certified arborist. 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 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. Any required street improvements to certain collector or higher volume streets NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 8 OF 14 • • and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are • required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A -Boy Expansion /Dolan II /Resolution 95 -61, TIF's are expected to recapture 32% of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $179.00. The total TIF for an attached, single - family dwelling is $1,790. The applicant has proposed to dedicate three (3) feet in order to provide sufficient half street improvements on SW Walnut Street. Based on past City purchases of residential property for street ROW, residential property is assessed at $2.00 per square foot. The applicant is being required to dedicate an additional 398 square feet of right -of -way along SW Walnut Street. Assuming a cost of $2.00 per square foot, it is estimated that the total cost of the dedication is $796.00 (398 sq.ft. x $2). Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $3,580.00 ($1,790 x 2 dwelling units). Based on the estimate that total TIF fees cover 32% of the impact on major street improvements citywide, a fee that would cover 100% of this projects traffic impact is $11,187.00 ($3,580 divided by .32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Since the TIF paid is $3,580.00, the unmitigated impact can be valued at $7,607. The total estimated cost of the dedication is approximately $796. Given the estimated unmitigated impact of approximately $7,607.00, the difference in the conditioned items and the unmitigated impact is approximately $6,811. The rough proportionality test means that the conditions imposed must be "roughly proportional" to the impacts associated with a development. The test does not require a precise mathematical calculation. The test does not require a "dollar for dollar" exchange of conditions for impacts, nor does it require that the impacts outweigh or have a higher estimated value than the conditions imposed. The estimated costs (in this case, the street dedication) required of the applicant is less in estimated value than the value of the unmitigated impact. The City finds that the conditions meet the rough proportionality test. 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 SW Walnut Street This site lies adjacent to SW Walnut Street, which is classified as a major collector street and is under Washington County jurisdiction. This roadway is to be constructed within a 66 foot right -of -way (ROW). At present, there is only 30 feet of ROW south of the centerline. The applicant has indicated that they will dedicate additional ROW to provide 33 feet from centerline to meet County standards. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 9 OF 14 • • Washington County did not submit recommended conditions for this application but is deferring to the City's standards and requirements per the Intergovernmental Agreement between the County and the City. The roadway is paved but not fully improved to City standards. TMC 18.164.030(A)(1)(a) states that streets within a development and streets adjacent shall be improved in accordance with City. standards. However, 18.164.030(A)(1)(c) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. Staff therefore recommends that the applicant be required to enter into a non - remonstrance agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out through a local improvement district. This agreement must be executed prior to approval of the final plat. Access Alignment with SW 129th Avenue Access into this site was discussed at the preapplication meeting. There are presently two access serving this site: 1) the eastern driveway is located near the middle of the site frontage and is aligned across from the future intersection of SW 129th Avenue, and, 2) the western driveway is located adjacent to the western boundary and also jointly serves Tax Lot 3301 to the south. These two driveways are presently linked such that vehicles can cross over to use either one. The City has a concern with driveways on collector streets and strives to reduce or limit the number of driveways on such a roadway to avoid turning movement conflicts and delays on the collector. The City will require one of the existing driveways to be closed. It appears the applicant intends to use the western driveway to serve all three lots. Staff does not concur with that proposal. The City anticipates that SW 129th Avenue will be completed in the future and it will be necessary to make sure that accesses to this site do not create turning movement conflicts with that intersection. At present, there is a private driveway on the north side of Walnut Street that is within the future ROW of 129th Avenue; this driveway serves several existing homes and acts as a private street. Any driveway serving the subject site will also need to continue to serve Tax Lot 3301, as is currently the case. Tax Lot 3301 may redevelop in the future and result in more single family lots. The joint private driveway to this site will also serve as a private "street ". If the applicant were to utilize the western driveway as proposed, the offset from SW 129th Avenue (future ROW to the north) would be approximately 70 feet. City standards for offset "tee" intersections requires a 300 -foot minimum spacing between offset streets [TMC 18.164.030(G)]. By allowing use of the western driveway, the City standard and public safety would be compromised. Therefore, Staff recommends the applicant be required to close off the driveway entrance at the western boundary and realign the proposed private access to enter Walnut Street at the existing driveway location across from SW 129th Avenue. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 10 OF 14 • • There is adequate space available across Parcel 1 to accommodate the realigned access. WATER: This site lies within the Tigard Water Department's service area. There are two public water lines in SW Walnut Street: One 12 -inch and one 6 -inch. The applicant's plan indicates that they will connect to the 6 -inch main line to serve the new lots. For fire and life safety concerns, a new fire hydrant may be necessary to adequately serve the new lots. Prior to issuance of the Site Improvement Permit, the applicant will need to verify that they hydrant coverage for the lots will meet Uniform Fire Code requirements. SANITARY SEWER: There is an existing 8 -inch public sanitary sewer line located in SW Walnut Street that has adequate capacity to serve this site. This public sewer line is under City jurisdiction and is maintained by City crews. Connection to this main sewer line will necessitate annexation into the City of Tigard. The applicant will need to complete the annexation process through the Portland Metropolitan Boundary Commission prior to recording of the final plat. In order to serve the new lots, a new public sewer main line will need to be installed within the private access. In addition, the City standards require a developer to extend public sewer services to adjacent undeveloped properties (TMC 18.164.090). The new public sewer line will need to be stubbed to the southern boundary of this site for future extension. STORM DRAINAGE: The site topography falls primarily to the east. The applicant submitted a storm drainage plan that indicates all three lots can be drained into an on -site storm pipe that will be installed within the private access. This pipe will then flow to the north end of the site where it is proposed to be discharged into an on -site water quality swale, then offsite into the roadside ditch in SW Walnut Street. This plan appears to be adequate. The applicant also submitted a downstream analysis for this development and has determined that an on -site private detention facility may be needed due to undersized pipes downstream on SW Walnut Street. The applicant has shown that they could accommodate detention on the site if needed. The private storm drainage system would discharge into the existing roadside ditch in SW Walnut Street. The applicant will need to verify whether or not the downstream pipe system has enough capacity to handle the additional runoff from this development prior to approval of the final plat. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 11 OF 14 • • STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96 -44) which require the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Although the City does not typically require the installation of an on -site water quality facility for a small development such as this, the applicant has proposed an on -site water quality facility in the form of a vegetated swale. Staff supports the applicant's efforts, but in light of the access requirement for this development, the swale option may not be feasible. Staff suggests that if the applicant can not feasibly provide a facility due to compliance with other requirements in this decision, the fee in -lieu option should be permitted. The fee would need to be calculated based on the area of the new driveway plus the two new lots and would be payable prior to issuance of the site and /or building permits. If the proposed private water quality facility is installed, it will require a special inspection, to be carried out by the developer's design engineer. Prior to final inspection for the site and /or the building, the design engineer shall provide certification to the Building Official that the water quality facility was constructed in accordance with the approved plan. GRADING AND EROSION CONTROL: USA Design and Construction Standards 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 USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. SITE PERMIT REQUIRED: The applicant is required to obtain a Site Permit from the Building Division to cover all on -site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 12 OF 14 • • EXISTING OVERHEAD UTILITY LINES: There are existing overhead utility lines on SW Walnut Street. 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. V. STAFF COMMENTS The City of Tigard Building Division states that all concentrated storm water shall be conveyed to the public storm sewer system. Due to the adverse nature of grades, this will require fill placement to raise lot elevations or the use of private easements to accommodate positive drainage. City of Tigard Water Department states that there is 12 -inch water main on SW Walnut Street and that fire flows should be adequate. The City of Tigard Police Department and City of Tigard Maintenance Services Division have reviewed the proposal and have offered no comments or objections. VI. AGENCY COMMENTS Unified Sewerage Agency has the following comments: Sanitary Sewer: Each lot within the development shall 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 public sanitary sewer is available to up -hill 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 up -hill 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. Dry wells are not acceptable for storm disposal. Water Quality: Fee in lieu is acceptable for this partition. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 13 OF 14 • • SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THE DECISION SHALL BE FINAL ON MONDAY NOVEMBER 3, 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 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, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON NOVEMBER 3, 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. / )5 October 23, 1997 PREPARED BY: William D'Andrea DATE Associate Planner /AICP U - e)(4 . October 23, 1997 APPROVED BY: Richard Bew, r dorff DATE Planning manager I:\CURPLN\WILL\MLP97-15.DEC NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 14 OF 14 • 0 ........... ....--...-- ....-- . S . W . WALNUT STREET 8" PVC SANITARY SEwES I.3:.:..S' _ - - --..--z- - ---.--:-,'-z' '— I ....% -. ,,i, 4AitttLINt, A WATFRLi 4 NE • f, ,-1 4' It — — — -- — 2 -1 ---- , 3 :EDICAT1:N ) 0 i _ _ _ ----:"."-.—. _ _. ...._____...—_________ 1 1 \\\ PARCEL 1 :2! I572I \ SP 0 1 a Cf) * , \ a 0 -1/4 . m. c ,..) o \ > a ' 0 ! \ ... ,r _ \\\\ 2, 3a•, k:k 1-: I I . 1 , kr 1 4.1 te_ j i RESIDENCE - I , s, \ .......- —1-7 t.., \ 13 (19 Z il Ul ......" Z . LW (.) .. %...4 ... . <( ! I07.c71 • \ am , l‘ • a 0: -------- RI 11 MOO -. > CI -■.. l Ce ‘ =L PARCEL . 2 < C.9 . .. ts.os ul li— CNI 66. 5 - 11. _ • . . • 0 >Am PARCEL 3 N I 75;9 SF ' . 1 w , 1 d . 25' \ 1 . \ . • . . . % \ • EXHIBIT S 1 1 1 . E PLA :A MAP ; CASE MLP 91-0015 . . Thompson/Passmore Partition , • S la/ c4ke a , p a i .4. mil _ • sils hitt wig *I 1 g 7):: gg m i Ii ii it (4 I sw _ -t 1 3 _■ a 0 III rma (1) s N MI R3 � NO D aiirill I �� ► a) - ■■■■ ,. : ,..„,„ , • , , ;1ITr !>a> C 114 c, a. \ I _ \ _I ______ L _____ .\ Co a, 1- ,• w 45 • *'. # 411.1 >% - il ft .- I1N al IA *Ilt U • Vicinity Map N MLP 91 -0015 Note: Map Is not to scale A FISHER/PASSMORE PARTITION 14.1-P (17 -0015 - rnorri pan /pa 55Pnore, Par -h'-1 ; o m 1 0+ EXHIBIT B 2S 104BD -02300 AZARI, DAVID J & FARIMAH A 13620 SW FERN ST TIGARD,OR 97223 2S 104AD -03300 2S 104BD -03000 BARKER, DONNA L BAXTER, BARRY FREDRICK AND 12920 SW WALNUT KATHY SUE TIGARD,OR 97223 12950 SW 135TH TIGARD,OR 97223 2S104AC -00700 2S104BD -02102 BEARD, CLAUDE R BENETTI, MARCO A & SALLY A 12975 SW 132ND 13650 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S1048D -02800 2S104BD -04700 • BERARDI, GERARD BERGSTROM, ERIC J & ANN E 12985 SW 135TH AVE 13752 ROSY CT TIGARD,OR 97223 TIGARD,OR 97224 2S104AD -01300 2S104BD -02000 BROWN, DOUGLAS L EVANS, TYLER M & SHAWN R STEPHANIE L 13720 SW FERN ST 12725 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 2S104BC -05500 2S104AD -04400 HENRIKSEN, LYNN S ISAACSON, JAMES H GARLA E PO BOX 230639 12520 SW WALNUT ST TIGARD,OR 97281 TIGARD,OR 97223 2S104BC -04800 2S104BD -04400 KASTEN, JEFFERY S & NANCY A KHAUV, NAVY & MONIQUE 12748 SW ASCENSION DR 12774 SW 138TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104AC -06000 2S104BD -02700 • MALONE, MICHAEL K & KATHY N MAY, RICK V 12558 SW 133RD AVE 12945 SW 135TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S104BD -02400 2S104AD -00800 NATHANSON, ROBERT M & CAROL RU RANKIN, STEVEN L & TERESA L 13530 SW FERN ST 12770 SW MARIE CT TIGARD,OR 97223 TIGARD,OR 97223 ML N I+ -uato I / fl O5 hj/ ,ss/noPC Par C o 1 S 2S 104BC -04900 2S 104BC -02700 FjOORDA, RICHARD SAHLI, MOHAMAD 12764 SW ASCENSION DR 12765 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BC -03600 2S104BC -05100 SESSIONS, CATHERINE P SHELBURNE COMPANY, INC, THE 2713 E 18TH ST 7008 SW NYBERG RD THE DALLES,OR 97058 TUALATIN,OR 97062 2S 104AD -04000 2S 104AD -03500 TRIGG, CHARLES L UEBEL, AUDREY G AND 12570 SW WALNUT MCLEOD, H JOYCE TIGARD,OR 97223 576 GIUFFRIDA #7 SAN JOSE,CA 95123 2S104BC -02400 WALSH, EILEEN A THOMAS FISHER 13998 SW FERN ST PO BOX 11370 TIGARD,OR 97223 PORTLAND OR 97211 FRED & SUSAN PASSMORE 7501 SW 195TH ALOHA OR 97007 • . , AFFIDAVIT OF MAILING . C m OF nGARD Community ( Development • Shaping ;l (Better Community • STATE OAF CYlaGON ) County of Washington ) ss. City of Tigard ) I, PaUicia L Lansford, being first duly sworn/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 NEARING FOR: MOW =No lisrlm Meal (c uc* #N/fi• IM[ DIMv} ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council That I served NOTICE OF (AMENDED ❑) DECISION FOR: • csw�.+.w ■..■onq W City of Tigard Planning Director ❑ That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR: (odom+wa■w■�rs {trot MorNrf. in Wm} ❑ 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 PUBLIC HEARING NOTICE/NOTICE OF DECISIOIUNOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached, marke a hibit "A ", was mailed to ea n m erson(s) at the address(s) shown on the attached list(s), marked Emi :" o r the �. n ' . a o I 1997, and deposited in the United States Mail on the 'day of /% 1k, :evir 997, postage prepaid. (person m : • repa r N Subscribed and sworn /affirmed before me on the ,Otlay of 47/0/1/141- 141- 19 V �• g OFFICIAL SEAL r ,-T, DIANE M JELDERKS ` � NOTARY PUBLIC `,� COMMISSION SIGN NO NO. 04614Oa6�a2 L/ MY COMMISSION EXPIRES SEPTEMBER 07, 1999 NOTARY PUBLIC OF O; 'ON My Commission 3 HLE INFO_ USE UM 'P/CCU' 97--De) gunman F/ S�� SMB%b /y M77Th)/I r A ,112 CITY OF TIGARD Community Devethpment Shaping A Better Community PROPOSAL DESCRIPTION 120 DAYS = 1/20/98 FILE NO: MINOR LAND PARTITION (MLPI 97 -0015 FILE TITLE: , FISHER /PASSMORE PARTITION APPLICANT: Thomas Fisher OWNER: Fred & Susan Passmore P.O. Box 11370 7501 SW 195th Portland, OR 97211 Aloha, OR 97007 REQUEST: A request for Minor Land Partition approval to divide one (1) parcel of approximately 40,075 square feet into three (3) parcels of approximately 15,721, 7,580 and 7,597 square feet. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot 03300. The site is located east of SW 132nd Avenue and on the south side of SW Walnut Street. ZONE: Residential, 4.5 Units Per Acre; R -4.5. The R -4.5 zone allows single - family residential units, public support facilities, residential treatment home, farming, manufactured home, family day care, home occupation, temporary use, residential fuel tank and accessory structures, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54.050, 18.162.040, 18.162.050 and 18.164. CIT: Central CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY DATE COMMENTS DUE: Monday- October 13, 1991 X STAFF DECISION DATE OF DECISION: Thursday - October 23, 1991 PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 PM HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 PM CITY COUNCIL DATE OF HEARING: TIME: 7:30 PM 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, Associate Planner (503) 639 -4171, ext. 315 MLP 97 -0015 THOMPSON /PASSMORE PARTITION PROPOSAUREOUEST FOR COMMENTS • • . • , ;•-LAND PARTITION I k 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 FAX: (503) 684 -7297 .41! CITY OF T1OARD GENERAL INFORMATION PRE -APP. HELD WITH: WILL D' ANDREA DATE OF PRE -APP.: 6/5/97 • • Property Address/Location(s): 12920 SW WALNUT FOR STAFF USE ONLY . Tax Map & Tax Lot #(s): 2S 1W 4AD TL 3300 • • w:�N .air:'• .,. ,1• \: ;, , ` ` ' ). Case No.(s): Site Size: . 92 ACRES . Other Case No.(s): :.'.:. • . • Property Owner/Deed Holder(s)': THOMAS FISHER ::::::: '. Receipt No.:` l ;1046 P O BOX 11370 . .. Address: Phone: Application Accepted B ye}.: • ' • City: PORTLAND, OR Zip 97211 Date: — 7 — Si) -q7 FRED & SUSAN PASSMORE Date Determined To Be Complete:.:..: °t {;.. 7 501 SW 195TH :;;' 't > >:.::�:�� ..... \;a\ •i s..,,, Add ress: 7501 '4V4 \:'� ..:`.' Arm .41i. ,. I . v y , \ J`ttt C�\L'� \� \`� \;� \ �Z i� •v:v? �2 V �` :: :..'.... �... � }YVK�W•C•: r�:1�: �r:.:' : \�YV : \ \• \Z.J•: may. ALOHA, OR Zi 97007 Comp Plan/Zone Designation:.: • When the owner and the applicant are different people, the applicant ; ;: >.; ;::::; >:�:: ; ;:; ::;:,;: must be the purchaser of record or a lessee in possession with written CIT • Area: " `; ; authorization from the owner or an agent of the owner with written Recording Date and Number. " ' > }' .• authorization. The owner(s) must sign this application in the space • provided on the back of this form or submit a written authorization with -_ this application. _ . : - ter. arm barmlnimastarsVandportdoc PROPOSAL SUMMARY The owners of record of the subject property request permission to allow a Land Partition to: REQUIRED SUBMITTAL ELEMENTS divide 40,075 SQ FT into 3 PARCELS (total area) (# of parcels) containing #1 = 15721 SO FTand #2 = 7580 SO FT I Application Elements Submitted: (sq. ft or acres) (sq. ft or acres) Application Form • #3 = 7597 SQ FT s Owner's SignatureNNritten Autho ati©li (provide any additional information here) Q Title Transfer Instrument or Deed /Site/Plot Plan /2— of copies based on pre -app check al/Si• te/Plot Plan (reduced 81/2"X 11") Applicant's Statement (5 of copies based on pro-app check list) Q Filing Fee 5780.00 /0b eo Onll 1 • r List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: • APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: is _ ti _ ' =L • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject =KM • If the application is granted, the applicant mil exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. _._._ ... _.. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; • and the applicants so admowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false._ - - • • • The applicant has read the entire contents of the application, including the policies and criteria,' and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this 13 6 --t1 day of JrJ / .19 c 1 Owner's Signatu = Owner's Signature Owner's Signature Owner's Signature 2 • • CITY OF TIGARD OREGON September 23, 1997 Fred Passmore 7501 SW 195th Avenue Aloha, OR 97007 Re: MLP 97 -0015 Dear Mr. Passmore: This letter is to inform you that your application for a Minor Land Partition (MLP 97 -0015) 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 i:\curpin \will\m1p97- 15.10 c: MLP 97 -0015 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • CITY OF TIGARD August 13, 1997 OREGON • Fred Passmore 7501 SW 195th Avenue Aloha, OR 97007 • Re: Notice of Incomplete Application Submittal • Dear Mr. Passmore: • The Planning Division has conducted a preliminary review of Minor Land Partition (MLP) 97 -0015, an application for a three (3) lot land partition and have found that certain application materials were not provided with the submittal. • The Planning Division is unable to continue processing the application pending submission of the following items and plan notes: • 1. Storm Drainage Plan. The narrative speaks of dry • wells for storm drainage which are not allowed in • Tigard. A storm drainage plan shall be submitted.. . S • • • If you have any questions concerning this information, please feel free to contact me at (503) 639 -4171. - Sincerely, Zie.ift/D619, • William D'Andrea Associate Planner, AICP i:'curpin1willknlp97- 15.It2 • c: MLP 97 -0015 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • • = M E T R O S C A N P R O P E R T Y P R O F I L E = 4 Washington County ************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** * f * * OWNERSHIP INFORMATION * * * * Reference Parcel #:2S104AD 03300 * * Parcel Number :R0480544 * * Owner :FISHER THOMAS L * * CoOwner * * Site Address :12920 SW WALNUT ST TIGARD 97223 * * Mail Address :PO BOX 11370 PORTLAND OR 97211 * * Telephone :Owner Tenant 503 - 590 -2607 * * * * * * SALES AND LOAN INFORMATION * * * * * * Transferred:04 /14/97 Loan Amount:$167,500 * * Document # :33805 Lender :MISCELLANEOUS * * Sale Price :$167,500 Loan Type :CONVENTIONAL * * Deed Type :WARRANTY * * * * * * ASSESSMENT AND TAX INFORMATION * * * * * * Land :$60,720 Exempt Amount: * * Structure:$64,640 Exempt Type * * Other Levy Code :02378 * Total :$125,360 School Dist :TIGARD * * %Improved:52 96 -97 Taxes :$1,499.50 * * * * * * PROPERTY DESCRIPTION * • * * * * * Map Grid:655 B4 * * Census :Tract 319.01 Block 1 * * MillRate:11.9616 * * Sub /Plat: * * Land Use:1012 RES,IMPROVED * * Legal :ACRES .92 * * * * * * * * * * PROPERTY CHARACTERISTICS * * * * * * Bedrooms :3 Lot Acres :.92 Bldg SqFt :1,300 * * Year Built :1930 Lot SqFt :40,075 1stFlrSgFt:1,020 * * UpperFl rSF : * ************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** The Information Provided Is Deemed Reliable, But Is Not Guaranteed. Q n i a 111 N }� X11 g N AN 18� .i= N ' rt m 49 'a NI 11 . \ i " t ' I •rr cogs t , a .....= \' gx h N c 8 r/ ' ° y i . . NI ■••., / 0 / .h.. N.Y. N le 1 / I F i v N» 1..,.1.. v p ? . I .' % R Q V .u.n. • .0 • •. U . ! 111 J r. 1 M _ _ I s— 66 I 41$Y t ' . HS h t. f; y f, t� e '311• 44931 MS ; y 1 .5 e $y q9 i� t + g e gq �F. q � V u »''N f 1.14 x Olaf ..AI . s vi ` p F- -- p Y it M U I Y ^ YYN ,Y a I F whip CI," ,V 1 »M t +••=m: 4 p 110 • JUL -29 -1997 12:58 P.02 ,, a ..4 / . � • •• .. . ,. 4 1 swat OF OREGON .. 1 • = Count, of Washington i , • I OREGON'Pt'PI.E _ �«*r = Ref • �,�;; • w `, th il /1) Insurance Company ▪ w is iso:. tu►e t+r�b d ' f �. • !' i • e�' s310 .- �. AO • • Mist RE ding, Return tot ; Thaler L. Fisher a ' ? , '..-•:g.:,.. ' , • P.O. Bolt 11370 : .c ' � ( 4 ,, • /yy . O Portland 7/..11 S �I• , f RY � r•fro0f6P Oi ' t� amnion. Es- • : Lentil a dnnpe Is requested, tax stat sits a Oreaoc�N aerx ' ' shall ha ea= to the following & ean: Doc 97033805 - __ • Rect: 184382 206.00 ..R r' -. Fats 89 3 G - : 04/14/1997 03: 46:02pm - MATt1PCE8r IEWPAtcfZY DEED • • li►r�oi+e +ec�a as;,o8'tac'ta0000nee%r Used �,. • .. Define L. Barker �_; `' R : W1sltmCitre c care r ` TTrstes L. Fisher . FEZ NO bat • t ' .fi „ " • r-- a : . the fa it:el g described real pzoyerty in the State of Creme fed Comity of Weshlrirzn ' • O free of maxi:Ire , t as spertLficclly set forth herein: . • .. A tract of land located • in the Narttmst quarter of Section 4, 'la :ship 2 South, Range 1 ••.r • • ' ti Wet of the Willacast.tu Meridian, ix the County of 'iieshillgtcn ed St eO3 of Oregon • ^,":.,; "4-K a balr more p articularly .�,.. ti Begiming at an iron tcd on the Soule line of said Northeast quarter . hirh bears South • • ' a 89' 18' Least, 2068.9 feet film the quarter corner on the Fast live of said Seddon 4 eni nrrdrs thenre North 1 16' West, 325.0 feet to the true point of beginning; thorns North • 1' 16' %test 331.10 feet to tifna cemerline of County Road No. 934 fran which cc: iron rod - • , ' bears South 1' 16' Dist, 30.0 feet: therm &1 m said c,enberlire South 89' 22' Wart, :'.•! r:'.: 332.68 feet, from which an iron rod booze South 1' 16' Fast, 30.0 fast, the leaving 17:::..:• • said centerline South 1 16' East, 331.25 feet: hence Nortt: 89 18' East, 132.68 feet t : -: :. • :.. • the true pnirrt of beginning. ;• . • - Tax Account t Ntnbes(s) : 0480544 This property is free of aasrtrenoes, DEEP!: - t, . 1. The abject property lies within• tbs brxatder e3 Of tt a Unified Sage Agency and is subject :A the levies and a :harts thereof. • • ' ' 2. The rights of the public, g vezreental bodies, and public utilities, in and to that portion of the herein described property lying within the Limits of SO Walnut. • (GDrutirne=_d ) • . , TTia true consideration for this ccreveyanoe is 5167, 500.Ca0 :. •• THIS Il6TRLWENT !•:_„!. !a1' =Oil tISE or THE PROPERTY OMTE=D Dl THIS 116 SELMENP DI VICE) - . ,° ?>` • •; ,. • . . . • . n 4 OF APPf.1O. E USE :XS Ale R 1tA27.0 SIx a2G OR A r o 1828 Dl91 )E- •�• • KENt, . /CQUI+_ U`v F a tr.L�F TO TICE i�. `Pz R 't SHOULD CUED( WITH AF'PROPRIATE CITY ' CR COMY PU NKTN7 DEPAttaiF?NT TO VERIFY APPROVED DE'S MD TO DEXERmiziE ANY L atrrs Cote MiI- WITS AGAINST FARMING CR Tom= PRACTICES AS DEFINED IN ORS 30.930. DATED this if day of )Vril, 1997. .: G - - -- - •• ' may • STATE OF CREGC 1, COUNTY OF M JL1TB•91H )ss. .. ' '' f . The e foregoing in uTe t was edonoiledg d before re his ii day of April, 1997, by • ! L. ,. • .. ' i r.- G CEA1 .n 1 1 ( eftuam ICiNORUBECK •. •~' Co My n:denian Drpizns :../•fir/ ?1' - I :: J Nowa PIALCeaaseOM ( • • _ M MO. 434 + " .i4�, • aYcowe sPONEwa©IEa. .. Order war ?k 2 605714 : = •` ,. • :4;. - JUL -29 -1997 12 50 P.03 '•?: -f. .;,• :a •i f r.1 �:,•I'.y,`. . 4a.i':� � : ! ^•:! K . a i MT0 1-Ve. P � i • '' • •�� ' r. =L; nr1 - • ' rip. , ,�: ivY, r •..' gL + t • .5t.. ' • 3'r i�i', t•'� +-.37 d F •' h� • ;:r . STA1VXF!1 semi?' tem. • ��� • ri • :, • : -r •: -_ ( ) Order ?V.: 260571w • • • . a n t r.". :! • i. .... ' 3. An eI — Lt orestati or disclosed ty 1r:stru t:Ent, iralt.d rig the terms a� pl•ovisia:s Dated : NDye ttr 5, 1974 --.:;/..., • ' p� : 14 yeaber 20, 1974 ir► Sock 1.001 Riga 386 �'• •,-• ; to t� South • . <�' •� ; .. In fervor of : Adjacent property u+s:9r Zta• : toed and utility purposes • Aff'ec'ts : Wedaterly 25 feet • • • . . ii • .. , _ . . . . ... . . ... .... • .,:•...,.•. . •• . . . . . . . . . • . .. . . ... . • .. , . , .. •• ..• . . .. . • . .. • . . . . .• ... ... • •.... • ., . . . . . . . .. . . . . . .. . ,.:: . . . .. . . • . • . , .. . .. ....:: • .. . . .• . . • • . . • • . ,...,: . . . . • .• . . . . . • VG _.. "'.'•,•• SPOFOREGOO t • V . . � as , i OREGON TI LE : A"� , ,,, . 01 Assns. ' mi UII( 4i Inurance Company a ; ; . _ aua no Me.o.silook .. : . . . - ealae Ater' REO3Edircb Pin ten r...... : !'' P MX 3.13 0 .. �. "• ,•, &: 7-:./.2 . ' • L .• • Flatlar d at 97211 g ' •�. ' d q • • • Oct of le swim Eg- • Until a charge is =Vested, tax eta erne to : O �� f " Om .. shall be rent: to the following alines: : Doe : 97033805 • Rect: 184382 206.00 -N N • ii --.. Berg gg GbOyg - -- 04/1411997 03: 46:02prr1 : • . •• • t . 812T 1518 scow= DEED ` • tlit:oue HeAast;ad'fo�'rd�o iiieir r' .. . -yam -:•r.. • trtna L. Barker , •` ► • wmtacro+i t rTv d: •. �= 'y ' A'MAL MA+r = nnu' 0 camp, and tzarrte tO - i Aa 4 . 4 • A 7 • . r o . . . menses L. Fierier � ;. i pas: av -uo art : t .. the following described real property in the State •sf Grogan and Qsaty of Washington • free of ercuoia except ept as specifically wet forth herein: A tract of land located• in the Northeast quarter of Section 4, tb:e:ehip 2 South, Rffinge 1 , r, • • (t Walt of the Willatetts Meridian, in th Lt e amty of T sing= and State of Oregon, and :';"' ' ,;�i;4 _ ° %,. • being re= particularly d0S 1J�d as follow: Beginning at an iron red oa tore South line of said K•atheast quarter whidt beaxa South • • T r 89' 18' West, 1068.9 feet fume the quarter saner on tie East line of said Section 4 and ' ..,. • • 1 awing thence Heath 1 16' West, 325.0 feat to the true point of beginning; tfrsw 1 1' 16' West 331.10 feet to the centarline of Clwxity iced 1b. 934 Erma whirls s: irons red bears Smith 1 16' East, 30.0 feet; tierce alrrg said aast:erline South 89' 22' Weal, ' .•, r. "• , • 132.68 feet, fran whidi an iron zai boars South 1' 16' East, 30.0 feet; therm leaving ;:?' : : - said aw airline South 3.' 16' East, 331.25 feat: thence North 89' 18' East, 132.68 feet to 'L :: • true point of beginning. Tax Aomstt Nurter(s) : R480544 • This property is free of encurfocances. PAC E Pr: ' 1. 'Ma eittject property lies within the bourdari e 3 of the Unified Semzrage Amy ar d is • :• ,', sub.lect :D en levies and smarts threof. 2. The rights of the eublic, govezrma gal bodies, and public utilities, in and to that . • • portion of the herein descrit�ed property lying within the limits of SA Walnut. c mrrtir t ) • The true arrzsideraten for this conveyance is 5167, 500.00 • • `` '' . - _ .• TfU8 TASTP124 NT !':_.l. TER Weir USE OF THE 11 PfarT IN NENT IN =A- :`: :.. • • • :' • TIc*i OF APPLICABLE LAND USE L NAS AND REGULATIONS. BEFORE =MEND CR =En= TfQ8 MEW- BERT, THE P -----t ACQUIREN3 FEE TITLE 10 THE PROPERTY SHOULD = wruf THE APPROPRIATE CTiY . •, •CR CoiMY PlAt40743 DEPAIENE T TO YFRIFY APPROVED USES AND ID =MEM ANY LIMITS CI!( uti- • :.. SUITS AL FARPUNG OR RETEST p10Cr1C AS DEF'IINED D4 ors 30.930. : • OA= this 1i day of April, 1997. ...---.•:•4•'.: ei ' . r.- u rW • — .��� _ ' , ma y • • STATE OF MEOW, W J17.1 OF {oU7.TCMoss• •_r .• - Tote foregoing inetree tt was educidedga3 before re this /I day of April, 1997, by ' ! • ''f L. 1 rY £Gr i C : - waiww c Mona EC1c P Expire :.,i•�r/41• — I t : eferMaroveue.oaECCN i • . � ;: • — I COiaam:O1 MO. M204 ' . • : Gr M1• CO1QIw! SOU F]On1t©trFd. ?!1.1798 • �4''.'. , 0 ; • � _ ..., 0 1300 o 0 1400 P 0 42 m 4 0� 3 S 2 g IC o 5 2 - o z • 175.23 2S 25 174 79.77 0a 65.14 IO Y 75.00 O 75.00 77.03 _ T S. V : T Co. Rd. No. 934 T 1 qr :::_., ••.. n ; ; 81 89 -x641)132.96 40 2 174 8 7 . 20 T 100 X90.71 N a . g 3000 E !I 3500 I 3 .47Ac. a 3300 3400 I _ .92 ,4c /. .36 Ac. 3401 Ac. .27.4-c. ( I „ 69Ac. 3801 °'� 1 1 .73 Ac. °o I - 3 . 1 • r .05Ac 1 • 100 I 114 H L -- -- —103 . ' 360 b .25 Ac. 1 n 102.76 In 1 / 114 0, ' Z • • 3101 m :22 I 3502 %� 3800 0. m .47Ac. a cig I .29Ac. /. 82 Ac. m W a c. 100 1 w z 1 '_ e ' z 134 F 11189° 18' E 132.68 ■ 0 0 ! - b a e 35 01 1 3301 • • .99 Ac m 2 �I 76 a W 8 D m 3100 1 O o ND /. O BAc_ 1 I e \ _ 100 • • N. . surveyors e )ineers IP • planners • . • W.B. Wells 22 July 199 and MINOR LAND PARTITION associates inc. I 4230 N.E. Fremont St. Portland, OR 97213 City of Tigard Phone (503) 284 -5896 (Washington County) I FAX (503) 284 -8530 Land Use Planning and Development 13125 S.W. Hall Blvd. Tigard, Oregon 97223 I . APPLICATION 3 -Lot Minor Land Partition I ZONING R - 4.5 I ACREAGE 40,075 Square Feet or 0.92 Acres. LOCATION 12920 Walnut, Tigard, OR APPLICANT Fred Passmore 7501 S.W. 195th Avenue Aloha, Oregon 97007 OWNERS Thomas Fisher I 503 N.W. Irving, #240A Portland, OR 97209 I LEGAL Tax Lot #3300 , T2S, R1 W, Section 4AD INTRODUCTION I This submittal is a request for approval of a Minor Land Division in order to create three I lots, including two (2) new lots and 1 lot with an existing dwelling within 40,075 square foot (0.92 acre) parent parcel. These lots will become two (2) additional single family residential lots within the R -4.5 zone. The intention of the design is to be consistent with I the Zoning and Comprehensive Plan designation for the City of Tigard and Washington County. The subject property is surrounded with single family residences due to the zoning. I Exceptional Service, ative Solutions, lily Beyond Your Expectations. ' ' • • The subject property p operty has one hundred and thirty two feet (132') of frontage along Walnut ' Street. Walnut has fifty (50) feet of right of way, with partial street improvements. The existing topography on the site flows from Southwest to North in a uniform, gentle slope. ' SOILS: There is only one soil profile located on the site. The following is information on the soil type from the "Soil Survey of Washington County ": 45 -B Woodburn Silt Loam This complex consists of moderately well drained soils that formed in old alluvium on low broad valley terraces. Slope is 3 to 7 percent. Elevation is 150 to 250 feet. Where these soils are not cultivated, the vegetation is Douglas -fir, Oregon white oak, grasses and shrubs. The average annual precipitation is 40 to 50 inches, the average annual air temperature is 50 to 54 degrees F, and the frost free period is 165 to 210 days. ' In a representative profile the surface layer is very dark grayish -brown silt loam about 11 inches thick. The subsoils is dark -brown and dark grayish silt loam and silty clay loam about 30 inches thick. The substratum is dark grayish -brown silt loam about 19 inches thick. The profile is medium acid through out. Permeability is slow. Available water capacity is 11 to 13 inches. Water - supplying ' capacity is 15 to 20 inches. Effective rooting depth is more than 60 inches. These soils are used for irrigated vegetable crops, irrigated berries, orchards, small grain, hay, irrigated pasture, recreation, homesites, and wildlife habitat. Representative profile of Woodburn silt loam, 0 to 3 percent slopes, located in the SW 1/4, NE 1/4, Section 20, T1S., R3W. Included with this soil is mapping were areas of Aloha, Amity, Willamette, Helvetia, and Dayton soils which occupy as much as 15 percent of this mapping unit. Runoff is slow, and the hazard of erosion is slight. Capability unit IIe -2 wildlife group 2. PUBLIC SERVICES Public Services are available for the proposed land division. There is adequate Water capacity along Walnut. This water source consists of a six (6) inch waterline within the right of way. The applicant proposes to service the new lots directly from the main line in Walnut. The existing dwelling is currently serviced from the main line in Walnut. MINOR PARTITION 12920 S.W. WALNUT PAGE # 2 ' • • There is adequate Sanitary Sewer for the proposed site. An existing eight (8) inch sanitary system is within the right of way. There are existing sewer structures along this ' line that will become the point of "tap -in" for the proposed new service. The site's topography, coupled with the preliminary design, lends itself to a complete gravity system. ' Storm Drainage for the site will be carried through dry wells as there is no public system within the adjacent area. Each system will be built in accordance with and approved by the City Engineer. The subject property does not lie within areas designated as Significant Natural Resource, ' Drainage Hazard, or Wildlife Habitat. Furthermore the National Wetlands Inventory maps do not depict any wetlands on the site. The absence of a Flood Plain corridor, based on local elevations and the characteristics of the site in question, and backed by ' further analysis, including the absence of Flood Plain demarcation on FEMA maps indicate there is no floodplain on site. Vegetation on the site is limited to natural and ornamental grasses, trees and shrubs within the vicinity of the existing dwelling that will remain. ' The proposed Minor Partition consists of three (3) lots with square footage ranging from 15,721 to 7,597 square feet (excluding the private access). This proposal is consistent ' with the City's minimum requirements within the R -4 -5 district. This zone is an urban, low density residential zone, which allows for single family lots (see Section 18.50). Proposed single family lots in this zone require a minimum lot area of 7,500 square feet, ' for single family detached units, with a minimum width of 50 feet. 1 1 , MINOR PARTITION 12920 S.W. WALNUT PAGE # 3 �r Description Code Requirement Proposed Lot #1 Proposed Lot #2 Proposed Lot #3 w (R -4.5 ) (w /existing House) (currently vacant) (currently vacant) v a I a. F- • Lot Area . ', _ 1 7,500 Square Feet : 15,721'sq. ft. : ! 7,580 sq. ft. 7,597 sq. ft. a Lot Width. 50 Feet (.107:67 feet 76 feet 76 feet 3 vi Lot Depth _; N/A { 146:03' feet 87 feet (AVG) 87 feet (AVG) O N N Front yard '' 20 Feet 80.feet • ." - will comply will comply z y o P Side yard -:. j 5 feet t East 11_ feet. will comply will comply P. L Wesf36.5feet:' . a a. Corner side.... " , 15 feet N/A . _ N/A N/A z yards •" 2 Special Setback 30 feet - p 80 feet N/A N/A adj. to Walrit.it ; • Rear yard 15 feet ' 2 feet - - - - will comply will comply E Height ;Y ._ a• 30' [ 1 Story:, - will comply will comply OM • • MI • IIIIII M 11111111 I IIIII MI • NM MN l• OM • • ' • • ' Section 18.50 R -4.5 Single Family Residential 18.50.030 Permitted Uses: A. Permitted uses in the R -4.5 district are as follows: 1. Single family detached residential units 2. Public support facilities 3. Residential treatment home 4. Farming 5. Manufactured homes 6. Family day care 7. Home occupation 8. Temporary use ' 9. Fuel tank 10. Accessory structures RESPONSE: This application is for a permitted use per this section of the code. One single family resident will remain on Parcel 1, and Parcels 2 &3 are currently vacant. ' 18.50.050 Dimensional Requirements A. Dimensional requirements in the R -4.5 district are as follows: ' 1. The minimum lot area shall be: a. 7,500 square feet for each detached unit b. 10,000 square feet for duplexes ' 2. The average minimum lot width shall be: a. 50 feet for detached units b. 90 feet for each duplex lot ' 3. Except as otherwise provided in Chapter 18.96 and Section 18.100.130, the minimum setback requirements are as follows: ' a. Front yard setback shall be minimum of 20 feet b. On corner and through lots the minimum setback for each side facing a street shall be a minimum of 1 15 feet; however, the provisions of Chapter 18.102 must be satisfied; c. The side yard setback shall be a minimum of 5 feet; d. The rear yard setback shall be a minimum of 15 feet; ' e. The distance between the property line and the front of the garage shall be a minimum of 20 feet 4. Except as otherwise provided in Chapter 18.98, no building ' in an R -4.5 zoning district shall exceed 30 feet in height. Section 18.88.40 Solar Access for New Development C. Design Standard. At least 80 percent of the lots in a development subject to this ordinance shall comply with one or more of: the options in this section, provided, a development may but is not MINOR PARTITION 12920 S.W. WALNUT PAGE # 5 I • • I required to use the options in subsections 18.88.040 C.2 or C.3 to comply with this section. I 1. Basic Requirement. A lot or parcel complies with this Section if it: (a) Has a north - south dimension of 90 feet or more and I (b) Has a front lot line that is oriented within 30 degrees of a true east -west axis. I RESPONSE The proposed development includes two (2) lots that are oriented within 30 degrees of a true east -west axis, meet the requirements of this Section I of the code.. The one existing lot (Lot #1) with a single family residence is exempt from this requirement, as it is already an established, ' developed residence. (It does comply even though exempt, as the North - South dimension is greater than 90 feet.) I Section 18.92 Density Computations A. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land I included n the legal description of the property: 1. All sensitive lands a. Land within the 100 -year floodplain I b. Land or slopes exceeding 25 % c. Drainageways; 2. All land dedicated to public for park purposes I 3. All land dedicated for public right of way a. Single family: allocate 15% of gross acres for public facilities I 4. All land proposed for private streets. 5. A lot of at least the size required by the applicable base zoning I district, if an existing dwelling is to remain on the site. B. To calculate the net units per acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot by I the applicable zoning district. DENSITY CALCULATIONS I Parent Parcel 132.68 X 301.23 = 39,967 square feet ROW Dedication 398 square feet I Private Road Access 8,669 square feet 20% Public Facilities 7,993 square feet Remainder 22,907 square feet I Minimum lot area 7,500 square feet Maximum density for site 3 dwelling units Proposed with this application 3 dwelling units I MINOR PARTITION 12920 S.W. WALNUT PAGE # 6 ' • • ' RESPONSE: This partition, as presented meets the density requirements for the t zoning designation. As shown above, the maximum density is for 3 dwelling units which is what we are proposing, in compliance with this section of the code. ' Section 18.100 Landscaping Section 18.100.030 Street Trees ' A. All development projects front on a public, private street, or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards ' in Section 18.100.035. Section 18.100.035 Location of Street Trees A. Landscaping in the front and exterior side yards shall include trees ' with a minimum caliper of two inches at four feet I n height as specified in the requirements of stated in subsection 18.100.035.B. RESPONSE: This partition will meet the requirements of this section of the code. ' Should it be determined that street trees are necessary, they will be planted, in accordance with this section of the code. ' Section 18.102 Visual Clearance Area 18.102.030 Computation: Non - arterial street and accessway 24 feet or more in width A. A visual clearance area for all street intersections, street and accessway intersections (accessways having 24 feet or more n width), and street or accessway and railroad track intersections shall be that triangular area formed by the right -of -way or property lines along such lots an a straight line joining the right -of -way or property line at points which are 30 feet distance from the intersection of the right -of -way line and measured along such lines. RESPONSE: The clear vision triangle shall be maintained in compliance with this section of the code. Our proposed private drive is 25 feet. Section 18.106 Off - street Parking and Loading Requirements 18.106.030 Minimum off - street parking requirements ' A. Residential Uses 1. Single - family residences (attached or detached) 2 off -street spaces for each dwelling RESPONSE: MINOR PARTITION 12920 S.W. WALNUT PAGE # 7 1 • • ' The proposal will easily accommodate this requirement of the code, with ample room for two spaces for each of the three lots. Section 18.108 Access, Egress, & Circulation 18.108.070 Minimum requirements: Residential Use A. Vehicular access and egress for single - family, duplex or attached single - family dwelling units on individual lots, residential use, shall not be less ' than the following: (* *See appendix, Figure 17) RESPONSE: The appendix referenced above does not address the width necessary for a three lot partition, to serve single family detached dwellings. As shown on the site plan, we are proposing a 25 foot private road that will serve for ingress and egress to the lots. This appears to be in excess of what the code requires for Multi- family dwellings, therefore, it is assumed we are in compliance with the code for single family dwellings. Section 18.150 Tree Removal ' RESPONSE: Several trees are located on the site, and shown with the tree ' inventory. A 10 inch fir tree will have to be removed that is located within the access easement area. There is also a 12 inch deciduous tree located close to the entrance of the drive that is of a questionable ' location. The fate of this tree will be determined when the access way has the final survey and the visual clearance for the drive is determined. The developer will comply with any and /or all requirements should any other trees be required to be removed from the site. Section 18.162 LAND DIVISION: MAJOR AND MINOR LAND PARTITIONING ' and LOT LINE ADJUSTMENT 18.162.030 ADMINISTRATION AND APPROVAL PROCESS A. The applicant of a partition or lot line adjustment proposal shall be the ' recorded owner of the property or an agent authorized in writing by the owner. MINOR PARTITION 12920 S.W. WALNUT PAGE # 8 ' 1 • B. Any application for a major or minor land partition or lot line adjustment shall be in conformity with all state regulations set forth in ORS Chapter ' 92, Subdivision or Partitions. C. No lot or parcel to be created through the partitioning process shall be sold until approval and filing of the final partition plan. D. When partitioning tracts into large parcels, the Director shall require that the parcels be of such size and shape to facilitate future repartitioning of such parcels in accordance with the requirements of the zoning district and this title. ' E. The applicant is required to meet with the Director for pre-application PP q P PP conference in accordance with Section 18.32.030: 1. Another pre - application conference is required if an application is submitted more than six months after the pre - application conference; and ' 2. Failure of the Director to provide any of the information required by this section shall not constitute a waiver of the standard, criteria, or requirements of the applications. F. The Director shall mail notice of any land partition application decision to the applicant, the owner of the subject property, and to all owners of record of property within 250 feet of the subject property. ' G. The Director shall mail notice of any lot line adjustment approval to the owners of the parcels involved in the proposal and to the owners of abutting properties. H. The Director shall approve, approve with conditions or deny any application. The Director shall apply the standards set forth in Section 18.162.040 when reviewing an application for a major or minor partition ' or the standards in Section 18.162.060 when reviewing an application for a lot line adjustment. I. The decision of the Director may be appealed in accordance with Subsection 18.32.310 A. ' RESPONSE: This partition application has been thoughtfully prepared, meeting or exceeding all of the requirements as listed above that pertain to the ' applicant. 18.162.040 Special provisions for lots created through partition process ' A. A request to partition land shall met all of the following criteria:: 1. The proposal conforms with the City's comprehensive plan; 2. The proposed partition complies with all statutory and ordinance ' requirements and regulations; 3. 'Adequate public facilities are available to serve the proposal; MINOR PARTITION 12920 S.W. WALNUT PAGE # 9 1 ' • 4. All proposed lots conform to the size and dimensional requirements of this title; and 5. All proposed improvements meet city and applicable agency standards. RESPONSE: The partition is located within an area that has not yet been annexed into the City of Tigard. The application is being processed in ' accordance with the intergovernmental agreement that is currently in place. There is a discrepancy with the County's designation for the property, and what the City shows on the Comprehensive Plan. This ' request is addressing the R -4.5 designation, as shown on the Tigard Comprehensive Plan, in compliance with this section of the code. ' The proposal currently has one single family resident located on site, and will only be adding two additional single family residents to the ' site. There are two water lines located within the ROW of Walnut, and will easily be able to handle the minor increase in usage. There is also an 8 inch sanitary sewer located in S.W. Walnut's ROW, and ' once again, no drastic or dramatic change will occur with the addition of two units, in compliance with this section of the code. ' 18.162.050 Special provisions for lots created through partition process A. Lot width ' 1. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. B. Lot area ' 1. 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. C. Lot frontage 1. 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. D. Setbacks ' 1. Setbacks shall be as required by the applicable zoning district. RESPONSE: ' The matrix shown above demonstrates how each of the requirements for the zone, and the lots dimensions are met with each of the three lots. Each of the lots will meet or exceed the requirements of the code. ' G. Fire Protection MINOR PARTITION 12920 S.W. WALNUT PAGE # 10 1 ' • . 1. 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 ' H. capabilities. Reciprocal easements 1. Where a common drive is to be provided to serve more than one lot, a ' reciprocal easement which will ensure access and maintenance rights shall be recorded with approved partition map. I. Accessway ' 1. Any accessway shall comply with the standards set forth in Chapter 18.108, access, egress, and circulation. ' RESPONSE: The applicant is willing to supply the necessary reciprocal easements for access in compliance with this section of the code. The fire department has been given a copy of the site plan and a letter sent, requesting their input. I have enclosed a letter form Jerry Renfro ' with the Fire District stating that the Fire District has the manpower and equipment to respond to an emergency within the area. Compliance with the Fire Department is a necessity, not an option! The access way, as shown on the site plan is 25 feet in width, which should be more than adequate for two lots to access their sites. Section 18.164 Street and Utility Improvement Standards 18.164.030 Streets ' C. Creation of Access Easements 1. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: ' a. Access easements which exceed 150' shall be improved in accordance with the Uniform Fire Code b. Access shall be in accordance with Sections 18.108.070 & ' 18.108.080 D. Street location, width and grade: 1. The location, width and grade of all streets shall conform to an ' approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to ' be served by such streets: a. Street grades shall be approved by the City Engineer b. Where the location of a street is not shown in an approved ' street plan, the arrangement of streets in a development shall either: MINOR PARTITION 12920 S.W. WALNUT PAGE # 11 ' • • (I) Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or ' (ii) Conform to a plan adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of ' the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety, ' RESPONSE: The attached on- site /off -site analysis shows the development patterns in the immediate area. The house that is located on the first lot, prohibits the extension of the "future 129th ". The private access as t shown allows for ingress /egress to the south of the property, on a lot that is "land- locked ". The property located to the West, has been partially developed, and has provided a 32 foot access to the rear of ' the property. It would be logical for the South side of Walnut to utilize the existing development patterns for the "future 129th ". The previous partitioning of the property to the west, shows the two small ' lots that are adjacent o the access located on their Eastern edge. Looking to the East, there is a 30 foot easement that is approximately 647 feet, that runs in a North /South configuration. Further to the East, there are lots that have been developed the could possibly accommodate the extension of 128th. It appears that the most logical area for the private access on our site is where it is located /proposed. ' The Eastern side of the property would be obstructed by the existing garage. There is only 21 feet between the Eastern garage wall and the property line. Having taken all of the existing development patterns into consideration, the location of the private access is in the only logical area. 18.164.060 Lots A. Size and Shape: ' 1. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: a. No lot shall be dimensioned to contain part of an existing ' or proposed public ROW b. The depth of all lots shall not exceed 2 1/2 times the average width, unless the parcel is less than 1 1/2 times the minimum lot size of the applicable zoning district; B. Lot frontage: 1. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.050 (C) applies, or MINOR PARTITION 12920 S.W. WALNUT PAGE # 12 • unless the lot is for an attached single - family dwelling unit, in which case the lot frontage shall be at least 15 feet. C. Through lots: 1. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials ' or to overcome specific disadvantages of topography and orientation, and; a. A planting buffer at least ten feet wide is required abutting the arterial rights -of -way; and ' b. All through lots shall provide the required front yard setback on each street. RESPONSE: All three of the lots proposed with this partition will comply with this ' section of the code. There is adequate room available to meet the setbacks for each of the future lots. The existing dwelling will have ample room for the setbacks as shown on the site plan. No adjustment, waiver or variance is requested or necessary. ' 18.50 R -4.5 Single Family Residential 18.88 Solar 18.92 Density Computation 18.100 Landscaping 18.102 Visual Clearance Area 18.106 Off - street Parking and Loading Requirements ' 18.108 Access, Egress, & Circulation 18.150.070 Tree Removal 18.162 Land Divisions 18.164 Street and Utility Improvement Standards Conclusion: The Sections of the code that are applicable to this application are listed above and have been expounded upon in sufficient detail for you to render a decision. It is our opinion that we have met or exceeded all of the criteria set forth in the ' City of Tigard's code, and we respectfully request your approval for this minor land partition. 1 1 MINOR PARTITION 12920 S.W. WALNUT PAGE # 13 uiicoiai Uo:Ji p DuJ DC C 1v FIRE MARSHAL 1iiJ002 /003 I . S WASHINGT COUNTY OlF* DEPARTMENT OF LAND USE AND I TRALAND DNSPORTATION �EVEL PRE - APPLICATION DATE: June, 1997 ENT SERVICES DIVISION APPLICANT: cap 155 NORTH FIRST AVENUE, SUITE 350.13 W.B. Wells and Associates, Inc. (Attn.; Pam E.) HILLSBORO, OREGON 97124 661I -8761 4230 N.E. Fremont Street Portland, Oregon 97213 I REQUEST FOR PHONE: (503) 284-5896 FAX 284 -8530 • STATEMENT OF OWNER: I SERVICE AVAILABILITY Thomas L Fisher 503 N.W. Irving, #240 A • Portland, OR 97209 I (] UNIFIED SEWRAGE AGENCY PHONE: (503) [ ] WATER DISTRICT: PROPERTY DESCRIPTION: 12920 Walnut [X] FIRE DISTRICT: ASSESSOR MAP NO.: T2S; R1W; SEC. 4AD I (] TRl -MET TAX LOT NO: 3300 [ ] TUALATIN HILLS PARK & REC. DIST. ADDRESS: 12920 Walnut I [ ] CITY OF: Tigard PROPERTY LOCATION: S,A.A. SITE SIZE: .92 ACRES I PROPOSED DEVELOPMENT ACTION: PROPOSED PROJECT NAME: (DEVELOPMENT REVIEW, SUBDIVISION, PARTITION, SPECIAL USE) I 3 lot minor land partition EXISTING USE: over sized lot with one single family I residence PROPOSED USE: single family residences I IF RESIDENTIAL: IF INDUSTRIAL/ COMMERCIAL: IF INSTITUTIONAL: NO. OF DWELLING UNITS; TYPE OF USE: NO. OF SQUARE FEET I SFR 3 MULTI NO. OF SD.FT.: NO. S1UDENTS/EMPLOYEES I SERVICE PROVIDER: PLEASE INDICATE THE LEVEL OF SERVICE AVAILABLE TO THE SITE (ADEQUATE OR INADEQUATE). 7 �' SERVICE LEVEL IS ADEQUATE TO SERVE THIS PROJECT. "THIS IS NOT AN APPROVAL" I Service Availability: The Fire District has manpower and equipment in the area that can respond to an emergency incident and implement whatever action needs to be taken. Prior to approval of this project for planning purposes, plans drawn to scale showing I access roadways, water supplies and other features need to be submitted to this office . through formal application to Washington County Planning Department for review and I approval. If you are in need of any of the fire district's requirements, please feel free to contact me I at 6.2469. L. C-7)/4...4i . Z I Jerry Remo, DFM 07 -29 -1997 12 :24PM FROM • TO 2E4E530 P.02 1 • i , . • • . 1 A col. . J uly 29, 1997 CITY OF T1GARDi ' Pam Emm :..1412_, EGON WB Wells & Associates, Inc. • I 4230 NE Fremont Portland, Oregon 97213 I Re: Water 'Availability for 12920 SW Walnut and 9425 SW McDonald Dear Pam:; t This letter ;is to confirm that the City of Tigard Water Department can provide the minimum State of Oregon water service requirements for the twc properties referenced above. Water is available in quantity and quality for domestic use as de-ermined by the Oregon Health Division, • I Department of Human Resources. Presently there are 6 -inch and 12 -inch water mains located within SW Walnut Street and a 8- ' inch, 16 -inch and .24 -inch water main within the right -of -way of SW McDonald Street. Domestic service for the property on SW Walnut Street will be supplied from the existing 6- inch water! main and fire protection from the existing 12 -inch water main. Domestic and fire • • I . protection for the property on SW McDonald Street will be provided from the existing 8 -inch water main. We will require that the developer of thes a properties to install a new fire hydrant so that all portions of the proposed buildings are within 500 feet of a fire hydrant. I Without going into great detail, it is the policy of the City of Tigard Water Department to serve water to any property within the Department's service area boundary. However, the property I owner(s) are to pay for the pipeline, fire hydrant, construction, water meter costs and fees necessary for the project. • I Again, wader service is available for the proposed projects. Preliminary plans will need to be submitted to this department for engineering review of the water system to ensure that all • requirements and conditions from the City of Tigard Water Department are complied with. I Should you need any additional information, please give me a call. • I . Sincerely, CITY OF TIGARD WATER DEPARTMENT • I . :6 . . • 'Michael Miller • I Operations Manager I CC: Ed Wegner Brian Rager • • 1125 SW Hall Blvd„ Tigard, OR 97223 (503) 639 -4171 TDD (503) 684-2772 • r‘ ei tc--c 44/ . I= 1.■ ■•■• gi': 2 - i g am ow mol W ggggg,TY GRAPHIC SCALE _ .-. --- S . W . WALNUT STREET .I.. S.W. WALNUT STREET E PVC SANI TAPY SEvrEte 132.98' — ---.--- _ — 1 I . 12 _ I 6 7 30 • 1- (3 , I c °• I 2.5' 1 4 ■ 7 57 1 .--,- , . , .--• ..< Li • I , , " • 2722.101.. O. ::. • 12i DEC 1121J■ 2, . \ ■2- c-..Kr.) \ ... \---' PARCEL 1 ( Cl_ 0 PARCEL 1 I 1572, SF' M ): , CE \ k . i-N C) (1) 0 < 0 la =. \ 1..1– , ,..• , : E - , 1— 2c." • ." 36.5 - Z 1 ..i. • 24. tgaLF F717 q_ ----1—,-;-= s. ... . (I : x al:I ,,, Ei '1 , I E (—) ' t j ! ..‹ 1-1- M n 0 t- , ., . — 71__. . 2 ; v CL '45 ' ____F-- • CA i I .. La 2 DEC IDLII GUS I ‘ . 4 , , ro .. - L.4.1 -,, • cow E' . j . g • 1 CI 43 CI \ I CI m \ \ < < , 107.07' 107 o7 E" 1-1-1 • , \ , .DECID11301 . .C31/ .2'..,'2' F— = N. I5 DEC I WIC- 2 kg ) -• ••• PARCEL 2 S :. L•E,D..ncs a . --).- _ 7, \ \\;, %.25 • ;5 5 5 P . ARCEL 2 ' o ‘Z ti 7581 SF , L N....„.. in 1 ( (.1 _„'-'-'.-. C•1 . '6 • —i 0 ; a 9 0 Ef • ..e".c. t T - G IF ''', • z•;..=, /‘ PARCEL 3 — ...- 7 .17' : , ... 4- ' L.r ..••••• CO ..--- ' >. 1 2- I 2' DEC MAO. . • ''' ' -,- PAR EL 3 . 75' 8 SF : • sz CD E 0 , z W.• i-3,),,-7, 2 2 0 Y < . - 1.•.^ . ,:j' 25• 07. b ' ' \ \ \ . • 1 I al TREE INVENTORY SITE PLAN ... ... ...., - - - - - - - - - - - - - - - - - - if • • 1 / ....." ". ----- g \ a 1 o 1 4 . (11/ m a ' i� B ° o o c °o a c o III 0 III g m S . o 2 5' PRIVATE ACCESS g o r I v P Z —� D C A n i A m n, 4 J. m y r I r CD KJ - o B o 0 1 I >3 g 0 1 \ 0 3505 3303 SW 128th ST. I it I o o I 1.- a a\ 0 I I °o m D I IN W. B .WELLS ONS I TE / OFFSITE ANALYSIS ORANN E : NS:3 /A S. RES O LVED I & associates, Inc, f o , ENGINEERS, SURVEYORS, PLANNERS GATE: 03 -02-97 4230 NORTHEAST FREMONT STREET FRED PASSMORE SCALE I PHONE: 1503)2E4-- 5896F -8530 WASHINGTON COUNTY, OREGON FILE No: 97 -014 .REVISED: 05 - 00 - 07 \ I I I • • • CITY OFTIGARD PRE - APPLICATION CONFERENCE NOTES sf.7s � c b m ` ry RESIDENTIAL STAFF: 1).,) 11 1Th4 N S>2 - PLICANT: AGENT: "PAMELA. EM , S Phone: ( l Phone: ( l ZS - 5 S clCo ROPERTY LOCATION: ADDRESS: I 2.97( Sw wet-c_NVT - TAX MAP/TAX LOT: 5 I 3 ECESSARYAPPLICATION(S): Ml•JC _ LAN) Pr4Z7rTloN • ROPOSAL DESCRIPTION: COMPREHENSIVE LAN DESIGNATION: Low 4 C)E. rr� ONING DESIGNATION: 'CZ- Lk. MZEN INVOLVEMENT C t c�Zt2� L FACILITATOR: - AREA: PHONE (503) INING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: ft. Average lot width: GO ft. Maximum building height: 30 ft. Setbacks Front ZO ft. Side 5 ft. Rear /6 ft. Comer /5 ft. from street. Maximum site coverage: /V^% Minimum landscaped or natural vegetation area: /VA- % (Refer to Code Section 18. 5Q ) •DRIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet, unless lot is created through the Minor Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 -foot wide access easement. I The depth of all lots shall not exceed 2% times the average width, unless the parcel is less than 1 time the minimum lot size of the applicable zoning district. (Refer to Code Section 18.164060 Lots) OF TIGARD P 4 oogtlso COMBO* Note: • y� BMWs. Settles hoe 1 of 11 I • • SPECIAL SETBACKS I - Streets: Established feet from the centerline of W/ areas feet from . : Lower intensity zones: feet, along the site's boundary. I : Flag lot: Ten (10) -foot side yard setback. : Zero lot line lots: minimum ten (10) -foot separation between buildings. r Multi- family residential building separation: I tReferte 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. I 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 strnctnresJ IBDIVISI0LAT NAME RESERVATION Prior to ubmitting a Subdivision land use application with the City of Tigard, applicant's are required to I complete d file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain ap roval/reservation for any subdivision name. Applications will not be accepted as complete until the City eceives the faxed confirmation of approval from the County of the Subdivision Name I Reservation. (County Sury s Office: 648 -8884) r G LOT B01 HEIGHT PROVISIONS Maximum i ht of 1% stories or 25 feet, whichever is less in most zones; 2 % stories, or 35 feet in R -7, R -12, R -25 or 0 zones provided that the standards of Cede Section 18.98.030(B1 are met. 1SJDENTIAL DENSITY CALCU low) The et esidential Units allowed on a particular site may be calculated by dividing the net area of the I 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: I 1. All sensitive lands areas including: a. Land within the 100 year floodplain; I b. Slopes exceeding 25 %; and c. Drainageways. 2. Public right -of -way dedication. I a. b. Single- family allocate 20% of gross acres for public facilities; and Multi- family allocate 15% of gross acres for public facilities. (Refer to Code Section 18.921 'AMPLE OF RESIDENTIAL DENSITY CALCULATIONS: 1 EXAMPLE: USING A ONE ACRE SITE IN THE R -12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single - Family Mum-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area I 8.712 sq. ft. (20 %) for Dublic right - of - way - 6.534 so, ft. (15 %) for Dublic right - of - way NET: 34.848 square feet NET: 37,026 square feet 3.050 (minimum lot area - 3.050 (minimum lot area I = 114 Units Per Acre = 12.1 Units Per Acre * no Deteleiseat Cede maim that the eat sb area mot ter the eexa MGM .eamnm tit NO 100110111; OP IS PERMITTED. 1 OFUCAND h'e►#mo icaue Cpfereacs Naas hoe 2.111 amass IaI UPeadaantaaabe BMWs Saabs 0 • l k. 0 C � he 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. I When block lengths greater than 600 feet are permitted, pedestrian /bikeways shall be provided through the block. _ [Refer to Code Section 18.164,0401 'RESIDENTIAL 8 : ITY TRANSFER The City o Tigard allows a Residential Density Transfer of up to 25% of the units that could otherwise have I been devel• •ed on sensitive lands areas listed in the density calculations that may be applied to the developable p • rtion of the site. Dieter to Co i - Section 18.92.0301. I I i h- r- • .n '. '. .f , - .. .I' . a for a residential development application to provide a detailed calculation for both t - permitted residential density and the requested density transfer. !ffsIDElmAL 0 RY TRANSRION Regardle of the a housing density in a zoning district, any property within 100 fee eet of a designated established ''rea'' shall not be 'developed at a density greater than 125 percent of the maximum Comprehensi Plan designation (not zoning) of the adjacent parcel. Transition area applies to any I property which is a designated established area. The subject property is designated as an area. The subject property is adjoined by established /develooinq /areas to the i, south, east and we t. 1j J1IJ!E STRE P LAN AND EXTENSION OF SntEETS) 1. A future street plan shall: I a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and I shall include other parcels within_ 200 feet surrounding and adjacent to the proposed land division. I 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 I shall be extended to the boundary lines of the tract to be developed. [Refer to Code Section 18.164.0301 RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS All subdivisions and minor partitions are subject to solar access requirements. These requirements state I 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: I 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, 1 L OFT1 AED P 4a Ilan•a Caters= Mites l 3.t1I Mal AnOa /MaWtSMW I • • The total or partial exemption of a site from the solar access requirement may be approved for the following reasons: .. _ I ..... 1. .. East, west or north slopes steeper than 20 %. . 2.. Off -site shade sources (structures, vegetation, topography). I " 3. On -site shade sources (vegetation). I Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: I 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. I c. Existing road or lotting pattern. d. Public easement or right -of -way. 2. Reduction in important development amenities. I 3. Pre - existing shade (vegetation). LEASE 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. I 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 I submitted. This map shall include the following: a. Height. b. Diameter. I c. Species. d. A statement declaring that they are to be retained. I 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 I roof area. To achieve this, one may utilize the following: 1. Protected Solar Building Line - The solar building line must: I 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. I 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: I 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. I b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. Of T1M Pm-Application Confers= Motes Pogo 41111 l Wastiwnwai Man sawn I 0 • PLEASE NOTE Regardless of the optimal used through the design of the Subdivision or Minor Land Partition, all one and two family, single family residences are reviewed through the building permit process for compliance with Solar Balance Point standards. Please contact the Building Division far further information regarding the Solar Balance Point standards and the options that are available related to building height and construction. ! KJNC AND ACCE• I All pa�ru areas and driveways must be paved. > Single family: Requires 2 off - street parking spaces per dwelling unit. > Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. I (Multi - family - requires 2 parking spaces per unit for 1+ bedrooms.) Multi- family dwellin units with more than 10 required spaces shall provide parking for the use of guests I and shall consist of 1 % of the total required parking. (Refer to Code Seal 18.106.0301 I • •i • t I -11 • I°. of required spaces may be designated and /or dimensioned as compact spaces. Parking stalls s 'all be dimensioned as follows: > Standard • - rking space dimensions: 8 ft 8 inches X 18 ft. I > Compact pa ing space dimensions: 8 ft X 15 ft > Handicapped • - rking: All parking areas shall provide appropriately located and dimensioned I disabled person pa rking spaces. The minimum number of disabled person parking spaces to be provided, as well as he parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A hando is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. (CYCLE RA I Bicycl c ks are required for multi - family, commercial and industrial developments. Bicycle racks shall be located in yeas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided the basis of one space for every fifteen (15) required vehicular parking spaces. I Minimum number of accesses: Minimum access width: ES/e ,/S Maximum access width: Minimum pavement width: ZO /O I EQUIBED W AY LOCATION Withi II attached housing (except two- family dwellings) and multi - family developments, each residential I dwelling hall be connected by walkway to the vehicular parking area, common open space and recreation facilities. "EAR VISION AREA The Cit requires that clear vision areas be maintained between three and eight feet in height at I road /driveway, road /railroad, and road /road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) I E OF 11GAND he-Appegtlw Coaterean Notes Pals 5 MU au Ysnanuunnm Mau Sanas I • • BUFFERING AND SCREENING I In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer I areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may pnlv I be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.100) I The required buffer widths which are applicable to your proposal area are as follows: I ft along north boundary. ft along east boundary. ft along south boundary. ft along west boundary. kE In addition, sight obscuring screening is required along . ET TREES I Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right -of -way or on private property within six feet of the right -of -way boundary. Street trees must have a minimum caliper I 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. I A minimum of one tree for every seven parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design I features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.100,18.106 and 18.108) TREE REMOVAL PLAN REQUIREMENTS . A tree pan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is I filed. Protection is preferred over removal where possible. The tree plan shall include the following: I > Identification of the location, size and species of all existing trees including trees designated as significant by the city; I > 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: 1 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; I 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; Of TIGARD ho-Amllatleo Csatereoce Notes Page N 4111 taiansi thilkattsa/Plaselat BMWs (Ueda • 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: 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 I - > 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 18.150.025) I GA110N 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 18.150.070 (D) SIGNS ' Si permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Perm " handout is available upon request. Additional sign area or height beyond Code standards may be permitte ' the sign proposal is reviewed as part of a development review application. Alternatively, a Sign ' Code Excep • n application may be filed for review before the Hearings Officer. riff ; • The Co. _ provides regulations for lands which are potentially unsuitable for development due to areas within the 1 a year floodplain, natural drainageways, wetland areas. on slopes in excess of 25 percent, or I on unstable g , und. Staff will attempt to preliminarily identify sensitive lands areas at the pre - application conference base on available information. HOWEVER, the responsibility to precisely identify sensitive -.1• -.l -.1• 11' •• 1• /' 1 - ••• ••••■ • 1- _.•• • ...a - _ . 11 - ' 1• 1- • • I sensitive lands must b= clearly indicated on plans submitted with the development application, (Refer to Code Chapte 8.84) - I'Y MINIM Pre- ANdlatla caste== Nibs Page 7 et 11 tstbuttal YN BMW Sesfla Chapter 1 also providregulations for the use, protection. codification of sensitive lands areas. Residential develooment is prohibited within floodplains, i STEEP SLOPES When steep slope exist, prior to issuance of a final order, a geotechnical report must be submitted whic t addresses the apprqval standards of the Tigard Community Development Code Section 18.84.040.B. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requ ements of 18.84.040.B.2 and 18.84.040.B.3. I !INFO SEWERAGE AGENCY (USAI RIMER STANDARDS, R a 0 96.44 Purpose: ' Land development adjac nt to sensitive areas shall preserve and maintain or create a vegetated corridor for a buffer wide ough to protect the water quality functioning of the sensitive area. ' Design Criteria: The vegetated corridor shall b a minimum of 25 feet wide, measured horizontally, from the defined boundaries of the sensitive are , except where approval has been granted by the Agency or City to reduce the width of a portion o the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the veg - tated corridor, then the surface water in this area shall be directed to an area of the vegetated corri. •r that is a minimum of 25 feet wide. The maximum allowable ' encroachment shall be 15 feet, ex.- pt as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor ithin the development or project site can be less than 25 feet in width. In any case, the average widt of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: No structures, development, constructs • n activities, gardens, lawns, application of chemicals, ' dumping of any materials of any kind, or ether activities shall be permitted which otherwise detract from the water quality protection provided b the vegetated corridor, except as allowed below: • > A gravel walkway or bike path, not exce , ding 8 feet in width. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel ' walkway or bike path may not be construe ed closer than 10 feet from the boundary of the sensitive area, unless approved by the Age • cy or City. Walkways and bike paths shall be constructed so as to minimize disturbance to e "sting vegetation; and ' > Water quality facilities may encroach 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 creates multiple • arcels or lots intended for separate ' ownership, such as a subdivision, the vegetated corridor sha be contained in a separate tract, and shall not be a part of any parcel to be used for the construction •f a dwelling unit. [Refer to B a 0 96-44/USA Regulations - Chapter 3, Deslgn far SYYIYU •;BA 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. 1 F T CAU pr Ameatl~ Cadman Mates Pags 1 N11 IODE SECTIONS • • 18.80 1/18.92 V 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 ✓ 18.162 1 - .— 18.164 M IMPACT STBBi) As a part of the application submittal requirements, applicants are required to jnclude 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 I 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. Dieter to Cede Chapter 18.32 Section .0501 I When a condition of approval requires transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. [Refer to Code Chapter 18.32 Section 2501 NEIC880R800 EETINC I The app • nt shall notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. minimum of 2 weeks between the mailing date and the meeting date is required. Please review the La Use Notification handout concerning site posting and the meeting notice. ' (Refer to me elohhorheod Mooting Rodent) �LDlNcPMns:: Plans for building and other related will not be accepted for review until a land use approval hag :_�;..,;:__._ been_. issued final - ,inspection.=: approvals , by-rthe_-- Building Division will not be granted until there ig compliance with all conditions of development approval. A• •licant should : contact.franchise hauler for review and approval of site servicing compatibility with - Pride • isposal's vehicles. CONTA T PERSON: Lenny Hing with Pride Disposal at (503) 625 -6177. (Rote . Code Section 18.1161 ADDMOMAI CONCERNS OR COMMENTS: d RF e hs; �5o MNV /Mr)r1 607 5 /ZE 3 F- /''164Re FaAic./ f/E!C-L6' - 77)2NA1LDi/ntD �45p•••�oF ✓✓7 ��G / ✓QE �•, Gc .44.e4 ? : A - ax A7 It 'RFcw 1 .A4 -r S 7 w 6 r C� Of U Pro-AppIr g 1. rwICi Nags Ps ! N 18 enda, YYaOka/Rarlas I $IN Ssalsa tROCEDURE • • - p/Administrative Staff Review. I Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission I making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. IF PIJCATIOW SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or drooped I off at the counter without Planning Division acceptance may be returned. Applications will NOT bit Accepted after 3:00 P.M. on Fridays or 4:30 on other week days, I Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (11. Die x 11" map of a proposed project should be submitted for attachment to the staff report of administrative decision. Application with unfolded maps shall not be accepted, I 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 I 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 2Q day public appeal period follows all land use decisions. An appeal on this matter would be heard by the I Tigard ? /A , VN /Ner- 6c "el Ael rs6,o" . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre - application conference and the notes of the conference are intended to inform the prospective I applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE The conference and notes cannot cover all Cede requirements and aspects of good site planning that I should apply to the development of your site plan. Failure of the staff to provide information required by the Cede shall not constitute a waiver of the applicable standards or requirements, It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any I questions of City staff relative to Code requirements prior to submitting an application. I 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. I I PREPARED BY: 14),// ?7,4AJDR6,41 CITY OFTIGARD PLANNING DIVISION PRONE [5031639.4171 teenn aacr�weacar FAX FAIL [503) 684 -7297 seaman. Dreapo•enq) 26- Mar -97 o Pm-AJ Irwtles Grp Paola o 1n. at 1e I YMeiOM/RINIMis Mlhbt:Mtn I � • • ZS\ „A> 3,ilo ,0 = 09 A4A _ ,:ALL City of Tigard, Oregon I PRE - APPLICATION CONFERENCE NOTES ENGINEERING SECTION I PUBLIC FACILITIES The purpose of the pre - application conference is to: I (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. I (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. I 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 I commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements I that may be required as a condition of development approval for your proposed project. Right-of-way dedication: I 9 Y 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- I 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: ($) Vki\ •��• to 3;3 feet from centerline. I ( ) to feet from centerline. I ( ) to feet from centerline. Street improvements 1 ( ) street improvements will be necessary along I ( ) street improvements will be necessary along I ( ) Street improvements on shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of I 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 I CITY OF TIGARD Pre - Application Conference Notes Pepe 1 of 5 Engms ing DiWnmsm S.cnon ' streets, or in the •tral Business District), necessary Iltet signs and traffic control devices, streetlights, and a two year streetlighting fee. ( ) Street improvements on 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. There are existing overhead utility lines which run adjacent to this site along SW c . Prior to r . c� P - , the applicant shall either place these utilities underground, or pay the fe r" e in -lieu described above. In some cases, where street improvements or other necessary public improvements are not currently t 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: (1.) C 141--1-4 rf ' (2.) Pedestrianways/bikeways: 1 Sanitary Sewers: The pearest sanitary sewer line to this property is a(n) inch line which is located in U-� S-r_ , The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to � P P tY S� I : OF TIGARD Pm- Application Conference Notes sump D.v.rmw+t Simon Pape 2 of 5 • Water Supply: S S The ---- CUAkir> Water pct - Phone:(503) '� 7� provides public water service in ' the area of this site. The District should be contacted for information regarding water supply for your proposed development. 1 Fire Protection: ' Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526 -24 Y ( ( ) 69) 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: St S e 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. e PSI ��E- S i�—1 k pus,1 • 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. . v,r)E R:C / AAA FGE— Krrolle 4. v.1 R4L. SvJ (Z“. / . ' - 1l( A Fo-t Pclar l - Sala..) - G.kci A c01- t�€t et f zy+'` AvS I i.t-t6e-S.ce---fr,,..t e' bPTt —D . STORM WATER Q UALITY ' 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 I CITY OF TIGARD Pro - Application Conference Notes Pape 3 of 5 Enpi,runp Department S.cbor 65 percent of the phosp rus contained in 100 percent of ti storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in -lieu of constructing an on -site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in -lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or ' portion thereof, the fee shall be $180.00. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ' ( ) Construction of an on -site water quality facility. ( 4 Payment of the fee in -lieu. III TRAFFIC IMPACT FEES In 1990, Washington County adopted a county -wide Traffic Impact Fee (TIE) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited ' circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. 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: igt ca r Street Opening Permit (SOP). This permit covers _ 4r' p g ( ) p co ers 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. ITY OF TIGARD Pre-Application Conference Notes era Department Semen Page 4 of 5 11. • • S NOTE: If an Engineering Permit is required, the applicant must obtain that permit prior to t release of any permits from the Building Department j3uilding 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 t 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: ormt.....' .; �— (O 5 Y 7 ' ENGINEERING DEP • RTMEN Phone: (503) 639 -4171 h: iopiMpattylpreapp.enp Fax: (503) 684 -7297 (Master section. preapp.r.mst) ' December 23. 1996 I CITY OF TIGARD Pre - Application Conference Notes Pape 5 of 5 Enpinaerng Nom men! Section I • CITY OF TIGARD • COMMUNITY DEVELOPMENT DEPARTMENT A I APPLICATION CHECKLIST ��!' CRY OF TIGARD 1 The items on the checklist below are required for the succesful completion of your I 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. I See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639 -4171. I Staff: k2 I>. Date: 05/6 APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS I I A) Application form (1 copy) B) Owner's signature/written authorization Er- a' C) Title transfer instrument/or grant deed c- I D) Applicant's statement No. of Copies / Z E) Filing Fee $ - Cn.s,st - -s rem I !SITE-SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE ✓ MARKED ITEMS 1 I A) Site Information showing: No. of Copies /Z- 1. Vicinity map d I 2. Site size & dimensions Er 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) 4. Drainage patterns, courses, and ponds e I 5. Locations of natural hazard areas including: ❑ (a) Floodplain areas ❑ - (b) Slopes in excess of 25% ❑ I (c) Unstable ground ❑ (d) Areas with high seasonal water table ❑ (e) Areas with severe soil erosion potential to I (f) Areas having severely weak foundation soils t:3 6. Location of resource areas as shown on the Comprehensive Map Inventory including: ❑ I (a) Wildlife habitats ❑ (b) Wetlands ❑ 7. Other site features: I (a) Rock outcroppings ❑ (b) Trees with 6" + caliper measured 4 feet from ground level rr I 8. Location of existing structures and their uses - e(' Location and type of on and off -site noise sources ❑ 10. Location of existing utilities and easements er t 11. Location of existing dedicated right -of -ways I LAND USE APPLICATION / UST PACE I OF 5 I 8) Site De • to • ment Indi a in: • • No. of Copies I i. The •roposed site and surrounding properties - ❑ 2. Cont. r line intervals ❑ 3. The lo ation, dimensions and names of all: I (a) E 'sting & platted streets & other public ways and eas-ments on the site and on adjoining properties ❑ - (b) Pro posed streets or other public ways & easements I on t - site ❑ (c) Altern : tive routes of dead end or proposed streets that r- „ uire future extension ❑ I 4. The location :nd dimension of: (a) Entranc-. and exits on the site ❑ (b) Parking a d circulation areas ❑ I (c) Loading ad services area ❑ (d) Pedestrian .nd bicycle circulation C (e) Outdoor co mon areas ❑ I (f) Above grou d utilities ❑ 5. The location, dime sions & setback distances of all: (a) Existing perm. ent structures, improvements, utilities, and I easements whi h are located on the site and on adjacent property within 5 feet of the site ❑ I (b) Proposed structu es, improvements, utilities and easements on the site ❑ 6. Storm drainage facilities :nd analysis of downstream conditions ❑ I 7. Sanitary sewer facilities ❑ 8. The location areas to be I. dscaped ❑ 9. The location and type of o door lighting considering crime I prevention techniques ❑ 10. The location of mailboxes ❑ 11. The location of all structures a , d their orientation ❑ I 12. Existing or proposed sewer rei • ursement agreements ❑ C) Grading Plan Indicating: - No. of Copies / Z I The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: I 1. The location and extent to which grading will take place indicating: (a) General contour lines tEr" (b) Slope ratios to I (c) Soil stabilization proposal(s) ❑ (d) Approximate time of year for the proposed site development o 2. A statement from a registered engineer supported by data factual I substantiating: (a) Subsurface exploration and geotechnical engineering report ❑ (b) The validity of sanitary sewer and storm drainage service proposals e( (c) That all problems will be mitigated and how they will be mitigated e I I LAND USE APPUC ATION I UST PACE 2 OF S . D) Architectu al Dravfts Indicating: • No. of Copies I - The site de lopmel'I'Cplan proposal shall include: I 1. Floor pl s indicating the square footage of all structures proposed or use on -site 2. Typical ele ation drawings of each structure I E) Landscape Plan Indicating: No. of Copies 1 Z I The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: I 1. Description of the irrigation system where applicable ❑ 2. Location and height of fences, buffers and screenings a 3. Location of terraces, decks, shelters, play areas, and common open spaces C I 4. Location, type, size and species of existing and proposed plant materials tz) 5. Landscape narrative which also addresses: (a) Soil conditions ❑ I (b) Erosion control measures that will be used ❑ F) Sie' 0 I • Sign d wings shall be submitted in accordance with Chapter 18.114 of the Co as part of the Site Development Review or prior to obtaining t a Building ermit to construct a sign. G) Traffic G Estimate: ❑ 1 I H) Preliminary Partition/Lot Line Adiustment Mao Indicating: No. of Copies 1 Z 1. The owner of the subject parcel Q- I 2. The owner's authorized agent 3. The map scale (20,50,100 or 200 feet -1) inch north arrow and date a ' 4. Description of parcel location and boundaries I 5. Location, width and names of streets, easements and other public ways within and adjacent to the parcel er 6. Location of all permanent buildings on and within 25 feet of all I property lines Er" 7. Location and width of all water courses ❑ 8. Location of any trees within 6" or greater caliper at 4 feet above I ground level 9. All slopes greater than 25% ❑ I 10. Location of existing utilities and utility easements ti/' 11. For major land partition which creates a public street: (a) The proposed right -of -way location and width ❑ I (b) A scaled cross - section of the proposed street plus any reserve strip a 12. Any applicable deed restrictions ❑ 13. Evidence that land partition will not preclude efficient future land division where applicable 0 I LAND USE APPLICATION / UST PACE 3 OF S I . I) Subdivi 'on Prelinery Plat Map and Data Indicating :a No. of Copies 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one I - phase er sheet ❑ 2. The prceosed name of the subdivision ❑ 3. Vicinity ap showing property's relationship to arterial and I collector treets ❑ 4. Names, a resses and telephone numbers of the owner, developer, engineer, s rveyer and designer (as applicable) ❑ I 5. Date of app 'cation ❑ 6. Boundary lin s of tract to be subdivided ❑ 7. Names of adj ent subdivision or names of recorded owners of I adjoining parc s of un- subdivided land ❑ 8. Contour lines re ated to a City - established benchmark at 2 -foot intervals for 0-10% grades greater than 10% ❑ I 9. The purpose, loca 'on, type and size of all the following (within and adjacent to the pro osed subdivision): (a) Public and pri ate right -of -ways and easements ❑ I (b) Public and pri :te sanitary and storm sewer lines ❑ (c) Domestic water ains including fire hydrants ❑ (d) Major power tel- •hone transmission lines (50,000 volts or greater) ❑ I (e) Watercourses ❑ (f) Deed reservations • r parks, open spaces, pathways and other I land encumbrances ❑ 10. Approximate plan and pro les of proposed sanitary and storm sewers with grades and pipe sizes i dicated on the plans ❑ 11. Plan of the proposed water • tribution system, showing pipe sizes and the location of valves and fire ydrants ❑ 12. Approximate centerline profiles howing the finished grade of all streets I including street extensions for a -asonable distance beyond the limits of the proposed subdivision ❑ 13. Scaled cross sections of proposed s eet right-of-way(s) ❑ I 14. The location of all areas subject to i undation or storm water overflow ❑ 15. Location, width & direction of flow o all water courses & drainage -ways ❑ 16. The proposed lot configurations, appro imate lot dimensions and I lot numbers. Where lots are to be used or purposes other than residential, it shall be indicated upon suc lots. ❑ 17. The location of all trees with a diameter 6 ches or greater measured at ❑ 18. The existing uses of the property, including th location of all structures and the present uses of the structures, and a sta ment of which structures I are to remain after platting ❑ 19. Supplemental information including: (a) Proposed deed restrictions (if any) ❑ I (b) Proof of property ownership ❑ (c) A proposed plan for provision of subdivision impr vements ❑ I 20. Existing natural features including rock outcroppings, wetlands marsh areas ❑ 21. If any of the foregoing information cannot practicably be sh wn on the preliminary plat, it shall be incorporated into a narrative an submitted I with the application ❑ LAND USE APPUCkT1ON I UST PACE 4 OF 3 1) Solar Access Calculations: • Other Information O otmation No. of Copies D 1 1 1 1 1 1 ' hAlo3mbalMrt►asler0I-ddlstmsl May 23. 1995 LANG USE APPLICATION I LIST PACE S OF 3 I CITY OF TIGARD 4 PRE - APPLICATION CONFERENCE NOTES Shaping,4 (Better munit y RESIDENTIAL D4TE 5 1G? 1 • STAFF: 1 11 T)'A N _2 t✓.A- i APPLICANT: AGENT: - PANE/ Ehelmc, •t s Phone: [ l Phone: [ l Zg t l - s sgc PROPERTY LOCATION: ADDRESS: I2PZO Sw WALNUT TAX MAP /TAX LOT: 251 - 3� NECESSARYAPPLICATIONISI: Mtkiavg, (ANA !PAR. TrT"loN PROPOSAL DESCRIPTION: 3 Icrr eF,� -12:7 cio,v COMPREHENSIVE PLAN DESIGNATION: Lo E rJ�rT� ZONING DESIGNATION: CITIZEN INVOLVEMENT .�_-= - FACILITATOR: TEAM AREA: PHONE [5031 ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size:l6bCsq. ft. Average lot width: Goo ft. Maximum building height: 30 ft. Setbacks: Front ZO ft. Side 5 ft. Rear /S ft. Corner 15' ft. from street. Maximum site coverage: /V6t % Minimum landscaped or natural vegetation area: /1./4- % [Refer to Code Section 18. -SQ l ITIONAL LOT D ADD IMENSIONA REOUIR L EM ENTSS Minimum lot frontage: 25 feet, unless lot is created through the Minor Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 -foot wide access easement. The depth of all lots shall not exceed 2 times the average width, unless the parcel is less than 1 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.164.060 Lots] CITY OF TIGARD Pre - Application Coherence Notes Page 1 of 10 Residential Aj.11e.n../►la.dq UM.I.. Sense • • SPECIAL SETBACKS Streets: 30 feet from the centerline of wA'LNV T 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 (101 -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.] SUBDIVISIO LAT NAME RESERVATION Prior to ubmitting a Subdivision land use application with the City of Tigard, applicant's are required to complete d file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain ap rovaUreservation for any subdivision name. Applications will not be accepted as complete until the City eceives the faxed confirmation of approval from the County of the Subdivision Name Reservation. _ (County Survey s Office: 648 -8884) FLAG LOT BUI HEIGHT PROVISIONS Maximum fight of 1% stories or 25 feet, whichever is less in most zones; 2 stories, or 35 feet in R -7, R -12, R -25 or 0 zones provided that the standards of Code Section 18.98.030(81 are met. RESIDENTIAL DENSITY CALCUTATIOTSee example below] The a Net Residential Units allowed on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: 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 18.92) l EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R -12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single - Family Mini- Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8.712 sq. ft. (20 %) for public right - of - way 6.534 sq. ft. (15 %) for public right -of -way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot areal - 3.050 (minimum lot area) = 11A Units Per Acre = 12.1 Units Per Acre * The Development Code requires that the net she area exist for the next whole dwelling unit. NO ROUNDING UP IS PERMITTED. CITY OF TICABD Pre - Application Conference Notes Page 2 of 10 I..11atlal ballatl.arnaadU lM.l.a I BLOCKS he perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right -of -way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development. When block lengths greater than 600 feet are permitted, pedestrian /bikeways shall be provided through the block. (Refer to Code Section 18.164.0401 RESIDENTIAL DE . ITY TRANSFER The City o Tigard allows a Residential Density Transfer of up to 25% of the units that could otherwise have been devel• sed on sensitive lands areas listed in the density calculations that may be - applied to the developable p, rtion of the site. (Refer to Co Section 18.92.0301. i - - • • I ' • •% • I- . • • ' , I for a residential development application to provide a detailed calculation for both t - permitted residential density and the requested density transfer. RESIDENTIAL DE ITY TRANSITION Regardles of the allowed housing density in a zoning district, any property within 100 feet of a designated established - rea shall not be developed at a density greater than 125 percent of the maximum Comprehensi - Plan designation (not zoning) of the adjacent parcel. Transition area applies to any property which is a designated established area. The subject property is designated as an area. The subject property is adjoined by established /developing /areas to the north, south, east and w- . FUTURE STREET PLAN AND EXTENSION OF S1AEETSD 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within_ 200 feet surrounding and adjacent to the proposed land division. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. 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 RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS 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 T16ARD Pre- AppllcatIon Conference Notes Page 3 of 10 1•dlntl�l lullestlu/Pluolu UMibu Sutln • • 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 he included in the analysis: 1. The north -south lot dimension and front lot line orientation of each proposed lot. 2. Protected solar building lines and relevant building site restrictions, if applicable. 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: a. Height. b. Diameter. c. Species. d. A statement declaring that they are to be retained. 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar- oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation maximizing south window area, and a south - sloping roof area. To achieve this, one may utilize the following: 1. Protected Solar Building Line - The solar building line must: a. Be oriented to within 30 degrees of a true east -west axis. b. Provide a minimum distance of 70 feet from the middle of the lot to the south property line. c. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. 2. Performance Options - There are two performance options which may be utilized as follows: a. The house to be oriented within 30 degrees of an east -west axis and have at least 80% of the ground floor's south wall protected from shade. b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. CITY OF TIGARD Pre - Application Conference Notes Page 4 0110 I.sllo.ttol4.Ileatts.iPlonl.0 MMslo Sutton 0 • PLEASE NOTE: Regardless of the optiontsl used through the design of the Subdivision or Minor Land Partition, all one and two family, single - family residences are reviewed through the building permit process for . compliance with Solar Balance Point standards. Please contact the Building Division for further information regarding the Solar Balance Point standards and the options that are available related to building height and construction. BARKING AND ACCE S AI paw areas and driveways must be paved. • • Single family: Requires 2 off - street parking spaces per dwelling unit. • Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. (Multi - family - requires 2 parking spaces per unit for 1+ bedrooms.) Multi- family dwellin units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 1 % of the total required parking. (Refer to Code Secti 18.106.0301 k • u • - ....kA ' 6° . of required spaces may be designated and /or dimensioned as compact spaces. Parking stalls s 'all 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 • . rking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as he parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A hando is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RA S Bicycle are required for multi - family, commercial and industrial developments. Bicycle racks shall be located Nil protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided the basis of one space for every fifteen (15) required vehicular parking spaces. S lo't's Z /oT Minimum number of accesses: Minimum access width: ZS /e. ' AO /5 Maximum access width: Minimum pavement width: EC /c REQUIRED W AY LOCATION Within I I attached housing (except two- family dwellings) and multi - family developments, each residential dwelling hall be connected by walkway to the vehicular parking area, common open space and recreation facilities. 6-EAR VISION All ----- • Ci requires that clear vision areas be maintained between three and eight feet in height at road /driveway, road /railroad, and road /road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) • CITY OF TIGARD Pre- Applleatlon Conference Notes Page 5 0110 Ieslintlal pplleatln/Plinluu UMsln Section BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be - required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: ft. along north boundary. ft. along east boundary. ft. along south boundary. ft. along west boundary. In addition, sight obscuring screening is required along S TREET TREES Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right -of -way or on private property within six feet of the right -of -way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A minimum of one tree for every seven parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100,18.106 and 18.108) TREE REMOVAL PLAN REQUIREMENTS A tree pan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, 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: 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; b 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; CRY OF TIGARD Pre - Application Conference Notes Page 6 MI lssllsttlsl llnllestluUnaulas IMtln Sudsy • • a 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; c 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 18.150.025) 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 Secdon 18.150.070 (Di SIGNS Si permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Perms " handout is available upon request. Additional sign area or height beyond Code standards may be permitte ' the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Excep • n application may be filed for review before the Hearings Officer. SENSITIVE . i - The Co. = provides regulations for lands which are potentially unsuitable for development due to areas within the 1 I -year floodplain, natural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstable g 'und. Staff will attempt to preliminarily identify sensitive lands areas at the pre - application conference base on available information. HOWEVER, the responsibility to precisely identify sensitivQ lands areas. and t it boundaries. is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must b= clearly indicated on plans submitted with the development application. (Refer to Code Chapte 8.84) CITY OF TIGARD Pre - Application Conference Notes Page 7 of 10 I.slIntltlArlllatln /FlndU IMsln Satin Chapter 1 ;. ;4 also provides aulations for the use, protection, or reification of sensitive lands areas. - •!-1 • 4 ••11-1 • •■••• S L 1 i•••• STEEP SLOPES When steep slop- exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the app •val standards of the Tigard Community Development Code Section 18.84.040.B. The report shall be base upon field exploration and investigation and shall include specific recommendations . for achieving the requ ements of 18.84.040.8.2 and 18.84.040.8.3. UNIFIED SEWERAGE AGENCY [USA) UFFER STANDARDS, R a 0 96-44 Purpose: Land development adjac: nt to sensitive areas shall preserve and maintain or create a vegetated corridor for a buffer wide - ough to protect the water quality functioning of the sensitive area. Design Criteria: The vegetated corridor shall b:• a minimum of 25 feet wide, measured horizontally, from the defined boundaries of the sensitive are , except where approval has been granted by the Agency or City to reduce the width of a portion o the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the veg: tated corridor, then the surface water in this area shall be directed to an area of the vegetated corn. . r that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, ex - pt as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor ithin the development or project site can be less than 25 feet in width. In any case, the average widt of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: No structures, development, construct in activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or ether activities shall be permitted which otherwise detract from the water quality protection provided b the vegetated corridor, except as allowed below: . > A gravel walkway or bike path, not exce: ding 8 feet in width. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constru•ted closer than 10 feet from the boundary of the sensitive area, unless approved by the Age , cy or City. Walkways and bike paths shall be constructed so as to minimize disturbance to e 'sting vegetation; and Water quality facilities may encroach into the veg: tated corridor a maximum of 10 feet with the approval of the Agency or City. Location of Vegetated Corridor: In any residential development which creates multiple • arcels or lots intended for separate ownership, such as a subdivision, the vegetated corridor sha be contained in a separate tract, and shall not be a part of any parcel to be used for the construction • f a dwelling unit. (Refer to R a 0 96 -44NSA Regulations - Chapter 3, Design for SWMI 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. CITY OF TIGARD Pe- Aaaacan.a Conference Notes pageloll, I•sllnuayrUatlsUMauli MIN Satin CODE SECTIONS • 18.80 / 18.92 18.100 i 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 •* 18.162 18.164 IMPACT STODY 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 Cede Chapter 18.32 Section .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 Section .2501 NEIGHBORHOO EETIN6 The app • nt shall notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. minimum of 2 weeks between the mailing date and the meeting date is required. Please review the La d Use Notification handout concerning site posting and the meeting notice. (Refer to the eighborhood Meeting Handout] 61LDING PERMITS) • Plans for building and other related 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 ig compliance with all conditions of development approval. RECYC . 6 A. . licant should contact franchise hauler for review and approval of site servicing compatibility with Pride Disposal's vehicles. CONTA T PERSON: Lenny Hing with Pride Disposal at (503) 625 -6177. (Refer • Code Section 18.1161 ADDRIONAL CONCERNS OR COMMENTS: - � o —)sE 5 i REeI7 P/i4 tJ `TAO® MNV /Mur, 407 S /zE (3 tleget an/ 11,er/[c_1-6 1712NA2otinAD 645.r_*.M c../../ as 1;4 Z. cr ? 4,J .0 A N �E.X �{ - � e u� N - RFcvo t i -e s 7 woo.GE s E w a tz ? (f i -ry— l+�NNEA 177l)Al flne I)dAN4 L''tPIA L o D/ ??2 /9./ iPeor7• -� CrHr /� -CL.0 /QEEJ CITY OF TIMABD Pre -Ai wucaUsa MMus Metes Page 9 of 19 �•s1�ntlU AApIatln/Msuin IMsin Sudsy PROCEDURE I.Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. - APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT In accepted after 3:00 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 (1), $w` x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard 7 /A NN //vG- Gc . A basic flow chart which illustrates the review process is available from the Planning Division 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 the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Additional pre - application conference(s) is /are required if an application(s) is /are to be submitted more than six (6) months following this pre - application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: lit), // 174AJD E CITY OF TIGARD PLANNING DIVISION PHONE (503) 639 -4171 FAX: (503) 684-7297 h:Vogin\patty\preapp -r. mst (Engineering section: preapp.eng) 26- Mar -97 CITY OF TIGARD Pm- Aaaacsttw Csntereoce N•tes Page li of 1e Isshlutlal pWcatlaa/Ptaaata/ IMtln Saotlaa • • 0-2_S\ 4A 3 po l l ) 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 are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right -of -way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights -of -way to the ultimate functional street classification right -of- way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right -of -way dedication for: Q<) v ■ <‘ to .V`› feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: ( ) street improvements will be necessary along ( ) street improvements will be necessary along • ( ) Street improvements on 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 CITY OF TIGARD Pre - Application Conference Notes Page 1 of 5 Engineering Department Section streets, or in the Coal Business District), necessary stet signs and traffic control devices, streetlights, and a two year streetlighting fee. ( ) Street improvements on 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. There are existing overhead utility lines which run adjacent to this site along SW �(- . Prior to NY � , the applicant shall either place these utilities underground, or pay the f-b q R e 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: (1 1n/ W ( Pedestrianways /bikeways: Sanitary Sewers: The earest sanitary sewer line to this property is a(n) €3. inch line which is located in .rT C5-r. . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to der c T� t\l,-vJ 9c&P, cur S Uu) - P CITY OF TIGARD Pre - Application Conference Notes Page 2 of 5 Engineering Department Section Water Supply: • • I l --app Y � n _ ,,,� • The 1 �U/ d> Water l ac ' ` t - Phone:(503) (02 4 0( 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. P?-ME Std NAKi. c:R.- 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. e fV-evtDe KiTuft- 41/J - ' I2 % 4L Pf-Mre A Fu Ott > PcAIJ - -1 La, etc T iZy'N" A t I N16e -c-xze--Cs t3 l 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 phospfs contained in 100 percent of th torm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in -lieu of constructing an on -site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in -lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $180.00. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will • require: ( ) Construction of an on -site water quality facility. ($ Payment of the fee in -lieu. (-. f TRAFFIC IMPACT FEES In 1990, Washington County adopted a county -wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. 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: e 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 Engineering Permit is required, the applicant must 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: P ► - ' 'C.;,; (a `(7 ENGINEERING DEP A RTMEN Phone: (503) 639 -4171 Fax: (503) 684 -7297 h: \login \patty \preapp. 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 DEPARTMENT Alk APPLICATION CHECKLIST CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist Identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639 -4171. Staff: IA). a Date: 615/6 (APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE ,/ MARKED ITEMS I) A) Application form (1 copy) GI B) Owner's signature/written authorization Imo' C) Title transfer instrument/or grant deed Er D) Applicant's statement No. of Copies / Z E) Filing Fee $ Cc 7.3 .5t3 Fez— (SITE - SPECIFIC MAP(SUPLAN(S) SUBMITTAL REQUIREMENTS - INCLUDE ,/ MARKED ITEMS A) Site Information showing: No. of Copies IZ. 1. Vicinity map 2. Site size & dimensions E3'; 3. Contour lines (2 ft at 0 -10% or 5 ft for grades > 10 %) 4. Drainage patterns, courses, and ponds E 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 Map 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 8. Location of existing structures and their uses r� 9. Location and type of on and off-site noise sources ❑ rte 10. Location of existing utilities and easements 11. Location of existing dedicated right -of -ways er LAND USE APPLICATION J LIST PAGE 1 OF 5 B) Site De to • ment Pe Indi tin:: No. of Copies 1. The , •roposed site and surrounding properties ❑ 2., Cont. r line intervals ❑ 3. The location, dimensions and names of all: (a) E 'sting & platted streets & other public ways and easements on the site and on adjoining properties ❑ - • (b) Pro.osed streets or other public ways & easements on th- site ❑ (c) Altern . tive routes of dead end or proposed streets that re, future extension ❑ 4. The location :nd dimension of: (a) Entranc-. and exits on the site (b) Parking a d circulation areas ❑ (c) Loading a d services area a (d) Pedestrian . nd bicycle circulation a (e) Outdoor co mon areas a (f) Above grou d utilities ❑ 5. The location, dime sions & setback distances of all: (a) Existing perm.nent structures, improvements, utilities, and easements whi• h are located on the site and on adjacent property within 5 feet of the site a (b) Proposed structu es, improvements, utilities and easements on the site ❑ 6. Storm drainage facilities .nd analysis of downstream conditions ❑ 7. Sanitary sewer facilities ❑ 8. The location areas to be I. dscaped ❑ 9. The location and type of o door lighting considering crime prevention techniques ❑ 10. The location of mailboxes a 11. The location of all structures a , d their orientation ❑ 12. Existing or proposed sewer rei •ursement agreements ❑ C) Grading Plan Indicating: No. of Copies / Z. 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 e'' (b) Slope ratios ❑ (c) Soil stabilization proposal(s) a (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 0 (b) The validity of sanitary sewer and storm drainage service proposals Ere (c) That all problems will be mitigated and how they will be mitigated e' LAND USE APPLICATION / LIST PACE 2 OF 5 D) Architectu al Drawi Indicating: .Jo. of Copies - The site de lopmerWlan proposal shall include: 1. Floor pl s indicating the square footage of all structures proposed or use on -site 2. Typical ele ation drawings of each structure • E) Landscape Plan Indicating: No. of Copies 1 Z.. 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 at" 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used a F) Sin rawin s• ❑ Sign dr wings shall be submitted in accordance with Chapter 18.114 of the Co a as part of the Site Development Review or prior to obtaining a Building ermit to construct a sign. G) Traffic G Estimate: ❑ H) Preliminary Partition /Lot Line Adjustment Map Indicating: No. of Copies 1 Z 1. The owner of the subject parcel tom' 2. The owner's authorized agent a3'• 3. The map scale (20,50,100 or 200 feet -1) inch north arrow and date o'' 4. Description of parcel location and boundaries tam' 5. Location, width and names of streets, easements and other public ways within and adjacent to the parcel eta' 6. Location of all permanent buildings on and within 25 feet of all property lines ta' 7. Location and width of all water courses 0 8. Location of any trees within 6" or greater caliper at 4 feet above ground level Et' 9. All slopes greater than 25% ❑ 10. Location of existing utilities and utility easements 0" 11. For major land partition which creates a public street: (a) The proposed right -of -way location and width 0 (b) A scaled cross - section of the proposed street plus any reserve strip ❑ 12. Any applicable deed restrictions ❑ 13. Evidence that land partition will not preclude efficient future land division where applicable ❑ LAND USE APPUGATION I LIST PAGE 3 OF 3 I) Subdivi on Prelimi Plat Ma• and Dat Indicatin:: Olo. of Copies 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase • er sheet ❑ 2. The pr.•osed name of the subdivision o 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 rveyer and designer (as applicable) o 5. Date of app 'cation ❑ 6. Boundary lin : s of tract to be subdivided o 7. Names of adj. ent subdivision or names of recorded owners of adjoining parc- s of un- subdivided land o 8. Contour lines re aced to a City- established benchmark at 2 -foot intervals for 0 -10% grades greater than 10% o 9. The purpose, loca,•on, type and size of all the following (within and adjacent to the proposed subdivision): (a) Public and pri ate right -of -ways and easements ❑ (b) Public and priv :te sanitary and storm sewer lines ❑ (c) Domestic water ains including fire hydrants ❑ (d) Major power telephone transmission lines (50,000 volts or greater) ❑ (e) Watercourses o (f) Deed reservations • r parks, open spaces, pathways and other • land encumbrances ❑ 10. Approximate plan and pro' les of proposed sanitary and storm sewers with grades and pipe sizes i dicated on the plans ❑ 11. Plan of the proposed water .• tribution system, showing pipe sizes and the location of valves and fire ydrants ❑ • 12. Approximate centerline profiles howing the finished grade of all streets including street extensions for a - asonable distance beyond the limits of the proposed subdivision ❑ 13. Scaled cross sections of proposed s. eet right -of- way(s) ❑ 14. The location of all areas subject to i undation or storm water overflow ❑ 15. Location, width & direction of flow o all water courses & drainage -ways ❑ 16. The proposed lot configurations, appro imate lot dimensions and lot numbers. Where lots are to be used or purposes other than residential, it shall be indicated upon suc 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 the location of all structures and the present uses of the structures, and a sta,ement of which structures are to remain after platting o 19. Supplemental information including: (a) Proposed deed restrictions (if any) ❑ (b) Proof of property ownership ❑ (c) A proposed plan for provision of subdivision impr.vements ❑ 20. Existing natural features including rock outcroppings, wetlands marsh areas ❑ 21. If any of the foregoing information cannot practicably be sh•wn on the preliminary plat, it shall be incorporated into a narrative an. submitted with the application ❑ LAND USE APPLICATION I LIST PACE 4 OF 5 • • J) Solar Access Calculations: K) Other Information No. of Copies o h:Vogin\patty\masters\I cklist.mst May 23. 1995 LAND USE APPLICATION I LIST PAGE 5 OF 3 .2 1; , ,..1 ".■ . ; . '44 ; 1 • A %, ...; i ; ; A : ; A : P A .A - ki: : I. :'.....;:: :.:. e , :i v e x. A r: f: i ':?. X X" r r i : I 441 4 :: 4 ': * 44 ': , :1 : 4 '4 041 : , ..„.. .t.t ....,,.., lk , ii........; : :-.!.....,, ,:, v ' 'i:: : ... 4:: „. t , ::::- ,,,,,,, :,,,,,„,:::: ...„„.._ S .. :' 4 ` , .... : .... : „. 4 ,. s 3*:. ,, ,, SS ' : : : ' ti : S :T. .,',, 4 4 1 14 : '1 : . 1. i y , , : 4 ' .,.. x: ' rt ti ": :: .4 ‘„. F, "?`. r :i 7 :: $ : : : ....... :: , V 4, S Sssiss - - ss >4- -,, ss , os, ,, ,, ,,s -ss, s,s. N. :: ,: ,: ,....:', ". - ' ' AC : 4: px ..,„ ...1 I if : , . , ,: :" : : ..... ii 4::?:* A 4.. *4 , : , . z: ...,:::: ' ... : 0 . surveyors • engineers • planners • • 23 May, 1997 ' W . B . • Wells City of Tigard and 13125 S. W. Hall Blvd. associates Tigard, OR 97223 inc. 4230 N.E. Fremont St. RE: Pre - Application request Portland, OR 97213 Phone (503) 284 -5896 FAX (503) 284 -8530 12920 S. W. Walnut St., Tigard, OR Dear Sirs: - Please find attached two copies of a proposed Minor Land Partition. The project will include the parent parcel and two additional lots. Each of the lots created will have access onto S.W. Walnut St. via a private, 25' access. Currently there is a residence, on the first parcel, along with a garage and carport. All of these structures will remain on Parcel #1. Our survey department has located the structures, and the setbacks as shown are accurate. A small shed will have to be removed that is sitting on Lot #2. The parcel is located at 12920 S.W. Walnut St. and further described as Township 2 South; Range 1 West; Section 4AD; Tax lot 3300. I have attached a quarter section map for your reference. The owner of the property is Thomas L. Fisher. The applicants are Fred and Susan Passmore. I will be representing W.B. Wells and Associates, Inc. as their Senior Planner. Should you have any questions, please do not hesitate to contact me. My phone number is 284 -5896 and my FAX number is 284 -8530. I look forward to the Pre - application meeting. Respectfully submitted; CD ,r)ZdG L __ Pamela Emmons Senior Planner attachments cc: Fred and Susan Passmore Exceptional Service, Creative Solutions, Quality Beyond Your Expectations. i COMMUNITY NEWSPAPERS, INC Legal P.O. BOX 370 PHONE (503) 684 -0360 TT 8958 RECE BEAVERTON, OREGON 97075 Legal Notice Advertising ' OCT 2 8 1997 • City of Tigard • ❑ Tearsheet Notice CITY Cr. 7CARD. 13125 SW Hall Blvd • Tigard ,Oregon 97223 • ❑ Duplicate Affidavit • Accounts Payable • AFFIDAVIT OF PUBLICATION STATE OF OREGON, ) 'r. COUNTY OF WASHINGTON, )ss. 1, Kathy Snyder being first duly sworn, depose and say that I am the Advertising Director, or his principal clerk, of the T� gard Tualati n Times a newspaper of general circulation as defined in ORS 193.010 and 193.020; published at Ti Bard in the aforesaid county and state; that the >` LP Fi shPr /Pacemnro P rtiti.on 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: October 23,1997 9< iJ 6 d 0 ti. Subscribed n 23rd da a d sworn t before me this day of October, 1997 OFFICIAL SEAL ri?r+ ROBIN A. BURGESS Not Pu is for Oregon NOTARY PUBLIC-OREGON v`7, � ,i t> COMMISSION NO. 062071 My Commission Expires: MY COMMISSION EXPIRES MAY 16, 2001 AFFIDAVIT . .. 0 • MINOR LAND PARTITION [MLP] 97 -0015 ' > FISHER/PASSMORE PARTITION < i A request for Minor Land Partition approval to divide one (1) parcel of : approximately 40,075 square feet into three (3) parcels of approximately 15,721, 7,580 and 7,597 square feet. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot 03300. The site is located east of SW ,/, 132nd Avenue and on the south side of SW Walnut Street. ZONE: Residential, 4.5 Units Per Acre; R -4.5. The R -4.5 zone allows single - family residential units, public support facilities, residential treatment home, farming, maufactured home, family day care, home occupation, ' temporary use, residential fuel tank and accessory structures, among other uses. APPLICABLE REVIEW CRITERIA: Community Development ' Code Sections 18.50.050, 18.162.040, 18.162.050 and 18.164. J Llo dia 11 ' paw Ars, is ul No 4 c83 _ ti illiipt.k.111 _, . #0;ivas a g g. : EBB gi -__\ At** . aim : di " _l_ , A .14,.. ji II , _ T -- ______ _ il.... Nt4 4111 ,r Ai , ; Ecri 4441, 41, _ IA ■ ■ ___- l - I. - \ a � isli ■ eal - � r.., The adopted finding of facts, decision, and statement of conditions can be obtained from the Planning Department, Tigard Civic Center, 13125 SW Hall Boulevard, Tigard, Oregon 97223. The decision shall be final on • November 3, 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 Corn- , munity 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., November 3, 1997. TT8958 — Publish October 23, 1997. ._ • REQUEST FOR COMMENTS O 1{11'' — CITY OF TI©ARD Community Deve(apment Shaping A Better Community DATE: October 2, 199/ TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: William D'Andrea, Associate Planner Phone: (5031 639-4171 Fax: (5031 684-7297 RE: MINOR LAND PARTITION (MLR 97 -0015 • ➢ FISHER /PASSMORE PARTITION < A request for Minor Land Partition approval to divide one (1) parcel of approximately 40,075 square feet into three (3) parcels of approximately 15,721, 7,580 and 7,597 square feet. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot 03300. The site is located east of SW 132nd Avenue and on the south side of SW Walnut Street. ZONE: Residential, 4.5 Units Per Acre; R -4.5. The R -4.5 zone allows single - family residential units, public support facilities, residential treatment home, farming, manufactured home, family day care, home occupation, temporary use, residential fuel tank and accessory structures, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54.050, 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 - October 13, 1991. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: V � (Please proviufe the foaming information) Name of Persons] Commenting: I Phone Number[sl: I MLP 97-0015 THOMPSON /PASSMORE PARTITION PROPOSAUREOUEST FOR COMMENTS • • REQUEST FOR COMMENTS. . . . IS1U C&111M UST RI ISIS Mai pIVEUICmTAMVUCWI UU ciTiirlaZ in tsi can MU INVOLVEMENT MUG al Roes tat w. iwiIlr.r,lariw FILE KQISL rnLP c\ 00 1 RLE NAYHSI: Fi5 Pe- /PASs/ v g_ G - I • : • CRY !MICE hilVANCED PLANNINGINadlne Smith, r...,,...s _ COMMUNITY OVLPMNT. DEPTJe..... em. w rw�. _ PUCE DEPT./cm........... ar.. UILDING DIVJDavid Scott. ....,o..r GINEERING DEPT./Brian Riper. p,...arm. L ! W OEPTJMIchael Miller. o _ CITY ADMINISTRATION/Cathy Wheatley, ow Ream. ERATIONS OEPTJJohn Roy. Pam. Allow —/ OTHER I . •• • SPECIAL D15T8ICTS • ......... 1 • i TUALATIN VALLEY FIRE & RESCUE _TUALATIN VALLEY WATER DISTRICT _`UNIFIED SEWERAGE AGENCY Fire Marshall Administrative Moe Julia HuffmaNSWM Program Washington County Fire District PO Box 745 155 N. First Street (place In pick -up box) Beaverton. OR 97075 Hillsboro, OR 97124 I • . _ . . • LOCAL AIM STAN I IC11SNS.: ; :g :: ::.• •• I • CITY OF BEAVERTON _ CITY OF TUALATIN _ OR. DEPT. OF FISH & WILDUFE _ OR. DIV. OF STATE LANDS PO Box 4755 Planning Director 2501 SW First Avenue 775 Slimmer Street, NE Beaverton. OR 97078 PO Box 369 PO Box 59 Salem, OR 97310 -1337 Tualatin, OR 97062 Portland, OR 97207 OR PUB. UTILITIES COMM. _ Larry Conrad. War r Mice Matteucd. Male... c.,.. METRO _ OR DEPT. OF GEO. & MINERAL IND. 550 Gadd Street. NE 600 NE Grand Avenue 800 NE Oregon Street. Suite 5 Salem. OR 97310 -1380 _ CITY OF DURHAM Portland. OR 97232 -2738 Portland, OR 97232 City Manager _ US ARMY CORPS. OF ENG. PO Box 23483 _ Paulette Alien, o. r w ..,.a+ca.a..�. _ OR. DEPT. OF LAND CONSERV.& DVLP. 333 SW First Avenue Durham, OR 97281 -3483 _ Mel Hule, ammo= a.+...eoR>rzoRsi 1175 Cast Street, NE PO Box 2948 Salem. OR 97310-0590 Portland. OR 97208 -2948 CITY OF KING CITY _ METRO AREA BOUNDARY COMMISSION City OF TRANS. (000T) WASHINGTON COUNTY 800 NE Oregon Street 15300 Manager Aeronautics Division Dept of Land Use & Trans. 15300 SW 116th Avenue Building s'18. Suite 540 King City. OR 97224 Portland, OR 97232 -2109 At Tom Highland. 'walls 155 N. First Avenue 3040 25th Street. SE Suite 350. MS 13 CITY OF LAKE OSWEGO _ OR. DEPT. OF ENERGY Salem, OR 97310 Hillsboro. OR 97124 Planning Director Bonneville Power Administration PO Box 369 PO Box 3621 _ OOOT, REGION 1 _ Brent Curds cowl) Lake Oswego, OR 97034 Routing TTRC - Attn: Rene Ferrero Sonya Kann. wove. Rw. w. _ Scott King (o•» Portland. OR 97208 -3821 123 NW Flanders Mice Bexreson cc/ _ CITY OF PORTLAND Portland, OR 97209-4037 Tice oar» David Knowles. P.,.. s.... ow. _ OREGON, DEPT. OF ENVIRON. QUALITY h 1 °m Harty gunman maw Portland Building 108, Rm. 1002 811 SW Sbdh Avenue • _ 000T, REGION 1 - DISTRICT 2A _ Phil Healy ccun.. w Apia) 1120 SW Fifth Avenue Portland. OR 97204 Jane Estes. remit sp'w"' • Portland. OR 97204 PO Box 25412 Portland. OR 97298-0412 I • • . DTILIIT PROVIDERS AND SPECIALAGINCIES • . • _ BURLINGTON NORTHERN FUR METRO AREA COMMUNICATIONS _ SOUTHERN PACIFIC TRANS. CO.(R/R) _ TRI -MET TRANSIT DVLPMT Administrative Office Jason Hewitt Clifford 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 97008.4888 _ COLUMBIA CABLE COMPANY _ TO CABLEVISION OF OREGON _ US WEST COMMUNICATIONS Craig Eyestone _ NW NATURAL GAS COMPANY Linda Peterson Pete Nelson 14200 SW Brigadoon Court Scott Palmer 3500 SW Bond Street 421 SW Oak Street Beaverton. CR 97005 220 SW Second Avenue Portland. OR 97201 Portland, OR 97204 Portland. OR 97209 -3991 _ GENERAL TELEPHONE _ Paul Koft. Engineering _ PORTLAND GENERAL ELECTRIC COMPANY MC: OR030546 Brian Moore Tigard, OR 97281 -3416 14655 SW Old SchoUs Ferry Road R mst 2a.t.y 97 Beaverton, OR 97007 • • • . ,., ....... • •••••• . • .. , . ., . • " ,.. • • • . • •••• (...:•••••• 1 ,1". ti tt: il. 1: f..":„...:t rs, I t ttt. ;;•••••• • • .• . • • • • • •• ...: i...:f . ,. 4 : 4 I , :la' . ,:+1 ,::. .... . . . .T..< . ........... • ••• • . • '. • .` • • • • . • .4"; ! : • • . : .7.7.: • • •• - .... • • Ie • .... • .: • . : • .. .. • ... ...• • . . e ••••• • 1 . : : . : I ! . . :......., ....••• ••• - - • • j . : • n.,•• • ... • • ••• - - .......... ..........• ...... : . ...;..- .. • ..••••• • . . : ...; • .. 1 . . .. • • •••t...ri, . . • .• 4 . . . „ . . : . . *••••• ' . . •• — •• . . • . • i [ ' i I • . • i • . • • • x . • ... 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' • . • A C i ty Of T ICard pl annIng Departr-lent 5/20/02 Activities for Case #: MLP97 -00015 3:27:46 PM Assigned Hold Updated Activity Description Date 1 Date 2 Date 3 To Done By Disp. Level By Updated Notes MLP1090 Application expired 5/20/02 BMK DONE No Hold BMK 5/20/02 MLPA007 APPlication received 7/30/97 WD WRD 8/11/97 MLPA020 Application acceptance date WRD 8/11/97 MLPA030 Assign planner WRD 8/11/97 • • • Page 1 of 1 11/03/97 15:16 $503 684 7297 CITY OF TIGARD 1 J001 0 **** ** *$$***$******$* ****** * *s ACTIVITY REPORT $$$ *** * **$ * **** * *** *** * * * * ** ** TRANSMISSION OK TX /RX NO. 5931 CONNECTION TEL 503 284 8530 CONNECTION ID WB WELLS & ASSOC START TIME 11/03 15:14 USAGE TIME 01'06 PAGES 2 RESULT OK ( *.°744 CITY OF TIGARD OREGON SETTING THE STANDARD FOR SERVICE EXCELLENCE Facsimile To: 4-2:4A/1 Company: -- Phone: Fax: From: /( Company: City of Tigard - Phone: (503) 639 -4171 Fax: (503) 684 -7297 Date: 11- 3 Pages includng this page: COMMENTS: Am MIL 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 in the Engineering Department (503)639- 4171.) . 1. Prior to approval of the final plat, a public improvement permit and compliance agreement is required for this project to cover the new public sanitary sewer main line extension. Five (5) 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 eight (8) 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. Prior to approval of the final plat, the applicant shall obtain a Site Permit from the Building Division to cover all grading for the lot(s), all on -site private utility installation (water, sewer, storm, etc.) and all driveway construction. NOTE: this permit is separate from any permit issued by the Engineering Department for work in the public right -of -way (ROW). 4. An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future Local Improvement District formed to improve SW Walnut Street. 5. Additional right -of -way shall be dedicated to the Public along the frontage of SW Walnut Street to increase the right -of -way to 33 feet from the centerline. The description shall be tied to the existing right -of -way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 6. The applicant shall cause a statement to be placed on the final plat to indicate that the private driveway will be jointly owned and maintained by the private property owners who abut and take access from it. 7. The final plat shall indicate on its face that access to Tax Lot 3301 will be assured across the private driveway of this site. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 2 OF 14 f r r 0 0 • • NOTICE OF DECISION 4 MAJOR LAND PARTITION- IMLPI:91 -0015 r ' CITY OF TIGARD FISHER / PARTITION Community 2ieve(oPment . . - Shaping si Better Community I. APPLICATION SUMMARY CASE: FILE NAME FISHER/PASSMORE PARTITION Major Land Partition MLP 97 -0015 PROPOSAL: A request for Major Land Partition approval to divide one (1) parcel of approximately 40,075 square feet into three (3) parcels of approximately 15,721, 7,580 and 7,597 square feet. OWNER: Thomas Fisher APPLICANT: Fred & Susan Passmore PO Box 11370 7501 SW 195th Portland, OR 97211 Aloha, OR 97007 ZONING DESIGNATION: R -4.5; Residential, 4.5 Units Per Acre. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot 03300. The site is located east of SW 132nd Avenue and on the south side of SW Walnut Street. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.50, 18.162.040, 18.162.050, 18.164.030, 18.164.090 and 18.164.100. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97• PAGE 1 OF 14 416 8. The applicant shall close the existing western driveway access to this site and shall provide all vehicular access from the eastern driveway near the middle of the site frontage. The site access shall align across from the future ROW of SW 129th Avenue which, on the north side of SW Walnut Street, is currently a private road. 9. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be. reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. 10. Prior to approval of the final plat, the applicant shall demonstrate to the Building Division that adequate fire hydrant coverage exists to serve the new lots. If a new hydrant is required, it shall be installed as a part of the public improvements. 11. Prior to approval of the final plat, the applicant shall cause this site to be annexed • into the City of Tigard to enable the site to be served from the City's public sanitary sewer line located in SW Walnut Street. 12. The applicant shall provide a public sanitary sewer line stub -out to the southern boundary of this site. 13. Prior to approval of the final plat, the applicant shall verify whether or not the downstream storm drainage system on SW Walnut Street has enough capacity to accommodate the additional storm drainage runoff from this site. If there is a downstream deficiency, the applicant shall provide on -site detention as proposed in the preliminary drainage report submitted with the application materials. 14. If the applicant can not feasibly install an on -site water quality facility, the applicant shall pay the fee in -lieu as allowed by the Unified Sewerage Agency (USA) Design and Construction Standards. The fee shall be paid prior to approval of the final plat. The fee is based on the total area of new impervious surfaces in the proposed development which includes the new private driveway area. In addition, a standard value of 2,640 square feet of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: 1.) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, 2.) the portion assessed to each lot ($210 /lot at present) can be paid at the time building permits are issued for the individual lots. The applicant shall provide the Engineering Department with surface area calculations for the streets and sidewalk in order for the fee under "1.)" above to be calculated. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 3 OF 14 4 15. The applicant shall either place the existing overhead utility lines along SW Walnut Street underground as a part of this project, or they shall pay the fee in -lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, it shall be paid prior to approval of the final plat. 16. 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. C. The right -of -way dedication for SW Walnut Street shall be made on the partition plat. 17. Revised site and landscaping plans shall be submitted for review by the Planning Division. Staff Contact: Will D'Andrea. The revised plans shall include the following: A. A 15 -foot rear yard setback to the garage. As an alternative, a detached accessory structure (528 square foot maximum size) shall maintain a rear and side yard setback of five (5) feet. The applicant may choose to make the structure a conforming, detached accessory structure that would comply with setback standards. B. Screening along the private access, in accordance with Section 18.100.080 and 18.100.090. 18. The property owner shall record a deed restriction to the effect that all of the trees being preserved may be removed only if the tree dies or is hazardous according to a certified arborist. PRIOR TO THE ISSUANCE OF BUILDING PERMITS, THE FOLLOWINGCONDITIONS SHALL -BE: SATISFIED: 19. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. 20. Prior to issuance of the building permits, the public improvements shall be deemed substantially complete by the City Engineer. Substantially complete shall be when the public sanitary sewer line has been backfilled, tested and video inspection completed and approved. • NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 4 OF 14 • • 21. Prior to issuance of building permits, the applicant shall provide the City with as- built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand - drawn, then a diskette is not required. 22. If the proposed private water quality facility is constructed, the design engineer shall provide certification to the Building Official that the private facility was constructed in accordance with the approved plan. This certification shall be completed prior to issuance of building permits. (STAFF CONTACT: David Scott, 639 -4171, ext. 311). .THIS IS VALID IF EXERCISEDWITHIN EIGHTEEN MONTHS OF.THE FINAL 1 DECISION DATE NOTED UNDER THE PROCESS AND APPEAL SECTION BELOW. 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 residence. The applicant is proposing to divide one (1) parcel of approximately 40,075 square feet into three (3) parcels of approximately 15,721, 7,580 and 7,597 square feet. IV. APPLICABLE REVIEW CRITERIA AND FINDINGS - MAJOR LAND PARTITION Section 18.162.040 contains the following general approval criteria for a Major Land Partition: 1. The proposal conforms with the City's Comprehensive Plan; 2. The proposed partition complies with all statutory and ordinance requirements and regulations; 3. Adequate public facilities are available to serve the proposal; 4. All proposed lots conform to the size and dimensional requirements of this title; and 5. All proposed improvements meet City and applicable agency standards (Ord. 89 -06; Ord. 83 -52). The proposal conforms with the City's Comprehensive Plan in that, the newly created lot will continue to allow for residential development. This proposal, therefore, is not in conflict with the Low Density Plan designation. This proposed partition complies with all NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 5 OF 14 • statutory and ordinance requirements and regulations as demonstrated both by the analysis presented within this administrative decision, and by this application and review process. Adequate public facilities are or will be conditioned to be available to serve the proposal. Section 18.162.050 contains the following special provisions for lots created through the Partition Process: 1. Lot Width: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. 2. Lot Area: The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. 3. Lot Frontage: Each lot created through the partition process shall front a public right -of -way by at least 15 feet, or have a legally recorded minimum 15 foot wide access easement. 4. Setbacks: Setbacks shall be as required by the applicable zoning district. 5. Front Yard Determination for Flag Lot: When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. 6. Screening on Flag Lots: A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.100.080 and 18.100.090. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. 7. Fire Protection: The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire • fighting capabilities. 8. Reciprocal Easements: Where a common drive is to be provided to serve more than one (1) lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. 9. Accesswav: Any accessway shall comply with the standards set forth in Chapter 18.108; Access, Egress, and Circulation. 10. Floodplain: Where landfill and/or development is allowed within or adjacent to the one - hundred -year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. Criteria 1 is satisfied as the proposed lot widths are approximately 107, 76 and 76 feet respectively, exceeding the minimum 50 -foot lot width requirement in the R -4.5 zone. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 6 OF 14 Criteria 2 is satisfied as this partition would create lots of approximately 15,721, 7,581 and 7,598 square feet, exceeding the 7,500 square foot minimum lot size requirement. Criteria 3 is satisfied as parcel one (1) has 107 feet of frontage on SW Walnut Street and parcels two (2) and three (3) have 25 feet of frontage on SW Walnut Street via a 25 -foot access easement. The required setbacks in the R -4.5 zone are as follows: front yard -20 feet; side yard -5 feet; rear yard -15 feet; and garage -20 feet. As indicated on the site plan, the existing single - family home on parcel one (1) does not comply with the rear yard setback. Section 18.144.020 (Accessory Structures: Definition) states that where an accessory structure is attached to the principal structure, in a substantial manner, as by a roof, such accessory structure shall be considered as a part of the principal structure. The garage is attached to the main structure, therefore, the garage must comply with the setbacks applicable to the principle structure. A revised plan shall be submitted that provides a 15- foot rear yard setback to the garage, thereby, satisfying Criteria 4. As an alternative, a detached accessory structure (528 square foot maximum size) shall maintain a rear and side yard setback of five (5) feet. The applicant may choose to make the structure a conforming, detached accessory structure which would comply with the setback standards. Compliance with flag lot setbacks on the newly created parcels will be reviewed when they are built upon. Criteria 5 shall be satisfied as the front yard determination for the new parcels shall be reviewed during the building permit process when the properties are built upon. Criteria 6 shall be satisfied as the applicant shall submit a revised plan which provides screening along the entire length of the flag driveway, in accordance with Sections 18.100.080 and 18.100.090. Fire hydrants shall be consistent with Uniform Fire Code standards, thereby, satisfying Criteria 7. Criteria 8 shall be satisfied as a joint use and maintenance agreement shall be provided for the common driveway. Criteria 9 shall be satisfied as all three (3) lots will use the proposed 25 -foot private access. Section 18.108.070.A states that the minimum access width shall be 25 feet with a minimum pavement width of 20 feet for driveways serving between 3 -6 lots. The applicant's narrative states that they are proposing a 25 -foot private road. Criteria 10 is not applicable as neither of the parcels are within the floodplain. Section 18.88.010 (Solar Access) states that all newly created lots within the City of Tigard shall promote the use of renewable energy sources by providing for improved access to sunlight for residential dwellings. A lot meets the basic requirement if it has a north -south dimension of 90 feet or more and has a front lot NOTICE OF DECISION FISHERJPASSMORE PARTITION - MLP 97 -0015 PAGE 7 OF 14 • • line that is oriented within 30 degrees of a true east -west axis. Section 18.88.040(E), however, allows the approval authority to exempt new lots from the solar access standard in certain cases including situations where existing ROW prevents lots from being oriented for solar access. The existing orientation of SW Walnut Street and the configuration of the subject site prevents the proposed parcels from being orientated for solar access. Therefore, the new parcels are except from the solar access standard. It should be noted that new structures must comply with the Solar Balance Point Ordinance even if a lot has been exempted from the basic solar requirement. 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 subdivision 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. This section requires a program to save existing trees or mitigate tree removal for trees over 12 inches in caliper. The applicant has provided a plan that identifies all existing trees greater than six (6) inches in caliper. The inventory identified ten (10) trees greater than 12 -inch caliper. The proposed plan will be retaining eight (8) trees greater than 12 -inch caliper. Since the applicant is retaining more than 75 percent of the existing trees, Section 18.150.025(B)(2)(d) requires no mitigation. Section 18.150.045.B states that any tree preserved or retained in accordance with this section may, thereafter, be removed only for the reasons set out in a tree plan according to Sections 18.150.025 or 18.130.B, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit impacted by this section to the effect that, such tree(s) may be removed only if the tree dies or is hazardous according to a certified arborist. 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 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. Any required street improvements to certain collector or higher volume streets NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 8 OF 14 • and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A -Boy Expansion /Dolan II /Resolution 95 -61, TIF's are expected to recapture 32% of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $179.00. The total TIF for an attached, single - family dwelling is $1,790. The applicant has proposed to dedicate three (3) feet in order to provide sufficient half street improvements on SW Walnut Street. Based on past City purchases of residential property for street ROW, residential property is assessed at $2.00 per square foot. The applicant is being required to dedicate an additional 398 square feet of right -of -way along SW Walnut Street. Assuming a cost of $2.00 per square foot, it is estimated that the total cost of the dedication is $796.00 (398 sq.ft. x $2). Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $3,580.00 ($1,790 x 2 dwelling units). Based on the estimate that total TIF fees cover 32% of the impact on major street improvements citywide, a fee that would cover 100% of this projects traffic impact is $11,187.00 ($3,580 divided by .32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Since the TIF paid is $3,580.00, the unmitigated impact can be valued at $7,607. The total estimated cost of the dedication is approximately $796. Given the estimated unmitigated impact of approximately $7,607.00, the difference in the conditioned items and the unmitigated impact is approximately $6,811. The rough proportionality test means that the conditions imposed must be "roughly proportional" to the impacts associated with a development. The test does not require a precise mathematical calculation. The test does not require a "dollar for dollar" exchange of conditions for impacts, nor does it require that the impacts outweigh or have a higher estimated value than the conditions imposed. The estimated costs (in this case, the street dedication) required of the applicant is less in estimated value than the value of the unmitigated impact. The City finds that the conditions meet the rough proportionality test. 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 SW Walnut Street This site lies adjacent to SW Walnut Street, which is classified as a major collector street and is under Washington County jurisdiction. This roadway is to be constructed within a 66 foot right -of -way (ROW). At present, there is only 30 feet of ROW south of the centerline. The applicant has indicated that they will dedicate additional ROW to provide 33 feet from centerline to meet County standards. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 9 OF 14 • . Washington County did not submit recommended conditions for this application but is deferring to the City's standards and requirements per the Intergovernmental Agreement between the County and the City. The roadway is paved but not fully improved to City standards. TMC 18.164.030(A)(1)(a) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.164.030(A)(1)(c) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will . not significantly improve the safety or capacity of the street. Staff therefore recommends that the applicant be required to enter into a non - remonstrance agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out through a local improvement district. This agreement must be executed prior to approval of the final plat. Access Alignment with SW 129th Avenue Access into this site was discussed at the preapplication meeting. There are presently two access serving this site: 1) the eastern driveway is located near the middle of the site frontage and is aligned across from the future intersection of SW 129th Avenue, and, 2) the western driveway is located adjacent to the western boundary and also jointly serves Tax Lot 3301 to the south. These two driveways are presently linked such that vehicles can cross over to use either one. The City has a concern with driveways on collector streets and strives to reduce or limit the number of driveways on such a roadway to avoid turning movement conflicts and delays on the collector. The City will require one of the existing driveways to be closed. It appears the applicant intends to use the western driveway to serve all three lots. Staff does not concur with that proposal. The City anticipates that SW 129th Avenue will be completed in the future and it will be necessary to make sure that accesses to this site do not create turning movement conflicts with that intersection. At present, there is a private driveway on the north side of Walnut Street that is within the future ROW of 129th Avenue; this driveway serves several existing homes and acts as a private street. Any driveway serving the subject site will also need to continue to serve Tax Lot 3301, as is currently the case. Tax Lot 3301 may redevelop in the future and result in more single family lots. The joint private driveway to this site will also serve as a private "street ". If the applicant were to utilize the western driveway as proposed, the offset from SW 129th Avenue (future ROW to the north) would be approximately 70 feet. City standards for offset "tee" intersections requires a 300 -foot minimum spacing between offset streets [TMC 18.164.030(G)]. By allowing use of the western driveway, the City standard and public safety would be compromised. Therefore, Staff recommends the applicant be required to close off the driveway entrance at the western boundary and realign the proposed private access to enter Walnut Street at the existing driveway location across from SW 129th Avenue. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 10 OF 14 There is adequate space available across Parcel 1 to accommodate the realigned access. WATER: This site lies within the Tigard Water Department's service area. There are two public water lines in SW Walnut Street: One 12 -inch and one 6 -inch. The applicant's plan indicates that they will connect to the 6 -inch main line to serve the new lots. For fire and life safety concerns, a new fire hydrant may be necessary to adequately serve the new lots. Prior to issuance of the Site Improvement Permit, the applicant will need to verify that they hydrant coverage for the lots will meet Uniform Fire Code requirements. SANITARY SEWER: There is an existing 8 -inch public sanitary sewer line located in SW Walnut Street that has adequate capacity to serve this site. This public sewer line is under City jurisdiction and is maintained by City crews. Connection to this main sewer line will necessitate annexation into the City of Tigard. The applicant will need to complete the annexation process through the Portland Metropolitan Boundary Commission prior to recording of the final plat. In order to serve the new lots, a new public sewer main line will need to be installed within the private access. In addition, the City standards require a developer to extend public sewer services to adjacent undeveloped properties (TMC 18.164.090). The new public sewer line will need to be stubbed to the southern boundary of this site for future extension. STORM DRAINAGE: The site topography falls primarily to the east. The applicant submitted a storm drainage plan that indicates all three lots can be drained into an on -site storm pipe that will be installed within the private access. This pipe will then flow to the north end of the site where it is proposed to be discharged into an on -site water quality swale, then offsite into the roadside ditch in SW Walnut Street. This plan appears to be adequate. The applicant also submitted a downstream analysis for this development and has determined that an on -site private detention facility may be needed due to undersized pipes downstream on SW Walnut Street. The applicant has shown that they could accommodate detention on the site if needed. The private storm drainage system would discharge into the existing roadside ditch in SW Walnut Street. The applicant will need to verify whether or not the downstream pipe system has enough capacity to handle the additional runoff from this development prior to approval of the final plat. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 11 OF 14 I STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96 -44) which require the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Although the City does not typically require the installation of an on -site water quality facility for a small development such as this, the applicant has proposed an on -site water quality facility in the form of a vegetated swale. Staff supports the applicant's efforts, but in light of the access requirement for this development, the swale option may not be feasible. Staff suggests that if the applicant can not feasibly provide a facility due to compliance with other requirements in this decision, the fee in -lieu option should be permitted. The fee would need to be calculated based on the area of the new driveway plus the two new lots and would be payable prior to issuance of the site and /or building permits. If the proposed private water quality facility is installed, it will require a special inspection, to be carried out by the developer's design engineer. Prior to final inspection for the site and /or the building, the design engineer shall provide certification to the Building Official that the water quality facility was constructed in accordance with the approved plan. GRADING AND EROSION CONTROL: USA Design and Construction Standards 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 USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. SITE PERMIT REQUIRED: The applicant is required to obtain a Site Permit from the Building Division to cover all on -site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 12 OF 14 e • • EXISTING OVERHEAD UTILITY LINES: There are existing overhead utility lines on SW Walnut Street. 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. V. STAFF COMMENTS The City of Tigard Building Division states that all concentrated storm water shall be conveyed to the public storm sewer system. Due to the adverse nature of grades, this will require fill placement to raise lot elevations or the use of private easements to accommodate positive drainage. City of Tigard Water Department states that there is 12 -inch water main on SW Walnut Street and that fire flows should be adequate. The City of Tigard Police Department and City of Tigard Maintenance Services Division have reviewed the proposal and have offered no comments or objections. VI. AGENCY COMMENTS Unified Sewerage Agency has the following comments: Sanitary Sewer: Each lot within the development shall 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 public sanitary sewer is available to up -hill 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 up -hill 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. Dry wells are not acceptable for storm disposal. Water Quality: Fee in lieu is acceptable for this partition. NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 13 OF 14 • • SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: .THE DECISION SHALL CBE. FINAL ON MONDAY H ' ; NOVEMBER 3, .1997 - 't UNLESS' AN APPEAL ISFILED: - 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 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, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON NOVEMBER 3, 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. Ufrov-October 23, 1997 PREPARED BY: William D'Andrea DATE Associate Planner /AICP /C-2 r / "a-4 IF / October 23, 1997 APPROVED BY: Richard Bewer- dorff DATE Planning M nager I: \CURPLN \WILL \MLP97- 15.DEC NOTICE OF DECISION FISHER/PASSMORE PARTITION - MLP 97 -0015 PAGE 14 OF 14 ,.........— ... • .......—.. S.W. WALNUT STREET _____ ---- :::. 1 : , .1._12::.,..L_ T a jzif , 1 s ' —__—_--4 - , 4 4 --• 2 . , , I —.—...—_,.....,__. 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Ir ', 105 1 I Vicinity Map • N MLP 91 -0015 Note: Map is not to scale A FISHER/PASSMORE PARTITION • • MEMORANDUM CITY OF TIGARD, OREGON DATE: October 23, 1997 TO: Will D'Andrea, Planning Division FROM: Brian Rager, Development Review Engineer 4 6 — RE: MLP 97 -0015, Fisher /Passmore Partition Description: This request is for the partition of one parcel into three parcels. The site is located at 12920 SW Walnut Street (WCTM 2S1 4AD, Tax Lot 3300). Findings: 1. Streets: SW Walnut Street This site lies adjacent to SW Walnut Street, which is classified as a major collector street and is under Washington County jurisdiction. This roadway is to be constructed within a 66 foot right -of -way (ROW). At present, there is only 30 feet of ROW south of the centerline. The applicant has indicated that they will dedicate additional ROW to provide 33 feet from centerline to meet County standards. Washington County did not submit recommended conditions for this application but is deferring to the City's standards and requirements per the Intergovernmental Agreement between the County and the City. The roadway is paved but not fully improved to City standards. TMC 18.164.030(A)(1)(a) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.164.030(A)(1)(c) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. Staff therefore recommends that the applicant be required to enter into a non - remonstrance agreement with ENGINEERING COMMENTS MLP 97 -0015 Fisher /Passmore Partition PAGE 1 • • 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. Access Alignment with SW 129th Avenue Access into this site was discussed at the preapplication meeting. There are presently two access serving this site: 1) the eastern driveway is located near the middle of the site frontage and is aligned across from the future intersection of SW 129th Avenue, and, 2) the western driveway is located adjacent to the western boundary and also jointly serves Tax Lot 3301 to the south. These two driveways are presently linked such that vehicles can cross over to use either one. The City has a concern with driveways on collector streets and strives to reduce or limit the number of driveways on such a roadway to avoid turning movement conflicts and delays on the collector. The City will require one of the existing driveways to be closed. It appears the applicant intends to use the western driveway to serve all three lots. Staff does not concur with that proposal. The City anticipates that SW 129th Avenue will be completed in the future and it will be necessary to make sure that accesses to this site do not create turning movement conflicts with that intersection. At present, there is a private driveway on the north side of Walnut Street that is within the future ROW of 129th Avenue; this driveway serves several existing homes and acts as a private street. Any driveway serving the subject site will also need to continue to serve Tax Lot 3301, as is currently the case. Tax Lot 3301 may redevelop in the future and result in more single family lots. The joint private driveway to this site will also serve as a private "street ". If the applicant were to utilize the western driveway as proposed, the offset from SW 129th Avenue (future ROW to the north) would be approximately 70 feet. City standards for offset "tee" intersections requires a 300 -foot minimum spacing between offset streets [TMC 18.164.030(G)]. By allowing use of the western driveway, the City standard and public safety would be compromised. Therefore, Staff recommends the applicant be required to close off the driveway entrance at the western boundary and realign the proposed private access to enter Walnut Street at the existing driveway location across from SW 129th Avenue. There is adequate space available across Parcel 1 to accommodate the realigned access. 2. Water: This site lies within the Tigard Water Department's service area. There are two public water lines in SW Walnut Street: one 12 -inch and one 6- inch. The applicant's plan indicates that they will connect to the 6 -inch main line to serve the new lots. For fire and life safety concerns, a new fire hydrant may be necessary to adequately serve the new lots. Prior to . ENGINEERING COMMENTS MLP 97 -0015 Fisher /Passmore Partition PAGE 2 • • issuance of the Site Improvement Permit, the applicant will need to verify that they hydrant coverage for the lots will meet Uniform Fire Code requirements. 3. Sanitary Sewer: There is an existing 8 -inch public sanitary sewer line located in SW Walnut Street that has adequate capacity to serve this site. This public sewer line is under City jurisdiction and is maintained by City crews. Connection to this main sewer line will necessitate annexation into the City of Tigard. The applicant will need to complete the annexation process through the Portland Metropolitan Boundary Commission prior to recording of the final plat. In order to serve the new lots, a new public sewer main line will need to be installed within the private access. In addition, the City standards require a developer to extend public sewer services to adjacent undeveloped properties (TMC 18.164.090). The new public sewer line will need to be stubbed to the southern boundary of this site for future extension. 4. Storm Drainage: The site topography falls primarily to the east. The applicant submitted a storm drainage plan that indicates all three lots can be drained into an on- site storm pipe that will be installed within the private access. This pipe will then flow to the north end of the site where it is proposed to be discharged into an on -site water quality swale, then offsite into the roadside ditch in SW Walnut Street. This plan appears to be adequate. The applicant also submitted a downstream analysis for this development and has determined that an on -site private detention facility may be needed due to undersized pipes downstream on SW Walnut Street. The applicant has shown that they could accommodate detention on the site if needed. The private storm drainage system would discharge into the existing roadside ditch in SW Walnut Street. The applicant will need to verify whether or not the downstream pipe system has enough capacity to handle the additional runoff from this development prior to approval of the final plat. 5. Storm Water'Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) ENGINEERING COMMENTS MLP 97 -0015 Fisher /Passmore Partition PAGE 3 • • which require the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required • to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Although the City does not typically require the installation of an on -site water quality facility for a small development such as this, the applicant has proposed an on -site water quality facility in the form of a vegetated swale. Staff supports the applicant's efforts, but in light of the access requirement for this development, the swale option may not be feasible. Staff suggests that if the applicant can not feasibly provide a facility due to compliance with other requirements in this decision, the fee in -lieu option should be permitted. The fee would need to be calculated based on the area of the new driveway plus the two new lots and would be payable prior to issuance of the site and /or building permits. If the proposed private water quality facility is installed, it will require a special inspection, to be carried out by the developer's design engineer. Prior to final inspection for the site and /or the building, the design engineer shall provide certification to the Building Official that the water quality facility was constructed in accordance with the approved plan. 6. Grading and Erosion Control: USA Design and Construction Standards 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 USA regulations, 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 on SW Walnut Street. 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 -0015 Fisher /Passmore Partition PAGE 4 • • 8. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on -site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. 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 to cover the new public sanitary sewer main line extension. Five (5) 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 eight (8) 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. Prior to approval of the final plat, the applicant shall obtain a Site Permit from the Building Department to cover all grading for the lot(s), all on -site private utility installation (water, sewer, storm, etc.) and all driveway construction. NOTE: this permit is separate from any permit issued by the Engineering Department for work in the public right -of -way. 4. An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate ENGINEERING COMMENTS MLP 97 -0015 Fisher /Passmore Partition PAGE 5 • • • against a future Local Improvement District formed to improve SW Walnut Street. 5. Additional right -of -way shall be dedicated to the Public along the frontage of SW Walnut Street to increase the right -of -way 33 feet from the centerline. The description shall be tied to the existing right -of -way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 6. The applicant shall cause a statement to be placed on the final plat to indicate that the private driveway will be jointly owned and maintained by the private property owners who abut and take access from it. 7. The final plat shall indicate on its face that access to Tax Lot 3301 will be assured across the private driveway of this site. 8. The applicant shall close the existing western driveway access to this site and shall provide all vehicular access from the eastern driveway near the middle of the site frontage. The site access shall align across from the future ROW of SW 129th Avenue, which, on the north side of SW Walnut Street is currently a private road. 9. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. 10. Prior to approval of the final plat, the applicant shall demonstrate to the • Building Division that adequate fire hydrant coverage exists to serve the new lots. If a new hydrant is required, it shall be installed as a part of the public improvements. 11. Prior to approval of the final plat, the applicant shall cause this site to be annexed into the City of Tigard to enable the site to be served from the City's public sanitary sewer line located in SW Walnut Street. 12. The applicant shall provide a public sanitary sewer line stub out to the southern boundary of this site. 13. Prior to approval of the final plat, the applicant shall verify whether or not the downstream storm drainage system on SW Walnut Street has enough capacity to accommodate the additional storm drainage runoff from this site. ENGINEERING COMMENTS MLP 97 -0015 Fisher /Passmore Partition PAGE 6 • • If there is a downstream deficiency, the applicant shall provide on -site detention as proposed in the preliminary drainage report submitted with the application materials. 14. If the applicant can not feasibly install an on -site water quality facility, the applicant shall pay the fee in -lieu as allowed by the USA Design and Construction Standards. The fee shall be paid prior to approval of the final plat. The fee is based on the total area of new impervious surfaces in the proposed development, which includes the new private driveway area. In addition, a standard value of 2,640 sf of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: 1) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, 2) the portion assessed to each lot ($210 /lot at present) can be paid at the time building permits are issued for the individual lots. The applicant shall provide the Engineering Department (Brian Rager) with surface area calculations for the streets and sidewalk in order for the fee under "1)" above to be calculated. 15. The applicant shall either place the existing overhead utility lines along SW Walnut Street underground as a part of this project, or they shall pay the fee in -lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, it shall be paid prior to approval of the final plat. 16. Final Plat Application Submission Requirements: A. Three mylar copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. The right -of -way dedication for SW Walnut Street shall be made on the partition plat. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A ISSUANCE OF BUILDING PERMITS: 17. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. ENGINEERING COMMENTS MLP 97 -0015 Fisher /Passmore Partition PAGE 7 • • • 18. Prior to issuance of the building permits, the public improvements shall be deemed substantially complete by the City Engineer. Substantially complete shall be when the public sanitary sewer line has been backfilled, tested and video inspection completed and approved. 19. Prior to issuance of building permits, the applicant shall provide the City with as -built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand - drawn, then a diskette is not required. 20. If the proposed private water quality facility is constructed, the design engineer shall provide certification to the Building Official that the private facility was constructed in accordance with the approved plan. This • certification shall be completed prior to issuance of building permits. (STAFF CONTACT: David Scott, 639 -4171, ext. 311). i:\eng\brianr\comments\m1p97-15.bdr ENGINEERING COMMENTS MLP 97 -0015 Fisher /Passmore Partition PAGE 8 • • UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: October 20, 1997 TO: William D'Andrea, City of Tigard FROM: Julia Huffman, USA N JL\; SUBJECT: Fisher/Passmore Partition, MLP 97 -0015 Note: Is this partition in the Urban Services Area? If so, the Agency will be responsible for plan review of the public improvements. 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. • Dry wells are not acceptable for storm disposal. WATER QUALITY Fee in lieu is acceptable for this partition. 155 North First Avenue, Suite 270, MS 10 / Phone: 503/648 -8621 Hillsboro, Oregon 97124 // FAX: 503/640 -3525 • ! ». REQUEST FOR COMMENTS TYOFT CITY OF TIOARD Community Development Q N Q • • . ; A Better Community DATE: October 2,1991 OC T E TO: Julia Huffman, USA/SWM Program 6 1997 By FROM: City of Tigard Planning DIVISION STAFF CONTACT: --'' 1.12_ : drea Associate Planner Phone: (507 394171 Fax: 150316641291 RE: MINOR LAND PARTITION [MLPI 97 -0015 > FISHER /PASSMORE PARTITION < A request for Minor Land Partition approval to divide one (1) parcel of approximately 40,075 square feet into three (3) parcels of approximately 15,721, 7,580 and 7,597 square feet. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot 03300. The site is located east of SW 132nd Avenue and on the south side of SW Walnut Street. ZONE: Residential, 4.5 Units Per Acre; R -4.5. The R -4.5 zone allows single - family residential units, public support facilities, residential treatment home, farming, manufactured home, family day care, home occupation, temporary use, residential fuel tank and accessory structures, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54.050, 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 - October 13.1997. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: V h, (Please provide the fodowing information) Name of Persons] Commenting: Phone Number(s): ' 4 4 — z5 6' MLP 97-0015 THOMPSON /PASSMORE PARTITION PROPOSAUREQUEST FOR COMMENTS • • REQUEST FOR COMMENTS �� CITY OF TIOARD Community Develvprnent RECEIVED PLANNING Shaping Better Community DATE: October 2, 199/ TO: John Roy, Property Manager . frC./"' OCT 0 7 1997 CITYOFTIGARD FROM: City of Tigard Planning Ilivis41 STAFF CONTACT: William D'Andrea, Associate Planner Phone: (5081689 fax: (50816841291 RE: MINOR LAND PARTITION [MLPI 97 -0015 ➢ FISHER /PASSMORE PARTITION < A request for Minor Land Partition approval to divide one (1) parcel of approximately 40,075 square feet into three (3) parcels of approximately 15,721, 7,580 and 7,597 square feet. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot 03300. The site is located east of SW 132nd Avenue and on the south side of SW Walnut Street. ZONE: Residential, 4.5 Units Per Acre; R -4.5. The R -4.5 zone allows single - family residential units, public support facilities, residential treatment home, farming, manufactured home, family day care, home occupation, temporary use, residential fuel tank and accessory structures, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54.050, 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 October 13,1991. You may use the space provided below or attach a separate letter to return your comments. If von 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. PLEAS CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: V (Please provide the following information) Name of Permits] Commenting: Phone Number(s): MLP 97 - 0015 THOMPSON /PASSMORE PARTITION PROPOSAL/REQUEST FOR COMMENTS REQUEST FOR COMMENTS T t I CITY OF TIOARD Community Development RECEIVED PLANNING ShapingA Better Community DATE: October 2,1991 TO: David Scott, Building Official OCT 0 7 1997 FROM: City of Tigard Planning Division STAFF iiONTACT: ARD William D'Andrea, Associate Planner Phone: 150316394111 Fax: (50316841291 RE: MINOR LAND PARTITION HOLM 97 -0015 ➢ FISHER /PASSMORE PARTITION Q A request for Minor Land Partition approval to divide one (1) parcel of approximately 40,075 square feet into three (3) parcels of approximately 15,721, 7,580 and 7,597 square feet. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot 03300. The site is located east of SW 132nd Avenue and on the south side of SW Walnut Street. ZONE: Residential, 4.5 Units Per Acre; R -4.5. The R -4.5 zone allows single - family residential units, public support facilities, residential treatment home, farming, manufactured home, family day care, home occupation, temporary use, residential fuel tank and accessory structures, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54.050, 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 - October13,1991. You may use the space provided below or attach a separate letter to return your comments. limn 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: 1) friz."-kNeX\ W • Mil■,"0 - SVC, .\S:yR c �rskINS 2. Ni\cX \ cjxu c��g) --k\i:.5 a\ . \\ \Q( `qA )\ (Please provide the foffowing information) Name of Persons) Commenting. (j ,\\ \ I Phone Number's]: MLP 97 -0015 THOMPSON /PASSMORE PARTITION PROPOSAL/REQUEST FOR COMMENTS 0 • From: "David Scott" <TIG3 /DAVID> Organization: City of Tigard To: BRIAN, WILL Date sent: Mon, 6 Oct 1997 14:06:50 PST Subject: MLP97 -0015 THEY ARE SAYING THEY ARE GOING TO PUT IN DRYWELLS IN THEIR APPLICATION...I HAVE COMMENTED THEY NEED TO DO EASEMENTS AND OR Fl AND TAKE STORM TO THE PUBLIC SYSTEM...THEIR APPLICATION CLAIMS THER IS NO PUBLIC SYSTEM IN THE AREA....IS THERE A DITCH? PLEASE MAKE SURE THEY DON'T SNEAK THROUGH WITH REFERENCE TO DRY WELLS...THANKS Will D'Andrea -- 1 -- Mon, 6 Oct 1997 15:08:06 N∎N EDEIVED p�N A11- REQUEST FOR COMMENT CITY OF TIGARD ocT 13 1 91 Community Development DATE: October 2,1991 G� O F j�G pRD Shaping A Better Community TO: Michael Miller, Operations Water Department Manager / O - 4 - FROM: Clio of Tigard Planning Division STAFF CONTACT: William D'Andrea, Associate Planner Phone: [5(13) 639 - 4171 Fax: (5031684-1291 RE: MINOR LAND PARTITION MLR 91 -0015 > FISHER /PASSMORE PARTITION < A request for Minor Land Partition approval to divide one (1) parcel of approximately 40,075 square feet into three (3) parcels of approximately 15,721, 7,580 and 7,597 square feet. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot 03300. The site is located east of SW 132nd Avenue and on the south side of SW Walnut Street. ZONE: Residential, 4.5 Units Per Acre; R -4.5. The R -4.5 zone allows single - family residential units, public support facilities, residential treatment home, farming, manufactured home, family day care, home occupation, temporary use, residential fuel tank and accessory structures, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54.050, 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 - October 13,1991. 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: (i & `I`.[.v�_ 0. l - e l l ) to taw.. k" pit-10 -t 1 &A &Ai .:. _ _ . _ - ... • 0 _ - • • - — -- - - - - - V (Please provide the following information) Name of Persons) Commenting: Phone Numberfs): I MLP 97 -0015 (/ THOMPSON /PASSMORE PARTITION PROPOSAUREQUEST FOR COMMENTS 4111% WASHINGTON COUNTY, OREGON • Department of Land Use and Transportation, Land Development Services 155 North First Avenue, Suite 350, Hillsboro, Oregon 97124 (503) 648 -8761 • FAX: (503) 693 -4412 October 13, 1997 William D'Andrea . Tigard Planning Department 13125 SW Hall Tigard, OR 97223 RE: FISHER/PASSMORE PARTITION FOR THREE PARCELS CITY OF TIGARD FILE [MLP] 97 -0015 LOCATION: On the south side of Walnut Street, between SW 129th and SW 131st Avenues Map & Tax Lot #: 2S1 4AD #03300 Washington County has reviewed this development application and submits the following comments and required conditions for access to SW Walnut Street, a County Major Collector: COMMENTS The above referenced development is within the area affected by Ordinance No. 487 (the Tigard Transfer). In this area, Washington County will only provide comments on development that will access Beef Bend and Scholls Ferry Roads. All other roads are within the City's jurisdiction. Thank you for the opportunity to provide comments. If you have any questions, please contact me at 844 -8131. 4__ r egg L eion, Associate Planner • c: Phil Healy, Senior Planner Doug Norval, Traffic Analyst Carolyn Cook, Associate Planner, Assurances J:transprtIgFPsmP.doc:g I • • • . . . . . . . . . •. • . • , . . . . . . . . , I. . . . . . • • • • „ • . . , . . . . . . . . . . • • . . • . • . . . . . • . . • . . . . , . . . PRELIMINARY , I • • . . • . , STORM DRAINAGE . . , . . . . . • . REPORT ' • . . •• I . . • . . . . . • . . . • . . . . . . . . . . . . , for • . , i. . . . . . • - , . . . . . • - IVEVATOEt E ji Lt . 1: A Ettpirriprox . _...1../...J...J..J —3 ......1 .J ■I....-1 ...J .—II .—I ..-3 ...-I ..—I • ■• U . 17 .. ' . . , • I • 17.11_, Ft__......m.„-ert ...........ikat\66 Jivre-A,,,....gr . • , . . TIGARD, OREGON ' ' , • . . . . . I . . . . . . , .- , • . * . . Prepared for • • . . . . . • • . . - I . .. Fred Passmore .. . , . • . • - . 7501 SW 195 Avenue . - • • , . . . . I • • , ' • Tigard, Oregon 97007 503-557-1001 . ' . . • , • ,. • • . • . • . . Prepared by I . • . . . . . . . . . I .- . - V '''''' .f. ; /' W . B . • WELLS " . • . . ' • . % & assdcibtes, inc. . . . . , ; Av,.. - ",,,/,, , )•,; /;., ,,,:,,„' :,;;;,,,..:1, ENGINEERS •SURVEYORS •PLANNERS 1 . , 111 f1;;!: A1 4230 NORTHEAST FREMONT STREET P 0 R'T 1.4 N 0, OR EGO N 97213 $" :',/:‘, ;;,,i,',?.,;,,L,,(1 ; ';',. PHONE: (503) 284-5896 FAX: 284-8530 • , , . , ' I . . . ' ' • • ' • , , • , . . . . . • I ' . . ‘ , September 12, 1997 . , • . , , . ' , . , • . . City of Tigard File No: MLP 97-0015 I . . . . • , . • • . W.B. Wells File No: 97-014 . .: • . . . . . I. . , , , . . • . . . • ' . . . . . . • . , . . . 1 1 PRELIMINARY STORM DRAINAGE REPORT for MINOR LAND PARTITION ' FOR FRED PASSMORE TIGARD, OREGON 1 Prepared for Fred Passmore 7501 SW 195 Avenue Tigard, Oregon 97007 503 - 557 -1001 1 Prepared by W.B. WELLS & ASSOCIATES, INC. 4230 NE Fremont Street Portland, Oregon 97213 ' PH: (503) 284 -5896 Fred A. Kroon, EIT under the supervision of Nicolas M. Reitzel, PE 1 September 12, 1997 I I ' CERTIFICATE OF ENGINEER The technical information and data contained in this report were prepared under the ' direction and supervision of the undersigned, whose seal, as a professional engineer licensed to practice as such, is affixed below. This document was prepared by: .s,z, w ls 1 748; < 11 9-12-97 OREGON ' * s � AT 2B, 9°'0. �~ Ol 43 M. R E,- EXPIRES: /2 3) 1 I ' N6rhe Title 1 I I TABLE OF CONTENTS 1 SECTION A - Maps ' - Site Location - USGS - Soils 1 SECTION B - Project Overview and Calculations - Basin Map ' - Estimated Flow Rates - Conveyance - Detention ' - Water Quality SECTION C - Storm Drainage Plan and Details 1 • 1 I I 1 I MAPS WBW File #: 97 -014 I SITE LOCATION MAP USGS Quad Map 1" =1000' (Approx.) NE/4 BEAVERTON 15' QUADRANGLE BEAVERTON, OREG. ---1 A ‘ jr i t . ( .vii4ii ii,t; ...: ,.\ , W%-1%--- _ :,.,...,,, r_._;.".......„4,1,,,,, - r AV ----- - ' I 30� v I '' t A-______ I D . ",-- T -.. - . : r 1 S 1 h . ' , -- 50 )";Ntil,i .1,,V10 %,'.. 1 0 .. 1 w. '�xs _ ,� I ti ---4 . . , It.: .. . . , .,.. ‘11 ' Na, igglaVegittipple - 1i 1 4 4 1 / ■ -" IS " It .'"\ttili;., t.,:im __ - I . ( , ` fir ' .. / i I . fi st4ANkiliviel x, 0 x . _, �' . J fit: \.\ ;•c 1 ...:>,.... 00 ., ,(, „,,,,.., , 74 _::,__, ____...,_ ..r „ ;/ --.3-1° 1 \` /(" j i / /6 'tool �. � 0- � � I • 97* ‘ )) *iil 1 - ,q416,4 9 i ,i4o 3 q .1r:11111 s 013 � � % � 4_ 1, , , . t �I'� �lE poll I 1 '�, 111 ,,, // �, ��1�� �" l it r��1L \ /� ^ I 1,, I : I I ' 11.1, ,�� , / ^� I0 , a _ __ _ . a 11 , , , � 1 I , /� 0 7410 1 1 A 11 1 ° 1 � / p •� :1; .. 1 � y � 600 III 0! O p /' , . '. e00 . • II �— • •/ L . J y 1 ;: ' •:,r i,i ;� ° 11 "'�, b `a00 �• �. i I I r A\-*\\ ,... ....... r_. ! N.. 1 4 . is : _ cyl'......\,..,...........? yv 1, p, ..... . sr , - f -,- < 0.7 - 4 ; tr... i i sAgi t /-e- . ' ‘-..'-- -- ___ -- 1 P )1 \,;,,_ _,_/:', ., /01:4 4 .1 1 :-.1V: I t itto 6 iiii ‘)..."., . — I W.B. Wells Associates, Inc. Fred Passmore M 1 4230 NE Fremont St. 7501 S.W 195th Avenu By: FK 9/11/97 Portland, OR 97213 Aloha, Oregon 97007 97- 014Map.xls I I MAPS I WBW File #: 97 -014 SITE LOCATION MAP STREET MAP (Thomas Guide 9T) I SCALE = 1" =2000' ®e ..1i`o Iti/IILITIsF- 7.11111 r1� 'm. == ' r 'Q t ..I " �' 29 : 6 E - : 1 A 0'' o 1 FE 28 .'1 'enem ' '2 1 i F J o o �� 31• a, ._'1 Sll LONF.SF� • ' - i .. C . If NI Et : 2 F - . "% . l i ► li� y �t�`�E7'III0 LV •. ,.� - a ' �m a 1 � � . 4" :- ., ... :F , " ? ! "' ry a ° F � , O ra � ' • 1 A 4Md t 1 ►. i E!' _ '' u '` : 5 210„ 'ti , � BBB����4 ; ? �. i ' i . • , , : • l x. u yy a: I' r s HOLD- A ,. a .n , : T . r .- , •.1 .r , v,*. 5 hC 21 '".f . � SY OSPREY OFFIIe ��. � -Ltwo y�y�.y r ����1�j�•��, � �� �:�li:i .� 4. ..�".,. L .Ur .Nri. , ` ••--•7. • II GMEMN ' ",, 4 �� .y t � . i ' ' , 4 1, _ . r Ma SM .":1-,'-• • a • a Q Y y . '" <�t irg 1 .:+ r ^ 4.1 4: s !v r . 1. L; T? I ` � �. , >. „ rut a � s gm 5a `v5 43�1 ir . , s � ,;; * �n . � • , VI , • , _ :•ia + , ; ' -Y• ";T: y aArNU F 50 }. i r . +em... : + aail4 `` ]] �a SFAC. ; ¢ [_ 3 + + � •G.. .. € i pf rl t _q t yQ ` ■ 1 f � , ( . K yO.�:. •' 4 t - i, - = � �� K dam. wig �t�• 2 � � . ► , -,. I y 33i , b ? ..;;1, *,. " - :,- : ...L al ? in,eT ? f uN kr gri; o *F � , 1 _ _ 1 ,, 1 _ : , ` ( F ' ft , ' F . 1 +'• ..,, t , � R ' t � N . •gy ��„"•.+� cS�`, i!. 41;4V." `i � -jA1 ' P cL��i t jt • � y - •. 7e �r �. C. .:v �- : 1 •"' n <r.�i"K Y � 4 ' ,�� i41::. 'rh Ti•, Vi,�- •.5 `1...- S 't- .r: L -IT ., i - u E. - �ylr aa sro.F '4;71" „,-; �:',, 1 . , 1 • 1 ' ; 1 o f = .,., J©C - ue ,� r l _ .A = .i - - • - ' -CEA -.. •• *. k . A a 604 S � ' W ^ ') :LNIr • t` ” 111 , A fi t✓ l:t �,: ;9 NO' - s le 3 Sw t — < U. " , • ., „. w ,., i ,' a ' ' � ' SC ; $1' ' „ h). � > w. S - ; . t- ,.: 7- Sw ALBERTA ST i : . 4 ' �r W y. T K - I MS J ,N; � '. ��i �..�• • Ten I lLiL� C. `•�' J'. • • . .• ?' '• 0 12500 FBYNER •Q' �' aJ+t 4" � '' ?' }t+;�`t'A` -r,tQ • „ t4 . 1 .,.- . ,., e'r"a. 12100 %'''.,' a- p � � -• SY MARION ST 11�.'l1 a) ,f "711 ''st' �y • i '� o _� h 1. '0'4 •P Cam Ca r ) ma 12w ` ,ate• � 'h y rl ol a - � ^' � -y d4 ?. r . T . fir.. sr.h ys � , 1 L 1;' 'iy < i (` .t� Tw. o ,,` ..- 1. V •t. 1 '? � 3 ` e '! RUMEN „•;; �,. � ��, ' • ' ,' • ,1 . ,�" �i�, 1 sw Mlsrl:l , v ,AI . ? �. : c , ti • r IA Q � IA '�[ � . p� t : , r.:: sr n� t R Q'O ,_�'' . VI... ti . 3� r a a*•L � "'" I. "aprl Q w ; . ! - � _ ' F• i T t r t :tr \ �1= 1" ,FO¢lii' ©/Arg ®�irien. d MOUNTAIN <�/ 1 :z j 1 LL � c � ' � 9 r •'iaE s + " Z Q. -' , 3> .. :i!"9 6 . . ;��� :.(T'�4 -.■ 1•. r i ,F . 4 ' + •,:A. %; Y'.. Ilea 15,p 1!..,.— =' ,&d . •. i;10,, IN on S �\ , , i . . 1 ' ; t '77 1' F 1 v (u,. mwn t N a lz a 14400 • c.. :. < ; a , . y . ` � r .: -t'-' .n •t . ^~4:.{ a .S e ; � .0* i r '. . ; -' ° r.- A1N } tm r . {�' • . % t L +.tn: rF� - ! „�'P"t' W . SSW BURGUNDY .T aIAF)i 2 f l a ,r, - !, „ 'tit ` S ' ' , .'"k' W 'h' , ` : :,a}.7 ' :?ii,•„ s•- �� 1 g f •r -' � . • •Ot, 99W r�V.6 ' v GTO Is000 9E 34 A 9r f • . A ; a M !^ q . ,s E 9 I In h` S' S ;1,. • '1~; t R:. • _ 1•_. •.:�v ; o wooaE ST ),,,I, o � � ?: • 1 �� � ,Iq z ' ' " " " a e AMID r 9 0 , 4 r „,,"x` I _' r' ,.;,5 , (� 9 '.. k ° n � 1 fi 11r , 'IL LM A^ W J 19 RnOlY 51 , Y0 e. ii Chl�. F 91 it VV �l\ 'r � ,,g ' . , .. � < • • � r Rlo - . . 4 _ , . Q n n w_� • t o . • , ,` .� . N � ., G. -Qd oq'E��' ' • B EE f li . - ""n .i '” _ "'.i Si S:r' ' r s+a e .n ' , R' % I I t 7 0110 1 •••• ,,m P @•>r �. > L - - : oukNAi� •; 14 "..IT:' I W.B. Wells Associates, Inc. Fred Passmore M 2 4230 NE Fremont St. 7501 S.W. 195th Avenu By: FK 9/11/97 1 Portland, OR 97213 Aloha, Oregon 97007 97- 014Map.xls I MAPS WBW��#:B�O14 I SOILS MAP USDA SCS Map SCALE 1:20ODO . Site Soils include: (�aauadasilt |oonn. 3to796 slopes I � o ' 4. ‘ 4,...iip .L. : 0 1,, - 7 . - .,-,. ,.,..,.,.,„),, -, ..7.4, Ntrj,,,3 % ., iig?›_& . P.V.,.."14'4 4 %.‘ , :ii:: 13 1; ...' 01.: fa-v , • i'" . ,L ' • - •4 ‘,., - ''•'''-'-'•' ,;•' ,.... C7,44, , - - ` ,Ctiq'.; , '7•K`..N. .. •:, i tip , .4rr.„ V4, ..„. . ,,.. .=. ,. tilt 4 ......., 00 . :- t. :-.',.:•..!;:-..-:,,.; ,i, ,,,,,fi • - , • • + , • .- tl. 11 • .30 ,. - ''','. sr...Vv. X& --- - .. -• - -,- : Vt. 4 _ .,6 , , .. „... ... ,, : „.. ,_,..5.- 4 VA - V‘ -',' ": - 4 . '.. - :-. . . - .... ? 11,4 '''• k '43 •-< • .••,-- ' ;p,j V.N.,„. - C.: - _ . , 1 0.,„, ' V - 74.1..tIe - „t - i. -.•sa . ... . VI •., - ' 1.. .t. V .- ••• ...,;„ ...'4,, •,- •.'• f f - -7 , • - . . '. '.,.=--", .... i :// - .A/ ..,,:r;i.,-,-. i j kgh- -,--;/...,..-;,..• it, -..-;e:-,; r ' $..W. ii :IT:. ' i. I ,...V....V:.•7.' ..- 4' ' — -.... -- tortytt . ..'sicAl 4-1:14. kr.a.;;1 • ' 4 .. . - ' 4 . ' .: ' ':......""- -.,•"-:.:(- ,-:.--..- ;Ltz. 4 ' 4 : 1-'-' '': . ::'; ' . 1 • •• i ' a4r- ylltrr, . o.,I 44 0...4 -1 "/„...';'' -- 1. 'f4" , G • -' alVii,, - ,.. ,,. 3 1,7 - -: . •?.:,..... • : -. 4 ? l',,z,..4; . ,. . '....,.. ; I ' . - • ,,,:,..... 1 ' : ‘.; ■ ....‘ • + 4 3 1 r; 4 (4 /2 Z7,: .., 40.1 ....-... ' -:-.:'..::::- •:'•••`' !'• :4. .... ••-' -:--- . I •!.i -; t • ; "-rk..4 ' VI i - ii,3 2„..-44-• ;fr-, ,: - .,--' 1 .;,... • • ,,- '.',"-::- . or :.., • ' •'...% . -1.--, .......- .,,. • - :: : t , 7 - . ::,-,•, f vA,,, , ,. ,,, •..,,-„,, t •41, - -qii,"As... ,. a. I Fred ���We|�A�oc����� M3 4230 NE Fremont St. 7501 S.W. 195th Avenue : FK 9/11/97 Portland, OR 97213 Aloha, Oregon 97007 e7'014Mop.x|» 120 SOIL SURVEY WASHINGTON COUNTY, OREGON 121 TABLE 13. - Soil and water feature, ' (Absence of on entry indicates the feature is sot a concern. See Glossary for descriptions of such terms as "rare," "brief," and "perched." The symbol > means greater than] Hydro- Flooding High water table Bedrock Soil name and logic map symbol group Frequency Duration Months Depth Kind Months Depth Hardness Pt I. Aloha: 1 --- - ______ C None 1.5-2.0 Perched _ Dec -Apr >60 Amity: None _----_-_-- -_- �___ --_- 0.5-1.5 Apparent ___-_--- -- Nov -May >60 - Astoria: -- -- - --- 36. 3F B None - >6.0 >40 Rippable. Briedwell: 4B. 58. SC. SD B None >6.0 >60 - _ ----- ---- Carlton: 68. 6C __--_-- -- B None �--- -- --- 2.0-2.5 Perched _-- Dec -Apr __- __-_--_-- Cascade: 78, 7C. 7D. 7E. 7F ----- --------- C None - --- --_-- -__ -__- 1.5-2.5 Perched -------- ------- --_ Dec -Apr ______- __-_---- - - -_ >60 ----- --- -� Chehalem: 8C _ --_- -- C None -_-- �_- _____- _- --____ -_ 1.5 -5.0 Perched Dee -Apr --___-- _- _ --- - >60 Chehalis: 9. 10 _ B Common Brief ___-- _ -___ -_ Nov -Afar >6.0 Apparent Nov -Mar ___- >60 Cornelius: ' 11B. ' 11C. ' I ID. ' 11E. ' 11F: 2.5 -4.0 Perched Dee -Apr __-_-- __-- _------- >60 - -__ -_- Cornelius part C None _____ -___ -_ Kinton part _ C None Cornelius Variant: 2.6 -4.0 Perched _______________________ Dee -Mar >60 I2A, 128, 1IC C None 1.0-1.5 Perched Dee -Apr >60 Cove: 13. 14 _ D Common Brief Dee -Apr 0-1.0 Perched Dee -Apr >60 - - -- ------ __--- Dayton: 15 D None __- 0.2.0 Perched Nov -May >60 Delena: I6C - D None ----- -- - - - - -- - --- 0.1.6 Perched - ---- -- -- Dec-May >60 Goble: - --- - - -_ -_ 178, I7C. 17D. 17E. 18E. 18F C None _ __-- ____- ___ -____ -__- 2.5-4.0 Perched Dee-Apr ___-___- ____ -_- >60 --------- Helvetia : 198. 19C. 190. I9E C None -___ ___- _- _ -__� -- 3.0 -6.0 Perched Dee -Mar >60 - _____-_ Hembre: 20E, 20F. 20G B None - __- -___ >6.0 _- _- _- ___- _- _ - -___ __�____ 40-50 Hard. Hillsboro: 21A. 2IB. 21C. 2ID --------- __ B None ___ >6.0 - -- --- --- ---,-- ---- >60 -- - -_ -_- Auberly: -- + -- D None _- -_ - - -_ - _- �____ -_- 0-1.5 Perched Deo-Apr >60 -- --- - - - - -- -- -- Jory: 238. 23C. 23D. 23E. 23F - _--- -__ -__ C None -___- >6.0 >60 Kilchis: -_ -- '24G: Kilchis part C None >6.0 -_ - -_ 12 -20 Hard. Klickitat part B None >6.0 40-50 Hard. MB 111111 OM MN MO MI 1111111 MO OM .111 an - - 11111 MI - - MB - ' W.B. Wells File No: 97 -014 Drainage Calculations for Fred Passmore Partition Plat ' Upstream Analysis The Upstream Analysis shows that the basin affecting this site starts on the NE side of ' Bull Mountain. The area surrounding this site is mostly developed. Areas upstream (SW) are lightly wooded while directly to the south of the site there are thicker areas of trees. The conveyance for the drainage area along Walnut Street consists of roadside ditches and culverts. Approximately 150 FT West of the site is the high point of the road. All conveyed drainage West of this point flows West. The drainage from this site flows t ' to the roadside ditch along the South side of Walnut Street then flows easterly. Downstream Analysis ' The Downstream Analysis shows a small orchard to the East of the property. The roadside ditch continues along the South edge of Walnut Street. The ditch enters a ' submerged culvert and intercepts a creek flowing from the South approximately 300 ft East of the intersection of Walnut and 128 The culvert passes under Walnut Street flowing to the North and outfalling to the creek. It appears these are the headwaters for this creek. The pipes, once the size is determined, will be sized by calculation to determine if the capacity is sufficient. Water Quali ty Preliminary Prelimina Calculations ' Design Criteria for Calculation of Runoff "Q" ' The design of the stormwater management systems are based on the requirements set forth in the "Design and Construction Standards for Sanitary and Surface Water Management, July 1996", per the Unified Sewerage District. ' Water Quality Section 3.11.5 -c. (4) "The stormwater quality facilities shall be designed for a dry weather storm event totaling 0.36 inches of precipitation falling in 4 hours with an average storm return period of 96 hours." • 97014STMB.DOC 09/12/97 -1- ' W.B. Wells File No: 97 -014 Basin Areas ' Impervious Areas: New Houses (2640 ft 2) = 0.12 acres New Street = 0.17 acres Existing House = 0.07 acres ' Total Impervious = 0.24 Acres ' Exist. Impervious Areas: Existing House = 0.07 acres Existing Driveway = 0.10 acres ' Total Exist Impervious = 0.17 Acres ' Total New Impervious = - 0.07 Acres <_ 3050 FT Pervious Areas: Total Developed Pervious Area = 0.68 acres Exist. Pervious Areas: Existing Pervious Area = 0.75 acres 1 97014STMB.DOC ' 09/12/97 -2- b y X O sr � m y c • o o X � Ir � O C �O � ■ -0, 260 if ee ` .1111 X � �ri 4 V . .�'1 .. 1 4. J ift m 1 ill 4 I -' Ir II al411: " ' 270 ille 01 b is O . u NZ. Ill t I T r o ` / 238. p I ler::: te ,i. ail 0 • - lo • • - I 1 1 _ . 1 r 1 . . ,,,., ., i l i li s - '. it 411 1 -,=.4 ‘ 0 lot 11 f \ . • I N ir 1 1 p H 1 „....._ r 1 :1_, Al ) nr . - .110 - 0 L 40 4 , Oa * 0 en, Ai it r o , O op-Atior • .0 .1.. iilk I 1 0 .- / rfil N (_, : Yr : II --- 4 4. lir , s a 4 : - A ,a, ,,,,,vo. x. d u, , , .1 ra • • • -‘ - / 0 isti, � ,t - --_- ! f 14 \ i I I 9 • ,� 11 o oI © E NORTH — ■� — 'd o © - n i --x �� oxatal = 1" =100' / ( ' _ 1 2a2.39 �� / Appr Topography e sheet P . c I Supplied im by the Sc Ci of Tigard \ ° ) I \ s taw?) \ / // / 7 �► OW ti ,\N":' It N / D RAINAGE V # MI it • 0 A ie--..s, I ■ BAS I N MAP till . I t‘_. " � le 1.. _ \ LL I DIRECTION OF FLOW DRAINAGE BASIN _ BOUNDARY fIlla Wila MD BOUNDARY AFFECTING SITE 1 1 -f W.B. Wells File No: 97 -014 ' Design Criteria for Water Quality Swale The design of the stormwater management systems are based on the requirements set ' forth in the "Design and Construction Standards for Sanitary and Surface Water Management, July 1996" per the Unified Sewerage District. ' Section 3.11.6 a. Summary: Maximum Design Depth = 0.5 ft Maximum Design Velocity = 0.9 ft/s Mannings "n" Value = 0.25 Minimum swale side slopes = 4:1 (within treatment areas) ' Minimum Length of Swale = 100 ft Hydraulic residence time = 9 minutes (t) ' Summary of Water Quality Calculations. (see worksheets) V (Velocity) = 0.18 ft/s < 0.9 ft/s OK d (depth of flow)= 0.15 ft < 0.5 ft OK Therefore the Minimum length of this swale will be: Where: t = 9 minutes V= 0.18ft/s = V x t x(60s /1 mi) = 97.02 ft <100 ft min Therefore use 100 FT Swale I L Summary of Proposed Storm Sewer System (see worksheets for Calculations) • The Proposed system will consist of a Roof Drain Collection System, Street collection, Bio- filtration Swale and a Detention Facility. All will be designed to Unified Sewerage Agency standards as approved by the City of Tigard. ' The roof drains will be connected to an 8" CPP line running 137 LF within the proposed street. The laterals will be 4" diameter connecting to the 8" line with tees. The 8" line is connected to 53 LF of 36" CPP Detention Pipe Facility. ' The Bio - filtration Swale will be 100 FT long at a slope of 0.015. The flow to the Bio - filtration Swale will be split out in a flow splitter manhole. The balance will go to the Detention Facility. Calculations have been provided for both detention and water quality. • 97014STMB.DOC ' 09/12/97 -3- I W.B. Wells File #: 97 -014 I STORM WATER DETENTION WORKSHEET Project Name: WALNUT STREET City Project Number:. MLP 97 -0015 _ I __. Computed By: F.K. Date: 9/12/97 Com Company: y: W.B. Wells and Associates, Inc : _ Address: 4230 NE Fremont Street Portland Oregon, 97213_ I Phone Numbers: PH: (503) 284 -5896 Fax:(503) 284 -8530 ' r .. - A. Required Release Rate. (10- Year Storm for existing pre- developed site) I i 0.92 A (A)Total Site Area (Area A) 2 Single Family Existing Land Use (From Table VII) 3 0.30 C (C) Runoff Coefficient (From Table VII) S heet Flow III 4 5 165 Feet (L)Longest Overland Flow Length 8 Feet (D)Drop of Runoff along Travel Route 6 0.05 Ft/Ft (S)General Site Slope I 7 Lawn Grass Overland Flow Condition (n)Manning's Roughness (n) (From Chart 8 C.O.P. Manual 8 0.24 (From Chart 8 C.O.P. Manual 9 16.92 min. (Tc)Time of Concentration Tc= 0.42(nL) ° ' e / 1.58(S)" Shallow Concentrated Flow I 10 Feet ( L)Flow Length 11 Feet (D)Drop of Runoff along Travel Route 12 Ft/Ft (S)General Site Slope I 13 14 Ft/Sec. (V) Use Chart 9 C.O.P. Manual for unpaved slopes >or= 0.005 ft/ft. min. (Tc) Time of Concentration Tc =L/60V Channel Flow 15 Feet (L)Flow Length I 16 Feet (D)Drop of Runoff along Travel Route 17 Ft/Ft (S)General Site Slope 18 No Channel Open Channel Description (From Chart 8) I 18 (n) Manning's Roughness (From Chart 8) Ft/Sec. 19 (V) Use Manning's Equation to calculate flow velicity 20 min. Time of Concentration (tc) Tc =L/60V . I 211 16.92IMin. Tot. Time of Concentration (Tc) (line 9 + line 14 + line 20) 22 1.68 in /hr (I)Rainfall Intensity (From City of West Linn Table X) I 231 0.46Icfs Peak Runoff Rate (pre - developed) Q = CiA (line 3) X (line 22) X (line 1) B. Developed Site Runoff Coefficient. I 24 0.24 Acres Impervious Area 25 0.68 Acres Pervious Area 26 0.40 Runoff Coefficient (C) for new Pervious Areas I 271 0.531Cc Composite Runoff Coefficient (line 24) X (0.9 / line 1) + (line25) X (line 26 / line 1) ' I 281 0.49IA X Cc Total Site Area X Composite Runoff Coefficient (line 1) X (line 27)] C. Required Detention Volume. I 291 373.25ICu. Ft. Highest Volume From Detention Volume Work Sheet I I DetCalc7014.xls Calc Page #1 Sheet Name:DETCALC -1 9/12/97 W.B. Wells File #: 97 -014 I DETENTION VOLUME WORKSHEET I Project Name: Minor Partition - Walnut Street City Project Number MLP 97 -0015 '.a I A B C D E F C • Storm ' 25 yr (A) (Cc) Inflow. 10 -year ; - Storage Detention. Duration Storm Iine 28 (B) (C) line '23 ' D - 'E ' Volume Units I • min. 1n/hr cfs ',cfs' '' cfs ' (A) (F) (60) 5 3.00 0.49 1.46 0.46 1.00 300.10 cu. ft. I 10 2.20. 0.49 1.07 '. 0.46 ; 0.61 365.95 cu. ft. 15 1.80 0.49 0.88 0.46 0.41 373.25 cu. ft. ' 20 1:50. 0.49 0.73 0:46 0.27 321.98 cu. ft. I 30 1.20 0.49 0.59 0.46 0.12 219.46 cu. ft. 40 1.00 0.49 0.49 0.46 . 0.02 • 58.37 cu. ft. 50 0.85 0.49 0.41 0.46 -0.05 - 146.64 cu. ft. 1 I I I I I I I DetCalc7014.xls Calc Page #2 1 Sheet Name:DETTBL -2.XLS 9/12/97 I W.B. Wells File#: 97 -014 I BIOFILTRATION SWALE WORKSHEET Project Name: Walnut Street City Project Number: . . I _.. Computed By: F.K. Date: 08/21/97 Company: W.B. Wells and Associates, Inc- ,-;,;: ::.. Address: 4230 NE Fremont Street Portland, Oregon 97213 I Phone Numbers: Ph: (503) 284 -5896 Fax: (503) 28443'630 , _ .... . , I New Impervious Area Calculation Total Site Area 0.9 acres I 40075.36: sq.ft. home sites: : 3 Bld © 2640; sq.ft/lot ' 7920.00; sq.ft. I buildings: 0.00! sq.ft. Driveway areas: . 3 lots ©.. ' 350; sq.ft/lot ' 1050.00 sq.ft. sidewalk area: 0.00; sq.ft. I street area: 7614.85; sq.ft. other area: " 0:00; sq.ft. I Total Impervious Area: 16 sq.ft. 0.38 acres Design Flow Rate I Design Storm: 0.36 inches of rain falling in 4 hours I Calculate the volume to be treated Vol. = (0.36)x(1 ft./12 in.)x 16584.85 sq.ft. = . . 498 cu.ft. imp. Area volume I Calculate the design flow rate over the 4 hour storm period Flow rate = 498.cu.ft./(4 hoursx3600 sec.) = 0.035 cfs volume Trapezoidal Swale Characteristics I Design Flow Rate: 0.035. cfs Manning's "n" value: 0.25 Bottom Width: 4 ft I Side Slopes (both sides) . 4,H:1V Channel Slope: 0.015ft/ft Flow Depth: . 0.15,ft • I Flow Top Width: 3.21 ft Flow Velocity: 0.180 ft/sec I Required Swale Length Calculate the swale length needed for the 9 minute residence time (9 min.)x(60 sec. /min.)x 0.180 ft/sec. ,. 97 feet *USE 100 FT LENGTH I velocity _ I DetCalc7014.xls Calc Page #3 Sheet Name:Bio Swale 9/12/97 W.B. Wells File #: 97 -014 I ORIFICE DIAMETER WORKSHEET I Project Name: Walnut Street City Project Number: Computed By: F.K. _ Date: 09/12/97 I Company,;: :' W.B. Wells and Associates, Inc:. Address: 4230 NE Fremont Street Portland, Oregon 97213 Phone Numbers:. Ph: (503) 284 -5896 Fax: (503)284 -8530 . . I Outlet Structure Identification: The Outlet structure consists of both properties of the Flow Splitter Manhole and the Pollution Control Manhole. I Calculate the outlet orifice size Orifice Equation: Q = Ca(2gh) ^.5 Q = 0.0346' CFS Design Discharge C = 0.62 (ORIFICE COEFFICIENT Coefficient of Discharge g = 32.20± FT /S ^2 Accel. Of Gravity (ft/s h = 0.25 feet Depth between overflow and invert out 263.42; Overflow elevation 263.17 Invert elevation out Orifice Area: a = 0.0481; SQ.FT R= 0.121 feet D= 0.25 feet ORIFICE DIAMETER: D= 2.97 INCHES *Use a 3" Orifice in 6" cap * Orifice located in Pollution Control Manhole - MH #1 • I I I I I I DetCalc7014.xls Calc Page # 4 Sheet Name:Orifice 9/12/97 1 W.B. Wells File #: 97 -014 I DETENTION PIPE CALCULATIONS ..... ...... -: ?,:; Total Storage Required 373.25 CUFT I Diameter of Pipe 72 INCHES 48 INCHES : 36 INCHES Calculated Length of Pipe required for Storage: ' 13 Linear Feet 30 Linear Feet 53 Linear+Feet 1 ' *USE 36" DETENTION PIPE • 1 1 1 DetCalc7014.xls Calc Page #5 I Sheet Name:Det. Pipe Sizes 9/12/97 W.B. Wells File #: 97 -014 I ORIFICE DIAMETER WORKSHEET Project Name: Royal Ridge Townhouses City Project Number: Computed By: F.K. Date: 09/08/97 Company: .B. Wells and Associates,.. Inc I Address: 4230 NE Fremont Street Portland, Oregon 97213 Phone Numbers:. Ph: (503) 284 -5896 Fax: (503) 284 -8530 ' I Outlet Structure Identification: End of Detention Pipe I Calculate the outlet orifice size Orifice Equation: Q = Ca(2gh) ^.5 Q = 0.4637 CFS Design Discharge C = 0.62 (ORIFICE COEFFICIENT Coefficient of Discharge ' g = 32.20 FT /S ^2 Accel. Of Gravity (ft/s h = 3.00 feet Depth between overflow and invert out Head Elevations ; 3.00 Overflow elevation 0.00 Invert elevation out ' Orifice Area: a = r 0.1864. SQ.FT R= 0.24, feet D= ! 0.49• feet ORIFICE DIAMETER: D= 5.85* INCHES *Use a 6" Orifice 1 1 1 1 DetCalc7014.xls Calc Page # 6 Sheet Name:DETOrifice 9/12/97 • — — — — — — .. — — — — — . — — — — r • • • • • -- o m •1 o a a t a - 0 ill P i m gr P 11 u ;5 o! ii 2 Iii 51061 r . N rIA -2 F IFil P "/' 2 11ii4 9 !II ! ; t o t 6 i 1 12! m • d 1 ; 1 :�� N n m T i Z � F � m >y q e � � R GGV � � N i0 111 > �> - .4 0 1 52 E t im i i G g "i in - ti i i .4 g r i 1 n . : i ; i M 1 e P ° IR 'I ii i il t m _s 1 i . 60' I IL l 'i 77 ' M - ITI _______ r N 25' P VATE ACCESS'' _..,84Z F1 ' C - _. .....„,„,A, .: Tp{Tc.. gl S.FLAT N 40.84' - A � . _. MK _AM_MW_M. O p ,r 39.17' I 146.16' 1 s Z 11 \ D r«xx , O N '11 1 �r tr. j /' s r Pit C 44 . - �. 1 ; TiS ' •i • T O T r U T r . ... T in f . '', - i Z ,^ XI I /V rv . w w.u+^x xxxea „ w x rr' p in I O ' m N care.. — 77 76' 0 r xxx..w. X11 � 146.03' Ni ■ - 1 D ZQ 1 o __2; • .....••• e. . . ii isi' (D N a a E! C 70 2 I m �^ ^ n 1 m V� = m p 8 s � • ��� �� oE810NED1 8.8.8. P: W.B. WEL PART I T I O N PLAT RE N,A DRAwN 1 8.8.8 . & aeeooIatee, Ino. �s 'w "�� ZZ� �� � � �� I > � f i� f o y ,r "" 141% 1 ENGINEERS SURVEYORS PLANNERS J GATE 1 03 -o2 -137 1 f1, i1 ` � r� , y' ;q,�� ir>�i` FRED PA S S M O R E 80ALE 1 1 f R„ t P, X30 'a 4 > :4w spy �1. P O R T L N D A R E O N 8 7 E FILE NOt 97 -014 i PHONE: (603) 284 -613138 FAX: 284-13630 • WASH I NGTON COUNTY, OREGON * REV 18E01 06-08 -87 , • I r 1 t I I • A A I I I 111 INLET, ' OUTLET I I I I I I I I I I PLAN I I I ?':...iiiiNE■1 s I I STEP 1 I . : : 12•• •,_. STD 'i I REMOVABLE WATERTIGHT CAP ,,,A1 I I PLASTIC OR DUCTILE IRON I I INLET FLOW .02 FT ■-_l. FLOW 'OUTLET I I I 18" SECURE TO MH WALL WITH STAINLESS STEEL BANDS - (MIN 2" WIDE) AND I 1 /2 BOLTS MH DIA TO BE DETERMINED BY SIZE OF OUTLET PIPE I 36" MIN 4 " -21" PIPE = 60" DIA MH I : Ad SUMP 24 "± PIPE MH DIA TO BE DESIGNED I MAX SUMP DEPTH 5' 5 El I MIN I SUMP VOLUME REQUIREMENTS I SECTION A —A SINGLE FAMILY RESIDENTIAL 3.5 CF /ACRE MULTI FAMILY RESIDENTIAL 22.0 CF /ACRE COMMERCIAL /INDUSTRIAL 94.0 CF /ACRE I ' I I 1 r 1 WATER QUALITY :.� unified I MANHOLE sewerage agency I 'DRAWING NO. 100 —ST J ME DRAFT STORM SO DRAWING SDIOOST 2/16/96 NL I \USA\5d100st.dwg Fri Sep 12 13:49:10 1997 I I B • • o • •. ..• .. . 1 L •• •0 . • .. s • a °' D ;o I .� . , • , . • • • ' , SEE DRAWING NO. 230 —ST -. ; 4.',:4: • -• :' . ' : �:a °'.•;'►' FOR FRAME AND GRATE V. B � PLAN VIEW 1 • d.. v l_ ► ,. a: ; v d.• v:::'.4:;v: °:�'; v • ••o a� o V d o C � • e :e :o o .. r• MAX 1 :v s 4 !..7 . 18�• d'a I °• v OMAX' • d � 0 • • . • L - • . • 1 6" 22" 6" I I 6" 18" 6" I SECTION A -A SECTION B -B NOTES: I AREA DRAIN CONSTRUCTION IN ACCORDANCE WITH ASTM C -478 8" OF 3/4" COMPACTED BASE MATERIAL I PRECAST: MINIMUM WALL THICKNESS TO BE 5" REINFORCEMENT TO BE REBAR MEETING ASTM A615 GRADE 60 OR WELDED WIRE MEETING ASTM A497 I CONCRETE — 3000 PSI I AREA DRAIN unified TYPE I I sewerage agency I • DRAWING NO. 220 —ST 1 F ILE DRAFT: STORK SO DRAINNC 5022OST PLOT 1 :1 I \USA \Sd220st.dwg Fri Sep 12 13:54:06 1997 I I NOTE: CLEANOUT INSTALLATIONS ARE LIMITED TO EASEMENT AREAS I OR MAY BE ALLOWED ON A TEMPORARY BASIS IN RIGHT -OF -WAYS. NON- SHRINK GROUT t STANDARD CAST IRON FRAME AND COVER PER DRAWING 280 -SA STANDARD MANHOLE GRADE RING I 9 ' :1 , — Jk.O1 :oIN 4" MIN. I FINISH GRADE `,?v.': v' NON - ADHESIVE `,, • • •' • °' , • r i" MEMBRANE ! ► a•• WATERTIGHT PIPE PLUG i ` MI N. •,� WITH STOPS ••• � • 'p :1:;14.,,. ; e PROVIDE 3/4 " -0 FOR A • 1.1': .. MINIMUM OF 6" AROUND STANDARD CAST IRON � '' '° �� CLEANOUT FRAME AND COVER I PER DRAWING 160 -SA ..... -:. 1 - • • aN •/ i ,/,. . i .4, E ,...-. 4 .- : ..:-.-... ::::;.;.-,-.7.:::::::::• • - - • *-:- -/ .; ": :.' i• d. ..• . Q .. • ?. 6. O. •.4 • •► v • �' "' \ I 3/4 " -0 CONCRETE ENCASED J BOTTOM OF WYE FOR PLASTIC PIPE \._3/4"-0 I NOTE: CONCRETE ENCASE ENTIRE WYE SECTION AND 45' BEND IF CONCRETE PIPE 1 . I STANDARD CLEAN OUT .ter sewerage agency I DRAWING NO. 270 —ST FILE DRAFT: STORM SO DRAWING S0270ST PLOT 1:1 I \USA \Sd270s t . dwg Fri Sep 12 13: 55: 01 1997 I I a 1 SERVICE LATERAL PIPE J SIZE AS SPECIFIED I ' II II II a1 0 PLANT FABRICATED TEE FITTING ON STORM 18" AND SMALLER I FIELD TAP ON EXISTING STORM AND NEW STORM LARGER THAN 18 ". BACKFILL 2X4 AGAINST PLUG TO PREVENT PLUG BLOWOFF & SECURE I . I W PLAN 2X4 IN PLACE WITH TRENCH BACKFILL. STORM MAIN TOP OF 2X4 TO I U OR LATERAL BE PAINTED WHITE GROUND i EXTEND AT LEAST SURFACE 12" ABOVE SURFACE I I MINIMUM SLOPE FOR 6" PIPE = 0.010. FOR 4" PIPE = 0.020. SERVICE CONNECTION 1 MAGNETIC TAPE ' GREEN W/ BLACK LETTERS MARKER: (STORM SEWER BURIED BELOW) I ■ PLUG aitilip ti r ota . : .'fatilli12 o � o 0 . ° .0.. ° ' 3/4" - 0 PIPE ZONE MATERIAL o ° .... ,e,/ _ . o o AS SPECIFIED • eo 8� 8 0� "��b,'•o' SUPPORT TEE WITH VV BEDDING GRAVEL. ' MINIMUM 2 WIDE ELEVATION I ' I unified I SERVICE LATERAL VA WI agency DRAWING N0: 290 —ST FILE DRAFT:STORM SO DRAW NC SD290ST PLOT 1 :1 I \USA \Sd290st.dwg Fri Sep 12 13:55:54 1997 .! • n , r, . . , - � =;. w a ., i t �_. - . _ .. : . . _. � _z $ `. 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EL 268- y- � W + . ` -,,, �,W �� � = EL 268 , �, _ "' " Z @ S • I tf • WALNUT S T R L E T -NOTE TO CONTRACTOR: -- -_ �\ N ..... 3 o WATERLINE LOCATIONS ARE SHOWN 16 _ _ `�_\� __ �_' - ,,Le.; _ _ _ - -- �o _. , �, 0 1 PER CITY OF TIGARD WATER DISTRICT EXTG. RIGHT -OF -WAY SCALE H 0 R I Z 1 = 2 O AS- BUILTS. CONTRACTOR SHALL ' ~'` ~ ° ~ •-.3 PROPOSED GRADE ' �� ^�' � `� �� ± �W . 41..0 VERIFY WATERLINE LOCATIONS BEF[)RE R T . 1 " - 2' EXTG. EDGE OF PAVEMENT - CONSTRUCTION TO COMMENCE. E TG. CULVER EL 266- -- - - - - - - -- - -- - - - - - -- -- -- - -- -- -- - EL. 266 A T I REPL C EX 8+00 A , 412 PRIVATE DRWY . - _ _ _ _913._ 0 9+50 CULVERT SW - _ - _ - - - IE UPSTREAM= 259.84' -2., � �,�\ \ `` �` \ sT. ST CNffR!J NE - - - -I_ - _ - _ - _ - - + - _ _ - - I � INSTALL 56.8 LF 12 " N12 - -' - IE DOWNSTREAM= 259.74' + - 11+00 CULVERT a S= 0.0338 + 11+50 f o �� S TART RE -GRADE E L 264- - - - - t o, EXTG. EDGE OF PAVEMENT 7,` -i " - -- �� ti'' '`� ��� ��C ,Os. OF ROADSIDE DITCH E L 2� 4 5',29 30 IE UPSTR 263.49 ,•�• 1 :\' a IE DOWNSTRE 261.57 " o or . - - - _ - - ___ f ea - -- - -. --r� � b W/ TYPE 1 RIPRAP OUTFACE ST ST A. 0+00.00 EXTG. 60.75 LF 10 CSP •, , - -- - - - - - J i' ' r 6l p� �+ Aj , 6' � - _ �7T -� '� A I E= 256 .50 ,CULVERT a S= 0.0351 i 5 "' -- - -IE.- UPSTREAM =_267.51' - - -- - - -• P. - - -- - -- - ��-. i 'i % i _ ..... (PUBLIC/ ... ".._.. --- E N- L� "�'_ . - ;. R . _ _ _ --(� 1 : �;� i?!, TS 1 ) :'' gra - - - 1 - D (TCH ErPRO�I E- _ '� �€9Df�XISlE DOWNSTREAM= 265.37 \ 1 S - ALI � f7IE1 s_'o �• • •' r, i S 0 .0422 STM - INSTALL OUTFACE W/ TYPE I RIPRAP � � \ , . 1 1 (SE O• 16' 1 4 D ITCH . s ( ?� e . . • � y , • S= 0.0558 - \� � 4� W 2 y � e. 6" .I (PUBLIC) • E L 262- �,� E L 262 EX TG. RIGHT -OF -WAY , S 6 ` - • • • 88 31 09 E �} : f \ • f ►� EXT .SID( =W LK ° 132. -" `. 1 j ; , IN STALL 56 LF 12" D IP \\ ^� EXTG. FIRE EXISTING GROUND HYDRANT p' I 2 1 ij {RIGHT -OF -WAY EXTG. RIGHT -OF -W - CULVERT it 5= 0.0338 - - -- -' o u�� INSTALL TYPE I RIPRAP OUTFALL `/ - C' - �' ' ff ST 568 . L F 10 CPP 5 ;47 STN- 1 0+58 RT. . - - IE 261.57' Cho /TC TQ F� Z _ a u - 1 V �'" ( (PRI IE= 259 (SAME AS EXTG.) OUTFACE W/ TYPE I RIPRAP Sz. w 0 - 1Z,9� �T` E L 260 W 4 O .j , , _ .":1- i � PRIVAT E 3 STORM SEWER EASEMIE > -; `: I p I La ? \ �\ a u I 1 ' - k- r INSTALL FERNCO COUPLER INSTALL TYPE I RIPRAP RT. OUTFALL 3- '`= M STR STA. 10+69.71 /20 _ 51 SERIES OR APPROVED EO 5 o (REPLAGE_EXJG. CULVERT) _ ��. w J u I10 �� o STM-2 STA. 0+00.00 U AL " �` ° '' ` ` P 15.0 LF 10' DIP R IE= 260.00' INSTALL 10 LF 1 8' SANITARY CULVERT �� w ' . C. : O 9 S F , R ' \ ` D • 09 L. ,V; CROSSING \ �, 9 S=0.0503 � IE UPSTREAM= 259.84' R E L 258- IE DOWNSTREAM 259.74' q OF o ox o`� f I !; , (PRIVATE/ " R \ \ E L 2 5 8 w D O / �L Z v a. - INSTALL 10 x10 TEE OUTFALL W/ TYPE I RIPRAP WT.. � �� ' mo o O INSTALL LYNCH STYLE o a $p.4.3 STA. 0 +17.98 •n N cv o • ° v T� ( ? I CATC BA SIN N STM-3 STA. 0+00.00 �- OS `�' S. x - 1 IE= 260.09 N + c > � ° � o .. O ss e w = � , , ' , �'' ST STA 0 4 + + ? o F T 9. ' er • : ' 1 RI M=266.84 °o Lg N EL 256- a�� 4\ r "� �� H EL 256 ��`� , ; • . N �� RE -GRAD R OADS IOE D 1 TCH `te , Q r, __ -__ _ H w = 1,--. ? ^'� N ca ; o BEGIN STN -) STA. 0+00.00 �/ ,� op 0 � � t ' 7 �, • • N v► II II N �� ,� IE= 256.50 � + �•� !! _ i ° a • o CLASS ''B'' BACKFILL ROADSIDE DITCH m ROADSIDE DITCH - f . � `< Q ■ I �'T�J- {_F ^r ',4�h ` , a , 2 +50 2 +00 1 +50 1 +00 0 +50 0 +00 - 1 4, • - \`' I e ' PT 1 +35.67 I ' ti 13 SM C#1 .. h A " I 1 . , INSTALL , I_ RIPRAP OUTFALL STM -2 STA. 1+00.00... STM - CO #2- _ _.___ STM CO #3 i 0 I STN Co #1 EL 266- - - . EL 266 1.5 STORY STR STA. 10+69.71 /20 RT. RIM= 263.39' STM -2 STA 1 + 74.08 S TM�2 STA. 2 +48 .17 i. st4. 1 +24. STM-2 STA. 1+00.00 STM -2 STA. 0+00.00 IE= 260.50' RIM= 263.87' RIM= 263.15' 25,10' 12920 WALNUT I 10 °X6" TEE RIM= 263.39' IE= 260.00' IE= 260.87' IE= 261.24' n! 4 12.5' , 12.5 TO REMAIN I 10 LP 6' DIP o 1E= 260.50' PROPOSED GRADE ,_--- / - -- - _� _\50 I - _2.5' is, ° ca (1' MIN. COVER) o M 5.02 o E L 264- .- ` PROPOSED GRADE E L 2 6 4 - 201 0/ -_- - I a. 'Ti; / � � , -- - I1 ' >1TN: COVER) I Buz v1 1 t7 5 , ° • ° . ° ,° c�QQ �i a • - - , _ /--•• ry D l D O ~ la EX ISTING GROUND ( ! a I i . • • ' / i ce' \ - - -- - , D D D L D A I : O E L 262- - - - - - --,- - �`' - -- - - ✓ E L 262 I D . ° ° ` . ° ° 1 D D • D • • STA. 1+69.23 10' TEE .1 LF 10" RIP S• 0050 74. f LF 10" DIP s=0.0050 - ° °n• ° ° 10 LF 6" DIP 74 s ■ oo:fl-LF..10u- OIR•Sa.0Q5° I W.02 MIN. ' ' � E 260 N i EL 260- 1 TO .. I ROADSIDE h DITCH PRIVATE STORM PROFILE STM -2 @ EA OF LOTS # 1 3 0 -•! o STM GD#2 SC ALE: H0RIZ• 1 "=20' ' 2 25 ° 7.50' ST14-2 STA. 1 +74.08 t R RIM- 263.87 EL 258- VER.T• 1 "= 2' - EL 258 I 15 .00 dZ IE= 260.81' I .___ W V ~ a ,4 Co > • . - - - - CLASS „A "'BACKFILL : �� I v� - _. -- EL 256- - E z Q o 04 0+00 0 +5 0 1 +0 0 1 +50 2 +0 0 2 +5 0) 3 +0 0 I -- - ROCK F'ROTEC TION AT OUTFACES if-STA. 2169.24 PRIVATE DRW EL' 1 STA. p+00.00.HAMMERNf*A a a • DISCHARGE VELUM' MT REQUIRED PROTECTION �, A Zr. P14-c-- P14-c-- : DESIGN FLOW (FPS) �� ' 1 �, s - N (0 NI LYNCH STYLE Y' ffira►nsi► ► �7G]P: �►[M�I *[ela Q ... __ a CATCH BASIN 0 TO • 5 RIPRAP' 1 FT DIAM T R + 8FT. OR CROWN 275 1 +52.50 END STA. z+45.11 6FT 4X DIA., +1 FT A.C. PAVEMENT 10'x6' TEE U) STMT -3 STA. 0 +71.79 PROPOSED GRADE ST. STA. 0+4c.00 WHICHEVER IS I 10 LF 6' DIP • RR114=266.73 (1 , MIN. COVER) GREATER 5.02 MIN. O EL 266- -- - - - . . .... . . - . . __ . - - 6 TO 41 0 RIPRAP'* 1 FT. DIAMETER +. OR CROWN -- 6FT. OR 3X 3X DIA., +1 FT. • I -� ,,_ DIAMETER WHICHEVE IS . -- I z WHICHEVER IS GREATER '�\ 31u GREATER + , STMT CO #3 0 STM-2 STA. 2+48.17 � CROW I RIM= 263.15' E L 264- -- \ . EX I STING GROUND 11 TO .20 GAB ION 1 F T. AS REQ UIRED AS RE QUIRED +1 FT. I 3 IE= 261.24' • \ 20 N/A ENGINEERED ENERGY DISSIPATER REQUIRED ' • - 15.0 LF 10" DIP - -• ��..,, - - - - a I S=0.0503 . \, . TYPE 1 , INSTALL FERNCO COUPLER I ' S6 �� RIPR TO BE REASONABLY WELL GRADED WITH ROCK GRADATION AS FOLLOWS: ' E L 26.2- �F ,o,. -\ 3 z PRIVATE S T O R M P R O PTT E s PASSING 6 INCH SQUAIRE SIEVE 40-60% ORAMEDIUMSSTONESSIZE86" .I. • S0 � - . -__ - PASSING 2 INCH SQUAIRE SIEVE 0-10%0R MINIMUM STONE SIZE 2" STM -3 @FRONT OF LOT # 1 - - EL 260- S CAL_r: 110•11 Z-.-- I „ -20` • TYPE I I RIPRAP TO BE REASONABLY WELL GRADED WITH ROCK GRADATION AS FOLLOWS: __ = . -, 488 'W 132.67' V E R T . 1"= 2' MAXIMUM STONE SIZE 24: (NOMINAL DIAMETER) 1 +00 0 +50 0 +00 MEDIUM STONE SIZE 1 A.C. PAVEMENT MINIMUM STONE SIZE 44" @ P/L .., _.- _- W000 SHOP CITY CASE FILE: MLP 97 -0015 DESIGNED BY DATE PRO PCC /FK 6 -14 -98 ty (yI N �' SHEET W DRAWN BY 1 '17.174 , ` ` yC' WALNUT • �� r _ ` and associates inc. _ PCC /FK 12920 S W S T., T = ENGINEERS* SURVEYORS* I?�Ar1i�aF�s OREGON W C T M 2 S 10 4 A D, TAX LOT 03300 - _ -� 0' t ' 4230 WE FREMOPT STREET - CHECKED BY J � 'tiq POR'rr.AxD, OREGON 97213 P C c A >! 9. 19 � CITY OF TIGARD OREGON 0 10 20 4 0 PLAN 7 .s PHO (303) 284 -3896 .q 0 1 =20 of " 8o�te FAX. (303) 284-8330 NO. DATE DESCRIPTION APPD. 4113W J08 NO. C. G� ,��� r REVISIT " .17 -n -I .I ' 1 .:E<: 1 • . : _ <, -: .. _• :�_ . �- _- - _,_ ,..:-. TA,}- = _ :. . �, -mot- ,2-1E: